Contents 1 Introduction 3 2 Key characteristics and issues 10 3 Vision and objectives 19 4 Spatial strategy and strategic policies 24 Glossopdale 43 Central Area 48 Buxton Area 52 5 Development management policies 58 Environmental Quality 58 Economy 87 Housing 104 Community Facilities and Services 117 6 Strategic Development Sites 136 Glossopdale 136 Central Area 143 Buxton Area 151 7 Implementation and monitoring 162 Local Plan policies Policy S 1 Sustainable Development Principles 24 Policy S 2 Settlement Hierarchy 32 Policy S 3 Strategic Housing Development 35 Policy S 4 Maintaining and Enhancing an Economic Base 40 Policy S 5 Glossopdale Sub-area Strategy 45 Policy S 6 Central Sub-area Strategy 49 Policy S 7 Buxton Sub-area Strategy 55 Policy EQ 1 Climate Change 60 Policy EQ 2 Landscape Character 65 Policy EQ 3 Countryside Development 67 Policy EQ 4 Biodiversity 70 Policy EQ 5 Design and Place Making 73 Policy EQ 6 Built and Historic Environment 76 Policy EQ 7 Green Infrastructure 80 Policy EQ 8 Trees, woodland and hedgerows 82 High Peak Local Plan - Preferred Options Contents Policy EQ 9 Pollution and Flood Risk 85 Policy E 1 New Employment Development 88 Policy E 2 Employment Land Allocations 90 Policy E 3 Primary Employment Zones 93 Policy E 4 Change of Use on Existing Business Land and Premises 96 Policy E 5 Regenerating an Industrial Legacy 97 Policy E 6 Promoting Peak District Tourism and Culture 101 Policy E 7 Chalet Accommodation, Caravan and Camp Site Developments 103 Policy H 1 Location of Housing Development 104 Policy H 2 Phasing Housing Development 106 Policy H 3 Housing Allocations 107 Policy H 4 New Housing Development 110 Policy H 5 Affordable Housing 112 Policy H 6 Rural Exception Sites 114 Policy H 7 Gypsies, Travellers and Travelling Show People 115 Policy CF 1 Retail and Town Centres 120 Policy CF 2 Primary Shopping Areas and Frontages 123 Policy CF 3 Local Infrastructure Provision 124 Policy CF 4 Provision of Open Space and Recreation Facilities 128 Policy CF 5 Provision and Retention of Local Community Services and Facilities 131 Policy CF 6 Accessibility and Transport 133 Policy CF 7 Planning Obligations and Community Infrastructure Levy 135 Policy DS 1 Woods Mill, Glossop 138 Policy DS 2 Former Railway Museum, Dinting Road, Glossop 140 Policy DS 3 Charlestown Works, Charlestown Road, Glossop 140 Policy DS 4 Adderley Place, Glossop 141 Policy DS 5 Former Ferro Alloys site, Glossop 142 Policy DS 6 Land off Derby Road, New Mills 143 Policy DS 7 Land at Ollersett Lane/Pingot Road New Mills 144 Policy DS 8 Britannia Mill, Buxworth 146 Policy DS 9 Bingswood, Whaley Bridge 147 Policy DS 10 Furness Vale Industrial Estate, Calico Lane, Furness Vale 148 Policy DS 11 Torr Vale Mill, New Mills 149 Policy DS 12 Land at Hogshaw, Buxton 153 Policy DS 13 Land west of Tongue Lane, Fairfield, Buxton 155 Policy DS 14 Land off Dukes Drive, Buxton 156 Policy DS 15 Land off Ashbourne Road and Foxlow Farm, Buxton 158 Policy DS 16 Tongue Lane (land south of Tongue Lane Industrial Estate), Buxton 159 Policy DS 17 Station Road and Spring Gardens Regeneration Area, Buxton 160 High Peak Local Plan - Preferred Options Introduction 1 1.1 This High Peak Local Plan - Preferred Options document has been produced by the Borough Council as part of the second stage of preparing High Peak's Local Plan. The preferred options plan builds on the earlier options consultation held during September and October 2012. It contains policies and identifies sites for development(i) or protection, setting out the Council’s preferred options and explaining the reasons why these options are being suggested. 1.2 Local Plans are seen by Government as key to delivering sustainable development. They should, as far as possible, reflect the aspirations of local communities and should strive to contribute towards their wider social, economic and environmental objectives. The High Peak Local Plan also needs to be consistent with the Government's planning principles and policies as set out in the National Planning Policy Framework(ii), see section 1.22. 1.3 To meet these objectives, this Preferred Options document covers a wide range of issues, including: Housing - setting the scale, distribution and mix of housing to be developed to support a changing population, identifying sufficient land to meet requirements and supporting policies Business - supporting the economy by providing sites for existing and new businesses, supporting the sustainability of town centres and specifying policies that address changing business needs Environment - helping to mitigate climate change and adapt to its effects and conserving the natural and historic environment Health and well being - supporting the needs of local people by enabling opportunities for leisure and recreation Infrastructure - enabling the provision of new infrastructure such as education, transport, health care and water supplies 1.4 This Preferred Options document is accompanied by a draft Sustainability Appraisal Statement, (the full report of which will incorporate an Equalities Impact Assessment), a draft Habitat Regulations Assessment Report and draft Proposals Maps. It is also intended to be accompanied by consultation on the draft Chapel-en-le-Frith Neighbourhood Development Plan, see section 1.12. 1.5 The accompanying Proposals Maps show the sites identified for development in this Preferred Options Local Plan and illustrates the implications of policies such as town centre boundaries - also by showing their location on the map. i outside the Peak District National Park ii www.communities.gov.uk/publications/planningandbuilding/nppf High Peak Local Plan - Preferred Options 3 1 Introduction Background 1.6 Preparation of the High Peak Local Plan is building on previous work undertaken in partnership with Derbyshire Dales District Council to prepare a Joint Core Strategy. Progress on this joint strategy has now ceased. In its place, High Peak Borough Council is working on a Local Plan, due to be adopted in 2014. 1.7 Initial consultation on options for the new High Peak Local Plan took place over a six week period in September and October 2012. Views were sought on a range of options for alternative housing targets for the Borough and for the Borough's three sub-areas of Buxton, Central and Glossopdale. Options also included a long list of potential housing sites and a list of questions concerning other development including employment and retail issues. A total of 1,146 respondents made comments in response to the consultation. 1.8 A report of the consultation feedback received by the Council is available on the Borough Council web-site. This feedback and other evidence was used as a basis for the next stage in the preparation of the Local Plan - the publication of this Preferred Option document. 1.9 This High Peak Local Plan - Preferred Options document sets out draft proposals and policies for consultation. It documents the Council's views on how best to shape the future development of High Peak up to the year 2028 and invites further public comment. 1.10 During spring and summer this year, the Borough Council will undertake further investigation work in relation to the sites and issues set out in this preferred options document, alongside any reasonable alternatives. The views expressed as part of this consultation and the one held in autumn 2012 will be considered and a final Local Plan published in autumn 2013. 1.11 The Local Plan will then be examined by an independent Inspector to ensure that it meets certain tests of soundness. This means that it must identify sufficient sites for development to meet the future needs of the area; these sites must be capable of being delivered and they must be the most suitable. Difficult decisions are being made – if the Council does not produce a plan which makes adequate provision for development in the right place, it will be unsound and the Council will not have full control over where future development takes place in the future. Neighbourhood Planning 1.12 Neighbourhood planning(iii) enables members of a local community to take forward planning proposals for the area in which they live. Neighbourhood Plans are voluntary local planning policy documents that are written and developed by a community, usually led by a town or parish council. In areas without a town or parish council, a Neighbourhood Forum can be established to prepare a plan. 1.13 Once a neighbourhood plan is adopted, it will form part of the Development Plan for High Peak. This means that it will become a major consideration during the determination of planning applications. iii www.highpeak.gov.uk/hp/council-services/local-development/neighbourhood-planning 4 High Peak Local Plan - Preferred Options Introduction 1 1.14 Neighbourhood plans prepared in High Peak should be compliant with the strategic policies of the Local Plan and the National Planning Policy Framework. Strategic policies are those which are essential to delivering the overall planning and development strategy for the High Peak, such as those that set out the number of homes that should be built. Neighbourhood Plans cannot therefore plan for less development than is required by the Local Plan. However, they may be used to identify sites for development or protection, or provide guidance on matters such as design. In the Parish of Chapel-en-le-Frith, a Neighbourhood Plan is already under preparation. The Chapel-en-le-Frith Neighbourhood Development Plan identifies sites for development and addresses other issues including countryside, infrastructure and transport. As a result, this High Peak Local Plan - Preferred Options document does not include development sites in Chapel-en-le-Frith Parish. It is intended that consultation will take place on the draft Chapel-en-le-Frith Neighbourhood Development Plan, alongside this consultation on the High Peak Local Plan - Preferred Options.