Section Four: General development Principles
4.1 This section sets out a number of strategic principles that will guide development and land use and the wider spatial planning of Tynedale. They are over-arching policies which apply regardless of the particular form of development being considered.
The general location of development
4.2 In a rural area like Tynedale, the main towns and local centres have a vital role to play in providing jobs, services and facilities for a wide area. Hexham, Prudhoe and Haltwhistle are identified in the Submission Draft RSS as rural service centres, and are therefore the main focus for development, forming the upper tier of the settlement hierarchy in Policy GD1. The local centres of Allendale, Bellingham, Corbridge and Haydon Bridge should accommodate a scale of development that complements their function within the District. Together the main towns and local centres are regarded as the urban areas in terms of the RSS approach to development patterns. Smaller villages have a role to play in accommodating some new developments but on a small scale in keeping with their character. The list of smaller villages is set out in Appendix 1. For new build housing, Policy H3 sets out criteria for the smaller villages to be considered sustainable in terms of the existence of services and facilities and public transport links. This would currently limit the number of smaller villages where new build housing would be permitted or allocated to approximately 30. The open countryside is defined as everywhere outside the built up area of a town or village and includes sporadic groups of buildings
4.3 Decisions on site allocations and individual development proposals will be made in line with the approach set out in Policy GD1 unless there are other policies which set out a modified approach – i.e. housing, economic development and tourism.
Core Strategy Policy GD1
The following principles will apply to the location of all development unless specifically covered by development plan policies:
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Main towns – Hexham, Prudhoe and Haltwhistle: the main focus for development and also where any large scale individual developments would be located
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Local centres – Allendale, Bellingham, Corbridge and Haydon Bridge: to a lesser extent the focus for development
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Smaller villages: small scale development only
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The open countryside: development limited to the re-use of existing buildings
In all cases the scale and nature of development should respect the character of the town or village concerned and take into account the capacity of essential infrastructure.
Policy GD1 Implementation and Monitoring Framework Implementation:
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Allocation of sites for development in the Site Allocation DPD.
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Decisions on planning applications.
Monitoring:
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Monitoring of development proposals approved in terms of location and scale.
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Monitoring of development approved as a departure from this policy.
Prioritising sites for development
4.4 Policy GD1 provides the starting point for determining the suitability of land for development and the sequential approach to site selection. The relative position of the town or village in the hierarchy set out in Policy GD1 will determine the general scale of development appropriate and the need for land to be allocated or permitted. Once the principle and general scale of development in a particular town or village have been determined, the sequential approach to site selection will be applied, prioritising previously developed land and existing buildings; this is set out in Policy GD2. A combination of Policies GD1 and GD2 will ensure that the particular development needs of the main towns and local centres are met in order to sustain their roles whilst giving appropriate priority to the use of well located, previously developed land and allowing for small-scale development in smaller villages to sustain the wider rural community. For the purposes of this policy the definition of previously developed land includes that previously developed with agricultural buildings.
Core Strategy Policy GD2
When meeting development needs sites will be prioritised in the following order:
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Previously developed land and buildings within the built up area of settlements
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Other suitable sites within the built up area of settlements
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Other suitable sites adjoining the built up area of settlements.
Within each category of the sequential approach priority will be given to sites which are more accessible to services and facilities by all modes of transport, particularly public transport.
Settlements are as set out in Policy GD1.
Policy GD2 Implementation and Monitoring Framework Implementation:
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Allocation of sites for development in the Site Allocation DPD.
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Decisions on planning applications.
Monitoring:
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Monitoring of development proposals approved in terms of location within settlements and land type.
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Monitoring of development approved as a departure from this policy.
The Green Belt
4.5 Tynedale has an extensive area of Green Belt which runs westwards from Tyneside along the Tyne Valley to surround Hexham. The purpose of the Green Belt in Tynedale is to prevent the spread of the Tyneside conurbation, to prevent the merger of settlements in the Tyne Valley, to protect the character and setting of historic settlements such as Hexham and to assist in safeguarding the countryside from encroachment. In line with strategic policy, it is not intended to change the boundaries of the existing Green Belt. There are some villages which are washed over by the Green Belt and have boundaries which are defined on the Proposals Map within which limited infill development can take place. These boundaries reflect those in the Local Plan.
Core Strategy Policy GD3
The existing boundaries of the Northumberland Green Belt will be maintained. The following settlements within the Green Belt have boundaries for limited infill development defined on the Proposals Map:
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Broomhaugh
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Fourstones
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Mickley Square
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Newbrough
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Wall
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Whittonstall
Policy GD3 Implementation and Monitoring Framework Implementation:
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Proposals Map.
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Allocation of sites for development in the Site Allocation DPD.
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Decisions on planning applications.
Monitoring:
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Monitoring of development approved within the Green Belt.
Principles for transport and accessibility
4.6 Accessibility is very important in a large rural area, where services and facilities are often some distance from where people live. The objective is to improve accessibility for the whole community, regardless of the means of transport available to them whilst minimising the effect that transport has on the environment. This can be done through improvements to the transport network, promoting more sustainable forms of transport and influencing the location and detail of development to take accessibility fully into account.
4.7 The Council will work with other agencies including the County Council, Highways Agency, bus and rail operators and the voluntary sector to promote sustainable means of transport, including innovative solutions to the needs of remote rural communities.
Core Strategy Policy GD4
The principles for transport and accessibility are to:
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Maximise conflict-free, sustainable access across the District, through the retention, management and maintenance of the existing transport network, its improvement where necessary and the integration of transport services
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Minimise the overall need for journeys, while seeking to maximise the proportion of those journeys that are made by:
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public transport, bicycle and on foot, rather than private road vehicle;
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rail, rather than road, (for both passengers and freight)
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Ensure that the transport and accessibility needs of the whole community are fully taken into account when planning and considering development.
Policy GD4 Implementation and Monitoring Framework Implementation:
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Making representations on the future Local Transport Plan and its associated programmes and the wider activity of Northumberland County Council as transport authority.
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Seeking to influence the investment programmes of the Highways Agency, rail and bus operators.
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Allocation of sites for development in the Site Allocation DPD.
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Decisions on planning applications.
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Limiting new housing development to towns and villages with key services and facilities and public transport links.
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Seeking Transport Assessments and Green Travel Plans for significant developments where appropriate.
Monitoring:
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Monitor inclusion and implementation of projects in Local Transport Plan.
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Monitor trends in the proportion of journeys to work made by different transport modes (Census).
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Monitor the proportion of new housing built within 30 minutes public transport travel time of a range of key services.
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Monitor trends in the levels of road traffic on certain roads.
Minimising flood risk
4.8 Parts of Tynedale have suffered flooding in recent years and it has significantly affected many people lives. Inappropriately located development can put people and buildings at increased risk from flooding and can increase the potential for flooding to occur by affecting natural drainage and increasing surface run off. Flooding can also occur from other sources such as drains and sewers. A precautionary approach to flood risk will be adopted when allocating sites for development and considering development proposals.
Core Strategy Policy GD5
The potential implications for flood risk will be taken into account when meeting development needs. Developers will be expected to carry out an appropriate assessment of flood risk and development will not be permitted if it is likely to:
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increase the risk of flooding; or
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reduce the capacity of flood plains to store flood water; or
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increase the number of people or properties at risk.
Policy GD5 Implementation and Monitoring Framework Implementation:
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Allocation of sites for development in the Site Allocation DPD.
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Carrying out of a strategic flood risk assessment as part of the Site Allocation DPD.
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Decisions on planning applications.
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Ensuring appropriate flood risk assessments are submitted with planning applications.
Monitoring:
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Monitoring of development approved as a departure from this policy.
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Monitor the frequency of significant flood events and the number of properties affected.
Planning obligations
4.9 Planning obligations are where the developer agrees to carry out development in a certain way or provides some compensation or mitigation for the effects of the development on the site or the surrounding area. They are usually set out in a legal agreement under S106 of the Planning Act. Policy GD6 sets the principles that the Council will apply in considering the use of such obligations.
Core Strategy Policy GD6
Planning obligations will be sought where necessary to:
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Prescribe the nature of development; or
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Secure compensation from the developer for loss or damage caused by the development; or
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Mitigate the impact of a development.
Planning obligations will only be sought where they are necessary to make acceptable development that would otherwise be unacceptable in planning terms. They will be directly, fairly and reasonably related in scale and kind to the proposed development. In some cases the obligation may take the form of a financial contribution.
Policy GD6 Implementation and Monitoring Framework Implementation:
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Negotiation with developers, decisions on planning applications and use of S106 agreements.
Monitoring:
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Monitoring of the number and type of planning obligations secured.