now - Hartlepool Borough Council

Transcription

HARTLEPOOL
LOCAL PLAN
Including Mineral and Waste Policies
Director of Regeneration & Planning Services
Hartlepool Borough Council
Bryan Hanson House
Hanson Square
Hartlepool
TS24 7BT
Adopted Plan
April 2006
HARTLEPOOL LOCAL PLAN
INCLUDING MINERAL AND WASTE POLICIES
CONTENTS
1
INTRODUCTION
2
OVERALL AIM STRATEGY AND OBJECTIVES
Regeneration
Local Plan Strategy
Local Plan Objectives
Indicators and Targets
7
7
10
12
12
3
GENERAL ENVIRONMENTAL PRINICPLES
15
Context for Policies
General Principles
Access For All
Crime Prevention
Pollution
Environmental Impact Assessment
Energy Efficiency
Design along Main Approaches
Advertisements
Developers’ Contributions
Art In Development Schemes
Article 4 Directions
Trees, Hedgerows and Development
Protected Trees
Trees on Highway Verges and Public Open Space
Compulsory Purchase
Potential Development Land
Untidy Sites
Derelict Land
Contaminated Land
15
15
17
18
18
19
20
20
21
22
24
24
24
26
27
27
27
28
28
28
INDUSTRIAL AND BUSINESS DEVELOPMENT
31
Land for High Quality Industrial Development
Land for General Industry, Business Use and Warehousing
Bad Neighbour Uses
The Port and Port Related Development
Development Using Rail Facilities
Improvements to Industrial Environment
Land for Potentially Polluting or Hazardous Developments
Underground Storage
Hazardous Substances
31
35
41
42
44
45
46
46
48
48
RETAIL, COMMERCIAL AND MIXED USE DEVELOPMENT
51
The Town Centre
The Primary Shopping Area
Edge of Centre Areas
Local Centres
Commercial Improvement Areas
Tees Bay Retail Park
51
54
57
59
64
65
66
4
5
1
i
6
7
8
ii
Major Retail and Office Developments
Retailing in Industrial Areas
Petrol Filling Stations
Food and Drink
Commerical Uses within Residential Areas
Working from Home
Mixed Use Areas
The North Docks/ Victoria Harbour
Hartlepool Headland
Land West of the A179
67
71
71
72
73
74
75
75
76
78
TOURISM
81
The Town Centre and the Marina
The Headland
Seaton Carew
North Shelter
Seaton Park
Green Tourism
Rural Tourism
Tourist Accommodation
Business Tourism and Conferencing
81
83
84
84
86
86
87
87
88
89
HOUSING
91
Improvements to Existing Housing Areas
Housing Clearance
Housing Market Restructuring
Central Area Housing
Housing Requirement
Housing Supply
Management of Housing Land Supply
Affordable Housing
Housing In Mixed Use Areas
Conversions
Low Density Housing
New Residential Development: Design and Other Requirements
House Extensions
Residential Annexes for Relatives
Homes and Hostels
Mobile Homes
Accommodation for Gypsies/ Travellers
91
97
97
98
100
100
103
105
109
110
111
112
114
115
116
117
117
118
TRANSPORT
119
Public Transport
Bus Services
Rail Services
Rail Halts
Durham Tees Valley Airport
Integrated Public Transport
The Cycle Network
Provision for Pedestrians
Improvements to the Pedestrian Environment
Improvements to Pedestrian Linkages
Pedestrian Routes within Housing Areas
Traffic Management
119
121
121
122
122
123
123
124
126
126
126
127
127
HARTLEPOOL LOCAL PLAN – April 2006
9
10
11
Traffic Management in the Town Centre
Improvements to Road Junctions
Personal Mobility
The Highway Network
Strategic Road Schemes
Other Road Improvements
Road Schemes no Longer Required
Access to Development Sites
Restriction on Access to Major Roads
Car Parking
Freight
Road Haulage
Rail Freight
Transport in the Countryside
Provision for Transport in New Developments
Travel Plans
128
128
128
129
129
129
130
131
131
132
135
135
135
136
136
137
PUBLIC UTILITIES AND COMMUNITY FACILITIES
139
Drainage
Sewage Treatment
Water Supplies
Electricity Supplies
Renewable Energy
Wind Energy
Other Renewable Energy Sources
Telecommunications
Community Facilities
Health Services
Education
Community Centres
Libraries
139
140
141
141
142
143
143
145
146
147
148
148
149
149
DEVELOPMENT CONSTRAINTS
151
Notifiable Installations
The Nuclear Power Station
Airports
Landfill Sites
Flood Risk
Major Pipelines
151
151
151
153
153
156
158
RECREATION AND LEISURE
161
Coastal Recreation
Play Facilities for Children
Neighbourhood Parks
Outdoor Playing Space
Dual Use of School Facilities
Outdoor Recreational Sites
Informal Recreational Sites
Recreational Routes
Summerhill
Noisy Outdoor Sports and Leisure Activities
Indoor Sports and leisure Activities
Late Night Uses
Major Leisure Developments
161
163
164
165
166
168
168
169
169
170
170
171
172
173
iii
12
13
14
15
iv
THE GREEN NETWORK
177
Context for policies
The Green Network
Green Wedges
Key Green Space Areas
Landscaping of Main Approaches
Tree Planting
Incidental Open Space
177
178
180
181
183
183
184
WILDLIFE AND NATURAL FEATURES
185
International Sites
Nationally Important Sites
Sites of Special Scientific Interest
National Nature Reserves
Enhancement of Sites of Special Scientific Interest
Species Protected by Law
Local Nature Reserves
Sites of Nature Conservation Importance and Regionally Important Geological /
Geomorphological Sites
Ancient Woodlands
Biodiversity
185
187
188
188
190
190
191
192
CONSERVATION OF THE HISTORIC ENVIRONMENT
197
Conservation Areas
Protection and Enhancement of Conservation Areas
Environmental Improvements in Conservation Areas
Developments in the Vicinity of Conservation Areas
Control of Demolition in Conservation Areas
Additional Measures to Improve Design in Conservation Areas
Review of Conservation Areas
Historic Parks and Gardens
Listed Buildings
Control of Demolition of Listed Buildings
Works to Listed Buildings
Changes of Use of Listed buildings
Development in the Vicinity of Listed Buildings
Review of Listed Buildings
Buildings of Local Interest
Archaeological Sites
Scheduled Monuments and Protected Wreck Sites
Areas of Archaeological Interest
Areas of Historic Landscape
197
198
198
201
201
201
202
202
202
204
204
205
206
206
206
207
208
208
208
210
THE RURAL AREA
211
Limits to Development
The Urban Fence
Development at Wynyard
Village Envelopes
Developments in the Villages
Affordable Housing in the Rural Area
Village Design Statements
Development at Newton Bewley
211
213
213
213
214
214
214
214
215
193
194
195
Rural Services
Development in the Countryside
Agriculture
Permitted Development
Agricultural Land
Intensive Livestock Units and Animal Waste Processing
Changes in Farming Practices
Farm Diversification
Housing in the Rural Areas
New Housing
Residential Extensions
Re-Use of Rural Buildings
Recreation and Tourism
Recreation Near the Urban Area
The Tees Forest
Gateway Sites
Recreation and Tourism in the Open Countryside
Access to the Countryside
Recreational Routes
Rights of Way
Greenways
Bridleways and Other Multi-User Routes
Special Landscape Areas
The Coast
215
215
217
217
218
218
220
220
221
221
222
222
224
224
224
225
225
226
226
227
228
228
228
229
MINERALS
231
Mineral Consultation Areas
Primary and Secondary Aggregates
Landbanks
Mineral Extraction
Transportation
Restoration, After-Use and After-Care of Worked Mineral Sites
231
233
234
234
234
237
237
WASTE
239
Projected Levels of Waste
Airports
Large Scale Waste Producing Developments
Waste Recovery
Recycling
Composting
Waste Disposal
Protection of Water Courses and Ground Water Supplies
Civic Amenity Sites, Mineral Recovery Facilities and Waste Transfer Stations
Incineration
239
241
241
241
242
242
243
244
245
245
246
IMPLEMENTATION AND RESOURCES
247
Development Control
Site Specific Policies
Proposals of Intent
247
247
248
19
MONITORING AND REVIEW
255
20
ENVIRONMENTAL APPRAISAL OF THE LOCAL PLAN
257
16
17
18
v
DIAGRAMS
Diagram 1.1
Diagram 1.2
Diagram 2.1
Diagram 4.1
Diagram 5.1
Diagram 5.2
Diagram 8.1
Diagram 8.2
Diagram 8.3
Diagram 10.1
Diagram 10.2
Diagram 10.3
Diagram 10.4
Diagram 10.5
Diagram 14.1
Diagram 15.1
The Regional Setting
The Tees Valley Area
Regeneration in Hartlepool
Health & Safety Executive Consultation Zones
Boundary of Town Centre
Edge of Town Centre Areas
Cycleway Network (Existing & Proposed)
Town Centre Car Parking Area
Seaton Carew Parking Area
Hartlepool Nuclear Power Station Consultation
Zones
Durham Tees Valley Airport Safeguarding Zone
Landfill Areas
Environment Agency Flood Zones (2&3)
Major Pipelines
Conservation Areas
Best & Most Versatile Agricultural Land
Opp. Page 1
1
9
50
56
61
125
133
134
152
154
155
157
159
199
219
TABLES AND FIGURES
Figure 7.1
Table H1
Table H2
Table H3
Table H4
Table H5
Figure 7.2
Table H6
Table 18.1
Table 20.1
Table 20.2
vi
Housing Types
Current Strategic Housing Requirement
Committed Housing Provision
Additional Dwellings Required 2002-2016
Proposed Strategic Housing Requirement
Additional Dwellings Required 2004-2016
Brownfield Windfall Development 1995 – 2005
Potential Housing Supply
Anticipated Responsibility for Implementation &
Resourcing of Policies
Appraisal Criteria
Environmental Appraisal
91
101
101
102
102
102
104
105
249
258
261
APPENDICES
Appendix 1
Appendix 2
Appendix 3
Appendix 4
Appendix 5
Appendix 6
Appendix 7
Appendix 8
The Town and Country Planning (Use Classes) (Amendment)
(England) Order 2006 (As Amended) (Extract)
Tees Forest Strategy
Indicators and Targets
Schedule 1 of Town & Country Planning (Environmental
Assessment) (England & Wales) Regulations 1999
Undeveloped Industrial Land in Hartlepool (Hectares) – April
2005
Local Centres in Hartlepool
Sites of Nature Conservation Importance (2003)
List of Buildings of Special Architectural or Historic Interest
(March 2006)
273
275
281
283
291
293
295
297
SUPPLEMENTARY NOTES
Supplementary Note 1
Access Arrangements and Highway
Considerations
Design Requirements for Parking
Trees and Development Guidelines
Guidelines for House Extensions
Design Guidance for Development in
Conservation Areas and for Works to Listed
Buildings
Greatham Village Design Statement
Crime Prevention by Planning and Design
Developer Contributions
Nature Conservation and Species Protected by
Law
301
311
331
347
353
365
383
389
395
vii
POLICIES
GENERAL ENVIRONMENTAL PRINCIPLES
GEP1
GEP2
GEP3
GEP4
GEP5
GEP6
GEP7
GEP8
GEP9
GEP10
GEP11
GEP12
GEP13
GEP14
GEP15
GEP16
GEP17
GEP18
General Environmental Principles
Access for All
Control of Pollution
Energy Efficiency
Frontages of Main Approaches
Advertisements
Provision of Public Art
Works to Protected Trees
Review of Tree Preservation Orders
Compulsory Purchase of Potential Development Sites
Untidy Sites
Derelict Land Reclamation
Development on Contaminated Land
16
17
18
19
20
20
21
21
23
24
24
25
26
27
27
28
28
29
Ind1
Ind2
Ind3
Ind4
Ind5
Ind6
Ind7
Ind8
Ind9
Ind10
Ind11
Wynyard Business Park
North Burn Electronics Components Park
Queens Meadow Business Park
Higher Quality Industrial Estates
Industrial Areas
Bad Neighbour Uses
Port-Related Development
Industrial Improvement Areas
Potentially Polluting or Hazardous Developments
Underground Storage
36
37
39
40
42
43
45
46
47
48
49
RETAIL, COMMERCIAL AND MIXED USE DEVELOPMENT
Com1
Com2
Com3
Com4
Com5
Com6
Com7
Com8
Com9
Com10
Com11
Com12
Com13
Com14
Com15
Com16
Com17
viii
Development of the Town Centre
Primary Shopping Area
Primary Shopping Area – Opportunity Site
Local Centres
Tees Bay Mixed Use Site
Shopping Development
Main Town Centre Uses
Food and Drink
Commercial Uses in Residential Areas
Business Uses in the Home
Victoria Harbour/North Docks Mixed Use Site
Headland – Mixed Use
Land West of A179/ North of Middleton Road
55
57
58
62
65
66
67
69
70
71
72
73
74
74
76
78
79
TOURISM
To1
To2
To3
To4
To5
To6
To7
To8
To9
To10
To11
Tourism Development in the Marina
Tourism at the Headland
Core Area of Seaton Carew
Commercial Development Sites at Seaton Carew
North Shelter
Seaton Park
Green Tourism
Teesmouth National Nature Reserve
Touring Caravan Sites
84
84
85
86
86
87
87
87
88
89
89
Housing Improvements
Selective Housing Clearance
Housing market Renewal
Mixed Use Areas
Conversions for Residential Uses
Residential Uses of Upper Floors
New Residential Layout – Design and Other Requirements
Residential Annexes
Homes and Hostels
Residential Mobile Homes
Gypsy Site
97
98
99
100
109
111
112
112
115
116
116
117
118
118
HOUSING
Hsg1
Hsg2
Hsg3
Hsg4
Hsg5
Hsg6
Hsg7
Hsg8
Hsg9
Hsg10
Hsg11
Hsg12
Hsg13
Hsg14
TRANSPORT
Tra1
Tra2
Tra3
Tra4
Tra5
Tra6
Tra7
Tra8
Tra9
Tra10
Tra11
Tra12
Tra13
Tra14
Tra15
Tra16
Tra17
Tra18
Tra19
Tra20
Bus Priority Routes
Railway Line Extensions
Rail Halts
Public Transport Interchange
Cycle Networks
Cycle Facilities
Pedestrian Linkages: Town Centre/ Headland/ Seaton Carew
Pedestrian Routes- Residential Areas
Road Junction Improvements
Road Scheme: North Graythorp
Road Schemes: Development Sites
Car Parking Standards
Railway Sidings
Rail Freight Facilities
Provision of Alternative Transport
Travel Plans
121
122
123
124
126
126
127
127
128
128
129
130
130
131
131
132
135
135
136
137
ix
PUBLIC UTILITY AND COMMUNITY FACILITIES
PU1
PU2
PU3
PU4
PU5
PU6
PU7
PU8
PU9
PU10
PU11
Drainage Systems
Industrial Sites Drainage
Sewage Treatment Works
Protection of the Aquifer
Electricity Transmission, Distribution and Supply
Nuclear Power Station Site
Renewable Energy Developments
Telecommunications
Local Facilities Serving Residential Areas
Primary School Location
Primary School Site
140
141
141
141
142
142
145
147
148
148
149
Dco1
Dco2
Landfill Sites
Flood Risk
153
158
Rec1
Rec2
Rec3
Rec4
Rec5
Rec6
Rec7
Rec8
Rec9
Rec10
Rec11
Rec12
Rec13
Rec14
Coastal Recreation
Provision for Play in New Housing Areas
Neighbourhood Parks
Protection of Outdoor Playing Space
Development of Sports Pitches
Areas of Quiet Recreation
Recreational Routes
Summerhill
Noisy Outdoor Sports and Leisure Activities
Land West of Brenda Road
Late Night Uses
163
165
165
167
167
168
168
169
170
170
171
171
173
175
THE GREEN NETWORK
GN1
GN2
GN3
GN4
GN5
GN6
Enhancement of the Green Network
Protection of Green Wedges
Protection of Key Green Space Areas
Tree Planting
Protection of Incidental Open Space
180
181
182
183
183
184
Protection of International Nature Conservation Sites
Protection of Nationally Important Nature Conservation Sites
Protected Species
Protection of Local Nature Reserves
New Local Nature Reserves
Protection of SNCIs, RIGSs and Ancient Semi-Natural Woodland
Protection of Biodiversity
188
190
191
192
193
193
194
195
WILDLIFE
WL1
WL2
WL3
WL4
WL5
WL6
WL7
WL8
x
HE1
HE2
HE3
HE4
HE5
HE6
HE7
HE8
HE9
HE10
HE11
HE12
HE13
HE14
HE15
Protection and Enhancement of Registered Parks and Gardens
Works to Listed Buildings (Including Partial Demolition)
Changes of Use of Listed Buildings
Developments in the Vicinity of Listed Buildings
Protection of Locally Important Buildings
Scheduled Monuments
Protection of Archaeological Sites
200
201
201
201
202
203
204
205
206
206
206
207
208
209
210
THE RURAL AREA
Rur1
Rur2
Rur3
Rur4
Rur5
Rur6
Rur7
Rur8
Rur9
Rur10
Rur11
Rur12
Rur13
Rur14
Rur15
Rur16
Rur17
Rur18
Rur19
Rur20
Urban Fence
Wynyard Limits to Development
Village Envelopes
Development At Newton Bewley
Rural Services
Prior Notification for Agricultural Development
Protection of Agricultural Land
Intensive Livestock Units
New Housing in the Countryside
Re-Use of Rural Buildings
The Tees Forest
Small Gateway Sites
Recreation in the Countryside
Strategic Recreational Routes
Rights of Way
Summerhill- Newton Bewley Greenway
213
213
214
214
215
215
216
217
218
220
221
222
223
224
225
226
227
227
228
228
MINERALS
Min1
Min2
Min3
Min4
Min5
Safeguarding of Mineral Resources
Use of Secondary Aggregates
Mineral Extraction
Transport of Minerals
Restoration of Mineral Sites
233
234
236
237
238
Major Waste Producing Developments
Provision of ‘Bring’ Recycling Facilities
Composting
Landfill Developments
Landraising
Incineration
242
242
243
244
245
246
WASTE
Was1
Was2
Was3
Was4
Was5
Was6
xi
xii
1.
INTRODUCTION
HARTLEPOOL
1.1.
Hartlepool has over recent years seen substantial investment which has completely
transformed its environment, overall prosperity and above all its image.
1.2.
The town has a long history, the first recorded settlement being centred around the
Saxon Monastery founded in 640AD. Its first charter was issued in 1145. The town
as it is today has grown around the natural haven which became its commercial port
and from which its heavy industrial base developed. Now, new high quality business
facilities and exciting visitor attractions are being developed in the areas vacated by
the heavy industries.
1.3.
Hartlepool is a compact sustainable settlement with most of the needs of the
residents in terms of housing, employment, shopping and leisure being able to be
met within the town.
SETTING
1.4.
The Borough of Hartlepool covers an area of about 9400 hectares (over 36 square
miles) and has a population of about 90,000. It is bounded to the east by the North
Sea and encompasses the main urban area of the town of Hartlepool and a rural
hinterland containing the five villages of Hart, Elwick, Dalton Piercy, Newton Bewley
and Greatham.
The Durham Coast railway line between Sunderland and
Middlesbrough runs through the centre of the town, and the A19 trunk road which
crosses north/south through the western rural part of the Borough is readily accessed
via the A689 and the A179 roads which originate in the town centre.
1.5.
The Borough comprises part of the Tees Valley area, formed by the five boroughs of
Darlington, Hartlepool, Middlesbrough, Redcar and Cleveland and Stockton-on-Tees.
Diagrams 1.1 and 1.2 show Hartlepool in its regional and local settings.
1
A NEW LOCAL PLAN FOR HARTLEPOOL
1.6.
In 1994, the first Borough-wide local plan for Hartlepool was adopted to guide and
control development in Hartlepool and its environs. It was one of the earliest local
plans to be completed in the Northern Region following the introduction of the planled system under the provisions of the Town and Country Planning Act 1990.
1.7.
The planning system is now very firmly plan led and for the Hartlepool Local Plan to
remain relevant and effective, it is necessary to review and update it.
1.8.
The Borough Council has decided to undertake a full review of the plan because of
the many new issues which have arisen and other developments which have
occurred since the plan was first prepared. In particular:
• local government reorganisation has resulted in Hartlepool Borough Council
becoming responsible for waste and minerals planning. As the former Cleveland
County Council did not prepare Waste or Minerals Local Plans, there is a lack of
statutory local planning guidance on these matters;
• central government policy and advice on the content of plans has changed
considerably reflecting the much increased emphasis on sustainability;
• issues arising from the operation of development control have highlighted the
weaknesses as well as the strengths of the policies of the 1994 local plan;
• many developments proposed in the 1994 plan have been completed and other
changes such as new wildlife site designations need to be reflected in an
updated document.
1.9.
The new Hartlepool Local Plan (including mineral and waste policies) will cover the
period up to 2016.
THE DEVELOPMENT PLAN FOR HARTLEPOOL
1.10.
The Hartlepool Local Plan comprises part of the Development Plan for Hartlepool, the
other part being the Tees Valley Structure Plan adopted in February 2004. The
structure plan provides the strategic framework for the detailed policies of the local
plan. It provides guidance on the amount of new housing that will be required and
identifies in general terms the locations for new employment uses and transportation
developments in the area. A key diagram illustrates the proposals of the structure
plan in diagrammatic form not related to precise areas of land.
PURPOSES OF THIS LOCAL PLAN
1.11.
2
The Hartlepool Local Plan has four main functions:
• as part of the development plan for Hartlepool, it shows precisely on a map base
the areas of land indicated in the structure plan as locations for major
development or subject to specific policies;
• it provides guidance for the control of development by defining precise policies
on land uses and on selected matters of design so that potential applicants for
planning permission are aware of the planning requirements for the locality;
• it promotes and provides guidance for regeneration and other investment
opportunities and enables other ‘planning’ bodies to phase, service and market
sites based on known criteria of land availability. Financial resources can then
be targetted more effectively; and
• it brings local and detailed issues to the attention of the public so that there is full
involvement in the discussion, and input to, planning the future of the Borough.
THE SCOPE OF THE LOCAL PLAN
1.12.
The local plan has to confine itself to those actions and proposals which can be
implemented through the Town and Country Planning legislative framework. Not all
‘development’ 1 requires planning permission. Certain developments are permitted
by the Town and Country Planning (General Development) Order 1995 (and its
amendments) including, for example, works to the interiors of buildings and changes
of use of land or buildings from one use to another within the same class as defined
in the Town and Country Planning (Use Classes) Order 1987 and subsequent
amendments. (see Appendix 1).
1.13.
The local plan is unable to address social and economic problems which are not
directly influenced by changes in the use of land. It does, however, set the planning
and land use context for programmes and strategies which have and will be
developed to tackle these problems.
Comments received from the public in
connection with the consultation on the Issues Report 2 indicated many other
problems such as litter and dog fouling. These also are matters which cannot be
considered in the local plan, but they are recognised and being addressed as far as
possible by the Borough Council under its other powers.
1.14.
Whilst the local plan is detailed and provides guidance for developers, it does not
incorporate specific policies and proposals for every site within the Borough. Rather,
it concentrates on those issues, problems, opportunities and aims which can be
incorporated into the land use planning framework. In particular it indicates those
areas of land where changes are most likely to occur within the plan period.
1
‘Development is defined in section 55 of the Town and Country Planning Act 1990 as “the carrying out of building,
engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of
buildings or other land”.
2
The Issues Report, published in January 1999, represented a first stage in the process of preparing the new Hartlepool
Local Plan and outlined the main issues to be followed.
3
PLANNING POLICY BACKGROUND
1.15.
In drawing up the policies and proposals in the local plan, regard has to be had to
national and regional planning polices and to the provisions of the structure plan.
National Planning Policies
1.16.
Central government advice and policy on different aspects of planning was formerly
issued in the form of Planning Policy Guidance Notes (PPGs) and is now being
issued in Planning Policy Statements (PPSs). These together with Circulars and
Minerals Planning Guidance Notes (MPGs) are now the principal sources of national
policy guidance on planning matters. In line with the government’s commitment to
sustainable development set out in ‘Sustainable Development: The U.K. Strategy’
(1994), the guidance emphasises the need for development plans to make adequate
provision for development whilst at the same time taking into account the need to
protect the natural and built environment.
1.17.
Reference to PPGs, PPSs, MPGs and other advice is made as appropriate within the
individual chapters of this local plan, and in particular where local circumstances
suggest that such advice is not relevant or applicable, full justification is given.
Regional Planning Guidance
1.18
Regional Planning Guidance for the North East (RPG1) covering the period up to
2016 was issued by the Deputy Prime Minister in November 2002. The vision and
strategy for the North East set out in this RPG is for the sustainable development of
the region based on the four key themes of regeneration, opportunity, accessibility
and conservation. The RPG’s locational strategy seeks to locate the majority of new
development to the built up areas of the Tyne, Wear and Tees conurbations with
significant, but smaller scale developments in Hartlepool, Darlington and the main
towns serving other regeneration areas in the region, and to enhance the role of
market towns and other main rural centres in serving their hinterland.
1.19
The new Local Plan will refer to relevant advice given in RPG1 as appropriate in the
individual chapters of this local plan.
A New Planning System
1.20
4
The Planning and Compulsory Purchase Act 2004 introduced a new development
plan system whereby Local Plans are to be replaced by a series of Local
Development Documents contained within a Local Development Framework and
structure plans are to be replaced by Regional Spatial Strategies. RPG1 became
the Regional Spatial Strategy on the commencement of the Act, but the Tees Valley
Structure Plan, as it was adopted after RPG1, will provide the strategic context for the
Local Plan.
Strategic Planning Policies
1.21
The policies in the Tees Valley Structure Plan comprise general policies for
sustainable development and regeneration and set out the spatial strategy for
development in the Tees Valley area. Specific policies cover the topics of:
• Economy – including economic regeneration, office development and use, and
the location of industrial land;
• The natural and built environment – including the conservation and enhancement
of designated landscape and wildlife areas and the built environment, and the
control of urban development;
• Housing - maximising the capacity of existing urban areas;
• Transport – concentrating on improving alternatives to the private car and setting
out the long term vision for a new crossing of the River Tees;
• Town centres and shopping – seeking to maintain the vitality and viability of town
centres;
• Leisure, recreation and tourism – encouraging opportunities for leisure and the
development of tourism facilities;
• Energy – directing energy generating developments to the most appropriate
locations and guiding renewable energy schemes; and
• Waste and Minerals.
1.22
Reference is made to the relevant structure plan policies as appropriate throughout
the local plan.
FORM OF THE LOCAL PLAN
1.23
The Hartlepool Local Plan (including mineral and waste policies) comprises a written
statement together with a proposals map.
The written statement sets out the
policies and general proposals for the future use of land and location of major
development in written form together with explanations (the reasoned justification) as
5
to why the Borough Council thinks they are necessary. The policies and proposals
are printed in upper case BOLD type and bounded by a black line; each is prefixed
by “POLICY” to distinguish it from the accompanying text 3 .
1.24
The written statement is arranged into chapters on a topic basis. The context for the
policies of each topic, including the strategic planning framework and the specific
objectives of the local plan is set out at the beginning of each chapter. An
overarching chapter on General Environmental Principles brings together a range of
issues which apply generally to planning proposals and which seek to strengthen the
principles of sustainability.
1.25
The proposals map is not a ‘zoning’ plan showing how all the land in the Borough is
proposed to be used.
It does show, however, on an Ordnance Survey base,
precisely which areas of land are affected by particular proposals. Some parts of the
Borough are shown in more detail on larger-scale ‘inset’ plans, including the Central
Area, the Headland and the villages.
1.26
Some design guidance (including ‘Guidelines for House Extensions’ and ‘Design
Guidance for Development in Conservation Areas and for Works to Listed Buildings’)
is contained within the main plan document as Supplementary Notes. Also included
is the Greatham Village Design Statement 4 which was adopted by the Borough
Council as Supplementary Planning Guidance in September 1999. Relevant policies
of the plan refer to the supplementary notes.
3
Although some policies remain essentially the same as in the 1994 Hartlepool Local Plan, they will be given different
policy number identifications in this new local plan.
4
The Greatham Village Design Statement was prepared by residents of the village in 1999. It identifies what the
community thinks is important in terms of the character of the village and what it hopes to see preserved and protected.
6
2
OVERALL AIM, STRATEGY AND OBJECTIVES
INTRODUCTION
2.1
Hartlepool possesses valuable assets in its coastal and maritime heritage, its historic
identity and in the quality of some parts of its built environment. As mentioned in the
introductory chapter, substantial investment over recent years has resulted in
massive changes that have transformed the town and changed its image from that of
a town dominated by heavy industrial development into an attractive tourism venue.
2.2
The overall aim of the 1994 Hartlepool Local Plan was to ‘improve the quality of life in
Hartlepool’ and the land use policies proposals of the plan have guided much of the
change that has occurred, including for example:
•
tourism-related developments in the Marina and the Headland,
•
new shopping developments and improvements to Middleton Grange,
•
revitalisation of Church Street and older industrial and commercial areas,
•
re-use of some prominent derelict and under-used buildings (eg.Wesley),
•
reclamation of derelict and untidy land (eg, Clyde Place),
•
new executive housing developments in the Park area,
•
progress on the major new housing site at Middle Warren,
•
development of innovation centre at Queens Meadow,
•
improvements to older housing (Murray Street Renewal Area),
•
improvement of council housing areas (Owton Rossmere and North
•
Hartlepool),
•
provision of community sports and other facilities at Dyke House, Lynnfield
and Stranton schools,
•
a new woodland recreational area at Summerhill,
•
environmental enhancement in Greatham Conservation Area,
•
environmental improvements along major transport corridors (A689 / A179),
•
new roads and cycleways,
•
first phases of coastal walkway, and
•
a local nature reserve at Seaton Dunes and Common.
REGENERATION
2.3
The Hartlepool Community Strategy is a statutory plan required by the Local
Government Act 2000 to promote the economic, social and environmental well-being
of Hartlepool, and contribute to the achievement of sustainable development. The
Strategy prepared by the Hartlepool Partnership, allows local communities to
articulate their aspirations, needs and priorities; co-ordinates the actions of the
Council, and of the public, private, voluntary and community organisations; focuses
and shapes existing and future activity of those organisations; and contributes to the
achievement of sustainable development. It provides an overall policy framework
and an action plan. The local plan will provide a means of taking forward those
elements of the Community Strategy that concern physical development and use of
land. In some circumstances statements in the Community Strategy are capable of
being material considerations in the determination of a planning application, if they
relate to the development and use of land.
2.4
A Neighbourhood Renewal Strategy has been prepared to provide the framework for
the regeneration of the most deprived neighbourhoods in the town which includes
more than half of the population. This brings together local people and organisations
to narrow the gap between the condition in these neighbourhoods and the national
7
situation.
The strategy recognises that economic growth is fundamental to the
regeneration of the town, but that it must proceed in parallel with environmental and
social progress.
2.5
The Borough Council’s overall aim:
‘to take direct action and work in partnership with others, to continue the
revitalisation of Hartlepool life and secure a better future for Hartlepool
people’.
The vision prepared by the Hartlepool Partnership for the Hartlepool Community
Strategy is:
‘’that Hartlepool will be a prosperous, caring, confident and outward looking
community, in an attractive environment, realising its potential’
Urban regeneration in its widest sense (economic, environmental and social) is still
uppermost in the Council’s priorities. Investment in regeneration initiatives creating
new development and reusing land and buildings in the urban area facilitates the
creation of a more sustainable pattern of development.
2.6
Past regeneration initiatives, in particular City Challenge and the influence of the
former Teesside Development Corporation have generated many of the
improvements that have taken place in the central part of Hartlepool including the
Marina. The emphasis of the town’s economy has shifted towards services and
visitors.
Currently the North Hartlepool Single Regeneration Budget (SRB)
Partnerships and West Central Hartlepool New Deal for Communities (NDC) are
seeking to address the high unemployment, poor housing and other social,
environmental, educational and health problems of these deprived areas of
Hartlepool.
2.7
The West Central NDC initiative extends the philosophy of investing in existing
communities and seeking to involve people directly in the management of their own
area. Key issues in the area include worklessness, crime, health and education, the
condition of its older housing and industrial areas, the rapid social changes taking
place and the relationship between the expanding town centre and surrounding
residential neighbourhoods.
Key strategies have been prepared to tackle low
demand housing, commercial areas and the Longhill Industrial Estate.
2.8
Nevertheless, although there have been immense physical improvements in the town
and many new jobs created, unemployment and other deprivation indicators remain
well above the national averages. Further work is still required to help the economy
grow, increase employment, bring land and buildings back into use, improve the
quality of life in residential areas and empower local people. Further initiatives will
seek to improve the image of Hartlepool even further than already achieved, and also
to generate business confidence and stimulate investment in the town as a whole
(see Diagram 2.1).
2.9
Key areas for future resource will be from the Regional Development Agency (ONE
Northeast) and the North East Regional Housing Board who are facilitating
regeneration through sub-regional partnerships, and the establishment of the Tees
Valley City Region. The Tees Valley Partnership has established an Investment
Framework supported by a rolling Action Plan which currently runs to 2008.
8
9
2.10
The Investment Framework includes a range of projects to be progressed under the
Coastal Arc initiative including:
•
further development at Queens Meadow and the southern business zone;
•
the establishment of a business incubation system;
•
further enhancement around the town centre, Headland and Seaton
Carew;
•
the implementation of the Victoria Harbour development (through Tees
Valley Regeneration); enhancement of the town’s ‘education quarter’; and
•
a programme of housing market renewal.
2.11
The Tees Valley Partnership has developed a blue sky vision for the region – the
Tees Valley Vision. The main priorities of this document have been incorporated
within the Tees Valley City Region Development Plan which identifies key step
change initiatives to regenerate the area as part of the Northern Way initiative.
2.12
Hartlepool has an economic strategy which accords with the revised Regional
Economic Strategy. European Regional Development Funds are being accessed to
encourage indigenous businesses and community based enterprises. Other policies
and programmes for coordinating public expenditure, such as the Local Transport
Plan, Education Development Plan, Health Action Zone, Housing Market renewal
programme and Neighbourhood Renewal Strategy are also focusing resources into
the deprived parts of the town. The strategy for the Tees Forest Plan seeks to bring
multiple benefits especially in terms of regeneration, economic performance and the
sustainable development of the area (see Appendix 2).
LOCAL PLAN STRATEGY
Overall Aim
2.13
The new overall aim for the Hartlepool Local Plan which takes account of the
Borough Council’s overall aim, the Hartlepool Partnership’s vision (see paragraph 2.5
above) and the need for development to be sustainable, is as follows:
To continue to regenerate Hartlepool securing a better future for its people
by seeking to meet economic, environmental and social needs in a
sustainable manner.
Elements of the strategy
2.14
In the context of this aim, the strategy for the local plan covers the following four
areas:
♦
♦
♦
♦
2.15
10
regeneration of Hartlepool
provision of community needs
conservation and improvement of the environment
maximisation of accessibility
These elements of the strategy are not set out in order of importance or priority and
are interconnected in many respects, with the concept of sustainability common to
them all. In view of the importance of social and economic as well as environmental
concerns in the context of the future development of Hartlepool, the objectives and
policies of this local plan and its predecessor have been subject to a sustainability
appraisal (see Chapter 20).
Regeneration of Hartlepool
2.16
The Index of Multiple Deprivation (IMD), 2004, ranks Hartlepool the 14th most
disadvantaged district in the country. Moreover, out of 58 Super Output Areas 1
(SOAs) in Hartlepool, 14 (or 24%) fall within the most disadvantaged 5% of SOAs in
the country, 23 (40%) in the worst 10% and 32 (55%) in the worst 20%. There are
multiple symptoms of social and economic decline – unemployment, poor housing,
crime, major health issues and a degraded environment. These problems are being
tackled in partnership with others through comprehensive regeneration initiatives that
aim to address the considerable needs of the town, realise development and other
opportunities and create a sustainable community in Hartlepool.
Development
opportunities still exist and the compact form of Hartlepool retains a human scale
which optimises the potential for further development to be achieved in a sustainable
manner.
Investment in regeneration initiatives creating new development and
reusing land in the urban area facilitates the creation of a more sustainable pattern of
development. The local plan will provide the land use context for such initiatives by
promoting and facilitating opportunities for economic, environmental and social
regeneration.
2.17
To ensure that there is a sustainable community, out-migration of the economically
active age groups needs to be reduced, and those employed in Hartlepool should be
encouraged to live in the town. In this respect, the regeneration initiatives seek to
increase employment prospects and improve the environment and image of the town,
and the local plan will identify sites for the provision of housing of an appropriate
quality.
Provision of community needs
2.18
A sustainable community requires good quality housing, accessible not only to
workplaces, but also to shopping, recreational, leisure, and other facilities. The local
plan will therefore, through its policies and proposals, promote and facilitate the
provision of housing and of appropriate and accessible facilities to meet the needs of
the residents of the Borough.
Conservation and improvement of the environment
2.19
1
Environmental issues range from global and national concerns (eg. controlling
pollution, biodiversity and protecting important wildlife sites) to local level matters (eg.
protecting specific aspects of the local landscape and townscape). The quality of the
environment affects people who live and work in the area and can deter or attract
potential visitors and investors. Much of the existing environment, including the
internationally important wildlife areas along the coast, is of high quality and a
significant asset in terms of promoting the image of the area. Opportunities exist to
further promote the area through initiatives such as the Tees Forest. The local plan
aims not only to conserve the natural and built environment, but also to enhance it
where appropriate.
Super output areas, of which there are about 32,500 nationally, comprise sub-divisions of wards, of about 1500 people.
11
Maximisation of accessibility
2.20
Sustainable development is supported by a transport system that aims to provide
choice and mobility for all in a way that is safe, efficient, clean and fair. The five year
strategy for transport in Hartlepool is set out in the Local Transport Plan which seeks
in its vision ‘a safe and effective transport system providing equal accessibility and
maximum choice’. In planning terms, the strategy is to restrict the dispersal of
development – to reduce the need to travel and provide better access to leisure and
the countryside, jobs etc. The local plan will therefore, through its land allocation
policies and proposals seek to minimise the need to travel and improve accessibility
with safe, convenient and accessible alternatives to the private car.
LOCAL PLAN OBJECTIVES
2.21
Specific objectives relating to the four elements of the strategy are set out on page
13. The policies and proposals in the plan have been developed from these
objectives. Many policies relate to more than one objective.
INDICATORS AND TARGETS
2.22
Regular monitoring will be carried out on a range of matters relating to development
in the Borough (see Chapter 19). It is necessary to ensure that the local plan’s
strategy is being successfully implemented and an important part of the monitoring
process will therefore be to consider progress against indicators and targets.
2.23
The plan through its policies primarily seeks to enable and guide development by
others rather than directly implemented by the Borough Council. It is not appropriate
therefore to select indicators and targets (such as decreasing unemployment) which
are subject to many influences other than planning. Also, whilst it is appropriate in
terms of judging the continuing effectiveness of policies in controlling development, to
monitor for example, the number of refusals of planning permission upheld on appeal
for policy reasons, it is not generally meaningful to set targets in this respect.
2.24
Further, it is not practical to set out indicators and targets for all the plan’s policies
and proposals. However, the local plan objectives, derived from the four elements
of the local plan strategy, and providing the context for the plan’s policies and
proposals, cover all the main policy areas of the plan. The key indicators and targets
(set out in Appendix 3) have therefore been developed from these objectives. They
will supplement the indicators and targets to be included in the Regional Planning
Guidance for the North East and the Tees Valley Structure Plan.
12
A.
REGENERATION OBJECTIVES
A1
A2
A8
A9
to encourage the provision of more and higher quality job opportunities
to ensure that sites are available for the full range of industrial and commercial activities so as to
enable the diversification of employment opportunities
to encourage the development of additional office, small business and light industrial uses
to promote the growth of tourism
to ensure that there is an adequate infrastructure to serve new and existing development
to improve the viability and environment of older housing, commercial and industrial areas
to promote development on previously used sites where appropriate, and to encourage the full use
of empty or underused buildings
to promote mixed use developments where appropriate
to encourage the provision of high quality housing
B.
COMMUNITY NEEDS OBJECTIVES
B1
to ensure that there is available throughout the plan period an adequate supply of suitable housing
land which is capable of offering a range of house types to meet all needs
to ensure that Hartlepool Town Centre continues to fulfil its role as a vibrant and viable amenity
providing a wide range of attractions and services with convenient access for the whole community
to encourage in accessible locations the provision of sport, recreational, leisure and cultural
developments to cater for the whole community
to protect and encourage the development of local shopping, leisure, sporting and recreational and
other community facilities at locations convenient to main neighbourhoods
A3
A4
A5
A6
A7
B2
B3
B4
C.
ENVIRONMENT OBJECTIVES
C1
to ensure that developments do not have an adverse impact on the quality of life of the population
of Hartlepool
to retain the compact form of the main urban area by preventing urban development extending into
the countryside
to preserve and enhance the quality, character and setting of Conservation Areas, Listed Buildings
and areas of archaeological and historic interest
to encourage a high standard of design and the provision of high quality environment in all
developments and particularly those on prominent sites, along the main road and rail corridors, and
along the coast
to seek to create a green network within the main urban area to direct the future protection,
management and improvement of open space for people and wildlife
to protect as far as possible existing open space, and to encourage further landscaping and tree
planting where appropriate
to protect and enhance the character of the existing villages
to protect and enhance the countryside and coastal areas, and to make them more accessible for
the benefit of the residents of, and visitors to, the Borough
to protect and enhance the biodiversity and geodiversity of the natural environment and ensure the
careful use of natural resources
to ensure the appropriate enhancement of derelict, unused and under-used land and buildings
to ensure that industrial and other potentially polluting or hazardous activities do not have a
significant detrimental effect on the adjacent population or workforce and do not have a damaging
effect on the environment.
to minimize the adverse environmental effects of mineral workings and waste disposal operations
and ensure the appropriate restoration and after use of land
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
D
TRANSPORT OBJECTIVES
D1
D2
to ensure the provision of a safe, efficient and economic transport network, accessible to all
to promote developments in locations which support existing transport infrastructure, which
minimise the need to travel, and which are accessible by all modes of transport
to ensure that developments attracting large numbers of people locate in existing centres which are
highly accessible by means other than the private car
to increase the attraction of, and to promote, viable alternatives to the private car and road freight
transport.
D3
D4
13
14
3
CONTEXT FOR POLICIES
Introduction
3.1
There are a range of concerns, some of a general nature, which apply to all
planning proposals and others of a more specific nature, such as protection of
trees and the control of advertisements, which need to be addressed in the
determination of planning applications. The local plan seeks to ensure that all
development, as far as possible, conforms to the principle of sustainability as set
out in the Hartlepool Community Strategy. Where planning permission is required
for development, certain underlying principles will be consistently applied in
planning policy decisions. Development proposals will need to satisfy a set of
general requirements which relate in varying degrees to the ultimate aim of
improving the quality of life in Hartlepool.
Structure Plan Policies
3.2
The Tees Valley Structure Plan, within its overall strategy and in policies SUS1 and
SUS2, aims to ensure that the underlying pattern of development is sustainable in
that development should meet the needs of the present without compromising the
ability of future generations to meet their own needs.
3.3
Most of the objectives listed on page 13 above, including all those relating to the
conservation and improvement of the environment, are relevant in drawing up the
general environmental principles policies set out below.
POLICIES AND PROPOSALS
GENERAL PRINCIPLES
3.4
The main environmental principles are embodied in a general policy (policy GEP1
below) which gives a basic framework of guidance over a complete range of
planning issues. The policy does not refer to specific types of development or
uses for which policies are set out in chapters 4 -17 below. It includes reference to
the appearance of development, its effect on the area and the need to conform to a
range of standards and requirements.
3.5
Encouragement will be given to maximising the development of sites in areas
which can be easily accessed by the public, such as within the town centre, where
these are highly accessible by public transport or close to a major transport
interchange.
3.6
Most developments should be located within limits defined around the main built up
area of the town (the urban fence) and the villages (village envelopes) and around
the Wynyard development (limits to development). These limits have been drawn
up to take account of future development needs, whilst respecting environmental
and topographical features and infrastructure constraints (see policies Rur1, Rur2
and Rur3). Development within the urban fence and village envelopes should
wherever possible reuse land which has previously been developed except where
this would result in the loss of important urban green space.
3.7
Development should normally be of a scale and character in keeping with its
surroundings and should not have a significant detrimental effect on the occupiers
15
of adjoining or nearby properties, or on the environment generally. In addition
where appropriate, adequate access, servicing and car parking provision will need
to be made (see Supplementary Notes 1 and 2). Where possible development
should make use of secondary aggregates (see policy Min 2). Development within
the Tees Forest should, where appropriate, provide for a range of environmental
and community benefits (see policy Rur14 and Appendix 2).
POLICY
GEP1
THE BOROUGH COUNCIL, IN DETERMINING PLANNING APPLICATIONS FOR
DEVELOPMENT, WILL HAVE DUE REGARD TO THE PROVISIONS OF THE
DEVELOPMENT PLAN (THE TEES VALLEY STRUCTURE PLAN AND THE HARTLEPOOL
LOCAL PLAN) AND ALSO TAKE ACCOUNT OF THE FOLLOWING MATTERS:
i.
ii.
iii.
THE EXTERNAL APPEARANCE OF THE DEVELOPMENT,
ITS RELATIONSHIPS WITH THE SURROUNDING AREA,
THE EFFECT ON THE AMENITIES OF OCCUPIERS OF ADJOINING OR
NEARBY PROPERTIES BY, FOR EXAMPLE:
♦ GENERAL DISTURBANCE,
♦ LOSS OF PRIVACY,
♦ VISUAL INTRUSION,
♦ NOISE, DUST, SMELL, VIBRATION,
♦ LIGHT POLLUTION,
iv. THE EFFECT ON HIGHWAY SAFETY,
v.
THE EFFECT ON PUBLIC RIGHTS OF WAY,
vi. THE ADEQUACY OF THE INFRASTRUCTURE, INCLUDING ROADS, THE
WATER SUPPLY SYSTEM AND THE PROVISION OF SURFACE AND FOUL
MAINS DRAINAGE,
vii. THE EFFECT ON FLOOD RISK,
viii. THE EFFECT ON AIR QUALITY,
ix. THE EFFECT ON EXISTING TREES, HEDGEROWS AND OTHER LANDSCAPE
FEATURES,
x.
THE EFFECT ON WILDLIFE, NATURAL HABITATS AND FEATURES AND
SPECIES PROTECTED BY LAW,
xi. THE NEED FOR A HIGH STANDARD OF DESIGN AND LANDSCAPING AND
NATIVE SPECIES,
xii. THE EFFECT ON ARCHAEOLOGICAL REMAINS AND THE HISTORIC
ENVIRONMENT, AND
xiii THE EFFECT ON AGRICULTURAL LAND.
IN GENERAL, DEVELOPMENT SHOULD:
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
BE LOCATED WITHIN THE LIMITS TO DEVELOPMENT AS SHOWN ON THE
PROPOSALS MAP,
BE LOCATED OUTSIDE DESIGNATED GREEN WEDGES,
BE LOCATED ON PREVIOUSLY DEVELOPED LAND,
INCORPORATE ADEQUATE ACCESS AND SERVICING ARRANGEMENTS
(SEE SUPPLEMENTARY NOTE 1),
INCORPORATE
ADEQUATE
CAR
PARKING
FACILITIES
(SEE
SUPPLEMENTARY NOTE 2),
BE LOCATED SO AS TO BE ACCESSIBLE BY PUBLIC TRANSPORT, BY
FOOT AND CYCLE,
BE LOCATED SO AS NOT TO BE UNDULY AFFECTED BY POOR AIR
QUALITY, NOISE OR SIMILAR EFFECTS EMANATING FROM ADJACENT
USES OF LAND,
RETAIN AREAS OF OPEN WATER, WATER COURSES AND THEIR MARGINS,
MAKE USE OF SECONDARY AGGREGATES, AND
SATISFY RELEVANT PLANNING REQUIREMENTS OF STATUTORY
CONSULTEES INCLUDING AS APPROPRIATE:
THE HEALTH AND SAFETY EXECUTIVE,
THE NUCLEAR INSTALLATIONS INSPECTORATE,
THE ENVIRONMENT AGENCY,
ENGLISH NATURE (Natural England)
SPORT ENGLAND, AND
ENGLISH HERITAGE.
PLANNING CONDITIONS WILL BE IMPOSED TO CONTROL DEVELOPMENT WHERE
NECESSARY AND PLANNING AGREEMENTS MAY ALSO BE NEGOTIATED.
16
3.8
Appendix 1 sets out the classes of development in the Town & Country Planning
(Use Classes) (Amendment) (England) Order 2005, many of which are referred to
in specific policies of this local plan. However, not all uses fall within one of the
designated classes and these are regarded as uses in their own right (“sui generis”
uses). Policies in the plan cannot cover every eventuality and individual uses will
be assessed in accordance with the principles embodied in policy GEP1 above.
Some “sui generis” uses may be akin to uses in specific classes and, where
appropriate, comparisons will be made and parallels drawn.
ACCESS FOR ALL
3.9
Access for all, including people with disabilities of all types, the elderly and people
with young children, should be a fundamental consideration in determining
planning applications for developments that are used by the general public.
Accessible buildings and public spaces generally provide a better environment for
everyone.
3.10
Certain statutory requirements such as those contained in the Building Regulations
are imposed on developers to secure reasonable access together with facilities for
disabled people in respect of the building of new, and extensions to existing, non
domestic properties. New housing should be designed to incorporate features
reflecting homes for life under part M of the Building Regulations.
3.11
However, some matters lie outside the scope of such legislation but are still
relevant in determining a planning application. These relate to the overall layout of
developments, including the spaces between and around buildings, access to
recreational and landscaped areas, parking provision and the design of roads and
footpaths.
3.12
If permission is sought to alter an existing building, new or improved access,
whichever is appropriate, should be incorporated into the new design of the
building wherever possible.
Alterations made to historic buildings to provide
access for all should be in sympathy with the character of the building. It is more
economical to incorporate access and special facilities at the design stage than
having to adapt a development later. The Disability Discrimination Act (1995)
requires service providers to have made reasonable adjustments to the physical
features of premises by 2004 to overcome any barriers to access.
Access
provision for all should also be provided where practical in public transport
provision.
POLICY
GEP2
ACCESS FOR ALL
THE BOROUGH COUNCIL WILL REQUIRE PROVISION TO BE MADE TO
ENABLE ACCESS FOR ALL (IN PARTICULAR FOR PEOPLE WITH
DISABILITIES, THE ELDERLY AND PEOPLE WITH CHILDREN) IN
RELATION TO:
♦
♦
♦
♦
♦
ALL NEW DEVELOPMENTS WHERE PUBLIC ACCESS CAN
BE EXPECTED,
PLACES OF EMPLOYMENT,
ALTERATIONS
TO
EXISTING
DEVELOPMENTS
(WHEREVER PRACTICAL),
SCHEMES FOR PUBLIC TRANSPORT PROVISION, AND
CAR PARKING AREAS.
17
CRIME PREVENTION
3.13
The Crime and Disorder Act 1998 requires the Borough Council to exercise its
various functions with due regard to the likely effect on crime and disorder and their
prevention. The Borough Council acknowledges that the built environment can
influence criminal behaviour and that environmental design and planning can play
a part in crime prevention.
It therefore seeks the creation of a physical
environment conducive to the overall safety of the community by influencing the
design and layout of new development so as to make it more difficult for crime and
anti-social behaviour to be committed and/or to increase the detection of potential
offenders.
The Borough Council will seek to ensure, by negotiation, that
developers take account of the need for crime prevention in their development
proposals (see Supplementary Note 7).
3.14
The Borough Council will continue to consult Cleveland Constabulary on certain
applications where there is potential to eliminate or reduce criminal activity through
the adoption of appropriate measures at the design stage. Such applications will
normally be those involving a large number of people or properties, for example,
housing estates, industrial estates, shopping centres, leisure complexes and car
parks.
POLICY
GEP3
CRIME PREVENTION BY PLANNING AND DESIGN
THE BOROUGH COUNCIL, IN CONSIDERING APPLICATIONS FOR
DEVELOPMENT, WILL HAVE REGARD TO THE GUIDANCE IN
SUPPLEMENTARY NOTE 7 AND THE NEED FOR THE DESIGN AND
LAYOUT TO INCORPORATE FEATURES AND/OR MEASURES TO
REDUCE CRIME AND THE FEAR OF CRIME INCLUDING:
♦
♦
THE SITING OF CAR PARKS AND OPEN SPACE WHERE
VISIBLE FROM THE SURROUNDING AREA,
THE LOCATION OF WALLS, FENCES, FOOTPATHS AND
LANDSCAPING TO ERADICATE BLIND SPOTS.
POLLUTION
3.15
The Hartlepool Community Strategy seeks to minimise all forms of pollution – air,
noise, land and water, and ensure that pollution is limited to levels which natural
systems can cope with without damage.
3.16
Whilst the obvious visible pollutants have steadily declined over the last thirty
years, there has been an increase in the less obvious sources of pollutants. It is
essential that new developments do not add significantly to existing pollution levels.
Generally developments should not be located where they would be directly
affected by existing sources of pollution.
3.17
Localised problems of visual intrusion, dust, noise and smell arising from small
businesses, such as coal and scrap yards, continue to cause concern. Planning
controls need to be imposed to minimise the effects of those operations through
such means as wheel washing, the control of stacking heights and measures to
control dust nuisance.
The Borough Council will seek to prevent pollution at
source through controls imposed under the Environmental Protection Act 1990
(see policies Ind6, Ind9 and GEP1).
3.18
Under the Environment Act 1995 local authorities are required to review and
assess air quality. Where the quality of air is found to be substandard a local
authority could be required to define Air Quality Management Areas and to draw up
18
action plans to improve the air quality. No Air Quality Management Areas will be
required in Hartlepool although this will be kept under review.
However it is
essential to maintain and improve air quality and therefore development which may
affect air quality will be properly assessed as part of the consideration of any
planning application (see also policy GEP1).
3.19
Under the Environmental Protection Act 1990 local authorities are required to
compile an inspection strategy setting out how they intend to inspect all potentially
contaminated areas of land within their area. In order to assist in this process it is
the Government’s intention that, wherever possible, contaminated land is
remediated through the development control process (see paragraph 3.53 and
Policy GEP 18).
3.20
With respect to water pollution, Northumbrian Water is responsible for ensuring
appropriate arrangements for the discharge of trade effluent to sewers whilst the
Environment Agency should be consulted with regard to the control of surface
water run off into water courses and the sea (see also policy PU4).
POLICY
GEP 4
CONTROL OF POLLUTION
DEVELOPMENT PROPOSALS
RESULTING POLLUTION:
i.
ii.
iii.
iv.
WILL
NOT
BE
APPROVED
WHERE
WOULD HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON THE
ENVIRONMENT OR ON THE AMENITIES OF LOCAL
RESIDENTS AND/OR THE OCCUPIERS OF ADJOINING OR
NEARBY PROPERTIES, OR
WOULD HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON
WATER COURSES AND WETLANDS AND THEIR MARGINS,
COASTAL WATERS, THE AQUIFER OR THE WATER SUPPLY
SYSTEM, OR
WOULD SIGNIFICANTLY AFFECT AIR QUALITY, OR
WOULD UNNECESSARILY CONSTRAIN THE DEVELOPMENT
OF NEIGHBOURING LAND.
ENVIRONMENTAL IMPACT ASSESSMENT
3.21
European Union Directive No 85/337 requires that projects which are likely to have
significant effects on the environment by virtue of their nature, size or location shall
be subject to an assessment of those effects. The Town and Country Planning
(Environmental Impact Assessment) (England & Wales) Regulations 1999
implement these requirements on the assessment of the effects of some projects
on the environment.
3.22
Certain types of developments (listed in Schedule 1 of the above regulations)
including oil refineries, thermal power stations, steel works, integrated chemical
installations and special roads require environmental assessment in every case.
Other projects (listed in schedule 2 of the regulations) will require environmental
assessment if they are likely to have significant effects on the environment, or are
located in and around environmentally sensitive areas such as internationally or
nationally designated nature conservation sites (see Appendix 4). The regulations
list aspects of the environment which might be significantly affected by a project
including population, fauna, flora; soil; water; air; climate; archaeological and
architectural heritage, the landscape and the inter relationship between these
factors. Consideration may also need to be given to the use of natural resources,
the emission of pollutants, the creation of nuisance and the elimination of waste.
19
Broad thresholds are identified in the regulations to give guidance on the
requirements to undertake an Environmental Impact Assessment.
POLICY
GEP5
ENVIRONMENTAL IMPACT ASSESSMENT
ENVIRONMENTAL IMPACT ASSESSMENT OF PROPOSALS FOR
DEVELOPMENT WILL BE REQUIRED WHERE DEVELOPMENT
COMPRISES A SCHEDULE 1 PROJECT LISTED IN THE APPROPRIATE
TOWN AND COUNTRY PLANNING (ENVIRONMENTAL IMPACT
ASSESSMENT) (ENGLAND AND WALES) REGULATIONS.
ENVIRONMENTAL ASSESSMENT WILL ALSO BE REQUIRED FOR
SCHEDULE 2 PROJECTS WHERE THE DEVELOPMENT IS LIKELY TO
HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT BY VIRTUE OF
ITS CHARACTER, ITS LOCATION AND ITS POTENTIAL IMPACT.
IN ADDITION, THE BOROUGH COUNCIL MAY REQUIRE
ENVIRONMENTAL ASSESSMENT WHERE THE PROPOSAL:
i.
ii.
iii.
iv.
AN
IS IN OR CLOSE TO AN INTERNATIONALLY OR NATIONALLY
PROTECTED NATURE CONSERVATION SITE, OR
MAY HAVE SIGNIFICANT EFFECTS ON CONCENTRATIONS OF
POPULATION, OR
GIVES RISE TO POTENTIALLY HAZARDOUS EMISSIONS OR
DISCHARGES INTO THE RIVER SYSTEM, OR
IS A MAJOR DEVELOPMENT OF MORE THAN LOCAL
IMPORTANCE.
ENERGY EFFICIENCY
3.23
POLICY
GEP6
The careful use of design and materials in new development can increase energy
efficiency thereby helping to reduce the amount of greenhouse gases such as
carbon dioxide emitted into the atmosphere. The 1991 Building Regulations set
standards of energy conservation in new buildings although some forms of
development such as conversions are exempt. Where planning permission is
required, the Borough Council will take into account opportunities to maximise
energy efficiency.
These may include design and layout of buildings and
innovative methods of surface drainage.
ENERGY EFFICIENCY
DEVELOPERS SHOULD SEEK TO INCORPORATE ENERGY EFFICIENCY
PRINCIPLES IN THE SITING, FORM, ORIENTATION AND LAYOUT OF
BUILDINGS, IN ARRANGEMENTS FOR SURFACE DRAINAGE AND IN THE
USE OF LANDSCAPING.
DESIGN ALONG MAIN APPROACHES
3.24
20
The Borough Council seeks to ensure that, wherever possible, a quality urban
design is achieved in the appearance of any proposed development and its
relationship with its surroundings. Whilst the general principles of good design are
embodied in Policy GEP1 above, there are circumstances where a particular
standard of design is essential such as in Conservation Areas (see policy HE1), in
the vicinity of Listed Buildings (policies HE8 and HE10), and along main
approaches to the town.
3.25
POLICY
GEP7
It is important that a good first impression is given to potential investors and tourists
and other visitors travelling along the main roads and the railway.
As a
consequence landscaping improvements have been carried out over recent years
along the main approaches to the town and policy GN4 proposes a continuation of
such schemes. It is important that this initiative is complemented by ensuring that
careful attention is paid to the design of buildings and the provision of appropriate
landscaping in developments adjacent to both major roads and the railway.
FRONTAGES OF MAIN APPROACHES
THE BOROUGH COUNCIL, WHEN CONSIDERING DEVELOPMENT
PROPOSALS ADJOINING THE MAJOR CORRIDORS LISTED BELOW,
WILL REQUIRE THAT A PARTICULARLY HIGH STANDARD OF DESIGN,
LANDSCAPING AND WOODLAND PLANTING ARE PROVIDED WHICH
WILL IMPROVE THE VISUAL ENVIRONMENT ALONG:
♦
♦
♦
♦
♦
♦
♦
♦
♦
A1086 EASINGTON ROAD,
A179 WEST VIEW ROAD / EASINGTON ROAD / POWLETT ROAD /
MARINA WAY,
A1048/1049 HEADLAND APPROACH,
A178 CHURCH STREET / MAINSFORTH TERRACE /
CORONATION DRIVE / TEES ROAD,
A689 MARINA GATEWAY / STOCKTON STREET / STRANTON,
BELLE VUE WAY / STOCKTON ROAD,
B1277 BRENDA ROAD,
B1276 SEATON LANE / STATION LANE,
HART LANE, AND
THE MIDDLESBROUGH - NEWCASTLE RAILWAY LINE.
ADVERTISEMENTS
3.26
Advertisements and other large signs have long been a feature of the urban
environment. In appropriate circumstances a hoarding can serve the function of
screening unused or untidy land or premises, and to form the background to an
attractive landscaped seating area. However some can be detrimental to the
general surroundings, and can be visually obtrusive along main roads, within
Conservation Areas, on or adjacent to Listed Buildings, in the open countryside,
and in residential areas (see paragraph 80 of Supplementary Note 5 relating to
advertisements within Conservation Areas).
3.27
In those areas which the Borough Council considers merit protection on amenity
grounds, orders may be made defining them as Areas of Special Control wherein
certain rights to display advertisements are withdrawn. The Council will keep
under review the need for such orders.
POLICY
GEP8
ADVERTISEMENTS
PROPOSALS FOR ADVERTISEMENTS WILL ONLY BE PERMITTED
WHERE THEY DO NOT DETRACT FROM THE AMENITY OF THE AREA OR
DO NOT REDUCE HIGHWAY SAFETY.
ADVERTISEMENTS WHICH INTRODUCE
FEATURES WILL NOT BE PERMITTED.
VISUALLY
OBTRUSIVE
21
DEVELOPER CONTRIBUTIONS
3.28
A developer contribution is a mechanism which can enhance the quality of the
development and enable proposals which in the absence of the policy may be
refused planning permission. Government guidance requires the contribution to
be fair, open and reasonable in order to enable development to go ahead (see
Supplementary Note 8).
3.29
In certain circumstances specific policies in the local plan (including policies Rec2,
Rec3, To4, Hsg5, Hsg9 and Tra19) require developers to provide additional works
and facilities deemed necessary by the Borough Council as a direct result of a
development. Highway works, including cycleways and pedestrian links, may be
required off site as a direct result of increased traffic generated by a development.
Where open space and landscaping are required on site the future maintenance of
the land may, if appropriate, become the responsibility of the Borough Council.
Contributions from the developers towards such ongoing maintenance costs will
need to be secured through negotiation with the developer and set out by legal
agreement.
3.30
Where it is not appropriate for a developer to provide areas for open space, play
equipment, sporting or recreational facilities within a development site, the
developer will be required to make a financial contribution to provide it elsewhere
within the surrounding area.
3.31
Where planning permission is granted for late night uses or hot food takeaways the
Borough Council may seek contributions from the developers to mitigate such
effects on security or litter (sees policies Com12 and Rec13).
3.32
In order to ensure that the imbalance between housing supply and demand is
tackled it will be necessary to relate new housing development to the level of
clearance of surplus housing. Housing developers may be required to contribute
towards acquisition, demolitions and improvements in the Housing Market Renewal
Area being carried out under policy Hsg3.
3.33
In view of the limited capacity for new retail development generally within the
Borough there may be scope to negotiate the relocation of existing less accessible
shopping facilities to enable approval for the development of new shopping on
more sustainable sites served by transport other than the private car (see
Paragraph 5.46a).
3.34
General guidance on the provision of facilities or works and an indication of the
level of contributions likely to be sought by the Borough Council are set out in
Supplementary Note 8.
3.35
A Supplementary Planning Document will be prepared as part of the Local
Development Framework during 2006/2007 . The document will set out guidance
and standards on the use of developer contributions (commuted sums) through
planning agreements including the circumstances when an agreement will be
sought and its basis.
22
POLICY
GEP9
DEVELOPERS’ CONTRIBUTIONS
THE BOROUGH COUNCIL WILL SEEK CONTRIBUTIONS FROM
DEVELOPERS FOR THE PROVISION OF ADDITIONAL WORKS DEEMED
TO BE REQUIRED AS A RESULT OF THE DEVELOPMENT.
CONTRIBUTIONS MAY BE REQUIRED FOR:
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
HIGHWAY AND INFRASTRUCTURE WORKS,
IMPROVEMENTS TO PUBLIC TRANSPORT AND THE
PEDESTRIAN AND CYCLEWAY NETWORK (SEE POLICY Tra19),
THE LAYOUT AND MAINTENANCE OF LANDSCAPING AND
WOODLAND PLANTING,
THE LAYOUT AND MAINTENANCE OF OPEN SPACE AND PLAY
FACILITIES (SEE POLICY Rec2),
THE PROVISION OF NEIGHBOURHOOD PARKS (SEE POLICY
Rec3),
WORKS TO ENHANCE NATURE CONSERVATION FEATURES,
ADDITIONAL MEASURES FOR STREET CLEANSING AND
CRIME PREVENTION (SEE POLICIES Com12 and Rec13),
THE ACQUISITION AND DEMOLITION OF SURPLUS HOUSING
STOCK AND HOUSING IMPROVEMENTS IN LOW DEMAND
HOUSING AREAS (SEE POLICIES Hsg6 AND Hsg5),
THE RATIONALISATION OF RETAIL FACILITIES,
AND
ANY OTHER COMMUNITY FACILITITIES DEEMED NECESSARY
BY THE LOCAL AUTHORITY AS A RESULT OF THE
DEVELOPMENT.
CONTRIBUTIONS MAY NECESSITATE DEVELOPERS ENTERING INTO
LEGAL AGREEMENTS WITH THE BOROUGH COUNCIL (SEE
SUPPLEMENTARY NOTE 8).
23
ART IN DEVELOPMENT SCHEMES
3.36
The Borough Council wishes to encourage the provision of art and craft through
both the public and the private sector.
Developers, in particular, will be
encouraged to introduce good quality art and craftwork within large development
sites and for this to be included in the initial design stage.
3.37
The North Hartlepool Partnership has prepared an environmental and arts strategy
which seeks to establish a programme of arts features interpreting the Headland’s
history.
POLICY
GEP10
PROVISION OF PUBLIC ART
THE BOROUGH COUNCIL WILL ENCOURAGE THE PROVISION OF
PUBLIC ART AND CRAFTWORK AS AN INTEGRAL FEATURE OF NEW
DEVELOPMENT.
ARTICLE 4 DIRECTIONS
3.38
POLICY
GEP11
The Borough Council seeks to protect certain locations, such as Conservation
Areas and other particularly sensitive sites from potentially unsympathetic
development such as replacement windows, re-roofing, and boundary walls which
are generally permitted development without the need for planning permission.
Such protection can be given by making a Direction under Article 4 of the Town
and Country Planning (General Permitted Development) Order 1995. This makes
planning permission necessary for a wide range of works, such as those referred to
above. There are presently such Article 4 Directions covering parts of Elwick,
Greatham, the Headland and the Grange Conservation Area.
ARTICLE 4 DIRECTIONS
THE BOROUGH COUNCIL MAY, IN EXCEPTIONAL CIRCUMSTANCES,
SEEK TO WITHDRAW PERMITTED DEVELOPMENT RIGHTS UNDER
ARTICLE 4 OF THE TOWN & COUNTRY PLANNING (GENERAL PERMITTED
DEVELOPMENT) ORDER (1995) (OR RELEVANT SUBSEQUENT
LEGISLATION) WHERE IT CONSIDERS THAT THERE IS A THREAT TO
LOCAL AMENITY AND FURTHER PROTECTION OF THE CHARACTER OF
AN AREA IS REQUIRED.
TREES, HEDGEROWS AND DEVELOPMENT
3.39
The local planning authority has a duty under Section 197 of the Town & Country
Planning Act 1990 to ensure, whenever it is appropriate, that in granting planning
permission for development, adequate provision is made for the preservation and
planting of trees and to the making of Tree Preservation Orders as necessary.
Controls on hedgerows in the countryside were introduced by the Hedgerows
Regulations 1997 which require that planning permission is required for the
removal of most types of countryside hedgerows.
3.40
The tree cover in Hartlepool is sparse, particularly within the urban area. As a
consequence, those trees and groups of trees which do exist take on a particular
24
importance in the urban landscape, and should therefore, where practicable, be
retained within development proposals.
3.41
In determining planning applications (or tree works or hedgerow applications)
consideration will be given to the effect of the proposed development on any
existing trees (or hedgerows), either on site or on adjacent sites, which do, or
which when mature will, contribute significantly to any of the following:
• visual amenity,
• the setting of existing or proposed buildings,
• the setting of a Listed Building, and
• wildlife habitat.
3.42
Where trees are affected by development proposals, developers will, where
appropriate, be required to submit landscaping schemes (see policy GEP1)
including tree surveys to demonstrate how trees can be accommodated and
sustained during and following construction.
3.43
Further advice and guidance is provided within Supplementary Note 3: Trees and
Development Guidelines.
POLICY
GEP12
TREES, HEDGEROWS AND DEVELOPMENT
THE BOROUGH COUNCIL WILL SEEK WITHIN DEVELOPMENT SITES, THE
RETENTION OF EXISTING, AND THE PLANTING OF ADDITIONAL, TREES
AND HEDGEROWS.
WHERE TREES AND HEDGEROWS ON A SITE, OR ON AN ADJACENT
SITE, ARE OF A SIGNIFICANT QUALITY IN TERMS OF SPECIES OR
VISUAL AMENITY, PLANNING PERMISSION FOR DEVELOPMENT MAY BE
REFUSED IF THE LOSS OR DAMAGE OF THOSE TREES WOULD HAVE A
SIGNIFICANT IMPACT ON THE LOCAL ENVIRONMENT AND ITS
ENJOYMENT BY THE PUBLIC. THIS WOULD BE PARTICULARLY THE
CASE WHERE THERE ARE TREES PROTECTED BY A TREE
PRESERVATION ORDER, OR HEDGEROWS PROTECTED BY THE 1997
HEDGEROW REGULATIONS, OR WHERE THEY CONTRIBUTE TO THE
CHARACTER AND APPEARANCE OF A CONSERVATION AREA.
IN CONSIDERING PROPOSALS FOR DEVELOPMENT OF SITES WHERE
THERE ARE EXISTING TREES WORTHY OF PROTECTION WITHIN THE
SITE OR ON ADJACENT SITES, THE BOROUGH COUNCIL WILL HAVE
REGARD TO THE NEED TO MAKE ADDITIONAL TREE PRESERVATION
ORDERS.
WHERE TREES AND HEDGEROWS WHICH CONTRIBUTE TO THE STREET
SCENE ARE LOST THROUGH DEVELOPMENT, THEIR REPLACEMENT
USING TREES AND HEDGEROWS OF AN APPROPRIATE SCALE AND
SPECIES TO THE AREA WILL, WHERE PRACTICAL, BE REQUIRED AS A
CONDITION OF PLANNING APPROVAL.
PLANNING CONDITIONS WILL BE IMPOSED TO ENSURE THAT TREES
AND HEDGEROWS TO BE RETAINED ON A DEVELOPMENT SITE OR
WHICH COULD BE AFFECTED ON AN ADJACENT SITE WILL BE
ADEQUATELY PROTECTED FROM DAMAGE DURING CONSTRUCTION.
THE BOROUGH COUNCIL WILL HAVE REGARD TO ITS POWERS OF
PROSECUTION WHERE DAMAGE OR DESTRUCTION OF TREES WHICH
ARE SUBJECT TO TREE PRESERVATION ORDERS OR PLANNING
CONDITIONS HAS TAKEN PLACE.
25
Protected Trees
3.44
As at March 2006, 176 Tree Preservation Orders had been made, covering
individual trees and groups of trees together with larger areas of woodland. The
purpose of such orders is to protect trees from felling, damage or unsympathetic
tree works (pruning etc.) because of their particular amenity value. Such orders
would not preclude the felling of trees which are dead, dying, diseased or
dangerous. Permission can also be sought for undertaking of pruning works or the
felling of healthy trees but such permission would normally only be granted where
damage is proved to be caused to adjacent buildings.
Further advice and
guidance on the law and how to make Tree Works Applications is provided within
Supplementary Note 3: Trees and Development Guidelines.
3.45
Trees are of key importance in most of the Conservation Areas where they provide
a well-developed form to the quality of the area. Conservation Area designation
empowers the local authority to control felling and other works to trees by the
requirement to give notice to the Borough Council for works to any tree within a
Conservation Area. This enables the Council to impose a Tree Preservation Order
if thought necessary. The Council considers that proposals involving the removal
of trees will only be permitted in exceptional circumstances and they should be
replaced with suitable mature specimens such as heavy standard nursery stock or
semi-mature trees.
(For more general control on the trees and measures to
protect and enhance woodland areas see policy GEP12).
POLICY
GEP13
WORKS TO PROTECTED TREES
PERMISSION FOR THE FELLING OF ANY TREE INCLUDED IN A TREE
PRESERVATION ORDER OR LOCATED WITHIN A CONSERVATION AREA
WILL NOT BE GRANTED UNLESS:
i.
ii.
iii.
iv.
v.
vi.
THE REMOVAL FORMS PART OF AN APPROVED
DEVELOPMENT SCHEME, OR
THE TREE OR TREES ARE PROVEN TO BE ADVERSELY
AFFECTING THE STRUCTURAL CONDITION OR SAFETY OF
BUILDINGS, OR
THE TREES REPRESENT AN UNACCEPTABLE RISK TO THE
SAFETY OF THE PUBLIC, OR
IT IS IN THE INTEREST OF THE HEALTH OF THE TREE OR
OTHER NEARBY TREES, OR
THE FELLING IS REQUIRED AS PART OF AN AGREED
MANAGEMENT SCHEME IN THE INTEREST OF AGE,
STRUCTURE OR DIVERSITY, OR
THERE IS NO SIGNIFICANT IMPACT ON THE LOCAL
ENVIRONMENT AND ITS ENJOYMENT BY THE PUBLIC.
PERMISSION FOR TREE SURGERY WORKS TO PROTECTED TREES
WILL ONLY BE APPROVED WHERE:
♦
♦
♦
THE TREE IS A DANGER TO HUMAN LIFE,
THE TREE IS CAUSING DAMAGE TO PROPERTY, OR
IT IS IN THE INTERESTS OF THE WELL-BEING OF THE TREE.
WHERE PERMISSION IS GIVEN TO FELL
REPLACEMENT PLANTING WILL BE REQUIRED.
26
PROTECTED
TREES,
3.46
POLICY
GEP14
In addition to having regard to the need to make Tree Preservation Orders when
considering planning applications, further areas of trees to be covered by new
Preservation Orders will continually be assessed by the Borough Council as
resources become available, and where there is a perceived risk to trees from
future development.
A standard survey procedure will be used to assess the
quality and importance of trees within the Borough.
REVIEW OF TREE PRESERVATION ORDERS
THE BOROUGH COUNCIL WILL KEEP UNDER REVIEW TREE
PRESERVATION ORDERS TO ENSURE THAT THEY ARE ACCURATE
AND LEGALLY VALID AND WILL MAKE FURTHER TREE PRESERVATION
ORDERS.
Trees on Highway Verges and Public Open Space
3.47
Over the years there has been substantial planting of trees on the frontage of
strategic roads, such as the A689 approach to the town. At the same time there
has been a loss of trees through disease and development, so it is important to
ensure that those trees lost are, as far as possible, replaced with species
appropriate to the area.
3.48
The Highways Act 1980 empowers the highway authority to plant and maintain
trees on highway land and to ensure that privately owned trees do not cause a
danger or nuisance to the use of the highway. The Council will therefore look to
resource, maintain and replant highway trees particularly those on the frontages of
main approach roads (see policy GN4). It will also look to resource the production
of a strategy for planting, inspection, protection, management and maintenance of
trees on the adopted highway, public open space and adjacent sites.
3.49
The Borough Council will use its powers under the Highways Act 1980 and the
Local Government Miscellaneous Provisions Act 1976 to ensure the safety of the
public with regard to dead, dying or dangerous trees on private property next to the
adopted highway or public open space.
COMPULSORY PURCHASE
Potential Development Sites
3.50
POLICY
GEP15
In certain circumstances the release of development land may have been held
back by a landowner’s unwillingness to bring forward realistic development
proposals. This may be detrimental to the economic growth of the town and may
cause large unsightly vacant or derelict land to become an eyesore. Where, in the
opinion of the Borough Council, it is necessary to achieve the proper planning of
the area, the compulsory purchase of the land may be pursued.
COMPULSORY PURCHASE OF POTENTIAL DEVELOPMENT SITES
THE BOROUGH COUNCIL, IN ORDER TO ACHIEVE THE PROPER
PLANNING OF AN AREA, WILL SEEK TO ACQUIRE SITES BY
COMPULSORY PURCHASE IN THE INTERESTS OF IMPROVING THE
LOCAL ECONOMY OR THE GENERAL ENVIRONMENT.
27
Untidy Sites
3.51
POLICY
GEP16
The Council has power under Section 215 of the Town & Country Planning Act
1990 to serve notice requiring steps to be taken to clean up land where the amenity
of an area is affected In some areas, untidy or inappropriate operations and the
unsatisfactory state of unused land may affect the surrounding environment to such
a scale as to warrant the removal of certain activities altogether. The Council may,
where finance is available, consider acquiring important untidy sites. It will also
assist, where possible, the relocation of certain local firms considered to be bad
neighbour uses, to alternative sites which are not visually prominent and which can
be well screened from neighbouring uses and major roads (see policy Ind6).
UNTIDY SITES
THE BOROUGH COUNCIL WILL SEEK TO ACQUIRE UNTIDY SITES AT
PROMINENT LOCATIONS, WHETHER OPERATIONAL OR UNUSED,
WHERE NECESSARY BY COMPULSORY PURCHASE, IN ORDER TO
IMPROVE THE LOCAL ENVIRONMENT.
DERELICT LAND
3.52
POLICY
GEP17
Whilst considerable areas of derelict land have already been cleared and await
redevelopment, there remain sites which still need treatment. Initial investigation
works are being carried out at the former anhydrite mine at Central Park to
ascertain what further information is needed on the extent of the workings and their
stability and whether reclamation will be economically feasible. In due course
other areas of land may become derelict and may need further work to bring them
back into an appropriate use. The Borough Council will keep under review those
areas of land which would benefit from clearance and redevelopment or
landscaping and will seek funding for such work from appropriate sources.
DERELICT LAND RECLAMATION
THE BOROUGH COUNCIL WILL, SUBJECT TO AVAILABILITY OF
FINANCE, PURSUE THE RECLAMATION AND RE-USE OF DERELICT AND
DISUSED LAND, INCLUDING THE AREA OF WORKING OF THE FORMER
ANHYDRITE MINE AT CENTRAL PARK.
RECLAMATION SCHEMES WILL INCLUDE LANDSCAPING AND TREE
PLANTING AND SHOULD TAKE ACCOUNT OF OPEN SPACE AND
RECREATIONAL USES.
ACCOUNT WILL BE TAKEN OF THE NATURE CONSERVATION VALUE OF
SITES.
CONTAMINATED LAND
3.53
28
Land contamination can be present on sites arising from previous uses long since
abandoned. In some cases the storage or dumping of materials on a site can be a
source of contamination. It is necessary for developers to establish at an early
stage the nature and extent of any contamination likely on a particular site. The
aim is to ensure that contamination is removed or reduced to a level which is not
likely to cause significant harm, nor to cause pollution of controlled waters. Where
works, such as the removal off site of material, are to be carried out to secure
remediation, these must not significantly increase the potential risk to the public.
POLICY
GEP18
DEVELOPMENT ON CONTAMINATED LAND
PROPOSALS FOR DEVELOPMENT ON SITES WHICH ARE POTENTIALLY
CONTAMINATED WILL BE ENCOURAGED WHERE THEY COMPLY WITH
OTHER POLICIES IN THE PLAN AND WHERE:
i.
ii.
iii.
THE EXTENT OF THE CONTAMINATION HAS BEEN VERIFIED,
REMEDIAL MEASURES APPROPRIATE TO THE PROPOSED
AFTER USE HAVE BEEN IDENTIFIED, AND
THE LAND DURING AND AFTER DEVELOPMENT WILL NOT
POSE A SIGNIFICANT RISK TO OCCUPIERS OF ADJACENT
PROPERTIES NOR RESULT IN A SIGNIFICANT ADVERSE
EFFECT ON THE ENVIRONMENT GENERALLY.
29
30
4
Introduction
4.1
Hartlepool Borough Council is committed to supporting the development of the
Hartlepool economy so that sustainable opportunities can be created for all the
people of the town.
Comprehensive regeneration initiatives in partnership with
others aim to address the considerable needs of the town, realise development and
other opportunities and create a sustainable community in Hartlepool.
4.2
The emphasis of the town’s economy is shifting towards services and visitors,
although manufacturing still has a very important role to play.
The lack of
opportunity created by unemployment, and the wastage of skill and talents, remains
the key issue facing the town. Unemployment is unsustainable and the local plan
will provide the land-use context to help deal with the continued high unemployment
in the town and this and the following two chapters cover various aspects of the
economy including industrial, small business and office development, together with
shopping and tourism. Industry and small business uses in the countryside are
considered in Chapter 15 on The Rural Area.
Unemployment
4.3
There were about 2,461 unemployed people in Hartlepool in March 2006 which
represents an unemployment rate of 4.6%. This compared to a regional rate of 3.3%
and a national figure of 2.7%.
Hartlepool travel-to-work area, which covers the
same area as the Borough, had the third highest unemployment rate in England
having fallen from its previous position of worst. About 14.1% of the unemployed in
Hartlepool had been without a job for over a year. Almost 32.5% were under 25
years of age and 17.3% over 50 years.
Employment Structure
4.4
The main reason for the high unemployment in Hartlepool has been the area’s
reliance on jobs in heavy manufacturing industries and on large firms that have
subsequently closed.
Manufacturing, which can be more vulnerable than other
forms of employment to economic fluctuations, is still very important in the Hartlepool
economy and needs to be encouraged. In 2004 manufacturing provided about 16%
of all jobs compared to 12% nationally. By contrast only 76% of jobs in Hartlepool
were in the service sector compared to about 82% nationally.
Industrial Land Availability
4.5
The 1994 Hartlepool Local Plan made provision for almost 420 hectares of industrial
land comprising:
•
•
•
•
•
•
about 57 hectares at Wynyard Business Park,
59 hectares for prestige and high quality developments on sites within
Hartlepool,
13 hectares at the Marina as part of a mixed use development,
154 hectares for other general industrial development,
56 hectares for port and port-related development, and
80 hectares for ‘special’ industry.
31
4.6
Since then, planning approval has been given to a further 93 hectares at Wynyard
comprising a small extension of the developable area of the business park together
with a new site at North Burn for an electronic components park.
This latter
permission extended into the adjoining Stockton Borough where the first phase of the
Samsung development has been constructed. In addition approval has been given
to a small extension of the Sovereign Park high quality site in Brenda Road.
4.7
About 160 hectares of land have however been taken up or lost to development
since 1994, although some of this comprised land which had been vacated since that
date 1 . There is therefore still about 370 hectares of land potentially available for
industrial and business development in the Borough, which is either identified in the
1994 Local Plan or has planning permission. However, only about 235 hectares of
this land is located within the main urban area of Hartlepool, the remaining 135
hectares being at Wynyard.
4.8
The 235 hectares within the urban area of Hartlepool includes land for potentially
polluting and hazardous industries (64 hectares) and land identified for port and portrelated uses (about 26 hectares). Only relatively small sites remain on some of the
established industrial sites such as Oakesway, Park View West and Hunter House,
the bulk of the remaining undeveloped land being on the three high quality sites at
Queens Meadow, Sovereign Park and Golden Flatts.
4.9
Consideration has been given to the potential for re-allocating some of the industrial
land identified in the 1994 Local Plan. The Borough Council is, however, concerned
to ‘support and develop a vigorous and diverse local economy and to get Hartlepool
people into jobs’ 2 and to reduce the jobs gap. In this respect it considers that there
should be an appropriate allocation of land to provide a range of size, type, quality
and location of sites to meet the needs of potential investors including developers
moving into the area, and to enable the expansion of local businesses.
4.10
It is not, therefore, proposed to de-allocate any existing industrial sites except the site
to the south of the Tees Bay Retail Park where industrial development has not
proved viable primarily because of its ground conditions. The Issues Report did
refer to the potential for a 4 hectare site to the south of Seaton Lane being reallocated, perhaps for housing purposes. However, there are concerns that existing
industrial development in the area may be prejudiced by new housing on this site,
and there is adequate housing land already available, particularly for low to medium
cost housing. The site is therefore retained for industrial purposes.
Change to Industrial Use Classification
4.11
Since the 1994 Local Plan was adopted, there have been changes to the Use
Classes Order (see Appendix 1) and uses previously classified as ‘special industries’
(former use classes B4 to B7) have been included in use class B2 ‘general industry’.
This means that it is possible for existing ‘general’ industrial premises to be occupied,
without the need for planning permission, by developments falling within the former
‘special’ category or by other industrial processes which may give rise to amenity
concerns in nearby residential areas or be significantly detrimental to the functioning
of adjoining industries.
4.12
Sites which may be appropriate for general industrial uses as now defined are
included in policy Ind5 below, but in some instances, it may be necessary to restrict
planning permission to appropriate uses within the B2 classification in order to
1
This excludes land which has been developed in the Marina.
2
Mission Statement from Hartlepool Economic Development Strategy (1999/2000).
32
safeguard the amenity of the surrounding area. Those general industries, which
may have a significant detrimental effect on the surrounding area, should be located
on the sites identified in policy Ind9 below for potentially polluting or hazardous
developments.
4.13
The Regional Planning Guidance for the North East (RPG1, published 2002)
identifies Hartlepool as a regeneration area. It states that development plans should
seek to improve the economic viability of previously used land to make it more
attractive to developers and reduce the need for greenfield sites.
A rigorous
assessment of employment land should be undertaken to ensure that all current
employment land meet the sequential approach and sustainability criteria.
4.14
The guidance further states that sites adjacent to ports and deep-water passages
should be protected where they have potential for port-related purposes. Where
there are internationally or nationally important sites for conservation adjoining,
proposals for port development and expansion should take into account the need to
protect these areas.
In addition planning authorities should recognise the job
creating potential of rail-based development sites and encourage their use by
industries which are best placed to take advantage of the facilities available.
Regional Economic Strategy
4.15
The Regional Economic Strategy for the North East ‘Realising our Potential’ (2002)
sets out a vision which will harness and enhance the human, cultural and
environmental resources of the region so that by 2010 the North East is vibrant, self
reliant, ambitious and outward looking.
The strategy recognises the region’s
important role as part of Europe and seeks to create wealth in the region by raising
productivity and establishing a new entrepreneurial culture . It seeks increased
investment to educate train and develop new fields of knowledge and to improve
transport and communications.
Through a renaissance of urban and rural
communities a more sustainable region will be ensured.
Regional Spatial Strategy
4.16
The emerging Regional Spatial Strategy (RSS) seeks to strengthen the regional
economy by continuing to encourage the focus of economic activity within and
around the conurbations and main towns to maximise economic growth and
regeneration potential. Policy 13 (Regional Brownfield mixed use developments)
states that strategies, plans and programmes should continue to support and
promote the Victoria Harbour mixed use regeneration project. The Local
Development Framework (LDF) will make provision for the above regional Brownfield
mixed use development. Policy 18 (Employment Land Portfolio) sets out the
appropriate allocation of General Employment Land and Regional Brownfield Mixed
Use, Prestige Employment sites for Hartlepool. Local Plan policies integrate and build
on these emerging RSS policies.
4.17
The Tees Valley Structure Plan requires that provision be made for about 380
hectares of land for employment purposes in Hartlepool (policy EMP5). About 210
hectares of this land (at Wynyard, and Queens Meadow) is for business parks or
other prestige employment development (policy EMP6).
In addition about 70
hectares of land in South Hartlepool should be provided for potentially polluting or
33
hazardous industrial development (policy EMP10).
Policy EMP8 requires that
priority be given to port related industrial development at Hartlepool Docks and North
of Seaton Channel where there is direct waterside access.
4.18
The structure plan also states that priority will be given to the revitalisation of existing
industrial estates and older industrial areas (policy EMP1). Priority will also be given
to the development of business and industrial premises on brownfield sites which are
capable of being well served by public transport and have good links with footpath
and cycleway networks (policy EMP2).
4.19
34
In line with the overall aim of the plan to continue to regenerate Hartlepool securing a
better future for its people to meet economic, environmental and social needs in a
sustainable manner, the following objectives are particularly relevant in drawing up
the policies and general proposals relating to industrial and small business
development:
A1
A2
to ensure that sites are available for the full range of industrial and
commercial activities so as to enable the diversification of employment
opportunities
A3
to encourage the development of additional office, small business and light
industrial uses
A6
to improve the viability and environment of older housing, commercial and
industrial areas
A7
to promote development on previously used sites where appropriate, and to
encourage the full use of empty or underused buildings
C1
to ensure that developments do not have an adverse impact on the quality of
life of the population of Hartlepool
C3
to preserve and enhance the quality, character and setting of Conservation
Areas, Listed Buildings and areas of archaeological and historic interest
C4
to encourage a high standard of design and the provision of high quality
environment in all developments and particularly those on prominent sites,
along main road and rail corridors, and along the coast
C6
to protect as far as possible existing open space, and to encourage further
landscaping and tree planting where appropriate
C9
to protect and enhance the biodiversity and geodiversity of the natural
environment and ensure the careful use of natural resources
C10
to ensure the appropriate enhancement of derelict, unused and under-used
land and buildings
C11
to ensure that industrial and other potentially polluting and hazardous
activities do not have a significant detrimental effect on the adjacent
population or workforce and do not have a significant damaging effect on the
environment
D2
to promote developments in locations which support existing transport
infrastructure, which minimise the need to travel, and which are accessible
by all modes of transport
D4
to increase the attraction of, and to promote, viable alternatives to the private
car and road freight transport
LAND FOR HIGH QUALITY INDUSTRIAL DEVELOPMENT
4.20
The Hartlepool Community Strategy seeks to encourage the development of flagship
industrial developments including Queens Meadow Business Park and Wynyard.
4.21
Land at Wynyard is of regional significance for economic development.
It is
identified in the regional planning guidance as a ‘premier division’ strategic site where
there are plots of land which can accommodate development requiring over 40
hectares of land. About 135 hectares of land is available in the Wynyard area
comprising about 65 hectares at Wynyard business park and a further 70 hectares for
an electronics components park at North Burn (Samsung site).
4.22
It is recognised that the development of such greenfield sites in the open countryside
may give rise to negative impacts on the environment and could affect the efficiency
of town centres and the compact urban form of development. However Wynyard
and the North Burn area offer particularly high economic benefits to the region. They
give rise to opportunities to encourage efficient transport infrastructure not dependent
on the private car thereby strengthening principles of sustainability (see paragraph
20.8 - Environmental Appraisal of the Local Plan)
4.23
Wynyard and North Burn are located some 5 to 7 kilometres from the nearest
housing areas of Hartlepool (although residential areas in Stockton Borough are
closer) and therefore their development could lead to unsustainable travel patterns.
The outline planning permissions for these sites contain conditions providing for the
parking, safe setting down and picking up of passengers by public transport
(including taxis and buses) and for the safe access within the sites for cyclists and for
the satisfactory accommodation of cycles.
Travel plans aimed at delivering
sustainable transport objectives should be submitted with applications for large scale
developments on these sites. Large scale developments are defined as B1 light
industrial and office uses over 2,500 square metres gross floorspace, B2 industrial
uses over 5,000 square metres gross floorspace, and B8 distribution and
warehousing uses over 10,000 square metres gross floorspace.
Development
proposals may also need to demonstrate the impact on the A19 Trunk Road in
accordance with the Highway Agency’s requirements.
4.24
Whilst the outline planning permissions for the development of these sites allows for
the development of some B2 (general industry) uses, there is a need to ensure that
these will not detrimentally affect the overall quality of the sites nor give rise to
problems to neighbouring businesses or to the employees in the area. Such uses
will therefore be subject to individual control.
4.25
Both the Wynyard Business Park and the North Burn site are remote from essential
services such as banks, restaurants etc. and thus it may be appropriate to allow such
uses where they specifically serve the business developments on the sites. In order
to encourage principles of sustainability, facilities normally found in town centres
should not be provided where they would principally serve the wider general public
travelling into the site.
35
POLICY
Ind1
WYNYARD BUSINESS PARK
LAND AT WYNYARD PARK, AS SHOWN ON THE PROPOSALS MAP, IS
RESERVED FOR DEVELOPMENT AS A BUSINESS PARK.
PROPOSALS FOR BUSINESS DEVELOPMENT (FALLING WITHIN CLASS B1
OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 AS
AMENDED) WILL BE PERMITTED IN THE WYNYARD BUSINESS PARK
PROVIDED THAT:
i.
ii.
iii.
iv.
v.
vi.
THERE IS NO SIGNIFICANT ADVERSE IMPACT UPON AREAS OF
NATURAL OR HISTORICAL INTEREST,
HIGH QUALITY LANDSCAPING AND/OR WOODLAND PLANTING
ARE PROVIDED AS APPROPRIATE TO THE SURROUNDING
NATURAL ENVIRONMENT,
THE BUILDINGS ARE PROVIDED WITH A HIGH QUALITY FINISH,
THERE IS NO MORE THAN A 25% COVERAGE OF EACH PLOT BY
BUILDINGS,
CAR PARKING AREAS ARE LANDSCAPED, AND
ANY OUTSIDE STORAGE IS WELL SITED AND SCREENED.
PROPOSALS FOR GENERAL INDUSTRIAL DEVELOPMENT AND
WAREHOUSING (FALLING WITHIN CLASSES B2 AND B8 OF THE TOWN
AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 AS AMENDED)
MAY ALSO BE ALLOWED WHERE THEY MEET THE ABOVE CRITERIA AND
PROVIDED THEY DO NOT HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON
THE AMENITIES OF THE OCCUPIERS OF ADJOINING OR NEARBY
PROPERTIES OR PREJUDICE THE DEVELOPMENT OF ADJACENT SITES.
IN THIS RESPECT, PLANNING CONDITIONS MAY BE IMPOSED TO
RESTRICT GENERAL INDUSTRIAL DEVELOPMENTS TO APPROPRIATE
OPERATIONS WITHIN THE B2 USE CLASS.
PROPOSALS FOR TOWN CENTRE USES SUCH AS BANKS OR FOOD
ESTABLISHMENTS (FALLING WITHIN CLASSES A2 AND A3 OF THE TOWN
WILL NOT BE APPROVED UNLESS IT CAN BE DEMONSTRATED THAT
THEY ARE PRIMARILY PROVIDING SUPPORT FACILITIES FOR PEOPLE
WORKING IN THE BUSINESS PARK.
TRAVEL PLANS SHOULD BE PREPARED TO ACCOMPANY PROPOSALS
FOR LARGE SCALE DEVELOPMENTS AND CONSIDERATION WILL BE
GIVEN TO THE USE OF PLANNING CONDITIONS AND/OR LEGALLY
BINDING AGREEMENTS TO SECURE THE IMPROVEMENT OF PUBLIC
TRANSPORT, CYCLING AND PEDESTRIAN ACCESSIBILITY TO THE
DEVELOPMENT (SEE POLICY Tra20).
CONDITIONS WILL BE IMPOSED AND LEGALLY BINDING AGREEMENTS
SOUGHT TO SECURE OR CREATE AND MAINTAIN FEATURES OF NATURE
CONSERVATION INTEREST AND FOR LANDSCAPING AND WOODLAND
PLANTING
THE AMOUNT OF AVAILABLE LAND IS GIVEN IN APPENDIX 5.
36
POLICY
Ind2
NORTH BURN ELECTRONICS COMPONENTS PARK
LAND AT NORTH BURN
COMPONENTS PARK.
IS
RESERVED
AS
AN
ELECTRONICS
PROPOSALS
FOR
DEVELOPMENTS
ASSOCIATED
WITH
THE
ELECTRONICS INDUSTRY FALLING WITHIN CLASSES B1 (BUSINESS
DEVELOPMENT), B2 (GENERAL INDUSTRIAL DEVELOPMENT) AND B8
(DISTRIBUTION AND WAREHOUSING) OF THE TOWN AND COUNTRY
PLANNING (USE CLASSES) ORDER 1987 AS AMENDED) WILL BE
PERMITTED PROVIDED THAT:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
THEY DO NOT HAVE A SIGNIFICANT DETRIMENTAL EFFECT
ON THE AMENITIES OF THE OCCUPIERS OF ADJOINING OR
NEARBY PROPERTIES OR PREJUDICE THE DEVELOPMENT OF
ADJACENT SITES. IN THIS RESPECT, PLANNING CONDITIONS
MAY BE IMPOSED TO RESTRICT GENERAL INDUSTRIAL
DEVELOPMENTS TO APPROPRIATE OPERATIONS WITHIN THE
B2 USE CLASS,
THERE IS NO ADVERSE IMPACT UPON AREAS OF NATURAL
OR HISTORICAL INTEREST OR THEIR SETTING, INCLUDING
THE HIGH BURNTOFT SCHEDULED ANCIENT MONUMENT AND
THE NORTH BURN VALLEY WHICH LIES WITHIN THE AREA,
HIGH QUALITY LANDSCAPING AND WOODLAND PLANTING
APPROPRIATE
TO
THE
SURROUNDING
NATURAL
ENVIRONMENT ARE PROVIDED, PARTICULARLY ALONG THE
MAIN ROAD FRONTAGES,
THE BUILDINGS ARE PROVIDED WITH A HIGH QUALITY
FINISH,
THERE IS NO MORE THAN 30% COVERAGE OF EACH PLOT BY
BUILDINGS, AND
CAR PARKING AREAS ARE LANDSCAPED,
ANY OUTSIDE STORAGE IS WELL SITED AND SCREENED,
ADEQUATE HIGHWAY ACCESS IS PROVIDED (SEE POLICY
Tra11).
DEVELOPMENT (SEE POLICIES Tra20 AND Rur18).
4.26
In the 1994 Local Plan, the high quality Queens Meadow site referred to in policies
Ec2 and Ec3 comprised only the frontage area of the available land within and
adjoining the Corus (former British Steel) South Works site. The Queens Meadow
37
designation in this plan is larger (about 65 hectares) and incorporates the area
previously known as the ‘East Greatham’ industrial site. The larger area of Queens
Meadow is identified as a strategic site in the English Partnership report ‘Locations
for Strategic Economic Development in the North East’.
4.27
38
The Queens Meadow site is located adjacent to the A689 within the limit to
development of Hartlepool. It is currently being comprehensively developed as a
business, science and light industrial park, although some types of general industry
may be appropriate in those parts of the site closest to the Corus operations provided
they do not harm the overall amenity and quality of the site. This site is considered
to be particularly important for the economic diversification of the town, and its
proximity to some of the more disadvantaged areas of Hartlepool makes it an
attractive location for the local workforce.
POLICY
Ind3
QUEENS MEADOW BUSINESS PARK
LAND AT QUEENS MEADOW IS RESERVED FOR DEVELOPMENT AS A
BUSINESS PARK.
PROPOSALS FOR BUSINESS DEVELOPMENT (FALLING WITHIN CLASS
B1 OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER
1987 AS AMENDED) WILL BE PERMITTED IN THE QUEENS MEADOW
BUSINESS PARK PROVIDED THAT:
i.
ii.
iii.
iv.
v.
FINISH,
THERE IS NO MORE THAN 30% COVERAGE OF EACH PLOT BY
BUILDINGS,
SUBSTANTIAL
HIGH
QUALITY
LANDSCAPING
AND
WOODLAND PLANTING ARE PROVIDED, PARTICULARLY ON
THE MAIN ROAD FRONTAGES AND ALONG THE BOUNDARY
CLOSEST TO GREATHAM VILLAGE,
OUTSIDE STORAGE IS ADEQUATELY SITED AND SCREENED.
AND COUNTRY PLANNING (USE CLASSES) ORDER AS AMENDED) WILL
ONLY BE ALLOWED ON SITES AWAY FROM THE A689 AND GREATHAM
VILLAGE FRONTAGES WHERE THEY MEET THE ABOVE CRITERIA AND
DO NOT HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON THE
AMENITIES OF THE OCCUPIERS OF ADJOINING OR NEARBY
PROPERTIES OR PREJUDICE THE DEVELOPMENT OF ADJOINING SITES.
IN THIS RESPECT, PLANNING CONDITIONS MAY BE IMPOSED TO
RESTRICT GENERAL INDUSTRIAL DEVELOPMENTS TO APPROPRIATE
OPERATIONS WITHIN THE B2 USE CLASS.
4.28
The Borough Council seeks as part of its economic development strategy to provide
a range of offers in terms of the type, size and quality of sites available for inward
investment. Three other sites at Park View West, Sovereign Park (formerly Park
View East) and Golden Flatts were thus identified for high quality industrial
39
development in the 1994 Local Plan. These sites are not considered to be so
attractive as Wynyard or Queens Meadow for the highest quality developments
primarily because they do not have high profile locations, although in the longer term
the Golden Flatts site could be developed as an extension to the Queens Meadow
Business Park.
4.29
POLICY
Ind4
Only a small amount of land (under 3 hectares) remains available for development at
Park View West and there are proposals to develop additional units at the Sovereign
Park site. The Golden Flatts site provides a relatively large area, which could be
developed by a major single user, and it is therefore identified as a strategic site by
English Partnerships.
HIGHER QUALITY INDUSTRIAL ESTATES
THE FOLLOWING SITES ARE RESERVED FOR HIGHER QUALITY
INDUSTRIAL DEVELOPMENT:
a.
b.
c.
SOVEREIGN PARK,
PARK VIEW WEST, AND
GOLDEN FLATTS.
PROPOSALS FOR BUSINESS DEVELOPMENTS (FALLING WITHIN CLASS
B1 OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER
1987 AS AMENDED) WILL BE PERMITTED ON THESE SITES PROVIDED
THAT:
i.
ii.
iii.
iv.
FINISH,
SUBSTANTIAL LANDSCAPING IS PROVIDED, PARTICULARLY
ON THE MAIN ROAD FRONTAGES,
OUTSIDE STORAGE IS ADEQUATELY SITED AND SCREENED.
WILL ONLY BE ALLOWED ON THE ABOVE SITES WHERE THEY MEET THE
ABOVE CRITERIA AND PROVIDED THAT THEY DO NOT HAVE A
SIGNIFICANT DETRIMENTAL EFFECT ON THE AMENITIES OF THE
OCCUPIERS OF ADJOINING OR NEARBY PROPERTIES OR PREJUDICE
THE DEVELOPMENT OF ADJACENT SITES.
IN THIS RESPECT,
PLANNING CONDITIONS MAY BE IMPOSED TO RESTRICT GENERAL
INDUSTRIAL DEVELOPMENTS TO APPROPRIATE OPERATIONS WITHIN
THE B2 USE CLASS.
GIVEN TO THE USE OF PLANNING CONDITIONS AND / OR LEGALLY
40
LAND FOR GENERAL INDUSTRY, BUSINESS USES AND WAREHOUSING
4.30
The prestige and high quality industrial sites identified in policies Ind1 to Ind4 above
are generally restricted to business uses. The Borough Council wishes to be flexible
and not unnecessarily inhibit new development by imposing undue restrictions on the
mixture of industrial uses allowed on other industrial sites in the town, except where
they will serve clear planning purposes.
4.31
Some types of general industry, however, may involve operations which could
significantly impact upon neighbouring areas, and thus it may be necessary to
impose controls to restrict development in some locations, especially those near
housing areas, to certain types of industrial activity within the B2 (general industry)
use class. In particular, uses which are potentially polluting or hazardous are not
considered appropriate on any of the sites listed in policy Ind5 below, unless they are
complementary to the predominant use of an existing or approved general industrial
development.
4.32
A number of industrial areas lie within one or more of the Consultation Zones of the
Health and Safety Executive (in respect of notifiable installations), the Nuclear
Installations Inspectorate (in respect of the Nuclear Power Station), and/or of landfill
sites. The areas currently affected by these zones are shown on Diagrams 4.1, 10.1
and 10.3 (see also policy GEP1 above).
4.33
The Graythorp Yard may be suitable for a range of industrial uses including marine
and offshore activities.
4.34
Further development at the former Centura Foods site will require a traffic
assessment to ensure that additional traffic generation does not have a significant
effect on highway safety in Greatham Village.
4.35
The sites included in policy Ind5 are not considered appropriate for nonbusiness/industrial uses except certain retail uses, and cafes and other uses
providing a service to the employees on the site.
Retail uses which may be
acceptable in these industrial areas include factory shops which are ancillary to the
main use of the premises as manufacturing units, and forms of specialist retailing
requiring large areas for showroom purposes (such as car dealerships which may
have some industrial use attached), as well as plumbers and builders merchants
which combine industrial and retail uses.
4.36
Where industrial sites have nature conservation interest value the temporary use of
the land for nature conservation might be appropriate in the interim pending
development for industrial purposes. In recent years planting of woodland has been
carried out to the west of Brenda Road on land owned by Stadium pending industrial
development.
4.37
Some of the older industrial areas create an untidy image of the town especially
where they are close to main roads and the railway line and their overall appearance
may deter inward investment.
New development on these sites provides the
opportunity to help improve the environment and policies GEP1 and GEP7 require,
inter alia, that developments should be of a high standard of design and landscaping.
In particular it is important that the main frontages of the industrial areas are
enhanced through good design appropriate to the area and the provision of a high
standard of landscaping.
41
POLICY
Ind5
INDUSTRIAL AREAS
PROPOSALS FOR BUSINESS USES AND WAREHOUSING (INCLUDED
WITHIN CLASSES B1 AND B8 OF THE TOWN AND COUNTRY PLANNING
(USE CLASSES) ORDER 1987 AS AMENDED) WILL BE PERMITTED IN THE
FOLLOWING INDUSTRIAL AREAS:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
OAKESWAY INDUSTRIAL ESTATE,
LONGHILL/SANDGATE,
USWORTH ROAD,
BRENDA ROAD EAST,
SOUTH WORKS,
TOFTS FARM EAST/HUNTER HOUSE,
BRENDA ROAD WEST,
GRAYTHORP INDUSTRIAL ESTATE,
GRAYTHORP YARD,
ZINC WORKS ROAD, AND
FORMER CENTURA FOODS SITE (PROVIDED THERE IS NO
SIGNIFICANT DETRIMENTAL EFFECT ON HIGHWAY SAFETY).
PROPOSALS FOR GENERAL INDUSTRIAL DEVELOPMENT (INCLUDED
WITHIN CLASS B2 OF THE TOWN AND COUNTRY PLANNING (USE
CLASSES) ORDER 1987 AS AMENDED) AND FOR OTHER USES WHICH ARE
COMPLEMENTARY TO THE DOMINANT USE OF A DEVELOPMENT WILL BE
APPROVED WHERE THE BOROUGH COUNCIL IS SATISFIED THAT THEY
WILL NOT HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON THE
AMENITIES OF THE OCCUPIERS OF ADJOINING OR NEARBY PROPERTIES
OR PREJUDICE THE DEVELOPMENT OF ADJACENT SITES.
IN THIS
RESPECT, PLANNING CONDITIONS MAY BE IMPOSED TO RESTRICT
GENERAL INDUSTRIAL DEVELOPMENTS TO APPROPRIATE OPERATIONS
WITHIN THE B2 USE CLASS.
A PARTICULARLY HIGH QUALITY OF DESIGN AND LANDSCAPING WILL BE
REQUIRED FOR DEVELOPMENT FRONTING THE MAIN APPROACH ROADS
AND ESTATE ROADS.
THE AMOUNT OF LAND AVAILABLE IS GIVEN IN APPENDIX 5.
BAD NEIGHBOUR USES
4.38
Some industrial activities such as coal and scrap yards and waste transfer stations
can have a generally adverse effect upon their surrounding areas, particularly in
terms of noise, smell and dust which can emanate from such concerns. Such ‘bad
neighbours’ however comprise a necessary sector of the local economy, but there
should be a strict control both on their location and on the effects of their activities on
the surrounding area.
4.39
In most instances, ‘bad neighbour’ uses are unacceptable in newer industrial areas
and in the vicinity of residential areas. The Borough Council considers that, in order
to prevent the spread of untidy users into the more sensitive industrial areas, ‘bad
neighbours’ should be concentrated in those parts of the Sandgate area which are
not obviously visible from the main access roads, residential areas and the railway.
The Arup Study of the Longhill/Sandgate area adopted by the Borough Council in
42
2002 3 recommended that bad neighbour uses should be more tightly contained and
should not be allowed to spread into more visually prominent areas of Longhill.
Consequently the area wherein bad neighbour uses should be concentrated has
been identified on the Proposals Map and is restricted to the Sandgate Industrial
Estate along the southern part of Mainsforth Terrace.
Where untidy uses are
proposed in Sandgate particular care will be needed to ensure that they can be
adequately screened and do not have a detrimental effect on neighbouring
properties.
4.40
The Environmental Protection Act 1990 gives some measure of control over such
operations. However, planning conditions will need to be imposed, in the event of
planning permission being granted, to control such matters as stacking heights,
wheel washing facilities, measures to prevent dust nuisance and noise and the
prohibition of burning materials. In view of the effects on neighbouring premises
from inadequately operated sites the conditions imposed will be strictly enforced and
activities monitored by the Borough Council.
4.41
Some existing untidy uses are close to important access roads and larger wellestablished firms.
Environmental improvements are therefore important on the
periphery of the Longhill/Sandgate area at Belle Vue Way, Burn Road and Mainsforth
Terrace (see policies GEP16 relating to the acquisition of untidy sites and Ind8
relating to Improvement Areas).
POLICY
Ind6
BAD NEIGHBOUR USES
PART OF THE SANDGATE AREA AS SHOWN ON THE PROPOSALS MAP IS
IDENTIFIED FOR THE LOCATION OF BAD NEIGHBOUR USES.
PROPOSALS FOR THE DEVELOPMENT OR EXTENSION OF SITES FOR BAD
NEIGHBOUR USES (INCLUDING THE SORTING, COMPOSTING AND/OR
STORAGE OF WASTE MATERIALS, SCRAPYARDS, CAR BREAKERS YARDS
OR COAL YARDS) WILL BE PERMITTED ONLY IN THE SANDGATE AREA,
PROVIDED THAT:
i.
ii.
iii.
iv.
v.
THERE WILL BE NO SIGNIFICANT NUISANCE TO ADJACENT
PREMISES OR HIGHWAY USERS BY VIRTUE OF DUST, SMELL,
VIBRATION, SMOKE, NOISE, MUD OR SLURRY,
THE SITE IS NOT VISUALLY PROMINENT FROM A MAIN ACCESS
ROAD OR FROM THE RAILWAY,
THE SITE IS ADEQUATELY SCREENED,
THE SITE IS OF A SUFFICIENT SIZE FOR THE OPERATIONS
PROPOSED, AND
THERE IS ADEQUATE CAR PARKING AND SERVICING FOR THE
SITE (SEE SUPPLEMENTARY NOTES 1 AND 2).
3
Arup Study ‘Vision Formulation & Plan of Action for Longhill/Sandgate Industrial Estates’ 2002 commissioned by West
Central Hartlepool New Deal for Communities.
43
THE PORT AND PORT-RELATED DEVELOPMENT
4.42
The port fulfils an important role in the economy of Hartlepool.
With the
development of the former South Docks for mixed uses in connection with the
Marina, port activities are concentrated in the area north of Middleton Road. Within
this area, proposals directly related to the movement of goods through the port (e.g.
storage sheds, roll-on/roll-off terminals) do not require planning permission.
However, other developments, although making use of the port’s facilities (portrelated industries) do require permission.
4.43
The Tees Valley Structure Plan states in policy EMP8 that priority will be given to
port-related industrial development in the areas with direct waterside access at
Hartlepool Docks and North of Seaton Channel.
The North Docks
4.44
The Tees & Hartlepool Port Authority currently owns and operates the North Docks
which extends over about 155 hectares as a working port as part of its operations in
the Tees area including Teesport. Whilst the operation of the North Docks continues
in the short to medium term, the ongoing rationalisation of port infrastructure in the
North East provides an opportunity to review port operation in Hartlepool over the
local plan period and beyond 2016.
4.45
In the event of the port operations contracting in the North Docks area, the release of
surplus land would create significant regeneration opportunities for the dock estate.
Such a regeneration project would need to maximise the key waterside location and
amenity area and recognise the important position of the area in relation to the town
centre, the Marina and the Headland.
4.46
A master plan for the North Docks Estate was prepared to assess the long term
development opportunities. For this reason the allocation of the area for industry
and in particular port related development in the adopted 1994 Local Plan will not be
continued. Consequently in recognition of the long term potential of the docks area
it is proposed to identify the site for a range of uses as outlined in policy Com15. The
area suitable for mixed use set out in policy Com15 will include:
a) the core of the North Docks operational land,
b) the Victoria Harbour and Kafiga Landing area,
c) vacant land to the west of Greenland Road, and
d) land at Middleton,
North Seaton Channel
4.47
44
In the south-eastern part of Hartlepool, the North Seaton Channel site has been
identified as a location having potential for further deep-water port facilities.
Designated nature conservation sites, however, bound much of the site including
areas designated as a Special Protection Area and as a Ramsar site.
The
construction of a deep-water frontage could involve direct habitat loss of
internationally important inter-tidal flats.
Port facilities should therefore only be
considered on this site after the most rigorous examination of the environmental
effects. In this respect a full environmental assessment will be required (see policy
GEP5).
If the development is to adversely affect the integrity of the Special
Protection Area, planning permission may only be granted if there are imperative
reasons of overriding public interest, including those of a social or economic nature.
4.48
POLICY
Ind7
Subject to this, only development making use of the potential deep-water frontage
would be appropriately located on the site. In this respect care would need to be
taken to ensure that such development does not prejudice the operation of the
nuclear power station adjoining. The site is not therefore considered appropriate for
the development of potentially polluting or hazardous industries.
PORT-RELATED DEVELOPMENT
LAND AT NORTH SEATON CHANNEL IS IDENTIFIED FOR DEVELOPMENT
MAKING USE OF THE PORT FACILITIES.
PROPOSALS FOR PORT AND FOR PORT-RELATED DEVELOPMENT AT
NORTH SEATON CHANNEL WILL ONLY BE PERMITTED WHERE:
i.
ii.
THEY MEET THE CRITERIA SET OUT IN POLICIES WL1
(PROTECTION OF INTERNATIONAL NATURE CONSERVATION
SITES) AND WL2 (PROTECTION OF SITES OF SPECIAL
SCIENTIFIC INTEREST), AND
THERE WILL BE NO SIGNIFICANT DETRIMENTAL EFFECT ON
THE OPERATION OF THE POWER STATION OR ON EXISTING
INDUSTRY IN THE VICINITY.
DEVELOPMENT PROPOSALS SHOULD TAKE ACCOUNT OF POLICY Dco2
REGARDING FLOOD RISK.
DEVELOPMENT USING RAIL FACILITIES
4.49
The railway through Hartlepool bounds many of the sites identified for industrial
development.
Freight connections currently exist at Hartlepool Docks, Britmag
Limited, the Corus (former British Steel) South Works, the nuclear power station and
in the Newburn Bridge/Carr House area. Other industrial land, including sites in the
Mainsforth Terrace / Sandgate area of Longhill, at Brenda Road West, North
Graythorp, Graythorp Yard, North Seaton Channel and Centura Foods may offer the
potential for new rail siding connections.
4.50
The Borough Council does not propose to identify any of these sites solely for
developments making use of the land’s rail access potential as this may unduly
45
constrain their development. The Council is, however, concerned to encourage
increased use of the railway for freight movement and policy Tra17 seeks to ensure
that existing sidings are protected and encourages the provision of new sidings to
serve industrial developments where appropriate.
IMPROVEMENTS TO THE INDUSTRIAL ENVIRONMENT
4.51
The Borough Council will continue to seek ways to improve the environment of
industrial areas. Local plan policies can assist in this by setting the land use context
and requiring, where appropriate, landscaping works in association with
developments (see policies Ind1 to Ind7).
In addition, a number of Industrial
Improvement Areas have been designated where grant assistance has been given to
existing as well as new firms to improve the attractiveness and general efficiency of
their premises. The Borough Council has carried out landscaping and infrastructure
schemes in these areas to improve their overall environment and image.
4.52
Grants are available for improvement works at Longhill under the West Central New
Deal for Communities programme.
The local plan will seek to ensure that
developments in all improvement areas contribute to the upgrading and
enhancement of the environment.
POLICY
Ind8
INDUSTRIAL IMPROVEMENT AREAS
THE BOROUGH COUNCIL WILL ENCOURAGE ENVIRONMENTAL AND
OTHER IMPROVEMENT AND ENHANCEMENT SCHEMES IN DESIGNATED
INDUSTRIAL IMPROVEMENT AREAS.
AS AT MARCH 2006, THE AREAS INCLUDED:
♦
♦
♦
♦
OAKESWAY,
LONGHILL,
USWORTH ROAD, AND
GRAYTHORP.
THE BOROUGH COUNCIL WILL CARRY OUT ENVIRONMENTAL
IMPROVEMENT SCHEMES WHERE POSSIBLE ON BOTH COUNCIL AND
PRIVATELY OWNED LAND.
LAND FOR POTENTIALLY POLLUTING OR HAZARDOUS DEVELOPMENTS
4.53
Policy Ec8 of the 1994 Hartlepool Local Plan identifies land west of Seaton Channel
(Huntsman Tioxide site), at North Graythorp and Phillips Tank Farm for ‘special’
industrial development.
However, most types of ‘special’ industrial uses were
classed as general industry by an amendment to the Town and Country Planning
(Use Classes) Order 1987. In order to distinguish those industrial developments that
should be segregated from sensitive land uses, it is proposed to separately identify
areas suitable for ‘potentially polluting or hazardous’ uses.
Thus the areas
previously identified for ‘special’ industry are now included in policy Ind9 below as
sites suitable for potentially polluting or hazardous uses.
4.54
Much of this land is held by existing firms for their own longer-term expansion and is
therefore not generally available for incoming developments. The remaining land at
North Graythorp requires the provision of major infrastructure, including drainage, to
46
enable development.
It was therefore suggested in the Issues Report 4 that
additional land to the south of the Phillips Tank Farm could be identified for
potentially polluting or hazardous development. Although development of this site
could have resulted in some environmental gains including the diversion of the
Centura Foods traffic from Greatham village direct to the A178 Tees Road, there are
major constraints.
These include the proximity of the site to areas of nature
conservation importance and the fact that the site is low–lying and may be at risk
from flooding.
The Borough Council therefore considers that it would not be
appropriate to allocate this land for development at this time.
4.55
Part of the Huntsman Tioxide site (West of Seaton Channel) was designated as the
Tees and Hartlepool Foreshore and Wetlands Site of Special Scientific Interest
(SSSI) in 1997 and included in the Teesmouth and Cleveland Coast Special
Protection Area and Ramsar site (see paragraph 13.16 below). The area covered by
the designations is therefore no longer identified for potentially polluting or hazardous
industry. Proposed development on the balance of the industrial site will need to
have regard to the effect on the adjoining internationally important wildlife site (see
Policy WL1). In this respect a full environmental assessment may be required to be
submitted with development proposals (see policy GEP5).
4.56
General industrial developments, business uses and warehousing will not normally
be allowed on the North Graythorp and West of Seaton Channel sites unless they are
(or are complementary to a predominant use which is) potentially polluting or
hazardous. Sufficient sites are allocated for these non-polluting uses in policies Ind1
to Ind5 above and their development on these ‘special’ sites will preclude the further
development of potentially polluting or hazardous uses on the only sites which are
appropriate for them.
POLICY
Ind9
POTENTIALLY POLLUTING OR HAZARDOUS DEVELOPMENTS
LAND IN THE FOLLOWING AREAS IS RESERVED FOR DEVELOPMENTS
WHICH ARE POTENTIALLY POLLUTING OR HAZARDOUS:
a.
b.
c.
WEST OF SEATON CHANNEL (HUNTSMAN TIOXIDE SITE),
NORTH GRAYTHORP, AND
PHILLIPS TANK FARM.
PROPOSALS FOR DEVELOPMENT WHICH IS POTENTIALLY POLLUTING OR
HAZARDOUS WILL BE PERMITTED ON THESE SITES PROVIDED THAT
THERE IS NO SIGNIFICANT DETRIMENTAL EFFECT ON THE
ENVIRONMENT, OR
♦
♦
♦
ON DESIGNATED NATURE CONSERVATION SITES (SEE
POLICIES WL1 AND WL2), OR
ON THE AMENITIES OF THE OCCUPIERS OF ADJOINING OR
NEARBY PROPERTIES, OR
ON THE DEVELOPMENT OF NEIGHBOURING LAND.
IN CONSIDERING PROPOSALS, THE BOROUGH COUNCIL WILL HAVE
SPECIAL REGARD TO ADVICE RECEIVED FROM THE HEALTH AND SAFETY
EXECUTIVE (INCLUDING THE NUCLEAR INSTALLATIONS INSPECTORATE),
H.M. INSPECTOR OF POLLUTION, THE ENVIRONMENT AGENCY AND
ENGLISH NATURE.
4
Hartlepool Local Plan Issues Report published in January 1999 for consultation purposes
47
UNDERGROUND STORAGE
4.57
POLICY
Ind10
To the south-west of the West Seaton Channel site and east of Tees Road is an area
of land which was used for the extraction of brine (ICI Brinefields). The brine was
extracted in such a way that some of the cavities left following extraction have the
potential for use for storage purposes of substances (such as oil) without the need for
large above ground structures.
In view of the internationally important wildlife
interest in this area, only non-toxic substances should be considered for storage.
Particular care will need to be taken to ensure that the aquifer and watercourses in
the area are not affected and that potentially hazardous substances do not give rise
to significant risks to people in the area or affect nearby industrial developments.
UNDERGROUND STORAGE
PROPOSALS FOR THE USE OF THE FORMER ICI BRINEFIELDS CAVITIES
FOR UNDERGROUND STORAGE WILL ONLY BE APPROVED WHERE:
i.
ii.
iii.
THERE WILL BE NO SIGNIFICANT INCREASE IN THE POTENTIAL
RISK TO PEOPLE IN THE AREA,
IT CAN BE DEMONSTRATED THAT THERE WILL BE NO
RESULTANT HARM TO THE AQUIFER OR TO WATERCOURSES,
OR TO THE SURROUNDING AREA, AND IN PARTICULAR TO THE
AREA’S NATURE CONSERVATION IMPORTANCE (SEE ALSO
POLICIES WL1 AND WL2), AND
ABOVE GROUND STRUCTURES ARE LIMITED AND ARE NOT
VISUALLY PROMINENT.
IN CONSIDERING PROPOSALS, THE BOROUGH COUNCIL WILL PAY
PARTICULAR REGARD TO ADVICE RECEIVED FROM THE HEALTH AND
SAFETY EXECUTIVE (INCLUDING THE NUCLEAR INSTALLATIONS
INSPECTORATE), THE ENVIRONMENT AGENCY, HARTLEPOOL WATER
COMPANY AND ENGLISH NATURE.
HAZARDOUS SUBSTANCES
4.58
48
The Planning (Hazardous Substances) Act 1990 requires hazardous substances
consent to be obtained for the introduction of a hazardous substance in an amount at
or above its specified controlled quantity, whether on, over, or under the land. These
controls enable the Borough Council, as the Hazardous Substance Authority, to
consider whether the proposed storage or use of a significant quantity of a hazardous
substance is appropriate in a particular location. In this respect, regard is had to the
advice of the Health and Safety Executive, to the potential risks arising to people in
the area, to the constraints likely to arise on further developments in the vicinity and
to the effects on areas of particular natural sensitivity or interest.
4.59
In general, therefore, the use or storage of hazardous substances should, as far as
practicable, be confined to the sites identified in policy Ind9 above as suitable for
potentially polluting or hazardous developments. However, there may be
circumstances where, on the advice of the Health and Safety Executive, the
introduction, or use, of hazardous substances elsewhere might be permitted if
suitably sited.
4.60
There are a number of sites in Hartlepool which, in view of the processes carried out,
or in view of the storage on site of hazardous materials, are designated Major Hazard
Installations by the Health and Safety Executive. The Health and Safety Executive
requires to be consulted on all applications relating to these installations together
with most planning applications for sites within consultation zones established around
them. The extent of these zones as at March 2003 is shown on Diagram 4.1.
Developments such as intensive leisure uses attracting large numbers of people and
‘sensitive’ residential development including that specifically for the elderly or infirm
should not be located within any part of these zones. In the areas closest to the
installations the Health and Safety Executive has stated that it would prefer low
employment density industrial use or warehousing.
POLICY
Ind11
HAZARDOUS SUBSTANCES
PROPOSALS INVOLVING THE INTRODUCTION OF HAZARDOUS
SUBSTANCES WILL BE PERMITTED ON SITES IDENTIFIED IN POLICY Ind9
FOR POTENTIALLY POLLUTING OR HAZARDOUS DEVELOPMENTS
PROVIDED THAT THERE WILL BE NO SIGNIFICANT INCREASE IN THE
POTENTIAL RISK TO PEOPLE IN THE AREA AND THAT THERE IS NO
SIGNIFICANT ADVERSE EFFECT ON DESIGNATED INTERNATIONAL AND
NATIONAL NATURE CONSERVATION SITES IN THE VICINITY (SEE ALSO
POLICIES WL1 AND WL2).
PROPOSALS INVOLVING THE INTRODUCTION OF HAZARDOUS
SUBSTANCES ON SITES WHICH ARE NOT IDENTIFIED FOR POTENTIALLY
POLLUTING OR HAZARDOUS DEVELOPMENT WILL NOT BE PERMITTED
UNLESS THE BOROUGH COUNCIL IS SATISFIED THAT:
i.
ii.
iii.
FROM THE HEALTH AND SAFETY VIEWPOINT, THERE WOULD
BE NO SIGNIFICANT INCREASE IN THE POTENTIAL RISK TO
PEOPLE IN THE SURROUNDING AREA AND TO EXISTING AND
PROPOSED RESIDENTIAL AREAS,
THERE IS NO SIGNIFICANT ADVERSE EFFECT ON THE
ENVIRONMENT AND IN PARTICULAR ON AREAS OF
IMPORTANCE FOR WILDLIFE IN THE AREA, AND THAT
THE PRESENCE OF HAZARDOUS SUBSTANCES, OR THE
FURTHER EXTENSION OF SAFEGUARDING ZONES AROUND
INSTALLATIONS WILL NOT INHIBIT THE FULL OPPORTUNITIES
FOR DEVELOPMENT OF OTHER SITES IN THE VICINITY.
49
50
5
RETAIL, COMMERCIAL AND MIXED USE
DEVELOPMENT
Introduction
5.1
This chapter is primarily concerned with retail, office and small business development
particularly in relation to the town centre, local shopping areas (local centres) and
mixed use areas (both within and outside the town centre). It sets out the retail
strategy in relation to the hierarchy of centres, defines the extent of the overall town
centre including the primary shopping area, edge of centre and fringe centre sites
within it, where specific policies apply to each area. The plan seeks to ensure that
the town centre remains the focus for the Hartlepool community and that it is further
enhanced in line with the Hartlepool Community Strategy which seeks to improve the
economic opportunities in the town centre, creating better job and investment
prospects and ensuring that it retains its vitality and viability.
5.2
The plan also seeks to protect and enhance the shopping facilities provided in the
local centres and policies are included setting out the consideration of major
shopping and commercial developments attracting large numbers of visitors. Other
policies relate to smaller scale convenience stores, petrol stations, food and drink
premises, the restriction of retail uses in industrial areas and the control of
commercial uses in primarily residential areas.
Hartlepool Retail Study
5.3
The Borough Council commissioned a study 1 in 2002 (updated in March 2005) to
review the amount and quality of shopping provision in Hartlepool and existing
patterns of shopping. The study also assessed the demand for additional shopping
in the future and the impact of proposed new shopping developments.
5.4
The study confirmed that, whilst Hartlepool is relatively self-contained for shopping, it
also serves important areas in the southern part of Easington District. The town
does however lose comparison shoppers to such centres as Middlesbrough and
Teesside Park. 2 Overall, the vitality and viability of the town centre is quite healthy.
The study found that the potential for growth in the retail market in Hartlepool is very
largely taken up by committed developments. Thus it suggested that the Borough
Council should be extremely cautious about allowing any further shopping
developments on sites outside of the town centre other than the Marina as these
which might weaken the position of the centre itself.
It emphasised that the
Middleton Grange Shopping Centre, the third largest covered mall in the North East
is a major strength and, with the Marina, is performing well.
1
Hartlepool Retail Study Drivers Jonas (June 2002) Updated March 2005
Comparison goods include clothing, textiles, furniture , leisure goods and ‘White Goods’. The category excludes food
retailing.
2
51
National Planning Guidance
5.5
National planning guidance is contained in various Planning Policy Statements.
Generally Government policy is to promote and enhance existing town centres and
encourage retail and leisure developments to locate within them where there is
access by a choice of means of transport other than the car. A requirement is laid
down for a sequential approach to be adopted for site location with a preference for
town centres before any edge-of-centre locations that are or will be well-connected to
the centre and lastly out-of-centre sites, with preference given to sites which are well
served by a choice of means of transport.
Regional Spatial Strategy
5.6
The submitted Regional Spatial Strategy for the North East ‘View, Shaping the North
East’ states that development plans should ensure that town centres continue to be
the focus for a wide range of activities which will maintain and enhance their vitality
and viability, encourage investment and support sustainable development. Policies
should be included in development plans which ensure that uses such as
employment, shopping, offices, leisure, entertainment, hospitals and higher education
which generate a large number of trips should be concentrated in town centres where
they can be well served by public transport and therefore help reduce the need to
travel. In this respect a sequential approach 3 to selecting sites for new development
should be adopted.
5.7
The submitted strategy also states that development plans should include policies to
retain and promote mixed use development in town centres taking into account the
particular characteristics of individual town centres and their potential for
incorporating schemes which will increase the range and quality of facilities.
5.8
Further the submitted strategy emphasises that new development within town centres
should be based on the sequential approach and recognises that Hartlepool has an
important role in serving a wide hinterland.
5.9
The Tees Valley Structure Plan seeks to ensure that the vitality and viability of town
centres are maintained and strengthened (policy TC1). It sets out the criteria to be
considered in respect of large scale retail developments (policy TC5) and also
requires that a sequential approach be adopted for large scale retail developments,
major new office, leisure and entertainment uses (policies TC4 and TC6).
5.10
The following objectives derived from all the elements of the local plan strategy are of
relevance in drawing up the policies on retail, commercial and mixed use
development:
A1
A2
A3
to encourage the provision of more and higher quality job opportunities;
opportunities;
to encourage the development of additional office, small business and light
industrial uses;
3
The sequential approach means that first preference should be for town centre sites, followed by edge-of-centre sites,
district and local centres and only then out-of-centre sites in locations accessible by a choice of transport.
52
A4
A6
A7
A8
B1
B2
B3
B4
C1
C2
C3
C4
C6
C10
D2
D3
D4
to promote the growth of tourism;
industrial areas;
encourage the full use of empty or underused buildings;
to promote mixed use developments where appropriate;
to ensure that there is available throughout the plan period an adequate
supply of suitable housing land which is capable of offering a range of house
types to meet all needs;
to ensure that Hartlepool Town Centre continues to fulfil its role as a vibrant
and viable amenity providing a wide range of attractions and services with
convenient access for the whole community;
to encourage in accessible locations the provision of sport, recreational,
leisure and cultural developments to cater for all the whole community;
to protect and encourage the development of local shopping, leisure, sporting
and recreational and other community facilities at locations convenient to
main neighbourhoods;
life of the population of Hartlepool;
to retain the compact form of the main urban area by preventing urban
development extending into the countryside;
to preserve the quality, character and setting of Conservation Areas, Listed
Buildings and areas of archaeological and historic interest;
environment in all developments and particularly those on prominent sites,
along the main road and rail corridors, and along the coast;
to protect as far as possible existing open space, and to encourage further
landscaping and tree planting where appropriate;
land and buildings;
by all modes of transport;
to ensure that developments attracting large numbers of people locate in
existing centres which are highly accessible by means other than the private
car;
car and road freight transport.
The Local Plan Strategy for Retail Development
5.11
The local plan objectives B2 and B4 above are particularly relevant to the following
strategy for retail development. This strategy provides the context for the policies on
retailing and seeks:
♦
the concentration of new retail developments in the town centre – in
particular in the primary shopping area where land is identified for further
development;
♦
the continued development of those parts of the marina area outside the
town centre for specialist tourist related shopping facilities;
♦
the location of further small food stores in locations convenient by all modes
of transport to the local market, but where they will not harm the viability of
existing local shopping areas;
♦
the protection of the retailing function of the local shopping parades and
other defined local shopping areas through the control on the proportion of
development for non-retail uses;
53
♦
resistance to most types of retail development in industrial areas.
The Sequential Approach
5.12
Retail developments should accord with the sequential approach in site
selection.
The first preference is given to locations within the existing town centre where
suitable sites or buildings for conversions are or are likely to become available
within the plan period, taking account of an appropriate scale of development in
relation to the role and function of the centre.
The second area of search is at edge-of-centre locations, with preference given
to sites that are or will be well-connected to the centre.
The third area of search will cover out-of-centre sites which are or will be well
served by a choice of means of transport and which are close to the centre and
have a high likelihood of forming links with the centre.
THE TOWN CENTRE
5.13
The town centre, as defined, is shown on the proposals map and on Diagram 5.1. It
includes the primary shopping area around Middleton Grange and York Road
together with parts of the Church Street area and limited parts of the Marina. In
particular Hartlepool railway station, the proposed public transport interchange and,
the two further education establishments, major leisure and recreation facilities
(including the multi-screen cinema) are all located within the town centre.
5.14
The Borough Council wishes to continue to promote the town centre and ensure that
it continues to provide the major focus for commercial investment and employment,
by enabling the development of a wide range of attractions and amenities and
creating and encouraging the provision of a high quality environment. Much has
been achieved in improving the quality of the overall environment in recent years,
through both private and public sector investment.
The attractiveness and
accessibility of the town centre could, however, be further enhanced by the creation
of new high quality open spaces, improvements to the appearance of the area and
extension and improvement of pedestrian links.
5.15
The Borough Council wishes to encourage a variety of uses in the town centre in
order to increase its vitality and housing development can contribute to the vitality of
the town centre and lead to increased activity, particularly after normal working hours.
The Borough Council therefore wishes to encourage further residential development
in the town centre particularly in converted buildings (policy Hsg7) and on the upper
floors of commercial properties (policy Hsg8) where it will not constrain the further
development of commercial facilities.
5.16
Proposals for restaurants, cafes, drinking establishments, hot food takeaways and
night clubs which may be acceptable within in the town centre will be controlled to
prevent any detrimental effect on nearby residential properties. In particular uses
which stay open after midnight will be restricted to the late night entertainment area in
the Church Street / South West Marina area provided for in Policy Rec13.
54
POLICY
Com1
DEVELOPMENT OF THE TOWN CENTRE
THE TOWN CENTRE AS DEFINED ON THE PROPOSALS MAP WILL BE
DEVELOPED AS THE MAIN SHOPPING, COMMERCIAL AND SOCIAL
CENTRE OF HARTLEPOOL.
THE TOWN CENTRE PRESENTS OPPORTUNITIES FOR A RANGE OF
COMMERCIAL AND MIXED USE DEVELOPMENT SUBJECT TO THE
PROVISIONS OF POLICIES Com2 (PRIMARY SHOPPING AREA) Com3
(PRIMARY SHOPPING AREA OPPORTUNITY SITE), Com8 (SHOPPING
DEVELOPMENT), Com9 (MAIN TOWN CENTRE USES) AND Rec14 (MAJOR
LESURE DEVELOPMENT).
PROPOSALS FOR REVITALISATION AND REDEVELOPMENT WITHIN THE
TOWN CENTRE SHOULD, WHERE POSSIBLE, PROVIDE FOR
IMPROVEMENTS TO THE OVERALL APPEARANCE OF THE AREA, AND
DEVELOPMENT OF IMPROVED PUBLIC TRANSPORT, PEDESTRIAN AND
CYCLEWAY FACILITIES AND LINKAGES. IN ADDITION ENHANCEMENT OF
EXISTING OR CREATION OF NEW OPEN SPACES WILL BE ENCOURAGED.
THE BOROUGH COUNCIL WILL SEEK TO SECURE THE RE-USE OF
VACANT COMMERCIAL PROPERTIES INCLUDING THEIR USE FOR
RESIDENTIAL PURPOSES (SEE POLICIES Hsg7 AND Hsg8).
PROPOSALS FOR A3, A4 AND A5 USES WILL BE SUBJECT TO THE
PROVISIONS OF POLICIES Rec13 (LATE NIGHT USES) AND Com12 (FOOD
AND DRINK) AND WILL BE CONTROLLED BY THE USE OF PLANNING
CONDITIONS.
55
56
The Primary Shopping Area
5.17
At the heart of the town centre is the Primary Shopping Area encompassing the area
generally bounded by Victoria Road, Stockton Street, Park Road and York Road,
including both sides of the latter two streets. A large part of this area comprises the
Middleton Grange centre, a purpose-built pedestrianised shopping facility initially
developed in the late 1960s/early 1970s and considerably refurbished, enhanced and
extended over recent years.
5.18
Whilst overall, retail uses predominate in the primary shopping area, other uses such
as banks, building societies, estate agents, solicitors, cafes, restaurants, amusement
centres, hotels and public houses providing services and activities for shoppers are
also found within the area, primarily outside the Middleton Grange centre. The
Borough Council wishes to control the level of development of non-retail uses within
Middleton Grange in order to safeguard its existing character and function as the
focus of town centre shopping activity.
Non-retail uses are best located in the
secondary retail frontages of the peripheral parts of the primary shopping area along
York Road, Victoria Road and Park Road.
5.19
It will be important to maintain visual interest within the primary shopping area as a
whole and therefore conditions may be attached to planning permissions for nonretail uses in the area requiring display windows to be provided.
5.20
In view of the availability of public car parking in the area and the accessibility of the
area to public transport, there is no requirement for additional parking to be provided
in association with developments in the primary shopping area.
POLICY
Com2
PRIMARY SHOPPING AREA
PROPOSALS FOR RETAIL DEVELOPMENT (FALLING WITHIN CLASS A1
OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) (AMENDMENT)
ORDER 2005 WILL BE PERMITTED WITHIN THE PRIMARY SHOPPING
AREA WHERE THE DEVELOPMENT IS OF AN APPROPRIATE DESIGN AND
TO AN APPROPRIATE SCALE HAVING REGARD TO THE OVERALL
APPEARANCE AND CHARACTER OF THE AREA.
PROPOSALS FOR OFFICES, HOTELS AND FOR LEISURE AND
ENTERTAINMENT USES (FALLING WITHIN CLASSES A2, A3, A4, A5, C1,
D1 AND D2 OF THE TOWN AND COUNTRY PLANNING (USE CLASSES)
(AMENDMENT) ORDER 2005 WILL ONLY BE APPROVED WHERE:
i.
ii.
iii.
THEY DO NOT IMPACT ON THE RETAIL FUNCTION OF THE
PRIMARY SHOPPING AREA, AND
THEY DO NOT ADVERSELY AFFECT THE CHARACTER AND
AMENITY OF THE SURROUNDING AREA, AND
THEY ACCORD WITH POLICIES Rec13 AND Com12.
PLANNING CONDITIONS WILL BE IMPOSED REQUIRING THE PROVISION
OF DISPLAY WINDOW FRONTAGES.
PROPOSALS FOR THE RESIDENTIAL USE OF UPPER FLOORS OF
PROPERTIES WILL BE PERMITTED PROVIDED THAT THE FURTHER
DEVELOPMENT OF COMMERCIAL ACTIVITIES IS NOT PREJUDICED AND
SUBJECT TO THE INSTALLATION OF APPROPRIATE NOISE INSULATION
(SEE ALSO POLICY Hsg8).
57
5.21
POLICY
Com3
Some of the land fronting Park Road currently used for surface car parking has
outline planning permission for an extension to Middleton Grange and this together
with land adjoining means that a site of about 1.9 hectares is available within the
primary shopping area for further retail development.
Replacement public car
parking provision will need to be made and the current outline permission includes
the provision of a multi-storey car park between York Road and the Middleton
Grange centre. Existing commercial, leisure and community buildings lie adjacent to
the main development site area and together they present an opportunity for a
significant enhancement of the town centre.
PRIMARY SHOPPING AREA OPPORTUNITY SITE
AN AREA SOUTH AND WEST OF MIDDLETON GRANGE IS IDENTIFIED FOR
FUTURE RETAIL DEVELOPMENT TO COMPLEMENT THE SHOPPING
CENTRE SUBJECT TO THE PROVISIONS OF POLICIES Com1 AND Com2
ABOVE.
THE BOROUGH COUNCIL WILL IMPOSE PLANNING CONDITIONS AND
WILL SEEK LEGALLY BINDING AGREEMENTS AS APPROPRIATE TO
ENSURE THE PROVISION OF REPLACEMENT CAR PARK FACILITIES TO
COMPENSATE FOR THE LOSS OF EXISTING PUBLIC PARKING SPACES.
The Town Centre Outside the Primary Shopping Area
5.22
Those parts of the town centre which lie outside the Primary Shopping Area are:
•
the Church Street Conservation Area
•
the Tower Street/ Whitby Street Area including the College of
Further Education and a number of commercial buildings extending
from the Albert Street car park to Lynn Street.
•
an area extending north of Victoria Road comprising the complex
of public buildings at the Civic Centre, police station and the Town
Hall. The area also includes the Morrison’s store opened in 2004.
•
a limited area of the south west part of the Marina where the Asda
Superstore, the multiplex cinema and other leisure facilities
attracting large numbers of visitors are located.
•
a very limited area of York Road extending south of Park Road to
Waldon Street.
Church Street Conservation Area
5.23
The Church Street Conservation Area comprises the former historic and commercial
heart of West Hartlepool. It contains a mixture of uses, including hotels, Council and
other offices, the Tourist Information Centre and Art Gallery, leisure facilities, shops
and residential, much in the original mid-nineteenth century buildings. The area is
included in a Commercial Improvement Area (see paragraph 5.38) and has been
transformed through substantial investment under the auspices of Hartlepool City
Challenge. Many of the buildings, previously semi-derelict, have been restored and
re-used with grant assistance and considerable environmental improvements have
been carried out to the streetscape.
5.24
In view of the variety of uses in this area, it is appropriate that this part of the town
centre should continue to be identified as a mixed-use area. In this respect, regard
58
will need to be taken of the need for proposals to preserve or enhance the area (see
Policy HE1 and Supplementary Note 5) and to ensure that the area retains its
character and function as a mixed-use area.
5.25
The Church Street Conservation Area is a key location for a range of
entertainment uses and together with parts of the South West Marina area has
been identified for late night uses as set out in Policy Rec13.
5.26
Care will need to be taken in respect of proposals for residential development to
ensure that they will not prejudice future commercial activities nearby, and that the
amenities of the residents will not be adversely affected. In addition it is considered
that developments, particularly for late night uses adjoining residential properties,
should be controlled by the use of planning conditions.
5.27
Whilst non-operational car parking does not need to be provided as the area currently
lies within the town centre car parking zone (see Diagram 8.2), proposals for
development should allow for adequate servicing arrangements.
Edge of Centre Areas
5.28
Immediately around the town centre are a number of areas suitable for a range of
uses which could enhance the variety of facilities in the town centre.
In
determining applications for proposals within edge of town centre sites the effect
on the amenities of occupiers of adjoining or nearby residential properties will be a
material consideration (see Policy GEP1).
The edge of centre locations are as follows:i)
The York Road North / Avenue Road / Raby Road Area
This area lies to the north of the primary shopping area. Further drinking
establishments (A4 Uses) and hot food takeaways (A5) will not be permitted
in this area owing to the proximity of residential premises (see Com12 and
Rec13).
ii) West Victoria Road
This area lies to the north west of the town centre and is within the
designated Grange Conservation Area. The south side of Victoria Road
comprises a purpose built health centre with associated car parking whilst
the north side comprises larger terraced properties providing an attractive
and convenient area for office uses. In view of this, the Borough Council
considers that the introduction of shops and leisure uses in this area would
result in the loss of one of the most attractive areas for offices close to the
main shopping area. Moreover, leisure uses including pubs and takeaways
in particular those attracting evening and late-night customers, may be
harmful to the amenities of the residents in the adjoining housing
development.
iii) The Park Road area
This area extends from the south-western corner of the primary shopping
area. Existing uses in the area comprise a mixture of retail, leisure and
commercial activities. Further public houses and hot food takeaways will not
be permitted.
iv)
York Road South
59
The southern stretch of York Road comprises a mixture of shops, offices,
business and commercial activities together with some residential properties.
Within this area there are some small unused or underused sites. It is
important that development of these sites reflects the area’s character;
Financial and professional services such as banking (Use class A2) will not
be permitted as such uses are more appropriate nearer the town centre.
Restaurants (Class A3), pubs (A4 Use) and hot food takeaways (A5 Use) will
not be permitted.
v) The Brewery and Stranton.
The brewery has an access on to Park Road and extends through to the
Stranton area. Whilst the long term operation is secured the possibility of
commercial and other uses on the site is recognised provided that these do
not affect the surrounding area. Certain types of industrial uses will be
subject to planning conditions to prevent the change to more intensive
activities detrimental to the area.
vi) East of Stranton
This site comprising the fire station, the Royal Mail Sorting office and areas
of cleared vacant land lies to the east of the main dual carriage way at
Stockton Street.
Generally business uses, general industry and
warehousing would be acceptable subject to conditions being imposed to
control changes of uses within the same use class.
Financial and
professional services such as banking (Use class A2) will not be permitted as
such uses are more appropriate within the town centre.
vii) Lynn Street North / Mainsforth Terrace North
The area is situated to the south east of the Church Street Conservation
Area. Although some older properties remain, particularly in the vicinity of
Lambton Street/Mainsforth Terrace area, the area has been substantially
cleared and redeveloped over the last forty years to provide larger properties
including office, industrial and specialist retail warehousing premises. There
are several potential development sites remaining in the area including land
in the Charles Street area. A range of uses might be acceptable including
business and educational activities including crèches and nurseries.
viii) South of Maritime Avenue
A site fronting Maritime Avenue and comprising about 2.73 hectares (6.7
acres) currently has planning permission as a business park. It lies within
that part of the marina area outside the defined town centre and is identified
for mixed use development commensurate with its function as a major visitor
attraction - see policy To1 below). Development for retail use (A1 Use) will
not be permitted.
ix) Mill House
Existing developments in the Mill House area include the swimming baths
and multi-purpose sports hall, a bowling club and the Hartlepool United FC
Victoria Park ground. This is therefore an important focus for recreational
and leisure activities complementing the overall attraction of the town centre
and developments within the area should be for recreational or leisure use.
Recreational and leisure uses will be encouraged. Other uses will not be
permitted unless they are ancillary to the principal use of the area for
recreational and leisure activities.
60
x) The Marina
The main part of the Marina lies adjacent to the Town Centre. Over recent
years it has been substantially re-developed for a wide range of uses. The
Hartlepool Marina will continue to be developed for a mixture of uses which will
enhance its value as a major attraction for both residents and visitors. The uses
include tourist-related developments and other retail and leisure uses, together
with offices and residential accommodation.
61
POLICY
Com4
Part1
EDGE OF TOWN CENTRE AREAS
PROPOSALS FOR A RANGE OF USES WILL BE PERMITTED WITHIN
EDGE OF TOWN CENTRE AREAS AS SHOWN ON THE PROPOSALS
MAP PROVIDED THAT:
• THEY DO NOT ADVERSELY AFFECT THE CHARACTER
(APPEARANCE / FUNCTION) AND AMENITY OF THE AREA (SEE
POLICY GEP1), AND
• THEY ACCORD WITH POLICIES Com8, Com9. Com12, Rec13, Rec14,
Tra16, GEP7, HE1, HE7, HE8 AND HE10.
THE EDGE OF TOWN CENTRE AREAS AND THE RANGE OF USES OF
THE TOWN AND COUNTRY PLANNING (USE CLASSES) (AMENDMENT)
ORDER 2005 WHICH ARE EITHER ACCEPTABLE OR UNACCEPTABLE
IN THE INTERESTS OF AMENITIES ARE AS FOLLOWS:
1. AVENUE ROAD / RABY ROAD
•
RETAIL, OFFICES, RESIDENTIAL AND COMMERCIAL
USES (FALLING WITHIN CLASSES A1, A2, A3, B1 AND D1)
WILL BE PERMITTED;
•
DRINKING ESTABLISHMENTS, HOT FOOD TAKEAWAYS
OR GENERAL INDUSTRY (FALLING WITHIN CLASSES A4,
A5, B2 AND B8) WILL NOT BE PERMITTED.
2. WEST VICTORIA ROAD
•
OFFICE AND BUSINESS DEVELOPMENTS AND HEALTH
CARE USES (FALLING WITHIN CLASSES A2, B1 AND D1)
WILL BE PERMITTED;
•
SHOPS, DRINKING ESTABLISHMENTS, HOT FOOD
TAKEAWAYS (FALLING WITHIN CLASSES A1, A4 AND A5)
WILL NOT BE PERMITTED.
3. PARK ROAD WEST
•
RETAIL, OFFICES, RESIDENTIAL AND COMMERCIAL
USES (FALLING WITHIN CLASSES A1, A2, A3 AND B1)
WILL BE PERMITTED;
•
FURTHER DRINKING ESTABLISHMENTS AND HOT FOOD
TAKEAWAYS (FALLING WITHIN CLASSES A4 AND A5)
4. YORK ROAD SOUTH
•
RETAIL, OFFICES AND COMMERCIAL USES (FALLING
WITHIN CLASSES A1 and B1) WILL BE PERMITTED;
•
FINANCIAL AND PROFESSIONAL SERVICES, FURTHER
RESTAURANTS, DRINKING ESTABLISHMENTS AND HOT
FOOD TAKEAWAYS (FALLING WITHIN CLASSES A2, A3,
A4 AND A5) WILL NOT BE PERMITTED.
5. THE BREWERY AND STRANTON
•
62
RETAIL, OFFICES COMMERCIAL AND INDUSTRIAL USES
(FALLING WITHIN CLASSES A1, A3, B1, B2 AND B8) WILL
BE PERMITTED.
POLICY
Com4
part 2
6. EAST OF STRANTON
•
OFFICE AND BUSINESS AND INDUSTRIAL DEVELOPMENTS
(FALLING WITHIN USE CLASSES B1, B2 AND B8) WILL BE
PERMITTED;
•
A1 RETAIL DEVELOPMENT WILL NOT BE ALLOWED
UNLESS IT IS DEMONSTRABLY SERVES THE LOCAL AREA;
•
FINANCIAL AND PROFESIONAL SERVICES
WITHIN CLASS A2) WILL NOT BE PERMITTED.
(FALLING
7. LYNN STREET NORTH / MAINSFORTH TERRACE NORTH
•
OFFICE AND BUSINESS DEVELOPMENTS, EDUCATIONAL
AND LEISURE AND ENTERTAINMENT FACILITIES (FALLING
WITHIN USE CLASSES B1, B2, B8 AND D1) WILL BE
PERMITTED.
8. SOUTH OF MARITIME AVENUE
•
OFFICE AND BUSINESS DEVELOPMENTS, LEISURE AND
ENTERTAINMENT USES (FALLING WITHIN USE CLASSES
A2, A3, B1 AND C1) WILL BE PERMITTED;
•
RETAIL USE (FALLING WITHIN CLASS A1) WILL NOT BE
PERMITTED.
9. MILL HOUSE
•
RECREATIONAL AND LEISURE USES (FALLING WITHIN
USE CLASSES D1 & D2) WILL BE PERMITTED;
•
OTHER USES WILL NOT BE PERMITTED UNLESS THEY ARE
ANCILLARY TO THE PRINCIPAL USE OF THE AREA FOR
RECREATIONAL AND LEISURE ACTIVITIES.
10. MARINA
•
PROPOSALS FOR RETAIL, OFFICE, HOTEL, LEISURE AND
RESIDENTIAL DEVELOPMENT (FALLING WITHIN CLASSES
A1, A3, A4, A5, B1, C1, C2, C3, D1 AND D2) WILL BE
PERMITTED WITHIN THOSE PARTS OF THE MARINA AREA
LYING OUTSIDE THE TOWN CENTRE SUBJECT TO
POLICIES Com8, Com9 & Rec14.
CONDITIONS WILL BE ATTACHED TO PLANNING PERMISSIONS TO
CONTROL CHANGES OF USE WITHIN THE SAME B2 USE CLASS IN THE
INTERESTS OF AMENITY.
ANY PROPOSED USES NOT SPECIFIED ABOVE WILL BE CONSIDERED
ON THEIR MERITS TAKING ACCOUNT OF POLICY GEP1.
63
LOCAL CENTRES
5.29
Hartlepool town centre is identified in policy TC3 of the 2004 Tees Valley Structure
Plan as a major town centre. The Borough contains no other ‘town centres’ 4 , but
has a number of small centres serving the local community. These centres are
important in meeting the day to day shopping and other local needs of the
community, particularly those who are less mobile. On the post-war estates these
are provided in the form of small shopping parades. In the older areas of the town,
however, local facilities are generally more scattered, primarily in the form of ‘corner
shops’, but there are areas, such as along parts of Raby Road and Oxford Road,
where there are concentrations of local shops and services.
5.30
Outline planning permission exists for a new local centre to be provided at Middle
Warren on a site currently identified at the junction of Merlin Way with West View
Road.
The Section 106 Agreement 5 relating to the development of the Middle
Warren area as a whole specifies that the retail element of the local centre should not
exceed 1500sqm of gross floorspace.
5.31
The Borough Council wishes as far as practicable to encourage the retention of local
shops and other local services particularly where these are grouped together. The
local centres are shown on the proposals map and listed in Appendix 6 and include
the site for a new local centre at Middle Warren. Certain office and institutional uses
(such as building society branches and doctors’ surgeries) and in some
circumstances food and drink premises and small amusement centres are
appropriately located in these areas. However the Borough Council considers that
such uses should not be allowed in the local centres to the extent that the
characteristics and also the function of local centres in providing facilities to meet
local shopping and service needs are prejudiced. They should not give rise to
nuisance or disturbance to neighbours and where off-street parking is not available
there is a need to ensure that developments do not affect highway safety (see also
policy Com12 on food and drink premises).
5.32
A visually pleasing and safe shopping environment is important in ensuing that the
local centres remain viable and attractive to shoppers. The Borough Council through
various regeneration and crime prevention initiatives has sought to improve many of
these areas (see paragraphs 5.33 and 5.34 below). New shop fronts should be
appropriate to the street scene and security features such as shutters, lights, and
cameras should also be carefully integrated with building design and frontage layout.
4
Town centres are defined in Planning Policy Statement 6 (PPS6) as a centre providing a broad range of facilities and
services fulfilling a function as a focus for both the community and for public transport.
5
A Section 106 Agreement is a legal attached to the approval of a planning application through which the applicant and
others with a legal interest in the land agrees to undertake or pay for additional works or adhere to restrictions which could
not be dealt with by planning conditions alone.
64
POLICY
Com 5
LOCAL CENTRES
PROPOSALS FOR THE DEVELOPMENT OF SHOPS, LOCAL SERVICES
AND FOOD AND DRINK PREMISES (FALLING WITHIN CLASSES A1, A2,
A3, A4 A5 AND D1 OF THE TOWN AND COUNTRY PLANNING (USE
CLASSES) (AMENDMENT) ORDER 2005 WILL BE APPROVED WITHIN THE
LOCAL CENTRES WHERE:
i.
ii.
AMENITIES OF THE OCCUPIERS OF ADJOINING OR
NEIGHBOURING PROPERTIES OR ON THE HIGHWAY NETWORK
(SEE ALSO POLICIES GEP1, AND Com12), AND
THE SCALE, FUNCTION, CHARACTER, AND APPEARANCE OF
THE AREA IS MAINTAINED.
THE LOCAL CENTRES ARE LISTED IN APPENDIX 6 AND SHOWN ON THE
PROPOSALS MAP.
COMMERCIAL IMPROVEMENT AREAS
5.33
Three of the larger local centres in the older parts of the town (Raby Road, Murray
Street and the Headland Northgate) lie within designated Commercial Improvement
Areas. Other currently designated Commercial Improvement Areas are in Church
Street and at Seaton Carew. They were designated with a view to improving the
environmental quality of the areas, securing the commercial performance of
businesses, reducing the number of empty properties and unused upper floors of
premises, and providing improved commercial facilities for residents. Considerable
improvements have been carried out in these areas through City Challenge and, in
the case of Seaton Carew, through Urban Programme initiatives and the Heritage
Economic Regeneration Scheme (HERS) and in the Headland through the North
Hartlepool Partnership SRB programme (see Diagram 2.1).
5.34
The Borough Council will encourage further improvements by the private sector and
undertake environmental works on land in Commercial Improvement Areas where
resources allow.
In this respect, in West Central Hartlepool, the New Deal for
Communities programme has included resources to provided grants and to
undertake environmental improvements.
5.35
Further Commercial Improvement Areas will be considered to assist in the
enhancement of areas and to give support and increase the vitality and viability of
these commercial areas.
65
POLICY
Com 6
COMMERCIAL IMPROVEMENT AREAS
THE BOROUGH COUNCIL WILL ENCOURAGE ENVIRONMENTAL AND
OTHER IMPROVEMENT AND ENHANCEMENT SCHEMES IN DESIGNATED
COMMERCIAL IMPROVEMENT AREAS.
AS AT MARCH 2006, THE AREAS DESIGNATED ARE:
♦
♦
♦
♦
♦
HEADLAND NORTHGATE
RABY ROAD,
MURRAY STREET,
CHURCH STREET, AND
SEATON CAREW.
THE BOROUGH COUNCIL WILL CARRY OUT ENVIRONMENTAL AND
IMPROVEMENT SCHEMES WHERE POSSIBLE ON BOTH COUNCIL AND
PRIVATELY OWNED LAND.
THE BOROUGH COUNCIL WILL SEEK TO DECLARE
COMMERCIAL IMPROVEMENT AREAS AS APPROPRIATE.
FURTHER
TEES BAY RETAIL PARK
5.36
The Tees Bay retail park was initially constructed in the mid to late 1980s under the
terms of the Enterprise Zone scheme. The planning agreement attached to the
permission enabled the development of certain leisure uses including a sports hall,
cinema and fast food outlet, but restricted the type of goods sold from the retail units.
Some of the units built on the site have never been occupied and others have for
different reasons been vacated and never re-used.
5.37
The development is relatively remote from the residential areas of the town and not
particularly convenient for shoppers in terms of encouraging travel by modes of
transport other than the private car. Nevertheless the Borough Council has at times
encouraged the occupation of the vacant units and agreed in principle to relaxing to a
certain extent the restrictions on the uses.
It is proposed to extend the site
northwards towards Belle Vue Way where uses meeting the sequential approach and
tests on need and accessibility might be located.
5.38
The existing units on the Tees Bay site are seen as appropriate for the sale of bulky
goods in particular but not food and other convenience goods normally sold in the
town centre. The site may be appropriate also for leisure uses provided that there is
no significant adverse impact on the vitality and viability of the town centre.
Proposals for shopping involving the change of use of the existing units or the
erection of new units, however, would need to demonstrate need and that a
sequential approach has been followed as would proposals for leisure and other
commercial uses likely to attract a large number of visitors (see policies Com8 and
Rec14). The legal agreement will be amended to accord with planning permissions
granted.
5.39
The introduction of further uses into the enlarged area could help to stimulate further
investment provided that they meet the sequential test and the need is justified. In
this respect it is considered that additional leisure uses (including hotel
accommodation) and business uses could be appropriately located on the site.
66
POLICY
Com 7
TEES BAY MIXED USE SITE
TEES BAY IS IDENTIFIED FOR MIXED USES COMPRISING NON FOOD
RETAIL, LEISURE AND BUSINESS USES PROVIDED THAT THEY ACCORD
WITH POLICIES Com8, Com9 AND Rec14 RELATING TO SHOPPING AND
MAIN TOWN CENTRE USES AND LEISURE DEVELOPMENTS AND POLICY
Com12 RELATING TO FOOD AND DRINK.
LEGALLY BINDING AGREEMENTS WILL ALSO BE SOUGHT TO
CONTROL THE TYPE OF GOODS SOLD FROM RETAIL PREMISES.
MAJOR RETAIL AND OFFICE DEVELOPMENTS
5.40
As stated in paragraph 5.12 above a sequential approach should be adopted in the
consideration of shopping and major traffic generating proposals such as major
commercial and public office, entertainment and leisure developments.
The
approach means that first preference should be for town centre sites, followed by
edge of centre sites with preference given to sites which are or will be well-connected
to the centre and only then by out-of-centre sites in locations that are accessible by a
choice of means of transport and which are close to the centre and have high
likelihood of forming links with the centre.
5.41
The sequential approach for retail development to be adopted for Hartlepool in the
context of the above is therefore as follows:
1. the primary shopping area where land is allocated for further retail
development (see policies Com2 and Com3),
2. other sites within the town centre (subject to the provisions of policy
Com1,
3. edge of centre locations readily accessible to the primary shopping
area (see policy Com4),
4. Victoria Harbour, a regionally important regeneration area offering
opportunities for increased accessibility and integration with the
Marina edge of town centre area, then
5. other out-of-centre locations within the limits to development which are
accessible by a choice of means of transport, particularly public
transport, and which offer significant regeneration opportunities.
Travel plans aimed at delivering sustainable transport objectives should be
submitted for retail developments over 1000 sq.m. gross (see paragraph 8.71).
Where appropriate the Borough Council may impose planning conditions or
negotiate legally binding agreements to secure improvements to public
transport, cycling and pedestrian accessibility to approved developments
5.42
The Hartlepool Retail Survey (updated 2005) found that there is currently no further
capacity for new convenience floorspace and no capacity for convenience floorspace
up to 2011 largely due to the opening in March 2004 of the WM Morrison’s store at
Clarence Park. The town centre demonstrates a distinct lack of a large department
67
store and a deficiency of major national retailers. It is considered that the southern
and western extension to the Middleton Grange Shopping centre could provide the
opportunity for new comparison floorspace.
This extension would absorb any
capacity for comparison goods in the medium term. The study also recommended
that stand alone retail warehouse stores should not be permitted unless the
qualitative offer is considered exceptional.
5.43
The Retail Study emphasises that there has been a sporadic distribution of retail
warehousing around the Borough and it would be preferable to form a better critical
mass of such retailing.
To encourage such a consolidation there may be
opportunities, by means of planning agreements (see policy GEP9) to rationalise or
relocate some existing facilities in the event of planning permission being granted for
additional floorspace on sites meeting the sequential approach outlined in policy
Com8 below. Such negotiated obligations could facilitate the relocation of existing
less accessible shopping facilities to more sustainable sites served by transport other
than the private car.
Opportunities will be sought to secure the cessation of
inappropriately located retail sites and any necessary clearance and after use
treatment to achieve significant environmental improvements of such sites.
5.44
A retail impact assessment will need to be submitted with any proposal for major
retail development outside the primary shopping area to ensure that it will not harm
the vitality and viability of the town and local centres.
5.45
Although smaller scale convenience goods stores below 500 square metres are
found in the primary shopping area of the town centre, very often they serve a more
local function. In order to ensure that this type of store serves the local community
they should as far as practical be located in or close to the local centres. Where
such sites cannot be made available they should be located in areas well served by
public transport and be easily accessible to customers travelling on foot or by cycle.
In particular proposals for stores over 1000 sq.metres (10,750 sq.ft.) should be
accompanied by travel plans aimed at delivering sustainable transport objectives and
where appropriate the Borough Council may impose planning conditions or negotiate
legally binding agreements to secure improvements to public transport, cycling and
pedestrian accessibility to approved developments.
68
POLICY
Com8
SHOPPING DEVELOPMENT
THE PREFERRED LOCATIONS FOR SHOPPING DEVELOPMENT ARE:
WITHIN HARTLEPOOL TOWN CENTRE AS INDICATED
ON THE PROPOSALS MAP,
EDGE-OF-CENTRE SITES (AS SET OUT IN POLICY
Com4),
THE OUT OF CENTRE VICTORIA HARBOUR
REGENERATION AREA, THEN
OTHER OUT OF CENTRE LOCATIONS ACCESSIBLE
BY A CHOICE OF MEANS OF TRANSPORT AND
WHICH
OFFER
SIGNIFICANT
REGENERATION
BENEFITS.
ALL PROPOSALS FOR RETAIL DEVELOPMENT FOR 500 SQUARE METRES
GROSS OR MORE AND LOCATED OUTSIDE THE PRIMARY SHOPPING
AREA WILL BE REQUIRED
TO DEMONSTATE NEED,
TO JUSTIFY THAT THE SCALE IS APPROPRIATE TO
THE AREA, AND
TO
DEMONSTRATE
THAT
THE
SEQUENTIAL
APPROACH ON LOCATION HAS BEEN FOLLOWED.
FOR RETAIL PROPOSALS BETWEEN 500 SQUARE METRES GROSS AND
2499 SQUARE METRES GROSS THE APPLICANT SHOULD AGREE WITH
THE BOROUGH COUNCIL PRIOR TO ANY SUBMISSION OF PLANNING
APPLICATION WHETHER A RETAIL IMPACT ASSESSMENT WILL BE
REQUIRED.
THE BOROUGH COUNCIL IN DETERMINING WHETHER A
RETAIL IMPACT ASSESSMENT IS REQUIRED WILL TAKE ACCOUNT OF:THE LIKELY EFFECT ON THE VITALITY AND VIABILITY
OF THE TOWN CENTRE AND NEARBY CENTRES,
THE LIKELY EFFECT ON LOCAL CENTRES, AND
THE APPROPRIATENESS OF THE SCALE OF
DEVELOPMENT.
ALL RETAIL PROPOSALS OVER 2500 SQUARE METRES GROSS MUST BE
ACCOMPANIED BY A RETAL IMPACT ASSESSMENT
FOR
DEVELOPMENTS
OVER
1000
SQUARE
METRES
AND
CONSIDERATION MAY BE GIVEN, WHERE APPROPRIATE, TO THE USE OF
PLANNING CONDITIONS AND/OR LEGALLY BINDING AGREEMENTS TO
SECURE THE IMPROVEMENT OF PUBLIC TRANSPORT, CYCLING AND
PEDESTRIAN ACCESSIBILITY TO THE DEVELOPMENT (SEE POLICY
Tra20).
THE BOROUGH COUNCIL WILL SEEK LEGALLY BINDING AGREEMENTS
TO SECURE THE RATIONALISATION OF RETAIL PROVISION (SEE POLICY
GEP9 AND SUPPLEMENTARY NOTE 8).
CONDITIONS WILL BE ATTACHED TO PLANNING PERMISSIONS TO
CONTROL HOURS OF OPERATIONS IN THE INTERESTS OF AMENITY.
69
5.46
Offices attracting large numbers of visitors should also, as far as practicable, be
located in the town centre. There is some vacant office accommodation in the town
centre including 18,700sq.ft at Titan House. Other sites within the edge of town
centre areas which could accommodate office uses (subject to the sequential
approach in Com9) include the marina site fronting Maritime Avenue (see policies
Com4 and Com8) and Lynn Street North / Mainsforth Terrace North (see paragraph
5.19a (viii) and Policies Com4 and Com7).
5.47
Office uses falling within Class B1 of the Use Classes Order could be located in the
town centre, although they may also located on industrial sites.
POLICY
Com9
MAIN TOWN CENTRE USES
RETAIL, OFFICE, BUSINESS, CULTURAL, TOURISM DEVELOPMENTS,
LEISURE, ENTERTAINMENT AND OTHER MAIN TOWN CENTRE USES LIKELY
TO ATTRACT LARGE NUMBER OF VISITORS SHOULD BE LOCATED IN THE
TOWN CENTRE AS DEFINED ON THE PROPOSALS MAP.
PROPOSALS FOR SUCH USES OUTSIDE THE TOWN CENTRE WILL ONLY BE
ACCEPTABLE WHERE THE NEED FOR THE DEVELOPMENT HAS BEEN
JUSTIFIED.
WHERE A NEED HAS BEEN JUSTIFIED FOR THE DEVELOPMENT, PROPOSALS
MUST ALSO DEMONSTRATE THAT THE SCALE AND NATURE OF THE
DEVELOPMENT ARE APPROPRIATE TO THE CHARACTER OF THE AREA AND
THAT THE VITALITY AND VIABILITY OF THE TOWN CENTRE AND OTHER
CENTRES ARE NOT PREJUDICED.
FOR PROPOSALS OUTSIDE THE TOWN CENTRE A SEQUENTIAL APPROACH
FOR SITE SELECTION WILL BE APPLIED. SUCH LOCATIONS MUST BE
ACCESSIBLE AND WELL SERVED BY A CHOICE OF MEANS OF TRANSPORT.
THE PREFERRED SEQUENCE OF LOCATIONS IS AS FOLLOWS:
1.
EDGE-OF-CENTRE SITES INCLUDING THE MARINA (AS SET
OUT IN POLICY Com4), THEN
2.
THE OUT OF CENTRE VICTORIA HARBOUR REGENERATION
AREA (SEE POLICY Com15), THEN
3.
OTHER OUT OF CENTRE LOCATIONS ACCESSIBLE BY A
CHOICE OF MEANS OF TRANSPORT AND WHICH WILL
BRING SIGNIFICANT REGENERATION OPPORTUNITIES.
DEVELOPMENT PROPOSALS SHOULD ALSO ACCORD WHERE RELEVANT
WITH POLICIES Com8 (SHOPPING DEVELOPMENT), To9 (TOURIST
ACCOMMODATION) REC14 (MAJOR LEISURE USES) AND Com12 (FOOD &
DRINK).
TRAVEL PLANS SHOULD BE PREPARED TO ACCOMPANY PROPOSALS FOR
LARGE SCALE DEVELOPMENTS AND CONSIDERATION WILL BE GIVEN TO
THE USE OF PLANNING CONDITIONS AND/OR LEGALLY BINDING
AGREEMENTS TO SECURE THE IMPROVEMENT OF PUBLIC TRANSPORT,
CYCLING AND PEDESTRIAN ACCESSIBILITY TO THE DEVELOPMENT (SEE
POLICY Tra20).
5.48
70
Proposals for major leisure developments should accord with policy Rec14 below.
RETAILING IN INDUSTRIAL AREAS
5.49
POLICY
Com10
The Borough Council does not consider that new retail developments are appropriate
on land identified for industrial purposes for a number of reasons. The Council
wishes to concentrate shopping provision in the town centre and local centres, which
are readily accessible to the public by means of transport other than the private car.
Most industrial sites are either distant from or on the periphery of housing areas.
Further, whilst there is likely to be adequate industrial land to meet foreseeable
requirements, new retailing activity in industrial areas may prejudice the types of
industrial developments that could be located in its vicinity. Certain retail uses,
however, including those combining industrial and retail activities or serving the
working population of the immediate area may be appropriately located in industrial
areas.
RETAILING IN INDUSTRIAL AREAS
RETAIL DEVELOPMENT WHICH WOULD BE APPROPRIATELY LOCATED IN
THE TOWN CENTRE WILL NOT BE PERMITTED IN IDENTIFIED INDUSTRIAL
AREAS.
SUBJECT TO POLICY Com8 TYPES OF RETAILING WHICH MAY BE
ACCEPTABLE IN INDUSTRIAL AREAS INCLUDE THE FOLLOWING:
♦
♦
♦
RETAIL OUTLETS ANCILLARY TO THE MAIN USE OF PREMISES AS
MANUFACTURING UNITS,
MOTOR VEHICLE DEALERSHIPS, PETROL FILLING STATIONS AND
CAR WASHES, AND
PLUMBERS AND BUILDERS MERCHANTS PRIMARILY SERVING
TRADE CUSTOMERS
A3, A4, A5 (FOOD AND DRINK) USES PRIMARILY SERVING PEOPLE
WORKING IN THE AREA MAY ALSO BE ACCEPTABLE.
PETROL FILLING STATIONS
5.50
There is one petrol filling station complex in the Borough serving traffic travelling
along on the A19. However there are service areas at Wolviston immediately to the
south and at Easington to the north. Thus there is no need for new sites to provide
additional facilities for through traffic on this road. Facilities alongside other roads in
the Borough should be located within the main urban area of the town, to be available
as a service both to motorists within and coming into the town. Owing to the nature
of the developments they are best located away from residential areas, preferably
either in or near local shopping areas or in industrial areas.
5.51
The primary function of petrol filling stations is selling fuels and related motoring
accessories, but many also sell other convenience goods including tinned and frozen
goods not directly related to the needs of the travelling motorist. In instances where
this may undermine the viability of nearby local shops it may be appropriate to restrict
the area permitted for retailing.
71
POLICY
Com11
PETROL FILLING STATIONS
PETROL FILLING STATIONS WILL BE PERMITTED WITHIN THE URBAN
AREA OF HARTLEPOOL PROVIDED THAT:
i.
ii.
iii.
AMENITIES OF ADJOINING OR NEARBY RESIDENTS OR ON THE
CHARACTER AND APPEARANCE OF THE AREA,
THEY WILL NOT LEAD TO TRAFFIC CONGESTION OR
OTHERWISE ADVERSELY AFFECT HIGHWAY SAFETY, AND
ASSOCIATED RETAIL PROVISION IS SUBJECT TO POLICY
Com8.
PLANNING CONDITIONS MAY BE ATTACHED TO APPROVALS
RESTRICTING THE AREA ALLOWED FOR ASSOCIATED RETAILING IN
ORDER TO PROTECT THE VITALITY AND VIABILITY OF NEARBY LOCAL
SHOPPING AREAS.
FOOD AND DRINK
5.52
The Use Classes (amendment) Order 2005 covers a variety of food and drink
premises. Class A3 includes restaurants, snack bars and cafes whilst A4 covers
pubs and restaurant. A separate A5 class relates to hot food take-aways. Planning
permission is now required to change from one use class to another food and drink
use class.
These uses can give rise to different types of ‘nuisance’ not usually associated with
other retail uses including noise, disturbance, litter, and smell, and in the case of hot
food takeaways in particular, problems of highway safety associated with short term
casual parking. Thus such uses are best located in parts of the town centre, some
mixed use areas and in local centres away from residential properties and where they
do not detract from the character, function and appearance of the area. They are
not generally appropriate in predominantly residential areas.
5.53
Careful consideration therefore needs to be given to proposals for food and drink
uses even those located in commercial areas where there may also be residential
accommodation. Notwithstanding any requirement for licensing of premises under
separate legislation (including the Licensing Act 2003), conditions can be attached to
planning permissions for such uses to protect the amenity of the surrounding area.
Such conditions can restrict opening hours where there are nearby residential
properties. They can also require the provision of ventilation and sound insulation
where necessary. In order to mitigate the effects of developments, contributions
may be negotiated and legal agreements may be sought to cover such items as
security and litter clearance. (see Policy GEP9 and Supplementary Note 8).
5.54
Where proposals for food and drink uses are likely to give rise to noise and
disturbance nuisance, particularly during the night and early morning, they should
accord with the provisions of policy Rec13 which seeks to direct uses operating at
unsocial hours to limited areas within Church Street and parts of the Marina.
72
POLICY
Com 12
FOOD AND DRINK
PROPOSALS FOR FOOD AND DRINK DEVELOPMENTS (FALLING WITHIN
CLASS A3, A4 AND A5 OF THE TOWN AND COUNTRY PLANNING (USE
CLASSES) (AMENDMENT) ORDER 2005 WILL ONLY BE PERMITTED
WHERE:
i.
ii.
iii.
iv.
THE OCCUPIERS OF ADJOINING OR NEARBY PROPERTIES BY
REASON OF NOISE, DISTURBANCE, SMELL, OR LITTER,
THEY WILL NOT LEAD TO TRAFFIC CONGESTION OR
OTHERWISE ADVERSELY AFFECT HIGHWAY SAFETY,
THERE IS NO ADVERSE EFFECT ON THE CHARACTER,
APPEARANCE AND FUNCTION OF THE SURROUNDING AREA,
AND
WHERE LOCATED IN INDUSTRIAL AREAS, THEY ACCORD WITH
POLICY Com10.
IN ORDER TO PROTECT THE AMENITY OF THE AREA, PLANNING
CONDITIONS WILL BE ATTACHED TO PERMISSIONS:
♦
♦
♦
TO RESTRICT THE HOURS OF OPENING,
TO ENSURE THE PROVISION OF SATISFACTORY VENTILATION
AND SOUND INSULATION, AND/OR
TO EXCLUDE CHANGE TO OTHER USES WITHIN THE SAME
CLASS.
HOT FOOD TAKEAWAY USES (A5 USE CLASS) WILL NOT BE PERMITTED
IN PREDOMINANTLY RESIDENTIAL AREAS WHERE THEY ADJOIN
RESIDENTIAL PROPERTIES.
PROPOSALS FOR FOOD AND DRINK USES SHOULD ALSO ACCORD WITH
THE PROVISIONS OF POLICY Rec13.
WHERE
NECESSARY
DEVELOPER CONTRIBUTIONS WILL BE
NEGOTIATED TO MITIGATE THE EFFECTS OF DEVELOPMENTS AND
LEGAL AGREEMENTS WILL BE SOUGHT (SEE POLICY GEP9 AND
COMMERCIAL USES WITHIN RESIDENTIAL AREAS
5.55
In the older areas of the town, there are pockets of small industrial, business,
shopping or other commercial uses sometimes intermingled with other uses. These
are not of a sufficient intensity to be included within the defined local centres and are
generally located within larger areas where housing predominates. An intensification
of non-residential uses, for example, by large extensions to existing premises or new
use of dwellings, may cause difficulties relating to parking and servicing, and may
harm the amenities of the occupiers of residential properties in particular.
5.56
Policy Com5 seeks to concentrate commercial development in the defined local
centres. The Borough Council will therefore in general support proposals involving
the redevelopment or conversion to residential use of commercial properties located
in housing areas (see policy Hsg7) except where, as in the case of ‘corner shops’ for
example, they provide an essential local service (see policy Rur6).
73
5.57
POLICY
Com13
Some larger non-residential properties located within their own grounds, however,
could be appropriately retained for commercial uses (including offices and smallerscale leisure developments) subject to the potential impact on the amenities of the
surrounding area and on its character. In this respect, such developments should be
able to satisfactorily accommodate car parking and servicing requirements within the
curtilage of the property.
COMMERCIAL USES IN RESIDENTIAL AREAS
PROPOSALS FOR INDUSTRIAL, BUSINESS, LEISURE AND OTHER
COMMERCIAL DEVELOPMENT, OR FOR THEIR EXPANSION, WILL NOT BE
PERMITTED IN PREDOMINANTLY RESIDENTIAL AREAS OUTSIDE THE
DEFINED LOCAL CENTRES UNLESS:
i.
ii.
iii.
iv.
PREMISES BY REASON OF NOISE, SMELL, DUST OR EXCESSIVE
TRAFFIC GENERATION,
THE DESIGN, SCALE AND IMPACT IS COMPATIBLE WITH THE
CHARACTER AND AMENITY OF THE SITE AND THE
SURROUNDING AREA, AND
APPROPRIATE SERVICING AND PARKING PROVISION CAN BE
MADE (SEE SUPPLEMENTARY NOTES 1 AND 2), AND
THEY ACCORD WITH THE PROVISIONS OF Com8, Com9 AND
Rec14.
WORKING FROM HOME
5.58
Working from home can involve a range of activities from running a catalogue agency
to repairing cars. Some may have little or no impact on surrounding properties.
Others may cause significant problems. Planning permission is often not required
provided that the main use of the dwelling remains as a family home, there are no
employees at the house, and there is no nuisance caused to neighbouring properties.
Nuisance can be caused by the nature of the activity itself giving rise to noise, dust,
fumes etc., or by an increase in traffic generated by deliveries or callers.
5.59
Planning permission is required, however, where the business becomes dominant or
intrusive and changes the overall character of a dwelling house as a residence. The
Borough Council in such circumstance will not normally grant permission.
POLICY
Com14
BUSINESS USES IN THE HOME
PROPOSALS FOR BUSINESS ACTIVITIES IN THE HOME WHICH REQUIRE
PLANNING PERMISSION WILL NOT BE APPROVED UNLESS:
i.
ii.
74
PROPERTIES, OR ON THE CHARACTER OF THE PREMISES OR
ITS AREA, BY REASON OF THE GENERATION OF VISITORS,
TRAFFIC, NOISE, DUST, SMELL, VIBRATION OR FUMES, AND
THE DOMESTIC APPEARANCE OF THE PROPERTY IS NOT
SIGNIFICANTLY ALTERED.
MIXED USE AREAS
5.60
The identification, in the 1994 Hartlepool Local Plan, of parts of the central area of
Hartlepool as locations for a wide range of uses has enabled their substantial
regeneration as vibrant and viable amenities for both residents and visitors to the
town. In particular, the Church Street and the Marina areas have been regenerated
and now contain a wide range of uses including shopping, leisure facilities and
residential accommodation. This plan includes the Church Street area and a small
part of the Marina within the town centre, for a wide range of uses and also continues
to identify the main part of the Marina area for mixed use development (see policy
Com4). In addition it identifies several additional areas (Victoria Harbour /North
Docks, Hartlepool Headland and land west of the A179 which are also appropriate for
mixed development as part of regeneration and/or redevelopment initiatives (see
policies Com15, Com16 and Com17 below).
Victoria Harbour/ North Docks
5.61
The Victoria Harbour Master Plan proposes a substantial number of units of high
quality housing together with commercial and office development. There will be
scope for a major tourist-leisure focus which will capitalise on the assets of the site,
attract visitors, and generate additional economic benefits to the town and the wider
Tees Valley area. The proposals also include:
• retail warehousing, convenience and speciality shopping; (subject to
policy Com8);
• construction of a new pedestrian/cycleway bridge linking Victoria
Harbour with the Headland;
• provision of open space and a coastal promenade;
75
•
•
•
POLICY
Com 15
improved accessibility and linkages through public and private transport
to the Headland, Marina and town centre;
provision of a range of community facilities and services; and
appropriate community, health and education provision.
VICTORIA HARBOUR/ NORTH DOCKS MIXED USE SITE
PROPOSALS FOR DEVELOPMENT AT VICTORIA HARBOUR /THE NORTH
DOCKS WILL BE PERMITTED FOR A MIXTURE OF USES WHERE THEY
TAKE ACCOUNT OF THE SITE’S UNIQUE POTENTIAL INCLUDING ITS
WATER FRONT LOCATION AND ITS LINKS TO THE MARINA AND THE
HEADLAND.
PROPOSALS FOR RETAIL, BUSINESS, OFFICE, HOTEL, TOURISM,
LEISURE AND RESIDENTIAL DEVELOPMENT (FALLING WITHIN
CLASSES A1, A3, A4, A5, B1, C1, C3, D1 AND D2 OF THE TOWN AND
COUNTRY PLANNING (USE CLASSES) (AMENDMENT) ORDER 2005 WILL
BE PERMITTED PROVIDED THAT THEY:
i.
DO NOT SIGNIFICANTLY ADVERSELY AFFECT THE
AMENITIES OF THE OCCUPIERS OF ADJOINING OR
NEARBY PROPERTIES,
ii. DO NOT UNDULY CONSTRAIN CONTINUING PORT AND
PORT RELATED OPERATIONS, AND
iii. SATISFY POLICIES Com8, Com9 AND Rec14.
PROPOSALS FOR PORT, PORT RELATED DEVELOPMENT OR GENERAL
INDUSTRY WILL BE APPROVED SUBJECT TO THE GENERAL
ENVIRONMENTAL PRINCIPLES SET OUT IN POLICY GEP1.
A HIGH QUALITY OF DESIGN WILL BE REQUIRED AND SUBSTANTIAL
LANDSCAPING SHOULD BE PROVIDED WHERE DEVELOPMENTS
BOUND THE A179 MARINA WAY AND A1048 HEADLAND APPROACH (see
POLICY GEP7). DEVELOPMENT PROPOSALS SHOULD TAKE ACCOUNT
OF THE NEED FOR:
♦
♦
♦
♦
FLOOD RISK ASSESSMENT (see POLICY Dco2),
SAFE AND CONVENIENT PEDESTRIAN AND CYCLE ROUTES
INCLUDING THE COASTAL WALKWAY (SEE POLICIES Rec9,
Tra5 AND Tra8),
APPROPRIATE PUBLIC ACCESS TO WATERFRONT AND
COASTAL AREAS, AND
APPROPRIATE DESIGN AND OTHER REQUIREMENTS AS SET
OUT IN POLICIES Hsg6, Hsg9, GEP7, GEP9 AND HE3.
Hartlepool Headland
5.62
The Headland is the original core of the town and has a long history with associations
with St Hilda and with seafaring. Despite its historic importance, clearances and a
lack of investment has resulted in a neglected asset and the area is now included
within the North Hartlepool Partnership’s single regeneration budget programme.
The vision for the Headland set out in the regeneration study for the Headland 6
‘is to reclaim a bold and proud identity for the area and its people by promoting a
6
‘Hartlepool Headland Regeneration Study’ prepared by the SQW/BBP Partnership for One North East and Hartlepool
Borough Council – May 2000.
76
comprehensive programme of sustainable regeneration that will make the most of its
exciting assets, develop a sound economic base and create an attractive
environment for the community, visitors, businesses and investors’.
5.63
Investment in the Headland has been limited and the study considers that there is a
need for substantial public investment to create the environment to encourage new
private development. There are several key sites and buildings within the Headland
which offer opportunities for mixed use development including tourism and
community facilities, housing and some specialist retail and small workshop
development. These sites include:
♦ the Nun Street area which may be included in a commercial improvement
area;
♦ the Middlegate area, where housing together with commercial uses
sensitive to the historic character of the area could be developed around a
town square; and
♦ the Manor House / Friarage site, where there may be opportunities for
tourism/community facilities and limited infill housing development.
5.64
Land bounding Victoria Harbour (Kafiga Landing and Heerema site) is an area with
important water frontage within the Headland area. The site is included as part of
the Victoria Harbour / North Docks mixed use site where development may include a
major tourism attraction in association with visitor-oriented retail use, small craft
workshops and quality housing (see policy Com15).
5.65
It will be important that developments in the Headland respect the maritime and
Christian heritage of the area and those within or adjoining the conservation area will
need to preserve or enhance its special character (see policies HE1 and HE3 below).
The Headland also has important wildlife interests. Development proposals should
seek to ensure that there is no significant adverse effect on the wildlife interest of the
area.
77
POLICY
Com16
HEADLAND – MIXED USES
THE BOROUGH COUNCIL WILL ENCOURAGE
DEVELOPMENT ON THE HEADLAND WHICH WILL:
♦
♦
♦
PROPOSALS
FOR
STRENGTHEN TOURISM AND ESTABLISHED ECONOMIC
ACTIVITIES TO INCREASE LOCAL EMPLOYMENT AND
PROSPERITY FOR THE AREA, OR
WIDEN THE MIX OF HOUSING INVESTMENT TO MEET LOCAL
NEEDS, AND
CONSERVE AND RENEW THE ENVIRONMENTAL HERITAGE OF
THE AREA TO PROTECT AND REINFORCE ITS HISTORIC
IDENTITY.
PROPOSALS FOR SMALL-SCALE RETAIL, OFFICES AND WORKSHOPS,
LEISURE AND EDUCATIONAL USES AND HOUSING DEVELOPMENTS
(INCLUDING A MIXTURE OF SUCH USES) WILL BE APPROVED IN THE
FOLLOWING MIXED USE AREAS WHERE THEY MEET ANY OF THE ABOVE
AIMS AND PROVIDED THAT:
i.
ii.
iii.
iv.
THEY ARE OF AN APPROPRIATE SCALE AND COMPLEMENT
THE HISTORIC AND CULTURAL CHARACTER OF THE AREA
(SEE ALSO POLICIES HE1 AND HE3),
THERE IS NO SIGNIFICANT ADVERSE EFFECT ON THE AMENITY
OF THE OCCUPIERS OF ADJOINING AND NEARBY PROPERTIES
AND THE NEW DEVELOPMENT,
THEY DO NOT UNDULY CONSTRAIN THE COMMERCIAL
OPERATIONS OF NEARBY OCCUPIERS, AND
WILDLIFE INTEREST OF THE AREA.
THE MIXED USE AREAS ARE:
a.
b.
c.
MIDDLEGATE,
NUN STREET, AND
THE MANOR HOUSE.
WHERE APPROPRIATE, THE BOROUGH COUNCIL WILL ACQUIRE LAND,
BY COMPULSORY PURCHASE WHERE NECESSARY, IN ORDER TO
FACILITATE DEVELOPMENT (SEE POLICY GEP15).
Land West of the A179
5.66
78
The construction of the A179 dual carriageway northwards through the Greenland
Road industrial area effectively segregated the land west of the new road from the
main part of the docks and associated industrial land. The railway siding to the
docks runs on an embankment through the northern part of this area. The land to
the south of the siding closest to the mixed-use marina area is highly visible from the
new road.
It could therefore provide an attractive location to a range of
developments including offices and other commercial developments such as drivethru restaurants, budget hotels or car sales showrooms seeking a main road
frontage. The Borough Council considers the land should no longer be identified for
general industrial or port-related uses for which adequate land is identified in policies
Ind5 and Ind7 above.
5.67
Convenience retailing is not considered appropriate on this land as it is not well
located in relation to housing in the area. Shops selling comparison goods and
requiring large areas of land for storage (bulky goods stores) will only be acceptable
if the criteria set out in policy Com8 above are met.
5.68
Development on this land will have to be particularly well-designed and landscaped
as the area is bounded by the main transport routes through the town (both road and
rail) and is also overlooked by housing in Lancaster Road.
POLICY
Com17
LAND WEST OF A179 / NORTH OF MIDDLETON ROAD
PROPOSALS
FOR
COMMERCIAL
DEVELOPMENTS,
EXCLUDING
CONVENIENCE RETAILING, BUT INCLUDING OFFICES, LEISURE
FACILITIES, AND OTHER USES WHICH BY THEIR NATURE WOULD BE
APPROPRIATELY LOCATED ON A MAIN ROAD FRONTAGE, WILL BE
APPROVED ON THE LAND WEST OF THE A179 (NORTH OF MIDDLETON
ROAD) PROVIDED THAT:
i.
ii.
iii.
THEY DO NOT ADVERSELY AFFECT THE VITALITY AND
VIABILITY OF THE TOWN CENTRE AND LOCAL CENTRES,
THEY ARE TO A PARTICULARLY HIGH STANDARD OF DESIGN
AND LANDSCAPING, AND
THEY COMFORM TO RELEVANT POLICIES Com8 (SHOPPING
DEVELOPMENT) Com9 (MAIN TOWN CENTRE USES) AND Rec14
(MAJOR LEISURE DEVELOPMENTS).
79
80
6.
TOURISM
Introduction
6.1
The development of tourism is closely linked to the image of the town, its
recreational, cultural and leisure facilities, and to its natural assets such as the
beaches and dunes. As a result, leisure, recreation and the natural environment are
all closely linked. Tourism has become an integral part of the economy – directly, in
terms of providing jobs and indirectly, in terms of attracting visitors and spending into
the town. In 2003, tourism expenditure was worth £30.19 million to the economy of
Hartlepool. This was an increase of 18% from 1999.
6.2
Aspects of tourism, such as business tourism, short and specialist breaks and
particularly day visits are likely to grow in importance. In recent years, much of the
Marina has been developed (including the Historic Quay and Museum of Hartlepool
together with Jackson’s Landing and other shopping attractions). In addition to this,
Christ Church has been converted into an art gallery and tourist information centre
and its tower used as a viewing point. These add to existing attractions such as St.
Hilda's Church and the Headland, HMS Trincomalee, archaeological and nature
conservation sites and the Scheduled Ancient Monuments.
6.3
The Hartlepool Community Strategy seeks to support and develop Hartlepool’s
tourism industry especially in the Marina/Town Centre, Seaton Carew and the
Headland. Tourism development in the built-up area of Hartlepool is thus being
promoted on these three fronts:
•
town centre/marina as the main attraction catering for a range of visitor
interests including specialist shopping, restaurants and museums,
•
the Headland, the historic core of Hartlepool, suitable for tourism-related
projects of a potentially more modest scale,
•
Seaton Carew providing opportunities for the further development of
seaside based recreational and leisure activities.
The Victoria Harbour area is now seen as a key location for tourism development
over the coming years. The site will build on the existing critical mass of tourism
developments, providing crucial links between tourism areas at the Marina / town
centre and the Headland.
6.4
Other visitor attractions in Hartlepool include Summerhill and the important nature
conservation sites along much of the coast such as the Teesmouth Field Centre and
the National Nature Reserve.
6.5
An increase in tourist interest could result in new jobs being created in the town in the
service sector. This would help to balance the employment structure of the town as,
in addition to the direct jobs supported at established tourist projects
(attractions/hotels etc.), employment will also be created elsewhere in the economy
as the projects use their income to buy in goods and services from the surrounding
area. In addition to these primary effects, secondary employment effects would be
generated as visitors, attracted to the town by the projects, spend money outside the
projects in the surrounding businesses.
6.6
Tourism projects can have a positive impact on people’s image of an area and can
lead to increased confidence and the likelihood of investment. Local residents have
81
a role to play in changing the perceptions of others, especially as a high proportion of
tourists will be visiting friends and relatives rather than staying in commercial
accommodation. Hartlepool has a higher proportion of visitors in this respect than
the rest of the Northumbria Tourist Board area. It is equally important that tourism
projects can change the attitude of developers towards investment in the area, if the
correct image can be conveyed.
6.7
The Borough Council does not expect to solve the problems of unemployment in the
town through tourism alone. Tourism and the economic benefits it generates can,
however, play a role in complementing the continuing future of Hartlepool. This is
reflected in the Tees Valley Partnership Single Programme Action Plan which
includes a package of tourism related regeneration projects including HMS
Trincomalee project, Hartlepool Events and the Tourism Strategy. The Borough
Council will actively seek the development of major visitor attractions, which may
attract lottery funding and further private investment.
6.8
Hartlepool has many valuable assets which can be utilised to attract tourists such as
its historical and maritime heritage. Surveys show that more than a third of all
visitors who come to the town do so because of its maritime heritage and
connections with the sea. Its coastal areas offer great potential for the provision of
those new leisure-based attractions which can complement wildlife interests such as
nature reserves and nature conservation interpretative facilities.
Emerging Regional Spatial Strategy
6.9
Policy 16 of the Submission Draft Regional Spatial Strategy sets out the framework
for developing new and improving existing tourism developments within the region. It
recognises that there has been considerable investment and growth in the sector and
that this growth is expected to continue. It states that tourist facilities and services
that will increase the international and national profile and attractiveness of the region
should be supported and developed in both urban and rural areas.
6.10
The Tees Valley Structure Plan addresses tourism through its policies L1, L9 and
L10. Policy L1 sets out the broad framework for tourism development in the Tees
Valley in terms of its most suitable location, accessibility and environmental impact.
In policy L9, the structure plan identifies the need for an increased range and choice
of tourist facilities and also the need to encourage the use of public transport serving
them. Policy L10 highlights the need for a sustainable relationship between tourism
and the environment.
It states that tourism must not be allowed to have
unacceptable impacts on its surrounding environment.
6.11
The Borough Council has taken these strategic policies relating to tourism into
account and has developed tourism policies in the local plan to complement them.
6.12
In conjunction with the main aim of the plan, the following objectives are particularly
relevant to tourism;
A1
A2
A4
82
opportunities
A6
A7
B3
B4
C1
C3
C5
C8
C9
C10
D2
D3
industrial areas
leisure and cultural developments to cater for the whole community
to protect and encourage the development of local shopping, leisure
sporting and recreational and other community facilities at locations
convenient to main neighbourhoods
to ensure that developments do not have an adverse impact on the quality
of life of the population of Hartlepool
to preserve and enhance the quality, character and setting of Conservation
Areas, Listed Buildings and areas of archaeological and historic interest
to seek to create a green network within the main urban area to direct the
future protection, management and improvement of open space for people
and wildlife
to protect and enhance the countryside and coastal areas, and to make
them more accessible for the benefit of the residents of, and visitors to, the
Borough
land and buildings
car.
THE TOWN CENTRE AND THE MARINA
6.13
This local plan will seek to pursue the development of the town centre as the main
shopping, commercial and social centre of Hartlepool (see policy Com1 above).
With the continued improvements to Middleton Grange Shopping Centre and the
attractive open spaces of Victory, Wesley and Church Squares now completed, much
of the town centre creates a positive impression on visitors to the town. The West
Central New Deal for Communities (NDC) area may provide opportunities to
encourage further improvement and development in the town centre that will be to
the well being of residents of the area and its increased attractiveness to visitors.
6.14
The marina area has also developed significantly over the last ten years, with various
developers on site, complementing the major improvements achieved in the town
centre under the City Challenge programme. The Marina is identified as an area for
mixed uses including leisure facilities and residential accommodation (see Policy
Com4/10 above) and will continue to be a major focus for tourism activity and be
further enhanced to increase its attractiveness to potential investors and tourists. In
this respect, the protection of waters within the marina complex is important for the
continued attractiveness of the area for recreation in the form of water sports and
coastal wildlife conservation. It is therefore important to retain and enhance access
to the water and Marina.
83
POLICY
To1
TOURISM DEVELOPMENT IN THE MARINA
THE MARINA WILL CONTINUE TO BE DEVELOPED AS A MAJOR TOURIST
ATTRACTION. TOURIST RELATED FACILITIES WILL BE ENCOURAGED
TO COMPLEMENT THOSE ATTRACTIONS ALREADY IN PLACE.
THE BOROUGH COUNCIL WILL SEEK TO PROTECT THE AREAS OF
WATER WITHIN THE MARINA FROM DEVELOPMENT, RETAINING THE
AMBIENCE AND ATTRACTION OF THE MARINA DEVELOPMENT AS A
WHOLE.
THE HEADLAND
6.15
The Headland area is of great interest in view of its long history, as shown by its
archaeological sites, its architecture and its cultural resources. Much of the area is
included in the Headland Conservation Area. The setting of the Headland, with
views across Hartlepool Bay and features such as the Fish Quay, gives rise to visitor
potential.
Moreover, archaeological and historical sites on the Headland offer
opportunities for appropriate visitor attractions.
For example, the wealth of
archaeological artifacts known to be on the Headland has attracted interest from the
television series ‘Time Team’ who uncovered parts of the ancient Anglo-Saxon burial
ground in September 1999.
6.16
The Headland Regeneration Study (referred to in paragraph 5.62 above) concluded
that tourism development should provide the catalyst to turn the Headland around
and kick start the process of comprehensive regeneration.
It proposes major
environmental improvements, new visitor attractions and mixed use developments on
key infill sites and buildings in the urban core and along the quayside. The Fish
Restaurant project that is being developed as part of the Victoria Harbour scheme will
be based at Kafiga Landing on the Headland. It is envisaged that the restaurant will
help to kick-start the tourism sector on the Headland, linking in with other key
initiatives within Hartlepool, whilst competing on a sub-regional/regional level within
the restaurant market.
6.17
Proposals for improving parts of the area through general conservation and
enhancement of the environment are likely to be developed through regeneration
projects within the North Hartlepool Partnership SRB programme. These projects
will help to create further visitor-related facilities as well as community based,
economic and housing improvements on the Headland (see also paragraph 5.63
above).
POLICY
To2
TOURISM AT THE HEADLAND
PROPOSALS FOR VISITOR-RELATED DEVELOPMENTS WITHIN THE
HEADLAND WILL BE APPROVED WHERE THEY ARE SENSITIVE TO THE
SETTING, CHARACTER AND MARITIME AND CHRISTIAN HERITAGE OF THE
AREA.
SEATON CAREW
6.18
84
Seaton Carew, in contrast to the Headland, is recognised as an area for more
commercial forms of family entertainment and special interests related to the sea and
beaches. The Borough Council considers that the main commercial and leisure
activities in Seaton Carew should be situated in a core area along both sides of The
Front between Station Lane and South End. Public consultation on a Draft Tourism
Strategy for Seaton Carew took place in May 2003. The Strategy was adopted in
September 2003. The Strategy has been drawn up in an attempt to rejuvenate
Seaton Carew as a visitor destination. Through the Strategy funding will be drawn
into the area to carry out key work/improvements to objectives highlighted within the
Strategy. Development proposals affecting properties within the Conservation Area
will be required to preserve or enhance the character or appearance of the area (see
policy HE1 below). Parts of the core area are also included in the Seaton Carew
commercial improvement area, and at present certain areas can benefit from
Heritage Economic Regeneration Scheme (HERS) grant assistance to improve
businesses and properties in the area (see also paragraph 5.35 and policy Com6
above).
POLICY
To3
CORE AREA OF SEATON CAREW
PROPOSALS FOR COMMERCIAL AND LEISURE DEVELOPMENTS WITHIN
THE CORE AREA OF SEATON CAREW, AS DEFINED ON THE PROPOSALS
MAP, WILL BE PERMITTED WHERE THEY ARE SYMPATHETIC TO THE
CHARACTER OF THE AREA AND ARE IN KEEPING WITH THE
DEVELOPMENT OF SEATON CAREW AS A SEASIDE RESORT.
6.19
Key development sites and other potential sites for leisure development at Seaton
Carew have been identified such as under-used areas along the seaward side of The
Front. The site behind the bus station on The Front, the former amusement park
and the coach park, all located within the core area of Seaton Carew, are considered
suitable for more intensive leisure and commercial facilities. Replacement parking
will be sought should these sites be developed. Should some of the activities along
The Front, such as the putting green, or paddling pool be displaced as a result of new
development, then they should be relocated in Seaton Park (see paragraph 6.23
below).
6.20
Planning permission has recently lapsed for a pub/restaurant development at the
former baths site. The site is considered appropriate for similar development of a
less intensive nature.
6.21
Two other areas of Seaton Carew at Coronation Drive and south of the Seaton
Carew Cricket Club have potential for less intensive recreational/sporting uses.
These are referred to in paragraph 11.28 and policy Rec7.
85
POLICY
To4
COMMERCIAL DEVELOPMENT SITES AT SEATON CAREW
THE FOLLOWING SITES ARE IDENTIFIED FOR THE DEVELOPMENT OF
COMMERCIAL AND RECREATIONAL FACILITIES WHICH WILL ENHANCE
THE ATTRACTION OF SEATON CAREW FOR BOTH RESIDENTS AND
VISITORS:
a. LAND TO REAR OF THE BUS STATION PROVIDED THE
DEVELOPMENT IS APPROPRIATE TO THE CHARACTER AND
SETTING OF THE LISTED BUILDING (0.7HA),
b. LAND AT THE FORMER AMUSEMENT PARK AND AT THE
CURRENT COACH PARK SOUTH OF THE CENTRE OF SEATON
CAREW (1.1HA),
c. LAND TO THE NORTH OF LONGSCAR CENTRE (0.5HA), AND
d. FORMER BATHS SITE (0.6HA)
SITES a, b and c ARE CONSIDERED SUITABLE FOR MORE INTENSIVE
COMMERCIAL AND RECREATIONAL DEVELOPMENT AS THEY ARE
LOCATED WITHIN THE CORE AREA WHILST SITE d IS CONSIDERED
SUITABLE FOR A LESS INTENSIVE USE.
WHERE EXISTING ACTIVITIES ARE DISPLACED BY NEW DEVELOPMENT,
THE BOROUGH COUNCIL WILL REQUIRE THAT REPLACEMENT FACILITIES
ARE PROVIDED IN SEATON PARK (SEE ALSO POLICIES GEP9 AND To6).
North Shelter
6.22
POLICY
To5
It may be that the structure of the underused North Shelter, which lies within the
Seaton Carew Conservation Area, could be adapted to enable its use for activities
associated with the beach. Possible uses could be for kiosks and/or as a base for
windsurfing or other beach activities. Care will have to be taken that development
will preserve or enhance the character or appearance of the Conservation Area (see
policy HE1) and that the amenities of the area are safeguarded.
NORTH SHELTER
THE
NORTH
SHELTER
IS
IDENTIFIED
FOR
SMALL
SCALE
COMMERCIAL/LEISURE PURPOSES ASSOCIATED WITH THE BEACH.
ANY SUCH USE SHOULD RESPECT THE QUIET NATURE OF THE GREEN
AND THE SURROUNDING ESPLANADE GARDENS (SEE ALSO POLICIES
GEP1, HE1, AND HE4).
Seaton Park
6.23
86
There is potential for developing the northern end of Seaton Park for recreational and
play related attractions, possibly of a commercial nature. Any activities which may
require relocation as a result of development along The Front could also be
accommodated within the park area (see policies GEP9 and To4 above).
POLICY
To6
SEATON PARK
SEATON PARK WILL BE DEVELOPED WITH ADDITIONAL RECREATIONAL
FACILITIES IN ORDER TO INCREASE ITS ATTRACTIVENESS TO USERS.
GREEN TOURISM
6.24
POLICY
To7
Green Tourism is tourism relating to the natural world. The Borough Council is
committed to promoting Green Tourism. Hartlepool has many assets, which can
contribute to green tourism such as the ecological interest of the area (particularly
bird watching, seals and wildlife). Green tourism can also incorporate the inclusion
of the improved cleanliness of the coast and the tourism potential of the rural area
through the community forest scheme (see paras 6.26 and 15.42 to 15.44 below).
Summerhill will also be able to contribute to the provision of green tourism within the
Borough (see policy Rec10).
GREEN TOURISM
THE BOROUGH COUNCIL WILL PROMOTE AND ENCOURAGE THE
PROMOTION OF GREEN TOURISM THROUGH THE PROVISION OF
FACILITIES FOR THE OBSERVATION AND INTERPRETATION OF
WILDLIFE, HABITATS AND THE NATURAL ENVIRONMENT.
6.25
The Borough Council acknowledges that the international importance of the
Teesmouth area for nature conservation should receive active promotion within the
context of a sustainable and strategic approach. This must stress the integration of
leisure, business and wildlife. Established partnerships between industry and nature
conservation have secured the reputation of the area as a national leader in this
respect.
6.26
Therefore, the Borough Council will seek to encourage the sustainable development
of the Teesmouth area as an internationally important nature conservation site.
Green tourism will be encouraged through the provision of interpretive facilities such
as information boards and other facilities such as hides and car parking.
POLICY
To8
TEESMOUTH NATIONAL NATURE RESERVE
THE BOROUGH COUNCIL WILL SEEK TO PROMOTE THE TEESMOUTH
NATIONAL NATURE RESERVE AS A TOURIST ATTRACTION BY ACTIVELY
ENCOURAGING ITS ENHANCEMENT AND ENCOURAGING SUSTAINABLE
GREEN TOURISM.
RURAL TOURISM
6.27
The Tees Forest (formerly the Cleveland Community Forest) extends over most of
the rural area of Hartlepool and into the green wedges within the town. The forest
initiative seeks to achieve a range of environmental and community benefits,
87
including landscape improvement, wildlife conservation, agricultural diversification,
recreation provision and employment generation. There are also the benefits, which
the initiative will bring in terms of tourism.
6.28
A number of gateway sites for the community forest have been identified in
Hartlepool. These will help to lead those visiting the Headland, Marina/town centre
and Seaton Carew into the rural area.
Summerhill has been established as a
primary gateway site (see policy Rec10). Hart Moor Farm, Hart Station (at the
southern end of the Hart–Haswell route) and Middle Warren have potential as
secondary gateway sites (see policy Rur15).
6.29
The Borough Council considers that tourism-related developments in the countryside
beyond the fringes of the urban area and in the undeveloped coastal areas should be
linked to create a tourist network. The activities undertaken in these areas should be
limited to quiet informal outdoor recreation so as not to induce damaging effects on
the environment (see policy Rur16).
TOURIST ACCOMMODATION
6.30
Accommodation for tourists and other visitors can be provided in several forms
including hotels, guesthouses, self-catering facilities and touring/static caravan sites.
As part of the strategy to promote the growth of tourism, the Borough Council will
encourage the establishment of further tourist accommodation within, primarily, the
town centre and Marina. This will help to encourage the continued viability and
vitality of these areas.
6.31
Tourist accommodation at Seaton Carew will continue to cater for demand at the
resort, primarily business tourism from Teesside, and will also complement town-wide
demand. The Headland is a suitable location for accommodation such as guest
houses and small hotels. This level of provision will be in keeping with the character
of the Headland. Care will need to be taken to ensure that hotel uses do not have
an adverse effect on the surrounding neighbourhood. The criteria set out in Policy
GEP1 will be applied to new proposals for tourist accommodation.
6.32
Touring caravan sites, unless carefully sited and landscaped, can have a detrimental
impact, particularly on the visual environment. Care will need to be taken to ensure
that adequate access can be provided. The Borough Council has not been able to
identify any suitable areas within the town, which would be appropriate for the
location of touring caravans. However, there may be opportunities for a site, in the
longer term, within the area of the Tees Forest. Smaller scale caravan sites may be
acceptable as part of farm diversification schemes.
POLICY
To9
TOURIST ACCOMMODATION
THE BOROUGH COUNCIL WILL CONTINUE TO ENCOURAGE THE
ENHANCEMENT OF EXISTING TOURIST ACCOMMODATION AND ALSO
THE DEVELOPMENT OF FURTHER TOURIST ACCOMMODATION WITHIN
THE KEY TOURIST AREAS OF THE BOROUGH (THE TOWN CENTRE AND
MARINA, VICTORIA HARBOUR, THE HEADLAND, AND SEATON CAREW).
PROPOSALS FOR DEVELOPMENT
PROVISIONS OF POLICY GEP1.
88
SHOULD
ACCORD
WITH
THE
POLICY
To10
TOURING CARAVAN SITES
PROPOSALS FOR TOURING CARAVAN SITES WILL ONLY BE APPROVED
WHERE THEY ARE EXCEPTIONALLY WELL SCREENED SO AS NOT TO
INTRUDE VISUALLY INTO THE LANDSCAPE, AND PROVIDED THAT:
i.
ii.
iii.
THE SURROUNDING ROAD NETWORK IS CAPABLE OF
ACCOMMODATING THE DEVELOPMENT, AND
SUBSTANTIAL LANDSCAPING IS PROVIDED, AND
ADEQUATE SEWAGE DISPOSAL FACILITIES ARE AVAILABLE.
BUSINESS TOURISM AND CONFERENCING
6.33
POLICY
To11
Hartlepool has established a reputation for having good conferencing facilities for
business and the Borough Council will encourage further developments which cater
for such events. More conference facilities and suitable accommodation within
Hartlepool can contribute to the whole tourism package on offer in Hartlepool. The
Historic Quay is currently the primary location for business tourism. However, the
Borough Council believes that additional, alternative facilities would offer a greater
choice and increased attractiveness to potential conference clients. In addition to
the Historic Quay, the Business Development Centre within Hartlepool College of
Further Education also offers training and business tourism facilities. Therefore, the
Borough Council will look to encourage further developments which will create new
facilities for and improve the business tourism and the conference offer of Hartlepool.
Potential sites for such development may include the Queen’s Meadow site (see
Policy Ind3) and also the Headland (Policy To2) may offer facilities for business
tourism and conferencing.
BUSINESS TOURISM AND CONFERENCING
THE BOROUGH COUNCIL WILL ENCOURAGE AND PROMOTE
IMPROVEMENTS TO EXISTING FACILITIES AND NEW DEVELOPMENTS
WHICH COMPLEMENT THE NEEDS OF BUSINESS, IN TERMS OF
CONFERENCING FACILITIES AND TOURISM.
PROPOSALS FOR DEVELOPMENT
PROVISIONS OF POLICY GEP1.
SHOULD
ACCORD
WITH
THE
89
90
7
HOUSING
Introduction
7.1
The Hartlepool Local Plan, as an essentially land-use based document, is primarily
concerned with ensuring that adequate land is allocated to meet future housing needs of
the whole community. These needs are, in the main, estimated from an assessment of
the likely levels and characteristics of the future population of Hartlepool. The aim is to
provide in a sustainable manner wider opportunity and choice and a better mix in the size,
type and location of housing than is currently available. As well as identifying land for
new housing, the local plan will also address the issues surrounding the existing housing
stock, including improvement and/or clearance.
Hartlepool Community Strategy
7.2
The local plan policies and proposals take into account, in particular, the following
Environment and Housing objectives of the Community Strategy:
to re-balance the supply and demand for housing;
to make improvements to the quality, energy-efficiency and attractiveness of
existing housing;
to ensure that there is access to a choice of good quality housing to buy or to
rent, to meet the aspirations of residents and encourage investment; and
to secure adequate provision of new housing and maximise the proportion
that is built on previously developed land, while seeking to secure the
development of an appropriate provision of larger, higher value dwellings.
Housing in Hartlepool
7.3
Hartlepool has a very high proportion of terraced housing (over 41% in 2001 compared to
a national average of about 26% and a regional average of about 32%) and a
correspondingly low proportion of detached dwellings (14% compared to a national
average of 23%). There is a very high proportion of low cost housing and relatively small
proportion of higher cost housing as reflected in the Council Tax valuations of properties
in Hartlepool (in 2002, over 62% of dwellings fell within Band A, but less than 11% were
classed at Band D and above). Overall, Hartlepool has the highest proportion of Band AB properties in the Tees Valley and one of the highest in the region, and the lowest
proportion of Bands C-D, E-F and G-H properties in the Tees Valley and one of the lowest
in the region.
Figure 7.1(A) Housing Types - 2001 Census
45
40
35
Percentage
30
25
Detached
Semi-detached
Terraced
20
15
10
5
0
Hartlepool
North East
England & Wales
91
7.4
Figure 7.1 demonstrates the imbalance of the existing housing stock in Hartlepool. The
housing supply does not match demand in terms of what is desired by (and affordable to)
residents. This is confirmed by recent housing related studies undertaken by consultants
on behalf of the Borough Council (see paragraphs 7.8 to 7.15 below).
7.5
Over the last few years, house-building rates have been relatively high – the highest rate
in relation to population in the Tees Valley area. Much of the new housing which has
been and is being provided is attractive to families requiring modern facilities, more
private space, off-street parking and a safe environment for young children to play, and it
is readily accessible to those with average or just below average incomes. Consequently
there has been a falling demand both for older terraced housing in the town and for social
housing. However, the high building rates have helped to stem population outflows from
the Borough such that Hartlepool is one of few authorities in the region where there has
recently been a positive net migration, albeit a very modest one.
7.6
There is a strong correlation between the areas of older terraced and social housing and
the areas of highest deprivation in the town. Regeneration efforts and resources through
City Challenge, several rounds of the Single Regeneration Budget Programme, the West
Central Hartlepool New Deal for Communities Programme and the Neighbourhood
Renewal Fund have been directed at such areas and will continue to be concentrated in
them.
7.7
At the other end of the housing market, the overall shortage of larger, high quality
detached homes may result in middle and upper income households being attracted to
areas outside the Borough. The Housing Market Dynamics and Low Density Housing
Studies highlight that there is negligible in-migration even from those taking new jobs in
Hartlepool (see paragraphs 7.10 and 7.15 below). This is confirmed by the more recent
Hartlepool Low Density Housing Study 1 (see paragraph 7.15 below) which demonstrates
the consequences for the economic and social life of the Hartlepool community of failing
to provide appropriate levels of low density housing. The Hartlepool Community Strategy
and the Hartlepool Housing Aspirations Study both point to the need to provide additional
larger higher value dwellings.
Hartlepool Housing Market Dynamics Study
7.8
In 1999, the Borough Council commissioned a study 2 to examine the dynamics of the
housing market in Hartlepool to better assess the needs and requirements of the
Hartlepool community. The study involved a questionnaire survey of 1000 households in
the Borough and structured interviews with key players in the housing market. It also
examined the existing housing situation in Hartlepool, analysed migration patterns, and
assessed the relationship between incomes and house prices.
7.9
The study produced a number of positive and encouraging findings including
• a high resident satisfaction with their house, their street and their local area;
• low out-migration; and
• no denial of market access to housing for households earning average or below
average incomes.
7.10
However, a range of more worrying findings and trends also emerged from the study
including:
• negligible in-migration even from those taking new jobs in Hartlepool;
• out-migration concentrated in the economically active groups;
• collapse of the market for older terraced housing in some areas – well below
national and regional rates; and
• imbalance in the existing housing stock.
1
2
Hartlepool Low Density Housing Study – Nathaniel Lichfield & Partners/NLP (Final Report – July 2005)
Housing Market Dynamics Study – Nathaniel Lichfield & Partners / NEMS Market Research, (Final report - April 2000).
92
7.11
The study concluded that the Borough Council should:
♦ consider the provision of
a. smaller dwellings in the light of the increasing numbers of smaller
households,
b. larger 4-5 bedroom units to broaden the range and choice of housing stock,
to encourage in-migration and discourage out-migration,
♦ consider the potential for significant clearances in some areas to prevent the
further deterioration and then abandonment of those areas,
♦ recognise that the problems emerging in certain areas may require a holistic
approach and that housing policy, planning policy and environmental initiatives
may need to be backed-up with integrated economic and social programmes, and
♦ consider continuing with the current local plan approach of not securing affordable
housing in association with new development.
Hartlepool Housing Aspirations Study
7.12
The Hartlepool Housing Aspirations Study 3 was commissioned by the Hartlepool Local
Strategic Partnership to take forward the broad conclusions of the Hartlepool Housing
Dynamics Study to:
• make detailed conclusions about the need for, and extent of, rented housing and
low cost ownership in different parts of the town;
• generate options for addressing the mismatch between reasonable aspirations
and the quality and mix of housing currently available;
• appraise the various options, including the consideration and recommendation of
strategic goals and mechanisms for delivering them.
7.13
The findings of the study re-emphasised the following key trends:
• fall in demand for social housing, particularly in respect of unpopular house types,
older un-modernised housing and unpopular locations;
• an overall growth in the private rented sector;
• an increase in the number of owner occupied dwellings but with a movement
away from smaller terraced properties and growing aspirations to live in larger
properties and in bungalows.
7.14
The study sets out a strategy with the following key focuses for action
• balancing the quantitative and qualitative supply and demand for housing in the
social sector;
• intervention in the private sector; and
• integrating planning, regeneration and housing strategies.
Hartlepool Low Density Housing Study
7.15
3
The Hartlepool Low Density Housing Study undertaken by consultants Nathaniel Lichfield
& Partners in 2005 found that the shortage of larger low density housing in Hartlepool
compared to other local authorities in the North East contributed to Hartlepool being
unable to attract its proportionate share of highly skilled in-migrants, whilst it has
continued to lose higher socio-economic groups to neighbouring authorities such as
Stockton that have provided significant amounts of new aspirational housing in recent
years. This has contributed to having some of the lowest proportions of the higher socioeconomic groups and some of the highest proportions of the lower socio-economic
groups in the region and sub-region. The study concluded that increasing the quantity of
low density housing in the Borough, in conjunction with its regeneration initiatives already
underway, would help the town to attract its proportionate share of the highly skilled inmigrants to the region.
This would also help the town to retain the higher socioeconomic groups that may otherwise migrate to achieve their housing aspirations.
Hartlepool Housing Aspirations Study – Nathaniel Lichfield & Partners (2003)
93
Hartlepool Urban Capacity Study
7.16
At the end of 2001, the Borough Council commissioned consultants to undertake an
urban capacity study 4 expanding and updating the methodology in line with the guidance
set out in the government guidance ‘Tapping the Potential’. The Council identified nearly
300 sites within the urban area and the villages based on the potential capacity sources
set out in the guidance, including many sites not previously covered in the earlier capacity
assessments (such as small sites, car parks, and intensification in existing housing
areas). The consultants then examined each site and considered that only 61 had
potential for development over the plan period and concluded that there was an estimated
capacity of 1558 dwellings made up of 758 dwellings from identified sites and 800
dwellings from unidentified windfalls including conversions.
Issues identified by the
consultants in their work on the study included the following:
♦ a ‘failing’ housing market in some parts of the town;
♦ a strong market in peripheral parts of the town, particularly for new or modern
properties with gardens, off-road parking and modern amenities;
♦ negative equity in some locations;
♦ a continuing programme of clearance of public sector stock, much of which may
not be replaced;
♦ the possibility of clearance of private sector stock, particularly in the New Deal for
Communities area, with very limited replacement to allow for significant
improvements to the environment;
♦ low house prices relative to average incomes providing ease of access to new
housing for first time buyers (exacerbating the problem in the older areas of
terraced stock);
♦ an absence of demand for ‘affordable’ housing provision by RSLs (Registered
Social Landlords) except for some types of specialist housing;
♦ a shortage of larger ‘executive’ 4/5 bedroom houses; and
♦ a shortage of bungalow properties.
Planning Policy Guidance Note 3: Housing
7.17
A new planning policy guidance note (PPG3) on housing was issued in March 2000.
This represented a fundamental change in planning for housing. The main key policy
objectives of the new guidance are that:
♦ a sequential approach be applied to housing proposals (giving priority to the reuse of land and buildings before developing greenfields);
♦ land to be used more efficiently (greater housing densities, reduced parking
standards etc), and
♦ higher quality development promoted.
7.18
The PPG sets a national target for 60% of new housing to be provided on previously
developed land and through conversions of buildings by 2008, each local planning
authority to set its own ‘recycling target’ to contribute to this national goal.
7.19
Housing allocations in development plans should be reviewed as quickly as possible and
any permissions for housing development which come forward for renewal should be
thoroughly assessed to reflect the new guidance in the PPG.
7.20
Updates to PPG3 in January 2005 provided for planning for sustainable communities in
rural areas and gave further guidance on the consideration of planning applications for
housing or mixed use developments on land allocated for industrial or commercial use.
4
Hartlepool Urban Housing Capacity Study – Chesterton (in association with Ron Grieg) - May 2002
94
Regional Planning Guidance (RPG1)
7.21
Regional Planning Guidance strategy recognises the contribution to regeneration that is
made from new housing and the improvement or demolition of unsatisfactory dwellings.
Thus the Guidance seeks a more integrated approach to housing so that the problems of
older housing are tackled in conjunction with planning for new housing development.
The RPG’s objectives seek to ensure that everyone has the opportunity of a decent
home, that there is a greater choice of housing in sustainable locations and that the best
use is made of existing stock, and suitable previously developed land and buildings in
urban areas. They also seek to ensure that the provision of additional housing does not
result in, or exacerbate, problems of low demand and abandonment and that housing
should not reinforce social exclusion.
7.22
The annual rate of housing provision for sub areas of the region including the Tees Valley
is set out in the RPG. Other housing policies in the RPG require that development plans
should:
•
support improvements to the existing housing stock, consider the needs of
regeneration in terms of either improvement and/or demolition, and minimise new
housing development on greenfield sites;
•
ensure the managed release of sites giving priority to the re-use of previously
developed land and buildings;
•
set challenging targets for the re-use of previously developed land to contribute
to meeting the regional targets of 60% and 65% by 2008 and 2016 respectively;
•
include criteria based policies to assess the suitability of windfall sites, with no
allowance being given for greenfield windfall sites;
•
include policies on densities in order to make more efficient use of land having
regard to local character and market considerations as well as encouraging good
and safe design, layout and amenity;
•
address the need for affordable housing based on up-to-date local housing
needs surveys.
7.23
The Tees Valley Structure Plan requires that provision be made for 3000 dwellings in
Hartlepool between 2002 and 2016 excluding those required to replace dwellings to be
cleared (policy H1).
A search sequence is to be followed in allocating sites for
development (policy H1A) with support to be given to measures complementing the restructuring of the housing market (policy H1B). Increased residential densities are to be
sought on appropriate sites (policy H4). Where there is a local need, the provision of
affordable housing should be facilitated (policy H5) and a range of house types, including
those for smaller households and disadvantaged groups and also small scale, high
quality, low density housing, provided (policy H6). Local plans are to guide the location
and provision of gypsy sites (policy H7). Support will be given to measures which make
better use of the existing housing stock (policy H8).
7.24
However, since the above strategic policy (RPG1 and the Tees Valley Structure Plan)
was approved, national, regional and sub-regional strategy has highlighted more fully the
linkages between economic and housing development.
The North East Regional
Housing Strategy (June 2003) had recognised that the quality of the region’s housing is a
critical element in retaining and attracting highly skilled, creative and entrepreneurial
people and that a major restructuring of the housing markets is required to offer good
housing choices.
Submitted Regional Spatial Strategy (RSS) - June 2005
7.25
The Regional Spatial Strategy will provide the long-term framework for the region for
developing a stronger economy and improving the quality of life of communities as places
to live and work. Its key objectives include:
• to stabilise and then increase the region’s population;
95
•
•
•
7.26
to focus housing development on previously developed land and buildings in
sustainable locations within the conurbations and main towns; housing market
restructuring areas, towns in regeneration areas and rural service centres;
to provide a more appropriate mix of type, size, tenure and affordability of decent
high quality homes by housing market restructuring and through additions to the
region’s housing stock; and
to reduce the amount of vacant and obsolete housing in the region to 3% by 2010.
The submitted RSS sets out a new housing strategic housing requirement which when
approved will supersede that of the structure plan. In addition it proposes in policy 29
that the housing stock be improved where there is sufficient demand and that there be an
increase in the level of demolitions. Policy 32 of the submitted strategy requires that
provision is made for a range of dwelling type, size and tenure.
7.27
In line with the overall strategy of the local plan, the following objectives are of relevance
in terms of housing provision and improvements:
A6
to improve the viability and environment of older housing, commercial and industrial
areas;
A7 to promote development on previously used sites and to encourage the full use of
empty or underused buildings;
A8 to promote mixed use developments where appropriate;
A9 to encourage the provision of high quality housing;
B1 to ensure that there is available throughout the plan period an adequate supply of
suitable housing land which is capable of offering a range of house types to meet
all needs;
C1 to ensure that developments do not have an adverse impact on the quality of life of
the population of Hartlepool
C2 to retain the compact form of the main urban area by preventing urban
development extending into the countryside;
C3 to preserve and enhance the quality, character and setting of Conservation Areas,
Listed Buildings and areas of archaeological and historic interest;
C4 to encourage a high standard of design and the provision of a high quality
environment in all developments and particularly those on prominent sites, along
main road and rail corridors, and along the coast;
C6 to protect as far as possible existing open space, and to encourage further
landscaping and tree planting where appropriate;
C9 to protect and enhance the biodiversity and geodiversity of the natural environment
and ensure the careful use of natural resources;
C10 to ensure the appropriate enhancement of derelict, unused and under-used land
and buildings;
D2 to promote development in locations which support existing transport infrastructure,
which minimise the need to travel, and which are accessible by all modes of
transport;
D4 to increase the attraction of, and to promote, viable alternatives to the private car
and road freight transport.
7.28
96
The Hartlepool Community Strategy’s Environment and Housing aim is to secure ‘a more
attractive and sustainable environment that is safe, clean and tidy; a good infrastructure;
and access to good quality, affordable housing’. One of its key objectives from the land
use point of view is to rebalance the supply and demand for housing. Balancing both the
quantitative and qualitative supply and demand is an important element of the Hartlepool
Housing Strategy in terms of its objective of securing a choice of housing in sustainable
communities that meets the needs and aspirations of residents. This means that the
problems of the existing housing stock need to be considered in association with planning
for new housing.
IMPROVEMENTS TO EXISTING HOUSING AREAS
7.29
The Hartlepool Housing Market Dynamics Study and the Hartlepool Housing Aspirations
Study revealed a high level of satisfaction among residents with their house, their street
and their local area. Improvements to the environment and condition of both public and
private housing have taken place over the last few years particularly in the former City
Challenge area, and the Single Regeneration Budget Partnership areas of Owton /
Rossmere and North Hartlepool.
7.30
In line with the Community Strategy objective to ‘make improvements to the quality,
energy-efficiency and attractiveness of existing housing’, the Borough Council considers
there should be further improvements to the housing stock and the environment as part of
wider regeneration initiatives aimed at addressing social and economic deprivation in
many areas of the town. Just under half of the Council’s former housing stock (now
owned by Housing Hartlepool following stock transfer in 2004) falls below the ‘Decent
Homes Standard’ (a total of over 3,500 properties as at 31 March 2005). The Borough
Council aims to ensure that all social housing meets the new ‘Decent Homes Standard’
by April 2010. In the private sector, the Council has been concentrating on supporting
initiatives in the North Hartlepool Single Regeneration Budget Partnership area, the New
Deal for Communities West Central area around Belle Vue and the central area and the
North Central Hartlepool area where it is proposed to target resources over the next ten
years. In the future the Council will target private sector renewal assistance towards the
support of further broader-based area initiatives, including the wards showing indications
of high levels of deprivation.
POLICY
Hsg1
HOUSING IMPROVEMENTS
A HIGH PRIORITY WILL BE GIVEN TO THE IMPROVEMENT OF THE EXISTING
HOUSING STOCK IN HARTLEPOOL AND TO THE ENHANCEMENT OF THE
LOCAL ENVIRONMENT AS PART OF OVERALL ENVIRONMENTAL, SOCIAL
AND ECONOMIC INITIATIVES SUBJECT TO THE AVAILABILITY OF
RESOURCES.
AREAS TO BE TARGETED INCLUDE:
♦
♦
♦
♦
NORTH HARTLEPOOL PARTNERSHIP AREA,
NEW DEAL FOR COMMUNITIES WEST CENTRAL AREA,
NORTH CENTRAL HARTLEPOOL, AND
OTHER AREAS OF HIGH DEPRIVATION.
HOUSING CLEARANCE
7.31
The improvement of the existing housing stock and its environment forms part of a
package of measures seeking to ensure that housing meets the need and aspirations of
the community. However, much of the existing stock is in areas where there is an
imbalance between housing supply and demand.
7.32
There has been some selective clearance of primarily public sector housing over the last
few years in areas where there are particular social problems. However, in view of the
falling demand for public sector housing in the areas cleared and their unsuitability for
other than low-cost private housing, these sites have not been identified for
redevelopment and are being improved and landscaped in consultation with the local
communities. This trend of selective clearance in areas of obsolete social housing and
subsequent use of the site for redevelopment and/or open space uses is likely to continue
over most of the plan period.
97
7.33
POLICY
Hsg2
There have been no large-scale clearances of private sector housing since the early
1980s, and most of the private houses cleared in the 1990s have been individual
dwellings for which a replacement has been provided on site. The Hartlepool Housing
Market Dynamics Study, West Central Hartlepool NDC Housing Study and the Hartlepool
Housing Aspirations Study however, have highlighted the symptoms of an ‘urban flight’ of
existing and emerging owner-occupiers from older terraced housing areas to new housing
estates. It was found that in some areas the market for older terraced properties has
collapsed in the face of changing housing aspirations and the rising levels of crime and
anti-social behaviour.
SELECTIVE HOUSING CLEARANCE
SELECTIVE DEMOLITION OF HOUSING WILL BE CARRIED OUT TO
CONTRIBUTE TO RESTORING THE BALANCE BETWEEN DEMAND AND
SUPPLY AND TO ACHIEVE BETTER LOCAL AMENITIES AND AN IMPROVED
ENVIRONMENT. THE DECISION ON SELECTIVE DEMOLITION AND ON THE
RE-USE OF CLEARED SITES WILL BE CONSIDERED IN CONSULTATION WITH
THE LOCAL COMMUNITY.
PROPOSALS FOR REDEVELOPMENT SHOULD TAKE ACCOUNT OF THE NEED
TO REHOUSE LOCAL RESIDENTS, PROVIDE LOCAL SERVICES AND CREATE
NEW OPEN SPACES TO IMPROVE THE OVERALL ENVIRONMENT OF THE
AREA.
WHERE THE CLEARANCE SITES ARE NOT REQUIRED FOR HOUSING OR
OTHER REDEVELOPMENT THEY WILL BE RETAINED FOR PRIMARILY OPEN
SPACE PURPOSES AND TREATED IN CONSULTATION WITH LOCAL
RESIDENTS.
WHERE HOUSING HAS BEEN CLEARED AND THE SITE IS NOT REQUIRED FOR
RE-DEVELOPMENT IN THE SHORT TERM, IT SHOULD BE LANDSCAPED TO AN
APPROPRIATE STANDARD.
HOUSING MARKET RESTRUCTURING
7.34
In some parts of the town there are concentrations of housing where there is an
imbalance between supply and demand. A holistic approach will be required to tackle
the problems of low demand and abandonment and redress the imbalance.
A
combination of clearance, improvement, environmental enhancement and redevelopment
will be required to restore confidence and encourage investment in order to attract a more
varied population providing greater spending power and leading to the creation of
sustainable communities.
7.35
The need for such action was first recognised in the older terraced housing areas to the
west of the town centre and in consultation with the residents, a Community Housing Plan
was prepared for the West Central Hartlepool New Deal for Communities area. This
examined the options for demolition, the provision of new homes and more open spaces
(private gardens, pocket parks and open green spaces), the modernisation of properties
and street improvements over the whole area.
7.36
The West Central Hartlepool NDC Housing Options Report identified as Priority Action
Areas (PAAs), some housing areas where the problems of imbalance between supply
and demand seemed to be concentrated.
Area assessments were subsequently
undertaken within some parts of the PAAs where significant clearance was proposed or
where housing was seen to be at particular risk.
The Area Assessment exercise
undertaken by consultants Halcrow Associates identifies appropriate clearance areas of
sufficient size for redevelopment which will contribute to the ultimate aim of housing
market re-structuring to reduce obsolete housing stock and improve the balance between
demand and supply in the interests of the proper planning of the area. The approved
98
Community Housing Plan and associated area assessments provided the basis for the
preparation of Supplementary Planning Guidance for the redevelopment of three general
areas in West Central Hartlepool. It is important in this respect that, where private
investment through redevelopment is to be attracted, appropriately sized sites are
assembled.
7.37
The problems associated with the imbalance between supply and demand are not
confined to the west central part of the town, but are becoming evident elsewhere,
particularly in other parts of Stranton and Grange Wards and in Dyke House. The
Hartlepool Housing Regeneration Strategy has been prepared to ensure that the town’s
housing need, supply and demand issues will be addressed through ‘joined up’ housing,
regeneration and planning strategies and policies so that spending is focussed in the right
locations and in an informed and sustainable manner. The strategy advocates a ‘plan,
monitor, manage’ approach that will initially focus on the North Central and West Central
areas and the programmes currently being moved forward in those neighbourhoods, and
may in future identify additional areas of the town where intervention (which could
potentially include housing clearance and replacement as part of a range of activity) is
required.
7.38
The problem of low demand housing and the potential risk to communities and
neighbourhoods arising from changing patterns of demand for housing has been welldocumented in Tees Valley. Tees Valley Living (TVL), the sub-regional housing market
restructuring partnership, was established during 2003 to develop a housing market
renewal strategy for Tees Valley and to lobby government for resources for its
implementation. The TVL Board designated a Housing Market Renewal (HMR) area
boundary in January 2005. This contains the more challenging areas of housing market
weakness and failure in the urban core of Tees Valley, including a large section of central
Hartlepool.
7.39
Research carried out in connection with the Regional Spatial Strategy (RSS) identified a
need for in the order of 17,500 dwellings to be demolished in the Tees Valley sub-region
between 2004-21, roughly two-thirds of which are anticipated to be in the private sector.
Experience suggests that this figure will need to be treated with some caution, in view of
increasing costs associated with property purchase and the need to deal with household
relocation in a sensitive and inclusive manner.
Notwithstanding, the Housing
Regeneration Strategy for Hartlepool concludes that there is a clear need to consider
further potentially significant stock clearance and replacement in the town aimed at
creating a housing stock which, in qualitative terms, better matches aspirations of existing
and future residents. Some of the stock reduction required will sit broadly with the
current clearance programmes underway in West Central and North Central Hartlepool.
However, outside of these areas, there will also likely be a need for further, potentially
significant, stock clearance, replacement and investment. Future plans addressing these
issues will be worked up with local residents.
POLICY
Hsg3
HOUSING MARKET RENEWAL
THE BOROUGH COUNCIL WILL SEEK TO TACKLE THE PROBLEM OF THE
IMBALANCE OF SUPPLY AND DEMAND IN THE EXISTING HOUSING STOCK
THROUGH CO-ORDINATED PROGRAMMES TO INCLUDE DEMOLITION, REDEVELOPMENT, PROPERTY IMPROVEMENT AND ENVIRONMENTAL AND
STREET ENHANCEMENT WORKS.
PRIORITY WILL BE GIVEN TO THE HOUSING REGENERATION OF THE WEST
CENTRAL, AND NORTH CENTRAL AREAS OF THE TOWN (AS SHOWN ON THE
PROPOSALS MAP).
SUPPLEMENTARY PLANNING DOCUMENTS WILL BE PREPARED, AS
APPROPRIATE, FOR THOSE PARTS OF HOUSING REGENERATION AREAS
WHERE THERE IS TO BE COMPREHENSIVE TREATMENT INVOLVING THE
DEMOLITION OF DWELLINGS.
99
7.40
As part of the holistic approach to tackling the housing imbalance it will be necessary to
relate new housing development to the level of clearance of surplus housing to the extent
that housing developers may be required to contribute towards demolitions and
improvements in the housing market renewal areas in order to be granted permission for
new housing in other areas of the town (see policy GEP9 and Supplementary Note 8 on
Developer Contributions and also paragraphs 7.86, and 7.90 and policies Hsg5 and Hsg6
on housing developments).
CENTRAL AREA HOUSING
7.41
POLICY
Hsg4
There is a considerable amount of land adjoining the town centre and edge of centre
mixed use areas in predominantly residential use comprising older terraced streets as
well as newer housing provided on former clearance sites. Where housing directly abuts
such commercial areas there may be pressures for changes of use to offices or other
uses associated with the function of the town centre. As much of the town centre and
adjoining edge of centre areas are identified for a wide range of uses, the Borough
Council considers that it is important that the predominantly housing areas retain their
specific community identity and that non-residential or non-community uses are restricted.
CENTRAL AREA HOUSING
THE SPREAD OF COMMERCIAL USES TO THE RESIDENTIAL AREAS
AROUND, BUT OUTSIDE THE DEFINED TOWN CENTRE WILL BE RESISTED
EXCEPT WHERE THEY INVOLVE THE PROVISION OF LOCAL SERVICES OR
COMMUNITY-BASED USES (AS INCLUDED IN CLASS D1 OF THE TOWN AND
COUNTRY PLANNING (USE CLASSES) ORDER 1987 AS AMENDED).
HOUSING REQUIREMENT
7.42
The Tees Valley Structure Plan states in policy H1 that about 3000 dwellings will be
required in Hartlepool between 2002 and 2016 comprising about 750 between 2002 and
2006 (190 dwellings pa) and 2250 post 2006 (225 dwellings pa). It is stated that the
provision after 2006 is only indicative and will be subject to confirmation through the early
review of RPG (now the Regional Spatial Strategy).
7.43
Policy 30 of the emerging (submitted) Regional Spatial Strategy (RSS) requires that
provision should be made for the average annual net additions to the dwelling stock for
Hartlepool as follows:
2004-11 – 390 dwellings pa
2011-16 – 350 dwellings pa.
This housing provision “recognises the current level of commitments, the need to diversify
the existing dwelling stock and the need to ensure that the successful delivery of housing
market restructuring initiatives are not compromised”. It also “recognises the need for
‘front-loading’ to accommodate the large number of extant planning permissions that will
be taken up in the first period”.
7.44
The net housing provision set out in the structure plan (and in policy 30 of the submitted
RSS) does not however include any allowance for the replacement of cleared dwellings,
although policy 29 of the submitted RSS identifies that about 17,500 dwellings will be
demolished in the Tees Valley area as a whole. It is currently estimated that about 2100
dwellings will be cleared in Hartlepool over the period 2002 to 2016. This is the figure
suggested by Tees Valley Living in its submission to the ODPM on housing market
renewal and is in accord with the findings of the Hartlepool Housing Regeneration
Strategy. Initially over 600 dwellings are to be cleared in the first two priority areas within
the West Central Hartlepool New Deal for Communities area and the first phase within the
North Central Hartlepool area.
100
7.45
Not all dwellings which are to be cleared, however, will require to be replaced as a
proportion of them will be classed as vacant. This proportion will vary from site to site but
for the purposes of estimating total housing requirements over the plan period it is
assumed that this will be, at most, about 30% of the dwellings cleared. However, for the
first three clearance areas referred to above, the proportion of vacant properties
amounted to 22% overall, established from surveys carried out in 2003. Taking this into
account and assuming an estimated 30% void figure in areas to be cleared in the future, it
is therefore estimated that about 1580 of the 2100 dwellings likely to be cleared under the
housing market renewal programme could be classed as ‘occupied’ and will need to be
replaced. The total housing requirement over the plan period set out in current strategic
guidance (Tees Valley Structure Plan) is therefore estimated to be about 4630 dwellings
comprising 3010 dwellings required in policy H1 of the structure plan and an additional
5
1620 or so to replace occupied dwellings cleared.
TABLE H1: CURRENT STRATEGIC HOUSING REQUIREMENT
2002/03 2003/04 2004/05 2005/11 2011/16 2002/16
Net Requirement (TVSP)
(190 dwellings pa 2002-06 &
225 dwellings pa post 2006
Clearances to be replaced
(22% of the first 612 dwellings
cleared and 70% of future
clearances)
Gross requirement
7.46
190
190
190
1315
1125
3010
2
7
35
1055
525
1624
192
197
225
2370
1650
4634
Committed housing development in Hartlepool at April 2005 comprises about 3400
dwellings as follows:
• 993 dwellings completed between 2002 and 2005 (including conversions),
• about 2250 remaining to be developed on the main development sites at Middle
Warren, the Marina and Wynyard, and
• 167 dwellings remaining to be completed on other sites under construction.
It is possible, however, that only about 450 of the dwellings with planning permission in
the Marina area will be completed during the plan period even if the main developer’s
current completion rates are substantially increased, thus the committed housing likely to
be completed during the plan period amounts to about 2850 dwellings as shown in Table
H2 below.
TABLE H2: COMMITTED HOUSING PROVISION
Committed sites
(including conversions)
Middle Warren
Marina
Wynyard
Other sites completed or
under construction
Total committed
7.47
Estimated
Total
completions
2002/03 2003/04 2004/05 2005/11 2011/16 2002/16
Completions
71
2
0
96
96
18
83
23
23
710
240
73
465
200
0
1425
561
114
322
150
109
167
0
748
395
360
238
1190
665
2848
Table H2 above highlights that the number of committed dwellings is only about 160
dwellings short of the net housing requirement set out in the current strategic document
(Tees Valley Structure Plan).
Once replacement of cleared housing is taken into
5
This figure is made up of the 1580 ‘occupied’ dwellings cleared under housing market renewal programmes together with
individual dwellings cleared between 2002 and 2005 – see Table H1.
101
account, however, the number of dwellings for which provision is required amounts to
about 1800 as shown in Table H3 below.
TABLE H3: ADDITIONAL DWELLINGS REQUIRED 2002-2016
2002/03 2003/04 2004/05 2005/11 2011/16 2002/16
Gross requirement (TVSP)
(from Table H1)
Less total committed
(from Table H2)
Additional Provision
Required
192
197
225
2370
1650
4634
395
360
238
1190
665
2848
-203
-163
-13
1180
985
1786
7.48
Since the current strategic housing requirement was approved in the Tees Valley
Structure Plan, the major regeneration site at the North Docks (Victoria Harbour) has
been brought forward by Tees Valley Regeneration and the owners of the land. The
Master Plan which has been prepared for Victoria Harbour and accompanying planning
application proposes some 3450 apartments and town houses as part of the mixed use
redevelopment of the area.
Clearly, in the context of the current strategic housing
requirements, it is possible to accommodate only a small proportion of the proposed
housing at Victoria Harbour even if there are no new areas allocated in the plan and no
windfall developments are allowed.
7.49
The regeneration of the Victoria Harbour area is strategically important not only for
Hartlepool, but also the Tees Valley and the Northern Region as a whole.
It has
therefore been highlighted in the emerging Regional Spatial Strategy (RSS) and, as noted
in paragraph 7.43 above, the strategic housing requirement for Hartlepool set out in the
submitted RSS has been substantially increased in part to allow the Victoria Harbour
housing development to attain sufficient critical mass for it to be viable. The currently
proposed housing requirement set out in the submitted RSS is set out in table H4 below.
TABLE H4: PROPOSED STRATEGIC HOUSING REQUIREMENT
(Submitted Regional Spatial Strategy)
Net Requirement (RSS)
(390 dwellings pa 2004-11 & 350
dwellings pa 2011-16)
Clearances to be replaced (70% of
actual clearances 2005 onwards)
Gross requirement
7.50
2004/05
2005/11
2011/16
2004/16
390
2340
1750
4480
35
1055
525
1615
425
3395
2275
6095
When current commitments (set out in Table H2) are taken into account, the additional
provision required in Hartlepool up to 2016 in terms of the strategic requirement in the
submitted RSS would be about 4100 dwellings between 2004 and 2016 (see Table H5
below) rather than the current requirement of 1800 between 2002 and 2016 arising from
the Tees Valley Structure Plan.
TABLE H5: ADDITIONAL DWELLINGS REQUIRED 2004-2016
(Submitted Regional Spatial Strategy)
Gross requirement (RSS)
(from Table H4)
Less total committed
(from Table H2)
Additional Provision Required
102
2004/05
2005/11
2011/16
2004/16
425
3395
2275
6095
238
1190
665
2093
187
2205
1610
4002
7.51
However, the proposed strategic housing requirements of the submitted RSS are not yet
finalised.
7.52
For the purposes of this local plan therefore, and in order to enable a realistic and viable
account to be taken of the Victoria Harbour development and of future windfall
developments (including replacement on areas of cleared housing) it is assumed that the
strategic housing requirements, currently set out in the structure plan, will be substantially
increased in the RSS, particularly in the early part of the RSS plan period to properly take
account of “current level of commitments, the need to diversify the existing dwelling stock
and the need to ensure that the successful delivery of housing market restructuring
initiatives are not compromised” 6 . This also reflects the statement in the structure plan
that the provision after 2006 is only indicative and will be subject to confirmation through
the early review of RPG/RSS (see paragraph 7.42 above).
7.53
Nevertheless, pending approval of the RSS it is not proposed to make any new
allocations in the plan beyond identifying the potential for housing within the important
regeneration areas at Victoria Harbour and the Headland (see policy Hsg6).
HOUSING SUPPLY
7.54
New housing provision is made up of the following three elements:
commitments (see Table H2)
windfall development (including current approvals not yet started), and
allocations of land.
7.55
Windfall housing comprises conversions, replacement housing on cleared sites, and
developments permitted on other unallocated or as yet unidentified sites. As at 1st April
2005, approval existed for 190 dwellings (including conversions).
7.56
Urban capacity studies are a means of estimating the potential number of dwellings likely
to be developed on windfall sites.
As noted in paragraph 7.16 above, the 2002
Hartlepool Urban Capacity Study concluded that there was capacity for 1558 dwellings
from 2001, comprising 758 7 from 61 ‘identified’ sites and 800 from unidentified windfall
sites. The estimated capacity of 800 dwellings from unidentified windfalls was based on
the last 10 years’ rates for all ‘brownfield’ windfalls including redevelopment on cleared
sites and conversions.
7.57
However, since the study was carried out in 2002:
•
many of the ‘identified’ sites have been committed (44% equating to 430
dwellings have been developed, are under construction or have planning
permission); and
•
in relation to unidentified sites, there has been progress in identifying the
amount of future housing clearance, and thus housing replacement can
be more accurately estimated; and
•
new areas, not foreseen in 2002, have or are likely to become available
for development.
7.58
An average of about 73 dwellings per annum has been provided on brownfield sites over
the 10 year period 1995 to 2005. Of these an average of 33 dwellings pa were on
cleared housing sites, 17 were provided by the conversions (including the sub-division of
dwellings) and the remaining 23 comprised other windfall developments (see Figure 7.2
below).
6
Submitted Regional Spatial Strategy – June 2005 (paragraph 3.67)
When totalled individually, the actual discounted capacity of the 61 identified sites amounts to 768, and not 758 as set out in
the study.
7
103
Figure 7.2: BROWNFIELD WINDFALL DEVELOPMENT 1995 – 2005
160
140
120
Cleared sites
Gross conversions
Windfalls - small sites
Windfalls 10+
100
80
60
40
20
0
95/96
96/97
97/98
98/99
99/00
00/01
01/02
02/03
03/04
04/05
7.59
At present it is estimated that about 745 dwellings will be provided on cleared housing
sites over the rest of the plan period to 2016, of which about 300 will be in the first three
areas identified for redevelopment in the NDC and North Central Hartlepool areas. (This
equates to a replacement rate of about 48%, although overall it is expected that on
average about 40% of houses cleared will be replaced on site as not all cleared areas will
be redeveloped for housing purposes).
7.60
In addition an average of about 50 dwellings per annum could be provided by
conversions (about 15pa) and on other windfall sites (about 35pa). This is estimated
from past rates of such developments on brownfield sites and takes account of new sites
coming forward for development including some which were not assessed in the urban
capacity study.
7.61
National guidance states that the local plan should identify sites sufficient to meet
strategic requirements after making an allowance for windfalls.
Taken together,
commitments (2850 - Table H2), redevelopment on cleared sites (745 - paragraph 7.59)
and other potential windfall development (at about 50 dwellings per annum excluding
commitments) could account for the provision of almost 4000 dwellings between 2002
and 2016 – about 670 dwellings short of the current overall strategic requirement set out
in the structure plan.
7.62
There would therefore appear to be little scope for making new allocations in the plan.
However, it is considered essential to make appropriate provision for housing
development at Victoria Harbour, a major mixed use regeneration area in a sustainable
urban location and highlighted in the submitted RSS as a regional flagship scheme which
will provide the catalyst for wider regeneration. In this respect it is considered that 100
dwellings per annum should initially be provided rising to 150 - 200 dwellings pa as the
development proceeds. This would result in a provision of about 1450 dwellings by
2011. It is also necessary to make an allowance for housing which may be provided in
the other mixed use regeneration areas in the Headland.
7.63
Potential housing supply could therefore be almost 4800 dwellings between 2004 and
2016.
This provision is considerably in excess of the current strategic housing
requirement set out in the structure plan, but well within the proposed housing
requirement proposed in the submitted RSS up to 2016 (see Table H6 below).
104
TABLE H6: POTENTIAL HOUSING SUPPLY
Completions and
commitments
(Table H2)
Redevelopment of
cleared housing sites
Conversions
(at 15pa)
Other windfalls
(at 35pa)
Victoria Harbour policy Hsg5(A)
Other Mixed Use
Areas – policy
Hsg5(A)
TOTAL SUPPLY
Current housing
requirement
(Table H1)
Proposed housing
requirement –
submitted RSS
(Table H4)
*
**
2002/04
2004/05
2005/11
2011/16
TOTAL
2002/16
TOTAL
2004/16
755
238
1190
665
2848
2093
445
300
745
745
81*
75
156
156
200**
175
375
375
550
900
1450
1450
50
0
50
50
755
238
2516
2115
5624
4869
389
225
2370
1650
4634
NA
NA
425
3395
2275
NA
6095
Excludes 9 conversions under construction (ie. committed)
Excludes ‘windfalls’ under construction
MANAGEMENT OF HOUSING LAND SUPPLY
7.64
The Borough Council in identifying options for the provision of housing to meet future
requirements has had regard to the needs to:
• maximise the amount of development from previously developed land and
buildings,
• provide variety in terms of the choice and location of new housing, and most
importantly
• reduce the imbalance of the housing stock so that it better meets the needs and
aspirations of the community.
7.65
However, the high level of commitments in relation to the current strategic housing
requirement means that provision to be made for new housing is limited. The priorities in
this respect are related to those developments having the greatest impact in terms of the
regeneration of the town.
Land is thus identified for housing within mixed use
regeneration areas at Victoria Harbour and the Headland (policy Hsg6). In terms of
windfall development, priority will be given to the redevelopment of housing sites cleared
under the housing market renewal programme. In addition encouragement is given to
the conversion of properties (including the use of upper floors of commercial premises)
for residential purposes (policies Hsg7 and Hsg8). As much of the existing housing stock
is affordable, and also because it is probable that lower cost housing will be provided on
redevelopment sites and other sites coming forward from ‘windfall’ developments, it is not
considered necessary to make specific provision for new affordable housing (see
paragraphs 7.87 and 7.88 below).
7.66
As shown in Table H6, if the proposed housing development forming a critical element of
the major regeneration scheme at Victoria Harbour is to be accommodated in a viable
way, it is not possible to keep within the current strategic requirement set in the structure
105
plan once commitments and estimated windfalls (including redevelopment on cleared
housing sites) are taken into account.
7.67
However, it is likely that the new strategic housing requirement to be set in the Regional
Spatial Strategy will be higher than that of the structure plan, and that it will be set at a
level, at least for the first part of the plan period (2004-2011), which will take account of
the “current level of commitments, the need to diversify the existing dwelling stock and
the need to ensure that the successful delivery of housing market restructuring initiatives
are not compromised” 8
7.68
The Local Plan strategy for housing is to reduce the imbalance between housing supply
and demand by providing in a sustainable manner wider opportunity and choice and a
better mix in the size, type and location of housing than is currently available. This
strategy accords with the Hartlepool Community Strategy and the Hartlepool Housing
Strategy.
7.69
The regular monitoring of a range of factors relating to the amount and type of housing
provision and housing clearance will enable the Borough Council to manage the release
of housing land in line with the local plan housing strategy in a way which will provide the
greatest benefit to the town. By managing the release of sites, the Borough Council can
influence the type and location of new housing development and when it is provided.
7.70
The development of windfall sites can increase the choice available to residents in terms
of housing type and location but it is important that they do not exacerbate the problems
of the imbalance between housing supply and demand.
However, in order not to
significantly exceed the current strategic housing requirement it will be necessary to
strictly control the amount of windfall development coming forward in the immediate
future.
7.71
In determining proposals for windfall housing developments, the following considerations
will be taken into account:
• the effect on the overall strategic housing requirement;
• the sequential approach and effect on the recycling targets;
• the positive regeneration benefits;
• the need to ensure the provision of a range and choice of housing and to
encourage the provision of dwelling types currently under-represented in the
Hartlepool;
• the balance between housing supply and demand;
• the level of accessibility to facilities by all modes of transport; and
• the contribution to the viability of villages.
Proposals should meet the sustainability criteria set out in the general environmental
principles policy GEP1 and the principles of layout and design set out in policy Hsg9.
7.72
The above factors are to a certain extent inter-related but the matters which the Council
will take into consideration in relation to these are set out below.
7.73
Strategic requirement: The approval of proposals will be dependent upon their cumulative
effect on the overall strategic housing requirement. This overall requirement equates to
the housing requirement to meet the estimated growth in households set out in strategic
policy together with dwellings which will be needed to replace those which have been
cleared. In this respect, not all dwellings cleared will need to be replaced as some will be
classed as vacant. The Borough Council will therefore closely monitor the rates of
housing development, the numbers of dwellings with planning permission and the
clearance of ‘occupied’ dwellings to establish actual and proposed housing provision
against the overall strategic requirement.
7.74
The Borough Council will seek to manage the release of all new housing sites to support
the strategy for housing market renewal (policy Hsg3) and where proposals for new
8
Submitted Regional Spatial Strategy – June 2005 (paragraph 3.67)
106
housing will lead to the strategic housing requirement rates being significantly exceeded,
permission may be refused (see also paragraph 7.86 below).
7.75
Sequential Approach: This approach established in national and regional policy means
that preference will be given to recycling previously developed sites and empty
properties. The Borough Council, as set out in the Environment and Housing objectives
of the Community Strategy, seeks to maximise the proportion of new housing that is built
on previously developed land.
7.76
Recycling targets: The national target for the proportion of housing to be provided on
previously developed land and through conversions of buildings is 60% by 2008 and 65%
by 2016. This is also the current regional target set out in policy H4 of RPG1. The
Borough Council in setting a local target will seek to keep within the national and regional
target for 2008 and to achieve a higher target of 75% by 2016. However, it will be
particularly difficult to meet the 2008 target as it is expected that there will be a higher
level of completions on greenfield land during 2008 due to the proposed additional
development at Middle Warren of the extra care village for which funding has been
secured from the Department of Health.
7.77
Proposals for windfall housing should therefore relate to the development of previously
developed land or the re-use of vacant buildings. The Borough Council will monitor the
proportion of new and proposed housing development that is provided on previously
developed land and through conversions of buildings.
In considering development
proposals the Borough Council will, subject to any adverse impact on the achievement of
the recycling targets, regard previously developed land as including ‘vacant land not
previously developed’ identified in government guidance 9 as a main source of housing
capacity which should be assessed by urban capacity studies.
This is vacant /
undeveloped land often shown within built-up areas on Ordnance Survey maps as a
‘white’ area without annotation.
7.78
Positive regeneration benefits: In assessing proposals for housing development, the
Borough Council will consider developments involving the following as providing the
greatest benefits for the regeneration of the town:
1.
redevelopment of cleared housing areas;
2.
conversion of individual vacant industrial or commercial buildings,
particularly those situated in prominent locations;
3.
demolition and redevelopment of sites of vacant, unused and derelict
commercial and community buildings located in residential areas;
4.
development of untidy and unused land located within and causing
problems in residential areas;
5.
developments for special needs housing; and
6.
developments providing housing which is under-represented in the town.
Although offering important regeneration benefits, major housing-led developments
incurring significant clearance and infrastructure costs to enable them to go ahead will be
regarded as of lesser priority, particularly where these are not closely related to existing
housing areas. 10 Similarly, redevelopment of existing occupied commercial buildings
and sites will be regarded as having a lesser positive regeneration benefit.
7.79
Further in the context of the submitted RSS policy 31 11 on managing housing supply,
developments involving the loss of employment land identified in this local plan will not be
seen as having positive regeneration benefits.
7.80
Range and choice of housing: - National policy highlights the government’s objective that
local planning authorities should provide wider housing opportunity and choice and a
better mix in the size, type and location of housing than is currently available and seek to
9
Tapping the Potential - Assessing urban housing capacity: towards better practice (December 2000)
Physical and environmental constraints on development of land and capacity of existing and potential infrastructure are
included in the criteria listed in para. 31 of PPG3 to be assessed in relation to housing developments
11
Policy 31 of the submitted Regional Spatial Strategy states that in considering planning proposals, local planning authorities
should consider the re-use of employment sites for housing only where they are not required for long-term employment use.
10
107
create mixed communities 12 .
The emerging (submitted) RSS recognises that the
provision of a better mix of dwelling types and sizes, particularly in urban areas, has
important social and economic implications for the future and is essential if the region is
to have a sustainable pattern of development.
7.81
The local plan strategy is to provide variety in terms of the choice and location of new
housing. The Borough Council will therefore monitor on a regular basis the amount and
type of new and proposed housing and the amount and type of dwellings demolished in
relation to the existing housing stock. In considering proposals for housing the Borough
Council will seek to encourage the development of housing types currently underrepresented in the town.
7.82
In this respect it is considered that detached housing is currently under-represented in the
town. Conversely, in view of the high number of high density apartments which are
currently being provided in the Marina area and are proposed for Victoria Harbour the
Borough Council is unlikely to consider proposals for such types of dwelling as of high
priority unless they form a minor part of a larger mixed housing development or it can be
demonstrated that there are specific locational or other factors by which the need can be
demonstrated such as the need to accommodate households displaced by housing
clearance. Similarly terraced housing will not usually be considered appropriate other
than as a part of a wider housing renewal scheme.
7.83
Balance between housing supply and demand: This factor is related to both the
quantitative and qualitative balance between housing supply and demand and needs to
be tackled on a holistic basis. It is necessary to reduce the overall vacancy rate in the
town and to ensure that the development of new housing does not result in increased
numbers of vacant and abandoned dwellings. At the same time it will be necessary to
ensure that a suitable range of housing better meeting the needs and aspirations of the
community is available within the town to discourage out-migration to areas where such
housing is available. There was considerable out-migration from the town during the
early 1970s when drainage restrictions limited the amount of new housing being
developed and as highlighted in both the Regional Aspirations Report and the Hartlepool
Low Density Housing Study there is still some net-out-migration to neighbouring Stockton,
despite the relatively high level of vacant dwellings in some parts of the town.
7.84
Level of accessibility: New housing development should be provided in locations which
enable convenient access to employment opportunities, shops, leisure and other facilities
by all means of transport.
7.85
Contribution to the viability of villages: New housing development in villages can help to
support local services and facilities. However proposals for development must relate to
land or buildings within the defined village limits (see policies Rur1 and Rur2) but should
not involve the change of use of buildings used as shops, public houses or other
community facilities (see policy Rur6).
Developer Contributions
7.86
12
As part of its approach to the management of housing land supply, the Borough Council
will consider the need to seek contributions from developers towards the clearance and
improvement of housing in the Housing Market Renewal Area (see paragraph 7.40, policy
GEP9 and Supplementary Note 8).
Planning Policy Guidance (PPG) 3 – Housing (para. 2)
108
POLICY
Hsg5
MANAGEMENT OF HOUSING LAND SUPPLY
THE REGIONAL TARGETS FOR THE PROPORTION OF HOUSING
DEVELOPMENT TO BE PROVIDED ON PREVIOUSLY DEVELOPED LAND AND
THROUGH CONVERSIONS OF EXISTING BUILDINGS ARE 60% BY 2008 AND
65% BY 2016. THE COUNCIL WILL SEEK TO REACH THE 2008 TARGET OF
60% AND TO EXCEED THE 2016 REGIONAL TARGET BY SETTING A LOCAL
TARGET OF 75% BY 2016,
THE BOROUGH COUNCIL WILL ADOPT A ‘PLAN, MONITOR AND MANAGE’
APPROACH TO HOUSING SUPPLY AND IN THIS RESPECT WILL REGULARLY
MONITOR THE NUMBERS OF DWELLINGS DEMOLISHED AND THOSE
GRANTED PLANNING PERMISSION, (INCLUDING SCHEMES WHICH THE
COUNCIL HAS RESOLVED TO APPROVE SUBJECT TO THE SATISFACTORY
COMPLETION OF A S106 AGREEMENT).
PLANNING PERMISSION WILL NOT BE GRANTED FOR PROPOSALS THAT
WOULD LEAD TO THE STRATEGIC HOUSING REQUIREMENT (WITH AN
ALLOWANCE FOR CLEARANCE REPLACEMENT) BEING SIGNIFICANTLY
EXCEEDED OR THE RECYCLING TARGETS NOT BEING MET.
IN
CONSIDERING
APPLICATIONS
FOR
HOUSING
DEVELOPMENT,
PARTICULAR REGARD WILL BE GIVEN TO:
• THE
AVAILABILITY,
SUITABILITY
AND
LOCATION
OF
PREVIOUSLY DEVELOPED LAND AND BUILDINGS;
• THE POSITIVE REGENERATION BENEFITS OF A HOUSING
PROPOSAL;
• THE PROVISION OF A VARIETY OF TYPES OF HOUSING TO MEET
THE NEEDS OF ALL SECTORS OF THE LOCAL COMMUNITY;
• THE BALANCE BETWEEN HOUSING SUPPLY AND DEMAND;
• THE ACCESSIBILITY OF THE DEVELOPMENT TO EMPLOYMENT
OPPORTUNITIES, SHOPS, LEISURE AND OTHER FACILITIES,
PARTICULARLY BY MODES OTHER THAN THE CAR;
• ITS CONTRIBUTION TO THE MAINTENANCE OF LOCAL SERVICES
AND FACILITIES IN VILLAGES; AND
• THE GENERAL ENVIRONMENTAL PRINCIPLES SET OUT IN POLICY
GEP1.
DEVELOPMENT PROPOSALS SHOULD ACCORD WITH THE DESIGN CRITERIA
AND OTHER REQUIREMENTS SET OUT IN POLICY Hsg9.
DEVELOPER CONTRIBUTIONS TOWARDS HOUSING CLEARANCE AND
IMPROVEMENTS WITHIN THE HOUSING MARKET RENEWAL AREA MAY BE
SOUGHT (SEE POLICY GEP9 AND SUPPLEMENTARY NOTE 8).
AFFORDABLE HOUSING
7.87
The 1994 Hartlepool Local Plan did not include specific policies requiring the provision of
new affordable housing as it was considered that demand for low-cost housing could be
met by the existing housing stock. There is provision in the Section 106 Agreement 13
relating to the development of Middle Warren for ‘social housing land’ to be developed by
a housing association or by any other appropriate organisation. The site identified in
phase 1 of the Middle Warren development was not taken up until 2002 – it is to be
developed for elderly people’s bungalows. The Hartlepool Housing Market Dynamics
13
A Section 106 Agreement is a legal agreement attached to the approval of a planning permission through which the applicant
and others with a legal interest in the land agrees to undertake or pay for additional works or adhere to restrictions which could
not be dealt with by planning condition alone.
109
Study, referred to in paragraph 7.8 to 7.11 above, confirms that there is no denial of
market access to housing for households earning average or below average incomes. It
suggests that if the price of new housing is further reduced, through the provision of
subsidised market housing units via an affordable housing policy, this would further
encourage “urban flight’ from the older housing areas to new housing.
7.88
A number of privately developed low-cost housing schemes have been completed over
the last few years which may have contributed to the ‘urban flight’ of existing and
emerging owner-occupiers from older terraced housing areas to new housing areas. In
addition, it is likely that some new low-cost housing will be provided on existing committed
sites and on some of the sites allocated on mixed use sites (policy Hsg6) and through
conversions (policies Hsg7 and Hsg8).
It is therefore not considered appropriate to
require housing developers to make provision for affordable housing on their schemes.
A policy on affordable housing is therefore not included in this plan.
HOUSING IN MIXED USE AREAS
7.89
Victoria Harbour and parts of the Headland are identified in this plan for mixed-uses.
The development of these sites will make an important contribution to regeneration
initiatives.
In this context, it is considered that housing development could be an
appropriate element of these multiple use areas. It is not proposed to specify the amount
of housing that should be provided on each site within these general areas which will be
considered in the context of overall proposals for their regeneration.
7.90
However, it will be important to ensure that new housing in these regeneration areas does
not exacerbate the problems associated with the overall imbalance of housing supply and
demand.
In this respect due consideration will be given to the potential for new
development to contribute towards the clearance of surplus housing and improvements in
low demand housing areas (see also paragraphs 7.40 and 7.86 above).
7.91
It is expected that housing development within the Headland will come forward during the
early part of the plan period complementing the impact of the North Hartlepool
Partnership SRB programme.
Housing development on the Victoria Harbour
regeneration area will, however, need to be phased in order to ensure that the strategic
housing requirement is not significantly exceeded. In phasing the development, it will be
necessary also to ensure that sufficient provision is made to enable it to achieve a viable
critical mass.
7.92
As part of the Headland and Victoria Harbour areas lie within the indicative tidal flood
plain, a flood risk assessment will be required to enable the Environment Agency to fully
assess flood risk to any proposed development (see policy Dco2).
110
POLICY
Hsg6
MIXED USE AREAS
HOUSING DEVELOPMENT WILL BE APPROVED AS PART OF MIXED USE
DEVELOPMENTS IN THE HEADLAND AND VICTORIA HARBOUR
REGENERATION AREAS SUBJECT TO THERE BEING NO DETRIMENTAL
EFFECT ON THE OVERALL HOUSING STRATEGY FOR REDUCING THE
IMBALANCE OF HOUSING SUPPLY AND DEMAND.
DEVELOPER
CONTRIBUTIONS TOWARDS CLEARANCES AND IMPROVEMENTS IN AREAS
OF LOW HOUSING DEMAND MAY BE SOUGHT (SEE POLICY GEP9 AND
SUPPLEMENTARY NOTE 8 ON DEVELOPER CONTRIBUTIONS).
THE HOUSING PROVISION IN THESE AREAS WILL BE PHASED AS FOLLOWS:
2005-2011:
HEADLAND (50 DWELLINGS)
VICTORIA HARBOUR (550 DWELLINGS)
2011-2016:
VICTORIA HARBOUR (900 DWELLINGS)
IN ACCORDANCE WITH THE PLAN, MONITOR AND MANAGE APPROACH,
ADDITIONAL DWELLINGS MAY BE PERMITTED AT VICTORIA HARBOUR
SHOULD MONITORING ESTABLISH THAT THEY CAN BE ACCOMMODATED
WITHOUT DETRIMENT TO THE STRATEGIC HOUSING REQUIREMENT.
PROPOSALS FOR HOUSING DEVELOPMENT IN THESE AREAS SHOULD
ACCORD AS APPROPRIATE WITH THE DESIGN CRITERIA AND OTHER
REQUIREMENTS SET OUT IN POLICY Hsg9 AND THE REQUIREMENT FOR
FLOOD RISK ASSESSMENTS IN POLICY Dco2.
CONVERSIONS
7.93
The variety of dwelling types in the town can be increased through the conversion of
buildings formerly in other uses, the division of larger dwellings into smaller units, and the
residential use of vacant or underused space on the upper floors of commercial
properties. Such conversions can provide appropriate accommodation for smaller
households and for the increasing number of young people living on their own.
7.94
Non-residential properties and larger dwellings can be converted into self-contained flats
or bedsits (houses in multiple occupation).
In residential areas, the sub-division of
properties into self-contained flats does not, in general, have such an impact as the use
of dwellings for bedsits, where there can be a direct effect on neighbours, particularly in
terms of noise and traffic congestion. Planning permission is not required for the use of
a dwellinghouse by not more than six residents living together as a household. Where
planning permission is required, it is important that there are sensitive planning controls to
ensure that such conversions do not damage the existing character and amenity of
established residential areas.
7.95
Parking requirements may be relaxed where appropriate, for example where the
accommodation provided is for single persons or where there is adequate public car
parking in the area. In this respect, the premises to be converted should be located
close to local facilities and well served by public transport.
111
POLICY
Hsg7
CONVERSIONS FOR RESIDENTIAL USES
PROPOSALS FOR THE CONVERSION OF DWELLINGS OR OTHER BUILDINGS
TO SELF CONTAINED FLATS OR HOUSES IN MULTIPLE OCCUPATION, WILL
BE APPROVED WHERE THERE IS NO SIGNIFICANT DETRIMENTAL IMPACT
ON THE AMENITIES OF OCCUPIERS OF ADJOINING OR NEARBY
PROPERTIES OR ON THE CHARACTER OF THE SURROUNDING AREA.
THE PARKING REQUIREMENTS SET OUT IN SUPPLEMENTARY NOTE 2 MAY
BE RELAXED WHERE THERE IS PUBLIC PARKING AVAILABLE NEARBY, OR
IN AREAS WELL SERVED BY PUBLIC TRANSPORT.
7.96
POLICY
Hsg8
New residential accommodation can be provided in parts of buildings used for other
purposes, particularly in vacant or underused space above shops. The 1994 Hartlepool
Local Plan encouraged the residential use of upper floors of properties in the town centre
and its fringes where it would not act as a major constraint to commercial activities in the
area.
The occupation of upper floors will prevent the deterioration of underused
buildings and can lead to increased activity and vitality in a commercial area at night and
also provide an increased element of security. The Borough Council considers that the
residential use of upper floors should also be encouraged in appropriate areas outside
the town centre including local shopping parades and areas where there are
concentrations of local shops. Account will have to be taken, however, of the potential
impact of noise and fumes which may arise from the commercial activities.
RESIDENTIAL USE OF UPPER FLOORS
PROPOSALS FOR THE RESIDENTIAL USE OF UPPER FLOORS OF
PROPERTIES IN MIXED USE OR COMMERCIAL AREAS WILL BE APPROVED
PROVIDED THAT THE FURTHER DEVELOPMENT OF COMMERCIAL ACTIVITIES
IS NOT PREJUDICED AND SUBJECT, WHERE APPROPRIATE, TO THE
INSTALLATION OF NOISE INSULATION AND FUME CONTROL EQUIPMENT.
THE PARKING REQUIREMENTS SET OUT IN SUPPLEMENTARY NOTE 2 MAY
BE RELAXED WHERE EXISTING PUBLIC PROVISION IS CONSIDERED
ADEQUATE OR IN AREAS WELL SERVED BY PUBLIC TRANSPORT.
LOW DENSITY HOUSING
7.97
As stated in paragraphs 7.3 to 7.7 above, and illustrated in Figure 7.1, there is an
imbalance of the housing stock in Hartlepool. An important aspect of this is the relative
shortage of detached houses, particularly at the highest end of the housing market. The
Hartlepool Housing Market Dynamics Study concluded that the Borough Council should
consider the provision of “larger 4-5 bedroom units to broaden the range and choice of
housing stock, to encourage in-migration and discourage out-migration” (see paragraph
7.11 above) and the subsequent Housing Aspirations Study considers that it is necessary
to provide good quality housing at the upper end of the market. The ‘shortage of larger
executive 4/5 bedroom houses’ was also identified in the urban capacity study (see
paragraph. 7.16 above).
7.98
The ODPM (Office of the Deputy Prime Minister) strategy for the North ‘Moving Forward:
The Northern Way’ highlights that in the North East there is a shortage of ‘executive’
housing to attract people from higher socio-economic groups and these groups are critical
to future economic success. If housing is not provided to meet the aspirations of these
groups it is likely that the unsustainable out-migration patterns from the region will
continue and the region will lose highly skilled workers to other regions. Linking housing
112
markets with economic growth is viewed as being critical, as will the provision of housing
that meets the aspirations of highly skilled more economically prosperous workforce.
7.99
Further, the draft Regional Housing Strategy (RHS) (2005) outlines that key to the
region’s future economic growth will be the retention and attraction of highly skilled
workers. To do this a range of housing needs to be provided for these groups. It notes
that the geographical areas of low demand closely reflect the distribution of disadvantage.
These two factors can be mutually reinforcing, where large parts of the existing dwelling
stock are not meeting current or future aspirations, and demand for all types and tenures
of property has collapsed or is close to doing so. This is not conducive to delivering
sustainable communities.
7.100
Delivering sustainable communities requires high quality housing and living environments
in sustainable locations to facilitate and support accelerated economic growth. Both the
RHS and emerging (submitted) Regional Spatial Strategy (RSS) recognise that this
requires an approach that simultaneously tackles housing market failure and increases
the region’s dwelling stock resulting in increased build rates and demolition rates.
7.101
The Regional Housing Aspiration Study commissioned by One North East and the
Regional Housing Board found that the success of three authorities in North East
(including Stockton and Darlington) in attracting and retaining a balanced population was
linked to providing sufficient build rates of types of housing sought by those within the
intermediate and higher socio-economic groups. The study found that these authorities
had benefited at the expense of neighbouring authorities that had not provided an
appropriate scale and range of new housing.
7.102
The Hartlepool Low Density Housing Study (July 2005) points out that the high build rates
in Hartlepool have helped to stem population outflows from the Borough, (although there
is a large net outflow to Stockton arising from the quantity of aspirational housing stock
available which is attracting economically active higher socio-economic groups to that
area) but have failed to attract new people into the town. It states that unless Hartlepool
begins to offer housing of choice to attract in-migrants this will constrain economic growth
in Hartlepool and the sub-region in the future. Failure to provide housing of choice will
result in continued out migration to areas that supply housing of choice.
7.103
The submitted RSS highlights in paragraph 3.71 that the provision and location of socalled ‘executive’ housing defined as the upper end of the market, and dwelling types
under-represented in the current stock, like detached housing, will have an important part
to play in attracting and retaining population.
7.104
‘Executive’ housing at the upper end of the market can take the form of high density
apartments and town houses or low density detached housing. The Victoria Harbour
regeneration will incorporate the provision of a large number of high value, high quality
apartments and town houses.
7.105
The Borough Council considers that there is a need for the provision of high quality
housing of all types in order to secure the long term prosperity of the town and to achieve
a balanced and sustainable community in the main urban area of Hartlepool. Provision
of housing of an appropriate quality should encourage higher income households to
remain in the town where they will contribute to its economic and social life. A good
choice of quality housing will also be a factor in attracting, and keeping, job-creating
investment.
7.106
A very large supply of high quality housing in the form of high density apartments and
town houses will be provided in Victoria Harbour. In addition some high quality housing
comprising larger 4-5 bedroom dwellings will be provided on various sites in the town,
including parts of Middle Warren.
7.107
In terms of provision for low density and high quality housing as required by policy H6 of
the Tees Valley Structure Plan, 7 sites were allocated in the 1994 Hartlepool Local Plan
113
for small scale and high quality executive housing to be developed at a density not
normally exceeding 10 dwellings per hectare. Only one of these sites (Briarfields –
paddock area) remains uncommitted as the Council has sought to phase its release after
the Furness Field and Tunstall Court developments.
7.108
However, it is not proposed to allocate any land for low density housing at this time owing
to the need to ensure that the overall strategic housing requirement is not significantly
exceeded. Nevertheless, should monitoring indicate a shortfall in housing land supply,
the Briarfields site, comprising the Paddock area as formerly allocated in the 1994 Local
Plan, together with Briarfields House and the ambulance station, could be brought
forward for development, subject to the provisions of policy Hsg5 on the management of
housing land supply. Although the Paddock area has not been previously developed, it
falls within the definition of vacant land considered in government guidance on urban
capacity studies to be a main source of housing capacity. The site is thus sequentially
preferable to greenfield sites. Further the development of this area should enable the
future of Briarfields House to be secured.
NEW RESIDENTIAL
REQUIREMENTS
DEVELOPMENT:
DESIGN,
LAYOUT
AND
OTHER
7.109
New residential development should provide living environments that are attractive,
create a ‘sense of place’ and make a positive contribution to the quality of Hartlepool. It
is essential to ensure that new housing is not detrimental to the amenities of the
surrounding area, and that the scale and character is appropriate to the locality. In
Conservation Areas, new housing should preserve or enhance the character or
appearance of the area (see policy HE1).
7.110
PPG3 seeks to ensure the best use of land and states that local planning authorities
should avoid housing developments of less than 30 dwellings per hectare net and
encourage those at higher densities. Higher densities may be appropriate in areas close
to the town centre and its facilities or in areas which are highly accessible to public
transport. However due regard should be had in this respect to the scale and character
of the site and its surroundings.
7.111
Tandem development, where one house is located behind the other sharing the same
access or having an access very close to the frontage house, is unlikely to achieve
appropriate standards of design, privacy and access.
114
POLICY
Hsg9
NEW RESIDENTIAL LAYOUT – DESIGN AND OTHER REQUIREMENTS
PROPOSALS FOR RESIDENTIAL DEVELOPMENT WILL BE PERMITTED IN
LOCATIONS WHICH ACCORD WITH POLICIES Hsg5 AND Hsg6 ABOVE
PROVIDED THAT:
i.
THE SCALE OF THE PROPOSED DEVELOPMENT IS APPROPRIATE TO
THE LOCALITY, AND WHERE PERTINENT, THE OPEN CHARACTER OF
THE AREA IS RETAINED,
ii.
THERE IS SUFFICIENT PROVISION OF PRIVATE AMENITY SPACE
WITHIN EACH CURTILAGE COMMENSUATE WITH THE SIZE OF EACH
DWELLING AND THE CHARACTER OF THE AREA,
iii.
THERE IS AN ADEQUATE PROVISION OF CASUAL AND FORMAL
PLAY AREAS (SEE POLICY Rec2),
iv.
ADEQUATE AREAS OF SAFE, ACCESSIBLE AND ATTRACTIVE OPEN
SPACE ARE PROVIDED AS APPROPRIATE,
v.
THE LOCATION OF THE NEW DEVELOPMENT IS SUCH THAT THERE
IS NO SIGNIFICANT DETRIMENTAL EFFECT ON THE OCCUPIERS OF
BOTH THE NEW AND EXISTING DEVELOPMENT - TANDEM
DEVELOPMENT WILL NOT BE PERMITTED,
vi.
THE SITE IS NEITHER SUBJECT TO UNACCEPTABLE POLLUTION BY
REASON OF NOISE, DUST, FUMES OR SMELL, NOR TO POTENTIAL
NUISANCE OR HAZARD CREATED BY EXISTING OR APPROVED
COMMERCIAL OR INDUSTRIAL ACTIVITIES,
vii. EXISTING FEATURES OF INTEREST, INCLUDING TREES AND
HEDGEROWS, WATERCOURSES AND WETLANDS ARE RETAINED,
viii. APPROPRIATE PROVISION IS MADE FOR SAFE AND CONVENIENT
PEDESTRIAN AND CYCLE ROUTES (SEE POLICIES Tra5 AND Tra8),
viiia. THERE IS ADEQUATE ACCESS TO PUBLIC TRANSPORT (SEE POLICY
Tra19), AND
ix.
TRAFFIC CALMING MEASURES ARE PROVIDED.
IN GENERAL, THE NET DENSITY OF DEVELOPMENTS SHOULD BE AT LEAST 30
DWELLINGS PER HECTARE, BUT HIGHER DENSITIES WILL BE SOUGHT, ON
SITES CLOSE TO THE TOWN CENTRE OR READILY ACCESSIBLE TO PUBLIC
TRANSPORT.
THE BOROUGH COUNCIL WILL SEEK FINANCIAL CONTRIBUTIONS FROM
DEVELOPERS FOR THE PROVISION OF ADDITIONAL WORKS DEEMED TO BE
REQUIRED AS A RESULT OF THE DEVELOPMENT (SEE POLICIES GEP9, Rec2,
Rec3 AND Tra19).
HOUSE EXTENSIONS
7.112
Many householders in seeking to acquire more living space and additional facilities
choose to extend their existing homes rather than move to a new house. If, however,
extensions are inappropriately designed, they can cause problems for immediate
neighbours in terms of loss of privacy and overlooking.
They can also affect the
amenities of the wider area, particularly where they may be a proliferation of extensions
concentrated in small areas, or where a terracing effect is being created by the erection of
side extensions to semi-detached or detached dwellings. The Borough Council has
therefore reviewed its guidelines on residential extensions for development control
purposes and these are included as Supplementary Note 4.
115
POLICY
Hsg10
RESIDENTIAL EXTENSIONS
PROPOSALS FOR ALTERATIONS AND EXTENSIONS TO RESIDENTIAL
PROPERTIES SHOULD:
i.
ii.
iii.
iv.
v.
BE OF A SIZE, DESIGN, MATERIALS AND EXTERNAL APPEARANCE
THAT HARMONIZES WITH THE EXISTING DWELLING,
BE UNOBTRUSIVE AND NOT ADVERSELY AFFECT THE
CHARACTER OF THE STREET,
NOT SIGNIFICANTLY AFFECT THE AMENITIES OF THE OCCUPIERS
OF
ADJACENT
OR
NEARBY
PROPERTIES
THROUGH
OVERLOOKING, OVERSHADOWING OR BY CREATING POOR
OUTLOOK,
NOT DENY THE EXISTING AND FUTURE OCCUPIERS OF THE
DWELLING TO BE EXTENDED, REASONABLE OUTDOOR SPACE
FOR NORMAL DOMESTIC NEEDS OR ADEQUATE PARKING SPACE
WITHIN THE CURTILAGE, AND
NOT OBSTRUCT VISIBILITY FOR PEDESTRIANS OR DRIVERS OF
MOTOR VEHICLES OR OTHERWISE PREJUDICE ROAD SAFETY.
PROPOSALS WHICH ARE NOT IN ACCORDANCE WITH THE GUIDANCE SET
OUT IN SUPPLEMENTARY NOTE 4 WILL NOT BE APPROVED.
RESIDENTIAL ANNEXES FOR RELATIVES
7.113
POLICY
Hsg11
The accommodation needs of families can change and there is often a desire for
accommodation for relatives to be provided adjoining the main family home. Usually this
is in the form of an extension to the property, but sometimes a separate structure within
the curtilage of the property can be converted, or very rarely, a new building erected in
the grounds of the property.
It is important to ensure that where such separate
accommodation is provided, that it is not of a form that would encourage its occupation as
a separate dwelling.
RESIDENTIAL ANNEXES
PROPOSALS FOR EXTENSIONS TO PROVIDE ACCOMMODATION FOR
RELATIVES OF THE OCCUPIER OF THE DWELLING WILL BE APPROVED
PROVIDED THEY ACCORD WITH POLICY Hsg10 AND THEY ARE DESIGNED TO
ENABLE INCORPORATION INTO THE EXISTING DWELLING WHEN NO LONGER
REQUIRED.
WHERE AN EXTENSION IS NOT APPROPRIATE FOR DESIGN REASONS,
CONVERSION OF AN OUTBUILDING (OR EXCEPTIONALLY A NEW BUILDING)
MAY BE PERMITTED WHERE:
i.
ii.
IT IS OF A SATISFACTORY SCALE, LOCATION AND DESIGN IN
RELATION TO THE EXISTING DWELLING, ITS CURTILAGE AND
SURROUNDING DWELLINGS, AND
IT IS DESIGNED SO THAT IT WILL SERVE AN ANCILLARY FUNCTION
TO THE MAIN HOUSE AND IS NOT OF A FORM THAT WOULD
ENCOURAGE ITS OCCUPATION AS A SEPARATE DWELLING WHEN
NO LONGER REQUIRED.
PLANNING CONDITIONS WILL BE APPLIED BINDING THE OCCUPATION OF THE
ACCOMMODATION PROVIDED TO THE OCCUPATION OF THE MAIN DWELLING.
116
HOMES AND HOSTELS
7.114
Residential institutions including nursing homes and residential care homes are
appropriately located in residential areas convenient for access to public transport and
local facilities. They can be provided as new buildings or conversions of larger detached
or semi-detached dwellings.
There has been an increase in the number of such
developments over the last few years, primarily as a result of the ‘Care in the Community’
policies. It is important to ensure that the concentration of such uses does not lead to a
deterioration in the character of particular areas or of the amenity of adjoining
householders in terms of additional traffic generation, noise, visual intrusion, loss of
privacy and overshadowing.
7.115
Temporary or permanent housing (hostels) providing accommodation for the homeless
should also be located in areas well served by public transport and close to community
facilities. Care needs to be taken in the location of some hostels as these can give rise
to concerns in occupants of neighbouring properties relating to the fear of crime.
Appropriate account will have to be taken of such concerns.
POLICY
Hsg12
HOMES AND HOSTELS
PROPOSALS FOR RESIDENTIAL INSTITUTIONS FALLING WITHIN CLASS C2
OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 (AS
AMENDED) AND FOR HOSTELS WILL BE APPROVED PROVIDED THAT THERE
IS NO SIGNIFICANT DETRIMENTAL IMPACT ON THE AMENITY OF OCCUPIERS
OF ADJOINING AND NEIGHBOURING PROPERTIES OR ON THE CHARACTER
OF THE SURROUNDING AREA, AND SUBJECT TO:
i.
ii.
iii.
THE DEVELOPMENT BEING CONVENIENTLY LOCATED FOR
ACCESS TO PUBLIC TRANSPORT, SHOPPING AND OTHER
COMMUNITY FACILITIES,
AN
APPROPRIATE
AMOUNT
OF
CAR
PARKING
(SEE
SUPPLEMENTARY NOTE 2) BEING PROVIDED WITHIN THE
CURTILAGE OF THE DEVELOPMENT WITHOUT CAUSING UNDUE
DISTURBANCE ON THE SITE, WITHIN THE BUILDING OR TO
ADJOINING RESIDENTIAL PROPERTIES, AND
THE PROVISION OF AMENITY SPACE TO MEET THE NEEDS OF
RESIDENTS COMMENSUATE WITH THE SIZE AND CAPACITY OF
THE BUILDING.
MOBILE HOMES
7.116
Residential mobile homes can provide a form of affordable housing accommodation.
However, the Hartlepool Housing Dynamics Study found that a shortage of affordable
housing was not an issue in the town. There is already a large residential mobile home
park on the fringe of the town at Ash Vale, off Easington Road and further mobile homes
at Seaton Carew, and therefore the Borough Council does not consider it appropriate to
allocate any additional areas for the development of mobile homes.
7.117
Where proposals are brought forward, residential mobile homes should be located where
they are not visually intrusive, and in general, in areas well served by public transport and
close to existing residential areas where appropriate community facilities are available.
For these reasons, therefore, they should normally be located within the urban area,
although they should not occupy land that would be more appropriately developed for
permanent uses.
117
POLICY
Hsg13
RESIDENTIAL MOBILE HOMES
PROPOSALS FOR THE DEVELOPMENT OF ADDITIONAL LAND
RESIDENTIAL MOBILE HOMES WILL ONLY BE APPROVED IF THE SITE:
i.
ii.
iii.
iv.
FOR
IS LOCATED WITHIN THE DEFINED URBAN FENCE AS SHOWN ON
THE PROPOSALS MAP,
DOES NOT OCCUPY LAND ALLOCATED FOR PERMANENT
DEVELOPMENT,
IS NOT LOCATED IN A GREEN WEDGE OR ON LAND PROTECTED
BY POLICIES GN3 AND GN6, AND
IS CONVENIENTLY LOCATED FOR ACCESS TO PUBLIC
TRANSPORT, SCHOOLS AND OTHER LOCAL FACILITIES.
WHERE DEVELOPMENT IS TO BE APPROVED, SUBSTANTIAL LANDSCAPING
WILL BE REQUIRED TO MAINTAIN VISUAL AMENITY.
DEVELOPMENT
SHOULD ALSO MEET THE RELEVANT CRITERIA SET OUT IN POLICY Hsg9.
7.118
Proposals for individual temporary mobile homes will be considered on their merits when
needed, for example whilst permanent accommodation is being erected or in relation to
the establishment of new agricultural enterprises.
ACCOMMODATION FOR GYPSIES/TRAVELLERS
7.119
The Department of the Environment Circular 1/94 ‘Gypsy Sites and Planning’ asks local
planning authorities to assess the need for gypsy accommodation in their areas and,
wherever possible, to identify locations suitable for gypsy sites in their development
plans.
Although on occasions, gypsies have set up in unofficial encampments in
Hartlepool, in general the town is not considered to be on a main travellers’ route. The biannual counts since 1993 have not revealed any significant numbers of gypsy caravans.
There is thus little evidence to support the need for a gypsy site and the Borough Council
therefore does not consider it appropriate to identify a specific site at this time.
7.120
In the event of it being envisaged by the gypsies that a site is required, the site would
need to be located where it would not give rise to nuisance to neighbouring residences
and workplaces, yet be convenient for access to certain community facilities, particularly
shops, schools and medical services. The amenities to be provided on a site will vary
according to whether the site is required for long-term use or as a temporary stopping
place, or is a transit site only.
POLICY
Hsg14
GYPSY SITE
PROPOSALS FOR THE PROVISION OF GYPSY SITES WILL BE APPROVED
WHERE THERE IS NO SIGNIFICANT DETRIMENTAL EFFECT ON THE
AMENITY OF THE OCCUPIERS OF ADJOINING OR NEARBY PROPERTIES
AND PROVIDED THAT:
i.
ii.
iii.
iv.
v.
118
THERE IS ADEQUATE ACCESS TO THE SITE AND PROVISION FOR
PARKING, TURNING AND SERVICING WITHIN THE SITE,
THE SITE IS ACCESSIBLE TO FACILITIES INCLUDING SCHOOLS,
MEDICAL FACILITIES AND SHOPS,
THE SITE IS NEITHER SUBJECT TO UNACCEPTABLE POLLUTION
BY REASON OF NOISE, DUST, FUMES OR SMELL, NOR TO
POTENTIAL NUISANCE OR HAZARD CREATED BY EXISTING OR
APPROVED COMMERCIAL OR INDUSTRIAL ACTIVITIES,
THE SITE IS ADEQUATELY SCREENED AND LANDSCAPED,
IF REQUIRED, THE SIZE OF THE SITE IS LARGE ENOUGH TO
ACCOMMODATE SEPARATE RESIDENTIAL AND BUSINESS USES
AND ADDITIONAL PARKING SPACE FOR EXTRA CARAVANS, CARS
AND LORRIES.
8.
TRANSPORT
Introduction
8.1
The development and implementation of transport policies for roads and public
transport greatly influences development proposals relating to other major land
uses such as industry, retail, housing and recreation. The need for an efficient
and effective network of highways and public transport both locally and regionally
is a key factor in the overall economy and environment of the town. These
aspects are reflected in the Borough Council’s Local Transport Plan (LTP) which
sets out the local transport vision for the year 2021:
“Hartlepool will have a high quality, integrated and safe transport system
that supports continued economic growth and regeneration. It will provide
access to key services and facilities for all members of society…”
8.2
It is important to realise that both the Hartlepool Local Plan and the Local
Transport Plan are very strongly linked and complement each other with regard
to transport policies and proposals in Hartlepool. The strategies identified in the
LTP are reflected, where appropriate, in the local plan and vice versa.
8.3
The Borough Council has sought, through its powers, to promote rail and road
links within the Borough by:♦
♦
♦
8.4
campaigning for direct improvements in the rail service in order to
maintain and strengthen the communication links to and from the town,
supporting improvements in the highway network, and
promoting and co-ordinating a safe and effective traffic system within the
town through good traffic management in order to enhance the physical
environment of the town.
Since local government reorganisation in 1996, Hartlepool Borough Council has
the main responsibility for most transport matters in the Borough, previously the
responsibility of Cleveland County Council.
8.5
The Hartlepool Partnership’s Community Strategy seeks to provide a safe and
effective integrated transport system that enables equal accessibility and
maximum choice. It aims to:
•
•
•
improve transport facilities and encourage other forms of transport, develop
wider transport choices in order to address the problems of road traffic
congestion and reduce dependence on the car.
to promote accessibility for all, especially those without a car.
to promote integration of all forms of transport and land use planning.
Hartlepool Local Transport Plan
8.6
Hartlepool Borough Council has taken the principles of the Government’s
Transport White Paper “A New Deal for Transport: Better for Everyone” as the
central theme of its Local Transport Plan (LTP). The LTP, in tandem with the
Hartlepool Local Plan, will help shape transport policy in the Borough.
The
lifetime of the LTP is 5 years (2006 – 2011) and it will thus be reviewed during
this local plan period (2001 – 2016). It is therefore vital that these documents
complement each other in terms of transport strategy and policy. The LTP
should be used alongside the local plan in reference to transport strategy and
policies. The local plan will, through its written statement and policies, seek to
reflect the strategies set out in the LTP.
119
8.7
With respect to the general transport system, policies T1 and T2 in the Tees
Valley Structure Plan state that proposals and policies for new infrastructure in
the Tees Valley will be evaluated against given criteria to deal with identified
transport problems. The formation of public and private partnerships will help to
develop a sustainable integrated transport system. The need to improve and
maintain facilities for those with disabilities and mobility difficulties will be fully
incorporated into all transport systems (policy T3).
8.8
The structure plan seeks to ensure that improved facilities for pedestrians and
cyclists will be continued and improved (policies T4, T5 and T6).
8.9
In terms of the rail network, the structure plan will seek to secure improved rail
services and facilities. Land is reserved for an extension of the railway line from
Seal Sands to Graythorp to provide links to the proposed Tees Crossing and to
ensure the routes of disused railways are safeguarded (policy T8).
The
provision of new rail halts will be encouraged along with the reopening of former
stations (policy T9).
8.10
In terms of freight, the plan seeks to control routes taken by heavy goods
vehicles where there are problems of safety and environmental intrusion (policy
T20). It also encourages proposals for the provision of alternative freight and
freight transfer facilities related to rail and water transport (policies T10, T11 and
T16) where it may reduce the number of heavy goods vehicles on the road.
8.11
Improved infrastructure for use by bus will continue to be provided including a
network of busways and green routes (policies T13 and T14). Alignments for
improvements to the primary and trunk route network are to be protected from
development (policy T18).
8.12
The structure plan also seeks to ensure that there is sufficient off-street car
parking (policies T23 and T24) and proposes that traffic management and
calming schemes will be continued (policy T22).
8.13
In conjunction with the main aim of the local plan and the strategy for the
maximisation of accessibility, the following objectives are particularly relevant in
drawing up the policies and proposals relating to transport:
A5
B2
C1
C3
D1
D3
D4
120
to ensure that there is an adequate infrastructure to serve new and
existing development
to ensure that Hartlepool Town Centre continues to fulfil its role as a
compact attractive, competitive and viable facility providing a wide
range of attractions and amenities with convenient access for the
whole community
to ensure that developments do not have an adverse impact on the
quality of life of the population of Hartlepool
to preserve and enhance the quality, character and setting of
conservation areas, listed buildings and areas of archaeological and
historic interest
to ensure the provision of a safe, efficient and economic transport
network
to ensure that developments attracting large numbers of people
locate in existing centres which are highly accessible by means other
than the private car
to increase the attraction of, and to promote, viable alternatives to the
private car and road freight transport.
8.14
In 2001 there were 39.3% of households in Hartlepool with no car. This figure is
well above the national average of 26.8% (England & Wales, 2001 Census).
Therefore, it is important that appropriate and accessible provision is made for
modes of transport other than the private car. This includes public transport (bus
and rail services) and personal transport (for cyclists and walkers).
PUBLIC TRANSPORT
Bus Services
8.15
In terms of bus transport and provision, personal mobility can be increased and
improved through measures such as bus-only lanes, the removal of traffic
congestion on bus priority routes, the introduction of low-floor buses and
supporting infrastructure as well as by financial measures such as supporting
unprofitable bus services. Electronic signalling for buses may be possible in the
future, giving priority to buses at junctions and along particular stretches of road.
8.16
One bus priority route (the North-South Priority Route) has been identified and
some traffic management measures have been introduced particularly along the
central section of the route through the town centre. The central section of York
Road, between Victoria Road and Park Road, has been made a bus priority link.
This has helped to divert traffic from a main shopping street in Hartlepool to the
A689/A179 route to the east of the town centre shopping area. These works
incorporated improvements to pedestrian and bus stop facilities and have
improved the environment around the town centre.
8.17
The Borough Council will continue to seek new priority routes during the local
plan period.
Possibilities include the bus route from the South Fens to the
Headland via the town centre linking to the North-South route.
POLICY
Tra1
BUS PRIORITY ROUTES
(a) Tra1
MEASURES WILL BE TAKEN
TO IMPROVE THE PASSAGE OF BUSES
AND THE COMFORT OF PASSENGERS ALONG THE NORTH-SOUTH
BUS PRIORITY ROUTE (AS SHOWN ON THE PROPOSALS MAP)
INCLUDING:
♦
♦
♦
♦
IMPROVEMENT TO JUNCTIONS TO GIVE PRIORITY TO
BUSES (SEE ALSO POLICY Tra10),
PROVISION OF IMPROVED INFRASTRUCTURE, SUCH AS
LAY-BYS AND BUS SHELTERS,
IMPOSITION OF TRAFFIC REGULATION ORDERS WHERE
APPROPRIATE, AND
PROVISION OF LOW FLOOR BUSES.
THE BOROUGH COUNCIL WILL SEEK TO IDENTIFY FURTHER BUS
PRIORITY ROUTES WITHIN THE TOWN.
8.18
The bus network can be extended into new development areas where road
layouts are designed to cater for public transport. It is therefore important that
early discussions take place regarding the need to cater for bus routes in the
design of new residential and industrial areas (see policy Tra19 below).
121
Rail Services
8.19
It is important that existing rail services are maintained and improved at
Hartlepool and Seaton Carew stations ensuring adequate links to the regional
and national networks. Rail will be one of the modes of transport which is likely
to increase in popularity over the coming years, and as such will play a significant
role in the future of public transport. Therefore, it is vital that frequency and
reliability of services is of a high standard for Hartlepool. The Borough Council
will work to improve and provide facilities to cater for this increased popularity.
In 2006 Grand Central secured an option to operate trains between Sunderland
and London, with Hartlepool being one of the main stations on the route. This
will mean a number of direct trains to London each day which will improve
accessibility into and out of the town.
8.20
The strategy for rail-based infrastructure in Tees Valley includes proposals for rail
loops north and south of the Tees. These loops will be linked by the proposed
Tees crossing provisionally at Port Clarence – South Bank (forming a figure of
eight system).
Routes feeding into the system will provide connections to
Durham/Tyneside (via the East Coast main line), Darlington, Northallerton and
Tyneside/Wearside (via Hartlepool).
8.21
In developing such a rail network for the Tees Valley, accessibility between urban
areas in the region and beyond would be improved. Hartlepool will play an
important part in these proposals in order to gain the benefits that the system will
bring. Benefits will include an increase in access and mobility to other urban
areas in the Tees Valley, particularly areas such as Redcar and Cleveland and
beyond (ie. the North Yorkshire Heritage Coast). A further benefit will be an
increase in the choice of transport, reducing the need to use the car and
providing better links to the regional and national rail networks. This route will
convey both passengers and freight to the Tees crossing, reducing journey times
to south Teesside dramatically.
8.22
Policy T8 of the Tees Valley Structure Plan protects railway alignments which will
provide links to the Tees crossing, from development, including the ‘Seals Sands
railway alignment between Graythorp and the proposed Tees crossing north
approach’. A safeguarding route for this rail connection was identified in the
1994 Hartlepool Local Plan and it will therefore continue to be identified in this
plan.
POLICY
Tra2
RAILWAY LINE EXTENSION
LAND IS RESERVED FOR AN EXTENSION OF THE RAILWAY LINE FROM
THE SEATON SNOOK BRANCH LINE TO SEAL SANDS. DEVELOPMENT
PROPOSALS WHICH AFFECT THE SAFEGUARDED ROUTE MAY
HOWEVER BE APPROVED PROVIDED THAT A FEASIBLE ALTERNATIVE
THROUGH ROUTE IS RETAINED.
Rail Halts
8.23
122
The Borough Council is investigating the feasibility of identifying locations in the
town for new rail halts and has identified a site at Hart Station. This would
provide better access for the people who live in this northern part of the town. It
is also considered to be appropriate as a secondary gateway for the Tees Forest
via the Hart–Haswell Walkway (see paragraph 15.39 below). The site will need
some minor development work in order that it may be able to perform a dual role.
Parking may be provided for those using the proposed rail halt and also for use in
conjunction with the development of a gateway site.
8.24
A further rail halt may be developed at North Hartlepool, although the findings
of the feasibility study suggest that development of a rail halt in this area would
be less viable. There may also be options for the re-opening of Greatham
Station.
POLICY
Tra3
RAIL HALTS
THE BOROUGH COUNCIL WILL CONTINUE TO SUPPORT
IMPROVEMENTS TO THE LOCAL RAILWAY NETWORK BY ACTIVELY
ENCOURAGING THE PROVISION OF NEW RAIL HALTS ALONG THE
RAIL CORRIDOR.
INITIALLY A NEW HALT WILL BE PROVIDED AT HART STATION.
Durham Tees Valley Airport
8.25
The Tees Valley Structure Plan highlights the expansion of Durham Tees Valley
Airport both in terms of its passenger and freight handling facilities. Teesside
Airport is an important economic generator within the Tees Valley. As a rapidly
growing and increasingly important element of the Tees Valley transport network,
providing benefits for residents and businesses in all local authorities in the Tees
Valley, it is important that links are developed between Hartlepool and the airport
to maximise these benefits. Public transport links (both bus and rail) will help to
increase personal mobility for airport passengers and enhance the transport
network for Tees Valley residents nationally and internationally. The Borough
Council will seek to encourage improved passenger transport links between
Hartlepool and Durham Tees Valley Airport in relation to the Tees Valley
transport network.
Integrated Public Transport
8.26
Proposals have been put forward in the structure plan for enhanced rail and bus
facilities to form an integrated system for the Tees Valley sub-region into which
the Hartlepool area should be linked.
8.27
Since the removal of the United/Tees Bus Station and Depot at Church Square in
1993, there has been no central hub facility for public transport in Hartlepool.
Alternative facilities will need to be provided if the town is to benefit from inward
investment through business, tourism and leisure visitors.
8.28
As part of an overall strategy to aid transport integration, Hartlepool Borough
Council is proposing to undertake an audit of the signing of walking routes to
stations. In addition, it is proposed to investigate links with local bus routes.
8.29
However, to fully recoup the maximum benefit of integrated public transport for
residents of the town and visitors, feasibility studies have recently been
undertaken to identify the level of need for interchange facilities for Hartlepool. A
site at Church Square (east of Gateway Bridge) was identified and public
consultation has been carried out on a preliminary scheme design. A central
interchange facility, providing appropriate services, will improve the accessibility
and personal mobility of Hartlepool residents to other areas of the Tees Valley
and beyond. It will also create a positive first impression to visitors to the town.
8.30
The area of land on the eastern side of Gateway Bridge at Church Square, close
to the railway station, is therefore protected from permanent development in
policy Tra4 below.
123
POLICY
Tra4
PUBLIC TRANSPORT INTERCHANGE
THE BOROUGH COUNCIL HAS EXAMINED THE POTENTIAL FOR
PROVIDING A PUBLIC TRANSPORT INTERCHANGE FACILITY IN
CENTRAL HARTLEPOOL.
A SITE AT CHURCH SQUARE (EAST OF GATEWAY BRIDGE) WAS
GRANTED PLANNING PERMISSION IN NOVEMBER 2004. PERMANENT
DEVELOPMENT WHICH WOULD IMPEDE THE PROVISION OF AN
INTERCHANGE FACILITY ON THIS SITE WILL NOT BE PERMITTED.
THE CYCLE NETWORK
8.31
The Tees Valley Cycling Strategy (1998) sets out an overall strategic guide for
the individual Borough Councils to work towards and achieve the Tees Valley
targets in terms of cycle provision.
The document presents a strategy for
promoting, encouraging and integrating the use of cycling as a sustainable
means of transport in the Tees Valley. The Borough Council takes this strategy
into account in its cycle provision policies.
8.32
Cycleways and greenways offer opportunities for improved conditions for
journeys to work and for leisure by increasing road safety and creating more
environmentally attractive routes. Local and sub-regional networks should link
into the national Sustrans network which runs north – south along the coast
within the Borough. Other routes have also been identified through the Tees
Valley Cycling Strategy, such as Greatham–Seaton Carew and Greatham–
Summerhill. Work has been carried out on defining other routes through the
Local Transport Plan (see Diagram 8.1). Several individual schemes began
during the lifetime of the previous local plan and are already in place.
8.33
A comprehensive network of cycle routes and greenways is desirable to link the
town centre with communities and other residential areas within the Borough and
improve traffic safety. In particular, the Marina, Seaton Carew and the Headland
could be integrated into the current network of routes. It is proposed that a new
pedestrian and cycle bridge across the entrance of the Harbour will be provided
as part of the major regeneration scheme at Victoria Harbour.
8.34
Links to the main network should be provided in new developments.
The
charging of commuted sums to those who wish to develop residential,
commercial or recreational development will enable the cycle network to take
shape much more quickly (see policy Tra19 below).
124
125
POLICY
Tra5
CYCLEWAYS NETWORK
PROVISION WILL BE MADE FOR THE CONTINUED DEVELOPMENT OF A
COMPREHENSIVE NETWORK OF CYCLE ROUTES LINKING MAIN AREAS
OF THE BOROUGH. THESE INCLUDE THE FOLLOWING:
♦
♦
♦
♦
♦
♦
♦
TOWN CENTRE - NORTH WEST HARTLEPOOL,
TOWN CENTRE - SOUTH EAST HARTLEPOOL,
MARINA – HEADLAND,
MARINA - SEATON CAREW – GREATHAM,
GREATHAM – SUMMERHILL,
SAPPERS CORNER – WYNYARD, AND
GRAYTHORP – GREATHAM.
PROPOSALS FOR NEW HOUSING AND INDUSTRIAL DEVELOPMENT,
FOR HIGHWAY IMPROVEMENTS AND TRAFFIC MANAGEMENT
SCHEMES SHOULD TAKE ACCOUNT OF THE NEED TO PROVIDE LINKS
TO THE CYCLE NETWORK (SEE ALSO POLICY Tra19).
8.35
POLICY
Tra6
Secure cycle parking at destinations is also essential if people are to be
persuaded to cycle.
The level of provision sought will take account of the
number of people likely to be attracted to the development, the distance travelled
to reach it and the existence of any cycle parking provisions in the immediate
area. Generally, cycle parking and storage facilities should be provided in well-lit
areas, capable of being overlooked from nearby buildings or by passing
pedestrians. Developers should consult the local planning authority, so that
such facilities can be incorporated into the scheme at the design stage;
otherwise, cycle parking may be secured through the imposition of a condition on
a planning consent.
CYCLE FACILITIES
DEVELOPMENTS WHICH ATTRACT OR ARE LIKELY TO ATTRACT
SIGNIFICANT NUMBERS OF PEOPLE, WHETHER AS VISITORS OR
EMPLOYEES, WILL BE REQUIRED TO PROVIDE ON SITE, SECURE AND
CONVENIENT CYCLE PARKING PROVISION, THE LEVEL OF SUCH
PROVISION TO BE AGREED WITH THE LOCAL PLANNING AUTHORITY.
PROVISION FOR PEDESTRIANS
Improvements to the Pedestrian Environment
8.36
Environmental conditions for pedestrians can be considerably improved by traffic
management schemes designed to relieve road congestion and improve road
safety. In the town centre, the York Road bus priority link will provide improved
pedestrian facilities complementing those already completed in Victoria Road.
The pedestrian environment will be enhanced further by the junction
improvements identified in policy Tra10 below.
Improvements to Pedestrian Linkages
8.37
Improvements will need to be made to the linkages for pedestrians as well as
cyclists between the town centre and other parts of the town, in particular the
tourism areas of the Marina, Headland and Seaton Carew.
8.38
The proposed cycle network has a role to play in providing a link between the two
areas.
However, alternative routes for pedestrians should be considered in
126
addition to the Gateway Bridge route. Possibilities for additional links between
the town centre and Marina could include a pedestrian footbridge over the railway
line and also access through the underpass adjacent to the railway station.
Linkages could be incorporated into the possible public transport interchange
located at Church Square.
8.39
Links between the town centre and the Headland could be improved further by
regeneration work taking place on the Headland under the Single Regeneration
Budget.
There may be opportunities to create links via a ferry across the
harbour between the Marina and the Headland for example.
POLICY
Tra7
PEDESTRIAN LINKAGES: TOWN CENTRE / HEADLAND / SEATON
CAREW
IMPROVEMENTS WILL CONTINUE TO BE MADE TO THE PEDESTRIAN
ENVIRONMENT IN THE CENTRAL AREA. IN PARTICULAR, IMPROVED
PEDESTRIAN LINKS WILL BE PROVIDED BETWEEN THE PRIMARY
SHOPPING AREA AND OTHER PARTS OF THE TOWN CENTRE
INCLUDING THE MILL HOUSE, CHURCH STREET (INCLUDING THE
PROPOSED INTERCHANGE) AND MARINA AREAS.
IMPROVED PEDESTRIAN LINKS WILL ALSO BE PROVIDED WITHIN AND
BETWEEN THE MARINA, SEATON CAREW AND THE HEADLAND,
INCLUDING A PROPOSED NEW PEDESTRIAN BRIDGE AT VICTORIA
HARBOUR.
Pedestrian Routes Within Housing Areas
8.40
Safe and convenient pedestrian routes linking local shops, schools, community
centres, play areas etc. can be provided in new housing developments. Such
routes should be of sufficient width to allow for the provision of landscaping.
POLICY
Tra8
PEDESTRIAN ROUTES – RESIDENTIAL AREAS
PROPOSALS FOR RESIDENTIAL DEVELOPMENT SHOULD PROVIDE
FOR SAFE AND CONVENIENT PEDESTRIAN ROUTES TO LINK NEW
HOUSING TO LOCAL FACILITIES AND AMENITIES.
8.41
The proposed recreational routes will also provide improved pedestrian routes
across the Borough. These will link the urban area to rural and remote coastal
locations (see policy Rec9 below).
TRAFFIC MANAGEMENT
8.42
Traffic management has a large impact on land use issues relating to transport
and vice versa.
This is particularly the case in the town centre. The
implementation of traffic management schemes can have a very important effect
in easing traffic flows, assisting road safety, giving priority to public transport and
improving the environment for pedestrians and cyclists. Traffic management
methods will be used to improve the road network for the benefit of all road users
by implementing measures that maximise the efficiency of existing transport
systems rather than relying on new road construction. The Hartlepool Local
Transport Plan considers these issues further. With Government policy moving
away from new road building, traffic management needs to be more effective
than ever before.
127
8.43
POLICY
Tra9
In association with the remodelling of the central section of York Road to a bus
priority link, it will be necessary to introduce and maintain traffic management
measures. In particular, the road network in the areas north of Victoria Road
and west of York Road will need to be remodelled to discourage through traffic
and divert vehicles onto the A689/A179 route.
TRAFFIC MANAGEMENT IN THE TOWN CENTRE
TRAFFIC MANAGEMENT MEASURES INVOLVING THE CLOSING OFF
OF SECTIONS OF ROADS, ALTERATIONS TO PRIORITIES AT
JUNCTIONS, AND THE ALTERATIONS OR INTRODUCTION OF ONEWAY AND BUS-PRIORITY SYSTEMS, WILL CONTINUE TO BE CARRIED
OUT IN THE TOWN CENTRE BETWEEN YORK ROAD, VICTORIA ROAD,
CLARENCE ROAD AND MIDDLETON ROAD.
FURTHER MEASURES TO MINIMISE TRAFFIC FLOWS AND IMPROVE
THE ENVIRONMENT FOR RESIDENTIAL PROPERTIES TO THE WEST
OF YORK ROAD WILL BE INVESTIGATED AND IMPLEMENTED WHERE
APPROPRIATE.
Improvements to Road Junctions
8.44
POLICY
Tra10
Problems of congestion and safety can be eased by relatively minor improvement
works to road junctions such as signing, changes in priorities and the installation
of traffic lights. The Hart Lane / Raby Road junction has recently been improved
to facilitate passage by buses as part of the North-South bus priority route. In
addition most of the major junctions along the main roads through the town will
also be improved to ease the flow of traffic and improve the environment for
pedestrians and cyclists.
ROAD JUNCTION IMPROVEMENTS
AN IMPROVEMENT SCHEME WILL BE CARRIED OUT AT THE VICTORIA
ROAD/A689 JUNCTION.
FURTHER JUNCTIONS ALONG THE A689/A179 CORRIDOR WILL BE
IMPROVED WHEN RESOURCES PERMIT.
8.45
Traffic measures are currently being implemented through the North Hartlepool
SRB initiative within the town. More may come forward in future as part of the
successful SRB funding bid for the Headland area.
PERSONAL MOBILITY
8.46
128
The above proposals for new and improved road junctions, improvements to
public transport, and to facilities for pedestrians and cyclists, will all help to
improve personal mobility. The Borough Council places great importance on
ensuring that the mobility impaired, have greater opportunities for personal
mobility in transport terms (see policy GEP2).
THE HIGHWAY NETWORK
8.47
The Tees Valley Structure Plan, in policy T18, identifies the following two primary
and major road improvement schemes in Hartlepool which are to be protected
from other development:
♦
♦
A19 Wolviston Samsung Second Access, and
B1277/A178 Brenda Road / Tees Road
In addition the Borough Council considers it appropriate to continue to safeguard a
corridor for the upgrading of the Powlett Road section of the A179.
8.48
A19 Wolviston Second Samsung Access: The corridor for a second access to
the Samsung development from the A19 Wolviston slip road (southbound) will be
safeguarded. This will enable access to land for Phase 3 of the North Burn
electronic components park.
Planning approval is in place for the scheme;
however, this will expire in 2006.
8.49
B1277/A178 Brenda Road/Tees Road: A corridor of land continues to be
identified along the B1277 Brenda Road and the section of the A178 between
Brenda Road and Greatham Creek to allow for the future upgrading of this route
in connection with the Tees crossing proposal put forward in the structure plan.
The development of the scheme will take close consideration of the
internationally important wildlife sites within the surrounding environment. Safe
parking for birdwatching and nature conservation groups will be incorporated into
the scheme at the Greatham Creek road bridge.
8.50
A179 (Powlett Road) Improvement: The improvement of this section of the
A179 to dual-carriageway would complete the upgrading of the whole stretch of
the A179 in the inner urban area of Hartlepool out to the A19. Investigations into
the feasibility and requirement of this scheme will be undertaken by the Borough
Council prior to any improvement to the road being considered.
POLICY
Tra11
STRATEGIC ROAD SCHEMES
NO PERMANANT DEVELOPMENT WILL BE PERMITTED WITHIN
CORRIDORS OF LAND SHOWN ON THE PROPOSALS MAP WHICH ARE
RESERVED FOR FUTURE SCHEMES TO IMPROVE OR CONSTRUCT THE
FOLLOWING ROADS:
a.
b.
c.
A19 WOLVISTON SECOND SAMSUNG ACCESS,
B1277/A178 BRENDA ROAD/TEES ROAD, AND
A179 (POWLETT ROAD) IMPROVEMENT.
Other Road Improvements
8.51
A number of other improvement schemes, not included in the structure plan, and
affecting secondary and local access roads, are proposed in the local plan.
Safeguarding routes for these are also defined on the Proposals Map.
8.52
North Graythorp Link Road: The provision of a new road linking Graythorp
Road with Tofts Road West will provide an additional access to the North
Graythorp industrial area which is likely to be necessary both on highway and
safety grounds and will assist in the effective promotion of undeveloped land at
North Graythorp. The safeguarding corridor for this proposal is identified on the
Proposals Map.
However, consideration may be given to a variation in the
alignment of the link road in exceptional circumstances such as the development
129
of North Graythorp for a single plant.
be retained.
In any event, a through route will need to
8.53
Middleton Beach Road: This new road is intended to provide access to
Middleton Beach and a viewing area from the Marina development, together with
access to the lifeboat and coastwatch stations. It will generally run along the
edge of Middleton Beach and enable public access to this area to be separate
from the port activities of Hartlepool Docks. Developers of land adjacent to this
route will make a contribution to the provision of the access road for which a
corridor is reserved.
8.54
Middle Warren Spine Road (Merlin Way): This scheme will complete the main
distributor road through the major Middle Warren housing development between
Hart Lane and the roundabout on West View Road. It will cross the green
wedge to link the northern and southern parts of the development and will be
provided in stages by the developers in association with the residential
development of the area.
POLICY
Tra12
ROAD SCHEME: NORTH GRAYTHORP
A CORRIDOR OF LAND AS SHOWN ON THE PROPOSALS MAP IS
SAFEGUARDED FOR THE CONSTRUCTION OF A LINK ROAD TO BE
PROVIDED BY THE DEVELOPERS IN THE NORTH GRAYTHORP
INDUSTRIAL AREA.
SOME VARIATION MAY HOWEVER BE PERMITTED TO THIS CORRIDOR
PROVIDED THAT AN ADEQUATE THROUGH ROUTE IS MAINTAINED.
POLICY
Tra13
ROAD SCHEMES: DEVELOPMENT SITES
NO PERMANANT DEVELOPMENT WILL BE PERMITTED WITHIN THE
CORRIDORS OF LAND SHOWN ON THE PROPOSALS MAP RESERVED
FOR THE CONSTRUCTION OF THE FOLLOWING ROADS WHICH ARE TO
BE PROVIDED BY DEVELOPERS:
a.
b.
MERLIN WAY, AND
MIDDLETON BEACH ROAD.
Road Schemes No Longer Required
8.55
130
Two further road improvement corridors were safeguarded in the 1994 Hartlepool
Local Plan, but these are no longer required:
♦
A689/Brenda Road link: It is unlikely that this road will be developed
within the period of this plan. Nevertheless there is a need to retain
access points from the A689 and from Brenda Road to enable access
to the high quality industrial land at Golden Flatts (see policy Tra14
below). If it is felt that a through-link is required, its development will
be sought through developer contributions.
♦
Stephenson / Hunter House Industrial Estates link road: The
former Stephenson industrial estate is currently being used for clay
extraction and subsequent tipping and it is proposed in the longer
term to develop the site as a nature reserve. It is therefore unlikely
that the level of traffic generated in the area will necessitate the
provision of a new link road. A turning circle will be required within
Hunter House Industrial Estate, however, to cater for public transport
access and other large vehicles.
8.56
POLICY
Tra14
In addition to identifying and safeguarding corridors for proposed road schemes,
there is a need to identify proposed future access points for development sites
where the details of internal road layouts will await firm proposals for
development.
These include various sites for housing and industrial uses.
Access points to the Golden Flatts high quality industrial site are identified from
both the A689 and from Brenda Road. However, it may be that the site will be
accessed via the Queens Meadow business park instead of directly from the
A689.
ACCESS TO DEVELOPMENT SITES
THE PRIMARY ACCESS POINTS TO THE FOLLOWING DEVELOPMENT
SITES SHOULD, AS FAR AS PRACTICABLE, BE AS IDENTIFIED ON THE
PROPOSALS MAP:
♦
♦
VICTORIA HARBOUR, AND
GOLDEN FLATTS.
8.57
POLICY
Tra15
Any increase in new main access points along the primary road network is likely
to give rise to problems of highway safety (Circular 4/2001 highlights the
Highways Agencies policy regarding such developments) and should therefore
be resisted. The main routes where there are to be restrictions in access points
are listed in policy Tra15 below. In addition to this it is also important to ensure
that new access points onto other roads meet recognised standards (see policy
GEP1).
RESTRICTION ON ACCESS TO MAJOR ROADS
PROPOSALS
TO
FORM
NEW
ACCESS
POINTS
OR
THE
INTENSIFICATION OF EXISTING ACCESSES TO THE FOLLOWING
ROADS, WITH THE EXCEPTION OF THOSE IDENTIFIED IN POLICY Tra14
ABOVE, WILL NOT BE APPROVED:
♦
♦
♦
♦
A19,
A689,
A179, AND
A178 SOUTH OF SEATON CAREW TO BRENDA ROAD/TEES
ROAD ROUNDABOUT.
THE BOROUGH COUNCIL WILL CONSULT THE HIGHWAY AGENCY ON
PROPOSALS WHICH WOULD BE LIKELY TO GENERATE A MATERIAL
INCREASE IN TRAFFIC (AS DEFINED BY PPG13 TRANSPORT) ON THE
A19 TRUNK ROAD.
PROPOSALS FOR ACCESS ON OTHER ROADS SHOULD COMPLY WITH
POLICY GEP1.
131
CAR PARKING
8.58
On-street parking and the servicing of premises can cause problems of
pedestrian/vehicular conflict, road congestion and visual intrusion. Therefore, it
is necessary to ensure that, as far as practicable, off-street parking is provided in
new developments. Maximum parking provision for particular developments are
set out in Supplementary Note 2.
For major developments or other
developments likely to lead to an increase in travel, the Borough Council will
require a Travel Plan (see Policy Tra20) as part of a legally binding agreement.
8.59
Some public parking is available serving part of the Town Centre. In the areas
served by such car parks, it is therefore not generally appropriate for individual
private car parks to be provided for customers and staff. This could disrupt the
flow of traffic in the central area, increase congestion and also reduce the
effectiveness of traffic management schemes designed to rationalise and
improve vehicular and pedestrian circulation. The extent of these areas is shown
on Diagram 8.2. In these areas, however, new developments should normally
provide for operational requirements as far as possible (see Supplementary Note
2).
8.60
In terms of public parking in the vicinity of the primary shopping area, the
Borough Council seeks to ensure sufficient provision to meet the demand for offstreet parking facilities.
In doing so, regard will be made to environmental,
physical and financial constraints.
The Borough Council will require legally
binding agreements to ensure that replacement car parking facilities are provided
prior to any development at Park Road (see Policy Com3).
8.61
Currently, there is sufficient public car parking at Seaton Carew.
Any new
developments would be expected to provide parking and also use public parking.
Public car parking will also cater for visitors. This will therefore remove the need
for each commercial scheme to provide its own car parking. The current extent
of the area of Seaton Carew served by public car parks is shown in Diagram 8.3.
POLICY
Tra16
CAR PARKING STANDARDS
THE COUNCIL WILL ENCOURAGE A LEVEL OF PARKING WITH ALL
NEW DEVELOPMENTS THAT SUPPORTS SUSTAINABLE TRANSPORT
CHOICES. PARKING PROVISION SHOULD NOT EXCEED THE MAXIMUM
FOR DEVELOPMENTS SET OUT IN SUPPLEMENTARY NOTE 2.
PROPOSALS
FOR
MAJOR
DEVELOPMENTS
OR
OTHER
DEVELOPMENTS LIKELY TO LEAD TO AN INCREASE IN TRAVEL WILL
BE EXPECTED TO SHOW IN A TRAVEL PLAN THE MEASURES TAKEN
TO MINIMISE THE NEED FOR PARKING AND TO PROMOTE LINKED
TRIPS AND ALTERNATIVE MEANS OF TRANSPORT.
NON-OPERATIONAL PARKING WILL NOT BE REQUIRED WITHIN:
♦
♦
AREAS OF THE TOWN CENTRE SERVED BY CAR PARKS,
AND
PARTS OF SEATON CAREW SERVED BY EXISTING CAR
PARKS.
IF IT IS CONSIDERED THAT SUCH PROVISION IS LIKELY TO HAVE A
DETRIMENTAL EFFECT ON THE STRATEGIC OPERATION OF
CENTRAL AREA TRAFFIC POLICY, IT WILL NOT BE PERMITTED IN THE
TOWN CENTRE.
132
133
134
FREIGHT
Road Haulage:
8.62
The movement of freight by heavy goods vehicles can have a detrimental effect
on the environment particularly in residential areas, and can cause damage to
buildings and roadways through the use of inappropriate routes. Problems with
HGVs are experienced in the villages within the Borough such as Elwick and
Greatham. Weight restrictions can be imposed on certain lengths of roads in
order to encourage heavy traffic to use the primary road network, improve
environmental conditions and road safety in residential areas. Secure parking
for HGVs has recently been made available at Longhill Industrial Estate.
Rail Freight:
8.63
The Tees Valley Structure Plan, in policies T10 and T11, seeks to encourage the
carriage of freight by rail where it will reduce the number of heavy road vehicles
and achieves environmental benefits, and also to encourage users of rail for
freight transport to locate at suitable sites.
8.64
In line with advice contained within PPG13 (Transport) and the Hartlepool Local
Transport Plan (2006-11) the Borough Council will seek to improve the viability
and attractiveness of rail freight as an alternative to road haulage and encourage
its increase in the haulage market of Hartlepool. The pursuit of rail haulage will
have benefits for Hartlepool.
It will reduce the level of road haulage in
Hartlepool, improving the environment and decrease congestion on the main
routes. Freight sidings currently serve the Docks, Corus South Works and the
Nuclear Power Station. Opportunities for rail haulage will be increased with the
extension of the Seaton Snook branch line (see policy Tra2 above).
8.65
Grants contributing towards the cost of rail freight facilities are available under
Section 56 of the Railways Act 1993.
POLICY
Tra17
RAILWAY SIDINGS
IN ORDER TO FACILITATE THE TRANSPORT OF GOODS BY RAIL,
ACCESS FROM INDUSTRIAL LAND TO THE RAILWAY SHOULD,
WHERE POSSIBLE, BE PRESERVED. PROPOSALS INVOLVING THE
PROVISION OF NEW RAIL SIDINGS TO SERVE INDUSTRIAL
DEVELOPMENTS WILL, WHERE APPROPRIATE, BE SUPPORTED.
POLICY
Tra18
RAIL FREIGHT FACILITIES
PROPOSALS FOR DEVELOPMENT OF EXISTING OR NEW SIDINGS TO
FORM FREIGHT HANDLING FACILITIES WILL BE PERMITTED
PROVIDED THAT:
i.
ii.
iii.
iv.
THE PROPOSAL WILL NOT HAVE A DETRIMENTAL EFFECT
ON THE SURROUNDING AREA IN TERMS OF NOISE,
TRAFFIC, HAZARD, VISUAL IMPACT AND ENVIRONMENTAL
QUALITY,
THE NATURE OF THE DEVELOPMENT WILL NOT UNDULY
CONSTRAIN THE DEVELOPMENT OF ADJOINING LAND,
THE CHOSEN LOCATION IS NOT ADJACENT TO
RESIDENTIAL AREAS, AND
THERE IS ADEQUATE ACCESS TO THE SITE FOR FREIGHT
TRANSFER.
135
TRANSPORT IN THE COUNTRYSIDE
8.66
Rural communities have particular transport needs and present particular
problems in terms of accessibility. The transport provision for rural areas is, by
nature, different to urban areas and should be sympathetic to the needs of both
the local community and the character of the countryside.
8.67
Conventional public transport cannot always meet the diverse accessibility needs
of those who live in rural areas. Therefore alternatives to conventional public
transport may need to be provided. The Green Bus is one such example. This
subsidised service is funded from landfill tax credits and serves countryside
visitor centres and facilities. Voluntary car sharing and assisted ride schemes
are currently operating in the rural areas of Hartlepool, principally relating to
church-based activities.
The introduction of such schemes is supported by
Hartlepool Borough Council and opportunities for their development will be
investigated.
8.68
The Hartlepool Local Transport Plan (LTP) addresses the issues relating to
transport in the local countryside through its Rural Transport Strategy. The two
main objectives for rural transport in Hartlepool are to improve accessibility of
services and facilities and to improve road safety in rural areas.
Where
appropriate, the Hartlepool Local Plan complements the aims and objectives of
the Rural Transport Strategy through its policies and proposals. In particular, the
local plan seeks to improve access to the countryside (see Chapter 15 - The
Rural Area).
8.69
Traffic management in villages and other rural areas of Hartlepool is to be
developed to address environmental concerns of heavy goods traffic. The LTP
will look at these issues in more detail than the local plan.
PROVISION FOR TRANSPORT IN NEW DEVELOPMENTS
8.70
POLICY
Tra19
It is important that provision is made for all modes of transport at the design stage
of new developments. This will enable the provision of appropriate links to the
bus, cycle and pedestrian networks. Proposals for major developments will be
required to submit a travel plan 1 (see policy Tra20 below). Improvements in the
bus, pedestrian and cycle networks will be sought through developers’
contributions towards improved accessibility to new and existing developments
(see also policy GEP9).
PROVISION FOR ALTERNATIVE TRANSPORT
IN ORDER TO ALLOW FOR IMPROVEMENTS TO THE BUS, CYCLE AND
PEDESTRIAN NETWORKS, RESIDENTIAL AND INDUSTRIAL ESTATE
LAYOUTS SHOULD BE DESIGNED TO ENSURE ADEQUATE ACCESS BY
ALTERNATIVE MODES OF TRANSPORT TO THE PRIVATE CAR FROM
THE INITIAL PHASE OF DEVELOPMENT.
WHERE REQUIRED AS A RESULT OF THE DEVELOPMENT, DEVELOPER
CONTRIBUTIONS WILL BE SOUGHT TOWARDS IMPROVED PUBLIC
TRANSPORT AND ALTERNATIVE TRANSPORT ACCESSIBILITY (SEE
ALSO POLICY GEP9 AND SUPPLEMENTARY NOTE 8).
1
A travel plan is a strategy for managing multi-modal access to a site or development, focusing on promoting access
by sustainable modes. They can assist in reducing traffic congestion, widening accessibility, and reducing air
pollution.
136
TRAVEL PLANS
8.71
The Borough Council has an obligation to assess the transportation impact of all
development proposals to ensure that they can satisfactorily be integrated into
the transport network. Planning Policy Guidance Note 13 requires the submission
of Travel Plans alongside planning applications that will have significant transport
implications.
8.72
A Travel Plan is a package of measures to assist in managing the transport
needs of an organisation. A Travel Plan should contain a package of measures to
encourage alternative and more sustainable modes of transport to be used for
commuting, schools journeys and business trips. These may include travel by
bus, rail, bicycle, motorcycle, walking or car sharing.
8.73
The promotion and implementation of Travel Plans is a policy objective within the
Local Transport Plan (LTP), as Travel Plan’s assist the delivery of strategies to
reduce the need to travel by car. The LTP includes local targets to reduce the
number of car journeys, promote public transport, and increase levels of walking
and cycling.
8.74
Developers have an important role to play in encouraging sustainable travel and
will be required to submit a travel plan with all applications likely to generate
significant amounts of travel. Development proposals for all major developments
within the boundaries of Hartlepool will require a travel plan, for the purposes of
policy Tra20, when the following thresholds are exceeded:
LAND USE CLASS
THRESHOLD
A1, A2, A3, A4 - Food Retail and Non Food Retail
D2 – Assembly and Leisure
1000m
2
B1 - Business
2500m
2
B2 General Industry
2500m
2
B8 Storage or Distribution
Education
All schools and higher / further education establishments
All new developments
Residential – Dwelling Houses
50 units
8.75
In appropriate circumstances the Borough Council will require developers to
contribute towards improvements to public transport, walking and cycling
facilities. This could incorporate both measures within the development site
(such as the provision of bus shelters and cycle storage facilities, improved
pedestrian access and providing turning spaces) and the provision of links to
existing transport routes nearby (see also paragraph 21 of Supplementary Note
2).
POLICY
Tra20
TRAVEL PLANS
FOR MAJOR DEVELOPMENTS AND OTHER DEVELOPMENTS LIKELY TO
LEAD TO AN INCREASE IN TRAVEL.
CONSIDERATION WILL BE GIVEN TO THE USE OF PLANNING
CONDITIONS AND/OR LEGALLY BINDING AGREEMENTS TO SECURE
THE IMPROVEMENT OF PUBLIC TRANSPORT, CYCLING AND
PEDESTRIAN ACCESSIBILITY WITHIN AND TO THE DEVELOPMENT.
137
138
9
Introduction
9.1
The development and implementation of public utility and community facilities
greatly influences a wide range of development proposals.
PPS12: Local
Development Frameworks stresses the importance development plans have for
co-ordinating development with the infrastructure it demands.
9.2
The Tees Valley Structure Plan within its overall strategy and policy SUS1 aims
to ensure that proposals make a positive contribution towards achieving
sustainable development, with the impact upon environmental quality, social well
being and economic prosperity being central considerations. Best use should
be made of existing infrastructure, services and amenities (policy SUS2).
9.3
Policy ENV23 points to the importance of protecting the quality of underground,
surface and coastal water.
Further policies ensure the protection of water
sources, waterside areas, areas at risk from flooding and ensure that areas
allocated for development have water resources available. Major renewable
and non-renewable energy developments are to be assessed on a range of
criteria to ensure that all environmental concerns are balanced.
9.4
The following objectives are relevant in the formation of developing the local plan
policies for public utilities and community facilities:
A2
A5
B3
B4
C1
C3
C9
C11
opportunities
to ensure that there is adequate infrastructure to serve new and existing
development
to protect and encourage the development of local shopping, leisure,
Conservation Areas, Listed Buildings and areas of archaeological and
historic interest.
to ensure that industrial and other potentially polluting or hazardous
population or workforce and do not have a damaging effect on the
environment.
139
DRAINAGE
9.5
Both the Burn Valley/West Park system and the Southern Drainage system have
experienced flooding in the past. Even though no improvements have taken
place to these networks other than an overflow into the Stell watercourse, there
have been no flooding events, which meet the criteria for resources to be made
available from the Capital Investment Strategy of Northumbrian Water.
However studies have been carried out to the Southern Drainage area which
should, when localised improvement schemes have been implemented, assist in
reducing the possibility of any flooding in the Southern Drainage area. At the
south end and the downstream reaches of the Southern Drainage network,
improvements by Northumbrian Water to the headworks at the outlet are now
complete.
9.6
The Borough Council is concerned that the possibility of flooding, however
infrequent, in parts of the town remains a problem and acts as a constraint to
development. It will therefore continue to emphasise to Northumbrian Water the
need for further improvement works to be undertaken.
9.7
Hartlepool Borough Council has permissive land drainage powers under the
Land Drainage Act 1991.
This provides powers to maintain and improve
watercourses to provide flood prevention measures.
9.8
All new developments will be expected to incorporate adequate means of foul
and surface water disposal. They should be designed so as not to add to the
risk of flooding or other environmental damage. In particular adequate provision
should be made for run off for roofs and paved areas.
Where possible
developers should explore the feasibility of sustainable drainage systems.
Sustainable Drainage Systems include the use of filter strips and swales to
create landscape features with amenity and wildlife value and mimic the natural
pattern of drainage.
POLICY
PU1
DRAINAGE SYSTEMS
THE BOROUGH COUNCIL WILL REQUIRE DEVELOPMENT PROPOSALS
TO BE DESIGNED TO ENSURE THAT THERE IS NO ADDITIONAL
FLOOD RISK AS A RESULT OF SURFACE RUN OFF. THE USE OF
SUSTAINABLE DRAINAGE TECHNIQUES TO CONTROL SURFACE RUN
OFF WILL BE ENCOURAGED.
9.9
Surface water drainage at Graythorp is via a watercourse and the industrial
estate’s system, both of which may need improvements and new connections in
the event of the whole of North Graythorp being developed.
9.10
For certain industrial, commercial and agricultural operations special measures
may be necessary.
Development of Queens Meadow Business Park will
increase the flow of surface water run-off to The Stell. The capacity of this
watercourse is inadequate where it passes under Brenda Road and work will
need to be carried out to improve it before significant industrial redevelopment
takes place.
9.11
As part of the Environment Agency’s Standing Advice on Flood Risk,
assessment will be required to include consideration of surface water run off
impacts where development proposals are over 1 hectare in size. (see
paragraph 10.9).
140
POLICY
PU2
INDUSTRIAL SITES DRAINAGE
PROPOSALS FOR INDUSTRIAL AND RELATED DEVELOPMENT AT
NORTH GRAYTHORP, SOUTH WORKS AND QUEENS MEADOW WILL BE
APPROVED WHERE THE BOROUGH COUNCIL CONSIDERS THAT
DRAINAGE IS ADEQUATE.
DEVELOPERS WILL NEED TO ENSURE
THAT WHERE NECESSARY THE DRAINAGE SYSTEM IS UPGRADED TO
CATER FOR INCREASED FLOW RESULTING FROM THE PROPOSED
DEVELOPMENT.
DEVELOPERS WILL BE ENCOURAGED TO USE
SUSTAINABLE DRAINAGE SYSTEMS.
SEWAGE TREATMENT
9.12
POLICY
PU3
Northumbria Water has developed a full sewage treatment works at Brenda
Road with a connection to the Seaton Carew headworks. Other sewage
treatment facilities within the Borough include small works at Greatham and
Graythorp.
It is possible that further expansion of these facilities may be
required in the future in order to permit Northumbria Water’s statutory
obligations.
SEWAGE TREATMENT WORKS
LAND AT TEES ROAD/BRENDA ROAD IS ALLOCATED FOR A FULL
SEWAGE TREATMENT WORKS.
PROPOSALS FOR EXTENSIONS TO EXISTING SEWAGE TREATMENT
WORKS WILL BE PERMITTED AT:a) SEATON CAREW PUMPING STATION
b) GREATHAM SEWAGE TREATMENT WORKS
c) GRAYTHORP SEWAGE TREATMENT WORKS
PROVIDED THAT:
♦ THERE IS NO MATERIAL ADVERSE EFFECT ON THE
AMENITIES OF NEIGHBOURING OCCUPIERS,
♦ THE APPEARANCE DOES NOT MATERIALLY AFFECT
THE CHARACTER OF THE AREA, AND
♦ THERE IS NO SIGNIFICANT EFFECT ON NATURE
CONSERVATION.
WATER SUPPLIES
9.13
POLICY
PU4
The Borough Council, together with the Environment Agency, Hartlepool Water
Company and Northumbrian Water is committed to protecting the water
environment. Water supplies are provided by the Hartlepool Water Company
from local sources at Throston, Naisberry and Crookfoot reservoirs. It is of the
utmost importance that the aquifer, which provides the Borough’s drinking water,
and watercourses are protected from contamination from pollutants, hence
applications which do not provide adequate protection to ground and surface
watercourses will not be permitted. Planning obligations may be sought with
developers to secure measures to protect water quality.
PROTECTION OF THE AQUIFER
PROPOSALS WHICH HAVE THE POTENTIAL TO HAVE A DETRIMENTAL
EFFECT UPON THE QUALITY OF GROUNDWATER RESERVES WILL NOT
BE PERMITTED UNLESS MEASURES ARE IN PLACE WHICH REMOVE
RISK OF GROUNDWATER POLLUTION.
141
9.14
Although some of the higher parts in Hartlepool, including Naisberry, Springwell,
Dalton Piercy and Elwick areas, suffer from reduced water pressure, generally
there is adequate capacity to accommodate new developments which do not
exceed 50 metres above sea level.
In the case of Middle Warren, new
development in excess of 50 metres may require developers to contribute to the
cost of reinforcing the supply system from Naisberry Reservoir.
ELECTRICITY SUPPLIES
9.15
The existing electricity supply network at a local level is adequate to meet the
demands for residential and most types of industrial uses provided that the
network is reinforced by additional substations where necessary. The National
Grid Company is responsible for the national distribution network.
Several
important 400kV and 275kV overhead lines traverse areas of the Borough and
care is needed to protect them from building activities in their vicinity.
9.16
High voltage overhead power lines can have adverse effects on the amenity of
an area. These impacts can be minimised by careful line routing, landscaping,
designing and screening. The Council will monitor advice and research on best
practice to ascertain up to date information on the health risk concerns
associated with high voltage lines and equipment.
POLICY
PU5
ELECTRICITY TRANSMISSION, DISTRIBUTION AND SUPPLY
IN CONSIDERING PROPOSALS AND PLANNING APPLICATIONS FOR
HIGH VOLTAGE LINES AND EQUIPMENT IN OR NEAR BUILT UP AREAS,
THE BOROUGH COUNCIL WILL CONSIDER AMENITY CONCERNS AND
WILL TAKE A PRECAUTIONARY APPROACH TAKING ACCOUNT OF THE
ADVICE OF THE NATIONAL RADIOLOGICAL PROTECTION BOARD.
9.17
POLICY
PU6
Hartlepool Nuclear Power Station is operated by British Energy. The effect of the
power station on development proposals is referred to in Chapter 10 on
Development Constraints. Within the power station site some land is being held
for future operational uses.
NUCLEAR POWER STATION SITE
ABOUT 57 HECTARES OF LAND ARE HELD BY BRITISH ENERGY FOR
OPERATIONAL PURPOSES. DEVELOPMENT PROPOSALS REQUIRING
PLANNING PERMISSION WILL BE APPROVED WHERE THEY DO NOT
HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON THE SURROUNDING
AREA BY VIRTUE OF VISUAL IMPACT OR INCREASED TRAFFIC FLOWS,
AND WHERE THEY DO NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON
ADJACENT INTERNATIONAL AND NATIONAL SITES OF NATURE
CONSERVATION INTEREST (SEE ALSO POLICIES WL1 AND WL2).
THE BOROUGH COUNCIL WILL, IN CONSIDERING THE PROPOSALS,
HAVE REGARD TO THE ADVICE OF THE HEALTH AND SAFETY
EXECUTIVE
(INCLUDING
THE
NUCLEAR
INSTALLATIONS
INSPECTORATE), ENGLISH NATURE AND THE ENVIRONMENT AGENCY.
LARGE SCALE DEVELOPMENT PROPOSALS MAY REQUIRE THE
CARRYING OUT OF AN ENVIRONMENTAL ASSESSMENT STUDY (SEE
POLICY GEP5).
142
RENEWABLE ENERGY
9.18
Renewable energy covers energy flows that occur naturally and repeatedly in the
environment. In industrialised countries energy has historically been supplied
from fossil and nuclear sources. The burning of fossil fuels results in CO2
emissions which in turn cause global warming.
In order to protect our
environment and build a sustainable lifestyle for future generations it is
necessary to reduce CO2 emissions. Alternative sources of renewable energy
are fundamental in order to achieve this goal.
The Hartlepool Community
Strategy supports the increasing use of renewable energy resources.
9.19
National land use policy for renewable energy is now contained in Planning
Policy Statement 22: Renewable Energy (PPS22). At the regional level a North
East Regional Renewable Energy Strategy has been produced which supports
the emerging Regional Spatial Strategy for the North East. A key principle of
both national and regional policy is that development plan policies should
promote and encourage rather than restrict the development of such resources.
The Government has set out a target to increase renewable energy generation
by 10% of the UK’s requirements by 2010, with an aspiration of increasing this to
20% by 2020.
9.20
Whilst recognising the importance of renewable energy sources, developments
may be intrusive in the landscape, and adversely affect neighbouring residents
and wildlife. Any applications for such installations should include details of
associated developments so that their likely impact upon the environment can be
assessed.
Some applications may need to be accompanied by an
Environmental Assessment indicating their likely effect on human beings, flora,
fauna, soil, water, air, climate, the landscape, material assets and the cultural
heritage (see Appendix 4 and policy GEP5).
Wind Energy
9.21
Within the Borough there are some locations where the climate may be
conducive for the commercial generation of electricity from wind farms.
9.22
Whilst the Council supports the concept of renewable energy and its important
role in achieving sustainable development, wind turbines may be visually
prominent, a source of noise, shadow flicker, electromagnetic interference and
can have significant impacts on the ecology of the area. The planning system
has sought to balance the environmental benefits with the need to protect the
visual amenity of the countryside. In order to minimise the potential impacts,
applications will be judged against the criteria outlined in policy PU7 below. In
applying the policy, criteria account will be given of any proposed mitigation
measures to reduce adverse impacts.
9.23
Applications for some wind farms may need to be accompanied by an
Environmental Statement. Proposals for wind farms in or in the proximity of
international and national designated nature sites will be considered against
policies WL1 and WL2. The Durham Tees Valley International Airport will be
consulted on all wind farm proposals within the Borough of Hartlepool.
9.24
In determining proposals for wind turbines the Borough Council will take
particular account of the Hartlepool Landscape Assessment published in 2000.
The assessment identifies the visual quality and amenity resource value of the
area.
9.25
The development of single turbines to provide energy for a particular
development may be acceptable and a more feasible option for wind power
143
development in the built up areas. There may also be occasions whereby single
wind turbines can be installed to harness wind energy to support rural
developments.
9.26
144
The development of offshore wind facilities to generate electricity is expected to
gather pace over the plan period, negotiations having already taken place for the
development of turbines off Teesmouth. The local planning authority has
considerably less control over the siting and location of offshore facilities,
although the provision of essential onshore plant to service the turbines will
require planning permission.
Other Renewable Energy Sources
9.27
For a viable hydropower, a reliable supply of running water is an essential
requirement, but within the Borough the opportunities for this type of
development are limited. In the UK, tidal barrage schemes are all located along
the west coast, where the tidal regime is most favourable. The wave energy
levels along the north east coast are generally modest compared to the more
exposed north and west coasts and for this reason it is unlikely that schemes of
this nature would be economically viable.
9.28
Short rotation coppicing can be used as a source of biomass as fuel for the
generation of combined heat and power in wood burning facilities particularly in
the countryside.
9.29
Active solar systems are a renewable resource which can be implemented on a
smaller scale. Energy efficiency considerations, particularly in the design, layout
and orientation of buildings may well be given relaxed planning controls to
stimulate innovative development (see policy GEP6). In addition, investigations
into the exploitation of landfill gas on landfill sites in the Borough have concluded
that proposals would be uneconomical.
POLICY
PU7
RENEWABLE ENERGY DEVELOPMENTS
RENEWABLE ENERGY PROJECTS WILL GENERALLY BE SUPPORTRED
IN ORDER TO FACILITATE THE ACHIEVEMENT OF NATIONAL TARGETS
FOR NEW ELECTRICITY GENERATING CAPACITY.
IN DETERMINING APPLICATIONS FOR SUCH PROJECTS SIGNIFICANT
WEIGHT WILL BE GIVEN TO THE ACHIEVEMENT OF WIDER
ENVIRONMENTAL AND ECONOMIC BENEFITS.
ACCOUNT WILL ALSO BE TAKEN OF THE POTENTIAL EFFECTS UPON
ON:♦ THE VISUAL APPEARANCE AND CHARACTER OF THE AREA,
OR
♦ THE AMENITY OF LOCAL RESIDENTS, OR
♦ THE ECOLOGY OF THE AREA, IN PARTICULAR IMPORTANT
INTERNATIONAL, NATIONAL AND LOCAL WILDLIFE SITES
(SEE ALSO POLICIES WL1, WL2, WL5, WL6 AND WL8), OR
♦ AIRPORT RADAR AND TELECOMMUNICATIONS,
PROPOSALS
SHOULD
INCLUDE
DETAILS
OF
ASSOCIATED
DEVELOPMENTS INCLUDING ACCESS ROADS, TRANSMISSION LINES,
PYLONS AND OTHER ANCILLARY BUILDINGS.
FOR WIND TURBINE PROPOSALS THE TOPOGRAPHY OF THE SITE AND
THE LAYOUT OF THE TURBINES WILL NEED TO BE TAKEN INTO
ACCOUNT AND ALL REASONABLE MEASURES TAKEN TO REDUCE
THE IMPACT OF THE DEVELOPMENT.
PLANNING APPLICATIONS WILL NEED TO INCLUDE A SATISFACTORY
SCHEME TO RESTORE THE SITE TO A QUALITY OF AT LEAST ITS
ORIGINAL CONDITION ONCE OPERATIONS HAVE CEASED.
145
TELECOMMUNICATIONS
9.30
The UK telecommunications network has developed rapidly over the last 10
years and is likely to continue to do so in future years.
The modern
telecommunications network is seen as an essential component of the UK’s
economic infrastructure. Government policy on telecommunications is outlined in
PPG 8 (August 2001) and aims to cater for the growth of telecommunications in
harmony with the protection of the environment and amenity.
9.31
It is the Government’s opinion that planning authorities should not seek to
prevent competition between operators nor should they question the need for a
particular telecommunications installation.
Local planning authorities should
instead aim to control the siting and design of telecommunications equipment.
9.32
Mobile phones and their base stations (masts) transmit and receive radio signals
via electromagnetic waves (EMFs). These EMFs are all around us, occurring
naturally within the earth’s magnetic field and from a wide range of man-made
sources, e.g. domestic appliances and power lines. Health considerations and
public concern over radiological exposure can in principle be material
considerations in determining applications for planning permission and prior
approval. The Borough Council will determine what weight to attach to such
considerations on a case by case basis. However, whether such matters are
material to a particular case will ultimately be decided by the courts.
Government policy underlines that if a proposed base stations meets the ICNIRP
(International Commission on Non-Ionizing Radiation Protection) guidelines for
public exposure the planning authority should not need to consider further health
aspects and concerns.
9.33
The Borough Council will encourage operators to engage in pre-application
discussions. Such an approach can help avoid abortive effort on the part of
telecommunications developers and help the Borough Council direct
development to the most suitable sites.
9.34
To minimise the proliferation of telecommunications installations operators are
required to consider the options for the sharing of existing installations.
In
submitting any application (for prior approval or planning permission) for a
telecommunications installation the applicant should provide evidence which
shows that the possibility of erecting telecommunications equipment on existing
installations or of sharing an existing site has been fully explored. The applicant
should also show they have considered the siting of equipment on existing
146
buildings or structures.
9.35
POLICY
PU8
In seeking to achieve the best environmental solution operators should consider
the use of sympathetic materials and colours, landscaping and screening to
reduce the visual impact of telecommunications installations on the landscape or
townscape.
TELECOMMUNICATIONS
THE BOROUGH COUNCIL WILL SEEK TO WORK WITH OPERATORS TO
FIND THE OPTIMUM ENVIRONMENTAL SOLUTION ON A CASE-BYCASE BASIS.
HAVING REGARD TO TECHNICAL AND OPERATIONAL CONSTRAINTS
AND THE SIGNIFICANCE OF THE PROPOSAL AS PART OF THE
NATIONAL NETWORK, THE BOROUGH COUNCIL WILL SEEK TO
PROTECT AREAS OF ENVIRONMENTAL IMPORTANCE, INCLUDING
CONSERVATION AREAS, AND AREAS OF HIGH LANDSCAPE VALUE.
WHERE THE OPERATOR CAN DEMONSTRATE THAT THERE ARE NO
SUITABLE ALTERNATIVE LOCATIONS, PROPOSALS WITHIN AREAS
OF PARTICULAR ENVIRONMENTAL IMPORTANCE SHOULD BE
SENSITIVELY DESIGNED AND SITED MAKING USE OF MODERN
TECHNIQUES TO MINIMISE VISUAL IMPACT.
PROPOSALS FOR TELECOMMUNICATIONS DEVELOPMENT SHOULD:
i.
INCLUDE A STATEMENT STIPULATING THAT THE
PROPOSED FACILITY WHEN OPERATIONAL WILL NOT
EXCEED THE ICNIRP GUIDELINES FOR PUBLIC
EXPOSURE;
ii.
INCLUDE DESIGN AND SITING TECHNIQUES, INCLUDING
SCREENING AND LANDSCAPING, TO MINIMISE THE
IMPACT OF EQUIPMENT;
iii.
HIGHLIGHT THE RELATIONSHIP OF EQUIPMENT TO
EXISTING BUILDINGS AND TOWNSCAPES / LANDSCAPES,
TOPOGRAPHY, VIEWS AND VISTAS;
iv.
PROVIDE EVIDENCE THAT THE OPERATOR HAS
EXPLORED THE POSSIBILITY OF SHARING EXISTING
MASTS OR REPLACING A MAST SO THAT IT IS SUITABLE
FOR JOINT USE; AND
v.
PROVIDE EVIDENCE THAT THE OPERATOR HAS
EXPLORED THE POSSIBILITY OF ERECTING EQUIPMENT
ON OR WITHIN EXISTING BUILDINGS OR STRUCTURES.
COMMUNITY FACILITIES
9.36
Local facilities, including places of worship, surgeries, schools, libraries, meeting
halls and community centres should be located where they are accessible by all
modes of transport to the community they serve. Where possible they should
be located within or close to local centres (see policy Com5), but may also be
appropriately within residential areas provided that they do not have an adverse
effect on their surroundings and that adequate parking and servicing can be
provided.
147
POLICY
PU9
LOCAL FACILITIES SERVING RESIDENTIAL AREAS
COMMUNITY-BASED USES WILL BE PERMITTED IN RESIDENTIAL
AREAS PROVIDED THAT:
i.
ii.
iii.
OCCUPIERS OF ADJOINING AND NEARBY PROPERTIES,
THE SITE IS ACCESSIBLE BY ALL MODES OF TRANSPORT,
AND
SUFFICIENT CAR PARKING AND ADEQUATE SERVICING
ARRANGEMENTS
CAN
BE
PROVIDED
(SEE
SUPPLEMENTARY NOTES 1 AND 2).
Health Services
9.37
Health services are presently concentrated at the University Hospital of
Hartlepool at Holdforth Road. Additional health facilities include the Caroline
Street, Seaton Carew and Miers Avenue clinics and a number of doctors’ and
dentists’ surgeries. The Ambulance Service is currently operated from a site at
Elwick Road.
Education
9.38
There may be further opportunities to make fuller use of school buildings and
playing fields so that they are more widely available to the community. The
Borough Council will discuss possible dual use arrangements of education
premises with individual schools involved (see policy Rec6).
9.39
Rationalisation of the St Hilds Comprehensive School onto a single site has
taken place and will result in the site north of King Oswy Drive becoming
available for development. The local education authority’s requirements, and
the wider needs of the community, in respect of sporting and recreational
provision, will be examined and any development proposal will be considered
against policy Rec4.
9.40
Generally there is adequate capacity in existing nursery, primary, secondary and
further education to cater for the expected level of growth.
The projected
numbers at the Warrior Park development at Seaton Carew do not justify the
construction of a primary school.
9.41
A site has been identified for a primary school at Middle Warren, part of which
lies within the How Beck green wedge. However, the Section 106 agreement
attached to the planning permission for this area enables that part of the school
site lying outside the green wedge to be developed for housing purposes should
it be evident that the school is not required by the time Middle Warren is 80%
developed.
POLICY
PU10
PRIMARY SCHOOL LOCATION
LAND IS RESERVED AT MIDDLE WARREN FOR THE PROVISION OF A
PRIMARY SCHOOL.
IF BY THE TIME 80% OF MIDDLE WARREN IS
DEVELOPED AND IT IS DETERMINED THAT THERE IS NO
REQUIREMENT FOR A SCHOOL, THEN THE AREA IDENTIFIED FOR THE
SCHOOL WHICH LIES OUTSIDE THE GREEN WEDGE AREA WILL BE
MADE AVAILABLE FOR HOUSING DEVELOPMENT.
9.42
148
Land at Chester Road was allocated in the 1994 Hartlepool Local Plan for the
replacement Jesmond Road Primary School. The local education authority is
currently considering both replacement and refurbishment options in respect of
this school. It is therefore proposed to continue to reserve the Chester Road
site for the possible replacement school. Should the school not be replaced on
this site, there will still be a need to retain the land to provide appropriate outdoor
playing space for the school.
POLICY
PU11
PRIMARY SCHOOL SITE
A SITE OF 1.9 HECTARES IS ALLOCATED AT CHESTER ROAD FOR THE
REPLACEMENT OF JESMOND ROAD PRIMARY SCHOOL.
IN THE
EVENT OF THE SITE NOT BEING REQUIRED THE SITE WILL BE
RETAINED FOR OUTDOOR RECREATIONAL USE.
Community Centres
9.43
There are presently several community centres strategically located in the outer
estates of the town providing a range of community facilities and meeting rooms.
A new community centre has been provided at Central Estate and the Borough
Council will continue to encourage the provision of further facilities elsewhere.
There is potential for a community centre to be provided within the area of the
Middle Warren local centre. Outside the urban area, the role of community
owned and run village halls is recognised as being important to the life of rural
areas.
Libraries
9.44
Hartlepool Central Library is located at York Road, and in addition there are six
branch libraries in the Borough together with a mobile library to serve outlying
areas and the villages. If a new branch library is required to serve the Middle
Warren and Clavering areas it would be appropriately situated in the local centre
to be provided at Middle Warren.
149
150
10
Introduction
10.1
On most types of development proposals there are, to varying degrees,
constraints.
This section relates to issues concerned with some of the
constraints or other considerations that need to be taken into account in respect
of development. There are other factors, such as the existence of important
nature conservation sites near a development site, which can constrain or
otherwise influence the form of development permitted. These are considered,
as appropriate, elsewhere in the local plan.
10.2
The following objectives are relevant in the drawing up of the development
constraints policies:
C1
C8
C10
C11
them more accessible for the benefit of the residents of, and visitors to,
the Borough
to ensure the appropriate enhancement of derelict, unused and underused land and buildings
environment.
NOTIFIABLE INSTALLATIONS
10.3
Certain sites are designated as Notifiable Installations by virtue of the quantities
of hazardous materials held on the site. From a safety viewpoint, planning
controls will be exercised to prevent incompatible and sensitive land uses such as
housing from being within a predetermined distance from such installations.
There are several notifiable installations in Hartlepool and the Health and Safety
Executive requires that development proposals within these zones are referred to
them for comment (see Diagram 4.1 and policy Ind11).
THE NUCLEAR POWER STATION
10.4
Two consultation zones have been set up around the Nuclear Power station, as
indicated in Diagram 10.1. The outer zone has a radius of about two miles
covering the area south of Seaton Lane, Seaton Carew, Golden Flatts, South
Works and Graythorp, whilst the inner zone is approximately one mile in radius,
the boundaries being based on recognisable features. H.M. Nuclear Installations
Inspectorate is consulted on all applications within the inner zone for industrial
development, and those for residential development or likely to cause an influx of
non-residential population. Applications for development for the outer zone
151
152
providing permanent or temporary residential accommodation for more than fifty
people, or likely to cause an influx of non-residential population of more than fifty
people, must also be referred to the H.M.Nuclear Installations Inspectorate (see
Policy GEP1).
AIRPORTS
10.5
Durham Tees Valley Airport is situated about 15 kilometres from the boundary of
the Borough of Hartlepool.
The Borough Council is required to consult the
Durham Tees Valley International Airport on any applications for planning
permission within the south east area of Hartlepool for buildings and structures
over 90 metres in height (see Diagram 10.2). The existence of the airport is not
considered a problem, although consultations may be needed regarding the
location of structures such as chimneys, telecommunication masts and large wind
turbines (see Policy PU8).
LANDFILL SITES
10.6
Where land has previously been used as a landfill site, there is the possibility that
contaminants may be present and that gases may be emitted from the site for
some years following reinstatement of the land. Redevelopment of these sites
and proposals in the surrounding areas will need to be carefully considered, to
ensure that there is no undue risk arising from contamination and from the
possibility of gas emissions. In the case of gas emissions, methods are available
to vent such sites to reduce as far as possible any risk. The Council in 1989
commissioned a report on landfill gas investigation at six restored landfill sites,
which established that the levels of emissions were not generally significant.
The report recommended that despite their low risk the Throston Carr and
Coronation Drive sites should continue to be monitored and any development will
need to take account of the presence of the former tip.
All sites with the
exception of the northern mounded area of Coronation Drive can be developed
with precautionary measures. The principal landfill areas are shown in Diagram
10.3.
10.7
The Borough Council takes precautionary measures when approving
development on landfill sites. These measures include attaching conditions to
planning permissions relating to investigation and remediation, removing
permitted development rights and where applicable entering into legal
agreements.
POLICY
Dco1
LANDFILL SITES
DEVELOPMENT ON NOTIFIED LANDFILL SITES AND ON ADJOINING
AREAS AFFECTED BY THEM WILL ONLY BE APPROVED WHERE THERE
WILL BE NO DEMONSTRABLE HARM TO OCCUPIERS. PROTECTION
MEASURES, INCLUDING VENTING OF LAND AND SPECIFYING
PARTICULAR BUILDING CONSTRUCTION DESIGN WILL BE REQUIRED
TO CONTROL EMISSIONS OF LANDFILL GAS AND THE PRESENCE OF
OTHER CONTAMINANTS.
THE BOROUGH COUNCIL WILL IMPOSE MEASURES SUCH AS
ATTACHING CONDITIONS TO PLANNING PERMISSIONS, REMOVAL OF
PERMITTED DEVELOPMENT RIGHTS AND SEEK TO SECURE LEGAL
AGREEMENTS.
153
154
155
FLOOD RISK
10.8
Government advice seeks to encourage a search sequence when selecting sites
for development proposals to minimise flood risk.
Priority in permitting
development of sites will be given to those sites where no or little flood risk is
evident. The least favoured sites are those at more frequent risk from flooding.
10.9
Development which threatens the stability and continuity of coastal and tidal flood
defences can place large areas at risk of inundation. Parts of Hartlepool can be
affected by tidal flooding. The highest tidal flood recorded in this area was 4.01
metres AOD in 1953. The Environment Agency has published flood maps (as
shown on Diagram 10.4) which identify three flood zones for the Hartlepool area:
Flood Zone 1 (little to no risk area)
Flood Zone 2 (medium to low risk area)
Flood Zone 3 (high risk area)
Tidal flood zone 3 refers to land where the indicative annual probability of flooding
is 1 in 200 years or less from tidal / coastal sources. Tidal flood zone 3 levels
are estimated at 4.19m AOD at Teesmouth.
Tidal flood zone 2 refers to land where the indicative annual probability of flooding
is between 1 in 200 years and 1 in 1000 years from tidal / coastal sources. Tidal
flood zone 2 levels are estimated at 4.39 AOD at Teesmouth.
10.10
All development proposals within the flood risk areas identified in the
Environment Agency’s Standing Advice must be accompanied by a flood risk
assessment, and may need to be referred to the Environment Agency.
10.11
The Environment Agency also requires Flood Risk Assessment to include
consideration of surface water run off impacts where development proposals are
over 1 hectare in size. (see paragraph 9.11) and where a proposal is within the
vicinity of a Main River as designated by the Agency.
10.12
A Shoreline Management Plan has been prepared by the North East Coastal
Local Authorities. This sets out a strategy for coastal defence for the section of
coast between Seaham Harbour and Saltburn taking account of natural coastal
processes and the effect on land uses. It identifies those areas where coastal
defence measures need to be addressed. The Management Plan will be kept
under review and used in assessing coastal flood risk.
10.13
Some inland areas are also identified as being at risk from fluvial flooding.
10.14
The Borough Council, in consultation with the Environment Agency, aims to
ensure that new development does not significantly increase the risk of flooding
to a level where life is endangered or natural and built assets damaged, whether
by direct development in the flood plain or where the new development would
increase the risk of flooding elsewhere by accelerating surface water run-off.
The onus is on the developer to show that a development site is not at flood risk
by carrying out a Flood Risk Assessment.
This will include technical
investigations to establish the risk of flooding, and where necessary provide
mitigation measures to remove potential flooding risks.
156
157
POLICY
Dco2
FLOOD RISK
THE BOROUGH COUNCIL WILL PAY REGARD TO THE ADVICE OF THE
ENVIRONMENT AGENCY IN CONSIDERING PROPOSALS FOR
DEVELOPMENT WITHIN FLOOD RISK AREAS. DEVELOPERS WILL BE
REQUIRED TO UNDERTAKE A FLOOD RISK ASSESSMENT FOR
PROPOSALS IN THE ENVIRONMENT AGENCY’S FLOOD RISK ZONES 2
AND 3 AND IN THE VICINITY OF DESIGNATED MAIN RIVERS.
WHERE DEVELOPMENT IS APPROVED, THE DEVELOPER MAY BE
REQUIRED TO UNDERTAKE FLOOD MITIGATION MEASURES AS
APPROPRIATE, WHICH MAY INCLUDE THE CONSTRUCTION OF FLOOR
LEVELS AT A SAFE HEIGHT ABOVE PREDICTED TIDAL OR FLUVIAL
FLOODING LEVELS.
DEVELOPMENT WHICH WOULD BE AT DIRECT RISK FROM FLOODING
OR LIKELY TO SIGNIFICANTLY INCREASE THE RISK OF FLOODING
ELSEWHERE TO A LEVEL WHERE LIFE OR PROPERTY IS ENDANGERED
AND WHERE FLOOD MITIGATION MEASURES ARE IMPRACTICABLE
MAJOR PIPELINES
10.15
In general the town and the villages are well supplied by gas mains with most
development sites being served without undue difficulty. A few isolated sites to
the south of the Borough and at Graythorp continue to experience difficulty due to
the additional high cost of extending feeder mains.
10.16
Several high pressure gas, ethylene and other pipelines pass north-south
throughout the Borough mainly within the rural area, although important spurs run
from Naisberry to Britmag and from Greatham to Huntsman Tioxide (see diagram
10.4). These mains present some constraint to development within specified
distances from them, which will, in particular, affect proposed industrial sites at
Brenda Road West, North Burn and a small part of Middle Warren.
10.17
Developers should have regard to infrastructure when submitting proposals close
to pipelines.
Early consultation with the Borough Council is advisable in
determining the location of essential underground infrastructure.
158
159
160
11
Introduction
11.1
This chapter looks at the need and demand for a wide variety of leisure facilities for
residents in the Borough. As people have more leisure time due to more holidays,
earlier retirement and unemployment, the need for various leisure facilities and
activities is becoming more apparent. The value of sport and leisure in today’s
society cannot be underestimated. Sport and leisure plays an important role in
health, the economy, social inclusion and in generating confidence in people. The
provision of such facilities benefits residents and makes the area more attractive to
visitors and investors.
11.2
Leisure activity can take many forms (eg. active participation in sport, walking,
cultural and learning activities). This chapter primarily concentrates on recreation
and leisure opportunities in the urban area of the Borough. Related issues such as
tourism and rural recreation are also considered in Chapter 6: Tourism and Chapter
15: The Rural Area.
11.3
The Culture and Leisure section of the Hartlepool Community Strategy aims to
“ensure a wide range of good quality, affordable and accessible leisure and cultural
opportunities”. Objective 5 seeks to “enhance and develop a range of high quality
local and borough wide recreation, leisure, culture and tourism facilities and events”.
Hartlepool Sports Pitch Strategy
11.4
The Hartlepool Playing Pitch Strategy 2004 has been produced by Hartlepool
Borough Council and Sport England and takes account of the current and future
needs for pitch facilities in the Borough up to 2007. The strategy has been prompted
by the Borough Council’s need to assess the provision and quality of playing pitches
in the area, as a basis for adopting policies on protection and provision of
recreational open space in the local plan.
11.5
The assessment within the strategy provides useful information on trends in
participation in pitch sports (football, rugby, cricket and hockey) which can be used to
evaluate provision needs in the future. The strategy also considers the quality of
that provision.
11.6
The findings of the 2004 study have been considered in the development of the
recreation policies within the local plan. The local plan has also taken account of the
advice given in PPG17 Sport and Recreation in developing relevant policies on open
space. The local authority will carry out open space assessments as required within
the revised PPG17 which was published in 2002.
161
Hartlepool Sport and Recreation Strategy
11.7
The Hartlepool Sport and Recreation Strategy has recently been produced and
assesses the role and provision of sport in the Borough and guides future services
and action.
The central theme of the Strategy is to “ensure, through effective
partnerships, access to a wide range of affordable, high quality sporting and
recreational opportunities which satisfy the needs of Hartlepool’s community”. It also
contains an action plan which aims to address the key issues such as social inclusion
and public health.
11.8
The Tees Valley Structure Plan proposes that priority be given to recreation
developments which have a suitable location, are easily accessible to communities
and have a positive impact on the environment (policy L1).
11.9
With regard to leisure developments requiring large areas of open land, policy L1
further states that preference will be given to the use of derelict land, sites within
green wedges and on the edge of the urban area. In the latter case, the Tees Forest
should provide opportunities for sport and recreation.
11.10
In Policy L3, the structure plan identifies the development of a network of greenways,
footpaths, cycleways and bridleways to provide access to the countryside and links to
the villages and open spaces within the town. Policy L7 states that measures to
make the maximum use of existing facilities, such as dual use of educational facilities
for leisure purposes will be supported. Policy L8 seeks to protect existing playing
fields by only permitting development on them if equivalent, alternative provision is
provided and there is sufficient provision of playing fields and pitches.
11.11
These structure plan policies for recreation and leisure have been considered in
developing the policies in this local plan.
11.12
In conjunction with the overall aim of the local plan the following objectives are
particularly relevant to this chapter.
A4
A7
B3
B4
C1
C6
C8
C9
C10
162
to encourage, in accessible locations, the provision of sport, recreation,
to protect as far as possible existing open space and to encourage further
to protect and enhance the countryside and coastal areas and to make them
more accessible for the benefit of the residents of, and visitors to, the
Borough
to protect and enhance biodiversity and geodiversity of the natural
environment and areas of archaeological importance
land and buildings.
D2
car
D3
D4
COASTAL RECREATION
11.13
POLICY
Rec1
Hartlepool has developed primarily because of its coastal location. Much of the
coastline is important for its wildlife interest, but it is also an important asset in terms
of providing opportunities for recreation and tourism. These opportunities include
more active outdoor pastimes associated with the coast (sailing, windsurfing and land
based pursuits such as fun parks and rides) and more passive outdoor pursuits
including the quiet enjoyment of the natural environment. It is important that the
recreational use of different parts of the coastal area is appropriate to its character. In
this respect developments associated with more active pastimes should be located in
the key coastal tourist areas at the marina, Victoria Harbour and Seaton Carew, the
latter being particularly appropriate for fun parks etc. and activities associated with
the beach and with its role as a seaside resort.
COASTAL RECREATION
PROPOSALS FOR OUTDOOR RECREATIONAL DEVELOPMENTS IN
COASTAL AREAS WITHIN THE LIMITS TO DEVELOPMENT WILL ONLY BE
APPROVED WHERE:
i.
ii.
iii.
THE DEVELOPMENT DOES NOT SIGNIFICANTLY DETRACT
FROM THE NATURE OF THE SURROUNDING COASTAL
LANDSCAPE,
THE NATURE CONSERVATION INTEREST AND HERITAGE OF
THE SURROUNDING AREA IS NOT SIGNIFICANTLY ADVERSELY
AFFECTED, AND
THE DEVELOPMENT ENHANCES THE QUIET ENJOYMENT OF
THE COAST AND SUBJECT TO THE PROVISIONS OF POLICIES
WL1 AND WL2.
PROPOSALS FOR UNDEVELOPED COASTAL
CONSIDERED IN RELATION TO POLICY Rur1.
AREAS
WILL
BE
ACTIVE PURSUITS, SUCH AS WATER SPORTS, SHOULD BE LOCATED
WITHIN THE MAIN WATER-BASED RECREATIONAL AREAS AT THE
MARINA, VICTORIA HARBOUR AND SEATON CAREW (SEE ALSO POLICIES
To1 AND To5).
11.14
It is not considered appropriate to define a specific coastal zone in the local plan as it
is generally covered by other specific policies in the plan.
In the Borough of
Hartlepool there are only two types of coastal areas. These are the undeveloped
coast and that part of the coast within the urban fence. Most of the undeveloped
163
part of the coast comprises designated wildlife sites which are protected and/or to be
enhanced in policies WL1 to WL3 and WL5 to WL7 below. The Tees Estuary
Management Plan (TEMP) 1 gives guidance to the appropriate types of recreation
and levels of protection to be given in the estuary area. The rest of the undeveloped
coastal margins are protected from inappropriate development in policy GN3 below.
Within the built-up area, visitor-related developments are promoted at the Marina,
Headland and Seaton Carew in policies To1 to To6.
PLAY FACILITIES FOR CHILDREN
11.15
Play is very important to the development of children in many different ways. It
offers social, behavioural, educational and creative benefits, enhances physical
development and exercise and develops characteristics that will equip individuals for
life.
Play facilities, in land use terms, are of basically two types – open areas
appropriate for casual informal play, and equipped playgrounds or adventure play
areas.
11.16
It is important that an adequate and appropriate area of space is available in new
housing developments for informal play use by children. Often, casual play areas
have been identified as an after-thought on ‘left-over’ land not suitable for housing,
and they are therefore, environmentally and functionally poor. Casual play space
should be within safe and easy access of homes, yet it must be designed and located
so as to minimise nuisance to the occupiers of nearby homes. Where adequate
private garden space is available within developments or there are opportunities for
safe play in cul-de-sac road space, this may, in exceptional circumstances, be
acceptable as an alternative provision.
11.17
There are a number of equipped play areas in the town.
However, this play
provision falls far short of the standards set by the Playing Fields Association.
Particular shortage is apparent in the inner areas of the town. At present there are
only 14 sites catering for almost 11,000 children between the ages of 4 – 12 years.
These facilities are spread throughout the town and include stand alone play areas
and playgrounds within parks and recreation grounds. These are protected from
development in policies Rec4 and GN3 as appropriate.
11.18
Whilst provision of safe and convenient play space should be considered a priority,
particularly in the inner area, there are difficulties in both allocating land for this use
and in ensuring that any play facilities provided are not misused.
The most
successful equipped play areas in Hartlepool, in terms of use and relative freedom
from vandalism, are those located in parks which are secured at night, or on larger
areas of land where they are highly visible. Those established on small backland
sites, in particular, are prone to vandalism, and those close to housing frequently give
rise to complaints from adjoining occupiers.
11.19
Many local authorities require housing developers to provide equipped play areas
within all new residential schemes comprising family housing, and to make
commuted payments towards the maintenance of such areas. However, because of
the problems of vandalism and of nuisance caused to nearby householders, the
Borough Council considers that in most instances this would not provide a practical
solution to the shortage of children’s playgrounds particularly in respect of smaller
housing developments.
1
The Tees Estuary Management Plan (1997), prepared by a cross agency working party seeks to develop a framework to
enhance the natural, cultural and economic resources of the Tees estuary and to minimise potential conflict between
users.
164
11.20
POLICY
Rec2
The Borough Council therefore considers that rather than require developers to
provide small, equipped playgrounds on every new housing scheme, several larger
sites of up to approximately five acres should continue to be identified for the creation
of managed neighbourhood parks. The development and maintenance of these
neighbourhood parks would be in part funded by developers through contributions
derived from agreements on proposed schemes in the vicinity (see policies GEP9
and Rec3). In addition to neighbourhood parks, plays areas could also be developed
within school grounds to provide safe and secure equipped areas for children to use.
Developer contributions could also help to fund, maintain and manage these
schemes (see policy Rec6).
PROVISION FOR PLAY IN NEW HOUSING AREAS
NEW HOUSING DEVELOPMENTS COMPRISING TWENTY OR MORE
FAMILY DWELLINGS WILL BE REQUIRED TO PROVIDE SAFE AND
CONVENIENT AREAS FOR CASUAL PLAY AND ALSO, IF PRACTICABLE,
FOR FORMAL PLAY.
WHERE SUCH PLAY PROVISION CANNOT BE APPROPRIATELY
PROVIDED WITHIN THE SITE, OR WHERE DEVELOPMENTS COMPRISE
LESS THAN TWENTY FAMILY DWELLINGS, THE BOROUGH COUNCIL
WILL SEEK A CONTRIBUTION TOWARDS THE PROVISION AND
MAINTENANCE OF PLAY FACILITIES NEARBY (SEE POLICY GEP9 AND
NEIGHBOURHOOD PARKS
11.21
POLICY
Rec3
Neighbourhood parks will comprise sitting areas and children’s play areas in a parklike environment, and may, where appropriate, be able to accommodate facilities for
more formal activities such as bowling and putting greens. The Borough Council
would, in most instances, provide the land for the development of the neighbourhood
parks, and develop them as resources allow. It is proposed to provide at least four
neighbourhood parks and a further location may be identified in the West Central
Area and developed under the New Deal for Communities programme to address the
lack of equipped play provision in the inner area of the town.
NEIGHBOURHOOD PARKS
THE BOROUGH COUNCIL WILL SEEK TO DEVELOP NEIGHBOURHOOD
PARKS INCORPORATING EQUIPPED PLAY AREAS AT THE FOLLOWING
LOCATIONS AS DEFINED ON THE PROPOSALS MAP:
a.
b.
c.
d.
CLAVERING,
MIDDLE WARREN,
CENTRAL PARK, AND
CATCOTE ROAD.
CONSIDERATION WILL BE GIVEN TO THE POSSIBLE DEVELOPMENT OF
A FURTHER NEIGHBOURHOOD PARK WITHIN THE WEST CENTRAL
AREA.
DEVELOPER CONTRIBUTIONS WILL BE SOUGHT TO ASSIST IN THE
DEVELOPMENT AND MAINTENANCE OF THE NEIGHBOURHOOD PARKS
(SEE POLICIES GEP9 AND Rec2).
165
11.22
The Borough Council is looking at the possibility of creating a number of homezones
(also known as ‘playstreets’) within the urban area. These would create an
environment in residential areas where children could play in safety with road
vehicles being restricted at certain times of the day. Possible locations for this
scheme would be most likely in terraced street areas of the town, on a trial basis
initially.
OUTDOOR PLAYING SPACE
11.23
It is important that sufficient land is made available in appropriate locations to enable
all age groups to participate in games and activities.
There are at present
approximately 68 hectares of outdoor recreational land in Hartlepool, excluding
parks, public open space and children’s playgrounds.
This includes about 19
hectares provided by the private sector. The facilities currently provided on this land
include playing pitches, tennis courts, putting greens, bowling greens and an athletics
track. In addition, there is however almost 120 hectares of primary playing field land
attached to the existing schools in Hartlepool, although to date, only a limited area is
available for public use.
11.24
The shortage of good quality public playing pitches, in particular, is evident, as many
of those currently provided by the Council are heavily overplayed and provide an
inferior surface for any game to be played upon. The problem of the quality of
pitches through overuse has been alleviated to a certain extent by the provision of
artificial surfaces. Several small all-weather pitches have been provided at various
locations in the town. However, whilst there are sporting benefits in the provision of
artificial surfaces, they are not always considered to be a replacement for a grass
playing field.
11.25
The Hartlepool Sports Pitch Strategy (2004) confirmed the problems with the quality
of local authority pitches, specifically football pitches.
Some of the pitches are
overused with potentially five games per weekend. The situation could be improved
through the reallocation of pitches.
11.26
In view of the overuse of existing playing pitches the Borough Council considers that
unless specific circumstances apply, they should be protected from development. In
the event of development being allowed, the Council may seek a legal agreement to
be attached to the planning permission to provide for appropriate replacement
facilities in a location accessible to the general public and capable of being served by
the public transport network.
166
POLICY
Rec4
PROTECTION OF OUTDOOR PLAYING SPACE
THE BOROUGH COUNCIL WILL SEEK TO PROTECT EXISTING AREAS OF
OUTDOOR PLAYING SPACE (INCLUDING CHILDREN’S PLAY AREAS,
PLAYING FIELDS, TENNIS COURTS AND BOWLING GREENS).
THEIR
LOSS
WILL
BE
ACCEPTABLE ONLY IN THE FOLLOWING
CIRCUMSTANCES:
i.
WHERE THEY ARE REPLACED BY NEW PROVISION WHICH IS
AT LEAST COMPARABLE IN TERMS OF FACILITIES, AMENITY
AND LOCATION, OR
WHERE THEY CAN BEST BE RETAINED AND ENHANCED
THROUGH THE REDEVELOPMENT OF A SMALL PART OF THE
SITE, OR
WHERE THE LOCAL PLAN / SPORTS PITCH STRATEGY SHOWS
AN EXCESS OF PROVISION OF PLAYING FIELDS OR THEIR RELOCATION ACHIEVES A BETTER DISPERSAL OF PITCHES, OR
WHERE SCHOOL EXPANSION OR RE-BUILDING TAKES PLACE
AND THE LOSS OF SOME PLAYING FIELD LAND DOES NOT
PREJUDICE ITS OVERALL INTEGRITY THROUGH ADVERSELY
AFFECTING THE QUANTITY, QUALITY OR USE OF THE
PITCHES.
ii.
iii.
iv.
WHERE OUTDOOR PLAYING SPACE IS LOST TO DEVELOPMENT, THE
BOROUGH COUNCIL WILL SEEK A PLANNING OBLIGATION TO SECURE
ITS REPLACEMENT OR THE ENHANCEMENT OF SUCH LAND REMAINING
(SEE POLICY GEP9 AND SUPPLEMENTARY NOTE 8).
11.27
Several sites have been identified for the development of further pitches, subject to
demand and funding, initially through modifying the maintenance regime, then with a
view to securing funding to develop at National Governing Body specification.
Development of this sort will help to improve the overall quality of pitches. The stock
of facilities will be increased with a consequent reduction in the wear of pitches.
11.28
Development of facilities such as changing rooms and toilet facilities will be
accommodated, where appropriate, adjacent to the sports pitches and outdoor
playing space where a need has been identified in the Hartlepool Playing Pitch
Strategy.
POLICY
Rec5
DEVELOPMENT OF SPORTS PITCHES
THE BOROUGH COUNCIL WILL ENCOURAGE THE DEVELOPMENT AND
IMPROVEMENT OF SPORTS PITCHES AT THE FOLLOWING LOCATIONS:
a.
b.
c.
d.
e.
f.
g.
MIDDLE WARREN,
CENTRAL PARK,
MASEFIELD ROAD,
CARR HOUSE/NEWBURN SIDINGS,
TEES ROAD,SEATON CAREW,
GREATHAM, AND
ADDITIONAL PROVISION AT GRAYFIELDS
HOUSE.
AND
RIFT
167
DUAL USE OF SCHOOL FACILITIES
11.29
POLICY
Rec6
Sports facilities provided at school sites are an important resource, not just for the
school through the delivery of the national curriculum and extra-curricular sport but
potentially for the wider community. Many schools are already well located in terms
of access on foot or by public transport to the local community, and so greater use of
the sports facilities outside normal school hours should not add significantly to the
number of trips generated by private car. By providing school facilities for use by the
wider community, existing playing pitches would not be subject to the overuse
currently experienced and identified in the Hartlepool Sports Pitch Strategy (2004)
and the quality of pitches thereby improved. However, issues surrounding security,
management and maintenance of school facilities will need to be addressed before
such a strategy could be taken forward. The Borough Council will, nevertheless,
look to encourage and work towards dual use of school facilities for sports and
recreation activities for the wider community. Developer contributions again could
play a role in the funding and maintenance of these proposals.
DUAL-USE OF SCHOOL FACILITIES
THE BOROUGH COUNCIL WILL SEEK, WHERE APPROPRIATE, TO MAKE
SPORTS
FACILITIES
WITHIN
EDUCATIONAL
ESTABLISHMENTS
AVAILABLE TO THE PUBLIC OUT OF SCHOOL HOURS.
THE WIDER USE OF SCHOOL PLAYING FIELDS WILL ALSO BE
ENCOURAGED, ESPECIALLY IN AREAS WHERE THERE ARE DEFICIENCIES
OF PUBLIC PLAYING FIELDS.
DEVELOPER CONTRIBUTIONS MAY BE SOUGHT TO ASSIST IN THE
FUNDING OF SUCH PROPOSALS (SEE POLICIES GEP9 AND Rec2).
OUTDOOR RECREATIONAL SITES
11.30
POLICY
Rec7
There are three areas in the vicinity of Seaton Carew which could be developed for
outdoor recreational purposes in order to increase the range of attractions available
in the area. These are the reclamation site to the west of Coronation Drive, land to
the south of Elizabeth Way and Seaton Carew Cricket Club, and the former slag bank
area around the Tees Bay Retail Park which is a site with significant wildlife value.
These areas are appropriate for less intensive recreational uses that require few built
facilities. In particular, the mounded Coronation Drive site could be suitable for a
‘pitch and putt’ course or similar development provided that the underlying tip
material is not disturbed. The more level site at Tees Road (south of Elizabeth Way)
is suitable for playing pitches and other outdoor sports and leisure facilities activities
whilst the Tees Bay site could be developed as a golf course.
OUTDOOR RECREATIONAL SITES
THE FOLLOWING SITES ARE IDENTIFIED FOR OUTDOOR RECREATIONAL
AND SPORTING DEVELOPMENT REQUIRING FEW BUILT FACILITIES:
a.
b.
c.
168
LAND WEST OF CORONATION DRIVE (14HA),
TEES ROAD, SEATON CAREW (12HA), AND
TEES BAY, BRENDA ROAD (42HA).
INFORMAL RECREATION AREAS
11.31
Ideally, parks and other areas for informal recreation should be provided for each
residential neighbourhood providing easily accessible areas for informal recreation
and leisure activities for people of all ages but especially the young and old.
Currently, there are almost 50 hectares of parkland in Hartlepool comprising formal
parks, ornamental gardens and the sea front at Seaton Carew.
11.32
The local plan proposes the development of a network of multi-functional green
space within the town (see policy GN1). Within this green network are a number of
larger areas that will be protected and enhanced as areas for quiet recreational
activities.
11.33
How Beck forms the western part of the green wedge at Middle Warren and will be
developed as an area for informal recreational purposes as the housing development
in the area progresses. The Central Estate linear park provides a spur from Central
Park and has been developed as informal open space through which there are
recreational routes for cyclists and walkers. The Greatham Beck has recently been
declared a local nature reserve (see policy WL5) and Seaton Meadows
(Stephenson’s tip site) is to be developed as a nature reserve when its existing use
for clay extraction and tipping has ceased.
11.34
The attraction of these areas can be enhanced as appropriate by the provision of
interpretive facilities and nature trails. By ensuring that any landscaping carried out
uses native species, important for wildlife, the network of corridors and links identified
in policy GN1 can also be enhanced.
POLICY
Rec8
AREAS OF QUIET RECREATION
THE FOLLOWING AREAS, AS SHOWN ON THE PROPOSALS MAP, WILL BE
DEVELOPED FOR QUIET RECREATIONAL PURPOSES:
a.
b.
c.
d.
e.
HOW BECK, MIDDLE WARREN (20HA),
CENTRAL PARK (8HA),
CENTRAL ESTATE LINEAR PARK (3HA),
GREATHAM BECK (3HA), AND
SEATON MEADOWS (24.4HA).
THESE AREAS WILL BE LANDSCAPED AND PLANTED AND, WHERE
APPROPRIATE, FACILITIES SUCH AS CROSS COUNTRY RUNNING
TRACKS, NATURE TRAILS AND INTERPRETIVE INFORMATION WILL BE
PROVIDED.
RECREATIONAL ROUTES
11.35
Opportunities for informal recreation can be enhanced by the provision of footpath
and cycle links. These links will connect existing and proposed areas of open space,
parks and other areas of interest within the urban area, and also, via green wedges
to link with the greenway/right of way network in the countryside (see policies Rur17
to Rur19 below). There may be opportunities to create new bridleways or convert
existing routes into facilities which cater for the needs of horse riders. The Coastal
Walkway links the Hart–Haswell Walkway in the north, via Central Park, the
Headland, and from the Marina to Seaton Carew and beyond to the important wildlife
areas of the North Tees area. Two routes are shown on the proposals map at the
Marina – one running in front of Navigation Point and one to the seaward side of
169
Navigation Point. The former route is available now and the second route represents
the preferred route to be sought to provide a continuation as close to the sea as
possible. This route will be ultimately linked with others to be provided elsewhere in
both the urban and countryside areas of Hartlepool. Initially these will include a
route from the Marina to Greatham (comprising north and south extensions to the
existing Seaton Lane walkway) and the Golden Flatts link from Stockton Road to
Seaton Carew.
POLICY
Rec9
RECREATIONAL ROUTES
A NETWORK OF RECREATIONAL ROUTES LINKING AREAS OF INTEREST
WITHIN THE URBAN AREA OF HARTLEPOOL WILL BE DEVELOPED.
INITIALLY, THE FOLLOWING ROUTES WILL BE PROVIDED:
a.
b.
c.
d.
e.
COASTAL ROUTE,
MIDDLE WARREN,
EAST – WEST ROUTE (GOLDEN FLATTS LINK),
GREATHAM TO BELLE VUE WAY AND MARINA, AND
SUMMERHILL TO BURN VALLEY.
PROPOSALS WHICH WOULD IMPEDE THE DEVELOPMENT OF THE ABOVE
ROUTES WILL NOT BE PERMITTED.
SUMMERHILL
11.36
POLICY
Rec10
With proposals coming forward as part of the development of the Tees Forest, there
is the potential for increased recreational activities in the rural area. Summerhill is
being developed as a primary gateway site to the Tees Forest. It is an important
recreational resource linking the town with the open countryside. The site provides a
visitor centre, climbing facilities, cycling, horseriding, walking and other general
countryside activities in a location readily accessible to the Hartlepool community.
There may be opportunities to extend the range of facilities provided.
Such
development would exclude motor sports and other noisy activities.
SUMMERHILL
SUMMERHILL WILL CONTINUE TO BE DEVELOPED AS A FOCUS FOR
ACCESS TO THE COUNTRYSIDE, NATURE CONSERVATION AND
INFORMAL RECREATIONAL AND SPORTING ACTIVITIES.
11.37
The Tees Forest and its implications for the rural part of Hartlepool beyond the limits
to development are addressed in paragraphs 15.42 to 15.44 below.
NOISY OUTDOOR SPORTS AND LEISURE ACTIVITIES
11.38
Noisy activities, including off-road motorised sports and clay pigeon shooting, are
becoming increasingly popular. However, motor cyclists and similar users tend to
use the beach and dunes and other large areas of open space within the town, which
causes problems of disturbance and of damage to fragile areas, particularly the
important wildlife areas along the coast.
170
11.39
POLICY
Rec11
In order to lessen these problems, it would be appropriate to continue to identify an
area where noisy outdoor activities could be accommodated to minimise conflict with
other uses. New proposals for potentially disturbing outdoor activities will need to be
carefully considered in the context of their potential impact on adjacent land uses and
occupiers of nearby properties.
NOISY OUTDOOR SPORTS AND LEISURE ACTIVITIES
THE DEVELOPMENT OF LAND FOR NOISY OUTDOOR SPORTS AND
LEISURE ACTIVITIES WITHIN THE URBAN AREA WILL ONLY BE
APPROVED WHERE THE REQUIREMENTS OF POLICY GEP1 ARE
GENERALLY MET AND PROVIDED THAT:
i.
ii.
iii.
11.40
POLICY
Rec12
THE SITE IS NOT IN CLOSE PROXIMITY TO HOUSING,
THE AMENITIES OF OCCUPIERS OR USERS OF ADJOINING
OR NEARBY LAND OR ON THE FLORA OR FAUNA OF
DESIGNATED WILDLIFE SITES, AND
MEASURES ARE TAKEN TO MINIMISE POTENTIAL NOISE
NUISANCE BEYOND THE SITE BOUNDARIES.
Development was started on an auto-leisure park on land west of Brenda Road.
Should this development not proceed the land would continue to be suitable for noisy
sports activities (subject to policy Rec11 above).
It could alternatively be
appropriately developed for other types of recreational use such as a golf driving
range, sports pitches or for quieter recreational activities related to the adjoining land
which forms part of the green network and recreational route link.
LAND WEST OF BRENDA ROAD
LAND WEST OF BRENDA ROAD IS IDENTIFIED FOR OUTDOOR
RECREATIONAL PURPOSES.
INDOOR SPORTS AND LEISURE ACTIVITIES
11.41
Indoor sports and leisure facilities include a wide variety of sporting, leisure, social,
cultural and educational centres including sports halls, museum, cinemas and
theatres.
11.42
Sports Halls: existing provision in the public sector is concentrated at Mill House
(swimming baths and multi-purpose leisure centre) in the central area of the town and
at Belle Vue Sports Centre. Policy Com4/9 above seeks to ensure that the Mill
House area continues to be retained for recreational and leisure uses.
11.43
Museums: the Museum of Hartlepool is ideally located adjacent to the Historic Quay
in the Marina and attracts large numbers of visitors.
Christ Church has been
converted in to the town’s Art Gallery and Exhibition Centre and also houses the
Tourist Information Centre. A small museum may be developed at St Hilda’s Church
on the Headland as part of the tourism-related regeneration of this area.
11.44
Cinemas and Theatres: a six-screen, state of the art multiplex cinema has been
developed at the marina which is considered adequate for the town’s needs. Some
171
former cinema buildings remain in Hartlepool, but these are not suitable to cater for
today’s cinema-going requirements and have been converted to other uses.
11.45
The Borough Council does not consider it could provide a purpose-built theatre as a
viable proposition. The Town Hall has been upgraded in recent years to provide a
theatre which attracts national and local productions. The Town Hall also has a
cinema licence.
LATE NIGHT USES
11.46
Some leisure activities can have a detrimental effect on the amenities of the
surrounding area. Amusement arcades and bingo halls, for example, generate a
certain amount of noise and their proliferation in an area can have an inhibiting effect
on other businesses. Similarly, take-away food establishments, wine bars and other
licensed premises can also give rise to different types of ‘nuisance’ and should
generally be located away from residential areas (see policy Com12 above).
11.47
Changes in the licensing laws enables such uses, as well as night clubs and
premises selling alcohol, to open up to twenty four hours a day, every day. This
could exacerbate the potential for disturbance during the time when most residents
would normally expect peace and quiet. Most disturbance in this respect is caused
by users once outside the premises. The local planning authority will generally
attach planning conditions to permissions restricting hours of opening in order to
protect the amenities of nearby residents (see policy Com12). However, there are
parts of the town centre away from residential areas where longer opening hours may
be acceptable. Policy Rec13 below identifies the Church Street mixed use area and
the south western part of the Marina for uses which operate at times throughout the
night and early morning. However, it is important that these areas do not lose their
respective character and function as mixed use areas.
172
11.48
Developer contributions may be sought to mitigate potential nuisance resulting from
establishments operating flexible opening hours (see policy GEP9 and
Supplementary Note 8).
POLICY
Rec13
LATE NIGHT USES
PROPOSALS FOR DEVELOPMENTS WHICH WILL OPERATE BETWEEN
MIDNIGHT AND 7 A.M. WILL BE PERMITTED ONLY WITHIN THE CHURCH
STREET AREA, OR WITHIN THE SOUTHWEST AREA OF THE MARINA
PROVIDED THAT:
i.
ii.
THE AMENITIES OF THE OCCUPIERS OF NEARBY PROPERTIES
BY REASON OF NOISE AND DISTURBANCE; AND
THE OVERALL APPEARANCE, FUNCTION AND CHARACTER OF
THESE AREAS IS NOT PREJUDICED.
WHERE NECESSARY DEVELOPER CONTRIBUTIONS WILL BE NEGOTIATED
TO MITIGATE THE EFFECTS OF DEVELOPMENTS AND LEGAL
AGREEMENTS
WILL BE SOUGHT (SEE POLICY GEP9 AND
MAJOR LEISURE DEVELOPMENTS
11.49
Government advice proposes that a sequential approach be adopted in the
consideration of major traffic generating proposals including entertainment and
leisure developments. This approach means that first preference should be for town
centre sites, followed by edge-of-centre sites and only then by out of centre sites that
are accessible by a choice of means of transport.
In addition proposals must
illustrate that there is an identified need for the development.
11.50
Most of the existing major entertainment and leisure facilities serving the whole
community are located within the town centre – these include the multiplex cinema, a
major bingo hall, the Hartlepool United football ground, and the Town Hall Theatre.
New leisure developments attracting large numbers of visitors should also, as far as
appropriate and practicable, be located within the town centre then in edge of centre
sites such as the mixed-use Marina area.
11.51
In Hartlepool, there are no defined district centres and the local centres are too small
to satisfactorily accommodate major leisure developments.
However, there are
three other areas in the town where such developments could be located depending
upon their scale and nature:
♦
Headland: appropriate for tourism-related projects related to its historic and
cultural heritage (see policy To2);
♦
Seaton Carew: appropriate for sea-side based recreational and leisure facilities
(see policies To3 to To4); and
Victoria Harbour: development sites are identified in the Master Plan which has
been produced. The site is capable of housing various types of major leisure
developments in the future.
♦
The sequential approach to the consideration of major leisure developments set out
in policy Rec14 below, therefore takes account of these three areas. After the above
173
sites have been considered there may be potential at Tees Bay Retail Park where
leisure uses are permitted in the legal agreement accompanying the planning
permission for this development.
11.52
Developments requiring a large area of land for outdoor activities as an integral part
of an overall scheme should be subject to the sequential approach only in as far it
can be demonstrated that the location lies within the urban area and it is readily
accessible by all modes of transport.
11.53
Larger developments comprising 1000 sq.m or more of floorspace will be required to
submit a travel plan aimed at delivering sustainable transport objectives.
174
POLICY
Rec14
MAJOR LEISURE DEVELOPMENTS
MAJOR LEISURE DEVELOPMENTS LIKELY TO ATTRACT LARGE
NUMBERS OF VISITORS SHOULD BE LOCATED WITHIN THE TOWN
CENTRE AS DEFINED ON THE PROPOSALS MAP.
WHERE THERE ARE NO SUITABLE SITES IN THE TOWN CENTRE,
DEVELOPMENTS MUST ACCORD WITH THE FOLLOWING SEQUENTIAL
APPROACH WHICH IDENTIFIES MAJOR REGENERATION AREAS
ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT AFTER EDGE OF
CENTRE AREAS AS PREFERABLE TO OTHER OUT OF CENTRE
LOCATIONS:
♦
♦
♦
♦
EDGE OF CENTRE SITES INCLUDING THE MARINA, THEN
VICTORIA HARBOUR, OR
AT THE HEADLAND, OR
AT SEATON CAREW
PROVIDED THAT THE VITALITY AND VIABILITY OF THE TOWN CENTRE IS
NOT PREJUDICED AND THAT THE SCALE AND NATURE OF THE
DEVELOPMENT IS APPROPRIATE TO THE ROLE AND CHARACTER OF
THESE LOCATIONS (SEE POLICIES To1–To4, Com7 AND Com15).
PROPOSALS FOR MAJOR LEISURE DEVELOPMENTS ON SITES
ELSEWHERE WILL ONLY BE APPROVED WHERE IT HAS BEEN
DEMONSTRATED THAT ALL OR PART OF THE DEVELOPMENT CANNOT
BE ACCOMODATED ON EXISTING OR POTENTIAL SITES IN THE ABOVE
AREAS AND PROVIDED THAT:
i.
ii.
THE SITE LIES WITHIN THE URBAN FENCE (SEE POLICY Rur1),
AND
THE SITE IS ACCESSIBLE BY A CHOICE OF MEANS OF
TRANSPORT.
ALL LARGE SCALE PROPOSALS SHOULD BE ACCOMPANIED BY A
STATEMENT JUSTIFYING THE NEED FOR THE DEVELOPMENT.
FOR LARGE SCALE LEISURE DEVELOPMENTS AND CONSIDERATION
WILL BE GIVEN, WHERE APPROPRIATE, TO THE USE OF PLANNING
CONDITIONS AND/OR LEGALLY BINDING AGREEMENTS TO SECURE THE
IMPROVEMENT OF PUBLIC TRANSPORT, CYCLING AND PEDESTRIAN
ACCESSIBILITY TO THE DEVELOPMENT (SEE POLICY Tra20).
175
176
12
THE GREEN NETWORK
Introduction
12.1
Open space forms an integral and important part of the urban fabric and has great
value in contributing to the quality of life. Its importance in the urban context has
been recognised by the Council of Europe:
“Open space is an essential part of the urban heritage, a strong element in the
architectural and aesthetic form of a town, plays an important education role, is
ecologically significant, is important for social interaction and in fostering
community development and is supportive of economic objectives and
activities… in particular, it helps reduce the inherent tension and conflict in
deprived parts of urban area; it has an important role in providing the recreational
and leisure needs of a community and has, finally, an economic value in that
environmental enhancement, in which the improvement of open space plays a
major part, assists the economic revival of cities, not just through creating jobs
but in increasing the attractiveness of a town as a place for business investment
and sought-after residential areas.” 1
12.2
Hartlepool Borough Council recognises the key role that open space plays in
encouraging biodiversity and in the economic and social well being of the town and in
particular the increased benefits accruing from the development of linked and linear
open spaces.
The successful Hartlepool Urban Greening (HUG) programme 2
sought to create a network of green spaces throughout the town linked together and
to the wider countryside by green routes for cyclists, walkers and wildlife.
Substantial improvements have been made to the landscape of the town and
environmental works continue to comprise a major part of regeneration initiatives.
12.3
The Green Network in Hartlepool is made up of wildlife sites, land for recreational
and leisure use and other ‘green’ areas including amenity open space, cemeteries
and churchyards, the coastal margins etc. together with the links between them.
This chapter is primarily concerned with the Green Network in the town – its overall
protection, management and enhancement - and with the protection of key open
spaces and other areas within it which are not specifically identified for recreational
purposes or as wildlife sites.
Policies for the provision of, and protection of,
recreational land are included in Chapter 11 (Recreation and Leisure), and for the
protection and enhancement of wildlife sites in Chapter 13 (Wildlife and Natural
Features).
12.4
1
The Regional Planning Guidance for the North East states that planning authorities
should seek to maintain and enhance the quality, diversity and local distinctiveness
of landscape character throughout the North East. Open space has an important
role in contributing to the quality of life and accessible greenspace within settlements
should be encouraged.
Council of Europe Committee of Ministers of member states recommendation no.R(86)11 on Urban Open Space – 1986
2
Hartlepool Urban Greening was the Borough Council’s successful bid for capital resources for 1997 to 2000 under the
Government’s Capital Challenge Fund initiative.
177
12.5
At the strategic level the Tees Valley Structure Plan requires that green wedges be
retained for open land uses or to maintain the local distinctiveness of individual areas
– their precise boundaries to be reviewed in local plans (policy ENV14).
12.6
The Environment and Housing section of the Community Strategy aims to “protect
and enhance the amenity and nature conservation value of Borough’s open spaces
including brownfield sites.”
12.7
In line with the overall aim of the plan to regenerate Hartlepool securing a better
future for its people to meet economic, environmental and social needs in a
sustainable manner, the following objectives of the local plan are particularly relevant
in drawing up the policies and general proposals relating to the Green Network.
C3
C5
C6
C8
C9
C10
D4
to preserve and enhance the quality, character and setting of conservation
areas, listed buildings and areas of archaeological and historic interest
to seek to create a green network to direct the future protection,
management and improvement of open space for people and wildlife
to protect as far as possible existing open space and to encourage further
to protect and enhance the countryside and coastal areas, and to make them
more accessible for the benefit of the residents of, and visitors to, the
Borough
land and buildings
THE GREEN NETWORK
12.8
Through the policies in this local plan, the Borough Council will seek to promote and
enhance the development of a multi-functional network of green spaces for both
people and wildlife in the urban area of Hartlepool and linking to the countryside and
the proposed greenway along the western fringe of the town. The basis of this
network already exists and comprises eight main corridors as follows:
i.
ii.
178
north coastal – including part of the internationally important Teesmouth
and Cleveland Coast Special Protection Area and Ramsar site and other
areas of the coastal margin, Hartlepool Golf Club, the Old Cemetery and
Central Park;
How Beck green wedge which is being created and enhanced through the
provision of playing fields, a neighbourhood park and other amenity areas
together with footpaths and cycleways, as part of the overall development of
the Middle Warren area for housing;
iii.
Burn Valley green wedge – an existing corridor of green space running
from the centre of the town along the Burn Valley Gardens;
iv. Brierton – this corridor which includes Stranton cemetery, allotments and
the Brierton School playing fields is generally less accessible to the wider
public, but it nevertheless represents an important green space in people’s
perception and it provides a link for wildlife;
v. Owton Manor green wedge – an existing corridor of green spaces running
through a major area of housing and including Rossmere Park, sports
pitches and landscaped amenity open space;
vi. Stockton Road/Golden Flatts to Seaton Carew – a corridor of land
consisting primarily of mounding screening the industrial development at the
Corus (formerly British Steel) South Works and generally open land between
the housing development in Seaton Carew and the Tofts Farm East / Hunter
House industrial area. It has the potential to be enhanced to provide an
important link via an existing right of way from the residential areas of south
west Hartlepool to Seaton Carew and the coast;
vii. Seaton coast and common which includes nature conservation sites of
local, national and international importance; and
viii. Marina to Greatham – a green corridor within which it is proposed to create
an extension to the Seaton Lane walkway along the western side of the
railway line to Greatham and beyond.
12.9
These corridors are made up of many different types of open and green space,
including parks, playing fields, cemeteries, allotments, amenity spaces and wildlife
sites, the individual elements of which are covered by other policies in the plan (see
policies Rec3 to Rec5, Rec7 to Rec10, GN2 to GN5, and WL1 to WL7).
12.10
The Borough Council wishes to ensure that the integrity of the Green Network will be
protected and enhanced by ensuring that key open spaces are protected from
inappropriate development and managed and improved for people and wildlife. To
make the network more accessible, public rights of way will be protected and
improved and other footpath links created and improved including the coastal
walkway and the Marina to Geatham walkway (see policy Rec9). Where possible,
cycle routes will also be provided to link key spaces (see policy Tra5). The Tees
Forest will play a key role in the promotion and implementation of the Green Network.
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POLICY
GN1
ENHANCEMENT OF THE GREEN NETWORK
THE BOROUGH COUNCIL WILL SEEK TO DEVELOP, PROTECT AND
ENHANCE A NETWORK OF GREEN SPACES IN THE URBAN AREA OF
HARTLEPOOL AND LINKING TO THE OPEN COUNTRYSIDE ALONG THE
FOLLOWING CORRIDORS:
♦
♦
♦
♦
♦
♦
♦
♦
NORTH COASTAL,
HOW BECK GREEN WEDGE,
BURN VALLEY GREEN WEDGE,
BRIERTON,
OWTON MANOR GREEN WEDGE,
STOCKTON ROAD/GOLDEN FLATTS TO SEATON CAREW,
SEATON COAST AND COMMON, AND
MARINA TO GREATHAM.
ACCESSIBILITY WITHIN AND TO THE CORRIDORS WILL BE IMPROVED
AND PEDESTRIAN AND CYCLEWAY LINKS PROVIDED (SEE ALSO
POLICIES Tra5 AND Rec9).
THE VISUAL AND AMENITY VALUE OF THE GREEN SPACES WITHIN THE
NETWORK WILL BE ENHANCED BY LANDSCAPING AND TREE PLANTING,
WILDLIFE VALUE WILL BE MAINTAINED AND INCREASED AND
INTERPRETATION FACILITIES PROVIDED.
GREEN WEDGES
12.11
A key component of the Green Network are the green wedges at How Beck,
Summerhill/Burn Valley and Owton Manor which extend from the open countryside to
the heart of the town. They provide (or in the case of How Beck will provide)
convenient and extensive amenity open space and easy access to the countryside.
They offer major opportunities for improving the general environment, providing
recreational uses, creating valuable links for wildlife and increasing biodiversity. The
precise boundaries of these green wedges are shown on the Proposals Map.
12.12
The extent of the Owton Manor green wedge is well-established and stretches from
the countryside through housing development to Catcote Road and beyond to
Rossmere Park. The amenity value of parts of this green wedge has recently been
enhanced in consultation with the residents of the area and a cycle route and
footpath have been provided through the area.
12.13
Burn Valley green wedge is also well-established and comprises a tapering green
corridor into the heart of the town. A family wood is being developed at the western
end of Burn Valley Gardens and it is proposed that further woodland planting is
carried out in this area (see policy GN5 below).
12.14
As noted in paragraph 12.8 above, the How Beck green wedge is being developed
as an integral part of the Middle Warren housing development.
It divides the
extensive Middle Warren area into two distinct entities, and will provide a high quality
environment.
Footpaths, cycleways and greenway routes are being provided
through the area linking into the adjacent housing (see also policy Rec9).
12.15
The green wedges offer major opportunities for improving the overall environment of
Hartlepool, for providing recreational, sporting and leisure uses and also for creating
valuable links for wildlife. They are to be retained as tracts of predominantly open
land and enhanced as part of the Green Network (see policy GN1 above). New
180
development involving the erection of buildings or structures, therefore, will not
generally be permitted within the delineated green wedge areas. However, because
of their multi-functional role, there may be a need to provide ancillary buildings in
connection with the existing or proposed uses within the area. These could include,
for example, built extensions to school premises or the provision of buildings or
facilities in connection with formal or quiet recreational uses.
POLICY
GN2
PROTECTION OF GREEN WEDGES
DEVELOPMENT WITHIN
DELINEATED ON THE
CONTROLLED:
a.
b.
c.
THE FOLLOWING GREEN
PROPOSALS MAP, WILL
WEDGES, AS
BE STRICTLY
HOW BECK, MIDDLE WARREN,
BURN VALLEY, AND
OWTON MANOR.
PLANNING APPROVAL WILL ONLY BE GIVEN FOR THE ERECTION OF
BUILDINGS OR STRUCTURES WHICH:
♦
♦
♦
COMPRISE EXTENSIONS TO EXISTING PREMISES LOCATED
WITHIN A GREEN WEDGE, OR
PROVIDE FACILITIES ANCILLARY TO EXISTING OR PROPOSED
RECREATIONAL, LEISURE, OR SPORTING USES OR
RELATE TO THE PROVISION OF WILDLIFE SITES,
AND PROVIDED THAT THERE IS NO SIGNIFICANT ADVERSE EFFECT ON
THE OVERALL INTEGRITY OF THE GREEN WEDGE.
KEY GREEN SPACE AREAS
12.16
It is important to retain all important areas of green space, whether or not they lie
within the green wedges or other identified corridors in the Green Network. Such
areas not covered by other policies in this plan are identified below and included in
policy GN3 as areas to be protected from inappropriate development.
12.17
The main parks in the town are well used and two of them - Ward Jackson Park, (a
park included in the Register of Parks and Gardens of Special Historic Interest) and
Rossmere Park - have recently been refurbished in consultation with users. A new
linear park has been provided at Central Estate. It provides an important green
space for the local community with whom it has been developed and also forms a
southward spur from the north coast corridor towards the town centre. There are
also other smaller areas of formalised open space which provide an important leisure
or amenity resource in their localities. These include Victory Square, Park Square,
Serpentine Gardens, Redheugh Gardens, Vicarage Gardens and the Piazza in the
Marina. At a more informal level the Town Moor on the Headland and the village
greens are equally important as amenity open spaces.
12.18
Some of the churches in the town and surrounding villages have ancient graveyards
that have remained relatively undisturbed making them important wildlife refuges.
Hartlepool’s cemeteries also form important havens for wildlife.
The peaceful
environment of these areas are particularly valued by people seeking solitude.
181
12.19
Allotments, whilst not accessible to the wider public, do form an integral part of the
green space provision in Hartlepool. They are well used by local communities and
are host to a variety of urban wildlife.
12.20
Highway and railway corridors are valuable wildlife corridors often rich in wild flora.
Additional features such as ditches increase their biodiversity value. Landscaped
frontages along the major transport corridors help to extend green spaces into the
town centre providing both visual and biodiversity benefits.
12.21
Much of the coastal area of Hartlepool comprises designated wildlife sites of local,
national and international importance. Other parts of the coastal margin, comprising
beaches, promenades, golf courses and other open or green spaces, are important
for their recreational and amenity value and also have value for wildlife in enabling
migration between areas.
12.22
Two areas have for many years been retained to provide a buffer to major industrial
development.
These are the mounded area to the south of Golden Flatts and
generally open land to the north of the Tofts Farm East and Hunter House industrial
areas. They comprise a major part of the Stockton Road to Seaton Carew corridor
(see paragraph 12.8 above).
12.23
Many areas of amenity open space have been provided within housing areas in the
town. Two of the more significant areas are the linear strip of open land through
Clavering and the area around the pond at Warrior Park. These have great amenity
value for the local communities and also have value for wildlife.
POLICY
GN3
PROTECTION OF KEY GREEN SPACE AREAS
DEVELOPMENT ON THE FOLLOWING KEY GREEN SPACE AREAS LISTED
BELOW AND SHOWN ON THE PROPOSALS MAP WILL BE STRICTLY
CONTROLLED:
a.
b.
c.
d.
e.
f.
g.
PARKS AND OTHER FORMAL PUBLIC OPEN SPACE,
THE TOWN MOOR AND VILLAGE GREENS,
CHURCHYARDS AND CEMETERIES,
ALLOTMENTS,
THE VERGES OF HIGHWAYS AND THE RAILWAY CORRIDOR,
THE COASTAL MARGINS,
BUFFER AREAS AT GOLDEN FLATTS AND SOUTH OF SEATON
CAREW,
h. OPEN SPACE AT CLAVERING, BRIARFIELDS, WARRIOR PARK,
HILL VIEW, GREATHAM, ALONG THE WESTERN FRINGES OF
THE TOWN AND AT WYNYARD WOODS, AND
i. PONDS, WATERCOURSES AND THEIR RESPECTIVE MARGINS.
PLANNING PERMISSION WILL ONLY BE GIVEN FOR DEVELOPMENTS
WHICH RELATE TO THE USE OF LAND WITHIN THESE KEY GREEN
SPACES AS PARKLAND OR OTHER AMENITY, RECREATIONAL OR
LANDSCAPED OPEN SPACE, FOR CHURCHYARDS, CEMETERIES OR
ALLOTMENTS, OR FOR WILDLIFE PURPOSES, SUBJECT TO THERE BEING
NO SIGNIFICANT ADVERSE IMPACT ON:
i.
ii.
iii.
iv.
v.
182
THE VISUAL AND AMENITY VALUE OF THE AREA, OR
THE CHARACTER OF THE LOCALITY, OR
FACILITIES FOR SPORT OR OTHER FORMAL OR INFORMAL
RECREATION, OR
THE CONTINUITY OF THE GREEN NETWORK AND ITS LINKS TO
THE COUNTRYSIDE, OR
AREAS OF WILDLIFE INTEREST.
LANDSCAPING OF MAIN APPROACHES
12.24
POLICY
GN4
The first impression of Hartlepool for potential investors and visitors is gained along
the major roads into the town or from the railway. Considerable landscaping has
been carried out along these corridors and the Borough Council wishes to ensure a
continuation of such improvements.
Policy GEP7 seeks to ensure that
developments adjoining the main approaches are of a particularly high standard of
design and landscaping. In addition the Borough Council will continue to undertake
landscaping schemes on both its own and on privately owned land where practical to
improve the visual environment along the main transport corridors.
LANDSCAPING OF MAIN APPROACHES
THE BOROUGH COUNCIL WILL UNDERTAKE STRATEGIC LANDSCAPING
SCHEMES AND WOODLAND PLANTING ALONG THE:
♦
♦
♦
♦
A689 AND A179 ROAD CORRIDORS TO THE TOWN CENTRE,
MAIN APPROACHES TO THE HEADLAND,
MAIN APPROACHES TO SEATON CAREW, AND
MIDDLESBROUGH TO NEWCASTLE RAILWAY LINE.
TREE PLANTING
12.25
POLICY
GN5
The Borough Council recognises the visual and environmental benefits of improving
tree cover in Hartlepool and is a partner in the Tees Forest initiative which is primarily
concerned with improving tree cover in the rural areas and providing better quality
and accessible countryside on the urban fringe. The Council has where appropriate
made Tree Preservation Orders to protect individually important trees and areas of
woodland, and in policy GEP12 seeks the retention and planting of additional trees
on development sites. It has also developed a family wood in the Burn Valley area
and planted over 65,000 trees at the Summerhill gateway site. The Council will
continue to seek major areas of woodland planting in these and other key locations in
the town, both on its own land and as a requirement of major developments.
TREE PLANTING
THE BOROUGH COUNCIL WILL SEEK TO PROVIDE ADDITIONAL TREE
AND WOODLAND PLANTING IN HARTLEPOOL AT THE FOLLOWING
LOCATIONS:
a.
b.
c.
d.
e.
f.
g.
HOW BECK GREEN WEDGE,
BURN VALLEY FAMILY WOOD,
SUMMERHILL AND MASEFIELD ROAD,
WEST OF OWTON MANOR,
TEES BAY RECREATIONAL AREA,
WEST OF BRENDA ROAD, AND
SOUTH OF ELIZABETH WAY.
THE COUNCIL WILL IMPOSE PLANNING CONDITIONS AND/OR SEEK
OBLIGATIONS TO ENSURE THAT TREE PLANTING IS PROVIDED AS PART
OF DEVELOPMENT PROPOSALS WITHIN AND ADJOINING THESE AREAS.
183
INCIDENTAL OPEN SPACE
12.26
There are many small areas of amenity open space in Hartlepool, often provided as
part of housing developments, which contribute both to the integrity of the
greenspace network and to the amenity of residents of the immediate area. They
often add character and identity to a local area. The Borough Council considers that
such incidental open space should generally be safeguarded from development.
There may, however, be circumstances where a proposed development (such as
special needs housing) has special locational requirements and can only be located
on open space in an area. In such circumstances there should be appropriate
compensation for the ensuing loss of open space through the provision of alternative
areas or by enhancement of remaining open space on the site.
12.27
The Borough Council will not generally permit small parts of open space areas to be
incorporated into private gardens except in exceptional circumstances where the
area concerned proves to be detrimental to the amenity of residents in the area and
is either very small or is difficult to maintain.
POLICY
GN6
PROTECTION OF INCIDENTAL OPEN SPACE
THE LOSS OF AREAS OF INCIDENTAL OPEN SPACE WILL BE RESISTED
EXCEPT WHERE:
i.
ii.
IT CAN BE DEMONSTRATED THAT THE AREA OF OPEN SPACE
IS DETIMENTAL TO THE AMENITIES OF ADJOINING OR NEARBY
PROPERTIES, AND IT IS TOO SMALL OR DIFFICULT TO
MAINTAIN TO A SATISFACTORY STANDARD, OR
A PROPOSED DEVELOPMENT HAS SPECIAL LOCATIONAL
REQUIREMENTS AND THERE IS NO OTHER APPROPRIATE SITE
IN THE VICINITY.
WHERE AN AREA OF OPEN SPACE IS LOST TO DEVELOPMENT, THE
BOROUGH COUNCIL WILL IMPOSE PLANNING CONDITIONS AND/OR SEEK
OBLIGATIONS TO ENSURE COMPENSATORY PROVISION OF AN
ALTERNATIVE SITE OR ENHANCEMENT OF ADJOINING OPEN SPACE.
184
13
Introduction
13.1
This chapter is concerned with protecting and enhancing the rich wildlife heritage of
the Borough. It sets out policies to protect sites of wildlife importance ranging from
international to locally important designations.
13.2
Britain has a number of significant international obligations as regards protection of
wildlife sites. European obligations are set out in the Conservation (Natural Habitats
&c) Regulations 1994.
The nature conservation sites comprise European
designations within the Natura 2000 series of sites together with other recognised
international conventions. Natura 2000 is the title for a network of areas designated
to conserve natural habitats and special species of wildlife which are rare,
endangered or vulnerable in the European Community. The term comes from the
1992 EC Habitats Directive and symbolises the conservation of precious natural
resources for the year 2000 and beyond. There are two types of designated areas:
♦ a Special Protection Area (SPA) to protect birds that are considered rare or
vulnerable within the European Union;
♦ a Special Area of Conservation (SAC) may be designated where an area
supports certain rare, endangered or vulnerable species of plant or animals
other than birds, or if it supports outstanding examples of habitats.
Some sites may have both designations although in the case of the Borough of
Hartlepool, only a Special Protection Area has been designated.
13.3
In addition a SPA or SAC may be designated as a European Marine Site for those
sites extending out below the mean low water mark. Some Special Protection Areas
are also designated under the Ramsar Convention of 1971 as being Wetlands of
International Importance.
13.4
The statutory framework in Britain under which wildlife sites of national importance
are protected and enhanced is based on the Wildlife and Countryside Act 1981 (as
amended). The legislation places a duty on local authorities to take reasonable
steps to further conservation and enhancement of flora, fauna and
geological/physiological sites. A code of practice will be issued in due course by the
Secretary of State to guide local authorities to assess proposals which might have an
effect on protected sites.
13.5
Sites of Special Scientific Interest form a national network of the country’s best sites
for wildlife and geology. English Nature (Natural England) is responsible for the
identification and protection of SSSIs in England. SSSIs which were identified in the
Nature Conservation Review of 1977 and the Geological Conservation Review
(1977-89) are recognised as being of national importance to which planning
authorities are required to pay particular regard. The Secretary of State may make
a Nature Conservation Order to protect an international or a Nature Conservation
Review site.
All National Nature Reserves are also SSSI Nature Conservation
Review sites.
National Planning Guidance
13.6
Current Government guidance on nature conservation is given in Planning Policy
Statement (PPS) 9.
185
13.7
PPS9 embodies the Government’s commitment to sustainable development and to
conserving the diversity of Britain’s wildlife. The guidance sets out the framework for
safeguarding our natural heritage under domestic and international law. It describes
the role of the local planning authorities and English Nature (Natural England) and
emphasises the importance of both designated and undesignated areas for nature
conservation.
PPS9 gives development control criteria, particularly for Sites of
Special Scientific Interest (SSSIs) and other national and international sites and also
for protected species.
It elaborates on minerals development and nature
conservation including sites of nature conservation importance.
Regional Planning Guidance.
13.8
The Regional Planning Guidance for the North East states that internationally or
nationally designated sites should continue to be protected in line with the
Government’s tiered approach to nature conservation. Designated sites should not,
however, be considered in isolation but rather as an integral part of the biodiversity of
the region. A comprehensive approach to nature conservation should be adopted.
The aim of development plans should be to maintain and increase the biodiversity of
the region and to recognise the nature conservation value of non-designated
habitats.
Structure Plan Policies.
13.9
Environmental principles are embodied throughout the Tees Valley Structure Plan,
which is committed to working towards achieving sustainable development. The
policies in the plan seek to conserve and enhance areas and sites given special
protection under various designations and to maintain and improve biodiversity by
protecting and enhancing habitats (policies ENV4 to ENV7 and ENV9).
13.10
The Community Strategy seeks to protect and enhance the natural environment of
the Borough, including open spaces and the countryside, and to ensure that the
biodiversity of local wildlife and plants is valued and protected and their habitats are
maintained and enhanced.
13.11
In line with the overall aim of the local plan to regenerate Hartlepool securing a better
future of its people to meet economic, environmental and social needs in a
sustainable manner, the following plan objectives are particularly relevant in drawing
up the policies relating to wildlife:
C1
C5
C8
C9
C10
186
to seek to create a green network within the main urban area to direct the
future protection, management and improvement of open space for people
and wildlife
them more accessible for the benefit of the residents of, and visitors to, the
Borough
land and buildings
13.12
In urban and rural areas it is vital to maintain a balance between areas where
development may normally take place and areas which are protected for the purpose
of nature conservation in its own right. The local plan therefore contains policies
providing for the protection and enhancement of nature conservation areas, which
aim to maintain biodiversity - the diversity of habitats where species of flora and
fauna may flourish. In addition it is desirable to accommodate public access to, and
interpretation of, nature conservation sites in order that they may serve as an
educational and recreational resource, as well as being protected for their own sake.
Many species occur in the wider countryside outside protected sites as recognised
by the Tees Valley Local Biodiversity Action Plan (see paragraph 13.37 below).
13.13
The Tees estuary is recognised as being ecologically important, particularly for
internationally important populations of migratory waterbirds.
The Tees estuary
supports over 20,000 waterbirds each winter. This importance is recognised in
Hartlepool with a series of protected wildlife sites in the estuary and along the coast.
The Tees Estuary Management Plan (TEMP) was prepared by a cross agency
working party to develop a framework to enhance the natural, cultural and economic
resources of the Tees estuary and to minimise potential conflict between users.
INTERNATIONAL SITES INCLUDING SPECIAL PROTECTION AREAS AND
RAMSAR SITES
13.14
The most important wildlife sites are Special Protection Areas (SPA), Special Areas
of Conservation (SAC) and Ramsar sites, which are sites of international
significance. For planning purposes, the Government has chosen to base these
sites on existing Sites of Special Scientific Interest.
13.15
As the competent planning authority, Hartlepool Borough Council is required by
Regulation 48 of the Habitats Regulations 1994 to undertake “appropriate
assessment” 1 on any plan or project which would be likely to have a significant effect
on a European site.
13.16
Natura 2000 sites require the most rigorous examination in planning cases. The UK
Government has indicated that new development which adversely affects Natura
2000 sites will only be permitted if there is an imperative reason of over-riding public
interest. English Nature 2 must be consulted on all development proposals which
may affect an SPA, SAC or Ramsar sites.
13.17
Parts of the Tees estuary which fall within Hartlepool were designated as the
Teesmouth and Cleveland Coast Special Protection Area and Ramsar site in 1995.
Much of the remaining coastline of Hartlepool was designated as an extension to this
SPA and Ramsar site in March 2000. The Borough Council will comply with the UK’s
international obligation in respect of this site. This SPA has a tidal component which
is also classed under the Habitat Regulations as a European Marine Site. Relevant
1
In October 2005 the European Court of Justice ruled that the United Kingdom had failed to transpose the provisions of
EU Directive 92/43/EEC on the Conservation of Natural Habitats and of Wild Fauna and Flora (Habitats Directive) and as
a result there had been a failure to make land use plans (including Local Plans) subject to Appropriate Assessment.
At the time of the ruling the preparation of the Hartlepool Local Plan was at an advanced stage. As relevant policies on
Wildlife and Natural Features had already been drawn up in consultation with English Nature consideration is being given
as to whether it is reasonably practicable to apply formal Appropriate Assessment to the Local Plan.
2
As from October 2006 English Nature becomes part of Natural England
187
authorities are required to exercise their functions so as to secure compliance with
the Habitats Directive. A management scheme for the Teesmouth and Cleveland
Coast European Marine site is being prepared.
13.18
POLICY
WL1
Under Regulation 50 of the Conservation (Natural Habitats etc,) Regulations 1994,
the Borough Council is required to review all extant planning permissions which are
likely to have a significant effect on the Teesmouth and Cleveland Coast Special
Protection Area.
If the integrity of the Special Protection Area is found to be
adversely affected, the Borough Council will need to consider any action to remove
the harm.
PROTECTION OF INTERNATIONAL NATURE CONSERVATION SITES.
PROPOSALS FOR DEVELOPMENT NOT DIRECTLY CONNECTED WITH OR
NECESSARY TO THE MANAGEMENT OF AN INTERNATIONALLY
PROTECTED SITE (INCLUDING A SPECIAL PROTECTION AREA AND/OR A
RAMSAR SITE) AND WHICH IS LIKELY TO HAVE A SIGNIFICANT ADVERSE
EFFECT ON THE SITE (EITHER INDIVIDUALLY OR IN COMBINATION WITH
OTHER PLANS OR PROJECTS) WILL BE SUBJECT TO THE MOST
RIGOROUS EXAMINATION. WHERE IT CANNOT BE ASCERTAINED THAT
THE DEVELOPMENT WOULD NOT ADVERSELY AFFECT THE INTEGRITY OF
THE SITE IT WILL NOT BE PERMITTED UNLESS:
i.
ii.
THERE IS NO ALTERNATIVE SOLUTION; AND
THERE ARE IMPERATIVE REASONS OF OVER-RIDING PUBLIC
INTEREST FOR THE DEVELOPMENT.
WHERE THE SITE CONCERNED HOSTS A PRIORITY NATURAL HABITAT
AND/OR PRIORITY SPECIES, DEVELOPMENT WILL NOT BE PERMITTED
UNLESS IT IS NECESSARY FOR IMPERATIVE REASONS OF HUMAN
HEALTH OR PUBLIC SAFETY OR FOR BENEFITS OF PRIMARY
IMPORTANCE FOR THE ENVIRONMENT.
WHERE DEVELOPMENT IS PERMITTED IN ACCORDANCE WITH THE
HABITATS REGULATIONS, THE USE OF CONDITIONS OR PLANNING
OBLIGATIONS WILL BE CONSIDERED IN ORDER TO AVOID AND MINIMISE
HARM TO THE SITE, TO ENHANCE THE SITE’S NATURE CONSERVATION
INTEREST AND TO SECURE ANY COMPENSATORY MEASURES AND
APPROPRIATE MANAGEMENT THAT MAY BE REQUIRED.
IN THE BOROUGH, AS AT MARCH 2006 AND AS SHOWN ON THE
PROPOSALS MAP, THERE IS ONE INTERNATIONAL SITE (THE TEESMOUTH
AND CLEVELAND COAST SPECIAL PROTECTION AREA / RAMSAR SITE).
NATIONALLY IMPORTANT SITES
Sites Of Special Scientific Interest.
13.19
188
Sites of Special Scientific Interest (SSSIs) are designated by English Nature
(Natural England), as representative examples of semi-natural habitats forming
a nationally important set of sites, under section 28 of the Wildlife and
Countryside Act 1981 (as amended) as incorporated by the Countryside and
Rights of Way Act 2000. They are of special interest by reason of their flora,
fauna, geological or physiographical features. The following SSSIs which lie
wholly or partially within Hartlepool are included in the Teesmouth Flats and
Marshes Nature Conservation Review (NCR) site and are of national
importance:
•
Seaton Dunes and Common
•
Seal Sands
• Cowpen Marsh
In addition, and also of national importance, the Hartlepool Submerged Forest SSSI
is a Geological Review Site (GCR).
13.20
Planning permission is required for any temporary recreational uses of land within
SSSIs, including for example war games or clay pigeon shooting. This is to enable
nature conservation and other considerations to be taken into account before the
change in land use. Sometimes such uses will be permissible on a seasonal basis
without risks to the features of special interest. Conditions may be imposed to
regulate the proposed use in order to mitigate potential damage to the SSSI.
13.21
Development proposals within an SSSI may have an adverse effect on the scientific
interest of the site. In addition development outside the site may have an impact on
the features of interest within the SSSI. For this reason the Borough Council will
consult English Nature (Natural England) before deciding planning applications likely
to affect land in an SSSI (see Policy GEP1).
189
National Nature Reserves
13.22
POLICY
WL2
A number of the most important SSSIs are managed as National Nature Reserves
(NNR).
English Nature (Natural England) owns, leases or manages NNRs by
agreement, in order to conserve the best examples of the spectrum of wildlife
habitats and geological features and provide opportunities for the study of their flora
and fauna. National Nature Reserves are declared under Section 19 of the National
Parks and Access to the Countryside Act 1949, or section 35 of the Wildlife and
Countryside Act 1981/85. Where the site concerned is a NNR particular regard will
be paid to its nature conservation interest. The Teesmouth NNR was declared in
March 1995.
PROTECTION OF NATIONALLY IMPORTANT NATURE CONSERVATION
SITES
PROPOSALS FOR DEVELOPMENT IN OR LIKELY TO HAVE AN EFFECT ON
A SITE OF SPECIAL SCIENTIFIC INTEREST WILL BE SUBJECT TO SPECIAL
SCRUTINY. WHERE DEVELOPMENT IS LIKELY DIRECTLY OR INDIRECTLY,
TO DAMAGE THE SPECIAL INTEREST OF THE SITE, IT WILL NOT BE
PERMITTED UNLESS THE REASONS FOR THE DEVELOPMENT CLEARLY
OUTWEIGH THE HARM TO THE SPECIAL NATURE CONSERVATION VALUE
OF THE SITE.
WHERE DEVELOPMENT IS PERMITTED, THE USE OF CONDITIONS OR
PLANNING OBLIGATIONS WILL BE CONSIDERED IN ORDER TO AVOID
AND MINIMISE HARM TO THE SITE, TO ENHANCE THE SITE’S NATURE
CONSERVATION INTEREST AND TO SECURE ANY COMPENSATORY
MEASURES AND APPROPRIATE MANAGEMENT THAT MAY BE REQUIRED.
AS AT MARCH 2006 AND AS SHOWN ON THE PROPOSALS MAP, THERE
ARE 4 SSSIs WHICH LIE WHOLLY WITHIN THE BOROUGH:
♦
♦
♦
♦
HART WARREN SSSI,
HART BOG SSSI,
HARTLEPOOL SUBMERGED FOREST SSSI, AND
SEATON DUNES AND COMMON SSSI;
AND 4 SSSIs WHICH LIE PARTLY WITHIN THE BOROUGH:
♦
♦
♦
♦
DURHAM COAST SSSI,
SEAL SANDS SSSI,
COWPEN MARSH SSSI, AND
TEES AND HARTLEPOOL FORESHORE AND WETLANDS SSSI.
IN ADDITION PART OF ONE NATIONAL NATURE RESERVE AT TEESMOUTH
LIES WITHIN THE BOROUGH.
ENHANCEMENT OF SITES OF SPECIAL SCIENTIFIC INTEREST
13.23
The Borough Council has carried out some protection and enhancement works in
two SSSIs. Dune stabilisation works has been carried out at Hart Warren SSSI and
Seaton Dunes and Common SSSI. In addition sea buckthorn control has been
190
implemented at the latter site. The Borough Council has undertaken a hydrological
survey of Seaton Dunes and Common SSSI and many of the recommendations are
being implemented. A sluice has been installed to give control of the surface water.
The Borough Council will continue to encourage, support and implement further
enhancement works. These may also include prevention of unauthorised access by
vehicles and animals to sensitive areas, whilst encouraging legitimate access by
means of footpaths and designated parking and observation areas. Interpretation of
sites may be achieved by provision of interpretive material such as information
plaques, sign posting and by establishing nature trails.
SSSIs may also be
enhanced by the protection of native species and habitats from damage or
destruction by unsympathetic management practices. The Borough Council has
obligations under the Countryside and Rights of Way Act 2000 to conserve and
enhance SSSIs. It may, in conjunction with English Nature (Natural England), seek
nature conservation management agreements with owners or occupiers of SSSIs.
POLICY
WL3
ENHANCEMENT OF SITES OF SPECIAL SCIENTIFIC INTEREST
THE BOROUGH COUNCIL WILL ENHANCE THE QUALITY OF THE SITES OF
SPECIAL SCIENTIFIC INTEREST IN A SUSTAINABLE MANNER, BY THE
FOLLOWING MEANS AS APPROPRIATE, AND AS FINANCES PERMIT:
♦
♦
♦
♦
♦
♦
CARRYING OUT FURTHER DUNE STABILISATION WORKS AND
WORKS TO PREVENT SURFACE EROSION,
CARRYING OUT WATER MANAGEMENT,
PREVENTION OF UNAUTHORISED VEHICULAR AND ANIMAL
ACCESS,
PROVISION AND MAINTENANCE OF FOOTPATHS AND FORMAL
CAR PARKING AND OBSERVATION AREAS,
PROVISION OF INTERPRATIVE MATERIALS, AND
ESTABLISHMENT OF NATURE TRAILS.
THE BOROUGH COUNCIL WILL SEEK MANAGEMENT AGREEMENTS WITH
OWNERS OR OCCUPIERS OF SSSIs INTENDED TO PROTECT NATIVE
SPECIES AND HABITATS FROM DAMAGE OR DESTRUCTION.
SPECIES PROTECTED BY LAW
13.24
Certain species of plant and animal, and in some cases their habitat, are given
special protection through legislation (chiefly the Wildlife & Countryside Act 1981 (as
amended), the Protection of Badgers Act 1992 and the Conservation (Natural
Habitats etc) Regulations 1994).
Nationally rare species are listed in red data
books. The presence of a protected species on a site is a material consideration
191
where the local planning authority is considering a development proposal, which, if
carried out, would be likely to result in harm to a protected species or habitat. The
suspected occurrence of a protected species must therefore be thoroughly
investigated (Supplementary Note 9). Where development is permitted, appropriate
conditions may be imposed and where possible an equivalent alternative habitat will
be required.
Certain activities affecting protected species require licensing by
English Nature or the Department for Environment, Food and Rural Affairs.
13.25
All bats and their roosts are protected by British and European Law. Where their
presence is known or suspected, a survey should be carried out by a suitably
qualified person. The key factors for bat conservation are age and size of buildings
and their proximity to woodland and water.
13.26
In recent years the Tees Bay population of breeding little terns, a protected bird
species, has formed a summer breeding colony on the Hartlepool/Easington
boundary at Crimdon Dene. The Borough Council will work in partnership with other
organisations to protect any nationally important little tern breeding colony on the
Hartlepool coast.
13.27
The habitat of the water vole has been given protection due to the general decline of
this animal throughout Great Britain.
This species could be found on any
development site which has a water course or body of water within it. It is possible
that the water vole itself may become a protected species in the future.
13.28
It is likely that great crested newts may be found in suitable habitats in Hartlepool.
This species has declined significantly over recent decades, largely due to habitat
loss. Apart from the breeding pond, great crested newts need a suitable habitat for
shelter, foraging and hibernation and because of this translocation to a replacement
pond may not be appropriate.
POLICY
WL4
PROTECTED SPECIES
DEVELOPMENT WILL NOT BE PERMITTED WHICH WOULD HAVE A
SIGNIFICANT ADVERSE EFFECT, DIRECTLY OR INDIRECTLY, ON
SPECIES PROTECTED BY LAW AND THEIR HABITATS EXCEPT WHERE
THE DEVELOPER HAS TAKEN EFFECTIVE STEPS TO SECURE THE
PROTECTION OF SUCH SPECIES AND THEIR HABITATS (SEE
LOCAL NATURE RESERVES
13.29
The Borough Council has the power to acquire, declare and manage Local Nature
Reserves (LNRs). This is to enable promotion of and positive management for
nature conservation to be made. Local Nature Reserves also provide protection
against competing uses and are recreational and educational resources of value to
the whole community.
192
PROTECTION OF LOCAL NATURE RESERVES
POLICY
WL5
DEVELOPMENT LIKELY TO HAVE A SIGNIFICANT ADVERSE EFFECT ON A
LOCAL NATURE RESERVE WILL NOT BE PERMITTED UNLESS THE
REASONS FOR DEVELOPMENT CLEARLY OUTWEIGH THE HARM TO THE
SUBSTANTIVE NATURE CONSERVATION VALUE OF THE SITE.
AS AT MARCH 2006, AND AS SHOWN ON THE PROPOSALS MAP, THE
BOROUGH COUNCIL HAS DESIGNATED SIX LOCAL NATURE RESERVES IN
HARTLEPOOL
♦
♦
♦
♦
♦
♦
13.30
POLICY
WL6
SEATON DUNES AND COMMON,
HART TO HASWELL WALKWAY,
GREATHAM BECK (WEST OF THE A689),
HART WARREN DUNES,
SUMMERHILL, AND
SPION KOP CEMETERY
The Borough Council may identify further areas in due course.
NEW LOCAL NATURE RESERVES
THE BOROUGH COUNCIL WILL DECLARE FURTHER LOCAL NATURE
RESERVES AS APPROPRIATE.
SITES OF NATURE CONSERVATION IMPORTANCE AND REGIONALLY
IMPORTANT GEOLOGICAL / GEOMORPHOLOGICAL SITES
13.31
As at March 2006, 38 Sites of Nature Conservation Importance (SNCIs) had been
identified for their importance locally in nature conservation terms – these are listed
in Appendix 7. SNCIs are important refuges, ‘stepping stones’ and corridors for
wildlife.
13.32
In the Tees Valley, SNCIs are put forward by the Tees Valley Biodiversity Steering
Group. This group is made up of representatives of the Tees Valley Boroughs,
DEFRA, English Nature, the Environment Agency and a number of other bodies,
including the Tees Forest, the Industry and Nature Conservation Association and the
Tees Valley Wildlife Trust. A review of sites has been undertaken by the steering
group using an agreed set of criteria on the value of each potential site. The
designation of those sites currently meriting SNCI status has been ratified by the
Borough Council. Any additional sites to be brought forward in the future will be
considered as part of the agreed ratification process.
13.33
Unlike SSSIs, SNCIs are not covered by legislation for their protection and some of
them are affected by existing planning permissions for development or by long-term
designations for industrial and other uses. However, it is important that, as far as
possible land use and management of SNCIs should be sympathetic towards nature
conservation. The Borough Council will seek to enter into management agreements
with owners or occupiers of SNCIs.
193
13.34
The Borough Council recognises that where there is an overriding need to carry out
coastal protection works, development on SNCIs may be necessary, subject to there
being no net loss of local biodiversity plan habitats. In order to maintain a balance
between developed land and natural habitats, it is desirable to compensate for
SNCIs lost to development by provision of new sites whenever possible. Where
development will not result in the complete destruction of an SNCI, the Borough
Council will recommend that measures be adopted to mitigate the damage caused
by the development.
13.35
Regionally Important Geological/Geomorphological Sites (RIGSs) are identified for
their scientific and aesthetic value. These might include rock outcrops, waterfalls,
caverns, ox-bow lakes and wave-cut platforms. They should be publicly accessible.
As at March 2006 there is one RIGS currently identified in the borough, at Long Scar
and Little Scar Rocks, Seaton Carew. It is likely that further RIGSs will be declared
in due course.
Ancient Woodlands
13.36
POLICY
WL7
Woodland is considered to be ancient if it existed before 1600 AD or is shown on the
earliest available maps of the area.
Ancient semi-natural woodlands are
irreplaceable and so any identified within the Borough are generally granted SNCI
status.
PROTECTION
WOODLAND
OF
SNCIs,
RIGSs
AND
ANCIENT
SEMI-NATURAL
DEVELOPMENT LIKELY TO HAVE A SIGNIFICANT ADVERSE EFFECT ON
A SITE OF NATURE CONSERVATION IMPORTANCE OR A REGIONALLY
IMPORTANT GEOLOGICAL/GEOMORPHOLOGICAL SITE OR ANCIENT
SEMI-NATURAL WOODLAND, WHICH IS NOT OTHERWISE ALLOCATED IN
THE LOCAL PLAN, WILL NOT BE PERMITTED UNLESS THE REASONS
FOR THE DEVELOPMENT CLEARLY OUTWEIGH THE HARM TO THE
SUBSTANTIVE NATURE CONSERVATION OR GEOLOGICAL OR
GEOMORPHOLOGICAL VALUE OF THE SITE.
WHERE DEVELOPMENT ON A DESIGNATED SITE IS APPROVED, THE
BOROUGH COUNCIL MAY IMPOSE PLANNING CONDITIONS AND / OR
SEEK LEGAL AGREEMENTS TO MINIMISE THE HARM TO THE SITE,
ENHANCE THE REMAINING NATURE CONSERVATION INTEREST AND
SECURE ANY COMPENSATORY MEASURES AND SITE MANAGEMENT
THAT MAY BE REQUIRED.
194
BIODIVERSITY
13.37
The Convention on Biological Diversity (termed biodiversity) was one of several
sustainability initiatives stemming from the Earth Summit in Rio de Janeiro in 1992.
It is a commitment by 150 nations, including the United Kingdom, to conserve and
sustain the variety of life on Earth. Biodiversity encompasses the whole variety of
life on Earth. It includes all species of fauna and flora, their genetic variations and
the complex ecosystems of which they are a part. The UK is well advanced in
developing and implementing a national Biodiversity Action Plan. The Government’s
response to the Biodiversity Convention was to publish a strategy for conserving and
enhancing wild species and wildlife habitats in the UK for the next 20 years – titled
Biodiversity: the UK Action Plan (1994). Since 1994 the Government has produced
391 species and 45 habitat action plans. In 2002 the Government produced a
biodiversity strategy for England ‘Working with the Grain of Nature’ which aims to
ensure that biodiversity considerations become embedded in all the main sectors of
the economic activity, public and private and sets out a work programme for the next
five years. The Government fully supports the production of Regional and Local
Biodiversity Action Plans.
In 2001 the North East Regional Biodiversity Forum
produced ‘A Biodiversity Audit of the North East’. The Tees Valley Local Biodiversity
Action Plan was launched in 1999 and is endorsed by the Borough Council as
providing the future basis for decisions on nature conservation in the Borough.
195
POLICY
WL8
PROTECTION OF BIODIVERSITY
THE BOROUGH COUNCIL WILL SEEK TO HELP TO MEET TARGETS SET
OUT IN THE NATIONAL AND TEES VALLEY BIODIVERSITY ACTION PLANS.
IN ANY SITUATION WHERE DEVELOPMENT IS PERMITTED, THE BOROUGH
COUNCIL WILL SEEK TO MINIMISE OR AVOID ANY SIGNIFICANT ADVERSE
IMPACT TO THE NATURE CONSERVATION INTEREST OF THE SITE. THE
USE OF CONDITIONS OR PLANNING OBLIGATIONS WILL BE CONSIDERED
IN APPROPRIATE CASES, IN ORDER TO PROTECT AND ENHANCE THE
SITE’S NATURE CONSERVATION INTEREST AND TO PROVIDE
APPROPRIATE COMPENSATORY MEASURES AND SITE MANAGEMENT.
196
14
Introduction
14.1
The Borough of Hartlepool has benefited from a variety of measures to conserve
its rural and urban environment. These include grants for repairing buildings in
Conservation Areas and contributions towards the repair and maintenance of
listed and historic buildings. It is essential to continue to protect and enhance the
built environment of the town. This part of the local plan considers the many and
diverse aspects of the historic environment. It identifies how and where areas of
special or historic interest may be improved and enhanced.
14.2
Development plans are required to include policies for the conservation of the built
environment, based on advice given in Planning Policy Guidance Note 15 issued
in September 1994 for the protection of historic buildings, conservation areas and
other elements of the historic environment. Planning Policy Guidance Note 16
issued in 1990 encourages the protection of archaeologically important sites.
14.3
The Tees Valley Structure Plan aims to improve the area’s environment by
protecting and enhancing Listed Buildings and Conservation Areas and their
settings and by protecting its heritage and sites of archaeological importance.
Policies ENV10 and ENV11 relate to the investigation and evaluation of sites of
archaeological interest.
Policy ENV12 seeks to protect the character and
appearance of Conservation Areas and Listed Buildings.
14.4
The Community Strategy seeks to protect the built environment including areas of
townscape and the coast together with areas of archaeological or architectural
importance. The strategy also emphasises the need to promote good design and
to record, protect and provide information about the historic environment.
14.5
In line with the main aims of the Local Plan and the need to improve the image of
the town, the following objectives are relevant to the formulation of policies and
proposals for the protection and conservation of the built environment:
C1
A4
A7
C3
C7
C10
to promote development on previously used sites and to encourage the
full use of empty or underused buildings
historic interest
197
CONSERVATION AREAS
14.6
Conservation Areas are designated because of their special architectural or
historic interest, the character and appearance of which it is desirable to preserve
and enhance.
14.7
At 2006 eight Conservation Areas have been designated within the Borough. Six
of these lie within the main urban area, at Seaton Carew, Church Street, the
Headland, Stranton, the Grange and in the Park area. The other two are in the
villages of Elwick and Greatham (see Diagram 14.1).
14.8
Conservation Areas contribute to the quality of the built environment and help
promote Hartlepool as an attractive place in which to live and to visit.
It is
important that standards of design for new buildings and extensions are
maintained in Conservation Areas, and that all developments should preserve or
enhance the particular character of the individual Conservation Area in terms of
appearance and impact of use.
14.9
As the characteristics of each of the eight Conservation Areas vary considerably,
policies have been formulated to reflect theses differences and guidance on
special design requirements included.
Proposals for development in
Conservation Areas should adhere to policies HE1, HE2 and HE4 and reference
should be made to Supplementary Note 5 and, where appropriate, to any Village
Design Statement in interpreting these policies. Supplementary Note 5 refers to
the character of the Conservation Areas, to the scale, type, use and nature of
development and to materials and designs which are considered appropriate to
the setting.
14.10
The Borough Council expects a high standard of design to be demonstrated for
development proposals in Conservation Areas and will seek provision of full
details of design at the planning application stage.
This aims to avoid
unnecessary delays pending further information being sought from applicants.
14.11
Conservation Areas are examples of special built environments which the Council
seeks to preserve and enhance. This, however, does not mean that no changes
are to be permitted in a Conservation Area, but it does indicate that great care will
be taken to ensure that unsympathetic design and incompatible changes of use
should not occur.
14.12
The Park, Grange, Elwick and Greatham Conservation Areas are predominantly
residential. Some buildings in the two village Conservation Areas remain in
agricultural use. The Borough Council wishes to retain the special residential
character of the Park, Grange, Elwick and Greatham Conservation Areas by
ensuring that development is of a residential nature (including houses, flats,
residential homes, hotels and guest houses) or appropriate to a residential area
(including small shops and community uses).
14.13
In the Headland Conservation Area development should respect the area’s
special historic heritage.
14.14
In the Church Street, Stranton and Seaton Carew Conservation Areas,
commercial and retail developments should be in character and particular care is
needed to ensure that designs normally associated with modern commercial and
retail practices remain sensitive to the quality of the built environment.
198
HARTLEPOOL LOCAL PLAN –April 2006
199
14.15
Development within the Greatham Conservation Area should have regard to the
Greatham Village Design Statement published in September 1999 (see policy
Rur4).
14.16
For works to buildings within Conservation Areas attention should be paid to the
rear of properties where these are visible or where public investment is to be
requested.
POLICY
HE1
PROTECTION AND ENHANCEMENT OF CONSERVATION AREAS
PROPOSALS FOR DEVELOPMENT WITHIN A CONSERVATION AREA
WILL BE APPROVED ONLY WHERE IT CAN BE DEMONSTRATED THAT
THE DEVELOPMENT WILL PRESERVE OR ENHANCE THE CHARACTER
OR APPEARANCE OF THE AREA AND WHERE THE DEVELOPMENT
DOES NOT ADVERSELY AFFECT THE AMENITIES OF OCCUPIERS OF
ADJOINING OR NEARBY PROPERTIES.
ANY
APPLICATIONS
FOR
PLANNING
PERMISSION
WITHIN
CONSERVATION AREAS SHOULD BE SUBMITTED WITH FULL DETAILS.
IN DETERMINING APPLICATIONS, PARTICULAR REGARD WILL BE HAD
TO THE NEED FOR THE FOLLOWING:
i.
ii.
iii.
iv.
v.
vi.
THE SCALE AND NATURE OF THE DEVELOPMENT TO BE
APPROPRIATE TO THE CHARACTER OF THE PARTICULAR
CONSERVATION AREA,
THE DESIGN, HEIGHT, ORIENTATION, MASSING, MEANS OF
ENCLOSURE, MATERIALS, FINISHES, AND DECORATION
PROPOSED TO BE SYMPATHETIC WITH THOSE OF THE
SURROUNDING PROPERTIES,
ASSOCIATED
LANDSCAPE
IMPROVEMENTS TO BE
INCORPORATED,
EXISTING
TREES,
HEDGEROWS
AND
LANDSCAPE
FEATURES ON THE SITE TO BE RETAINED,
ALL
SUBSTANTIAL
AND
WORTHWHILE
ORIGINAL
FEATURES SUCH AS WALLS, GATEWAY ENTRANCES TO BE
RETAINED, AND
CAR PARKING, WHERE PROVIDED, TO BE LOCATED,
DESIGNED AND LANDSCAPED IN SUCH A WAY AS TO
PRESERVE THE CHARACTER OR APPEARANCE OF THE
AREA.
DEVELOPMENT IN THE PARK, ELWICK & GREATHAM CONSERVATION
AREAS AND IN THE MAIN PART OF THE GRANGE CONSERVATION
AREA SHOULD BE APPROPRIATE TO A RESIDENTIAL AREA.
REFERENCE SHOULD BE MADE TO SUPPLEMENTARY NOTE 5 AND TO
ADOPTED VILLAGE DESIGN STATEMENTS IN ORDER TO REFLECT
LOCAL DISTINCTIVENESS.
14.17
200
It is important to ensure that advertisements do not detract from the visual amenity
in Conservation Areas. Whilst in suitable locations in Church Street and Seaton
Carew advertisements may be an appropriate addition to the streetscape, care
should be taken to ensure that the advertisements are of an appropriate design
which will enhance the street scene (see paragraph 80 of Supplementary Note 5
relating to advertisements in Conservation Areas).
14.18
POLICY
HE2
The Borough Council recognises the need to improve the general environment of
Conservation Areas, for the benefit of local residents as well as to enhance their
attractiveness for tourism. The Borough Council will, subject to the availability of
finance, assist private sector involvement in environmental improvement schemes
by means of grant aid.
ENVIRONMENTAL IMPROVEMENTS IN CONSERVATION AREAS
THE BOROUGH COUNCIL WILL ENCOURAGE ENVIRONMENTAL
IMPROVEMENTS TO ENHANCE CONSERVATION AREAS (SEE
14.19
POLICY
HE3
It is important that developments in areas immediately adjacent to Conservation
Areas should take proper account of their effects on the setting and character of
Conservation Areas.
DEVELOPMENTS IN VICINITY OF CONSERVATION AREAS
THE DESIGN AND MATERIALS USED IN NEW DEVELOPMENTS WHICH
WOULD AFFECT THE SETTING OF CONSERVATION AREAS SHOULD
TAKE ACCOUNT OF THE CHARACTER OF THOSE NEIGHBOURING
CONSERVATION AREAS (SEE SUPPLEMENTARY NOTE 5).
WHERE THERE ARE IMPORTANT VIEWS INTO AND OUT OF THE
CONSERVATION AREA THESE SHOULD BE PRESERVED OR
ENHANCED.
14.20
POLICY
HE4
The designation of a Conservation Area gives the local authority powers, by virtue
of the need for Conservation Area consent or planning permission, to control the
demolition of buildings and certain other features within Conservation Areas. The
Borough Council will use these powers to allow, in exceptional circumstances,
proposals involving the demolition of buildings in Conservation Areas, in order to
maintain the historic character of the built environment. Proposals for demolition
to remove a later unsympathetic addition, such as a porch or extension to a
building in a Conservation Area will be favourably received provided that, a
suitable alternative use is agreed where appropriate. The Borough Council will,
where necessary, impose conditions to preclude demolition in Conservation Areas
until a satisfactory after use is committed, in order to prevent gap sites occurring.
CONTROL OF DEMOLITION IN CONSERVATION AREAS
WHERE THERE ARE CONTROLS ON DEMOLITION IN CONSERVATION
AREAS, THE BOROUGH COUNCIL WILL ONLY PERMIT THE
DEMOLITION OF THOSE BUILDINGS AND OTHER FEATURES AND
STRUCTURES IF IT CAN BE DEMONSTRATED THAT:
i.
ii.
THE REMOVAL WOULD HELP TO PRESERVE OR ENHANCE
THE CHARACTER OR APPEARANCE OF THE CONSERVATION
AREA, OR
ITS STRUCTURAL CONDITION IS SUCH THAT IT IS BEYOND
REASONABLE ECONOMIC REPAIR.
THE BOROUGH COUNCIL WILL REQUIRE, BY CONDITION OR BY
SEEKING
A
LEGAL
AGREEMENT,
PROPOSALS
FOR
THE
SATISFACTORY
AFTER-USE
OF
THE
SITE
TO
BE
APPROVED
AND
201
COMMITTED BEFORE DEMOLITION IS ALLOWED TO TAKE PLACE (SEE
Additional Measures to Improve Design in Conservation Areas
14.21
The Borough Council seeks to protect Conservation Areas from potentially
unsympathetic developments such as replacement windows and reroofing, which
are generally permitted development without the need for planning permission.
Such protection can be given by making a Direction under Article 4 of the Town &
Country Planning (General Development Order) 1995 which makes planning
permission necessary for a wider range of works especially on prominent
frontages within a Conservation Area. There are currently Article 4 Directions
covering parts of Seaton Carew, Elwick, Grange, Greatham and Headland
Conservation Areas. Whilst Article 4 Directions are useful tools in protecting a
Conservation Area they are also applicable elsewhere throughout the Borough
(see policy GEP 11 above).
14.22
Village Design Statements prepared by the local community are a means to
identify the special distinctiveness of local areas. To date one Village Design
Statement has been adopted (for Greatham) and it is possible that others may be
encouraged in due course (see policy Rur4).
14.23
POLICY
HE5
The existing Conservation Area boundaries are to be kept under review. There
are areas that might also benefit from designation in order to protect their special
qualities and to ensure that new developments preserve and enhance the quality
of the environment in those areas. During 2002 the Seaton Carew Conservation
Area was reviewed and as a consequence the boundary of the designated area
was extended. In 2004 further areas were considered in the Grange area to the
west of the town centre and at Stranton Gardens.
These two areas have
subsequently been designated as Conservation Areas.
REVIEW OF CONSERVATION AREAS
THE BOROUGH COUNCIL WILL EXAMINE THE POTENTIAL FOR THE
DESIGNATION OF NEW CONSERVATION AREAS AND WILL KEEP
UNDER REVIEW THE LIMITS OF EXISTING CONSERVATION AREAS IN
PARTICULAR WHERE:
♦
♦
♦
♦
♦
THERE
IS
NEW
EVIDENCE
OR
AWARENESS
OF
ARCHITECTURAL OR HISTORIC INTEREST,
WHERE KNOWN FACTORS ARE LIKELY TO POSE A RISK TO
THE SPECIAL CHARACTER OF AN AREA,
WHERE THERE IS GROUP VALUE OF BUILDINGS AND OPEN
SPACES,
WHERE AN ARTICLE 4 DIRECTION MIGHT NOT BE
APPROPRIATE, AND
WHERE SPECIFIC ENHANCEMENT SCHEMES ARE BROUGHT
FORWARD.
HISTORIC PARKS AND GARDENS
14.24
202
English Heritage in 1998 included Ward Jackson Park in a non-statutory register
of Parks and Gardens of Special Historic Interest in England as a good example
of a Victorian park which has retained much of it original character. The inclusion
on the register has assisted the Borough to obtain financial assistance towards
the restoration of the park and its Listed Buildings and structures within the Park
Conservation Area. It is possible that other parks or gardens may be identified
for inclusion on the list either within or outside Conservation Areas.
The
character, appearance and setting of registered parks and gardens should be
protected from inappropriate development.
POLICY
HE6
PROTECTION AND ENHANCEMENT OF REGISTERED PARKS AND
GARDENS
DEVELOPMENTS WITHIN OR IN THE IMMEDIATE VICINITY OF THOSE
AREAS INCLUDED IN THE REGISTER OF PARKS AND GARDENS OF
SPECIAL HISTORIC INTEREST SHOULD TAKE ACCOUNT OF THE
CHARACTER OF THOSE PARKS AND GARDENS.
SUCH
DEVELOPMENTS SHOULD NOT INVOLVE THE LOSS OF FEATURES
CONSIDERED TO FORM AN INTEGRAL PART OF THE SPECIAL
CHARACTER OR APPEARANCE OF THE AREA. PROPOSALS SHOULD
NOT DETRACT FROM THE ENJOYMENT, LAYOUT, DESIGN,
CHARACTER APPEARANCE OR SETTING OF THE PARK OR GARDEN.
AS AT MARCH 2006 THERE IS ONE HISTORIC PARK – WARD JACKSON
PARK.
THE BOROUGH COUNCIL WILL ENCOURAGE ENVIRONMENTAL
IMPROVEMENTS TO ENHANCE REGISTERED PARKS AND GARDENS.
203
LISTED BUILDINGS
14.25
There are about 200 buildings and structures which are listed as being of
architectural or historic interest (see Appendix 8). These “Listed Buildings” are
protected by legislation and consent is usually needed for their alteration (internal
as well as external) or for their complete or substantial demolition. Advice can be
given by the Borough Council on what constitutes proposals which are less than
substantial demolition as this is a matter of fact and degree (and may constitute
works or alterations).
Listed Buildings are an important part of Hartlepool’s
heritage which should as far as practicable, be preserved. Where demolition is
the only option the Council will usually require proposals for the satisfactory
redevelopment of the site to be committed before demolition takes place. The
Borough Council will consider favourably proposals involving the demolition of a
later extension which detracts from the character of a Listed Building.
14.26
The presence of bats and bat roosts in Listed Buildings may constrain the timing
of demolition and will require mitigation measures to protect the species (see
policy WL4 and Supplementary Note 9).
POLICY
HE7
CONTROL OF DEMOLITION OF LISTED BUILDINGS
THE BOROUGH COUNCIL WILL ONLY CONSENT TO THE DEMOLITION
OF A LISTED BUILDING IN EXCEPTIONAL CIRCUMSTANCES WHERE IT
HAS BEEN CLEARLY DEMONSTRATED THAT:
A)
IN THE CASE OF TOTAL DEMOLITION :
i.
ii.
iii.
iv.
B)
THERE IS NO APPROPRIATE USE FOR THE BUILDING,
THE FABRIC OF THE BUILDING IS BEYOND REASONABLE
ECONOMIC REPAIR,
PRESERVATION IN SOME FORM OF CHARITABLE OR
COMMUNITY OWNERSHIP IS NOT POSSIBLE OR SUITABLE,
AND
REDEVELOPMENT
WOULD
PRODUCE
SUBSTANTIAL
BENEFITS FOR THE COMMUNITY.
IN THE CASE OF SUBSTANTIAL DEMOLITION:
14.27
i. toTHE
FABRIC
OF THE FEATURES ARE BEYOND ECONOMIC
Works
Listed
Buildings
REPAIR, AND
ii. THE and
LOSS
OF THE
STRUCTURE
OR FABRIC
WILL skill
NOT
Development
alteration
involving
historic buildings
requires great
and
MATERIALLY
DETRACT
FROM
THEadditions
SPECIAL
OFthe
care to avoid
damage and
to ensure
that any
areCHARACTER
in keeping with
THE BUILDING.
204
THE BOROUGH COUNCIL WILL REQUIRE
THAT DETAILED
PROPOSALS
HARTLEPOOL
LOCAL PLAN
–April 2006
FOR THE SATISFACTORY REDEVELOPMENT OF THE SITE ARE
COMMITTED BEFORE DEMOLITION TAKES PLACE.
remainder of the building, and that new features harmonise with their
surroundings. It is most important to avoid the use of incongruous designs and
materials which adversely affect the character and appearance of historic
buildings and their setting.
Supplementary Note 5 provides general design
guidance relating to works to Listed Buildings. In addition the presence of bats
and bat roosts in Listed Buildings may require mitigation measures (see Policy
WL4 and Supplementary Note 9).
POLICY
HE8
WORKS TO LISTED BUILDINGS (INCLUDING PARTIAL DEMOLITION)
TRADITIONAL MATERIALS AND SYMPATHETIC DESIGNS SHOULD BE
USED IN WORKS TO LISTED BUILDINGS, TO BUILDINGS ADJACENT TO
LISTED BUILDINGS AND TO THOSE BUILDINGS WHICH AFFECT THE
SETTING OF A LISTED BUILDING (SEE SUPPLEMENTARY NOTE 5).
THESE SHOULD BE IN KEEPING WITH THE CHARACTER AND SPECIAL
INTEREST OF THE BUILDING AND SHOULD THEREBY PRESERVE THE
INTEGRITY OF THE SETTING AND THAT OF THE SURROUNDING AREA.
INTERNAL FEATURES AND FITTINGS WHICH COMPRISE AN INTEGRAL
PART OF THE CHARACTER AND SPECIAL INTEREST OF THE BUILDING
SHOULD BE RETAINED WHERE PRACTICAL.
ALTERATIONS TO PART OF A LISTED BUILDING WILL ONLY BE
APPROVED WHERE IT CAN BE DEMONSTRATED THAT THE MAIN PART
OF THE BUILDING WILL BE PRESERVED AND ENHANCED AND WHERE
Changes
of Use of Listed
BuildingsOF SPECIAL ARCHITECTURAL OR
NO SIGNIFICANT
FEATURES
HISTORIC INTEREST ARE LOST.
14.28
L
isted Buildings which are no longer used for the purpose for which they were
205
originally designed may be at risk of deterioration and may even become derelict
when left empty. Where this is the case, it is important that new acceptable uses
are found which bring disused Listed Buildings back into use.
It may be
appropriate to allow uses which are widely different from the original provided that
this does not adversely affect the character or setting of the Listed Building, nor
adversely affect the occupiers of nearby or adjacent properties.
POLICY
HE9
CHANGES OF USE OF LISTED BUILDINGS
THE CHANGE OF USE OF A LISTED BUILDING WHICH PRESERVES ITS
CHARACTER OR SPECIAL INTEREST AND ITS SETTING, WILL ONLY BE
APPROVED WHERE THERE IS NO SIGNIFICANT DETRIMENTAL EFFECT
ON THE AMENITIES OF THE OCCUPIERS OF ADJOINING OR NEARBY
PROPERTIES.
Development in the Vicinity of Listed Buildings
14.29
POLICY
HE10
It is important that development adjacent and visually prominent to the setting of a
Listed Building should take proper account of the effect on the integrity of that
building.
DEVELOPMENTS IN THE VICINITY OF LISTED BUILDINGS
THE SITING, DESIGN AND MATERIALS OF NEW DEVELOPMENTS IN THE
VICINITY OF LISTED BUILDINGS SHOULD TAKE ACCOUNT OF THE
LISTED BUILDING AND ITS SETTING.
NEW DEVELOPMENT WHICH
ADVERSELY AFFECTS A LISTED BUILDING AND ITS SETTING WILL NOT
BE APPROVED.
14.30
POLICY
HE11
Within the Borough of Hartlepool there are many high quality and attractive
historic buildings which should be preserved but which are currently unlisted.
Many contribute to the character of the local environment. The Borough Council
seeks to avoid problems of delays in listing procedures. The Borough Council
will therefore keep Listed Buildings under review.
It will recommend the
Secretary of State for Culture, Media and Sport include on the list those unlisted
historic buildings which appear threatened by development and which merit
statutory protection, and similarly will recommend those Listed Buildings which no
longer merit protection be deleted from the list.
REVIEW OF LISTED BUILDINGS
THE BOROUGH COUNCIL WILL KEEP UNDER REVIEW THOSE HISTORIC
BUILDINGS IT RECOMMENDS FOR INCLUSION ON THE LIST OF
BUILDINGS OF SPECIAL ARCHITECTURAL OR HISTORIC INTEREST.
Buildings of Local Interest
206
14.31
Whilst buildings on the local list do not have statutory protection their inclusion
on the list will be a material consideration when planning applications are
determined. Generally the considerations will be similar to those applied to
unlisted buildings in Conservation Areas. In particular the council will seek to
prevent the demolition of those buildings included on the local list and the removal
of their important features.
14.32
There is a need to protect many other
buildings within the Borough which are
not included on the statutory list.
Sometimes these have been omitted
from the list by the Secretary of State
because
the
view
of
central
government is that there are better
examples elsewhere within in the
country.
Some characteristics of
buildings may however be rare within
Hartlepool or may have important
group value or may display important
local distinctiveness which make up
the town’s heritage.
The Borough
Council will therefore, subject to
resources, prepare a non-statutory list identifying Buildings of Local Interest
which would be desirable to preserve as a means of emphasising local character
and a sense of place.
POLICY
HE12
PROTECTION OF LOCALLY IMPORTANT BUILDINGS
IN DETERMINING APPLICATIONS FOR PLANNING PERMISSION THAT
AFFECT ENTRIES ON THE LIST OF LOCALLY IMPORTANT BUILDINGS,
PARTICULAR REGARD WILL BE HAD TO THE FOLLOWING:
♦
♦
♦
♦
♦
♦
♦
THE HISTORIC OR ARCHITECTURAL IMPORTANCE OF THE
BUILDING;
FEATURES WHICH CONTRIBUTE SIGNIFICANTLY TO THE
CHARACTER OF THE BUILDING;
ITS GROUP VALUE;
ITS CONTRIBUTION TO THE APPEARANCE OF THE LOCALITY;
ITS SCARCITY VALUE TO THE REGION;
THE SCALE, NATURE AND IMPORTANCE OF THE PROPOSED
REDEVELOPMENT; AND
THE DESIGN AND MEANS OF ENCLOSURE OF THE PROPOSAL.
THE COUNCIL WILL SEEK TO PREVENT THE DEMOLITION OF THOSE
BUILDINGS INCLUDED ON THE LIST OF LOCALLY IMPORTANT
BUILDINGS AND THE REMOVAL OF THEIR IMPORTANT FEATURES,
AND WILL SUPPORT THEIR REMOVAL OR ALTERATION ONLY IF IT CAN
BE DEMONSTRATED THAT IT WOULD HELP PRESERVE OR ENHANCE
THE CHARACTER OF THE SITE AND THE SETTING OF OTHER
BUILDINGS NEARBY.
14.33
Conservation involves giving old buildings a new lease of life through restoration,
sensitive development, adaptation and good management. The Borough Council
is prepared, subject to the availability of resources, to give grants to assist in
meeting the cost of repairing and enhancing Listed Buildings, buildings within
Conservation Areas and for those on the Local List.
ARCHAEOLOGICAL SITES
207
Introduction
14.34
Hartlepool has a rich archaeological heritage. Over 1000 archaeological remains
are detailed on the Sites and Monuments Record (SMR) for the area of the
Borough held by Tees Archaeology. The SMR is constantly updated and revised
as new information is received. It includes such diverse sites as prehistoric
settlements, medieval villages, Victorian shipwrecks and World War defences.
Developers are encouraged to make early contact with Tees Archaeology to
highlight archaeological issues at an early stage.
Scheduled Monuments and Protected Wreck Sites
14.35
Scheduled Monuments are of national importance and their physical preservation
will be required.
They are protected under the Ancient Monuments and
Archaeological Areas Act 1979.
In addition historic shipwrecks may be
designated as Protected Wrecks under the Protection of Wrecks Act 1973.
14.36
Within the Borough there are currently eight Scheduled Monuments.
These are:♦ Claxton Medieval Moated Site,
♦ Hartlepool Town Wall and Sandwell Gate,
♦ Hartlepool Heugh Battery
♦ Hart Great House,
♦ Hart Fishponds,
♦ Low Throston Deserted Medieval Village,
♦ High Burntoft Medieval Farmstead and Open Field System, and
♦ Elwick Hall Fishpond.
14.37
There is currently one Protected Wreck within the Borough. This is the Seaton
Carew Collier Brig.
14.38
An ongoing scheme of work by English Heritage known as the Monuments
Protection Programme is re-assessing all archaeological sites for inclusion in the
Schedule of Ancient Monuments.
This makes it likely that the number of
designations will increase during the plan period.
14.39
The Borough Council will protect these sites and their settings from adverse
effects of development.
POLICY
HE 13
SCHEDULED MONUMENTS
DEVELOPMENT PROPOSALS WHICH ADVERSELY AFFECT THE SITE
AND SETTING OF A SCHEDULED MONUMENT OR PROTECTED WRECK
Areas of Archaeological Interest
14.40
208
The rich archaeological heritage of the Borough is not fully represented by its few
sites with statutory designations. As it is not possible to show all archaeological
sites on the proposal map, developers should consult Tees Archaeology for
details of sites in any particular area.
Developers should however note the
following areas are of particular importance:
♦
The Headland - it is known that important archaeological remains of national
importance exist on the Headland.
♦
The villages - other archaeological sites exist in the villages at:Hart,
Elwick,
Dalton Piercy,
Greatham, and
Newton Bewley.
♦ Other Important sites - archaeological sites in more open locations exist at:Summerhill (Catcote Village),
Seaton Common, and
Greenabella Marsh.
14.41
This list is not exhaustive and developers will need to be aware of the possibility
of archaeological interest in other areas around the town. The Borough Council
and Tees Archaeology will offer advice to developers at the pre-application stage
where archaeological remains are likely to be affected by development. These
consultations and any subsequent assessments by qualified archaeologists
commissioned by the developer may reveal that important archaeological remains
exist.
14.42
On receipt of proposals for development likely to affect sites of archaeological
interest an assessment will be made to determine possible impact on the site.
The developer will be requested to arrange for an archaeological field evaluation
to be carried out before any decision is taken on the planning application. This
will allow the Borough Council to assess the weight which ought to be attached to
the preservation of the remains in situ whether the site is scheduled or not. It will
assist the Borough Council in determining whether the application will be refused,
required to be preserved in situ or whether archaeological recording is required.
14.43
In rare situations it may not be feasible to preserve archaeological remains in-situ.
Each case will be assessed on its merits and an acceptable alternative may be for
an investigation by excavation and recording to be carried out. The Borough
Council may secure this by imposing a condition to planning permission or
through a legal agreement.
Developers will be required to show, before
development commences, that proper provision has been made for excavation
and recording of the archaeological remains.
POLICY
HE14
PROTECTION OF ARCHAEOLOGICAL SITES
THE BOROUGH COUNCIL WILL SEEK TO PROTECT ARCHAEOLOGICAL
SITES AND, WHERE APPROPRIATE, THEIR SETTING.
WHERE DEVELOPMENT PROPOSALS AFFECT SITES OF KNOWN OR
POSSIBLE ARCHAEOLOGICAL INTEREST THE BOROUGH COUNCIL
MAY REQUIRE THAT AN ARCHAEOLOGICAL ASSESSMENT /
EVALUATION IS CARRIED OUT PRIOR TO ANY PLANNING
APPLICATION BEING DETERMINED. THIS IS INTENDED TO INDICATE
WHETHER THE DEVELOPMENT IS LIKELY:
♦
♦
♦
TO BE SUBJECT TO ARCHEAOLOGICAL RECORDING,
TO BE SUBJECT TO A REQUIREMENT TO PRESERVE
REMAINS IN SITU, OR
TO BE REFUSED.
WHERE NATIONALLY IMPORTANT REMAINS ARE FOUND TO EXIST
THEN THEIR PRESERVATION IN SITU WILL BE REQUIRED. WHERE
THIS CANNOT BE ACHIEVED BY SENSITIVE DESIGN THEN PLANNING
PERMISSION MAY ULTIMATELY BE REFUSED.
WHEN PHYSICAL PRESERVATION IS NOT REQUIRED, AND WHERE
APPROPRIATE, THE COUNCIL WILL, BY MEANS OF CONDITIONS,
REQUIRE THE APPLICANT TO MAKE PROPER PROVISION FOR THE
INVESTIGATION OF THE SITE BEFORE AND DURING DEVELOPMENT.
209
AREAS OF HISTORIC LANDSCAPE
14.44
English Heritage encourages the protection of landscapes which represent
important past human activity. One such area is Seaton Common where relics of
the important medieval salt industry are evident. The area is currently protected
under policies WL1 and WL2 as a Special Protection Area and Ramsar site and
as a Site of Special Scientific Interest but additional designation as an area of
Historic Landscape is considered appropriate because of its importance to the
archaeological heritage of Hartlepool.
POLICY
HE15
AREAS OF HISTORIC LANDSCAPE
THE BOROUGH COUNCIL WILL SEEK TO PROTECT AND ENHANCE THE
HISTORIC LANDSCAPE OF THE SALT MOUND AREA AT SEATON
COMMON WHICH IS OF ARCHAEOLOGICAL SIGNIFICANCE.
ANY
DEVELOPMENT WILL REQUIRE AN ARCHAEOLOGICAL EVALUATION
OF THE SITE (SEE POLICY HE14).
FURTHER SITES WILL BE ASSESSED AND NEW HISTORIC
LANDSCAPES MAY BE DESIGNATED WHERE APPROPRIATE.
210
15
THE RURAL AREA
Introduction
15.1
The countryside in Hartlepool comprises about 65% of the area of the Borough,
although only a small proportion of the population lives or works in the rural
areas. Current changes in the agricultural economy have resulted in increased
pressure on the rural areas to accommodate among others, new recreation and
leisure facilities. These changes are likely to continue over the next few years as
the European Union’s Common Agricultural Policy is redefined and as the
admission of new member states to an enlarged European Union affects
established markets. The reduction of agricultural land in food production will
result in pressure for alternative economic use of rural land. Such new activities
need to be carefully controlled, for whilst development is necessary to sustain the
rural economy, it must be compatible with the protection of the countryside in
terms of its beauty, landscape, wildlife and natural features, agriculture, natural
resources and recreational value. An objective of the Hartlepool Community
Strategy is to protect and enhance the natural environment and the countryside,
and ensure that the biodiversity of local wildlife and plants is valued and protected
and their habitats are maintained.
15.2
The planning system is playing an increasingly important role in rural areas to
ensure that a balance exists between economic development and the protection
of rural landscapes. It is particularly important that urban development such as
new housing and industry is not allowed to spread into the countryside.
Conservation of the Borough’s rural environment is important for the benefit of
those who live and work in the countryside and also for visitors. The countryside
should be conserved for its own sake in order to avoid spoiling the very features
which make it attractive in the first place.
15.3
The Tees Valley Structure Plan within its overall strategy of sustainable
development states that continuous urban development extending into the
countryside and new development within the countryside will be strictly controlled
(policies ENV13, STRAT1 and STRAT2). Specifically it requires that open areas
between settlements are protected to retain their physical identity (ENV14).
15.4
The best and most versatile agricultural land and the amenity of the countryside
are to be safeguarded (ENV20). The plan proposes the development of the
countryside for quiet recreation pursuits (L3) and the improvement of the urban
fringe areas adjoining the main built up area.
15.5
The following objectives which accord with those of the Hartlepool Community
Strategy to protect and enhance the countryside are relevant in the drawing up of
the local plan’s policies and policies for the countryside:
A4
A5
B3
B4
existing development
211
C1
C2
C3
C4
C7
C8
C9
C10
C11
D4
to retain the compact form of the main urban area by preventing urban
development extending into the countryside
historic interest
environment in all developments and particularly those on prominent
sites, along the main roads and rail corridors and along the coast.
them accessible for the benefit of the residents of, and visitors to, the
Borough
environment.
private car and road freight transport
Landscape Assessment
15.6
During 1999, the Borough Council commissioned a landscape assessment to
evaluate the quality of the countryside taking into account amenity value, visual
quality, landscape value and the potential for enhancement of the landscape 1 . In
all, six types of rural landscape have been evaluated. These are :
♦ the coastal area,
♦ the Tees Estuary area,
♦ undulating farmland,
♦ woodland,
♦ the rural fringe, and
♦ the transport corridors.
An additional type was assessed within the urban area as urban green space.
15.7
The landscape assessment has been used in the preparation of the local plan for
the following issues:♦ to evaluate the landscape quality of the countryside,
♦ to assist the evaluation of the limits to development at the urban edge
and around the villages,
♦ to help define green wedges,
♦ to redefine where necessary the extent of the Special Landscape
Areas,
♦ to assess landscape from a visual and community value, and
♦ to identify areas which would benefit from improved management and
conservation.
1
Hartlepool Landscape Assessment – The Landmark Partnership (February 2000).
212
LIMITS TO DEVELOPMENT
15.8
In order to control the spread of urban development and to protect the
countryside, it is necessary to define precisely limits to development around the
main urban area of Hartlepool and the villages of the Borough. Policies and
proposals in this chapter of the local plan primarily refer to the area outside the
limits to development including both the rural hinterland of the town and the
undeveloped areas of the coast. (For open areas extending from the urban area
out to the countryside see Chapter 12: The Green Network).
The Urban Fence
15.9
POLICY
Rur1
The limit to development of the main built up area is defined by the “urban fence”.
The line of this urban fence reflects the requirements of the Tees Valley Structure
Plan to retain open areas between Hartlepool and Billingham, and in the areas
between Hartlepool and the villages of Greatham, Hart, Elwick and Dalton Piercy.
The limit to development has been drawn up to take account of proposed
developments within and on the edge of the existing urban area and the future
development needs of the town as a whole, up to and beyond 2016, the period
covered by this local plan.
URBAN FENCE
THE SPREAD OF THE URBAN AREA INTO THE SURROUNDING
COUNTRYSIDE AND UNDEVELOPED AREAS OF THE COAST BEYOND
THE URBAN FENCE SHOWN ON THE PROPOSALS MAP WILL BE
STRICTLY CONTROLLED.
PROPOSALS FOR DEVELOPMENT IN THE COUNTRYSIDE WILL ONLY BE
PERMITTED WHERE THEY MEET THE CRITERIA SET OUT IN POLICIES
Rur7, Rur11, Rur12 AND Rur13, OR WHERE THEY ARE REQUIRED IN
CONJUNCTION WITH THE DEVELOPMENT OF NATURAL RESOURCES
OR TRANSPORT LINKS.
Development at Wynyard
15.10
Beyond the urban fence line, areas of land have planning permission at Wynyard
for industrial and business uses. Development has commenced at Wynyard
Business Park and a further area of land is allocated for industrial development at
North Burn (see policies Ind1 and Ind2). The areas for industrial development
are defined within limits to development shown on the Proposals Map.
15.11
Wynyard Woods comprises a new housing area set in the countryside which
extends across the boundary between the Boroughs of Hartlepool and Stockton
on Tees. Approximately 130 houses built or with planning permission are within
the Hartlepool area and the limit to development shown on the Proposals Map
reflects this development.
POLICY
Rur2
WYNYARD LIMITS TO DEVELOPMENT
LAND AT WYNYARD WITHIN THE LIMIT TO DEVELOPMENT SHOWN ON
THE PROPOSALS MAP IS IDENTIFIED FOR HOUSING AND FOR
EMPLOYMENT PURPOSES (SEE ALSO POLICIES Ind1 AND Ind2).
EXPANSION BEYOND THE DEFINED LIMITS
AROUND WYNYARD WILL NOT BE PERMITTED
TO
DEVELOPMENT
213
Village Envelopes
15.12
There are five villages in the Borough - Hart, Greatham, Elwick, Dalton Piercy,
and Newton Bewley. The location of these villages between Hartlepool and the
main A19 Trunk Road make them attractive to commuters seeking a home in a
rural setting. It is important to ensure that the essentially rural characteristics of
these villages are retained, by restricting the limits beyond which they can
expand, in order to maintain their attractiveness as small communities.
15.13
Village envelopes have been defined around the villages taking into account the
following factors:a. the adequacy of land available within the main urban area of
Hartlepool to meet the overall need for all types of housing during the
plan period up to 2016 and beyond.
b. physical constraints to development including the capacity of public
utility services, educational facilities and the road network to
accommodate further growth
c. environmental constraints, including the protection of the character and
heritage of the village and of the physical setting and also the
conservation of sites of archaeological interest
d. the need to safeguard the best and most versatile agricultural land.
POLICY
Rur3
VILLAGE ENVELOPES
EXPANSION BEYOND THE DEFINED VILLAGE ENVELOPES AROUND
THE VILLAGES OF HART, GREATHAM, ELWICK, DALTON PIERCY AND
NEWTON BEWLEY WILL NOT BE PERMITTED.
DEVELOPMENT IN THE VILLAGES
Affordable Housing in the Rural Area
15.14
Generally there is no adequate justification for low cost housing for local needs
within the villages within the Borough particularly as they lie close to the main
urban area where there is an adequate supply of affordable housing. However
requirements for affordable housing in the rural area will be kept under review.
15.15
POLICY
Rur4
The design of new development within villages will need to take account of any
Village Design Statements prepared by the community under the Countryside
Agency’s Parish Plans initiative 2 . A Village Design Statement, which identifies
special local distinctiveness, was prepared for Greatham in August 1999 and
adopted by the Borough Council as Supplementary Planning Guidance (see
Supplementary Note 6). Further Village Design Statements will be prepared for
other villages.
VILLAGE DESIGN STATEMENTS
THE DESIGN OF NEW DEVELOPMENTS WITHIN VILLAGES WILL NEED
TO TAKE ACCOUNT OF ANY RELEVANT VILLAGE DESIGN
STATEMENTS WHICH HAVE BEEN ADOPTED BY THE LOCAL
Development
at Newton Bewley
PLANNING AUTHORITY
AS SUPPLEMENTARY PLANNING GUIDANCE.
2
Parish Plans are part of the Countryside Agency’s ‘Vital Villages’ initiative. They are prepared by a village
community and are intended to be a framework for the future of the settlement. Parish Plans can include any social,
environmental or economic issues. Village Design Statements may be a key section of the Parish Plan and can be
adopted as Supplementary Planning Guidance separately from the Parish Plan itself.
214
15.16
POLICY
Rur5
Whilst in most of the villages there are opportunities for limited infill and
redevelopment of existing properties, development at Newton Bewley is
constrained by the fast A689 which bisects the village. Although a speed limit
has been imposed in recent years, new access points are still likely to prejudice
highway safety. New access points and intensification of existing accesses will
not generally be allowed. Policy Tra15 restricts new access points onto the
A689.
DEVELOPMENT AT NEWTON BEWLEY
MINOR INFILL DEVELOPMENT AND REDEVELOPMENT OF EXISTING
SITES WITHIN THE DEFINED VILLAGE LIMIT AROUND NEWTON BEWLEY
WILL ONLY BE APPROVED WHERE THERE WILL BE NO MATERIAL
INCREASE IN VEHICULAR TRAFFIC AT EXISTING ACCESS POINTS (SEE
ALSO POLICIES Tra15 AND Hsg9).
Rural Services
15.17
POLICY
Rur6
Shops and public houses and other key facilities serving local rural communities
offer a valuable service to local residents, particularly those without access to a
car. It is difficult to ensure that such facilities are maintained when operators or
owners wish to cease operations for economic or family reasons. Changes of
use from a community service should however be resisted where it can not be
adequately demonstrated that genuine attempts have been made to dispose of
the business as a going concern. Supporting evidence will be required therefore
that the property has been widely advertised locally on the open market for a
reasonable period and that no reasonable offer that would allow retention of the
service has been refused. This could involve the facility being advertised at least
four times over a twelve-month period at roughly equal intervals over the year at
a value reflecting the existing use.
RURAL SERVICES
WITHIN THE DEFINED VILLAGES AND IN THE COUNTRYSIDE,
PROPOSALS FOR THE CHANGE OF USE OF BUILDINGS WHICH ARE
USED AS SHOPS, PUBLIC HOUSES OR COMMUNITY FACILITIES WILL
ONLY BE APPROVED WHERE IT CAN BE DEMONSTRATED THAT:
i.
ii.
iii.
THE FACILITY IS NO LONGER VIABLE,
THERE IS NO DEMAND FOR THE FACILITY IN THE
LOCALITY, AND
EQUIVALENT ALTERNATIVE FACILITIES ARE AVAILABLE
NEARBY.
DEVELOPMENT IN THE COUNTRYSIDE
15.18
The countryside is being increasingly subject to pressure for change.
The
Borough Council considers that most new development in the wider countryside
and along the undeveloped areas of the coast should, in general, be resisted in
order to retain the natural beauty and landscape diversity of these rural areas.
15.19
Certain types of development (such as electricity transmission lines,
telecommunications masts, wind turbines, mineral workings, roads, service
reservoirs, agricultural buildings, sewage treatment works, pumping stations, and
other public utilities) not all of which require planning permission, may need to be
accommodated in the countryside. They should however, as far as possible, be
carefully sited so as to minimise both the intrusive effect on the landscape, the
adverse effects on farming and wildlife and on the historic environment. Where
215
planning permission is required the principles laid down in local plan policies
GEP1 relating to general matters and/or in other more specific policies (such as
those relating to telecommunications, wind turbines etc.) will be relevant in
determining applications.
15.20
Beyond the urban fence line, the Wynyard limits to development and village
envelopes, development should be compatible with its rural surroundings.
Appropriate countryside activities include, for example:
♦ essential rural activities in agriculture, horticulture and forestry,
♦ recreation uses characterised by large areas of open space, but with
limited requirements for building, extensive car parking or other
infrastructure,
♦ certain institutional and similar uses standing in extensive open landscaped
grounds, and
♦ certain small scale rural enterprises (including tourism enterprises, small
scale commercial and light manufacturing industries) involving the use or
redevelopment of land and buildings in a manner which would neither be
harmful in effect nor intrusive in appearance. Where such farm
diversification is proposed activities should be compatible with existing
agricultural activities.
In addition, some developments associated with the extraction of minerals will be
appropriate in the countryside.
15.21
All development works on or affecting agricultural land need to be carried out in
accordance with a code of practice set out by the Department of Environment &
Rural Affairs (DEFRA). Prior to any excavation of agricultural land it is the
responsibility of the developer to take steps to prevent the spread of soil borne
plant or animal diseases.
15.22
Details of foul drainage provision will be required particularly in the case where
mains drainage is not available. If non-mains sewerage and sewage disposal is
not assessed as being satisfactory this would normally be sufficient to justify
refusal of planning permission.
POLICY
Rur7
DEVELOPMENT IN THE COUNTRYSIDE
IN ADDITION TO POLICIES GEP1, Rur11, Rur13, Rur16 AND OTHER
RELEVANT LOCAL PLAN POLICIES, THE FOLLOWING FACTORS WILL
BE TAKEN INTO ACCOUNT IN DETERMINING APPLICATIONS FOR
PLANNING PERMISSION IN THE OPEN COUNTRYSIDE:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.
x.
216
RELATIONSHIP OF THE DEVELOPMENT TO OTHER BUILDINGS
IN TERMS OF SITING, SIZE AND COLOUR,
VISUAL IMPACT ON THE LANDSCAPE,
COMPATIBILITY OF THE DESIGN OF THE DEVELOPMENT
WITHIN ITS SETTING AND THE LANDSCAPE GENERALLY,
USE OF TRADITIONAL OR SYMPATHETIC MATERIALS,
OPERATIONAL REQUIREMENTS OF THE AGRICULTURE AND
FORESTRY INDUSTRIES,
REQUIREMENT WHERE APPROPRIATE FOR ADDITIONAL
TREE AND HEDGE PLANTING AND OTHER RELATED
ENVIRONMENTAL IMPROVEMENTS,
VIABILITY OF A FARM ENTERPRISE,
ADEQUACY OF THE SEWAGE DISPOSAL ARRANGEMENTS,
PROXIMITY TO EXISTING INTENSIVE LIVESTOCK UNITS, AND
ADEQUACY OF THE ROAD NETWORK.
WITHIN THE TEES FOREST AREA THE BOROUGH COUNCIL WILL
IMPOSE PLANNING CONDITIONS AND WILL SEEK LEGALLY BINDING
AGREEMENTS, AS APPROPRIATE, TO ENSURE THE PLANTING OF
TREES
AND
HEDGEROWS
IN
ASSOCIATION
WITH
NEW
DEVELOPMENT.
AGRICULTURE
Permitted Development
15.23
POLICY
Rur8
Some development for the purpose of agriculture is “permitted development” not
requiring planning permission. However the Borough Council must be notified of
certain proposals applying to agricultural units so that it can, if necessary, require
“prior approval” to be obtained for specified details. This does not mean that
permitted development rights as such have ceased. Rather it gives the Borough
Council the opportunity to consider the effect of the development on the
landscape in terms of visual amenity, particularly in areas of landscape
importance (see paragraph. 15.57 below) as well as the desirability of preserving
archaeological and wildlife sites, the character of Conservation Areas, and Listed
Buildings and their setting. Where it is considered that the development is likely
to have a significant impact on its surroundings, the Borough Council can require
the formal submission of details to influence the final siting, design and external
appearance of the development and its relationship to its surroundings.
PRIOR NOTIFICATION FOR AGRICULTURAL DEVELOPMENT
PRIOR NOTIFICATION IS REQUIRED TO DETERMINE WHETHER
PROPOSED DEVELOPMENT FOR FARMING OR FORESTRY PURPOSES
NEEDS PRIOR APPROVAL.
PRIOR APPROVAL WILL BE REQUIRED WHERE THE DEVELOPMENT IS
VISUALLY PROMINENT OR INTRUSIVE IN THE RURAL LANDSCAPE OR
IS LOCATED:
i.
ii.
iii.
iv.
v.
WITHIN A CONSERVATION AREA OR OTHERWISE
AFFECTING ITS CHARACTER, OR
WITHIN A SPECIAL LANDSCAPE AREA AS SHOWN
ON THE PROPOSALS MAP, OR
IN THE VICINITY OF KNOWN ARCHAEOLOGICAL
SITES OR SITES OF WILDLIFE OR NATURAL
INTEREST, OR
WHERE IT MAY ADVERSELY AFFECT A LISTED
BUILDING OR ITS SETTING, OR
IN CLOSE PROXIMITY TO THE EDGE OF BUILT
DEVELOPMENT NEAR HOUSES.
WHERE PRIOR APPROVAL IS REQUIRED
FOLLOWING FACTORS WILL BE TAKEN
DETERMINING THE APPLICATION:
i.
ii.
iii.
iv.
v.
vi.
15.24
FOR DETAILS, THE
INTO ACCOUNT IN
THE RELATIONSHIP OF THE DEVELOPMENT TO
OTHER BUILDINGS IN TERMS OF SITING, SIZE AND
COLOUR,
THE VISUAL IMPACT ON THE LANDSCAPE,
THE COMPATIBILITY OF THE DESIGN OF THE
DEVELOPMENT WITHIN ITS SETTING AND THE
LANDSCAPE GENERALLY,
THE USE OF TRADITIONAL OR SYMPATHETIC
MATERIALS,
THE
OPERATIONAL
REQUIREMENTS
OF
THE
AGRICULTURE AND FORESTRY INDUSTRIES, AND
THE EFFECTS ON PUBLIC RIGHTS OF WAY.
Where planning permission is required for agricultural and other proposals in the
open countryside, the principles laid down in policies Rur6 and GEP1 will apply.
217
However, because of the sensitive nature of development in the countryside,
particular emphasis will be given to visual impact on the landscape and use of
traditional or sympathetic materials.
Agricultural Land
15.25
Agriculture remains the most important land use in the countryside despite
reductions in production and the operation of set aside which are encouraging
diversification of agricultural land. Once farmland is used for other purposes,
however, it is very difficult to return it to agricultural use. It is therefore important
that the areas of highest quality farmland are protected from such irreversible
development. Woodland planting however is a reversible process which does
not compromise the best and most versatile agricultural land.
15.26
A band of land running from north to south and lying to the west of Hartlepool has
been identified as containing a higher proportion of best and most versatile
agricultural land. These islands of the higher grade of agricultural land are to be
found near Greatham, Dalton Piercy, Naisberry and Hart as shown in Diagram
15.1.
POLICY
Rur9
PROTECTION OF AGRICULTURAL LAND
DEVELOPMENT RESULTING IN THE IRREVERSIBLE LOSS OF THE BEST
AND MOST VERSATILE AGRICULTURAL LAND WILL NOT BE
PERMITTED UNLESS OTHER CONSIDERATIONS APPLY.
WHERE DEVELOPMENT ON AGRICULTURAL LAND IS UNAVOIDABLE
PREFERENCE SHOULD BE GIVEN TO THE USE OF POORER QUALITY
LAND.
THE BOROUGH COUNCIL IN DETERMINING PLANNING APPLICATIONS
WILL TAKE ACCOUNT OF THE FOLLOWING MATTERS:i)
THE EXISTENCE OF ALTERNATIVES SITES WITHIN THE
LIMITS TO DEVELOPMENT;
ii) POSITIVE SUSTAINABILITY FACTORS (INCLUDING ANY
REDUCTION IN THE NEED TO TRAVEL);
iii) THE EFFECT ON FARM SIZE, STRUCTURE AND VIABILITY;
iv) THE RECOMMENDATIONS OF THE DEPARTMENT OF THE
ENVIRONMENT AND RURAL AFFAIRS AND OTHER
RELEVANT BODIES;
v) THE FEASIBILITY OF RESTORATION TO AN EQUIVALENT
GRADE OF AGRICULTURAL LAND.
Intensive Livestock Units and Animal Waste Processing
15.27
An intensive livestock unit is used for the permanent indoor housing of pigs,
poultry or cattle and also for housing such livestock indoors for only part of the
time if a slurry system is to be adopted. Buildings to be used for intensive
livestock units, and associated structures such as slurry tanks and lagoons need
full planning permission where these are to be built within 400 metres of
residential and other populated areas. The Borough Council recognises the
need to minimise potential conflict between neighbouring land uses when
considering planning applications for houses, schools, hospitals, offices etc.
within 400 metres of established livestock units, because of the potential risk of
nuisance from smell or noise associated with intensive livestock units. Within the
400 metre cordon, the Borough Council will expect developers to adopt measures
to ensure that the operation of intensive livestock units does not have a
significant detrimental effect on the amenities of nearby residents or occupiers.
218
219
POLICY
Rur10
INTENSIVE LIVESTOCK UNITS
PROPOSALS FOR THE DEVELOPMENT OF INTENSIVE LIVESTOCK
UNITS WITHIN 400 METRES OF RESIDENTIAL OR POPULATED AREAS
WILL ONLY BE PERMITTED WHERE:
i.
ii.
iii.
iv.
THERE WILL BE NO SIGNIFICANT DETRIMENTAL EFFECT
ON THE AMENITIES OF OCCUPIERS OF ADJOINING AND
NEIGHBOURING PROPERTY BY REASON OF SMELL,
NOISE OR GENERAL DISTURBANCE,
THE BUILDINGS ARE DESIGNED AND SITED IN SUCH A
MANNER AS TO AVOID UNACCEPTABLE VISUAL
INTRUSION FROM ANY MAIN ROAD, RAILWAY, FOOTPATH
OR BRIDLEWAY (SEE ALSO POLICY Rur6),
THE SITE IS ADEQUATELY SCREENED, AND
ADEQUATE PROVISIONS ARE MADE FOR STORAGE AND
DISPOSAL OF SOLID MANURE AND SLURRY WITHOUT
SIGNIFICANT RISK OF POLLUTION OF AIR, SOIL, THE
AQUIFER OR OF WATERCOURSES.
Changes in Farming Practices
15.28
The Environment Agency is empowered under the Control of Pollution (Silage,
Slurry and Agricultural Fuel Oil) Regulations 1991 to serve notice requiring action
to improve existing silage, slurry or fuel oil installations if it considers these pose
a significant pollution risk. The Borough Council will consider sympathetically
such developments which seek to reduce agricultural pollution of water courses.
15.29
The Borough Council will also treat sympathetically those development proposals
which aim to comply with new environmental, hygiene and welfare legislation, for
example those involving extensions to animal houses which increase space
allocations required as alternatives to stall-and-tether systems.
15.30
The character of the countryside is largely dependent on the nature of farming
activity. Structural changes in farming in recent years however have made make
it more difficult to maintain satisfactory income from agriculture.
Although
farming remains vital to the economy of the rural area, the Borough Council
recognises that opportunities for diversification into non agricultural activity can
make a positive contribution to the continued viability of farm businesses.
15.31
Well conceived farm diversification schemes may be encouraged where the
nature and scale of the business is appropriate to a rural location.
Such
schemes should seek to reuse good quality existing buildings to create new
business use rather than the building of new development in the countryside.
Where new buildings are required there should be no loss of visual quality of the
countryside or erosion of the character of the rural area.
15.32
Within the rural area there may be opportunities for woodland planting and other
agri-environmental schemes under the Countryside Agency’s Countryside
Stewardship scheme. However forest planting should not be used to justify
inappropriate and unsustainable development in the countryside.
15.33
Certain industrial and commercial development may not be appropriate in the
countryside particularly where alternative and more accessible and sustainable
sites are available in the urban area. Apart from reasons associated with the
need to protect the intrinsic value of the countryside, there are the added factors
220
that roads in the rural areas may be generally inadequate to cater for any
increase in traffic.
POLICY
Rur11
FARM DIVERSIFICATION
FARM DIVERSIFICATION SCHEMES WILL BE PERMITTED WHERE THE
PROPOSALS:
a)
CONFORM TO POLICIES Rur7, Rur13, Rur16, GEP1 AND
OTHER RELEVANT POLICIES;
b)
MINIMISE AS FAR AS POSSIBLE ANY ADVERSE EFFECTS ON
THE BEST AND MOST VERSATILE AGRICULTURUAL LAND.
(SEE POLICY Rur9);
c)
REUSE WHERE POSSIBLE EXISTING FARM BUILDINGS (SEE
POLICY Rur13);
d)
DO NOT HAVE SIGNIFICANT DETRIMENTAL EFFECT ON THE
AMENITIES
OF
OCCUPIERS
OF
ADJOINING
AND
NEIGHBOURING PROPERTY BY REASON OF SMELL, NOISE
OR GENERAL DISTURBANCE;
e)
DO NOT GENERATE SIGNIFICANT ADDITIONAL TRAFFIC
ONTO THE RURAL ROAD NETWORK.
f)
ARE CONSISTENT IN THEIR SCALE WITH THEIR RURAL
LOCATION.
HOUSING IN THE RURAL AREAS
New Housing
15.34
There is sufficient land available within the limits to development defined around
the Hartlepool urban area and the villages to accommodate the anticipated
housing needs up to and beyond 2016. There is no justification for new housing
development in the open countryside other than that required for countryside
activities. Occupancy conditions will be imposed where justified on permissions
for agricultural dwellings, and will not be removed without realistic assessment of
needs.
15.35
There are presently several isolated dwellings scattered throughout the
countryside, some of which are unsuitable for continued occupation.
The
Borough Council considers that where the residential use has been abandoned
over many years there is no justification for new dwellings to be erected in its
place. However, where a dwelling has continued in residential use, it should be
reasonable to allow for its replacement on a one to one basis, provided that the
new dwelling does not intrude visually into its surroundings.
221
POLICY
Rur12
NEW HOUSING IN THE OPEN COUNTRYSIDE
ISOLATED NEW DWELLINGS WILL NOT BE PERMITTED IN THE OPEN
COUNTRYSIDE UNLESS IT CAN BE DEMONSTRATED THAT:a) THEY ARE ESSENTIAL FOR THE EFFICIENT FUNCTIONING OF
AGRICULTURAL, FORESTRY OR OTHER APPROVED OR
ESTABLISHED USES IN THE COUNTRYSIDE,
b) THE ENTERPRISE FOR WHICH THEY ARE REQUIRED
IS ECONOMICALLY VIABLE,
c) THEY ARE OF A SIZE COMMENSURATE WITH THE
ESTABLISHED FUNCTIONAL REQUIREMENT,
d) THE SITING, DESIGN, SCALE AND MATERIALS WILL NOT BE
SIGNIFICANTLY DETRIMENTAL TO THE RURAL ENVIRONMENT.
PROPOSALS FOR ONE FOR ONE REPLACEMENT DWELLINGS WILL
ONLY BE APPROVED WHERE:
i.
ii.
THE EXISTING ACCOMMODATION NO LONGER MEETS
MODERN STANDARDS AND IS INCAPABLE OF ECONOMIC
REPAIR OR ADAPTATION, AND
THE SCALE OF THE PROPOSED DEVELOPMENT IS
BROADLY SIMILAR TO THE ORIGINAL AND THE FORM,
SCALE, MASSING AND GENERAL DESIGN IS SUCH TO
MINIMISE VISUAL INTRUSION.
INFRASTRUCTURE INCLUDING SEWAGE DISPOSAL TO SERVE
HOUSING IN THE RURAL AREA MUST BE ADEQUATE TO MEET THE
NEEDS OF THE DEVELOPMENT.
15.36
Proposals for the extension of existing residential properties in the countryside
should accord with Policy Hsg10 and the guidelines set out in Supplementary
Note 4.
RE-USE OF RURAL BUILDINGS
15.37
Some rural buildings which are no longer in use in connection with agricultural or
other activities, offer some opportunities for re-use or conversion to alternative
uses such as small scale workshops, unobtrusive recreational facilities, tourist
accommodation and visitor centres which could all be appropriate to the rural
environment (see policy Rur11).
15.38
Farm buildings located within the village envelopes could in addition be
appropriate for conversion to residential and certain small scale business uses.
Whilst in exceptional circumstances other rural buildings outside village
envelopes may be appropriate for residential uses, preference should be given to
employment uses. All conversions must, however, remain compatible with the
character and amenity of their surroundings.
15.39
A conversion of a rural building to other purposes could result in the construction
of additional premises or in extensions to existing buildings to accommodate a
displaced farming activity. Where it is considered that this is the case, and
where a resultant proliferation of farm buildings could have a serious detrimental
effect on the landscape, the Borough Council may attach planning conditions to
its approval for the re-use of a building for non agricultural activities removing the
222
permitted development rights normally granted in respect of future new farm
buildings or extensions on the particular agricultural unit or holding.
15.40
POLICY
Rur13
The presence of nesting birds or protected species such as barn owls or bats (and
their roosts) in rural buildings may constrain the timing any works and may require
mitigation measures to protect the species (see policy WL4).
REUSE OF RURAL BUILDINGS
PROPOSALS FOR THE RE-USE OF BUILDINGS IN THE OPEN
COUNTRYSIDE WILL ONLY BE PERMITTED WHERE:
i.
THEY ARE FOR COMMERCIAL PURPOSES APPROPRIATE
TO THE RURAL ENVIRONMENT,
ii. THE PROPOSED USE DOES NOT ADVERSELY AFFECT THE
SURROUNDING
AREA
BY
REASON
OF
NOISE,
DISTURBANCE, DUST, APPEARANCE OR VISUAL
INTRUSION,
iii. THE BUILDINGS ARE CAPABLE OF CONVERSION
WITHOUT SIGNIFICANT REBUILDING AND / OR
ALTERATIONS AND EXTENSIONS WHICH WOULD
ADVERSELY CHANGE THEIR FORM AND CHARACTER,
iv. THERE IS NO OUTSIDE STORAGE WHICH WOULD
INTRUDE INTO THE LANDSCAPE OR AFFECT THE
SETTING OF THE BUILDING,
v. THE ROAD NETWORK IS CAPABLE OF ACCOMMODATING
THE PROPOSED DEVELOPMENT,
vi. APPROPRIATE CAR PARKING IS PROVIDED (SEE
vii. ADEQUATE SEWAGE DISPOSAL IS PROVIDED, AND
viii THERE IS NO SIGNIFICANT ADVERSE EFFECT ON SPECIES
PROTECED BY LAW (SEE POLICY WL4).
ix THE DEVELOPMENT ACCORDS WITH CRITERIA SET OUT
IN POLICIES Rur7, Rur11 and Rur16 AS APPROPRIATE.
IN ADDITION, WHERE PROPOSED REUSE OF BUILDINGS INVOLVES A
RESIDENTIAL USE, THE APPLICANT WILL NEED TO:
a) DEMONSTRATE THAT REASONABLE ATTEMPTS HAVE
BEEN MADE TO SECURE SUITABLE BUSINESS REUSE
AND SUBMIT A STATEMENT OF THE EFFORTS WHICH
HAVE BEEN MADE, OR
b) DEMONSTRATE THAT RESIDENTIAL CONVERSION IS A
SUBORDINATE PART OF A SCHEME FOR BUSINESS USE.
PLANNING
CONDITIONS
RESTRICTING
FUTURE
PERMITTED
DEVELOPMENT RIGHTS FOR NEW FARM BUILDINGS AND
EXTENSIONS AND / OR ALTERATIONS TO CONVERTED BUILDINGS
MAY BE IMPOSED, WHERE APPROPRIATE, TO CONTROL THEIR
PROLIFERATION WHERE THEY WOULD BE DETRIMENTAL TO THE
VISUAL ENVIRONMENT.
223
RECREATION AND TOURISM
Recreation Near the Urban area
15.41
The area of countryside close to the main urban area can suffer from problems
such as vandalism, litter dumping, and damage to the landscape.
The
agricultural viability of such land may be adversely affected by urban pressures.
Such areas are vulnerable to change. However these areas can offer great
potential in meeting the need for local access to attractive and interesting
countryside. They also offer great potential for other recreational and leisure
purposes, particularly large users of land such as golf courses, or users requiring
access to a wider area, such as riding establishments, which are not usually
appropriately located within the urban area.
The Tees Forest
15.42
The Tees Forest (formerly the Cleveland Community Forest) extends over most
of the rural area of Hartlepool and into the green wedges within the town. The
forest initiative is implemented through the Tees Forest Partnership.
This
comprises the Countryside Agency, the Forestry Commission and the five
Borough Councils in the Tees Valley area. The forest initiative seeks to achieve
a range of environmental and community benefits, including tree planting,
landscape improvement, wildlife conservation, agricultural diversification,
recreation provision and employment generation.
15.43
The Cleveland Community Forest Plan, originally published in 1994, has now
been replaced by the Tees Forest Plan, published in November 2000. The
overall strategy is set out in Appendix 2.
The Forest Plan identifies Local
Management Zones within which appropriate local strategies will be developed to
reflect the individual form and character of each zone. Within the Borough of
Hartlepool there are three zones:
♦ the Hartlepool Rural Fringe where an area of significant woodland
establishment will permit increased recreation within the green corridor
at Middle Warren, the forest gateway site at Summerhill and improved
access routes to link to the urban boundary;
♦ the Greatham Corridor within the low-lying countryside between
Billingham and Hartlepool, where improvements and rationalisation in
rights of way and improvements to the cycle network are envisaged;
and
♦ Wynyard which covers an existing wooded area.
15.44
The Tees Forest Countryside Sport and Recreation Strategic Action Plan
published in 1999 indicates a number of ways in which countryside recreational
facilities can be improved by the development of gateway sites and a network of
greenways (see paragraph 15.45 below).
POLICY
Rur14
THE TEES FOREST
DEVELOPMENT PROPOSALS CONSIDERED APPROPRIATE IN THE
COUNTRYSIDE AND WHICH ARE LOCATED WITHIN THE AREA OF THE
TEES FOREST SHOULD SEEK TO INCLUDE TREE PLANTING (USING
LOCALLY NATIVE SPECIES), LANDSCAPING AND IMPROVEMENTS TO
THE RIGHTS OF WAY NETWORK.
IN THIS RESPECT, PLANNING CONDITIONS MAY BE ATTACHED AND
LEGAL AGREEMENTS SOUGHT IN RELATION TO PLANNING
APPROVALS.
224
Gateway sites
15.45
A number of gateway sites providing open access for recreation and locations for
woodland planting have been identified within Hartlepool. Summerhill, with a
visitor centre (opened in 1999) and various outdoor activities, has been
established as a primary gateway site. It lies adjoining the Summerhill/Burn
Valley green wedge and has direct access to the open countryside.
15.46
Hart Moor Farm has been established as a secondary gateway site and Hart
Station (at the southern end of the Hart to Haswell route) and Sunderland Lodge
have potential for further secondary sites with appropriate facilities being
provided. In the case of the Hart Station gateway it is proposed to link this
facility with the proposed rail halt especially with regard to cycle parking. (see
Transport paragraph 8.23 and policy Tra3). A site within the Middle Warren
green wedge is considered as a tertiary site. The Borough Council will keep
under review the potential for identifying further gateway sites. Further potential
tertiary sites could be identified in the North Burn area west of the A19 and at
Greatham.
POLICY
Rur15
SMALL GATEWAY SITES
SMALL COMMUNITY FOREST GATEWAY SITES ARE IDENTIFIED AT THE
FOLLOWING LOCATIONS:
a.
b.
c.
d.
HART MOOR FARM,
HART STATION,
MIDDLE WARREN, AND
SUNDERLAND LODGE & RED GAP.
LOCAL, INFORMAL RECREATIONAL AND APPROPRIATE
FACILITIES OF A MODEST NATURE WILL BE DEVELOPED.
LEISURE
THE BOROUGH COUNCIL WILL KEEP UNDER REVIEW THE POTENTIAL
FOR FURTHER GATEWAY SITES AND WILL IDENTIFY NEW SITES WHERE
APPROPRIATE.
Recreation and Tourism in the Open Countryside
15.47
The Borough Council considers that recreational developments in the countryside
beyond the fringes of the urban area and in the undeveloped coastal areas
should be limited to quiet outdoor recreational and sporting activities such as
picnicking, walking and nature trails. In this respect the Borough Council seeks
to ensure that access to sensitive habitats is carefully managed to avoid
damaging such habitats. Other recreational developments involving more active
participatory pursuits and developments involving the erection of new tourism
accommodation are generally more appropriate in the urban area although the
development of the Tees Forest may provide opportunities for certain recreational
and sporting developments.
225
POLICY
Rur16
RECREATION IN THE COUNTRYSIDE
PROPOSALS FOR OUTDOOR RECREATIONAL DEVELOPMENTS IN
RURAL AREAS WILL ONLY BE PERMITTED WHERE:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
THE DEVELOPMENT DOES NOT SIGNIFICANTLY
DETRACT FROM THE OPEN NATURE OF THE
LANDSCAPE,
THE BEST AND MOST VERSATILE AGRICULTURAL LAND
IS PROTECTED FROM IRREVERSIBLE DEVELOPMENT
(SEE POLICY Rur9),
THERE ARE NO NEW ACCESS POINTS ONTO THE A19,
THE A689 OR THE A179 BETWEEN THE URBAN FENCE
AS DEFINED ON THE PROPOSALS MAP AND THE
BOROUGH BOUNDARY (SEE POLICY Tra15),
THE
ROAD
NETWORK
IS
CAPABLE
OF
ACCOMMODATING
THE
DEVELOPMENT
AND
SATISFACTORY ACCESS CAN BE PROVIDED (SEE
NEW BUILDINGS ARE LIMITED TO THOSE ESSENTIAL TO
THE MAIN USE OF THE LAND FOR OUTDOOR
RECREATION PURPOSES AND ARE DESIGNED, SITED
AND
LANDSCAPED
TO
COMPLEMENT
THE
SURROUNDINGS,
THERE IS NO DISTURBANCE TO OCCUPIERS OF
ADJOINING
AND
NEARBY
PROPERTIES,
OR
COUNTRYSIDE USERS OR TO NATURE CONSERVATION
INTEREST,
ADEQUATE CAR PARKING FACILITIES ARE PROVIDED
(SEE SUPPLEMENTARY NOTE 2), AND
THE DEVELOPMENT ACCORDS WITH CRITERIA SET OUT
IN POLICIES Rur7, Rur11 and Rur13 AS APPROPRIATE.
WITHIN THE TEES FOREST AREA THE BOROUGH COUNCIL WILL
IMPOSE PLANNING CONDITIONS AND SEEK LEGALLY BINDING
AGREEMENTS, AS APPROPRIATE, TO ENSURE THE PLANTING OF
TREES AND HEDGEROWS IN ASSOCIATION WITH NEW DEVELOPMENT.
ACCESS TO THE COUNTRYSIDE
15.48
The countryside is a valuable resource for environmental, recreational and
ecological activities and it is therefore important that it is made more accessible to
the urban population.
Recreational Routes
15.49
Walking in the countryside remains the most popular form of rural recreation.
There is a very short stretch of the Castle Eden Walkway extending through the
Borough from the neighbouring local authority areas of Stockton on Tees and
Sedgefield.
The Hart to Haswell route extends for about 1 mile within the
borough and connects with a route within Easington District in County Durham.
Other routes link to the network within neighbouring local authorities including
those being developed under the Turning the Tide initiative for the Durham coast.
15.50
The Sustans National Cycle Network Route 14 connects into Hartlepool, via the
Hart to Haswell route, into the urban area to Seaton Carew and to Billingham via
Cowpen Bewley Woodland Country Park. Opportunities will be taken to link the
226
national cycle network with the greenways network and other recreational cycle
routes within the countryside (see policy Tra5).
POLICY
Rur17
STRATEGIC RECREATIONAL ROUTES
THE FOLLOWING STRATEGIC ROUTES WILL BE SAFEGUARDED
FROM DEVELOPMENT WHICH IS NOT DIRECTLY ASSOCIATED WITH
THEIR USE AS MAJOR RECREATIONAL ROUTES:
a.
b.
c.
THE CASTLE EDEN WALKWAY,
THE HART TO HASWELL ROUTE, AND
THE COASTAL WALKWAY OUTSIDE THE LIMIT TO
DEVELOPMENT (SEE ALSO POLICY Rec9).
Rights of Way
15.51
The existing definitive rights of way network has great potential for providing
better access to the countryside. Recent works to reopen routes, create new
links and improve waymarking have succeeded in substantially increasing
accessibility to the countryside.
15.52
The Borough Council will work with the Tees Forest and landowners to ensure
the integrity, definition and upkeep of the legal rights of way network.
The
development and improvements of key rights of way especially those forming a
network of greenways (see paragraph 15.47 below) will link the urban area to
other areas of wildlife or historic interest and the coast and the villages (see
policy Rec9).
15.53
Accessibility would further be enhanced by the provision of car parks, picnic sites
and nature trails where appropriate in association with such leisure walkway links.
POLICY
Rur18
RIGHTS OF WAY
RIGHTS OF WAY WILL BE IMPROVED TO FORM A NETWORK OF
LEISURE ROUTES LINKING THE URBAN AREA TO THE FOLLOWING:
♦
♦
♦
♦
♦
♦
AREAS OF NATURAL, HISTORIC OR RECREATIONAL
INTEREST,
THE VILLAGES,
GATEWAY SITES AT
•
SUMMERHILL,
•
HART STATION,
•
HART MOOR FARM ,
•
MIDDLE WARREN, AND
•
SUNDERLAND LODGE/RED GAP,
THE COAST,
THE SUMMERHILL / COWPEN BEWLEY GREENWAY, AND
THE SUMMERHILL / HIGH THROSTON RECREATIONAL
ROUTE.
WHERE APPROPRIATE, CAR PARKS AND PICNIC SITES WILL BE
DEVELOPED IN ASSOCIATION WITH THIS NETWORK.
227
Greenways
15.54
POLICY
Rur19
Greenways are a network of car free routes linking gateway sites to the
countryside and open spaces. They provide a recreational resource and an
opportunity for sustainable transport for multi-user access to the community forest
area based on existing public rights of way and routes provided through voluntary
agreements with landowners. A major element of the network is the creation of a
greenway between Summerhill and Cowpen Bewley with an eventual link to
areas within Middlesbrough and Redcar and Cleveland Boroughs.
SUMMERHILL TO COWPEN BEWLEY GREENWAY
LAND IS RESERVED ON THE WESTERN EDGE OF THE URBAN AREA
FOR THE CREATION OF THE SUMMERHILL, BRIERTON TO COWPEN
BEWLEY GREENWAY.
DEVELOPMENT PROPOSALS IN THE VICINITY OF THE GREENWAY
SHOULD TAKE ACCOUNT OF THE NEED TO MAINTAIN AN ADEQUATE
THROUGH ROUTE FOR USE BY PEDESTRIANS, CYCLISTS AND HORSE
RIDERS (SEE ALSO POLICY Rec9).
Bridleways and Other Multi User Routes
15.55
There are currently very few legally defined bridleways in the Hartlepool
countryside and opportunities to create a meaningful network are limited. The
multi-user routes at Summerhill provide some additional routes for horse riding
and cycling. It is intended that opportunities will be taken, subject to finance, to
negotiate additional access arrangements in the countryside particularly to create
links to the greenway network.
SPECIAL LANDSCAPE AREAS
15.56
The Tees Valley Structure Plan in policy ENV2 has indicated as special
landscape areas the Newton Hanzard / Crookfoot Reservoir and the Crimdon
Dene and Nesbit Dene areas where the landscape characteristics give the area
sufficient importance to warrant special recognition.
15.57
The Landscape Assessment undertaken in 1999 has evaluated the quality of the
countryside. The Assessment included a comprehensive analysis highlightling
differences in the visual and amenity value of the landscape, setting out seven
distinctive character areas. The landscape value scoring was used to determine
and redefine the boundaries of Special Landscape Areas. The Thorpe Bulmer
Dene and the Newton Hanzard areas are highlighted in the assessment as
having a visual importance in the landscape with tree belts along the valleys.
15.58
The structure plan states that particular care needs to be taken in considering
whether new development contributes to the special character and minimises the
impact on landscape and amenity. Intrusive development should therefore not
be located within the defined Special Landscape Areas. Appropriate uses in
these areas are for agriculture, woodland management and informal recreation
purposes which will not introduce visual intrusion in these areas.
POLICY
Rur20
SPECIAL LANDSCAPE AREAS
DEVELOPMENT IN THE THORPE BULMER DENE, NESBIT DENE AND
NEWTON HANZARD /CROOKFOOT RESERVOIR SPECIAL LANDSCAPE
AREAS WILL NOT BE PERMITTED UNLESS IT IS SYMPATHETIC TO THE
LOCAL RURAL CHARACTER IN TERMS OF THE DESIGN, SIZE AND
SITING AND BUILDING MATERIALS AND IT INCORPORATES
APPROPRIATE PLANTING SCHEMES.
228
THE COAST
15.59
Structure plan policy ENV3 identifies the area of the undeveloped coast which
should be protected from development.
Within Hartlepool almost all of the
undeveloped coast is subject to protection under national or international
legislation.
15.60
The undeveloped areas of the coast give opportunities for passive recreational
pursuits including the quiet enjoyment of the natural environment. It is however
important that the recreational use is appropriate to the character of the area and
will, where appropriate, enhance the quiet enjoyment of the coast.
Where
planning permission is required for recreational pursuits on the undeveloped parts
of the coast these should accord with the principles set out in Policies GEP1,
Rec1, WL1, WL2, Rur1 and Rur16.
229
230
16
MINERALS
Introduction
16.1
It is the duty of all Minerals Planning Authorities to prepare a Minerals Local Plan
as laid down by the Town and Country Planning Act 1990, as amended by the
Planning and Compensation Act 1991.
16.2
After local government reorganisation in 1996 the responsibility for the
preparation of minerals local plan policies was transferred from Cleveland
County Council to Hartlepool Borough Council. The Tees Valley Joint Strategy
Unit has prepared the new Structure Plan for the Tees Valley, which includes
strategic policies and commentary on minerals development encompassing the
Boroughs of Hartlepool, Stockton-on-Tees, Redcar and Cleveland,
Middlesbrough and Darlington.
Land-use matters arising from minerals
operations and associated developments are now wholly the responsibility of
Hartlepool Borough Council.
Current Mineral Operations in Hartlepool
16.3
To the south of the Borough there are gypsum and alluvium deposits, whereas to
the north are dolomite (or dolorite) reserves and possible mineralisation
associated with the Butterknowle Fault.
16.4
The main mineral extraction operation within the Borough is at Hart Quarry. In
1989 permission for the extension of limestone and magnesian limestone
extraction was permitted, and in 1996 the conditions attached to the permission
were varied to permit the extraction of clay from the extension area. Currently
the conditions attached to the planning permission are under review as part of
the mineral review process.
16.5
Combined clay extraction and landfill operations are currently taking place in a
phased manner at Seaton Meadows (formerly the Stephenson Industrial Estate)
and on land near the Mayfair Centre off Tees Road.
16.6
In addition there is a sand extraction operation from the inter-tidal foreshore at
North Gare Sands with existing planning permission allowing extraction to be
carried out till 2042. The current licence allows a maximum of 48,000 tonnes of
sand per annum to be extracted.
16.7
The only other active mineral working relates to the extraction of salt from the
brinefields at Greatham Creek.
Minerals Planning Guidance
16.8
Government guidance is set out in Minerals Planning Guidance Notes (MPGs).
Minerals local plans should carry forward policies ensuring the supply of
minerals and indicate areas where provision is made for mineral working,
indicate those areas where mineral resources are to be safeguarded for future
working, and set out the development control criteria that will be applied in
considering applications for mineral working and requirements for the restoration
of such sites. Minerals are finite resources which need to be used effectively so
that current needs can be met without compromising the ability of future
generations to meet their own needs.
231
16.9
In drawing up policies, the minerals planning authority should appraise the policy
options in terms of social, environmental and economic effects and should be
able to demonstrate that all options have been assessed and that those selected
represent the best balance of social, environmental and economic costs and
benefits, through full consideration of all resources and the principles of
sustainable development and the need to maintain an adequate and steady
supply of minerals to meet local, regional and national need.
Minerals
contribute to the economy through direct employment and as essential raw
materials for industry and for the construction and maintenance of developments
including buildings and roads.
16.10
The local plan provides a guide to mineral operators and the public where
mineral extraction is likely in principle to be acceptable and where not
acceptable. Acceptability in principle will be subject to meeting development
control criteria, as well as safeguarding sensitive environmental features and
providing environmental and resource protection policies. Policies which rule
out all forms of mineral working within an entire plan area will not be appropriate,
unless agreed in the regional context.
16.11
The policies in the Regional Planning Guidance seek to ensure the prudent use
of the region’s indigenous natural resources in line with sustainable development
principles. In particular the guidance sets out development control criteria and
requires that development plans should make appropriate provision for mineral
working in the light of the need for the mineral, the contribution of existing
workings/permissions, the location of known deposits and the contribution to be
made by secondary or recycled materials.
16.12
The Tees Valley Structure Plan seeks to ensure that the needs of society for
minerals are consistent with the protection of the environment. The structure
plan has set down criteria for which proposals for mineral extraction must meet
(policy MIN1) and safeguard mineral resources from surface development prior
to extraction (MIN2).
16.13
In addition, the structure plan seeks to maintain an adequate supply of workable
reserves to contribute towards the regional supply (MIN3), providing proposals
are environmentally acceptable. Policies also exist in the plan encouraging the
concurrent working of additional minerals from existing sites (MIN5), and
examining the possibilities of alternatives to extraction (MIN6).
16.14
A comprehensive restoration and after-care programme, monitored regularly,
should be a major part of the application with any land taken being restored to
the highest standard at the earliest opportunity (MIN7 and MIN8).
16.15
In line with the main aims of the Local Plan and the need to improve the image of
the town, the following objectives are relevant in the formulation of policies
associated with mineral development:
A5
C3
232
existing development.
historic interest
C9
environment.
to minimise the adverse environmental effects of mineral workings and
waste disposal operations and ensure the appropriate restoration and
after use of land
private car and road freight transport.
C11
C12
D4
16.16
A key objective of the Hartlepool Community Strategy is to make better use of
natural resources especially fossil fuels and water.
MINERAL CONSULTATION AREAS
16.17
POLICY
Min1
The Mineral Consultation Areas shown on the Proposals Map are based upon
those defined by the former Cleveland County Council in accordance with
section 86(2) of the Local Government, Planning and Land Act, 1980. They
indicate potential mineral resources, but do not determine locations where the
extraction of the mineral resource is a viable economic option, or where planning
permission may necessarily be granted.
SAFEGUARDING OF POTENTIAL MINERAL RESOURCES
MINERAL RESOURCES WILL BE SAFEGUARDED FROM SURFACE
DEVELOPMENT. DEVELOPMENT PROPOSALS WHICH WILL PREVENT
FUTURE MINERAL EXTRACTION WITHIN THE AREAS IDENTIFIED ON
THE PROPOSALS MAP AS MINERAL CONSULTATION AREAS WILL NOT
BE PERMITTED UNLESS:
i.
ii.
THE BOROUGH COUNCIL IS SATISFIED THAT THE SITE DOES
NOT CONTAIN A WORKABLE MINERAL RESOURCE; OR
THERE IS AN OVERRIDING NEED FOR THE DEVELOPMENT
AND THE DEPOSIT CANNOT BE EXTRACTED IN ADVANCE.
233
PRIMARY AND SECONDARY AGGREGATES
16.18
Aggregates are granular materials, such as sand, gravel and crushed rock that
are used in construction. Current guidance relating to aggregate minerals states
that minerals planning authorities in the North East need to make provision for 20
million tonnes of sand and gravel and 119 million tonnes of crushed rock over
the 16 year period 2001–2016.
The guidance states that each minerals
planning authority should make provision for the appropriate local apportionment
of the above regional guideline, but because of the limited number of operations
in the former Cleveland area as a whole, sub-regional requirements are
combined with those for County Durham.
16.19
For developments such as road building, it can be more sustainable to use
recycled materials to reduce the requirement for new minerals. The draft RSS
sets a regional target of 5.2million tonnes of a secondary and recycled
aggregates to be used through the 16 year period (2006-2021). Over the plan
period this provides a regional target at 76million tonnes to be met. The Borough
Council, in conjunction with the other Tees Valley Boroughs, has initiated the
testing of recycled materials, and providing that implementation is a feasible
economic option, the Borough Council will endeavour to increase the use of
recycled facilities.
POLICY
Min2
USE OF SECONDARY AGGREGATES
IN ORDER TO CONTRIBUTE TO THE REGIONAL TARGETS FOR
RECYCLING, THE BOROUGH COUNCIL WILL ENCOURAGE THE USE
OF SECONDARY AND RECYCLED AGGREGATES IN PREFERENCE TO
PRIMARY
AGGREGATES
WHEREVER
ECONOMICALLY
AND
TECHNICALLY FEASIBLE.
PROPOSALS FOR THE WORKING OF SECONDARY AGGREGATES
SHOULD MEET THE CRITERIA SET OUT IN POLICIES Min3 TO Min5
BELOW.
LANDBANKS
16.20
The Government advises that policies should be included in development plans
to provide for the maintenance of landbanks. Landbanks are a stock of mineral
reserves with planning permission for their winning and working. Policy MIN3 of
the structure plan states that the Tees Valley will contribute to the regional
supply of minerals to meet the needs of society by endeavouring to maintain an
adequate supply of economically workable reserves if a proposal is
environmentally acceptable. The structure plan states that it is inappropriate to
maintain a landbank in the Tees Valley due to the limited resources in the area.
However, the Tees Valley will contribute to a joint Durham and Tees Valley
landbank. Figures for each of these areas cannot be separated because of
confidentiality issues.
MINERAL EXTRACTION
16.21
The winning and working of minerals can provide economic and social benefits
to the local community, but it can also have a significant effect upon the local
environment and amenity. As an open form of development, mineral working
can give rise to noise, dust and fumes, blast effects including ground and over
pressure vibration and visual impacts. Where appropriate, the Borough Council
will impose conditions on planning permissions to protect the occupiers of
neighbouring land-uses and to reduce any adverse visual impact.
234
16.22
Certain land designated or identified for its wildlife, historic, agricultural or
landscape importance should be afforded a high degree of protection.
In
particular, internationally and nationally important wildlife sites should be
protected from development except where it is clearly in the public interest or in
exceptional circumstances (see policies WL1 to WL3).
16.23
The Borough Council will also seek to protect vulnerable natural resources such
as the water environment from the adverse effects of mineral development, which
can have a significant negative impact on the quantity and quality of water
resources. Groundwater forms part of the natural water cycle that is present
within underground strata.
Policy PU3 seeks to protect the quality of
groundwater reserves.
16.24
Applications for new mineral extraction must meet an established need as part of
a contribution to the most recent sub regional apportionment of the national and
regional guidelines for aggregate provision in England. An environmental impact
assessment at the application stage of proposals will be required where the
development is likely to have a significant effect on the environment. Policy
GEP5 provides more detailed information on development requiring
environmental impact assessment.
16.25
Where it is appropriate for a minerals development to be permitted, it must be to
the highest standard of working and restoration (see also policy Min5). Where
appropriate, the Borough Council will impose conditions on planning permissions
to protect the occupiers of neighbouring land-uses and reduce any adverse visual
impact and measures such as screening, wheel cleaning, specifying working
hours and the number of lorries will be applied, where appropriate, to protect the
environment. The Borough Council will also consider the use of conditions or
planning obligations to ensure protection and enhancement of the natural and
historic environment of the area.
16.26
There is only one working limestone quarry in Hartlepool – at Hart Quarry. Whilst
it is worked primarily for limestone, some clay is also being extracted on the
extension site. Given the adverse environmental effects resultant from mineral
working (including short and long term visual intrusion, noise and air pollution,
vibration, etc.) it may be more appropriate to permit an extension to the current
activities rather than allow limestone extraction at a new site. The operational
disturbance could thereby be minimised by making best use of existing
environmental protection measures. Proposals for the extension of this existing
mineral working will however need to be evaluated in the same way as
applications for new minerals developments (see policy Min3 below). This would
include an assessment of whether any defined need can be met, if economically
and technically feasible, by the use of secondary aggregates.
235
POLICY
Min3
MINERAL EXTRACTION
THE BOROUGH COUNCIL WILL CONSIDER FULLY THE IMPACT OF
FUTURE MINERAL DEVELOPMENT ON THE LOCAL ENVIRONMENT AND
COMMUNITY.
AN ENVIRONMENTAL IMPACT ASSESSMENT WILL BE REQUIRED TO
ACCOMPANY ANY APPLICATION FOR MINERAL EXTRACTION WHERE
THE PROPOSED DEVELOPMENT IS LIKELY TO HAVE A SIGNIFICANT
EFFECT ON THE ENVIRONMENT (SEE POLICY GEP5).
PLANNING PERMISSION FOR MINERAL EXTRACTION WILL ONLY BE
GRANTED WHERE:
i.
IN THE CASE OF PRIMARY AGGREGATES, WHERE IT HAS
BEEN ESTABLISHED THAT A FURTHER PERMISSION IS
REQUIRED AS A CONTRIBUTION TO THE MOST RECENT
SUB REGION APPORTIONMENT OF THE NATIONAL AND
REGIONAL GUIDELINES FOR AGGREGATE PROVISION IN
ENGLAND.
ii.
THE OVERALL PROPOSAL IS ACCEPTABLE IN TERMS OF ITS
IMPACTS ON THE ENVIRONMENT AND LOCAL COMMUNITY,
iii.
ADEQUATE SAFEGUARDS ARE IMPLEMENTED TO PREVENT
UNACCEPTABLE LEVELS OF DUST AND NOISE,
iv.
ANCILLARY BUILDINGS AND PLANT ARE SITED AND
SCREENED TO MINIMISE VISUAL IMPACT,
v.
APPROPRIATE LANDSCAPING (INCLUDING TREE PLANTING
WHERE APPROPRIATE) IS UNDERTAKEN AROUND THE SITE
TO REDUCE THE VISUAL IMPACT,
vi.
THE ROAD NETWORK IS CAPABLE OF ACCOMMODATING
THE ADDITIONAL TRAFFIC GENERATED (SEE POLICY Min4),
vii. DESIGNATED INTERNATIONAL AND NATIONAL NATURE
CONSERVATION SITES ARE PROTECTED, UNLESS THE
DEVELOPMENT CAN DEMONSTRATE ITS IMPORTANCE IN
PROVIDING A NATIONAL RESOURCE (SEE POLICIES WL1 –
WL2),
viii. BOTH
SURFACE
AND
GROUNDWATER
SOURCES,
INCLUDING THE AQUIFER, ARE PROTECTED FROM
POLLUTION,
ix. WHERE APPROPRIATE, A FULL ARCHAEOLOGICAL
ASSESSMENT HAS BEEN UNDERTAKEN,
x.
THE BEST AND MOST VERSATILE AGRICULTURAL LAND IS
PROTECTED (SEE POLICY Rur9),
xi. ANY WASTE MATERIAL ARISING FROM THE DEVELOPMENT
IS DISPOSED OF IN A WAY THAT IS ENVIRONMENTALLY
ACCEPTABLE AND MAKES THE FULLEST ECONOMIC USE
OF THE MATERIAL, AND
xii. IT CAN BE DEMONSTRATED THAT ADEQUATE FINANCIAL
PROVISION
HAS
BEEN
MADE
FOR
EFFECTIVE
RECLAMATION OF THE LAND (SEE ALSO POLICY Min5 ).
THE BOROUGH COUNCIL, THROUGH THE USE OF CONDITIONS AND
PLANNING OBLIGATIONS, WILL SEEK TO ENSURE THE HIGHEST
STANDARD OF DEVELOPMENT AND TO MINIMISE ADVERSE
ENVIRONMENTAL IMPACTS.
236
TRANSPORTATION
16.27
POLICY
Min4
The transportation of minerals can potentially create significant adverse
environmental impacts. A range of potential impacts can occur through the
transportation of minerals by road. The number and size of vehicles can cause
additional congestion, adversely affecting highway safety and convenience. The
Borough Council will support the transportation of minerals by either rail or sea
where it accords with the best practicable environmental option (BPEO), but
where this is not practical will favour the location of mineral sites with good
access to the primary road network.
TRANSPORTATION OF MINERALS
PROPOSALS FOR MINERALS DEVELOPMENT WHICH GENERATE
ROAD TRAFFIC WILL ONLY BE PERMITTED WHERE THE LOCAL ROAD
NETWORK IS CAPABLE OF ACCOMMODATING THE TYPE AND
VOLUME OF TRAFFIC WITHOUT HAVING A SIGNIFICANT ADVERSE
EFFECT ON:
♦
♦
HIGHWAY SAFETY, AND
LOCAL COMMUNITIES, IN TERMS OF VISUAL INTRUSION,
FUMES, DUST, NOISE AND VIBRATION.
IN ADDITION THE SITE ACCESS ROADS AND JUNCTIONS WILL NEED
TO BE OF AN APPROPRIATE STANDARD (SEE SUPPLEMENTARY
NOTE 1).
THE BOROUGH COUNCIL WILL, WHERE APPROPRIATE, REQUIRE A
TRANSPORT PLAN TO BE PREPARED TO ACCOMPANY PROPOSALS,
AND CONSIDERATION WILL BE GIVEN TO THE USE OF PLANNING
CONDITIONS AND/OR LEGALLY BINDING AGREEMENTS TO SECURE
THE MOVEMENT OF MINERALS OR BY-PRODUCTS BY MEANS OTHER
THAN ROAD TRANSPORT.
REFERENCE SHOULD BE MADE TO POLICY Tra15 - RESTRICTION ON
ACCESS TO MAJOR ROADS.
RESTORATION, AFTER-USE AND AFTER-CARE OF WORKED MINERAL
SITES
16.28
Planning applications for mineral working should include details of the proposed
after-use, after care and restoration. Any after-use will have to be sustainable in
the long term and compatible with other development plan policies. The historic
use of many extinct sites is for landfill operations, with the speed, compaction,
and nature of waste tied to the planning permission. During the plan period, to
2016, however, there is no need for additional landfill sites within Hartlepool to
meet the waste disposal needs of the Borough.
16.29
The worked site often provides an opportunity to develop other practical afteruses.
Appropriate uses could include agriculture, nature conservation,
educational use and possibly certain sports uses.
The inclusion of water
features may be appropriate and can provide opportunities for after uses for
recreational and / or habitat creation purposes. Landscaping may be the only
appropriate use for the site, and in this case the form of restoration needs to
assimilate with the landscape quality of the surrounding area. Restoration such
237
as grassland
opportunities.
on
magnesian
limestone
could
provide
for
biodiversity
16.30
Most of the areas where mineral reserves are known to exist are within the Tees
Forest area and schemes for restoration of worked sites should have regard to
the potential for further tree planting (see policy Rur14).
16.31
Operators could be obliged to upgrade poorly restored sites adjacent to mineral
reserves that they are working, as a condition of the planning permission, if
relevant to development to which the permission relates and under the control of
the applicant. The scheme can be tied to phasing to ensure the restoration
programme is completed to the desired timetable with conditions to treat
problems of landfill gas and leachate. Where old mineral permissions are being
reviewed, they must adhere to the Environment Act 1995. These provisions will
enable the permissions to reflect changing environmental standards and ensure
the conditions do not become outdated.
POLICY
Min5
RESTORATION OF MINERAL SITES
A DETAILED RESTORATION AND AFTERCARE SCHEME WILL BE
AGREED WITH THE BOROUGH COUNCIL PRIOR TO THE
COMMENCEMENT OF EXTRACTION OPERATIONS, AND THE
BOROUGH COUNCIL WILL ATTACH CONDITIONS TO PLANNING
APPROVALS TO ENSURE A SATISFACTORY RESTORATION AND
AFTERCARE SCHEME IS IMPLEMENTED.
238
17
WASTE
Introduction
17.1
Each year we produce huge quantities of waste, over 100 million tonnes from
households, commerce and industry. Most of this waste is landfilled.
This
chapter sets out policies that provide the land-use framework for sustainable
waste management. In the Government document ‘Waste Strategy 2000’,
sustainable waste management is the overriding objective,
“producing less waste can reduce the use of materials and produce
savings in the other inputs that might have gone into processing the
materials (for example energy and labour). It also reduces the
environmental impacts of waste disposal”.
The development plan system is one way in which a sustainable waste strategy
for Hartlepool can be facilitated.
The joint municipal waste management
strategy for the Tees Valley authorities, including Hartlepool Borough Council,
was adopted in May 2002. The Strategy period is to June 2020.
17.2
Planning Policy Statement 23 (PPS23) on ‘Planning and Pollution Control’ (2004)
provides advice on the relationship between controls over development under
planning law and pollution control legislation.
PPS23 also introduces the
principle of Best Practicable Environmental Option (BPEO), which is defined as;
“for a given set of objectives, the option that provides the most benefit
or least damage to the environment, as a whole, at acceptable cost in
the long term as well as the short term”.
Planning Policy Statement 10 (PPS10) on Planning for Sustainable Waste
Management’ (2005) brings previous waste guidance up to date with
developments in waste policy to protect human health and the environment by
producing and by using it as a resource whever possible. The Government’s
Waste Strategy 2000 develops further the general policy framework identified in
PPS23 and PPS10.
It reinforces the Government’s vision based upon the
principle of BPEO, supported by the ‘Waste Hierarchy’ and the ‘Proximity
Principle’.
17.3
The ‘Proximity Principle’ requires that as far as practicably possible waste should
be recovered or disposed of as close to the point where it arises, and proposals
for waste management facilities will be considered against the need to achieve
regional self sufficiency.
17.4
The ‘Waste Hierarchy’ is detailed in the Government’s White Paper, ‘Making
Waste Work’ which states that, in order of preference, waste should be reduced,
reused, recovered and as a last resort disposed of safely. It is more sustainable
if waste can be dealt with near the top end of the hierarchy, although in reality
there will always be some wastes produced which are only suitable for disposal.
17.5
Reduction and re-use both aim to reduce the amount of material requiring final
disposal. The impact of both methods relies heavily on the producers of waste
altering existing ways of production, and while the emerging Packaging Directive
may impact upon this, the land-use planning system can have no real significant
impact in achieving the reduction and re-use of waste products.
The term
recovery includes recycling, composting and recovery of energy from waste.
They are grouped together under this heading as each element provides a
product or material that has a beneficial after-use. The process of recycling
involves the reprocessing of waste materials to usable products. The benefits of
reducing and re-using the waste produced are that the environmental and
economic costs usually associated with the recovery and disposal of waste are
reduced.
239
17.6
The Landfill Directive 99/31/EC requires a reduction by 2010 of biodegradable
municipal waste to 75% of 1995 levels, and by 2013 and 2020 to 50% and 35%.
Within its waste strategy, the Government’s target has also set its own target for
reducing commercial and industrial waste to 85% of 1998 levels by 2005. In
addition, a target of recovering 45% of municipal waste, and recycling or
composting 30% of household waste by 2010 has been set. The Government
expects that this will need to increase to two thirds of all household waste by
2015. It is therefore important that policies are put in place to enable these
targets to be achieved.
17.7
The Tees Valley Structure Plan within its overall strategy of sustainable
development states that to minimise the environmental impact of waste there is a
need to reduce the amount of waste produced and encourage the reuse and
recycling of waste (policy W1) and ensure the appropriate restoration and afteruse of land used for waste treatment or disposal (policy W6).
Waste
management facilities will be considered against the need to encourage regional
self-sufficiency and the proximity principle will be applied to discourage the
transfer of waste over long distances (policy W2). In addition waste transfer
stations and material recovery facilities should be screened from major transport
routes and located away from residential areas (policy W3), and both civic
amenity sites and recycling points should be provided in areas accessible to the
main centres of population (policy W4). New landfill facilities should only be
developed in locations where the environmental impacts are minimised policy
W5).
17.8
The Hartlepool Community Strategy aims to minimise the generation of
household and commercial waste and maximise all opportunities for recycling
waste materials.
17.9
The following objectives are relevant in drawing up the local plan waste policies:
C1
C3
C9
C11
C12
240
quality of life of the population of Hartlepool.
historic interest.
environment
to minimise the adverse environmental effects of mineral workings
and waste disposal operations and ensure the appropriate restoration
and after use of land.
PROJECTED LEVELS OF WASTE
17.10
A key consideration in preparing land use policies to facilitate the waste strategy
is the analysis of expected projections of the quantities of waste. Hartlepool
Borough Council is contracted to dispose of its general domestic and industrial
waste to the energy from waste incinerator at Haverton Hill (to 2020).
17.11
During 2005 the local authority was charged with dealing with 49,180 tonnes of
municipal waste and 5,500 tonnes of inert waste. Up to 2016 these amounts are
expected to rise to approximately 55,000 and 12,000 tonnes respectively. This
required level twinned with the expected rise in recycling means that the
anticipated levels of waste produced in Hartlepool can be accommodated without
the need for increased facilities in the town.
17.12
The “Strategic Waste Management Assessment” for the North East produced by
the Environment Agency indicates that the Tees Valley sub-region produces
approximately 2.3m tonnes (1999) of Industrial waste and 266,000 tonnes of
commercial waste. The agency encourages sub-regional planning for waste and
any new landfill developments in the Borough will have to be shown to be justified
in terms of sub-regional waste arisings.
17.13
The North East Regional Technical Advisory Body on Waste has produced a
consultation summary entitled ‘Towards a Waste Strategy for the North East’ and
has requested more information, a financial appraisal and further consultations.
It is unlikely that any of the issues raised in the final regional strategy will
materially affect the waste policies in the local plan except possibly on
incineration or thermal recovery.
17.14
Able UK handles all contaminated special wastes at the landfill site at Brenda
Road, and Shanks & McEwan handle liquid wastes. During the plan period it is
estimated that the amount of special wastes will increase by 20% from 1999
levels. Consultations with Able UK and other contractors have indicated that
there is capacity at the Brenda Road site to cope with expected demand
throughout the plan period.
AIRPORTS
17.15
Waste management sites, especially landfills, can attract birds. Where birds
congregate in large numbers they can create a hazard to aircraft. Durham Tees
Valley Airport is situated about 15 kilometres from the boundary of the Borough of
Hartlepool. The Borough Council is required to consult the Durham Tees Valley
International Airport on any applications for planning permission within the south
east area of Hartlepool for landfill developments. In addition the Borough Council
will consider the implications for air safety when considering proposals for waste
incinerators.
LARGE SCALE WASTE PRODUCING DEVELOPMENTS
17.16
The chemical and manufacturing industries are particularly dominant in
Hartlepool, resulting in relatively large quantities of industrial waste being
produced.
It is understood however that the amount of waste arising from
industrial and commercial means is likely to fall as the cost of disposal increases
and proposed EU waste minimisation programmes are implemented.
It is
important that the impacts upon the waste stream as a result of a major industrial
development are assessed and planned for at the earliest possible stage.
241
POLICY
Was1
MAJOR WASTE PRODUCING DEVELOPMENTS
DEVELOPMENTS WHICH WILL PRODUCE WASTE LIKELY TO HAVE A
SIGNIFICANT IMPACT ON THE ENVIRONMENT ARE REQUIRED TO
SUBMIT
A
WASTE
MINIMISATION PLAN COVERING BOTH
CONSTRUCTION AND OPERATIONAL PHASES.
THE WASTE
MINIMISATION PLAN WILL NEED TO DEMONSTRATE HOW WASTE
LEVELS ARE BEING MINIMISED, PAYING PARTICULAR REGARD TO THE
BEST PRACTICABLE ENVIRONMENTAL OPTION, THE WASTE
HIERARCHY AND THE PROXIMITY PRINCIPLE.
WASTE RECOVERY
17.17
The term recovery includes recycling, composting and recovery of energy from
waste. They are grouped together under this heading as each element provides
a product or material that has a beneficial after-use.
Recycling
17.18
The process of recycling involves the reprocessing of waste materials to usable
products. The two main methods in which collections are made of separated
materials for recycling are through ‘bring’ schemes and ‘collect’ schemes. Bring
schemes rely upon householders depositing recyclable waste at regularly visited
locations, such as car parks. The greater the number of drop off facilities the
greater the amount of waste that can be recycled.
17.19
Presently within Hartlepool there are 33 points where recyclable waste can be
deposited. There is a requirement for additional points in areas not currently
served such as Dyke House, Jackson, Throston, Grange, Park, Owton and
Rossmere wards, and especially in areas of low car ownership.
17.20
On privately owned land one method of ensuring recycling facilities are provided
is to design the facilities into commercial developments. Within the plan period it
is unlikely that a suitable number of schemes will be developed to provide
facilities in all the areas required. It may be the case therefore that small derelict
sites are used either permanently or temporarily for the location of ‘bring’
facilities.
POLICY
Was2
PROVISION OF ‘BRING’ RECYCLING FACILITIES
THE BOROUGH COUNCIL WILL ENCOURAGE THE ADDITIONAL
PROVISION OF ‘BRING’ POINTS ON NEW DEVELOPMENTS AND SITES
IN THE FOLLOWING AREAS:
♦
♦
♦
♦
♦
♦
♦
♦
CENTRAL ESTATE,
WEST VIEW,
DYKE HOUSE,
THROSTON,
THE HEADLAND,
OWTON MANOR,
ROSSMERE, AND
AREA WEST OF TOWN CENTRE TOWARDS WEST PARK.
PROVIDED THAT THERE ARE NO SIGNIFICANT ADVERSE EFFECTS ON
THE OCCUPIERS OF ADJOINING OR NEARBY PROPERTIES AND THAT
THE SITE IS READILY AND SAFELY ACCESSIBLE TO RESIDENTS.
242
17.21
‘Collect’ schemes rely upon householders segregating waste that is then
collected from the doorstep. Industry and government estimate that potentially
up to 30% of household waste can be recovered from this type of scheme. One
option to increase the level of domestic waste recycling would be to include
purpose built facilities on new housing developments. In order for this to be a
feasible option, in terms of collection, a critical mass of over 200 residential units
is an essential requirement. There may be the potential, through negotiations
with the developer, to design in facilities at the detailed design stage.
Composting
17.22
Historically associated with the agricultural sector, composting has the potential
to reduce the levels of waste requiring final disposal in the Borough. After trials
in 1993 and 1995 the Borough Council, in conjunction with Cleveland Waste
Management, is reviewing options for centralised composting.
Composting
involves the decomposition of organic or biodegradable waste. Wastes suitable
for composting include wood, paper, foodstuffs, sewage sludge and garden
wastes. Composting operations can vary in scale from home composting to
centralised composting.
17.23
Policy Ind6 identifies the Sandgate industrial areas where bad neighbour uses
would be most suitably located. Schemes for composting within the urban area
should therefore be located in this area.
17.24
Local composting needs can be met by the provision of small-scale sites where
household green waste can be composted and re-used in gardens or parks.
Smaller scale facilities can be located in the open air, although the provision of a
small building for the storage of equipment is likely to be required. Such smallscale facilities would be best located on sites, which are easily accessible, and
where the composted material is used on site or close by.
POLICY
Was3
COMPOSTING
THE BOROUGH COUNCIL WILL SUPPORT THE DEVELOPMENT OF
COMPOSTING SCHEMES, SUBJECT TO THE FOLLOWING CRITERIA:
i.
ii.
iii.
iv.
THE SITE IS NOT LOCATED IN A RESIDENTIAL AREA,
THERE WILL BE NO SIGNIFICANT ADVERSE EFFECTS ON
SURROUNDING LAND USES,
MEASURES ARE IMPLEMENTED TO MITIGATE, AS FAR AS
PRACTICALLY
POSSIBLE,
ANY
ADVERSE
IMPACTS,
PARTICULARLY ODOUR, AND
THE PROPOSAL WOULD NOT PREJUDICE THE OVERALL
DEVELOPMENT OF THE AREA.
THE BOROUGH COUNCIL WILL ALSO SUPPORT THE DEVELOPMENT
OF SMALL SCALE COMMUNITY COMPOSTING SCHEMES, SUBJECT
TO THE FOLLOWING CRITERIA:
i.
ii.
MEASURES ARE TAKEN TO PREVENT ANY POLLUTION, AND
THERE WILL BE NO SIGNIFICANT ADVERSE EFFECTS ON
SURROUNDING LAND USES (SEE POLICY GEP4 - CONTROL OF
POLLUTION).
243
WASTE DISPOSAL
17.25
The disposal of waste lies at the end of the ‘waste hierarchy’. Other means of
dealing with waste (reduction, re-use and recovery) should be examined before
consideration is given to its disposal (see paragraph 17.4 above). At present
there is sufficient capacity for landfill up to 2008, beyond this new sites may need
to be developed. However, additional landfill sites may become available during
the local plan period, possibly including Hart Quarry, the planning permission for
which enables the site to be used for landfill at the cessation of quarrying
operations.
17.26
The ‘proximity principle’ places a duty on planning authorities to consider the
requirements and locations of waste management to discourage the movement
of waste over long distances (see paragraph 17.3 above). For this reason any
potential landfill sites within the Borough should be protected primarily for the
disposal of waste created in Hartlepool.
17.27
European legislation in the form of the Landfill Directive will increasingly impact
upon the way in which landfill can contribute to the disposal of waste.
In
essence the Directive places restrictions on the type of waste products which can
be disposed of directly to landfill. In the lifetime of the local plan this includes
materials such as tyres, liquid wastes, infectious clinical waste and certain types
of hazardous waste. In addition the Directive bans the co-disposal of hazardous
and non-hazardous wastes, therefore requiring separate landfill sites.
17.28
Where planning permission is granted for new landfill sites, the Borough Council
will seek to ensure that appropriate measures are put in place to monitor landfill
gas.
POLICY
Was4
LANDFILL DEVELOPMENTS
PROPOSALS FOR LANDFILL SITES WILL ONLY BE PERMITTED WHERE
IT HAS BEEN DEMONSTATED THAT:
i.
ii.
iii.
iv.
244
THE PROPOSAL REPRESENTS THE BEST PRACTICABLE
ENVIRONMENTAL OPTION (BPEO) AND THAT ALL POSSIBLE
MEANS OF TREATING WASTE FURTHER UP THE ‘WASTE
HIERARCHY’ (REDUCTION, REUSE AND RECOVERY) HAVE
BEEN EXAMINED,
THERE IS A NEED FOR A LANDFILL SITE TO SERVICE THE
WASTE DISPOSAL REQUIREMENTS OF THE REGION, APPLYING
THE ‘PROXIMITY PRINCIPLE’,
THERE ARE NO SIGNIFICANT ADVERSE EFFECTS ON
SURROUNDING LAND USES, AND
SATISFACTORY MEASURES WILL BE TAKEN TO SECURE
RESTORATION, AFTERCARE AND AFTERUSE OF THE SITE.
17.29
POLICY
Was 5
Landraising is the deposition of waste, not in man made or natural voids but
above the surface of the land. Landraise has some technical advantages over
landfill, such as improved leachate control and the potential problem of
containment is easier to monitor and remedy. However, landraise should avoid
areas of the best and most versatile agricultural land (see policy Rur8).
LANDRAISING
LANDRAISING WILL ONLY BE PERMITTED WHERE:
ii.
iii.
iv.
THE REQUIREMENTS SET OUT IN POLICY Was4 ARE MET,
THE LANDFORM CREATED WOULD REFLECT THE SCALE AND
CHARACTER OF THE SURROUNDING TOPOGRAPHY,
AFTER RESTORATION WOULD ASSIMILATE NATURALLY INTO
THE LANDSCAPE OF THE AREA.
PROPOSALS FOR LANDRAISING ON THE BEST AND MOST VERSATILE
AGRICULTURAL LAND WILL BE RESISTED (SEE POLICY Rur8).
PROTECTION OF WATERCOURSES AND GROUNDWATER SUPPLIES
17.30
Waste developments may pollute watercourses and groundwater, affecting
amongst other things natural wildlife habitats and water abstraction, if proper
controls are not in place. The aquifer, which runs below much of Hartlepool, is a
vitally important resource providing the main source of water for the town. It is
therefore essential that the aquifer be protected as far as possible from all forms
of pollution caused by waste and other development. Policy PU4 above aims to
protect the aquifer from pollution (see also Policy GEP1).
CIVIC AMENITY SITES, MATERIAL RECOVERY FACILITIES AND WASTE
TRANSFER STATIONS
17.31
Material recovery facilities typically recover materials for subsequent sale or
processing.
In Hartlepool a number of facilities are located in the
Longhill/Sandgate area. Given the expected future waste levels, indicated in
paragraph 17.11, there are adequate facilities present to cope with demand, at
least until 2016. The Council’s main civic amenity site is currently located on
Burn Road.
17.32
The End of Life Vehicle Directive was fully implemented in 2006. This directive
increases the requirements for material recovery from vehicles no longer in use.
These requirements will create a greater need for facilities capable of dealing
with such processes.
17.33
The development of waste transfer stations, civic amenity sites and other bad
neighbour uses is covered in Policy Ind6 relating to bad neighbour uses in the
Longhill/Sandgate area. The location of these facilities is key as they need to be
close to the main concentrations of population for transport reasons, but far
enough away to protect the amenity of residential areas.
245
INCINERATION
17.34
Incineration is the main alternative disposal option to landfill for combustible
waste, and as such can significantly reduce the volume of waste requiring final
disposal to landfill. The waste to energy plant operated by SITA Tees Valley
Limited at Haverton Hill produces a valuable product from the incineration
process with the capability of generating 20MW of electricity. Given this facility
and the current waste disposal contracts to which the Borough Council is
operating there is no scope for additional incineration facilities to treat municipal
waste.
17.35
Small incinerators which deal with the waste arising on a particular industrial site
may be capable of being located within the same site, which is in accordance
with the proximity principle. Environmental impacts, most notably the emissions
arising, should be taken into account in determining planning applications.
POLICY
Was6
INCINERATION
PROPOSALS FOR INCINERATORS WILL ONLY BE PERMITTED
WHERE:
i.
ii.
iii.
iv.
v.
vi.
THE WASTE TO BE TREATED ARISES PRIMARILY FROM
WITHIN THE REGION,
THE
PROPOSAL
REPRESENTS
THE
BEST
PRACTICABLE ENVIRONMENTAL OPTION (BPEO),
RESIDUES CAN BE DISPOSED OF SAFELY,
THE PROPOSED PLANT IS LOCATED ON AN
INDUSTRIAL SITE IDENTIFIED IN POLICY Ind9 FOR
POTENTIALLY
POLLUTING
OR
HAZARDOUS
INDUSTRIES OR ON THE PREMISES WHERE THE WASTE
ARISES,
THERE ARE NO SIGNIFICANT ADVERSE EFFECTS ON
SURROUNDING LAND USES, AND
THE DEVELOPMENT WILL NOT PREJUDICE THE
OVERALL DEVELOPMENT OF THE AREA.
AN ENVIRONMENTAL IMPACT ASSESSMENT WILL BE REQUIRED FOR
ANY WASTE INCINERATION PROPOSAL (SEE POLICY GEP5).
246
18
IMPLEMENTATION AND RESOURCES
INTRODUCTION
18.1
The policies and proposals contained in the local plan must be realistic and
capable of being implemented within the plan period to 2016. The plan is an
enabling document and sets the land use context for developments by the public
and private sectors together with local communities and voluntary organisations,
often in partnership.
It is particularly important in setting the policy context
supporting bids for central government regeneration, transport, and housing
finance and for European, Countryside Agency and National Lottery assistance.
18.2
The policies in the plan generally fall into one of three categories:
i.
development control policies,
ii.
site specific policies, and
iii.
proposals of intent.
18.3
Table 18.1 lists the policies of the plan and indicates the main agencies for their
implementation.
DEVELOPMENT CONTROL
18.4
The development control policies which are implemented by the Borough Council
in its capacity as the local planning authority generally comprise three main types
- those:
♦
setting standards for development,
♦
setting out criteria for specific types of development, and those
♦
seeking the protection and/or enhancement of specific areas of land
or structures.
18.5
These policies provide specific guidance to potential developers. The process of
development control, by the grant of planning permission (with or without
conditions or obligations) or the refusal of permission, will control the location and
character of development and its impact on surroundings.
18.6
In considering planning applications, the Borough Council consults a wide variety
of individuals and organisations including those who can provide specific
guidance and technical advice. Reference is made in some policies of the need
to take into account the advice of such organisations as the Environment Agency,
English Nature, English Heritage, Sport England, and the Health and Safety
Executive, but other bodies such as Tees Archaeology, the Countryside Agency,
the Farming and Rural Conservation Agency and Tees Forest are also consulted
as appropriate.
SITE SPECIFIC POLICIES
18.7
The site specific policies in the plan allocate or otherwise identify areas of land for
particular uses and set out the criteria to be met by appropriate developments on
these areas of land.
Land is thus identified to enable the development of
employment, shopping, housing, education, public utilities, leisure and
recreational and mixed uses.
18.8
Much of the development likely to result from these enabling policies will be
initiated by the private sector, in particular most housing and industrial
developments, tourism related and leisure developments in the Marina and at
Seaton Carew, as well as further shopping developments in the town centre.
Public sector resources, including One North East (English Partnerships) and
European funds, will be made available for the provision of infrastructure as well
247
as premises on some industrial sites including North Burn, Queens Meadow and
Sovereign Park.
18.9
Funding provided under the regeneration initiatives will support development
schemes in the Single Regeneration Budget Partnership and New Deal for
Communities areas. In particular the mixed use policy for the Headland (policy
Com16) will provide the policy context for the implementation of the North
Hartlepool Partnership programme for the regeneration of that area.
18.10
The Borough Council is likely to implement very few of these policies solely from
its own resources - even some of the non-commercial recreational and leisure
developments will be provided and / or funded in part by private developer
contributions.
PROPOSALS OF INTENT
18.11
Some policies in the plan highlight the Borough Council’s intentions to promote or
undertake development.
18.12
An important part of the Council’s economic strategy is the promotion of tourism
in the town and several of the plan’s policies relate to the encouragement and
development of appropriate tourism-related facilities.
Implementation of
development resulting from these policies will be primarily by the private sector,
although the Borough Council will have an important role in carrying out
appropriate promotional activities.
18.13
The Borough Council will implement many of the proposals relating to the
enhancement of wildlife areas, including the provision of interpretative facilities,
often in partnership with English Nature and other wildlife bodies. The Borough
Council will also implement the proposal to establish new local nature reserves.
18.14
The Borough Council will primarily be responsible for implementing environmental
improvements in Conservation Areas, along major transport corridors and within
the green network. The additional tree and woodland planting proposed in the
plan will in part be undertaken by the Borough Council, with grant assistance from
the Forestry Authority where appropriate, and in part by private developers.
Derelict land will be reclaimed with grant assistance from One North East and
other untidy sites having a significant detrimental effect on the surrounding
environment will, subject to resources being made available, be compulsorily
acquired by the Council.
18.15
Improvements to housing areas and environmental improvements in commercial
and industrial improvement areas will be implemented primarily by the respective
regeneration partnerships.
18.16
The Borough Council will implement many of the proposals for recreational
development, and in this respect will seek funding from appropriate sources such
as the national lottery. Some will also be resourced through contributions from
developers or as part of regeneration programmes. Proposals for recreational
developments in the rural areas, such as the community forest greenways and
gateway sites and improvements to the right of ways, will be implemented by the
Borough Council with appropriate grant assistance from the Countryside Agency.
18.17
The Borough Council as the highway authority will implement the proposals for
improvements to public transport, cycleways, pedestrian routes and traffic
management in accordance with the Hartlepool Local Transport Plan.
The
private sector will also have a part to play in relation the provision of local links to
the cycleway network and where appropriate the implementation of proposals in
green transport plans.
248
Table 18.1: ANTICIPATED RESPONSIBILITY FOR IMPLEMENTATION AND RESOURCING OF POLICIES
Policy No. and description
Principal agencies for
implementation & resourcing
Type
of policy
HBC
GEP1
GEP2
GEP3
GEP4
GEP5
GEP6
GEP7
GEP8
GEP9
GEP10
GEP11
GEP12
GEP13
GEP14
GEP15
GEP16
GEP17
GEP18
Access for All
Energy Efficiency
Advertisements
Provision of Public Art
Works to Protected Trees
Review of Tree Preservation Orders
Compulsory Purchase of Potential Dev't Sites
Untidy Sites
Derelict Land Reclamation
Development on Contaminated Land
DC(Standards)
DC(Standards)
DC(Standards)
DC(Protection)
DC(Standards)
DC(Standards)
DC(Standards)
DC(Criteria)
Intent
Intent
Intent
DC(Protection)
DC(Protection)
Intent
Intent
Intent
Intent
DC(Standards)
Others
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
LPA
DC
DC
LPA
LPA
LPA
LPA
DC
all applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
all applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
ONE (grants)
relevant applicants
Ind1
Ind2
Ind3
Ind4
Ind 5
Ind6
Ind7
Ind8
Ind9
Ind10
Ind 11
North Burn Electronics Components Park
Queens Meadow Business Park
Higher Quality Industrial Estates:
Industrial Areas
Bad Neighbour Uses
Port-related Development
Potentially Polluting or Hazardous Developments
Underground Storage
Site Specific
Site specific
Site specific
Site specific
Site specific
DC(Criteria)
Site specific
Intent
Site specific
Site specific
DC(Criteria)
DC
DC
DC
DC
DC
DC
DC
DC/LPA
DC
DC
DC
relevant applicants
relevant applicants / ONE
relevant applicants
port authority / relevant applicants
relevant applicants / SRB (grants)
relevant applicants
relevant applicants
relevant applicants
RETAIL, COMMERCIAL & MIXED USE DEVELOPMENT
Com1
Com2
Com3
Com4
Com5
Com6
Com7
Com8
Com9
Com10
Com11
Com12
Com13
Com14
Primary Shopping Area – Opportunity Site
Local Centres
Tees Bay Mixed Use Site
Main Town Centre Uses
Food and Drink
Commercial Uses in Residential Areas
Business Uses in the Home
Site specific
Site specific
Site specific
Site specific
Site specific
Intent
Site specific
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC
DC
DC
DC
DC
DC/LPA
DC
DC
DC
DC
DC
DC
DC
DC
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
Relevant applicants / SRB / NDC (grants)
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
249
Type
of policy
HBC
Others
RETAIL, COMMERCIAL & MIXED USE DEVELOPMENT (continued)
Com15
Com16
Com17
Victoria Harbout/North Docks Mixed Use Site
Headland – Mixed Uses
Land West of A179/North of Middleton Road
Site specific
Site specific
Site specific
DC
DC/LA
DC
relevant applicants
relevant applicants / SRB partnership
relevant applicants
DC/LA
DC/LA
DC
DC
DC
DC/LA
LA
LPA
DC/LA
DC
LA
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
English Nature / other wildlife groups
relevant applicants
relevant applicants
-
LA
LA
LA
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
SRB and NDC partnerships
SRB/NDC partnerships/relevant applicants
HBC / NDC / partners
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
LA
DC
LA
LA/DC
LA/DC
DC
LA
DC
LA
LA
DC
DC
DC
DC
DC
DC
DC
Local Transport Plan funding
LTP funding/Railtrack/train companies
LTP funding/relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
TOURISM
To1
To2
To3
To4
To5
To6
To7
To8
To9
To10
To11
Development Sites at Seaton Carew
North Shelter
Seaton Park
Green Tourism
Hsg1
Hsg2
Hsg3
Hsg4
Hsg5
Hsg6
Hsg7
Hsg8
Hsg9
Hsg10
Hsg11
Hsg12
Hsg13
Hsg14
Housing Market Renewal
Mixed Use Areas
Conversions for Residential Uses
Residential Uses of Upper Floors
New Residential Layout – Design etc.
Residential Annexes
Homes and Hostels
Gypsy Site
Tra1
Tra2
Tra3
Tra4
Tra5
Tra6
Tra7
Tra8
Tra9
Tra10
Tra11
Tra12
Tra13
Tra14
Tra15
Tra16
Tra17
Bus Priority Routes
Railway Line Extension
Rail Halts
Cycleways Network
Cycle Facilities
Pedestrian Linkages
Pedestrian Routes – Residential Areas
Road Schemes – Development Sites
Railway Sidings
Intent
Site specific
Site specific
Site specific
Site specific
Site specific
Intent
Intent
Intent
Site specific
Intent
HOUSING
Intent
Intent
Intent
DC(Protection)
DC(Criteria)
Site specific
DC(Criteria)
DC(Criteria)
DC(Standards)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
TRANSPORT
250
Intent
Site specific
Intent
Intent
Intent
DC(Standards)
Intent
DC(Standards)
Intent
Intent
DC(Protection)
DC(Protection)
DC(Protection)
DC(Standards)
DC(Protection)
DC(Standards)
DC(Protection)
Type
of policy
HBC
Others
TRANSPORT (continued)
Tra18
Tra19
Tra20
Provision for Alternative Transport
Travel Plans
DC(Criteria)
DC(Standards)
DC(Standards)
DC
DC
DC
relevant applicants
relevant applicants
relevant applicants
PU1
PU2
PU3
PU4
PU5
PU6
PU7
PU8
PU89
PU10
PU11
Drainage Systems
Electricity Transmission, Distribution and Supply
Telecommunications
Local Facilities serving Residential Areas
Primary School Location (Middle Warren)
Primary School Site (Jesmond Road)
Dco1
Dco2
Landfill Sites
Flood Risk
DC(Standards)
DC (Standards)
Site specific
DC(Protection)
DC(Criteria)
Site specific
DC(Criteria)
DC(Criteria)
DC(Criteria)
Site specific
Site specific
DC
DC
DC
DC
DC
DC
DC
DC
DC
LA/DC
LA/DC
relevant applicants
relevant applicants
Nothumbriam Water plc
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
education authority funding
education authority funding
DC(Standards)
DC(Protection)
DC
DC
relevant applicants
relevant applicants
Rec1
Coastal Recreation
DC(Criteria)
DC
relevant applicants
DC(Standards)
DC
relevant applicants
Intent
LA/DC
relevant applicants
DC(Protection)
DC
relevant applicants
Rec2
Casual Play in New Housing Areas
Rec3
Neighbourhood Parks
Rec4
Rec5
Intent
LA/DC
relevant applicants
Rec6
Intent
LA/DC
relevant applicants
Rec7
Site Specific
DC
relevant applicants
Rec8
Intent
LA
SRB partnerships/CA/relevant developers
Rec9
Recreational Routes
Intent
LA
LTP / Countryside Agency / lottery
Intent
LA
CA / Tees Forest / Lottery
Rec11 Noisy Sports and Leisure Activities
DC(Criteria)
DC
relevant applicants
Rec12 Land West of Brenda Road
Site specific
DC
relevant applicants
Rec13 Late Night Uses
DC(Criteria)
DC
relevant applicants
DC(Criteria)
DC
relevant applicants
LA
DC
DC
LA
LA/DC
DC
SRB partnerships / LTP / developers
relevant applicants
relevant applicants
relevant applicants
relevant applicants
Rec10 Summerhill
Rec14 Major Leisure Developments
THE GREEN NETWORK
GN1
GN2
GN3
GN4
GN5
GN6
Tree Planting
WL1
Protection of International Conservation sites
Protection of Nationally Important Nature
Conservation Sites
Protected Species
Intent
DC(Protection)
DC(Protection)
Intent
Intent
DC(Protection)
WL2
WL3
WL4
WL5
DC(Protection)
DC
relevant applicants
DC(Protection)
DC
relevant applicants
Intent
DC(Protection)
DC(Protection)
LA
DC
DC
English Nature / other wildlife groups
relevant applicants
relevant applicants
251
Type
of policy
HBC
Others
WILDLIFE AND NATURAL FEATURES (continued)
WL6
WL7
WL8
Protection of SNCIs and RIGSs
Intent
DC(Protection)
DC(Protection)
LA
DC
DC
relevant applicants
relevant applicants
HE1
HE2
HE3
HE4
HE5
HE6
HE7
HE9
HE10
HE11
HE12
HE13
HE14
HE15
Protection & Enhancement of Conservation Areas
Protection & Enhancement of Registered Parks etc.
Works to Listed Buildings (including partial
demolition)
Developments in the Vicinity of Listed Buildings
Protection of Locally Important Buildings
Scheduled Monuments
Rur1
Rur2
Rur3
Rur4
Rur5
Rur6
Rur7
Rur8
Rur9
Rur10
Rur11
Rur12
Rur13
Rur14
Rur15
Rur16
Urban Fence
Village Envelopes
Rural Services
Prior Notification for Agricultural Development
New Housing in the Open Countryside
Re-use of Rural Buildings
The Tees Forest
Small Gateway Sites
DC(Protection)
DC(Protection)
DC(Protection)
DC(Standards)
DC(Standards)
DC(Protection)
DC(Standards)
DC(Criteria)
DC(Protection)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Standards)
Intent
DC(Criteria)
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
DC
LA
DC
relevant applicants
relevant applicants
relevant applicants
relevant applicants/village communities
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants / Tees Forest / CA
relevant applicants
Rur17
Rur18
Rur19
Rur20
Strategic Recreational Routes
Rights of Way
Summerhill – Cowpen Bewley Greenway
DC(Protection)
Intent
Site specific
DC(Protection)
DC
LA
DC
DC
relevant applicants
Tees Forest / Countryside Agency
relevant applicants /Tees Forest / CA
relevant applicants
DC
LA
DC
DC
DC
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
HE8
DC(Protection)
Intent
DC(Standards)
DC(Protection)
Intent
DC(Protection)
DC(Protection)
DC
LPA
DC
DC
LPA
DC/LA
DC
relevant applicants
English Heritage
relevant applicants
relevant applicants
relevant applicants/ English Heritage / Lottery
relevant applicants
DC(Criteria)
DC
relevant applicants
DC(Criteria)
DC(Standards)
Intent
DC(Criteria)
DC(Protection)
DC(Protection)
DC(Protection)
DC
DC
LPA
LPA
DC
DC
DC/LA
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants / Tees Archaeology
THE RURAL AREA
MINERALS
Min1
Min2
Min3
Min4
Min5
252
Safeguarding of Mineral Reserves
Use of Secondary Aggregates
Mineral Extraction
Transport of Minerals
DC(Protection)
Intent
DC(Criteria)
DC(Criteria)
DC(Standards)
Type
of policy
HBC
Others
DC
LA
DC
DC
DC
DC
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
relevant applicants
WASTE
Was1
Was2
Was3
Was4
Was5
Was6
Major Waste Producing Developments
Provision of ‘Bring’ Recycling Facilities
Composting
Landraising
Incineration
DC(Criteria)
Intent
DC(Criteria)
DC(Criteria)
DC(Criteria)
DC(Criteria)
Abbreviations:
CA
Dc
HBC
LA
LPA
Countryside Agency
Development control powers
Hartlepool Borough Council
Local authority
Local planning authority
LTP
NDC
ONE
SRB
Hartlepool Local Transport Plan
New Deal for Communities
One North East
Single Regeneration Budget
253
254
19
MONITORING AND REVIEW
INTRODUCTION
19.1
The Hartlepool Local Plan establishes a framework of planning policies by which
to control development and land-use by the Council, private developers,
partnerships, individuals and other agencies. These planning policies are a
means of attaining the Borough Council’s overall aim to ‘take direct action and
work in partnership with others, to continue the revitalisation of Hartlepool life and
secure a better future for Hartlepool people’. They are formulated in response to
specific circumstances and problems which are apparent at the time the plan is
being prepared. Plan preparation is, however, not a once-and-for-all exercise
and this plan reviews and supersedes the plan adopted in 1994.
19.2
The local plan is based on the best information available at the time of
preparation, and of necessity makes assumptions about likely future trends and
events. Changes in the state of the economy, leading to periods of growth or
recession, changes in the policies of government at all levels, change in the
scheduling of investment (to name but a few examples) will relate to the
continued validity of the plan.
MONITORING
19.3
There is a need for continuous feedback on the implementation of the local plan
policies.
Monitoring should be an on-going process which involves regular
checking that:
♦ the plan assumptions remain valid,
♦ policies are successful in fulfilling the aims of the plan and the plan’s
targets are being met,
♦ policies and proposals remain relevant to current issues, and
♦ proposals are being progressed at the rate anticipated.
Such monitoring will not only relate to the collection of data, but also, so far as
practicable, will take account of the views of the plan’s clients including
developers and the general public.
ANNUAL MONITORING REPORT
19.4
The new planning legislation referred to in Chapter 1 1 requires that an Annual
Monitoring Report is prepared as part of the Local Development Framework.
The Annual Monitoring Report should assess:
•
the implementation of the Local Development Scheme (LDS) which sets
out the Council’s rolling programme for the preparation of documents
relating to forward planning; and
•
the extent to which policies in current planning documents are being
achieved.
19.5
In order to properly assess the effectiveness of planning policies, the social,
economic and environmental context within which the policies have been
formulated, the problems and issues they are intended to tackle, and the
opportunities of which advantage can be taken to resolve such problems and
issues will be set out in the annual monitoring report. A range of indicators will
be established to monitor policies. Certain indicators (referred to as ‘core output
indicators’) have been established by central government and must be monitored
by all local planning authorities. This includes the preparation of a housing
trajectory illustrating past and likely future housing completions against the
requirements set out in strategic planning documents (currently the Tees Valley
Structure Plan, but ultimately the Regional Spatial Strategy). Other indicators
1
See paragraph 1.20.
255
(‘local output indicators’) will be developed to ensure robust assessment of policy
implementation relevant to the specific circumstances of the Hartlepool area and
reflecting the availability of existing data sources.
19.6
In assessing the implementation of policies, the annual monitoring report will
o where policies are not being implemented, explain why and set out
the steps to be taken to ensure that the policy is implemented, or
identify whether the policy is to be amended or replaced;
o identify whether policies need adjusting or replacing because they are
not working as intended;
o identify any policies that need changing to reflect changes in national
or regional policy; and
o set out whether any policies are to be amended or replaced.
19.7
The Annual Monitoring Report will be published in December each year and
relate to the previous financial year. The first two annual monitoring reports (for
2004-2005 and for 2005-2006) must concentrate on the implementation of the
policies of the 1994 Hartlepool Local Plan, as this was the plan in force over
these two years.
Subsequently, annual monitoring reports will consider the
extent to which the saved policies included in this plan (adopted in April 2006) are
being achieved.
REPLACEMENT OF POLICIES
19.8
256
Under the new planning legislation the policies in this plan will be saved for at
least three years, unless monitoring indicates that they are no longer working as
intended. Ultimately the policies will be replaced in the new local development
documents to be prepared under the new planning system. The programme for
the preparation of these documents is set out in the Local Development Scheme.
20
ENVIRONMENTAL APPRAISAL OF THE LOCAL PLAN
INTRODUCTION
20.1
As part of the preparation of the local plan an environmental appraisal has been
carried out on the policies as they have developed.
The appraisal has
highlighted areas of environmental concern, which in some cases have been able
to be addressed by amending and strengthening the environmental emphasis of
the policies.
20.2
The method of appraisal followed Government guidance on environmental
appraisals of development plans, updated to comply with Hartlepool Borough
Council’s method of sustainability appraisal used in line with the Hartlepool
Sustainable Development Strategy.
20.3
At the national level Planning Policy Guidance Note 12 (Development Plans and
Regional Planning Guidance) states that all plans must undergo an
environmental appraisal as part of the plan making process 1 .
20.4
The Environmental Appraisal also incorporates a
reasons outlined below. Sustainable Development
Commission on Environment and Development (the
“development which meets present needs without
future generations to meet their own needs.”
20.5
Sustainable Development is now an over riding objective for the European Union.
This is stated in the Amsterdam Treaty.
It stipulates that environmental
protection requirements must be integrated within all community policies, in
particular with a view to promoting sustainable development.
sustainability appraisal for
was defined by the World
Brundtland Commission) as
compromising the ability of
BACKGROUND
20.6
In 1993 the Department of the Environment published “Environmental Appraisal
of Development Plans - A Good Practice Guide”. This guidance shows how the
Council should assess whether each policy will have a positive, negative or
neutral impact on the environment.
20.7
The guidance suggested that local authorities should refine their list according to
local circumstances. Since the guidance was published, however, environmental
and sustainability issues have moved on considerably.
As a consequence
Hartlepool Borough Council has sought to bring the environmental appraisal of
the local plan in line with the sustainability appraisal used in the preparation of the
Local Sustainability Development Strategy. The criteria used have followed quite
closely the list in the guidance, but have been defined under the headings of
pollution, natural resources, biodiversity and landscape, local distinctiveness,
access and crime. These headings fit in with the sustainability appraisal which is
based on the thirteen themes of sustainability indicated in bold type in Table 20.1.
20.8
The aims of an environmental appraisal are different to those of a sustainability
appraisal. Not all of the criteria in the sustainability appraisal are included in the
environmental appraisal and environmental factors are considered in greater
detail in the environmental appraisal. Environmental assessment may identify
significant negative environmental impacts as for example in out of town
greenfield locations such as North Burn (Samsung). In certain circumstances the
1
PPG12 has since been superseded by PPS12 and the provisions of the Planning & Compulsory Purchase Act 2004
whereby Plans and Programmes are subject to Sustainability Appraisal (SA) and Strategic Environmental
Assessment (SEA) However this Local Plan was prepared prior to July 2006 and so has been prepared under the
previous regulations relating to environmental appraisal.
257
benefits of development in economic and social terms may need to be balanced
against the negative effects. In such cases the Sustainability Appraisal, which
includes social and economic considerations may give a more balanced
indication of the effect of major development proposals of national or regional
importance. In both environmental and sustainability assessments it is important
to identify opportunities to ameliorate or minimise any adverse environmental
effects.
Table 20.1
Environmental Appraisal Criteria
Sustainability Appraisal Criteria
Pollution
Atmospheric Pollution
Warming
Local Air Quality
Noise
Land and Soil
Water Quality
Light
Natural Resources
Pollution
Atmospheric Pollution & Global
Warming
Local Air Quality
Noise
Light
Materials Use
Natural Resources /
Waste Management
Transport Energy Efficiency
Built Environment Energy Efficiency
Renewable Energy Potential
Minerals
Land, air and water quality
Waste Management
Biodiversity
Local Diversity/ Distinctiveness
Cultural and Built Heritage
Landscape and Open Land
Coast
Access
Crime and Persecution
Diverse Economy
Skills, Knowledge and Education
Culture, Leisure and Recreation
Community Participation
Basic Needs
Health and Well- Being
Local Needs
and
Global
Transport Energy Efficiency
Minerals
Biodiversity
Wildlife
Local Distinctiveness
Cultural and Built Heritage
Landscape and Open Land
Coast
Access
Public Access to Open Space
Crime
Crime Prevention
20.9
The criteria considered when assessing the impact of each policy are set out as
follows:
ENVIRONMENTAL CRITERIA
POLLUTION
1. Atmospheric Pollution and Global Warming
Is the policy likely to increase the production of Carbon Dioxide and
other Greenhouse Gases?
Is it likely to lead to result in other atmospheric pollutants, for example
which damage the ozone layer?
258
Does the policy protect/promote an increase in tree cover (which can fix
carbon dioxide)?
2. Local Air Quality
Is the policy likely to lead to an increase in local traffic?
Is the policy likely to lead to an increase in air pollutants or fumes from
other sources?
3. Noise
Does the policy safeguard against the effects of pollution by noise?
4. Land and Soil
Does the policy safeguard agricultural land or greenspace from loss,
contamination or dereliction?
Does it promote reclamation? Does it protect greenfield sites or
promote the re-use of brownfield sites?
5. Water Quality
Does the policy help to protect water resources or promote their
effective stewardship?
6. Light
Will the policy lead to an increase in light pollution?
NATURAL RESOURCES
7. Transport Energy Efficiency
Is the policy likely to increase the number and/or length of journeys by
car?
Does the policy promote alternative forms of transport to the car, e.g.
cycling, walking or public transport?
8. Built Environment Energy Efficiency
Does the policy encourage/promote energy efficiency in buildings, e.g.
design, location, siting, form, layout, density, choice of materials?
9. Renewable Energy Potential
Does the policy encourage the use of renewable energy?
10. Minerals
Does the policy promote the protection or careful use of non-renewable
resources?
Does it promote the re-use of buildings or building materials?
Does it promote re-use or recycling of materials?
BIODIVERSITY AND LANDSCAPE
11. Wildlife
Does the policy help to protect or enhance biodiversity/wildlife habitats
or might it result in their damage or loss?
Does it protect trees, ponds wetlands or other locally important
habitats?
LOCAL DISTINCTIVENESS
12. Cultural and Built Heritage
Does the policy maintain and improve Listed buildings, conservation
areas, ancient monuments, archaeological remains or cultural/historic
landscapes?
259
Does the policy promote the improvement, re-use and/or maintenance
of existing buildings?
13. Landscape and Open Land
Does the policy promote the protection or enhancement of the
landscape, countryside or open urban land?
Does it encourage quality planting schemes.
Does it protect/encourage links between open space and landscape
features?
14. Coast
Does the policy protect or improve the coast, e.g. coastal protection,
landscape, views, heritage, wildlife habitats, water quality?
ACCESS
15. Public Access to Open Space
Does the policy maintain or increase the quality and availability of public
access to the countryside and open space?
CRIME
16. Crime Prevention
Does the policy increase safety and security through, for example,
designing out crime?
THE ENVIRONMENTAL APPRAISAL
20.10
All 178 local plan policies have been appraised using the criteria described above
to determine whether they have a positive, negative or neutral effect. The aim
has not been to assess in too much detail but rather to raise awareness of the
relationship between the policies and environmental factors. The results of the
appraisal together with those of the sustainability appraisal are set out in the
separately published document “Hartlepool Local Plan - Environmental Appraisal
and Sustainability Assessment”. The assessment has been carried out by a
small multidisciplinary team representing the council’s various interests in
environmental matters including Agenda 21 and ecology.
20.11
Examples include a more comprehensive general environmental improvement
policy (GEP1) than had been in the 1994 adopted plan. Other specific areas of
concern included the need to minimise light pollution, to encourage the use of
secondary aggregates, and to afford increased protection of water resources.
Other policy areas where environmental factors have had greater emphasis
arising directly from the environmental appraisal include the requirement for
Travel Plans, the protection of the green network, additional planting, the need to
minimise any adverse impact on biodiversity and a greater emphasis on
developer contributions to secure environmental benefits.
20.12
The results of the assessment are given in Table 20.2 below. The framing of
policies has been directly influenced by the appraisal in that many of the policies
have been strengthened by the identification of opportunities available to
minimise adverse environmental effects arising from new development. Where
the policies are likely to result in positive enhancement of the environment the
relevant issue is identified by a tick in the appropriate box in the table.
260
Table 20.2 ENVIRONMENTAL APPRAISAL
Crime Prevention
GEP 4
GEP 5
GEP 6
Energy Efficiency
GEP 7
GEP 8
Advertisements
GEP 9
Developers' Contributions
U
12
13
14
15
16
Crime Prevention
GEP 3
11
Water Quality
Access for All
10
The Coast
Land & Soil
GEP 2
9
Landscape & Open Land
Noise
8
Cultural & Built Heritage
Local Air Quality
GEP 1
7
Biodiversity & Wildlife
Policy Subject
6
Minerals
5
4
3
Transport Energy
2
Light
1
HARTLEPOOL LOCAL PLAN - April 2006
Policy
No.
Criteria
U
U
U
U
?
?
GEP 10 Public Art
?
GEP 11 Article 4 Directions
GEP 12 Trees, Hedgerows & Development
GEP 13 Works to Protected Trees
GEP 14 Review of Tree Preservation Orders
GEP 15 Compulsory Purchase
GEP 16 Untidy Sites
GEP 17 Derelict Land Reclamation
GEP 18 Contaminated Land
U
U
?
U
U
?
?
U
U
?
261
Ind 8
Ind 9
Potentially Polluting or Hazardous
Ind 10
Underground Storage
Ind 11
U
U
U
U
U
?
U
U
U
U
U
U
U
?
U
U
?
U
16
Crime Prevention
Port Related Development
?
15
Bad Neighbour Uses
Ind 7
?
U
U
U
U
U
U
U
14
The Coast
Ind 6
U
U
13
Industrial Areas
?
?
U
U
U
U
U
11
Ind 5
U
U
U
U
U
U
U
10
Higher Quality Industrial Sites
?
U
9
Minerals
Ind 4
U
U
U
U
U
8
Queens Meadow
U
U
U
U
U
7
Transport Energy
Ind 3
U
U
U
U
U
U
U
6
Light
North Burn
5
Water Quality
Ind 2
4
Land & Soil
3
Noise
Ind 1
2
Local Air Quality
Policy Subject
Policy
No.
1
262
Criteria
12
U
U
U
U
U
U
?
U
U
?
U
U
U
U
U
U
?
U
?
U
?
?
?
U
Com 9
Major Town Centre Uses
U
U
U
?
16
Crime Prevention
U
15
Com 8
U
U
U
14
The Coast
Tees Bay Retail Park
13
Com 7
12
11
Com 6
U
?
10
Minerals
Local Centres
9
Com 5
?
U
8
Com 4
?
U
?
U
7
Transport Energy
6
Light
Com 2
5
Water Quality
4
Land & Soil
Com 1
3
Noise
Policy Subject
2
Local Air Quality
1
Policy
No.
Criteria
?
U
U
U
Com 10 Retailing in Industrial Areas
Com 11 Petrol Filling Stations
Com 12 Food & Drink
U
U
U
U
U
U
U
U
263
To 4
Development Sites at Seaton Carew
To 5
North Shelter
To 6
Seaton Park
To 7
Green Tourism
To 8
To 9
To 10
To 11
Business Tourism & Conferencing
U
15
U
U
U
U
U
U
U
U
?
?
?
U
U
U
U
U
U
U
U
?
?
U
U
U
U
U
U
U
?
U
?
U
16
Crime Prevention
To 3
14
13
The Coast
To 2
U
12
11
Light
Com 17 Land West of A179
To 1
10
Water Quality
U
Com 16 Headland - Mixed Uses
9
U
U
U
U
U
?
Victoria Harbour/N.Docks Mixed Use
8
Minerals
Land & Soil
Com 14 Business Uses in the Home
7
6
5
Transport Energy
4
?
U
Com 13 Commercial Uses in Residential
Com15
3
Noise
Policy Subject
Policy
No.
2
Local Air Quality
1
264
Criteria
U
U
15
16
Crime Prevention
U
14
U
13
The Coast
12
10-
11
Minerals
U
9
U
U
Housing Market Renewal
Hsg 14 Hsg 4
Hsg 1
Hsg 5
Hsg 3
Hsg 6
Mixed Use Areas
Hsg 7
Hsg 7
Conversions for Residentail Uses
Hsg 8
Hsg 8
Residential Use of Upper Floors
Hsg 6
Hsg 9
New Residential Layout
Hsg 15 Hsg10
Hsg 16 Hsg11
Residential Annexes
Hsg 9
Homes & Hostels
Hsg12
U
8
Hsg 3
7
6
Transport Energy
Hsg 13 Hsg 2
5
Light
4
Water Quality
Hsg 12 Hsg 1
1
Land & Soil
Policy Subject
Noise
New
Policy
No.
3
Local Air Quality
Former
Policy
No.
2
Criteria
Hsg 10 Hsg13
Hsg 11 Hsg14
Gypsy Site
U
U
U
?
?
U
U
U
U
U
?
U
?
?
265
U
U
U
U
?
U
U
U
U
U
U
?
U
?
?
U
U
U
U
U
U
?
U
?
U
?
?
U
U
U
U
13
14
15
16
Crime Prevention
U
U
U
U
12
?
U
U
U
?
?
11
The Coast
Transport Energy
U
10
9
8
7
Minerals
6
Light
U
U
5
Water Quality
Bus Priority Routes
Railway Line Extension
Rail Halts
Cycleways Network
Cycle Facilities
Pedestrian Linkages
Pedestrian Routes
Traffic Management
Road Shemes: Development Sites
Restriction on Access
Railway Sidings
Provision for Alternative Transport
Green Transport Plans
4
Land & Soil
Policy Subject
3
Noise
2
Local Air Quality
Tra 1
Tra 2
Tra 3
Tra 4
Tra 5
Tra 6
Tra 7
Tra 8
Tra 9
Tra 10
Tra 11
Tra 12
Tra 13
Tra 14
Tra 15
Tra 16
Tra 17
Tra 18
Tra 19
Tra 20
1
266
Policy
No.
Criteria
U
U
U
U
U
U
U
?
?
?
?
?
?
Local Facilities
PU10
Primary School Location
PU11
Primary School Site
Dco 1
Landfill Sites
Dco 2
Areas at Risk from Flooding
16
Crime Prevention
PU 9
15
Telecommunications
14
The Coast
PU 8
13
12
PU 7
11
Electricity Transmission
10
Minerals
PU 5
PU 6
9
PU 4
8
7
Transport Energy
PU 3
6
Light
5
Water Quality
PU 2
4
Land & Soil
Drainage Systems
3
Noise
PU 1
2
Local Air Quality
Policy
Policy Subject
No.
1
Criteria
U
U
?
?
U
U
U
?
?
U
U
?
U
U
U
U
U
U
U
U
U
U
?
?
U
?
U
U
U
U
U
U
?
267
Rec 8
Rec 9
Recreational Routes
Rec 10
Summerhill
Rec 11
Noisy Outdoor Sports & Leisure
Rec 12
Land West of Brenda Road
Rec 13
Late Night Uses
Rec 14
U
?
?
?
U
U
?
?
U
U
?
U
U
16
Crime Prevention
Outdoor Recreation Sites at Seaton
15
Rec 7
14
The Coast
13
Rec 6
12
11
Rec 5
10
Minerals
Neighbourhood Parks
9
Rec 3
Rec 4
8
Provision for Play
7
Transport Energy
Rec 2
6
Light
Coastal Recreation
5
Water Quality
Rec 1
4
Land & Soil
Policy Subject
3
Noise
2
Local Air Quality
1
268
Policy
No.
Criteria
U
?
U
?
?
U
?
?
?
U
U
U
U
U
?
U
?
U
2
3
4
5
6
7
8
9
10
11
12
13
14
15
Policy Subject
Local Air Quality
Noise
Land & Soil
Water Quality
Light
Transport Energy
Minerals
The Coast
269
GN 1
GN 2
GN 3
GN 4
GN 5
Tree Planting
GN 6
WL1
Protection of International Nature Cons.Sites
WL2
Protection of Nationally Important Nature Cons.Sites
WL3
Enhancement of SSSIs
WL4
Protected Species
WL5
WL6
WL7
Protection of SNCIs & RIGSs
WL8
16
Crime Prevention
1
Policy
No.
Criteria
?
U
?
U
?
U
U
?
U
Water Quality
Light
Transport Energy
HE 2
Environmental Improvements
HE 3
Development in the Vicinity of
HE 4
Demolition in Conservation Areas
HE 5
HE 6
Registered Parks & Gardens
HE 7
Demolition of Listed Buildings
HE 8
Works to LBs (inc Partial Demolition)
HE 9
HE 10
Developments in the Vicinity of
HE 11
HE 12
List of Locally Important Buildings
HE 13
Scheduled Monuments
HE 14
HE 15
?
?
U
?
?
?
?
?
?
?
11
12
13
14
15
16
Crime Prevention
Land & Soil
Conservation Areas
10
Noise
HE 1
9
The Coast
Policy Subject
8
7
6
5
Minerals
4
3
2
Local Air Quality
1
270
Policy
No.
Criteria
U
?
U
?
?
?
?
?
?
?
U
U
?
?
?
?
?
U
U
U
Rural Services
Rur 7
Rur 8
Approval for Agricultural Development
Rur 9
Rur 10
Rur 11
Rur 12
New Housing
Rur 13
Reuse of Rural Buildings
Rur 14
The Tees Forest
Rur 15
Small Gateway Sites
Rur 16
Rur 17
Stategic Recreational Routes
Rur 18
Rights of Way
Rur 19
Summerhill Greenway
Rur 20
15
16
Crime Prevention
Rur 6
14
13
The Coast
Rur 5
12
U
U
11
Rur 4
U
10
Village Envelopes
U
9
Minerals
Rur 3
U
8
7
Rur 2
6
Transport Energy
Urban Fence
3
Light
Local Air Quality
271
Rur 1
5
Water Quality
Policy Subject
4
Land & Soil
2
Noise
1
Policy
No.
Criteria
U
U
U
U
?
?
?
?
?
?
?
U
?
?
?
U
U
U
?
?
U
U
U
U
U
?
U
?
3
4
5
6
7
8
9
10
11
12
13
14
15
Policy Subject
Noise
Land & Soil
Water Quality
Light
Transport Energy
Minerals
The Coast
Min 1
Safeguarding of Mineral Reserves
Min 2
Secondary Aggregates
Min 3
Mineral Extraction
Min 4
Transportation of Minerals
Min 5
Was 1
Major Waste Producing Development
Was 2
Bring Recycling Facilities
Was 3
Composting
Was 4
Was 5
Landraising
Was 6
Incineration Facilities
?
U
U
?
?
?
U
?
U
?
U
U
U
U
?
?
U
?
?
?
?
?
U
U
U
16
Crime Prevention
2
Local Air Quality
1
272
Policy
No.
Criteria
U
?
?
U
U
?
U
U
?
?
U
U

now - Hartlepool Borough Council

Transcription

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