NOT CONFIDENTIAL – For public release
DERBYSHIRE DALES AND HIGH PEAK JOINT CORE STRATEGY ADVISORY COMMITTEE 12 APRIL 2010
Report of Head of Planning Services and Acting Head of Regeneration ______
JOINT DERBYSHIRE DALES AND HIGH PEAK CORE STRATEGY - DRAFT PLAN See Minute SUMMARY
This report sets out progress on the preparation of the Derbyshire Dales and High Peak Joint Core Strategy and seeks approval for public consultation of the Draft Core Strategy.
RECOMMENDATION
1. The Draft Core Strategy set out in Appendix 1 to this report is recommended to Council (Derbyshire Dales) and the Executive (High Peak), along with any comments from this committee, to be approved for public consultation.
2. That any factual changes and amendments required to the text be delegated to the Head of Planning Services (DDDC) and the Acting Head of Regeneration (HPBC) in consultation with the Chair and Vice Chair of this committee.
WARDS AFFECTED
All Wards outside the Peak District National Park.
STRATEGIC LINK
The Joint Derbyshire Dales and High Peak Core Strategy will be a pivotal tool in the delivery of the both Council’s Corporate Plans and Sustainable Communities Strategy.
1 BACKGROUND
1.1 Members will recall that at the meeting of this Committee held on 15 February 2010 following advice from the Planning Advisory Committee and the Planning Inspectorate resolving to undertake an additional stage of public consultation in respect of the Core Strategy
1.2 National Guidance on the preparation of Development Plans is contained within Planning Policy Statement 12 (PPS12) and indicates that Core Strategies should include:
• an overall vision which sets out how the area and the places within it should develop; • strategic objectives for the area focussing on the key issues to be addressed; • a delivery strategy for achieving these objectives;
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• how much development is intended to happen where, when, and by what means it will be delivered. Locations for strategic development should be indicated on a key diagram; and • clear arrangements for managing and monitoring the delivery of the strategy.
1.3 PPS 12 also indicates that Core Strategies must:
• be prepared in accordance with the Local Development Scheme and in compliance with the Statement of Community Involvement and the Regulations; • be subject to a sustainability appraisal; • have regard to national policy; • conform generally to the Regional Spatial Strategy; and • have regard to any sustainable community strategy for its area (i.e. County and District).
1.4 The Strategy must also meet the tests of Soundness. To be “sound” a core strategy should be justified, effective and consistent with national policy.
“Justified ” means that the document must be:
• founded on a robust and credible evidence base; • the most appropriate strategy when considered against the reasonable alternatives.
“Effective ” means that the document must be:
• deliverable • flexible • able to be monitored
2 DRAFT CORE STRATEGY
2.1 A Draft Core Strategy has now been prepared, and is attached in Appendix 1 to this report for Members consideration
2.2 The first part of the Core Strategy explains why it is being prepared and what it includes. There then follows a description of the area and a vision, based in part on the Sustainable Communities Strategy vision, which describes how the area will develop between now and 2026. Ten issues relevant to the Core Strategy area are presented and categorised into themes Each theme has its own set of related strategic objectives will allow the plan to be monitored. Table 1 shows the relationship between the issues, themes and strategic objectives.
Table 1 - Links between Issues, Themes and Strategic Objectives Issues Themes Objectives KI1: The need to Promoting Peak District SO1: To protect and enhance the protect and enhance Character Green Infrastructure Network the character and SO2: To maintain, enhance and distinctiveness of the conserve the areas distinct towns and villages in landscape characteristics, the Core Strategy biodiversity, and cultural and Area historic environment.
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Issues Themes Objectives KI2: The importance SO3: To ensure that design of new of managing the development is of high quality and impacts on the Peak that it integrates effectively with its District National Park setting and promotes local KI3: Mitigating the distinctiveness. effects of climate SO4: To protect and enhance the change character, appearance and setting of the towns and villages. SO5: To address and mitigate the effects of climate change on people, wildlife and places; promoting the prudent and sustainable use of natural resources.
KI4: The need to Supporting the Rural SO6: To facilitate development that diversify and Economy and will support the continued growth strengthen the rural Enhancing Prosperity and diversification of the local and market town economy. economy and SO7: To support sustainable respond to the legacy employment generating of the industrial past development in locations and of a KI5: The challenge of scale appropriate to the plan area. securing healthy town SO8: To support and promote the and village centres areas tourism and cultural sectors, KI6: The need to and in particular the development enhance tourism and of sustainable tourism initiatives. visitor management SO9: To strengthen the vitality and in the area viability of the town centres as places for shopping, leisure and tourism.
KI7: The need to Promoting Healthy and SO10: To facilitate the required meet diverse local Sustainable housing growth of the East housing needs in Communities Midlands Regional Plan in terms of housing sustainable and accessible size, types and locations. tenures SO11: To ensure that there is an KI8: Managing travel adequate mix of housing types, demand and sizes and tenures to meet the improving needs of all sectors of the accessibility community. KI9: Ensuring the SO12: To protect existing, and provision of support the delivery of new community services, facilities and infrastructure and infrastructure. local services SO13: To support developments KI10: How to improve that minimise risks to health as a leisure and recreation result of crime (or fear of crime), opportunities for flooding, pollution and climate residents and visitors change. SO14: To increase opportunities
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Issues Themes Objectives for pursuing a healthy lifestyle, by maintaining and enhancing recreation opportunities and encouraging walking and cycling. SO15: To prioritise the efficient use of previously developed land and buildings whilst minimising the use of greenfield land.
2.3 The Plan includes a description of the spatial strategy that will be employed to enable the area to develop, in line with the vision by 2026. A settlement hierarchy and the overall levels of development required are set out in this section.
2.4 A separate section for each of the three themes then follows, and within each section there are a number of strategic and development management policies which are considered necessary to deliver the overall strategy and vision.
2.5 In the Promoting Peak District Character section the policies aim to maintain and enhance the special characteristics of the Peak District concentrating on landscape character, design and the built and historic environment. New national guidance (PPS5 Planning for the Historic Environment) has recently been published which reduces the need for policies relating to specific types of heritage asset.
2.6 The Supporting the Rural Economy and Enhancing Prosperity section looks at maintaining and promoting the economy through the provision of sufficient employment land of the right type, supporting town centres and tourism promotion. It also includes a policy whose aim is to support the regeneration of the plan area’s industrial legacy by determining whether alternative uses for existing employment areas which are of particularly poor quality and no longer offer the prospect of meeting future commercial requirements are appropriate.
2.7 The Promoting Healthy and Sustainable Communities section concentrates on providing housing to meet the needs of the community, and ensuring that there are sufficient readily accessible services to support the population.
2.8 Members will recall that at the December meeting of this Committee agreeing the overall distribution of the outstanding housing requirements across the plan area. Table 2 below sets out how the housing requirements are to be met:
Table 2 - Overall Housing Distribution Committed New Total Within Outside settlement current settlement Derbyshire Dales Ashbourne 173 125 450 748 Matlock/Wirksworth 996 197 346 1539 Southern Parishes 30 4 100 134 1199 326 896 Completions 2006- 640
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Committed New Total Within Outside settlement current settlement 2009 NP completions 198 2006-2009 Rural Affordable 340 housing programme 2006- 2009 Housing 402 development within National Park 2009-2026 Total 4001
High Peak Glossopdale 271 535 250 1056 Central Area 84 550 700 1334 Buxton 825 800 600 2225 1180 935 2500 Completions 2006- 1126 2009 NP completions 20 2006-2009 Rural Affordable 170 housing programme 2006- 2009 Housing 70 development within National Park 2009-2026 Total 6001
Grand total 10002
2.9 It is important that the Draft Core Strategy that is subject to consultation is up to date at the time the consultation commences. Between this meeting of the Committee and the date the proposed consultation period commences the number of housing completions in 2009/10 will have been identified. The outcome of this exercise will affect the number of remaining homes that need to be provided up to 2026. It is therefore recommended that any factual changes, amendments and corrections required as a result of housing completion figures and any new evidence or information from statutory consultees and partners be delegated to officers in consultation with the Chair and Vice-Chair of the Committee.
2.10 The Sub Area Strategy section highlights issues specific to each sub area, and sets out specific polices that are intended to facilitate the sustainable growth of each Sub Area. The strategy for each of the six sub areas takes accounts of the comments made by the Committee at its meeting in December 2009.
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2.11 The levels of affordable housing required in the policy are based on the results of the recently commissioned affordable housing viability assessment.
2.12 The assessment indicated that scheme viability varied across the two parts of the plan area, and as such the policy seeks different rates of contribution in the different local planning authority areas. Although delivery of Affordable housing is a priority, if levels are set higher than those proposed there is a danger than no development will take place and that the levels will be potentially lead to the plan being found to be unsound.
2.13 In line with the regulations the Draft Core Strategy has been subject to a Habitats Regulation Assessment (HRA) and a Sustainability Assessment. The initial comments of these will be reported verbally to committee.
2.14 To explain how the contents of the Draft Core Strategy has been arrived at a Justification Statement is being prepared. This will set explain how the evidence base, the consultation responses from the issues and options and other relevant matters have been taken into account in the preparation of the plan. This has not yet been finalised but will be available for consideration by Members at Council (Derbyshire Dales) and Executive (High Peak).
3 PROPOSED CONSULTATION ARRANGEMENTS
3.1 The aim of the consultation exercise is to widely publicise the Draft Core Strategy so all sections of the community have an opportunity to comment on the proposals.
3.2 The Statement of Community Involvement (SCI) sets out the standards that each of the local planning authorities has determined is appropriate for the different stages involved in the preparation of Development Plan Documents including the Core Strategy. It states for this stage in the preparation of the Joint the Core Strategy consultation should be broad and wide ranging to encourage public debate and involvement. It identifies the principle target groups for consultation and the proposed methods of involvement.
3.3 Principal target groups include the general public, community and residents groups, landowners and farmers, Town and Parish Councils, Regeneration Partnerships, businesses, amenity groups, developers, house builders and agents, statutory bodies and local and regional media.
3.4 On the basis that the Statement of Community Involvement sets minimum standards for consultation there is an opportunity to go beyond that in regards to the Draft Core Strategy. Table 3 below sets out the proposed consultation arrangements for the Draft Core Strategy.
Table 3 - Proposed Consultation Arrangements
Target group Methods of consultation General Letters/emails sent to everyone on the LDF public/local database to include local groups and everyone groups/businesses who has previously responded Consultation details on the Councils web site Media Consultation documents available in Council Offices & libraries
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Target group Methods of consultation Public exhibitions Connect magazine/ dalesmatters Community and Notification by letter/e-mail residents groups Information or presentation to residents/community groups Town & Parish Sent copy of consultation documents Councils Information or presentation at local Council liaison meeting Regeneration Information or presentation at meeting Partnerships Businesses Regeneration Partnerships LSP Developers, house Notification by letter/e-mail builders and agents Statutory bodies Sent copy of consultation documents Central, regional Sent copy of consultation documents & local government Local & regional Press release in local papers media Feature on High Peak Radio/ Ashbourne Radio Public meeting To be determined in each sub area.
3.5 Any unmanned exhibitions in libraries will be in place for at least one week and where feasible longer. In addition manned exhibitions lasting at least one day in the main towns and areas of growth will be held – and where feasible these will be accompanied by public meetings..
3.6 Other locations for the display of posters and distribution of summary leaflets are being explored and may include locations such as High Peak Community Housing Offices, Dales Housing offices and community centres. If other organisations are running consultation events concurrently with ours there may be the opportunity to publicise this consultation at the same time.
3.7 To encourage an increase in the number of online responses using the Limehouse system workshops on how to use the Limehouse system will be held A basic guide to using the Limehouse system will be contained within the draft Core Strategy and the summary leaflet.
3.8 If this document is approved for consultation the six week period will commence on 3 June and finish on 15 July 2010. Comments will be reflected upon and a revised Draft Plan will be prepared. It is anticipated that this will be subject to consideration by this Committee in September 2010 prior to publication in October 2010.
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3 RISK ASSESSMENT
3.1 Legal
Both Authorities have a legal obligation to prepare a Core Strategy and other elements of the Local Development Framework under the Planning and Compulsory Purchase Act 2004.
3.2 Financial
The costs of preparing the Joint Core Strategy are included in each Authorities’ respective budgets.
3.3 Corporate Risk
The Joint Core Strategy will be a pivotal tool in the delivery of both Councils Corporate Plans and the Sustainable Community Strategy. In order to fulfil this role it is necessary to ensure that robust evidence-based and “sound” documents are prepared. Failure to do so will undermine the ability of both Councils to achieve its key aims and objectives.
4 OTHER CONSIDERATIONS
In preparing this report the relevance of the following factors has also been considered: prevention of crime and disorder, equality of opportunity, environmental, health, legal and human rights, financial, personnel and property considerations.
5 CONTACT INFORMATION
Mike Hase, Planning Policy Manager Tel No. 01629 761251 [email protected]
Hilary Senior, Principal Planning Officer Tel No. 0845 129777 Ext 3651 [email protected]
6 BACKGROUND PAPERS
Description Date File PPS 12: Local Development Frameworks June 2008 G/5/P2 Town and Country Planning (Local 27th June 2008 G/5/P2 Development) (England) (Amendment) Regulations 2008
Report And Minutes To Derbyshire Dales and February 2010 G/5/P2 High Peak Joint Core Strategy Advisory Committee
8 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan
Local Development Framework
Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan Contents
1 Introduction 2 2 Portrait of the Derbyshire Dales and High Peak 5 3 Spatial Vision, Aims and Objectives 14 4 The Spatial Strategy 22 5 Protecting Peak District Character 29 6 Supporting the Rural Economy and Enhancing Prosperity 40 7 Promoting Healthy and Sustainable Communities 56 8 Sub Area Strategies 77 9 Implementation and Monitoring 113 10 Glossary 145
Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 1 Introduction
1.1 The Derbyshire Dales and High Peak Joint Core Strategy is a very important document, as it forms the planning framework for the Derbyshire Dales and High Peak communities outside of the Peak District National Park for the period up to 2026. Whilst necessarily conforming to the East Midlands Regional Plan and national policies, this Strategy has sough to address local needs, especially for housing and economic development, while ensuring that the very special quality of the District’s environment – both natural and built – are conserved and where possible enhanced.
1.2 The Core Strategy has been prepared working closely with partner organisations, including the Peak District National Park Authority, local communities and agencies, and following extensive consultation with local communities across the plan area.
What is a Local Development Framework ?
1.3 Local Development Frameworks were introduced by the Government in 2004 as part of a major shake-up of the planning system with Structure Plans and Local Plans replaced by a Regional Spatial Strategy and a Local Development Framework. The Local Development Framework is made up of a series of documents which combine to form the framework within which planning decisions are made.
1.4 Local Development Frameworks are very different from the Local Plans they will replace. Whilst the old plans were confined to addressing matters of land use, the new plans are intended to be “spatial”. This means that they must be concerned with places, and how they function and relate together. Spatial planning is about managing change in places with the aim of achieving the best quality of life for all without wasting scarce resources or spoiling the environment.
1.5 The new documents should recognise that the plans and strategies of a wide number of agencies can affect places; and as such this requires the local authorities to work more closely with these agencies to co-ordinate activities and work towards shared objectives.
What is a Core Strategy ?
1.6 A Core Strategy is the key document within the Local Development Framework. It's role is to set out the spatial vision for the area over the whole plan period (up to 2026), together with “spatial” objectives and strategic policies designed to achieve the vision. It will be comprised of a number of key parts, including the vision and objectives for the area, together with a spatial strategy, main policies and a framework to monitor the implementation and effectiveness of the plan.
1.7 The Core Strategy is an important, strategic document and will provide the framework for the production of other Local Development Framework documents.
Why Prepare a Joint Core Strategy ?
1.8 The preparation of a Core Strategy has to be founded upon a robust and credible evidence base. Policies and proposals within the Core Strategy must be justifiable and represent the most appropriate strategy when considered against all reasonable alternatives. The evidence base is essential to demonstrate that the Council has a detailed understanding of the issues for its area and that the delivery of housing, employment, retail and other requirements are not compromised by a lack of sites, or infrastructure constraints for example. The evidence base should contain two elements:
2 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 1 Introduction
Participation: evidence of the views of the local community and others who have a stake in the future of the area; Research/fact finding: evidence that the choices made by the plan are supported by background facts.
1.9 Since the 2007 a wide range of studies have been commissioned by Derbyshire Dales District Council, High Peak Borough Council and the Peak District National Park to inform the emerging Local Development Frameworks within the Peak Sub Region:
The East Midlands Regional Spatial Strategy (2009) The Derbyshire Dales and High Peak Sustainable Community Strategy 2009-2014 Derbyshire Dales Rural Accessibility Study (2009) Green Infrastructure Assessment (2009) Peak Sub Region Climate Change Study – Focusing on the Capacity and Potential for Renewable and Low Carbon Technologies (2009) Peak Sub Region PPG17 Open Space, Sport and Recreation Study (2009) Peak Sub Region Retail Study and Town Centre Assessment (2009) Peak Sub Region Strategic Housing Land Availability Assessment (2009) Derbyshire Gypsy and Traveller Accommodation Assessment (2008) Peak Sub Region Employment Land Review (2008) Peak Sub Region Strategic Housing Market Assessment (2008) Peak Sub Region Strategic Flood Risk Assessment (2008) Ashbourne Economic Assessment (2007) Peak Sub Region Housing Needs Survey (2007) Affordable Housing Viability Assessment (2010)
1.10 The details of the reports included within the evidence base can be found http://www.derbyshiredales.gov.uk and http://www.highpeak.gov.uk
1.11 The evidence base suggests that there are many similar issues and challenges facing the two areas, as such Derbyshire Dales District Council and High Peak Borough Council agreed to prepare a Joint Core Strategy for the area which they are the planning authorities.
Purpose of the Document
1.12 This document has been prepared for consultation with a wide range of stakeholders including members of the public, parish councils and the development industry. It has been prepared following two periods of public consultation during 2009; Issues and Options (March to May 2009 ) and Growth Options (August to October 2009). The outcomes of these previous consultations have influenced the contents of this document.
1.13 The policies and proposals set out in this consultation document are the two local planning authorities preferred options for the development of the plan area for the period up to 2026.
1.14 The consultation period runs for six weeks from 3rd June 2010 to 15th July 2010.
1.15 Include details of the consultation - how they get involved website link deadlines etc
Local Development Framework 3 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 1 Introduction
What Happens Next ?
1.16 Once the consultation on this document has been completed the two local planning authorities will analyse all the comments and prepare any revisions they consider are necessary and publish a draft plan upon which it will seek representations as to whether the plan is considered to be 'sound'. It is anticipated that the draft plan will be published in October 2010 for six weeks public consultation.
1.17 The final version of the plan will be submitted to the Secretary of State in March 2011 and be subject to an Examination in Public, held by a Planning Inspector commencing in June 2011. It is anticipated that the plan will be adopted in November 2011.
1.18 The allocation of housing sites will be included within a Joint Allocations Development Plan Document, which will be subject to separate consultation during 2010, and its own Examination in Public during 2012.
1.19 Once the Joint Core Strategy has been adopted the two local planning authorities will revise existing Supplementary Planning Documents and prepare new Supplementary Planning Documents on Affordable Housing, Public Open Space and Developer Contributions. These will be subject to their own consultation and provide further detailed guidance on the operation of the policies contained within the plan by the two local planning authorities.
1.20 Progress against the policies and proposals within the Joint Core Strategy will be included within each of the two local planning authorities Annual Monitoring Report, which have to be published by 31st December each year.
4 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
2.1 The Derbyshire Dales and High Peak Core Strategy covers two distinct areas of land on the edge of the Peak District National Park. Neither the High Peak or the Derbyshire Dales planning areas are continuous or contiguous with one another as the Peak District National Park is sandwiched in between them.
Map 1 Derbyshire Dales and High Peak Core Strategy Area within the Peak Sub-Region
Local Development Framework 5 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
2.2 The High Peak Borough Council planning authority area is situated to the north west of the National Park, and is home to approximately 83,000 people who live primarily in the main market towns of Glossop, New Mills, Whaley Bridge, Chapel-en-le-Frith and Buxton.
2.3 Glossop is a former mill town in the north of High Peak and lies within close proximity to Greater Manchester. It's linear town centre has a traditional High Street and contains many independent retailers housing have helped Glossop to retain its distinctive character. This has been supported through the heritage led public realm improvements sought through the Glossop Townscape Heritage Initiative. Continued consideration of design and investment in the town centre environment will help to increase trade in Glossop town centre.
2.4 Buxton is the largest town centre in the plan area and generally provides a good range of local and national retailer shopping opportunities and and services to the local community. A market is also held regularly in the town on the Market Place in Higher Buxton. The town also acts a key service centre for visitors to the wider Peak District and provides an attractive environmental for all with impressive architecture such as the Crescent, the former Royal Devonshire Hospital, Pavilion Gardens and the Opera House. The Council's vision is for the town to be England's leading spa town at the heart of the Peak District. Recent and planned developments such as the University of Derby campus and the conversion of the Crescent to provide a spa hotel will play an important role in the continuing rejuvenation of the town centre. The Buxton Design and Place Making Strategy and Station Road Design Framework Supplementary Planning Documents elaborate further on the development and design aspirations for the town centre.
2.5 The town centres of New Mills, Chapel-en-le-Frith and Whaley Bridge each provides a traditional high street with their character protected by Conservation Areas. Smaller nearby settlements such as Hayfield, Chinley, Furness Vale and Dove Holes also provide some local shops and services.
2.6 The Derbyshire Dales District Council planning authority area is situated on the south eastern fringe of the National Park, and has a resident population of over 44,700 people, dispersed throughout the market towns of Matlock, Wirksworth and Ashbourne and a large number of rural villages.
2.7 Matlock is the largest town within Derbyshire Dales with a resident population approaching 11,000 people. The town sits on the edge of the Peak District National Park and is a popular tourist destination with the River Derwent and adjacent Hall Leys Park providing an attractive town centre environment. The River Derwent divides the town centre in two. To the west of the river comprises a variety of independent shops and services on Dale Road, whilst to the east of the river across Matlock Bridge at its junction with Crown Square is the core of the town centre.
2.8 Ashbourne is a medium-sized market town with a resident population of 7,000 located at the southern edge of the Peak District, roughly equidistant between Stoke-on-Trent and Derby. Leek, Uttoxeter and Belper are also relatively accessible from the town. The town centre has retained its historic Georgian core with narrow streets and enclosed courtyards. The Market Place is the main focus of the town centre with St John’s Street and Church Street forming an attractive thoroughfare where many of the town’s independent shops are located. The town centre also has a full range of local services and is a popular tourist destination with a number of restaurants, cafes and pubs catering for visitors and local residents.
6 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
2.9 Wirksworth, one of the oldest towns in Derbyshire, is located six miles to the south of Matlock in Ecclesbourne Valley. The town centre has a relatively limited but attractive range of small independent shops located along the main St John’s Street. There are also several restaurants and pubs serving its tourist role.
2.10 The proximity of the National Park is reflected in the quality of the landscapes in which the towns and villages of the Core Strategy are set. The dramatic Dark Peak landscape to the north with its imposing heather moorlands gives way to the gentle rolling pastures and dales of the White Peak further south. The landscapes of the Derbyshire Dales and High Peak are key to the fortunes of the area, attracting people to live and work in the area, as well as playing an important role for the economy both inside and outside the National Park.
2.11 The Peak District National Park Authority has a statutory duty to protect the natural beauty, wildlife and cultural heritage of the National Park, as well as promoting the recreation and enjoyment of the countryside within it. These duties are supported by Derbyshire Dales District Council and High Peak Borough Council because of the benefits that they bring to the quality of life for residents of, and visitors to the area.
2.12 The Landscape Character Assessment for Derbyshire published in 2003 identified 5 landscape character areas and 20 landscape character types across Derbyshire Dales and High Peak. Each landscape type having its own distinct vegetation, topography, settlement pattern and biodiversity.
2.13 The distinct character of settlements within the Derbyshire Dales and High Peak has been shaped primarily by large scale industrial development of the 19th century, agricultural development in the countryside, the mining and quarrying of natural resources and the growth of towns as important centres for tourism. Each settlement has a unique heritage which is exhibited in the architecture, building materials, street pattern and functions of the towns and villages. The quality and distinctiveness of the towns, villages and countryside of the Derbyshire Dales and High Peak make an immeasurable contribution to the quality of life for residents and as such many heritage features and parts of the natural environment are protected with special national and international designations. There are 64 conservation areas in the plan area, a total of 1726 listed buildings, 77 scheduled ancient monuments and a World Heritage Site designation in the case of the Derwent Valley Mills.
2.14 The Green Infrastructure Network comprises sites important for the protection and enhancement of biodiversity, outdoor recreation and cultural heritage. These are linked together by corridors including river valleys, long distance trails and canals to form a comprehensive network of green areas for the benefit of wildlife as well as the health and well being of local communities. The network within the core strategy includes 12 historic parks and gardens, 25 sites of special scientific interest, over 2600km of public rights of way and 8 sites of international conservation importance such as Special Areas of Conservation and Special Protection Areas.
2.15 The geographical position of Derbyshire Dales and High Peak and their close proximity to the major cities such as Manchester, Sheffield and Derby put much of the plan area within easy commuting distance of these major conurbations. This relationship affects the role and functions of the towns and villages, as well as the local housing market and the local economy of the plan area. Map 2 below shows the relationship between the Peak Sub Region and the surrounding area.
Local Development Framework 7 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
Map 2 Relationship between Peak Sub Region and Surrounding Area
2.16 There are six key sectors that account for the majority of employment in the area; Public administration, education and health, distribution, hotels and restaurants, manufacturing and banking. Although the number of people employed in manufacturing has fallen in recent years it still employs more in the area than the national average. A significant proportion of the working age population also commute to work outside of the plan area with 34% in the Derbyshire Dales and 40% in the High Peak doing so.
8 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
2.17 The plan area is home to large numbers of high earning employees who commute longer distances to employment outside of the plan area. Whilst many residents travel less than 2km to work, many of those that work locally are employed on low wages in sectors such as agriculture, and tourism. At the same time house prices in the area remain high and this has had the effect of squeezing local people out of the local housing market.
2.18 The influence of the major conurbations is also strong in terms of retail attraction. The majority of residents shop in the market towns for their main food shopping, however, with the exception of Buxton, a large proportion of residents travel to the surrounding towns and cities outside of the plan area for clothing and other non food items. Despite this, town centres across the plan area remain attractive, with generally lower shop vacancy rates than the national average and a reasonably broad range of local shops set within high quality environment.
2.19 The outstanding countryside, diversity of landscapes, and the culture and history of the market towns and villages are attractive features that draw visitors in from the surrounding major conurbations. The tourism industry offers major economic benefits to the area with over 22 million day visits to the Peak District National Park every year. This makes it the second most visited National Park in the world, although visitor spend in the area remains the lowest in England and Wales. The settlements in the Core Strategy area play an important role in supporting Peak District tourism by providing a range of tourist facilities and services, while the main market towns in particular provide a gateway to the National Park for people travelling by train from the surrounding cities. (Peak District Sustainable Tourism Strategy, 2000).
2.20 There is a need to diversify the local economy and attract a range of businesses to the area, to improve the local job offer and reduce the level of out-commuting to the surrounding major cities. Another important factor that is driving the need to diversify the economy is the ageing population. Although the population of the Derbyshire Dales and High Peak is set to grow up to 2026, the size of the working age population is forecast to decrease and this could exacerbate future recruitment problems (ELR, 2008. Para 9).
2.21 There is a significant amount of employment land in the plan area much of which is dominated by factories, and warehousing premises. Much of the existing supply is not fit to meet the needs of modern businesses and to meet the needs of the potential growth sectors in the area; creative industries, food and drink and tourism. In order to address this situation new employment sites may have to be identified and some of the existing sites redeveloped for other purposes.
2.22 The local housing market in the High Peak and Derbyshire Dales is influenced by a series of economic and demographic drivers. These have had a major impact on the demand for housing in the area and a consequential impact upon the ability of local residents to be able to afford property in the area. The evidence suggests that the plan area's ageing population is being driven by the inward migration of older families and the outward migration of younger people. In the 10 year period between 1995 and 2005, the highest growth was in the 75+ age group which accounted for 22.8% of growth in the High Peak and 13.6% in the Derbyshire Dales. (HMA, Page 51)
2.23 The ageing population and smaller household sizes overall has increased demand for smaller housing units in the plan area. Absolute household growth projections suggest that this trend is set to continue up to 2026, with an 18% increase in the number of households in the High Peak and a 17% increase in the Derbyshire Dales (HMA, page 67).
Local Development Framework 9 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
2.24 The rural nature of the plan area, the lack of services and facilities in many of the villages, particularly those in the South East of Derbyshire Dales and very limited availability of public transport increases the dependency of residents on car borne journeys. A consequence of this is that the plan area has the highest per capita carbon emissions in Derbyshire.
2.25 Whilst public transport links outside of the larger towns are limited however, there are frequent and reliable, direct rail services that operate between High Peak and Manchester. In the Derbyshire Dales, the Derwent Valley Community Rail Line links Cromford, Matlock Bath and Matlock with Derby and the wider National Rail network. Both the High Peak and Derbyshire Dales rail lines are well utilised by residents commuting to work.
2.26 Although rail linkages are good, traffic congestion is a significant issue within the market towns and this has the potential to restrict the level of growth envisaged in the Regional Plan. Ensuring that development takes place in locations readily served by public transport and that essential community facilities are accessible by sustainable means, will partially address this issue, and will also be beneficial in respect of reducing carbon emissions.
2.27 More sustainable transport patterns are supported at a local level by good access to safe routes for walking and cycling. Urban trails within settlements link residential areas with local recreation and shopping opportunities, while long distance trails such as the Trans-Pennine and Sett Valley Trails connect the urban centres with the surrounding countryside. These sustainable routes are highly valued and well utilised by local residents and make a contribution to sustainable tourism in the Peak District National Park. There are clear opportunities to extend the network of walking and cycling routes within the Derbyshire Dales and High Peak, particularly between tourism centres such as Buxton and the surrounding National Park. The completion of these routes will contribute to the expansion of the green infrastructure network for the benefit of biodiversity and the health of local communities.
2.28 Improved accessibility to community services and facilities by sustainable means such as walking and cycling or via public transport, is important to the continued sustainability of communities, particularly in those more isolated, rural parts of the Derbyshire Dales.
2.29 The health and well being of residents in the High Peak and Derbyshire Dales is generally good, with the exception of some higher than national average levels of obesity and early deaths from smoking, heart disease and strokes in the High Peak. Although the provision of sport and recreation facilities across the Plan Area is adequate in most cases, there are some localised examples of under supply, particularly in play provision for over twelves, football pitches, swimming pools and sports halls in Matlock and Glossop. Improved provision of facilities for sport and recreation would address identified health inequalities. Higher demand for allotment sites in recent years has not been met with sufficient increases in supply which is reflected in the size of the waiting lists for such sites.
10 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
Key Issues for Core Strategy
2.30 It is clear from the evidence base and the spatial portrait of the plan area that there are a number of issues which must be addressed through the Core Strategy, to ensure the sustainable development of the Derbyshire Dales and High Peak:
KI1 Protecting and Enhancing the Character and Distinctiveness of the Towns and Villages in the Core Strategy Plan Area.
2.31 The high quality natural and built environment attracts people to live and work in the plan area. The ongoing protection and enhancement of these key assets is essential for maintaining the quality of life for local residents, attracting continued economic investment and in promoting the sub region as an attractive tourist location.
KI2 Managing the Impact of Development on the Peak District National Park
2.32 Whilst the Peak District National Park Authority is responsible for protecting the special purposes of the Peak District National Park there is a duty on constituent authorities to ensure that nothing is none to harm the special purposes. Consequently given this requirement development within the plan area should not have an adverse impact upon the Peak District National Park.
KI3 Addressing the Challenges of Climate Change
2.33 Given that the area has high levels of per capita carbon emissions and national targets are seeking an 80% reduction on 1990 levels by 2050 it is necessary to ensure that this issue is addressed.
KI4 Diversifying and Strengthening the Rural Economy and Responding to the Legacy of the Industrial Past
2.34 Continuing to diversify and strengthen the local economy is one of the key drivers for delivering sustainable development. The plan has therefore to ensure that land and premises are capable of meeting the needs of both the existing and the emerging growth sectors, are situated in sustainable locations, and do not have an adverse impact upon the character and appearance of the area.
KI5 Maintaining and Strengthening the Vitality and Viability of Town Centres
2.35 Sustainable town and village centres contribute to the quality of life for local residents by providing a diverse range of services in safe and attractive environments. Ensuring that towns and village centres within plan area continue to be vibrant and attractive is therefore essential.
KI6 Enhancing Tourism and Visitor Management
2.36 Tourism is as a potential growth sector across the Plan Area because of the proximity of, and accessibility to the Peak District National Park and the opportunities that this offers. Development across the plan area that benefits the local tourism economy should be supported. Similarly schemes that may have an adverse impact upon the tourism industry either directly or indirectly should be resisted.
Local Development Framework 11 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
KI7 Meeting Local Housing Needs
2.37 Meeting local housing needs is a challenge for the creation of sustainable communities. Providing an appropriate range of different sizes, types and tenures is essential for meeting the needs of all local residents and in creating healthy and mixed communities that people will want to live in both now and in the future. There is a particular need across the plan area to provide affordable housing, and address the needs of an ageing population.
KI8 Managing Travel Demand and Improving Accessibility
2.38 The lack of services and facilities, the disperse nature of settlements across the plan area, and the relatively poor public transport network results in a higher than normal dependence upon the use of a private car. The location of new development is an important consideration in reducing travel demand and ensuring that services and facilities are accessible for local communities. For those in more remote locations it is however appropriate to ensure that measures are in place to improve accessibility to shops and services.
KI9 Protecting and Enhancing Community Infrastructure and Local Services
2.39 Sustainable communities require not only appropriate levels of residential and employment opportunities but also appropriate levels of community infrastructure. This includes schools, health care facilities, public transport, community buildings, places of worship, sport and recreation facilities, recycling facilities and open space. In taking forward the Derbyshire Dales and High Peak Core Strategy it will be necessary for provision to be made for commensurate levels of community infrastructure, and appropriate in locations accessible by a variety of different transport modes.
KI10 Improving Leisure and Recreation Opportunities for Residents and Visitors
2.40 Ensuring that there are appropriate leisure and recreation opportunities will benefit the quality of life of both of residents and visitors alike. The Core Strategy should therefore ensure that there are appropriate levels of provision across the plan area.
2.41 The ten Key Issues identified above can be grouped together into three main themes that the Core Strategy will seek to address:
Protecting Peak District Character Supporting the Rural Economy and Enhancing Prosperity Promoting Healthy and Sustainable Communities
2.42 Figure 1 below show how the ten Key Issues relate to the three main themes
12 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 2 Portrait of the Derbyshire Dales and High Peak
Figure 1 Relationship between Key Issues and Themes in the Core Strategy
Local Development Framework 13 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 3 Spatial Vision, Aims and Objectives
3.1 This section outlines a spatial vision to address the key issues and challenges identified in the spatial portrait. The vision sets out the direction which Derbyshire Dales and High Peak would like the plan area to take in the long term, setting out how the area and places within it should develop as well as setting the context for deriving objectives and policies within the Joint Core Strategy.
Vision
3.2 The Derbyshire Dales and High Peak Local Strategic Partnership has prepared a Sustainable Community Strategy for the period 2009-2014. This was been prepared following extensive consultation with the local communities in both Derbyshire Dales and High Peak, and with key stakeholders, and the preparation of an extensive evidence base.
3.3 Drawing on the consultation and evidence base, the Derbyshire Dales and High Peak Local Strategic Partnership identified four priority challenges:
the provision of decent, affordable housing support for future generations developing an economy that provides high-wage and high-skills jobs ensuring people’s older years are happy and healthy
3.4 The Derbyshire Dales and High Peak Local Strategic Partnership has also set out a clear mandate to embed issues relating to the environment and climate change across all it's activities and have regard to the need to tackle crime, the fear of crime, road safety and access to services.
3.5 An overarching joint vision has been agreed for both the Sustainable Community Strategy and the Core Strategy:
The Peak District will be a distinctive high quality rural environment with...
People of all ages who are healthy and safe High-wage, high-skill jobs Affordable, decent homes for local people Towns and villages that offer a high quality of life
14 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 3 Spatial Vision, Aims and Objectives
3.6 The following vision builds on the Sustainable Community Strategy vision and sets out how the Plan area will be by 2026. The main challenge will be how to achieve this in a sustainable manner, which delivers the necessary housing, employment, retail and community facilities whilst concurrently ensuring that the areas valuable and distinctive natural and built heritage assets and its character are preserved and enhanced.
Spatial Vision
The vision for the Derbyshire Dales and High Peak is that it will be widely recognised as a distinctive rural area with vibrant villages and market towns, which reflects the character of its Peak District landscape. The area will complement and not compete with Greater Manchester, Sheffield and Derby and out-commuting will reflect a sustainable balance of living and working.
Development in the Derbyshire Dales and High Peak will be managed in a sustainable way that mitigates against, and responds to, our changing climate. Development will be characterised by high standards of energy efficiency, with much more of the energy that is used coming from zero or low carbon sources.
The traditional Peak District character of Market Towns and larger villages serving the smaller settlements within their rural hinterland will be maintained with increasing emphasis on the promotion of sustainable communities.
The landscape of the Derbyshire Dales and High Peak is a complex combination of physical and cultural elements, developed over centuries to produce a landscape of particularly high quality which will be protected and enhanced. Housing growth, particularly in the Ashbourne, Matlock Chapel-en-le-Frith and Buxton areas, will be supported by the protection and enhancement of areas of green space around them. Opportunities for the provision of new and improved recreation opportunities will be identified.
Market towns will be encouraged to respond to pressure from competing centres outside the area in order to further strengthen the Peak District’s economy, provide more choice and reduce the need to travel. Proactive measures will be taken to maximise the use of previously developed land whilst recognising that development will be required on greenfield land.
Larger villages including Tansley, Hulland Ward, Doveridge and Brailsford will benefit from development with an improved range of amenities and facilities while the areas of countryside and green space around the smaller villages will act as an important resource for recreational use.
The sustainability of our villages and countryside will be promoted through appropriate investment, including agricultural diversification, and affordable homes will be provided on rural exceptions sites that will help people remain in, or return to, their local communities.
The Peak District character will be protected and enhanced with care taken to ensure new development is well integrated with its surroundings. The integrity of our towns and villages will be maintained by ensuring that there is separation between settlements, in particular between Matlock and Darley Dale along the A6 corridor.
Local Development Framework 15 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 3 Spatial Vision, Aims and Objectives
The transition to a new rural economy based on higher-level skills and wages will be facilitated through the planned development of new employment opportunities at Buxton and Matlock, Ashbourne and Wirksworth in particular by providing high quality sites for advanced manufacturing, environmental technologies, ICT and creative industries.
The University of Derby and investment by a range of high tech companies in towns like Chapel-en-le-Frith will prove the catalyst for further investment by innovative companies and institutions. The rich legacy of craft and industrial traditions, like textile manufacture, will complement new sectors and provide employment that secures the traditions of the Peak District. New employment space will be created in older mill and industrial complexes alongside the development of new homes, facilities and services that breathe new life into these underutilised assets. Redundant mining and quarry sites will be sensitively re-used to bring economic benefits to the area
The industrial legacy of the area will also be harnessed to bring about major benefits through the growth of the sustainable tourism economy. The Derwent Valley Mills World Heritage Site will continue grow in significance and increasing visitor numbers will lead to the development of new accommodation and attractions in and around the corridor. Equally, Buxton will capitalise upon the regeneration of the Crescent to firmly establish itself as England’s Leading Spa Town.
Residents will be happier, healthier and more active and will enjoy an improved quality of life. The promotion of healthy and sustainable communities will improve access to a wider range of local jobs, housing, high quality services and facilities, cultural and leisure opportunities.
Opportunities to secure improvements in accessibility to services and facilities throughout the rural area will be seized. There will be an emphasis upon minimising the adverse impacts of traffic on the adjoining Peak District National Park together and finding more sustainable ways to reap the benefits of tourism in the towns and villages without increasing the use of the private car. Improvements to transport facilities in Glossopdale will be delivered in partnership and in conjunction with new development.
Strategic Objectives
3.7 The following strategic objectives have been derived from the key issues and will help deliver the spatial vision and guide development across the plan area to 2026. The objectives for the Derbyshire Dales and High Peak Joint Core Strategy provide a spatial interpretation of the vision and create the links between the high level issues to the individual detailed Strategic and Development Management policies.
3.8 In order to implement and deliver the Core Strategy’s vision the following fifteen strategic objectives have been identified and are grouped under each of the Core Strategy’s themes;
Protecting Peak District Character
SO1: To protect and enhance the Green Infrastructure Network
16 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 3 Spatial Vision, Aims and Objectives
SO2: To maintain, enhance and conserve the areas distinct landscape characteristics, biodiversity, and cultural and historic environment.
SO3: To ensure that design of new development is of high quality and that it integrates effectively with its setting and promotes local distinctiveness.
SO4: To protect and enhance the character, appearance and setting of the towns and villages
SO5: To address and mitigate the effects of climate change on people, wildlife and places; promoting the prudent and sustainable use of natural resources.
Supporting the Rural Economy and Enhancing Prosperity
SO6: To facilitate development that will support the continued growth and diversification of the local economy.
SO7: To support sustainable employment generating development in locations and of a scale appropriate to the plan area.
SO8: To support and promote the areas tourism and cultural sectors, and in particular the development of sustainable tourism initiatives.
SO9: To strengthen the vitality and viability of the town centres as places for shopping, leisure and tourism.
Promoting Healthy and Sustainable Communities
SO10: To facilitate the required housing growth of the East Midlands Regional Plan in sustainable and accessible locations.
SO11: To ensure that there is an adequate mix of housing types, sizes and tenures to meet the needs of all sectors of the community.
SO12: To protect existing, and support the delivery of new services, facilities and infrastructure.
SO13: To support developments that minimise risks to health as a result of crime (or fear of crime), flooding, pollution and climate change.
SO14: To increase opportunities for pursuing a healthy lifestyle, by maintaining and enhancing recreation opportunities and encouraging walking and cycling.
SO15: To prioritise the efficient use of previously developed land and buildings whilst minimising the use of greenfield land.
Local Development Framework 17 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 3 Spatial Vision, Aims and Objectives
3.9 The Joint Core Strategy Strategic and Development Management policies will provide the spatial planning framework to deliver the above objectives and are contained within the following four chapters under the themes of; The Spatial Strategy; Protecting Peak District Character; Supporting the Rural Economy and Enhancing Prosperity; and Promoting Healthy and Sustainable Communities.
3.10 The identification of the key issues within the Joint Core Strategy area and the development of the spatial vision, objectives and resultant policies are closely aligned. The following table clearly demonstrates how these elements are interrelated and how they will be delivered through the implementation of Core Strategy policies.
Figure 2 Relationship between Core Strategy Themes and Objectives
18 Local Development Framework 3 Derbyshire
Issues Themes Objectives Spatial
KI1: The need to protect and enhance the Protecting Peak SO1: To protect and enhance the Green Infrastructure Network character and distinctiveness of the towns District Character and villages in the Core Strategy Area SO2: To maintain, enhance and conserve the areas distinct Dales
landscape characteristics, biodiversity, and cultural and historic V and KI2: The importance of managing the environment. ision, impacts on the Peak District National Park
SO3: To ensure that design of new development is of high quality High KI3: Mitigating the effects of climate change and that it integrates effectively with its setting and promotes local Peak distinctiveness. Aims
SO4: To protect and enhance the character, appearance and setting Joint of the towns and villages. and Core SO5: To address and mitigate the effects of climate change on people, wildlife and places; promoting the prudent and sustainable Strategy Objectives use of natural resources.
KI4: The need to diversify and strengthen SO6: To facilitate development that will support the continued growth - the rural and market town economy and and diversification of the local economy. Draft respond to the legacy of the industrial past SO7: To support sustainable employment generating development Plan KI5: The challenge of securing healthy town Supporting the in locations and of a scale appropriate to the plan area. Local and village centres Rural Economy and Enhancing SO8: To support and promote the areas tourism and cultural sectors,
Development KI6: The need to enhance tourism and visitor Prosperity and in particular the development of sustainable tourism initiatives. management in the area SO9: To strengthen the vitality and viability of the town centres as places for shopping, leisure and tourism.
Framework KI7: The need to meet diverse local housing SO10: To facilitate the required housing growth of the East Midlands Promoting needs in terms of housing size, types and Regional Plan in sustainable and accessible locations. Healthy and tenures 19 20 Local 3 Derbyshire
Issues Themes Objectives Spatial
Development KI8: Managing travel demand and improving SO11: To ensure that there is an adequate mix of housing types, accessibility sizes and tenures to meet the needs of all sectors of the community. Dales
KI9: Ensuring the provision of community SO12: To protect existing, and support the delivery of new services, V and infrastructure and local services facilities and infrastructure. ision, Framework
KI10: How to improve leisure and recreation SO13: To support developments that minimise risks to health as a High opportunities for residents and visitors Sustainable result of crime (or fear of crime), flooding, pollution and climate Peak Communities change. Aims
SO14: To increase opportunities for pursuing a healthy lifestyle, by Joint maintaining and enhancing recreation opportunities and encouraging and
walking and cycling. Core
SO15: To prioritise the efficient use of previously developed land Strategy Objectives and buildings whilst minimising the use of greenfield land.
Table 1 Core Strategy Links - Draft Plan Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 3 Spatial Vision, Aims and Objectives
Local Development Framework 21 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 4 The Spatial Strategy
4.1 It is essential that the core strategy makes choices about where developments should go in broad terms. The statutory requirements associated with the preparation of Core Strategies means that decisions about the location of development cannot be imposed on local communities, rather there has to be a general consensus about what is the most appropriate strategy to take. The outcomes of the consultation on the Issues and Options, the Growth Options, the Sustainability Appraisal and the Habitats Regulation Assessments have been taken into account in determining what is the most appropriate approach to take across the plan area.
4.2 This section seeks to set out the broad approach to the overall distribution of development across the plan area. More detailed information on the scale and location of new housing, employment and retail development is set out in following sections and within the six sub area strategies.
The Basis of the Spatial Strategy
4.3 In determining the most appropriate strategy to take forward, account needs to be taken of National Planning Policy and the East Midlands Regional Plan.
4.4 PPS1 sets out that sustainable development is the core principle underpinning planning. At the heart of sustainable development is the simple idea of ensuring a better quality of life for everyone, now and for future generations. PPS1 goes on that planning should facilitate and promote sustainable and inclusive patterns of urban and rural development by:-
making suitable land available for development in line with economic, social and environmental objectives to improve people’s quality of life; contributing to sustainable economic development; protecting and enhancing the natural and historic environment, the quality and character of the countryside, and existing communities; ensuring high quality development through good and inclusive design, and the efficient use of resources; and, ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community.
4.5 These principles are central to this Core Strategy which aims to address local needs locally, making the best use of resources both now and in the future.
22 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 4 The Spatial Strategy
Core Strategy Policy CS 1
Sustainable Development Principles
Derbyshire Dales District Council and High Peak Borough Council will seek to ensure that all new development makes a positive contribution towards the sustainability of communities and to protecting, and where possible enhancing, the environment within the Plan Area.
This will be achieved by:
Meeting most development needs within or adjacent to existing communities and, where appropriate providing for some small scale developments within the larger settlements and villages; Making efficient use of land (including the remediation of contaminated land), buildings and existing infrastructure; Preserving the distinct Peak District character, townscape and setting of settlements; Supporting the local economy and businesses by enabling the integration of a mix of uses that provide employment opportunities suitable for local people in environmentally, socially and economically sustainable locations; Minimising the need to travel by promoting development in locations where there is access to a broad range of services and facilities which are accessible by foot, cycle or public transport with minimal reliance on the private car; Minimising the risk of damage to areas of importance for nature conservation and/or landscape value, both directly and indirectly Minimising the use of non-renewable energy sources and ensuring building construction and other forms of development address the challenge of climate change by adhering to high environmental standards with particular regard to energy efficiency, water efficiency, use of sustainable materials and the minimisation of waste; Encouraging waste reduction and recycling; Ensuring communities are safe and feel safe, are well served by emergency services and the risks from potential hazards are minimised Following a sequential approach to flood risk, avoiding the development of previously undeveloped land which is, or will be, at risk from flooding, and managing and reducing flood risk for development on previously developed land where continuing development has wider sustainability benefits or where there is no reasonable alternative site compatible with other sustainability considerations; Maintaining and where possible enhancing accessibility to a good range of services and facilities, and not putting an unreasonable burden on existing infrastructure and services.
In order to enable required development to take place, in some cases mitigation measures will be needed to address the impacts of new development on existing infrastructure and on nearby sensitive areas
4.6 Regional Plan Policy 3 sets out the principles related to the distribution of new development across the East Midlands. Outside of the Principal Urban Areas and the Sub Regional Centres, new development should contribute to: maintaining the distinctive character and vitality of rural
Local Development Framework 23 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 4 The Spatial Strategy
communities; shortening journeys and facilitating access to jobs and services; strengthening rural enterprise and linkages between settlements and their hinterlands; and respecting the quality of tranquillity, where that is recognised in planning documents.
4.7 Regional Plan Policy 3 goes on that, in assessing the suitability of sites for development, priority should be given to making best use of previously developed land and vacant or under-used buildings in urban or other sustainable locations, contributing to the achievement of a regional target of 60% of additional dwellings on previously developed land or through conversions. (PPS3 also indicates that 60% of all new housing should be provided on previously developed land).
4.8 The Housing Strategy priority as set out in the Regional Plan for the Peak Sub Region indicates that development should comply with the statutory purpose of the Peak District National Park; should consist of development that consolidates the market towns of Matlock, Buxton and Glossop, and meet affordable housing needs in a way that promotes a more sustainable pattern of development.
4.9 Furthermore, Policy 9 in the Regional Plan suggests that, in Buxton, Ashbourne and Wirksworth, care must be had in relation to the quality of development in these locations to ensure that it respects and enhances the high quality environment of the area – most notably the built heritage.
4.10 Taking all these factors into account the highest priority will be to focus development on the Market Towns where access to services, facilities and employment opportunities are more readily available. Furthermore new residential development in the Market Towns will enable affordable housing to be provided in a way that promotes a more sustainable pattern of development.
4.11 Any development outside of the Market Towns in Regional Plan terms should “contribute to maintaining the distinctive character and vitality of rural communities”. Development in the settlements outside the Market Towns can provide some support for the existing services and facilities that exist, but depending upon scale, and existing catchment population may not be able to add significantly to their viability. New residential development away from the Market Towns can also enable affordable housing to be provided to meet local needs.
4.12 The strategic approach to development across the Core Strategy Plan Area will be to:
Safeguard the sensitive boundaries of the National Park. Concentrate Development on the Market Towns – focus primarily on previously developed sites. Provide modest development within the larger villages, of an appropriate scale, where opportunities exist to contribute towards the overall requirements. Encourage rural affordable housing in the smaller villages where there is limited access to services and facilities.
24 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 4 The Spatial Strategy
Settlement Hierarchy
4.13 A settlement hierarchy forms a useful basis for taking forward the principles of the plan's spatial strategy set out above. It allows for new development to be brought forward in a sustainable way, where local services are available and the need to travel is minimised. The towns and villages in the plan area have been classified into a settlement hierarchy on the basis of the availability of local services, local employment opportunities, and the ease of access to them.
4.14 The following policy defines the settlement hierarchy and the associated broad approach to development in each instance.
Core Strategy Policy CS 2
Settlement Hierarchy
The settlement hierarchy provides a framework to manage the scale of development within the Plan Area and is defined as follows:
Market Towns
Matlock, Ashbourne, Wirksworth, Buxton, Chapel-en-le-Frith, Glossop, New Mills and Whaley Bridge are the main towns where there is access to a wide range of employment, facilities and services. Priority will be given to the concentration of development within these settlements, consistent with maintaining and where possible enhancing their character or appearance.
Larger Settlements
Hulland Ward, Brailsford, Doveridge, Tansley, Cromford, Darley Dale, Matlock Bath, Middleton by Wirksworth, Birch Vale, Charlesworth, Chinley, Dove Holes, Furness Vale, Hadfield, Hayfield, Peak Dale and Tintwistle are defined as ‘Larger Settlements’ in which development schemes of a more moderate scale may be appropriate within the built-up area. These larger settlements are considered to be suitable locations to accommodate some new development, consistent with maintaining or enhancing their character or appearance whilst also maintaining existing facilities and services.
Villages
Bonsall, Brassington, Clifton, Darley Bridge, Kirk Ireton, Kniveton, Longford, Marston Montgomery, Northwood, Rowsley, Sudbury, Buxworth, Chapel Milton, Combs, Padfield, Smalldale, Sterndale Moor, Thornsett and Tunstead Milton are settlements with a limited range of local facilities and services and may be appropriate for limited development. These villages have been identified primarily because the nature and extent of built development suggests the potential for some further small scale development provided that it is consistent with maintaining and enhancing their character or appearance.
Settlement boundaries for the above settlements will be defined as part of the Site Allocations Development Plan Document.
Local Development Framework 25 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 4 The Spatial Strategy
All other areas, including those villages, hamlets and isolated groups of buildings where nearly all services and facilities must be accessed in higher order settlements are for the purposes of this Strategy, considered as ‘countryside’. In these locations, development will be strictly limited to that which has an essential need to be located in the countryside or comprises affordable housing.
26 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 4 The Spatial Strategy
4.15 The plan area has been divided into six sub areas that each have their own characteristics and features and are based upon Travel-to-Work Areas.
Glossopdale Matlock/Wirksworth High Peak Central Ashbourne Buxton, Southern Parishes.
Map 3 Derbyshire Dales and High Peak Sub-Areas
4.16 The localised implications of the Spatial Strategy for the six sub areas is set out in the Sub Area Strategies Section.
Local Development Framework 27 28 Local 4 Derbyshire Key Diagram The Development Spatial Dales and Framework High Strategy Peak Joint Core Strategy - Draft Plan Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
The Strategic Objectives that this section address are as follows:
SO1: To protect and enhance the Green Infrastructure Network SO2: To maintain, enhance and conserve the areas distinct landscape characteristics, biodiversity, and cultural and historic environment. SO3: To ensure that design of new development is of high quality and that it integrates effectively with its setting and promotes local distinctiveness. SO4: To protect and enhance the character, appearance and setting of the towns and villages SO5: To address and mitigate the effects of climate change on people, wildlife and places; promoting the prudent and sustainable use of natural resources.
5.1 Preparing a plan that is locally distinct is a challenge for all local planning authorities. The spatial portrait identifies those unique elements of the plan area that the strategy needs to address. One of the three main themes that this Core Strategy is seeking to address the protection of the character and appearance of the plan area. However given the nature of the plan area is closely related to the Peak District National Park it is appropriate to set out a strategy that addresses those elements that make up it's character. This section, therefore, seeks to set out the approach with regard to landscape character, biodiversity, design, the built and historic environment and Green Infrastructure.
Landscape Character (Strategic Objective SO2)
5.2 The Derbyshire Dales and High Peak landscapes are one of the defining characteristics of the plan area. They define the sense of place, have a strong influence on local distinctiveness, and have been instrumental in shaping local settlement patterns. Local communities value their beauty, their variety, their tranquillity, their accessibility and the contribution they make to the quality of life. They are an important resource in attracting people to live and work in the area as well as driving the local tourist economy.
5.3 Landscape Character is defined as the distinct and recognisable pattern of elements that occur consistently in a particular type of landscape. It is based on the premise that the combination and arrangement of the physical attributes of the landscape such as scale; geology and landform; soils and landuse; ecology and tree cover; settlement pattern; the degree of enclosure and the nature of the highways network, be they natural or man made give different areas a distinctive character.
5.4 Landscape character varies dramatically across the plan area and there are significant differences between each of the six Sub-Areas. These differences are described and distinct landscape character types identified in, 'The Landscape Character of Derbyshire', (Derbyshire County Council, 2003).
5.5 There are 20 landscape character types distributed across 5 landscape character areas in the Derbyshire Dales and High Peak and are set out in Table 2 below:
Local Development Framework 29 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
Character Map of England- Derbyshire Dales and High Peak Landscape Character Areas Landscape Character Type Open Moorland Settled Valley Pastures The Dark Peak Enclosed Moorland Riverside Meadows Moorland Fringe Limestone Slopes Plateau Pastures The White Peak Limestone Dales Limestone Moorland Wooded Slopes and Valleys
The Derbyshire Peak Fringe Wooded Farmlands and lower Derwent Riverside Meadows Settled Farmlands Settled Plateau Farmlands Sandstone Slopes and Heaths The Needwood and Settled Farmlands South Derbyshire Claylands Riverside Meadows Estate Farmlands Lowland Village Farmlands The Trent Valley Washlands Riverside Meadows
Table 2 Landscape Character Types in Derbyshire Dales and High Peak
30 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
Landscape Character Types in the Derbyshire Dales and High Peak
5.6 The quality of much of the landscape in the Core Strategy Area is equivalent to that in the neighbouring National Park yet the pressure to accommodate economic and social development is much greater. In order to protect and where possible enhance landscape character development brought forward should as a minimum be able to assimilate into the landscape as well not have an adverse impact on the landscapes that make the area special.
5.7 The characteristics of each landscape type are described in detail in 'The Landscape Character of Derbyshire'. Derbyshire Dales and High Peak have both adopted Landscape Character Supplementary Planning Documents. These are material planning considerations and provide guidance on how measures to ensure the protection and enhancement of the landscape should be included as part of proposals for new development. The current Supplementary Planning Documents will be reviewed to ensure that they are in accordance with the following policy.
Local Development Framework 31 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
Core Strategy Policy CS 3
Landscape Character
Derbyshire Dales District Council and High Peak Borough Council will seek to protect the landscape character of the Plan Area for its own intrinsic beauty and for its benefit to the economic, environmental and social well-being of the Plan Area.
This will be achieved by:
Ensuring that development has particular regard to maintaining the aesthetic and biodiversity qualities of natural and man-made features within the landscape, such as hedgerows, walls, streams, ponds, trees and woodlands, rivers or other topographical features; Ensuring that development proposals are informed by, and are sympathetic to the distinctive landscape character areas as identified in the Landscape Character Supplementary Planning Document; Ensuring that development proposals preserve or enhance the character, appearance and local distinctiveness of the landscape.
Biodiversity (Strategic Objective SO2)
5.8 The plan area has a rich biodiversity, primarily because of the rural nature of the area. The countryside that surrounds the towns and villages and that borders the Peak District National Park, is comprised of a patchwork of internationally, nationally, regionally and locally designated sites important for their nature conservation value.
5.9 There are a total of 8 nature conservation sites of international importance, designated within the Derbyshire Dales and High Peak. These Special Protection Areas and Special Areas of Conservation are afforded the highest level of protection, in order to conserve the priority species and habitats located within them. There are also 25 Sites of Special Scientific Interest, within the plan area which are nationally recognised for their wildlife and geological interest. A number of these are also of international importance and are home to a wide variety of species and habitats that might find it difficult to survive in the wider Peak District countryside.
5.10 The Core Strategy provides an opportunity to deliver some of the targets set out in the Regional Biodiversity Action Plan. High Peak Borough Council is a partner organisation helping to deliver the Peak District Biodiversity Action Plan, (BAP) while the Derbyshire Dales focus is on the Lowland Derbyshire BAP. Both these Local Biodiversity Action Plans include actions to address the needs of UK priority species and habitats, as well as plans for other habitats of local importance or interest.
5.11 There are a number of locally important wildlife sites and local nature reserves dispersed throughout the plan area that are valued by local communities for their natural beauty and biodiversity value. There are 196 sites in the Derbyshire Dales and 106 in the High Peak included on the Derbyshire Wildlife Sites Register. Although much of the remaining countryside has no formal designation, the contribution that the wildlife and habitats within it make to both biodiversity and the quality and distinctiveness of the landscapes of the area are invaluable
32 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
5.12 Opportunities for biodiversity to extend into the urban areas will be sought. In particular parks and gardens where there is space for vegetation and wildlife to thrive, and river corridors and trails that link habitats together. The continued development of the Green Infrastructure Network will provide opportunities for links between the urban areas and the surrounding countryside to be developed.
5.13 The impact of climate change on biodiversity will need to be addressed. Evidence from the UK Climate Change Impacts Programme is that some species are already adapting to changes in climate. However there is also an increasing recognition that adaptation to climate change should consider the wider landscape. By improving connectivity between habitats it is anticipated that species will become more resilient to the impacts of climate change.
Core Strategy Policy CS 4
Biodiversity
The biodiversity and geological resource of the Plan Area will be protected and where possible, enhanced by ensuring that development proposals will not result in significant harm to biodiversity or geodiversity interests.
This will be achieved by:
Conserving and enhancing biodiversity and geodiversity sites and features; Protecting and where possible, enhancing the integrity of International and National sites; Meeting the objectives and targets in the Peak District Biodiversity Action Plan and the Lowland Derbyshire Biodiversity Action Plan or successors; Encouraging the management of landscapes for nature conservation; Protecting ancient woodland and veteran trees; Strengthening populations of protected and target species; Working with partners in the public, private and voluntary sectors to develop and secure the implementation of projects to enhance the landscape and create or improve habitats of nature conservation value, and to secure the more effective management of land in the Plan Area, Encouraging development to include measures to contribute positively to the overall biodiversity of the Plan Area
Design (Strategic Objectives SO3, SO4 & SO5)
5.14 Well-designed buildings respond to the character and setting of their surroundings and make a positive contribution to the protection and enhancement of attractive places and local identity. Towns and villages in the Derbyshire Dales and High Peak have a a distinct local character which has been defined by their architectural and historic development as well the use of natural materials such as stone. The distinct sense of place and high environmental quality of the towns and villages is a major factor in attracting people to live in the area.
5.15 It is important that any new development that is brought forward throughout the plan area is capable of achieving a high standard of design by reflecting upon the locally distinct character and features of the area.
Local Development Framework 33 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
5.16 Given the constraints and challenges facing the plan area new development should be designed so that it is flexible and easily adapted to changing future uses. The rich variety of architectural styles and historic features in the Core Strategy area needs to be protected and enhanced. Alterations to existing buildings and new development should be designed to complement the local distinctiveness of the area and make a positive contribution to the quality of the environment. A balance must be sought however, between protecting historic development and allowing new development that satisfies modern design requirements and contributes to the economic and social well being of communities.
5.17 New development must be durable and should take account of challenges of climate change and natural hazards such as flood risk. The use of sustainable design and construction methods will be supported as means of reducing the direct and indirect impacts on the natural environment.
5.18 The Code for Sustainable Homes is the national standard for the sustainable design and construction of new homes. The Code aims to reduce carbon emissions and create homes that are more sustainable. The Code measures the sustainability of a new home against nine categories of sustainable design, rating the 'whole home' as a complete package. The Code uses a one to six star rating system to communicate the overall sustainability performance of a new home. The Code sets minimum standards for energy and water use at each level and, within England, replaces the EcoHomes scheme, developed by the Building Research Establishment (BRE). At present there are extra costs required to achieve Level 3 and above of the Code. This could adversely affect the viability of delivering other objectives of the Core Strategy such as affordable housing. The strategic approach is therefore one of working with developers bringing forward new residential development to achieve as high a level of the Code as viably possible without compromising on the achievement of other objectives.
5.19 Building for Life is a national standard for well designed homes and neighbourhoods. Building for Life assessments score the design quality of planned or completed housing developments against the 20 Building for Life criteria which cover environment and community; character; streets, parking and pedestrianisation and design and construction. Both planning authorities employ registered Building for Life Assessors. In order therefore to ensure a continuing commitment to achieving high quality design larger scale residential development of 10 dwellings or more will have to achieve a minimum of a Good score.
5.20 To ensure high quality of design and safer places all new residential development should also seek to achieve the Secured by Design standard.
Core Strategy Policy CS 5
Design Quality
Derbyshire Dales District Council and High Peak Borough Council will ensure that all new development responds positively to the challenge of climate change whilst also contributing to local distinctiveness and sense of place.
This will be achieved by:
34 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
Ensuring that development reflects local character and distinctiveness and is appropriate and sympathetic to the character and appearance of the building, its setting in terms of scale, height, density, layout, appearance, materials, and relationship to adjacent buildings and landscape features; Ensuring that public and private spaces are well-designed, safe, attractive, and complement the built form and provide for the retention of significant landscape features; Promoting high quality standards of contemporary design in buildings; Promoting developments that are accessible to persons with reduced mobility and/or disabilities; Emphasis being given to the design of public spaces, streets, and neighbourhoods, which promote and encourage pedestrian use of these areas through the use of appropriate lighting and natural surveillance; Ensuring that developments are designed to minimise opportunities for anti-social or criminal behaviour and promote safe living environments; Ensuring that developments incorporate well integrated car parking, and pedestrian routes and, where appropriate, cycle routes and facilities; Providing new and where possible securing improvements to existing public open spaces and landscaping; Ensuring that development is designed in an inclusive way, providing access and movement for pedestrians and cyclists, and promoting public spaces and routes that are attractive and safe whilst also improving the quality of the public realm; Ensuring that developments minimise carbon dioxide emissions through sustainable design and construction, energy efficiency and where appropriate renewable energy technology; Ensuring that developments incorporate measures to minimise the use of water resources and the production of waste; Ensuring that development achieves a satisfactory relationship to adjacent development and does not cause unacceptable effects by reason of visual intrusion, overlooking, shadowing, overbearing effect, noise, light pollution or other adverse impacts on local character and amenity; Ensuring that development accords with published guidance and Supplementary Planning Documents.
All new residential development of 10 dwellings or more will be required to achieve a minimum Building for Life assessment of "Good"
All new buildings should be designed to be flexible to respond to future social, technological and economic needs, should meet sustainable building standards and utilise Sustainable Drainage Systems (SuDS) wherever practical.
Built & Historic Environment (Strategic Objectives SO2, SO3 & SO4)
5.21 Heritage assets are the valued components of the historic environment and, for example, could be a building, monument, site, place, area or landscape. Conservation is the process of maintaining and managing change to a heritage asset in a way that sustains and, where appropriate, enhances its significance. The plan area has a rich built heritage with 1328 listed buildings in Derbyshire Dales and 398 in High Peak. There are also 64 Conservation Areas for which there is
Local Development Framework 35 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
a long-term programme of Conservation Area Character Appraisals. Nine historic parks and gardens in Derbyshire Dales and three in the High Peak are included on the register of Parks and Gardens, and there are 77 Scheduled Ancient Monuments scattered across the plan area. It is hoped that all of the above information on the totality of heritage assets will be collated into a single record, the Historic Environment Record (HER), by Derbyshire County Council in the near future.
5.22 In December 2001, the Derwent Valley Mills in Derbyshire became inscribed as a World Heritage Site. This international designation confirms the outstanding importance of the area as the birthplace of the factory system where in the 18th Century water power was successfully harnessed for textile production. Stretching 15 miles down the river valley from Matlock Bath to Derby, the World Heritage Site contains a fascinating series of historic mill complexes, including some of the world's first 'modern' factories. The importance of protecting the site is acknowledged in the East Midlands Regional Plan.
5.23 The heritage assets of the plan area, and their relationship with the surrounding built environment make a significant contribution towards the defining the areas local distinctiveness and as well as making it an attractive place in which people want to live and work. It also makes the area attractive for tourists and has considerable benefits for the local economy. The strategy is therefore to ensure that character of the built and historic environment across the plan area is protected and wherever possible enhanced.
5.24 The historic environment of Derbyshire Dales and High Peak extends to many more aspects than the sum total of the designated heritage assets. To protect the distinctive character of the plan area, the two local planning authorities will continually review the extent of protection offered. This can take the form of recommendations to English Heritage that certain assets are given statutory protection by being formally designated, that the number and extent of conservation areas are reviewed and that other means of identifying those assets that need protection on account of their local significance are positively identified through the compilation of local lists of buildings of special architectural or historic interest.
Core Strategy Policy CS 6
Built and Historic Environment
Derbyshire Dales District Council and High Peak Borough Council will ensure that development proposals contribute positively to the character of the built and historic environment.
This will be achieved by ensuring that development proposals affecting heritage assets are assessed so as to minimise the impact on their significance. Particular protection will be given to designated heritage assets including:
Listed Buildings; Conservation Areas including their setting; Historic Parks and Gardens; Scheduled Ancient Monuments; Archaeological Sites or heritage features.
36 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
Green Infrastructure (Strategic Objectives SO1 & SO2)
5.25 The Green Infrastructure Network of Derbyshire Dales and High Peak comprises sites important for the protection and enhancement of biodiversity, outdoor recreation and cultural heritage. These are linked together by corridors including river valleys, long distance trails and canals to form a comprehensive network of green areas for the benefit of wildlife as well as the health and well being of local communities. The network within the core strategy includes 12 historic parks and gardens, 25 sites of special scientific interest, over 2600km of public rights of way and 8 sites of international conservation importance such as Special Areas of Conservation and Special Protection Areas.
5.26 The protection and enhancement of these assets is essential in creating and maintaining sustainable communities as they provide opportunities for outdoor recreation and social interaction, improve accessibility through safe and attractive routes for walking and cycling and contribute to the network of habitats that are so important in sustaining local biodiversity.
5.27 Table 3 and Map 4 below set out details of the multi-functional corridors and trails that that link green spaces, residential areas and town centres together across the plan area.
Route Type Sub Area Trans Pennine Trail Long Distance Trail Glossopdale Midshires Way Long Distance Trail Central Area - Buxton Pennine Cycleway Long Distance Trail Glossopdale - Central Area - Buxton - Ashbourne Pennine Bridleway Long Distance Trail Glossopdale - Central Area - Buxton - Matlock/Wirksworth Derwent Valley Heritage WayLong Distance Trail Matlock/Wirksworth Peak Forest Canal Canal Central Area Cromford Canal Canal Matlock/Wirksworth Sett Valley Trail Local Trail Central Area Goyt Way Local Trail Central Area High Peak Trail Local Trail Buxton Warmbrook Footpath Local Trail Central Area Lyme to Longdendale Link Local Trail Central Area Peak Forest Tramway Local Trail Central Area Glossop Trail Local Trail Glossopdale Ashbourne Scenic Heritage Local Trail Ashbourne Trail Wirksworth Scenic Heritage Local Trail Matlock/Wirksworth Trail
Table 3 Long Distance and Local Trails in the Derbyshire Dales and High Peak
5.28 Although there is a high quality strategic green infrastructure network across the plan area gaps have been identified that if addressed, would strengthen the network. The implementation of the West Derbyshire and High Peak Greenway Strategy and the Matlock to Buxton Cycle Trail in partnership with Derbyshire County Council and the Peak District National Park provides opportunities to achieve improvements in the network, and at the same time deliver a range of
Local Development Framework 37 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
sustainable development objectives by improving opportunities to walk and cycle, decreasing car dependency, improving the health and well being of local communities and enhancing environmental quality.
Map 4 West Derbyshire and High Peak Greenways Strategy Strategic Routes
38 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 5 Protecting Peak District Character
Core Strategy Policy CS 7
Green Infrastructure
Derbyshire Dales District Council and High Peak Borough Council will protect and enhance Green Infrastructure of local and strategic importance.
This will be achieved by:
Ensuring that development proposals, where appropriate, contribute positively towards the provision of additional green infrastructure and the protection and enhancement of existing green infrastructure; Ensuring that in allocating sites in the Site Allocations Development Plan Document, regard is given to the protection and enhancement of the quantum and/or function of green infrastructure; Creating areas of new green infrastructure nodes and corridors including parks and pitches, allotments, bridleways and cycle ways; Ensuring that through its layout and design, new development responds to the location of existing green infrastructure and supports appropriate uses and functions; Ensuring that development will not have a detrimental effect on the quantum or function of existing green infrastructure unless replacement provision is made that is considered to be of equal or greater value than that which will be lost through development; The protection and extension of existing long distance trails; The development of Sub-regional linkages to improve access to the National Park for tourism and recreation; The retention of open spaces in urban areas where they benefit local communities;
Local Development Framework 39 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
The Strategic Objectives that this section address are as follows:
SO6: To facilitate development that will support the continued growth and diversification of the local economy. SO7: To support sustainable employment generating development in locations and of a scale appropriate to the plan area. SO8: To support and promote the areas tourism and cultural sectors, and in particular the development of sustainable tourism initiatives. SO9: To strengthen the vitality and viability of the town centres as places for shopping, leisure and tourism.
6.1 A diverse and growing local economy is an important element required for achieving sustainable development throughout the plan area. However despite the current economic downturn, the percentage of the working age population currently unemployed in Derbyshire Dales (2%) and High Peak (3.3%) is below the regional (4%) and national (4.1%) averages. (1) The area also has a highly skilled workforce with Derbyshire Dales and High Peak both exceeding exceeding regional and national averages for the percentage of the population educated to NVQ Level 4 (2) and above. (3)
6.2 However, the more rural parts of Derbyshire Dales and the whole of High Peak are considered to be "economically lagging" in the Government's Rural Strategy. The average salary of residents people employed within the plan area is lower than that of people who live in Derbyshire Dales and High Peak, but work elsewhere. This indicates that many residents commute outside of the area to seek high wage job opportunities, particularly to neighbouring urban areas such as Derby, Sheffield, Manchester, Tameside and Stockport.
6.3 In recent years the number of people employed in manufacturing has declined whilst at the same time employment in services, tourism, hotels, distribution and warehousing, finance and business services has grown. The proportion of people employed in the knowledge-based sectors (4) is also now above the regional average.
6.4 Small businesses, self-employment and home-working are an important part of the local economy. Although there has been modest business growth across the plan area new business start ups have been low in comparison with the regional average.
6.5 The Regional Spatial Strategy requires local authorities to support the food and drink; healthcare and bioscience and sustainable construction sectors identified in the Regional Economic Strategy as ones that are expected to make a significant contribution towards the regional economy.
1 Source: Office for National Statistics - Job Seekers Allowance Claimants (November 2009) 2 NVQ 4 equivalent and above: e.g. HND, Degree and Higher Degree level qualifications or equivalent 3 Source: Office for National Statistics - Annual Population Survey (December 2008) 4 OECD definition of knowledge-based businesses includes the following sectors: pharmaceuticals, office machinery and computers, aerospace, precision instruments, electrical and electronic engineering, telecommunications, financial services, computer and related activities, R&D, creative industries and business services.
40 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
6.6 A priority challenge for the Derbyshire Dales and High Peak Sustainable Community Strategy and the Core Strategy is to develop an economy that provides high-wage, high-skill jobs for local people. The Employment Land Review has identified several potential growth sectors for the area; creative industries, knowledge-based industries, tourism and food & drink. Furthermore given the scale of the agriculture industry in the area, the Employment Land Review also indicates that sustainable farm diversification schemes should be supported as a means of achieving a broader economic base.
6.7 To achieve the Sustainable Community Strategy objectives, and help improve the range of local job opportunities and reduce the need to travel long distances to work, the strategy of the plan is to complement existing employment opportunities by supporting the emerging growth sectors. The availability of suitable land for development is therefore essential.
6.8 Research undertaken as part of the Peak Sub-Region Employment Land Review, and the Ashbourne Economic Assessment indicates that the local environment and quality of life offered by the area is a key locational advantage for local businesses. Consequently the retention of what makes the Peak District unique is essential for both its environmental and economic wellbeing. The location and design of new economic development should therefore ensure that it is well related to the character and appearance of the surrounding area.
6.9 The availability of broadband is a significant issue in many of the more rural areas of the plan area. Where broadband is available, the level of service provided and speed of connection is often poor in comparison to urban areas. The lack of broadband is a significant deterrent to new businesses establishing in these areas, and in encouraging home working. Enhancements to broadband provision and ICT infrastructure will be pursued with partners. Support for home-working arrangements and ICT improvements will contribute towards the aim of reducing long distance commuting and relieve pressure on transport networks.
Maintaining a Prosperous Economy (Strategic Objectives SO6 & SO7)
6.10 In order to sustain and grow the local economy, it is essential that sufficient land is available for businesses. Available land must also be of suitable quality and appropriately located to meet local needs and the objectives of the Core Strategy. A range of sites must be therefore be made available to satisfy the different requirements of all sectors of the economy.
6.11 National guidance (5) advises that where necessary to meet employment needs, land should be safeguarded for economic development purposes. It also advises that in bringing forward new employment related development the use of previously developed land should be prioritised.
6.12 In terms of identifying the amount of land required for economic development, the East Midlands Regional Plan does not specify employment land requirements unlike the housing targets set for districts. The Peak Sub-Region Employment Land Review was commissioned by Derbyshire Dales District Council, High Peak Borough Council and the Peak District National Park Authority to identify future employment land requirements based on a wider assessment of economic
5 Planning Policy Statement 4 - Planning for Sustainable Economic Growth (Department for Communities and Local Government)
Local Development Framework 41 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
conditions, trends and land supply. It advised that the future employment land requirements (Within Use Class B) for the Core Strategy area were in the order of 51ha and should be distributed as follows:
Derbyshire Dales High Peak Core Strategy Total
Industrial land (1) 13.5 26 39.5
Office / non-industrial land 2.5 9 11.5
TOTAL 16 35 51
Table 4 Gross Employment Land Requirements 2008 - 2026 (Hectares)
1. including manufacturing and distribution
6.13 The Employment Land Review advised that the strategy should be to maintain a portfolio of employment sites that broadly achieves this level of supply, consisting of sites which have a reasonable prospect of coming forward. The Employment Land Review advised that these estimates were not maximum requirements for employment land but represented that which is capable of being delivered over the plan period.
6.14 In terms of the current stock of employment land, the study found that much was heavily constrained and unsuitable for facilitating business growth. The study identified that this situation was most acute in the Glossopdale and High Peak Central Sub Areas and that generally there was a shortage of sites and premises suitable for modern business needs. It did however advise that there was a need to safeguard some sites that may appear to be poor quality and visually unattractive but that play a vital role in terms of meeting the demand for low rent business accommodation for small firms.
6.15 Although the vast majority of economic activity will continue to take place where it already takes place, in order to secure the continued growth and diversification of the local economy, and ensure that there is an appropriate level of employment land for all sectors of the local economy, in accordance with national advice, it will be necessary to undertake a review of both the quality and quantity of existing sites, and the necessity to maintain sites that are currently allocated (but not yet developed) for employment purposes. This review will also consider whether it is necessary to identify any new sites that would provide opportunities to meet the needs of modern business and achieve the strategic objective of high-wage high-skill jobs. This review will be undertaken as part of the preparation of the Site Allocations Development Plan Document. In the meantime employment land allocations and sites safeguarded by the saved policies of the Derbyshire Dales Local Plan and High Peak Local Plan will continue. Any new sites should be located within or adjoining the main market towns where infrastructure needs can be met and market demand will be highest.
6.16 Table 5 below sets out the current situation with regard to existing safeguarded and allocated employment land in both the Derbyshire Dales Local Plan and the High Peak Local Plan.
42 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Sub Area Existing Existing Allocated Total Safeguarded Undeveloped Employment Sites Employment Sites (Ha) (Ha)(1)
Glossopdale 70 8.2 78.2
High Peak Central 93 8.7 101.7
Buxton 62 9.5 71.5
Matlock/Wirksworth 15 23.3 38.3
Ashbourne 33 11.4 44.4
Southern Parishes 0 0 0
TOTAL 273 61.1 334.1
Table 5 Allocated & Safeguarded Employment Land in Adopted Derbyshire Dales & High Peak Local Plan
1. Excluding developed employment land allocations
6.17 Small businesses, self-employment and home-working are an important part of the local economy. In many cases home-based businesses grow into larger firms requiring separate premises. Subject to no adverse impacts upon the surrounding area support will generally be given to home-working.
6.18 In some parts of the plan area for historical reasons businesses have grown up that conflict with neighbouring uses such as housing and have a detrimental impact on the amenity of the local environment. This is particularly prevalent in the Glossopdale and High Peak Central Sub Areas Areas. The review set out above will consider whether it is appropriate for some of these sites to be re-developed for mixed-use development as a means of improving the local environment or overcoming other site related constraints.
6.19 Annual monitoring of employment land take-up will be undertaken to inform any additional review of employment land requirements made through the Local Development Framework.
Core Strategy Policy CS 8
Maintaining and Enhancing an Economic Base
Derbyshire Dales District Council and High Peak Borough Council will maintain and where possible, enhance the economic base of the Plan Area.
This will be achieved by:
Local Development Framework 43 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Encouraging development proposals in sustainable locations that contribute to the creation and retention of a wide range of jobs, educational and re-skilling opportunities; Allocating land for employment uses within a Site Allocations Development Plan Document in accordance with the following:
Derbyshire Dales High Peak
Industrial land (1) 13.5 26
Office / non-industrial land 2.5 9
TOTAL 16 35
1. including manufacturing and distribution
Protecting and promoting existing strategic employment sites to ensure that development would not result in the loss of land or buildings from employment use; Encouraging the redevelopment, intensification and more efficient use of existing employment sites and premises in sustainable locations where they are either not fully utilised or unsuited to modern employment requirements, particularly those sites located within the main towns and those with good access by a variety of transport modes; Encouraging a greater presence of high value and knowledge-based businesses in the Plan Area; Encouraging small-scale and start-up businesses including through the provision of innovation centres and managed workspace; Encouraging and making provision for office development within the Market Towns; Supporting visitor-based service sector jobs within the local tourism industry; Improve workforce skills by encouraging the provision of new training facilities on employment sites; Encouraging flexible working practices via home-working where there is no adverse impact on residential amenities, and allowing the development of live-work units on residential and mixed use sites; Protecting and promoting town centres as the focus for retail, leisure and office development; Providing for the needs of haulage and other rural based employment operations; The use of sustainably located agricultural or other rural buildings, including replacement buildings.
The provision of employment land and floorspace that meets the requirements of all local employment sectors which exist in the Plan Area, will be monitored on an annual basis.
6.20 For various reasons not all existing industrial and business land and premises will continue to be viable for such uses over the plan period. In order to maintain a sufficient supply of land for employment purposes, in the first instance, the presumption will that sites should continue to be maintained in employment generating use (either in its current form or re-developed). However this may not always be viable and mixed-use development may be more appropriate. In considering
44 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
any proposals involving the loss of employment land the local planning authorities will require evidence that the site has been adequately marketed for employment purposes before any consideration is given to alternative uses.
Development Management Policy DM 1
Existing Employment Land and Business Premises
Development proposals involving the redevelopment or change of use of existing business or industrial land or premises for non-employment uses will only be permitted where:
1. the continuation of the land or premises in industrial or business use is no longer financially or commercially viable as demonstrated by a comprehensive marketing assessment and marketing exercise or; 2. the current use is incompatible with the surrounding properties and land uses.
In considering proposals involving the loss of existing business or industrial land or premises preference will be given to mixed-use development over that involving the total loss of business land or premises.
Regenerating an Industrial Legacy (Strategic Objective SO6 & SO7)
6.21 Many of the employment sites and premises in High Peak, particularly Glossopdale and the Central Area are the legacy of a bygone era. The majority of industrial and business premises across High Peak were constructed before 1940.(6) when the economy and infrastructure requirements were greatly different from today. Consequently, much of the existing stock is heavily constrained by poor access, conflicts with adjacent land uses, contamination, environmental issues and buildings in poor condition or even obsolete. Several of these sites are also now considered to be unsuitably located for the large scale industry that they used to support.
6.22 The Peak-Sub Region Employment Land Review recommended that sites that suffer from poor access, in remote locations, conflict with neighbouring land uses or obsolete buildings should be considered for re-designation. The review of sites within these two sub areas will seek to determine which are appropriate to maintain in employment use, and which should be re-developed for other purposes.
6.23 The situation in respect of industrial legacy is not as acute within Derbyshire Dales. Nevertheless the review of sites will also seek to determine whether any sites within Derbyshire Dales are appropriate to maintain in employment use.
6 68% of offices, 65% of factories and 54% of warehouses (Source: Valuation Office Agency / ODPM (2004))
Local Development Framework 45 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Core Strategy Policy CS 9
Regenerating an Industrial Legacy
Derbyshire Dales District Council and High Peak Borough Council will seek to maximise the potential of former employment sites that are no longer suited to meeting the needs of modern businesses in order to maintain and where possible, enhance the economic base of the Plan Area.
This will be achieved by:
Encouraging proposals for the redevelopment of former employment sites identified in the Site Allocations Development Plan Document where these are no longer conducive to meeting the needs of modern businesses; Stimulating investment on constrained sites in order to encourage their beneficial re-use; Encouraging mixed use developments, which support local economic growth sectors.
Countryside Development (Strategic Objective SO6, SO7 & SO8)
6.24 PPS4 indicates that the countryside should be protected for the sake of its intrinsic character and beauty, the diversity of its landscapes, heritage and wildlife, the wealth of its natural resources and to ensure it may be enjoyed by all. However whilst supporting the re-use of buildings for economic development, the diversification of the rural economy, and sustainable rural tourism it advises that economic development in open countryside away from existing settlements, or outside areas allocated for development in development plans should be strictly controlled.
6.25 Agriculture has experienced considerable changes in recent years, and many farmers are looking to diversify their operations to generate additional income. Proposals for the diversification of farm businesses, including the re-use of farm and other buildings, will therefore be generally be supported, provided that do not have an adverse impact upon the character and appearance of the surrounding area.
6.26 New housing in the countryside will generally not be supported. There are however a few exceptional circumstances where housing in the countryside is the only way to address a particular need. These include when accommodation is required for agricultural or forestry workers to live at or within the immediate vicinity of their place of work, and housing which is proposed to meet an identified need for affordable housing in a rural area. All development proposals for housing in the countryside must be rigoursly justified.
6.27 Much of the northern part of the High Peak is designated Green Belt. It is important to understand that the exclusion of land from these designations does not imply that it is available or acceptable for development. Because Green Belt boundaries require a high degree of permanence sufficient land must be left outside them for development, which may be needed, in the much longer term.
46 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
6.28 Wherever development is permitted in the countryside particular care will be needed to ensure that it is integrated sympathetically into the landscape and that its impact is minimised. Development thus needs to be viewed in its context and in some cases the cumulative impact of successive smaller developments may affect the character of the countryside. Overall it will make a major contribution to achieving sustainable development.
Core Strategy Policy CS 10
Countryside Development
Derbyshire Dales District Council and High Peak Borough Council will seek to ensure that new development in the countryside is strictly controlled in order to protect its intrinsic character and distinctiveness whilst also facilitating sustainable rural tourism and economic development.
This will be achieved by :
Strictly controlling development in the open countryside away from existing settlements; Encouraging development to locate within or on the edge of existing settlements where employment, housing, services and other facilities are available; Encouraging the conversion and re-use of appropriately located buildings of a permanent and substantial construction without extensive alteration, rebuilding or extension for tourism facilities and economic development; Supporting the provision and expansion of tourist and visitor facilities in sustainable locations where identified needs are not met by existing facilities; Encouraging schemes of farm diversification that maintain the environmental quality and character of the countryside; Restricting new buildings in the countryside unless required in conjunction with an existing tourism facility or constitute development that is associated with supporting a rural workforce such as agriculture, forestry or other rural based enterprise that requires a countryside location Supporting equestrian development where it does not have an adverse effect upon the character and appearance of the area
Promoting Peak District Tourism and Culture (Strategic Objectives SO6, SO7 & SO8)
6.29 Tourism already makes a significant contribution to the local economy with approximately 8.5 million visitors to Derbyshire Dales and High Peak during 2006 spending £300 million. (7)Key attractions within the plan area include the Pavilion Gardens in Buxton, Carsington Water (Near Ashbourne), Heights of Abraham (Matlock Bath), Gullivers Kingdom (Matlock Bath) and the Derwent Valley Mills World Heritage Site (Cromford to Derby)– the latter having potential to significantly improve its offer as a tourism destination. The area is also host to range of events including the Buxton Festival, Wirksworth Festival and crucially lies on the doorstep of the Peak District National Park.
7 STEAM 2006 data
Local Development Framework 47 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
6.30 Tourism also impacts on other businesses vital to the area including, retail, food and drink, creative industries and agriculture. Consequently, the sector is expected to provide an increasingly vital role in the local economy.
6.31 Much of existing visitor spending in Derbyshire Dales and High Peak is within the National Park. However, the Regional Plan recognises that the main towns outside of the National Park should also support the tourism industry by acting as service centres through the provision of complementary accommodation, attractions and other facilities.
6.32 The Visit Peak District & Derbyshire Destination Management Partnership (DMP) has as its overall aims to:
INCREASE the tourism spend in our region every year through attracting more visits and increased per capita spend per head from domestic and overseas markets. IDENTIFY and EVALUATE market opportunities and work with our industry partners to showcase and develop outstanding tourism products to attract markets and their high yielding segments. PROTECT our tourism businesses from external threats that potentially impact upon their fortunes through creative and dynamic marketing solutions that make us stand out from the crowd. ENCOURAGE residents who live within our area to support their own tourism economy by visiting and experiencing our world-rated attractions and facilities. DELIVER a world class welcome, outstanding value for money and the highest possible standard of service to our partners and visitors.
6.33 In 2007 the Derby and Derbyshire Economic Partnership commissioned a Hotel Demand Survey for Derbyshire and the Peak District. This found that the Peak District suffered from a lack of serviced accommodation, and that this was restricting the growth in overnight stays and the potential increase in the level of visitor spending. Whilst developments such as the Crescent Spa Hotel in Buxton will help to address the situation the study suggests that Buxton, Ashbourne, Matlock and Glossop would be suitable locations for additional hotels.
6.34 Consequently any development proposals that improve the attractiveness of the area to tourists and deliver the DMP aims will generally be supported.
Core Strategy Policy CS 11
Promoting Peak District Tourism and Culture
Derbyshire Dales District Council and High Peak Borough Council will support the development of Peak District tourism and culture.
This will be achieved by:
Strengthening the tourism role of the Plan Area by supporting and supplementing the tourism offer of the Peak District National Park; Encouraging tourism and provision for visitors which is appropriate to the settlements and countryside and consistent with environmental objectives;
48 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Retaining and enhancing existing serviced accommodation and supporting the provision of new serviced accommodation in towns and villages in order to encourage overnight visitor stays; Maintaining and where possible enhancing existing tourist and visitor facilities; Encouraging the provision of new visitor and cultural attractions and facilities that expand the breadth and quality of the tourism offer without prejudice to the character of the Peak District; Encouraging the development of Buxton as England's Leading Spa town; Supporting the growth of the Derwent Valley Mills World Heritage Site as a tourist destination; Supporting new tourist provision and initiatives in towns and villages, and in the countryside through the reuse of existing buildings or as part of farm diversification, particularly where these would also benefit local communities and support the local economy; Supporting measures within the Plan Area which would relieve tourist pressures on the most sensitive areas of the Peak District National Park and which would protect and enhance vulnerable habitats and landscapes; Ensuring that caravan, camping and chalet sites are sited in locations so as not to be prominent in the landscape and can be accommodated without adverse impact upon the character or appearance of the landscape; Supporting car-free tourism initiatives that benefit tourists and local communities.
6.35 A wide range of tourist accommodation is required to provide choice for visitors to the Plan area.
6.36 Government advice is for planning authorities to support the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres. Whilst hotels and bed and breakfast facilities will generally be supported in appropriate locations camping, caravan and chalet development will need to be carefully controlled to ensure that they do not have adverse impact upon the character and appearance of the landscape within which they are proposed.
Development Management Policy DM 2
Chalet Accommodation, Caravan and Camp Site Developments
Development proposals involving chalet accommodation, caravan and camp sites will only be permitted where:
1. the development would not have a prominent and adverse impact on the character and appearance of the immediate or wider landscape and; 2. any visual impact would be well screened by existing landscape features for the whole of its proposed operating season and; 3. any permanent structures would not be visible even during winter months when viewed from areas outside the site to which the public has access.
Local Development Framework 49 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Retail and Town Centres (Strategic Objectives SO9)
6.37 The town, local centres and village shops in the plan area provide a focus for a range of shopping facilities and services. The availability of shops and services within the area is important to the sustainability of communities and the quality of life overall. The retail sector makes an important contribution to the local economy in terms of local business and investment opportunities. It is important that there are a range and choice of shops and services to meet all needs of the local community and visitors alike.
6.38 The Regional Plan identifies sub regional priorities for retail. Manchester, Sheffield and Derby are identified as the major regional centres serving the Peak Sub Region and the priority for the area is on encouraging quality schemes in scale with the existing historic town centres.
6.39 The Sustainable Community Strategy Economy Action Plan identifies the need to support micro businesses, including retailers in both the market towns and villages where the local village shop provides essential services for isolated rural communities. The impact and location of proposals for new development will therefore have to be carefully considered.
Town Centre Performance and Retail Requirements
An analysis of the performance and health of our town centres, and the need for additional retail floorspace or improvements were considered in the Peak Sub-Region Retail and Town Centre Study. The conclusions of the study are summarised below:
Glossop
The catchment area of Glossop current retains the majority of its convenience expenditure, however, a significant proportion of this trade occurs outside of the town centre and is dominated by a single retailer. A need for a new foodstore has been identified to provide competition with out-of-centre retailers, additional choice in a central location and encourage linked trips. The Woods Mill area has been identified as the preferred location for a new foodstore. Further enhancements to Glossop's non food retail offer may also be achievable if regeneration projects at Howard Town Mill and Woods Mill come forward.
High Peak Central
The Central Area as a whole retains the majority of convenience retail expenditure with large foodstores in Whaley Bridge and Chapel-en-le-Frith. However, New Mills currently lacks a mainstream foodstore. Consequently, large numbers of residents travel to foodstores in Whaley Bridge or elsewhere for their main food shopping. A new foodstore or additional convenience floorspace in New Mills would help to reduce expenditure leakage to other centres and increase opportunities for linked trips with other local traders. The Site Allocations Development Plan Document will consider locations to accommodate additional convenience retail floorspace in New Mills.
The majority of non-food shopping is conducted outside of the Central Area in larger centres such as Buxton. However, given the size of the towns in the Central Area, and their close proximity to higher order centres, there is not scope for a significant increase the amount of non food floorspace. The focus will therefore be on consolidating the existing comparison offer.
50 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Buxton
Buxton retains much of its convenience retail expenditure, albeit outside the town centre. The town also currently has a relatively strong comparison goods offer with around half of local expenditure retained within the town. Planned retail developments in Macclesfield and Stockport may threaten Buxton's current position and draw trade. Although Buxton is a relatively successful centre in terms of non food shopping, support will be given for some additional non food floorspace within the town and for qualitative enhancements to the non food retail offer to help maintain its vitality and viability.
The need for a new foodstore in the town centre has been identified to enhance competition with out-of-centre retailers, provide additional choice and provide the town centre with a mainstream anchor foodstore. The preferred location for this additional floorspace will be focused in the Station Road and Spring Gardens area.
Matlock
Matlock currently retains just over half of its convenience expenditure from within its catchment - this having increased from about 32% in 2006. The increase is attributable to the opening of Sainsbury’s in October 2007, which is now the primary food shopping destination. Matlock has a limited non food retail offer which is reflected in the low levels of expenditure retention - only 14% of expenditure is retained within the catchment. Residents look to higher order centres such as Chesterfield to meet their needs in this regard. A similar pattern of expenditure exists in relation to bulky comparison goods.
In terms of scope for future need for new retail food floorspace the study concludes that Matlock has scope to increase its market share. Similarly the study concludes that there is potential to increase the range of non food retail floorspace. The adopted Matlock Town Centre Supplementary Planning Document identifies a number of key development sites within the town centre, which the District Council will seek to bring forward as a means of addressing the identified scope for additional retail floorspace.
Ashbourne
Ashbourne retains about half of its main food expenditure, with Sainsbury's being the primary destination for food shopping. Expenditure on food shopping does however leak out of the catchment area to Uttoexter and into Derby. The level of retention in part reflects it has a large rural hinterland. Many residents within the south of the catchment may be more naturally inclined to look towards Uttoexter as their nearest town centre whilst other outflows of expenditure may be related to travel-work patterns. In terms of non food shopping Ashbourne retains just over 20% of available expenditure on bulky and non-bulky goods.
The study concludes that there is some scope for improvement in market share in relation to food shopping and that a retention figure of 65% would be achievable. The study does not however consider that there is any scope for improving performance in relation to non bulky and bulky goods. The Site Allocations Development Plan Document will consider locations to accommodate additional convenience retail floorspace in Ashbourne.
Wirksworth
Local Development Framework 51 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Wirksworth only secures a tiny proportion of the market share for main food shopping from the wider Matlock / Wirksworth catchment. This having fallen since the arrival of Sainsburys in Matlock. In respect of non food shopping Wirksworth secures just over 1% market share for non-bulky goods. This reflects the limited offer within the town and shows that the majority of local residents look to higher order centres to meet their main non-bulky comparison needs. Surprisingly Wirksworth out-performs Matlock in respect of bulky goods, claiming nearly 13% market share from the wider Matlock / Wirksworth catchment.
In terms of scope for future retail food floorspace in Wirksworth the study recommends planning for an increased retention level of 40% to improve the qualitative retail provision in the town and potentially reduce any overspend within the Sainsbury's store in Matlock. The study indicates that there is no realistic prospect of Wirksworth achieving a significant enhancement in its market share performance for non food shopping, and that the town will remain a secondary destination for bulky goods. It advises that the strategy should be to focus on protecting Wirksworth's existing retail provision.
There is currently no available sites within the town centre or in edge of centre locations in Wirksworth that are capable of coming forward to meet the future scope for retail floorspace. As such no site will be brought forward within Wirksworth for new retail development.
Table 6 below summarises the potential for future convenience floorspace for the period 2011 to 2026 across the plan area.
Town Convenience Floorspace (1) Year
2011 2014 2017 2026
Glossop Medium Retail Operator(2) 2,953 m2 3,057 m2 3,164 m2 3,486 m2
Large Retail Operator (3) 1,226 m2 1,269 m2 1,314 m2 1,448 m2
Buxton Medium Retail Operator 3,789 m2 3,827 m2 3,875 m2 4,007 m2
Large Retail Operator 1,573 m2 1,589 m2 1,609 m2 1,664 m2
High Peak Central Medium Retail Operator 3,708 m2 3,833 m2 3,959 m2 4,341 m2
(New Mills, Whaley Large Retail Operator 1,540 m2 1,592 m2 1,714 m2 1,803 m2 Bridge & Chapel-en-le-Frith)
Matlock Medium Retail Operator 2,487 m2 2,639 m2 2,871 m2
Large Retail Operator 1,033 m2 1,096 m2 1,192 m2
Ashbourne Medium Retail Operator 1,732 m2 1,782 m2 1,836 m2 1,994 m2
Large Retail Operator 762 m2 828 m2
Wirksworth Medium Retail Operator 1,600 m2
52 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Town Convenience Floorspace (1) Year
2011 2014 2017 2026
Large Retail Operator 650 m2
Table 6 Convenience Floorspace Growth 2011 - 2026
1. Gross Requirement in m2 2. Medium Retail Operator includes operators Co-Op, Aldi, Netto and Lidl amongst others and a sales density of £5,000/m2 3. Large Retail Operator includes operators Tesco, Asda, Sainsbury’s and Morrison’s and a sales density of £12,040/m2
Core Strategy Policy CS 12
Retail and Town Centres
Derbyshire Dales District Council and High Peak Borough Council will seek to maintain and enhance the vitality and viability of town centres and local centres in accordance with their identified role in the retail hierarchy.
This will be achieved by:
Permitting appropriate retail, leisure, cultural and business development; Strengthening the vitality and viability and enhancing consumer choice in town and local centres by supporting the provision of new retail floorspace consistent with their scale and function as follows:
Town Gross Convenience Floorspace Gross Comparison (Level of development will be retail operator Floorspace dependant & operational year of development)
Glossop 1,226 m2 to 3,486 m2 Up to 5,653 m2 for non bulky goods
Buxton 1,573 m2 to 4,007 m2 Up to 7,068 m2 for non bulky goods
Local Development Framework 53 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Town Gross Convenience Floorspace Gross Comparison (Level of development will be retail operator Floorspace dependant & operational year of development)
High Peak Central - New 1,540 m2 to 4,341 m2 Mills
Matlock 1,033 m2 to 2,871 m2 Up to 9,346m2 for non bulky goods
Up to 11,098m2 for bulky goods
Ashbourne 762 m2 to 1,994 m2
Focusing retail development within town centres and resiting retail development elsewhere unless it can be demonstrated that there is a need for the development and there are no sequentially preferable sites; Requiring major shopping, commercial or service development (including large extensions to existing stores) outside the defined town centres of Matlock, Ashbourne, Wirksworth, Buxton, Chapel-en-le-Frith, Glossop, Hadfield, New Mills and Whaley Bridge to comply with the sequential approach to site selection; Defining Primary and Secondary retail frontages within the town centres where there will be a control on types of new development to ensure that there is a healthy retail core and a vibrant mix of uses in town centres; Protecting the vitality and viability of the local centres of Cromford, Darley Dale, Charlesworth, Chinley and Hayfield which provide for people’s day to day needs; Creating safe, attractive and accessible town and local centres, providing a good range of shopping, food and drink uses, services, offices, and entertainment and leisure facilities, and high quality public spaces; Protecting the primary retailing role of the defined primary shopping areas in town and local centres, within the context of maintaining a broader mix of uses, including service, office, entertainment, leisure uses, and appropriate visitor facilities within town and local centres; Having a presumption against the loss of premises in an A1 retail use within the primary shopping areas, except where it can be demonstrated that an alternative use proposed would be complementary to the retailing function and would enhance the overall vitality of the centre;
54 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 6 Supporting the Rural Economy and Enhancing Prosperity
Maintaining active ground floor frontages, within town centres and local centres with appropriate town centre uses; Encouraging proposals which seek to deliver qualitative environmental improvements to town centre environments through the implementation of the local authorities regeneration programmes and the provision of design guidance and Supplementary Planning Documents.
Local Development Framework 55 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
The Strategic Objectives that this section address are as follows:
SO10: To facilitate the required housing growth of the East Midlands Regional Plan in sustainable and accessible locations. SO11: To ensure that there is an adequate mix of housing types, sizes and tenures to meet the needs of all sectors of the community. SO12: To protect existing, and support the delivery of new services, facilities and infrastructure. SO13: To support developments that minimise risks to health as a result of crime (or fear of crime), flooding, pollution and climate change. SO14: To increase opportunities for pursuing a healthy lifestyle, by maintaining and enhancing recreation opportunities and encouraging walking and cycling. SO15: To prioritise the efficient use of previously developed land and buildings whilst minimising the use of greenfield land.
7.1 The Spatial Strategy set out the broad approach to the distribution of development across the plan area. This section seeks to set out how the housing needs of the plan area are to be met, whilst at the same time addressing the challenges of climate change, seeking to ensure that communities have appropriate access to services, facilities community infrastructure and are able to keep healthy and safe.
Housing (Strategic Objectives SO10, SO11 & SO15)
7.2 The Regional Plan indicates the number of houses required in the Peak Sub Region and for each Local Planning Authority. The housing requirements of the Regional Plan are based on a policy of restraint in the Peak Sub Region because of the high quality environment and the need to support regeneration in the adjacent urban areas. The targets set out in the Regional Plan are, therefore, below the levels identified in the Government's household projections for the area.
Annual Apportionment Total Housing Provision from 2006 2006-2026 Derbyshire Dales 200 4,000 High Peak 300 6,000 Peak, Dales and Park HMA 500 10,000
Table 7 Regional Plan Housing Requirements for the Peak Sub Region to 2026
7.3 In the first three years of the Regional Plan (2006-2009) there was 640 dwellings completed in the Derbyshire Dales area and 1,126 in the High Peak area. Overall, therefore, there remains 8,234 of the 10,000 dwelling requirement to be delivered up to 2026.
7.4 The Strategic Housing Land Availability Assessment (SHLAA) published in June 2009 has provided evidence about the extent to which capacity exists across the Peak Sub Region to accommodate the growth required by the East Midlands Regional Plan. It indicates differing degrees
56 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
of capacity to accommodate growth across the different settlements of the Peak Sub Region without making any policy decisions or providing any indication of a willingness on the part of the two Local Planning Authorities to grant planning permission.
7.5 The SHLAA indicates that, within the Core Strategy area, there is a potential supply of land for 10,665 houses over the 15 years 2008 to 2022. Of that, 4,998 are within the Derbyshire Dales and 5,667 are within High Peak. Furthermore the SHLAA indicates that there appears to be potential within most of the main settlements in the Core Strategy area to deliver additional housing.
7.6 This evidence and the outcomes of the consultation undertaken in respect of the Issues and Options and the Growth Options has enabled the local planning authorities to determine the overall distribution of housing over the period to 2026.
Core Strategy Policy CS 13
Strategic Housing Development
During the period 2006 to 2026, provision will be made for 10,000 dwellings across the Plan Area in order to meet the requirements of the East Midlands Regional Plan as follows:
Committed New Total
Within Outside current Settlement settlement
Derbyshire Dales
Ashbourne 173 125 450 748
Matlock/Wirksworth 996 197 346 1539
Southern Parishes 30 4 100 134
1199 326 896
Completions 2006-2009 640
National Park Completions 198 2006-2009
Rural Affordable Housing 340 Programme 2009-2026
Housing Development within 402 National Park 2009-2026
Total 4001
Local Development Framework 57 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Committed New Total
High Peak
Glossopdale 271 535 250 1056
Central Area 84 550 700 1334
Buxton 825 800 600 2225
1180 1885 1550
Completions 2006-2009 1126
National Park Completions 20 2006-2009
Rural Affordable Housing 170 Programme 2009-2026
Housing Development within 70 National Park 2009-2026
Total 6001
Grand Total 10002
Within the overall provision outlined above, the Council will require all new residential development to address the housing needs of local people by:
a) Meeting the requirements for affordable housing within the overall provision of new residential development;
b) Providing a range of market and affordable housing types and sizes that can reasonably meet the requirements and future needs of a wide range of household types, based on evidence from the Strategic Housing Market Assessment or successor documents.
c) Providing a mix of housing that contributes positively to the promotion of a sustainable and inclusive community taking into account the characteristics of the existing housing stock in the surrounding locality.
d) Ensuring new residential development includes a proportion of housing suitable for newly forming local households;
e) Requiring dwellings, including small dwellings, to be designed to provide flexible accommodation which is capable of future adaptation.
58 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Derbyshire Dales District Council and High Peak Borough Council will ensure provision is made for housing by:
Promoting the development of specific sites through a Site Allocations Development Plan Document which will provide guidance on the appropriate form development should take; Prioritising new housing development on previously developed land in preference to green field sites Encouraging housing development including redevelopment, infill, conversion of existing dwellings and the change of use of existing buildings to housing, on all sites suitable for that purpose taking into account other policy objectives, Encouraging the inclusion of housing in mixed use schemes where housing can be accommodated in an acceptable manner without compromising other planning objectives, Encouraging the redevelopment of existing areas of poor quality housing.
The release of land for housing will be phased to ensure a continuous supply of housing land throughout the plan period, and in order to minimise the impact upon infrastructure. Details of phasing will be set out in the Site Allocations Development Plan Document.
Derbyshire Dales District Council and High Peak Borough Council will monitor actual and forecast provision against the requirements of the East Midlands Regional Plan through the Annual Monitoring Report and its housing trajectory. If necessary it will review the Strategic Housing Land Availability Assessment and/or review the site Allocations Development Plan Document to bring forward additional sites for housing in locations consistent with the spatial strategy and policies of the Plan.
Affordable Housing (Strategic Objectives SO10 & SO11)
7.7 PPS 3: Housing, sets out that local planning authorities can seek the provision of affordable housing through the planning system where there is strong evidence on need. To demonstrate the need for affordable housing within the Peak Sub Region both Councils, along with the Peak District National Park Authority commissioned a Joint Housing Needs Survey, a Strategic Housing Market Assessment, and an Affordable Housing Viability Assessment.
7.8 Affordable Housing is a key issue in the Core Strategy area due in part to the high cost of houses, and the relative low incomes of resident based employment. Both the Housing Needs Survey and the Housing Market Assessment suggest that there is a need to increase the overall level of affordable housing provision. The Housing Needs Survey indicated a need of between 443 and 591 per annum for new affordable dwellings to meet backlog and emerging needs. Affordable Housing is also recognised as an important issue within the Regional Plan, which sets a target for the delivery of 6,100 affordable homes across the whole of the Peak Sub Region for the period up to 2026. This equates to approximately 61% of the total housing numbers for the whole of the Peak Sub Region as set out in the Regional Plan.
7.9 Derbyshire Dales, High Peak and the Peak District National Park have recently concluded their “Single Conversation” with the Homes and Community Agency. The Local Investment Plan indicates that £20 million will be available for the delivery of affordable homes across the Peak Sub Region over the period 2010-2014, and equates investment in 214 units. To achieve this
Local Development Framework 59 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
level of investment will require pro-active partnership working with Registered Social Landlords and local communities, both in the short and medium to long term. The Rural Housing Enabler will facilitate much of this partnership working, particularly in the more rural areas.
7.10 Although the private sector remains the largest house builder in the Peak Sub Region it is recognised that the provision of affordable housing can affect the profitability and, ultimately, the viability of housing development. The Affordable Housing Viability Assessment has sought to demonstrate the levels at which housing development is capable of being delivered profitably and at the same time providing an appropriate level of affordable housing.
7.11 The results of the Affordable Housing Viability Assessment indicates that in the Glossopdale Sub Area that the land values and house prices are not sufficient to facilitate the delivery of even the lowest levels of affordable housing. Elsewhere in the plan area land values and house prices suggest that development is capable of delivering affordable housing without affecting the profitability of sites, at up to 60% of all dwellings brought forward. However the proportion of affordable housing capable of being delivered varies from Sub Area to Sub Area and from development scenario to another. However in general higher levels of affordable housing are capable of being delivered within Derbyshire Dales.
7.12 There are several types of affordable housing, however the predominant tenures are either social rented or shared ownership (also known as intermediate housing). The Housing Needs Survey indicated that the predominant need was for social rented units rather than shared ownership, and that 80% of all new affordable housing should be social rented and 20% shared ownership. Whilst the delivery of higher proportions of social rented properties can have an impact upon the viability of sites for developers, the availability of funding for shared ownership, both for Registered Social Landlords and potential purchasers has been restricted in the current economic climate. Consequently the local planning authorities will seek to ensure that the mix of affordable housing brought forward on each site is appropriate to meet local needs, and does not have an adverse effect upon the viability of sites.
7.13 Detailed guidance on the affordable housing policies set out below will be included within an Affordable Housing Supplementary Planning Document.
Core Strategy Policy CS 14
Strategic Affordable Housing Policy
Derbyshire Dales District Council and High Peak Borough Council will seek to maximise the delivery of affordable housing across the plan area by working in partnership with the Homes and Community Agency, Registered Social Landlords, Developers and Local Communities.
In order to address the need for affordable housing, residential developments should ensure that the following proportions of residential units are provided as affordable housing as follows:
Derbyshire Dales
45% affordable housing on sites of 25 units or more
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33% affordable housing on sites of 3-24 units
High Peak
30% affordable housing on sites of 25 units or more
20% affordable housing on sites of 5-24 units
In assessing applications where the provision of affordable houses proposed is below the requirements set out above, the local planning authorities will require applicants to provide evidence by way of a financial appraisal to justify a reduced provision.
The affordable housing provision should seek to achieve a target of 80% social rented accommodation with the balance being provided as intermediate housing. These proportions may be varied where justified and with agreement with the local planning authorities.
Where appropriate for specific sites, criteria setting out variations in the form the contribution should take, including tenure will be provided in the Site Allocations Development Plan Document. Additional detail will be provided in the Affordable Housing SPD.
In determining applications for residential development below the above thresholds, that would increase the net overall stock of unrestricted market housing, the local planning authorities will seek to negotiate a financial contribution towards the provision of affordable housing on suitable sites elsewhere within the plan area.
7.14 The past delivery of affordable housing across the plan area has occurred by negotiation with private sector housing developers, and by way of “rural exceptions”, whereby sites have been brought forward solely for affordable housing when in normal circumstances they would not have been appropriate locations for new open market housing, much of which has been pro-actively been facilitated by the Rural Housing Enabler. Affordable Housing provided on rural exception sites deliver much needed housing to those in local need. The local planning authorities will continue to support the provision of affordable housing on rural exception sites.
Core Strategy Policy CS 15
Exception Sites
In exceptional circumstances, proposals for affordable housing on sites that would not normally be released for housing development will be supported provided that:
The development is of a size and type which can be justified by evidence of need from a local housing needs survey; The affordable housing would meet a genuine local need as defined in the Core Strategy; There is reasonable access to at least a basic range of services and facilities appropriate to the form of housing proposed; Appropriate safeguards are put in place that ensure that the housing will remain affordable for successive occupiers in perpetuity;
Local Development Framework 61 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
The site is located within or adjoining the built framework of the settlement; The development takes full account of environmental considerations
Gypsies, Travellers and Travelling Show People (Strategic Objectives SO10 & SO11)
7.15 A Derbyshire Gypsy and Traveller Accommodation Assessment (GTAA) was completed in 2008. The study looked at the pitch provision and requirements of gypsies, travellers and travelling show people across the County. It found there were a total of 93 authorised pitches in the County largely concentrated in North East Derbyshire and South Derbyshire. In the plan area it found that there was a relatively small gypsy/traveller community with two authorised pitches in Derbyshire Dales. In terms of unauthorised pitches the study found that there was significant number in Derbyshire Dales but these were largely the same group at different locations. In High Peak the study found that there were no authorised pitches and only a sporadic history of unauthorised encampments.
7.16 The Study assessed pitch requirement for the five years from mid 2007 and identified that there was the minimum requirement of 58 pitches in Derbyshire. The breakdown of this requirement is set in Table 8 below:
Local authority GTAA pitch requirement 2007-2012
Amber Valley 1
Bolsover 1
Chesterfield 0
Derby UA 16
Derbyshire Dales 2
Erewash 0
High Peak 0
NE Derbyshire 19
Peak District National 0 Park
South Derbyshire 19
Total 58
Table 8 Gypsy and Traveller Pitch Requirements for Derbyshire
7.17 The findings of the study have been incorporated into the Regional Plan which requires that a minimum of two pitches be found in Derbyshire Dales and that any needs arising beyond 2012 will need to accommodated as necessary. The Regional Plan does however infer that there may be scope to review the overall distribution of future pitch requirements.
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7.18 The strategy will therefore be to work in partnership with the Gypsy community and other relevant agencies to facilitate the provision of the identified need, and any future need beyond 2012. Any sites that come forward outside of this partnership working will be determined by reference to a criteria based policy that seeks to ensure an appropriate balance is achieved in relation to protecting the landscape character of the area, providing adequate amenities for occupants and not having an adverse impact on residential amenity of existing properties.
7.19 The identification of specific sites for gypsy and travellers will be brought forward through the Sites Allocations DPD.
Core Strategy Policy CS 16
Gypsies, Travellers and Travelling Show People
Derbyshire Dales and High Peak Borough Council will work with the Peak District National Park Authority, Derbyshire County Council, Derbyshire Gypsy Liaison Group and other stakeholders to ensure that the identified need for pitch provision for gypsies, travellers and travelling show people within the Plan Area is met.
The provision of sites for Gypsy, Traveller and Travelling Show People sites, will be supported provided that:
The development does not have an adverse impact upon the character or appearance of the landscape or sites/areas of nature conservation value; The site should be well located on the highway network and provide safe and convenient vehicular and pedestrian access and adequate parking, and not result in a level of traffic generation which is inappropriate for roads in the area; The site must provide adequate on site facilities for parking, storage, play and residential amenity (including basic essential services such as water and sewage disposal); In the case of permanent sites, there should be reasonable and convenient access by foot, cycle or public transport to schools, medical services, shops and other community facilities; The site should not be visually intrusive nor detrimental to the amenities of adjacent occupiers; Adequate levels of privacy and residential amenity for site occupiers should be provided.
Climate Change (Strategic Objective SO13)
7.20 Tackling climate change is a national priority. The long-term aim is to reduce carbon dioxide emissions by 80% below the 1990 baseline by 2050 and this is now a statutory duty embedded in the Climate Change Act 2008. National planning policy advice indicates that climate change considerations should be integrated into all spatial planning considerations including transport, housing, economic growth, regeneration, water supply and waste management. Where appropriate the planning system should contribute to reducing emissions (mitigation) and take into account the unavoidable effect of climate change (adaptation). Tackling climate change is therefore a key element that the Core Strategy has to address.
Local Development Framework 63 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
7.21 In accordance with Government advice in PPS1 Climate Change Annex Derbyshire Dales District Council, High Peak Borough Council and the Peak District National Park commissioned a feasibility study to assess the potential for renewable and low-carbon technologies, including micro-generation, across the Peak Sub Region. It assessed the capacity and potential for renewable and low carbon technologies. It concluded that there was potential for a range of different types renewable/low carbon technologies to be used across the Peak-Sub Region. In particular it indicated that solar thermal and photo voltaic, heat pumps, small scale wind technologies and some medium wind technology in Derbyshire Dales had the potential to address climate change locally. It also found that there was potential for the use of combined heat and power schemes and decentralised district heating schemes especially in larger developments.
7.22 The study included a landscape sensitivity assessment that indicated that the high landscape quality of the Peak Sub Region was generally a constraint to renewable energy developments particular to large scale developments.
7.23 It made a number of recommendations including:
A requirement for all new developments to have an energy statement that will demonstrate how the development complies with statutory regulation and planning policy. Setting targets for renewable energy consumption using differential targets for domestic and non domestic development and set a tiered target based on planning use or the use of standards based on achieving set levels in the Code for Sustainable Homes (CSH) and Building Research Establishment Environmental Assessment Method (BREEAM) A policy for stand alone renewable energy development that could be used to export energy to the grid or district heating schemes. A policy to support anaerobic digestion to include criteria to safeguard the landscape and environment. Policies to promote heating networks and decentralised energy. . Using a carbon offset fund instead of targets to fund energy efficiency improvements in the existing housing stock.
7.24 This approach reflects the energy hierarchy set out in the Regional Plan:
Reduce the need for energy To use energy more efficiently To use renewable energy Any continuing use of fossil fuels to be be clean and efficient for heating and co-generation
7.25 Residential development accounts for approximately a third of all carbon emissions and therefore promoting low carbon residential development is one means of addressing the challenge of climate change. The Peak Sub-Region Climate Change Study considered that it is easier to achieve large contributions to energy demand from renewable/low carbon in domestic rather than industrial or commercial developments.
7.26 Whilst the Code for Sustainable Homes aims to reduce carbon emissions and create homes that are more sustainable there are extra costs required to achieve Level 3 and above of the Code. This could adversely affect the viability of delivering other objectives of the Core Strategy such as affordable housing. The strategic approach is therefore one of working with developers bringing
64 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
forward new residential development to achieve as high a level of the Code as viably possible without compromising on the achievement of other objectives. A similar approach will be taken in relation to commercial development and the BREEAM standards.
7.27 The strategic approach will therefore be to mitigate the effects of climate change without adversely affecting the quality and distinctiveness of the local environment by:
directing development to sustainable locations promoting low carbon sustainable development maximising carbon reductions in new build by reducing the need for energy, using energy more efficiently and generating energy from low carbon or renewable sources
Core Strategy Policy CS 17
Climate Change
Derbyshire Dales District Council and High Peak Borough Council will encourage and support the provision of renewable and low-carbon technologies, including micro-renewables through new development in order to address the challenge of climate change.
This will be achieved by:
Supporting opportunities to deliver decentralised energy systems, particularly those which are powered by a renewable or low-carbon source in all developments; Ensuring that commercial scale renewable energy generation developments are supported through an informed comprehensive environmental assessment which will be based upon the individual and unique circumstances of each case, ensuring that the wider environmental benefits of renewable energy are assessed against the impact upon the environment; Promoting energy efficiency and the use of renewable/low carbon energy in new development and through retro-fitting; Ensuring that new development is built to a standard which minimises the consumption of resources during construction and thereafter in its occupation and use; Ensuring that new developments demonstrate high standards of energy efficiency; Incorporating energy-efficient passive solar design principles wherever possible; Maximising opportunities for the micro-generation of renewable energy; Requiring new homes are built to the highest viably possible level of the Code for Sustainable Homes; Requiring commercial developments are built to the highest viably possible BREEAM standards; Promoting sustainable waste management and recycling; Promoting the use of sustainable design and construction techniques including the use of recycled materials in construction; Promoting high water efficiency standards and measures to recycle and minimise water consumption.
Local Development Framework 65 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
7.28 In order to assess the sustainability of new development proposals all planning applications for new built development will be required to be accompanied by an energy statement, which sets out:
How consideration has been given to the sequential application of the energy hierarchy to achieve a reduction in carbon emissions. How the use of renewables and low carbon energy generation has been maximised. The level of expected energy and carbon dioxide savings from energy efficiency measures and renewable/low carbon energy included within the development proposals.
7.29 The Peak Sub Region Climate Change Study, taking into account local constraints in relation to the opportunities for the installation of low/zero carbon technologies in domestic new build and the limited opportunities of generating electricity from renewable in non-domestic development possibilities, recommended a tiered target based approach to renewable energy
generation in new development, and a policy approach that focuses upon equivalent CO2 emissions. New development will therefore be expected to demonstrate in their energy statement how their proposals are contributing to the achievement of these targets:
End Use Renewable Energy Target (% CO2 Equivalent of Gross Demand) Reduction (%)
Domestic 14 8
Non Domestic (Offices, Hotels, 10 6 Leisure)
Non Domestic (Other) 6 3.5
Table 9 Renewable Energy Targets & CO2 Equivalent Reduction
7.30 To ensure that the extra costs associated with renewable energy generation does not affect the viability of new development the targets will only apply to residential development of five dwellings or more and for non domestic development over 1,000 m2.
Development Management Policy DM 3
Renewable Energy Generation and Low Carbon Development
In order to address the challenge of climate change proposals for new development will required to demonstrate by way of the submission of an energy statement the level of expected energy and carbon dioxide savings from energy efficiency measures and renewable/low carbon energy included within the development proposals.
Residential developments of 5 dwellings should ensure that at least 14% of the developments energy demand is provided from renewable sources or that the development is able to achieve
an 8% reduction in CO2 emissions based upon the procedure set out in Part L of the Building Regulations 2006
66 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Proposals for offices, hotels and leisure uses over 1000 square metres should ensure that at least 10% of the developments energy demand is provided from renewable sources or that
the development is able to achieve an 6% reduction in CO2 emissions based upon the procedure set out in Part L of the Building Regulations 2006
Proposals for other non residential development over 1000 square metres should ensure that at least 6% of the developments energy demand is provided from renewable sources or that
the development is able to achieve an 3.5% reduction in CO2 emissions based upon the procedure set out in Part L of the Building Regulations 2006
In determining applications for proposals where the renewable energy generation or CO2 emissions is below the above requirements, the local planning authorities will require applicants to provide evidence justifying a reduced provision.
Open Space and Recreational Land (Strategic Objectives SO12 & SO14)
7.31 Open spaces for sport and recreation are essential for achieving sustainable development, as they provide opportunities for exercise and social interaction amongst local residents, for the benefit of the health and well being of the wider community.
7.32 The Peak Sub Region Open Space, Sport and Recreation Study assessed the demand and supply of open space, sport and recreation facilities. It also undertook an assessment of quantity and quality of different types of open spaces along with their accessibility and value to the local community. The study concluded that there was an abundant supply of high quality open space for sport and recreation across the plan area.
7.33 Whilst the study found that the quality and quantity of open space and recreation facilities across the plan area were in most cases sufficient to meet the needs of the population, it found that the area would benefit from some additional provision in relation to indoor sports facilities, swimming pools and sports pitches.
7.34 In order to address the quality of facilities Derbyshire Dales District Council is currently bringing forward a new £12million Central Area Leisure Centre on the outskirts of Matlock. This will incorporate a new swimming pool that meets regional and county level competition requirements, a main sports hall comprising county standard badminton courts along with facilities for indoor hockey, basketball, volleyball, five-aside football, netball, gymnastics and cricket nets. A second hall will accommodate facilities such as a fitness gym, aerobics, dance, fitness classes, martial arts, table tennis and yoga.
7.35 Across the plan area the open space and recreation study found that demand for allotments far exceeded provision. As local communities become continue to more aware of economic and environmental benefits of sustainably grown food, it is envisaged that demand for allotments will continue to increase and therefore shortage in provision will need to be addressed.
7.36 The strategy will therefore be to ensure that both the quantity and quality of open space, sport, leisure and recreation facilities throughout the plan area is maintained and wherever possible enhanced, with the loss of any such facility only being countenanced if there is either a subsequent quantitative or qualitative increase in overall provision.
Local Development Framework 67 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Core Strategy Policy CS 18
Provision of Open Space and Recreation Facilities
Derbyshire Dales District Council and High Peak Borough Council will seek to protect, maintain and where possible enhance existing open spaces and recreation facilities in order to ensure their continued contribution to the health and well being of local communities. This will be achieved by:
Ensuring that there is a presumption against any development that involves the loss of a sport, recreation or play facility except where it can be demonstrated that alternative facilities of equal or better quality will be provided in an equally accessible location as part of the development or the loss of open space would be outweighed by the public benefits of the development ; The provision of new and/or improved leisure facilities in Matlock, New Mills, Buxton and Glossop. Encouraging improvements to existing recreation, play and sports facilities within communities and providing new opportunities in accordance with the aims of the Peak Sub Region Open Space, Sport and Recreation Study; Providing accessible green spaces within our towns and villages, especially where new development takes place, and by creating safe environments for walking and cycling within and adjoining our towns and villages, where access is compatible with environmental designations; Improving play, sports and other public open space provision through requiring all new residential developments to make provision for appropriately designed public open space, through on site provision of new open space or where not considered feasible by financial contribution to enhance or create off-site provision and management of public open space; Requiring all new residential developments to provide appropriately designed informal public open space on site and to include the provision of designed good quality play spaces; Creating new play spaces for children and young people within existing informal open spaces; Improving informal leisure opportunities created by green infrastructure within settlements; Encouraging the provision of allotment gardens to meet local needs.
Where development would result in the loss of a recreation or amenity space, the Council will impose conditions or seek to negotiate a section 106 Obligation to ensure that replacement provision is provided at the earliest possible opportunity following the loss of a facility.
7.37 Provision for open space and recreation is clearly important to the health and well being of the area. In accordance with advice in PPG17 the Peak Sub Region Open Space, Sports and Recreation Study has identified local standards for the provision of both open space and built facilities. These are set out below in Table 10:
68 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Derbyshire Dales Local High Peak Local Planning Planning Authority Area Authority Area
Children's Play
Equipped children's play 0.04 0.11
0.93 2.55
Outdoor Sports Facilities
Outdoor Sports Facilities 1.82 1.05
42.23 24.36
Open Space
Parks and Gardens 0.82 1.15
19.03 26.68
Semi/Natural Green 1.41 1.18 space 32.71 27.38
Amenity Green space 1.29 0.44
29.93 10.21
Allotments 0.17 0.22
3.94 5.10
Civic Space 0.01 0.01
0.23 0.23
Indoor Sports facilities (2)
Sports Halls 41.7 44.5
Swimming Pools 22.7 12.3
Fitness Provision 9.2 14.1
Table 10 Open Space Requirements per dwelling Figures in italics are the recommended standards (hectares per 1,000 population), whilst the figures in bold are the open space requirements per dwelling in sq. metres.
1. Figures in italics are the recommended standards (hectares per 1,000 population), whilst the figures in bold are the open space requirements per dwelling in sq. metres. 2. Quantity standard per 1,000 people (sq. metres)
Local Development Framework 69 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
7.38 New housing developments will need to provide access to open space provision in addition to private and communal space in accordance with these standards. The requirements for on-site or off-site provision will however vary according to the type of open space to be provided. Given that the towns and villages across the Plan area are set in natural surroundings generally with ready access to the countryside developer contributions for Semi/Natural Green Space and Amenity Greenspace will not be sought. In all other cases appropriate on-site provision will be negotiated with developers on an case by case basis in accordance with the standards, having regard to the location and characteristics of the site.
7.39 A financial contribution, where appropriate, will be required for the following typologies to either make up a deficit, enhance existing or to provide new facilities.
Parks and Gardens. Allotments. Civic Space.
7.40 The details of the relevant level of financial contribution will be provided in the Developers Contribution Supplementary Planning Document
Equipped Children's Play Areas
7.41 Residential developments will generally be required to meet the need for children's play on-site, either as an integral part of the design, or by way of a financial contribution which will be used to install or upgrade play facilities in the vicinity of a proposed development. Any new residential development in areas of inadequate public open space, or where existing provision would become inadequate because of the development, the Council will generally require either the provision of new on-site open space or a financial contribution towards the cost of new off-site provision. In all cases a commuted sum for the future maintenance of the provision will be required. Further details will be set out in the Developer Contributions SPD.
7.42 The Fields in Trust (FIT) recommended minimum area of a formal LAP (Local Area for Play) is approx. 0.01ha, or 100 sq. metres (0.01ha). Similarly, the FIT recommended area of a formal LEAP (Local Equipped Area for Play) is approx. 0.04 hectares, or 400 sq. metres. Therefore, on the basis of the above standards a significant amount of new housing development is required to warrant on-site provision of formal children’s play space of an FIT standard. Consequently with the exception of larger sites the provision for children’s play space will take the form of developer contributions to up-grade equipped children’s play facilities in the vicinity of the development.
7.43 To ensure a high quality of design and layout some informal open space provision will generally be required on-site. The extent of informal open space provision will be determined on a case by case basis taking account of site size, shape, and topography.
70 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Development Management Policy DM 4
Provision for Open Space and Outdoor Play Space in New Housing Developments
Residential developments which would increase or create a quantitative or qualitative deficiency in open space and outdoor play space in the locality of the development site will only be permitted where the development includes appropriate levels of open space commensurate with the size and scale of the development in accordance with the local standards.
Where it is not considered feasible to provide the required open space on site the Council will seek to negotiate a financial contribution towards the provision and subsequent maintenance of new open space in the locality or the upgrading of existing facilities nearby which are accessible to the development permitted.
Transport and Accessibility (Strategic Objectives SO10, SO12 & SO14)
7.44 Derbyshire Dales and the High Peak sit between two important national corridors; the M1 and M6. The former of these, the M1, passes through Derbyshire’s eastern edge and is an important draw for those Districts with direct access to it. The main access junctions are Junctions 28 and 29 (both of which are known to be congested). The A6 forms the main route along which many settlements have historically formed, including Cromford, Matlock, Darley Dale, Bakewell, Buxton and Chapel-en-le-Frith. To the north of the High Peak area, the A57 provides connectivity to Sheffield, with the A628(T) also providing connections to South Yorkshire and Manchester for the Glossop area. The A57 and A628 in Glossopdale are heavily used trans-Pennine routes. These routes and surrounding networks suffer from traffic congestion and associated environmental, economic and social problems.
7.45 To the south of the plan area the A52 links Ashbourne with Derby and Stoke on Trent, whilst the A50 provides a strategic link between Derby and Stoke on Trent. The latter by passing villages such as Doveridge and Sudbury to the north.
7.46 Access to shops, key services, facilities, training and employment is important to maintaining quality of life. The rural nature of the plan area means that accessibility is a key issue, with many of the more isolated rural settlements having limited or no public transport access. The continued sustainability of these settlements is important to maintaining the local distinctiveness of the plan area, and as such the strategy required to deliver this will need to focus on meeting local housing need and improving accessibility.
7.47 An assessment of the current transport and access conditions in the plan area (8) identified traffic congestion hotspots across the plan area as the A57, A628 and A6016 in Glossopdale, the A6 and A53 junctions in Buxton, the A6 in New Mills, and Ashbourne and Matlock town centres. The reason for congestion varies from location to location but can include leisure, shopping and school runs. However, the most significant single contributor to trips on the local highways network
8 North Derbyshire Local Development Frameworks: Derbyshire Dales and High Peak Stage 1: Strategic Transport Issues Report, Derbyshire County Council
Local Development Framework 71 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
are journeys to work. Many residents in Derbyshire Dales travel to Derby, Sheffield and Amber Valley to work. In High Peak, even higher numbers commute to neighbouring Stockport, Manchester and Tameside.
7.48 The assessment has also highlighted areas that have limited access to key services and facilities such as healthcare, eduction, shopping and post offices. Map 4 below identifies that the more rural parts of High Peak and Derbyshire Dales have the least access to key services and facilities.
72 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Map 5 Access to key services and facilities
Local Development Framework 73 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
7.49 The Rural Accessibility Study commissioned by Derbyshire Dales and Derbyshire County Council sought to review accessibility issues to the south of the A52. It found that this part of the plan area suffered particularly from a poor range of local services and facilities and limited public transport options to access services elsewhere.
7.50 The Derbyshire Dales and High Peak Accessibility Strategy focuses on the ease which local residents can reach essential services such as health care, employment opportunities, education, leisure and recreation facilities. The Sustainable Community Strategy has sought to embed issues relating to access to services across all it's activities. The Derbyshire Dales and High Peak Accessibility Strategy will assist in delivering this objective.
7.51 The current dispersed settlement pattern across the plan area means that access to services is a major issue. By shaping patterns of future development and influencing the location, scale, density and mix of land uses, the Core Strategy can help reduce the need to travel, reduce the length of journeys, congestion and make it safer and easier for people to access jobs, shops, leisure facilities and services by means of transport other than by private car.
7.52 However improving accessibility to key services and facilities is not something the Core Strategy can achieve on its own. Effective partnerships with organisations such as Derbyshire County Council, the Highways Agency, Network Rail, public and community transport operators will be required. There are currently three partnerships that are significant for the plan - the Derbyshire Dales and High Peak Accessibility Partnership, High Peak and Hope Valley Community Rail Partnership and the Derwent Valley Community Rail Partnership
7.53 Derbyshire County Council has a particularly critical role to play, not just as the local highways and public transport authority but by taking the lead on matters such as public rights of way, leisure routes, cycleways and accessibility.
Core Strategy Policy CS 19
Accessibility
Derbyshire Dales District Council and High Peak Borough Council will seek to ensure that development is managed in order to minimise the need to travel by unsustainable modes of transport.
This will be achieved by:
Ensuring that additional growth within the Market Towns, Larger Settlements and Villages is managed and where possible, accompanied by accessibility improvements; Promoting a balanced distribution of housing and employment; Promoting the use of local cycleway and pathway networks to improve choice of travel and to ensure safe access to developments on foot and by bicycle; Encourage and promote improvements to public transport networks in association with the Local Highway Authority and where possible, secure infrastructure improvements including contributions levied from significant developments; The development of social, cultural and community facilities in locations that allow for ease of access by multiple methods of transportation;
74 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Ensuring that new development can be integrated within existing or proposed transport infrastructure to further ensure choice of transportation method and enhance potential accessibility benefits; Providing support to demand-responsive public transport as part of the wider strategy to improve accessibility, particularly in the rural areas; Supporting proposals for new community assets and facilities where these are required to meet the needs of the Plan Area or lead to the provision of additional assets that improve community well-being. Ensuring that facilities are well related to public transport infrastructure and provide high standards of accessibility to all sectors of the community. Supporting innovative schemes to secure the local delivery of public services in rural communities and other areas with poor public transport, in particular the delivery of some services through the use of mobile services and technology will be encouraged where this results in better local provision.
Proposals involving the loss of community assets and facilities including land in community use, community/village halls, village shops and post offices, schools, nurseries, places of worship, health services, care homes, convenience stores, libraries, public houses and other community facilities will not be supported unless it can be demonstrated that the existing use is no longer financially or commercially viable and there are no other means of maintaining the facility.
Throughout the Plan Area, emphasis on the provision of alternative forms of transport will be balanced against the necessity to make suitable provision for the private car as a reflection of its important role as a mode of transport for those residing or working in isolated rural areas. This provision will take the form of adequate parking provision for residential and commercial developments throughout the Plan Area.
Travel Plans should be implemented for major developments or those developments where there are significant transport implications.
Provision of Community Facilities and Infrastructure (Strategic Objective SO12)
7.54 Community services and facilities include education, health and social services, public and emergency services, village halls, community buildings, social clubs, libraries, cultural facilities, places of worship, allotments and cemeteries. The term “infrastructure” is used to refer to all of the social, physical and “green” facilities needed for the proper functioning of the Plan Area and the communities within it, having regard also to the interaction with the surrounding areas and includes the provision of infrastructure by the Utility Companies such as Severn Trent Water, and United Utilities.
7.55 The approach towards infrastructure is firstly to make the most of the capacity of existing infrastructure, encouraging behavioural change where this will enable more efficient use of the existing infrastructure, remedying any major deficiencies in existing infrastructure and providing new infrastructure that is needed to serve the new development proposed in this Core Strategy.
Local Development Framework 75 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 7 Promoting Healthy and Sustainable Communities
Core Strategy Policy CS 20
Infrastructure
The release of land for development will be dependant on there being sufficient capacity in the existing local infrastructure to meet the additional requirements arising from new development. Suitable arrangements will be put in place to improve infrastructure, services and community facilities, where necessary.
This will be achieved by:
Providing for health and social care facilities, in particular supporting the Strategic Services Development Plan of the Primary Care Trust, the provision of new and improved health and social care facilities; Ensuring that new development will not harm or be prejudicial to improving educational attainment, accessibility to services and jobs, and the health and well-being of local communities; Securing the physical infrastructure to support the requirements of education, skills and lifelong learning strategies; Securing new transport infrastructure to encourage modal shift and where relevant address traffic congestion Facilitating enhancements to the capacity of education establishments throughout the Plan Area; Providing for strategic enhancement of the energy supply network;
Arrangements for the provision, or improvement of infrastructure, to the required standard will be secured by planning obligation or, where appropriate, via conditions attached to a planning permission. This will ensure that the necessary improvements can be completed prior to occupation of development, or the relevant phase of a development. The adequacy of infrastructure provision throughout the Plan Area will be the subject of regular reviews between the Councils, the Primary Care Trust, Education and Transport Authorities and utility providers to inform the monitoring and implementation of the Core Strategy.
Derbyshire Dales District Council and High Peak Borough Council will work with service and infrastructure providers with the aim of ensuring the delivery of adequate infrastructure and services, to serve the development needs of the Plan Area. Consideration will be given to ensuring that any adverse impacts arising are minimised, and that decisions on the provision of such infrastructure are taken on the basis of environmental sustainability as well as cost. Particular attention will be given to addressing the needs of those areas which experience economic and/or social deprivation.
76 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
Sub Area Strategies
8.1 The preceding sections have sought to provide an over arching strategy for the plan area to address the three main themes identified in the Spatial Portrait. However spatial planning is not just about setting an overall strategy it is about identifying a strategic approach for each part of the plan area.
8.2 The plan area has been divided into six sub areas that each have their own characteristics and features and are based upon Travel-to-Work Areas.
Glossopdale Matlock/Wirksworth
High Peak Central Ashbourne
Buxton Southern Parishes
Local Development Framework 77 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
Map 6 Distribution of Sub-Areas in the Core Strategy Area
8.3 The sub areas are considered to be the most appropriate basis for strategic planning across the plan area. The following section sets out the development strategy for each of the six sub areas.
78 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
Glossopdale
Glossopdale Sub Area Spatial Portrait
8.4 Glossopdale is comprised of the distinct settlements of Glossop, Hadfield, Tintwistle, Simmondley, Charlesworth and Gamesley. Glossopdale is an area of contrasts with historic mill towns, rural villages and large residential areas all contained within the dramatic landscape of the Dark Peak.
8.5 Glossopdale covers an area of 2,350 hectares and has a population of over 32,400 people, the majority of which live within Glossop. This area grew as a result of the 19th century textile industry in Derbyshire, and as such much of the area is characterised by rows of workers cottages and industrial mills spreading from an historic core and high street, which is home to a diverse range of independent retailers.
Map 7 Glossopdale Sub-Area
Local Development Framework 79 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
8.6 The character of each settlement within the sub area is a reflection of the growth and evolution of the area over time. The historic core of Old Glossop retains its narrow winding street pattern and dominant style of stone built cottages, workshops and farm houses, while Glossop itself is defined by the rows of terraced housing and prominent mill buildings which were built to accommodate the rapid expansion of the textile industry. This industrial heritage makes an important contribution to the local distinctiveness of Glossop and as such, large areas are covered by conservation area designations to protect buildings of architectural interest from harmful development. Gamesley to the west of Glossop was built during the 1960s as residential overspill development for Manchester. The character of this area is very different to that of the historic core with brick built detached and semi detached housing arranged around a central community centre and library, shops and a public house. The whole of Glossopdale has grown quite significantly since it’s rapid industrial expansion in the 19th century, but is now constrained by the sloping nature of the surrounding Peak District countryside. Much of the land surrounding the built up area of Glossopdale is defined as greenbelt to prevent the distinct settlements from joining up. This means that there are only limited opportunities for new Greenfield development within Glossopdale.
8.7 The proximity of Glossopdale to Manchester was a major influence in the expansion of the sub area and it remains just as influential today. Glossop and Hadfield are largely commuter settlements with a large proportion of residents travelling to work outside of the High Peak, primarily to the main urban areas of Stockport, Tameside and Manchester. Public transport links to these areas are limited, although a direct rail link provides quick and direct access between Glossop, Hadfield and Manchester. As such, the majority of commuters rely on the private car which has resulted in severe congestion, particularly through the town centre and on the A628 to the North. Problems are compounded by the large volumes of through traffic using the A57 and A628 to cross the Pennines between Manchester and South Yorkshire. Congestion on the infrastructure in and around Glossopdale is a major limiting factor in enabling growth and attracting investment to the area and has a major impact on the quality of life and the environment in the sub area.
8.8 Glossop was identified in the Peak Sub Region Retail and Town Centre Study Retail Hierarchy as one of the main retail centres within the Peak Sub Region having regard to the range of shopping and non-retail service facilities within each centre, the extent of its catchment and its current market share. Hadfield was identified as a small town and Charlesworth as a local village centre
8.9 In Glossopdale around a fifth of the working age population are employed in the manufacturing sector. Although this level has decreased significantly in recent years (Employment Land Review 2008) there has been significant growth in service sector employment over the same time scale. Glossopdale still maintains much of it’s industrial land used for manufacturing, although there is now an excess of employment land of this type across the High Peak. Much of the existing employment estates, particularly those on Dinting Lane and Dinting Vale are of a poor quality with a high proportion of old and vacant premises. Employment land in Glossopdale requires modernisation to encourage the development of offices and work spaces to assist the diversification of the economy and support the transformation of the manufacturing economy.
8.10 Housing affordability is a key issue in Glossopdale - 19.9% of households in the area were unable to afford market housing according to the 2007 Housing Needs Survey and this has major implications for the housing types and tenures required in the area. Currently, the most prominent housing type in the area is terraced comprising 44% of the total housing stock. Detached and semi detached properties account for 51% while only a small proportion of the population live in flats
80 Local Development Framework Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
or converted houses (Hometrack, 2009). The majority of residents in the area are owner occupiers although there are significant concentrations of social rented housing, particularly in Gamesley where this accounts for more than 60% of the total stock. Gamesley is ranked within the 25% most deprived wards in Derbyshire with higher unemployment, (8.6% (August, 2009), poorer health and lower life expectancy than other wards in the sub-area. This is in stark contrast to the neighbouring ward of Simmondley which ranks amongst the 25% least deprived wards in the County. Any future development, particularly that for employment and community infrastructure should be aimed at reducing inequalities that exist over small spatial scales in Glossopdale.
8.11 Many residents choose to live in Glossop because of the high quality natural and historic landscape of the town and surrounding area. House prices are more affordable compared to Manchester while access to jobs in the city is good.
8.12 Consultation responses from both the Issues and Options and the Growth options consultation highlighted the fact that Glossopdale is constrained by appropriate areas for development and congested roads. However, the studies undertaken (SHMA) suggest that there is a high level of housing need in the Glossopdale area.
Glossopdale Sub Area Strategy
Total Provision for Glossopdale 1425
Completions 369
Sites with planning permission 271
SHLAA 285
Industrial legacy sites 150 - 250
Broad Location Glossop 150 - 250
Small scale urban extensions 100-200
Total potential provision 1325-1625
8.13 Since 2006, 369 homes have been built in Glossopdale, with land within the built up area suitable for a further 550 homes. As the development strategy outlines throughout High Peak, land for 2500 homes needs to be found. In order to try and balance the competing issues in Glossopdale, it is suggested that new land for around 500 homes needs to be found between now and 2026.
8.14 In Glossopdale recent policies of housing restraint have not diminished the supply of housing, a testament to the large ‘pipeline’ of planning permissions built up in the area over several years. Glossopdale is the area of High Peak that is most widely influenced by Greater Manchester – with strong links to neighbouring areas of Tameside and Stockport, as well as Manchester City Centre. Despite a frequent and well patronised rail service, traffic congestion in the area remains acute, exacerbated by the trans Pennine A628 trunk road.
Local Development Framework 81 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
8.15 Collectively these constraints militate against significant development in the area. However the prevalence of old mill sites provides some additional opportunity for house building, especially where these are sites are no longer required for employment. The Growth options consultation suggested that some growth in the Gamesley area could be the best location for any modest Greenfield development. The Consultation also revealed very clearly the desire to see any housing in Glossopdale matched by improvements in transport infrastructure.
8.16 The most appropriate locations for future development, following the consultation exercises have been identified as
Land within the urban area Mixed use redevelopment of poor quality employment areas such as Charlestown works, Woods Mill, Hawkshead mill, Dinting area Urban extension in the Gamesley area to include employment land and a potential new railway station Small urban extensions
8.17 There are several distinct settlements which make up Glossopdale, each with its own community. Maintaining these separate settlements is important both in landscape and community terms. Existing Green Belt helps to do this and it is not the intention of this Core Strategy to amend any of the Green Belt boundaries.
8.18 Glossopdale has the capacity to capitalise on tourism. There is capacity identified for a new hotel (Hotel Demand Survey, Derbyshire and Peak District 2007) which would help attract longer stay visitors.
8.19 Woods Mill is a large area of underused land which has potential for a mixed use scheme to include leisure, retail, employment and housing. An Interim Planning Statement has been prepared for this area. The retail study indicates that there is capacity within Glossop for an additional convenience (food) store to increase the competition within the town.
8.20 Glossopdale has several heritage buildings which are in need of refurbishment. This includes the Market Hall and Town Hall. Proposals are currently being worked up to redevelop and refurbish these areas. It has long been recognised that design and materials are important elements to any development which takes place, so that new development sits comfortably with the traditional building in the area. A Glossop Design and Place making Strategy will be prepared, which will ask local people for their views on the types of development they would like to see in their area. It is proposed to adopt the strategy as SPD.
Core Strategy Policy CS 21
Glossopdale
The Council will seek to promote the sustainable growth of Glossopdale whilst promoting and maintaining the distinct identity of its settlements, provide an increasing range of employment opportunities, promote the growth of a sustainable tourist economy and meet the housing needs of the local community:
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Promoting and maintaining the distinct identity of the settlements which make up Glossopdale by:
The protection of the designated Green Belt. Ensuring the redevelopment of industrial legacy sites reflects their historic character Supporting the vitality and viability of Glossop Town Centre through the delivery of a Glossop Design and Place Making Strategy and the refurbishment and enhancement of Glossop Market Hall and Town Hall Protecting sites designated for environmental or historic value Redeveloping the Woods Mill area for a mixed use regeneration scheme, which may include leisure, retail, employment and residential uses
Providing for the housing needs of the community by planning for sustainable housing and mixed use developments by:
Supporting the development of new housing primarily on brownfield sites within the built-up area boundary. Supporting the development of new housing within the mixed redevelopment of industrial legacy sites Identifying a broad location for housing and associated development in the following location that will be the focus of land allocations in the forthcoming Site Allocations Development Plan Document. Development will be informed by specific design and planning guidance: Land to the south of Gamesley - New housing will be pursued. This should be supported by the development of employment opportunities and a potential new railway station. Allocating any small urban extensions through the Site Allocations Development Plan Document as may be required to meet the housing need of Glossopdale
Encouraging the growth of local employment opportunities and supporting the diversification and growth of local business by:
Supporting the mixed redevelopment of the industrial legacy sites Encouraging the growth of tourism including a new hotel Safeguarding existing employment sites at Brookfield, Rossington Park and Waterside for industrial and business use. Identifying suitable land allocations for industrial and business use in the Site Allocations Development Plan Document.
Supporting enhancements to key community services and infrastructure and connectivity to meet the needs of the local population
Enabling improvements to school capacity in the area Work with partners to reduce congestion along the A57 and to improve transport links to surrounding areas
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High Peak Central
High Peak Central Sub Area Spatial Portrait
8.21 The Central Area is more rural in character than Glossopdale and covers an area of 5,275ha. It comprises three main towns New Mills, Whaley Bridge and Chapel-en-le-Frith and a number of smaller settlements including Hayfield, Chinley and Dove Holes. Approximately two thirds of the 32,893 population live in the main towns, each of which has its own distinct character, and can be largely attributed to 19th century industrial development.
Map 8 High Peak Central Sub-Area
8.22 The functions of the main towns differed during the industrial revolution and this is reflected in the historic character that defines large parts of these towns today. Early growth in Whaley Bridge occurred around the basin of the Peak Forest Canal as the town became an important junction for railways and waterways, transporting coal and cotton for the textile industry. The main ribbon development of shops and services along Market Street is where many of the towns historic buildings are focused and this stretches south away from the canal basin. Although the canal is now largely redundant as a means of transporting freight, it remains an important asset to the town and makes a valuable contribution to the tourist economy. New Mills was developed as an industrial centre for textile production due to the abundance of fast flowing water through the Goyt Valley,
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which was used to power the mills. Many of the mills stand as icons of the industrial heritage in New Mills along the banks of the rivers Sett and Goyt. Residential and other development is situated high above the river. Chapel-en-le-Frith developed as a coaching and market town due to its central location in the area and its origins as the “Capital of the Peak”.
8.23 The main settlements are located across the lower slopes of the landscape which is predominantly characterised as Settled Valley Pastures. The Green Belt surrounds New Mills parts of Whaley Bridge and some of the smaller settlements.
8.24 The main industry of employment in the Central Area is manufacturing, smaller settlements in the Central Area include Chinley, Dove Holes and Hayfield which have a slightly higher incidence of other employment types including agriculture, quarrying and other business activities. The Central area has benefited from a noticeable increase in high technology employment in recent years, particularly around Chapel-en-le-Frith.
8.25 Transport links to Manchester, Stockport and Sheffield are good with direct rail routes from New Mills, Chapel-en-le-Frith and Whaley Bridge to the adjacent urban areas. Although direct rail links are available within the central area, most of those working in neighbouring districts choose to travel to work by car. New Mills and Whaley Bridge are on the western edge on High Peak Borough in close proximity to the adjacent conurbations. Chapel-en-le-Frith is more centrally located and potentially is more self contained. Commuting by car has a significant impact on congestion in the area, particularly along parts of the A6 which is used to access Stockport and Manchester from Whaley Bridge, Chapel-en-le-Frith and New Mills, as well as in town centres which act as bottle necks for through traffic. This has obvious implications for accessibility, air pollution and quality of life for local residents.
8.26 The proximity of the Peak District National Park gives certain locations, particularly Whaley Bridge and Hayfield, important roles in supporting the tourist industry as they offer good access into the National Park and areas designated as recreation zones within the Peak District. The historic character of the towns in the central area make them attractive tourist destinations in their own right.
8.27 Housing affordability is a major issue in the Central Area. Approximately 10.9% of residents in the sub region cannot afford to buy market housing which is a significant issue for those in problem housing that need to move (3.1%). (Housing Needs Survey 2007).
8.28 Access to services and facilities in the central area is generally good with most essential services such as GP’s surgeries, schools and supermarkets within 20 mins travel time, as these are predominantly located within the main market towns, around which most of the residential population is focused. The Central Area also retains over 69% of it’s main food market share, losing only a small proportion to stores outside of the sub region. Although convenience retail provision in the Central Area is accessible, many people travel between towns within the sub-area to obtain their main food shopping. This is particularly the case in New Mills which loses over 58% of its retail expenditure to Whaley Bridge and Chapel-en-le-Frith (Retail and Town Centre Study, 2009)
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High Peak Central Sub Area Strategy
8.29 The main approach to development in the Core Strategy is to focus growth in the Market Towns and identified larger villages where access to services, facilities and employment opportunities are more readily available. Within the High Peak development is to be centred around a Chapel-en-le-Frith - Dove Holes -Buxton axis. In order to deliver the housing requirements for the central area set out in Policy CS 13 a minimum of 1568 homes are to be provided in the sub area.
8.30 The following table gives a break down of the housing figures for the central area.
Total Provision for the High Peak Central area 1568
Completions 234
Sites with planning permission 84
SHLAA sites 250
Industrial legacy sites 300-459
Broad location Chapel-en-le-frith 430-530
Small scale urban extensions 100-230
Total Potential provision 1398-1787
8.31 Taking into account current committed sites (completions since 2006, sites with planning permission and sites identified through the SHLAA) a total of 1000 new homes are to be provided in the central area.
8.32 The Growth Options consultation put forward a number of possible broad locations for future housing development. It included options in the main settlements of Chapel-en-le-Frith, Whaley Bridge and New Mills which included greenfield areas and the redevelopment of industrial sites and also considered potential of the smaller settlements of Dove Holes and Peak Dale for future growth.
8.33 Within the central area new development is to a large extent constrained by existing land designations and topography, and the potential for large scale new development in New Mills and Whaley Bridge is restricted. Both New Mills and Whaley Bridge are heavily constrained by the Green Belt, location of flood plains and potential high visual impact of development. Of the two smaller settlements Dove Holes has the potential to take some small scale growth proportionate to its size in the form of extension to the urban area. It has a primary school and a small range of services and facilities. The small scale of development does not merit a broad location for growth in Dove Holes. Chapel-en-le-Frith lies outside the Green Belt and surrounded by relatively flat countryside and has correspondingly fewer constraints for new development. It is also further from the nearby conurbations and has new and potential employment land with good transport links to the wider area and a range of services and facilities including a secondary school and health care facilities. Of the two options considered the site to the south west of the town is preferred. It will provide approximately 430 new homes on an area of countryside outside the built up area boundary.
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This area is relatively flat, well related to the existing built area and it will be possible to be developed without causing significant urban encroachment into the wider landscape. Additionally the development of this area will enable to improve the towns linkages with the existing railway station. The station is at present remote from the town and new development will enable sustainable transport routes to provided between the town and station.
8.34 Throughout the central area, particularly in the New Mills - Chapel-en-le-Frith locality, there are a number brownfield sites, mainly 19th century mill sites. Many of these sites are currently allocated as Primary Employment Zones due their traditional employment use but now no longer meet the requirements of modern employment uses and are in many instances constrained by their location and poor access. The Employment Land Review Land found that High Peak had a surplus of poor quality industrial sites with the majority of these being located in the central area. These industrial sites have the potential to form part of the housing supply and can be reused for mixed use development without adversely affecting the employment opportunities in the plan area.
8.35 The preferred approach is therefore to develop land in the built up area boundaries, to allow for small scale urban extensions in all towns and to focus large scale greenfield housing development in Chapel-en-le-Frith. The preferred locations for growth are the 19th century mill sites and small scale extensions to the existing towns particularly to the east of New Mills and around Dove Holes and a broad location for growth to the south west of Chapel-en-le-Frith.
8.36 The Site Allocations DPD will determine the exact location of the sites and built up area boundaries of the towns and will provide detail to the nature of re-development on the old mill sites.
8.37 Although the central part of the High Peak is treated as one sub area, it is important to recognise that it comprises three main towns each with distinct characteristics and history. Each of these towns has distinctive characteristics and features which the Core Strategy shall seek to promote and enhance.
8.38 The distinctive characteristics and features of the three towns are the among the major tourist attractions in the sub area. The Peak Forest Canal and associated infrastructure including Buxworth Canal Basin and the Peak Forest Tramway are key attractions in the area and the Core Strategy will seek to protect and enhance these important heritage features and help promote the area as a visitor destination. The Tramway and Peak Forest Canal also provide an important sustainable transport route for visitors and local residents alike. They link the main towns and a number of the smaller settlements in the sub area. Many of the mill sites are located on the route of the Tramway and protecting and enhancing the Tramway will be important to ensuring the sustainable redevelopment of the mill sites. The Tramway runs from Buxworth Basin to Dove Holes and it is currently possible to walk it from Buxworth to the outskirts of Chapel-en-le-Frith. A feasibility study was carried out by Entec in 2004 which considered with appropriate investment and it would be possible to reinstate the full length of the tramway as a sustainable transport route. The Study has not been implemented although some interpretation has been carried out on the stretch of the Tramway from Buxworth to Chapel-en-le-Frith.
8.39 Whaley Bridge is one the main settlements in the sub area. The Bingswood Industrial Estate is located close to Whaley Bridge town centre and public transport and is adjacent to the Peak Forest Canal. It is one of the principal employment areas in the town and is an important part of the local economy, although the Employment Land Review (2008) identifies the site as being of
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relatively poor quality. Access to the industrial estate is currently through the town centre via a tortuous route through the canal basin in the Conservation Area and along narrow residential streets. Further development of the site is dependent on the construction of a new access bridge and associated access road into the industrial estate. The proposed new access, the Goyt Bridge, will connect from the existing Tesco service road and via a new access bridge and road connect into the northern edge of the Estate. The new access will create a number of opportunities for the area including removal of industrial traffic from the town centre and adjoining residential streets, opening up employment land to the north of the existing industrial estate and improving the town centre environment in particular around the Canal Basin.
Core Strategy Policy CS 22
High Peak Central Area
The Council will seek to promote the sustainable growth of the Central Area such that it reflects the historic character of the settlements, provides increasing range of employment opportunities, promotes the growth of a sustainable tourist economy and meets the housing needs of the local community. This will be done by:
Promoting and maintaining the distinct identity of the market and mill towns by:
The protection of the designated Green Belt Ensuring the redevelopment of the industrial legacy sites reflects their historic character Protecting sites designated for environmental or historic value Working with partner organisations to develop the Peak Forest tramway as a multi user trail
Providing for the housing needs of the community by planning for sustainable housing and mixed use developments by:
Supporting the development of new housing primarily on brownfield sites within the built-up area boundary Supporting the development of new housing within the mixed redevelopment of industrial legacy sites Identifying broad locations for housing and associated development in the following location that will be the focus of land allocations in the forthcoming Site Allocations Development Plan Document. Development will be informed by specific design and planning guidance. Land to the south west of Chapel-en-le-Frith - new housing will be pursued. Improvements to the towns linkages with the station will also be sought. Allocating any small urban extensions through the Site Allocations Development Plan Document as may be required to meet the housing need of the Central Area
Encouraging the growth of local employment opportunities and supporting the diversification and growth of local business by:
Supporting the creation of higher technology businesses Supporting the mixed redevelopment of the industrial legacy sites
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Encouraging the growth of tourism including protecting and promoting the Peak Forest Canal and its associated infrastructure, the Buxworth Basin and the Peak Forest Tramway Ensuring that any significant expansion, enhancement or redevelopment of the Bingswood Industrial Estate includes the provision of the new Goyt Bridge Safeguarding existing employment sites at A6, Townend and Sheffield Road, Chapel-en-le Frithfor industrial and business use. Identifying suitable land allocations for industrial and business use in the Site Allocations Development Plan Document.
Supporting enhancements to key community services and infrastructure and connectivity to meet the needs of the local population
Supporting the delivery of the Derbyshire County Primary Care Trust plans to provide new healthcare facilities in the area Enabling improvements to school capacity in the area
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Buxton
Buxton Sub Area Spatial Portrait
8.40 The town of Buxton is home to over 21,000 people in an area covering 5,275ha to the south of the High Peak Borough. Standing at approximately 1000 feet above sea level, the town is the cultural heart of the Peak District. The Spa town of Buxton became established as an important tourist destination following its expansion as a resort during the 19th century, when great numbers of people arrived in the town to take advantage of the natural thermal spring water and the recreational opportunities available in the surrounding countryside. As a result of this expansion, the form and look of the town was firmly established by the end of the 19th century and this is demonstrated in the wealth of historic Georgian architecture that exists in the town today.
Map 9 Buxton Sub-Area
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8.41 Buxton is relatively well self contained in comparison with other towns in the High Peak. Local industries employ a substantial proportion of residents within the town and so the pattern of out commuting to surrounding conurbations is less acute. Significant employers include the Health and Safety Executive and Nestle, while tourism continues to play an important role in sustaining the local economy. Approximately 6% of residents in employment work in hotels and restaurants (ONS 2007) making hospitality one of the largest employment types in the town after manufacturing, retail and health care. The University of Derby also performs a key role in the local economic structure both in terms of education and local employment. It also supports the local tourism industry by providing a range of hospitality and outdoor sports and recreation courses.
8.42 The relative self containment evident in Buxton is backed up by the quality of the retail offer in the town. Buxton has a high quality retail offer with the majority of residents undertaking their main food shopping within the town. The town also attracts spending from residents in the High Peak Central Sub-Area as well as the surrounding Peak District National Park both for convenience retail and bulkier comparison type shopping. As a result, the town contains a significant mix of different uses including shops and businesses, hotels and leisure attractions. The concentration of retail at both Spring Gardens and Higher Buxton creates a perception of a 'two centre town’.
8.43 The quality of the townscape and the countryside that surrounds Buxton make a valuable contribution to the quality of life and enjoyment of people living in and visiting the town and wider sub area. Buxton town centre has a strong traditional townscape, with many listed buildings and other historic features adding to the distinctive character of the sub-area. Significant features include the Grade 1 listed Crescent building, the Pavilion Gardens and Slopes historic parks, the Opera House and the former Devonshire Royal Hospital which is now houses the University of Derby. These buildings have received significant investment in recent years to maintain their prominence at the centre of the town. The Borough Council is working with partners to deliver the Buxton Crescent and Thermal Spa project. Upon completion, the scheme will provide a new hotel, retail units and a spa facility utilising the natural baths. The project will significantly strengthen Buxton's role as a tourist centre and act as a catalyst for further investment and improvements in the town.
8.44 The White Peak landscape that surrounds the town is also highly attractive and good access to this important natural resource is provided from the town centre amenities via a network of footpaths and bridleways. Sustainable linkages could be improved however, to enhance the role that Buxton plays in supporting sustainable tourism in the Peak District National Park. (Greenways Strategy).
8.45 Congestion is a key constraint in Buxton. The A6 corridor and A54 Macclesfield Road draw large volumes of traffic through the town centre including many heavy industrial vehicles which operate in the local quarrying industry. Rail services in the town only operate to the north in the direction of Manchester and so anyone accessing the town from the south is largely dependant on private transport. Bus services in the town are focused around the Market Street area creating two separate transport hubs for public transport. The volume of traffic passing through the town has a detrimental impact on environmental quality and general amenity for residents and visitors to the town and also restricts the ability of the town to grow.
8.46 The Buxton Sub-Area is comprised of 7 wards with distinct variations in demographic structure and social inequalities between them. There is a distinct difference in the age profile for instance between Corbar where the median age is 48-53 years and Stone Bench where it is 29-34
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years. Parts of the Stone Bench Ward, particularly Fairfield are where the highest levels of social deprivation in Buxton are concentrated. Index of Multiple deprivation scores which are calculated on the basis of access to housing and services, education, training and health deprivation indicate that Stone Bench is within the top 25% most deprived wards in Derbyshire.
8.47 There are opportunities for regeneration and renewal in the town, particularly where they may address inequalities that exist between wards. There are also many instances where investment could strengthen the role that Buxton plays, in providing services and facilities, including those for health and leisure to local communities within the sub-area. The topography of the town means that there are many changes in level across the town centre, creating barriers to access in key areas. Accessibility for local residents could be improved by ensuring that essential services are located within the most accessible locations.
8.48 Any new development within Buxton should have regard to the Buxton Mineral Water catchment area, to ensure that the quality and quantity of mineral water is not adversely affected by new development, particularly where SUDS are being proposed.
8.49 The relative self containment of Buxton and the provision of accessible services and facilities within the town, make it a sustainable location for accommodating a significant proportion of Sub-Regional housing growth. There are substantial areas of land within the town which can accommodate new development and contribute to sustainable economic growth within the town and support the regeneration of certain areas.
8.50 There are also important Heritage features in Buxton of National Importance that are to be protected. The Crescent was built as the centrepiece of the Fifth Duke of Devonshire’s plans to establish a fashionable Georgian spa town in Buxton. To this day, it probably provides the single most lasting image of any visit to the town and, as a grade 1 listed building, is one of the most architecturally significant buildings in the country. The Borough Council is keen to see the potential of Buxton's Spa heritage developed through the restoration and reuse of historic Spa buildings and investment in new Spa-related activities in a way which will perpetuate and enhance this important legacy. It is within this context that the Buxton Crescent and Spa Project has been prepared. This is a joint initiative by the Borough and County Councils to bring the Crescent, Natural Baths and Pump Room back into active use.
Buxton Sub Area Strategy
8.51 The table below indicates the supply of land available to accommodate housing growth in Buxton
Total Provision for Buxton 2748
Completions 2006-2009 523
Sites with planning permission 825
SHLAA - Sites within Built Area 400
Broad Location Fairfield 100-300
Broad Location Harpur Hill 400-1000
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Broad Location Hogshaw 100-150
Small scale urban extensions 100-200
Total Provision for Buxton Sub Area 2006- 2026 2448-3398
8.52 Buxton is not constrained by green belt outside the built up area boundary so there is some potential for small urban extensions to be built to accommodate housing growth within the town. The quality of the landscape in the surrounding countryside and the close proximity of the Peak District National Park are important factors however, which will have an effect on the design and scale of any such development.
8.53 Development to the North of Buxton in the areas of Hogshaw and Fairfield will contribute to the mix of housing types and tenures in the area, with the potential to address existing social and economic inequalities that exist within the town. The Fairfield Link Road would be required to provide suitable access to development opportunities in Fairfield. This road would also address the environmental and traffic problems currently caused by heavy goods and other commercial vehicles which pass through the residential streets to serve the Tongue Lane Industrial Estate. The road would enable housing growth and the extension of the industrial estate.A new road is also required to provide suitable access to the housing development opportunity at Hogshaw. Both new roads would link to the A6 at Fairfield Common. Both new roads will be funded by developers.
8.54 A large quantity of land has also been identified in the Harpur Hill area which could make a significant contribution to growth in the town. Derbyshire Primary Care Trust are currently consulting on options for the location of a new hospital in this area. This major new development could be complemented by some additional housing growth and provision of other community services and facilities to support the existing Harpur Hill community to the south of Buxton.
8.55 The historic character and distinctiveness of Buxton are key to the success of the town as a thriving tourist destination. The Buxton Design and Place Making Strategy Supplementary planning Document sets out a framework for development within the town centre, indicating the types of uses that are appropriate within certain areas and key considerations for potential developers that will aid the regeneration of the town. The overarching vision of the Place Making Strategy is for Buxton to become England’s leading spa town at the heart of the Peak District, offering an experience to local people and visitors alike that is consistent with that reputation. The Design and Place Making Strategy also identifies distinct quarters within Buxton town centre, each with their own unique character and junction. Their distinctiveness should be reinforced and nurtured to help achieve the vision for the town. The identified quarters of the town centre are as follows:
Higher Buxton
8.56 An independent ‘village’ within the town centre with a diverse and interesting range of businesses including shops, galleries, cafés, bars and restaurants.
Spring Gardens
8.57 A ‘smart high street’ area that contains a number of national multiples, as well as local retailers, to serve Buxton and its hinterland.
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The Station
8.58 A ‘green gateway’ to the town centre, both in terms of landscape and sustainable transport, where change has the potential to create a high quality new piece of town.
The Quadrant
8.59 A ‘cosmopolitan’ area with an interesting high quality mix of businesses including independent and branded shops, restaurants and bars.
The Crescent
8.60 A ‘premium’ area at the heart of the town centre focused on the Crescent and new spa, with links to both the University and Palace Hotel.
Pavilion Gardens
8.61 A ‘green’ leisure and cultural area focused on the Pavilion and the Opera House within an historic park setting.
8.62 The implementation of the Buxton Design and Place Making Strategy is supported by the Core Strategy, to ensure that the historic character of the town is maintained for the benefit of the local economy and quality of life.
Core Strategy Policy CS 23
Buxton
The Council and its partners will seek to establish Buxton as England’s leading spa town and consolidate its role as the principal service centre for the Peak District. This will be achieved by:
1. Protecting and enhancing the unique character of Buxton’s spa heritage, townscape and natural environment to maintain the quality of life and act as a catalyst for tourism by:
Supporting the Crescent Spa Hotel project Implementing the Buxton Design and Place Making Strategy to support the distinctiveness of the following quarters of Buxton town centre; Higher Buxton, Spring Gardens, the Station, the Quadrant, the Crescent and the Pavilion Gardens. Development within these quarters should accord with the specific development principles and design guidance specified in the Design and Place Making Strategy. Protecting the quality and supply of natural mineral water. Development, including proposals for Sustainable Drainage Systems (SuDS) should have regard to the Buxton Mineral Water Catchment Area, and Nitrate Vulnerable and Groundwater Source Protection Zones Protecting sites designated for their environmental or historical value
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Protecting natural landscapes by limiting development in the countryside. Where development in the countryside is permitted, proposals should accord with the Landscape Character SPD Supporting proposals to improve connectivity by public transport, walking and cycling to and from the Peak District National Park
2. Providing for the housing needs of the community by planning for sustainable housing and mixed-use developments by:
Identifying broad locations for housing and associated development in the following locations that will be the focus of land allocations in the forthcoming Site Allocations Development Plan Document. Development at each location will be informed by specific design and planning guidance: Fairfield – a mixed-use development will be pursued to deliver additional homes and employment opportunities. The Fairfield Link Road is required to provide safer and more efficient highways access to the development area. This road will be funded by private developers. Harpur Hill – a mixed-use development will be pursued to deliver additional homes, additional community infrastructure and employment opportunities. Public transport improvements will also be sought. Hogshaw – new housing and recreational improvements will be pursued. The Fairfield Link Road is required to provide suitable highways access to the development area. This road will be funded by private developers. The broad location will be delivered towards the end of the plan period to allow for current constraints, including Town and Village Green applications and contamination to be resolved. Supporting the development of other new housing primarily on brownfield sites within the built-up area boundary.
3. Encouraging the growth of local employment opportunities and supporting the diversification and growth of the local economy by:
Supporting the needs of local businesses including; the University of Derby, the Health and Safety Executive and Buxton Mineral Water Encouraging the growth of tourism including the provision of additional visitor accommodation and facilities that reflect Buxton’s status a spa town at the heart of the Peak District. Safeguarding existing employment sites at Harpur Hill Industrial Estate, Ashbourne Road, Tongue Lane and Waterswallows for industrial and business use. Identifying suitable land allocations for industrial and business use in a Site Allocations Development Plan Document. In particular land will be sought to accommodate B1 development.
4. Supporting enhancements to key community services, infrastructure and connectivity to allow to Buxton to consolidate its role as a self-contained service centre by:
Supporting the delivery of Derbyshire County Primary Care Trust plans to provide new healthcare facilities in Buxton Enabling improvements to school capacity in Buxton
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Planning for a new town centre foodstore and supporting improvements to the range and quality of other town centre retail and services Working with partner organisations to provide a new public transport interchange and additional public parking at Buxton Station.
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Matlock/Wirksworth
Matlock/Wirksworth Sub Area Spatial Portrait
8.63 The Matlock/Wirksworth Sub-Area comprises the two Market Towns of Matlock and Wirksworth, and its surrounding attractive countryside that sits in the Dark Peak and Peak Fringe landscape character types. The sub area has a population of 27,904, and an area of 9,472 hectares.
Map 10 Matlock / Wirksworth Sub-Area
8.64 Matlock is the administrative centre of the Derbyshire Dales, and the administrative centre for Derbyshire County Council. Its development as a Hydro town in 1880’s remains evident in the character and appearance of the town. Consequently much of the town is situated within a Conservation Area. Matlock town centre acts as a focus for the surrounding hinterland. Its administrative function results in significant daily net inward work related movements. Although the majority of the daily movements are car borne journeys, the town is however well served by
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public transport, with both bus and rail services available. There are also good public transport routes, which allow travel across the town. There are also opportunities for new development in the town that will not have an adverse impact upon its character and appearance.
8.65 Matlock was identified in the Peak Sub Region Retail and Town Centre Study Retail Hierarchy as one of the main retail centres within the Peak Sub Region having regard to the range of shopping and non-retail service facilities within each centre, the extent of its catchment and its current market share.
8.66 The recent designation of the Derby-Matlock rail line as a Community Rail line, and the introduction of hourly rail services provides real opportunities for modal shift for visitors and commuters. The relatively flat area adjacent to the River Derwent also provides opportunities for modal shift, particularly for cycling and walking.
8.67 Wirksworth is an attractive market town with medieval origins. It’s development being associated primarily with lead mining and more recently limestone quarrying. Wirksworth has a compact town centre, focused around the Market Place. Much of the town centre is designated as a Conservation Area. To the south of the town the landscape is some of the highest quality in Derbyshire. The population of the town has fluctuated over time, according to local economic conditions. It has however been at such a level as to sustain all ‘key’ services and facilities. Although the town acts as a local focus for its residents it has become a dormitory town for nearby Matlock and Derby, with considerable daily outward movements. Although the majority of these will be car borne, there are however good public transport links which allow commuting to Belper, Derby and Matlock from Wirksworth. There are many local groups working on the regeneration and re-opening of the of the Wirksworth to Duffield Railway line which would provide alternative means by transport for local residents.
8.68 Wirksworth was identified in the Peak Sub Region Retail and Town Centre Study Retail Hierarchy as a small town centre, within the Peak Sub Region with generally a limited retail offer, and the majority of local residents looking towards the larger centres both within and outside the sub-region to meet their main shopping needs. The small towns have few if any national multiples or key retail attractors although the lack of a mainstream retail offer is compensated for by a high number of high quality local independent shops.
8.69 Matlock Bath is a linear village situated approximately 2.5 kms south of Matlock. The village lies on the north side of a bend in the River Derwent, and has grown organically on the steeply sloping valley side. The attraction of Matlock Bath as a place to enjoy the natural springs and the beautiful scenery led to it becoming a major tourist destination in the 18th century. The village continues to act as a focus for tourists. Masson Mill, a large historic building just outside Matlock Bath, has been converted to shops, offices and a museum. The centre of Matlock Bath has become dominated by amusement arcades, takeaways and restaurants. The main problem for Matlock Bath is severe traffic congestion on the A6 at peak tourist times
8.70 Although the population has fluctuated over time it has been sufficient to support all the services and facilities within the village. These however only provide day-to-day needs, with Matlock providing those essential services not available within Matlock Bath. The village effectively acts as a ‘suburb’ of Matlock. There are however good public transport links by both bus and rail between Matlock Bath and Matlock. The steep slopes upon which the village is situated, and its proximity
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to the A6 and the River Derwent act as physical constraint to development. There are consequently only limited opportunities for new development in the village without having an impact upon its character and appearance of the settlement.
8.71 Darley Dale, is situated to the north-west of Matlock and comprises several linear settlements that extend up the hillside to the north-east, beyond which is some of the highest quality landscape in Derbyshire. Although the level of population within Darley Dale has been sufficient to maintain the viability of all key services and facilities in the village, these however only provide day-to-day needs, with Matlock providing those essential services not available within Darley Dale. Whilst the village effectively acts as a ‘suburb’ of Matlock, there are however good public transport links between Darley Dale and Matlock, which allow daily commuting into/out of Matlock.
8.72 Matlock Bath, Cromford and Darley Dale are identified in the Peak Sub Region Retail and Town Centre Study Retail Hierarchy as a other centres, which support a number of local shops and meet daily top-up food shopping needs.
8.73 There are a number of smaller settlements in the sub area, including Tansley, Bonsall, Middleton, and Cromford.
8.74 Tansley is situated approximately 2.5 kms east of Matlock. The level of population has been sufficient to maintain the viability of all the important services and facilities in the village. The village is well served by public transport, which facilitates commuting to Matlock, and has capacity to accommodate a limited amount of new development without detriment to its character and appearance.
8.75 To the southern extent of the sub area at Cromford, the Derwent Valley Mills World Heritage Site begins. This international designation confirms the outstanding importance of the area as the birthplace of the factory system where in the 18th Century waterpower was successfully harnessed for textile production. Stretching 15 miles down the river valley to Derby, the World Heritage Site contains a fascinating series of historic mill complexes, including some of the world's first 'modern' factories.
8.76 Bonsall is situated 3kms to the south west of Matlock. The village lies within a dip in the landscape which has assisted in protecting the buildings from prevailing winds and driving rain. As a consequence this historic village comprises of a tightly knit development of small cottages interspersed with larger, detached, houses of the local farmers.
8.77 Middleton is located approximately 5kms to the south west of Matlock and dominated by its rugged landscape setting, perched high above the town of Wirksworth on the edge of the limestone plateau and at the foot of Middleton Moor. The village has been shaped by the quarrying industry and which have a dramatic presence within the village, dominating a number of views and the industrial infrastructure of the immediate area.
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Matlock/Wirksworth Sub Area Strategy
8.78 Matlock and Wirksworth are identified as Market Towns in the Settlement Hierarchy and as such are considered to be the most sustainable locations for most new development. The strategy for the Matlock/Wirksworth Sub Area will seek therefore to focus the majority of new development to these settlements, and where appropriate to resist the loss of important employment opportunities and other important services and facilities.
8.79 Since 2006, 337 dwellings have been completed in the Matlock/Wirksworth sub area, the majority of which have been on brownfield sites. There are, however, a significant number of dwellings with an outstanding planning permission, including 432 new homes to be brought forward at Cawdor Quarry in Matlock.
8.80 Potential locations for new housing developments were identified through the Joint Core Strategy Growth Options. The results of the consultation suggested there was a preference for new housing developments to be located to the north of Matlock. In Wirksworth there was no overall preference shown through the Growth Options consultation for the location of new development.
8.81 Whilst the strategy set out below shows the overall preferred distribution of housing numbers in the Matlock/Wirksworth Sub Area because these are not to be considered strategic in the context of advice within PPS3, the precise location of sites for housing in the Matlock/Wirksworth Sub Area will be determined through the preparation of an Allocations Development Plan Document.
8.82 There are limited opportunities in Darley Dale to deliver housing. The impact of development upon the surrounding environment and amenity is an important issue in the Matlock/ Wirksworth sub area. The Peak Sub Region Open Space study (2009) has identified that local residents support and are keen that the Council continue to protect the open spaces along the A6 Corridor between Matlock and Darley Dale. The open spaces protect the identity of the two settlements and ensuring that there is no coalescence.
8.83 The SHLAA identified a number of opportunities for residential development within the village of Tansley. These will allow for much needed local needs housing to be provided within the village.
8.84 The proposed supply of land to accommodate housing growth in the Matlock/ Wirksworth sub area is set out below:
Total Provision for Matlock/ Wirksworth Sub 1876 Area 2006-2026
Completions 2006- 2009 337
Sites with planning permission 996
SHLAA - Sites within Built Area 197
Matlock Allocation 229
Wirksworth Allocation 87
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Tansley Allocation 30
8.85 Whilst there is no large scale concentrations of industrial development in the Matlock/Wirksworth Sub Area there are however a number of employment sites within the Sub Area that are close to centres of populations that need to be safeguarded from the loss of employment to other uses because of their strategic importance in terms of the number of jobs that exist on site and their ability to make a significant contribution to the overall principle of delivering sustainable development.
8.86 In addition to safeguarding strategic employment sites currently identified in the adopted Derbyshire Dales Local Plan opportunities at Halldale Quarry, Matlock and Middleton Road, Wirksworth to bring forward high quality employment on sites currently allocated for such purposes in the Derbyshire Dales Local Plan should be brought forward. The development of these sites will benefit both communities by providing more opportunities for residents to live close to their workplace and be less reliant upon the motor car as the primary mode of transport. In respect of the former (Halldale Quarry), a planning application has recently been submitted for its redevelopment, and in respect of the latter (Middleton Road) discussions are on-going with the landowner about its redevelopment.
8.87 The identification of employment sites will be brought forward through the Site Allocations Development Plan Document.
8.88 The Derwent Valley Mills were inscripted as a UNESCO World Heritage Site in December 2001, as recognition of the unique role that the area played in the Industrial Revolution. PPG15 sets out that although World Heritage status does not bring any additional statutory controls, it highlights the international importance of the site as a key material consideration to be taken into account by local planning authorities in determining planning and listed building applications. It advises that local planning authorities should formulate specific planning policies for protecting such sites in Development Plans. The World Heritage Site Management Plan defines the extent of the area and a ‘buffer zone’ within which the Council will seek to ensure that development does not detract from its character, appearance or setting.
8.89 The World Heritage Site still has considerable scope to bring real benefits to the local economy through the growth of its tourism potential and the development of business units to meet emerging growth sectors. As acknowledged in the Regional Plan, the Derwent Valley Mills also provides an opportunity for the area to benefit economically from designation, the development strategy should therefore seek to support maximise its potential. However this should not be at the expense of the World Heritage Site's outstanding universal value.
8.90 There has been a significant amount of investment in Matlock and the surrounding area recently. The completion of a new supermarket by Sainsbury's and the A6 town centre relief road at Cawdor Quarry in 2007 has led to many food shopping trips that previously had been undertaken to Chesterfield and other towns to be curtailed.
8.91 However in order to ensure the continued sustainability of Matlock and Wirksworth maintaining and enhancing the vitality and viability of Matlock and Wirksworth town centres is essential to the overall sustainability of these towns and as a means of maintaining its position as one of the main retail centres within the Peak Sub Region and its attractiveness for both residents and visitors. The Matlock Town Centre Supplementary Planning Document (2008) sets out a
Local Development Framework 101 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
framework for the development of key town centre sites. Derbyshire Dales District Council has recently appointed consultants to provide advice on how to bring these sites forward in the current economic climate.
8.92 Considerable public realm improvements to enhance Matlock’s landmark Crown Square are planned, with the new proposals, known as the ‘Initial Matlock Public Realm and Surfacing Scheme’ (IMPRESS) project including a series of measures to significantly improve the character and appearance of the area through increased landscaping, sensitive use of ‘heritage style’ street furniture and improvements to highway layout and design.
8.93 Elsewhere the strategy will be to protect existing and where opportunities arise to enhance retail provision, commensurate with the centres current role and function as identified in Peak Sub Region Retail and Town Centre Study Retail Hierarchy.
8.94 The completion of the Central Area Leisure Centre (CALC) will provide an innovative and exciting new sport and leisure facility for local people and visitors to the area. The £12m scheme is on a brownfield site at the Dimple just off the A6 road between Matlock and Darley Dale and will provide a wide range of leisure and recreation facilities.
8.95 Improving accessibility and delivering opportunities for modal shift through the implementation of the Derbyshire Greenways Strategy, the Derwent Valley Cycleway, and the wider Green Infrastructure Network will be supported.
Core Strategy Policy CS 24
Matlock/ Wirksworth
The Council will deliver the sustainable growth of the Matlock/Wirksworth Sub Area by working with partners to safeguard the role of Matlock and Wirksworth as important market towns serving the rural hinterland, safeguard the historic character of the settlements, provides increasing range of employment opportunities, promotes the growth of a sustainable tourist economy and meets the housing needs of the local community by;
Identifying sufficient housing land to meet the needs of the community, including the delivery of appropriate levels of affordable housing Encouraging the growth of employment opportunities by supporting existing business needs, safeguarding sites and identifying new allocations for industrial and business use through the Site Allocations DPD. Protecting the Character, and realise the economic potential of the Derwent Valley Mills World Heritage Site Implementing the re-development of key sites identified within the Matlock Town Centre SPD Implementing Public Realm improvements through the IMPRESS scheme in Matlock Town Centre Continuing to support the role of Matlock Bath as a Tourist destination Protecting and Enhancing sites important for their historic, nature conservation, and landscape value
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Protecting Open Spaces from development along A6 that are important for the character and appearance of the area and avoid the coalescence of Matlock and Darley Dale Implementing the re-opening of the Wirksworth to Duffield railway line Implementing the delivery of the Derbyshire Greenway Strategy and the Derwent Valley Cycleway Supporting the development of the National Stone Centre as a tourist destination, craft, education, and training and development centre
Development proposals within the Derwent Valley Mills World Heritage Site, will only be permitted where they do not have an adverse impact upon its character and appearance.
Development proposals within the Derwent Valley Mills World Heritage Site buffer zone, will only be permitted where they do not have an adverse impact upon the setting of the World Heritage Site.
Local Development Framework 103 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
Ashbourne Sub Area
Ashbourne Sub Area Spatial Portrait
8.96 The Ashbourne Sub-Area comprises of the market town of Ashbourne and its surrounding rural hinterland. It has a population of 13,866 and an area of 15,450 hectares.
Map 11 Ashbourne Sub-Area
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8.97 Ashbourne is known as the ‘Gateway to Dovedale’. It is an attractive historic town, with origins in the medieval period. Much of the town centre is designated as a Conservation Area. To the north-west of the town is some of the finest landscape in the County. The population of the town grew from 5579 in 1971 to 7664 in 2001.The town is well served by a good variety of services and facilities. As a market town it acts as a focus for public transport. There is also good public transport links to the main employment area on the former Ashbourne airfield. There are opportunities for new development in accessible locations within the town.
8.98 The sub area sits predominantly in Needwood and South Derbyshire Claylands landscape character types. Much of the area is attractive countryside with areas of Grade 2 and 3A agricultural land. Although Ashbourne is situated within a large rural hinterland and is largely self-contained there is a considerable amount of commuting both to and from Derby and Uttoxeter.
8.99 Ashbourne town is the main employment and service centre for the southern part of Derbyshire Dales. Ashbourne was identified in the Peak Sub Region Retail and Town Centre Study Retail Hierarchy as one of the main retail centres within the Peak Sub Region having regard to the range of shopping and non-retail service facilities within each centre, the extent of its catchment and its current market share. Maintaining and enhancing the vitality and viability of Ashbourne town centre is essential to the overall sustainability of the town. The Ashbourne Airfield Industrial Estate, which sits to the south east of the town acts as the main focus for employment opportunities. The recently opened Waterside Park, on the site of the former Nestle factory will broaden the range and quality of modern office and employment premises within the town.
8.100 There remains significant amount of previously developed land, which is a remnant of the former airfield to the east of the current Ashbourne Airfield Industrial Estate. This has the potential for re-development, primarily for employment purposes, and as a means of providing a second access into the Industrial Estate, which would relieve considerable congestion at the current Blenhiem Road/Derby Road junction.
8.101 Congestion in Ashbourne Town Centre has caused significant problems for a considerable time. The volume of traffic passing through the centre has a detrimental impact on environmental quality and effects the character and appearance of the area. A southern bypass for the town was constructed in the 1990's as a means of relieving the town centre of traffic. However the construction of a long planned western bypass, as a means of further improving the local environment within the town centre, has yet to receive the necessary priority and funding from Government. Consequently any new development in Ashbourne needs to ensure that it does not have an adverse impact upon traffic congestion within the town centre.
8.102 Doveridge is the next largest settlement in the Ashbourne Sub Area. It is situated approximately 3kms to the west of Uttoxeter in Staffordshire. Although its population grew in the 1960’s by nearly 100%, it fell in the 1970’s. The current level of 1452 is only 10% higher than it was in 1971 (ONS, 2001). The size of the village’s population has however been sufficient to maintain the viability of all the key services. Whilst the village acts as commuter village for Uttoxeter there are good public transport links. The growth of the settlement, in terms of achieving patterns of sustainable development, has been unbalanced. Whilst there are opportunities to new development within the village, the A50 Doveridge Bypass has however placed considerable pressure for new development outside of the village.
Local Development Framework 105 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
8.103 Many of the villages within the Ashbourne rural hinterland have very small populations and very limited local access to services and facilities, without having to relay upon the motorcar. The strategy for the continued sustainability of these communities will need to focus on improving access to services and facilities because large scale development, as a means of improving the viability of local services and facilities is likely to have a significant impact upon the character and appearance of these villages.
Ashbourne Sub Area Strategy
8.104 Ashbourne is identified as a Market Town in the Settlement Hierarchy and as such is the most sustainable location for most new development. Doveridge is the largest other village within the Ashbourne Sub Area. New residential development within Doveridge will provide support for the existing services and facilities and contribute to meeting local needs. The strategy for the Ashbourne Sub Area will therefore be to focus the majority of new development to Ashbourne itself along with an appropriate amount of new residential development in Doveridge. The strategy will also entail seeking to resist the loss of important employment opportunities and other important services and facilities - especially in the more remote, less accessible parts of the Sub Area. In these more remote areas the strategy will be to address social exclusion by seeking to improve accessibility to shops and services for local residents.
8.105 Since 2006, there has been 276 dwellings have been completed in the Ashbourne Sub Area. This includes a number of large sites, such as, the redevelopment of the Nestle site at Clifton Road; the redevelopment of the former Queen Elizabeth School Lower site, and a significant affordable housing development off Cavendish Drive. Given that the majority of housing developments in Ashbourne have been Brownfield developments, there is now limited opportunities for further housing developments on these sites and therefore Greenfield sites within the town are to be considered for development.
8.106 Potential locations for new housing were identified through the Joint Core Strategy Growth Options. The results of the consultation suggested that there was a preference for new housing development to be located on brownfield land to the east of the Ashbourne Airfield Industrial Estate. Alternative sites, including some greenfield sites, were suggested during the consultation process. All sites have been subject to a sustainability appraisal which indicates the relative of development impact against social, economic and environmental objectives. Whilst there are advantages of developing a brownfield site at Ashbourne Airfield, sites closer to the town centre provide more opportunities for residents to access the services and facilities within the town centre by modes other than the car.
8.107 The strategy set out below shows the overall distribution of housing numbers for the Ashbourne Sub Area. The scale of residential development proposed in Ashbourne is significant in the overall context of the plan, and as such advice in PPS3 is to identify its broad location within the Core Strategy. On the basis of the outcomes of the sustainability appraisal new residential development will be situated on greenfield sites to the south of the town centre. The specific locations will be identified through the preparation of the Allocations Development Plan Document.
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8.108 The proposed supply of land to accommodate housing growth in the Ashbourne Sub Area is set out below:
Total Provision for Ashbourne Sub Area 2006-2026 1024
Completions 2006- 2009 276
Sites with planning permission 173
SHLAA - Sites within Built Area 125
Ashbourne Allocation 400
Doveridge Allocation 50
8.109 The Ashbourne Airfield Industrial Estate is the largest industrial estate within the Derbyshire Dales part of the Core Strategy plan area. As such it remains an important component in maintaining the sustainability of Ashbourne by providing an opportunity for local residents to use other modes of transport than the motor car to access this site. Its location and size are such that it should be safeguarded against re-development to other uses. The site suffers from significant congestion into/out of the site at peak hours because there is only one access point. Releasing some of the brownfield land to the east for high quality employment related development could be provide a second access and thereby mitigate any congestion at the current access point. A development brief will be prepared in conjunction with the landowners to determine the amount of land to be released. The precise extent of land to be released will be brought forward through the Allocations Development Document.
8.110 Elsewhere in the Ashbourne Sub Area the Waterside Business Park is a modern high quality office development that has been brought forward on the site of the former Nestle factory and the Henmore Trading Estate is an important employment area which provides opportunities for small scale local businesses. Both sites should continue to be safeguarded as a strategic employment sites.
8.111 Maintaining the vitality and viability of Ashbourne town centre is essential for the overall sustainability of the town. The re-development of the former Nestle factory on Clifton Road has broadened the extent of the retail provision within the town. There is however very little capacity for additional growth in retail floorspace in Ashbourne, and few sites available within or on the edge of the town centre. The strategy will be to safeguard and where opportunities arise to improve the environment of Ashbourne town centre, as a means of maintaining its position as one of the main retail centres within the Peak Sub Region and its attractiveness for both residents and visitors.
8.112 The strategy for ensuring the continued sustainability of the rural villages situated within the Ashbourne Sub Area will be to support appropriate levels of affordable housing to meet local needs, and by partnership working with the Derbyshire Dales and High Peak Accessibility Partnership seek to improve access to services and facilities.
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8.113 Sustainable communities must be contain a proportionate amount of community facilities and services. The Primary Care Trust are currently constructing a new Ashbourne Hospital, on Clifton Road. This will provide modern health care facilities for the town including, 24 beds, a health centre and GP practise.
8.114 However Queen Elizabeth Grammar School is already at capacity and the extent of new housing in the Ashbourne Sub Area will require additional spaces to be provided at the school. To ensure that the spaces are available will require the developers of sites in Ashbourne make an appropriate financial contribution in accordance with the Local Education Authorities Standard formula.
Core Strategy Policy CS 25
Ashbourne
The Council will seek to deliver the sustainable growth of the Ashbourne Sub Area by working with partners to safeguard the role of Ashbourne as an important market town serving the rural hinterland, to safeguard the historic character of the settlements, provide an increasing range of employment opportunities, promote the growth of a sustainable tourist economy, improve accessibility to services and facilities across the sub area and meeting the housing needs of the local community by:
Identifying sufficient housing land to meet the needs of the community, including the delivery of appropriate levels of affordable housing Encouraging the growth of employment opportunities by supporting existing business needs, safeguarding sites and identifying new allocations for industrial and business use through the Site Allocations DPD. Protecting and enhancing the attractive historic town centre of Ashbourne Maintaining and enhancing the vitality and viability of Ashbourne Town Centre Making effective use of existing safeguarded employment sites Protecting the character of the large rural hinterland and sustain village shops and services Minimising the impact of traffic movements within Ashbourne town centre Improving access to shops and services for the small rural communities within the Ashbourne Sub Area Increasing capacity for school places at Queen Elizabeth Grammar School, Ashbourne
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Southern Parishes
Southern Parishes Sub Area Spatial Portrait
8.115 The Southern Parishes are situated in the Southern and Eastern part of the Derbyshire Dales, and form part of the wider Derby Travel-To-Work Area. It is predominately open countryside, and high quality agricultural land, which make it a very attractive area in which to live and work.
Map 12 Southern Parishes Sub-Area
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8.116 The landscape is rich and varied with the northern area situated within the Derbyshire Fringe and Lower Derwent Valley, and the southern area situated within the Needwood and South Derbyshire Claylands. The high quality landscapes are important assets for the area. The quality of the environment and its protection and enhancement is important for quality of life and also for the social and economic benefits it brings to the area and local community.
8.117 The Southern Parishes have a population of 3,922 and an area of 8,588 hectares. The three largest villages in this Sub Area are Brailsford, Hulland Ward, and Kirk Ireton.
8.118 Brailsford straddles the A52 which links Ashbourne with Derby. The older parts of the village lie alongside the A52, more modern growth has taken place to the north of the A52 and east of Luke Lane. The population as grown from 668 in 1961 to 938 in 2001. The village is served by a range of facilities including a school and village hall. The school is, however, at capacity and the buildings that it occupies are inadequate. Although a site has been safeguarded for its replacement on Luke Lane for a number of years it has yet to be brought forward by Derbyshire County Council as Local Education Authority.
8.119 Hulland Ward is situated approximately 8kms to the east of Ashbourne, either side of the A517 Belper to Ashbourne road. The village has expanded very rapidly, with its population rising from 325 in 1961 to 989 in 2001. The rate of population growth has however slowed in recent times. The village has a range of community facilities including a school and village hall, and in recent years two affordable housing developments have been brought forward to meet local needs. It's location on the A517 ensures that the village has good public transport links for commuting to Ashbourne and Belper, and Derby.
8.120 Kirk Ireton is situated approximately 4kms south of Wirksworth and surrounded by rolling countryside, some of which is the most attractive in Derbyshire. The population of the village has risen steadily from 314 in 1961 to 469 in 2001. In order to meet local needs an affordable housing scheme has been brought forward in the village over recent years.
8.121 Elsewhere the Southern Parishes Sub Area consists of smaller villages such as Longford, and Hollington, and remote hamlets such as Biggin and Callow.
8.122 Although the A52 which links Ashbourne with Derby runs through Brailsford and has frequent bus services, the remainder of the Sub Area is not well served by public transport. This creates problems in terms of access to services and facilities. The strategy for the continued sustainability of these communities will need to focus on improving access to services and facilities because large scale development, as a means of improving the viability of local services and facilities, is likely to have a significant impact upon the character and appearance of these villages.
Southern Parishes Sub Area Strategy
8.123 The Southern Parishes Sub Area, because of the nature and extent of the area, has not been a focus for strategic growth and all new housing development that has come forward has bee small scale. Consequently there has only been 134 dwellings completed in the Sub Area since 2006.
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8.124 Potential locations for new housing growth were identified through the Joint Core Strategy Growth Options. The results of the consultation suggested that there was no overall support for new development in Hulland Ward and Brailsford. However limited growth in both of these villages will support the existing services and facilities and provide affordable housing to meet local needs.
8.125 The strategy set out below show the overall preferred distribution of housing numbers in the Southern Parishes Sub Area. However the precise location of the sites for housing in Doveridge and Brailsford will be determined through the preparation of an Allocations Development Plan Document.
8.126 The proposed supply of land to accommodate housing growth in the Southern Parishes Sub Area is set out below:
Total Provision for Southern Parishes Sub Area 161
Completions 2006- 2009 27
Sites with planning permission 30
SHLAA - Sites within Built up Areas 4
Hulland Ward Allocation 50
Brailsford Allocation 50
8.127 The strategy for ensuring the continued sustainability of the rural villages situated within the Southern Parishes Sub Area will be to support appropriate levels of affordable housing to meet local needs, and by partnership working with the Derbyshire Dales and High Peak Accessibility Partnership seek to improve access to services and facilities.
8.128 To address the difficulties of Brailsford School, opportunities to provide a suitable replacement will be assessed in conjunction with Derbyshire County Council as local education authority.
Core Strategy Policy CS 26
Southern Parishes
1.The Council will seek to deliver the sustainable growth of the Southern Parishes Sub Area by working with partners to safeguard the historic character of the settlements, improve accessibility to services and facilities across the sub area and meeting the housing needs of the local community by
Identifying opportunities to deliver housing land to meet the needs of the community including appropriate levels of affordable housing Protect the Open Countryside and high quality environment
Local Development Framework 111 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 8 Sub Area Strategies
Protect the character and local distinctiveness of small villages Improve access to shops and services for the small rural communities within the Southern Parishes Sub Area
Supporting enhancements to key community services, and infrastructure by;
Working in partnership with Derbyshire County Council as local education authority to deliver a suitable replacement for Brailsford Primary School
2. Identifying locations for housing development within the Site Allocations Development Plan Document.
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Delivering the Core Strategy
9.1 The Core Strategy sets out how much development is intended to happen, where and when and by what means it will be delivered. The delivery of the Core Strategy should:
Be based on a partnership approach, and not just based on the granting or refusal of planning permissions
Be able to change to changing circumstances, with contingency measures in place
Monitor how well the strategy is performing against indicators and targets
Review housing delivery through Housing Trajectory as part of Annual Monitoring Report and Five Year Land Supply Assessment
9.2 Monitoring will evaluate progress being made towards delivering the spatial vision and objectives through the implementation of policies. The results of such monitoring should provide the basis for any contingencies to be implemented or the need for a review to be undertaken.
Implementation and Delivery of Policies
9.3 In the Core Strategy there should be a focus on implementation, setting out agreed delivery mechanisms to ensure that policies achieve what they are set out to do in the required time frame. Table 27 below shows how the policies will be implemented and which agencies will contribute towards this. In many cases the detailed implementation of the policies will be via allocations in the Site Allocations Development Plan Document or through the determination of planning applications. However in many other cases the delivery depends on integrated working with other agencies and partnerships.
9.4 A key factor to the delivery of the Core Strategy policies is the provision of vital infrastructure required for new development. The Core Strategy is to optimise existing infrastructure and to reduce demand by locating new development in appropriate locations and to seek new infrastructure where required. In preparing the Core Strategy, Derbyshire Dales and High Peak have worked jointly with the Peak District National Park and have engaged in discussions with key infrastructure providers to ensure that, at this strategic level, plans are in place to underpin infrastructure delivery. There still remain a few areas which will require detailed feasibility studies by delivery agencies to ensure the infrastructure will be in place to support housing development. These studies will be finalised before submission of the Derbyshire Dales and High Peak Joint Core Strategy.
9.5 The Infrastructure Plan is a separate document which identifies the infrastructure requirements for the Plan area, who will provide it and when. It will be updated on a regular basis to reflect any changes arising from the monitoring of policies through the Annual Monitoring Report or changes that need to be refined which take account of of site specific requirements identified through the Site Allocations DPD. As part of the consultation on this document, further engagement with infrastructure services providers will be carried out to ensure that the Infrastructure Delivery Plan reflects current commitments and future requirements.
Local Development Framework 113 Derbyshire Dales and High Peak Joint Core Strategy - Draft Plan 9 Implementation and Monitoring
Developer Contributions
9.6 It is anticipated that developer contributions will have a significant role to play in infrastructure delivery, including contributions towards affordable housing (on-site or off-site); schools; health centres; provision of open space and highways improvements.
9.7 There are currently a number of standard formula's used to secure infrastructure provision used by the both Local Planning Authorities and it's partners, of which the precise methods for calculating contributions will be set out in a new Developer Contributions Supplementary Planning Document to support this Core Strategy.
Core Strategy Policy CS 27
Developer Contributions
Development proposals will be required to provide, or meet the reasonable costs of providing, the on-site and off-site infrastructure, facilities and/or mitigation necessary to make a development acceptable in planning terms, including the mitigation of the effect of cumulative developments.
Where the provision or improvement of infrastructure or other works or facilities is needed to meet community or environmental needs associated with new development or to mitigate the impact of development on the environment or existing communities, standard charges and/or standard formulae as appropriate may be imposed for the payment of financial contributions towards such infrastructure, works or facilities to ensure that all such development makes an appropriate and reasonable contribution to the costs of provision.
Where standard charges and/or standard formulae have been set in the Developers Contributions SPD the requirement to pay such charges may be reassessed in cases where actual provision of such infrastructure, works or facilities normally covered by standard charges is provided as part of the development proposal
Provision may be required for subsequent maintenance where contributions are secured for facilities which are predominantly for the benefit of users of the development concerned.
In implementing this policy regard will be had to economic viability considerations, consistent with meeting the Core Strategy Objectives.
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This information is available free of charge in electronic, audio, Braille and large print versions, and in other languages on request.
For assistance in understanding or reading this document or specific information about these Minutes
please call Chris Laver on 01629 761300 or e-mail [email protected] DERBYSHIRE DALES AND HIGH PEAK JOINT CORE STRATEGY ADVISORY COMMITTEE
Minutes of a Meeting held on Monday 12 April 2010 in the Conference Room, Agricultural Business Centre, Bakewell at 6.30pm
PRESENT Councillor Lewis Rose OBE - In the Chair
Councillors Linda Baldry (HP), Tracy Critchlow (DD), Peter Kay (HP), Chris Pearson (HP), Mike Ratcliffe (DD), Geoff Stevens (DD) and Jean Wharmby (HP)
Perry Wardle (Acting Head of Regeneration – HPBC) Hilary Senior (Principal Planning Policy Officer – HPBC) Mike Hase (Planning Policy Manager – DDDC) and Christine Laver (Democratic Services Officer).
2 members of the Public
APOLOGIES An apology for absence was received from Councillor David Lomax.
532/09 – MINUTES It was moved by Councillor Mrs Linda Baldry, seconded by Councillor Peter Kay and
RESOLVED That the minutes of the meeting of the Derbyshire Dales and High (Unanimously) Peak Joint Core Strategy Joint Advisory Committee, held on 15 February 2010 be approved as a correct record.
The minutes were signed by the Chairman.
533/09 – JOINT DERBYSHIRE DALES AND HIGH PEAK CORE STRATEGY – DRAFT PLAN At the meeting of the Committee held on 15 February 2010 the Committee resolved to undertake an additional stage of public consultation on the Core Strategy. The Draft Core Strategy was, therefore, presented to the Committee for comment prior to its submission for approval, for consultation purposes, by Council (Derbyshire Dales and the Executive (High Peak).
Issued 19 April 2010
Derbyshire Dales and High Peak Core Strategy Joint Advisory – 12 April 2010
Mike Hase and Hilary Senior gave a presentation that explained the various sections of the Draft Core Strategy. Three overall themes had been identified as
• Protecting Peak District Character • Supporting the Rural Economy and Enhancing Prosperity • Promoting Healthy and Sustainable Communities and key issues and strategic objectives identified in the Strategy had been linked into these.
Following the presentation the Committee considered the Draft Plan section by section and any comments were recorded and to be reported to the Council/Executive when the Draft Plan was presented to them.
It was moved by Councillor Mrs Linda Baldry, seconded by Councillor Mrs Tracy Critchlow and
RESOLVED 1. That the Draft Core Strategy set out in Appendix 1 to the (Unanimously) report be recommended to Council (Derbyshire Dales) and the Executive (High Peak), along with the comments of the Joint Committee, for approval prior to public consultation.
2. That any factual changes and amendments required to the text be delegated to the Head of Planning Services (DDDC) and the Acting Head of Regeneration (HPBC) in consultation with the Chair and Vice Chair of the Joint Committee.
MEETING CLOSED 7.50 PM
CHAIRMAN
Issued 19 April 2010