Derbyshire Dales and High Peak Joint Core Strategy Final

Derbyshire Dales and High Peak Joint Core Strategy

Growth options up to 2026

Sustainability Appraisal Report

December 2009

Final

If you, or someone you know, is unable to read any Council publication, these can be provided on request in a range of alternative formats (e.g. large print, audiotape, Braille) and in other languages. This may take a few days notice to arrange. Please contact the Planning Policy teams at either Derbyshire Dales District Council or High Peak Borough Council on:

High Peak Borough Council Derbyshire Dales District Council Planning Policy and Design Planning and Development Services Planning and Development Services Planning Policy Municipal Buildings Town Hall Glossop Matlock Derbyshire SK13 8AF Derbyshire DE4 3NN

Tel: 0845 129 7777 Tel: 01629 761241 Fax: 01457 860290 Fax: 01629 761163 Email: [email protected] Email: [email protected]

Contents

Page

Background . 4

Glossopdale 6

Central area . 35

Buxton area . 69

Matlock and Wirksworth . 110

Ashbourne . .. 133

Southern Parishes . . 158

3 Growth options to 2026

Sustainability Appraisal Report

Background

1.1 The preparation of a Sustainability Appraisal (SA) is a statutory requirement for Core Strategies under the Planning and Compulsory Purchase Act 2004. The SA provides the means by which to assess the potential economic, social and environmental impacts of the emerging Joint Derbyshire Dales and High Peak Core Strategy and to provide feedback on possible measures to improve the sustainability of the plan.

1.2 In order to help inform the decision on which growth options to take forward, an SA has been carried out of each option set out in the Growth Options up to 2026 consultation leaflet, August 2009. The growth options have been considered against the SA Framework. The framework is the set of key sustainable development objectives agreed for the Joint Core Strategy area. These are:

1. To support the development of a local economy based on high skill and highwage jobs; including by the delivery of the necessary premises, sites and infrastructure. 2. To support the development of attractive, vibrant and distinctive town centres. 3. To encourage tourism development and to promote the area as a tourist destination. 4. To maintain good local air quality and to minimise noise and light pollution. 5. To protect and enhance favourable conditions on SSSIs, SPAs, SACs and other wildlife sites. 6. To protect and enhance biodiversity, geodiversity and to support the development of linked green spaces. 7. To minimise energy use and to develop the area’s renewable energy resource. 8. To conserve and enhance town / village scape quality; archaeological and heritage assets along with their settings. 9. To protect and enhance the character and appearance of the landscape, including cultural landscape assets, as well as the area’s other natural assets and resources. 10. To ensure sustainable management of water resources and to minimise the risk of flooding. 11. To reduce the number of journeys made by car – within, and to and from the area. 12. To improve health and reduce health inequalities. 13. To improve access to jobs, services and facilities. 14. To protect and improve the safety and environmental quality of streets and estates.

4 15. To provide everybody with the opportunity of owning (including by shared ownership) or renting a sustainablydesigned, good quality home at an affordable cost. 16. To provide better opportunities for people to participate in cultural, leisure and recreational activities.

1.3 The SA results are summarised below. For each option a table is provided. This shows how the growth option rates against each of the 16 sustainable development objectives. Scores can range from 5 units above the line (very major / important positive impact), to five units below the line, (very major / important negative impact). Some issues might have a mix of positive and negative effects.

1.4 In the example below, the growth option would be considered to have a moderate to major positive impact on providing better opportunities for people to participate in cultural, leisure and recreational activities.

Very major / important positive impact Major positive impact Moderate – major positive impact Moderate positive impact Minor positive impact No fill = negligible impact / not relevant Leisure ? = unknown Minor negative impact Moderate negative impact Moderate – major negative impact Major negative impact Very major / important negative impact

1.5 It should be noted that the growth options are illustrative of broad directions for growth only. Where particular major negative impacts are recorded, it may be possible to reduce or avoid these by selecting sites carefully within the growth area and/or by specific mitigation measures.

1.6 Any mitigation measures will be explored in more detail when the SA of the preferred options is carried out.

5 SA analysis of potential development options

Development options for Glossopdale

6 Glossopdale Option GA: North of Glossop

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing delivery of the necessary premises sites and infrastructure.

To support the development of This area for potential development is immediately to the attractive, vibrant and distinctive north of Glossop town centre. Residents of new housing here town centres. could reasonably be expected to contribute directly to the economy of Glossop.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality Because of the proximity of the growth point to the town and to minimise noise and light centre, it is unlikely to make a significant (negative) pollution. contribution to the spread of light pollution or to the loss of area defined as “tranquil”. Its proximity to the town centre is also likely to help minimise traffic growth and associated negative impacts on air quality.

To protect and enhance The HRA has advised that consultation with Natural England favourable conditions on SSSIs, would be required over this growth option to agree mitigation SPAs, SACs and other wildlife measures required to permit development, given the option’s sites. proximity to South Pennines Moor SAC and Peak District Moors SPA. Likely significant effects for mitigation arise from pet predation and trampling disturbance.

To protect and enhance Development of this growth point would require the biodiversity, geodiversity and to development of greenfield sites in the countryside, currently support the development of linked fields with some woodland. Loss of grassland and trees green spaces. would have a negative impact on biodiversity. Where possible new development should include appropriate tree planting and creation of wildlife habitats. Derbyshire County Council has identified priorities for this Landscape Character Type, which include creation and enhancement of ancient and semi natural broad leaved woodland. To minimise energy use and to Wind speeds in the area may be suitable for small turbines. develop the area’s renewable Individual measurements will need to be taken. Sites making energy resource. up this growth point are largely southeast / southwest facing, facilitating the generation of solar energy.

Sustainable Description of impacts / comments development objective To conserve and enhance town / The eastern most part of this potential growth area lies within village scape quality; the Old Glossop Conservation Area. The use of stone in the archaeological and heritage range of traditional stone buildings and the many surviving assets, along with their settings. stone boundary walls are a defining characteristic of the area an SPD guides the quality of development here. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require development outside the current builtup areaboundary. To protect and enhance the This potential development area is in the Dark Peak; falling character and appearance of the within settled valley pasture. The key characteristics of this landscape, including cultural landscape type include a settled landscape of small nucleated landscape assets, as well as the settlements with a wooded character. Loss of tree cover at area’s other natural assets and this growth point would have a serious negative impact on resources. landscape character. The area is outside the National Park‘s buffer zone.

To ensure sustainable No flood issues have been identified. Core strategy policies management of water resources such as use of Code for Sustainable Homes should ensure and to minimise the risk of that the design of new development encourages water flooding. efficiency.

To reduce the number of journeys Although well related to Glossop town, the sites making up made by car – within, and to and this potential growth area would deliver homes within 15 from the area. minutes walk of a bus stop. Pedestrian and cycling access is very limited, with some pavement but no cycle lanes. There is very high existing congestion on surrounding roads, which will be made worse by the delivery of new homes, unless investment is made in facilities designed to reduce car journeys.

To improve health and reduce Proximity of the site to open countryside will support outdoor health inequalities. recreation and healthy lifestyles.

To improve access to jobs, Under this option, development will be located to the north of services and facilities. Glossop town centre. Facilities are within ten to fifteen minutes walk. The location is close to local schools and parks.

To protect and improve the safety The quality of design of new neighbourhoods will be governed and environmental quality of by core strategy policies. It will be important to ensure that streets and estates. these are able to deliver streets and estates where people feel safe, with quality green space and making a positive contribution to community cohesion.

To provide better opportunities for Proximity of the site to open countryside will support outdoor people to participate in cultural, recreation and healthy lifestyles. leisure and recreational activities.

9 Summary of scores for option GA: North of Glossop

Air, noise, light light noise, Air, Accessibility Employment Employment and Economy Centres Town Tourism (SAC) Biodiversity Biodiversity Energy features historic & Townscape assets natural and Landscape Water Transport Health Safety Community Housing Leisure

Summary

Glossop option A is an area for potential development to the north of Glossop. Development of this growth point would require the development of wooded greenfield sites in the countryside and outside the existing builtuparea boundary. The loss of grassland and trees would have a significant negative impact on biodiversity, as well as on landscape character. The easternmost part of this potential growth area lies within the Old Glossop Conservation Area. The use of stone in buildings and the many surviving stone boundary walls are a defining characteristic.

Consultation with Natural England would be required before this growth option could be approved, given its proximity to the South Pennines Moor SAC and Peak District Moors SPA. Likely significant effects from new housing development here (pet predation and trampling disturbance) would require mitigation.

Residents of new housing may be expected to use retail and leisure facilities in Glossop town centre, with positive impacts on its vibrancy. This growth point is unlikely to make a significant (negative) contribution to the spread of light pollution or to the loss of area defined as “tranquil”.

The location is close to local schools and parks. New homes would be within 15 minutes walk of a bus stop and other facilities. Pedestrian and cycling access is poor, with limited pavement and no cycle lanes. Whilst proximity of the town centre and facilities will help to minimise traffic growth, existing very high congestion on surrounding roads will be made worse unless facilities for noncar journeys are improved.

Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles. The area may be suited to renewable energy generation from small wind turbines, as well as the use of solar hot water panels and ground source heat pumps.

10 SHLAA summary analysis of potential development sites

Land off Land off Land off Land off Land off Woodhead Woodhead Woodhead Woodhead Woodhead Road Road STA Road STA2 Road STA3 Road STA4 Adjacent to Yes but Yes but outside Yes but Yes but outside Yes but outside existing outside BUAB outside BUAB BUAB BUAB settlement BUAB Designation in Part for None None None None current local school use plan Ecological and None No ecological None None Local Nature historic constraints Reserve or environment Conservation local site constraints area important for designation on nature site conservation Proximity to Outside Outside Outside Outside Outside Peak Park National National park National Park National Park National Park park and and Buffer and Buffer and Buffer but Inside Buffer zone zone Zone Zone Buffer Zone Trees on site No trees on Young Trees Young Trees Young Trees Mature Trees site on Site on Site on Site on Site Greenfield/ 100% 100% 100% 100% 100% brownfield Greenfield, Greenfield, Greenfield, Greenfield, Greenfield, fields fields fields fields fields & wood Aspect Flat SE/SW Facing Flat Flat Flat Impact on None None None None None other material policy considerations Highways Low Low Low Low Low infrastructure constraints Congestion on Very High Very High Very High Very High Very High surrounding road network Public Within 15 Within 15 mins Within 15 Within 15 mins Within 15 mins transport mins walk of walk of a bus mins walk of a walk of a bus walk of a bus accessibility a bus stop stop bus stop stop stop Pedestrian, Very Limited Very Limited Only Only pavement Only pavement cycling access pavement and and on edge of and on edge of on edge of town town town Facilities Village Village centre Village centre Village centre Village centre centre within 1015 within 1015 within 1015 within 1015 within 1015 min walk, min walk min walk min walk min walk school adjacent Flood risk No Risk No Risk No Risk No Risk No Risk Utilities Moderate Moderate Moderate Moderate Moderate constraints Risk of need No Risk No Risk No Risk No Risk No Risk for remediation Topographical 75 % 50% 75 % 75% 75% constraints Developable Developable Developable Developable Developable “Bad Amenity Amenity Amenity Amenity Amenity neighbours” unaffected unaffected or unaffected or unaffected or unaffected or constraints or improved improved improved improved improved

11 Glossopdale Option GB: Dinting area

To support the development of This area for potential development is to the north west of attractive, vibrant and distinctive Glossop town centre and to the south of the Green Belt at town centres. Higher Dinting. Residents of new housing development here may be expected to use retail and leisure facilities in Glossop town centre, with positive impacts on its vibrancy.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To protect and enhance The HRA will make separate and specific comment on this, favourable conditions on SSSIs, however no impact is expected on the integrity of any SPAs, SACs and other wildlife designated sites. sites.

To protect and enhance Development of this growth point would require the biodiversity, geodiversity and to development of greenfield sites in the countryside, an area of support the development of linked sloping fields, some covered by woodland. The loss of green spaces. grassland and trees would have a significant negative impact on biodiversity. Where possible new development should include appropriate tree planting and creation of wildlife habitats. Derbyshire County Council has identified priorities for this Landscape Character Type, which include creation and enhancement of ancient and semi natural broad leaved woodland. To minimise energy use and to Wind speeds in the area are estimated to be around 3m/s at develop the area’s renewable 10m height, making it unsuitable for wind power generation energy resource. using small turbines. Sites making up this growth point are largely south east / south west facing, facilitating the generation of solar energy.

To reduce the number of journeys The sites making up this potential growth area would deliver made by car – within, and to and homes within 5 minutes walk of a bus stop. Pedestrian and from the area. cycling access is reasonable, with pavement but no cycle lanes. Full walkability of the area will be limited by the presence of the railway line forming the southern boundary of the sites. There is existing congestion on surrounding roads, which will be made worse by the delivery of new homes.

To improve health and reduce Proximity of the site to open countryside will support outdoor health inequalities. recreation and healthy lifestyles.

To improve access to jobs, Under this option, development will be located to the north services and facilities. west of Glossop town centre. Facilities are within ten to fifteen minutes walk. The location is close to Dinting Lane Industrial Estate and local schools and parks.

To protect and improve the safety Warehouses and manufacturing facilities are adjacent to part and environmental quality of of this growth point, as is a railway line. Good design will be streets and estates. required to deliver desirable neighbourhoods. The quality of design of new neighbourhoods will be governed by core strategy policies. It will be important to ensure that these are able to deliver streets and estates where people feel safe, with quality green space and making a positive contribution to community cohesion.

14 Summary of scores for option GB: Dinting area

Summary

Glossop option B: Dinting is an area for potential development to the north west of Glossop town centre and to the south of the Green Belt at Higher Dinting. Development of this growth point would require the development of greenfield sites in the countryside and outside the existing builtuparea boundary. It is an area of sloping fields, partially covered by woodland. The loss of grassland and trees would have a significant negative impact on biodiversity, as well as on landscape character.

Residents of new housing here may be expected to use retail and leisure facilities in Glossop town centre, with positive impacts on its vibrancy. Because of the proximity of the growth point to the town centre, it is unlikely to make a significant (negative) contribution to the spread of light pollution or to the loss of area defined as “tranquil”.

The location is close to Dinting Lane Industrial Estate and local schools and parks. New homes would be within 5 minutes walk of a bus stop. Facilities are within ten to fifteen minutes walk. Pedestrian and cycling access is reasonable, with pavement but no cycle lanes. Full walkability of the area will be limited by the presence of the railway line forming the southern boundary of the sites. Whilst proximity of the town centre and facilities will help to minimise traffic growth, existing congestion on surrounding roads will be made worse.

Warehouses and manufacturing facilities are adjacent to part of this growth point, as is a railway line. Good design will be required to deliver desirable neighbourhoods. Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles.

The area is not suited to renewable energy generation from small turbines. However it would be suitable for the use of solar hot water panels and ground source heat pumps.

15 SHLAA summary analysis of potential development sites

Dinting Road/Dinting Land off Dinting Plot 3 Dinting Rd Lane Road Adjacent to existing Yes but outside BUAB Yes but outside Yes but outside BUAB settlement BUAB Designation in None None None current local plan Ecological and None None None historic environment constraints Proximity to Peak Outside National Park and Outside National Outside National Park Park Buffer Zone Park and Buffer and Buffer Zone Zone Trees on site Woodland on Site There is a single Woodland on Site mature tree on the site Greenfield/ 100% Greenfield, fields 100% Greenfield, 100% Greenfield, brownfield field majority of site is woodland hill Aspect Flat, gentle slope SE/SW facing SE/SW facing Impact on other Slightly in accordance Slightly in Neutral material policy with other material policy accordance with considerations consideration other material policy consideration Highways Low Low Low infrastructure constraints Congestion on Very High Very High Very Low surrounding road network Public transport Within 5 min walk of a bus Within 5 min walk Within 5 min walk of a accessibility stop of a bus stop bus stop Pedestrian, cycling Pavement but no cycle Pavement but no Pavement but no cycle access lanes cycle lanes lanes Facilities Town centre within 1015 Village centre Village centre within 10 min walk within 1015 min 15 min walk walk Flood risk No risk No risk No risk Utilities constraints Moderate Minor constraints Minor Constraints Risk of need for No risk No risk No risk remediation Topographical 75% Developable 50% 25% Developable, very constraints Developable, steep fairly steep “Bad neighbours” Significant adverse affects Moderate Moderate adverse constraints for occupiers, warehouses adverse affect for affect for occupiers and manufacture adjacent occupiers, to site, also railway line adjacent to railway line

16 Glossopdale Option GC: South East of Gamesley

Sustainable Description of impacts / comments development objective To support the development of a Development of this area would require the relocation of local economy based on highskill existing light industry and the loss of sites currently and highwage jobs including by designated for employment. delivery of the necessary premises sites and infrastructure.

To support the development of It is unclear whether expansion of Gamesley by development attractive, vibrant and distinctive of the south east rim would include services and facilities to town centres. improve the sustainability of this part of Glossopdale. There is not a close association between this area and the town centre of Glossop, there may be some impact on Hadfield.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality Despite the loss of countryside, the proximity of the growth and to minimise noise and light point to existing housing and industry, means that it is unlikely pollution. to make a significant (negative) contribution to the spread of light pollution or to the loss of area defined as “tranquil”. Unless services and facilities are improved as part of growth here, there will be an increase in traffic and associated negative impacts on air quality.

To protect and enhance Dinting Wood supports ancient, seminatural woodland, with favourable conditions on SSSIs, some wet grassland. A bat roost has been recorded. Dinting SPAs, SACs and other wildlife Nature Reserve is a valuable woodland on a probable ancient sites. woodland site. Within the wood there are several ponds and a bat roost has been recorded. Development here would have a major negative impact on designated wildlife sites.

To protect and enhance Development of this growth point would require the loss of an biodiversity, geodiversity and to area of countryside largely consisting of unmaintained support the development of linked grassland and ancient woodland. Large parts of this growth green spaces. point have been designated as of interest for nature conservation and wildlife sites. Loss of trees, bat roosts, fields and ponds would have a significant negative impact on biodiversity. There is also a risk to the Trans Pennine Trail.

To minimise energy use and to Wind speeds in the area are estimated to be around 3 4m/s develop the area’s renewable at 10m height, making it unsuitable for wind power generation energy resource. using small turbines. Sites making up this growth point are largely south east / south west facing, facilitating the generation of solar energy.

To ensure sustainable Instances of surface water flooding have been recorded at management of water resources properties off Melandra Castle Road at the southwest tip of and to minimise the risk of this growth point. Part of the area lies within flood zone 2 with flooding. between a 1 in 100 and a 1 in 1000 annual probability of river flooding. All development proposals should be accompanied by an FRA. SUDs should be used. Core strategy policies such as use of Code for Sustainable Homes should ensure that the design of new development encourages water efficiency. To reduce the number of journeys The sites making up this potential growth area would deliver made by car – within, and to and homes within 5 minutes walk of a bus stop. Pedestrian and from the area. cycling access is reasonable, with pavement but no cycle lanes. There is moderate existing congestion on surrounding roads, which will be made worse by the delivery of new homes.

To improve health and reduce Proximity to the Trans Pennine Trail will support outdoor health inequalities. recreation and healthy lifestyles.

To improve access to jobs, This growth point would provide homes within 10 – 15 services and facilities. minutes walk of existing facilities, however it is anticipated that most jobs, services and facilities would be accessed by car, unless development also increased the choice. Development would be close to employment at Dinting Lane industrial estate, local school and recreation area.

19 Summary of scores for option GC: South East of Gamesley

Summary

Glossop option C: South East of Gamesley would extend the existing settlement of Gamesley to its south and east. This growth point would require the development of a mix of greenfield sites and current light industry, mostly outside the existing builtuparea boundary. Large parts of this growth point have been designated of interest for nature conservation and wildlife. It includes areas of steep embankment, fields, ancient woodland, warehouses and garages. The loss of grassland, ponds and trees (with recorded bat roosts) would have a significant negative impact on biodiversity, as well as on landscape character.

Residents of new housing here may be expected to use retail and leisure facilities in Glossop and Hadfield. New facilities would need to be included in development proposals if a positive impact on the sustainability of Gamesley itself was to be achieved. Growth is unlikely to make a significant (negative) contribution to the spread of light pollution or to the loss of area defined as “tranquil”. Proximity to the Trans Pennine Trail will support outdoor recreation and healthy lifestyles.

The location is close to Dinting Lane Industrial Estate, a local school and recreation area. New homes would be within 5 minutes walk of a bus stop. Facilities are within ten to fifteen minutes walk. Pedestrian and cycling access is reasonable, with pavement but no cycle lanes. There is moderate existing congestion on surrounding roads which will be made worse by the delivery of new homes here.

Instances of surface water flooding have been recorded at the southwest tip of this growth point. Part of the area lies within flood zone 2, all development proposals should be accompanied by an FRA and SUDs should be used throughout. The area is not suited to renewable energy generation from small turbines. However it would be suitable for the use of solar hot water panels and ground source heat pumps.

20 SHLAA summary analysis of potential development sites

Land off Meladra Land at Dinting Vale Railway Sidings Castle Road site2 Road Glossop Rd Gamesley Adjacent to Yes but outside BUAB Yes but outside BUAB Yes but outside BUAB existing settlement Designation in None Allocated for business / Allocated for Business/ current local industrial development Industrial development plan Ecological and None Local Nature Reserve or None historic local site important for environment nature conservation constraints Proximity to Outside National Park Outside National Park Outside National Park Peak Park and Buffer Zone and Buffer Zone but inside Buffer Zone Trees on site Young Trees on Site No trees on site Woodland covering around half of Site Greenfield/ 100% Greenfield, un 100% Previously More than 70% brownfield maintained grassland Developed, existing car greenfield, derelict adjacent to housing garages, warehouses, warehouse and fields, timber yard and other steep embankment industry would need re location Aspect Flat Flat SE / SW facing Impact on Neutral Serious conflict with Neutral other material material policy policy consideration considerations Highways Low Very Low Low infrastructure constraints Congestion on Moderate Moderate Moderate surrounding road network Public Within 5 min walk of bus Within 5 mins walk of a Within 5 mins walk of a transport stop bus stop bus stop accessibility Pedestrian, Pavement but no cycle Pavement but no cycle Not in town centre but cycling access lanes lanes safe cycle / pedestrian links Facilities Village shop/post office Town centre within 1015 Village shop / post within 1015min walk min walk office within 1015 min walk Flood risk No risk Remote risk from extreme No Risk flooding 1 in 1000 Utilities Moderate Moderate constraints Moderate constraints constraints Risk of need No risk High Risk due to existing No risk for remediation and historical uses Topographical 75% developable Flat 50% developable constraints “Bad Amenity of occupiers Moderate adverse affects Amenity of occupiers neighbours” unaffected/ for occupiers unaffected/ improved constraints improved

21 Glossopdale Option GD: West of Simmondley

To support the development of This is a small area for potential development lying to the attractive, vibrant and distinctive west of Simmondley. Residents of new housing development town centres. here will make a small contribution to the community at Simmondley and to the town of Glossop. However the growth point is not well connected to settlement centres.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality This is a small point growth point and thus its impact on and to minimise noise and light tranquillity and light pollution will be small, but its position in pollution. the countryside is likely to result in a minor negative impact. Access to the growth point is poor and an increase in road traffic will lead to an associated negative impact on air quality.

To protect and enhance No impacts on European sites, nor designated wildlife sites favourable conditions on SSSIs, are predicted. SPAs, SACs and other wildlife sites.

To protect and enhance Development of this growth point would require the biodiversity, geodiversity and to development of greenfield sites in the countryside, an area of support the development of linked woods and open land. The loss of grassland and trees would green spaces. have a significant negative impact on biodiversity. Where possible new development should include appropriate tree planting and creation of wildlife habitats. Derbyshire County Council has identified priorities for this Landscape Character Type, which include creation and enhancement of ancient and semi natural broad leaved woodland. To minimise energy use and to Wind speeds in the area are estimated to be around 4m/s at develop the area’s renewable 10m height, making it unsuitable for wind power generation energy resource. using small turbines. Sites making up this growth point are largely south east / south west facing, facilitating the generation of solar energy.

To reduce the number of journeys The main site making up this potential growth area would made by car – within, and to and deliver homes within 15 minutes walk of a bus stop. Access from the area. to this area is generally very poor, providing a significant constraint to its development. Pedestrian and cycling access is poor, with some pavement but no cycle lanes. There is moderate existing congestion on surrounding roads, which will be made worse by the delivery of new homes, unless investment is made in the delivery of new infrastructure to support journeys made by means other than the car. To improve health and reduce Proximity of the site to open countryside will support outdoor health inequalities. recreation and healthy lifestyles.

To improve access to jobs, Under this option, development will be located to the west of services and facilities. Simmondley, but in an area with poor access links to either Simmondley or Glossop. Limited facilities are within ten to fifteen minutes walk. The location is close to a local school and open space.

24 Summary of scores for option GD: West of Simmondley

Summary

Glossop option D: is an area for potential development to the west of Simmondley. Development of this growth point would require the development of a previous landfill site in the countryside and outside the existing builtuparea boundary. It is an area of woods and open land. The loss of grassland and trees would have a negative impact on biodiversity, as well as on landscape character. The area is outside the Peak Park buffer zone.

Residents of new housing here will make a small contribution to the community at Simmondley and to the town of Glossop, however the growth point is not well connected to either settlement centre. Access to the area is poor, providing a significant constraint to its development.

The location is close to a local school and open space. New homes would be within 15 minutes walk of a bus stop. Limited facilities are within ten to fifteen minutes walk. Pedestrian and cycling access is poor, with some pavement but no cycle lanes. There is moderate existing congestion on surrounding roads which will be made worse by the delivery of new homes; an increase in road traffic will lead to an associated negative impact on air quality.

Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles. The area is not suited to renewable energy generation from small turbines. However it would be suitable for the use of solar hot water panels and ground source heat pumps.

25 SHLAA summary analysis of potential development sites

Simmondley tip, Simmondley Lane Adjacent to existing Yes but outside BUAB settlement Designation in current None local plan Ecological and historic None environment constraints Proximity to Peak Park Outside National Park and Buffer Zone Trees on site Woodland on Site Greenfield/ brownfield 100% Greenfield Aspect SE/SW facing Impact on other material Site is slightly in accordance with a policy considerations material policy consideration

Highways infrastructure Moderate constraints

Congestion on Moderate surrounding road network

Public transport Within 15 mins walk of a bus stop accessibility

Pedestrian, cycling Only pavement and on edge of town access

Facilities Village centre within 1015 min walk Flood risk No risk of flooding Utilities constraints Moderate capacity/cost constraints Risk of need for No risk, but former tip site remediation Topographical Difficult 25% developable constraints “Bad neighbours” Slight adverse affects for occupiers constraints

26 Glossopdale Option GE: North of Hadfield

To support the development of This area for potential development is to the north of Hadfield. attractive, vibrant and distinctive It is potentially well connected to existing housing at Hadfield town centres. and new residents may also contribute to the economy of Padfield.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality Because of the proximity of the growth point to existing and to minimise noise and light developments, growth here is unlikely to make a significant pollution. negative contribution to the spread of light pollution or to the loss of land defined as tranquil. New development at the edge of a small town is highly likely to lead to a growth in traffic, with an associated negative impact on air pollution.

To protect and enhance The HRA has highlighted the proximity of this growth point to favourable conditions on SSSIs, the South Pennines Moor SAC and Peak District Moors SPA. SPAs, SACs and other wildlife Housing development here risks damage to the sites’ integrity sites. through pet predation and trampling disturbance. Consultation over mitigation measures would be required with Natural England before any development could take place here.

To protect and enhance Development of this growth point would require the loss of biodiversity, geodiversity and to fields and a football ground in the countryside. The loss of support the development of linked grassland would have a negative impact on biodiversity. green spaces. Where possible new development should include appropriate tree planting and creation of wildlife habitats. Derbyshire County Council has identified priorities for this Landscape Character type, which include creation and enhancement of ancient and seminatural broadleaved woodland.

To minimise energy use and to Sites making up this growth point may be suitable for develop the area’s renewable generation of renewable energy through small wind turbines, energy resource. solar power and ground source heat pumps.

Sustainable Description of impacts / comments development objective To conserve and enhance town / No historic environment constraints are anticipated in the village scape quality; development of this option. The quality of design of any archaeological and heritage developments coming forward under this option would be assets, along with their settings. governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require development outside the current builtup area boundary. To protect and enhance the This potential development area is in the Dark Peak; falling character and appearance of the within settled valley pasture. The key characteristics of this landscape, including cultural landscape type include a settled landscape of small nucleated landscape assets, as well as the settlements with a wooded character. The area is on the area’s other natural assets and edge of the Peak District National Park. Sensitive resources. development would be required for this growth option to avoid negative impact on landscape character and to respect the setting of the National Park.

To ensure sustainable No flood issues have been identified. Core Strategy policies management of water resources such as use of Code for Sustainable Homes should ensure and to minimise the risk of that the design of new development encourages water flooding. efficiency.

To reduce the number of journeys The sites making up this potential growth area would deliver made by car – within, and to and homes very well related to existing residential development in from the area. north Hadfield. New homes would be within walking distance of both bus stops and a railway station. Pedestrian and cycling access is good with pavement but no cycle lanes. There is a traffic choke point at Hollingworth and very high congestion on surrounding roads. Congestion is likely to be made worse by new homes under this option.

To improve health and reduce Proximity of the site to open countryside will support outdoor health inequalities. recreation and healthy lifestyles. However development here would involve the loss of a football ground and land designated for school or college use.

To improve access to jobs, Under this option, development will be located to the north of services and facilities. Hadfield. Limited facilities are within walking distance. The site is close to schools and Parks, as well as employment at Etherow Industrial Estate and other sites along Woolley Bridge Road.

29 Summary of scores for Option GE: North of Hadfield

Summary

Glossopdale Option E is an area for potential development immediately to the north of Hadfield. It would entail the development of a greenfield area, including a football pitch, outside the existing builtuparea boundary and on the edge of the Peak District National Park. Sensitive development would be required for this growth option to avoid negative impact on landscape character and to respect the setting of the National Park.

Because of the proximity of this growth point to the South Pennines Moor SAC and Peak District Moors SPA, housing development risks damage to the sites’ integrity through pet predation and trampling disturbance. Consultation over mitigation measures would be required with Natural England before any development could take place.

New homes would be within walking distance of both bus stops and a railway station, but limited facilities. The site is close to schools and parks, as well as employment at Etherow Industrial Estate and other sites along Woolley Bridge Road. There is a traffic choke point at Hollingworth and very high congestion on surrounding roads, a situation that is likely to get worse with the addition of new homes.

Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles, however this risks being counteracted by the loss of a football ground and land designated for school use. Sites making up this growth point may be suitable for generation of renewable energy through small wind turbines, solar power and ground source heat pumps. No flood risk issues were identified.

30 There is no SHLAA summary of sites at this option.

31 Glossopdale Option GF: Redevelopment of industrial sites

Sustainable Description of impacts / comments development objective To support the development of a Under this option, a number of sites currently allocated for local economy based on highskill business or industrial use would be developed for housing and highwage jobs including by instead. If this land is lost without appropriate replacement, delivery of the necessary there is a risk of a negative impact on the development of the premises sites and infrastructure. local economy. The draft Core Strategy will need to ensure that sufficient land of sufficient quality is allocated to enable an increase in the quality and choice of local employment. Existing businesses would need to be relocated.

To support the development of Loss of potential employment sites without suitable attractive, vibrant and distinctive replacement risks having a negative impact on the vibrancy of town centres. Glossop town centre. To develop a sustainable community, residents of Glossop will need the opportunity to work locally, loss of town centre employment sites makes this more difficult.

To encourage tourism N/a development and to promote the area as a tourist destination. This assessment relates to the location of new housing.

To maintain good local air quality Because of the proximity of the industrial areas to existing and to minimise noise and light developments and the history of the sites concerned, new pollution. housing is unlikely to make a significant negative contribution to the spread of light pollution or to the loss of land defined as tranquil. However, new development is likely to lead to a growth in traffic, with an associated negative impact on air pollution.

To protect and enhance Development at Hawkshead Mill, Hope Street is within 900m favourable conditions on SSSIs, of the European sites South Pennines Moors SAC and Peak SPAs, SACs and other wildlife District Moors SPA. Any development here would have to be sites. in consultation with Natural England to ensure damage to the sites’ integrity was avoided or mitigated.

To protect and enhance Sites are largely previously developed, although land off Cliffe biodiversity, geodiversity and to Road is very steep grazing land. Brownfield sites can be support the development of linked wildlife rich and individual site surveys would need to be green spaces. undertaken to assess risk to biodiversity. Young trees are present on all proposed sites, Charlestown Works also has mature woodland.

To minimise energy use and to Windspeeds within a built up area are often too low to make develop the area’s renewable small wind turbines viable. Sites are either flat or southeast / energy resource. southwest facing, facilitating use of solar energy. Ground source heat pumps may be viable.

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAA did not identify any historic environment village scape quality; constraints in the development of these sites. The quality of archaeological and heritage design of any developments coming forward under this option assets, along with their settings. would be governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Developments under this option would be within the current builtuparea boundary. To protect and enhance the The sites are in urban settings and would make good use of character and appearance of the brownfield areas, helping to protect natural assets and landscape, including cultural resources. landscape assets, as well as the area’s other natural assets and resources.

To ensure sustainable Flooding has been recorded at properties on Hope Street management of water resources adjacent to the site of Hawkshead Mill. This area is close to and to minimise the risk of Flood Zone 2 and would be vulnerable to future flooding flooding. arising from the impacts of climate change. Woods Mill is in Flood Zone 2 with between 1 in 100 and 1 in 1000 annual probability of river flooding in any year. Land off Cliffe Road and Charlestown Works are in flood zone 3a with a 1 in 100 or greater annual probability of river flooding in any year. An exception test would be required before enabling housing at these 3 sites. To reduce the number of journeys The sites making up this option would deliver homes within15 made by car – within, and to and minutes walking distance of a bus stop. Pedestrian and from the area. cycling access is very limited off Cliffe Road and slightly better at the other three sites where there is pavement but no cycle lanes. There is very high congestion on surrounding roads that is likely to be made worse by new homes.

To improve health and reduce Proximity of the sites to open countryside will support outdoor health inequalities. recreation and healthy lifestyles.

To improve access to jobs, The sites are close to town centres with retail, schools and services and facilities. other facilities within 10 15 minutes walk.

Summary of scores for option GF: Redevelopment of industrial sites

Summary

Under this option, a number of sites currently allocated for business or industrial use would be developed for housing instead. If this land is lost without appropriate replacement, there is a risk of a negative impact on the development of the local economy as well as on the vibrancy of Glossop town centre. To develop a sustainable community, residents of Glossop will need the opportunity to work locally.

Development at Hawkshead Mill, Hope Street is within 900m of the European sites South Pennines Moors SAC and Peak District Moors SPA. Any development would have to be in consultation with Natural England to ensure damage to the European sites’ integrity was avoided or mitigated. Also flooding has been recorded at properties on Hope Street adjacent to the mill site. The area is close to Flood Zone 2 and would be vulnerable to future flooding resulting from the impacts of climate change.

Woods Mill is in Flood Zone 2 with between 1 in 100 and 1 in 1000 annual probability of river flooding in any year. Land off Cliffe Road and Charlestown Works are in flood zone 3a with a 1 in 100 or greater annual probability of river flooding in any year. An exception test would be required before enabling housing at these sites.

The sites are close to town centres with retail, schools and other facilities within 10 15 minutes walk. They would deliver homes within15 minutes walking distance of a bus stop. Pedestrian and cycling access is very limited off Cliffe Road and slightly better at the other sites where there is pavement but no cycle lanes. There is very high congestion on surrounding roads that is likely to be made worse by new homes.

Sites are largely previously developed, although land off Cliffe Road is very steep grazing land. Young trees are present on all proposed sites, with mature woodland also at Charlestown Works. Wind speeds within a built up area are often too low to make small wind turbines viable. Sites are either flat or southeast / southwest facing, facilitating use of solar energy. Ground source heat pumps may also be viable.

SHLAA summary analysis of potential development sites

35 Land off Cliffe Woods Mill Hawkshead Mill, Charlestown Road, Glossop Hope Street works Adjacent to Inside BUAB Inside BUAB Inside BUAB Within BUAB existing settlement Designation in None Allocated for Allocated for Allocated for current local Business / Business / industrial business plan Industrial use industrial development development Ecological and None None None. None historic Includes 2 semi environment detached homes. constraints Proximity to Outside Outside Outside National Outside Peak Park National Park National Park Park National park and Buffer Zone Within Buffer Within Buffer Zone Within Buffer Zone Zone Trees on site Young trees on Young trees on Young trees on site Woodland on site site site Greenfield/ More than 70% 100% 100% previously More than 70% brownfield Greenfield, very previously developed brownfield steep gazing developed land Aspect SE/ SW Facing Flat Flat SE/SW facing Impact on Neutral Some level of Site seriously Some level of other material conflict with conflicts with material conflict with a policy material policy policy consideration material policy considerations consideration consideration Highways Low Very Low Very Low Very low infrastructure constraints Congestion on Very High Very High Very Low Moderate surrounding road network Public Within 10 mins Within 5 mins Within 15 Mins walk Within 5 mins transport walk of bus stop walk of a bus of a bus stop walk of bus accessibility stop stop Pedestrian, Very Limited Pavement but Pavement but no Pavement but cycling access no cycle lanes cycle lanes no cycle lanes Facilities Town centre Town centre Village centre within Town centre within 1015 within 5 min 1015 min walk within 5 min min walk walk walk Flood risk Remote risk of Remote risk of No risk Site at risk of flooding 1 in flooding 1 in flooding 1 in 1000 1000 100 or greater (Floodzone 3) Utilities Moderate Moderate Moderate constraints Moderate constraints constraints constraints capacity/cost constraints Risk of need Low risk Low, several Low risk, disused Low risk, for remediation businesses, steel lacing site, existing some closed working brewery. warehouses down. Warehouses. Topographical 25% 75% 75% developable 50% constraints developable developable developable (Difficult) “Bad Amenity of Amenity of Amenity of occupiers Slight adverse neighbours” occupiers occupiers unaffected/ Improved effects for constraints unaffected/ unaffected/ occupiers Improved Improved 36 Development options for the Central area

1. Chapel-en-le-Frith

37 Central area Option CA: South of Chapel-en-le-Frith

To support the development of Growing Chapel to the south would provide new residents to attractive, vibrant and distinctive help contribute to the economy of Chapel town centre. town centres.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality This growth point would expand the town of Chapel to the and to minimise noise and light south into existing countryside. There is a risk of negative pollution. impact on the extent of land subject to light pollution and defined as being tranquil. The growth in traffic through the town will have a negative impact on air quality.

To protect and enhance The HRA anticipated no impacts on European sites. The favourable conditions on SSSIs, Derbyshire Wildlife Site Brookside Pastures falls within this SPAs, SACs and other wildlife growth area. The site is composed of unimproved and semi sites. improved neutral grassland. The fields are divided by hedgerows, ditches and small streams.

To minimise energy use and to Wind speeds in the area are estimated to be around 3 4 m/s develop the area’s renewable at 10m height, making it potentially unsuitable for wind power energy resource. generation using small turbines. Sites making up this growth point are largely south east / south west facing, facilitating the generation of solar energy.

To ensure sustainable Warm Brook forms the northern boundary of this growth point. management of water resources Land adjacent to the Brook is in flood zone 3a with a 1 in 100 and to minimise the risk of or greater annual probability of river flooding in any year. An flooding. exception test would be required before enabling housing close to the line of the Brook.

To reduce the number of journeys The sites making up this option would deliver homes within15 made by car – within, and to and minutes walking distance of a bus stop. Pedestrian and from the area. cycling access is very limited with limited pavement on the edge of town but no cycle lanes. There is high to moderate congestion on surrounding roads that is likely to be made worse by new homes.

To improve health and reduce Proximity of the development area to open countryside will health inequalities. support outdoor recreation and healthy lifestyles.

To improve access to jobs, The sites are on the edge of Chapel with retail, schools, park services and facilities. and other facilities within 10 15 minutes walk.

40 Summary of scores for option CA: South of Chapel-en-le-Frith

Summary

Central area option A is an area for potential development to the south of ChapelenleFrith. Development of this growth point would require the development of greenfield sites in the countryside and outside the existing builtuparea boundary. It is an area of grazing fields, partially covered by woodland. Development would include building on a large part of the Derbyshire Wildlife Site: Brookside Pastures, a mosaic of speciesrich grassland and upland mire. The fields here are divided by hedgerows, ditches and small streams. The loss of grassland and trees would have a significant negative impact on biodiversity, as well as on landscape character.

Warm Brook forms the northern boundary of this growth point. Land adjacent to the Brook is in flood zone 3a with a 1 in 100 or greater annual probability of river flooding in any year. An exception test would be required before enabling housing close to the line of the Brook.

Residents of new housing may be expected to use retail and leisure facilities in Chapel, with positive impacts on its vibrancy. Retail, schools, park and limited facilities are within ten to fifteen minutes walk. Pedestrian and cycling access is reasonable, with some pavement but no cycle lanes. There is high to moderate congestion on surrounding roads that is likely to be made worse by new homes. The growth of Chapel in this way, risks making a negative contribution to the spread of light pollution and to the loss of area defined as “tranquil”.

41 SHLAA summary analysis of potential development sites Land adj Grange Park Ave Land at Land off Park Land off Park Land at Warmbrook (149) Warmbrook Road Road Warmbrook off House (103) Road (HP 118) (HP 139) (HP 851) Long Lane (SS 134) Adjacent to Within BUAB Within BUAB Yes but outside In open Yes but outside Yes but outside existing BUAB Countryside BUAB BUAB settlement Designation in None None None None None None current local plan Ecological and None None None None No Historic No Historic historic constraints constraints environment Local Nature Local Nature constraints reserve or local reserve or local site important for site important for nature nature conservation conservation

Proximity to Outside National Outside National Outside National Outside National Outside National Outside National Peak Park Park Park Park and Buffer Park and Buffer Park and Buffer Park and Buffer Within Buffer Within Buffer Zone Zone Zone Zone Zone Zone Trees on site Young trees on Young Trees on Young Trees on Mature Trees on Mature Trees on Woodland on Site site site Site Site Site Greenfield/ More than 70% 100% previously 100% Greenfield, More than 70% 100% Greenfield, 100% Greenfield, brownfield Greenfield, fields developed, house grazing fields Greenfield, fields grazing fields fields and and large back woodland garden Aspect Flat Flat Flat Flat SE/SW Facing SE/SW Facing Impact on None Neutral None None None None other material policy considerations

Land adj Grange Park Ave Land at Land off Park Land off Park Land at Warmbrook Warmbrook Road Road Warmbrook off House Road (HP 118) (HP 139) (HP 851) Long Lane (SS 134) Highways Very Low Very Low High Moderate Moderate Moderate infrastructure constraints Congestion on Low Moderate High Moderate Moderate Moderate surrounding road network Public Within 10 mins Within 15 mins Within 15 mins Within 15 mins Within 15 mins Within 15 mins transport walk of a bus stop walk of a bus stop walk of a bus walk of a bus walk of a bus walk of a bus accessibility stop stop stop stop Pedestrian, Only pavement Pavement but no Only pavement Accessibility very Accessibility very Only pavement cycling access and on edge of cycle lanes and on edge of limited limited and on edge of town town town Facilities Village centre Village centre Village centre Village centre Village centre Village centre within 1015 min within 1015 min within 1015 min within 1015 min within 1015 min within 1015 min walk walk walk walk walk walk Flood risk No risk Remote risk of Site at risk of None Site at risk of Site at risk of flooding 1 in 1000 flooding 1 in 100 flooding 1 in 100 flooding 1 in 100 or greater (Flood or greater (Flood or greater (Flood zone 3) zone 3) zone 3) Utilities Minor constraints Minor constraints Moderate Moderate Moderate Moderate constraints capacity/cost capacity/cost capacity/cost capacity/cost constraints constraints constraints constraints Risk of need No risk No risk None None None None for remediation Topographical Flat Flat 75% developable 75% developable 50% Developable 25% developable constraints “Bad Amenity to Amenity to Amenity to Amenity to Amenity to Amenity to neighbours” occupiers occupiers occupiers would occupiers would occupiers would occupiers would constraints unaffected/ unaffected/ be unaffected / be unaffected / be unaffected / be unaffected / improved improved Improved Improved Improved Improved

43 Central area Option CB: South West of Chapel-en-le-Frith

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing. delivery of the necessary premises sites and infrastructure.

To support the development of Growth to the south west of Chapel will have a positive effect attractive, vibrant and distinctive on the town, although this growth point is some distance away town centres. from the centre.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality This growth point would expand the town of Chapel to the and to minimise noise and light south and west, into existing countryside. There is a risk of pollution. negative impact on the extent of land subject to light pollution and defined as being tranquil. The growth in traffic through the town will have a negative impact on air quality.

To protect and enhance The HRA anticipated no impact on European sites. favourable conditions on SSSIs, SPAs, SACs and other wildlife sites.

Where possible new development should include appropriate tree planting and creation of wildlife habitats.

To ensure sustainable No flood risk issues were identified. Core Strategy policies on management of water resources Code for Sustainable Homes should ensure efficient use of and to minimise the risk of water resources. flooding.

To reduce the number of journeys The sites making up this option would deliver homes within15 made by car – within, and to and minutes walking distance of a bus stop. Pedestrian and from the area. cycling access is very limited with limited pavement on the edge of town but no cycle lanes. There is moderate congestion on surrounding roads that is likely to be made worse by new homes.

To improve health and reduce Proximity of the development area to open countryside will health inequalities. support outdoor recreation and healthy lifestyles.

To improve access to jobs, The sites are on the edge of Chapel with retail, schools, park services and facilities. and other facilities within 10 15 minutes walk.

To protect and improve the safety The railway line dissects this growth point. Some homes and environmental quality of would be delivered between existing residential development streets and estates. and the railway line. Good design will be required to produce a quality neighbourhood. The quality of design of new neighbourhoods will be governed by core strategy policies. It will be important to ensure that these are able to deliver streets and estates where people feel safe, with quality green space and making a positive contribution to community cohesion.

46 Summary of scores for option CB: South West of Chapel-en-le-Frith

Summary

Central area option B is an area for potential development along the south west edge of the current development boundary of ChapelenleFrith. Development of this growth point would require the loss of greenfield sites in the countryside and outside the existing builtuparea boundary. It is an area of grazing fields with young trees. The loss of grassland and trees would have a negative impact on biodiversity, as well as on landscape character.

Although development would be some distance from the centre of Chapel, residents of new housing may be expected to use retail and leisure facilities in Chapel, with positive impacts on its vibrancy. Retail, schools, park and limited facilities are within ten to fifteen minutes walk, as is a bus stop. Pedestrian and cycling access is limited, with some pavement on the edge of town, but no cycle lanes. There is moderate congestion on surrounding roads that is likely to be made worse by new homes. The growth of Chapel in this way, risks making a negative contribution to the spread of light pollution and to the loss of area defined as “tranquil”.

The railway line dissects this growth point. Some homes would be delivered between existing residential development and the railway line. Good design will be required to deliver a quality neighbourhood. Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles. The area is not suited to renewable energy generation from small wind turbines. However it would be suitable for the use of solar hot water panels and ground source heat pumps.

SHLAA summary analysis of potential development sites

Land to the Land at Lower Crossings Field 5688 Long Lane Field 5100 west of Long Crossings Road Long Lane Long Lane Lane Adjacent to existing Yes but outside Yes but outside Yes but outside Yes but outside Yes but Yes but outside settlement BUAB BUAB BUAB BUAB outside BUAB BUAB Designation in None None None None None None current local plan Ecological and None None None None None None historic environment constraints Proximity to Peak Outside Peak Outside Peak Outside Peak Park Outside Peak Outside Peak Outside Peak Park Park and Buffer Park and Buffer Inside Buffer Zone Park and Buffer Park and Park and Buffer Zone Zone Zone Buffer Zone Zone Trees on site Young trees on No trees on site Young trees on site Young trees on Young trees Young trees on site site on site site Greenfield/ 100% 100% Greenfield, 100% Greenfield, 100% Greenfield, 100% 100% Greenfield, brownfield Greenfield, field field field Greenfield, grazing field grazing field grazing field Aspect Flat Flat Flat Flat Flat Flat Impact on other None Slightly in Slightly in None None None material policy accordance with accordance with considerations material policy material policy consideration consideration Highways Moderate, only Low Very High, no access Very Low Very Low Very Low infrastructure access by to site would need constraints private road infrastructure Congestion on Low Moderate Moderate Moderate Moderate Moderate surrounding road network Public transport Within10mins Within15mins Within15mins walk of Within10mins Within15mins Within15mins accessibility walk of a bus walk of a bus a bus stop walk of a bus walk of a bus walk of a bus stop stop stop stop stop

48 Land to the Land at Lower Crossings Field 5688 Long Lane Field 5100 west of Long Crossings Road Long Lane Long Lane Lane Pedestrian, cycling Accessibility Pavement but no Pavement but no Only pavement Pavement Pavement but no access Very Limited cycle lanes cycle lanes and on edge of but no cycle cycle lanes town lanes Facilities Village centre Town centre Town centre within Village centre Village centre Village centre within 1015min within 1015 min 1015 min walk within 1015min within 10 within 1015min walk walk walk 15min walk walk Flood risk No Risk No Risk No Risk No Risk No Risk No Risk Utilities constraints Moderate Moderate Moderate Constraints Moderate Moderate Moderate Constraints Constraints Constraints Constraints Constraints Risk of need for No Risk No Risk No Risk No Risk No Risk No Risk remediation Topographical Flat Flat 75% developable Flat Flat Flat constraints “Bad neighbours” Slight Adverse Slight Adverse Slight Adverse effects Amenity for Amenity for Moderate constraints effects for effects for for occupiers occupiers occupiers Adverse affects occupiers occupiers unaffected/ unaffected/ for occupiers Improved Improved

49 Development options for the Central area

2. Whaley Bridge

50 Central area Option CC: South west of Whaley Bridge

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing. delivery of the necessary premises sites and infrastructure.

To support the development of Growth to the south west of Whaley Bridge will have a attractive, vibrant and distinctive positive effect on the town, although this growth point is some town centres. distance away from the centre. It may support the viability of existing limited facilities at Horwich End.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality This growth point would expand the town of Whaley Bridge to and to minimise noise and light the south and west, into existing countryside. There is a risk pollution. of negative impact on the extent of land subject to light pollution and defined as being tranquil. The growth in traffic through the town will have a negative impact on air quality.

To protect and enhance The HRA has not identified any risks to the integrity of favourable conditions on SSSIs, European sites from development of this option. Although SPAs, SACs and other wildlife grazing fields and woodland would be lost, no designated sites. wildlife site is in the area.

To protect and enhance Development at this growth point would require the biodiversity, geodiversity and to development of greenfield sites in the countryside, an area of support the development of linked grazing fields with young trees and a mature woodland green spaces. adjacent to Buxton Road. Part of this area is considered to be a site of importance for nature conservation. The loss of grassland and trees would have a significant negative impact on biodiversity. Where possible new development should include appropriate tree planting and creation of wildlife habitats. To minimise energy use and to Wind speeds in the area are estimated to be around 3 4 m/s develop the area’s renewable at 10m height, making it potentially unsuitable for wind power energy resource. generation using small turbines. Sites making up this growth point are largely flat, facilitating the generation of solar energy.

To ensure sustainable The River Goyt runs through the eastern side of this growth management of water resources point. The area of woodland adjacent to Buxton Road would and to minimise the risk of be at risk from flooding due to the impacts of climate change. flooding. The area south of the industrial site and north of Lodge Wood lies in the functional floodplain and development here should be avoided. Core Strategy policies on Code for Sustainable Homes should ensure efficient use of water resources.

To reduce the number of journeys The sites making up this option would deliver homes within 5 made by car – within, and to and minutes walking distance of a bus stop. Pedestrian and from the area. cycling access is very limited with limited pavement on the edge of town but no cycle lanes. There is low congestion on surrounding roads, but the distance from the centre of Whaley Bridge suggests that traffic volumes would increase.

To improve health and reduce Proximity of the development area to open countryside will health inequalities. support outdoor recreation and healthy lifestyles.

To improve access to jobs, This growth point is on the edge of Whaley Bridge with limited services and facilities. facilities within 10 15 minutes walk. The area is close to school, park and employment sites.

53 Summary of scores for option CC: South west of Whaley Bridge

Summary

Central area option C is an area for potential development to the south west of Whaley Bridge. Development of this growth point would require the loss of greenfield sites in the countryside and outside the existing builtuparea boundary. It is an area of grazing fields with young trees and mature woodland, part is considered to be a site of importance for nature conservation. The loss of grassland and trees would have a negative impact on biodiversity, as well as on landscape character.

The River Goyt runs through the eastern side of this growth point. The area of woodland adjacent to Buxton Road would be at risk from flooding due to the impacts of climate change. The area south of the industrial site and north of Lodge Wood lies in the functional floodplain of the river and development here should be avoided.

Although development would be some distance from the centre of Whaley Bridge, residents of new housing may be expected to use retail and leisure facilities in the town, with positive impacts on its vibrancy. There may also be positive impact on the viability of services and facilities at Horwich End; retail, schools, park and limited facilities are within ten to fifteen minutes walk and a bus stop within 5 minutes. Pedestrian and cycling access is very limited, with some pavement on the edge of town, but no cycle lanes. There is low congestion on surrounding roads.

Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles. The area is not suited to renewable energy generation from small wind turbines. However it would be suitable for the use of solar hot water panels and ground source heat pumps.

54 SHLAA summary analysis of potential development sites

Land South of Land South of 158-170 Buxton Road Macclesfield Road Macclesfield Road 2 Adjacent to Yes but outside BUAB Yes but outside BUAB Yes but outside BUAB existing settlement Designation in None None None current local plan Ecological and Local nature reserve/ None None historic local site of importance environment for nature conservation. constraints No historic constraints Proximity to Outside National Park Outside National Park Outside National Park Peak Park Within Buffer Zone and Buffer Zone Within Buffer Zone Trees on site Young trees on site Young trees on site Woodland on site Greenfield/ 100% Greenfield, 100% Greenfield, grazing 100% Greenfield, brownfield grazing field fields woodland adjacent to road Aspect Flat Flat Flat Impact on None None None other material policy considerations Highways Low Low Very Low infrastructure constraints Congestion on Low Low Low surrounding road network Public Within 5 mins walk of a Within 5 mins walk of a Within 5 mins walk of a transport bus stop bus stop bus stop accessibility Pedestrian, Accessibility very limited Pavement but no cycle Omly pavement and on cycling access lanes edge of town Facilities Village centre within 10 Village centre within 10 Village centre within 10 15 min walk 15 min walk 15 min walk Flood risk No risk No risk No risk Utilities Moderate Constraints Moderate Constraints Moderate Constraints constraints Risk of need No risk No Risk No Risk for remediation Topographical 75% developable 75% developable Flat constraints “Bad Amenity of occupiers Amenity of occupiers Moderate adverse neighbours” unaffected / improved unaffected / improved affects for occupiers constraints

55 Development options for the Central area

3. New Mills

56 Central area Option CD: North east of New Mills

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing. delivery of the necessary premises sites and infrastructure.

To support the development of Growth to the north east of New Mills has the potential to attractive, vibrant and distinctive bring additional business for the town’s facilities and services, town centres. although this growth point is some distance away from the centre.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality This growth point would expand the town of New Mills to the and to minimise noise and light north east, into existing countryside. There is a risk of pollution. negative impact on the extent of land subject to light pollution and defined as being tranquil. The growth in traffic through the town will have a negative impact on air quality.

To protect and enhance The HRA anticipated no impact on European sites. favourable conditions on SSSIs, SPAs, SACs and other wildlife sites.

To protect and enhance Development of this growth point would require the biodiversity, geodiversity and to development of a greenfield site in the countryside, an area of support the development of linked fields at least one mature tree. The loss of grassland and a green spaces. tree would have a negative impact on biodiversity. Where possible new development should include appropriate tree planting and creation of wildlife habitats.

To minimise energy use and to Wind speeds in the area are estimated to be around 5 m/s at develop the area’s renewable 10m height, making it potentially suitable for wind power energy resource. generation using small turbines. Sites making up this growth point are largely flat, facilitating the generation of solar energy.

To reduce the number of journeys The sites making up this option would deliver homes within15 made by car – within, and to and minutes walking distance of a bus stop. Pedestrian and from the area. cycling access is limited with pavement but no cycle lanes. There is very low congestion on surrounding roads. This growth point is on the edge of the settlement boundary of New Mills and it can be expected that the majority of new journeys will be made by car.

To improve health and reduce Proximity of the development area to open countryside will health inequalities. support outdoor recreation and healthy lifestyles.

To improve access to jobs, The site is on the edge of New Mills with retail, schools, park services and facilities. and other facilities within 10 15 minutes walk. Significant highways infrastructure would be required to allow access to this site.

59 Summary of scores for option CD: North east of New Mills

Summary

Central area option D is an area for potential development at the north east tip of the current development boundary of New Mills. Development of this growth point would require the loss of greenfield sites in the countryside and outside the existing builtuparea boundary. It is an area of grazing fields with some mature trees. The loss of grassland and trees would have a negative impact on biodiversity, as well as on landscape character.

Although development would be some distance from the centre of New Mills, residents of new housing may be expected to use services and facilities in the town, with potentially positive impacts on its vibrancy. Limited facilities are within ten to fifteen minutes walk, as is a bus stop. Pedestrian and cycling access is limited, with pavement but no cycle lanes. There is very low congestion on surrounding roads, but it can be expected that the majority of new journeys would be made by car. Significant highways infrastructure would be required to enable development at the key site. The growth of New Mills in this way, risks making a negative contribution to the spread of light pollution and to the loss of area defined as “tranquil”.

Proximity of the site to open countryside will support outdoor recreation and healthy lifestyles. The area is suited to renewable energy generation from small wind turbines, solar hot water panels and ground source heat pumps.

60 SHLAA summary analysis of potential development sites

Land off Low Leighton Road: New Mills Adjacent to existing settlement Yes but outside BUAB Designation in current local plan None Ecological and historic None environment constraints Proximity to Peak Park Outside National Park but inside Buffer zone Trees on site There is a single mature tree on the site Greenfield/ brownfield 100% Greenfield Aspect Flat Impact on other material policy No Impact considerations Highways infrastructure Very High, only access to site via public constraints footpath, significant highways infrastructure required. Congestion on surrounding road Very low network Public transport accessibility Within 15 mins walk of a bus stop Pedestrian, cycling access Pavement but no cycle lanes Facilities Village centre within 1015 min walk Flood risk No risk Utilities constraints Moderate capacity/ cost constraints Risk of need for remediation No risk Topographical constraints Flat “Bad neighbours” constraints Slight adverse affects for occupiers

61 Central area Option CE : North of New Mills

Sustainable Description of impacts / comments development objective To support the development of a The southern tip of this growth point includes an area local economy based on highskill currently designated for business or industrial development, and highwage jobs including by including Woodside Garage. Unless alternative, suitable land delivery of the necessary is designated to accommodate business growth and premises sites and infrastructure. development, there is a risk of negative impact on the local economy.

To support the development of Growth to the north of New Mills has the potential to bring attractive, vibrant and distinctive additional business for the town’s facilities and services. town centres.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality This growth point would expand the town of New Mills to the and to minimise noise and light north, into an existing employment site and countryside. pollution. Because of the proximity to existing development, there is little risk of negative impact on the extent of land subject to light pollution and defined as being tranquil. The growth in traffic through the town will have a negative impact on air quality.

To protect and enhance The HRA anticipated no impact on European sites. favourable conditions on SSSIs, SPAs, SACs and other wildlife sites.

To protect and enhance Development of this growth point would require the biodiversity, geodiversity and to development of a partly greenfield site in the countryside, an support the development of linked area of scrubland with some woodland and young trees. The green spaces. loss of this area would have a negative impact on biodiversity. Where possible new development should include appropriate tree planting and creation of wildlife habitats.

To minimise energy use and to Wind speeds in the area are estimated to be around 3 4 m/s develop the area’s renewable at 10m height, making it potentially unsuitable for wind power energy resource. generation using small turbines. Sites making up this growth point are largely flat or south facing, facilitating the generation of solar energy.

Sustainable Description of impacts / comments development objective To conserve and enhance town / This growth point includes the listed buildings Ladyshawe village scape quality; House (44 Bridge Street) a mideighteenth century, three archaeological and heritage storey house of coursed stone and its former barn (1759). assets, along with their settings. The southern tip of this growth area also falls within the New Mills conservation area. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require development outside the current built upareaboundary. To protect and enhance the This potential development area is in the Dark Peak; falling character and appearance of the within settled valley pasture. The key characteristics of this landscape, including cultural landscape type include a settled landscape of small nucleated landscape assets, as well as the settlements with a wooded character. Loss of tree cover at area’s other natural assets and this growth point would have a serious negative impact on resources. landscape character. The area is within the National Park‘s buffer zone.

To ensure sustainable This area lies partly within flood zone 3a with a 1 in 100 or management of water resources greater annual probability of river flooding in any year and and to minimise the risk of partly within flood zone 3b, the functional floodplain where flooding. water has to flow or be stored in times of flood. An exception test would be required before enabling housing under this option.

To reduce the number of journeys The sites making up this option would deliver homes within 5 made by car – within, and to and minutes walking distance of a bus stop. Pedestrian and from the area. cycling access is limited with pavement but no cycle lanes. There is moderate to high congestion on surrounding roads that is likely to be made worse by new homes.

To improve health and reduce Proximity of the development area to open countryside and health inequalities. the Sett Valley Trail will support outdoor recreation and healthy lifestyles.

To improve access to jobs, The sites are on the edge of New Mills with retail, schools, services and facilities. park, an employment site and other facilities within 10 15 minutes walk.

To provide better opportunities for Proximity of the development area to open countryside and people to participate in cultural, the Sett Valley Trail will support outdoor recreation and leisure and recreational activities. healthy lifestyles.

64 Summary of scores for option CE: North of New Mills

Summary

Central area option E is an area for potential development to the north of New Mills. Development of this growth point would require the loss of an area partly greenfield and partly industrial, the former lying in the countryside and outside the existing builtuparea boundary. This greenfield area comprises scrubland and woodland, the growth point also includes two listed buildings and falls partly within the New Mills conservation area. The loss of scrub and trees would have a negative impact on biodiversity, as well as on landscape character; the loss of setting for the listed buildings risks a negative impact on townscape character.

The growth point lies partly within flood zone 3a with a 1 in 100 or greater annual probability of river flooding in any year and partly within flood zone 3b, the functional floodplain where water has to flow or be stored in times of flood. An exception test would be required before enabling housing under this option.

Development would be close to the centre of New Mills, with potential positive impacts on its vibrancy, however it risks loss of land for employment. Retail, schools, park and facilities are within ten to fifteen minutes walk, a bus stop is within 5 minutes. Pedestrian and cycling access is limited, with some pavement but no cycle lanes. There is moderate to high congestion on surrounding roads that is likely to be made worse by new homes.

Proximity of the site to open countryside and the Sett Valley Trail will support outdoor recreation and healthy lifestyles. The area is not suited to renewable energy generation from small wind turbines. However it would be suitable for the use of solar hot water panels and ground source heat pumps.

SHLAA summary analysis of potential development sites

Land adj. To Bridge Salem Mill Street HP 131 Adjacent to Yes but outside BUAB Inside BUAB existing settlement Designation in None Allocated for business / current local industrial development, plan Woodside garage Ecological and No environmental No ecological constraints, historic constraints, but but conservation area environment Listed building present designation on the site constraints on site Proximity to Outside National Park Outside National Park but Peak Park Inside Buffer Zone inside buffer zone Trees on site Woodland on site Young trees on site Greenfield/ More than 70% 100% brownfield brownfield greenfield, scrub land Aspect Site is south facing Flat Impact on none Neutral Impact other material policy considerations Highways Moderate Very low infrastructure constraints Congestion on Moderate High surrounding road network Public Within 5 mins walk of Within 5 mins walk of a transport bus stop bus stop accessibility Pedestrian, Pavement but no cycle Pavement but no cycle cycling access lanes lanes Facilities Village centre within 10 Village centre within 10 15 min walk 15 mins walk Flood risk Remote risk of extreme Remote risk of extreme flooding 1 in 1000 flooding 1 in 1000 (flood zone 2) Utilities Moderate constraints Minor capacity/cost constraints constraints Risk of need No risk Low risk for remediation Topographical 50% developable Flat constraints “Bad Amenity of occupiers Slight adverse effects for neighbours” unaffected / improved occupiers constraints

66 Central area Option CF: Redevelopment of industrial sites

Sustainable Description of impacts / comments development objective To support the development of a This option considers the redevelopment of six industrial local economy based on highskill sites, three in the Newtown area of New Mills, two in Chapel and highwage jobs including by enleFrith and one in Whaley Bridge. All are sites currently delivery of the necessary designated for industrial or business use. It will be important premises sites and infrastructure. to ensure consideration of mixed use developments under this option, to enable continued development of the local economy and to avoid an overall loss of sites suitable for business growth and development. There is potential to enable local economic development. To support the development of Mixed use developments at these six key sites could have a attractive, vibrant and distinctive major positive effect on development of vibrant and distinctive town centres. town centres.

To encourage tourism N / a development and to promote the area as a tourist destination. This assessment relates to location of new housing

To maintain good local air quality This option would see the redevelopment of a number of and to minimise noise and light existing developed sites – in two cases within the green belt. pollution. Because of the extent of current development at four sites within the builtup area boundary this option is not expected to result in a negative impact on the extent of land subject to light pollution or defined as being tranquil. However sensitive development will be required in the two green belt sites. Growth in traffic will result through the three towns with an associated negative impact on air quality. To protect and enhance The HRA found no expected impact on European sites. favourable conditions on SSSIs, SPAs, SACs and other wildlife sites.

To protect and enhance Redevelopment of industrial sites would require the biodiversity, geodiversity and to development of largely brownfield sites, although most support the development of linked support mature trees and sitespecific surveys would be green spaces. required to identify species present such as bats. One site under this option includes extensive landscaping. A minor negative impact on biodiversity is expected, although avoiding development of other greenfield sites will have a major positive impact.

To minimise energy use and to Wind speeds at the sites are estimated to vary between 3 6 develop the area’s renewable m/s at 10m height, making some sites potentially unsuitable energy resource. for wind power generation using small turbines. Sites making up this growth point are largely flat or south facing, facilitating the generation of solar energy.

Sustainable Description of impacts / comments development objective To conserve and enhance town / Redevelopment of Britannia Mills presents archaeological village scape quality; constraints. This site also lies within an improvement archaeological and heritage corridor. assets, along with their settings. Development under this option will require development of 2 sites outside the current builtupareaboundary and 4 within. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place.

To protect and enhance the The three Newtown sites and Federal Mogul are in urban character and appearance of the locations, redevelopment will have little or no impact on landscape, including cultural surrounding landscape character. Britannia Mills is in landscape assets, as well as the Riverside Meadows and Forge Works in Settled Valley area’s other natural assets and Pasture, both in the Dark Peak. resources. The key characteristics of settled valley pasture include a settled landscape with a wooded character. Loss of trees at Forge Works would have a negative impact on landscape character. Riverside Meadows constitutes gentle valley floors with narrow flood plains prone to seasonal waterlogging. Redevelopment at Britannia Mills would need to be highly sensitive to landscape character as visual impact will be substantial. To ensure sustainable No flood issues have been identified at the Newtown sites or management of water resources Federal Mogul, although care will need to be taken at this and to minimise the risk of latter location due to possible flooding arising from effects of flooding. climate change. The northern part of the Forge Works site and the western part of Britannia Mills lie within flood zone 3a where there is a 1 in 100 or greater annual probability of river flooding in any year. An exception test will need to be applied at these sites.

To reduce the number of journeys The redevelopment sites making up this option would deliver made by car – within, and to and homes largely within 5 minutes walking distance of a bus from the area. stop. Pedestrian and cycling access are reasonable, with some pavement but generally no cycle lanes. The Peak Forest Tramway gives good noncar access to Britannia Mills. There is moderate to high congestion on surrounding roads that is likely to be made worse by new homes, however mixed use developments may support people who wish to live and work at the same location. To improve health and reduce Proximity of the redevelopment areas to open countryside will health inequalities. support outdoor recreation and healthy lifestyles.

To improve access to jobs, Development of mixeduse sites on the edge of Chapel, New services and facilities. Mills and Whaley Bridge may be expected to have a significant positive impact on access to jobs, services and facilities. In all cases village centres are within 10 – 15 minutes walk.

To provide better opportunities for Proximity of the sites to open countryside will support outdoor people to participate in cultural, recreation and healthy lifestyles. leisure and recreational activities.

69 Summary of scores for option CF: Redevelopment of industrial sites

Summary

This option considers the redevelopment of six industrial, brownfield sites, three in the Newtown area of New Mills, two in ChapelenleFrith and one in Whaley Bridge. All are sites currently designated for industrial or business use. Mixeduse developments at these six key sites could have a major positive effect on the development of vibrant and distinctive town centres. Two of the sites lie in the green belt, outside the current builtuparea boundary and four fall within the boundary.

No flood issues have been identified at the Newtown sites or Federal Mogul, although care will need to be taken at this latter location due to possible flooding arising from effects of climate change. The northern part of the Forge Works site and the western part of Britannia Mills lie within flood zone 3a where there is a 1 in 100 or greater annual probability of river flooding in any year. An exception test will need to be applied at these sites

The three Newtown sites and Federal Mogul are in urban locations, where redevelopment will have little or no impact on surrounding landscape character. Loss of trees at Forge Works would have a negative impact on landscape character. Redevelopment at Britannia Mills would need to be highly sensitive to landscape character as visual impact will be substantial.

Development of mixeduse sites on the edge of Chapel, New Mills and Whaley Bridge may be expected to have a significant positive impact on access to jobs, services and facilities. In all cases village centres are within 10 – 15 minutes walk. The Peak Forest Tramway gives good noncar access to Britannia Mills. There is moderate to high congestion on surrounding roads that is likely to be made worse by new homes, however mixed use developments may support people who wish to live and work at the same location.

70 SHLAA summary analysis of potential development sites

HP 83 HP 84 HP 132 HP 079 Forge Ferodo, Chapel- Britannia Mills, Whaley Woodside Former Goods Newtown Works, Chinley en-le-Frith Bridge Street Yard, Albion Industrial Area (Federal Mogul) Road Adjacent to Inside BUAB Inside BUAB Inside BUAB Yes, outside BUAB Inside BUAB Outside BUAB existing settlement Designation in Designated Designated for Designated for Designated for Designated for Designated for industrial/ current local for industrial/busin industrial/ industrial/ business industrial/ business use plan industrial/busi ess use business use use business use ness use Ecological and None None None None, partly in None Major developed site in historic green belt green belt, archaeological environment site, within improvement constraints corridor Proximity to Outside Outside Outside National Outside National Outside National Outside National Park, Peak Park National Park National Park park but inside park but inside Park potentially in buffer zone Inside Buffer Inside Buffer buffer zone buffer zone Zone Zone Trees on site No trees on No trees on site There is a single Mature trees on Mature trees on Mature trees on site site mature tree on site site site Greenfield/ 70% 100% 70% brownfield > 70% brownfield, Mature industrial Mill destroyed and vacant, brownfield brownfield Brownfield large empty site with strips of associated warehouse extensive development remain, used landscaping and as motor repair workshop carparking and storage Aspect SE/SW facing Flat South Facing Flat Flat Flat Impact on Site is slightly Site is slightly Site is slightly in Some level of Some level of Some level of conflict with other material in accordance in accordance accordance with conflict with conflict with material policy policy with material with material material policy material policy material policy consideration considerations policy policy consideration consideration consideration consideration consideration

71 HP 83 HP 84 HP 132 HP 079 Forge Ferodo, Chapel- Britannia Mills, Woodside Street Former Goods Newtown Works, Chinley en-le-Frith Whaley Bridge Yard, Albion Industrial Area (Federal Mogul) Road Highways moderate Low Low Low Low, access direct Moderate infrastructure to A6 constraints Congestion on High High High Moderate Low / moderate Moderate, A6 is surrounding 1km to west via road network B6062 Public Within 5 mins Within 5 mins Within 5 min walk Within 15 min walk Within 5 min walk Within 5 min walk transport walk of a bus stop walk of a bus of a bus stop of a bus stop of a bus stop of a bus stop accessibility stop Pedestrian, Pavement but no Pavement but no Pavement but no Pavement on edge Pavement but no Peak Forest cycling access cycle lanes cycle lanes cycle lanes of town cycle lanes Tramway gives good access Facilities Village centre Village shop/post Village shop/ post Village centre Village centre Village centre within 1015 min office within 10 office within 1015 within 1015 min within 1015 min within 1015 min walk 15 min walk min walk walk walk walk Flood risk No risk No risk No risk High, flood zone 3 Flood zone 1 Western half in flood zone 3a Utilities Moderate Minor Moderate Moderate Moderate Moderate constraints capacity/cost capacity/cost capacity/cost constraints constraints constraints Risk of need Low risk of Low risk of Low Risk of asbestos High for remediation remediation remediation Topographical 50% developable 75% developable 75% developable 75% developable Already developed Slopes westward constraints down to Black Brook “Bad Slight adverse Moderate Slight adverse Slight adverse None None neighbours” effects for adverse effects effects for effects for constraints occupiers for occupiers occupiers occupiers

72 Development options for the Buxton area

1. Buxton

73 Buxton and South Central area: Option BA: South east of Buxton

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing. delivery of the necessary premises sites and infrastructure.

To support the development of This area for potential development is two miles south east of attractive, vibrant and distinctive the town centre. Although it is expected that new residents town centres. will make good use of Buxton town centre and its facilities, it is also possible that they may feel to be some way out and thus also be drawn to Leek , Matlock and Ashbourne, with potential negative impacts on the vibrancy of Buxton town centre.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality Development of this area would require the development of at and to minimise noise and light least six 100% greenfield sites, most currently fields and pollution. grazing. This is likely to extend the area with no dark night sky and reduce the proportion of land defined as tranquil.

Because of the distance of this potential growth area from the town centre (2 miles) air quality is likely to be impacted negatively from an increase in road traffic.

To protect and enhance No likely significant effects are expected on the condition of favourable conditions on SSSIs, any designated sites. SPAs, SACs and other wildlife sites.

To protect and enhance BAP habitats: Woodland, wetland and moorland will be biodiversity, geodiversity and to largely conserved, but a negative impact on grassland is support the development of linked anticipated, particularly on rough grazing land. Some mature green spaces. trees would be lost. Geodiversity would be unaffected. BAP species: water vole, curlew, lapwing, twite, whiteclawed crayfish and Derbyshire Feathermoss are not expected to be affected. The ability of developments to contribute to green infrastructure is unknown. New development in Limestone Moorland should include appropriate creation of wildlife habitats where possible: in particular the habitat types: lowland calcareous grassland and neutral grassland. To minimise energy use and to The area south of Buxton has wind speeds of 5.1 – 6m/s at develop the area’s renewable 10 metres height, suitable for wind power generation using energy resource. small turbines. Sites making up this potential growth area are either flat or S/E, S/W facing, facilitating the generation of solar energy.

74 Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAAA review found no historic environment village scape quality; constraints to the development of the sites in this option. The archaeological and heritage quality of design of any developments coming forward under assets, along with their settings. this option would be governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require substantial development outside the current builtupareaboundary. To protect and enhance the This potential development area is in the White Peak; it is character and appearance of the principally an area of limestone moorland with a small area of landscape, including cultural plateau pasture. Key landscape characteristics of limestone landscape assets, as well as the moorland include: a sparsely settled landscape with clearly area’s other natural assets and defined areas of settlement and large open areas, including resources. hill summits, with open and expansive vistas. Largescale development risks a major negative impact on these characteristics. Plateau pasture is a settled landscape with villages, hamlets and isolated farmsteads, less impact is expected on this character type, however it should be noted that priorities include the need to conserve and enhance the tree groups that occur within and around rural settlements and isolated farmsteads, as well as the small plantation woodlands. Some potential sites under this option are in the Peak Park buffer zone. To ensure sustainable The SHLAAA review found no risk of flood in the potential management of water resources development sites associated with this option. However the and to minimise the risk of SFRA shows the area as having experienced surface water flooding. flooding in parts. The development area lies within the Buxton Mineral Water Catchment area. SUDs techniques should be carefully selected to ensure groundwater contamination does not occur, eg the use of soakaways should be prohibited. Policies on Code for Sustainable Homes will help to support water efficiency. To reduce the number of journeys The sites making up this potential growth area would deliver made by car – within, and to and homes largely within 5 minutes walk of a bus stop. from the area. Pedestrian and cycling access is limited, with only pavements available. However existing congestion on surrounding road networks is low, helping to minimise future congestion. Unless more local facilities were provided under this option, a significant increase in new car journeys is expected.

To improve health and reduce N/a health inequalities. Assessment relates to location of new housing.

To improve access to jobs, Under this option development will be centred two miles services and facilities. outside Buxton town centre. Existing village shop facilities are only available within 1015 minutes walk. There would be good access to both Staden Lane and Harpur Hill Industrial Estates. Harpur Hill has a primary school, there is good access to Buxton Cottage Hospital (at its current location).

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the residential community at Harpur Hill. It should support by shared ownership) or renting a a range of housing types and sizes, including affordable sustainablydesigned, good housing to meet a range of needs. The option includes sites quality home at an affordable cost . that are exposed and there will be a need to ensure good building design and insulation to deliver affordable warmth.

76 Summary of scores for Option BA: South east of Buxton

Air, noise, light light noise, Air, Accessibility Employment Employment and Economy Centres Town Tourism (SAC) Biodiversity Biodiversity Energy features Historic & Townscape assets natural and Landscape Water Transport Health Safety Community Housing Leisure

Summary

Buxton Option A is an area for potential development two miles south east of the town centre. It would entail development of a substantial greenfield area, mostly fields and grazing, outside the existing builtuparea boundary and partly within the buffer zone of the Peak Park. Largescale residential development will have a major negative impact on the area’s landscape character: limestone moorland, defined by being sparsely settled with open and extensive vistas.

Distance from the town centre and lack of local facilities is expected to lead to an increase in road traffic and associated carbon impacts, however the immediate area does not suffer from existing road congestion. There is good access to two employment sites.

The area is suited to renewable energy generation from ground source heat pumps, solar hot water panels and small wind turbines. Surface water flooding has been experienced previously. Any SUDs techniques used to reduce future surface water runoff will need careful design as the area lies within the Buxton Mineral Water Catchment zone.

77 Land off Land at Land Foxlow Land Area Former Burlow Rd, Ashbourne Haslin between Farm south of between campus behind pub Rd Road, Burlow Rd Burlow Burlow Rd Harpur & Heathfield Road and Haslin Hill Nook Rd Adjacent to Yes, but Yes, but Yes, but Yes, but Yes, but Yes, but Within BUAB Yes and existing outside outside outside outside outside outside within BUAB settlement BUAB BUAB BUAB BUAB BUAB BUAB Designation in None None None None None None Allocated for None current local residential plan development Ecological None None None None None None None None and historic environment constraints Proximity to Neither Neither Not Not Not Not Neither Not adjacent, Peak Park adjacent nor adjacent adjacent, but adjacent, adjacent, adjacent, but adjacent nor but in buffer in buffer nor in in buffer but in but in in buffer in buffer zone zone buffer zone zone buffer zone buffer zone zone zone Trees on site Young trees Single, Mature trees Mature Mature None Mature trees None present mature on site trees on trees on on site tree on site site site Greenfield/ Fields and Half Adjacent to Grazing Grazing Grazing Site is > 100% brownfield grazing playing rail, some land, 100% land, 100% land, 100% 70% greenfield land, 100% field, 100% signs of greenfield greenfield greenfield brownfield greenfield greenfield demolition of derelict building, >70% g.field Aspect S/E, S/W Flat Flat S/E, S/W S/E, S/W S/E, S/W Flat S/E, S/W facing facing facing facing facing

78 Land off Land at Land Foxlow Land south Area Former Burlow Rd, Ashbourne Haslin between Farm of Burlow between campus behind pub Rd Road, Burlow Rd Road Burlow Rd Harpur Hill & and Haslin Heathfield Rd Nook Impact on Neutral Serious Some Some Some Some Slightly in Some other material conflict conflict conflict conflict conflict accordance conflict policy considerations Highways Low Low Low Moderate Moderate Moderate Low High: infrastructure significant constraints HI required to access site Congestion on High Very low Very low High Very low Very low Very low Very low surrounding road network Public Within 5 Within 5 Within 5 Within 5 Within 5 Within 10 Within 5 Within 5 transport mins walk of mins walk of mins walk of mins walk of mins walk of mins walk of mins walk of mins walk of accessibility bus stop bus stop bus stop bus stop bus stop bus stop bus stop bus stop Pedestrian, Very limited Only Only Only Only Only Only Only cycling access pavement pavement pavement pavement pavement pavement pavement and on and on edge and on and on and on and on edge and on edge of of town edge of edge of edge of of town edge of town town town town town

Land off Land at Land Foxlow Land south Area Former Burlow Rd, Ashbourne Haslin between Farm of Burlow between campus behind pub Rd Road, Burlow Rd Road Burlow Rd Harpur Hill & and Haslin Heathfield Rd Nook Facilities Village shop Village shop Town centre Village shop Village shop Village shop Village shop Village shop in 1015 in 1015 within 10 – in 1015 in 1015 in 1015 in 1015 in 1015 mins walk mins walk 15 mins mins walk mins walk mins walk mins walk mins walk walk Flood risk None None None None None None None None Utilities Moderate Moderate Moderate Moderate Moderate Moderate Moderate Moderate constraints Risk of need None None Low risk None None None Low risk None for remediation Topographical 50% 75% 75% 50% 50% Difficult: 75% 50% constraints developable develop developable develop develop 25% developable developable able able able developable “Bad None Slight Slight Slight Slight Slight Amenity of Slight neighbours” adverse adverse adverse adverse adverse occupiers adverse constraints effects for effects for effects for effects for effects for unaffected effects for occupiers occupiers occupiers occupiers occupiers or improved occupiers

80 Buxton and South Central: Option BB: South of Buxton

To support the development of This area for potential development is immediately south of attractive, vibrant and distinctive Buxton town centre and is well related to it. Development town centres. here would support the vitality of the town centre.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality The site is close enough to the town centre to enable people and to minimise noise and light to travel there without using a private car, potentially reducing pollution. negative impacts on air quality. Because of the proximity of the area to the town centre, there is only a small risk of negative impacts on dark night skies and the proportion of land defined as tranquil.

To protect and enhance There is a risk of significant negative impact on Buxton favourable conditions on SSSIs, Country Park, a SSSI (Poole’s Cavern and Grinlow Wood). SPAs, SACs and other wildlife The site is designated for the diversity and uniqueness of its sites. plant species and nationally important cave features. Two species of bat use the cavern as a winter roost site and the area is home to a nationally rare species of beetle. The HRA advised this point is within 900m of European sites and development here should be avoided.

To protect and enhance BAP habitats: Woodland, grassland, wetland and moorland biodiversity, geodiversity and to will be largely conserved. Some mature trees would be lost. support the development of linked There is a potential risk to geodiversity. BAP species: water green spaces. vole, curlew, lapwing, twite, whiteclawed crayfish and Derbyshire Feathermoss are not expected to be affected, but bats are known to roost in the vicinity. Development risks loss of a playing field and some mature trees.

To minimise energy use and to This area of Buxton has wind speeds of 5.1 – 6m/s at 10 develop the area’s renewable metres height, suitable for wind generation using small energy resource. turbines. Ground source heat pumps may not prove a suitable technology because of proximity to the Poole’s Cavern cave system. The site has northeast / northwest facing slopes, limiting the effectiveness of solar energy.

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAAA review found no historic environment village scape quality; constraints to the development of the site constituting this archaeological and heritage option. The quality of design of any development coming assets, along with their settings. forward under this option would be governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option would be outside the current builtupareaboundary. To protect and enhance the This potential development area is in the Dark Peak, its character and appearance of the landscape character is that of settled valley pasture. Key landscape, including cultural landscape characteristics include: a settled landscape of landscape assets, as well as the small nucleated settlements and scattered stone farmsteads area’s other natural assets and with stone slate roofs. This is a well settled landscape and so resources. sensitive design can avoid significant negative impacts. Priorities for this character type include (where opportunities arise) the removal of coniferous plantation woodland, the conservation and restoration of all ancient woodland sites and restocking with locally occurring native species. This site is within the buffer zone of the Peak Park. To ensure sustainable The SHLAAA review found no risk of flood in the potential management of water resources development site constituting this option. and to minimise the risk of The area surrounding Buxton has been highlighted by DEFRA flooding. as a Nitrate Vulnerable Zone. The level of nitrate contamination will have an impact on the choice of SUDs and will have to be assessed for specific sites. The area lies just outside the Buxton Mineral Water catchment area. Policies on Code for Sustainable Homes will help to support water efficiency. To reduce the number of journeys Under this option, homes would be delivered within 10 made by car – within, and to and minutes of a bus stop, however it would be possible to walk from the area. into the town centre in around 30 minutes. There are no existing cycle lanes. There is high congestion on surrounding road networks, new homes in this area are likely to add to this congestion. However the close association to the town centre is likely to help minimise new car journeys.

To improve health and reduce The proximity of this potential growth point to Buxton Country health inequalities. Park provides easy opportunity for recreation and exercise.

To improve access to jobs, Under this option, development will be well related to Buxton services and facilities. town centre, facilitating access to jobs, services and facilities. Existing village shop facilities are within 10 – 15 minutes walk. The site is very close to Buxton Community School and gives good access to Buxton Cottage Hospital (at its present location).

Sustainable Description of impacts / comments development objective To provide everybody with the The option should support a range of housing types and opportunity of owning (including sizes, including affordable housing to meet a range of needs. by shared ownership) or renting a sustainablydesigned, good quality home at an affordable cost .

To provide better opportunities for The location of this option will have little or no impact on people to participate in cultural, opportunities for engagement in indoor and outdoor leisure leisure and recreational activities. activities, or the development of a vibrant cultural economy. However its proximity to the town centre may make participation in town centre activities easier and its proximity to Buxton Country Park may encourage outdoor leisure activities.

83 Summary of scores for option BB: South of Buxton

Summary

Buxton option B is an area for potential development immediately south of the town centre. It allows for good access to the centre and to the shops, services and other facilities located there, as well as to Buxton Country Park. Development in walking distance (around 30 minutes) from Buxton town centre will help to minimise the generation of new car journeys associated with the delivery of new homes. There is currently high congestion on surrounding roads.

This option would entail the development of a greenfield site (including a school playing field and mature trees) outside the current builtuparea boundary and within the buffer zone of the Peak District National Park. It risks major negative impacts on Poole’s Cavern and Grinlow Wood SSSI.

The area is not well suited to renewable energy generation based on solar heating and the proximity of Poole’s Cavern cave system might limit use of ground source heat pumps. No flood risk issues have been identified.

84 SHLAA summary analysis of potential development sites

Green Lane Farm Adjacent to existing Yes, but outside the builtuparea settlement boundary. Designation in current local None. plan Ecological and historic Adjacent to Buxton Country Park and may environment constraints include part of the Park. No historic environment constraints. Proximity to Peak Park Not adjacent, but in buffer zone. Trees on site Mature trees on site. Greenfield/ brownfield Part of site is a playing field, 100% greenfield Aspect N/E, N/W facing Impact on other material Neutral policy considerations Highways infrastructure Very high, poor access to site constraints Congestion on surrounding High road network Public transport Within 10 minutes walk of a bus stop accessibility Pedestrian, cycling access Pavement but no cycle lanes Facilities Village shop within 10 – 15 minutes walk Flood risk None Utilities constraints Moderate Risk of need for None remediation Topographical constraints 50% developable “Bad neighbours” Amenity of occupiers unaffected / improved constraints

85 Buxton and South Central: Option BC: South West of Buxton

To support the development of This area for potential development is just over a mile from attractive, vibrant and distinctive Buxton town centre. Residents of new homes here could town centres. reasonably be expected to make good use of town centre shops and facilities.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality This potential growth area has good road links to Buxton and and to minimise noise and light beyond and whilst congestion on the surrounding road pollution. network is low, new road journeys will be generated with an associated and negative impact on local air quality. Because of the relation of the proposed growth area to existing settlements, only a small impact is expected on extending the area with no dark sky and reducing the proportion of land defined as tranquil.

To protect and enhance This potential growth area is almost immediately adjacent to favourable conditions on SSSIs, the South Pennines Moor SAC and the Peak District Dale SPAs, SACs and other wildlife SAC. The HRA has advised that development here should be sites. avoided.

To protect and enhance BAP habitats: woodland, wetland, grassland and moorland biodiversity, geodiversity and to will be largely conserved although loss of greenfield land support the development of linked would be required under this option. Some mature and some green spaces. young trees would be lost. Geodiversity would be unaffected. BAP species: water vole, curlew, lapwing, twite, whiteclawed crayfish and Derbyshire Feathermoss are not expected to be affected, however the HRA work will give detail of any impact on breeding birds nearby. The ability of developments to contribute to green infrastructure is unknown. New development in settled valley pastures should include appropriate tree planting and creation of wildlife habitats. A priority is to enhance the visual and ecological continuity of river corridors.

Sustainable Description of impacts / comments development objective To minimise energy use and to The area south of Buxton has wind speeds of 5.1 – 6m/s at develop the area’s renewable 10 metres height, suitable for wind power generation using energy resource. small turbines. Sites making up this potential growth area are SE / SW facing, facilitating the use of solar energy. Ground source heat pumps would be feasible.

To conserve and enhance town / The SHLAAA review found no historic environment village scape quality; constraints to the development of the sites in this option. The archaeological and heritage quality of design of any developments coming forward under assets, along with their settings. this option would be governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require development outside the current builtupareaboundary. To protect and enhance the This potential development area is in the Dark Peak, it is an character and appearance of the area of settled valley pastures. Key landscape characteristics landscape, including cultural include: settled landscape of small nucleated settlements and landscape assets, as well as the scattered stone farmsteads with stone slate roofs, an area’s other natural assets and enclosed landscape with views filtered by trees. Loss of trees resources. associated with development in this area will have a negative impact on landscape character, as will overintensive development. The area falls within the buffer zone of the Peak Park. Sensitive design will be required.

To ensure sustainable This area runs the risk of a number of water quality and management of water resources drainage issues. The River Wye and a second small water and to minimise the risk of course runs through the area, Burbage reservoir (disused) is flooding. also present. The southern part of the area falls within the Buxton Mineral Water Catchment area. SUDs techniques should be carefully selected to ensure groundwater contamination does not occur, eg the use of soakaways should be prohibited. Whilst surface drainage is expected to be an issue, the area does not fall within a flood zone. To reduce the number of journeys The sites making up this potential growth area would deliver made by car – within, and to and homes within 5 minutes walk of a bus stop. Pedestrian and from the area. cycling access is limited, there are no cycle lanes and incomplete pavement coverage. However existing congestion on surrounding road networks is low, helping to minimise future congestion. Unless pedestrian and cycling access were improved under this option, an increase in new car journeys would result.

To improve health and reduce New homes delivered in this potential growth area will have health inequalities. ready access to Buxton Country Park and to the National Park, potentially helping to support outdoor recreation and healthy lifestyles.

To improve access to jobs, Under this option, development will be located around a mile services and facilities. and a half to the south west of Buxton town centre. There are no existing village shop facilities within a 10 to 15 minute walk. There is a primary school at Burbage, but otherwise poor access to employment and healthcare sites.

Sustainable Description of impacts / comments development objective To protect and improve the safety The quality of design of new neighbourhoods will be governed and environmental quality of by core strategy policies. It will be important to ensure that streets and estates. these are able to deliver streets and estates where people feel safe, with quality green space and making a positive contribution to community cohesion.

To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the residential community at Burbage. It should support a by shared ownership) or renting a range of housing types and sizes, including affordable sustainablydesigned, good housing to meet a range of needs. The option includes sites quality home at an affordable cost . that are exposed and there will be a need to ensure good building design and insulation to deliver affordable warmth.

To provide better opportunities for The proximity of this potential growth area to Buxton Country people to participate in cultural, Park and to recreation areas within the National Park provides leisure and recreational activities. the opportunity for people to participate in outdoor leisure activities.

88 Summary of scores for option BC: South west of Buxton

Summary

Buxton option C is an area for potential development approximately a mile and a half south west of the town centre. It would entail the development of a largely greenfield area, outside the current builtuparea boundary and within the buffer zone of the Peak District National Park. Although sensitive design will be required, residential development here is expected only to have a minor negative impact on the landscape character of settled valley pastures.

This potential growth point is immediately adjacent to habitats protected under European Directive. It is also affected by water quality and drainage issues. Part of the area falls within the Buxton Mineral Water Catchment area, so any SUDs techniques used to reduce surface water runoff will need careful design.

The area is suited to renewable energy generation from ground source heat pumps, solar hot water panels and small wind turbines. The proximity of this potential growth area to Buxton Country Park and to recreation areas within the National Park provides the opportunity for people to participate in outdoor leisure activities.

89 SHLAA summary analysis of potential development sites

Land off Ladmanlow Goslin Bar Farm, Macclesfield Yard, Leek Macclesfield Old Main Rd Road Road Adjacent to Yes, but Yes, but outside Yes, but outside existing settlement outside current builtup current builtup current built area boundary area boundary up area boundary Designation in None None None current local plan Ecological and None None Site of importance historic for nature environment conservation, but constraints no historic environment constraints Proximity to Peak Not adjacent Not adjacent to Not adjacent to Park to Park, but Park, but in Park, but in buffer in buffer buffer zone zone zone Trees on site Mature trees None Young trees on site on site Greenfield/ 100% Predominantly Predominantly brownfield greenfield greenfield, greenfield, >70% >70%, site in use as yard and storage facility Aspect SE / SW SE / SW facing SE / SW facing facing Impact on other Some level Slightly in Slightly in material policy of conflict accordance accordance considerations Highways High Very low Moderate infrastructure constraints Congestion on Low Low Low surrounding road network Public transport Within 5 Within 5 Within 5 minutes accessibility minutes walk minutes walk of walk of a bus stop of a bus stop a bus stop Pedestrian, cycling Pavement, Pavement, but Very limited, no access but no cycle no cycle lanes pavement lanes Facilities None within None within 10 None within 1015 1015 mins 15 mins walk mins walk walk

Land off Ladmanlow Goslin Bar Farm, Macclesfield Yard, Leek Macclesfield Old Main Rd Road Road Flood risk None None None Utilities Moderate Moderate Moderate constraints Risk of need for None Low None remediation Topographical Difficult, 25% Difficult, 25% 50% developable constraints developable developable “Bad Slight adverse Moderate Amenity of neighbours” effects for adverse occupiers constraints occupiers effects for unaffected or occupiers improved

91 Buxton and South Central: Option BD: North of Buxton

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing. delivery of the necessary premises sites and infrastructure.

To support the development of This area for potential development lies to the immediate attractive, vibrant and distinctive north of Buxton town centre, between the railway line and the town centres. A6. Residents of new homes here could reasonably be expected to make good use of the town centre for retail and leisure, helping to support the vitality of the centre.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality This potential growth area is close to the town centre, helping and to minimise noise and light to reduce the generation of new car journeys. Proximity to pollution. the town centre will also help to minimise the spread of light pollution and the area of tranquil land lost.

To protect and enhance Development of this area would result in the loss of a site favourable conditions on SSSIs, included on the Derbyshire Wildlife Sites Register. This SPAs, SACs and other wildlife designated wildlife site supports a mosaic of habitats sites. including speciesrich wet and calcareous grasslands, rough grassland and woodland. The HRA has advised that the growth point is within 900m of the South Pennines Moors SAC and Peak District Moors SPA, development could only take place in negotiation with Natural England.

To protect and enhance Development of this area would entail the loss of speciesrich biodiversity, geodiversity and to habitats including wet grassland, unimproved neutral support the development of linked grassland and scrub (woodland). These are BAP habitats. green spaces. The area also includes Nun’s Brook and streamside habitats. Loss of land currently designated for recreation and open space would have a major negative impact on the development of green infrastructure. There would be negative impacts through the loss of mature trees and woodland. To minimise energy use and to The area north of Buxton town centre has wind speeds of 5.1 develop the area’s renewable – 6m/s at 10m height suitable for wind power generation energy resource. using small turbines. Sites making up this potential growth area are principally SE / SW facing, facilitating the use of solar energy. Ground source heat pumps would be feasible.

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAAA review found no historic environment village scape quality; constraints to the development of the sites in this option. The archaeological and heritage quality of design of any developments coming forward under assets, along with their settings. this option would be governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require development outside the current builtupareaboundary. To protect and enhance the This potential development area encompasses both White character and appearance of the Peak and Dark Peak. Landscape character types are landscape, including cultural moorland fringe and plateau pasture. Key characteristics of landscape assets, as well as the plateau pasture include: nucleated limestone villages, dry area’s other natural assets and stone walls, a pastoral landuse and open and expansive resources. views. Moorland fringe is characterised by an open and exposed landscape with expansive views. Loss of trees and loss of open views associated with any development would have a major negative impact on landscape character. Part of the area falls within the Peak Park buffer zone. Historic presence of contaminated land and a landfill site pose possible negative impacts. To ensure sustainable Part of this potential development area falls within flood zone management of water resources 3a, where there is a 1 in 100 or greater annual probability of and to minimise the risk of flooding in any year. An exception test will be required for flooding. any allocation at the southern tip of the development area. Any SUDs solutions are likely to need to take account of possible historic contamination.

To reduce the number of journeys This potential growth area would deliver homes within 10 or made by car – within, and to and 15 minutes walk of a bus stop. Current pedestrian and from the area. cycling access is limited with no cycle lanes and incomplete pavement coverage. However existing congestion on the surrounding road network is low, suggesting that there is potential to accommodate a small growth in traffic. Proximity to the town centre means there is good potential for jourmeys on foot and by bike and bus if facilities are provided.

To improve health and reduce Development in this area risks the loss of playing fields with health inequalities. associated negative impacts on health and fitness. However homes in this area would have good access to Fairfield common for recreation.

To improve access to jobs, Under this option, development will be located to the north of services and facilities. Buxton town centre, giving access to town centre facilities within 15 minutes walk. If the proposed Fairfield Link Road can be delivered, it will provide good access to employment facilities from this development area.

To provide better opportunities for The proximity of this potential growth area to Fairfield people to participate in cultural, Common and to recreation areas within the National Park leisure and recreational activities. provides the opportunity for people to participate in outdoor leisure activities. This is potentially balanced by any loss of playing fields.

94 Summary of scores for option BD: North of Buxton

Summary

Buxton option D is an area for potential development immediately to the north of the town centre. It would entail the development of a largely greenfield area, mostly outside the current builtuparea boundary and partly within the buffer zone of the Peak District National Park.

Development at this potential growth point risks the loss of playing fields, an area of speciesrich grassland recorded on the Derbyshire Wildlife Sites register, other open space and mature trees. This will generate major negative impacts on biodiversity and the development of green infrastructure. Negative impacts can also be expected on the open nature of the views associated with the landscape characters of moorland fringe and plateau pasture.

Flood risk is an issue for the southern part of this potential growth area. Any development here will fall within flood zone 3a, where there is a 1 in 100 or greater annual probability of flooding in any year. An exception test will be required for any allocation at the southern tip of the growth point.

Proximity to the town centre and its facilities is expected to limit any increase in road traffic and associated carbon impacts; the immediate area currently suffers only low road congestion. Journeys by bus, cycle and foot will be encouraged by the close relation of this growth point to Buxton town centre, giving positive benefits for health. This may be balanced by any loss of playing fields arising from new development.

The area is suited to renewable energy generation from ground source heat pumps, solar hot water panels and small wind turbines. Issues arising from land contaminated by railway workings and a landfill site are anticipated.

95 SHLAA summary analysis of potential development sites

Reserve land, Hogshaw Brown Edge HP 161 Lightwood Rd Ave Adjacent to existing Yes, partly Yes, partly Yes, partly settlement within and within and within and partly outside partly outside partly outside BUAB. BUAB. BUAB. Designation in current Partly Partly Residential local plan recreation and recreation and development. open space, open space, partly housing. partly housing. Ecological and historic None. Site important None. environment constraints for nature conservation. Proximity to Peak Park Not adjacent, Not adjacent, Neither but in buffer but in buffer adjacent nor in zone. zone. buffer zone. Trees on site Young trees Woodland on Mature trees on on site. site. site. Greenfield/ brownfield 100% green More than 70% 100% green field, grazing greenfield, field. field. grazing land, pigeon sheds, disused sheds, adjacent to railway. Aspect SE/SW facing. SE/SW facing. Flat Impact on other material None Some level of Neutral impact. policy considerations conflict. Highways infrastructure Very high. High. Moderate. constraints Landlocked, no access. Congestion on Low. Low. Low. surrounding road network Public transport Within 10 Within 15 Within 5 accessibility minutes walk minutes walk minutes walk of of a bus stop. of a bus stop. a bus stop. Pedestrian, cycling Very limited, Pavement, but Pavement, but access no pavement. no cycle lane. no cycle lane. Facilities Town centre Town centre Town centre within 10 – 15 within 10 – 15 within 10 – 15 minutes walk. minutes walk. minutes walk.

Reserve land Hogshaw Brown Edge HP161 Lightwood Rd Ave Flood risk None. Flood zone 2, None. 1 in 1,000 risk. Utilities constraints Moderate. Moderate. Minor capacity/cost constraints. Risk of need for None. Low. None. remediation Topographical 50% Difficult, little Flat. constraints developable. flat terrain, 25% developable. “Bad neighbours” Amenity of Moderate Amenity of constraints occupiers adverse occupiers unaffected / effects for unaffected / improved. occupiers. improved.

97 Buxton area Option BE: East of Buxton

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to location of new housing. delivery of the necessary premises sites and infrastructure.

To support the development of This potential growth area is between 1 and 2 miles east of attractive, vibrant and distinctive the town centre. Being well related to existing development at town centres. Fairfield, residents of new homes here could be expected to make good use of Buxton town centre facilities.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing.

To maintain good local air quality This potential growth area is far enough from the town centre and to minimise noise and light to be likely to create new road journeys with an associated pollution. negative impact on local air quality. Congestion on the surrounding road network is very high and likely to get worse. Because of the relation of the proposed growth area to existing settlements, only a small impact is expected on extending the area with no dark sky and reducing the proportion of land defined as tranquil.

To protect and enhance This potential growth area is almost immediately adjacent to favourable conditions on SSSIs, the Peak District Dale SAC at Cunning Dale. The HRA has SPAs, SACs and other wildlife advised that development should be avoided. sites.

To protect and enhance This growth point is just west of Wye Valley SSSI (part of the biodiversity, geodiversity and to SAC) and just north and north west of Derbyshire Wildlife support the development of linked Sites and Regionally Important Geological Sites at Ashwood green spaces. Dale and Ashwood Dale Quarry. The Wye Valley contains some of the most flowerrich habitats that remain in the White Peak. The area is also of major geological interest for its important exposures of Carboniferous Limestone. The area contains young trees. Development proposals will need to take account of the proximity of these sites and their settings. To minimise energy use and to The area east of Buxton has wind speeds of 5.1 – 6m/s at 10 develop the area’s renewable metres height, suitable for wind power generation using small energy resource. turbines. The major site making up this potential growth area is flat, facilitating the use of solar energy. Ground source heat pumps would be feasible, although care should be taken if development is in the proximity of Regionally Important Geological Sites.

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAAA review found no historic environment village scape quality; constraints to the development of the main site in this option. archaeological and heritage The quality of design of any developments coming forward assets, along with their settings. under this option would be governed by specific residential design policies. The draft core strategy will need to contain policies that ensure new developments respect, maintain and strengthen local distinctiveness and sense of place. Development under this option will require development outside the current builtupareaboundary. To protect and enhance the This potential development area is a greenfield site in the character and appearance of the White Peak, it is an area of plateau pasture. Key landscape landscape, including cultural characteristics include: a gently rolling, upland limestone landscape assets, as well as the plateau characterised by nucleated limestone villages, dry area’s other natural assets and stone walls, a pastoral landuse and open and expansive resources. views. Development that interrupts these open views will have a negative impact on landscape character. The area falls within the buffer zone of the Peak Park. Sensitive design will be required. To ensure sustainable This potential growth point is not within a flood zone. Surface management of water resources water drainage management will need to ensure protection of and to minimise the risk of the water quality of the River Wye. flooding. The area falls within the Buxton Mineral Water Catchment area. SUDs techniques should be carefully selected to ensure groundwater contamination does not occur, eg the use of soakaways should be prohibited.

To reduce the number of journeys The main site making up this potential growth area would made by car – within, and to and deliver homes within 15 minutes walk of a bus stop. from the area. Pedestrian and cycling access is limited, there are no cycle lanes and some pavement coverage. Existing congestion on surrounding road networks is very high, suggesting that development here is likely to add to the problem. Unless pedestrian and cycling access were improved under this option, an increase in new car journeys and a worsening of current congestion problems would result. To improve health and reduce New homes delivered in this potential growth area will have health inequalities. access to surrounding countryside, potentially helping to support outdoor recreation and healthy lifestyles.

To improve access to jobs, This growth point is close to schools and facilities at Fairfield. services and facilities. Access is particularly good for employment sites at Tongue Land Industrial Estate and also at Staden Lane.

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the residential community at Fairfield. It should support a by shared ownership) or renting a range of housing types and sizes, including affordable sustainablydesigned, good housing to meet a range of needs. The area is potentially quality home at an affordable cost . exposed and there will be a need to ensure good building design and insulation to deliver affordable warmth.

To provide better opportunities for The proximity of this potential growth area to open people to participate in cultural, countryside provides the opportunity for people to participate leisure and recreational activities. in outdoor leisure activities.

100 Summary of scores for option BE: East of Buxton

Summary

Buxton option E is an area for potential development approximately a mile and a half east of the town centre. It would entail the development of greenfield land, outside the current builtuparea boundary and within the buffer zone of the Peak District National Park. Sensitive design will be required if negative impact on the open nature of the area’s plateau pasture landscape character is to be avoided.

This potential growth point is within 900m of habitats protected under European Directive. Negotiation would be required with Natural England before development was permitted. It is also close to a number of wildlife sites and sites of regional importance for their geology. The area falls within the Buxton Mineral Water Catchment area, so any SUDs techniques used to reduce surface water runoff will need careful design. Runoff management will also need to ensure that the water quality of the River Wye is protected.

Development at BE provides an opportunity to contribute to the viability and sustainability of the residential community at Fairfield. Access to employment at Tongue Lane Industrial Estate is good. However its distance from the town centre is expected to lead to an increase in road traffic and associated carbon impacts. Adding to existing high levels of road congestion in the immediate area will cause further problems unless pedestrian and cycling facilities can be improved.

The area is suited to renewable energy generation from ground source heat pumps (with care due to presence of nearby RIGS), solar hot water panels and small wind turbines. The proximity of this potential growth area to open countryside provides the opportunity for people to participate in outdoor leisure activities.

101 SHLAA summary analysis of potential development sites

Land west of Tongue Land, Fairfield Adjacent to existing settlement Yes, but outside current BUAB. Designation in current local plan None. Ecological and historic None. environment constraints Proximity to Peak Park Not adjacent to, but in buffer zone. Trees on site Young trees on site. Greenfield/ brownfield 100% greenfield. Aspect Flat Impact on other material policy Slightly in accordance. considerations Highways infrastructure Moderate constraints Congestion on surrounding road Very high network Public transport accessibility Within 15 minutes walk of a bus stop Pedestrian, cycling access Pavement, but no cycle lanes. Facilities Town centre within 10 – 15 minutes walk Flood risk None Utilities constraints Moderate Risk of need for remediation None Topographical constraints 75% developable “Bad neighbours” constraints Slight adverse effects for occupiers

102 Development options for the Buxton area

2. Dove Holes and Peak Dale

103 Buxton area Option BF: Dove Holes and Peak Dale area

To support the development of This potential development area will help to support the attractive, vibrant and distinctive communities at Dove Holes and/or Peak Dale. Facilities for town centres. retail and leisure at Dove Holes and Peak Dale are currently limited, so it is expected that new residents would use Whaley Bridge or Buxton.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing

To maintain good local air quality Developments at either of these locations would involve use and to minimise noise and light of currently greenfield sites in area of little existing pollution. development. This is expected to have a negative impact on light pollution and a negative impact on the area of land currently defined as tranquil. Air quality would be negatively impacted by the increase in car journeys resulting from development away from town centres.

To protect and enhance Development in this potential growth area risks loss of part or favourable conditions on SSSIs, all of the Wildlife site Peak Dale Grassland. This site SPAs, SACs and other wildlife supports species rich semiimproved and unimproved neutral sites. and calcareous grassland across a series of fields that are managed as hay meadow and pasture. Additionally there are areas of unmanaged rough grassland present. Growth at Dove Holes risks loss of all or part of the Wildlife site at Ridgeclose Rocks and Grassland. Most of this site is a speciesrich, partlygrazed limestone grassland. Development would be within 900m of South Pennine Moors SAC & Peak District Moors SPA, so consultation with Natural England would be required to enable development. To protect and enhance Growth at these points will entail loss of greenfield land, biodiversity, geodiversity and to including the BAP habitat of rough grazing land. Some young support the development of linked trees would be lost. Impact on green infrastructure is unclear. green spaces. New development in plateau pasture should include appropriate tree planting and creation of wildlife habitats, in particular lowland calcareous grassland.

To minimise energy use and to The areas around Dove Holes and Peak Dale have wind develop the area’s renewable speeds of 5.1 – 6m/s at 10 metres height, suitable for wind energy resource. power generation using small turbines. Use of solar energy and ground source heat pumps would also be feasible.

104

To reduce the number of journeys Potential developments at Dove Holes and Peak Dale are made by car – within, and to and expected to result in the generation of a large number of new from the area. car journeys as employment, leisure and retail facilities in the immediate area are very limited. Investment would be required to support noncar journeys in order to avoid adding to congestion on the A6.

To improve health and reduce Good access to open countryside from these potential growth health inequalities. points will support outdoor recreation.

To improve access to jobs, Location of development here is most likely to lead to an services and facilities. increase in the distances people have to travel on a regular basis for education, employment and services. However development might help to bring some additional services and facilities for existing residents in these rural settlements.

105

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the residential communities at Dove Holes and Peak Dale. by shared ownership) or renting a It should support a range of housing types and sizes, sustainablydesigned, good including affordable housing to meet a range of needs. quality home at an affordable cost .

106 Summary of scores for option BF: Dove Holes and Peak Dale Area

Summary

Buxton option F represents two areas for potential development, centred on the settlements of Dove Holes and Peak Dale, three miles north of Buxton town centre. It would entail the development of greenfield land, outside the current builtuparea boundary and within the buffer zone of the Peak District National Park. Sensitive design will be required if negative impact on the open nature of the area’s plateau pasture landscape character is to be avoided.

Development at BF provides an opportunity to contribute to the viability and sustainability of the residential communities at Dove Holes and Peak Dale. However the relative isolation of the settlements is expected to lead to an increase in road traffic and associated carbon impacts. With employment, leisure and retail facilities in the immediate area very limited, investment would be required to support noncar journeys, in order to avoid adding to congestion on the A6.

This potential growth point is within 900m of habitats protected under European Directive. Negotiation would be required with Natural England before development was permitted. These potential growth points are adjacent to wildlife sites and it will be important to ensure no loss of priority habitat results. The proximity of this potential growth area to open countryside provides the opportunity for people to participate in outdoor leisure activities.

Proposed development at Dove Holes is at the edge of Flood Zone 3a where there is a 1 in 100 or greater annual probability of flooding. Development here will need to take account of future flood risk resulting from climate change. The area is suited to renewable energy generation from ground source heat pumps, solar hot water panels and small wind turbines.

107 SHLAA summary analysis of potential development sites

Beelow Close, Land off Bibbington Dove Holes Beelow Close Quarry Adjacent to Adjacent to, but Adjacent to, In open existing settlement outside BUAB but outside countryside BUAB Designation in None None None current local plan Ecological and None Site of Site of importance historic importance for for nature environment nature conservation, play constraints conservation area Proximity to Peak Not adjacent but Not adjacent Not adjacent but in Park in buffer zone but in buffer buffer zone zone Trees on site None Young trees Mature trees on on site site Greenfield/ 100% greenfield 100% More than 70% brownfield greenfield, greenfield storage yard on site Aspect Flat Flat Flat Impact on other Some level of Some level of Some level of material policy conflict conflict conflict considerations Highways Low Low Low infrastructure constraints Congestion on Very low Very low High surrounding road network Public transport Within 5 mins Within 5 mins Within 5 mins walk accessibility walk of a bus walk of a bus of a bus stop stop stop Pedestrian, cycling Only pavement, Only Only pavement, access on edge of town pavement, on on edge of town edge of town Facilities Village shop Village shop No facilities within within 10 – 15 within 10 – 15 10 – 15 minutes minutes walk minutes walk walk Flood risk None Flood zone 3 None Utilities constraints Moderate Moderate Moderate, pylons

108 Beelow Close, Land off Bibbington Dove Holes Beelow Close Quarry Risk of need for None None None remediation Topographical Flat Flat, eastern Flat, site across constraints side of site main road drops away “Bad neighbours” Slight adverse Slight adverse Moderate adverse constraints effects for effects for effects for occupiers occupiers occupiers

109 SA analysis of potential development options

Option MWA – North of Matlock

110 SA analysis of potential development options Matlock Option: MWA North of Matlock

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to the location of new housing delivery of the necessary development. premises sites and infrastructure.

To support the development of This area for potential development is situated approximately attractive, vibrant and distinctive 1mile north east of Matlock Town Centre. As the option is town centres. located in close proximity to the town centre it is anticipated and expected that new residents would make good use of Matlock and its facilities with positive impacts upon its vibrancy.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to location of new housing development.

To maintain good local air quality Development of this option would require the development of two and to minimise noise and light 100% Greenfield sites adjacent to but outside the settlement pollution. framework boundary. Both sites currently provide open fields and land associated with the Presentation Convent, adjacent to an area of protected important open space.

Due to the proximity of the growth point to the town centre, it is unlikely to make a significant (negative) contribution to the spread of light pollution or result in a detrimental impact upon levels of tranquillity. Its proximity to the town centre is also likely to help minimise traffic growth and associated negative impacts on air quality. To protect and enhance The accompanying HRA makes separate and specific favourable conditions on SSSIs, comment upon this. SPAs, SACs and other wildlife sites. It is not predicted that development of this option will result in a significant detrimental impact upon European Sites or designated wildlife sites.

To protect and enhance Development of this option would require the loss of fields & land biodiversity, geodiversity and to associated with the Convert both of which are situated outside the support the development of linked Settlement Framework Boundary. The loss of any grassland, hay green spaces. meadows and mature trees will result in a negative impact upon biodiversity. Geodiversity would be unaffected. This area is characterised by areas of calcareous and acid grassland combined with steep dales woodland. Where possible all new development should include appropriate tree planting, landscaping and habitat creation and opportunities for enhanced GI connectivity are to be explored. To minimise energy use and to The area to the north east of Matlock has wind speeds of 5.1 develop the area’s renewable 6.0m/s at 10 metres height, suitable for wind power energy resource. generation using small turbines. Sites making up this potential growth area are either flat or SE/SW facing, facilitating the potential use and generation of solar energy.

111

Sustainable Description of impacts / comments development objective To conserve and enhance town / Development of this option would entail development at one village scape quality; site adjacent to and one site within a Conservation Area. The archaeological and heritage quality of design of any developments coming forward under assets, along with their settings. this option would need to be governed by specific design policies to ensure the character and appearance of the Conservation Area is persevered and/or enhanced. New development would need to respect, maintain and strengthen local distinctiveness and promote a sense of place. Although situated outside the settlement framework boundary development of this option would be adjacent to the existing built up area of Matlock and therefore be arguably read as development amongst the existing urban fabric of the town. To protect and enhance the No sites within this option are located within or adjacent to the character and appearance of the Peak District National Park, however all of the potential sites landscape, including cultural are within the Peak Park buffer zone. The option is located landscape assets, as well as the within the Dark Peak: Settled Valley Pastures Landscape area’s other natural assets and Character Type, typically associated with settlement along resources. lower valley sides. This area comprises existing residential areas interspersed with pockets of pasture and fields on the upper slopes, north east of Matlock. There may be some visual impact but parts are visually screened by existing settlement and varying topography. Sensitive design will be required to ensure development enhances landscape quality. To ensure sustainable The SHLAA review found no risk of flooding in the potential management of water resources development sites associated with this option. The SFRA and to minimise the risk of identified no flood risk issues in this option. Core Strategy flooding. policies and the use of Code For Sustainable Homes, should ensure that the design of new development encourages water efficiency. The use of SUDS is to be encouraged.

To reduce the number of journeys The sites making up this potential growth option would deliver made by car – within, and to and homes within a 510 minute walk of a bus stop. Pedestrian from the area. access and walkability to the town centre would be good from all sites, however only the site at Wellington Street provides safe cycle links. Highway congestion and infrastructure constraints are deemed low at two of the three sites comprising this option, however issues of high traffic congestion are apparent at Land at Asker Lane onto Chesterfield Road, this would be potentially worsened by additional housing. To improve health and reduce Proximity of this option to open countryside and a variety of health inequalities. leisure and recreation facilities within the town will support recreation and healthy lifestyles.

To improve access to jobs, Under this option development would be centred services and facilities. approximately 1mile north east from Matlock Town Centre. A wide range of facilities are within a 1015 minute walk. The location is close to local schools, shops and areas of important open space for instance allotments at Wellington Street and playing fields.

112

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the wider Lumsdale residential community of Matlock. by shared ownership) or renting a Development at this option would provide and support a sustainablydesigned, good range of housing types and sizes, to include affordable quality home at an affordable cost . housing and a range of housing to meet all needs.

To provide better opportunities for Proximity of the site to the countryside and sport, leisure, people to participate in cultural, recreational facilities within the town will support outdoor leisure and recreational activities. recreation and healthy lifestyles.

113 Summary of scores for option MWA North of Matlock

Sustainability Score of Option

Summary

Option MWA is an area for development located approximately 1 mile to the north east of Matlock town centre. This option would require the development of one Brownfield site within the Settlement Framework Boundary and two Greenfield sites adjacent to but outside the Settlement Framework Boundary.

This option is located within the Dark Peak Settled Valley Pastures Landscape Character type, typically characterised by settlement along lower valley sides. This option comprises existing residential areas interspersed with pockets of pasture and fields situated on the upper slopes north east of Matlock. The loss of any grassland and mature trees will result in a negative impact upon biodiversity. The Preliminary Desktop Biodiversity Assessment Report prepared by Derbyshire Wildlife Trust notes that development of this option may result in the loss of hay meadows and that these meadows will need to be resurveyed to fully assess impacts upon biodiversity. Development at this location may result in some visual impact but parts are visually screened by the existing landscape and typography.

Sensitive design will be required to deliver desirable neighbourhoods, which strengthen and maintain local distinctiveness and characteristics. This option entails development at one site adjacent to and one site within the Matlock Bank Conservation Area. The quality of design of any resultant development at this growth option will need to be governed by specific design policies, ensuring the character and appearance of the Conservation Area is preserved and enhanced.

Residents of the new housing at this location may be reasonably expected to use retail, leisure and recreational facilities within the town centre, contributing positively to the vibrancy of the town. A range of facilities would be within 10 15 minutes walk including retail, local schools, open space provision and allotments.

114 New homes would be within 510 minutes walk of a bus stop. Walkability from the option to nearby facilities is deemed good. However, whilst proximity to the town centre would potentially minimise to a certain extent the level of traffic growth, there is evidence of significant traffic congestion on the surrounding road network at Asker Lane and Chesterfield Road, which could be exacerbated by additional development.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates this growth option in terms of access to key services (GP, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be conducted within upper (30 40 minute) and lower (1520 minute) thresholds as defined by the DFT Accessibility Indicators Report (2007). The Derbyshire County Council study concludes that all six essential services could be accessed within a 1520 minute journey undertaken by walking and public transport.

Proximity of the option to the countryside and a range of sport/recreation facilities within the town will help to promote healthy lifestyles.

There is no evidence of flooding within the option and new developments should consider the use of SUD’s. Sites comprising this option are either flat or SE/SW facing and would therefore facilitate the potential use of solar energy and passive heating.

115

SHLAA summary analysis of potential development sites

Matlock

Option MWA: North of Matlock

Land at Duke Land at Asker Land at of Wellington Lane Matlock Moorcroft DD420 DD854 Chesterfield Rd MatlockSS157 Adjacent to Within SFB Yes but Yes but outside existing outside SFB SFB settlement Designation in None None None current local plan Ecological Conservation None None and historic Area environment designation on constraints the site Proximity to Not in or Not in or Not in or Peak Park adjacent to but adjacent to but adjacent to but in buffer zone in buffer zone in buffer zone Trees on site Single mature Single mature Mature trees on tree on site tree on site site Greenfield/ 100%brownfield 100% 100% brownfield land – currently Greenfield Greenfield pub car park Aspect Site is flat Site is flat Site is SE/SW facing Impact on Neutral Neutral Neutral other material policy considerations Highways Very Low Moderate Low infrastructure constraints Congestion on Low High Low surrounding road network Public Within 5 mins Within 5 mins Within 10 mins transport walk of bus walk of bus walk of bus stop accessibility stop stop

116

Land at Duke Land at Asker Land at of Wellington Lane Matlock Moorcroft DD420 DD854 Chesterfield Road Matlock SS157 Pedestrian, Not in town Only Pavement but cycling centre but safe pavement & no cycle lanes access cycle/pedestrian on edge of access links town Facilities Village shop Village shop Village centre within 1015 within 1015 within 1015 mins walk mins walk mins walk Flood risk No risk of No risk of No risk of flooding flooding flooding Utilities Minor High Moderate constraints Risk of need Low risk Low risk Low risk for remediation Topographical Flat Flat 75% constraints developable “Bad Slight adverse Slight adverse Slight adverse neighbours” affects for affects for affects for constraints occupiers occupiers occupiers

117 Option MWB – North of Wirksworth

Option MWC – Central Wirksworth

118 SA analysis of potential development options Wirksworth Option: MWB North of Wirksworth

Sustainable Description of impacts / comments development objective To support the development of a Development at this option would involve the mixeduse local economy based on highskill redevelopment of a site allocated for Industrial /Business and highwage jobs including by development in the existing Local Plan. Development of the delivery of the necessary site at Middleton Road would incorporate an element of mixed premises sites and infrastructure. use and therefore contribute positively to the development of the local economy through the provision of employment premises.

To support the development of This area for development is located immediately to the north attractive, vibrant and distinctive of Wirksworth. As the option is located within close proximity town centres. to the town (approximately 0.7mile) it is anticipated and expected that new residents would make good use of Wirksworth and its facilities, with positive impacts for the towns vibrancy.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to the location of new mixed use development.

To maintain good local air quality Due to the proximity of the growth point to the centre of and to minimise noise and light Wirksworth, it is unlikely to make a significant (negative) pollution. contribution to the spread of light pollution or to the loss of tranquil areas. Its proximity to the centre of Wirksworth is likely to help minimise traffic growth and associated negative impacts on air quality.

To protect and enhance The accompanying HRA provides separate and specific favourable conditions on SSSIs, comment upon this. Colehill Quarry SSSI is situated to the SPAs, SACs and other wildlife north of the option and encroaches onto one of the potential sites. development sites. Additionally a designated wildlife site is situated at Middleton Peak. Development at this option would need to ensure the integrity of the SSSI and Wildlife site are protected and appropriate mitigation considered. To protect and enhance Development of this option would require the development of two small biodiversity, geodiversity and to 100% Greenfield sites located adjacent to the settlement framework support the development of linked boundary, both currently providing scrubland, woodland and green spaces. grassland. Mature trees would be lost from the site at Middleton Road and the loss of Greenfield land will have a negative impact on biodiversity. Where possible new development should include appropriate tree planting and the creation of wildlife habitats and enhanced GI links. Derbyshire County Council identifies key habitat types for this area to include lowland calcareous and neutral grassland, wet and broadleaved woodland, ancient hedgerows and lowland parkland. To minimise energy use and to Wind speeds in the area are estimated to be around 5m/s at develop the area’s renewable 10m height, making small turbines potentially viable for wind energy resource. power generation at this location.

Sites making up this option are either flat, SE/SW or south facing facilitating the generation of solar energy and passive heating.

119

Sustainable Description of impacts / comments development objective To conserve and enhance town / Two of the sites within this option are situated adjacent to village scape quality; Wirksworth Conservation Area. The quality of design of any archaeological and heritage development will need to be governed by specific residential assets, along with their settings. design policies to ensure the character, appearance and local distinctiveness of the area is enhanced. Development of this option would entail development outside the Settlement Framework Boundary but adjacent to the existing built up area of Wirksworth.

To protect and enhance the This option straddles the White Peak Limestone Slopes a character and appearance of the settled landscape of nucleated villages & the Peak Fringe landscape, including cultural Lower Derwent Wooded Farmlands; scattered farmsteads landscape assets, as well as the and hamlets Landscape Character Types. Views of lower area’s other natural assets and slopes are screened by existing vegetation although the resources. upper slopes are visually prominent especially when viewed from the east. None of the sites associated with this option are located within or adjacent to the Peak National Park, however all fall within the Peak Park Buffer zone. Sensitive design will be required to ensure development enhances landscape quality. To ensure sustainable The SHLAA review found no risk of flooding at any of the management of water resources potential development sites associated within this option. The and to minimise the risk of SFRA identifies no flood risk issues. Core Strategy policies flooding. and the use of Code for Sustainable Homes, should ensure that the design of new development encourages water efficiency. The use of SUDS is to be encouraged.

To reduce the number of journeys The sites making up this option would deliver homes well made by car – within, and to and related to the existing residential areas of Wirksworth. New from the area. homes would be within a 5minute walk of a bus stop and within 0.7 of a mile of the centre of the town. Safe cycle and pedestrian access links are provided at two of the sites however pedestrian access at Middleton Road is very limited with access along a lane with no pavements. There is low traffic congestion on the surrounding highway network, however this may be made worse by additional housing. Moderate to high highway infrastructure constraints are noted at this option that would require investment to support and facilitate development. To improve health and reduce Proximity of this option to open countryside and sport and health inequalities. recreation facilities within Wirksworth will support recreation and healthy lifestyles.

To improve access to jobs, The sites are close to the centre of Wirksworth with shops, services and facilities. schools and a variety of other facilities within a 1015 minutes walk. It is anticipated that development of the site at Middleton Road would incorporate an element of mixed use and will therefore contribute positively to the local economy through the provision of employment premises.

To protect and improve the safety The quality of design of new neighbourhoods will be governed and environmental quality of by Core Strategy policies. It will be important to ensure that streets and estates. these are able to deliver streets and estates where people feel safe, with quality green space and make a positive contribution to community cohesion.

120

To provide better opportunities for Proximity of the site to the countryside and sport, leisure, people to participate in cultural, recreational facilities within Wirksworth will support outdoor leisure and recreational activities. recreation and healthy lifestyles.

121 Summary of scores for option MWB North of Wirksworth

Sustainability Score of Option

Summary

Option MWB is an area for development located immediately to the north of the centre of Wirksworth. This growth option would include development of two small Greenfield sites outside but adjacent to the Settlement Framework boundary for solely residential purposes. This option would also involve the mixeduse redevelopment of a site at Middleton Road, currently allocated for Industrial/Business development in the existing Local Plan. The site at Middleton Road is partly Greenfield and partially Brownfield. This development may include both residential and employment land uses. The mixeduse redevelopment of this site would contribute positively to the local economy through the provision of further employment premises.

This option straddles the White Peak; Limestone Slopes Landscape Character type in the northwest; a settled landscape of nucleated villages and the Peak Fringe and Lower Derwent Wooded Farmlands ; scattered farmsteads and hamlets landscape character type. Views of lower slopes are screened by existing vegetation however the upper slopes are more visually prominent especially from the east.

Colehill Quarry SSSI and a designated Wildlife site at Middleton Peak are situated in close proximity to two of the development sites comprising this growth option. Mature Trees would be lost with the development of one of the sites. The Preliminary Desktop Biodiversity Assessment Report by Derbyshire wildlife Trust notes a potential mediumhigh impact upon habitats and loss of part of a Local Wildlife Site, concluding that the level of adverse impact will be dependent upon the scale and resultant type of development, stating that the loss of habitats will probably be of local impact only. Development will need to ensure that the integrity of designated sites and biodiversity is protected and opportunities sought for enhancement of green infrastructure where appropriate.

122 Sensitive design will be required to deliver desirable neighbourhoods, which strengthen and maintain local distinctiveness and characteristics, particularly as two of the sites comprising this option are situated adjacent to a Conservation Area.

This option would deliver housing and mixeduse development within close proximity to the town and with good access to shops, schools and a variety of other facilities within a 1015 minutes walk. New homes would be situated within a 5minute walk of a bus stop. Safe cycle and pedestrian access links are provided at two of the sites however pedestrian access at Middleton Road is currently limited with access along a lane with no pavements.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates option MWB in terms of access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be undertaken within upper (30 40 minutes) and lower (1520 minute) thresholds as defined by the Dft Accessibility Report (2007). The study concludes that all six essential services could be reached within a 1520 minute journey undertaken by a combination of walking and the use of public transport.

There is low traffic congestion on the surrounding highway network, however moderate to high highway infrastructure constraints are noted at this growth option that would require investment to support and facilitate development.

Due to the proximity of the growth point to the centre of Wirksworth it is considered unlikely that the development would make a negative contribution to the spread of light pollution or the loss of tranquil areas.

There is no evidence of flooding within the option and new development should consider the use of SUD’s. Sites making up this option are either flat, SE/SW or south facing facilitating the generation of solar energy and passive heating.

123 SHLAA summary analysis of potential development sites

Wirksworth

Option MWB

Land at Middleton Land off Land at Road Wirksworth Cromford Coneygreave DD550 Road House, DD439 Cromford Road SS025 Adjacent to Within SFB Adjacent Adjacent to existing to outside outside SFB settlement SFB Designation in Allocated for None None current local business industrial plan development Ecological None None None and historic environment constraints Proximity to Not in or adjacent to Not in or Not in or Peak Park but within buffer adjacent adjacent to zone to but but within within buffer zone buffer zone Trees on site Mature Trees on site No trees No trees on on site site Greenfield/ Greenfield/brownfield 100% 100% brownfield 50/50% greenfield greenfield Aspect Site is SE/SW facing Site is flat Site is south facing Impact on Neutral Neutral Neutral other material policy considerations Highways High Moderate Moderate infrastructure constraints Congestion on Low Low Low surrounding road network Public Within 5 mins walk of Within 5 Within 5 mins transport a bus stop mins walk walk of a bus accessibility of a bus stop stop

124

Land at Land off Land at Middleton Road Cromford Coneygreave Wirksworth Road House, DD550 DD439 Cromford Road SS025 Pedestrian, Very limited (up a Safe cycle Safe cycle and cycling lane no and pedestrian access pavement) pedestrian links links Facilities Village centre Village Village centre within 1015 mins centre within 1015 walk within 10 mins walk 15 mins walk Flood risk No risk of flooding No risk of No risk of flooding flooding Utilities Moderate Moderate Minor constraints capacity/cost capacity/co capacity/cost constraints st constraints constraints Risk of need Low risk of need No risk Low risk of for for land need for land remediation remediation remediation Topographical 75% developable 75% Flat constraints developabl e “Bad Slight adverse Amenity Slight adverse neighbours” affects unaffected affects constraints

125 SA analysis of potential development options Wirksworth Option: MWC Central Wirksworth

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to the location of new housing delivery of the necessary development premises sites and infrastructure.

To support the development of This area for potential development comprises a series of attractive, vibrant and distinctive sites in close proximity to and well connected to the centre of town centres. Wirksworth.

Residents of new housing development here may be expected to use retail and leisure facilities in Wirksworth town centre, with positive impacts on its vibrancy.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to the location of new housing development.

To maintain good local air quality The sites comprising this option are situated in the Coldwell and to minimise noise and light Street and West End areas of Wirksworth. Due to the pollution. proximity of the growth option to the centre of Wirksworth it is unlikely to make a significant negative contribution to the spread of light pollution or to the loss of area defined as ‘tranquil’. Its proximity to the town centre is also likely to help minimise traffic growth and associated negative impacts on air quality.

To protect and enhance The accompanying HRA makes separate and specific favourable conditions on SSSIs, comment upon this. SPAs, SACs and other wildlife sites. Dale Quarry SSSI is situated adjacent to one of the sites comprising this growth option. Development would need to ensure the integrity of the SSSI is protected and appropriate mitigation considered. To protect and enhance Sites comprising this option are predominantly Brownfield, biodiversity, geodiversity and to although land at Wash Green is currently open grassland and support the development of linked previously undeveloped. Brownfield sites may be wildlife rich green spaces. and individual site surveys would be needed to assess risks to biodiversity. Young and mature trees are present at three of the site locations. Where possible new development should include appropriate tree planting and the creation of wildlife habitats and enhanced GI links. To minimise energy use and to Sites comprising this growth point are predominantly flat. develop the area’s renewable Wind speeds in the areas are estimated at around 5m/s at energy resource. 10m height, making small turbines potentially viable for wind power generation at this location.

126

Sustainable Description of impacts / comments development objective To conserve and enhance town / Two of the sites comprising this option are situated outside village scape quality; but adjacent to the Settlement Framework Boundary. archaeological and heritage The whole of this growth option lies within the Wirksworth assets, along with their settings. Conservation Area, which includes numerous Listed Buildings. Accordingly there will be a need to ensure sensitive design techniques are used to preserve and enhance the distinct character of the conservation area. The Core Strategy will need to contain policies that ensure new development in this location respects, maintains and enhances the distinctive character of Wirksworth Conservation Area and the historic pattern of development within the town. To protect and enhance the This area falls within the Peak Fringe and Lower Derwent; character and appearance of the Wooded Farmlands Landscape Character Type, the key landscape, including cultural characteristics of which include an undulating intermediate landscape assets, as well as the landform with gentle slopes, with scattered ancient woodland area’s other natural assets and and hedgerows. The area occupies the central part of resources. Wirksworth, part of Dale Quarry and the Wash Green area on the eastern slope along the B5035, these upper eastern slopes are visually prominent from the west. The growth option is not located within or adjacent to the Peak Park, however two sites are situated within the buffer zone. Sensitive design will be required to ensure development enhances landscape quality. To ensure sustainable The SHLAA review found no risk of flooding in the potential management of water resources development sites associated within this option. The SFRA and to minimise the risk of identified no flood risk issues. Core Strategy policies and the flooding. use of Code for Sustainable Homes, should ensure that the design of new development encourages water efficiency and the use of SUDS.

To reduce the number of journeys The sites making up this option would deliver residential made by car – within, and to and development in a sustainable location in close proximity to the from the area. centre of Wirksworth. At four out of five of the locations the new homes would be within 5 minutes walk of a bus stop and have safe pedestrian and cycle links to the services and facilities within Wirksworth. Development at land at Almark garage site would be slightly less accessible with a 15minute walk to the nearest bus stop and limited pavements facilitating pedestrian access. Highway infrastructure constraints are deemed low to moderate, however congestion on the surrounding road network is high which will be exacerbated by additional housing development. To improve health and reduce Proximity of this option to open countryside will support health inequalities. recreation and healthy lifestyles.

To improve access to jobs, Under this option development would be provided within the services and facilities. central area of Wirksworth with the growth option less than 0.5 miles from the town centre. A wide range of facilities are within a 1015 minute walk, with the sites close to local schools, shops, playing fields, leisure and recreation facilities.

127

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute positively to the viability and opportunity of owning (including sustainability of the wider Wirksworth community, providing by shared ownership) or renting a and supporting a range of housing types and sizes, to include sustainablydesigned, good affordable housing and a range of housing to meet all needs. quality home at an affordable cost .

To provide better opportunities for Proximity of the site to open countryside and sport, leisure people to participate in cultural, and recreational facilities within the town will support outdoor leisure and recreational activities. recreation and healthy lifestyles.

128 Summary of scores for option MWC Central Wirksworth

Sustainability Score of Option

Summary

Option MWC relates to an area for potential development comprising a series of sites situated in the Coldwell Street and West End areas of Wirksworth. This growth option is in close proximity to and well connected to the centre of Wirksworth, with the residents of new housing expected to use retail and leisure facilities in Wirksworth town centre, with positive impacts on its vibrancy.

Sites comprising this option are predominantly Brownfield, although land at Wash Green is currently open grassland and previously undeveloped. Two of the proposed development sites are situated outside but adjacent to the existing settlement framework boundary. Brownfield sites may be wildlife rich and individual site surveys would need to be undertaken to assess risks to biodiversity. Young and mature trees would be lost with the development of this option.

Dale Quarry SSSI is situated to the north of the growth option and development would need to ensure the integrity of the site is protected and appropriately mitigated. The result of Derbyshire Wildlife Trusts Preliminary Desktop Assessment of this option concludes growth at this location would generally have a low – medium impact upon biodiversity. However, land at Almark Garage includes land designated as a SSSI and the significance of potential effects upon vegetation and biodiversity will be very dependent upon the scale and resultant type and form of development proposed. Opportunities should be sought to include new tree planting and the creation of wildlife habitats and enhanced GI links within any new development.

This growth option falls within the Peak Fringe and Lower Derwent; Wooded Farmlands Landscape Character Type, the key characteristics of which include an undulating intermediate landform of gentle slopes, with scattered ancient woodland and hedgerows. The area occupies the central part of Wirksworth; part of Dale Quarry and the Wash Green areas on the eastern

129 slope along the B5035, these upper eastern slopes are visually prominent from the west. The growth option is not located within or adjacent to the Peak Park, however two sites are situated within the buffer zone and responsive design will be required to ensure development enhances landscape quality.

Additionally, this option is situated entirely within the Wirksworth Conservation Area and sensitive design techniques will be required to ensure that the distinctive townscape and heritage of Wirksworth is preserved and enhanced through the use of traditional forms and scales of development and detailed design fenestration and the use of locally sourced materials for example.

New homes would be provided in a sustainable location in close proximity to the centre of Wirksworth. A wide range of facilities are within a 1015 minute walk, with the sites close to local schools, shops, playing fields, leisure and recreation facilities. At four out of five of the locations development would be within 5 minutes walk of a bus stop and have safe pedestrian and cycle links into Wirksworth. Development at land at the Almark garage site would be slightly less accessible with a 15minute walk to the nearest bus stop and limited pavements facilitating pedestrian access.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates option MWC in terms of access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be undertaken within upper (30 40 minute) and lower (1520 minute) thresholds as defined by the DFT Accessibility Report (2007). The study concludes that all six essential services could be reached within a 1520 journey undertaken by a combination of walking and the use of public transport.

Highway infrastructure constraints are deemed low to moderate, however congestion on the surrounding road network is high which will be exacerbated by additional housing development.

There is no evidence of flooding at this option, with all of the development sites being flat with wind speeds in the location making the use of small turbines potentially viable.

130 SHLAA summary analysis of potential development sites

Wirksworth

Option MWC

Land at Grooms Land at Millwards Land at Cottage DD431 Almark Land at Mountains Garage Wash Green Yard DD440 DD432 DD595 Adjacent to Within SFB Yes but Yes but Within SFB existing outside SFB outside SFB settlement Designation in None None None None current local plan Ecological Conservation Area SSSI/Nature Conservation Conservation and historic designation on site designation Area Area environment near site & designation designation constraints conservation on site on site area designation Proximity to Not in or adjacent to Not in or Not in or Not in or Peak Park and not in buffer adjacent to adjacent to adjacent to zone but within and not in and not in buffer zone buffer zone buffer zone Trees on site Young trees on site Mature trees Young trees No trees on on site on site site Greenfield/ Greenfield/brownfield Predominantly 100% 100% brownfield 50/50% brownfield greenfield brownfield 70% Aspect Site is flat Site is flat Site is flat Site is flat Impact on Neutral Neutral Neutral Neutral other material policy considerations Highways Low Moderate Very Low Moderate infrastructure constraints Congestion on High High High High surrounding road network Public Within 5 mins walk of Within 15 Within 5 Within 5 transport a bus stop mins walk of a mins walk of mins walk of accessibility bus stop a bus stop a bus stop

131

Land at Grooms Land at Almark Millwards Land at Cottage DD431 Garage DD432 Land at Mountains Wash Green Yard DD440 DD595 Pedestrian, Safe cycle and Very limited up Safe cycle Safe cycle cycling access pedestrian access lane no and and links pavement pedestrian pedestrian access links access links Facilities Village centre Village centre Village centre Village centre within 1015 mins within 1015 within 1015 within 1015 walk mins walk mins walk mins walk Flood risk No risk of flooding No risk of No risk of No risk of flooding flooding flooding Utilities Minor capacity/cost Minor Moderate Minor constraints constraints capacity/cost capacity/cost capacity/cost constraints constraints constraints Risk of need Low risk No risk No risk Low risk for remediation Topographical Flat 75% 75% Flat constraints developable developable “Bad Slight adverse Amenity Amenity Slight neighbours” affects unaffected unaffected adverse constraints affects

132 Option AA – South of Ashbourne

Option AB – East of Ashbourne

133 SA analysis of potential development options Ashbourne Option: AA South of Ashbourne

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to the location of new housing delivery of the necessary development. premises sites and infrastructure.

To support the development of This area for development is situated to the south of the attractive, vibrant and distinctive existing built up area of Ashbourne and to the north of the A52 town centres. link road. The growth option is situated within 1 mile of the centre of Ashbourne. Residents of new housing development here may well be expected to use retail and leisure facilities within Ashbourne town centre, with positive impacts on its vibrancy.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to the location of new housing development

To maintain good local air quality The three sites that comprise this growth option are currently 100% and to minimise noise and light Greenfield and used for farming. Despite the loss of countryside, the pollution. proximity of the growth point to existing housing development and the town centre means it is unlikely to make a significant negative contribution to the spread of light pollution or the loss of area defined as tranquil. Its proximity to the centre of Ashbourne is also likely to help minimise traffic growth and associated impacts upon air quality. The A52 could potentially facilitate good access to the site but also provide a barrier to further development spreading south of the town. The proximity of development to the A52 and resultant noise pollution issues should be considered. One of the sites currently has pylons running across it that would need to be addressed. To protect and enhance The accompanying HRA makes separate and specific favourable conditions on SSSIs, comment upon this. It is not predicted that development will SPAs, SACs and other wildlife result in a significant detrimental impact upon European Sites sites. or designated Wildlife Sites.

To protect and enhance This option would result in the loss of a ribbon of existing Greenfield biodiversity, geodiversity and to land running along the south of the town. Land comprising this option support the development of linked is used for farming and is outside the Settlement Framework green spaces. Boundary. TPO’s are present to the north of the option adjacent to the existing settlement with young trees planted along the A52 link road. The loss of trees and Greenfield grassland will detrimentally impact upon biodiversity. Geodiversity would be unaffected. Derbyshire County Council identifies key habitat types for this area to include neutral grassland, veteran trees and ancient hedgerows. All new development should include appropriate tree planting, landscaping and habitat creation. Opportunities could be explored for enhanced GI linkages between new development and the existing settlement. To minimise energy use and to The area to the south of Ashbourne has wind speeds of 5.16.0m/s at develop the area’s renewable 10 metres height, suitable for wind power generation using small energy resource. turbines. Sites making up this growth option are either flat or SE/SW facing, potentially facilitating the use and generation of solar energy and passive heating.

134

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAA review found no historic environment constraints village scape quality; to the development of the sites at this option. Development of archaeological and heritage this option would be adjacent to the existing urban area of assets, along with their settings. Ashbourne but would entail substantial development outside the Settlement Framework Boundary. The quality of any development coming forward under this option would be governed by specific residential design policies to ensure new development respects, maintains and strengthens local distinctiveness and a sense of place. To protect and enhance the This development area is located within the Needwood and South character and appearance of the Derbyshire Claylands; Settled Farmlands & Settled Plateau Farmlands landscape, including cultural Landscape Character type both typically associated with widely landscape assets, as well as the scattered farmsteads and small villages. Areas west of the option are regarded as having high environmental value with eastern fringes area’s other natural assets and deemed to have a lower environmental merit. The area occupies resources. pastoral land with scattered trees on slopes between the A52 link road and residential areas to south of Ashbourne. Development of this option will result in a degree of detrimental impact upon the landscape character of the area and alter the landscape vista upon approach from the south of the town. The development would however be confined to the north of the A52 and be adjacent to existing residential areas. All of the sites are outside the Peak Park but one lies within the Peak Park buffer zone. To ensure sustainable The SHLAA Review found no risk of flooding at any of the management of water resources potential development sites associated within this growth and to minimise the risk of option. The SFRA has identified instances of surface water flooding. flooding at the junction of Wyaston Road and the A52 link road located to the southern boundary of this option.

Development at this option would need to consider appropriate management of surface water through a FRA, and promote the Code for Sustainable Homes and water efficiency. To reduce the number of journeys The sites making up this option would deliver housing within 1 mile of made by car – within, and to and the centre of Ashbourne and adjacent to an existing residential area. from the area. Although well related to the existing settlement and town centre new homes would be largely within a 20minute walk of a bus stop. Existing pedestrian access is reasonable along main roads into Ashbourne, cycle access is however limited with no cycle lanes in the vicinity of the option. This option has low to moderate infrastructure constraints to development. There is evidence of very high traffic congestion on the surrounding road network, which would be worsened with additional development, unless investment is made to facilities, designed to reduce car journeys. To improve health and reduce Proximity of the growth option to open countryside and a health inequalities. variety of leisure and recreation facilities within the town will support recreation and healthy lifestyles.

To improve access to jobs, Under this development option new homes would be centred services and facilities. within 1 mile to the south of the town centre, therefore new residents may be expected to access facilities and services within Ashbourne. Development at this location would be in close proximity to schools, retail facilities and employment opportunities. However, being situated at the southern extent of the town it may be anticipated that residents at this location may choose to access services/facilities by car rather than foot, unless the resultant development includes or enhances facility provision in the southern area. To protect and improve the safety The quality of design of new neighbourhoods will be governed and environmental quality of by core strategy policies. It will be important to ensure that streets and estates. these are able to deliver streets and estates where people feel safe, with quality green space and make a positive contribution to community cohesion.

135

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the wider Ashbourne community, through provision of a by shared ownership) or renting a range of housing types and sizes, to include affordable sustainablydesigned, good housing and a range of housing to meet all needs. quality home at an affordable cost .

To provide better opportunities for Proximity of the site to open countryside and a range of people to participate in cultural, recreational, leisure and cultural facilities in the town will leisure and recreational activities. support outdoor recreation and healthy lifestyles.

136 Summary of scores for option AA South of Ashbourne

Sustainability Score of Option

Summary

Option AA is an area for development situated to the south of the existing built up area of Ashbourne and to the north of the A52 link road. The development of this option appears to form a natural extension to the built up area of the town, with the A52 providing a distinct barrier to the extent of development.

This option would result in the loss of a ribbon of Greenfield land running along the south of the town. The three sites that comprise this option are predominantly used for farming and are outside the Settlement Framework Boundary.

Despite the loss of countryside, the proximity of the growth point to existing housing development, infrastructure and the town itself means it is unlikely to make a significant negative contribution to the spread of light pollution, or the loss of areas defined as tranquil, with its proximity to the town centre likely to help minimise traffic growth and associated impacts upon air quality.

The A52 could potentially facilitate access to the site however the proximity of development to the A52 and resultant noise pollution issues should be considered. One of the sites currently has pylons running across it that would need to be addressed and due to site gradients and contours some of the land comprising this option may be undevelopable.

There are no historic environment constraints to the development of this option.

This area is located within the Needwood and South Derbyshire Claylands; Settled Farmlands & Settled Plateau Farmlands Landscape Character type, both typically associated with widely scattered farmsteads and small villages. Key habitats types for this area include neutral grassland, veteran trees and ancient hedgerows. The area occupies pastoral land with scattered trees on slopes between the A52 and residential areas to the south of Ashbourne. Tree

137 Preservation Orders are present to the north of the option adjacent to the existing settlement with young trees planted along the A52 link road. The loss of trees and Greenfield land will detrimentally impact upon biodiversity. The Preliminary Desktop Biodiversity Assessment undertaken by Derbyshire Wildlife Trust notes that development of option AA, particularly through the development of land at Leys Farm, Wyaston Road, may result in a medium impact upon biodiversity, primarily through the loss of grassland.

Development of this option will result in a degree of detrimental impact upon the landscape character of the area and alter the landscape vista upon approach from the south of the town. The development would however be confined to the north of the A52 and be adjacent to existing residential areas.

Development of this option may present ideal opportunities for enhanced connectivity into the town and improved GI linkages between any resultant new development and the existing settlement, both of which would enhance the character and appearance of the area. All of the sites are outside the Peak Park but one lies within the Peak Park buffer zone.

The SFRA has identified instances of surface water flooding at the junction of Wyaston Road and the A52 link road located to the southern boundary of this growth option.

The growth option is situated within 1 mile of the centre of Ashbourne. Residents of new housing development here may well be expected to use retail and leisure facilities within Ashbourne town centre, with positive impacts on its vibrancy. Development at this location would be in close proximity to schools, retail facilities and employment opportunities. Proximity of the site to open countryside and a range of recreational, leisure and cultural facilities in the town will support outdoor recreation and healthy lifestyles.

New homes would have good pedestrian access but although well related to the existing settlement would be largely within a 20minute walk of a bus stop, with limited opportunities for cycle accessibility. The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates option AA in terms of access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be conducted within upper (3040 minute) and lower (1520 minute) thresholds as defined by the DFT Accessibility Indicators Report (2007). The study concludes that elements of the option (particularly to the south western extent) are not within the lower thresholds for access to a GP’s Surgery, Pharmacy, Post Office or Secondary School by walking or public transport. However importantly all essential services could be accessed within the upper thresholds by walking, cycling and public transport modes.

This option has low to moderate infrastructure constraints to development. There is evidence of very high traffic congestion on the surrounding road network, which would be worsened with additional development, unless investment is made to facilities, designed to reduce car journeys. This option

138 is situated at the southern extent of the town and it may be anticipated that residents at this location may choose to access services/facilities by car rather than foot, unless the resultant development includes or enhances facility provision in the southern area.

This option would contribute to the viability and sustainability of the wider Ashbourne community, through the provision of a range of housing types and sizes, to include affordable housing and a range of housing to meet all needs.

139 SHLAA summary analysis of potential development sites

Ashbourne

Option AA

Land Land at Land at Leys adjacent to Willow Farm Older Meadows Wyaston Derby Farm Road SS159 Road SS017 SS006 Adjacent to Yes but Yes but Yes but existing outside outside outside SFB settlement SFB SFB Designation in None None None current local plan Ecological None None None and historic environment constraints Proximity to Not in or Not in or Not in or Peak Park adjacent to adjacent adjacent to & not in to & not in but within buffer zone buffer buffer zone zone Trees on site Mature Mature Mature trees trees on trees on on site site site Greenfield/ 100% 100% 100% brownfield greenfield greenfield greenfield Aspect Site is flat Site is Site is SE/SW SE/SW facing facing Impact on Neutral Neutral Some conflict other material policy considerations Highways Moderate Low Moderate infrastructure constraints Congestion on Low Very High Very High surrounding road network Public No bus Within 20 Within 15 transport stops within mins walk mins walk of accessibility 20 mins of bus bus stop walk stop

140

Land Land at Land at Leys adjacent to Willow Farm Older Derby Meadows Wyaston Road SS006 Farm SS017 Road SS159 Pedestrian, Very limited Pavement Pavement but cycling access (up a lane but no cycle no cycle lane with no lane pavement Facilities No facilities No facilities Village within 1015 within 1015 shop/post mins walk mins walk office within 1015 mins walk Flood risk No risk of No risk of No risk of flooding flooding flooding Utilities Moderate Moderate Moderate constraints capacity/cost capacity/cost capacity/cost constraints constraints constraints Risk of need No risk No risk No risk for remediation Topographical 75% 50% constraints developable developable “Bad Slight Amenity Amenity neighbours” adverse unaffected unaffected constraints affect

141 SA analysis of potential development options Ashbourne Option: AB East of Ashbourne

Sustainable Description of impacts / comments development objective To support the development of a This growth option would involve the mixeduse redevelopment of the local economy based on highskill former military airfield to the east of Ashbourne. This comprises and highwage jobs including by Brownfield land, part of which is allocated for General Industrial & delivery of the necessary Business Development in the existing Local Plan. Redevelopment of this site would incorporate an element of mixed use and therefore premises sites and infrastructure. contribute positively to the local economy through the provision of employment premises in a sustainable location in close proximity to new housing. This option may facilitate the provision of a secondary access into the site that would provide valuable supporting infrastructure to serve the development itself and the town as a whole.

To support the development of This option is situated approximately 2 miles to the east of the town attractive, vibrant and distinctive centre of Ashbourne, a reasonable distance from the existing town centres. residential areas and town centre retail and commercial core. Although it may be expected that new residents will make good use of Ashbourne Town Centre and its wide range of facilities with positive effects on its vibrancy, it also possible that new residents will feel some way out of the town and may be drawn to surrounding centres such as Derby, Burton Upon Trent and Uttoxeter for comparison and convenience goods. Development of this option may incorporate a small element of retail provision within the mixeduse part of the proposal, which would increase facility provision in the vicinity.

To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to the location of new mixeduse development.

To maintain good local air quality This option would involve the redevelopment of a substantial area of and to minimise noise and light Brownfield land that is currently disused. The redevelopment of the pollution. former airfield may be perceived to increase and elongate the urban extent of Ashbourne with negative impacts upon areas with no dark night sky and reduce the proportion of land defined as tranquil. Due to the distance of this option from the town centre (2 miles) air quality is likely to be impacted negatively from a potential increase in road traffic. Part of the option is adjacent to an existing industrial area that may result in noise pollution issues. To protect and enhance The accompanying HRA makes separate and specific comment upon favourable conditions on SSSIs, this. It is not predicted that development will result in a significant SPAs, SACs and other wildlife detrimental impact upon designated sites. However, Bradley Wood sites. Wildlife site comprising valuable ancient woodland runs along the northern boundary of the option. Development would need to demonstrate that the integrity of the site is protected and that it will not result in a detrimental impact on the overall nature conservation value of Bradley Wood and that appropriate mitigation has been considered. To protect and enhance Sites comprising this option are Brownfield and form the currently biodiversity, geodiversity and to disused military airfield. Brownfield sites may be wildlife rich and support the development of linked individual site surveys would need to be undertaken to assess risks to green spaces. biodiversity. Some mature trees would be lost as a result of development. Derbyshire County Council identifies key habitat types for this area to include veteran trees, ancient and species rich hedgerows; neutral and lowland dry acid grassland. New development should include tree planting, landscape and habitat creation. Development of this option would provide opportunities for enhancements to the urban/rural interface with prospects to enhance GI linkages to existing facilities. To minimise energy use and to Sites making up this option are predominantly flat. The area develop the area’s renewable to the east of Ashbourne has wind speeds of 5.16.0m/s at 10 energy resource. metres height, suitable for wind power generation using small turbines.

142

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAA review found no historic environment constraints village scape quality; to the development of the sites at this option. Development of archaeological and heritage this option would be adjacent to the existing urban area of assets, along with their settings. Ashbourne but would entail substantial development outside the Settlement Framework Boundary. The quality of any development coming forward under this option would be governed by specific residential design policies to ensure new development respects, maintains and strengthens local distinctiveness and a sense of place. To protect and enhance the This option is located within the Needwood and South Derbyshire character and appearance of the Claylands; Settled Plateau Farmlands character type, associated with landscape, including cultural widely scattered farmsteads and small villages. It occupies an open landscape assets, as well as the plateau location associated with a former military airfield within a wider visually coherent landscape. Part of the former airfield is already area’s other natural assets and developed for industrial uses, with the area visually open from some resources. locations to the east. Loss of trees and grassland/hedgerows will result to some extent in a detrimental impact on landscape character. There are opportunities for the development to enhance and strengthen the landscape character of the area to the east of the town through careful design, creating a strong rural/urban interface. This area is outside the Peak Park but partially within the buffer zone. To ensure sustainable No flood risk issues have been identified. Core Strategy management of water resources policies such as the use of Code for Sustainable Homes, and to minimise the risk of promotion of water efficiency and the use of SUD’s should flooding. ensure the design of new development promotes sustainable water management.

To reduce the number of journeys The sites making up this growth option would be located on made by car – within, and to and the eastern fringes of the town and almost 2 miles from the from the area. town centre. Part of the option falls within a 20minute walk of an existing bus stop. Pedestrian and cycle access is reasonable, with pavements but no cycle lanes. The SHLAA review concluded there would be very low to low infrastructure constraints to development. Very high traffic congestion is noted along Derby Road, which would be worsened by the delivery of new housing. Part of the development of this option may incorporate the provision of a secondary access to serve this site, this would in turn have a positive impact in reducing traffic congestion across the town. To improve health and reduce Proximity of the growth option to open countryside and a health inequalities. variety of leisure and recreation facilities within Ashbourne will support recreation and healthy lifestyles.

To improve access to jobs, This option would provide new homes on the eastern side of services and facilities. Ashbourne with few facilities within a direct 10 –15 minute walk. A good range of services and facilities are however provided within the town centre and it would be reasonable to expect new residents to make good use of these. It may be anticipated that most jobs, services and facilities would be accessed by car unless the development itself improves choice. This option may potentially include an element of mixed use comprising employment and smallscale retail opportunities, which would improve facility provision in the vicinity.

There are opportunities to develop walking/cycling links into the adjacent industrial estate for journeys to work and into the wider rights of way network for leisure and recreation. To protect and improve the safety The quality of design of new neighbourhoods will be governed and environmental quality of by core strategy policies. It will be important to ensure that streets and estates. these are able to deliver streets and estates where people feel safe, with quality green space and make a positive contribution to community cohesion.

143

Sustainable Description of impacts / comments development objective To provide everybody with the This option would contribute to the viability and sustainability opportunity of owning (including of the wider Ashbourne community, through provision of a by shared ownership) or renting a range of housing types and sizes, to include affordable sustainablydesigned, good housing and a range of housing to meet all needs. quality home at an affordable cost .

144 Summary of scores for option AB East of Ashbourne

Sustainability Score of Option

Summary

Option AB involves the mixeduse redevelopment of the former military airfield to the east of Ashbourne. Redevelopment of this disused site would make the efficient and effective use of a substantial area of Brownfield land adjacent to the Settlement Framework Boundary.

Redevelopment of this Brownfield site would incorporate an element of employment and small scale retail use and would therefore contribute positively to the local economy through the provision of employment premises and services in a sustainable location in close proximity to new housing.

This option is situated approximately 2 miles to the east of Ashbourne town centre. A wide range of services and facilities are provided within the town itself and it would be reasonable to expect new residents to make good use of these with positive effects on the town’s vibrancy. There are however limited services and facilities within a 15minute walk of the site and it may be anticipated that a proportion of jobs, services and facilities are accessed by car rather than by foot.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates this growth option in terms of access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be undertaken within upper (3040 minute) and lower (1520 minute) thresholds as defined by the Dft Accessibility Indicators Report (2007). The report concludes that all essential services may be accessed from the option within the upper threshold for a journey undertaken by a combination of walking and public transport. However, the study considers accessibility solely by foot limited, within only the Post Office, Primary School and Supermarket being obtainable within the upper walking threshold.

145 Situated to the eastern edge of the town residents of the new development may feel somewhat disconnected with the retail/commercial core of the town and therefore be drawn to surrounding centres i.e. Derby, Burton Upon Trent and Uttoxeter for some comparison and convenience goods. Development of this option will however include mixed uses i.e. a small retail unit and employment premises that would enhance facility provision in the vicinity and improve sustainability.

Pedestrian and cycle access to the surrounding area is reasonable, with part of the option within a 20 minute walk of an existing bus stop. Opportunities exist for enhanced pedestrian and cycle links into the adjacent industrial area for journeys to work and into the wider rights of way network for leisure and recreation. Proximity of the option to the open countryside and a range of recreational, leisure and cultural facilities in Ashbourne will support recreation and healthy lifestyles.

There are low highway and utility constraints to development of this option. There is evidence of very high traffic congestion on the surrounding road network, particularly at Derby Road. This would be exacerbated by additional housing development and increased traffic. Any development of this option will seek to minimise the impact of traffic movements throughout the town. Development of this option would facilitate the delivery of a second access to serve the site. The provision of key highway infrastructure as a result of development will have a significant positive impact upon reducing traffic congestion on the highway network around Ashbourne.

This option represents the comprehensive redevelopment of the expansive former military airfield. The redevelopment of large areas of previously developed land accords with the overarching aims of planning policy and the promotion of sustainable development. Brownfield sites may however be wildlife rich and individual site surveys would be needed to assess risks to biodiversity. Located within the Needwood and South Derbyshire; Settled Plateau Farmlands landscape character type this option occupies an open plateau location within a wider visually coherent landscape. Parts of the former airfield are already developed for industrial uses with the general area being visually open from locations to the east. The loss of trees, grassland and hedgerows from the site will impact upon its landscape character. Bradley Wood wildlife site runs along the northern boundary, any new development will need to demonstrate that the integrity of this wildlife site and its overall nature conservation value is not detrimentally impacted.

The Preliminary Desktop Biodiversity Assessment report by Derbyshire Wildlife Trust notes that development of this option could potentially adversely impact upon the adjacent woodland and Local Wildlife Site to the north and therefore recommends that should development take place a buffer should be provided between any new development and the existing woodland.

There are clear opportunities for the development of this option to enhance and strengthen the landscape character of the area to the east of Ashbourne. Through careful and responsive design a strong urban/rural interface to the

146 development could be provided. This option would also allow for improvements to be made to Green Infrastructure linkages between the town itself, the development, the open countryside and beyond.

147 SHLAA summary analysis of potential development sites

Ashbourne

Option AB

Land at Former Land adjacent to Ashbourne Ashbourne Airfield Industrial Estate DD549 off Blenheim Road DD467 Adjacent to Yes but outside SFB Within SFB existing settlement Designation in None Allocated for current local business/Industrial use plan Ecological None None and historic environment constraints Proximity to Not in or adjacent to Not in or adjacent to & not Peak Park but within buffer within buffer zone zone Trees on site Mature trees on site Mature trees on site Greenfield/ Site predominantly Site predominantly Brownfield brownfield Brownfield Aspect Site is flat Site is flat Impact on Neutral Some level of conflict other material policy considerations Highways Low Low infrastructure constraints Congestion on Very Low Very High surrounding road network Public No bus stops within Within 20 mins walk of bus transport 20 mins walk stop accessibility

148

Land at Former Land adjacent to Ashbourne Airfield Ashbourne Industrial Estate off Blenheim Road DD549 DD467 Pedestrian, Pavement but no Pavement but no cycle lane cycling access cycle lane Facilities No facilities within No facilities within 1015 mins 1015 mins walk walk Flood risk No risk of flooding No risk of flooding Utilities Moderate Moderate capacity/cost constraints capacity/cost constraints constraints Risk of need Low risk Low risk for remediation Topographical Flat Flat constraints “Bad Slight adverse Slight adverse affects neighbours” affects constraints

149 Option AC – North East of Doveridge

150 SA analysis of potential development options Doveridge Option: AC North East of Doveridge

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to the location of new housing delivery of the necessary development. premises sites and infrastructure.

To support the development of This option comprises a series of sites in close proximity & well attractive, vibrant and distinctive connected to the centre of Doveridge. Services and facilities in town centres. Doveridge include a Village Store & Post Office, Primary School, and Village Hall & Public House. Development would be within 0.3 mile of the village centre & it may be reasonably expected that residents would use local services & thus support the viability of local facilities, with positive impacts on village vibrancy. However, services in Doveridge are limited and it would be reasonable to anticipate residents to be drawn to the surrounding town centres of Ashbourne, Derby, BurtonUponTrent & Uttoxeter. Public transport provision to surrounding town centres is limited & a high percentage of travel to neighbouring towns would potentially be undertaken by private car. To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates of the location of new housing development.

To maintain good local air quality This option involves the development of two Greenfield sites (grazing and to minimise noise and light land) and one brownfield site (former garage/police station). Positioned pollution. on the edge of the village and within open countryside this option is likely to result in a negative contribution to the spread of light pollution. Development is likely to lead to a growth in traffic as residents travel to/from the village and surrounding towns for services and facilities, with a negative impact on air pollution. The option is sited to the north of the village and south of the A50. Research undertaken by Doveridge A50 Action Group suggests levels of noise pollution in the village from the A50 exceed World Health Organisation recommended levels. Assessment of noise constraints to development against guidance in PPG24 & mitigation should be considered. To protect and enhance The accompanying HRA makes separate and specific favourable conditions on SSSIs, comment upon this. It is not predicted that development will SPAs, SACs and other wildlife result in a significant detrimental impact upon European Sites sites. or designated wildlife sites.

To protect and enhance This option would require the development of both Greenfield and biodiversity, geodiversity and to Brownfield land, located outside the Settlement Framework Boundary. support the development of linked Loss of mature trees /hedgerows and Greenfield land will have a green spaces. negative impact on biodiversity. Derbyshire County Council identify key habitat types for this area to include veteran trees, ancient hedgerows, neutral grassland, open waters, canals, rivers and streams. All new development should include appropriate tree planting, landscaping and habitat creation and GI enhancement. To minimise energy use and to Sites comprising this option are predominantly flat and may develop the area’s renewable be suitable for renewable energy generation i.e. through solar energy resource. energy. Sustainable design and construction techniques are to be encouraged.

151

Sustainable Description of impacts / comments development objective To conserve and enhance town / The SHLAA review found no historic environment constraints to the village scape quality; development of this option. The quality of design and scale of archaeological and heritage development would be governed by specific residential design policies. assets, along with their settings. Development of this option needs to be mindful of the settlements rural context and ensure that development respects, maintains and strengthens local distinctiveness and a sense of place. This option will require development outside the settlement framework boundary. Consideration of the proportionate scale of development, setting and character of Doveridge should be made.

To protect and enhance the This option is located within the Needwood and South Derbyshire character and appearance of the Claylands: Settled Farmland Landscape Character Type – typified by a landscape, including cultural landscape of small villages, roadside cottages and scattered landscape assets, as well as the farmsteads. The option includes a former police/garage site and pastoral land enclosed by hedgerows with trees either side of Derby area’s other natural assets and Road. This option is not within or adjacent to the Peak Park or the resources. Peak Park Buffer zone. Development would however be contained by the existing Derby Road and Marston Lane and be adjacent to the existing built up area of Doveridge. Sensitive design will be required to avoid a negative impact on landscape character and to ensure the rural context and setting of the village is retained. To ensure sustainable The SHLAA Review and SFRA found no risk of flooding at management of water resources any of the sites comprising this option. Core Strategy policies and to minimise the risk of and the use of Code for Sustainable Homes, should ensure flooding. that the design of new development encourages water efficiency with the use of SUD’s promoted.

To reduce the number of journeys This option would deliver homes on the northern edge of the existing made by car – within, and to and village, well related to the existing residential areas, within a 510 from the area. minute walk of a bus stop and within 0.3mile of the village centre. The SHLAA review found access to the sites limited, noting pedestrian access but no cycle lane provision. There is low traffic congestion on the surrounding road network, however this may be worsened by additional housing development. High highway infrastructure costs are noted at land at Cavendish Cottage that would require appropriate investment. Facilities in Doveridge are limited and it may be anticipated that a considerable proportion of residents will travel by private car to neighbouring centres to access services and facilities. Accessibility to these services via public transport is currently insufficient and measures would be required to significantly improve accessibility by modes of travel other than the private car. To improve health and reduce Proximity of this option to open countryside and sport and health inequalities. recreation facilities will support healthy lifestyles and assist in reducing health inequalities.

Cultural, leisure and recreational facilities within Doveridge itself are limited. This may result in residents travelling to surrounding town centres such as Derby, Ashbourne, Uttoxeter and BurtonUponTrent to access some cultural, recreation and leisure facilities. To improve access to jobs, Development would be within a 10 –15 minute walk of the village services and facilities. shop/post office. Anticipated that new residents would access services & facilities within the village by foot as the option is within 0.3mile of High Street. New development would support the viability of existing village services. However, facilities within Doveridge are limited and it may be expected that a considerable proportion of residents will travel out of the village for retail, employment etc. A significant proportion of this travel will be undertaken by private car, as existing public transport services are insufficient. Measures to dramatically improve the accessibility of services and facilities for local residents by public transport will be required. To protect and improve the safety The quality of design of new neighbourhoods will be governed and environmental quality of by Core Strategy Policies. It will be important to ensure that streets and estates. these are able to deliver streets and estates where people feel safe, with quality green space and make a positive contribution to community cohesion.

152

Sustainable Description of impacts / comments development objective To provide everybody with the Development under this option should support a range of opportunity of owning (including housing types and styles, including affordable housing to by shared ownership) or renting a meet a range of local needs. Development of this option sustainablydesigned, good would provide the opportunity for the delivery of much needed quality home at an affordable cost . affordable housing and contribute to and support the viability of local services.

To provide better opportunities for Proximity of the site to open countryside for sport, leisure and people to participate in cultural, recreation will support outdoor activity and healthy lifestyles. leisure and recreational activities. Cultural, leisure and recreational facilities within Doveridge itself are limited, which may result in residents travelling to surrounding town centres such as Derby, Ashbourne, Uttoxeter and BurtonUponTrent for some cultural, recreation and leisure facilities.

153 Summary of scores for option AC North East of Doveridge

Sustainability Score of Option

Summary

Option AC is an area for potential development to the north east of Doveridge. It would require the development of Greenfield and Brownfield land, located outside the Settlement Framework Boundary. The loss of any Greenfield land including mature trees and hedgerows will have a degree of negative impact upon biodiversity. The Preliminary Desktop Assessment Report by Derbyshire Wildlife Trust concludes development at option AC would result in a low impact upon biodiversity, stating the sites are located where there are no known features of high conservation value, although there may be hedges, small ponds and other boundary features of local value, the loss of which would have a detrimental effect. There are no known protected species within or near the site.

This option is located within the Needwood and South Derbyshire Claylands: Settled Farmland Landscape Character Type, typified by a landscape of small villages, roadside cottages and scattered farmsteads. Key habitat types within this area include veteran trees, ancient hedgerows, neutral grassland, open waters, canals, rivers and streams. All new development should include appropriate tree planting, landscaping, habitat creation and Green Infrastructure enhancement.

Development of this option needs to be mindful of the settlements rural context and ensure that development respects, maintains and strengthens local distinctiveness. Careful consideration of the proportionate scale of development, setting and character of Doveridge should be made. Sensitive design will be required to avoid a negative impact on landscape character and to ensure the rural context and setting of the village is retained.

Development at an appropriate scale would provide the opportunity for the delivery of much needed affordable housing, subject to viability and contribute to and support the viability of local services.

154 Services and facilities in Doveridge include a Village Store, Post Office, Primary School, Village Hall and Public House. Development would be within 0.3 mile of the village centre, located within a 10 –15 minute walk of the village shop/post office and within a 510 minute walk of a bus stop. It may be reasonably expected that residents would use local services & therefore support the viability of local facilities, with positive impacts upon village vibrancy.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates option AC in term of access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be undertaken within upper (30 30 minute) and lower (1520 minute) thresholds as defined by the Dft Accessibility Report (2007). The study concludes that access to the village Post Office and primary School could be obtained within the upper and lower walking threshold, however access to other essential services directly by foot would be limited.

It should be noted that the range of services in Doveridge is limited and it would be reasonable to anticipate residents to be drawn to the surrounding town centres of Ashbourne, Derby, BurtonUponTrent & Uttoxeter for retail, employment, leisure and recreation. A significant proportion of this travel will be undertaken by private car, as existing public transport services are insufficient. Consideration should be given to the need to sustain the community of Doveridge through improving access to services and facilities and enhancing accessibility through public transport. Measures would be required to significantly improve accessibility by modes of travel other than the private car.

Development is likely to result in a negative contribution to the spread of light pollution and is likely to lead to a growth in traffic as residents travel to/from the village and surrounding towns for services and facilities, with a negative impact on air pollution. The option is sited to the north of the village and south of the A50. Research undertaken by Doveridge A50 Action Group suggests levels of noise pollution in the village from the A50 exceed World Health Organisation recommended levels. Assessment of noise constraints to development against guidance in PPG24 and mitigation should be considered.

The SHLAA Review and SFRA found no risk of flooding at any of the sites comprising this option and consideration of the feasibility of the development to minimise energy use and develop renewable energy resources should be considered.

155 SHLAA summary analysis of potential development sites

Doveridge

Option AC

Land at Land east Land at Cavendish of Bakers former Cottage Lane garage/police SS087 DD567 site DD568 Adjacent to Yes but Yes but Yes but existing outside outside outside SFB settlement SFB SFB Designation in None None None current local plan Ecological None None None and historic environment constraints Proximity to Not or Not or Not or Peak Park adjacent to adjacent to adjacent to & & not in & not in not in buffer buffer zone buffer zone zone Trees on site Mature Mature Mature trees trees on trees on on site site site Greenfield/ 100% 100% 100% brownfield greenfield greenfield brownfield Aspect Site is flat Site is flat Site is flat Impact on Some level Some level Slightly in other material of conflict of conflict accordance policy considerations Highways High Low Low infrastructure constraints Congestion on Very Low Very Low Very Low surrounding road network Public Within 5 Within 10 Within 5 mins transport mins walk mins walk walk of bus accessibility of bus stop of bus stop stop

156

Land at Land east Land at Cavendish of Bakers former Cottage Lane DD567 garage/police SS087 site DD568 Pedestrian, Limted, only Limted, only Limted, only cycling access pavement & pavement & pavement & on edge of on edge of on edge of settlement settlement settlement Facilities Village Village Village shop/post shop/post shop/post office within office within office within 1015 mins 1015 mins 1015 mins walk walk walk Flood risk No risk from No risk from No risk from flooding flooding flooding Utilities Moderate Moderate Minor constraints capacity/cost capacity/cost capacity/cost constraints constraints constraints Risk of need No risk of No risk of No risk of for need for need for need for remediation remediation remediation remediation Topographical Flat Flat Flat constraints “Bad Slight Slight Amenity neighbours” adverse adverse unaffected constraints affects affects

157 Option SA – North West of Hulland Ward

158 SA analysis of potential development options Hulland Ward Option: SA North West of Hulland Ward

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to the location of new housing delivery of the necessary development. premises sites and infrastructure.

To support the development of This option comprises development of two large, predominantly attractive, vibrant and distinctive Greenfield sites to the north west of Hulland Ward. This development town centres. option is of a substantial size and would result in some new residents being located a reasonable distance from the centre of the village. Services and facilities in Hulland Ward include a Village Store & Post Office, Primary School, Village Hall & Public Houses. It may be reasonably expected that residents would use local services & thus support the viability of local facilities, with positive impacts on village vibrancy. However, services in Hulland Ward are limited and it would be reasonable to anticipate residents to be drawn to the surrounding town centres of Ashbourne, Derby, Belper, Wirksworth & Matlock. Public transport provision to surrounding town centres is limited & a high percentage of travel to neighbouring towns would potentially be undertaken by private car. To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to the location of new housing development.

To maintain good local air quality This option involves the development of two large Greenfield sites and to minimise noise and light parts are currently used for farming on the northwestern edge of the pollution. village and are outside the settlement framework boundary. The loss of large areas of open countryside/agricultural land is likely to result in a significant negative contribution to the spread of light pollution and loss of areas defined as ‘tranquil’. Development is likely to lead to a growth in traffic as residents travel to/from the village and surrounding towns for services and facilities, with a negative impact on air pollution.

To protect and enhance The accompanying HRA makes specific and separate favourable conditions on SSSIs, comment upon this. It is not predicted that development will SPAs, SACs and other wildlife result in a significant detrimental impact upon European Sites sites. or designated wildlife sites.

To protect and enhance This growth option would require the development of a large expanse biodiversity, geodiversity and to of Greenfield land in open countryside, parts of which are used for support the development of linked agriculture. The loss of a substantial area of Greenfield land, green spaces. comprising pasture, grassland, mature trees and hedgerows would have a significant detrimental negative impact upon biodiversity. Derbyshire County Council identifies key habitat types for the area to include veteran trees, ancient hedgerows, cereal field margins, lowland acid grassland and heaths. The impact of developing the entire option upon biodiversity would be significant. To minimise energy use and to Sites comprising this option are predominantly SE/SW facing develop the area’s renewable and may be suitable for renewable energy generation. energy resource. Sustainable design and construction techniques are to be encouraged,

159

Sustainable Description of impacts / comments development objective To conserve and enhance town / Hulland Grange and Christ Church are both Listed Buildings that fall village scape quality; within the extent of this option, the setting/heritage value of which archaeological and heritage would need to be preserved/enhanced. The quality of design and scale assets, along with their settings. of development would be governed by specific residential design policies. Development needs to be mindful of the settlements rural context and ensure that development respects, maintains and strengthens local distinctiveness and a sense of place. This option would require significant development within open countryside. The extent of development proposed would impact detrimentally upon the rural character and setting of the village. Consideration of the appropriate scale of development, relationship to the setting and rural character of Hulland Ward should be made. To protect and enhance the This option straddles the Needwood and South Derbyshire Claylands: character and appearance of the Settled Plateau Farmlands and Sandstone Slopes and Health – where landscape, including cultural settlement is generally sparse. It is within a visually coherent, unspoilt landscape assets, as well as the landscape with hedgerows and trees enclosing open fields and pasture. Upper slopes of the option near the A517 are visually area’s other natural assets and prominent. This area is a sensitive location due to the open intact rural resources. landscape and environmental assets. Development of a substantial area of land to the north west of Hulland Ward will result in a negative impact upon the character and appearance of the landscape and natural assets. Consideration of the appropriate scale/extent of development and sensitive design will be required to avoid a significant negative impact upon landscape character and to ensure the rural context/setting of the village is retained.

To ensure sustainable The SHLAA Review and SFRA found no risk of flooding at either of the management of water resources sites comprising this option. Core Strategy policies and the use of and to minimise the risk of Code for Sustainable Homes, should ensure that the design of new flooding. development encourages water efficiency with the use of SUD’s promoted.

To reduce the number of journeys Development of the entire growth option would result is some new made by car – within, and to and residents being located a significant distance away from the village from the area. centre and facilities. The SHLAA Review found access to public transport limited, with development partially sited within a 20minute walk of a bus stop. It also noted reasonable cycle and pedestrian links from land at Main Road, but very poor access links at the western edge of the option. High traffic congestion on the A517 would be exacerbated by additional housing. Facilities in Hulland Ward are limited and it may be anticipated that a considerable proportion of residents will travel by private car to neighbouring towns to access services and facilities. Accessibility to these services via public transport is currently poor and measures would be required to significantly improve accessibility to sustainable modes of travel. To improve health and reduce Proximity to open countryside and sport/recreation facilities will health inequalities. support healthy lifestyles and assist in reducing health inequalities. Part of the option includes land currently safeguarded as a recreation playing field. Development of this option should not result in the loss of recreational facilities within the village. Cultural, leisure and recreational facilities within Hulland Ward itself are limited, which may result in residents travelling to surrounding town centres such as Derby, Ashbourne, Wirksworth, Belper and Matlock for services/facilities.

To improve access to jobs, The eastern part of this option would deliver homes within a 1015 services and facilities. minute walk of the village shop/post office, with the remaining western extent of development having poor access and proximity to village facilities. New residential development would support the viability of existing village services. However, facilities within Hulland Ward are limited and it may be expected that a considerable proportion of residents will travel out of the village for retail, employment etc. A significant proportion of this travel would be undertaken by private car, as existing public transport services are significantly limited. Measures to dramatically improve the accessibility of services and facilities for local residents by public transport will be required. To protect and improve the safety The quality of design of new neighbourhoods will be governed by Core and environmental quality of Strategy Policies. It will be important to ensure that these are able to streets and estates. deliver streets and estates where people feel safe, with quality green space and make a positive contribution to community cohesion.

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To provide better opportunities for Proximity of the site to open countryside for sport, leisure and people to participate in cultural, recreation will support outdoor activities and healthy lifestyles. leisure and recreational activities. Cultural, leisure and recreational facilities within Hulland Ward itself are limited, which may result in residents travelling to surrounding town centres such as Derby, Ashbourne, Wirksworth, Belper and Matlock for some cultural, recreation and leisure facilities.

161 Summary of scores for option SA North West of Hulland Ward

Sustainability Score of Option

Summary

Option SA comprises development of two large, predominantly Greenfield sites to the north west of Hulland Ward. This growth option would require the development of a large expanse of Greenfield land in open countryside, parts of which are used for agriculture. The loss of a substantial area of Greenfield land, comprising pasture, grassland, mature trees and hedgerows would have a significant detrimental negative impact upon biodiversity. The development of the entire extent of this option upon biodiversity would be significant.

The Preliminary Desktop Biodiversity Assessment Report prepared by Derbyshire Wildlife Trust concludes that development of option SA would result in a mediumhigh impact upon biodiversity, with notable species and habitats within and adjacent to the site that make a significant local contribution to maintaining biodiversity. The report states that the potential impacts will depend upon the scale and extent of development, noting that there is the potential for quite a significant impact on adjacent habitats of value and the potential for loss of habitats within the site itself.

This option straddles the Needwood and South Derbyshire Claylands: Settled Plateau Farmlands and Sandstone Slopes and Health Landscape Character Type. Existing development in this location is typically sparse, with a somewhat visually coherent, unspoilt landscape with hedgerows and trees enclosing open fields and pasture. Upper slopes of the option near the A517 are visually prominent. Development of a substantial area of land to the north west of Hulland Ward will result in a negative impact upon the character and appearance of the landscape and natural assets.

Similarly the loss of large areas of open countryside is likely to result in a significant negative contribution to the spread of light pollution and loss of areas defined as ‘tranquil’. Hulland Grange and Christ Church are both Listed Buildings that fall within the extent of this option, the setting/heritage value of which would need to be preserved/enhanced.

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The full extent of the development proposed in this growth option would impact detrimentally upon the rural character and setting of the village. Careful consideration of the appropriate scale of development will be required to avoid a significant negative impact upon landscape character and to ensure the rural context/setting of the village is retained. Arguably any development that occurs should be of a scale that is appropriate for the size of the settlement, that supports the viability of local services and provides the opportunity to deliver a range of housing types and styles, including affordable housing to meet local needs.

Development under this option should support a range of housing types and styles, including affordable housing to meet a range of local needs. Development of this option would provide the opportunity for the delivery of much needed affordable housing and contribute to and support the viability of local services.

The eastern part of this option would deliver homes within a 1015 minute walk of the village shop/post office, with the remaining western extent of development having limited access and proximity to village facilities. New residential development of an appropriate scale would support the viability of existing village services, with positive impacts on village vibrancy.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates option Sa in terms of access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot cycle and public transport. The report considers whether these journeys can be conducted within upper (30 40 minute) and lower (1520 minute) thresholds as defined by the Dft Accessibility Indicators Report (2007). The reports states that access to all essential services except a Pharmacy and Secondary school can be obtained within the upper and lower threshold for walking. However, all essential services can be reached within the upper thresholds for travel by public transport.

However, it should be noted that existing services within Hulland Ward are limited and it may be expected that a proportion of residents will travel out of the village for retail, employment, leisure and recreation facilities. It would be reasonable to anticipate residents to be drawn to the surrounding town centres of Ashbourne, Derby, Belper, Wirksworth and Matlock. Public transport provision to surrounding town centres is limited and a high percentage of travel to neighbouring towns would potentially be by private car, with negative impacts on air pollution and in turn exacerbate existing high traffic congestion on the A517. Measures to dramatically improve the accessibility of services and facilities for local residents by public transport will be required.

163 SHLAA summary analysis of potential development sites

Hulland Ward

Option SA

Land at Hulland Land at Main Road Ward SS114 Hulland Ward SS047 Adjacent to Yes but outside SFB Yes but outside SFB existing settlement Designation in Allocated for None current local important open plan space/recreation Ecological Listed Building on None and historic site environment constraints Proximity to Not in or adjacent to Not in or adjacent to & not Peak Park & not in buffer zone in buffer zone Trees on site Mature trees on site Mature trees on site Greenfield/ Site predominantly Site predominantly brownfield Greenfield >70% Greenfield >70% Aspect Site is SE/SW facing Site is SE/SW facing Impact on Some level of conflict Some level of conflict other material policy considerations Highways Moderate Low infrastructure constraints Congestion on High High surrounding road network Public No bus stops within Within 20 mins walk of bus transport 20 mins walk stop accessibility

164

Land at Hulland Land at Main Road Ward SS114 Hulland Ward SS047 Pedestrian, Accessibility very Cycle and pedestrian cycling access limited (lane, no access links pavement) Facilities No facilities within Village shop/post office 1015 mins walk within 1015 mins walk Flood risk No risk from flooding No risk from flooding Utilities High capacity/cost High capacity/cost constraints constraints constraints Risk of need No risk of need for No risk of need for for remediation remediation remediation Topographical 50% developable 50% developable constraints “Bad Amenity of occupiers Amenity of occupiers neighbours” unaffected unaffected constraints

165

Option SB – West of Brailsford

166 SA analysis of potential development options Brailsford Option: SB West of Brailsford

Sustainable Description of impacts / comments development objective To support the development of a N/a local economy based on highskill and highwage jobs including by Assessment relates to the location of new housing delivery of the necessary development. premises sites and infrastructure.

To support the development of This option comprises development of two large, predominantly attractive, vibrant and distinctive Greenfield sites to the west of Brailsford. This option is substantial and town centres. would result in some new residents being located a reasonable distance from the centre of the village. Services in Brailsford include a Post Office, Primary School, Village Hall & Public House. It may be reasonably expected that residents would use local services & thus support the viability of local facilities, with positive impacts on village vibrancy. However, services in Brailsford are limited and it would be reasonable to anticipate residents to be drawn to the surrounding town centres of Ashbourne and Derby. Public transport provision to both of these centres is limited & a high percentage of travel to neighbouring towns would potentially be undertaken by private car along the A52 that runs through centre of the village. To encourage tourism N/a development and to promote the area as a tourist destination. Assessment relates to the location of new housing development.

To maintain good local air quality This option involves the development of two large Greenfield sites on and to minimise noise and light the western edge of the village, divided to the north and south by the pollution. A52. This would result in a significant loss of Grade II Agricultural Land and development in open countryside. The loss of large areas of open countryside and agricultural land is likely to result in a significant negative contribution to the spread of light pollution and loss of areas defined as ‘tranquil’. Development is likely to lead to a growth in traffic as residents travel to/from the village and surrounding towns for services and facilities, with a negative impact on air pollution.

To protect and enhance This option would entail the development of a large expanse of biodiversity, geodiversity and to Greenfield and valuable Grade II Agricultural Land in open support the development of linked countryside. The loss of such a substantial area of Greenfield land, green spaces. comprising pasture, grassland, enclosed by hedges and mature trees would have a significant detrimental negative impact upon biodiversity. Part of the option includes land currently used as allotments, the loss of which would impact negatively upon a valued local facility. Derbyshire County Council identifies key habitat types to include veteran trees, ancient and species rich hedgerows and neutral grassland. The impact of developing the entire option upon biodiversity would be significant. Geodiversity would be unaffected.

To minimise energy use and to Sites comprising this option are predominantly flat and may develop the area’s renewable be suitable for renewable energy generation. Sustainable energy resource. design and construction techniques are to be encouraged.

167

Sustainable Description of impacts / comments development objective To conserve and enhance town / Part of the growth option falls within Brailsford Conservation Area village scape quality; within which listed buildings are present. The character and archaeological and heritage appearance, setting and heritage value of the historic environment will assets, along with their settings. need to be preserved and enhanced. The quality of design and scale of development would be governed by specific residential design policies. Development needs to be mindful of the settlements rural context and ensure that development respects, maintains and strengthens local distinctiveness and a sense of place. This option would require significant development within open countryside. The extent of development proposed would impact detrimentally upon the rural character and setting of the village. Consideration of the appropriate scale of development, relationship to the setting and character of Brailsford should be made. To protect and enhance the This option falls within the Needwood and South Derbyshire Clayland: character and appearance of the Settled Plateau Farmlands; a landscape typified by widely scattered landscape, including cultural farmsteads and small villages. It comprises predominantly pasture landscape assets, as well as the land enclosed by hedges with hedgerow trees, with the option divided into distinct north and south elements by the A52. The southern part of area’s other natural assets and the option has high environmental and landscape sensitivities due to resources. the potential impact upon the Brailsford Conservation Area and it’s setting. The option is not within the Peak Park or its buffer zone. Development of a substantial area of land to the west of Brailsford will result in a negative impact upon the character and appearance of the landscape and environmental assets. To ensure sustainable The SHLAA Review and SFRA found no risk of flooding at either of the management of water resources sites comprising this option. Core Strategy policies and the use of and to minimise the risk of Code for Sustainable Homes, should ensure that the design of new flooding. development encourages water efficiency with the use of SUD’s promoted.

To reduce the number of journeys Development of the entire growth option would result in some made by car – within, and to and residents being located a significant distance away from the centre of from the area. Brailsford and its services. The SHLAA Review found that new homes would be delivered largely within 5 minutes walk of a bus stop, however pedestrian and cycle access would be limited with poor pavements and no cycle lanes. High traffic congestion is experienced along the A52 and at its junction with Luke Lane; this would be worsened with additional development. Facilities in Brailsford are limited and it may be anticipated that a considerable proportion of residents will travel by private car along the congested A52 to neighbouring towns to access services and facilities. Accessibility to these services via public transport is currently poor and measures would be required to significantly improve accessibility by modes of travel other than the private car. To improve health and reduce Proximity to open countryside and sport/recreation facilities will health inequalities. support healthy lifestyles and assist in reducing health inequalities. Cultural, leisure and recreational facilities within Brailsford itself are limited, which may result in residents travelling to surrounding town centres such as Derby, Ashbourne, for services/facilities.

To improve access to jobs, This option would deliver homes within a 1015 minute walk of the services and facilities. village shop/post office. New residential development would support the viability of existing village services. However, facilities within Brailsford are limited and it may be expected that a considerable proportion of residents will travel out of the village for retail, employment etc. A significant proportion of this travel would be undertaken by private car, as existing public transport services are limited. Measures to dramatically improve the accessibility of services and facilities for local residents by public transport will be required.

To protect and improve the safety The quality of design of new neighbourhoods will be governed by Core and environmental quality of Strategy Policies. It will be important to ensure that these are able to streets and estates. deliver streets and estates where people feel safe, with quality green space and make a positive contribution to community cohesion.

168

To provide better opportunities for Proximity of the site to open countryside for sport, leisure and people to participate in cultural, recreation will support outdoor recreation and healthy leisure and recreational activities. lifestyles.

Cultural, leisure and recreational facilities within Brailsford itself are limited, which may result in residents travelling to surrounding town centres such as Derby and Ashbourne for some cultural, recreation and leisure facilities.

169 Summary of scores for option SB West of Brailsford

Sustainability Score of Option

Summary

Growth Option SB comprises the development of two substantial Greenfield sites to the west of Brailsford. This option is divided by the A52 and would result in a significant loss of Grade II Agricultural Land and large scale development in open countryside. The loss of expansive areas of open countryside is likely to result in a significant negative contribution to the spread of light pollution and loss of areas defined as ‘tranquil’.

Development of an extensive area of Greenfield land, comprising pasture, grassland, enclosed by hedges and mature trees would have a significant detrimental negative impact upon biodiversity. The Preliminary Desktop Biodiversity Assessment by Derbyshire Wildlife trust states that development of option SB will result in a medium impact upon biodiversity, with the presence of habitats within and adjacent to the site that may make a significant local contribution to maintaining biodiversity. Derbyshire Wildlife Trust concludes that the potential impact of growth at this location and resultant impact on local habitats will depend largely upon the scale of development.

Part of the option includes land currently used as allotments, the loss of which would impact negatively upon a valued local facility within the village. Key habitat types for the area include veteran trees, ancient and species rich hedgerows and neutral grassland. The impact of developing the entire extent of the growth option upon biodiversity would be significant.

Part of the growth option overlaps Brailsford Conservation Area within which are Listed Buildings. Development needs to be mindful of the settlements rural and historic context and ensure that any resultant development respects, maintains and strengthens local distinctiveness. The extent of development proposed would impact detrimentally upon the rural character and setting of the village and its environmental and landscape assets. Consideration of the appropriate scale of development will be required to avoid a significant

170 negative impact upon landscape character and to ensure the rural setting of Brailsford is retained. Arguably, any development that occurs should be of a scale that is appropriate for the size of the settlement, supports the viability of local services and provides the opportunity to deliver affordable housing.

Services in Brailsford include a Post Office, Primary School, Village Hall & Public House. It may be reasonably expected that residents would use local services & thus support the viability of local facilities, with positive impacts on village vibrancy. This growth option is of a substantial size and would result in some new residents being located a reasonable distance from the centre of the village.

The ‘Measurement of Existing Accessibility’ study undertaken by Derbyshire County Council evaluates option SB in terms of its access to key services (GP Surgery, Pharmacy, Post Office, Primary School, Secondary School, Convenience Store/Supermarket) by foot, cycle and public transport. The report considers whether these journeys can be conducted within upper (30 40 minute) and lower (1520 minute) thresholds as defined by the Dft Accessibility Indicators Report (2007). The Derbyshire County Council study concludes that all essential services except a Pharmacy and Secondary school can be reached within the upper and lower walking thresholds.

However, services within Brailsford are limited and it may be anticipated that a considerable proportion of residents will travel out of the village to Derby and Ashbourne for retail, employment, leisure and recreation facilities. A significant proportion of this travel would be undertaken by private car, as existing public transport services are limited. High traffic congestion is experienced along the A52 and at its junction with Luke Lane, this would be worsened with additional development. Measures to dramatically improve the accessibility of services and facilities for local residents by public transport will be required

Development under this option should support a range of housing types and styles, including affordable housing to meet a range of local needs and would provide the opportunity for the delivery of much needed affordable housing and contribute to and support the viability of local services.

The SHLAA Review and SFRA found no risk of flooding at either of the sites comprising this option. Core Strategy policies and the use of Code for Sustainable Homes, should ensure that the design of new development encourages water efficiency with the use of SUD’s promoted.

171 SHLAA summary analysis of potential development sites

Brailsford

Option SB

Land at Brailsford Land at Luke Lane SS113 DD580 Adjacent to Yes but outside SFB Yes but outside SFB existing settlement Designation in Grade II Agricultural Grade II Agricultural Land current local Land plan Ecological Listed building on site None and historic adjacent to environment Conservation Area constraints Proximity to Not in or adjacent to & Not in or adjacent to & not Peak Park not in buffer zone in buffer zone Trees on site Mature trees on site Mature trees on site Greenfield/ Site predominantly Site predominantly brownfield Greenfield >70% Greenfield >70% Aspect Site is flat Site is flat Impact on Some level of conflict Neutral other material policy considerations Highways Moderate Moderate infrastructure constraints Congestion on High Very Low surrounding road network Public Within 5 minute walk Within 5 minute walk of transport of bus stop bus stop accessibility

172

Land at Brailsford Land at Luke Lane SS113 DD580 Pedestrian, Accessibility very Accessibility very limited, cycling access limited, lane with no lane with no pavement pavement Facilities Village shop/post Village shop/post office office within 1015 within 1015 mins walk mins walk Flood risk No risk of flooding No risk of flooding Utilities Moderate High capacity/cost constraints capacity/cost Risk of need No risk for remediation Topographical 75% developable 75% developable constraints “Bad Moderate adverse Amenity of occupiers un neighbours” affects for occupiers affected constraints

173

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