East Renfrewshire Council

Giffnock Soccer CentrePlanning Brief

Director of EnvironmentAndrew J Cahill BSc (Hons)

Giffnock Soccer Centre

Planning Brief

October 2010

CONTENTS

1. INTRODUCTION Page 1

2. OBJECTIVES OF THE BRIEF Page 2

3. PLANNING POLICY AND GUIDANCE Page 3

4. ROADS, TRANSPORTATION & CAR PARKING Page 5

5. SERVICE INFRASTRUCTURE AND GROUND CONDITIONS Page 5

6. PLANNING PROCEDURES Page 5

7. CONTACT DETAILS Page 6

8. APPENDIX 1 Page 7

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1 INTRODUCTION 1.1 Background 1.2 The Council has identified an opportunity

for the provision of a soccer facility at a site located adjacent to St Ninians High School, Eastwood Park, Giffnock.

1.3 The facility will be located on land owned

by East Renfrewshire Council but will be operated by a privately run club.

1.4 Purpose of Brief 1.5 This Brief sets out the Planning

requirements and policy framework for a proposed soccer facility.

1.6 The Brief is not intended to be

prescriptive or overly restrictive. It provides relevant Planning guidance for the developer and advice on considerations that will be relevant to the Council as Planning Authority in assessing an application for Planning Permission or reserved matters for this project.

1.7 However, this guidance does not pre-

empt or prejudice the Council’s statutory duties in terms of the Town and Country Planning (Scotland) Act 1997, as amended by the Planning, Etc (Scotland) Act 2006.

Plan A

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1.8 Site Location, Description and

Ownership 1.9 The site, identified in Plan A extends to

0.7 hectares. It is an area of undeveloped land located within Eastwood Park. It formerly operated as a tree nursery and as a consequence there is a degree of tree cover within it.

1.10 It is a level site bounded on the north by

St Ninians High School sports pitches, to the west by open space, to the south by open space and Eastwood House and to the east by St Ninians High School.

1.11 The site is easily accessed from the

existing road and pedestrian network which services St Ninians High School.

1.12 The proposed site is entirely within the

ownership of East Renfrewshire Council. 2 OBJECTIVES OF THE BRIEF 2.1 The proposed facility will comprise an all

weather pitch approximately 106m x 66m, associated perimeter boarding, fencing and netting, access points and floodlighting.

2.2 Although the site is centrally located

within Eastwood Park, adjacent to St Ninians High School, it is also in relatively close proximity to residential properties and consequently there is a degree of sensitivity in terms of the impact of the proposed development on the surrounding area.

2.3 The transference of noise and impact of

floodlighting on the adjacent residential properties and the category C(s) listed Eastwood House are significant considerations and will influence the final design.

2.4 Whilst not forming part of St Ninians High

School, the Soccer Centre will require to relate to the school campus as it is intended that the existing school carparking and changing facilities will also service the Soccer Centre. In addition, the School will have use of the pitch during school hours. Proposals should acknowledge these facts and demonstrate

how the Soccer Centre and School facilities will interact.

2.5 The proposed facility should be functional,

accessible and well connected. It should be constructed using durable, high quality, low maintenance, energy efficient materials. Where appropriate materials should be from sustainable sources.

2.6 The development will result in the loss of

greenspace and it is important that cognisance is taken of how the development will interact with the remainder of the Park. A landscape buffer should be introduced to help offset noise and light pollution to the surrounding residential area and Eastwood House.

2.7 There are a number of trees within the

site from when it operated as a nursery. The majority of the trees are closely planted as a crop and have not been harvested. It is considered that this relatively small loss of tree cover is acceptable however, East Renfrewshire Council will provide guidance on tree matters including new and replacement planting if required.

2.8 It will be necessary to carry out a habitat

and species survey. This should identify the habitats at this location as well as the species that utilise the habitats, with particular regard given to any species identified as “protected species” under the Conservation (Natural Habitats &c.) Regulations 1994 and the Wildlife and Countryside Act 1981.

2.9 Boundary treatment, including fencing,

will require to be considered at the outset. This will be expected to be in keeping with the general amenity and character of the area.

2.10 In view of the scale of proposed

development and the potential environmental issues it will be necessary for the Planning Authority to screen the Planning Application for an Environmental Impact assessment.

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3 PLANNING POLICY AND GUIDANCE

3.1 Development Plan 3.2 The Policy context provides support in

principle for recreational use at this location and Appendix 1 sets out the detailed Policy information.

3.3 The relevant policy documents which

constitute the Development Plan are the Glasgow and the Clyde Valley Joint Structure Plan 2006 and the East Renfrewshire Local Plan (Adopted November 2003). All proposals are required to comply with the Development Plan. Exceptions will only be considered by the Council where the applicant demonstrates that material considerations outweigh the provisions of the Development Plan.

3.4 The Glasgow and Clyde Valley Joint

Structure Plan 2006 (Structure Plan), through Strategic Policy 9 identifies the criteria that should be applied in the assessment of any planning application in order to determine whether it accords with the Structure Plan (Appendix 1).

3.5 Whilst the adopted Local Plan is the

primary policy document, the Council is in the process of replacing the Local plan. A Finalised Local Plan was issued for consultation in August 2008 and it is anticipated that this will be adopted in late 2010. Significant weight can be attributed to the Finalised Local Plan as it reflects the Council’s preferred position in terms of its Policies and Proposals at this time.

3.6 The site is covered by the following

Policies contained within the Adopted and Finalised Local Plans:

East Renfrewshire Local Plan (Adopted November 2003) Policy Strat2, Assessment of Development Proposals –sets out the key tests for assessing new development proposals and specific strategic requirements. This Policy reflects sustainable development principles contained in the Structure Plan, Scottish Planning Policy and National Planning

Policy Guidance. Policy E1, General Urban Areas- states that there is a general presumption against significant new development or change of use not compatible with the character and amenity of the locality and its surrounding land uses. Policy L1, Protection of Important Urban Greenspace - seeks to safeguard the important urban Greenspaces and wider green network from development which would prejudice their continued leisure and recreational use or amenity or wildlife value. Policy L3, Sports and Leisure Facilities – seeks to safeguard all existing indoor and outdoor sport and leisure facilities. Proposals for new and improved facilities will be generally supported where they comply with the relevant policies. Proposal L7.2, New and Improved Facilities – seeks to secure the implementation of a new floodlit synthetic grass pitch and other improvement works at Eastwood Park. Policy E9, Flooding and Water Quality – reflects National Planning Policy and seeks to resist development proposals which could increase flood risk on site or elsewhere where satisfactory mitigation levels cannot be achieved. Policy DC1, All Development- contains criteria which provide detailed, design guidance with which all forms of development require to comply. This will ensure that all development is of a high quality and respects the character and amenity of the area within which it is located.

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East Renfrewshire Finalised Local Plan (August 2008) Policy Strat2, Assessment of Development Proposals –sets out the key tests for assessing new development proposals and specific strategic requirements. This Policy reflects sustainable development principles contained in the Structure Plan, Scottish Planning Policy and National Planning Policy Guidance. Proposal Strat 5.4, Woodfarm/ Eastwood Park – proposes the redevelopment of underused and vacant land, providing opportunities for new private and affordable housing and new community and recreation facilities. Policy L1, Protection of Important Urban Greenspace - seeks to safeguard the important urban Greenspaces and wider green network from development which would prejudice their continued leisure and recreational use or amenity or wildlife value. Policy L3, Sport and Leisure Facilities – proposals for new and improved facilities will generally be supported where they comply with the relevant policies and be further informed by a Facilities Planning Model, which the Council has undertaken with Sportscotland. In addition, regard will also be given to the Community Services Asset Management Plan and forthcoming Sports Pitch Strategy. Proposal L7.13, New and Improved facilities – seeks to improve major existing facilities (St Ninians High School, new synthetic grass pitches- see Proposal Strat 5.4) Policy E9, Flooding and Water Quality – reflects National Planning Policy and seeks to resist development proposals which could increase flood risk on site or elsewhere where satisfactory mitigation levels cannot be achieved. Policy E10, Surface Water Drainage and Water Quality – reflects National Planning Policy and associated legislation. It recognises the important contribution Sustainable Urban Drainage Systems can

make and sets out a requirement for its incorporation into all new development proposals. Policy DM1, Detailed Guidance for all Development- contains criteria which provide detailed, design guidance with which all forms of development require to comply. This will ensure that all development is of a high quality and respects the character and amenity of the area within which it is located.

3.7 Government Policy and Guidance 3.8 Scottish Planning Policy is the statement

of the Scottish Government’s policy on nationally important land use planning matters and cognisance should be taken of its content in relation to:

Landscape and natural heritage Open space and physical activity Transport Flooding and drainage

3.9 The Scottish Government has

demonstrated its commitment to raising the quality of design and place making through the publication of various Policy Statements and Planning Advice Notes. In line with Government guidance, the Council recognises the importance of good design in achieving a wide range of social, economic and environmental goals, making successful and sustainable places that will contribute to viable and vibrant communities.

3.10 All proposals must follow current

Government guidance and particular reference should be made to good design practice as set out in the Government’s statement ‘Designing Places’ available from the Scottish Government website www.scotland.gov.uk/planning.

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4 ROADS, TRANSPORTATION AND CAR PARKING

4.1 It is intended that visitors to the proposed

Soccer Facility will utilise the existing vehicular and pedestrian access from Rouken Glen Road and that pedestrians and cyclists will access from Woodfarm Road. The existing St Ninians High School car park will be utilised. Notwithstanding that, no new access or car parking is to be provided, early consultation with the Environment (Environmental Services and Roads) Traffic, Lighting and Road Safety Controller is encouraged in respect of the anticipated requirements. In addition, the Council’s Outdoor Access Officer should be consulted regarding proposed pedestrian access.

4.2 In line with national guidance, and to

comply with “Transport Assessment & Implementation; A Guide (August 2005)” the applicant will require to submit a form that will outline the expected number of visitors and expected peak periods. Only, if the impact of the development is considered to be high, will a Transport Assessment be required for the proposed development. In this instance, the following issues would be considered:

Level of generation / attraction to / from the site;

Determination of peak flows and their effect on adjacent roads and existing traffic patterns;

Assessment of the current infrastructures capability of dealing with generated traffic at peak times after the opening of the facility;

Cycling and walking routes including any road crossing facilities which may be required;

Specific vehicular access points including servicing and compliance with the Council’s standards;

Drop off / pick up associated with the development;

Clear integration with public transport infrastructure;

The requirement to prepare and monitor a travel plan for the site.

4.3 Pedestrian and cycle routes should be

provided. Additional opportunities for improved cycling and pedestrian access from the catchment area may also be

required to reduce the dependence on car borne trips.

4.4 Further guidance on roads, traffic and

parking matters can be obtained from the Environment (Environmental Services and Roads), Traffic, Lighting and Road Safety Controller on 0141 577 3432.

5 SERVICE INFRASTRUCTURE

AND GROUND CONDITIONS 5.1 The applicant will be required to

undertake site investigations to assess and satisfy themselves of the current ground conditions pertaining to their proposal.

5.2 Flood Risk 5.3 The applicant will be required to

undertake a full Drainage Impact Assessment for the site. The Assessment should demonstrate that the proposal will have no adverse impact upon existing drainage infrastructure.

5.4 Details of a Sustainable Urban Drainage

System (SUDS) are required to be submitted.

6 PLANNING PROCEDURES 6.1 A key change under the new Planning

legislation relates to neighbour notifications being undertaken by the Council for valid applications and if planning permission is approved a material start has to be made within 3 years.

6.2 Further guidance on planning procedures

including notices, reports and advertisements can be obtained from www.eastrenfrewshire.gov.uk/planning-and-the-environment/planning-homepage.

6.3 Government policy and guidance can be

viewed on the Scottish Government website at www.scotland.gov.uk/Topics/Built-Environment/planning

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7 CONTACT DETAILS Further information can be obtained from the following: Planning Brief and Policies: Julie Nicol Principal Planner Environment Department, Planning, Property and Regeneration Council Offices, 2 Spiersbridge Way, Spiersbridge Business Park, Thornliebank. G46 8NG Tel. (0141) 577 3876 julie.nicol@eastrenfrewshire.gov.uk Roads and Parking Standards: Ralston MacKenzie Traffic, Lighting and Road Safety Controller Environment Department, Environmental Services and Roads Council Offices, 2 Spiersbridge Way, Spiersbridge Business Park, Thornliebank. G46 8NG Tel. (0141) 577 3432 ralston.mackenzie@eastrenfrewshire.gov.uk www.eastrenfrewshire.gov.uk

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APPENDIX 1

Listed below are policy extracts from the East Renfrewshire Local Plan (November 2003) and the East Renfrewshire Finalised Local Plan (August 2008) which are relevant to the site. The Finalised Local Plan Policies have been included where they differ to the Policies contained within the adopted Local Plan. Proposals which utilise land outwith the site area may be subject to other policies not specified in this brief. The full policies, including justifications can be viewed on the Council’s website. Applicants are advised to contact the Council’s Planning Service should they wish further information or advice regarding policy matters. Glasgow and Clyde Valley Joint Structure Plan 2006 Strategic Policy 9 Assessment of Development Proposals In order to accord with the Structure Plan, development proposals will require to satisfy the following criteria. Any proposal which fails to meet these criteria will be regarded as a departure from the development plan and will be required to be justified against the criteria in Strategic Policy 10. These criteria are complementary, and the fulfilment of one criterion does not over-ride the need to satisfy the others. A) That the case for any development which exceeds the thresholds set out in Schedule 9 has been established in the terms of: (i) the ten-year marketable land supply for industrial and business development; (ii) the assessment of housing proposals (except on urban brownfield sites) against the demand and effective supply of owner occupied housing land in the relevant housing market area, Schedule 6(b)(i), and planned programmed output in the appropriate Sub-market or Housing Market Areas in Schedule 6(b)(ii); or (iii) a requirement identified in a local plan (Schedule 6(b)(iii)) for affordable housing as defined and categorised in PAN 74; or

(iv) the criteria set out in Schedule 6(c)(i) and the requirements identified in Schedule 6(c)(iv); or (v) the assessment of aggregate mineral extraction proposals (except extensions to existing workings) against the tenyear supply and demand within the Structure Plan Area; or (vi) its relationship to the requirements for waste management facilities set out in the Glasgow and Clyde Valley Area Waste Plan. B) That the location of the development is appropriate in terms of the need to: (i) safeguard and avoid the diversion or displacement of investment from the development locations identified in Strategic Policies 1, 5, 6 and 8; (ii) promote Urban Regeneration by:

(a) giving preference to the use of brownfield urban land rather than greenfield land or open space; (b) safeguarding the Glasgow and Clyde Valley Green Belt, Strategic Policy 1;

(iii) safeguard and promote the vitality and viability of town centres identified in Schedule 1(a) by:

(a) locating major office development within or adjoining the Strategic Business Centres identified in Schedule 5(a); (b) taking a sequential approach to proposals for retail, office (Class 2), cultural and leisure development as set out in Schedule 6(c)(ii);

(iv) safeguard the environmental resources listed in Schedule 7 or identified in local plans (including regard to landscape character and quality); (v) avoid isolated and sporadic development in the Green Belt and the wider countryside; (vi) promote Sustainable Transport by:

(a) the application of the Hierarchy of Accessibility as set out in Schedule 3(a)(i); (b) the application of criteria for sustainable locational choices as set out in Schedule 3(a)(ii); (c) the safeguarding of the routes for Strategic Transport Network development proposals (Schedule 4);

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(vii) implement the waste management hierarchy as defined in the National Waste Strategy and priorities identified in the Area Waste Plan; (viii) avoid the risk of flooding from all sources throughout the relevant water and drainage catchment area and safeguard the storage capacity of the functional flood plain; (ix) avoid negative impact upon Health and Safety; (x) contribute to the implementation of the Air Quality Strategy. C) That appropriate provision has been made by the developer for: (i) the infrastructure or facilities required to make the development acceptable; (ii) the implementation of appropriate transport measures for the minimisation and management of the future levels of traffic generated, including Green Transport Plans; (iii) remedial environmental action and maintenance of related openspaces; (iv) the provision of sustainable urban drainage systems in accord with the relevant drainage strategy or assessment; (v) the provision of ICT network connections; (vi) arrangements for the maintenance of measures required under Criteria C(i) to C(iv) above; (vii) the excavation and recording of archaeological sites where preservation cannot be achieved; (viii) the requirements in the approved master plans for the Community Growth Areas set out in paragraph 8.14; and (ix) energy conservation in the layout and design of buildings. East Renfrewshire Local Plan (November 2003) Policy Strat2 Assessment of Development Proposals Proposals for new development will require to be assessed against other material considerations, in particular the criteria below.

A proven need for the development. The consideration of alternative locations,

forms and layout of development. Resulting community and economic

benefits. The impact on communities, individual

properties and existing land uses. The impact on existing and planned

infrastructure. The transport impact of the development,

taking into account the need for a Transport Assessment and the scope for Green Transport Plans.

The impact on the built and natural environment, including the Green Belt, taking into account the need for Environmental Impact Assessment.

The potential for remedial or compensatory environmental measures.

Sequential Approach

The Council will adopt a sequential approach in the assessment of all development proposals with preference being given to sustainable locations (town and neighbourhood centres and other sites within the urban area well-served by public transport, walking and cycling). Where this is not possible, the Council will entertain other sites within the urban area. In all cases, the proposal should not prejudice other Local Plan policies and proposals. Locations within the Green Belt will only be considered where it has been clearly demonstrated that a suitable site does not exist within the urban area. The onus will be on the prospective developer to prove to the Council that the first or second preferences cannot be met.

Precautionary Principle

The Council will apply the precautionary principle which states a general presumption against development that is judged to pose a significant risk of serious or irreversible environmental damage or adverse impact on public safety. However, if measures can be taken by the developer to minimise this potential threat to levels acceptable to the Council, then planning permission may be granted, subject to appropriate conditions.

Developer Contributions

The Council wishes to secure community and environmental benefits arising from new development to offset environmental or social

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costs. Where a proposed development would create new or exacerbate existing deficiencies in local infrastructure, facilities or the environment, the Council will seek contributions from developers to assist in making good the deficiencies. The Council will also encourage ‘per cent for art’ contributions from developers to fund public artwork in appropriate developments. Policy E9 Flooding and Water Quality The Council will resist new development proposals which could result in potential flood risk and have an adverse impact on water catchment. Additionally, the implementation of Sustainable Urban Drainage (SUD) systems will be encouraged in new developments. When assessing flood risk, consideration will be given to the implications of predicted climate change. Policy L1 Protection of Important Urban Greenspace The Council will safeguard the important urban Greenspaces identified on the Proposals Map and will resist development which would prejudice their continued leisure and recreational use or amenity value to people and wildlife. Policy L3 Sports and Leisure Facilities The Council will seek to safeguard all existing indoor and outdoor sport and leisure facilities. Proposals for new and improved facilities will be generally supported where they comply with the relevant policies. East Renfrewshire Finalised Local Plan (August 2008) Policy Strat2 Assessment of Development Proposals Proposals for new development, other than smaller scale proposals (such as applications for single houses, householder or shop frontage alterations), will be assessed against the criteria below:

A proven need for the development. The consideration of alternative locations,

forms and layout of development. Resulting community and economic

benefits. The impact on communities, individual

properties and existing land uses. The impact on existing and planned

infrastructure. The transport impact of the development,

taking into account the need for a

Transport Assessment and the scope for Green Transport Plans.

The impact on the built and natural environment, including local openspace, the wider openspace network, and the Green Belt, taking into account the need for Environmental Impact Assessment.

The impact on air, soil and water quality. The potential for remedial or

compensatory environmental measures. The contribution to energy reduction and

sustainable development. The impact on health and well being. The cumulative impact of the

development. The impact of proposals on other

proposals set out in the Local Plan. Other strategic considerations to be taken into account are as follows: Sequential Approach The Council will adopt a sequential approach in the assessment of all development proposals with preference being given to urban locations and in particular brownfield sites. Preference will also be given to sustainable locations (town and neighbourhood centres and other sites within the urban area well-served by public transport, walking and cycling). Where this is not possible, the Council will entertain other sites within the urban area. In all cases, the proposal should not prejudice other Local Plan policies and proposals. Locations within the Green Belt will only be considered where it has been clearly demonstrated that a suitable site does not exist within the urban area. The onus will be on the prospective developer to prove to the Council that the first or second preferences cannot be met. Precautionary Principle The Council will apply the precautionary principle, which states a general presumption against development that is judged to pose a significant risk of serious or irreversible environmental damage or adverse impact on public safety. However, if measures can be taken by the developer to minimise this potential threat to levels acceptable to the Council, then planning permission may be granted, subject to appropriate conditions. Developer Contributions The Council wishes to secure community, infrastructure and environmental benefits arising

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from new development to offset their environmental or social costs. Where a proposed development would create new or exacerbate existing deficiencies in local physical or community infrastructure, facilities or the environment, the Council will seek contributions from developers to assist in making good the deficiencies. The Council will also encourage ‘percent for art’ contributions from developers to fund public artwork in appropriate developments. Developers will be expected to assist in developing local work skills and employability in line with the Scottish Governments initiatives in relation to securing ‘Community Benefits in Procurement’ and ‘Linking Opportunity and Need’. It is the Council’s intention to produce Supplementary Planning Guidance on the matter of Developer Contributions. Where acceptable in principle, development proposals also require to meet the general planning principles set out in Policies DM1, DM2, DM3 and DM4. Proposal Strat 5.4 The Council is committed to the preparation of Supplementary Planning Guidance (SPG) (i.e. Master Plans or Development Briefs as appropriate), to set the planning context for the development of the following sites and bring forward their implementation. These SPG’s will set out the planning requirements and constraints (including environmental and access considerations) and if appropriate the Planning Gain and Affordable Housing sought for these developments. Woodfarm/ Eastwood Park - Redevelopment of underused and vacant land, providing opportunities for new private and affordable housing and new community and recreation facilities. Policy E9 Flooding The Council will support proposals that will reduce the likely incidence of flooding and will resist new development where it would be at significant risk from flooding and/or could significantly increase the risk of flooding elsewhere.

There will be a presumption against development within functional flood plains and water attenuation areas that help to reduce the incidence of flooding elsewhere. In this respect, the Council will resist development within areas at risk from flooding in accordance with the “Risk

Framework” contained in Scottish Planning Policy (SPP) 7– “Planning for Flooding”.

Exceptions to this policy may be allowed for infrastructure developments where it can be demonstrated that, for specific locational or operational reasons the infrastructure cannot be located elsewhere. In these circumstances, the onus is on the infrastructure provider to establish the case for the development taking precedence over the risk of flooding and that any impact on increased flood risk is mitigated in accordance with SPP7.

Policy E10 Surface Water Drainage and Water Quality Sustainable Urban Drainage Systems (SUDS) will require to be incorporated into all new development proposals, with the exception of smaller scale proposals (such as applications for single houses, householder or shop frontage alterations) to moderate surface water run-off from the site and to mitigate any impacts on water quality. The Council will encourage proposals to adopt an ecological approach to surface water management through habitat creation or enhancement by, for example, forming wetlands or ponds and opening up culverted watercourses. There will be a general presumption against the culverting of watercourses as part of new development, unless there is no practical alternative. Wherever possible and appropriate, the Council will encourage the re-opening of existing culverted watercourses. Culverts may be acceptable as part of a grant aided flood prevention scheme or where they are necessary to carry water under a road or railway.

Developers will require to demonstrate that the overall surface water drainage provision will not add to flood risk on-site or off-site and that the works will accord with the requirements of The Water Environment (controlled activities)(Scotland) Regulations 2005 (commonly known as CAR).

Policy L1 Protection of Important Urban Openspace The Council will safeguard the important urban Greenspaces and wider green network identified on the Proposals Map and will resist development which would prejudice their continued leisure and recreational use or amenity or wildlife value.

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Policy L3 Sport and Leisure Facilities The Council will seek to safeguard all existing indoor and outdoor sport and leisure facilities and where appropriate upgrade existing facilities. Proposals for new and improved facilities will generally be supported where they comply with the relevant policies and be further informed by a Facilities Planning Model, which the Council has undertaken with Sportscotland. In addition, regard will also be given to the Community Services Asset Management Plan and forthcoming Sports Pitch Strategy. Proposal L7.13 The Council will seek the implementation of the Following major leisure and recreation schemes identified on the Proposals Map: StNinian’s High School- New synthetic grass pitches (see Proposal 5.4) Policy DM1 Detailed Guidance for all Development Where the principle of development is deemed to be acceptable in terms of the other Policies contained within this Local Plan, proposals for development will require to conform to the appropriate criteria below:

1. Not result in a significant loss of character or amenity to the surrounding area.

2. Be of a size, scale and density in keeping with the buildings in the locality and respect local architecture, building form, design, and materials.

3. Not constitute ‘backland’ development without a road frontage.

4. Not impact adversely on the landscape character, involve a significant loss of trees or other important landscape, greenspace or biodiversity features (see Policies E3 - “Protection of Natural Features”, E6 - “Biodiversity”, L1 – “Protection of Important Urban Greenspace”, and L2 - “Safeguarding the Local Greenspace Resource”.

5. Ensure that landscaping is an integral element in layout design, taking account of existing physical features (e.g. trees, hedgerows, walls, etc.). Where appropriate, tree planting should augment the amenity and appearance of the site.

6. Ensure that the standards for ‘Open Space’ are satisfied (see Policy L4 – “Open Space Provision in New Developments” and Appendix 1).

7. Meet the parking and access requirements of the Council and provide appropriate

mitigation to minimise the impact of new development (see Policies T3 – “New Transport Infrastructure” and T5 – “Other Traffic Management and Calming Measures).

8. Not prejudice the amenity of neighbouring properties by unreasonably restricting sunlight or privacy.

9. Seek to create safe and secure environments and reduce the scope for anti-social behaviour and fear of crime.

10. Be designed to meet disability needs and include provision for disabled access within public areas.

11. Minimise the extent of light pollution caused by street and communal lighting and any flood lighting forming part of, or associated with, development.

12. Be designed to include provision for the recycling, storage, collection and composting of waste materials.

October 2010

Environment Department

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