Proposed Main Modifications Schedule

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Chapter 17: High Quality Places

MM187

Category/ Policy No./ Paragraph No.

Section 17.1, paragraphs 17.1.2, 17.1.4, 17.1.10,17.1.12

Modification

17.1.2 Good design creates distinctive, functional and sustainable places for residents to live, work and enjoy. The Council has adopted its own technical guidance document on design, the Central Bedfordshire Design Guide, to ensure that new developments at all scales are of the highest design quality and enhance the area. All new development is expected to comply with should have regard to this locally specific guidance and all relevant policies contained within this Plan. Where appropriate, conditions will be attached to planning permissions to ensure that design considerations are addressed when the development is implemented.

17.1.4 All development proposals will be expected to achieve a high

standard of design and should be underpinned by a thorough analysis of the site and its surrounding area. The Council greatly values the distinctive areas of natural and historic character across Central Bedfordshire, and new developments should be well integrated and positively related to their surroundings., without harm to local amenity. Outstanding or innovative design will be supported provided it is sympathetic to local character, enhancing it where possible, and fits in with the form and layout of the surrounding area. Local amenity must also not be harmed.

17.1.10 A coordinated approach should be taken to the use of materials and the design and siting of street furniture, boundary treatments, lighting, signage and public art, all of which contribute towards place making. Proposals should integrate with and enhance areas of historic or architectural sensitivity which include but are not exclusively conservation areas. Trees and other planting appropriate to the scale of development and space available should be incorporated in order to soften the streetscape and reduce the visual impact of car parking. It is important that the choice of landscaping and materials used within the public realm are durable and functional in order to accommodate both everyday and infrequent uses, such as the movement of vehicles and people or gritting. Consideration must also be given to the cost, practicalities and responsibilities for the maintenance of landscaping and materials in the long term. Consideration should be given to the Council's Highway Construction Standards and Specification Guidance which sets out technical guidance and the Council's standards and processes for proposed works by developers on existing roads or new highways.

Health, wellbeing and Iinclusive design

17.1.12 The Council feels strongly that the needs of all residents are accommodated within the built environment. This is expected to be done as part of an integrated design process from the outset, rather than as an add-on at a later stage. All new development should promote health and wellbeing, meet the needs of all residents and have a high standard of amenity for existing and future users. It is important that all new development is designed to be inclusive with the needs of all users considered from the outset. Special consideration should be given to the needs of people with disabilities.

Justification

For clarity and effectiveness

Consequential change to MM182

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Policy HQ1

Modification

Policy HQ1: High Quality Development

The Council will ensure that all developments are of the highest possible quality and respond positively to their context. All dDevelopment proposals, including extensions and change of use, will be permitted where must ensure that:

  1. Proposals take account of opportunities to enhance or reinforce the local distinctiveness of the area and create a sense of place;
  2. Size, scale, massing, orientation, materials and appearance relate well to the existing local surroundings and reinforce local distinctiveness, both built and natural;
  3. Careful consideration is given to the density of all new housing proposals to ensure that they make the most efficient use of the land available, whilst reflecting the existing character of the surrounding area and making provision for appropriate landscaping and boundary treatments;
  4. Proposals are well connected to surrounding areas, providing safe, attractive and convenient routes that encourage travel by sustainable modes and meet the needs of all street users;
  5. The distinction between public and private space is clear, with distinct defined boundaries;
  6. Proposals are complimentary to the existing natural environment, taking account of the landscape setting, landscape character and tranquility, Rights of Way, biodiversity, and Green Infrastructure.
  7. High quality hard and soft landscaping appropriate to the scale of development proposed should be used to integrate the proposal into the existing built, natural and historic environment;
  8. Healthy lifestyles are promoted through the design and layout of the development;
  9. Inclusive design is considered from the outset of the design process;
  10. Layouts are designed to maximise surveillance and increase pedestrian activity within the public realm to reduce opportunities for crime and the fear of crime;
  11. There is not an unacceptable adverse impact upon nearby existing or permitted uses, including impacts on amenity, privacy, noise or air quality;

Resources are used efficiently and energy and water efficiency is maximised;

  1. Any lighting associated with the development does not have a detrimental impact on the surrounding area; and
  2. Development supports the sustainable management of waste through the appropriate layout and design of buildings, external spaces and roads in accordance with the Design Guide for Central Bedfordshire and Waste Strategic Policy WSP5 of the Minerals and Waste Local Plan (January 2014).

All new development will be expected to comply with have regard to the requirements of the Central Bedfordshire Design Guide (and subsequent revisions)*.

Justification

To ensure that the policy is clear, effective, justified and consistent with national planning policy

MM189

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Section 17.2

Section 17.2.1 – 17.2.5

Modification

Planning Obligations and the Community Infrastructure Levy Developer Contributions

17.2.1 The development industry will be funding a substantial proportion of infrastructure associated with new development. All new development will be required to provide for the necessary on-site and, where appropriate, off-site infrastructure requirements arising from the proposal. Infrastructure requirements will be delivered directly by the developer and/or through an appropriate financial contribution prior to, or in conjunction with, new development. This will occur either through the usual agreements made in the course of individual planning applications (known as a S106 Planning Agreements ) or the emerging a Community Infrastructure Levy a tariff based charge (CIL).

17.2.2 The Community Infrastructure Levy will allow the Council to raise funds to support development and the money will assist the funding of a wide range of infrastructure projects needed as a result of development. The infrastructure to be funded by CIL will defined for the charging schedule and the Infrastructure Schedule will form the starting point for this. The Council needs to strike a balance between the desirability of funding infrastructure from the levy and the potential effects of the levy upon the economic viability of development.

New services and facilities will be planned to meet the demand created by new development and be delivered at appropriate timescales. This will ensure that the needs of both the existing community and future residents are provided for. Planning permission for new development will only be granted once the proposed mechanism for the delivery of infrastructure has been secured.

17.2.3 "A meaningful proportion of the funds raised from CIL will be placed with the neighbourhoods where development takes place for local Town and Parish Councils to spend on local infrastructure priorities".

The Council will work in partnership with public, private and voluntary sectors to ensure infrastructure is efficiently provided and maintained, working with a range of stakeholders.

17.2.4 In some circumstances, the infrastructure required to serve new growth in Central Bedfordshire may be provided in neighbouring administrative areas. Likewise in some cases it will be reasonable to seek a contribution from development from adjoining areas towards infrastructure in Central Bedfordshire that will support those developments. Central Bedfordshire Council will work constructively with infrastructure providers, neighbouring authorities, Town and Parish Councils and other delivery agencies in securing and delivering the necessary infrastructure to support new development where appropriate adjoining local planning authorities to ensure that development is supported by the right infrastructure and that contributions towards infrastructure provision is collected on an equitable basis.

17.2.5 Should a CIL Charging Schedule be adopted, CIL will be used to pool developer contributions towards a range of new and improved infrastructure necessary to deliver new development, With the introduction of and s106 agreements will only be used in restricted specific circumstances. A Planning Obligations SPD will be prepared on about the use Planning Obligations in Central Bedfordshire that will provide more detail about the Council's approach to securing developer contributions. s106 agreements in light of CIL approval. In the absence of a Community Infrastructure Levy, the Council will seek to ensure the delivery of strategic infrastructure by Planning Obligations and other appropriate funding sources.

Justification

To improve plan clarity and following discussion at the Hearings

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Policy HQ2

Modification

Policy HQ2: Planning Obligations and the Community Infrastructure Levy Developer Contributions

New development must be supported by the required infrastructure at the appropriate stage. Where existing infrastructure will be placed under more strain due to the impact of new development, compensatory provision should be made such that there is no overall reduction in provision.

Developments ers will be required to make appropriate contributions to offset the cost of providing provide new physical, social and environmental infrastructure or the enhancement of existing infrastructure, required where necessary to mitigate the impact of the as a result of their proposals. Contributions will be made either by way of financial contributions, or direct provision of such infrastructure within larger developments.

The Council will work in partnership with infrastructure providers, neighbouring authorities, Town and Parish Councils and other delivery agencies in securing and delivering seeking the provision of the necessary infrastructure to support new development, where appropriate.

Contributions will be phased or pooled to ensure the timely delivery and implementation of the necessary infrastructure.

The Council will seek to introduce a Community Infrastructure Levy and retain the use of Section 106 agreements where necessary. In advance of the adoption of the absence of a Community Infrastructure Levy, the Council will seek to ensure the delivery of strategic infrastructure by Planning Obligations and other appropriate funding sources.

An SPD on the role and purpose of S106 agreements will be prepared.

Justification

To improve plan clarity and following discussion at the Hearings (some text moved to supporting text).

MM191

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Policy HQ3

Modification

Policy HQ3: Provision for Social and Community Infrastructure

Where necessary, new housing and employment development will be required to make provision for, or contribute towards existing, social and community infrastructure. The Council will support the principle of new social and community infrastructure, applications for or the expansion or enhancement of existing infrastructure, or the provision of new social and community infrastructure".

To deliver new facilities and services, subject to viability, the Council will work with developers, service providers and partners to:

  • Ensure an integrated approach to the location of housing, economic uses and community facilities and services;
  • Ensure the timely delivery and transfer of social and community infrastructure; and
  • Utilise the principles of multi-functional space where appropriate, by maximising opportunities for co-location, shared facilities and integrated service delivery through community hubs where appropriate.
  • Ensure that where any temporary spaces provision, provided during construction, are provided these are is replaced by occupation of the last dwelling by with permanent space provision once construction is complete.; and
  • Provide contributions to community development costs necessary to enable new residents to develop new networks and integrate with existing residents and social infrastructure.

New housing developments will be required to contribute towards the provision of social and community infrastructure to meet the need generated by the development. Where an application fails to provide adequate social and community infrastructure without reasoned justification, or fails to make appropriate planning obligation contributions, it will be refused.

Depending on the use of the social and community infrastructure and adoption arrangements, developers may be required to make appropriate contributions towards management, running costs and maintenance.

Development which proposes the change of use or loss of land and buildings which are currently or were previously a community infrastructure use will be resisted. Permission will not only be granted for change of use or redevelopment unless where the applicant can prove demonstrate that:

  • The use no longer serves the community, and significant evidence is provided to demonstrate that it is surplus to requirements and there is a lack of need for any other community uses at the facility; or
  • The loss would be replaced by equivalent or better provision either on site or at a suitable an appropriate accessible location; or
  • Evidence is provided which satisfactorily demonstrates that the use is no longer financially viable, and all reasonable efforts have been made to sell or let the premises for a community use at a reasonable price for at least 12 months.

Where a site or building is listed by the Council as an Asset of Community Value the Council will consider this to be a material consideration in any applications regarding its change of use.

New social and community facilities

Proposals for new social and community facilities within Settlement Envelopes will be supported where they comply with other relevant policies within the Plan.

For sites directly adjacent to the Settlement Envelopes, proposals for new social and community facilities will be permitted where:

  • A need for the proposed facility be identified;
  • It can be demonstrated that no land is available within the settlement envelope; and
  • If the proposal is for a main town centre use, that the proposal meets the sequential and impact requirements of Policy R1

Justification

To improve plan clarity and following discussion at Hearings .

MM192

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Section 17.4, Paragraphs 17.4.1 – 17.4.2 to be deleted and new paragraphs to be added

17.4.1 -17.4.9

Modification

17.4.1Indoor sport and leisure facilities are not only important in contributing to improving the physical health of communities but they also perform a function as valued community hubs where people meet and socialise. Indoor sports facilities including swimming pools, gyms, sports courts and work-out studios are usually provided by public leisure centres. The Council has six multi-facility public leisure centres spread across its area. Access to these buildings is central to creating and maintaining healthy communities. It is therefore important that existing facilities are retained and that new development plays a role in delivering appropriate infrastructure to serve its residents.

17.4.2 The Council also has policies which address the protection and provision of outdoor sport facilities and open space in relation to new development. These are included within the Environmental Enhancement section of this Plan (Section 17).

17.4.1 Local authorities have a critical role in the delivery of sport, recreation and physical activity facilities and opportunities, and in ensuring more people from every background regularly take part in sport and physical activity. Central Bedfordshire Council supports the health and wellbeing of its residents by enabling them to be physically active through the provision of a range of leisure and sports facilities and open spaces.

17.4.2 The Council has six multi-facility public leisure centres spread across its area which offer high quality facilities in accessible locations. In recent years the Council has secured developer contributions, in combination with capital funding, to deliver new and refurbished centres and will continue to support quality provision which keep pace with residents needs and growing demand.

17.4.3 The Council's Leisure Strategy, which was adopted as SPD in 2013/14, sets out the Councils approach to the provision of indoor and outdoor sport, recreation and open space facilities to support and promote sport and physical activity, increase wellbeing and tackle the causes of ill health.

17.4.4 The delivery of indoor sports and leisure facilities is guided by the action plan included in the strategy that identifies a range of facility requirements including the provision of a new leisure centre in Flitwick and redevelopment of Dunstable Leisure Centre. The Council is currently considering funding for subsequent leisure centre provision to address both quality and capacity and ensure its centres can meet the needs of the growing population.

17.4.5 Appropriate access to good quality sports and leisure facilities is key to creating and supporting healthy communities. It is therefore important that existing facilities are protected, and that development plays a role in delivering appropriate new infrastructure to serve our residents.

17.4.6 The Council's Leisure Facilities Strategy identifies the future facility requirements for indoor sports and leisure facilities across Central Bedfordshire. The Council will seek on-site facilities and / or contributions to support the provision of new indoor sports facilities or the enhancement of existing facilities where appropriate in accordance with Policy HQ4.

17.4.7 For smaller developments, where on-site facilities are not appropriate, the Council will seek contributions toward sporting projects identified in the Leisure Facilities Strategy. Contributions sought for sports projects will be calculated using the Sport England Facilities Calculator (and any subsequent method) which utilises the data from the Leisure Facilities Strategy to derive a locally based calculation.

17.4.8 On-site facilities or contributions would not be sought from care home developments. For retirement developments where there is a mix of independent living accommodation and care beds, a contribution may be sought toward relevant types of indoor sport and leisure facilities from the independent element only.

17.4.9 The protection and provision of outdoor sport facilities and open space in relation to new development is addressed by Policy EE13.

Justification

To improve plan clarity and following discussion at the Hearings (to better reflect the Council's approach to indoor sport and leisure)

MM193

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Policy HQ4

Modification

Policy HQ4: Indoor Sport and Leisure Facilities

Central Bedfordshire Council will protect indoor sports and leisure facilities from development. Redevelopment of these sites for other purposes will only be appropriate in exceptional situations, in line with NPPF requirements.

Where they are lost to development, equal or better replacement provision within a reasonable proximity of the original facility must be delivered by the developer, or a contribution provided to the council to re-provide the facility where land has been identified which is suitable and available for that provision.

On new residential developments, the Council will requireNew residential developments will be required to make provision for appropriate indoor sports and leisure facilities.

On-site provision should be made, where appropriate, taking into consideration the future facility requirements, priorities and standards identified in the Leisure Facilities Strategy. When making on-site provision, the following will be required:

  • Facilities are to be designed and constructed in accordance with Sport England facility guidance, together with the facility guidance of the relevant National Governing Body for Sport (NGB).
  • A management scheme will be provided, which details the future ownership, management and maintenance of the facilities. Where the facilities are to be transferred to the Council or the community, commuted sums are to be paid for maintenance.

Opportunities may be sought to deliver on-site indoor sports and leisure provision within a multi-use community facility.

Where appropriate and where it has been agreed by the Council that on-site provision of indoor sports and leisure facilities is not required, contributions will be sought towards the enhancement, extension or provision of existing facilities and priorities identified in the Leisure Facilities Strategy.

Any loss of existing indoor sports and leisure facilities will be resisted. Redevelopment of these sites for other purposes will only be permitted where:

  • An assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or
  • The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable, accessible location as close as possible to the original facility; or a contribution provided for the re-provision of the facility, where land has been secured which is suitable and available for that provision; or
  • The development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

New indoor sports and leisure facilities

Proposals for new indoor sports and leisure facilities within settlement envelopes will be supported where they comply with other relevant policies within the Plan.

For sites directly adjacent to the settlement envelopes, proposals for new indoor sports and leisure facilities will be permitted where:

  • A need for the proposed facility has been identified;
  • It can be demonstrated that no land is available within the Settlement Envelope; and
  • If the proposal is for a main town centre use, that the proposal meets the sequential and impact requirements of Policy R1.

  • the provision of indoor sports and leisure facilities must have regard to the Leisure Strategy standards and facility requirements.
  • developments to provide indoor sports and leisure facilities on site unless this is demonstrably inappropriate or impossible.
  • the enhancement and / or extension of existing facilities must have regard to the Leisure Strategy requirements, where the provision of indoor sports and leisure facilities is not on the development site. Where the priority facility for improvements is owned by Central Bedfordshire Council a contribution will be required from the developer to deliver the identified improvements.
  • on-site indoor sports and leisure facilities which are to be delivered by the developer to be designed and constructed in accordance with Sport England facility guidance, together with the facility guidance of the relevant National Governing Body for Sport (NGB).
  • proposals for on-site indoor sports and leisure facilities to provide a management scheme which details the future ownership, management and maintenance of the site, and where the site is to be adopted commuted sums are to be paid for the maintenance of the facility.

Justification

To improve plan clarity and following discussion at the Hearings (to better reflect the Council's approach to indoor sport and leisure).

MM194

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Section 17.5. paragraphs 17.5.6 – 17.5.13

Modification

17.5.6 As such, the Council wishes to see the necessary on-site infrastructure put in place at the time of construction, to ensure future connectivity to superfast gigabit capable services. Developers should therefore consult with telecommunications providers at the earliest opportunity in the planning process in relation to the provision of appropriate infrastructure services and the co-location of utilities and broadband. Provision should be made with fibre connections. Where this is not possible, the Developer will be required to demonstrate why fibre connections cannot be made and what other technologies have been explored to provide a reasonable alternative service connection.

17.5.7 The Council will expect all new residential developments of 30 dwellings or more to include provision for broadband infrastructure to support the delivery of superfast broadband services to all dwellings. Developments of less than 30 dwellings and all employment development should also make fibre provision or demonstrate, using evidence, why fibre connections can not be made and what alternative if any will be made

17.5.1211 There is a clear need to balance the social and economic benefits of any particular telecommunications development against their potential environmental impact (built, natural and historic). The principal issues that are likely to arise are landscape and visual considerations because of the height and massing of masts and equipment. However, such developments can also have an adverse impact on the historic environment and in particular the setting of heritage assets (both designated and non-designated).

17.5.1312 Some smaller scale masts fall within 'permitted development' but require the 'prior approval' of the LPA. In such cases, the consideration of proposals will be limited to the acceptability of the proposal in relation to appearance and siting. Appearance of a mast includes its materials, colour and design, and consideration of siting will involve its impact on the ecological value of the site, the wider landscape (including the impact on the historic environment) and its proximity to buildings and housing and the availability of alternative infrastructure in the area".

Justification

For clarity and effectiveness

MM195

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Policy HQ5

Modification

Policy HQ5: Broadband and Telecommunications Infrastructure

All rResidential, employment, education and commercial development of 30 dwellings or more shall provide superfast Gigabit capable next generation broadband infrastructure. to serve all dwellings within the development. Developments of less than 30 dwellings and all employment development should also make fibre provision, or demonstrate, using evidence, why such provision fibre connections cannot be made and what alternative, if any, will be madeprovided.

This should, where possible, facilitate a fibre to the premises solution, or the equivalent technology, capable of providing Gigabit capable infrastructure superfast broadband services with a minimum available speeds of 1000Mbps (subject to Government policy).

Provision should be made with minimal disruption and minimal need for reconstruction and allow for future growth/improvements in service infrastructure / broadband service.

The Council supports the provision of high quality communications technology offering access to places where people live, work and travel in Central Bedfordshire.

Existing radio and telecommunications structures and sites should be used wherever feasible. Where new installation sites are proposed, justification should be provided to demonstrate that there are no feasible opportunities for mast or site sharing.

Any new masts or telecommunications equipment must:

  • enhance indoor and outdoor mobile telecommunications coverage and reliability for voice services and mobile broadband.
  • be sited to minimise visual intrusion and to ensure that local amenity is not significantly adversely affected;
  • be sympathetically designed;
  • be sited so they are not overly prominent or visually dominating within the street scene;
  • Would not cause an overbearing or overshadowingimpact upon neighbouring dwellings due to height, proximity and/or design of structures;
  • be sited so that there is no significant adverse impact on the Chilterns AONB, SSSIs, identified heritage assets and any important landscape features identified in the Landscape Character Assessment 2016.

Justification

To ensure that the policy is justified, effective and consistent with national planning policy

MM196

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Section 17.6, paragraphs 17.6.1

Modification

17.612 The NPPF states that development should take account of and support local strategies to improve cultural wellbeing for all, delivering sufficient community and cultural facilities and services to meet local needs. Public Art can make a significant contribution to the cultural wellbeing of a community. is recognised as a key mechanism to It contributes to the enhancement of public realm, promotes local distinctiveness and legibility Public Art and is also a valuable tool in engaging local communities, existing and new, in the design and creative processes which assists in engendering a sense of involvement and ownership.

17.6.3 Central Bedfordshire Council has been actively encouraging the integration of Public Art into new developments across the area for a number of years and has sought provision on both residential and non-residential developments and as part of new major projects such as public spaces associated with town centre developments and transport interchanges. The need for Public Art will be considered on a site by site basis, where it is necessary to make the development acceptable. New developments should have regard to the adopted Central Bedfordshire Design Guide which includes specific guidance on the provision of Public Art.

17.6.24 Central Bedfordshire Council requires will encourage developers and promoters of sites to take responsibility for funding and managing the implementation of Public Art as part of development either directly or through specialist advisers and in consultation with Central Bedfordshire Council.

Justification

To improve plan clarity and following discussion at the Hearings (addition of reference to NPPF).

MM197

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Policy HQ7

Modification

Policy HQ7: Public Art

The Council requires will encourage Public Art appropriate to the scale of development to be provided:in as part of development consistent of:

  1. Residential development of 100 or more units
  2. Any new development facing on to the public realm where floor area exceeds 1000m2 including retail, commercial, leisure, public buildings and educational establishments.
  3. New public spaces associated with town centre development and enhancement.
  4. Transport interchanges and major highways and transport infrastructure projects especially within an urban context.

All development proposals should take account of have regard to the detailed guidance presented in the Central Bedfordshire Design Guide".

Justification

To improve plan clarity and following discussion at the Hearings.

MM198

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Policy HQ8

Modification

Policy HQ8: Back-land Development

Proposals for the development of back-land sites will be resisted where they are against the existing pattern and grain of development and the character and appearance of the area would be harmed. Proposals will be expected to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings

Justification

To improve plan clarity and following discussion at the Hearings

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Section 17.8

Modification

17.8 Larger Sites

17.8.1 This plan allocates a number of housing sites to meet the identified need. All of these allocations which propose 300 dwellings or more, or which are on a sensitive site will be expected to work with the Council to produce a Development Brief as outlined in the site allocation policies. Any allocations which are on a sensitive site, or are to be phased may be expected to provide a Design Code for the site as a whole in addition to a Development Brief.

17.8.2 A Development Brief is intended to bridge the gap between the Local Plan and a planning application. It will focus on planning issues and must be consistent with the Local Plan. A Development Brief often details a site's constraints and opportunities, and outlines what type of development is expected by the Local Planning Authority. The guidance in Development Briefs will focus on planning issues.

17.8.3 A Design Code is a detailed technical guidance document which plans for high quality design across a site through the use of written text and supporting drawings. Design Codes clarify the quality and type of design which is expected for a site, setting out key design principles. This provides certainty for developers and the local community, whilst ensuring high quality development.

17.8.4 Whilst this Plan aims to make provision for enough housing to meet the Council's need as identified in Section 7, the Council recognises that circumstances may arise where larger windfall sites come forward. A mix of uses is expected to enable to creation of sustainable communities. All mixed-use development must ensure that the range of uses provided are properly integrated and respect neighbouring uses, including those which are already existing.

Development Briefs and Design Codes

17.8.1 Development Briefs and Design Codes assist in ensuring new developments are designed to the highest possible quality. Their purpose is to demonstrate how a site meets national and local policies and guidance and set the parameters for the development to guide future planning applications. They provide certainty for developers, stakeholders, the local community and decision makers.

17.8.2 A Development Brief bridges the gap between the Local Plan and a planning application and enables stakeholders and residents to influence the design of the scheme from the outset. It should demonstrate how the development will meet policy requirements, address constraints and opportunities and set out the vision, objectives and key principles for the development. Development Briefs should be endorsed by the Council before the planning application is determined, and once endorsed it will be a material consideration in the determination of future planning applications. A Design Code is a detailed technical document which sets out illustrated design rules and requirements to instruct how a site should be physically developed.

17.8.3 Larger sites allocated in the plan include a site-specific policy requirement for Development Briefs and Design Codes. In order to secure the delivery of high-quality development on windfall sites, sites in excess of 300 dwellings will also be expected to produce a Development Brief and Design Code. The Council has adopted a two-tier approach to design coding. Sites over 500 dwellings will be required to provide an overarching site wide design code, covering infrastructure requirements and key principles that apply across the whole site. This is followed by area Design Codes for particular areas or phases, where appropriate. Sites between 300 and 500 dwellings, and commercial sites where the total floorspace exceeds 50,000sqm, will only require a site wide Design Code.

17.8.4 Smaller sites may also be required to prepare a Development Brief and/or Design Code where there are complex or sensitive issues such as:

  • Listed Buildings, Conservation Areas and non-designated built heritage assets of local importance and/or their setting.
  • The Chilterns Area of Outstanding Natural Beauty (AONB).
  • Heritage assets with archaeological interest and/or their setting;
  • Sites in multiple land ownership, where coordination between parties will be required to ensure the delivery of a high quality, coherent development.
  • Mixed use sites where consideration needs to be given to their integration into the surrounding area, for example urban regeneration sites within settlements.

17.8.5 The requirement for a Development Brief and a Design Code will be considered on a case by case basis and at the discretion of the Case Officer. Applicants are encouraged to engage with the Council through pre-application discussions to identify whether a Development Brief and/or Design Code will be required.

17.8.5 Consideration should be given to the Council's Development Brief and Design Code Guidance that sets out the requirements for their content, preparation and endorsement".

Justification

To improve plan clarity and following discussion at the Hearings

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Policy HQ9

Modification

Policy HQ9: Larger Sites, Development Briefs and Design Codes

Larger sites are expected to provide a mix of uses to ensure an integrated approach towards delivery of residential, economic and community uses.

Where development exceeds 300 dwellings, where there are complex design or amenity issues, or where the site is sensitive, a Development Brief must be agreed with the Council prior to submission of a Full or Outline planning application

The site allocation policies in this Plan identify the sites that are required to prepare a Development Brief and Design Code.

Any site that meets the following criteria will be required to prepare a Development Brief and/or a Design Code:

A Development Brief must be prepared by the developer and endorsed by the Council prior to the determination of a Full or Outline planning application, and be accompanied by an Ecological Mitigation and Enhancement Plan, to demonstrate delivery of biodiversity net gain in accordance with National Policy,where it meets one or more of the following criteria:

  • Development exceeds 300 dwellings; or
  • On sites below 300 dwellings, where there are complex or sensitive design issues.

A Site Wide Design Code will also be required for residential developments in excess of 300 dwellings, commercial developments where the total floorspace exceeds 50,000sqm, or for sites below this threshold where the site is:

  • The site is Mmade up of multiple, related sites that will be built out in phases over a long period of time; or
  • The site is Iin multiple ownership and coordination between the parties is desirable necessary; or
  • The site is Llikely to be developed by two or more different developers; or
  • Requires a A well-considered approach to design is required due to its sensitivity or the sensitivity of the surrounding area.

Sites over 500 dwellings will also require an Area Specific Design Code for each phase of the development.

Justification

For clarity and effectiveness.

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Section 17.9, paragraph 17.9.3

Modification

17.9.3 The Council's Leisure Strategy sets out the requirements for the creation of new open spaces in developments. It also identifies Cent

ral Bedfordshire's stock of open spaces which meet Leisure Strategy typologies and are above a threshold of 200 sqm. In accordance with national guidance these are protected by this Plan from their inappropriate redevelopment. There is however a need to resist the loss of other, often smaller spaces within the built-up areas of our towns and villages, that are areas not identified in the Leisure Strategy., which These spaces are important to protect as while they may or may not have a formal recreational function, they do contribute positively to the visual amenity, character and environment of our settlements.

Justification

Examination: modification suggested by the Inspectors.

MM202

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Policy HQ10

Modification

Policy HQ10: Small Open Spaces within Towns and Villages

Justification

For clarity and effectiveness

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Section 17.10 paragraph 17.10.4

Modification

17.10.4 The Council recognises the potential benefits in promoting and encouraging innovation in relation to modernising construction methods and will therefore welcome consider applications that embrace such innovation these favourably.

Justification

For clarity and effectiveness

MM204

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Policy HQ11

Modification

Policy HQ11: Modern Methods of Construction

The Council aims to encourage innovation and appropriate use of modern building techniques. Therefore, pProposals that embrace modern methods of construction will be considered favourably welcomed. This will include being more flexible with regards to design and finishes whilst still maintaining high quality.

Developers will be asked to demonstrate how they have considered use of MMC in their proposal, to determine the relative benefit or appropriateness of MMC.

The Council aspires for 20% of all new development over the period of this plan to consider the appropriateness of be delivered by utilising modern methods of construction.

Justification

To ensure that the policy is justified and effective.


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