CHAPTER 8 - A 21ST CENTURY RETAIL AND LEISURE CENTRE

INTRODUCTION

8.1 As identified in the Core Strategy, the protection and enhancement of a hierarchy of vital and viable retail centres in Middlesbrough is a priority of the Council. Middlesbrough’s role as the sub-regional shopping centre is an important element in the delivery of the spatial vision.

STRATEGIC CONTEXT

LDF Core Strategy

8.2 The policies in this section detail how those of the Core Strategy will be taken forward. Relevant Core Strategy policies include:

CS1 – Spatial Strategy;
CS13 – Retail Strategy;
CS14 – leisure development; and
CS15 – casinos.

Regional Spatial Strategy (RSS)

8.3 The principal policy of the RSS relevant to this section of the DPD is policy 10, Tees Valley city region, which identifies the development of new city-scale retail and leisure development in Middlesbrough and Stockton as a priority. Other relevant policies include: policy 25 – urban and rural centres; policy 27 – out-of-centre leisure development; and policy 17 – casino development.

Middlesbrough Community Strategy

8.4 The Community Strategy identifies the town centre as an economic driver for Middlesbrough. Relevant priorities of the Community Strategy include:

establishing an environment that encourages and supports economic vitality;
creating a quality of life that attracts people; and
promoting the economic vitality of the town centre.

Middlesbrough Retail Study (MRS)

8.5 The overall objective set out in PPS6 is to provide more sustainable patterns of retail and leisure in the future. As detailed in the Core Strategy the MRS identifies capacity for around 3,000 sq.m (net) convenience floorspace and 42,000 sq.m comparison floorspace by 2016. The MRS identifies that the best way to provide more sustainable patterns of retail will be to focus new convenience and comparison goods retail development within an expanded town centre. By reinforcing Middlesbrough town centre’s role, it is evident that the centre will have a greater ability to compete with major out-of-centre retail developments that have occurred beyond the borough boundary that currently draw significant car borne trade from the borough. The future expansion of Middlesbrough town centre will need to maximise the wider benefits for the town centre and reinforce its role at the heart of the economy within the borough and the wider city region.

SUSTAINABILITY APPRAISAL

8.6 The sustainability appraisal recognised that the town centre policies are likely to have a beneficial effect on expanding and developing the town centre, promoting economic growth and ensuring high and stable levels of employment.

MIDDLESBROUGH TOWN CENTRE

8.7 The town centre is the principal retail centre for the Tees Valley city region. As identified in the Core Strategy, it is also the focus of the service economy and the basis of a leisure and evening economy. Policy CS13 of the Core Strategy encourages and supports proposals for retail, leisure, commercial and cultural use that assist in maintaining and enhancing the role of Middlesbrough town centre.

8.8 As identified in the Core Strategy, due to the constrained nature of the town centre boundary, it is difficult to identify sites within the existing boundary for new development to meet the identified capacity. Consequently, it is proposed to extend the town centre boundary, as shown on the proposals map. Cannon Park is the preferred location for the majority of this identified capacity, due to its location adjacent to the existing retail sector.

POLICY REG20 PRINCIPAL USE SECTORS

To support the role of the town centre as expressed in policy CS13 of the Core Strategy, appropriate uses will be directed to the principal use sectors identified on the proposals map as follows:

Retail sector:	primary retail area (A1, A2, A3), including an opportunity for a new convenience superstore, contains the primary shopping frontage.
Cannon Park sector:	town centre growth area for retail warehousing and employment uses.
Central sector:	location for leisure, culture and the evening economy and also a location for offices.
Middlehaven sector:	town centre growth area for the digital economy, strategic leisure, office, and residential.
Southern sector:	(University of Teesside and Linthorpe Road) town centre growth area for retail (A1, A2, A3 and A4) and university uses (complementary to those in the retail sector particularly specialist retail uses).
East sector:	mixed residential and business uses.

Other uses may be acceptable within these principal use sectors, provided they are complementary and will not harm the principal function of the sector.

Principal use sectors

8.9 The Core Strategy identifies in policy CS13 a retail strategy based on protecting and enhancing a hierarchy of vital and viable retail centres, including the town centre. To achieve this strategy, and to maintain and enhance the role of Middlesbrough town centre, a number of principal use sectors have been identified. Within each principal use sector a predominant use has been identified; this does not mean that other uses will not be appropriate, however, they should be complementary to the principal use. These sectors are as follows:

Retail sector

8.10 The retail sector is based around the four main shopping centres and Linthorpe Road and is the primary shopping area of the town centre, containing the primary shopping frontage. Uses other than retail (A1) may be appropriate in this area, particularly A2 and A3 uses, provided they contribute to the vitality and viability of the area. The types of appropriate non-retail uses include those which are open during the day, provide a shop type display and attract a high footfall of people.

8.11 A key finding of the Middlesbrough Retail Study is that the current town centre boundary is too constrained and therefore the expansion of the primary retail area into Cannon Park to accommodate additional retail floorspace is necessary. Further work into the potential expansion of the town centre confirmed this and showed that other areas in the town centre, including Middlehaven and the Central Sector are more appropriate for other main town centre uses such as offices and leisure. An area of Cannon Park, to the east of Marsh Street, is considered most appropriate for this expansion as it adjoins the retail sector of the town centre. Existing retailing already occurs and the site is located close to the bus station. This is also in keeping with the sequential approach in Planning Policy Statement (PPS) 6. This area currently comprises of a Royal Mail sorting office, car parking and retail units. Cannon Park has been identified as a location for additional convenience retailing in accordance with the findings of the Middlesbrough Retail Study.

Primary shopping frontage

8.12 Within the retail sector of the town centre it is important that there is an area of primary shopping frontage, which is dedicated to shopping. To preserve its character, it is proposed that limits are applied to non-retail uses for example banks, cafes and pubs in this area. Previously the limit on non-retail uses was 10% in the Local Plan. However, following the study of the west sector (identified in the Local Plan) it is thought appropriate to increase this percentage to 15% to allow greater flexibility. It would be more appropriate that such non-retail uses are located elsewhere in the wider retail sector rather than in the primary shopping frontage.

8.13 A key finding of the Middlesbrough Retail Study is that the current town centre boundary is too constrained and therefore the expansion of the retail sector into Cannon Park to accommodate additional retail floorspace is necessary.

POLICY REG21 PRIMARY SHOPPING FRONTAGE

Within the area of primary shopping frontage identified on the proposals map, use class A1 retail uses will be appropriate. Other uses within use classes A2, A3 and other complementary uses may be acceptable provided:

a	they will not harm the function and character of the shopping area; and
b	they will not impact on the vitality and viability of the town centre.

The proportion of non-A1 uses within the primary shopping frontage should not exceed 15%. Concentrations of non-A1 uses within particular blocks should also be avoided.

Cannon Park sector

8.14 For the purposes of this DPD the Cannon Park sector comprises that part of Cannon Park not included in the retail sector. It is broadly the area to the west of Marsh Street/Bulmer Way and bounded by the A66 to the North and Newport Road to the South.

8.15 Cannon Park is currently a mixed-use employment and non-food retail estate to the west of Middlesbrough town centre. While the area has been fairly successful in terms of its retail and employment function, there are a number of vacant sites. The quality of the environment is also poor in some areas and not commensurate with its gateway location.

8.16 A need in quantitative and qualitative terms for retail development has been established within the MRS. Appropriate uses within the Cannon Park sector will include comparison retailing complementary to that provided in the retail sector. This is most likely to be in the form of retail warehousing.

8.17 A phased approach will be taken to bring the development of Cannon Park forward. The west sector will be developed out during the first phase, up to 2011. During this phase the existing business units in the central area will be retained. The situation will be kept under review.

Cannon Park Central

8.18 This area includes a number of small employment units. The intention is to minimise impact on existing businesses and there are no current plans to relocate businesses. However, in the interests of achieving a high quality comprehensive development in future, it may be necessary for there to be some impact on existing businesses. Retailing in this area of Cannon Park will therefore be resisted unless it is ancillary and complementary to the employment function. This area will only be released for retail purposes when there is a quantitative need, and after other development areas in the site have been brought forward.

Cannon Park West

8.19 This area is currently home to a number of retail uses including retail warehousing and car showrooms. The Middlesbrough Retail Study identified a deficiency in Middlesbrough in relation to certain aspects of comparison retailing, particularly retail warehousing.

Middlehaven sector

8.20 This sector is identified as the town centre growth area for the digital economy, strategic leisure, office and residential. Middlehaven, whilst it will become a destination in its own right, has an important role to play in supporting the growth of the Town Centre at the heart of a successful and vibrant Tees Valley city region. Some retail development will be permitted, this will essentially be ancillary to the other uses and help with the creation of a sense of place.

POLICY REG22 CANNON PARK SECTOR DEVELOPMENT CRITERIA

Within the Cannon Park area, as identified on the proposals map, planning permission will be granted for a high quality, mixed-use development as follows:

Cannon Park west (west of Marsh Street) – retail warehouse uses complementary to the retail sector. Other retail development will only be permitted where a need has been clearly established, and there would be no adverse impact on the vitality and viability of the retail sector.
Cannon Park central (east of Marsh Street) – to be retained in employment uses within use classes B1, B2 and B8 with limited ancillary retail development, provided the goods sold are manufactured on the premises and the main use of the premises is for manufacturing. This area will only be released for retail purposes (use class A1) where there is a quantitative need, and after the development of the area to the east, within the retail sector, and the Cannon Park west area, provided that:

a	there is no detrimental impact on the vitality and viability of the retail sector or other recognised centre;
b	urban and architectural design is of a high quality commensurate with the gateway location of Cannon Park;
c	landscaping is provided to a high quality;
d	any car parking lost through redevelopment should be replaced on site;
e	suitable alternative provision is made for the lorry park;
f	improved and attractive links and access, in particular, pedestrian and cycle links to other town centre sectors;
g	improved access and movement through Cannon Park is incorporated into the development; and
h	the wider development of the area is not prejudiced.

A Cannon Park master plan will be required to identify how the above criteria will be incorporated into the development proposals. The master plan will need to be approved by the Council before planning permission is granted for any constituent part of the development area.

POLICY REG 23 MIDDLEHAVEN SECTOR

Within the Middlehaven sector of Middlesbrough town centre, as defined on the proposals map, the following mix of uses will be allowed:

a	Retail A1 uses, up to a maximum of 5000 sq.m. (gross) total floorspace, with no single unit larger than 500 sq.m. (gross). Other A1 uses will be permitted where they are ancillary to the main use of a property; A2 uses, up to a maximum of 400 sq.m. (gross) total floorspace in any one unit, and A3, and A4 uses up to a maximum of 500 sq.m. (gross) total floorspace in any one unit will be permitted at ground floor level provided that proposals complement and enhance the retail and leisure offer of the town centre and are complementary to the cultural and retail sectors of the town centre. Such uses will not generally be allowed above ground floor level unless they are ancillary elements of a larger development; A5 uses will only be permitted where they can be demonstrated to be an essential component in the overall retail and leisure offer of Greater Middlehaven, and can be shown to fit into the overall design concept for the area. Where necessary, restrictions will be placed upon A5 uses to ensure that the overall high design quality of the area is maintained, to achieve this permitted development rights may be removed. In all circumstances proposals will not be permitted where they would have a detrimental impact upon the vitality and viability of the retail sector. Proposals that exceed the above thresholds will only be permitted where a need has been clearly established, and there would be no adverse impact on the vitality and viability of the retail sector.
b	Leisure D2 uses, up to a maximum of 20,000 sq.m. (gross) total floorspace. These uses should be integrated into the overall design concept of Greater Middlehaven and enhance its offer as a destination location, and contribute to enhancing the role of Middlesbrough town centre at the heart of the Tees Valley City Region. Proposals that will have a detrimental impact upon the cultural and western sectors of the town centre will not be permitted; Hotel uses; Other leisure uses will be permitted where they are ancillary to the main use of the property and are an integral part of the scheme.
c	Commercial B1(a), and B1(b) uses only.
d	Residential the number and type of dwellings permitted within this area will be required to be in conformity with the numbers and phasing identified within the Core Strategy, and policies REG1 and REG18 of this DPD.
e	Education proposals ancillary to and supportive of the functioning of Middlesbrough College; and a new primary school, if required.

In all cases development will be expected to comply with the requirements of policies REG1 to REG3 of this DPD.

Southern sector (University of Teesside and Linthorpe Road South)

8.21 The southern sector is defined in the Core Strategy as the town centre growth area for secondary retail and the University. The Linthorpe Road central area illustrated on the proposals map is centred on the area of Linthorpe Road central, which is south of Borough Road to Parliament Road. This area has developed a specialist retail use with a number of designer stores.

8.22 The University of Teesside, located immediately south of the town centre core area, and alongside the Linthorpe Road central shopping area, provides an important academic and cultural focus. 20,000 students are enrolled at the University and it is a major source of economic growth for the town. In recent years the University has invested more than £60 million in its town centre campus, providing an exciting place to study. It is also in the process of building two major developments: the Institute for Digital Innovation and the Centre for Creative Technologies, as part of its Digital City initiative. The University of Teesside area is illustrated on the proposals map to the area east of Linthorpe Road and incorporates a small area of older housing and includes the University campus. It is envisaged that this area should provide sites for potential expansion of the University campus and to provide complementary retailing to the retail sector.

8.23 Parts of the Gresham/Jewels Street regeneration area are included within both sectors. Any development here will need to have regard to the requirements of policy REG8 and respect the regeneration activities of that area as expressed in the Neighbourhood Action Plan.

Central sector

8.24 This sector is based on the cultural quarter of the town centre (central library, the new art gallery and civic square), Middlesbrough Leisure Park and Albert Road. Appropriate uses in this sector include offices, leisure, culture and the evening economy. It will help Middlesbrough develop assets appropriate to the scale of the town.

POLICY REG 24 THE SOUTHERN SECTOR

The southern sector is divided into two areas.

University of Teesside

1.		Within the University area of the Southern Sector identified on the proposals map, the following uses will be considered appropriate:
	i.	development that is for, or supports the continued growth of the University of Teesside, including suitable expansion sites and premises to improve and extend the existing campus; and requirements for additional student accommodation needs; and
	ii.	retailing uses ancillary to the University, providing these do not undermine the role of the town centre or the Linthorpe Road area of the Southern sector.
Provided that:
adequate off-street parking to serve development is provided in line with an approved parking and transport strategy for the area; there is no detrimental impact on other uses within or adjacent to the University area.

Linthorpe Road South

2.		Within the Linthorpe Road area identified on the proposals map the following uses will be considered appropriate: retail (use classes A1, A2 and A3) complementary to the retail sector; A4 and A5 uses will be permitted where it can be demonstrated that they are of a suitable high quality that supports the role of the Linthorpe Road area as a bar and café quarter; and uses that support the growth of the University, which cannot be accommodated in the University area of the Southern sector, and do not undermine the retail role of Linthorpe Road.
Provided that:
adequate off-street parking is provided to serve development in line with the Council’s approved parking standards;
In both areas development proposals will also be considered acceptable provided that:
	i.	they contribute to the vitality and viability of the area; and
	ii.	the successful regeneration of the Gresham/Jewels Street regeneration area (policy REG8) is not compromised.

Other uses may be acceptable in this sector provided they are complementary and do not harm the principal functions of the southern sector.

Centre Square East

8.25 Centre Square East is one of the principal public spaces in the heart of Middlesbrough and offers a superb development opportunity to create a vibrant and exciting centre at the heart of Middlesbrough. It is a collection of key spaces that includes the Civic Centre Courtyard, Middlesbrough House Plaza and Law Court, Register Square, Watson Street Boulevard and Centre Square East itself.

8.26 There are numerous problems that exist currently in these areas. Traffic dominates the space in the Civic Centre Courtyard and discourages other users and activity in the square. The views and linkages to Watson Street Boulevard are blocked or discouraged, making the area feel isolated. This leads to a feeling of lack of safety. The whole area is blighted with inactive frontages, little direct access, and is cluttered with dated poor-quality street furniture. The north end has no immediate focal point to link to the leisure park and nightlife zone.

8.27 Centre Square East itself has weak south and west boundaries and with little direct access to the gardens the space remains underused and empty, not helped by the lack of attraction to remain in the space. There are no attractive focal points and direct linkages to Middlesbrough Institute of Modern Art are weak.

8.28 The preferred option is to redevelop Centre Square East with several new buildings to provide a more defined enclosed and contrasting public realm. Central Middlesbrough lacks modern 21st Century buildings and Centre Square East provides the perfect opportunity for further innovative architecture to complement mima and enhance the quality of the overall townscape.

8.29 In order to achieve this, it is the collective potential of the network of small spaces that needs to be realised. The network needs strengthening and modernising with a coherent design theme to link with the major public realm to the south. A need for strong linkages on the perimeter of the site to these spaces and the surrounding public realm must be considered. Various large public buildings, walled and gated frontages and ground level changes act as barriers across the civic quarter. Some are related to building function but could be readily improved by redesign of the public realm. Both the redeveloped Centre Square East and Middlesbrough Square will have a major influence on pedestrian movement patterns throughout the town centre. When completed, the new gallery will be a key node centrally placed within this major civic space.

8.30 It is important to ensure that stronger north-south linkages are created, specifically to Corporation Road and beyond to Middlehaven via the network of small spaces.

POLICY REG 25 CENTRE SQUARE EAST

A modern civic open space, surrounded by high quality development complementing mima, will be created within the Centre Square East area as identified on the proposals map. Appropriate uses include:

hotel;
residential;
offices;
leisure;
retail (A1, A2, A3 and A4 uses); and
cultural.

It is not possible to identify maximum or minimum levels of development as the final scheme will be a design led solution. Proposals will be required to satisfy the following criteria:

a	pedestrians have priority, keeping vehicular access to the site to a minimum. Essential parking and servicing access is from the edges of the area (Corporation Road and Grange Road);
b	the spacing, height and density of surrounding new buildings is well considered to ensure that enclosure provides for safe and memorable pedestrian passage through the area whilst creating a distinctive and high quality environment for leisure time and other public activities in the space;
c	the height of new development has regard to the height of the surrounding office and public buildings and is not overbearing on the open space or skyline;
d	high quality contemporary feature buildings frame the eastern end of the civic centre to inject vital activity into and at the edges of major spaces, and
e	retail development that is not ancillary to the principal uses within the scheme must enhance the vitality and viability of the town centre.

Development will be phased in accordance with the provisions of a masterplan. The masterplan will need to be approved by the Council before planning permission is granted for any constituent part of the development area.

Gurney Street Triangle

8.31 Gurney Street Triangle is a strategic site linking the town centre with BoHo/Middlehaven. If redeveloped successfully it can help create a vitally important and attractive link between the cultural and civic area of the town centre, the historic heart around the station and Middlehaven. It is currently a mix of commercial, retail and residential uses, but is generally characterised by a poor quality public realm that does not support the aspirations for the town centre. Within this area is the only four star hotel, The Thistle, within the town centre. A setting more appropriate to its status is required.

POLICY REG 26 GURNEY STREET TRIANGLE

Within the Gurney Street Triangle area, as identified on the proposals map, planning permission will be granted for a high quality, mixed use development as follows:

residential;
car parking;
office; and
active ground floor ancillary retail.

Provided that:

a	residential accommodation is of three to five storey flats and apartments embracing ancillary and supporting retail and leisure infrastructure;
b	replacement car parking is in multi-storey form. Such car parking will provide a mix of both short and long-stay provision and will be configured to allow it to be used on a 24 hour basis to support both adjacent residential and hotel uses as well as function as the nominated car park for audiences attending the Town Hall, Empire Theatre and mima;
c	office accommodation is linked to dedicated car parking space; and
d	proposals incorporate a significantly upgraded public realm driven by the importance of this site to contribute to linking the Town Centre and Middlehaven as well as creating an appropriate setting for the Thistle Hotel.

It is not possible to identify maximum or minimum levels of development as the final scheme will be a design led solution.

Development will need to be undertaken in accordance with an approved masterplan. The masterplan will need to be approved by the Council before planning permission is granted for any constituent part of the development area.

East sector

8.32 This sector includes the business and industrial uses of North Ormesby Road and the residential St Johns Gate area. Appropriate uses are mixed residential and business.

Middlesbrough Leisure Park

8.33 It is envisaged that the existing Middlesbrough Leisure Park will be developed further to enhance the facilities provided.

POLICY REG27 MIDDLESBROUGH LEISURE PARK – DEVELOPMENT SITE

As part of the development of phase two of Middlesbrough leisure park appropriate uses will be leisure and hotel uses. Other uses may be considered if complementary to the Leisure Park. Development will need to:

be complementary to those facilities already provided within the leisure park;
be of a commensurate design to fit with the gateway location of the site;
re-provide any car parking lost as part of the development;
provide high quality landscaping; and
provide access for pedestrians and cyclists.

A masterplan will need to be approved by the Council before planning permission is granted for any constituent part of the development area.

DISTRICT CENTRES

8.34 The Core Strategy in policy CS13 identifies two district centres within Middlesbrough, these are Coulby Newham and Berwick Hills. These district centres provide a range of shopping facilities, both contain a superstore and a number of community and leisure uses for the wider community. They act as a focal point for public transport. These facilities need to be maintained and enhanced in order for them to provide a vital facility and resource to the community. While it is important that they contain a strong shopping element, other complementary uses are important to their continued success.

8.35 District centres should, through the application of the sequential test, be the focus, along with the town centre, for new retail development.

POLICY REG28 DISTRICT CENTRES

Within the district centres of Berwick Hills and Coulby Newham, identified on the proposals map, the predominant use will be retail (use class A1) of a scale appropriate to the district centre.

Other complementary uses (particularly including use class A2 and A3 and leisure and community uses) will be permitted provided:

they add to the vitality and viability of the district centre;
they do not harm the shopping function of the district centre; and
they do not have a detrimental impact on the character and amenity of the surrounding area.

LOCAL AND NEIGHBOURHOOD CENTRES

Local centres

8.36 In addition to the two district centres, the Core Strategy identifies in policy CS13 a number of medium and small local centres. These local centres provide a range of shopping and other uses to meet the day-to-day needs of communities. There are medium-scale and small-scale local centres. Medium-scale local centres contain a variety of retail and service uses and often a post office. Small-scale local centres normally consist of only a few retail and service uses.

8.37 The study recommends that none of the local centres in Middlesbrough need to be upgraded through significant retail provision. These centres are normally suitable for small-scale retail development to serve the local catchment area. Larger-scale development should be directed to the town and district centres in line with policy CS13 of the Core Strategy and PPS6.

POLICY REG29 LOCAL CENTRES

Within the local centres defined on the proposals map and listed in policy CS13 of the Core Strategy, planning permission will be granted for retail development use class A1 provided:

development is of a scale appropriate to the size of the centre and serves a local catchment area;
it is of scale, design and materials to fit with its surroundings; and
it does not impact either on its own or cumulatively on the vitality and viability of the town or district centres

Other complementary uses (including use class A2 and A3 and community uses) will be permitted provided that they do not:

detract from the vitality and viability of the local centre; and
have a detrimental impact on the character and amenity of the surrounding area.

Neighbourhood centres

8.38 There are a number of centres which are too small to be classified as a local centre as they are made up of only a few units and do not provide the range of uses associated with a local centre. However, they can still perform an important role in the community as they can become a hub for other community uses and, in some cases, be appropriate for other employment uses.

POLICY REG30 NEIGHBOURHOOD CENTRES

Within the neighbourhood centres identified on the proposals map and listed in policy CS13 of the Core Strategy, planning permission will be granted for:

small scale neighbourhood retail and service uses (use classes A1, A2, A3, and A5);
community uses; and
employment uses within use class B1 where they support the vitality and viability of the centre or contribute to the successful regeneration of the local area.

In all cases the development must:

be of a scale appropriate to the size and function of the neighbourhood centre;
not have an impact on the character and amenity of the nearby area; and
incorporate a sufficient level of car parking.

LEISURE

Prissick Base

8.39 The Council and its partners are seeking to develop Prissick Base for sport and recreational uses and to develop it as a sporting centre of excellence. To this end a £500,000 skate park/plaza was completed in 2005. Other proposed uses include a multi-use games area, a velodrome and new changing facilities. Policy CS14 of the Core Strategy identifies Prissick Base as a location for major sport and leisure development.

POLICY REG31 PRISSICK BASE

Within the area of Prissick Base identified on the proposal map, planning permission will be granted for a range of sport and leisure uses, to include:

skate park/plaza;
changing facilities/pavilion;
velodrome; and
multi-use games area.

provided that:

a	pedestrian and cycle links with the surrounding area are incorporated into the proposal including the redevelopment of the Middlesbrough College, Marton Campus and Stewart Park;
b	a satisfactory level of car parking is provided, that it is adequately landscaped and incorporates security measures to reduce car crime and maximise security;
c	a high quality design reflecting the status of the development as a major leisure destination within the Tees Valley city region is achieved;
d	the boundary treatment is of a high quality that adequately screens the development from nearby residential areas, and does not detract from the appearance or functioning of the adjacent green wedge;
e	there is no detrimental impact upon the amenities of occupiers of nearby properties; and
f	the internal layout of the proposed uses does not prejudice the incorporation of future leisure and recreational opportunities within the site.

A masterplan will be required showing how the above uses and criteria will be incorporated into the development. This should also include any phasing proposals for bringing aspects of the scheme forward at different rates. The masterplan will need to be approved by the Council before planning permission is granted for any constituent part of the development area.

Regeneration Development Plan Document (DPD) - Adopted February 2009