Contents

Page

Protecting high grade

Foreword

agricultural land

Section 1: Introduction

Protecting our landscapes

The local plan

and seascapes

Integrated sustainability appraisal

Preserving settlement identity

and habitats regulation assessment

Isle of Wight AONB

Background documents and

Dark skies

other plans and strategies

Managing our water resources

Section 2: The Isle of Wight

Managing flood risk in

new development

and the issues we face

Monkton Mead catchment area

The Isle of Wight

Managing our coast

The issues we face

Facilitating relocation from coastal

Environment

change management areas

Community

Improving resilience from

Growth/Housing

coastal flooding

Economy

Managing ground instability

Transport

in new development

Section 3: Island Planning

Section 5: Community

Strategy vision and objectives

High quality design for

What the Island Planning

new development

Strategy will do

Improving our public realm

West Wight area

Improving our health and wellbeing

West Medina area

Health hub at St Mary’s Hospital

Newport area

Facilitating independent living

East Medina area

Providing annexe accommodation

Ryde area

Delivering locality hubs

The Bay area

Facilitating a blue light hub

Section 4: Environment

Education provision

Conserving and enhancing

Renewable energy and low

our historic environment

carbon technologies

Ecological assets and

102

Lowering carbon and energy

opportunities for enhancement

consumption in new development

Trees, woodland and hedgerows

107

Utility infrastructure requirements

Protecting and providing

for new development

green and open spaces

109

Maintaining key utility infrastructure

Local green spaces

111

Providing social and

community infrastructure

Page

113

Community-led planning

181

Supporting and improving

our town centres

115

Section 6: Growth

184

Supporting the evening economy

115

Our approach towards sustainable

185

Supporting high quality tourism

development and growth

187

The Bay tourism opportunity area

119

Priority locations for

189

Ryde tourism opportunity zones

development and growth

121

Developer contributions

191

Section 9: Transport

123

Managing viability

191

A better connected Island

125

Ensuring planning

196

Supporting sustainable transport

permissions are delivered

197

Cross-Solent transport

128

Section 7: Housing

199

Supporting our railway network

129

Delivering the housing we need

200

Electric vehicle charging points

132

Sites allocated for housing

202

Parking provision in

new development

134

Key priority sites

140

Housing development

203

Section 10: Delivery,

general requirements

monitoring and review

142

Infill opportunities

203

Delivering

143

Delivering affordable housing

203

Monitoring

146

Housing in the countryside

204

Reviewing

148

Exceptions sites

215

Appendix 1: List of allocated sites

150

Ensuring the right mix of housing

151

Previously developed land

219

Appendix 2: Site-specific

requirements

153

Self and custom build

155

Planning for Gypsy, traveller and

236

Appendix 3: List of saved policies

travelling showpeople provision

240

Appendix 4: Strategic policies

158

Section 8: Economy

241

Appendix 5: Indicative

159

Supporting and growing

housing trajectory

our economy

161

Employment allocations

243

Appendix 6: List of large sites

170

Sustainable economic development

with planning permission

172

Upskilling the Island

245

Glossary

174

Supporting the rural economy

176

Maintaining employment

sites with water access

179

Future-proofing digital infrastructure

Draft Island Planning Strategy

Foreword

Thank you for your interest in the Island Planning Strategy (IPS) and

being part of the consultation process on this plan that will help to shape

our Island for the next 15 years and beyond.

Apart from being the ‘Planning bible’ for the Island, within the Draft

Island Planning Strategy there are targets requiring biodiversity net

gain from all development, designating local green spaces, support

for a new dark skies park, maintaining and enhancing the Island’s

biosphere status and ensuring enough land is allocated for employment and regeneration.

Within the strategy there is a reduction in the housing number of 25 per cent to 486 dwellings

per annum, less ambiguity regarding settlement boundaries and a commitment to provide

more of the right types of homes that are accessible to local people who are most in need of

somewhere to live.

The Draft Island Planning Strategy has been supported through Cabinet and will be taken out

on the road over the nine week public consultation. This gives planners, your councillors, and

stakeholders an opportunity to listen and then act on feedback, which in turn will help to take

the Draft Island Planning Strategy to the next stage in its adoption process.

I would encourage as many residents as possible to get involved in this consultation and look

forward to hearing your views.

Yours,

Paul.

Councillor Paul Fuller

Cabinet Member for Planning and Housing

Draft Island Planning Strategy

Section 1: Introduction

1.1

Planning contributes to the achievement of sustainable development through its

economic, social and environmental roles:

• A social role - supporting strong, vibrant and healthy communities, by providing the

supply of housing required to meet the needs of present and future generations; and

by creating a high quality built environment, with accessible local services that reflect

the community’s needs and support its health, social and cultural well-being; and

• An environmental role - contributing to protecting and enhancing our natural, built

and historic environment (the island is designated as a UNESCO Biosphere Reserve);

and, as part of this, helping to improve biodiversity, use natural resources prudently,

minimise waste and pollution, and mitigate and adapt to climate change including

moving to a low carbon economy.

• An economic role - contributing to building a strong, responsive and competitive

economy, by ensuring that sufficient land of the right type is available in the right

places and at the right time to support growth and innovation; and by identifying and

coordinating development requirements, including the provision of infrastructure.

1.2

On the Isle of Wight balancing these three roles is often challenging due to the unique

set of circumstances within England that the Island experiences. The Isle of Wight

Council will set out a clear vision for the future of the Island through a revised Corporate

Plan together with the existing Regeneration Strategy (Regeneration Strategy 2019 by

Isle of Wight Council - issuu ), and the Island Planning Strategy will be the document that

sets out in land use terms how the council will achieve its vision.

The local plan

1.3

The planning system in the UK is plan led, with policies taking account of Government

guidance set out in the National Planning Policy Framework (NPPF) and National

Planning Practice Guidance. All development proposals are expected to comply with

local plan policies.

1.4

To ensure that its planning policies are up to date, the council is reviewing the Island

Plan core strategy, 2012 together with the work undertaken on draft area action

plans (for the Medina Valley, Ryde and The Bay). The first draft of the Island Planning

Strategy (IPS) was published for public consultation in December 2018 but has now

been superseded by this document which forms the ‘regulation 18’ version of the local

plan - this means it is still a draft plan and not the final version of the plan that will be

submitted to the Secretary of State for independent examination, which will also be

subject to public consultation.

1.5

The IPS provides a strategic policy framework to guide the development of

neighbourhood plans. These plans play an important role in shaping a local area and

take precedence over non-strategic local plan policies once they are made.

1.6

The local plan for the Isle of Wight will be made up of the following documents:

• The Island Planning Strategy - sets the overall strategic direction for the local plan

and includes strategic policies, allocations for a range of land uses and development

management policies.

• Gypsy, Traveller and Travelling showpeople allocations - in line with national

policy this will allocate specific sites to meet the evidenced requirements of the gypsy,

traveller and travelling showpeople communities.

• The Island Planning Strategy waste and minerals - will deal with waste and

minerals issues on the Island. Following the adoption of the IPS, the plan’s core

strategy policies relating to waste and minerals will be saved until they are replaced by

the IPS waste and minerals document.

1.7

The local plan, along with relevant neighbourhood plans, form a collection of plans and

policies that are collectively known as the `development plan`. All planning applications

will be determined in accordance with the development plan unless material

considerations indicate otherwise. As well as neighbourhood plans, local communities

can still produce other types of community led plans, eg, place plans, parish plans and

village design statements (VDSs) which reflect local character and identity. While not

being a ‘statutory’ part of the development plan, the Isle of Wight Council is committed

to the concept of locally appropriate development which enhances local character

and distinctiveness and is keen to work with local people in the production of these

documents, primarily through our Regeneration team.

Integrated sustainability appraisal and

habitats regulation assessment

1.8

The draft IPS has been assessed by an integrated sustainability appraisal (ISA), which

combines the sustainability appraisal (SA) and strategic environmental assessment

(SEA). The ISA is an effective way to ensure that sustainable development principles are

considered during the plan making process. By assessing plan policies against a broad

range of SA objectives, the appraisal process exposes strengths and weaknesses of a

policy, which can help to develop recommendations for its improvement. As well as

helping to enhance the policy, the appraisal process also provides a basis for discussion

between stakeholders around a shared set of objectives. The outcomes of this ISA will

be assessed following this consultation period.

1.9

A habitats regulation assessment (HRA) has reviewed the draft policies of the IPS to see

if they are likely to have significant effects upon European sites of nature conservation

interest. The UK is obliged to continue to screen effects on the European sites of nature

conservation until changes are made to UK law. The outcomes of the HRA will be

assessed following the consultation period to see whether any policies were identified

as requiring appropriate assessment, primarily due to potential in-combination impacts,

and if so what mitigation measures may be required.

Background documents and

other plans and strategies

1.10

The draft IPS is accompanied by a draft policies map and a collection of background

evidence base documents that inform, support and explain the background to the

content of the IPS. The draft IPS has been prepared to positively shape development

and to give a clear policy framework that provides clarity and certainty for all.

1.11

The draft IPS has considered other relevant strategies and plans, and will contribute to

achieving them, particularly:

•

‘Inspiration Island’ - Isle of Wight Regeneration Strategy (June 2019, Isle of Wight

Council);

• a vision to increase Economic and Social Wellbeing of the Isle of Wight (2018, Isle of

Wight Chamber of Commerce, supported by the Isle of Wight Council);

• Health and Wellbeing Strategy;

• Local Care Plan;

• Delivering Better Education action plan;

• Housing Strategy (2020, Isle of Wight Council);

• Island Independent Living Strategy (2017, Isle of Wight Council);

• Economic Development Action Plan 2015-2018 (2015, Isle of Wight Council);

• Island Transport Plan (2011-38);

• Emerging Local Transport Plan 4;

• Climate Change and Environment Strategy;

• The South Marine Plan;

• Place Plans, Parish Plans and Village Design Statements.

Draft Island Planning Strategy

Section 2: The Isle of Wight

and the issues we face

The Isle of Wight

2.1

The Isle of Wight (known locally as the Island) covers an area of 147 square miles, with

a coastline that runs for 57 miles. The Island is separated from the mainland by the

Solent, but is connected to the ports of Lymington, Southampton and Portsmouth by

passenger and vehicle ferries. Although physically separated from the mainland, the

Island influences and is influenced by the wider sub-regional, regional, national, and

international context.

2.2

The Island features a wide variety of natural, rural and urban landscapes. Over 50 per

cent of the Island is designated as an Area of Outstanding Natural Beauty (AONB) and

28 miles of coastline is designated as Heritage Coast. In addition, the Island also includes

three estuaries, the Western Yar, the Medina and the Eastern Yar and a high number of

internationally, nationally and locally important nature conservation sites.

2.3

The Island is also home to a rich variety of important habitats and species, some of

which are unique to the Island or are thriving due to the protection given to them

by the Solent. The Island’s biodiversity is very special, with key species, such as: Red

Squirrels; Dormice; bats; Glanville Fritillary butterfly; Field Cow Wheat; Early Gentian; and

Wood Calamint flourishing. All of the above landscape features and species contribute

to the designation of the Island as a UNESCO Biosphere Reserve.

2.4

Even though 84 per cent of the Island is rural, there are a wide range of settlements

across the island, most of which have their own design and character. Many of the

settlements have historic cores and there are currently 36 designated conservation

areas and just over 2,500 listed buildings.

2.5

Over 60 per cent of the Island’s residents live in Newport, Cowes, East Cowes, Ryde,

Sandown and Shanklin. Freshwater, Totland and Yarmouth are the main settlements to

the west of the Island and Ventnor is the largest town on the south coast. Outside of

these main settlements there are around 30 villages and hamlets. Some of the larger

villages provide services and facilities to surrounding villages and hamlets. Newport is

the county town of the Island and is the main employment centre, with the majority

of public sector employers based there (Isle of Wight Council, HM Prison and the NHS

Primary Care Trust).

2.6

The Island is a centre for both the arts and the sciences, with a long list of residents and

visitors being inspired here. Robert Hooke, Alfred Lord Tennyson, John Nash, Guglielmo

Marconi, Sir Christopher Cockerell, Anthony Minghella, Alfred Noyes, Julia Margaret

Cameron, and John Keats to name but a few. The Island has also seen the development

and testing of Britain’s space rockets, the world’s first hovercraft and the world’s first

radio station.

2.7

The Island’s visitor economy is strong with 2.34 million visitors in the 12 months to

March 2019, spending over £300 million (Isle of Wight Visitor Monitor 2019). The Island

hosts a range of festivals and events, including the world-renowned Cowes Week, which

is the longest running sailing regatta in the world and the Isle of Wight Festival, revived

after the ‘last great event’ of 1970, which attract many thousands of people to the Island.

The issues we face

2.8

One of the key benefits of the previous consultation on the Island Planning Strategy

(IPS) was that it enabled the Isle of Wight Council to collect a great deal of information

on the issues that Island residents feel most affected by. While the IPS cannot solve all of

the issues on the Island, it is important that the policies within it are shaped by a strong

sense of helping to address the problems and maximise the opportunities that Island

residents have told us about.

2.9

There are some fundamental issues that the IPS has to address and these include

protecting our precious environment and landscape, ensuring the health and wellbeing

needs of the community are provided for in the design of new buildings and spaces,

making sure enough land is set aside to build the houses that we need and providing

sufficient sites to allow new jobs to be created.

2.10

We have split the draft IPS into six main topic areas and will now set out some of the key

characteristics, issues and questions within each, before Section 3 of the plan provides

an overview of what the policies in the draft IPS are aiming to do to address some of

these issues.

Environment

2.11

The Isle of Wight has a distinct environment with a wide variety of natural, rural, built and

historic landscapes and features. The whole island has been designated as a UNESCO

Biosphere Reserve for its environmental significance. The Island has a range of nationally

and locally important heritage assets. There are sites of internationally important

geology and the Island is home to a rich variety of important habitats and species, with

70 per cent of the Island protected by UK or European designations. The Island includes

countryside and coastline with significant nature conservation interest. The chalk

grasslands, maritime cliff slopes and estuaries are particularly important, not only in a

local context, but also on a regional, national and international scale. .

2.12

These designations and the quality environment they protect limit the locations that

can be considered for new development and therefore shapes settlement growth

patterns and character. It means that proposals for new development need to pay

particular attention to the requirement for protecting the integrity of European

designated sites and maintaining the biosphere reserve status.

2.13

The Island is a special place and is valued by those who live and visit here. The quality

and attractiveness of its natural and built environment, and the historic nature of

these, is a major factor when considering why people choose to live here. It is also one

of the prime reasons why people visit the Island, thereby directly contributing to the

local economy and employment. The physical setting of the Island, with its constantly

evolving coastline and changes being experienced as a result of climate change, present

a combination of risks that are being addressed, from a land-use planning perspective,

through the IPS.

2.14

While much of the Island can be considered stable in terms of land movement, there

are localised areas, extensively along the south coast of the Island, that are susceptible

to ground movement. This is due to a combination of the Island’s geology, coastal

processes, rainfall and human influence. Similarly, the majority of the Island is free from

flood risk associated with the sea or watercourses, but again due to a combination

of geomorphology, geology and weather events, there are areas at increased risk of

flooding from these sources.

2.15

Parts of the Island have a long history of flooding and coastal erosion, pre-dating

human influence. Many settlements on the Island have evolved from small-scale

beginnings on sites located in areas vulnerable to flooding and erosion, such as by

the coast or an estuary. This historic settlement pattern is now faced with the new

challenges of rising sea levels and increased storm and rainfall events.

2.16

The balance between protecting the environment and allowing development that

benefits the Island and its economy is a fundamental issue for the Island, as the two are

intrinsically linked. Both the environment and the economy are sensitive to each other

and changes in approach to one may have significant implications (both positive and

negative) on the other.

Community

2.17

The Island’s resident population over the fourteen years between 2005 and 2019

increased to 141,538 people, a net growth of 2.3 per cent since 2011. This was driven by

an expansion in the number of residents aged 65 and over with those aged under 65

decreasing over the same period. The Island’s current population (27.76 per cent residents

aged 65 and over) is proportionally older than both the South East and England average

(19.29 per cent and 18.18 per cent respectively). The average age on the Isle of Wight

is 46 years, putting it in the oldest 20 per cent of local authority areas nationally and

significantly older than the average age in local authority areas within the sub-region.

2.18

This pattern is projected to continue. Between 2020 and 2038, the population aged over

65 is forecast to increase by 45.2 per cent, equivalent to an additional 18,550 people.

The increase in migration to the Island in the older age groups (65 to 79 in particular)

is becoming more marked over time, with more than three times as many arriving on

the Island in 2016 than in 2012. However, the working age population on the Island is

forecast to continue to decline by a further 4,800 during the same period to 2038; with

those aged 0 to 15 expected to also decline by 2,600 by 2038 (Statistics source: ONS

2018 based subnational population projections).

2.19

These patterns and the rate at which they are maintained or alter may place additional

demand and costs on local public services, or alternatively could create opportunities.

The age distribution of residents has positive implications for long-term economic

activity rates and spending power (with a higher younger profile) or potentially negative

impacts on current and future social care resourcing (with an older or aging population)

and the sustainability of the Island community.

2.20

While the Island has long been one of the UK’s most popular holiday destinations for

people of all ages, those of working age are often in seasonal, low paid jobs. There

is a ‘brain-drain’ of young educated people with a net outflow of 15 to 29 year olds

as young people leave for higher education and others for employment and career

opportunities, and a net inflow at age 30 and above as people return to raise their

families or older people retire here.

2.21

The Isle of Wight is ranked 109 on the overall measure of multiple deprivation out of 326

local authorities where 1 is the most deprived. Ryde North East and Pan B (Newport) are

within the 10 per cent most deprived areas in England. Locally, child poverty levels are

in line with national figures with one in five (20.7 per cent) of all children on the Isle of

Wight classed as being in relative poverty (21.2 per cent of under 16s). This is higher than

the South East figure and is an increase of 585 children on 2013 numbers.

2.22

The population of the Island shows an ageing demographic profile with significant

levels of chronic disease. The Joint Strategic Needs Assessment (JSNA) identifies that 1.4

per cent of Island residents aged 65 years or over, has been diagnosed with dementia.

The national average is 0.7 per cent. By 2030 4,232 individuals on the Isle of Wight

are predicted to have dementia. This will equate to just under nine per cent of the

population aged 65 years or over and 45.5 per cent of the population aged 85 years old

and over.

2.23

The Isle of Wight Council permanently admitted 21.2 per cent more people aged 65

years or over into residential and nursing care compared to comparable authorities;

and 11.3 per cent more than the national average. A lack of suitable alternative

accommodation is felt to be one of the reasons behind these statistics.

2.24

Public Health report that 80 per cent of hospital bed days at St Mary’s Hospital are used

by patients over the age of 65; and 50 per cent of bed days are used by patients over 80

years old. Increasing the provision of Independent Island living, which could include the

provision of housing with around the clock care and support will enable people to return

to the comfort of their home to convalesce and live secure, fulfilled lives into their old age.

Growth/Housing

2.25

The delivery of new housing on the Island is one of the most challenging issues that

the local plan has to address. Since the adoption of the Island Plan core strategy in

March 2012, there has been a significant shortfall in the delivery of housing against

the identified annual housing number in the core strategy, as shown in Figure 2.1.

Monitoring indicates that there seems to be a ‘ceiling’ to the delivery of housing on the

Island, as it has averaged around 365 dwellings per annum (dpa) since adoption of the

core strategy, with a peak of 417dpa in 2015/16.

Figure 2.1 Housing completions on the Isle of Wight since core strategy adoption

Year

2012/13

2013/14

2014/15

2015/16

2016/17

2017/18

2018/19

2019/20

Total

Homes

520

4160

required

Actual

homes

409

410

396

417

321

360

350

253

2916

built

Shortfall:

-1244

2.26

Most significant is the acute decrease in the delivery of affordable housing, as defined

by the NPPF (Annex 2: Glossary - National Planning Policy Framework - Guidance

- www.gov.uk ). In 2019/20 just six affordable housing units were delivered. For

2018/19 none were delivered, in 2017/18 it was 18 units, 2016/17 it was 34 and 35 in

the monitoring year 2015/16. There are now over 2,000 individual households on the

housing register in the four most urgent categories of need. With around 300 re-lets per

year, it is clear there is a greater need than is being met within the current housing stock.

2.27

This under delivery of housing has meant that since 2018, the council has been making

planning decisions under the ‘presumption in favour of sustainable development’,

which is the planning ‘sanction’ the Government apply to local planning authorities

where insufficient housing is being delivered when measured against the Government

housing number for the Island. Therefore the adoption of the IPS, with an Island realistic

housing number, will enable the LPA to eventually move away from the presumption

and regain more precise control over decision making in line with all of the policies in

this plan.

2.28

This lack of supply has affected many groups within the local community and there is

an increasing proportion of Island residents who find that they are unable to purchase

a home for the first time, particularly working age islanders, where median annual

average earnings are £26,165. Property prices, although cheaper than many areas of

the South East remain unaffordable for many local households. The affordability ratio

of average house prices to average earnings on the Island in 2020 is 8.05, based on an

average house price of £245,938. This compares to affordability ratios in Portsmouth and

Southampton of 7.91 and 7.01 respectively.

2.29

Rental levels are also challenging on the Island, based on the assumption that a

household should spend no more than 30 per cent of their income on housing. This has

seen the number of households in need of an ‘affordable home’ on the Island increase

significantly. The lack of affordability also contributes to overcrowding, and across the

Island three per cent of households are classified as overcrowded with the greatest

number of such households being located in Ryde.

2.30

The council has investigated the reasons why delivery appears to be constrained and

analysis of the evidence suggests that there is not one single overriding issue or limiting

factor, instead it is a combination of factors acting at the same time, magnified by

the physical severance of the Island from the mainland. Some of the current factors

identified as contributing to this under delivery are:

• affordability of housing stock to Island residents;

• limited existing profitability of building at scale on the Island;

• lack of construction skills;

• extra cost of importing materials and skills;

• lower returns on investment and unrealistic land values;

• higher risk and inability to secure funding;

• limited appropriate land (over half the Island is designated AONB);

• limited island infrastructure;

• a small standalone housing market area that is very sensitive to changes in supply/

demand.

2.31

Underpinning all the evidence is the simple fact that the Isle of Wight as a place

operates in different circumstances to mainland UK and has a unique housing market

that requires a bespoke approach to housing need and allocation. The Isle of Wight is

recognised as a standalone housing market area by neighbouring authorities in the

Partnership for South Hampshire (PfSH). There are no adjacent authorities sharing land

boundaries where ‘unmet need’ could easily be distributed to, there are no strategic

sites overlapping administrative boundaries and major national housebuilders do not

see the Island as a consistently viable development or land promotion opportunity -

The Solent that separates the Isle of Wight from the mainland has a fundamental and

demonstrable impact on the level of housing that is delivered on the Island.

2.32

The council is positive about development, wants to see it happen on the Island in

the most sustainable locations and sees the delivery of housing as essential in helping

to tackle the lack of truly affordable dwellings. However, this approach requires an

appreciation that development won’t be at the scale that the government expect

through the objectively assessed need derived from the standard methodology as

it simply cannot be delivered. The national approach provides the starting point

for determining the level of need for the area, and it is only after considering the

constraints to achieving this, including the unique housing market faced by the Island,

that the decision on how many homes should be planned for is made.

2.33

The IPS is therefore planning for less homes than the Government expect, which in

simple terms would address one of the key themes raised by Island residents in the

last consultation. However, we also know that many Island residents believe there is no

need to build any more houses on greenfield land and that there is more than enough

brownfield land to build houses on. The simple fact is that this is not the case.

2.34

On the Island, there are approximately 60 hectares of brownfield land currently on

the brownfield register, with capacity for around 1,500 homes, and over 600 of these

already have planning permission. This has to be viewed against the 2,000 individual

households in most urgent need of an affordable home on the Island housing register.

2.35

The council recently undertook a brownfield sites capacity study to ask members of the

public, town and parish councils, agents and landowners to tell us about any brownfield

land they know of and think is available for development on the Island. Of the 84 sites

submitted during the study, 25 were already on the brownfield register or known to

the council through the previous IPS consultation, 45 were too small (under 10 units) or

inappropriate for housing due to site specific constraints and of the remaining 14 that

were investigated further, two sites with a yield of around 75 units have been included

in the IPS. While there is a clear national and local preference to use brownfield land

for development, and this is set out in policies in this document, some greenfield land

is needed for development to help provide enough houses so that affordable housing

issues can start to be addressed on the Island.

2.36

A good mix of market housing is also needed to meet the aspirations of all residents

by providing a variety of sizes, types and locations supporting the provision of quality

education and health services. Poor quality services deter higher income groups but

delivering attractive housing may encourage professionals working in these sectors to

move to and stay on the Island.

2.37

As the country starts to move on from the pandemic, working and living patterns

may change. The Island has the potential to attract professionals and higher income

groups choosing to live on the Island as working patterns become more flexible.

Introducing their professional skills and spending power will support the provision of,

and improvement to, services and improve the prosperity of the Island. However, in

order to encourage residents to move to and stay on the Island we need to improve the

supply of aspirational housing. This will not only involve providing sites for larger and/or

higher specification dwellings but will also require enhancements to the environmental

quality of the area and the provision of good quality services. Achieving this balance

of addressing both acute affordable needs and aspirational needs within a housing

market that has historic and consistent restricted delivery will be a challenge, while still

addressing the environmental aims of the plan.

2.38

By reviewing its planning policies and position on housing, the council wishes to give

the clearest possible direction to the prime focus of the local plan which is delivery

of housing in the right places with the right level of infrastructure to best meet the

Island’s needs.

Economy

2.39

The Isle of Wight’s economy has performed reasonably strongly in recent years,

including growth in a number of specialist higher value sectors particularly where the

Island benefits from the presence of leading international businesses. However, it faces

challenges as productivity levels are generally below the mainland, with lower wage

levels, lower educational attainment and skills levels. Many employment opportunities

are seasonal and there is an over reliance on the public sector as a key supplier of job

opportunities. As with the rest of the country, the Island needs to recover from the

economic impacts of the pandemic.

2.40

The Island population is increasing, mainly amongst older age groups, with the working

age population (16-64 years) accounting for 57 per cent of the Island’s population and

falling. This compares to the Great Britain average of 63 per cent. Economic activity and

employment rates are lower than the Great Britain average. Overall, the Island labour

market is relatively self-contained with most residents working locally and limited

numbers of outbound and inbound commuters to and from the mainland.

2.41

Physical separation of the Island from the UK mainland is reported to have a negative

effect on the Island’s economy, not least through the ‘Island premium’ which represents

the additional cost of conducting business on and with the Isle of Wight. This premium

not only encapsulates higher transportation costs, but also the limited opportunities for

optimal economies of scale, due to reduced competition and the size of the market.

2.42

In 2019 the largest sectors, by employment, were health & social work (17.6 per

cent), wholesale and retail (15.7 per cent), food and accommodation (15.7 per cent),

manufacturing (8.8 per cent), education (7.8 per cent) and administration (6.9 per

cent). Agriculture is one of the smallest sectors (two per cent) and has been declining

in employment. However, the Island has a particularly strong GVA output from the

agriculture, utilities and hospitality sectors. The local economy is largely characterised

by lower value undertakings, with higher-value sectors such as communication,

information technology and financial services being less well represented.

2.43

The regeneration strategy sets out some key Island responses to some of the challenges

faced, including increasing the average wage to £600 per week by 2027, providing

access to full fibre gigabit connectivity across the Island and improving the range and

quality of business premises making it a place that is attractive to invest in. The Island

does have a number of opportunities which it can look to exploit in helping to improve

its overall economy and meet these challenges.

2.44

It is home to some world class businesses such as Gurit, MHI Vestas, BAE Systems and

GKN which have all contributed to the Island’s reputation as a centre of excellence

for composite technologies and advanced manufacturing, especially in the marine

and maritime sectors. The opening of Centre of Excellence for Composites, Advanced

Manufacturing and Marine (CECAMM) in September 2017 allows young Islanders to

develop the relevant skills and educational qualifications to grow the skills base required

by these world class organisations.

2.45

While the legacy of maritime engineering is strong, there are a number of other key

sectors that support the economic engine of the Island. Tourism and all its associated

industries account for 20 per cent of the GVA and with an ever-ageing population, the

care industry is growing rapidly.

2.46

The Island benefits from an entrepreneurial culture with micro businesses (with five

or fewer employees) accounting for 82 per cent of local business. Excellent quality

of life, good broadband connectivity and easy access to London and the South East

means more people are choosing to live on the Island and locate their enterprise here

or commute back to the capital and surrounding areas, a pattern that appears more

popular as working and social patterns change as a result of the pandemic.

2.47

The overall value of the local economy measured in £ per capita, is well below the

Solent and UK averages, reflecting the lower proportion of working age residents and

the value each job generates as suggested by qualifications, occupation and earnings

data. GVA per capita on the Isle of Wight stands at £20,000 compared to nearly £25,000

in the Solent area. Average earnings for individuals working on the Island are at a level

of 80% of those across the South East. Crossing the Solent is perceived as a barrier to the

economic growth and regeneration of the Island.

2.48

The Island’s employment base has grown over recent years, increasing at a similar rate

to the Solent. Employment growth has been driven by a variety of sectors including

those that the Island has traditionally been strong in (eg, accommodation and food

services) and others which it is less known for (eg, real estate). Overall, workforce

productivity is lower in comparison to the mainland and needs to be improved.

2.49

Forecasts from Oxford Economics (pre-pandemic) indicate that employment on the

Isle of Wight is expected to increase by 4,600 jobs between 2015 and 2036, a growth

rate of nearly eight per cent which is broadly similar to the LEP average. Most growth

is anticipated in health and social care, admin and support services, construction and

recreation, reflecting both the ageing population trend and tourism sectors. More

traditional sectors such as manufacturing and agriculture are expected to decline in

overall terms.

Transport

2.50

The Island is unique within the UK with all mainland links provided by private sector

companies, with no public service obligation and/or no community-based service

level agreement. The Island is linked to the mainland by six cross-Solent routes, three

of which carry both vehicles and foot passengers and three operate only for foot

passengers. In 2019, approximately four million passengers used ferry services to

access the Island, generating an estimated £296m contribution to the local economy.

5.5 per cent of Island residents in employment rely on ferries for daily commuting to the

mainland to jobs in London, Portsmouth, Southampton and the surrounds. Conversely

only an estimated 3.7 per cent of Island jobs are filled by mainland residents who

commute to the Island.

2.51

As an island, it benefits from not being driven through as part of a longer, onward

journey. This means that there is no through traffic. Instead, the Island experiences

seasonal variations due to tourism-related traffic, especially in the summer months.

2.52

The location of the major settlements - with Cowes to the north, Ryde to the north-

east, Sandown/ Shanklin/ Ventnor to the south-east and Freshwater to the west - means

the road network resembles the spokes on a wheel, with Newport at its ‘hub’ joined

by spokes to each settlement and each settlement in turn linked to one another by the

rim, - often a coastal road. The layout and location of the road network brings a range

of challenges, particularly at Newport where all roads meet - and on the coast where

some sections of road, such as the Military Road on the south-west coast, are under

threat from land instability and increasingly from climate change and a resulting rise in

sea level.

2.53

There are attractive travel routes for walkers and cyclists across the Island. The Island has

517 miles of public rights of way linking towns and other settlements giving access to

the countryside and coast. There are over 200 miles of cycle routes with dedicated off-

road cycle routes. This is recognised as part of the National Cycle Network with routes

linking Cowes and Newport, Newport to Sandown, Ryde to Newport and Yarmouth to

Freshwater. There are two small airports at Bembridge and Sandown though these are

for light aircraft only.

2.54

The Island benefits from the Island Line railway, connecting Shanklin to Ryde Pier and

mainland connections beyond. The line is currently in the process of being upgraded

with a new passing loop and refurbished rolling stock, together with a number of

station upgrades. The bus services on the Island are run by Southern Vectis, with regular

services connecting the majority of the settlements and providing key interchanges

between modes, for example at Ryde Interchange.

2.55

The IPS will work alongside the Local Transport Plan and Climate and Environment

Strategy to ensure opportunities to provide a transport network that is linked to

achieving greater sustainability and better movement are taken.

Draft Island Planning Strategy

Section 3: Island Planning

Strategy vision and objectives

3.1

Having provided an overview of the Island and set out the challenges we know the

Island faces from talking to residents and gathering evidence, it is important to shape

that into a logical and attainable vision. The Isle of Wight Council is in the process of

revising its corporate priorities and objectives, together with an overall vision for the

Island. To ensure consistency throughout the council’s key plans and strategies, this

corporate vision will be used across all Council documents, including the Island Planning

Strategy (IPS).

3.2

The revised corporate objectives will constitute strategic priorities for the purpose of the

Island Planning Strategy. As a local planning authority and a council, we cannot achieve

these objectives on our own and will be developing new partnerships and relationships,

nurturing existing ones and when we can’t deliver something, enabling or facilitating

others to do so.

3.3

To provide clarity on achieving these objectives, and in line with national policy, the

council will identify which policies within the Island Planning Strategy are strategic and

these are currently listed in Appendix 4.

3.4

This draft IPS sets out how, in spatial terms, and through the planning system,

the council will use land-use planning to contribute to delivering as much of the

regeneration strategy as possible.

What the Island Planning Strategy will do

3.5

Using the same issue headings from Section 2, we are able to highlight what the policies

in the Island Planning Strategy will try to do in each of the six main sections of the plan

to help address the issues the Island faces:

Environment

The Island is a UNESCO Biosphere Reserve and benefits from a high quality and

attractive environment. IPS policies will protect, and wherever possible, seek to

improve all the positive aspects including the AONB, trees, heritage assets and ecology

as well as introducing a new dark skies park in the south west of the Island. The IPS will

also require a biodiversity net gain of 10 per cent from all new development.

Community

As we continue to recover from the impacts of the pandemic, improving the

wellbeing of our community is extremely important and IPS policies can help by

making sure people have access to open space and community facilities, while

allowing more health facilities to be built where they are needed. Well-designed new

spaces and buildings that are occupied by a range of different ages and people also

helps to build strong and healthy communities.

Growth

IPS policies have to plan for sustainable development and growth - the Island

population is increasing and people are living longer, therefore growth is needed,

however the additional homes, jobs, services and infrastructure that are required

have to be in the right places meaning people are closer to what they need.

Housing

We need to build more houses on the Island for lots of reasons, but mainly to try and

make sure people are able to live in a home that is affordable to them. IPS policies will

enable different types of home to be built for the different needs of people. We want

to make sure as many of the homes as possible are built in areas where people are

able to access the services and facilities they need.

Economy

As well as houses, it is also important to make sure we protect as many existing jobs as

possible and also make it easy for new jobs to be created. IPS policies make sure that

land is secured and available for a range of businesses to maintain and increase the

number of jobs. Our high streets continue to change, and IPS policies make sure that

commercial property and businesses on our high streets can be as flexible as possible.

Transport

How people move around the Island is also an important issue - and this also has

a big impact on climate change. By planning for our growth in locations that are

close to services and facilities, we can encourage people to move around as much

as possible without using a motor vehicle. IPS policies require new road, footpath

and cycle path infrastructure where it is needed and wherever possible, any new

development will have to help fund the cost of this.

3.6

Under the Environment and Community topics, the key diagram below demonstrates

that a large proportion of the Island is protected as open space/settlement gap or

within the Area of Outstanding Natural Beauty (AONB). While these designations do not

mean no development at all will happen in these areas, they do provide a clear steer as

to the locations that higher levels of Growth should be directed away from.

Figure 3.1 - Key environment diagram

Cowes to

East Cowes to

Southampton

(Passenger)

(Car)

Cowes

East

Ryde to

Cowes

Portsmouth

Fishbourne to

(Passenger)

Portsmouth

(Car)

Ryde to

Southsea

Ryde Interchange

(Passenger)

Wootton

Yarmouth to

Lymington

Seaview

(Car)

Ryde

Nettlestone

Newport

Havenstreet

Yarmouth

Shal eet

Wellow

St Helens

Calbourne

Brading

Bembridge

Arreton

Freshwater

Merstone

Newchurch

Rookley

Ferry link

Apse Heath

Sandown

Road

Lake

Railway

Godshill

Proposed cycle paths

Shanklin

Primary settlement

Brighstone

Secondary settlement

Rural settlement

Chale Green

Wroxall

AONB

Dark skies park

Whitwell

Ventnor

Open spaces

Niton

Proposed local green spaces

Settlement gap

3.7

A key issue for the IPS under the growth and housing topics is to set out a framework for

the location, mix and type of housing to be provided across the plan period of 15 years,

taking into account these protections and designations. The number and size of sites put

forward for allocation in this document is significantly less than in the previous version.

3.8

Using the consultation responses on the last version and the main themes of what

the community told us, a set of guiding principles has been developed to help steer

the approach to the allocation of housing sites and policy development within this

document. These principles will also help to deliver the corporate vision for the Island:

a Improve the delivery and affordability of new homes to best meet Island needs, in

the most sustainable locations with the right infrastructure (reducing the reliance on

private transport).

b Prioritise the use of land within existing settlement boundaries, particularly where

the land is brownfield and/or in public sector ownership.

c Reflect the importance of a high quality built and natural environment and the

associated positive impacts on wellbeing and contribution to maintaining our

UNESCO Biosphere Reserve status;.

d Create certainty through the adoption of a local plan over what is expected of

development proposals and how places are likely to change as a result of the plan.

3.9

Using these principles, the IPS is planning to build the right homes in the right places

and some of the key benefits of the plan are:

•

98 per cent of the total homes allocated are within the adjusted settlement

boundaries of primary and secondary settlements (87% are in primary settlements

and 11 per cent within secondary settlements);

•

60 per cent of the homes allocated are on brownfield land, including two Key

Priority Sites at Camp Hill and Newport Harbour, both in public sector ownership.

The plan also includes a new brownfield sites policy that supports and encourages

development on previously developed land to come forward;

•

72 per cent of the homes allocated on greenfield land are already in the planning

application or pre-application process;

•

15 per cent of the total homes needed until 2038 already have planning permission.

3.10

To help the community understand how the planned growth and housing will

affect the area that they live in, this section will briefly highlight the type and

scale of development together with any economy and transport infrastructure

proposed within each area, as well as some of the key community and environment

designations and protections in place. While the IPS has to plan at an Island level,

providing more localised information can help to assist place making and growth

aspirations within an area.

3.11

The Isle of Wight is a diverse Island, and it is often challenging to reflect its many

differences. The regeneration strategy recognises this and identifies five areas with

broadly similar populations and characteristics across the Island, and these are listed

below. Further information about each area can be found in the regeneration strategy.

The role of Newport as the Island’s commercial, business and civic hub and the range of

development opportunities in and around the county town affords it special attention

as a distinct area overlaying the southern ends of both West and East Medina. Therefore,

a sixth area is added for the purposes of this overview:

• West Wight area - mainly rural but with Freshwater and Yarmouth as the

main settlements.

• West Medina - Cowes, Gurnard and Northwood and settlements in and to the West

of Newport.

• Newport - the area broadly following the parish of Newport and Carisbrooke.

• East Medina - East Cowes and settlements in and to the East of Newport.

• Ryde - and its wider immediate area including villages such as Bembridge, St. Helens,

Seaview and Brading.

• The Bay - Sandown, Shanklin, Lake, Ventnor and adjacent villages

3.12

The following sections will list the settlements that are included in each of the areas and

their place in the settlement hierarchy (as set out in policy G2), highlight some of the

key planned growth on large sites (over 10 units) and provide a diagram of where this is

likely to occur.

3.13

An important issue to many residents is when the planned growth will take place.

The responsibility for submitting planning applications and building out planning

permissions that are granted does not lie with the local planning authority, therefore it

can be challenging to provide an accurate picture. However Table 7.1 and Appendix 5

of the Draft IPS provide indicative delivery trajectories which help demonstrate that the

planned growth will be spread out across the plan period, rather than all happening at

once. Policy G5 also seeks to ensure that planning permissions granted are built out in

line with a delivery timetable secured as part of any permission.

3.14

There are also associated challenges on projecting when key infrastructure to support

the housing will be delivered. The Island does not have a number of large strategic

sites in excess of 1,000 units where infrastructure delivery can be planned more easily,

however the Infrastructure Delivery Plan (IDP) supporting the IPS will be updated in

consultation with key stakeholders such as utility providers, the NHS Trust and highway

authority. These discussions, together with regular local plan reviews, will make sure

that the homes built have the services and facilities that they need.

West Wight area

Figure 3.2 - West Wight key environment diagram

Yarmouth to

Lymington

(Car)

Yarmouth

Shal eet

Wellow

Calbourne

Freshwater

Ferry link

Road

Railway

Proposed cycle paths

Primary settlement

Secondary settlement

Brighstone

Rural settlement

AONB

Dark skies park

Open spaces

Proposed local green spaces

Settlement gap

Nito

3.15

The West Wight area is made up of a variety of different settlements, predominantly

smaller rural ones with Freshwater (including Totland and Colwell) acting as the main

service centre, reflected in its status as a secondary settlement and role as the main

convenience shopping offer in the West Wight. The level of planned growth within the

West Wight area is set out below and shown on the settlement diagram for Freshwater

on page 25.

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

Freshwater (including

Secondary

no sites

six sites

255

Totland and Colwell)

Yarmouth

Rural service centre

no sites

Brighstone

Rural service centre

no sites

Sustainable rural

Wellow

no sites

settlement

Sustainable rural

Shalfleet

no sites

settlement

Sustainable rural

Calbourne

no sites

settlement

Thorley

None

no sites

Environment

Significant areas of the West Wight area are protected through designation as AONB

and being allocated as open space. A large section of the proposed dark skies park is

within the area together with 13 designated local green spaces.

Growth

Housing

The only sites allocated for housing are within the revised settlement boundary of

Freshwater (six sites in total - one brownfield, two mix and three greenfield) and

represent 4.4 per cent of the housing within the IPS. These sites have the potential

to provide 89 affordable homes. Opportunities for the re-development of other

existing brownfield sites (see policy H9) will be taken when they arise across the

West Wight Area. Rural and first home exception sites that provide predominantly

affordable housing that meets local needs may come forward in and near the smaller

settlements (see policy H7).

Transport

Sustainable transport links will be improved through completion of a shared

pedestrian and cycle track linking the West Wight to Newport, which will provide a

high quality, safe and sustainable commuter, leisure and tourism facility.

West Medina area

Figure 3.4 - West Medina key environment diagram

Cowes to

Southampton

(Passenger)

Cowes

Ferry link

Road

Railway

Proposed cycle paths

Primary settlement

Secondary settlement

Rural settlement

AONB

Dark skies park

Open spaces

Proposed local green spaces

Settlement gap

3.16

The West Medina area includes the settlement of Cowes which acts as a key gateway to

the Island and as one of the primary settlements plays

significant role in being able

to accommodate growth in a sustainable way (17 per

cent of homes allocated in the

plan). The village of Northwood is within the same settlement boundary, together with

Gurnard. The level of planned growth within the West

Medina area is set out in the table

and shown on the settlement diagram for Cowes (page 28):

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

Cowes (including

Gurnard and

Primary

two sites

six sites

947

Northwood)

Environment

Within Gurnard the most sensitive parts of the Jordan Valley landscape are protected

through the retention of the settlement gap, while within Cowes large areas of land

are allocated as open space with six designated local green spaces.

Growth

Housing

The sites allocated for housing are all within the revised settlement boundary of

Cowes (six sites in total - three brownfield and three greenfield) and together with

two sites already having planning permission, represent 16.4 per cent of the housing

within the IPS. These sites have the potential to provide 332 affordable homes.

Opportunities for the re-development of other existing brownfield sites (see policy

H9) will be taken when they arise across the West Medina area. First Homes exception

sites that provide solely affordable housing may also come forward outside of the

settlement boundary (see policy H7).

Economy

Around two hectares of new employment floorspace will also be provided through

the mixed use allocation at Somerton Farm, improving the offer for existing and

new businesses and also enhancing links through the site to the Cowes to Newport

cycle track.

Newport area

Figure 3.6 - Newport key environment

diagram

Ferry link

Road

Railway

Proposed cycle paths

Primary settlement

Secondary settlement

Rural settlement

Newport

AONB

Dark skies park

Open spaces

Proposed local green spaces

Settlement gap

Rook

3.17

Newport is the largest settlement on the Island and acts as the commercial, business and

civic hub providing a range of development opportunities in and

around the county town.

As a primary settlement, Newport is a focus of planned growth within the IPS

(48 per cent

of homes allocated in the plan) and contains the two key priority sites at Camp Hill and

Newport Harbour (see policies KPS1 and KPS2). The level of planned growth within the

Newport area is set out below and shown on the diagram on page 31:

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

eleven

Newport

Primary

two sites

2,136

sites

Environment

A small area of Newport to the south west is designated as AONB. Large areas of

open space are allocated across the settlement. There are five designated local green

spaces with a small section of the proposed dark skies park

also within the settlement

to the south west, overlapping the AONB.

Community

Land set aside for a health hub at St Mary’s hospital that could include extra-care

properties, assisted living, intermediate step-down care, healthcare employment and

other clinical facilities. A locality hub bringing together health and wellbeing services

is also highlighted for the Newport area, together with a potential new ‘blue light’

facility.

Growth

Housing

The sites allocated for housing are all within the revised settlement boundary of

Newport (11 sites in total - three brownfield, two mix and six greenfield) and together

with two sites already having planning permission represent 37 per cent of the total

growth in the IPS. These sites have the potential to provide 748 affordable homes.

The two public sector owned; previously developed key priority sites have the

potential to deliver over 1,450 units (60 per cent of the total growth within Newport).

Opportunities for the re-development of other existing brownfield sites (see policy

H9) will be taken when they arise within the settlement

Economy

Almost three hectares of new employment floorspace will also be provided through

the allocation at Pan Lane.

Transport

Given the level of growth being planned, it will be important that these

developments are brought forward in a co-ordinated manner, with the council and

the various landowners/ developers working together to ensure that the required

infrastructure has been properly identified and brought forward in a timely fashion.

The council have already implemented a significant highway improvement at the old

St Mary’s roundabout and are currently delivering further work at Coppins Bridge.

Developer contributions will be collected for other highway improvements listed in

policy T1.

East Medina area

Figure 3.8 - East Medina key environment diagram

East Cowes to

Southampton

(Car)

East

Cowes

Wootton

Ferry link

Road

Railway

Proposed

cycle paths

Primary settlement

Secondary settlement

Rural settlement

AONB

Dark skies park

Open spaces

Proposed local green spaces

Arreton

Settlement gap

Merstone

Rookley

Apse Heath

3.18

The East Medina area includes the primary settlement of East Cowes

(another of the

key gateways to the Island)

and Wootton, the latter now considered

a ‘secondary

settlement’ given the size of population and collection of services and facilities. Smaller

rural settlements are also included and the level of planned growth within the East

Medina Area is set out below and shown on the diagrams on pages 34 and 35:

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

East Cowes

Primary

two sites

308

Wootton

Secondary

no sites

two sites

Arreton

Rural service centre

one site

no sites

Rookley

Rural service centre

one site

no sites

Merstone

None

no sites

Environment

Large areas of the East Medina area to the east of East Cowes and to the south

of Wootton are protected through designation as AONB.Significant areas of land

are allocated as open space across the area and there are two designated local

green spaces.

Growth

Housing

The sites allocated for housing are within the revised settlement boundaries of East

Cowes and Wootton (four sites in total - one brownfield and three greenfield) and

together with the 4 sites already having planning permission, represent nine per cent

of the housing in the IPS. These sites have the potential to provide 176 affordable

homes. Opportunities for the re-development of other existing brownfield sites (see

policy H9) will be taken when they arise across the East Medina area. Rural and first

home exception sites that provide predominantly affordable housing that meets local

needs may come forward in and near the smaller settlements (see policy H7).

Economy

Over six hectares of new employment floorspace will also be provided through the

allocation at Kingston Marine Park.

Transport

With East Cowes being one of the key gateways to the Island, the council will

continue to work with Red Funnel to ensure already permitted improvements to the

marshalling yard area, better traffic management within the town and wider public

realm improvements are delivered. The cycle track between East Cowes and Newport

will be completed, enabling people to move sustainably between the two towns.

Ryde area

Figure 3.11 - Ryde area key environment diagram

Ryde to

Portsmouth

Fishbourne to

(Passenger)

Portsmouth

(Car)

Ryde to

Southsea

Ryde Interchange

(Passenger)

Seaview

Ryde

Nettlestone

Ferry link

Road

Railway

Havenstreet

Proposed cycle paths

Primary settlement

Secondary settlement

St Helens

Rural settlement

AONB

Brading

Bembridge

Dark skies park

Open spaces

eton

Proposed local green spaces

Settlement gap

Newchurch

3.19

The Ryde area includes the

primary settlement of Ryde,

which acts as one of the key

gateways to the island where ferries, hovercraft, rail, taxi and pedestrians all converge.

There are a number of other settlements including Bembridge that is now a secondary

settlement due to the collection of services and facilities available. As one of the primary

settlements, Ryde plays a significant role in being able to accommodate growth in a

sustainable way (13 per cent of homes

allocated in the plan) which will enhance the

already vibrant town centre where local independent retailers continue to have a very

strong presence on the high street. The level of planned growth within the Ryde area is

set out below and shown on the diagrams overleaf:

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

Ryde

Primary

three sites

five sites

1,373

Bembridge

Secondary

one site

two sites

193

Brading

Rural service centre

no sites

Seaview

Rural service centre

one site

no sites

St Helens

Rural service centre

no sites

Sustainable rural

Havenstreet

no sites

settlement

Environment

Parts of the wider Ryde area are protected through designation as AONB while

large areas of land are allocated as open space. There are also 10 designated local

green spaces and large settlement gaps are maintained between Ryde and Seaview/

Nettlestone, Ryde and Wootton and Brading and Sandown.

Community

The Nicholson Road site includes the potential for a healthcare facility as part of the

mixed use development.

Growth

Housing

The sites allocated for housing are all within the revised settlement boundaries of

Ryde and Bembridge (seven sites in total - three brownfield and four greenfield) and

together with the five sites already having planning permission, represent 27 per cent

of the housing in the IPS. These homes have the potential to provide 554 affordable

homes. Opportunities for the re-development of other existing brownfield sites (see

policy H9) will be taken when they arise across the Ryde Area. Rural and first home

exception sites that provide predominantly affordable housing that meets local needs

may come forward in and near the smaller settlements (see policy H7).

Economy

Over 14 hectares of employment land is allocated and has planning permission at

Nicholson Road, providing increased employment opportunities and community

uses close to residential areas, while also offering significant open space benefits and

greater connections to existing green infrastructure.

Transport

Given the level of growth being planned, it will be important that these

developments are brought forward in a co-ordinated manner, with the council and

the various landowners/ developers working together to ensure that the required

infrastructure has been properly identified and brought forward in a timely fashion.

Developer contributions will be collected for the highway improvements shown on

the diagram and listed in policy T1. A new integrated public transport interchange

and public realm improvements in Ryde will improve the visitor experience and

support wider improvements to the Esplanade.

The Bay area

Figure 3.14 - The Bay key environment diagram

Brading

Bembridg

Arreton

Merstone

Newchurch

Rookley

Apse Heath

Sandown

Lake

Godshill

Shanklin

Ferry link

Road

Railway

Chale Green

Proposed cycle paths

Wroxall

Primary settlement

Secondary settlement

Whitwell

Rural settlement

Ventnor

AONB

Niton

Dark skies park

Open spaces

Proposed local green spaces

Settlement gap

3.20

The Bay area consists of the primary settlement of The Bay (consisting of Sandown,

Shanklin and Lake) and a number of smaller, rural settlements. While The Bay is

one of the primary settlements, it is limited by a series of constraints (eg, flood risk,

topography, AONB, coastal issues) in the role it can play in accommodating growth in a

sustainable way, which is why only four per cent of the homes allocated in the plan are

located in the settlement. The level of planned growth within The Bay area is set out

below and shown on the diagrams overleaf:

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

The Bay (Sandown,

Primary

three sites

six sites

243

Shanklin and Lake)

Ventnor

Secondary

one site

no sites

Godshill

Rural service centre

no sites

one site

100

Niton

Rural service centre

no sites

Wroxall

Rural service centre

no sites

Sustainable rural

Chale Green

no sites

settlement

Sustainable rural

Newchurch

no sites

settlement

Sustainable rural

Whitwell

no sites

settlement

Large sites with

Large sites

Total new

Settlement

Settlement Status (G2)

permission

allocated

homes (2023-38)

Apse Heath

None

no sites

Winford

None

no sites

Environment

Large sections of The Bay area are protected through designation as AONB with

significant areas of land also allocated as open space. There are also seven designated

local green spaces and a settlement gap is maintained between Brading and

Sandown. A large part of the proposed dark skies park covers the western part of The

Bay area.

Community

A locality hub bringing together health and wellbeing services is also highlighted for

The Bay area, expanding on the existing healthcare facilities at 1Leisure Heights.

Growth

The sites allocated for housing are all within the revised settlement boundaries of

The Bay and Godshill (seven sites in total - six brownfield and one greenfield) and

together with the four sites already having planning permission, represent six per

cent of the total housing in the IPS. These sites have the potential to provide 124

affordable homes. The site in Godshill represents the only housing allocation outside

of the primary and secondary settlements in the IPS, however the site is supported by

the neighbourhood plan and parish council.

Housing

Opportunities for the re-development of other existing brownfield sites (see policy

H9) will be taken when they arise across The Bay area. Rural and first home exception

sites that provide predominantly affordable housing that meets local needs may

come forward in and near the smaller settlements (see policy H7).

Economy

Over 3.5 hectares of employment land is allocated across two sites, one at Sandown

Airport and one at Lowtherville in Ventnor, providing opportunities for existing

businesses wishing to expand and new businesses entering the area.

Transport

A number of highway junctions are listed in Policy T1 and developer contributions

will be collected for these schemes to ensure infrastructure is delivered to support the

level of housing growth that is planned.

Draft Island Planning Strategy

Section 4: Environment

4.1

The importance to the Island of its historic and natural environment cannot be

understated and in June 2019 the Island was granted Biosphere Reserve status by

UNESCO (United Nations Environment, Science and Cultural Organisation), only the third

location within the England to benefit from such a designation.

4.2

‘Biosphere’ is the living surface of our planet, made from the land, the sea, the air we

breathe and the energy from the Sun. UNESCO Biosphere Reserves are some of the

best examples where communities have found ways to resolve the conservation of

ecosystems with their ongoing sustainable use. There are over 700 UNESCO Biosphere

Reserves in 120 countries including 20 transboundary sites.

4.3

In 2017, working with partner organisations across the Island, the Isle of Wight Area

of Outstanding Natural Beauty Partnership led the bid to achieve UNESCO Biosphere

Reserve status for the Isle of Wight. After being endorsed by the UK Government and

following submission of a nomination to UNESCO in Paris in September 2018, UNESCO

designated the Isle of Wight a Biosphere Reserve on 19 June 2019 (www.iwbiosphere.org ).

4.4

The designation shows the world that the Isle of Wight is an important area for wildlife

and that this is due, in part, to the continuing commitment the local community have

to its conservation and enhancement. Since the designation, the Biosphere status is

now referenced in multiple council documents and strategies together with nature and

landscape conservation initiatives. It has helped to give the Isle of Wight a distinctive

and unique identity with global recognition.

4.5

Land is increasingly at a premium to try and meet all of the needs of the island, whether

they be additional housing, economic development, sustainable transport, climate

change mitigation or food production. All these needs benefit from the conservation

and enhancement of our natural assets and the ecosystem services they provide and

implementation of the policies in the Island Planning Strategy will play a fundamental

role in helping to maintain the Isle of Wight UNESCO Biosphere Reserve ethos and

designation in the future.

4.6

The suite of policies in the Environment section are designed to recognise and support

this designation, and to ensure that development proposals deal with environmental

issues appropriately. ‘Conserving and Enhancing Our Historic Environment’ deals with

the historic environment, and ‘Ecological Assets and Opportunities for Enhancement’

provides the strategic policy context relating to ecological assets. This is followed

with further, specific policies relating to ‘Solent Recreation Mitigation Strategy’, ‘Water

Quality Impact on Solent European Sites (Nitrates)’, ‘Trees, Woodland and Hedgerows’,

‘Protecting and Providing Green and Open Spaces’ and ‘Protecting Our Landscapes

and Seascapes’.

4.7

The importance of settlement identity is recognised in the policy Preserving

settlement identity, along with significance of the Island’s Area of Outstanding Natural

Beauty in Isle of Wight AONB. Linked to the Area of Outstanding Natural Beauty and

tranquillity is Dark skies.

4.8

The role of water and how it is managed is crucial to the Island. Therefore, there are

a number of policies targeting the component parts of this issue: Managing Our

water resources, Managing flood risk in new development, Monkton Mead

catchment area, Managing our coast, Facilitating relocation from Ccastal change

management areas, Improving resilience from coastal flooding, and Managing

ground instability in new development.

Conserving and enhancing our historic environment

EV1

Conserving and enhancing our historic environment

The council will support proposals that positively conserve and enhance the special

character of the Island’s historic environment and heritage assets. Development

proposals will be expected to:

a relate to the continued use, maintenance, rescue/ refurbishment/ repair and re-use

of heritage assets and historic places, especially where they are identified as being

at risk or likely to become at risk;

b consider and balance the relationship between the quality of place, economic,

social (including safety and antisocial behaviour), regeneration, cultural and

environmental characteristics;

c demonstrate how they have been informed by sufficient evidence to reveal

impacts upon the significance of heritage assets (including any contribution made

by their settings) and how these impacts can be mitigated;

d make a positive contribution to local character and distinctiveness.

Substantial harm to, or loss of grade II listed buildings or grade II registered parks and

gardens will only be permitted in exceptional circumstances.

Substantial harm to, or loss of scheduled monuments, protected wreck sites, grade I

and II* listed buildings and grade I and II* registered parks and gardens will only be

permitted in wholly exceptional circumstances.

Development proposals that would result in substantial harm or total loss of

significance will be refused, unless it can be demonstrated that:

a substantial public benefits would outweigh the substantial harm or total loss of

significance - or all of the following:

b the nature of the heritage asset prevents all reasonable uses of the site; and

c no viable use of the heritage asset itself can be found in the medium term that will

enable its conservation; and

d conservation through grant-funding or some form of charitable or public

ownership is not possible; and

e the harm or loss is outweighed by the benefits of bringing the site back into use.

Where a proposal would cause less than substantial harm to the significance of a

designated heritage asset (including any contribution made by its setting) a balanced

judgement will be required having regard to the scale of any harm, the significance of

the heritage asset and the public benefits of the proposal.

Where a proposal would cause substantial harm or less than substantial harm to the

significance of a non-designated heritage asset (including any contribution made

by its setting), a balanced judgement will be required having regard to the scale of

any harm, the significance of the heritage asset and its contribution to the special

character/local identity of an area and the public benefits of the proposal.

Where harm or loss to a heritage asset is unavoidable, the asset should be recorded in

a manner proportionate to its importance and the impact and the record should be

made publicly accessible. Copies of evidence should be deposited with the Historic

Environment Record and local museum.

4.9

The policy is designed to afford an appropriate level of protection to heritage assets,

whilst recognising that there may be some circumstances where the loss may be

considered acceptable when balanced against the public benefits of a proposal.

4.10

The historic environment encompasses all aspects resulting from the interaction

between people and places through time, including all surviving physical remains of

past human activity, whether visible, buried or submerged, and landscaped with planted

or managed flora. These surviving physical remains are referred to as heritage assets.

4.11

Heritage assets both within and outside of settlements are invariably important in

their own right, but also form an important context which should be respected when

new development is being considered. Designated heritage assets will be afforded the

highest protection in line with the relevant legislation, national policy and guidance.

Non-designated heritage assets of archaeological interest, which are demonstrably of

equivalent significance to scheduled monuments, should be considered subject to the

policies for designated heritage assets.

4.12

The Island’s historic environment provides a wealth of these distinctive features,

that either individually or collectively help to define their surrounding area. It is

these characteristics that create such a strong sense of place, which is valued by the

council, communities and visitors alike. When considering the impact of a proposed

development on the significance of a designated heritage asset, great weight should

be given to the asset’s conservation, irrespective of the degree of potential harm to its

significance. The more important the asset the greater the weight should be.

4.13

The Isle of Wight benefits from:

•

1,956 listed building entries, of which 29 are grade I listed, 68 are grade II* listed and

1,859 are grade II listed;

•

122 scheduled monuments;

• nine historic parks and gardens;

• three protected wreck sites;

•

36 conservation areas;

•

175 locally listed buildings, structures and parks and gardens;

•

13,501 non-designated sites on the Historic Environment Record.

The location of these can be seen in greater detail on the policies map, except for the

sites on the Historic Environment Record and the protected wreck sites.

4.14

Managing change to a heritage asset in a positive way can take many forms,

for example securing the longevity of heritage assets that contribute positively to local

character and provide places of interest for visitors to the Island, or the suitable re-use

of heritage assets to provide tourism accommodation or workspace for employment

uses. Historic parks and gardens are a fragile and finite resource: they can easily be

damaged beyond repair or lost forever. These are part of the island’s heritage assets and

the impact of proposed development on the special character of the landscape must be

considered.

4.15

Applications which affect or have the potential to affect heritage assets will be expected

to prepare a Heritage Statement that will:

a describe the significance of the asset including any contribution from its setting,

using appropriate expertise; at a level of detail proportionate to its significance and

sufficient to understand the potential impact of the proposal; using appropriate

references such as conservation area appraisals and the historic environment record

and, if necessary, original survey (including, for assets of archaeological interest, an

appropriate desk-based assessment and, where necessary, a field evaluation); and

b to set out the impact of the development on the heritage assets and a suggested

mitigation that is proportionate to the impact and the significance of the heritage

asset, including where possible positive opportunities to conserve and enjoy heritage

assets as well as recording loss and advancing knowledge.

4.16

Using this approach should result in proposals which emerge from a robust design

process that requires an understanding of significance and local context. For designated

and non-designated heritage assets this will also mean the submission of appropriately

detailed information to help demonstrate the potential impact upon significance.

The level of detail required will depend upon the nature of the asset and the proposal

affecting the asset and will potentially reduce the number of conditions that could

otherwise be required. The local list and conservation area appraisals will be subject to

review and updated depending on the availability of resources.

4.17

In new development, it is important to retain historic reference points which create

a sense of local identity and distinctiveness. This includes historic features such as

ancient roads, green lanes and byways and settlement patterns. It is important to

remember that it is not only the historic buildings and features that are important but

also the spaces between and within these assets. Historic landscape characterisation

is an important tool for managing the historic environment and conserving important

landscapes. Proposals need to take account of these characteristics to ensure that

they respect the context within which they sit, be it a historic monument, building,

streetscape or landscape. The insensitive development of a heritage asset, or land

surrounding it, can have negative consequences, such as loss of local identity and even,

in extreme circumstances, the loss of the asset altogether.

4.18

The council welcomes pre-application discussions with applicants which can help

identify opportunities as well as any constraints prior to submission of an application.

Furthermore, the use of national guidance documents like the Government’s planning

practice guidance and Historic England’s Good practice advice notes and Historic England

advice notes will assist in the assessment and outcome of development proposals.

4.19

Heritage values are the framework for assessing an asset’s importance on many levels

and an understanding of the fabric, values and significance of the place determines

what change is harmful, what can be mitigated and what is beneficial. This value

approach goes beyond consideration of the level of statutory designation, so the fact

that a place does not meet certain criteria for statutory designation does not negate the

value that it may hold in its local community.

4.20

The council will monitor buildings or other heritage assets at risk through neglect, decay

or other threats, proactively seeking solutions for assets at risk through discussions with

owners and willingness to consider positively development schemes that would ensure

the repair and maintenance of the asset, and, as a last resort, using its statutory powers.

This is a key strategic policy and links to the following Island Planning Strategy

(IPS) objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

Ecological assets and opportunities for enhancement

EV2

Ecological assets and opportunities for enhancement

Development proposals will be expected to protect the integrity of habitats and

species important to biodiversity or of geological value and enhance their features of

interest wherever possible, making a positive contribution to the Island’s status as a

UNESCO Biosphere Reserve.

Development should be located away from the most sensitive locations in accordance

with the following hierarchy of nature conservation designations (as shown on the

policies map):

• International

• National

• Local

Development proposals will only be permitted if it can be clearly demonstrated that

the integrity of the national site network will not be adversely affected, other than in

exceptional circumstances relating to overriding public interest.

The loss or deterioration of irreplaceable habitats will not be permitted except in wholly

exceptional cases and then only when a suitable compensation strategy is provided.

There are a number of habitats and features outside of designated sites that make a

significant contribution to local biodiversity. Development proposals are expected to

promote the maintenance and enhancement of the links between designated sites

and to positively contribute to the aims and objectives of the biodiversity action plans.

Development proposals will only be permitted where any impacts on watercourses

have been mitigated, including consideration of appropriate buffer zones in relation

to the affected watercourse. Proposals should demonstrate how the enhancement

and maintenance of river corridors, including any buffer zones, will be secured for the

lifetime of development.

Development proposals should demonstrate how they have considered the

ecological network on the Island (as shown on the policies map).

Applications for development should include adequate and proportionate

information to enable a proper assessment of ecological considerations by:

a completing and submitting protected habitat and species surveys where required;

b submitting a biodiversity mitigation plan which sets out any avoidance, mitigation

and any compensatory measures;

c using Defra’s biodiversity metric calculator to demonstrate how a minimum net

gain of 10 per cent for biodiversity will be achieved.

4.21

The aim of this policy is to conserve designated sites and protected species while

ensuring a net gain for biodiversity is achieved. There are three elements to this policy;

identifying environmental assets, the assessment of impacts on these and the measures

to mitigate or compensate for any harm.

4.22

All designated sites form some of the Island’s environmental assets and are shown

individually on the Policies Map. These comprise of SPAs, SACs, Ramsar sites, SSSIs,

National Nature Reserves, MCZs, LNRs, SINCs, RIGGs and ancient woodland. Development

will be steered away from these locations to ensure the most environmentally sensitive

areas are protected. The whole island has been recognised as part of UNESCO’s

worldwide network of biosphere reserves for its environmental significance and

this policy will play a key role in maintaining and enhancing this biosphere reserve

designation. Any plan or development which is considered to have a likely significant

effect upon a European and/or Ramsar site will be subject to a habitats regulations

assessment and may require avoidance, mitigation or compensatory measures.

4.23

Any plan or development which is considered to have a likely significant effect upon a

European and/or Ramsar site will be subject to a Habitats Regulations Assessment and

may require avoidance, mitigation or compensatory measures.

4.24

There are a number of habitats and features outside of designated sites that

make a significant contribution to local biodiversity, including for example,

ancient and veteran trees. The Isle of Wight biodiversity action plan (IW BAP)

(www.wildonwight.co.uk/haps.php ) is made up of a suite of habitat and species action

plans. These include features such as woodlands, lowland meadows, coasts, estuaries

and other important local habitats. There are also species action plans for red squirrels

and woodland bats. Development is expected to positively contribute to the aims and

objectives of these plans which will be updated before the plan is adopted. There are

many different organisations working in partnership in the conservation of the Island’s

biodiversity and the IW BAP is recognised as a key document.

4.25

Completion of the biodiversity checklist by a competent person will show how

biodiversity has been taken into account at the initial stage, and this will indicate which

sites require an ecological assessment. Appropriate levels of ecological surveys and

assessment work should be submitted with each application. Any impacts should first be

avoided, and if not possible mitigated for. Where this cannot be achieved compensatory

measures will need to be agreed with the council. Defra’s biodiversity metric calculator

should be completed to demonstrate how a minimum net gain of 10 per cent for

biodiversity will be achieved, in addition to any required mitigation/compensation.

4.26

Where protected species are identified developments will be expected to conserve

and enhance these. Where it can clearly be demonstrated that there is an overriding

need for the development that outweighs the significance of the nature conservation

feature(s) the planning authority will impose conditions on the planning permission or

require a planning obligation to:

a facilitate the survival of individual members of the species;

b reduce disturbance to a minimum;

c provide alternative habitats to sustain at least the current levels of population of the

species; and

d take opportunities to enhance their habitat.

4.27

Where harm that cannot be mitigated has been identified, the application will be

refused. The ecological network map can be used to help identify concentrations of

good quality habitat as well as those which are isolated at a landscape scale. This can

then be used to focus effort and target resources to restore areas and corridors where

conservation will make the most difference. This means that off-site compensatory

measures can be secured to provide a contribution to the enhancement of the network

where appropriate.

4.28

Planning applications are required to clearly set out any impacts associated with the

proposals and the mitigation or compensation measures that make the development

acceptable. This could be set out within a separate biodiversity mitigation plan.

A natural capital approach will be used to monitor the levels of protection and

enhancement of environment.

4.29

River corridors also provide vital ecological functions for a variety of species. Even in

urban areas, where watercourses have been modified, aquatic species will often use

watercourses as a direct route or, for example, to disperse seed. Therefore it is important

that proposals for new development consider any impacts. To ensure protection

of these features the council would expect the following buffer zones around

watercourses to be considered in the design of development:

• Eight metre wide buffers either side of main rivers (non-tidal).

•

16 metre wide buffers either side of main rivers (tidal).

• Eight metre wide buffers either side of ordinary watercourses for minor development.

•

16 metre wide buffers either side of ordinary watercourses for major development.

4.30

Newly created individual curtilages (eg, private gardens for residential development)

should not be located within watercourse buffers, however, where appropriate space

within buffers can also serve an amenity function. All development proposals that have

an area within one of the identified buffers will need to demonstrate how the following

have been taken into account or mitigated in the design of a scheme:

•

Identification of impacts associated with new development, either directly or

indirectly, for example through loss of habitat, disturbance, or pollution.

•

Where impacts are identified proposals should set out the measures to address these

and should first seek to avoid any impacts, if this isn’t possible mitigation is required

and in some cases compensation will be sought. Proposals should demonstrate how

the enhancement and maintenance of river corridors, including buffer zones, will be

secured for the lifetime of development.

•

The eight metre buffers should prioritise protection and enhancement of nature

conservation assets.

•

The 16 metre buffers should include provision for public access in addition to nature

conservation where any catchment guidance deems this appropriate.

•

The buffer should include a mix of open land and scrub at different ages for structural

diversity; riverside lawns connected by denser cover, giving the river patchy and

dappled light.

•

For all riverine properties, including single dwellings, riverside lawns should be

connected by denser cover at the water’s edge.

•

All hedgerows within a buffer should be retained and properly managed.

•

Some tree and scrub removal may be permitted to allow for dappling of the

water-course.

•

Bank-sides and riverbeds should not be modified with piling, jetties or other structures.

Where these modifications are already in-place, unless they are providing a flood

protection, they should ideally be removed or adapted, and more natural features

created that are sympathetic to river life. These include clean gravels and stones,

sinuous channel-form, riffles, pools that provide varied flow for diverse river-life.

•

Remove in-channel and bankside modifications and restore the river to natural

flows where this is deemed appropriate by the Environment Agency or lead local

flood authority.

•

Non-native invasive species are to be eradicated in accordance with the relevant

regulations and guidance.

4.31

The council have been working alongside the Newport Rivers Group and more widely

with the Island Rivers Partnership, which includes the Environment Agency, to identify

and produce guidance on a catchment scale approach.

4.32

Catchments that are particularly susceptible to development pressure include Gunville

Stream, Lukely Brook in Newport, Monktonmead Brook in Ryde and Scotchells Brook

in The Bay area. Future guidance will be developed to focus on these areas and

applications will be required to demonstrate how they have taken the relevant guidance

into account.

4.33

Housing allocation HA033 ‘Land west of Sylvan Drive’ will be expected to include

appropriate buffers to the Gunville Stream. The buffers and any features within should

be designed in consultation with the Island Rivers Partnership and any ecological

enhancements should be secured in perpetuity via a legal agreement.

EV3

Recreation Impact on the Solent European Sites

Development proposals located within 5.6km of the Solent SPAs that include a net

gain of residential dwellings will be required to provide mitigation for the likely

significant effects on the Solent European Sites. Mitigation can be provided through

either:

a a financial contribution in accordance with the Solent recreation mitigation

strategy (SRMS); or

b a developer-led mitigation scheme that achieves the requirements of the bird-

aware Solent strategy: or

c a combination of the above.

If appropriate mitigation is not proposed the application will be refused.

4.34

The Solent is internationally important for its wildlife and has a number of European

and international designations. Each winter, the Solent hosts over 90,000 waders

and wildfowl including 10 to 30 per cent of the global population of Brent Geese.

The three Solent special protection areas (SPAs) were designated by the Government

predominantly to protect these over wintering geese and breeding tern.

4.35

An acknowledged issue for any new residential development within 5.6km of the

Solent coast is the impact which disturbance, much of which is caused by recreation,

can have on the protected species which use the Solent European Sites. This zone of

influence includes the vast majority of the Isle of Wight and is shown on the policies

map. Development can increase the human population near the coast and thus increase

the level of recreation and disturbance. This means that birds are not able to feed as

effectively and spend more energy avoiding the disturbances.

4.36

A mitigation framework across the Solent, including the Isle of Wight, has been in place

since 2014. The Solent recreation mitigation strategy (SRMS) scheme is implemented

through Bird Aware Solent and allows development to take place while fulfilling its

statutory requirement to prevent a significant effect on the SPAs. Therefore, mitigation

for new residential development can be provided by making financial contributions

towards a strategic approach as set out in the SRMS. It is expected that the majority

of schemes will provide mitigation packages in this way. The scale of the financial

contribution is based on the number of net additional dwellings, varied by the number

of bedrooms per dwelling. These figures will be increased on 1st April each year in

line with the Retail Price Index. Further information is contained in the SRMS itself

(Solent_Recreation_Mitigation_Strategy.pdf - birdaware.org ). Alternatively, and often

for larger development sites, mitigation can be provided through a bespoke package of

measures agreed with Natural England. Such schemes should engage Natural England’s

discretionary advice service (DAS) at the pre-application stage.

4.37

In addition, a conservation partnership project - The Solent waders and Brent Goose

Strategy has been set up to conserve the internationally important Brent goose and

wading bird populations within and around the SPAs and Ramsar wetlands of the Solent

coast. The Strategy highlights the sites which are used by overwintering birds which lie

outside the SPA.

EV4

Water Quality Impact on Solent European Sites (Nitrates)

For all planning applications that involve a net increase of residential units (including

tourist accommodation), it must be demonstrated that the development would not

cause harm to the Solent European Sites as a result of drainage that would result in a

net increase in nutrients. Development proposals should demonstrate how nutrient

neutrality has been achieved by:

a confirming that the development will connect to the public sewer system and if

so, gain written confirmation from Southern Water that it would drain to Sandown

WwTW. If this is the case, then the council will impose a planning condition on any

grant of planning permission that secures the drainage solution in perpetuity.

b if the proposed development would not drain to Sandown WwTW, providing details

of the drainage solution for the development and an accompanying nitrogen

budget, together with any required mitigation in agreement with Natural England.

The council has issued a position statement on this issue that will be reviewed and

updated on a regular basis.

4.38

Natural England (NE) have raised the issue of a likely significant effect on several

internationally designated sites (special protection areas [SPA], special areas of

conservation [SAC] and Ramsar sites) due to the increase in wastewater from the new

developments coming forward. The Solent has recognised problems from nitrate

enrichment; high levels of nitrogen from human activity and agricultural sources in the

catchment have caused excessive growth of green algae which is having a detrimental

impact upon protected habitats and bird species.

4.39

NE’s advice to all planning authorities within the Solent basin, including the council,

is that achieving nutrient neutrality is one way to address the existing uncertainty

surrounding the impact of new residential development on designated sites. As a

result, development that results in a net increase in housing must demonstrate that it

would not result in a net increase in nitrates within the Solent protected sites (ie, the

development would be ‘nitrogen neutral’) and mitigation measures may be required to

achieve this.

4.40

NE have also advised the council that the nutrient neutrality approach only applies to

developments where treated effluent discharges into any Solent international sites

(Solent Maritime SAC, Solent and Southampton Water SPA and Ramsar, Portsmouth

Harbour SPA and Ramsar, Chichester and Langstone Harbours SPA and Ramsar), or any

water body (surface or groundwater) that subsequently discharges into such a site.

4.41

Sandown wastewater treatment works (WwTW) outfalls into the English Channel and

is therefore excluded on that basis and developments that will connect to Sandown

WwTW do not have to demonstrate nutrient neutrality. This position will be kept under

review and may be subject to change at which point the council will update the position

statement (2981-IWC-Position-Statement-Nitrates.pdf - iow.gov.uk ) that has been

prepared on this issue.

4.42

If the proposed development would not drain to Sandown WwTW, then the applicant

will need to provide details of the drainage solution and provide a nitrogen budget

(www.push.gov.uk/2020/06/11/natural-england-published-nutrient-calculator-and-

updated-guidance-on-achieving-nutrient-neutral-housing-development ) alongside any

required mitigation in agreement with Natural England.

4.43

The council would recommend that Natural England are engaged through their

discretionary advice service (DAS), a service offered to provide pre-application and

post-consent advice in relation to development (www.gov.uk/guidance/developers-

get-environmental-advice-on-your-planning-proposals ) to help shape appropriate

mitigation packages where the nutrient calculator demonstrates it is required.

4.44

Where development proposals include use of package treatment plants (PTP), or similar,

they will need to include a nitrate budget calculation and include product specifications

of the PTP used. Appropriate mitigation may need to be included and agreed with

Natural England.

4.45

Developments where the only waste management option is to connect to existing or

new cess pits will not need to demonstrate nutrient neutrality. Southern Water have

confirmed that the Sandown treatment plant is the only site on the Island accepting

this type of waste and therefore does not need to be subject to any Habitat Regulations

Assessment (HRA).

These are strategic policies and link to the following IPS objectives and key

priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

Trees, woodland and hedgerows

EV5

Trees, woodland and hedgerows

The council recognises the wider benefits of trees, woodlands and hedgerows and

therefore development proposals will be supported where they:

a retain trees, woodlands and hedges on site wherever possible, especially where

they are of high amenity;

b avoid direct and indirect harmful impacts on trees, woodlands and hedges, and

where this is not possible mitigation should be provided;

c provide a minimum 15 metre buffer between new development and ancient

woodland (where relevant).

The council will:

• encourage development that proposes on or off-site tree planting, using the

council’s tree planting and management strategy as a guide to planting the right

type of tree in the right place.

Development proposals that include the loss or deterioration of ancient woodland

and ancient or veteran trees will be refused, other than in wholly exceptional

circumstances and where a suitable compensation strategy is proposed. Where new

or replacement planting is proposed, appropriate species should be used wherever

possible that reflect or add to the setting of the surrounding area.

4.46

This policy seeks to protect the landscape character and amenity value afforded

by trees, woodlands and hedges on the Island. Trees provide an important green

infrastructure function and contribute significantly to the health of the environment and

people.

4.47

In terms of trees, amenity is considered to be the wider benefits that a treed

environment may give to an area. These benefits being the environmental, economic

and social aspects a sylvan setting offers. Trees provide habitat connectivity through

development areas and should be carefully considered in the overall development

design layout. It is not necessary for the public to have access to the trees to benefit

from them; the public benefit can also be realised if the trees can be viewed from a

public place.

4.48

All trees that may be impacted by a development proposal should be considered and

any adverse impacts ruled out. Development proposals should be supported, when

necessary, with documentation that identifies the constraints trees might present and

how the development will address these through design.

4.49

There is no ‘one size fits all’ with buffer design, each one should be designed to fulfil

the specific requirements of its location and the type of proposed development. The

council will expect that as a minimum, a buffer of at least 15 metres should be provided

between new development and ancient woodland. It is also recognised that a larger

buffer may be required for particularly significant engineering operations, or for after-

uses that generate significant disturbance.

4.50

Where the benefit of development is considered to outweigh the benefit of preserving

these features, development will be permitted subject to adequate compensatory

provision being made. Where the loss of trees, woodlands and hedges is unavoidable,

replacement provision should be of a commensurate value to that which is lost.

4.51

The council will expect applicants to follow the best practice detailed in BS 5837 (2012)

‘Trees in relation to design, demolition and construction’, and BS 8545:2014 ‘Trees:

from nursery to independence in the landscape’ or the most up-to-date equivalent.

Established inventories of ancient woodland and veteran trees should be consulted and

arboricultural surveys undertaken where appropriate.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

Protecting and providing green and open spaces

EV6

Protecting and providing green and open spaces

Development proposals are expected to protect and contribute to green and open

space in line with the standards set out in the Isle of Wight Open Space Assessment.

Development proposals will be expected to demonstrate how they:

a avoid the loss of identified open space, as shown on the policies map;

b Ensure the deficiencies identified within the council’s open space assessment are

being addressed;

c where relevant, make provision for public green, open and recreational space

through on site or off site provision (including SANGs), taking into account

proposals within the Isle of Wight local nature recovery strategy (LNRS).

4.52

This policy recognises that open, green and recreational spaces make an important

contribution to improving the health and wellbeing of communities and have

been hugely important during lockdown. Parks and accessible greenspace provide

opportunities for exercise such as walking and cycling. Community spaces can also be

used for cultural engagement by providing a valuable resource for learning about local

history and nature. Natural green spaces support the environmental capacity to counter

effects of pollution and can improve sites for wildlife.

4.53

All of these spaces are important and as such the policy ensures that new development

takes account of this and provides and/ or contributes to a variety of open, green,

natural and recreational spaces where relevant.

4.54

The Government has set out policy aims and objectives for the protection and provision

of open space and a strategy is required for the Island. The Isle of Wight open space

assessment sets local standards based on assessment of local needs, demographics

and audits of existing open spaces. It is the basis for addressing quantitative and

qualitative deficiencies.

4.55

In addition to the open space assessment, The playing pitch strategy provides the

evidence base and guides future provision and management of new sports pitches and

outdoor sports facilities on the Island. The strategy focuses on facilities used by sports

including football, cricket, rugby union, hockey, tennis, netball and bowls with the focus

being on a need basis for sports. The open space assessment includes outdoor sports

facilities from the perspective of meeting recreational needs.

4.56

Publicly accessible open spaces have been identified and mapped. The loss of these

sites should be avoided, and sites of high usage and quality are afforded maximum

protection. Proposals to modify identified spaces (either through loss or type) will need

to consider the deficiencies and types in the context of the surrounding area. Where

evidence shows no deficiency, an assessment of the open space’s historical, cultural

and ecological value should be undertaken to understand the full ramifications of its

loss. The loss of outdoor recreation facilities including playing fields is only permitted

in limited circumstances as set out in Policy C14. Additional open spaces will need

realistic plans for implementing and resourcing maintenance agreements to provide

the required quality. Playing fields should be protected through consultation with Sport

England.

4.57

Open space typologies include parks and gardens, natural and semi-natural areas,

green corridors, amenity green space, provision for children and young people, outdoor

sports facilities, allotments, cemeteries and churchyards and civic spaces. The audit

identified that the Island has predominantly high quality open spaces that have a high

level of accessibility. However, there are some deficiencies in both the urban and rural

areas and very few areas have a surplus of provision, particularly when undertaking a

local area needs analysis not taking into account the larger Island-wide provision.

4.58

To ensure new development does not put pressure on existing assets the Audit sets

out a metre² per person requirement for various open space types including parks

and gardens, local amenity space, natural and semi-natural greenspace, provision for

children and young people, outdoor sports facilities and allotments and community

gardens. This should be followed for all new development.

4.59

As part of wider agendas on health and wellbeing and climate change mitigation and

adaptation, development where possible should help deliver multiple functions. This

could include recreation, green travel routes, noise absorption, habitat and connectivity

for wildlife, heritage, carbon storage, water storage and water infiltration and

interception.

Suitable alternative natural greenspace (SANGs) requirements

4.60

In partnership with Natural England and others it has been determined that

development could have an in-combination likely significant effect on the nearby

protected sites from recreational impacts (see policy EV3).

4.61

Mitigation for recreational impacts can take the form of access management within the

European sites, or provision of alternative recreation locations to draw users away from

the European sites. Alternative natural greenspaces can function as suitable substitutes

to reduce visitor pressure on the Solent SPAs.

4.62

While financial contributions in line with the SRMS can provide mitigation, it may also

be necessary for site specific mitigation to be provided, or even desired. This should

ideally take the form of suitable alternative natural greenspace (SANGs) which provides

recreational space. Onsite SANGs, tangible and integrated to the development will

mean that residents have access to local provision away from the coast.

4.63

SANGs can be created by opening up existing green space that is currently inaccessible

by the public, modifying existing green space to make it more attractive to potential

visitors to the SPA or converting land that is not currently green space.

4.64

It is likely that developments of 75 dwellings or more will need to provide an onsite

SANGs. This is due to the degree of pressure related to the number of people likely to

be living within the development that may result in a likely significant effect on the

protected European sites.

4.65

If development triggers the need for a SANG the council will look to review existing

open space within the 5.6km of the Solent SPA to determine if it could be enhanced to

meet the SANG criteria of being suitable, natural and accessible. A SANGs needs to serve

its intended purpose by providing an alternative accessible area that is:

• coherent;

• integrated within the development;

• linked with existing facilities/public rights of ways.

4.66

The size of the SANGs will be dependent on the above factors. However, a SANG has a

generally agreed minimum size of 2.2ha and a 2.3-2.5km circular walk across the country

which is deemed as the minimum size to be functional. The council is not prescribing

the size of SANGs per person or development preferring to take a site by site basis

noting that smaller SANGs can still be appropriate providing they are of good quality

and where possible incorporate the above principles.

4.67

Where SANGs cannot be provided onsite, an off-site contribution towards the upgrading

or maintenance of a nearby existing provision may be acceptable. This should increase

the capacity of the landscape by an equivalent amount to that of the expected

development occupancy and will be no less that the expected undeliverable SANG.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• People take responsibility for their own health and wellbeing.

Local green spaces

EV7

Local green Spaces

Sites shown as local green space on the policies map are designated as such and

development involving the loss of a local green space will not be permitted, other

than in very special circumstances.

In line with national policy, the council will consider requests from communities to

designate additional local green spaces.

4.68

The sites identified on the policies map as local green space have either already been

designated through neighbourhood development plans or identified to the council

through consultation responses from the public and representative bodies from other

planning and community supplementary planning documents.

4.69

In line with national policy the council supports communities identifying local green

spaces that are demonstrably special to them and holds a particular local significance.

By designating such sites new development is ruled out, other than in very special

circumstances.

4.70

The land designated as local green space must be:

a in reasonably close proximity to the community it serves;

b demonstrably special to a local community and holds a particular local significance,

for example because of its beauty, historic significance, recreational value (including

as a playing field), tranquillity or richness of its wildlife; and

c local in character and is not an extensive tract of land.

4.71

Designating land as local green space should be consistent with the local planning of

sustainable development and complement investment in sufficient homes, jobs and

other essential services.

4.72

A local green space designation can be made through the Island Planning Strategy or

neighbourhood development plans. The designation gives the same level of protection

given in national policy to green belt land and therefore development will only be

approved in very special circumstances, which are likely only to be where proposals

result in a significant Island-wide economic benefit.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Community needs are met by the best public services possible.

• The community feels safe and is the Island is resilient.

• People take responsibility for their own health and wellbeing.

Protecting high grade agricultural land

EV8

Protecting high grade agricultural land

The best and most versatile agricultural land will be protected from development not

associated with agriculture or forestry except where:

a it can be demonstrated to be necessary; and

b development is small scale; and

c the need for and the benefit of development in achieving the long term viability of

a farm justifies the scale and nature of the loss.

Developments greater than five hectares, which are likely to affect the best and most

versatile agricultural land, should produce an agricultural land classification survey to

determine the quality, quantity and accurate location of agricultural land in grades

1, 2 and 3a. Planning permission for development affecting such land will only be

granted if there is an overriding need for development and either:

a sufficient land of a lower grade is unavailable or available lower grade land has

an environmental value recognised by a statutory wildlife, historic landscape or

archaeological designation and outweighs the agricultural considerations; or

b the benefits of the development justify the loss of high grade agricultural land

If the best and most versatile land needs to be developed and there is a choice

between sites in different grades, land of the lowest grade must be used except

where other sustainability considerations outweigh land quality issues. Proposals for

development should demonstrate that soil resources have been protected and used

sustainably in line with best practice.

4.73

The highest grades of agricultural land are a scarce resource on the island with most

land classed as grade 3 which mostly supports pasture. However, light sandy soils in the

southern part of the island provide some of the best arable land. Horticulture is largely

concentrated in the eastern part of the island producing vegetables and flowers with

a number of orchards. These are an important contributor to the Island’s economy and

food security.

Protecting our landscapes and seascapes

EV9

Protecting our landscapes and seascapes

The council will support proposals that conserve, enhance and promote the

seascapes and landscapes of the Island. Development proposals will be expected to:

a ensure new development avoids both direct and indirect adverse effects or

cumulative impacts upon the integrity of landscapes and seascapes;

b protect important vistas and character, from and to the land and sea;

c promote the maintenance and enhancement of the links between designated

sites, especially through the provision of, and/ or enhancement to, green

infrastructure and appropriate local designations;

d reflect the aims and objectives of the West Wight and East Wight landscape

character assessments, historic landscape characterisation and any further relevant

landscape assessment;

e positively contribute to meeting the aims and objectives of the Isle of Wight’s local

biodiversity action plan and local geodiversity action plan;

f minimise the threats and promote the opportunities arising from climate change

on the Island’s landscape, seascape, biodiversity and geology.

4.74

People value their local landscape and seascape. This landscape and seascape are vital

not only for visual beauty, natural and historic character, but also for their contribution

to the local economy including agriculture and tourism as well as its community value in

terms of well-being and leisure. The planning process has an important role in ensuring

that landscape quality and local distinctiveness are maintained and enhanced across

the Island.

4.75

The Island is a coastal authority separated from the mainland by the Solent. It is unique

in England as its entire authority boundary is coastline. This has had a profound

influence on the Island, physically shaping it and how it is seen, providing a requirement

for the consideration of seascape. Two areas of Heritage Coast have been defined on the

Isle of Wight, covering half the Island’s coastline including Hamstead and Tennyson.

4.76

Seascape as a concept should be thought of as “the coastal landscape and adjoining

areas of open water, including views from land to sea, from sea to land and along the

coastline and describes the effect on landscape at the confluence of sea and land.

Therefore, for the purpose of this policy, seascape is defined as a discrete area within

which there is shared inter-visibility between land and sea (a single visual envelope).

4.77

Every seascape therefore has three defined components:

• an area of sea (the visible seaward component);

• a length of coastline (the visible coastline component, normally defined by prominent

physical features such as headlands or other promontories); and

• an area of land (the visible landward component, based on either or a combination of

visibility from the above two points).

4.78

By contrast, landscape starts at the coastline, and includes all areas inland, even where

there are no views or direct experience of the sea. In most situations, the landward

component of a seascape will play a significant part in seascapes and it is largely the

character of the land and coastline, rather than the sea itself, which defines the basic

character of seascapes. Seascape is defined by using visibility analysis in conjunction

with character assessment.

4.79

Seascape effects are the changes in the character and quality of the seascape as a result

of development. Hence, seascape assessment is concerned with direct and indirect

effects upon specific seascape elements and features; more subtle effects on seascape

character; and effects upon acknowledged special interests such as designated

landscapes, historic setting, wildness or tranquillity. Small changes from development

can over time have a cumulative impact on seascape and landscape features, character

and integrity and this should be carefully considered.

4.80

Frequently the value of a designated site is significantly increased when it is considered

as part of a wider green infrastructure. Thus, importance lies in the spatial relationship

between these wider, non-designated sites, either as ecological stepping stones, or sites

connected by a network of green corridors. Therefore, consideration needs to be given

to the green spaces in between designated sites, where they hold an ecological value,

either as a link, or by having interesting features of significance themselves (for example

brownfield sites often contain unusual or valuable species).

4.81

Within the West Wight landscape character sssessment, the East Wight landscape

character assessment and the Historic environment action plan areas, a range

of landscapes and settlement patterns are identified. The council will use these

assessments to identify how development is likely to impact on the landscape’s

character and how this may be avoided or mitigated and how development could

bring about improvements to the landscape. Consideration should be given to whether

development proposals have an impact on the aims and objectives of the New Forest

National Park if relevant.

4.82

The Isle of Wight’s local biodiversity action plan and local geodiversity action plan have

aims and objectives that are reviewed regularly. In some cases, the historic environment

action plan may also be relevant. Relevant development proposals will be expected to

demonstrate how these aims and objectives have been considered where appropriate

and how the proposal will make positive contributions towards them.

4.83

The natural environment is one of constant change. However, it is now generally

recognised that the rate of this change is increasing through the effects of climate

change. As we benefit from the environment, it is recognised as the Island’s key asset

(both in social and economic terms, as well as environmental) and is the receptor of all

our activities, we have a responsibility, as well as a vested interest, in safeguarding this

natural asset and allowing natural adjustments to occur.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

Preserving settlement identity

EV10

Preserving settlement identity

In order to maintain the separate identities of settlements and prevent their

coalescence, the generally open and undeveloped nature of the following gaps, as

identified on the policies map, will be protected:

• Cowes - Newport

• Cowes - Gurnard

• Cowes - Northwood

• East Cowes - Whippingham

• Ryde - settlements to the south

• Ryde - Nettlestone - Seaview

• Nettlestone - St Helens

• Brading - Sandown - Yaverland

• Sandown - Lake - Shanklin

• Freshwater - Norton Green - Norton

• Freshwater - Totland

Development in settlement gaps will only be permitted if it can be demonstrated

that there is no significant adverse impact on the physical or perceived separation

between settlements, either individually or cumulatively with other existing or

proposed development.

4.84

The council wishes to manage development in a way that delivers the growth that

meets its requirements, but that also maintains the separate identities of communities

by avoiding increasing settlement coalescence to unacceptable levels on the Island.

Some settlement boundaries have been re-drawn on the Policies Map to include

proposed housing and employment allocations.

4.85

Where development proposals are located within the areas identified in the policy, and

shown on the policies map, the council will assess whether it would have a significant

adverse impact by considering issues such as:

• the sense of openness or enclosure;

• the pattern and complexity of settlements and the landscape;

• the experience derived from a particular settlement and/ or landscape character;

• the relationship to existing settlement edges and the cultural pattern;

• the visual sensitivities and intervisibility of settlements and/ or the landscape.

4.86

This is not an exhaustive list, and the assessment of such impacts will be made in

relation to the ‘guidelines for maintenance’ of the relevant gap, as set out in the Isle of

Wight settlement coalescence study.

4.87

If it is relevant the council will assess the cumulative impacts in conjunction with existing

and proposed development. While an individual impact may be considered acceptable,

the cumulative impacts may be significantly adverse and therefore unacceptable.

4.88

The assessment undertaken by the council will be proportionate to the proposal,

although it should be recognised that the impact is not necessarily directly

commensurate to the scale of the proposal.

4.89

As the determination of relevant applications will include an assessment of impacts only

development where there is no significant adverse impact will be permitted, unless

material considerations influence the planning judgement.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

Isle of Wight AONB

EV11

Isle of Wight AONB

The impact of individual proposals and their cumulative effect on Isle of Wight AONB

will be carefully assessed. Development proposals should demonstrate how they:

a conserve and enhance the natural beauty and locally distinctive features of the

AONB; and

b reinforce and respond to, rather than detracts from, the distinctive character and

special qualities of the AONB; and

c would not, either individually or cumulatively, undermine the integrity or the

predominantly open and undeveloped, special scenic and rural character of the

AONB; and

d would be appropriate to the economic, social and environmental wellbeing of the

area or is desirable for the understanding and enjoyment of the area (where this is

consistent with the primary purpose of conserving and enhancing natural beauty);

and

e contribute to the achieving the aims and delivery of the Isle of Wight AONB

Management Plan;

f consider the conservation and enhancement of wildlife and cultural heritage.

Where in exceptional circumstances and for wider planning reasons, planning

permission is approved without the above criteria being met, then compensation for

remediation and improvement of damaged designated landscapes will be sought to

the features that form the special character of the Isle of Wight AONB.

4.90

The Wight AONB covers approximately half of the Island (191 square km). AONBs are

nationally designated landscapes and afforded the highest status of protection, with

great weight given to the need to conserve and enhance landscape and scenic beauty.

4.91

The Wight AONB is complex and comprises a range of landscape types, as defined

by the West Wight and East Wight Landscape Character Assessments and the AONB

Management Plan. The AONB includes undeveloped coastlines, chalk downs and hills,

harbours and creeks, areas of woodland, dark sky areas and farmland along with a range

of villages and other rural development. The AONB is a finite landscape resource and

new developments of all types have the potential to detract from the special qualities of

the designation.

4.92

The council expects all developments within the AONB to conserve and enhance its

landscape and scenic beauty. Therefore, development proposals should be carefully

designed to respond positively to the special qualities of the AONB landscape and the

particular characteristics of the locality in which development is proposed. In particular,

proposals should demonstrate how developments have been designed to take account

of locally distinctive features such as building types, materials and landscape character.

4.93

Development proposals which lie outside the AONB but within its setting can also

have an impact. For example, views out of the AONB from key visitor viewpoints into

surrounding areas. This area does not have a defined geographical boundary, but is the

area within which developments, by their nature, size, scale, siting, materials or design

could be considered to have an impact, either positive or negative, on the natural

beauty and special qualities of the Isle of Wight AONB.

4.94

The AONB partnership has produced the Isle of Wight AONB management plan and this

sets out their objectives for protecting, conserving and enhancing the special qualities

and locally distinctive features of the AONB. The management plan is an important

resource for all development proposals and should be used to inform their location,

design, layout, scale and landscaping.

4.95

The council acknowledges that in some situations, development proposals that would

fail to conserve and enhance the AONB may be granted planning permission, where

there are exceptional circumstances that would outweigh identified harm to the

landscape. In such situations the council will seek either on-site or off-site mitigation,

which may include contributions towards projects to deliver improvements to the AONB

landscape.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• People have a place to call home and can live with independence

Dark skies

EV12

Dark skies

The council supports the creation of a dark skies park in the south west of the Island.

Development proposals will be supported within the proposed dark skies park

(as shown on the policies map) where they have demonstrated that all reasonable

and proportionate opportunities to reduce light pollution have been explored

and incorporated.

Development proposals that include roof glazing and large expanses of glazing will

not be supported, unless through appropriate design the impacts can be mitigated.

If external lighting cannot be avoided the colour temperature of lighting should not

exceed 2700K

4.96

The council wishes to see an International Dark Skies Association designation of a

dark skies park on the Island, recognising the high quality of the night-time skies. It is

anticipated that such a designation will also be beneficial to wildlife, provide improved

amenity and tranquillity and enhance the Island’s tourism offer.

4.97

To achieve the designation, it is important to have a clear planning policy approach in

place to managing lighting in new developments. It is recognised that light itself and

minor domestic light fittings are not subject to planning controls, however through

planning policy good lighting practice will be encouraged and guidance given on

how to achieve this. Approaches outside of the planning system will be required to

encourage good lighting practice.

4.98

It is acknowledged that lighting is part of modern life and can be necessary for safety,

security and farming operations. The requirements of this policy will be applied

proportionately to all proposals which require planning permission within the dark skies

park designation, as shown on the Policies Map. In order for the council to properly

assess the likely impacts of proposals on the dark skies, it will consider the following

questions to establish whether light pollution is likely to occur:

•

Does a new development proposal, or a major change to an existing one, materially

alter light levels outside the development and/or have the potential to adversely affect

the use or enjoyment of nearby buildings or open spaces?

•

Does an existing lighting installation make the proposed location for a development

unsuitable? For example, this might be because:

» the artificial light has a significant effect on the locality;

» users of the proposed development (e.g. a hospital) may be particularly sensitive to

light intrusion from the existing light source.

•

Does a proposal have a significant impact on a protected site or species e.g. located

on, or adjacent to, a designated European site or where there are designated European

protected species that may be affected?

•

Is the development in or near a protected area of dark sky or an intrinsically dark

landscape where it may be desirable to minimise new light sources?

•

Does the proposed development include smooth, reflective building materials,

including large horizontal expanses of glass, particularly near water bodies (because

it may change natural light, creating polarised light pollution that can affect wildlife

behaviour)?

•

Are forms of artificial light with a potentially high impact on wildlife (e.g. white or

ultraviolet light) being proposed close to sensitive wildlife receptors or areas, including

where the light shines on water?

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

Managing our water resources

EV13

Managing our water resources

Development must not adversely affect the quality, quantity and flow of ground and

surface water. All development proposals should be able to demonstrate how they

have considered the most sustainable options for the handling of water.

Development proposals will be expected to conserve and manage water resources by:

implementing measures to restrict predicted internal potable water consumption

to 100 litres per person per day;

b providing on-site recycling measures, where appropriate, to include, but not

limited to, rainwater harvesting, greywater recycling and the use of flood

mitigation measures such as attenuation to augment supply;

ensuring no negative impact upon the Island’s watercourses and providing

environmental enhancements wherever relevant;

d ensuring no negative impact upon the Island’s aquifers, including through the

appropriate provision of sustainable drainage systems;

ensuring no net increase in surface water run-off, compared with the pre-

development rate and, where relevant, reduce run-off rates to below the

greenfield run-off rates by at least 20 per cent;

ensuring drainage systems meet the drainage needs of the development in full

over the lifetime of the development and do not increase flood risk elsewhere;

connecting to the sewer system, where relevant, is made at the nearest point of

adequate capacity, as advised by the relevant statutory provider. Where sewers

have limited capacity, site promoters need to work with Southern Water to ensure

delivery of the network aligns with occupation of the development. A condition

may be required;

taking into account the existing sewerage infrastructure, to safeguard future access

for maintenance and upsizing purposes.

4.99

Water is a precious resource, with the Island reliant on imports from the mainland to

supplement supply. The Island will seek all reasonable measures to move towards a

more self-sufficient status in the use of water. Due to the significance of water as an

environmental resource on the Island, the council will support applications that manage

water resources by the most sustainable methods possible.

4.100

The partnership for South Hampshire produced the South Hampshire integrated water

management strategy. This provides a framework to guide local plans, although there

remain uncertainties regarding the potential need for further mitigation of the impact

of development after 2020 on water quality, water resources and to satisfy the habitats

regulations. Therefore, the council has built in a further commitment for water efficiency

from new development from this point in the lifetime of the plan onward. This will apply

to all development providing additional residential accommodation.

4.101

Water efficiency standards can also help deliver objectives set out in river basin

management plans (RBMP). The council has a duty to have regard to RBMP and seek to

ensure that decisions do not compromise those objectives. The relevant South East river

basin management plan approved by the DEFRA Secretary of State contains an action

that requires local authorities to ‘seek’ the use of water efficiency standards that exceed

building regulations, where local evidence supports that need.

4.102

The need to import water to the Island and the fact that the sources from which

this supply originates is restricted due to the potential impacts on European nature

conservation designations associated with the mainland watercourses is, sufficient

evidence for the requirement for more efficient use of water. An increasing population,

a warming climate and an already limited resource leave no sensible, responsible option

other than to seek better use of this resource.

4.103

Efficiency is important not only from a water resource perspective, but also because of

the link with water quality and disposal of foul water. There are real benefits in keeping

down the capital cost of new water supply and waste water infrastructure, maintaining

ecosystems and protecting landscapes. Reducing the amount of water entering waste

water treatment works is also a key way of helping to mitigate issues around the

capacity of the works and the receiving environment.

4.104

Water use in the home also has an impact on greenhouse gas emissions. Domestic

water heating is responsible for five per cent of UK CO2 emissions and for 10 to 15 per

cent of the household energy bill. Simple demand management measures, particularly

those which reduce the amount of hot water in the home, have huge potential not only

to promote water and energy efficiency, but also to reduce the carbon footprint.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The community feels safe and the island is resilient.

Managing flood risk in new development

EV14

Managing flood risk in new development

The council will expect development proposals to reduce on site and off site risk of

flooding on the Island. Development proposals will be expected to:

a be safe from flooding and not increase the risk of flooding elsewhere;

b apply the sequential test and then, if necessary, the exception test when in flood

zones 2 and/or 3;

c use opportunities provided by new development to reduce the causes and

impacts of flooding and manage residual risk;

d provide appropriate on-site sustainable drainage systems for major development

for the disposal of surface water, in order to ensure there is no net loss of flood

storage capacity or impact on water quality;

e where located within an area at risk from flooding or future risk of flooding,

undertake a site-specific flood risk assessment and comply with national planning

requirements;

f safeguard land required for current and future flood management.

4.105

All new development should be safe and, wherever possible, reduce the risk of flooding

to others. This means that inappropriate development in areas at risk of flooding should

be avoided by locating such vulnerable uses away from areas at highest risk (whether

existing or future). Where development is necessary in such areas, the development

should be made safe for its lifetime without increasing flood risk elsewhere.

4.106

Development will only be allowed in areas at risk of flooding where, taking into account

the requirements of the policy, it can be demonstrated that:

a within the site, the most vulnerable development is located in areas of lowest flood

risk, applying a site-based sequential approach to the risk;

b the development is appropriately flood resistant and resilient;

c it incorporates sustainable drainage systems (unless there is clear evidence that this

would be inappropriate);

d any residual risk can be safely managed; and

e safe access and escape routes are included where appropriate, as part of the flood

warning and evacuation plan.

4.107

The Isle of Wight local flood risk management strategy provides a high-level overview of

the potential flood hazard from all sources of flooding (tidal, river, surface water, sewer

and groundwater), and identifies a co-ordinated approach to managing these hazards

where the greatest impacts are likely to occur. The aim of the strategy is to better

understand, communicate and manage the risk of flooding on the Island through viable,

sustainable and co-ordinated approaches for the benefit of local communities, property,

land and the environment, both now and in the future. It should be considered together

with any relevant local flood investigation reports.

4.108

The council and Hampshire and Isle of Wight Fire and Rescue Service have produced a

guidance document to support developers and applicants who are required to produce

and submit a Flood Warning and Evacuation Plan as part of an application

4.109

Where an application comes forward for a site allocated in the IPS, applicants need

not apply the sequential test. However, where an SFRA Level 2 factsheet has been

prepared by the council, it should be followed to provide the council with an evidenced

assessment on how the site can be safely developed within the requirements of this

policy and the NPPF.

4.110

In terms of flood risk the council defines ‘safe’ as dry, with no residual risk and low risk

of flooding as per the national planning policy guidance definition of Flood Zone 1

including mitigation of any residual risk to an acceptable level. Flood risk means all

potential sources of flooding, including but not limited to tidal, fluvial, surface and

groundwater. Mitigation measures (such as resistance and resilience) should not be

applied prior to applying the sequential test.

4.111

When seeking to establish safe floor levels the Environment Agency and it’s standing

advice on flood risk should be consulted to understand the appropriate freeboard

allowance to be applied. This should be done as early in the consideration of

the proposal as possible as it may affect overall building heights, floor area and

subsequently viability.

4.112

The assessment of flood risk should take into account the most up-to-date information

on flooding available from the Environment Agency, together with the information

in the council’s current strategic flood risk assessment. Whichever source of flood risk

information is the furthest predicted extent should be used for the assessment of risk. In

some cases, development of flood risk management may require a marine licence.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• Vulnerable people are supported and protected.

Monkton Mead catchment area

EV15

Monkton Mead catchment area

Development proposals within the Monkton Mead catchment area (as identified on

the Policies Map) will be expected to demonstrate how:

a post-development runoff has been reduced by the greatest percentage rates and

volumes that are possible in the context of cost, technical feasibility and viability, in

relation to new dwellings, buildings and impermeable surfaces;

b large areas traditionally associated with runoff (including car parking and other

impermeable surfaces associated with major applications such as roofs) have been

disconnected from direct discharge into the catchment;

c watercourses are deculverted when it is practically possible;

d watercourses and drainage channels are maintained above ground;

e the SuDS management train has been applied, with justification for why the

approach within the SuDS management hierarchy has been taken;

f the risk of sewer flooding has been reduced;

g wherever possible ensure priority habitat creation is integrated as part of the

proposal;

h on sites greater than 1 hectare, on-site sustainable drainage systems will be

provided except in areas subject to inundation from fluvial or tidal flood risk.

New developments that have an impact on flood risk within the catchment boundary

may be required to make a financial contribution towards flood alleviation projects.

4.113 A preliminary flood risk assessment (PFRA) of the Island determined there was

significant flood risk within the Ryde area, with a history of flooding from ordinary

watercourses and overloaded combined drainage system. By managing development in

certain ways within the whole catchment area, instances of flooding in developed parts

of Ryde around Monkton Mead Brook can be minimised. The following are measures

identified in the Ryde surface water management plan specific to spatial planning which

could offer benefit to flood risk management in the longer term and are therefore

supported by this policy:

• Restrict runoff from brownfield sites.

• Presumption against culverting.

• Raise awareness and enforcement of paving front gardens.

• Drainage of new developments/SuDS.

4.114

Objectives three and four of the Monkton Mead Ryde flood risk management plan, that

this policy is also seeking to implement are:

• objective three: To ensure water framework directive outcomes and priority habitat

creation and integrated; and

• objective four: To assist in the reduction of sewer flooding to properties in Ryde.

4.115

Surface water runoff describes flooding from sewers, drains, groundwater, and

runoff from land, small water courses and ditches that occurs as a result of heavy

rainfall. Development proposals seeking to comply with this policy should be in line

with sustainable drainage principles (SuDS) and follow the SuDS management train

(prevention, source control, site control and regional control) to reduce pressure on

the existing drainage regime and aim to improve the existing standard of protection.

Culverting (enclosing) a watercourse is not advised unless there is no alternative. The

resulting reduction in storage volume, flow capacity and habitat potential would be

unacceptable. Culverted watercourses are also more difficult to maintain due to the

limited accessibility.

4.116

Planning applications for new development should therefore demonstrate how post

development runoff has been reduced and will be managed. This evidence should

be set out in a drainage and/or flood risk statement, where the development is of less

than one hectare. This statement should be proportionate in scale and detail to the

planning application and should also demonstrate that the development does not

have a negative effect on the watercourse, groundwater and/ or sewerage. Planning

applications for development of one hectare or more and those in Flood Zones 2 and

3 should be supported by a flood risk assessment incorporating a drainage strategy,

which should, in addition, demonstrate how the sustainable drainage system will

operate on-site and will reduce the existing greenfield and brownfield runoff rates and

volumes. Further details on the information required for an assessment of flood risk

is contained in the government publication called technical guidance to the national

planning policy framework (NPPF).

4.117

There are a range of design manuals to help ensure that designs are suitable and

that the SuDS drainage principles are applied appropriately. The SuDS manual (CIRIA

publication C697) provides a guide through the design process and may be referred

to by the council when checking designs and calculations to ensure that sustainable

drainage principles have been applied. Water as a resource on the Island is scarce and

SuDS can make a significant contribution to addressing the water demands associated

with a development. For example, implementing sustainable supply measures for

external potable water consumption by providing a system to collect rain water for use

in external irrigation/watering, will help reduce water demands.

4.118

When designing and delivering SuDS, consideration will need to be demonstrated on

their long term management and maintenance so that no undue burden is placed on

future users/occupants of the development, the council or the statutory wastewater

undertaker. Land drainage consent must be sought from the lead local flood authority

prior to starting any works (temporary or permanent) that affect the flow of water in the

watercourse. Such works may include culverting, channel diversion and the installation

of trash screens.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• Vulnerable people are supported and protected

Managing our coast

EV16

Managing our coast

To enable the council to manage development in coastal areas affected by coastal

change, development proposals will be expected to demonstrate how they have taken

a sustainable and practicable approach to coastal erosion and flood risk management.

To avoid inappropriate and/or vulnerable development within the Coastal Change

Management Areas (CCMAs), as shown on the Policies Map, development proposals

will be expected to be limited to:

a development directly linked to the coastal strip when within short-term risk areas;

b development more widely requiring a coastal location and providing substantial

demonstrable economic and social benefits within medium and long-term risk areas;

c essential infrastructure, including Ministry of Defence installations.

All development proposals will be expected to undertake a coastal erosion

vulnerability assessment to demonstrate that it will be safe over its planned lifetime

and will not have an unacceptable impact.

Permissions granted within CCMAs will usually be time limited.

Proposals for new residential development will not be supported within CCMAs.

4.119 As a first principle, new development should be directed away from areas vulnerable

to coastal change, to avoid putting people at risk. Where there is development close to

the coast in areas where there is a risk, a sustainable and well-informed approach will be

taken.

4.120 CCMAs are areas likely to be affected by coastal change over the next 100 years. For the

purpose of this policy, coastal change means physical change to the shoreline through

erosion, coastal landslip, permanent inundation and coastal accretion.

4.121

The CCMA is defined based on the policies and principles of the adopted Isle of Wight

shoreline management plan 2011 and adopted West Wight coastal flood and erosion

risk management strategy 2016 and the latest coastal studies into future coastal risks

and defence requirements.

4.122

Ministry of Defence installations that require a coastal location can be permitted within

a coastal change management area, provided there are clear plans to manage the

impacts of coastal change. Where the installation will have a material impact on coastal

processes, this must be managed to minimise adverse impacts on other parts of the

coast.

4.123

In relation to points one and two of the policy, short-term risk areas are considered to

be a 20 year time horizon from the time of development being permitted. The types of

development that would be considered as being appropriate here include (but are not

necessarily limited to) beach huts, cafes/tea rooms, car parks and sites used for holiday

or short-let caravans and camping. Developers would have to refer to supporting

evidence on future erosion rates for different epochs (see background evidence

document).

4.124

Medium-term is considered to be a 20 to 50 year time horizon and long-term is up to

100 years from the time of the development being permitted. The types of development

the council expects to see in these areas would be time-limited development, and could

include uses such as hotels, shops, office or leisure activities requiring a coastal location

and providing economic and social benefits to the community.

4.125

Other significant development, such as key community infrastructure, is unlikely to be

appropriate unless it has to be sited within the coastal change management area to

provide the intended benefit to the wider community and there are clear, costed plans

to manage the impact of coastal change on it and the service it provides.

4.126

Proposals within the CCMA must be accompanied by a coastal erosion vulnerability

assessment that assesses the degree of risk and the scale, nature and location of the

development. The applicant will be expected to prepare this in advance in consultation

with the council, the Environment Agency and any other relevant stakeholders. The

assessment must demonstrate that the development:

• would not impair the ability of communities and the natural environment to adapt

sustainably to the impacts of a changing climate;

• will be safe through its planned lifetime, without increasing risk to life or property, or

requiring new or improved coastal defences;

• would not affect the natural balance and stability of the coastline or exacerbate the

rate of shoreline change to the extent that changes to the coastline are increased

nearby or elsewhere;

• demonstrate how water can be discharged without exacerbating erosion and/

or having an adverse effect upon the stability of nearby cliffs. This would typically

preclude the use of soakaways;

• consider whether any essential infrastructure which will support the proposed

development (including its access routes) is at risk from being lost to coastal change

and demonstrate the proposal is sustainable over its planned lifetime;

• consider the management of the development at the end of its planned life, including

proposals for the removal of the development before the site is immediately

threatened by shoreline change.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Facilitating relocation from coastal

change management areas

EV17

Facilitating relocation from coastal change management areas (CCMAs)

Proposals to relocate existing development and infrastructure away from the CCMAs,

where it is forecast to be affected by erosion or permanent inundation within twenty

years, will be supported subject to it being:

a the same lawful use being proposed; and

b similar in scale and character to the development it is replacing; and

c located at an appropriate location inland from the CCMA and, where possible,

remains close to the coastal community from which it was displaced.

d not having any significant adverse impacts that would be contrary to other policies

of the plan

All proposals will need to ensure that the site from which the development is

relocated is cleared and made safe.

4.127

Where properties within the CCMA are at risk from coastal erosion within the next 20

years, this policy allows for the relocation of residential, community and commercial

properties to areas inland. This enables property owners to take a pro-active approach

to relocate to an alternative location well before erosion becomes an imminent threat.

4.128

The policy facilitates the relocation and re-provision of structures at imminent risk of

coastal erosion. An appropriate location inland is generally considered to be associated

with the nearest community.

4.129

Changes of use from permanent residential to other strictly limited temporary uses

(including change of use to agricultural or tourism), may be appropriate within the

CCMA, where also in accordance with the short, medium and long term uses outlined in

the managing our coast policy.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Improving resilience from coastal flooding

EV18

Improving resilience from coastal flooding and coastal risks

Development and redevelopment will play an integral role in delivering sustainable

longer term flood and coastal risk management to ensure the continued prosperity

of the coastal towns and villages on the Island, including through the provision

of new coastal defences which can be incorporated into future wider strategic

defence schemes.

Development proposals located on waterfronts with a ‘hold the line’ policy in the

shoreline management plan should provide and maintain on-site coastal defences

or, where appropriate, land raising, to a height consistent with predicted sea level rise

over the lifetime of the development.

Developer contributions will be required towards future coastal and flood risk

reduction schemes, in areas benefitting directly or indirectly from existing coastal

defences and/ or requiring future improvements in flood defences.

Pre-application discussions should ensure that such requirements are identified and

considered at the earliest stages.

Proposals for new or replacement coastal defence schemes will only be permitted

where it can be demonstrated that the works are consistent with the management

approach for the frontage presented in the most up to date Shoreline Management

Plan and Coastal Strategy and Studies, and there will be no material adverse impact

on the environment.

4.130 The Isle of Wight shoreline management plan (SMP) covers the coast around the

Island and identifies shoreline management approaches and policies over the next 100

years and provides a strategic approach to the management of the coast.

4.131 The SMP is supported by more detailed coastal strategies and studies (including

the West Wight coastal flood and erosion risk management strategy (2016), for

the coast from East Cowes to Freshwater) which identify how future coastal defence

improvements could be delivered, including areas where contributions are required to

construct new defences, and priority areas.

4.132 Properties and development in areas currently benefitting from existing coastal

defences should be aware of the potential for coastal change to occur in the future,

and that any proposals for replacement and or improvement of existing ageing coastal

defences (where funding permits) are expected to require financial contributions from

those benefitting from the defences, including private contributions.

4.133 Where new coastal defences are needed to protect new development, developers

will be expected to provide them. Where new development will benefit either directly

or indirectly from existing coastal and flood risk management infrastructure (eg,

seawalls and flood defences), the developer will be expected to contribute to the costs

of maintaining and improving that infrastructure, and where practical, deliver any

improvements. Pre-application discussions should ensure that such requirements are

identified and considered at the earliest stages.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independent.

• Vulnerable people are supported and protected

Managing ground instability in new development

EV19

Managing ground instability in new development

To prevent unacceptable risks from land instability the council will ensure that new

development is appropriate for its location. Where development proposals are

located within areas identified as being at potential risk from future ground instability

and landsliding (as shown on the Policies Map), they will be expected to demonstrate

that:

a the site is suitable for its proposed use, taking account of the ground conditions

and land instability, including from natural hazards;

b the use proposed is suitable for the ground conditions;

c measures have been taken to minimise the amount of water entering the ground;

d surface water run-off is accommodated within existing, fully-functioning piped

water disposal systems.

4.134 The policy seeks to minimise the risks and effects of land instability on property,

infrastructure and the public by helping to ensure that various types of development

are not located in unstable locations, or without appropriate precautions.

4.135

While much of the Island can be considered stable in terms of land movement, there

are localised areas that are susceptible to ground movement including landslides. This

is due to a combination of the Island’s geology, coastal processes, rainfall and human

influence. The impacts of climate change are expected to increase these risks. Where a

site is affected by land instability issues, responsibility for securing a safe development

rests with the developer and/or landowner, and this policy approach provides clarity

over what the council will expect to see.

4.136

Applications for development will generally need to be accompanied by a ground

stability report prepared by a competent person. The detail required within the report

will vary depending upon many factors, including type/scale of development and

location of the development within a geotechnical context.

4.137

This policy will be applied in the specific areas identified on the policies map, which can

be described as the Ventnor Undercliff (from Bonchurch to Blackgang) and parts of the

Cowes to Gurnard coastal slopes. Further technical information on ground stability in

these locations can be found on the council’s website.

4.138

Installing SuDS is not appropriate in all geological conditions. Within known areas of

potential ground instability and coastal landslide risk, use of SuDS is not appropriate,

because groundwater has a significant influence on ground stability. This policy is

intended to restrict use of new soakaway systems accompanying new development

within the zones defined on the proposals map, and thereby contribute to reducing the

impact of groundwater on potential ground movement.

4.139

The requirements of the policy are applicable to all development proposals located

within areas at potential risk from future ground instability, However, it is recognised

that the level of information required should be commensurate to the scale and location

of the development proposed.

4.140

Properties and development in areas currently benefitting from existing coastal

defences should be aware of the potential for coastal change to occur in the future,

and that any proposals for replacement and or improvement of existing ageing coastal

defences (where funding permits) are expected to require financial contributions from

those benefitting from the defences, including private contributions.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Draft Island Planning Strategy

Section 5: Community

5.1

The council is committed to creating sustainable, strong and healthy communities

and this policy family is designed to contribute to achieving this. The design of new

development is crucial, and high quality design for new development recognises

this, and in the same vein the council’s approach to improving our public realm is

established. There is a wider commitment to improving our health and wellbeing,

which also links to the requirements set out for a health hub at St Mary’s Hospital.

5.2

In order to enable people to stay as independent as possible for as long as possible,

there are policies covering facilitating independent living and providing annexe

accommodation. Contributing to the provision of public services there is support for

delivering locality hubs and facilitating a blue light hub’.

5.3

Setting out the council’s commitment to renewable energy and lowering carbon

emissions are policies renewable energy and low carbon technologies and lowering

carbon and energy consumption in new development. Infrastructure is critical,

both in terms of maintaining key utility infrastructure and providing social and

community infrastructure. Finally, the contribution non-formal planning documents

can make is recognised through policy community-led planning.

High quality design for new development

Development proposals will be expected to:

provide an attractive, functional, accessible, inclusive, legible, safe and adaptable

built environment, with the incorporation of soft landscaping to provide a sense

of place;

optimise the potential of the site but have regards to existing constraints, such as

adjacent buildings and topography and take account of and protect and enhance

where appropriate views, water courses, hedgerows, trees, wildlife corridors or

other features which significantly contribute to the character of the area;

respect the character of the area, particularly in conservation areas and the AONB;

Incorporate appropriate amenity/ living space relative to the nature of

accommodation being proposed and adhering to national prescribed

space standards;

protect the living conditions of existing and resultant residents, by ensuring

appropriate outlook and natural light is maintained/ provided. Basement

accommodation where limited natural light or outlook would be available to

habitable rooms will not be supported;

respect the diverse character and appearance of an area through their layout and

design, especially in larger scale housing developments;

incorporate areas of green infrastructure within housing developments to

encourage healthy and active lifestyles;

preserve the integrity of traditional shop front or building detailing;

ensure advertisement respect the amenity of the area, with appropriate levels

of illumination to avoid unacceptable levels of light pollution, especially in

conservation areas;

incorporate measures considering appropriate wider safety, security and

defence requirements;

development affecting existing public rights of way (PROW) will only be permitted

where their recreational and amenity value is protected, or the route can be

satisfactorily diverted. Diversions must deliver a recreational and amenity value

at least as good as the route being replaced. Enhancement of PROW through

new links to the existing network and the provision of improved facilities must be

taken up where appropriate and viable;

minimise pollution and where possible contribute to protecting and improving air,

land and water quality.

5.4

There is a requirement for the local planning authority to support sustainable

development. Good design is considered to be a key element to achieving this. Many of

the towns and villages on the island have an existing strong sense of place and cultural

history with early twentieth century design being evident in many places. It is important

that any new development within these respects this, working with the existing

character and constraints to enhance the identity of the communities living, working

and visiting, for the lifetime of the development.

5.5

The council wishes to move away from larger scale housing development that comprise

buildings which have a generic external appearance, poor layouts and road networks

that do not respect the varied and organic characteristics of towns and villages across

the Island. The council expects that principles within the national model design code

will be used as tools to help steer the design of new development.

5.6

In areas where available, community-led design codes, landscape character assessments

and characterisation studies should be used to further inform the design and layout of

new development.

5.7

The council will refuse applications for poor design that fail to take the opportunities

available for improving the character and quality of an area.

5.8

In line with national policy the council will support proposals with outstanding or

innovative designs which promote high quality sustainability, so long as they fit in with

the overall form and layout of their surroundings. It is also considered essential that

environments are created that are accessible and legible to all generations. Permeable

layouts should support active travel through walking, cycling and public transport.

5.9

The council expects nationally prescribed space standards for residential development

in respect of room sizes and amenity space, to be met. A habitable room for the purpose

of applying this policy is defined as a room used or intended to be used for living,

sleeping, cooking or eating purposes, excluding bathrooms, circulation spaces etc.

5.10

It is considered that open space plays a vital role in high quality design due to its

importance to health and wellbeing. The necessity and importance for people to be

able to access areas for activity that are in close proximity to their home was highlighted

during the pandemic. Development should therefore provide open space to maximise

opportunities for physical activity, visual amenity and biodiversity enhancements.

Sport England’s active design should be used when designing places and spaces

to create opportunities for all types of physical activity. The council will encourage

nature conservation and biodiversity enhancements. The Town and Country Planning

Association and The Wildlife Trust’s planning for a healthy environment - good

practice guidance for green infrastructure and biodiversity (2012) has a wide range

of best practice design options for biodiversity. The ecological network shown on the

Policies Map, identifies features of ecological importance so they can be considered in

development proposals, protected and in appropriate cases enhanced.

5.11

Schemes should consider the features which are prevalent in the area, whether this

be window proportions, detailing, materials or scale or in the case of a householder

application; the existing property itself and demonstrate how the design of the

proposed scheme has taken these into account.

5.12

Buildings should be designed to be adaptable to the needs for future users or residents,

to ensure that the most viable use could be sought for the building with changes in

circumstances and occupants can stay in their homes longer, as mobility needs change

and allowing for ‘right sizing’. Consideration should be given to documents such as

Building for a healthy life (udg.org.uk ).

5.13

The design of areas where large numbers of people may be expected to congregate

should be considered early in the process together with any measures to reduce the

vulnerability to malicious threats, crime and disorder. Where it is appropriate because

of the scale or nature of development, further advice can be sought from the police

and other agencies. A security considerations assessment should be considered in

relevant cases.

5.14

Hard and soft landscaping is critical to the high-quality design of any development.

Landscape design needs to be an integral part of design development from the outset.

Landscaping should also be used, where possible to provide biodiversity enhancements

to an area providing a duel function. Applications should clearly outline how these areas

will be maintained to ensure that they provide the same level of amenity in perpetuity.

5.15

A number of the town centres across the Island contain listed buildings or are within

conservation areas. In acknowledgement of this the council wish to preserve the

character of these areas and historic shop fronts. It is therefore essential that the

size, design and illumination of advertisements respect the form of the shop fronts,

the general character of the building and wider street scene. Light spillage can be a

significant problem, changing the character of our town centres if multiple shops have

highly illuminated advertisements. It is therefore considered necessary for this to be

appropriately controlled to ensure the character of areas are protected.

5.16

Any external lighting of advertisements should be down lighting and of a warm white

light, to reduce light pollution and protect the visual amenity of town centres and street

scenes. Within conservation areas the preference will be for projecting signs to be hung

from traditional wrought iron brackets as opposed to projecting straight out from

the fascia.

5.17

Early engagement through pre-application discussions is encouraged in order to

positively respond to constraints and opportunities sites present. Applications will need

to demonstrate that the submission has taken into consideration the local vernacular,

included key design features, materials and proportions, where they are important to

the character of the area and its sense of place.

5.18

Design and access statements are only required for certain types of development.

However, they can be a useful tool to assist in explaining the design development of a

scheme and how it has responded to the local context.

5.19

The public rights of way network is a vital and highly valued resource and includes

footpaths, bridleways, byways and cycle routes. They have a range of uses and

benefits; providing shortcuts within settlements, connecting settlements to the wider

countryside and can be practical in getting from one place to another without having

to drive. They can also give access to beautiful views and/or landscapes. Protecting and

seeking to enhance the public rights of way network benefits the local environment,

quality of life and the rural economy through reducing car dependence, improving

health and well bring and promoting tourism and recreation. The council will seek to

protect and enhance these amenities and grow their extent and improve their quality

where possible.

This is a strategic policy and links to the following Island Planning Strategy (IPS)

objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• All young people will have the best start in life so that they can fill their potential.

• The community feels safe and the Island is resilient.

Improving our public realm

All proposals for major development must ensure that existing and new public realm

is well integrated into the design, with street layouts and public spaces allowing for

easy, clear and legible pedestrian and cycle connections, high quality public spaces

and green infrastructure or access to it.

Development proposals that enhance the public realm to improve soft landscaping,

visual amenity and pedestrian connectivity will be supported.

5.20

Good quality design of the public realm and the provision of green infrastructure is

an essential component to the environmental aspect of sustainable development and

ensuring healthy and safe communities.

5.21

Towns and villages on the Island have a distinctive character and appearance and when

developing these areas it is essential that these are not only protected but enhanced

were possible. Development should be about more than just the buildings within the

application boundary. Consideration also needs to be given to how these buildings,

including curtilage and boundaries address the existing street scenes and surroundings.

It is felt that this has been overlooked in past development and public realm, both

within and out from the site has not been given sufficient consideration.

5.22

This policy seeks to ensure that development has a legible relationship with its

surroundings and provides space to allow for layouts to breathe and free movement, to

encourage sustainable routes and alternative means of travel to the private car where

practicable. Applications will be expected to demonstrate that they have provided

sufficient space for the end users wellbeing, the character of the area including existing

streets and context and that best practice is considered. The level of provision will

be wholly dependent on the location of the site and the nature of the development.

The context of the area should be used as a starting point, but a key consideration of

this policy is enhancement and therefore if the context is dense, this should not set a

precedent to repeat this at the expense of resultant residents or users.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

Improving our health and wellbeing

To contribute to improving the health and wellbeing of Island residents development

proposals for 25 or more dwellings should include a health impact assessment. All

development proposals should demonstrate how they:

a provide flexible community open spaces that can be adapted to the health needs

of the community and encourage social interaction;

b maximise the opportunity for physical activity either on site or off site through the

use of open space, indoor and outdoor sports and leisure facilities and providing

or enhancing active travel networks in appropriate locations;

c provide safe and legible age and mobility friendly access between development

and the surrounding area.

Development proposals that contribute to achieving place based initiatives

championed by the Island’s Health and Wellbeing board will be supported in

principle.

5.23

The Isle of Wight’s health and wellbeing board has produced a strategy that takes a life

course approach of ‘start well, live well, age well’. Its vision for health and wellbeing is

for an Island where: “people live healthy and independent lives, supported by thriving

and connected communities with timely and easy access to high-quality and integrated

public services when they need them”. The IPS can contribute to achieving this through

land use policies.

5.24

Providing open space provides opportunities for physical activity with associated

health benefits. The provision of open space, sports and recreation facilities in new

development should be based on the most up to date standards provided by the

council. Alternative provision would be considered when sufficient information is

provided by the applicant.

5.25

The built environment can reduce issues associated with ageing and mobility by

enabling social interaction and connecting people with places and other people. The

provision of accessible open spaces and walkable neighbourhoods can also encourage

and facilitate increased physical activity amongst the elderly. It is crucial that these

spaces and routes are safe, well-maintained and link to the surrounding area.

5.26

Safe, legible, age and mobility friendly environments should ensure that issues such as,

but not limited to, the following are addressed:

• Public footpaths are well-lit and evenly surfaced.

• The transition between changing ground levels are gradual.

• The provision of railings where steps are unavoidable.

• Accessible public transport links, such as bus stops within walking distance from

people’s homes, are also crucial in maintaining independence.

• The ability to rest between key places (for example between a bus stop and a library),

although this doesn’t necessarily need to be through ‘traditional’ public benches.

5.27

Health impact assessments (HIAs) ensure that the effects of development on both

health and health inequalities are considered and addressed during the planning

process. Land use planning and development can shape a wide range of social,

environmental and economic factors that have an impact on human health and

wellbeing. Ensuring these issues are considered at the planning and design stage can

improve both the physical and mental health of the population and contribute to

reducing health inequalities.

5.28

The HIA could be submitted to the council as a stand-alone assessment or as a part of

part an existing supporting document such as an equality impact assessment or design

and access statement. The exact format is not prescribed, providing that it considers the

appropriate issues, although a template HIA will be available on the council’s website.

This policy links to the following IPS objectives and key priorities:

• All young people will have the best start in life so that they can fill their potential.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected

Health hub at St Mary’s Hospital

The council supports the effective and efficient provision of NHS services to meet the

future needs of the Island’s population. It therefore allocates land (as shown on the

policies map) for development proposals that deliver:

a the alignment of the estate with the future clinical strategy;

b health-care and care-related employment;

c a step-down (or sub-acute) facility, if required;

d extra care village incorporating dementia care, assisted living complex,

independent living lodges;

e a justified level of residential development that includes key worker, affordable and

open market housing.

The council will work with the relevant partners to develop a masterplan for this part

of the hospital estate and surrounding land under the council’s ownership.

5.29

The outcomes of applying this policy will contribute to service provision and

commissioning being delivered in the most efficient and cost-effective way across the

whole system. The council is working with the Isle of Wight NHS Trust, which is the only

integrated acute, community, mental health and ambulance health care provider in

England, to improve the health and wellbeing of the Island’s residents by delivering care

at the right time and in the right place, and to ensure that people receive co-ordinated

care that is appropriate to their needs.

5.30

Under the Island Plan core strategy this site was allocated for employment uses. The

allocated development has not happened and following consideration of service user

and provider needs and changes in market conditions a different approach is required

to bring the site forward and contribute to sustaining health care provision.

5.31

A step-down (or sub-acute) facility provides an intermediate level of care for patients

who are able to step down from an acute care setting. Such a facility can play an

important role in patient care through the healthcare system and can be tailored to

meet a range of patients and their needs to give better patient outcomes.

5.32

It is recognised that to help bring the development forward an element of residential

development is likely to be required. There are opportunities to provide a range of types

and tenures, particularly key worker and affordable housing. Market housing could also

be provided. Development proposals should demonstrate why the level of residential

development proposed is necessary.

5.33

There is an opportunity to explore links with surrounding sites allocated for residential

development to look at whether a comprehensive development package for the area

can be brought forward, particularly thinking about how access could be achieved.

This policy links to the following IPS objectives and key priorities:

• All young people will have the best start in life so that they can fill their potential

Community needs are met by the best public services possible.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Facilitating independent living

The council will support the delivery of a range of accommodation types and tenures

that enable people to live as independently as possible. Development proposals will

be supported where they:

a contribute to the delivery of the Island’s independent living strategy; and/or

b provide buildings that can be adapted over time.

Proposals for major residential development will be expected to provide at least 20

per cent of the total dwellings as being suitable for older people and/ or those with

mobility problems.

5.34

The Island has an ageing population and a high percentage of people with mobility

problems, which in turn is placing increased demands on services. Through its

policies the council wants to ensure that future development contributes to creating

environments that are accessible to all generations (and associated health issues) and by

doing so improve residents’ health and wellbeing.

5.35

The council aims to help people to maintain and improve their wellbeing and to live as

independently as possible. We recognise that Independent Island Living, which is the

name given to extra care housing by the council, provides an important alternative for

those who rely on care and support and would otherwise be placed in residential care if

suitable accommodation were not available.

5.36

There are many ways of providing adaptable buildings, and the council does not

wish to be prescriptive or stifle innovation on how to do this. However, the council

recognises the benefits of meeting Part M4(2) of the building regulations and expects

developments to ensure that design maximises utility, independence and quality of life,

while not compromising other design issues such as aesthetics or cost effectiveness.

5.37

Inclusive design should aim to give the widest range of people, including those with

physical and/ or sensory impairments, older people and children, convenient and

independent access into and around the built environment (externally and internally)

and also equal access to services. Particular attention should be given to circulation

within the home and external routes to transport infrastructure. Pathways, hallways,

stairways and access to floors above, doorways and spaces to approach and reach

essential facilities and controls in the home should be taken into consideration.

5.38

Providing adaptable buildings has many benefits, not just for the occupants but also

for the council and other service providers. Being adaptable means that a building can

be simply adapted to meet people’s changing needs over time or to suit the needs of

different users, for example, account should be taken of the need to store and charge

mobility scooters. Any subsequent adaptations should be more cost-effective because

the original design accommodates their future provision from the outset.

5.39

Non-apparent integral design features should be integrated ready to assist adaptation.

For example, a building could be designed to allow a member of the household, or

a visitor, to live, sleep and bath solely on the entrance level for a short period, or to

benefit from step-free access to upper floor facilities. Where a household that has a

family member with a temporary or permanent disability or a progressive condition that

is making movement around the home or between floors difficult this could make a real

difference.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Providing annexe accommodation

The council will support the provision of a single domestic annexe related to existing

dwelling houses whether within or outside of the defined settlement boundaries

where it would comply with the following criteria:

1 The footprint and scale of the annexe would be subservient to the main dwelling.

2 The annexe would be occupied by dependent relatives of the occupants of the

main dwelling, or their carer.

3 At all times, the annexe would be retained within the same ownership as the main

dwelling and would not result in the sub-division of the curtilage of the main

dwelling.

Where planning permission is granted, the council will impose planning conditions to

control occupancy, ownership and sub-division of curtilage.

5.40

Providing a residential annexe to an existing dwelling can help families to provide the

independence and support that relatives need. Annexes can allow a more flexible way

of living while reducing the need for further dwellings or external healthcare. Annexed

accommodation can also result in increasing the supply of existing housing, by freeing

up properties.

5.41

To allow genuine support to be provided, or a suitable level of independence being

achieved, it is preferable if a proposed annex is connected to the main dwelling with

the ability to be absorbed in to the dwelling if necessary, in the future. Thus, annex

accommodation and the related main dwelling should be, or have the potential to be

connected by an internal link or otherwise have a close relationship with shared facilities

and space where possible.

5.42

The council will not support annexes that would be unduly large, given the potential

to impact on the appearance of the surrounding area and to create an economic

burden. This could create pressure to sever an annex and main dwelling and result in a

new dwelling with poor means of access, a lack of suitable amenity space and a poor

relationship with the main dwelling. Therefore, annexes should be subservient to the

main dwelling.

This policy links to the following IPS objectives and key priorities:

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Delivering locality hubs

The council supports the creation of locality hubs across the Island and will work with

its partners to deliver. Land is allocated for such uses at the following locations (as

shown on the policies map):

1 A Bay locality hub, which incorporates a range of leisure, public health and

wellbeing support services.

2 A central locality hub, which incorporates an element of housing.

5.43

The council wishes to see the delivery of integrated locality hubs. A locality hub

brings together health and wellbeing services in fit-for-purpose buildings, bringing

services closer to local communities. They significantly improve the patient/

customer experience and maintain a good service provision both in quality (retaining

NHS community services) and capacity (increasing the size of the GP practice to

accommodate the demand and size of the current patients’ list). Land has been

allocated at Pyle Street community hub, Newport and The Heights/Barracks community

hub, Sandown.

5.44

While the principle of the locality hubs is supported, the final proposals for these

locations will still need to demonstrate compliance with the other relevant policies

of the IPS. It is anticipated that providing safe and legible access to both pedestrians,

cyclists and all forms of vehicles will be important to the success of both schemes,

and if required information submitted as part of a planning application will need to

demonstrate how this is achieved.

This policy links to the following IPS objectives and key priorities:

• All young people will have the best start in life so that they can fill their potential

community needs are met by the best public services possible.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• Vulnerable people are supported and protected.

Facilitating a blue light hub

The council supports the delivery of a suitably located shared blue light hub in the

Newport area. It will work with partners to establish whether such a facility is required

and if so the best location for it.

5.45

The council and partners are working together through the ‘one public service’

programme to understand whether a blue light hub, shared between the ambulance,

fire and police services is feasible. This work is complex and has many different

elements that are still to be resolved. This policy does not pre-determine the outcomes

of this work but provides a reference point in a land-use plan so that the principle is

established. Because of the cycle of plan production and the timescales involved, the

opportunity to embed this policy has been taken in advance of the background work

being completed.

5.46

The local planning authority will work with the various partners at the earliest possible

stage to establish, from a planning perspective, the suitability of any proposed locations.

This policy links to the following IPS objectives and key priorities:

• Community needs are met by the best public services possible.

• The community feels safe and is the Island is resilient.

• Vulnerable people are supported and protected.

Education provision

Proposals for the provision of new, replacement and extended or altered schools

will be supported where the scale is in keeping with the location, the location is

accessible and where it accords with other local plan policies.

5.47

National planning policy, requires weight to be given to the need to create, expand or

alter schools to meet the needs of existing and proposed communities. The council has

a statutory duty to ensure that sufficient school places are available within the area for

every child of school age whose parents wish them to have one.

5.48

Approximately 17,000 students are educated in Isle of Wight schools, through provision

at 39 primary schools, six secondary schools, a four to 16 years all-through school, one

studio school, two special schools, nurseries and an education centre. There are also

two independent schools catering for approximately 900 pupils.

5.49

School places are no longer, solely provided by the council. Since 2011, new providers

of school places have been able to establish state-funded ‘free schools’. There are also

academies, which are independent of local authority control. Work must be therefore

undertaken with other education providers to ensure that need for school places is met.

5.50

The local plan mechanisms for enabling new schools and school extensions to be built

and for the provision of new school places in association with residential development are:

• safeguarding land for education purposes where required;

• collecting developer contributions via Section 106 agreements from residential

developments which are likely to increase pressure on school capacity.

5.51

The council prefers new provision to be provided by extending existing school

premises. However, where a new school is to be provided it should be a maximum of

2FE in size to reflect the nature of the island and to support financial stability.

5.52

The council has undertaken building feasibility work to understand the potential of

existing schools on the Island to expand and where new school provision is required

when expansion is not possible or desirable to serve new residential development.

5.53

The school capacity survey (2018) indicated demand from development can be

accommodated by improving existing facilities.

5.54

Additional likely need generated from new development for primary education will

be in the areas of potential deficiency at Cowes, Newport and Ryde with pressure on

secondary provision at Newport and West Wight.

5.55

Post-16 education provision must meet all demand on the Isle of Wight. The council

may require a developer to make a capital contribution towards the development of

additional post-16 years education and skills provision.

5.56

A high proportion of early years education provision is run by third party providers

using schools and community centres as venues. There is a potential requirement

to increase childcare places within the areas of Cowes, East Cowes, Newport, Ryde,

Sandown and Shanklin to support the local community.

This policy links to the following IPS objectives and key priorities:

• Community needs are met by the best public services possible.

• The community feels safe and is the Island is resilient.

• Vulnerable people are supported and protected.

Renewable energy and low carbon technologies

C10

Supporting renewable energy and low carbon technologies

The target of becoming self-sufficient in renewable electricity production is estimated

to require an installed capacity in the region of 220-300MW to meet current demand.

This figure may increase over time with the electrification of heating and transport. To

support achieving this the council will support proposals for:

a domestic and medium scale, localised provision across the Island;

b large-scale, grid-connected renewable energy schemes in appropriate locations

where there is appropriate grid capacity and/or storage;

c large-scale heat projects where it can be demonstrated that there is benefit to

the Island and/ or help to reduce the carbon emissions from existing housing and

commercial buildings;

d the provision of infrastructure for the connection of projects to electricity and heat

networks (including, but not limited to sub-stations and heating mains);

e smart grid infrastructure;

f Energy storage systems, such as battery storage and hydrogen production

facilities;

g energy centres for the provision of heat and/ or power to local communities;

h community-led initiatives;

Within areas of protected and sensitive landscapes and townscapes, development

should generally be small scale or community based. It is expected that large-scale

wind and photovoltaic schemes will be located outside of the AONB and designated

areas, and grade 1 to 3a agricultural land (for photovoltaics). Schemes within the

AONB will be considered when there are no alternative sites outside of the AONB

and where a considerable community benefit is demonstrated and considered to

outweigh the landscape impact.

Proposals outside the settlement boundaries or site allocations should demonstrate

they have taken account of:

a the visual impact on the character of the area;

b the consistency of the proposal with nature conservation and heritage asset

objectives.

It is accepted that a range of new technologies, other than those above are likely to

emerge and these will be considered on their own merits against the policies of the

Island Planning Strategy.

5.57

In July 2019, the Isle of Wight Council declared a climate emergency and stated an

aim to achieve net zero emissions across the Island by 2030. The council’s climate and

environment strategy will outline the Isle of Wight’s options for a pathway to net zero

emissions and proposals that should make a positive contribution to this aim. This policy

provides a framework for appropriate renewable energy and low carbon technologies

to facilitate opportunities to achieve the ambition of becoming self-sufficient in

renewable electricity production. In short, this means generating enough electricity

from renewable sources on the Island to meet our annual electricity consumption.

5.58

The policy provides flexibility to meet future energy demands and incorporate new

generation systems as advances are made to technologies and new ones are designed.

In doing this, the policy provides a strategy for increased energy security and resilience;

thereby reducing the need for reinforcement of grid infrastructure, addressing future

global energy supply constraints and developing the energy system for future needs.

Not only this, it also provides opportunities for inward investment and jobs and for the

Island community to benefit from the energy spend by having a more localised energy

system.

5.59

The policy also seeks to facilitate a continuation in the year on year carbon dioxide

emissions reduction that is required nationally. This acknowledges that there has

been a decrease and that this is in part due to the switch in the fuel mix for electricity

generation from coal and gas to renewables.

5.60

The policy also supports associated infrastructure relating to renewable energy and

low carbon technologies and community level schemes. Where schemes require a

fuel source, for example, wood fuel and waste, the council expects the source to be

from Island resources and able to be provided on a long-term basis. Where this is not

possible, evidence will be required to demonstrate why and provide information on

where the renewable fuel sources originate.

5.61

Proposals intending to use waste as a fuel source will need to comply with other areas

of the Island Planning Strategy and also consider the current and relevant adopted

waste policy. Proposals should demonstrate how the proposal supports and does not

undermine the waste hierarchy.

5.62

The council has estimated that the target to be self-sufficient in renewable electricity

production across the Island requires an installed capacity in the region of 220 to

300MW. This is based on the Island’s annual consumption of approximately 537GWh

(gigawatt hours) (2016 figures).

100

5.63

Proposals that contribute to the installed capacity target will be supported where they

comply with other policies within the IPS. Proposals should include commentary on

the environmental and economic benefits of the scheme. This supporting information

should be commensurate to the scale of the proposal and could for example include

reference to community benefits, local supply chains, job creation, and the sustainability

of Island businesses. Supporting information should demonstrate and set out how the

energy generated will be distributed to nearby development, the grid or to storage.

Applications should also demonstrate the degree to which the proposal will facilitate

other projects especially low carbon projects or be part of a whole system approach.

For example, a solar farm with battery storage that could feed charging points/heating

at a nearby development.

5.64

Planning can provide opportunities for, and encourage energy development which

will produce waste heat, to be located close to existing or potential users of the

heat. Planning can also help provide the new customers for the heat by encouraging

development which could make use of the heat.

5.65

Where proposals are outside of settlement boundaries consideration will be given to

the technology and associated infrastructure on the visual impact and character of the

area as well as local amenity. It is important that new renewable energy and low carbon

technologies proposals do not result in unacceptable impacts on the area by virtue of

the technology or as a result of the infrastructure needing to store energy or to connect

to the grid. Furthermore, they must not cause unacceptable harm to the area’s nature

conservation interests or heritage assets.

5.66

Applicants will be expected to undertake appropriate surveys and/ or site investigations

as required taking account of site specific characteristics in relation to the technology

being applied for. These will be expected to be undertaken in advance of and

submitted with an application. Depending on the technology being applied for,

localised air quality impacts and mitigation aspects may need to be considered.

Appropriate liaison with council officers and specialists is expected in advance where

relevant.

5.67

Consideration will be given to any cumulative impacts on the landscape and local

amenity in relation to renewable energy and low carbon technologies, particularly for

wind turbines and large scale solar installations.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

101

Lowering carbon and energy

consumption in new development

C11

Lowering carbon and energy consumption in new development

The council will support proposals that contribute to mitigating and adapting to

climate change, as well as meeting and exceeding the national targets to reduce

carbon dioxide emissions. Development proposals should include measures to reduce

carbon dioxide emissions from energy use, in accordance with the following energy

hierarchy:

1 Minimising energy requirements.

2 Incorporating renewable energy sources.

3 Incorporating low carbon energy sources including heat networks.

4 Consider off-site solutions, retro-fitting and carbon reduction schemes.

Proposals for major residential development will include a simple energy statement

that should demonstrate how they will:

a implement the highest possible standards of energy efficiency;

b take account of the site’s orientation and landform to minimise the energy

consumption of the development;

c utilise, where appropriate, decentralised renewable and low-carbon energy

supply systems;

d promote the re-use and recycling of materials during construction;

e provide for the storage of refuse and recyclable materials.

Proposals for non-residential development should exceed wherever possible the

minimum required level of ‘very good’ standard for BREEAM or equivalent. Proposals

for all major development should incorporate renewable energy systems to provide

at least 10 per cent of the predicted energy requirements.

Opportunities to draw energy from decentralised, renewable or low carbon energy

supply systems are encouraged. Proposals for residential development containing in

excess of 250 housing units should seek to incorporate community district heating

systems that use low carbon heat sources including waste heat.

The council will consider the viability and feasibility of each case on its merits and will

consider evidence demonstrating why such a system should not be provided.

5.68

The council has an aim to achieve net zero emissions across the Island by 2030 and the

climate and environment strategy will outline the Isle of Wight’s options for a pathway

to net zero emissions and proposals should make a positive contribution to this aim.

102

5.69

The Isle of Wight has extensive opportunities to reduce energy and water demand

as well as increasing energy generation from low carbon sources. This policy seeks

to facilitate this by adopting a proactive approach to new development. The policy

encourages more ambitious projects and facilitates ‘place shaping’ which, in this

context, means a desire to create a low carbon community. The policy will also assist in

the Island’s ambition of becoming self-sufficient in renewable energy production as well

as tackle fuel poverty by reducing future energy costs by promoting a higher standard

of building for the end user.

5.70

In general, travel is a key emitter of carbon dioxide, the main greenhouse gas. The

concentration of development in mostly larger settlements or where settlements

have a number of facilities or concentration of people helps reduce the need to travel

by private vehicle and subsequently helps reduce carbon emissions. This forms a key

element in the sustainable development aspect of the Island Planning Strategy which

is supported by the provision of improved infrastructure, sustainable transport and

employment opportunities in the growth locations.

5.71

New development, however, in these and other areas will play an important role in the

overall energy demand. New developments that positively contribute to the Island’s

energy use will mean that less onshore generation development will be required. New

development that provides more energy-efficient space, heating and water savings

than older properties while reusing building materials will result in a reduction of overall

carbon emissions.

5.72

There are also options to reduce energy dependence through design by incorporating

district heating. This is particularly applicable in larger developments, where shared

schemes are likely to be viable. For example, district heating schemes based on

renewable sources such as biomass, heat pumps, hydrogen or waste heat. Proposals

for development containing in excess of 250 housing units shall be expected to install

community district heating systems that use low carbon heat sources, where feasible

and viable. This can be achieved by connecting to existing community heating systems

where they exist.

5.73

It is acknowledged that building regulations legislation has increasing sustainability

targets for both residential and commercial buildings, with the ‘future homes standard

(FHS) (The FHS: changes to part L and part F of the building regulations for new

dwellings - www.gov.uk ) likely to be introduced by the Government in 2025 that may

supersede elements of this policy; however, the timescale and indeed content of the

FHS may be revised. Taking this into account, and with the need to reduce carbon

reductions to help meet the Council’s net zero ambitions, the falling costs of many low

carbon technologies, the ambition to become self-sufficient and reduce fuel poverty,

it is considered that the requirements of the policy are at this stage appropriate, viable

and feasible.

5.74

The council will expect all applications for major development to be accompanied by an

energy statement, proportionate to the proposal, to demonstrate the measures taken to

meet the policy criteria. This should include a description of the predicted performance

of the development, both before the measures are applied and subsequently.

103

5.75

The energy statement can form part of a larger document, eg, design and access

statement or environmental statement and should not be overly complex. It could

include, for example discussion on the following aspects:

•

How the proposal will provide at least 10 per cent of the predicted energy

requirements from renewable energy systems or off-site equivalent.

•

Energy efficiency by siting, design, layout and buildings’ orientation to maximise

sunlight and daylight, avoidance of overshadowing, passive ventilation.

•

Grouped building forms in order to minimise external wall surface extent and

exposure.

•

Landscape or planting design to optimise screening and individual building’s thermal

performance.

•

Renewable energy production e.g. external solar collectors, wind turbines or

photovoltaic devices.

•

Sustainable urban drainage systems, including rainwater and waste water collection

and recycling.

•

Significant use of building materials that are renewable or recycled or locally sourced.

•

Waste reduction and recycling measures.

•

Carbon neutrality, either on-site or off-site.

•

How development will adhere to the relevant parts of the building regulations or

other nationally prescribed standards (for example, future homes standard) that seek

to lower carbon emissions from new development.

5.76

An example of how a proposal could set out how it provides at least 10 per cent of the

predicted energy requirement is shown in the table below:

Table 5.1 - How a proposal could set out how it provides at least

10 per cent of the predicted energy requirement

Property

Predicated energy

Renewable energy

Energy production of renewable

number

consumption (kWh per year)

system

energy system (kWh per year)

Solar PV (rooftop)

16,400

2,190

- 2.3kW

Solar PV (rooftop)

16,400

2,190

- 2.3kW

Solar PV (rooftop)

16,400

2,190

- 2.3kW

Solar PV (rooftop)

16,400

2,190

- 2.3kW

104

Property

Predicated energy

Renewable energy

Energy production of renewable

number

consumption (kWh per year)

system

energy system (kWh per year)

Solar PV (rooftop)

16,400

2,190

- 2.3kW

Solar PV (rooftop)

16,400

2,190

- 2.3kW

Solar PV (rooftop)

16,400

2,190

- 2.3kW

Solar PV (rooftop)

16,400

2,190

- 2.3kW

16,400

None

16,400

None

Total

164,000

17,520

Percentage

10.7%

5.77

This example shows a site with 10 units, all of which are predicted to have the same

annual energy consumption. Rooftop solar PV systems of 2.3kW will be installed on

eight of the units; PV is considered to be ineffective on the other two units because,

for example, shading or orientation. The total predicted output of the eight systems is

17,520kWh per year, which equates to 10.7 per cent of the total predicted site energy use

(164,000kWh) and therefore complies with the policy. Renewable energy systems are

defined as those technologies which are specified by the microgeneration certification

scheme (MCS).

5.78

Where there is difficulty meeting the 10% target on-site, the council will consider

proposals for nearby off-site solutions, funded by the developer, which generate an

equivalent amount of renewable energy.

5.79

There may be times where viability or feasibility may impact the delivery of a proposal

and in these instances the energy statement should set these out. It should include

what measures have been taken to ensure the standards can be met. Where they

cannot be it should set out the aspects where a proposal can comply, and what

alternative solutions are proposed to achieve the highest possible standards.

5.80

In terms of waste, this aspect deals with systems to reduce waste on the construction

site and to encourage waste recycling by the future occupants. Proposals should

describe the measures to reduce, reuse or recycle construction waste. Wasted materials

on new build sites can be as high as 20 per cent. Much can be done to reduce this, to

help the environment and cut costs, for example:

• minimise amount of excavation;

• waste arising on site is reused or recycled in the construction;

• on-site facilities for sorting and storing waste for reuse elsewhere;

• better handling and storage of new materials;

• not over-ordering materials.

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5.81

The above should not be seen as an alternative to the policy requirement, it is set out

to facilitate the application process and the type of areas expected to be covered in the

energy statement.

5.82

The council is always trying to improve the way in which it treats refuse, consequently

sufficient space for storage of refuse and recyclable materials will need to be included in

all relevant developments.

5.83

BREEAM is a methodology for validating the sustainability performance of commercial

buildings. It is a tried and tested system which helps to lower running costs of buildings

and there is evidence that it can increase the market value of buildings and attract and

retain tenants. As well as improving resource (energy and water) efficiency in buildings,

higher BREEAM standards produce healthy workplaces, improving the quality of life of

the workforce.

5.84

BREEAM certification is based on a set of quality and performance standards. The

BREEAM rating reflects the performance achieved by the project, as verified by an

independent, third party assessor. Within the framework, developers have considerable

flexibility to determine how they will achieve the required performance and can

therefore choose which categories to focus on.

5.85

Evidence (Delivering sustainable buildings: savings and payback - J. Prior et al, Currie

& Brown / BRE, 2017) suggests that the additional cost of achieving a BREEAM rating at

the lower end of the scale is modest. The capital cost uplift of achieving a BREEAM ‘very

good’ rating can be as little as 0.25 per cent. Against this should be factored the lifecycle

savings from a more sustainable and resource-efficient building.

5.86

Decentralised energy broadly refers to energy generation that is produced at the local

level and connected to the distribution network. It can refer to energy from waste

plants, combined heat and power, district heating and cooling, as well as geothermal,

biomass or solar energy and micro-renewables. Schemes can serve a single building,

new development, a whole community or town.

5.87

In terms of district heating system requirements these can be deployed at varying

scales, from a few hundred metres between homes and flats to several kilometres

serving entire communities and industrial areas. A district heating network facilitates

the distribution of heat from a diverse supply of sources including waste heat captured

from industrial processes and power generating units such as gas-fired CHP, as well as

low carbon options such as heat pumps (air and water) and geothermal sources.

5.88

It is considered that proposals of a certain scale provide the economies of scale not

only to be viable but also to provide carbon savings across the site. Applications of

a certain size will be expected to install district heating schemes in line within this

policy. If district heating is not proposed, an applicant should provide both viability

and feasibility evidence and justification to demonstrate why it has not been included.

Details on what other measures are included to reflect the essence of this policy and the

council’s overarching ambition to become energy autonomous should be included.

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This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The community feels safe and the Island is resilient.

Utility infrastructure requirements

for new development

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Utility infrastructure requirements for new development

The council will support proposals for improvements in the provision of the Island’s

utility infrastructure, to meet identified needs and that would not adversely impact

on the ability and/or capacity of the Island’s utility infrastructure to function.

Proposals for new development will need to demonstrate that a strategy is in

place following discussion with the council and appropriate providers to connect

to public utilities infrastructure and/or deliver the required infrastructure to

support development.

5.89

Detailed proposals for development will need to ensure that through either their

location or design, they do not adversely impact on existing utility infrastructure’s

ability and/or capacity to function.

5.90

While this policy is applicable to all utility infrastructure provision (electricity, gas,

telecommunications, wastewater/water), it is particularly applicable to water and

wastewater infrastructure provision. All development proposals should ensure suitable

access is maintained for water supply and drainage infrastructure and development

layouts will be expected to be designed to take these into account.

5.91

The provision of new and supporting utilities, connections to existing utility

infrastructure, exploring space capacity and the required additional capacity are

essential elements of the island’s future development needs and discussion between

the developer, the council and infrastructure provider is expected to take place.

Responsibility for the supply and maintenance of existing utility services rests largely

with the statutory undertakers.

5.92

In specific relation to water and wastewater infrastructure, the council will generally

condition planning permission approvals that no development will occur until the

applicant can demonstrate that a strategy is in place following discussion with Southern

Water to provide connections to public utilities infrastructure and/or deliver the

required infrastructure to support development.

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5.93

If the applicant would rather secure permission without such a condition, then a range

of information within their application is required, such as capacity calculations (from

Southern Water), a plan indicating intended connection points, connection routes

(from the development to the proposed connection point) together with how this

will be achieved and, where necessary, soakaways, attenuation and overland routes of

surface water.

5.94

Developers are strongly encouraged to work with infrastructure providers and

consider opportunities to address infrastructure requirements as part of their proposal.

Applicants should demonstrate that engagement has taken place with the required

statutory Undertakers and infrastructure providers to provide a strategy on how

connections will be made to public utilities infrastructure and/or deliver the required

infrastructure to support development.

5.95

On larger sites, or where several sites are coming forward together, infrastructure may

need to be phased. This will enable the infrastructure needed for the site as a whole to

be provided in a coherent and comprehensive manner. Where sites are close together

or form part of a larger development, work should be undertaken between multiple

developers to identify joined up solutions.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• Businesses have the confidence to invest.

• The community feels safe and is the Island is resilient.

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Maintaining key utility infrastructure

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Maintaining key utility infrastructure

The council recognises the importance of key pieces of infrastructure to the Island,

and will support the principle of development that maintains and/or improves the

current provision particularly at the following locations (as shown on the policies

map):

1 Wastewater treatment works, Sandown

2 Wastewater supply treatment works, Golf Links Road, Sandown

3 Cross-Solent water connection, Gurnard

4 Cross-Solent electricity connection, Thorness Bay

5 Cross-Solent gas connection and regulator station, Gurnard

Development proposals in the surrounding areas should adequately consider the

existing facilities and should not prejudice their future operation and/ or expansion.

The council will support the provision of storage options for gas, electricity and water

that contribute to maintaining supplies and increasing resilience.

5.96

Being an Island has implications for utility provision and management. It is critical that

providers have the confidence to invest in improving the facilities, and the policy gives

clear support to such an approach. There are also issues relating to reliance on the cross

Solent utility pipelines and implications on the Island’s resilience when it comes to the

provision of utilities.

5.97

Sandown wastewater treatment works (WWTW) is the largest WWTW facility on the

Island and is an essential infrastructure facility for The Bay, which also serves a large

percentage of the Island’s population. The council is proposing to redraw the settlement

boundary in this area but recognises the importance of the WWTW and does not want

to unduly restrict the ability of the utility provider to improve the existing facility, or if

necessary, to expand it.

5.98

Approximately 30 per cent of the Isle of Wight’s current water supply is provided by the

cross-Solent main, a fresh water pipeline connection between Gurnard and Lepe on the

mainland which has capacity for 20 million litres per day.

5.99

The Island currently relies upon importing electrical power from the mainland via a

series of three high voltage undersea interconnectors, which land at Thorness, and all of

which are reported to be operating at maximum capacity. The Island’s demand typically

varies between a minimum of approximately 40MVA (mega volt amps) and a maximum

of approximately 130MVA, which normally results in the Isle of Wight importing

electrical power from the mainland.

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5.100

The high-pressure twin gas pipelines under the Solent connect the mainland in

New Forest District and the Isle of Wight at Gurnard, where there is a gas pressure

regulation station that distributes gas further through an intermediate and medium

pressure network.

5.101

There may be the need to undertake development to improve or expand the existing

infrastructure to accommodate the level of growth planned on the Island or, where

relevant, to take into account stricter environmental standards (which are covered by a

separate consenting regime to planning).

5.102

To prevent unacceptable risks from pollution the council will ensure that new

development is appropriate for its location. The effects (including cumulative effects)

of pollution on health, the natural environment or general amenity, and the potential

sensitivity of the area or proposed development to adverse effects from pollution, will

be considered.

5.103

By ensuring that provision is made on the Island for storage options for gas, electricity

and water we can maintain supplies and be more resilient. Such an approach will also

support new technologies and enable renewable energy generated on the Island to

be captured and stored. It is recognised that the provision of such facilities is likely

to need to be located near their source or to the on-Island connection points for

cross-Solent infrastructure.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• Businesses have the confidence to invest.

• The community feels safe and is the Island is resilient

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Providing social and community infrastructure

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Providing social and community infrastructure

The council will support sustainably located development proposals that provide or

improve cultural, educational, leisure and community facilities.

Development proposals will be expected to:

a consider the needs and requirements of all people in the community (both

immediate and wider) it will serve;

b provide opportunities for multi-functional facilities;

c ensure that any provision of social and community infrastructure is accessible by

cycling and walking and, wherever possible, public transport;

d be delivered to agreed timescales to ensure the needs of the community are met

in a timely manner.

The council will only permit the loss of existing social and community infrastructure

facilities, when it can be demonstrated that:

a the facility is no longer needed for its original purpose, or viable for any other

community use; or

b a proposed alternative use would be of equal or greater quality and would provide

equal or greater benefits for the local community or economy; or

c if appropriate, an alternative facility will be provided in a location with at least an

equal level of accessibility for the community it is intended to serve.

The council will work positively with Island communities and support proposals to

develop, retain, improve or re-use essential facilities, including those identified in

neighbourhood development plans or orders (including community right to build

orders), along with suitable supporting development which may make provision

economically viable.

5.104 The policy sets out the approach that the council will take in respect of the provision

and loss of social and community infrastructure on the Island and gives specific

guidance for planning applications. This policy approach will be applied through

the Island Planning Strategy to ensure that the Island maintains a level of social and

community infrastructure to serve the needs of its residents.

5.105 For the purpose of this policy, the definition of social and community infrastructure

includes (but is not limited to):

• schools and other education facilities, including libraries and childcare premises;

• health care facilities, including healthcare centres, GP surgeries and dentist;

• local shops;

• post offices;

• pubs;

• places of worship;

• community buildings including community centres and village halls;

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• indoor and outdoor recreation and sports facilities including playing fields, indoor

sports facilities and leisure centres, swimming pools, tennis and netball courts,

bowling greens, golf courses/driving ranges, multi-use games areas, grass pitches and

water based facilities e.g. canoeing and other outdoor sports space;

• youth facilities including indoor and outdoor facilities for children and young people.

5.106

Facilities can provide a focus for activities and foster community spirit and, more

importantly, can provide essential services to local communities. In respect of this

policy, the term community means the wider community and needs to consider areas

outside of defined settlement boundaries and across parish boundaries as to the users

of such services and facilities.

5.107

Developers should consider identified local needs within neighbourhood development

plans or community-led supplementary planning documents where, for example,

any deficiencies in services and/or facilities are identified. Developers should also

work closely with the community to consider any further needs that have not been

identified within heighbourhood development plans or community led supplementary

planning documents.

5.108

Planning applications that would result in the loss of social and community

infrastructure facilities must show evidence of alternative provision, financial viability, or

that the proposed alternative use would provide equal or greater benefits for the local

community or economy. Applications should evidence that community engagement

has taken place and that the proposal will address any identified deficiency in provision.

Developers should also consider the provision of these types of facilities (where sports

and leisure facilities are being provided) in conjunction with other relevant policies in

this document.

5.109

This policy also seeks to support proposals for new essential facilities that would

meet identified local needs. The focus for new social and community infrastructure

will be within defined settlement boundaries where the majority of the Island’s

growth will be accommodated over the plan period. Development located outside

of defined settlement boundaries will only be accepted where there is evidence that

this type of facility is required to be in a rural location due to the type of service or

facility, or is required to meet a local need and this would result in a more sustainable

and accessible location. Any application for new development outside of, defined

settlement boundaries should be supported by evidence of a local need or through its

identification in other plans (such as neighbourhood development plans).

5.110

In terms of new residential development, the council will expect that, in the first

instance, accommodation of social and community infrastructure is on-site where

possible. If on-site provision is not achievable, any social and community infrastructure

needs generated from new development should be met through the provision of

financial contributions. Policy G3 ‘developer contributions’ outlines how the council will

secure financial contributions from developers that will contribute to the delivery and

maintenance of social and community infrastructure.

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5.111

When proposing new social and community infrastructure, developers should design

the facility so that it is capable of being flexible in the way(s) that it is used and to

accommodate a variety of community needs, eg, healthcare centre, clubs, societies

etc. The types of uses that the proposal will need to accommodate and its location and

design will be informed by the developer’s engagement with the community.

5.112

In addition to this policy, the council will work proactively with local communities

including through neighbourhood planning and the community right to build, to help

communities plan for and deliver facilities that meet local needs where there is the

required level of support from local neighbourhoods.

5.113

Implementation will be through development management and planning application

decisions. Neighbourhood planning could also bring forward local facilities and services

where there is an identified need and community support.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• All young people will have the best start in life so that they can fill their potential A

well-educated and skilled community.

• Community needs are met by the best public services possible.

• The community feels safe and is the Island is resilient.

• People take responsibility for their own health and wellbeing.

Community-led planning

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Community-led planning

Where town and parish councils have undertaken place plans and/ or masterplanning

work that has been endorsed by the council, development proposals should

demonstrate how they contribute to achieving the aims of the community-led plan.

Major development proposals will be required to submit a statement setting out the

type, scale and results of public consultation carried out in advance of application

submission.

5.114 The council recognises that community engagement often benefits from starting with

what people and communities are interested in and what their concerns are, not the

statutory duties and programmes of public authorities.

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5.115

There are a number of routes for community-led work to be formalised into planning

policy, particularly neighbourhood development plans. The council has also adopted

a number of community-led documents as supplementary planning documents.

The processes for adopting neighbourhood development plans and supplementary

planning documents are regulated, which often puts communities off engaging in

community-led planning.

5.116

Community-led place plans or masterplans can provide a better understanding of

local issues to help shape future service delivery and a more co-ordinated way of

working with the resources available. The council, through its regeneration team, has

engaged with a number of communities to raise public awareness of the regeneration

programme and its aims.

5.117

The council will work with and/ or support communities undertaking place plans or

masterplans. In order to formalise such documents within the planning process the

council will need to ensure that community aspirations are in general conformity with

the vision and objectives of this plan and contribute to the delivery of its vision and

objectives. This is not to say that the council will be un unnecessarily prescriptive in this

process, but it will need to be comfortable with the outcomes.

5.118

Community-led place plans or masterplans could be endorsed through a formal

council-led process, such as a supplementary planning document.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Community needs are met by the best public services possible.

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Draft Island Planning Strategy

Section 6: Growth

Our approach towards sustainable

development and growth

6.1

Planning plays a major role in enabling sustainable development, which is the central

pillar of the national planning policy framework (NPPF). This is development that meets

the needs of the present without compromising the ability of future generations to

meet their own needs.

6.2

The Government expects the planning system to actively encourage growth, giving

local people the opportunity to shape communities while providing sufficient housing

to meet local need and supporting economic activity. This approach is entirely

consistent with the council’s vision and aspirations for the Island. In this context, it is

important that the planning system does everything possible to support economic

growth and sustainable development, an issue heightened by the recent Covid-19

pandemic and the need for businesses to be supported during the recovery period.

6.3

Ensuring that all development on the Island is sustainable and delivers what we need

and where we need it is crucially important to everyone on the Isle of Wight. The

policies in this part of the plan are designed to give clear direction on how the council

intends to achieve this.

6.4

Our approach towards sustainable development and growth is complemented by the

nationally established presumption in favour of sustainable development that is set

out in the NPPF and gives a clear commitment to sustainable development. What this

means in terms of where development will be located on the island is set out in priority

locations for development and growth.

6.5

There is also a responsibility to ensuring that development is viable and can deliver

what is required by the policies of this plan. The approach is explained in developer

contributions and managing viability. If planning permission is granted, the council

want to see it delivered. Council powers are limited on this front, but ensuring

planning permissions are delivered provides a clear message to the development

community over what is expected in terms of delivery.

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6.6

The policies confirm that the council will take a positive approach that reflects the

presumption in favour of sustainable development, as set out in the NPPF. The draft

Island Planning Strategy (IPS), when read as a whole, includes policies that provide

an interpretation of what sustainable development means for the Isle of Wight. This

includes policies that indicate where development would be restricted, for example

relating to protected sites, designated heritage assets and locations at risk of flooding or

coastal erosion.

Our approach towards sustainable development and growth

To contribute to achieving the council’s vision for the Island, new development will

be of the highest possible design quality that contributes to a strong sense of place.

It will be located in the most sustainable settlements on the Island, and through

managed growth a number of settlements will see their sustainability improve.

Planning applications that accord with the policies in the IPS (and, where relevant,

with polices in neighbourhood plans) will be approved without delay, unless material

considerations indicate otherwise. Once granted, planning permissions are expected

to be delivered in a timely fashion.

The council will seek to deliver the island realistic housing requirement over the plan

period to 2038, through allocated housing sites, windfall sites and those already with

planning permission with the majority being built on previously developed land. The

allocations offer a range of sites of differing scales and delivery rates, with a focus

on smaller and medium sized developments. These will be complemented by key

priority sites allocated at Camp Hill and Newport Harbour.

Job creation opportunities will be provided through employment site allocations,

support for intensification and expansion of existing industrial estates and by

facilitating home working. The role of town centres will be strengthened through the

provision of appropriate retail and commercial floorspace and support for businesses

to be flexible and agile. By locating development in the most sustainable locations

the need to travel will be reduced.

To facilitate travel on the Island, improvements to the existing road network,

particularly in Newport are planned and a crossing over the River Medina is being

investigated. The provision of a multi-user route between the West Wight and

Newport and the completion of the East Cowes to Newport multi-user route will help

facilitate more journeys by sustainable modes of transport.

The health and wellbeing needs of Island residents are recognised through the

planning system. People are able to live independently for as long as possible,

with appropriate access to medical facilities and the ability to live a healthy and

active lifestyle.

The high-quality environment and natural resources are assets that will be protected,

enhanced where appropriate and celebrated, by locating development away from the

most sensitive and important features and areas. If required appropriate mitigation

should be provided.

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Where there are no relevant development plan policies, or the policies which are

most important for determining the application are out of date, the council will grant

permission unless:

1 the application of policies in the National Planning Policy Framework that protect

areas or assets of particular importance provides a clear reason for refusing the

development proposed; or

2 any adverse impacts of granting permission would significantly and demonstrably

outweigh the benefits, when assessed against the policies in the National Planning

Framework as a whole.

6.7

The policy sets out a clear statement of what the council considers sustainable

development and growth will look like on the Island over the plan period. It takes its cue

from national policies and the presumption in favour of sustainable development, and

couples these with the local issues that have been identified by evidence collecting and

through public consultation and engagement.

6.8

The prime focus of the plan is on delivery and what is achievable and practicable given

the island’s detachment from the mainland and the additional costs and uncertainties

that come with this. There is a focus on meeting island needs, particularly housing,

using previously developed land and on seeking development that is realistically

achievable. It is also essential for the policies of the plan to provide a flexible

environment that allows both the community and businesses to recover from the

COVID-19 pandemic, and also to respond to some of the social changes that will occur

as a result of this period.

6.9

Where solutions cannot be achieved through negotiation planning applications will be

refused. The use of pre application advice is encouraged in the case of large or complex

applications, planning performance agreements may be considered.

6.10

The council will engage positively with statutory consultees and infrastructure providers

to identify ways to support the delivery of sustainable development. To support this

process, applications should be accompanied by appropriate supporting information

to enable a positive and timely determination. This will be greatly assisted where

applicants actively engage in pre-application discussions with the local community, the

council and other consultees.

6.11

Where there are breaches of planning control, enforcement action will be taken

where justified following the guidelines set out in the council’s planning enforcement

policy plan.

6.12

The policies of the plan, either individually or as a whole, will contribute to achieving

sustainable development, and the spatial elements of the approach set out in the above

policy are summarised on the key diagram.

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This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• All young people will have the best start in life so that they can fulfil their potential.

• A well-educated and skilled community.

• Community needs are met by the best public services possible.

• The community feels safe and is the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected

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Priority locations for development and growth

The focus for sustainable growth is within the settlement boundaries of the island’s

primary and secondary settlements and the rural service centres:

Primary settlements: Cowes, East Cowes, Newport, The Bay (Sandown, Lake and

Shanklin) and Ryde.

Secondary settlements: Bembridge, The West Wight (Freshwater and Totland),

Wootton and Ventnor

Rural service centres: Arreton, Brading, Brighstone, Godshill, Niton, Rookley,

St Helens, Wroxall and Yarmouth

Development in sustainable rural settlements will be carefully managed and will only

take place where it improves their sustainability and addresses local need through

exception sites:

Sustainable rural settlements: Calbourne, Chale Green, Havenstreet, Nettlestone,

Newchurch, Seaview, Shalfleet, Wellow and Whitwell

Development proposals for non-allocated sites will be expected to:

a be located within the settlement boundaries of the Primary Settlements,

Secondary Settlements and Rural Service Centres (as shown on the Policies Map);

b clearly contribute to delivering the Island’s identified housing need, economic

aspirations or achieving Island-wide regeneration aspirations; and

c make as much use as possible of previously developed land in line with H9; and

d deliver all policy requirements of the Island Planning Strategy.

Outside the defined settlement boundaries, proposals for development will only be

supported if they accord with H4 - infill opportunities outside settlement boundaries,

H6 - housing in the countryside and H7 rural and first home exception sites.

6.13

This approach is about ensuring the right level of development takes place in the right

places. The policy seeks to direct new development to settlements that are already

considered sustainable (where there are services, facilities, homes and jobs, and where

there are the most sustainable modes of transport), or settlements where planned

growth will enable them to become more sustainable.

6.14

The settlements identified as primary settlements, secondary settlements and rural

service centres all have settlement boundaries, and development located within these

will be prioritised. Amendments have been made to some of the current settlement

boundaries to incorporate allocated sites, and these can be viewed on the draft

policies map.

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6.15

The location of a potential development site within a settlement boundary is the first

test in establishing the suitability of a site, in principle, for development. Once this

principle is established more detailed issues covered by other policies in the IPS such

as design, density and potential impact on the surrounding area are considered. If, on

the planning balance, the development proposal is unacceptable in relation to these

detailed issues it will be refused.

6.16

The council has proposed allocating sites for housing, employment and mixed-use

schemes. Through this plan-led approach sites have been identified which are known

to be available and deliverable. By growing settlements in this way, growth can be

managed, and the proposed allocations provide certainty to all. However, the policy

approach allows non-allocated sites to be considered. This ensures that there is a

continuous and deliverable pipeline of developments to meet the island’s housing

needs and reflects the fact that the housing number in the plan is a minimum rather

than a target or ceiling.

6.17

Sustainable rural settlements will not have settlement boundaries, as the council wishes

to improve their sustainability through carefully managed growth focused on exception

sites in line with H7 rather than through speculative development. No site allocations

are made in these settlements.

6.18

Proposals for residential development on non-allocated sites should demonstrate how

they meet the criteria in policy H3, together with other policy requirements of the

plan. It is important that such proposals provide the right type, size, mix and tenure

of housing in line with policies H5 and H8. This can be identified through a variety of

sources, particularly the most recent housing needs assessment and local housing

needs surveys. Evidence can also be supplied by the applicant, relating to localised

issues that may not be picked up in the housing needs assessment and local housing

needs surveys.

6.19

The council recognises that the provision of an element of `aspirational’ housing

improves the island’s ability to attract professional workers and higher income

groups. This can include all dwelling sizes and costs, but factors such as the physical

environment of the area and the availability of good schools are attractive. The council

will support in principle proposals that bring forward such a housing offer, in line with

our housing mix policies and other relevant policies of the plan.

6.20

The council wishes to use land effectively and development proposals should make as

much use as possible of previously developed land. The council will use the definition of

previously developed land set out in the glossary of this document unless the definition

is updated at a national level.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

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• Businesses have the confidence to invest.

• People have a place to call home and can live with independence.

Developer contributions

The council will work in partnership with other public sector providers, utility

companies and developers to ensure that development provides high quality

infrastructure commensurate with the scale of the development and the needs of

different communities across the Island.

The council will support development proposals which secure the necessary related

infrastructure to make the development acceptable in planning terms, are directly

related to the development and are fairly and reasonably related in scale and kind.

The council will seek provision of the following infrastructure where necessary:

1 Affordable Housing.

2 Highway infrastructure, including the provision of sustainable transport routes

and facilities. Where relevant, contributions or provision shall relate to projects

that have been identified through the council’s infrastructure delivery plan and

detailed junction design work related to it.

3 Ecological/environmental mitigation and/or compensation including, but not

restricted to, the Solent special protection area (SPA) Solent recreation mitigation

strategy, demonstration of nitrogen neutrality and Biodiversity net gain.

4 Provision of educational infrastructure. This requirement applies to housing

developments of 10 dwellings or more.

5 Provision of health infrastructure. This requirement applies to developments of 10

dwellings or more.

6 Coastal and flood risk reduction, water management.

7 Provision of digital infrastructure.

8 Open space, SANGs, cultural, public realm provision, community and sports

infrastructure/ facilities.

An applicant is expected to provide evidence that dialogue has taken place with

relevant infrastructure providers. The above infrastructure will be secured through

planning conditions, planning obligations or on-site delivery.

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6.21

The delivery of good quality infrastructure underpins the social, economic and

environmental regeneration envisaged by the council over the plan period. It is essential

for the Island’s population to have confidence in the key infrastructure needed, such

as safe and sustainable means of transport, access to housing for all, high quality areas

for recreation and relaxation, ecological mitigation and other infrastructure required to

support sustainable development.

6.22

New development can place additional burdens on existing infrastructure or create a

requirement for wholly new infrastructure. Therefore, developments will be expected

to provide or contribute towards the provision of the infrastructure needed to support

growth on the Island, as required by the relevant policies within the draft IPS.

6.23

While the council will expect developers to provide the infrastructure required to

deliver sustainable development, an open book viability assessment of a development

should be provided in circumstances where the requirements of the policies within the

plan may not be met. The assessment should outline why each requirement cannot be

met in full. The council will publish this information and expect developers to meet the

council’s full costs for evaluating the open book viability assessment.

6.24

The types of contribution (either financial or actual) that may be required for development

may vary, depending on the location, type or constraints to proposed development.

6.25

It should be noted that in accordance with Bird-aware Solent guidance, housing

developments within a 5.6km radius of the Solent and Southampton Waters special

protection area should provide the relevant contribution towards mitigating the

recreational impact of additional housing on the designated site, unless suitable

alternative mitigation is provided in agreement with Natural England.

6.26

Developments must also demonstrate biodiversity net gain through the completion of

a biodiversity metric to submitted as part of any planning application. Where relevant,

applications with a net gain of residential dwellings or tourist accommodation must

demonstrate nitrogen neutrality in line with the council position statement and latest

guidance from Natural England.

6.27

The council will explore all the mechanisms available to ensure delivery of infrastructure

but because of changes expected to the collection of developer contributions the

council has no current plans to introduce CIL.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• All young people will have the best start in life so that they can fulfil their potential.

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• A well-educated and skilled community.

• Community needs are met by the best public services possible.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected

Managing viability

Should an open book viability assessment demonstrate that a proposal cannot

provide the requirements of this plan, the council will work with applicants to

understand whether any of the following approaches would be appropriate to

facilitate the delivery of the site:

1 Securing public subsidy.

2 Flexibility in the affordable housing tenure, type and size mix.

3 Changes to the density of the proposal.

4 Re-phasing the proposal.

5 Deferment of the delivery of the plan requirements.

6 Reducing the policy requirements.

If none of the above are considered appropriate the council will refuse the

application. Where the council requires the input of independent viability consultants

to review the submitted assessment, these costs will be met by the applicant.

Any viability assessments submitted to the council, and the findings of any review of

these will be made publicly available.

6.28

Through the policies of this plan the council is clear about what development will be

expected to deliver, and it is reasonable to expect that those buying and selling land will

take into account the requirements of this plan when undertaking valuations. However,

it is also recognised that it may not always be possible to deliver the full requirements

of the plan, for a number of reasons, for example, where previously unidentified land

contamination is identified.

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6.29

The council are fully committed to ensuring the delivery of housing and supports the

delivery of development proposals that meet the requirements of this plan. While it will

consider alternative approaches, should a scheme be clearly evidenced as not being

viable, and the proposals to overcome this issue dilute the plan requirements to such an

extent the proposal is unacceptable, it will be refused.

6.30

It is recognised that the assessment of viability on a site-by-site basis can cause

uncertainty and delay, increasing land prices and undermine the delivery of this plan

and the council’s objectives. There are inherent difficulties in the assessment of viability

at the application stage given input uncertainty and the sensitivity of viability appraisals

to small changes in assumptions. Proposals requiring a viability appraisal will be

carefully examined to ensure genuine barriers to delivery exist.

6.31

It is expected that the viability testing of a specific scheme should only be necessary

where there are clear barriers to delivery that would make the delivery of obligations

unviable. This will speed up the planning process and increase certainty for applicants

and planning authorities, while supporting the implementation of planning policies and

the delivery of sustainable development.

6.32

The council has undertaken a whole plan viability assessment for the development

envisaged over the plan period. The assessment was originally undertaken in 2018

and updated in 2021, therefore land values and development costs are based on the

rates available at that time. The viability assessment provides a high-level overview

that allows the council to set realistic requirements for developer contributions

and expectations for infrastructure. These will form the basis of negotiations with

developers and landowners.

6.33

If an applicant wishes to make the case that viability should be considered on a site-

specific basis, they should provide clear evidence of the specific issues that would

prevent delivery, in line with relevant policies of this plan. Such issues should be raised

through the council’s pre-application advice service, prior to the submission of an

application.

6.34

Where it is accepted that viability of a specific site should be considered as part of an

application, the council will determine the weight to be given to a viability assessment

alongside other material considerations, in order to ensure that the development

remains acceptable in planning terms.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• All young people will have the best start in life so that they can fulfil their potential.

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• A well-educated and skilled community.

• Community needs are met by the best public services possible.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Ensuring planning permissions are delivered

The council expects to see development starting as soon as possible, once planning

permission has been granted.

When dealing with applications where planning permission has previously been

granted but has expired, or is soon to expire, the council will not approve the

application unless sufficient evidence is provided that the site is deliverable, and an

explicit start date is provided. In most circumstances if a further permission is granted

the consent will only be valid for a further year.

For all major development proposals, the council will:

a require a delivery timetable to be provided as part of the planning application;

b impose a planning condition or legal agreement clause requiring development to

be delivered in line with the submitted delivery timetable which must begin within

a timescale shorter than the relevant default period;

c continually review how it might work with developers to ensure the delivery of

the site;

d require a masterplan to demonstrate that different products on a site can compete

in the market, at the same time, in the same location to maximise delivery;

e require a statement setting out the type, scale and results of public consultation

carried out in advance of submission.

Where all reasonable efforts have been made to ensure the build-out on stalled sites,

the council will actively use its compulsory purchase powers to support delivery.

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6.35

There are over 1,500 dwellings consented across the Island which are yet to be

commenced, albeit this is not a situation that is unique to the Isle of Wight nor

significantly worse than authorities of a similar size. Given our delivery focus in the plan,

it is however considered necessary to have a policy in place to strongly encourage the

implementation of permissions. The council wants to discourage proposals where the

failure to implement previous permissions suggests that there is no intention to build,

or where there are insurmountable barriers to delivery on the site.

6.36

When considering further applications following the expiry, or impending expiry of

planning permission for housing developments, it will be necessary for evidence to

be submitted demonstrating the reason why the consent has not been implemented

within the three years of the conditions of the permission.

6.37

Where planning permission is granted, the council expects to see development starting

as soon as possible in line with a delivery timetable submitted as part of any application.

The NPPF defines that for a site to be considered deliverable, they should be available

now. If a site has not come forward in a three-year period it must be questioned

whether it is deliverable. An exception to this may be if the delay in delivery has been

down to a civil matter or consenting regime outside of the applicant’s control, which at

the time of the re-submission has been resolved.

6.38

A further consent, if granted would have a shorter time period to expedite the

development. If it does not commence and meet an agreed delivery timetable within

this period, a further permission should not be granted, unless circumstances change.

6.39

When considering the content of delivery timetables, the council will consider the track

record of the applicant and/or agent on similar schemes they have submitted and/or

gained consent for particularly on the Island. This is not about deterring new entrants

to the housing market, but about understanding whether an applicant and/or agent’s

track record of strong or poor delivery may be relevant when considering the reliability

of the delivery timetable.

6.40

To help ensure that proposals for development are implemented in a timely manner, the

council will consider imposing a planning condition providing that development must

begin within a timescale shorter than the relevant default period, where this would

expedite the development without threatening its deliverability or viability.

6.41

The council will look to work with developers in a pro-active and positive manner to

facilitate and support the delivery of permitted development sites and site allocations in

the plan. This could range from help with unlocking infrastructure challenges through

to innovative approaches such as land swap deals and could be provided by a range of

council departments.

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6.42

The council will also expect major development proposals to be the subject of

meaningful pre-application public consultation to ascertain community feedback

on the scheme. Details of the consultation undertaken and how the comments have

helped shaped the application submitted should be provided. Engaging with the

community as a scheme is put together can often assist with removing barriers to

delivery after planning permission is granted.

6.43

To ensure stalled sites are built, once all other reasonable avenues for the delivery of sites

have been explored, including taking any enforcement action following the guidelines

set out in the council’s planning enforcement policy plan, the council will actively use its

compulsory purchase powers to intervene to support the delivery of the site.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• People have a place to call home and can live with independence.

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Draft Island Planning Strategy

Section 7: Housing

7.1

The policies in this section are designed to support the delivery of housing that is

needed on the Island. To provide certainty to residents and the development sector,

land is allocated for housing and the expectations for each allocated site are clearly

set out in sites allocated for housing, key priority sites and housing development

general requirements. Windfall sites and infill development opportunities are subject

to design considerations and should have a positive impact on the character of the area,

infill opportunities outside settlement boundaries.

7.2

Ensuring the delivery of affordable housing for Island residents is challenging,

reflected in the low levels of affordable housing delivery in the last few years. Delivery

of affordable housing is therefore a priority of this plan. The council has set out its

requirements in policy delivering affordable housing, and this approach is further

strengthened and supported by rural and First Homes exception sites being delivered

(rural and First Homes exceptions sites).

7.3

The types and tenures of housing are really important on the Island too, so policy

ensuring the right mix of housing establishes development mix requirements for

both private and different types of affordable dwellings. Alternative methods of delivery

through self and custom build can also contribute to achieving this (self and custom

build). As required, the provision of sites for Gypsy, traveller and travelling showpeople is

covered through planning for gypsy, traveller and travelling showpeople provision.

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Delivering the housing we need

Planning for housing delivery

The council is planning for 7,290 net additional dwellings over the plan period (2023

to 2038), at average of 486 dwellings per year.

The supply of new homes will come from the following sources:

From large sites with planning permission:

1,083 dwellings

From sites allocated in policy H2:

4,707 dwellings

From windfall sites (windfall sites are dwellings delivered

on sites with a net gain of less than 10 dwellings and the

council believes at least 100 dwellings per year will be

delivered on such sites):

1,500 dwellings

Total:

7,290 dwellings

To achieve the above the council will:

a seek to ensure sites with planning permissions are delivered in a timely manner

(see policy G5);

b allocate sites to deliver housing (see policy H2);

c support sustainable development proposals within existing settlements that

optimise the use of previously developed land (see policy H9);

d support rural and First Homes exception sites that meet locally identified housing

needs (H7).

7.4

This policy seeks to provide certainty on housing delivery across the island by setting

out the overarching housing delivery approach and sources of supply, with more

detailed policies contained elsewhere in the Island Planning Strategy (IPS).

7.5

The council recognises its objectively assessed housing need figure based on the

nationally prescribed standard methodology but believes it is undeliverable by the

island housing market, as set out in evidence papers supporting the local plan. The

plan therefore identifies a more island realistic housing requirement of 486 dwellings

per annum which it believes is at the upper limits of what is deliverable by the island

housing market across the whole Plan period.

7.6

In line with the NPPF, the development of 7,290 dwellings is not a ‘target to aim for’ or

a ceiling on development, rather the plan still allows for other sites to come forward

providing they adhere to the policies and represent sustainable development. This also

means that additional housing can come forward if mechanisms for increasing delivery

are found over the Plan period, including significant public sector intervention.

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7.7

An indicative trajectory of the overall supply of housing that is expected to come

forward is set out in Table 7.1 The table indicates that Years one to five of the plan

are likely to have a sufficient supply of sites totalling 3,036 units, at an average of 606

dwellings per annum. Using the local plan housing number of 486 dwellings per annum,

the five-year requirement is 2,430 dwellings, meaning a 25 per cent buffer is included

within the delivery trajectory for years one to five of the plan period.

Table 7.1 - Island Planning Strategy Indicative Housing Trajectory

Source of supply

Year 1

Year 2

Year 3

Year 4

Year 5

Years 6-10

Years 11-15

Total

Large sites with

209

305

285

1,083

permission

Allocated sites

328

420

465

429

373

1,862

830

4,707

Windfall

100

500

1,500

Total

637

590

620

619

570

2,742

1,512

7,290

7.8

Appendix 5 includes further details on the indicative housing trajectory of the plan

that demonstrates there will be a spread of development coming forward across

the island throughout the plan period. There is a mix of size and location of the

proposed allocations and existing permissions with the focus of growth on the primary

settlements of Newport, Ryde and Cowes.

7.9

To ensure housing allocations come forward in a timely manner to help meet the

requirements of the housing delivery test, address housing needs and to maintain a five

year land supply of deliverable sites, the council will actively work with landowners and

developers to establish the likely phasing and delivery of sites.

7.10

‘Windfall’ sites (those with a net gain of less than 10 dwellings) have been factored into

the council’s housing supply. These are sites considered too small for allocation, but

they have been a consistent source of supply within the island housing market for many

years. In the four years from 2016/17 to 2019/20, completions on sites between five and

nine dwellings totalled 108 dwellings, or 27 per annum, while completions from sites

of four dwellings or less in the same period totalled 394 dwellings, or 99 per annum.

The council has taken a conservative approach of including 100dpa from windfall

sites, which represents 80 per cent of the recent supply from these sites that provide a

realistic and robust source of supply.

7.11

Some windfall sites may have been identified as suitable in the council’s strategic

housing land availability assessment (SHLAA), appear on Part one of the brownfield

or proposed for allocation in the last version of the draft IPS. However due to their

small size, existing use or a requirement for further information and assessment to

understand on-site aspects that may constrain delivery, these sites would be expected

to come forward as windfall in line with policies G2, H7 and/or H9.

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7.12

Other development proposals may come forward and be acceptable subject to

conformity with the policies within the IPS. Pre-application advice should be sought

in these instances in particular where sites are for major development schemes.

Applications should be submitted with all relevant details and having undertaken any

relevant studies or investigations.

7.13

The council will monitor the outcomes of the policy through the following two annual

reports:

1 the authority monitoring report (AMR). This will record permissions granted as well as

developments under construction; and

2 the five-year land supply report. This will set out what sites are considered to be

suitable and deliverable in a five-year period.

3 Performance against the housing delivery test.

7.14

With any planning process it is necessary to include a degree of flexibility to allow for

unexpected events such as significant increases in demand or delay in sites coming

forward. The plan contains several forms of flexibility to allow for this. Firstly, while

there is an allowance for windfall developments within our housing supply, this is not

‘capped’, and the council is aware from its SHLAA and brownfield capacity work that

additional land could come forward. Windfall sites provide the most likely a source

of additional dwellings should demand exceed the capacity of the allocations and

planning permissions. Secondly, the capacity of the allocated sites has been calculated

based on a conservative density estimate with the potential for future planning

applications to exceed the indicative numbers provided.

7.15

The council recognises that the housing number set out in the policy is not a target

to aim for but is reflective of historic delivery patterns on the island. Indeed the plan

includes specific review triggers in section 10 that would generate a re-assessment of

policy H1 should delivery on the island exceed the housing number for at least three

consecutive years. Therefore, meeting the annual requirement set out in the policy will

not in itself be a reason for refusing a planning application. Decisions will be taken on

their merits and considering local circumstances, including longer term housing needs

and affordability in an area.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

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Sites allocated for housing

The sites listed in appendix 1, and shown on the policies map, are allocated for

residential or residential-led mixed use development. Proposals for these sites

should demonstrate how they will deliver an appropriately phased development in

accordance with:

a site-specific allocation policy KPS1 and KPS2;

b the generic allocation requirements set out in policy H3; and

c the specific allocation requirements set out in appendix 2, where relevant; and

d all other relevant policy requirements set out in this plan.

The yield identified in appendix 1 is for indicative purposes only and the final number

of homes or other development provided will be determined through the planning

application process.

Proposals will not be permitted where the infrastructure required to serve the

development is either not readily available or will not be provided alongside

the development.

Where it can be demonstrated that the council does not have a five-year supply of

land for housing against the requirements of policy H1, additional housing sites may

be supported where the following criteria are met:

1 The yield of the proposal is relative to the demonstrated shortfall in 5-year housing

land supply.

2 The site is sustainably located in close proximity to services, facilities and public

transport links.

3 The proposal is sensitively designed in relation to the character of its location and

any surrounding development.

4 The proposal meets all other relevant policy requirements set out in this plan.

5 The proposal includes a clear delivery timetable that will be secured via planning

condition or legal agreement clause (see policy G5) demonstrating that the

homes will be delivered to help address the identified five-year housing land

supply shortfall.

7.16

This policy seeks to encourage delivery of housing across the Island by setting out those

sites that are suitable for residential and other development. The allocation of these

sites should provide greater certainty to enable developers and other stakeholders to

bring development proposals forward across the plan period thereby increasing the

rate of housing delivery.

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7.17

A wide variety of sites is proposed for allocation in this plan, comprising of larger and

smaller development sites which are primarily on previously developed land, others on

greenfield land or a mix of both. All site allocations are set out in appendix 1 together

with indicative site capacities. Two key priority sites - Camp Hill and Newport Harbour

- have the potential to deliver transformational development on brownfield land across

a significant proportion of the plan period and therefore have their own site-specific

policies to guide development proposals.

7.18

Most sites have been submitted and assessed through the strategic housing land

availability assessment and are assessed as suitable, available and achievable at some

point in the plan period. By allocating a range of types and size of sites they will come

forward and be delivered in a way that helps meet the housing requirement figure.

7.19

It is important that the council is able to act to make sure allocated and consented land

is available. The allocations as set out in policy H2 - sites allocated for housing, have

been assessed for achievability and suitability and it is anticipated that these sites will

come forward in a timely manner. The council will work with landowners, developers

and other relevant stakeholders to monitor the achievement of these allocations and

any associated trajectory and will act to bring sites forward if necessary.

7.20

Where a proposal is being developed for an allocated site, applicants are expected to

refer specifically to policies H2, KPS1, KPS2, H3 and appendices 1 and 2, and submit

applications considering the relevant policy requirements as well as incorporating any

other IPS requirements where applicable.

7.21

No specific timeline has been provided within the policy for the allocations, but it

is expected that delivery will be phased and consider any nearby proposals where

relevant. Sites should be started and completed within the timeframe of any planning

permission in line with policy G5.

7.22

Given the historic rate of delivery of housing on the island set against the nationally

prescribed standard methodology, it is possible that there may be a shortfall in the

five-year supply of available housing land in the early years of the plan period should

certain sites be delayed or come forward at different rates of delivery. In this situation,

the policy sets out the approach of the council to addressing that issue. The approach is

underpinned by the sustainable development principles of national and local policy and

would allow a direct, targeted and controlled response to any identified shortfall.

7.23

In exceptional circumstances, where fully justified, planning permission may be granted

for major residential sites that currently have planning consent that is due to expire but

have not yet come forward for delivery.

This is a strategic policy and links to the following IPS objectives and key priorities:

• People have a place to call home and can live with independence.

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Key priority sites

KPS1

Key priority site 1: HA39 Camp Hill

A mix of brownfield and greenfield land at the former HMP Camp Hill as shown on

the policies map is allocated for sustainable high-quality mixed-use development,

resilient to climate change and which shall provide delivery of all of the following:

1 At least 1,200 homes providing at least 35% affordable housing and a mix of

housing sizes in line with H5 & H8.

2 Approximately two hectares of serviced employment land for office, general

industrial or storage and distribution uses (class E and B2/B8 uses) as appropriate to

the site and its wider context, ensuring that there is a mix of unit sizes. Support will

also be given to other employment generating uses provided they are compatible

with the immediate surroundings and do not conflict with town centre uses.

3 Community use floorspace (class E uses).

4 An improved road network to allow ease of movement to and through the site.

5 Public transport improvements.

6 Multi-user links to the existing sustainable transport network and the wider area.

7 A mix of on-site SANGs, open and recreation space and improvements to Parkhurst

Forest as a recreational space.

8 Landscape buffers to the ancient woodland and SINC.

9 A site wide district heating system to which all development will connect, with

preference given to using heat from the Forest Road energy from waste facility,

subject to viability.

In order to address sustainable development issues, the site should be developed in

accordance with a whole site masterplan prepared by the developer/landowner in

conjunction with the local community and agreed by the Isle of Wight Council. The

masterplan should ensure that:

a the design and layout accords with the National Model Design Code, relates

positively to the surrounding area and does not have an adverse impact on the

amenity of surrounding properties;

b existing trees and hedgerows on the site are maintained and enhanced wherever

possible and management put in place to support their future retention

and maintenance;

c opportunities for connections into and from Parkhurst Forest are fully explored

together with working with the Forestry Commission on other joint ventures where

there is a benefit for new and existing residents, for example through contributing

to improvements to the existing recreational function of Parkhurst Forest;

d there is adequate provision for surface water run-off and due consideration of

flood risk elsewhere;

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e good links to the wider footpath and cycle network are provided,

f highway improvements necessary for the development to go ahead are delivered;

g the development is appropriately phased alongside required infrastructure.

Proposals will not be permitted where they prevent a comprehensive approach

to the delivery of development and infrastructure across the whole site and the

surrounding sites allocated for development.

h the development utilises the heritage assets on the site to reinforce the cultural

connections between the site and its surroundings. Ensuring a sustainable future

for the Camp Hill Prison buildings is encouraged.

Archaeological, historic and biodiversity assessments must be undertaken to record

findings where relevant and to assess relevant impacts and provide mitigation where

appropriate.

7.24

Land at the former HMP Camp Hill is key priority site for the council that has the

potential to deliver transformational development that meets island needs across

a significant proportion of the plan period. The site is a mixture of brownfield and

greenfield land of approximately 99 hectares. It lies within the existing built up area

of Newport close to community facilities, shops, schools, employment areas and the

transport network. It should be able to deliver at least 1,200 homes through a mixture of

new development and adaptation and refurbishment of the former prison buildings. A

master plan for the whole area that aligns with the national model design code and any

subsequent local design guidance will be agreed by the council to guide the phasing

and delivery of this site.

7.25

The site should accommodate a mix of housing tenures, types and sizes, reflecting

the requirements of policy H5 and the mixes of market and affordable housing set out

in policy H8. As the site will be delivered over a number of years, it is expected that a

phased approach will be taken and any permissions granted should include sufficient

flexibility in phasing plans and legal agreements to allow updated housing need

evidence to inform the mix of future phases.

7.26

A network of long term public on-site SANGs, open and recreation space will serve the

new development and benefit the wider community. Provision should be made for the

long term management of the open space. The proximity of Parkhurst Forest provides

opportunities for public access and enjoyment of this woodland to the north and west.

This area is important for its wildlife and landscape value and provision should be made

to ensure the long-term management of the woodland by the Forestry Commission

is not prejudiced by the development. Opportunities to contribute to improving the

recreational offer and facilities within Parkhurst Forest should be explored. The existing

hedgerows surrounding and within parts of the site are important local features which

should be maintained and incorporated into the layout of the site. Any loss of hedgerow

will require mitigation such as the planting of new hedges.

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7.27

Around two hectares of serviced mixed employment land should be included

appropriate to a residential area. This could be delivered in a single area of the site

or be split up across phases to allow the commercial floorspace delivered to respond

to market trends across the plan period. The main vehicular access will improve the

existing road network on the site and footpath and cycle links must be provided to the

existing sustainable transport network and the surrounding area.

7.28

On and off-site provision and contributions to community infrastructure, including

education provision, will be sought in line with policy G4 and secured through a section

106 legal agreement.

This is a strategic policy and links to the following IPS objectives and key priorities:

• Outstanding digital and transport connectivity.

• Businesses have the confidence to invest.

• All young people will have the best start in life so they can fulfil their potential.

• A well-educated and skilled community.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and well being.

• People have a place to call home and can live with independence.

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KPS2

Key priority site 2: HA44 Newport Harbour

Previously developed land at Newport Harbour as shown on the policies map is

allocated to deliver a sustainable high-quality mixed-use development, resilient

to climate change and responding positively to the harbour’s character. The

development shall provide delivery of:

a at least 250 homes providing a minimum of 35 per cent affordable housing and a

mix of unit sizes in line with H5 and H8;

b serviced employment land for office, general industrial or storage and distribution

uses including marine uses providing they are compatible and appropriate to the

site and its wider context, ensuring that there is also a mix of unit sizes;

c flexible retail, financial and professional services, food and drink floorspace (class E);

d community/education use floorspace (class E);

e on site open/recreation space;

f multi-user links to the existing sustainable transport network and wider area;

g public transport improvements as required;

h public realm improvements including improved access to the waterfront; and

i A site wide district heating system or other decentralised energy scheme to which

all developments will connect, subject to viability.

In order to address sustainable development issues, the site should be developed in

accordance with the masterplan prepared by the Isle of Wight Council in conjunction

with the local community. The masterplan will ensure that:

a the design and layout relate positively to the area and does not have an adverse

impact on the amenity of surrounding properties or businesses;

b the on-site open space is provided together with management put in place to

support its future retention and maintenance.

c there is adequate provision for surface water run-off and due consideration of

flood risk taking into account the council’s SFRA level 2 fact sheet;

d good links to the wider footpath and cycle network are provided;

e the development will deliver highway improvements necessary for the

development to go ahead;

f the development is appropriately phased alongside the required infrastructure. It

is expected that the site will be comprehensively masterplanned and delivered in

phases given the existing uses and occupiers.

Archaeological, historic, biodiversity and watercourse assessments must be

undertaken to record findings where relevant and to assess relevant impacts and

provide mitigation where appropriate.

Proposals should demonstrate that the level of retail and leisure uses within any scheme

or phase of the scheme will not have an unacceptable impact on the town centre.

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7.29

Land at Newport Harbour is primarily a previously developed site of approximately 2.5

hectares. The land is in public sector ownership and lies within the existing built up area

adjacent to the harbour, town centre, community facilities, shops, schools, employment

areas and the transport network. Newport Harbour may act as a catalyst and provide

an excellent opportunity for the council to work with other public sector partners

(including the police, the fire authority, the CCG and Homes England) to bring forward

additional high-quality, sustainable mixed-use development on public sector land

within the town centre.

7.30

The site allocated incorporates the area covered by the recently approved Newport

Harbour masterplan (Isle of Wight Council, 2020) and will work positively with

enhancements being brought forward in the Newport heritage action zone area. It

would provide sustainable homes in an accessible location and provide additional

footfall to help support existing and new town centre businesses, rejuvenating the town

centre, and promoting a more vibrant night-time economy.

7.31

The site should accommodate a mix of housing tenures, types and sizes, reflecting

the requirements of policy H5 and the mixes of market and affordable housing set out

in policy H8. As the site will be delivered over a number of years, it is expected that a

phased approach will be taken, and any permissions granted should include sufficient

flexibility in phasing plans and legal agreements to allow updated housing need

evidence to inform the mix of future phases.

7.32

The site provides an attractive harbour and water side environment, that is well served

by transport infrastructure and services. It is an opportunity to create a more positive

relationship with the existing development and the adjoining open spaces, including

Seaclose Park. A detailed master plan for the site will be agreed by the council to guide

phasing and design. Working with other stakeholders, opportunities may be explored to

seek to establish whether additional regeneration could be unlocked to further enhance

the county town, including through any improvements to sustainable transport corridors.

7.33

A network of on-site public open and recreation space will serve the new development

and benefit the wider community. Provision should be made for the long-term

management of the open space. The site should make best use of its key asset, being

a waterside town centre location. Design should ensure re-engagement with the river

and waterside, providing improved water access and more sympathetic treatment of

riverbanks to improve biodiversity, flood resilience and visual amenity. Improvements in

the public realm will have positive impacts on the local economy and the desirability to

both live and work in a place that is one of the most sustainable locations on the island

for access to all forms of transport, shops and services and employment opportunities.

7.34

Serviced mixed employment land should be included with a focus on smaller units

providing flexible accommodation to support growing businesses. Vehicular access and

movement should be carefully managed to ensure that improvements to footpath and

cycle links within the through the site take priority to enhance the existing sustainable

transport network and the surrounding area.

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Housing development general requirements

All sites delivering residential or housing-led mixed-use development will be of

sustainable, high quality design, taking account of the context, setting, character and

local vernacular in accordance with the relevant policies of this plan, and provide:

a an appropriate mix of dwelling types and sizes;

b improvements to the highway infrastructure as required;

c improved access to public transport;

d biodiversity net gain of at least 10 per cent, including appropriately sized buffers

around rivers or other watercourse corridors, which should be incorporated into

the design of the development as green corridors and natural open space;

e safe vehicle and pedestrian access, preserving hedgerows wherever possible

where they form roadside boundaries;

f new or extensions to footpaths or pavements, when relevant these shall be

designed to take account of pedestrian safety, pedestrian and vehicular inter-

visibility and incorporate any natural features;

g appropriate landscape buffers and management plans, especially when sites are

located on the edge of the area with fields adjacent; and

h appropriate incorporation of ancient, veteran or other protected trees or ancient

hedgerows into the design and layout of the development.

Furthermore, sites for 10 or more dwellings will also be expected to deliver:

a affordable housing in line with H5;

b onsite play and open space or contribution towards a nearby facility as required;

c a contribution, if required, towards children’s services facilities;

d proportionate contributions to improvements to off-site junctions identified in

Tables 9.1 and 9.2, if required.

Sites of 75 or more dwellings will be expected to provide any suitable alternative

natural greenspace (SANG) in line with EV3 and EV6.

Where there are two or more sites in close proximity the council will work with

the developer to ensure that they are phased so as to not prejudice the delivery or

viability of nearby or adjacent sites.

7.36

This policy seeks to ensure all housing sites are delivered as sustainable high-quality

developments that provide housing and other aspects to meet the needs across the

Island. The general requirements as set out have been developed through consultation

with officers and specialists including evidence documents and are considered

appropriate. Each allocated site has been considered individually. Applicants will be

expected to submit applications taking into account the above policy and other Plan

policies where relevant.

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7.37

Additional site-specific requirements are set out in appendix 2 and these have been

identified where:

a site is large and has the potential to develop a number of houses and other aspects;

b there may be more than one landowner and a more specific approach is required to

ensure the site is delivered in a comprehensive manner;

c here is a feature, constraint and/or unique characteristics that require a specific

policy approach.

7.38

Any application submitted will be determined against the above policy, the

development plan as a whole and any other material considerations. The council’s

approach towards developer contributions and viability are set out in policies

‘Developer Contributions’ and ‘Managing Viability’ respectively.

7.39

Applicants will be expected to undertake appropriate surveys and/or site investigations

as required taking account of the site’s specific characteristics. These will be expected

to be undertaken in advance of and submitted with an application. Appropriate liaison

with council officers and specialists is expected where relevant.

Provision of suitable alternative natural green space (SANGs) for larger sites

7.40

In partnership with Natural England and others it has been determined that

development could have an in-combination likely significant effect on the nearby

protected sites. The impacts are highest from developments within 5.6km of the SPA. It

is therefore essential that mitigation is secured to make such developments permissible.

As such larger sites (75 or more dwellings) may be required to deliver SANGs in line with

Policy EV6 - protecting and providing green and open spaces’ .

Phased delivery

7.41

In some cases, there will be two or more sites of a similar size in close proximity. This

could have an impact on the viability of sites, even in the larger towns of Newport and

Ryde, given the restricted housing delivery market on the island. The impact may be

more significant in some of the smaller settlements if sites were to be developed at

the same time. Consequently, where two or more sites are located adjacent or in close

proximity, the council will expect that sites will be phased so as not to prejudice the

delivery of the adjacent or nearby sites.

7.42

‘Close’ for the purpose of this policy and the settlements this may affect, is defined as

adjacent to, or up to and within one mile.

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This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• People have a place to call home and can live with independence

Infill opportunities

Infill opportunities outside settlement boundaries

Housing outside the settlement boundaries will be supported where it would

be infilling a small gap in a row of houses, or an otherwise built-up frontage.

Development proposals will need to demonstrate that:

a they would not unduly damage the amenity of neighbouring properties and the

prevailing character of the surrounding area;

b the layout would respect the density/ size of surrounding plots;

c the size of the development is generally between one and three dwellings.

Any proposal which fails to respect the character of the area or would result in the

loss of an important area of open space will be refused.

7.43

There will be circumstances across the Island where existing settlements and villages

could accommodate additional housing without having an impact on the character of

the area. Such sites may be designated in neighbourhood plans.

7.44

Infill sites are a small gap in an otherwise built-up frontage. Such sites should have a

proper means of access, adequate parking and not have a detrimental effect on the

amenities of adjoining residential properties in terms of loss of light, loss of privacy

or disturbance.

7.45

In smaller housing areas it can help support the sustainability of the settlement to allow

for small increases within the existing built up area. As such it is considered appropriate

to see these areas bought forward for housing, providing they do not impact on the

spatial characteristic of the area.

7.46

Any proposal for infill development must respect the character of properties in the

immediate area in terms of height, scale, mass, design, appearance and materials. The

nature of these developments is generally between one to three units and as such could

also present good opportunities for self-build or smaller local builders.

142

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• People have a place to call home and can live with independence.

Delivering affordable housing

To contribute to meeting the Island’s housing needs, the council will require

development proposals for a net gain of 10 or more dwellings to provide at least

35 per cent affordable housing. On such sites at least 25 per cent of the affordable

homes provided must be available as ‘First Homes’ (First Homes are homes available

to buy for qualifying first time buyers but with a minimum discount of 30 per cent

below their full market value. The council has the ability to prioritise these homes for

local people and/or key workers and increase the discount from market value based

on local affordability, therefore will require a minimum discount of 40 per cent from

market value on these homes).

Affordable housing should be provided on-site. Only in exceptional circumstances will

affordable housing be considered through off site provision or financial contributions,

or by a combination of the two.

For development proposals resulting in a net gain of up to nine dwellings within the

AONB, the council will collect financial contributions towards affordable housing.

All financial contributions towards affordable housing will be collected in accordance

with the relevant adopted supplementary planning document.

An informed tenure split of affordable housing will be supported, based on the most

up to date available evidence but will be required to deliver 25 per cent of affordable

homes secured via section 106 as First Homes, and for the remaining affordable

dwellings a target mix of 70 per cent of affordable housing for rent (which are at least

40 per cent below local market rents) and 30 per cent starter homes, discounted

market sales or other affordable routes to home ownership.

However affordable housing is provided, it should ensure that it remains affordable in

perpetuity, with the exception of the provisions through right to buy.

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7.47

This policy enshrines the requirements for affordable housing within new development,

and forms part of a council-wide package of measures designed to improve the delivery

of affordable housing especially where it is needed the most. The council has a key role

in facilitating the delivery of affordable housing on the Island, where there is a real need

for such housing and there have been historic problems in achieving its delivery. Work

has shown for a typical dwelling to be affordable on the Island it needs to be around 60

per cent of market value. The existing lack of delivery can partly be addressed through

successful implementation of the local plan policies but will also depend on aligning

the regeneration strategy and housing strategy, and through positive action and

development through the council’s local housing company.

7.48

The planning practice guidance describes affordable housing need as being an estimate

of “the number of households and projected households who lack their own housing

or live in unsuitable housing and who cannot afford to meet their housing needs in the

market”. Affordable housing need within the council’s 2018 housing needs assessment

(HNA) falls within two areas: current need (those on the housing register) and newly

arising need; this being split into newly forming households and existing housing holds

falling into need. As the local plan is planning for an ‘island realistic’ housing number,

the focus of affordable housing provision will be centred on those currently in need.

7.49

The HNA identifies that 242 dwellings per annum should be provided to meet the

affordable housing need on the island, based on an overall housing need of 641

dwellings per year (the standard methodology number at the time of the HNA being

undertaken). As the local plan includes an ‘island realistic’ housing number of a minimum

of 486 dwellings per annum, using a basic application of the 35 per cent affordable

housing requirement from qualifying sites (i.e. non-windfall), this could see 135

affordable units per annum delivered. This would represent a significant increase from

recent affordable housing delivery on the island and part of the balance in establishing

the island realistic housing number for the local plan includes the requirement to boost

the number of affordable homes with a constrained delivery market.

7.50

The council’s annual monitoring report 2019/20 identified that six affordable housing

units, as defined in the NPPF, were delivered. For 2018/19 none were delivered, in

2017/18 it was 18 units, 2016/17 it was 34 and 35 in the monitoring year 2015/16. These

figures crystallise the acute affordable housing provision issue on the island and the

council need to ensure that schemes that can provide for or contribute to this target do

so. This provides a further reason why sites of less than 10 units (that would make no

contribution of affordable homes) have not been taken forward for allocation, however,

could still come forward under other policies (for example G2, H7 and H9).

7.51

The HNA and local housing needs surveys identify that there is a requirement for a

range of tenure types within different areas of the Island. These documents will be

used as a starting point in helping to determine any planning application for residential

development to ensure the mix of general market housing and affordable housing

contributes to meeting identified needs. The council will work to provide up to date

information on area based affordable housing tenure needs in a supplementary planning

document (SPD) that will be updated on a regular basis. Applications will be expected to

align with the latest version of this SPD at the time of submission of a valid application.

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7.52

Proposals that can deliver more than the 35 per cent requirement as set out in H5 will

be welcomed. The council recognises that national policy expects affordable housing

to be delivered on-site and H5 aligns with this. However, due to the lack of delivery of

affordable housing on the Island over a sustained period of time, the council considers

that in exceptional circumstances a more flexible approach towards the delivery of

affordable housing may be required. Such an approach reflects the challenges of

viability for development on the Island, the changes towards government subsidy for

affordable housing and the needs of Island residents that are not currently being met.

7.53

If a developer is unable to provide the required 35 per cent affordable housing provision

on-site the council will require an open-book assessment of the development viability

to demonstrate what level of affordable housing is viable for the site, or whether the

required level could be required off-site. Where an independent open-book viability

assessment is required, this will be funded by the developer and made available to the

public, as it would form a key part of the determination process. The cost of assessing

any viability assessment will be borne by the developer and the council will seek to

engage the district valuer in such circumstances.

7.54

A contribution will be required towards the delivery of affordable housing to be

provided with AONBs, which fall within the definition of designated rural areas, in

accordance with the council’s affordable housing supplementary planning document.

7.55

The council will consider proposals which seek to bring forward innovative ways of

delivering affordable housing and a mix of tenures including affordable rented, social

rented and low-cost home ownership.

7.56

In rural communities across the Island houses prices are often not affordable for young

people living within them. As a result, people could be forced to leave the area they

have grown up in to find accommodation that they can afford. This can impact on the

community cohesion but also the age range of residents. Rural and first home exception

sites (policy H7) are a means of providing affordable housing to meet identified local

needs, helping to sustain the community and allow people to have greater choice in

where they live.

This is a strategic policy and links to the following IPS objectives and key priorities:

• All young people will have the best start in life so that they can fulfil their potential.

• The community feels safe and the Island is resilient.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

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Housing in the countryside

Isolated dwellings in the countryside will only be supported where they:

a meet a proven essential need for a rural worker to live permanently at or near their

place of work;

b provide a replacement dwelling, an extension to an existing dwelling or

subdivision of an existing residential dwelling;

c reuse a redundant, structurally sound building appropriate for this use which

enhances its setting;

d secure the optimal use of a heritage asset or would be appropriate sympathetic

enabling development to secure the future of the heritage asset,

Proposals within the AONB will also need to demonstrate how they conserve and

enhance the natural beauty of the area.

7.57

New isolated dwellings in the countryside intended for rural workers should meet a

clearly established existing functional need and be for a full-time worker who is primarily

employed in rural employment. The unit and the rural employment activity should have

been established for at least three years and be financially sound, with a clear prospect

of remaining so. Proposals will be expected to demonstrate that this need could not

be fulfilled by another existing dwelling on the unit, or other existing accommodation

in the area which is suitable and available for occupation by the workers concerned; If

a new dwelling is essential to support a new farming activity, for the first three years it

should be provided by a temporary dwelling unless exceptional circumstances can be

demonstrated. Such dwellings will be subject to an occupancy condition.

Replacement dwellings

7.58

Replacement dwellings should reflect the size of the original dwelling and any features

of local distinctiveness. Exceptions to this may be made where proposals are an

outstanding or innovative design, appropriate to the local context. The replacement

dwelling should not be materially larger than the existing dwelling. To protect existing

landscape character, replacement dwellings should be located on the site of, or as near

as possible to, the cleared site of the original. Exceptionally other locations may be

preferable to reduce landscape impact. Replacement dwellings should consider the

possibility of the existing building providing a habitat for protected wildlife.

7.59

A legal agreement will be required to ensure that the existing dwelling is demolished,

and the site reinstated once the new dwelling is completed. Permitted development

rights may be withdrawn to control further extensions that may impact on the

landscape or rural character of the area.

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Extensions

7.60

An extension should be in sympathy with the original building with properly matching

materials and architectural components. The size, scale and form of an extension should

be compatible with the existing building and its surroundings. Where a future alteration

or extension could have a detrimental effect on the character of the converted building

or the area, permitted development rights will be withdrawn.

Conversions

7.61

The conversion and re-use of an existing building offers an opportunity to retain

existing buildings and put them back into beneficial use. The buildings must be suitable

for conversion without substantial alteration, extension or rebuilding, and works to be

undertaken should not detract from the character of the building or its setting.

7.62

Reuse for economic development purposes will usually be preferable but residential

conversions may be appropriate in some locations and for some types of buildings.

Information on the current structural condition of the building and the method

of conversion to the new use will be required to assess whether it is of substantial

construction, structurally sound and capable of conversion without the need for

substantial extension, alteration or reconstruction.

7.63

In exceptional cases, a dwelling of exceptional quality in the countryside may be

considered where it reflects the highest standards of architecture, can be shown to play

a role in raising standards of design in the rural area and reflects the characteristics of

the local area. Any proposal will be assessed on an individual basis.

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Exceptions sites

Rural and First Homes exception sites

Rural exception sites

To help contribute to meeting the required housing need for affordable housing

across the Island, the council will support the principle of affordable housing in

perpetuity to meet a local need on rural exception sites.

The council will consider a small number of market homes on a rural exceptions site,

where it can be demonstrated they will facilitate the delivery of the whole scheme

First Homes exception sites

First Homes exception sites should be located adjacent to an existing settlement (as

defined in policy G2), must be proportionate in size, not have a negative impact on

any protected areas and meet any local design policies.

In line with Government policy, First Homes exception sites will not be acceptable

in designated rural areas therefore would not be supported within the Area of

Outstanding Natural Beauty (AONB) on the island.

7.64

There has been a lack of delivery of affordable housing on the Island in recent years

and to help reverse this trend the council needs to think differently about how it can

facilitate opportunities for affordable housing to be delivered across the island.

7.65

Ideally rural exception sites will provide 100 per cent affordable housing. However, it is

recognised that with reduced public subsidy and the need for affordable homes on the

Island there needs to be a pragmatic level of flexibility in order to provide the housing

needed on the Island. Therefore, the principle of allowing a small number of market

homes on rural exception sites is accepted.

7.66

The council does not wish to be prescriptive and set a maximum percentage for market

housing in a rural exceptions policy. Instead it is considered more appropriate that the

number of market homes will be determined by the site-specific circumstances, and any

proposals will need to provide justification for the number of market houses proposed.

This should take the form of a detailed open book financial appraisal, and the cost of

assessing any viability assessment will be borne by the developer.

7.67

Rural exception sites are defined in national planning policy (see NPPF glossary). Key

elements of this definition are that they are small sites used for affordable housing

in perpetuity where sites may not normally be used for housing. The council will

therefore consider sites that do not comply with the spatial approach of the plan.

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7.68

For the purposes of this policy the council considers small sites to be sites with a net

gain of up to 20 dwellings in total (including market housing). In circumstances where

there is a significant local need and lack of supply of affordable housing, this figure

could be increased. Where this is proposed the council strongly advocates the use of its

pre-application advice service, to ensure that all parties are clear about the issues at the

earliest possible point in the process.

7.69

Proposals for rural exception sites will be determined on a case-by-case basis, however

the council will not compromise over the design quality of any proposed rural exception

site, and that it should be appropriate in scale, character and appearance.

7.70

A housing needs survey carried out in 2020, together with any local housing needs

surveys carried out by parish councils, help to develop a good understanding of

current and future parish needs. All affordable housing in rural exception sites will be in

perpetuity, and the council will secure the first and future occupation of the affordable

homes to those who meet the council’s local connection criteria.

7.71

First Homes exception sites replace ‘entry level exception sites’ and a small proportion

of market housing and/or other affordable housing tenures will be permitted to support

viability. The site size threshold from the previous entry level exception sites policy as

set out in national guidance has been removed.

This is a strategic policy and links to the following IPS objectives and key priorities:

• All young people will have the best start in life so that they can fulfil their potential.

• People take responsibility for their own health and wellbeing.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

149

Ensuring the right mix of housing

All proposals for residential development should demonstrate how they provide an

appropriate mix of housing types and tenures that contribute to meeting identified

needs and market demand in line with policy H5.

Development proposals for 10 or more dwellings should aim to deliver the

percentage splits for housing sizes and tenures as set out below, or provide evidence

to justify a different approach:

Tenure

1 bed

2 bed

3 bed

4 bed

Private

35%

40%

20%

Affordable rent

50%

30%

15%

Low cost home ownership

25%

45%

25%

7.72

The recent lack of affordable housing delivery means that provision of a specific focused

mix for affordable units, both for rent and low-cost ownership, is needed in policy so

that the affordable provision planned for with the local plan meets as much of the

highest identified needs as possible. The affordable mixes within the policy are based

on the identified need of the Island housing register from the last five years. Targeting

the groups hit most severely by the recent lack of overall housing delivery, the proposed

policy solution is to drive as much new affordable supply in that direction as possible,

resulting in a reduction in the number of people most in need. The private mix is based

on the HNA and a balance of dwellings is suggested that takes account of the demand

for homes and the changing demographic profile, ensuring the plan policies remain

viable and deliverable.

7.73

Having separate housing mixes for affordable rent, low cost ownership and private

housing set in policy will be a fundamental part of the local plan review process to

ensure that the housing policies in the local plan remain targeted towards planning for

the type of housing where need is the greatest. The affordable housing mixes will be a

significant tool in helping to focus growth in areas of acute need in a restricted housing

delivery market. This will be monitored carefully over the early period of the plan’s

implementation and it is intended that the housing mix policies will be included in the

first five-year plan review milestone.

7.74

The policy approach is designed to ensure that the reality of the local housing

markets is reflected and the risks of creating imbalanced communities and unviable

developments are avoided. The council wants to provide better access to housing and

is particularly aware of the need for one and two bedroom properties for affordable

rents to Island residents to help meet those in most urgent need, while low-cost home

ownership is focused on two and three bed properties providing smaller family housing

for younger households.

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7.75

In applying the identified housing mixes to individual development sites, regard should

also be had to the nature of the development site and character of the area, any up-

to-date evidence of need as well as the existing mix and turnover of properties at the

local level together with details of households currently on the Housing Register in the

local area.

7.76

The housing meeds assessment concludes all dwellings should meet M4(2) standards

accessible and adaptable of the Building Regulations. When considering different

housing types, the council will use the Ministry of Housing, communities and local

government definitions of general housing terms .

This is a strategic policy and links to the following IPS objectives and key priorities:

• All young people will have the best start in life so that they can fulfil their potential.

• People have a place to call home and can live with independence.

• Vulnerable people are supported and protected.

Previously developed land

New housing on previously developed land

The council will support the land use principle of residential led development

schemes on all previously developed (brownfield) sites.

For previously developed land within the settlement boundaries, proposals should:

• make most efficient use of the site taking account of its urban context;

• ensure adequate external amenity space is provided for new dwellings.

For previously developed land outside the settlement boundaries, proposals should:

• seek to meet any locally identified housing need;

• ensure the scale and built form of any redevelopment reflects the scale and built

form of existing buildings on site being replaced;

• where no buildings are present, ensure development does not detract from the

character and setting of the area;

• include appropriate levels of new landscaping

The council will support sites currently on Part 1 of the brownfield register being

brought forward for development in line with this policy.

151

7.77

The council is committed to supporting the principle of residential development on

previously developed land to align with paragraphs 117 and 118 of the NPPF. While such

land can provide a robust supply of dwellings, previously developed sites can also take a

longer period to come forward and attract greater uncertainty, either due to the need for

existing commercial operations to cease through the expiration of lease events, or due to

site specific constraints such as contamination, that may be linked to previous uses.

7.78

While a number of previously developed sites have been allocated for residential

redevelopment in policy H2, how many that will end up delivering dwellings during the

plan period will not yet be known or be available.

7.79

The policy seeks to provide support for the principle of residential development on

such sites that may assist when landowners are considering the future of their property.

Since 2017, in line with legislation the council has prepared and maintained a register of

previously developed land, known as ‘the brownfield register’, that now includes over

70 eligible sites.

7.80

A large number of these sites will fall under the ‘windfall’ allowance included in the

supply of housing across the plan period due to the uncertainty over the timing of

delivery. A number are also likely to deliver a yield of under 10 dwellings.

7.81

Previously developed land exists across the island in both urban and rural locations. In

urban areas, sites should aim to deliver as many dwellings as possible, while maintaining

a quality of design in line with the design policies of the plan and adhering to national

minimum space standards. The provision of amenity space for dwellings will be a key

consideration in the assessment of development on such sites.

7.82

Within rural areas, previously developed land will also be appropriate for residential

development subject to the scale and built form of new dwellings being appropriate

for both the character of the surrounding area and not having a greater impact than

the existing / previous use of the land. Wherever possible, previously developed sites

in rural areas should seek to identify and meet local housing need using up to date and

locally focussed Housing Needs Surveys if they are available.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• All young people will have the best start in life so that they can fulfil their potential.

• Businesses have the confidence to invest.

• People have a place to call home and can live with independence.

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Self and custom build

H10

Self and custom build

The council recognises the many benefits to the Island of self and custom-built

dwellings. To support this method of delivering housing, development proposals

that would result in a net gain of 25 or more dwellings should include at least 5% of

dwelling plots to be available for self and custom building.

These plots should be serviced, and plot sizes should meet a range of requirements.

In order to provide a coherent and flexible design approach, where 10 dwellings

or more are being provided as self and custom build, a design code will be agreed

between the council and developer

7.83

The council considers that self and custom build dwellings can have a positive impact on

the island’s housing supply and economy, by diversifying and speeding up the delivery

of housing and supporting local development industry and related supply chains.

The requirements of this policy will also contribute to the council achieving national

requirements relating to self and custom build dwellings. The policy requirements will

be applied to all proposals that result in a net gain of 25 or more dwellings.

7.84

The council uses the definition given in the Housing and Planning Act 2015 which states

that self-build and custom house building are:

“…the building or completion by - (a) individuals, (b) associations of individuals,

or (c) persons working with or for individuals of houses to be occupied as homes

by those individuals. But it does not include the building of a house on a plot

acquired from a person who builds the house wholly or mainly to plans or

specifications decided or offered by that person”.

7.85

This definition is significant as it underlines the importance of the role that the future

occupier takes. Where a developer delivers speculative units [notwithstanding a

purchaser could make various choices during the construction phase (e.g. kitchen and

bathrooms)] for profit, this is outside the definition. If the future occupier is involved

in the full planning process it is recognisable as within the definition of self or custom

build. The council, as the local planning authority, does not consider that a dwelling

built by developers, or industry professionals, on land that they own (either wholly or

in part) with the stated intent of being for rent, a second home or for holiday use, falls

within the definition given above.

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Services

7.86

The council considers a serviced plot to be a parcel of land with legal access to a public

highway and at least water, foul and surface drainage and electricity supply available at

the plot boundary. Further to this the council recognises the benefits of plots also being

sold with, telecommunications services, and gas (or district heating) where available. It is

anticipated that the cost of servicing a plot will be reflected in the plot value.

7.87

To help delivery the council recognises that the servicing of plots may be carried out

in phases, with key services required for plot sale and construction (water, electricity

and access) being provided before services required for occupation (such as sewerage,

telecommunications and gas). Notwithstanding this, the council’s preferred approach is

for all services to be provided up front.

7.88

Where plots are not proposed to be serviced for sale, applicants should demonstrate

to the council’s satisfaction that legal access and servicing will be possible for potential

plot purchasers, before planning permission is granted.

Plot sizes

7.89

The council will seek a range of plot sizes, to take account of the range of demand and

affordability. This may include, for example, plots suitable for bungalows for people

with limited mobility, smaller plots which provide opportunities for households seeking

lower cost market housing, and larger plots suitable for properties of a scale to cater for

extended families wishing to build together. Plot providers may also choose to consult

with the local community and consider the immediate demand.

7.90

The council will be able to provide information from its self and custom build register

to inform a range of plot sizes. Other sources of information such as the council’s most

recent housing needs assessment, local housing needs surveys and information from

specialist self-build websites can be used.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• A well-educated and skilled community.

• People have a place to call home and can live with independence.

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Planning for Gypsy, traveller and

travelling showpeople provision

H11

Planning for Gypsy, traveller and travelling showpeople provision

The council will allocate sites for transit and permanent pitches for Gypsy or Traveller

use or plots for Travelling Showpeople in a development plan document, based on

assessed needs.

Development proposals for such uses will be supported where they:

a are sustainably located, preferably within or immediately adjacent settlement

boundaries (as shown on the policies map);

b are accessible to shops, schools and health facilities by public transport, on foot or

by cycle and is served or capable of being served by essential utility infrastructure;

c are not subject to physical constraints or other environmental issues that cannot

be mitigated to an acceptable level, or that would impact upon the health, safety

or general wellbeing of residents on the site;

d includes adequate levels of privacy and residential amenity for site occupiers;

e are or can be well integrated using landscaping, boundary treatments and

screening materials which are sympathetic to the character of the area;

f do not accommodate non-residential uses that would cause or result in the

potential for statutory nuisance, by virtue of smell, noise or vibration, when

considering neighbouring business or residents; and

g are limited to those meeting the definition of Gypsies, travellers and travelling

showpeople in the relevant national planning policy.

Applications for five or more pitches will be expected to be accompanied by a site

management plan.

7.91

The council wishes to see homes for the travelling community in sustainable locations

that are appropriate for such a use, and accessible to facilities and services in order to

help support the everyday needs of residents on the site. The above policy establishes

that the council will undertake a further `call for sites` as none have so far come forward,

in order to identify suitable sites for Gypsy, traveller and travelling showpeople. The

council will publish an update to the Gypsy and traveller accommodation assessment

to inform the preparation of the development plan to address any identified needs.

Prior to the document being adopted, the above policy will be used to assess any

applications received.

7.92

The policy is criteria based in order to clearly assess any proposals that may come

forward. The provision of pitches/plots within settlements is appropriate in principle,

as for other forms of housing. Outside of settlement boundaries, proposals may be

appropriate subject to the criteria contained within this policy and other policies within

the IPS.

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7.93

While sites for Gypsies and travellers pitches generally should follow similar locational

criteria to the selection of housing sites for the settled community, there are specific

aspects of Gypsies and travellers cultural traditions and preferences which need specific

consideration, such as the preference for living in a caravan or working from home and

the need to provide space suitable for both sustained periods of settled living while

also facilitating a nomadic lifestyle. These factors need to be borne in mind when

assessing sites.

7.94

The policy seeks to achieve well landscaped sites that provide residents with the

accommodation they need in areas that can be well served by local facilities including

education and health. In the first instance, sites will be expected to be located as close

as possible to such facilities, where an alternative site is more suitable, it is expected that

these facilities can be accessed using the public transport network or on foot. As such,

on-site pedestrian access should be separate to vehicular access to ensure that there

is no conflict between pedestrians and vehicles. Proposals should also provide safe

vehicular access and adequate on-site parking.

7.95

It is important that site residents can enjoy good levels of privacy and residential

amenity and new development should be designed to respect these aspects for both

existing and new occupiers. A key issue to be addressed is the service of the site by

essential utility infrastructure and this should be demonstrated in any application.

7.96

As with other development proposals for residential use, the impact of a specific

proposal on local amenity is a key planning consideration. It is important that new

development proposals make a positive contribution to both their immediate

surroundings and the wider environment. Development proposals must not cause harm

to the area’s nature conservation interests or heritage assets.

7.97

Where a business use is included, evidence should be provided to show that the use will

not have a detrimental impact on neighbouring land uses. Applications for five or more

pitches will be expected to submit a site management plan upon application, detailing

how the site will be managed for the travelling communities.

7.98

It is recognised that there will be a need for private provision as well as public sites. This

policy enables this provision. As with other forms of residential development, where

planning permission is granted, the council may use planning conditions or obligations

to assist in the delivery of good quality development.

7.99

Any application submitted will be determined against the above policy, the development

plan as a whole and any other material considerations. Evidence to demonstrate that the

applicant/proposed resident of the site/pitch/plot meets the definition of Gypsies and

travellers for the purposes of the planning system may be sought.

7.100

Conditions will be used to secure any aspects relating to the policy above where these

are not clear within the application submitted and subsequently approved. For clarity

and transparency, a condition restricting occupancy may be included in all permissions

as well as compliance with a site management plan.

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Draft Island Planning Strategy

Section 8: Economy

8.1

Job creation and economic growth are fundamental to a strong Isle of Wight as it

grows as an island and recovers from the economic impacts of the COVID-19 pandemic.

The right planning policies can contribute to job creation and sustainable economic

growth whilst supporting the objectives in the regeneration strategy. Supporting

and growing our economy sets out the overall direction, and this is supported by a

series of allocations to give certainty and support to the market that land is available to

support job creation. The wider regeneration conversation is not just about job creation,

it is also about flexibility, resilience and ensuring the Isle of Wight has the right skills to

support development growth and the right digital infrastructure, and upskilling the

Island and Future-proofing digital infrastructure embeds the provision of these

elements into the planning process.

8.2

There are a range of other elements that make up a strong and resilient economy, an issue

that has taken on more importance since the COVID-19 pandemic, and there is policy

recognition and support for these. Supporting the rural economy and maintaining

employment sites with water access provide planning approaches for these specialised

areas of our economy. Supporting and improving our town centres addresses the

retail element of our economy and the function it plays, along with supporting the

evening economy. The other key component is tourism, and there is a suite of policies

dedicated to supporting a high quality tourism offer; supporting high quality tourism,

The Bay tourism opportunity area and ‘Ryde tourism opportunity zones.

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Supporting and growing our economy

The council wholeheartedly supports an environment where businesses have the

confidence to invest. It will therefore support the sustainable growth of the Island’s

economy and proposals that deliver jobs via a range of sectors while increasing local

wages, skills and job opportunities.

To contribute to achieving this, the council allocates the following sites (as shown on

the policies map):

1 2.8 hectares at Pan Lane, Newport for class E offices and B2 uses.

2 14.7 hectares at Nicholson Road, Ryde for Class E Offices, B2, B8 and community

uses.

3 1.9 hectares at Somerton Farm, Cowes for Class E Offices, B2 and B8 uses.

4 6.2 hectares at Kingston Marine Park, East Cowes for Class E Offices, B2 and B8

uses.

5 0.7 hectares at Lowtherville, Ventnor for Class E Offices and B8 uses.

6 2.9 hectares at Sandown Airport, Sandown for Class E Offices, B2 and B8 uses.

The council will also support the principle of intensification and/or expansion of

existing employment uses in the following employment opportunity areas (as shown

on the policies map), including improving the range and flexibility of commercial uses

that may be located within them:

1 Golden Hill Industrial Estate, Freshwater.

2 Land at Afton Road, Freshwater.

3 Cowes Industrial Estates, Cowes.

4 College Close Industrial Estate, Sandown

8.3

The aim of the Island Planning Strategy (IPS) is to promote a sustainable, diverse

economic base that delivers skilled jobs to benefit the population. The IPS also aims

to provide the certainty to attract investment and new business while promoting the

upskilling of the Island’s population and a reduction in unemployment. The council

will work with partners including the Solent Local Economic Partnership (SLEP) to

ensure that the right uses, jobs, infrastructure and investment can take place in

the right locations in order to support the economy. Ensuring appropriate levels of

flexibility are available for businesses to be agile in changing markets and respond to

trends underpins much of this section of the plan. As the economy recovers from the

financial impacts of COVID-19, businesses across the commercial spectrum must be fully

supported to ensure jobs are maintained and wherever possible, increased.

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8.4

To do so, the council proposes to allocate over 29 hectares of land for employment uses,

which will support a range of private and public sector employment uses, generate

jobs and wellbeing for the population. The council will support the provision of the

infrastructure required to deliver development, informed through the findings of the

infrastructure delivery plan.

8.5

As well as formal allocations, there are also areas that the council considers have the

potential to intensify existing uses and/ or bring forward more employment creating

opportunities. The council will work with landowners to understand the opportunities

these sites may provide and how they will be realised. The council will also support

the principle of proposals that seek to provide additional flexibility to the range

of commercial uses that could be located within an existing or newly expanded

employment area.

8.6

The council will seek to locate employment development within or adjacent to

the defined settlement boundaries and will where possible prioritise the re-use

of brownfield land. The council will also support sustainable growth of existing

employment sites, including rural sites, the re-use of redundant rural buildings and sites

and well-designed suitably justified new rural employment development subject to the

requirements of the supporting the rural economy policy.

8.7

Following the evidence contained within the ELS, the council will allocate strategic

employment land within the Island Planning Strategy in order to deliver a range of sites

that can meet the needs of the local economy while supporting the regeneration of the

Island’s key towns.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• Businesses have the confidence to invest.

• A well-educated and skilled community.

• The community feels safe and is the Island is resilient.

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Employment allocations

EA1

Employment allocation land to the east of Pan Lane

The east of Pan Lane site is allocated to deliver a range of Class E offices and B2 uses

suitable for a mixed-use scheme. The site is brownfield and extends to an area of

approximately three hectares. Development proposals should:

a provide the internal infrastructure of the site from the Pan Meadows spine road;

b integrate the new employment provision with the existing, to ensure a coherent

provision of employment uses;

c minimise impact on existing properties by ensuring the most compatible uses are

suitably located and to provide appropriate landscape buffering between new

development and existing residential properties;

d retain the southern end of the site to be used to provide the bridleway link (being

delivered through the wider Pan Meadows development) and a suitable buffer

between new development and the new country park;

e maintain the hedgerow along Pan Lane on the western edge of the site.

8.8

The site east of Pan Lane is an allocation that was previously made in the Island Plan

core strategy. Even though it is a small site it plays an important role in contributing to

the wider development of the Pan Meadows area, which includes a significant level of

residential development. The residential and road infrastructure elements of the scheme

are being built out and the allocation of the employment element completes the overall

scheme. The majority of the allocated site is council-owned, with the northern part of

the site under separate ownership and providing existing employment uses.

8.9

While the final type and mix of provision will be determined at the planning application

stage, it is expected that Class E offices and research and development will form the

majority of the provision. The nature of employment uses should be compatible with

being located in a mixed-use area close to residential units, both in terms of the built form

and scale and use. In general, it is expected that small units will be appropriate, potentially

in the form of either individual units or as some form of managed workspace(s).

8.10

The established employment on the north of the site is a garage. The council will

continue to work with the landowner to ensure that the new employment provision on

the rest of the site is integrated to deliver a coherent allocation.

8.11

It is expected that a detailed scheme will be designed avoiding areas of flood risk and

minimising disturbance (both visual and noise) and impact on amenity to existing

properties. This will be achieved by ensuring that the most compatible uses are located

nearer to the existing residential properties. Furthermore, appropriate landscape buffering

between the new development and the existing residential properties will be provided.

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8.12

At the southern edge of the site is the route of an existing bridleway (N40) that will link

with a new footpath that will run along the edge of the Pan Meadows development

and the country park providing access to the river. This area will be safeguarded for

the retention of the bridleway and to provide an appropriate buffer between the

employment site and the country park.

8.13

The site has a well-established hedgerow on its western edge and the council wishes

to see this retained, particularly as it forms the external boundary of the site that fronts

onto a public highway.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

EA2

Employment allocation at Nicholson Road, Ryde

The site is allocated to deliver a mix of Class E offices, B2 and B8 uses, with a variety

of building sizes, along with potential supporting uses that would benefit the local

population, such as health centres or creches. The site is greenfield and extends to an

area of approximately 14.6 hectares. Development proposals should:

a provide access to the site from Nicholson Road and examine the suitability

of a secondary access point onto the existing road network or through wider

infrastructure improvements;

b develop the site in a phased approach, to be agreed through the planning

application process;

c minimise impact on existing properties by ensuring the most compatible uses are

suitably located and to provide appropriate landscape buffering between new

development and existing residential properties;

d maintain the existing rights of way network on the site and examine the possibility

of improving footpath R52a, in line with the rights of way improvement plan;

e retain and utilise existing hedgerows and field boundaries wherever possible,

especially those that form the external boundary of the site;

f avoid both direct and indirect adverse effects upon the integrity of protected

habitats and species and, if necessary, provide appropriate mitigation measures.

8.14

The allocation extends to an area of 14.6 hectares, is under council ownership and

directly adjacent to the existing successful small-scale Ryde Business Park, which houses

small and medium-size units. The land was previously allocated as an employment site

in the Island Plan.

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8.15

The council wishes to build on the success of Ryde Business Park and extend the range

of employment uses while investigating the potential for community facilities with

good links to nearby housing and the highway network. In light of the identified social

deprivation in the area and need for the provision of further employment land, the

council will promote the site via the Regeneration Strategy having secured outline

planning permission (ref: 19/00922/OUT).

8.16

Access to the site, and the main road within it, will be provided by extending Nicholson

Road. Whilst the council does not believe that further improvements to the junction of

Nicholson Road and Great Preston Road are required, further work will be undertaken

to ensure that the junction complies with the relevant safety requirements. Proposals

for the site should investigate whether further highway capacity could be achieved via

alternative accesses to highway network and future infrastructure projects.

8.17

The development will be designed to provide the most efficient use of the land, with

the majority of the employment provision located in the upper sections of the site.

A phased approach to the delivery of the site will help to ensure a steady supply of

employment land and facilities to meet demand from a range of employers.

8.18

It is expected that a detailed scheme will be designed to minimise disturbance (both

visual and noise) and impact on amenity to existing properties and that this will be

achieved by ensuring that the most compatible uses are located nearer to the existing

residential properties. Furthermore, appropriate landscape buffering between the new

development and the existing residential properties will be provided.

8.19

A footpath (R55) runs across the site along its northern edge and a bridleway (R54) along

the length of its western edge. R55 provides east/west access from the urban edge of

Ryde into the wider rights of way network and the countryside beyond. The council

will expect the retention of the footpath, although an amended route incorporated

within the site could be considered. Both R54 and R55 link to R52a, a footpath which

crosses the railway line. The Isle of Wight Rights of Way Improvement Plan has identified

opportunities to improve R52a by implementing safety improvements to the footpath

where it crosses the railway line and the potential to upgrade it to a bridleway to help

create improved links into the Swanmore area. Development proposals will be expected

to examine how the development can positively contribute to achieving these aims.

8.20

The site has a number of strong external and internal hedgerows, particularly the

western and southern external boundaries and the north/ south elements of the

internal field network. The external hedgerows should be retained and improved,

where possible and appropriate, to contribute to the buffering outlined in the policy.

The stronger internal field boundaries should be retained and should be used to inform

the overall layout of the site and the approach to phasing.

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This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• All young people will have the best start in life so that they can fill their potential.

• A well-educated and skilled community.

• Community needs are met by the best public services possible.

EA3

Employment allocation at Somerton Farm, Cowes

The site is allocated to deliver small to medium scale employment uses within the

Class E Offices, B2 and B8 uses. The site is greenfield and an area of approximately 1.9

hectares should be provided for employment uses as part of a joint allocation with

HA022. Development proposals should:

a be designed in conjunction with housing allocation HA022;

b provide a mix of small to medium scale employment uses;

c provide access to the site from Newport Road, either via the existing Somerton

Business Park or a purpose-built site access. Pedestrian connections will also

be required;

d allow space for a multi-use route to allow connection between the Newport to

Cowes cycle route and the employment uses centred around Newport Road;

e complement the existing employment uses to the north, while having regard to the

housing allocation on land to the south and within the control of Somerton Farm;

f integrate the mix of uses with existing, to ensure that the site integrates into

the wider context of the area. Employment uses should be compatible with the

immediate surroundings and not conflict with town centre uses;

g minimise impact on existing and future properties by ensuring the most

compatible uses are suitably located;

h retain existing trees and hedgerows to form landscape buffers and complement

the character of the surrounding area;

i avoid both direct and indirect adverse effects upon the integrity of designated

sites and, if necessary, provide appropriate mitigation measures.

8.21

The site at Somerton Farm is in private ownership and is located immediately south

of the existing Somerton Business Park. The land is greenfield and in agricultural use.

The land is visible from Newport Road and surrounded by a mix of trees and well

established hedgerows. Land further south is the subject of a housing allocation and

the allocations should work together to design a mixed use scheme that responds

to the existing landscape character. Design work may result in the employment land

being spread over different areas of the site rather than being concentrated on the land

immediately south of Somerton Business Park.

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8.22

The site is adjacent to Newport Road and therefore, potential access routes should be

carefully considered. There are three potential options which include the formation

of a new access to the serve the employment site, a shared access to serve both the

employment site and future housing to the south or access via the existing Somerton

Business Park. The wider area includes a range of employment uses and this site would

allow the potential to release land to provide a link between the Newport to Cowes

multi-user route and Newport Road. This is a key project for the council, and if achieved

would provide sustainable transport choices for the many employment sites within

the area. Therefore, development proposals for this employment site and the linked

housing site to the south, should be designed to provide the link.

8.23

Development proposals for this site should complement the existing business uses to

the north while taking account of existing and proposed housing within the area. The

site to the north includes a range of uses and building types and this site should be

designed to build upon providing a variety of uses through buildings that would allow

flexibility for new and evolving businesses. Buildings should be designed to provide

a transition between employment and housing uses and to take account of potential

impacts to existing and proposed housing.

8.24

The site is not the subject of ecological designations. However, the River Medina is

located to the east and is the subject of a range of international, national and local

designations. Given the undeveloped nature of the site, its proximity to designated

sites and the trees and hedgerows that surround it, development proposals should

demonstrate that potential impacts have been fully considered, along with the need

for mitigation. Development proposals should where possible retain existing trees and

hedgerows and where demonstrated to not be possible, provide mitigation.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

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EA4

Employment allocation at Kingston, East Cowes

The site at Kingston benefits from planning permission for a marine business park

comprising class E, B2 and B8 uses. The site is council owned and extends to an area

of 6.2 hectares development proposals should:

a provide suitable access from Saunders Way;

b develop the site in a phased approach;

c provide a range of use types and building sizes to promote small, medium and large

scale employment uses, allowing flexibility for potential expansion of businesses;

d minimise impacts on existing uses and surrounding landscape through the use of

landscape buffers and planting and suitably locating compatible uses;

e retain existing hedgerows that form the boundaries of the site that contribute to

screening the development and protect biodiversity;

f avoid both direct and indirect adverse effects upon the integrity of designated

sites and, if necessary, provide appropriate mitigation measures.

8.25

The site at Kingston is council owned and extends to a site area of 6.2 hectares of land

east of the River Medina. The site benefits from planning permission that allows for a

mix of office, research and development, light industrial, industrial and storage and

distribution uses. The site would be suitable for large scale employment buildings, given

links to existing industrial employment uses within East Cowes. While appropriate for

large scale buildings, proposals should demonstrate a reduction of impacts through

high quality design and landscaping.

8.26

Proposals should demonstrate a flexible approach to employment provision through

providing a range of building types and sizes, to allow small, medium and large scale

employers to occupy the site and potentially forge complementary uses. Buildings

should be designed to allow potential for expansion. The site is well located for all

employment uses; however, proposals should demonstrate avoidance of areas of

flood risk and how impacts on nearby residential developments have been considered

and include locating the most compatible uses within the eastern section of the site.

Development proposals should also incorporate landscaping and screening in order to

reduce the impact of large-scale buildings while retaining existing hedgerows. Access to

the river should be maintained.

8.27

The site is located adjacent to the Solent and Southampton Water Special Protection

Area (SPA)/ Ramsar site and the Maritime Special Area of Conservation (SAC). It is also

adjacent the Medina Estuary Site of Special Scientific Interest (SSSI). Therefore, proposals

should demonstrate that impacts on designated site and species have been taken into

account, outlining impacts and mitigation.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

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EA5

Employment allocation at Lowtherville, Ventnor

The site at Lowtherville is allocated to deliver employment within the class E, B2 and

B8 uses. Other job generating uses may also be appropriate. The site is brownfield

and extends to an area of approximately 0.7 hectares, and redevelopment would

require demolition of existing buildings, site clearance and re-profiling of levels.

Development proposals should:

a provide access to the site from Lowtherville Road with improvements to onsite

access arrangements and may require off-site improvements. Pedestrian

connections will also be required;

b integrate the mix of uses with existing, to ensure that the site integrates into

the wider context of the area. Employment uses should be compatible with the

immediate surroundings and not conflict with town centre uses;

c minimise impact on existing properties by ensuring the most compatible uses are

suitably located and to provide appropriate landscape buffering between new

development and existing residential properties;

d undertake an assessment of previous uses and potential contaminated land and

implement a full remediation strategy that is compliant with the relevant non-

planning consenting regimes;

e avoid indirect adverse effects upon the integrity of designated sites and, if

necessary, provide appropriate mitigation measures.

8.28

In the IPS, Ventnor is classified as a secondary settlement, and it is therefore important

that employment land can be provided in order to provide local residents with access

to jobs. However, the town is located within a geographically constrained area and

therefore, the use of existing employment sites will be important over the plan period.

8.29

The site at Lowtherville is council owned and extents to a site area of 0.7 hectares.

The site is brownfield and occupied by a range of employment uses around areas

of open space and woodland. Existing buildings are dated, and the site is in need of

regeneration. The site is adjacent to existing housing and schools.

8.30

Given its current land use, the site lends itself to development comprising small scale

business units and other low impact employment uses. The site slopes from north to

south and therefore, proposals should take account of changes in land levels.

8.31

Access to the site could be gained via Lowtherville Road to the east and St Margaret’s

Glade to the northwest. However, both roads pass through residential areas and

therefore development proposals should consider ways of minimising traffic impacts

on amenity and road safety. The junction of Lowtherville Road and Newport Road

lacks visibility and therefore, development proposals should consider potential

improvements to the junction.

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8.32

Because the site is surrounded by existing housing and close to schools, the proposed

employment uses should be carefully located in order to provide suitable buffers,

reduce impacts and ensure that uses with greater impacts are situated away from

receptors.

8.33

Due to existing and previous uses, redevelopment proposals should demonstrate that

potential sources of contamination have been considered and if necessary, mitigated.

8.34

The site is elevated and benefits from screening offered by existing trees and tree-lined

hedgerows. Development proposals should where possible retain existing trees and

hedgerows and where demonstrated to not be possible, provide mitigation.

8.35

The site is not the subject of ecology designations; however, the down land to the

north and east is designated as a SAC and SSSI. Therefore, development proposals

should demonstrate that potential indirect impacts on designated sites have

been considered. Moreover, due to the existing open areas of grassland, trees and

hedgerows, development proposals should be supported by ecological information to

investigate potential protected species on site and provide mitigation and biodiversity

enhancements where necessary.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

EA6

Employment allocation at Sandown Airport, Sandown

The site at Sandown Airport benefits from existing links to the current uses at the

site, which include general industrial and the airport use. The site would be suitable

for Class E Offices and B2 uses, potentially through the use of large scale hanger style

buildings. Due to access issues, storage and distribution uses should be avoided. The

site is part greenfield and part brownfield and extends to an area of 2.99 hectares.

Development proposals should:

a provide suitable access from the principal highway;

b provide improved pedestrian connectivity to the east;

c develop the site in a phased approach;

d minimise impacts on existing uses and surrounding landscape through the use of

landscape buffers and planting and suitably locating compatible uses;

e retain existing hedgerows that form the boundaries of the site to screen the

development and protect biodiversity;

f ensure that the proposed development would not compromise the future use and

potential expansion of the airport;

g avoid both direct and indirect adverse effects upon the integrity of designated

sites and, if necessary, provide appropriate mitigation measures.

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8.36

The site at Sandown Airport extends to a site area of 2.99 hectares. The site is currently

undeveloped farmland, located between the existing airport, the employment uses

that surround it and Newport Road. The site is surrounded by hedgerows but due to

topography, visible from surrounding landscape and Newport Road.

8.37

The council is aware that the current vehicle access to the site lacks visibility at its

junction with Newport Road, thus constraining operational capacity. Therefore,

proposals should include a fully compliant means of access to serve the site,

investigating the potential for a wholly new means of access or improvement of existing

routes. In addition, a new pedestrian link to connect with existing pavements to the east

should be provided as part of development proposals.

8.38

Given its proximity to the airport and existing employment uses, the site lends itself

to large employment units, set within well landscaped grounds. Due to the visibility of

the site, appropriate landscape buffering should be provided, and buildings should be

set back from the highway. The site is surrounded by existing established hedgerows

and various trees that contribute to landscape character and therefore, these should be

retained.

8.39

The site area is large and therefore, proposals should set out a phased approach to

development in order to minimise landscape and visual impacts.

8.40

Proposals should be designed to take account of existing uses in order to minimise

potential impacts. Moreover, proposals should demonstrate that the development

would not compromise the continued operation or potential for expansion of the

airport.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

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Sustainable economic development

Sustainable economic development that will generate, maintain, grow and attract

business will be pro-actively supported, especially where it provides jobs in

technology, composites, engineering, the marine sectors (including research and

development) and horticulture (particularly within the Arreton Valley).

Proposals for economic development will be supported where they:

a deliver the strategic employment allocations;

b allow for the intensification and/ or expansion of existing industrial estates or

employment sites;

c result in the re-use of previously developed land and/ or buildings.

To deliver economic development, support will be given to a range of employment

development types from small and medium enterprises to larger organisations,

through the promotion of flexible starter units, larger scale developments and mixed

use development where the uses are compatible and would aid the viability of the

development.

The loss of employment land and uses will be resisted where the site:

a is of 0.1 hectares of above, where those sites assist in sustaining the local economy

or where a flexible mix uses would not maintain the viability of the sites;

b provides available water access for employment uses.

The council may support the loss of some employment sites for non-employment or

mixed uses, where redevelopment would assist in the regeneration of an area and the

loss of employment land would not compromise the local economy.

8.41

The need to protect existing viable employment sites is an important issue for the

Island’s economy. In recent years, there has a been a loss of traditional employment uses

on sites throughout the Island as a result of conversion of premises to higher value uses

such as retail, trade counters etc. This has led to the loss of employment units, raised

land values and placed increased pressure for speculative development away from

employment hubs. Therefore, unless a suitable justification has been demonstrated, the

council will seek to retain existing employment sites above a site area of 0.1 hectares.

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8.42

Prior to accepting the change of use of employment sites, the council will require

developers to demonstrate that a site is no longer viable for employment use or that it

is unlikely to be used or redeveloped for employment purposes. The council will require

a justification to set out why a site is no longer required, including the demonstration

of marketing for a period of at least 12 months, a viability appraisal and why the site

could not be promoted for a range of uses that would retain the majority of the land for

employment uses. For the purposes of the justification, rental values and development

costs should reflect the local market and be provided by a suitably qualified surveyor or

viability consultant. In line with the development viability policy of the Island Planning

Strategy, the council will publish this information and expect developers to meet the

council’s full costs for evaluating the open book viability assessment. The justification

should include the following information:

• The layout of the site, existing uses and occupancy rates, including length of any

periods of vacancy.

• The current level of accessibility to the site.

• The quality of existing buildings and infrastructure together with details of recent

upkeep and efforts to market the site including means of attracting different

employment uses.

• Options for re-use that include refurbishment, sub-division and redevelopment.

• An assessment of costs for refurbishment or redevelopment for employment uses.

• The manner that a non-employment use of the site would impact on the viability of

other uses within the vicinity of the site

8.43

Where justified and in accordance with the other policies within the IPS, the council will

support mixed-use development of employment land, through the provision of options

such as work/live units or a mix of employment and non-employment uses. In addition,

there are examples of employment uses located within town centre or residential

areas, where sustainable redevelopment of sites would result in wider regeneration

benefits, through releasing land and neighbouring land for additional housing and/ or

infrastructure. In such circumstances, the council will support the loss of employment

land where it would not outweigh the regeneration benefits for the site. In such

circumstances, proposals should consider whether a mix of low impact employment

uses could be incorporated with housing in order to provide a sustainable form of

development.

8.44

Where the development of employment land is provided as part of a mixed use

scheme, the sites will be phased to ensure that the overall strategy for economic led

regeneration will be achieved and where this includes town centre locations this will be

promoted where this makes a positive contribution to the character of the town, and

does not reduce the provision of retail floorspace.

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8.45

The council will consider proposals for employment land that includes an element of

enabling development. This is in recognition of the history of delivery of economic

development on the Island and is considered an appropriate mechanism to enable

employment land to be delivered. The provision of enabling development would not

necessarily be required on the site of the employment and an open-book viability

assessment would need to be undertaken by the developer to demonstrate why enabling

development is required and to justify the level of enabling development proposed.

This is a strategic policy and links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

Upskilling the Island

The council will support development proposals that:

a improve workforce skills and employability;

b promote and support skills and employment in existing employment clusters,

especially within the construction, digital, high tech, renewable and marine sectors.

An employment and skills plan will be required for the construction stage where

development proposals would result in a net gain of 25 or more dwellings or 1,000m2

or more of non-residential floor space.

8.46

Enhancing the ability of Island residents to access jobs and training on the Island will

promote better economic performance, reduce social exclusion, poverty and reliance

on benefits, improve health and reduce longer distance in-commuting.

8.47

An employment and skills plan (ESP) can provide an opportunity for young people and

adults to up-skill through Apprenticeships, become work ready through traineeships

and provide work experience opportunities for schools and college age young people

through work placements and site visits.

8.48

ESPs also provide opportunities for contractors to be involved in providing young

people and adults with relevant industry careers guidance and help them to consider

the wide range of opportunities in the construction sector. They also carry the wider

benefit of driving economic growth by providing jobs to local residents in need of more

permanent employment. They also provide a platform to up-skill existing members of the

construction workforce be they employees of the contractor or subcontracted employees.

8.49

This planning policy approach will be complemented by similar approaches in other

areas, such as procurement.

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8.50

An ESP will be required for the construction phase when development proposals would

result in a net gain of 25 or more dwellings or 1,000m2 or more of non-residential floor

space. The measurement for non-residential floor space will be based on the gross

external area of the development and will also incorporate land used for car parking.

8.51

The expectation is that the ESP will relate to the construction phase of the development.

However, it is recognised that some developments may have scope for generating

employment opportunities after the build is complete include retail, leisure and office

developments, and once the requirement for an ESP has been established, the council

will work with applicants to agree the bespoke scope of the ESP for each development.

8.52

The council will monitor the number of ESPs being created to understand whether they

are coming forward in sufficient numbers. The Island Futures team will be responsible

for facilitating the ESPs and importantly monitoring them to ensure all the measures

and requirements are implemented. If monitoring indicates that the ESP is not being

implemented in accordance with the planning permission and/or legal agreement, the

council will consider appropriate enforcement action.

This policy links to the following IPS objectives and key priorities:

• Businesses have the confidence to invest.

• A well-educated and skilled community.

• All young people will have the best start in life so that they can fulfil their potential.

173

Supporting the rural economy

To ensure a strong rural economy the council will support economic uses in the rural

area where proposals are for:

a farm growth, particularly in the food production sector;

b farm diversification, where farming remains the principle land use;

c the intensification/ expansion of existing rural industrial estates or employment sites;

d the conversion of existing redundant permanent buildings to employment uses

where this expansion/ change of use would not impact on the rural character of

the area; or

e a new small-scale building or extension of an appropriate scale and design for

a rural area which is located next to an existing settlement or employment site.

Evidence supporting the scale of development will be required;

f the reuse of historic redundant farm buildings, which are no longer suitable for

modern day farm practises, for agricultural workers dwellings where evidence is

provided to demonstrate that there is a need/ requirement for such a dwelling on

site and that any features of architectural or historic interest are conserved;

g sustainable rural tourism and leisure activities which do not impact on the

character of the countryside;

Developments should consider the impact on local roads including the type of

traffic generated, the appropriateness of the local highway network and any impact

on their character. Proposals should consider how development can contribute to

sustainable transport.

Any conversion of existing historic farm buildings to agricultural workers

accommodation must be of a size and scale which would remain affordable/ low cost

and appropriate for someone working in agriculture.

The council will resist development on best quality agricultural land, unless it is required

for the purposes of working the land itself and cannot be provided elsewhere.

8.53

The importance of the rural economy to the Island’s identity is widely recognised, and

through its planning policies the council wants to support a prosperous rural economy.

By providing more explicit support for the growth of rural enterprise it can become

more sustainable and viable for rural business to expand and for farm workers to live

closer to the areas in which they work.

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8.54

Evidence demonstrates that 85.5 per cent (Inter Departmental Business Register, ONS)

of jobs in industry across the Island are classified as micro enterprise (Micro is defined

as nought to nine employees). There is an acknowledgement that with advances in

communications technology small business operators do not need to travel to existing

Island centres to run their businesses, while shifting working patterns as an outcome of

the Covid-19 pandemic have also reduced the frequency of face to face meetings. As a

result, the council considers that in some circumstances it would be more sustainable

for people to work closer to where they live.

8.55

The council acknowledges that across the Island there are some farms which contain

historic stone farm buildings, which are under used or empty because they are not

suitable for modern farming practises. These buildings can be better utilised by being

converted to housing which is more affordable to agricultural workers or bases for rural

business that need to be located in the countryside. Developments of this nature would

also preserve these types of buildings, which are important to the history of farming

and the countryside but are often lost or poorly maintained as they do not provide any

economic gain.

8.56

The council wish to support the re-use of existing buildings, or sensitively designed new

buildings, for employment, providing that proposals are of an appropriate scale and

design for the character of the rural location. Proposals for the conversion of existing

buildings will need to be supported by ecology studies, which identify that there

would be no impact on any protected species such as bats, which may be roosting in

the buildings.

8.57

Consideration should be given to the accessibility of any proposed new employment

sites by sustainable modes of transport and therefore where possible development

should be located adjacent to existing rural industrial estates or employment sites.

8.58

The council acknowledge that in some circumstances the location of a site would be

essential to the nature of the use/operations proposed, which would limit the ability to

utilise existing sites or buildings. In these instances, proposals should be supported with

evidence to demonstrate a functional need to be located on a specific site, that they

would contribute to the growth of the rural economy and are of an appropriate scale for

the requirements of the operation. Ownership in isolation will not been considered as a

reasonable justification as to why a site is acceptable or an alternative more sustainable

site is not.

8.59

The council recognises the strong potential for growth in the farming and food

production sectors and will support proposals for expansion within the agricultural

industry. It is also recognised that for many years, farm holdings have been diversifying

with uses such as farm shops, cafes, visitor attractions and tourism accommodation.

This has helped to support many agricultural businesses. It is essential that for schemes

for farm diversification that agriculture remains the primary land use on site and any

changes would not impact on the ability of this function. Equestrian development

would be considered under this policy.

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8.60

It will be expected that proposals which seek to diversify the farming enterprise should

where possible prioritise the re-use of existing buildings. In instances where new

buildings can be justified, they should relate well to the existing buildings on the farm,

and designed, laid out and of a scale that respects the character of the farm and the

surrounding landscape, especially when located within the AONB.

8.61

The council will not support schemes to convert ‘at cost’ barns or more modern structures

which do not add to the rural or historic character of the area, other than in exceptional

circumstances where there would be a significant benefit to the rural economy.

8.62

Applications for dwellings which would be over and above the requirement of an

agricultural worker or extensions which would increase the value of the property over

that which would be attainable by an agricultural worker will not be supported.

8.63

If applications for agricultural workers dwellings are supported they will include

conditions resisting occupation of the dwelling not for this purpose and remove

permitted development rights to extend and alter the building, both to ensure the size

of the unit remains appropriate and to protect the character of the building itself and

the wider rural area.

This policy links to the following IPS objectives and key priorities:

• Outstanding digital and transport connectivity.

• Businesses have the confidence to invest.

• A well-educated and skilled community.

Maintaining employment sites with water access

The council has identified a tidal access cut-off point on the River Medina (as shown

on the policies map). This will be used in the determination of development proposals

with waterfront access, as follows:

To the north of this line;

a loss of existing employment sites will in principle be resisted and will require

evidence to support the loss of such a site to other uses. Such evidence should

include demonstration of no net loss of employment use;

b proposals for new employment sites requiring waterfront access will in principle

be supported.

To the south of this line

c proposals that are compatible with the zones identified in the Solent Waterfront

Strategy will be supported in principle;

d all other proposals will need to demonstrate how they would access the water

without unacceptable impacts on either the environment or other estuary users.

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8.64

There are a number of navigable rivers on the Island that provide some level of marine-

related employment. The River Medina is the main navigable river on the Island, and

with its 6.8km long tidal limited navigable channel, provides the main potential to meet

any existing and future demand for waterfront access from employment uses.

8.65

Being an island, such waterfront sites are critical in terms of both employment provision

and transportation infrastructure, mainly relating to the import/export of goods and

materials. It is an important issue to the Island’s economic functionality whether there is

the need and then the opportunity to retain existing marine and other industry-related

employment requiring such sites, to facilitate the potential for growth and the location

of new businesses.

8.66

The marine and maritime sector can include, but not be limited to, activities associated

with component manufacturing, ports, defence, leisure, ship and boat building and

research across a product or service cycle. There is a significant level of activity relating

to small boat/leisure craft maintenance and other related services such as brokerage

and chandlery.

8.67

The sector is changing rapidly with technological advancements opening up new

business lines and markets, as testified by the growth in marine technology and the

offshore renewable energy sector. There is also growth in the recreational boat (and

water-based recreation) sector, which is of primary importance to the Island.

8.68

The Solent Local Enterprise report states the provision of suitable land, accommodation

and business support systems within locations have long been recognised as a driver

of competitive economic advantage. This is seen in the Solent area, which has a high

representation of marine and maritime businesses co-locating, some of which are

highly specialised and of international renown. Many of these businesses are interlinked

through the business supply chain, with smaller firms providing specific products and

services supporting larger ones.

8.69

To ensure that a clear and consistent approach is taken in applying this policy, the

council is using the following definitions.

Table 8.1 - Definitions

Term

Definition

Employment uses

Uses that provide any kind of employment opportunities

(excluding retail uses).

Employment sites

Sites that currently or previously have sustained employment

uses and has not changed its use under the Use Class Order.

Water access

Any length of the estuary waterfront that provides an access

point for a specific use or uses, which requires some form of

formal on-going management and maintenance

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8.70

The assessment of whether a site has water access in all states of tide (and thus the

tidal access cut off point) has been made through the council’s Employment Sites with

Waterfront Access Project (2013). It has been based on whether the site maintains water

access (i.e. there is no intertidal area between the site and the River Medina) rather than

any structures that project from it into the water (such as a pontoon).

8.71

It is important to note that while sites have been identified as accessible through the

project, the owners/operators may consider that for the purposes of their operation the

site is not accessible by water at all states of tide.

8.72

Evidence to support the loss of an employment site with water access to an alternative

use should include market testing for the demand for such sites by the marine and

maritime sectors and a sequential demonstration for the most appropriate site of the

proposed use, based upon the waterfront sites register (as set out in the Maritime

Future: Solent Waterfront Sites Final Report), updated with relevant information from

the commercial property market.

8.73

The report developed a vision for the area to guide new investments and development

opportunities. The aim of the document was to attract new investment to provide the

opportunities, facilities and attractions that both local people and visitors could enjoy.

Investment would enable the growth of local businesses and the attraction of new

businesses.

8.74

The strategy also identified five zones associated with the Medina Estuary and went

on to describe the zones and highlight their key opportunities. The work (2013

employment sites with waterfront access) carried out by the council verifies the

zones identified in this strategy as still being relevant and applicable. Thus, where a

development proposal is made that is compatible with the zones identified in the

Cowes waterfront strategy, they will be supported in principle.

8.75

The Medina Valley has a number of interests that will need careful consideration

by development proposals, where relevant, including potential impacts upon sites

designated for nature conservation and the Harbour Authorities and the Marine

Maritime Organisation where the physical scope of any proposal crosses into their

jurisdiction.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• A well-educated and skilled community.

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Future-proofing digital infrastructure

Enhancing digital connectivity is a key priority for the council, helping to make

the Island’s economy more competitive, attracting a greater range of businesses,

facilitating modern work practices and reducing the need to travel.

The council will expect development proposals to:

a achieve greater digital connectivity than set out in the relevant Building

Regulations;

b ensure that sufficient ducting space for future digital connectivity infrastructure is

provided and, where appropriate, explore infrastructure sharing;

c demonstrate how digital infrastructure requirements are taken into account when

phasing the development;

d meet requirements for mobile connectivity within the development and take

appropriate mitigation measures to avoid reducing mobile connectivity in

surrounding areas;

e support the effective use of the public realm (such as street furniture and litter

bins) to accommodate well-designed and located mobile digital infrastructure.

8.76

The council wishes to see speeds of up to 1GB available across the Island, which

is significantly higher than the basic standard of 30Mbps being sought by the

government. The council recognises the benefits of having the best possible digital

infrastructure in place, not least as working patterns change as a result of the pandemic.

It can positively impact on peoples live/work behaviours; create the right conditions to

facilitate growth and make public services more accessible to more people.

8.77

By ensuring that the best possible infrastructure is in place people and businesses

will have choices around technologies and providers. It can also open a wide range of

possibilities including education provision, health care, energy management, digital

entrepreneurial ship and a positive impact of the retention and attraction of certain age

groups on the Island.

8.78

It is recognised that not all areas currently benefit from the infrastructure to support

speeds of up to 1GB. However, a current lack of infrastructure should not prevent the

installation of technologies, either as part of the provider’s infrastructure roll-out, or

from the terminal chamber to the access point on the host property. To achieve the best

possible speeds the council will expect the installation of full fibre networks, rather than

copper-based networks.

8.79

The policy requirements will be applied to all development proposals for residential,

employment and retail uses. It is also recognised that due to the potential impacts on

the historic fabric of providing appropriate access points etc, proposals relating to listed

buildings may need to be considered on their merits.

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8.80

Consideration must be given to the likely timing of infrastructure provision. As such,

development may need to be phased either spatially or in time to ensure the provision

of infrastructure in a timely manner. Conditions or a planning obligation may be used to

secure this phasing arrangement.

8.81

The council will monitor the number of permissions granted where digital infrastructure

provision will be required. It is expected that the providers monitor digital infrastructure

coverage and speeds and the council may request this information, if required, when

considering the effectiveness of this policy.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• Businesses have the confidence to invest.

• A well-educated and skilled community.

• Community needs are met by the best public services possible.

• People have a place to call home and can live with independence.

180

Supporting and improving our town centres

The council will actively encourage and support proposals for commercial uses (class

E) that can contribute to the diversity, choice, vitality and viability of town centres

across the island. Varying the range of businesses located in town centres, adding

flexibility for premises to provide a varied commercial offer and increasing footfall are

all essential to help support our town centres and aid economic recovery.

Proposals for new retail development are expected to be located within town centre

boundaries (as shown on the policies map). For Newport town centre, new retail

development is expected to be located in the primary shopping area (as shown on

the policies map) and the re-use of existing buildings is encouraged.

Applications within the Newport and Ryde heritage action zones (HAZ) will be

expected to adhere to any design guides or other appropriate documents prepared

as part of the respective HAZ projects.

Applications to bring upper storeys of buildings into use, particularly for residential

uses, will be supported, provided they would not adversely impact on the viability of

the ground floor use.

Any applications which result in the loss of traditional shop fronts or remove display

windows will be resisted, where the feature is important to the character of the area.

Applications for farm shops or small scale ‘convenience’ stores which assist in making

settlements more sustainable will not be subject to the sequential approach.

Any proposal for new retail development which falls outside of the identified primary

shopping area in Newport or town centre boundaries elsewhere will be assessed on

a sequential basis as outlined in national policy. Such applications, including those for

changes of use and variations of condition to remove or amend restriction on how

units operate in practice, must be submitted with a retail impact assessment based

on the following local floorspace thresholds:

•

750 sqm gross for Newport;

•

500 sqm gross for Ryde and Cowes; and

•

350 sqm gross for Sandown, Shanklin, Ventnor, Freshwater and East Cowes.

Any applications for out of town retail and commercial developments must also

clearly demonstrate how they contribute to enhancing links to the existing centres

and improving the quality of the public realm within them, to encourage linked trips

and ensure that trade is not diverted from these areas.

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8.82

Town centres are recognised as being at the heart of communities, a role that is even

more important as the island recovers from the economic impacts of the COVID-19

pandemic, and the council wants to promote new retail and commercial development

in the right locations that does not prejudice the vitality and viability of our existing

town centres. In line with the NPPF, new retail development is expected to be located

within the town centre boundaries, and the primary shopping area in Newport.

8.83

The council has defined a network and hierarchy of centres across the Island, as shown

in the table below:

Table 8.2 - Main retail town centres of the Island

Main town centres

Newport

Ryde

Cowes

Sandown

Shanklin

Freshwater

Local centres

Ventnor

East Cowes

Arreton

Bembridge

Brading

Brighstone

Godshill

Niton

Village centres

Rookley

St Helens

Wootton

Wroxall

Yarmouth

8.84

These centres play differing roles in the Island retail market and the council wish to

build on the existing individuality of centres and extend the ‘dwell time’ and spend of

visitors/residents visiting the town and in turn the vitality and viability of the centre. The

council will support a range of commercial uses within all of the centres that help to

bring people into the areas. It is noted that of the ‘main town centres’ Newport contains

a higher number of national retailers of general goods/ clothes and bulky goods, while

Cowes, although containing national retailers is more focused around sailing, specialist

retail and leisure. Ryde contains more independent retailers and Sandown, Shanklin and

Ventnor reflect the tourism market.

8.85

By acknowledging the differences between the centres, as outlined above, they do

not compete with each other and can therefore be successful in their own offer. It

is important to understand the strengths of a centre to ensure that development

complements and enhances its specific role in the community it serves. The Retail

Study Update 2021 includes town centre health checks, which should be given due

consideration when looking at new development within them.

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8.86

There is some limited demand from national retail operators seeking a further presence

in Newport (six in total), Ryde (eight in total) and Cowes (one in total) (Isle of Wight retail

study update, April 2021 combined report and appendices), while the policy also seeks

to encourage smaller scale retailers and commercial uses back into the town centres

through the re-use of existing buildings, providing wider customer choice.

8.87

The council are not currently proposing to allocate land for the purpose of retail

given the relatively low floorspace needs across the retailer demands outlined above.

However, the council would support applications which demonstrate that they are

sequentially preferable and would allow for the expansion of the retail offer, without

impacting on the town centre(s). Where they require planning permission, consideration

will be given to changes of use in existing centres to provide greater diversity and help

extend the economic activity.

8.88

To enhance the town centre offer the council will support applications for schemes

that would enhance the appearance of existing buildings within the centre, with

consideration being given to an increase in soft landscaping and a removal of large

areas of ground level car parking.

8.89

Newport and Ryde were both successful in bidding to become high street heritage

action zones in 2019 and project work commenced in April 2020. The majority of

funding comes from Historic England, with match funding from the Isle of Wight

Council’s regeneration budget, section 106 contributions, Ryde Town Council and

Newport and Carisbrooke Community Council. The HAZ programmes are delivered by a

partnership between each community council (as lead partner) the Isle of Wight Council

and Historic England.

8.90

The HAZs aim to restore key buildings and traditional shopfronts, improve public

spaces and bring unused parts of buildings back into use as homes, workplaces and

community spaces. The work will help our high streets recover and evolve, with one eye

on the past and one on the future.

8.91

The two HAZs have jointly commissioned a commercial frontages design guide,

which will help property owners, shopkeepers and planners ensure that the quality

of shopfronts in the towns will improve and be maintained at a high standard. This

work is expected to conclude in early Summer 2021. Ryde High Street has seen the

pedestrianisation extended and work is underway in both towns to codesign public

realm schemes with the local community. Case studies on key buildings in each town

have been undertaken and these will lead to a programme of works, including some

grant-funded physical improvements. Proposals within the HAZ areas will be expected

to take account of this work and the documents produced as part of those projects.

8.92

The council will welcome bold proposals, such as the demolition and regeneration of

sites such as the multi-storey car park on South Street, Newport, which would allow for

a more legible pedestrian flow and public realm enhancements. The council will work in

partnership with other organisations in order to deliver improvements.

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8.93

Any applications for main town centre uses that are outside of town centre boundaries

and the primary shopping area in Newport will need to be supported by a sequential

assessment (in line with national policy) and impact assessments (in line with the

thresholds outline in policy E7). If an application would result in a negative/ adverse

impact on the viability or vitality of a town centre it will be refused.

8.94

An edge of centre site for the purposes of this policy is considered to be one which is

well connected and up to 300 metres of the primary shopping area and town centre

boundaries. An out of centre site is considered to be one which is not in or on the edge

of a centre, but not necessarily outside the urban area.

8.95

If proposals are submitted for out of centre retail developments the council will expect

to receive supporting information that explicitly demonstrates how they will encourage

and facilitate linked trips to the nearest town centre, and provide a contribution towards

public realm enhancements in the town.

8.96

In considering whether something would have an adverse impact consideration should

be given to the Town Centre Health Checks and the trading information contained

within the Retail Study Update 2021.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

Supporting the evening economy

The council will support development proposals that seek to increase the footfall

into the town, local and village centres in the evenings. All proposals that lead to

an increase in the evening economy will need to demonstrate how public safety,

disturbance and antisocial behaviour have been considered.

8.97

The council wishes to improve the evening offer in the various centres across the

Island. This will support their ongoing vitality and viability, by diversifying the offer and

encouraging people to visit town, local and village centres at different times of day and

for different reasons.

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8.98

The council has sought to improve the viability and vitality of smaller centres by

removing ‘retail only frontages’ to allow for a mix of uses in town centres, extending the

potential activities times and improving vitality.

8.99

Together with this change the council will support schemes which seek to increase the

footfall into the centres in the evenings (between 5 and 8pm).

8.100

It is recognised that the benefits of a functioning evening economy can only be realised

when the management of it is coherent across a number of consenting regimes.

Critical to the success of this approach will be to ensure that the evening offer is one

where people are safe, welcomed and measures to minimise and manage antisocial

behaviours have been implemented. The quality of the public realm will also play a

fundamental role in achieving this.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and is the Island is resilient.

Supporting high quality tourism

The council will support sustainable growth in viable, high quality tourism, and

proposals should demonstrate how they:

a utilise the unique characteristics of the historic and natural environments, without

compromising their integrity;

b develop green and new niche tourism products;

c increase the quality of existing tourism destinations and accommodation across

the Island; and

d maintain a mix of tourism accommodation that offers a range of styles; and

e contribute to creating an all year round tourism offer, which takes full account of

seasonal significant impacts on European protected sites and species;

f where relevant, make use of current or former tourism sites.

Within the core tourist accommodation areas, as shown on the policies map, the

council will resist the loss of tourist accommodation.

Proposals for the removal of restrictive conditions relating to tourism accommodation

will be resisted and will only be permitted in exceptional circumstances.

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8.101

The council wishes to see the Island be a leading UK visitor destination, and to achieve

this it will be important to have the right planning policies in place. By doing so the

Island will benefit from improved economic prosperity by increasing the proportion

of high end/ high value visitors to the Island over the whole year. This will require an

increase in the overall quality of the tourism offer in terms of accommodation, eating

out opportunities, events, attractions and related leisure activities.

8.102

The Island caters for a wide range of different visitor markets and therefore it is

important that a diverse range of types and quality of accommodation, attractions and

facilities can be provided to satisfy the range of market demands and maintain its place

as a popular UK visitor destination.

8.103

Within the core tourist accommodation areas, the council will resist the loss of tourist

accommodation as the areas are in prime locations. By clearly setting out this approach

the council is seeking to prevent the speculative purchasing of tourist accommodation

stock and attempts to redevelop for residential purposes.

8.104

The tourism sector has evolved in recent years and customer’s expectations for

accommodation have increased with a change towards more flexible tourism

accommodation products such as ‘Airbnb.’ It is therefore accepted that the retention of

traditional tourist accommodation and destinations, however desirable, may not always

be possible. The Island does contain examples of poor quality hotel stock and other

forms of accommodation and these products can harm the tourism economy through

deterring repeat visits and degrading the appearance of the Island. Poorly located

tourism accommodation is unlikely to be able to generate suitable levels of demand to

maintain a sustainable business.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

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The Bay tourism opportunity area

E10

The Bay tourism opportunity area

The council supports the principle of development that contributes to improving the

tourism offer within The Bay area and will give significant weight to proposals within

the tourism opportunity area (as identified on the policies map).

Major development proposals should take account of both current and future sea

and fluvial flood risks in the area and seek to reduce these, including making suitable

provision on site and financial contributions towards improving the off-site coastal

flood defence infrastructure embankments protecting the Eastern Yar valley.

The council will consider the use of local development orders within the tourism

opportunity area.

8.105

The Culver Parade area is already a focal point for large scale visitor attractions, such

as Isle of Wight Zoo, Dinosaur Isle and Sandham Gardens. The area represents the only

seafront location within Sandown that can accommodate tourism development that

has the ability to contribute significantly to The Bay’s regeneration. It is considered that

there is significant potential to enhance and extend the existing tourism offer in the

area of land between Fort Street and land at the Isle of Wight Zoo.

8.106

The council does not intend to be prescriptive over the kind of development that

could improve the tourism offer. Specific proposals could come forward individually,

or as part of a wider scheme. They could exclusively relate to tourism accommodation

and/or destinations and could include enabling development where this can be

appropriately justified.

8.107

Development proposals to improve the tourism offer do not necessarily need to

be large-scale built development. It could be in the form of a series of small-scale

interventions and activities, and the refurbishment of existing buildings and attractions.

The type of uses envisaged would be largely open in character with minimal built

development and would complement and enhance the character of the site and

surrounding area but creating new reasons to visit Sandown. Opportunities to improve

and highlight connectivity between the town centre and the tourism opportunity area

will be supported.

8.108

While the council and its partner organisations can play a crucial role in creating the

right environment for proposals to come forward, it is for the market to determine

what will improve the tourism offer and whether it will be viable. However, it expects

to see uses that improve and enhance existing tourism facilities and widen their range

to include activities such as (but not limited to) those that relate to outdoor recreation/

attractions, education, heritage, nature conservation and use of the lake. This could

include low-impact holiday accommodation and proposals that create a year-round

operation/ destination, subject to appropriate flood risk assessments.

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8.109

It is considered that the Culver Parade area could support the wider tourism-led

regeneration of the Sandown area by generating reasons to visit Sandown and

increasing footfall along the seafront. This would benefit existing visitors and would

provide business for hotels, restaurants and existing attractions.

8.110

The Bay tourism opportunity area is within the Eastern Yar valley floodplain,

which is at risk if the large embankments at both Culver Parade in Yaverland and

Embankment Road in Bembridge Harbour are not maintained. The risk of breach

and also overtopping will increase in the future, and these defences/embankments

will need to be strengthened and raised in the future. Therefore, decision-making in

this area must continue to be made in full accordance with potential future risks, and

contributions from major development will be required towards future coastal defence

improvements.

8.111

Local development orders (LDO) are a planning mechanism intended to relax planning

controls for particular areas or categories of development, where the impacts would

be acceptable, and in particular where this would promote economic, social or

environmental gains for the area, such as boosting enterprise. Under the Town and

Country Planning Act (1990), the local planning authority, through an LDO grants

planning permission for a specific development proposal or class(es) of development

and this is a mechanism the council may explore within the opportunity area.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• People take responsibility for their own health and wellbeing.

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Ryde tourism opportunity zones

E11

Ryde tourism opportunity zones

The council supports the principle of development where it can be demonstrated

that it contributes to achieving the aspirations outlined in the supporting text for

each of the zones listed below and shown on the policies map:

Old town

Town square

Town beach

Waterfront

Gardens

Family beach

BBQ zone

Sports beach

Leisure beach

10 Ecology

Where relevant, proposals must demonstrate that they align with any relevant design

guides prepared as part of the Ryde HAZ project.

8.112 This policy builds on the aspirations and objectives set out in the community led Ryde

Place Plan (iwhaz.uk). The council does not intend to be prescriptive over the kind

of development that could improve the opportunity zones. Specific proposals could

come forward individually, or as part of a wider scheme. However, in order to guide any

development proposals, the general aspirations for each of the zones to support the

achievement of the town’s potential are set out below. The different zones identified in

the policy are shown on the Policies Map. Whilst the term development is used, it is not

necessarily expected that this will be in the form of large scale buildings, but it could be

small-scale improvements that are standalone and self (or community) funded projects.

8.113 Ryde Old Town (area RT1(1)) is an area where there are improvements made to the

shopping and visitor experience. Improvements could be made in a range of different

ways, but are likely to involve enhancing local character, existing heritage assets of the

town and the existing public realm. It is also likely that the introduction of new public

realm would contribute to meeting local aspirations. It is not necessarily expected the

proposals and schemes would need to be grandiose or extensive in nature and could

focus on discreet areas or serve to link separate sections of the area.

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8.114

RT1(2) is the town square, where there is the aspiration for it to become an increasingly

important focal point for the community. Improvements here could be, or be linked to,

improvements in facilities that would benefit residents and visitors. It is considered that

the area would also benefit from co-ordinated improvements in the public realm, where

a clear and distinctive palate of materials could be used drawing on the town’s heritage.

A link from this area to Eastern Gardens and the Esplanade beyond, the pier and Union

Street is also an aspiration.

8.115

The Town Beach (RT1(3) on the policies map) is an area where the community-led

aspiration is for it to be restored to its former glory. By doing so it is expected that the

beach would provide a ‘short-visit’ facility where visitors benefit from being in close

proximity to improved links to the town’s retail offer.

8.116

RT1(4) is known as the Waterfront, which broadly includes the current harbour area

along with car parking and the ice rink. The aspiration for the area is to see it develop

a mix of tourism, leisure and retail offers. Key to the success of such an area will be the

maximisation of its visual outlook, both to and from the area.

8.117

Within the gardens area (RT1(5)) there is the aspiration to create a vibrant and attractive

environment that, through a green corridor, links the Western and Eastern Gardens and

beyond, the town to the beach. It is envisaged that achieving this will offer a higher end

visitor experience.

8.118

The beach area, which is split into several zones, is a significant asset to the town that

could be utilised even more to the benefit of the town. It is the aspiration that each

zone of the beach could be dedicated to specific uses or users covering a family beach

(RT1(6)), a BBQ zone (RT1(7)), a sports beach (RT1(8)) and a leisure beach (RT1(9). It is not

anticipated that all improvements that could contribute to achieving this aspiration will

need planning permission, and as already outlined that not all proposals will be ‘big’

schemes requiring significant levels of development.

8.119

The final area is identified as ecology (RT1(10)), which reflects Ryde Sand’s international

designations and importance for overwintering birds. A key aspiration in this area is

to manage the interface between humans and wildlife and to ensure that recreational

impacts are avoided, and where required mitigated. Part of the approach will be raising

the awareness of the significance of the area and the important role it plays.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and is the Island is resilient.

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A better connected island

The council will support proposals that:

• increase travel choice;

• provide alternative means of travel to the car;

• help create high quality places; and

• reduce the impact on air quality and climate change.

Opportunities to avoid or mitigate any environmental impacts should be considered.

Key infrastructure improvements are planned, or will be supported, at the following

locations and the council will seek financial contributions to these schemes in

appropriate circumstances:

1 Provision of a new shared path route between Newport and the West Wight.

2 Completion of the shared path between Newport and East Cowes.

3 Improvements to the shared path route between Newport and Sandown.

4 Provision of new sections of shared path between Newport and Ryde.

5 Key road junctions in Newport, Ryde and The Bay (as set out in Table 9.1).

6 Further junctions set out in table 9.2.

Proposals that prejudice the implementation of these schemes or the aims of the local

transport plan will not be permitted.

The council will work with partners and landowners to understand the impacts of the

future loss or truncation of the Military Road on the surrounding transport network,

settlements and area, with the principles of a preferred approach to be set out in the

local transport plan.

Development proposals that contribute to the ongoing use and future viability of the

Island’s airports will be supported.

All development proposals must provide safe and suitable access to a site and not

cause a significant adverse impact on the local or strategic road network that cannot

be managed or mitigated. The creation of new sustainable transport routes will

be supported.

9.2

The council is preparing a new Local Transport Plan (LTP4). The aim is to develop an

overall transportation strategy for the Island that contributes to meeting the council’s

climate change agenda, the transport requirements of the Island Planning Strategy (IPS),

along with an initial five-year implementation plan for delivery of the strategy.

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9.3

The new LTP will:

• provide a ‘pathway’ for transport policy, development and delivery on the Isle of Wight;

• provide clarity on the key outcomes for transport;

• guide future investment and decision making within the Council in relation to transport;

• set out key transport policies, principles and approaches in a clear manner, covering all

aspects of transport planning, delivery and operation;

• support the council’s wider strategies and plans and align with the council’s

strategic priorities.

9.4

It is envisaged that the new LTP will be reviewed in parallel with the first review of the IPS.

9.5

The council is charged with promoting sustainable transport and recognises that

high quality connections by road, rail, bus, ferry, walking and cycling and their

interconnectivity are all vital to the Island’s future economic prosperity and social

inclusiveness. These connections provide access to education, employment, business,

retail and leisure opportunities. It will work with partners, agencies and developers to

ensure that the transport network on the Island supports the level of growth planned

for and is sufficiently robust.

9.6

Through the strategic approach set out in Policy G1 `Our Approach Towards Sustainable

Development and Growth`, the council is steering development towards locations that

are or can be made sustainable. Furthermore, by widening available transport choices

and promoting alternatives to the private motor car, the council can actively and

positively influence people’s travel behaviours

9.7

The council is seeking further expansion of the shared path network on the Island. Key

schemes are identified in the policy, and development proposals that meet the tests in

relation to developer contributions will be expected to provide a financial contribution

towards these shared path routes as appropriate. These schemes have been costed and

are included in the council’s infrastructure delivery work.

9.8

The IPS identifies a number of interventions needed to the existing road network.

These interventions have been identified to mitigate the impact of new development

and associated levels of traffic and, wherever possible, bring forward improvements to

the existing network. This is supported by other council plans and strategies including

the existing Island transport plan 2011 to 2038, which sets out the long term transport

strategy and implementation plan; the local cycling and walking strategy which focuses

on developing local cycling and walking networks; the rights of way improvement plan

and the emerging LTP4.

9.9

The council secured grant investment from the government towards improving

infrastructure in Newport, and by implementing such improvements at the former

St Marys Roundabout, has unlocked development potential. This, along with other

sources of investment secured by the council, has been put towards delivering some

of the improvements identified within and around Newport. By taking such action the

council is proactively delivering up-front improvements to the strategic infrastructure

network, facilitating the timely delivery of homes and development.

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9.10

The council will continue to seek funding opportunities to support the upfront delivery

of infrastructure for other locations, including for example, the provision of a park and

ride scheme on Fairlee Road, Newport.

9.11

Where funding has not been secured for the key schemes identified in the policy, and

where development proposals meet the tests in relation to developer contributions,

they will be expected to provide a financial contribution to improving the strategic

road network. These schemes have been costed and are included in the council’s

infrastructure delivery work. Contributions will be taken and spent in line with

legislation. The specific key road junctions in Newport, Ryde and the Bay are set out in

the following table.

Table 9.1 - Key road junctions identified for improvement

Area

Specific location

Newport

Coppins Bridge Gyratory

Hunnyhill/Hunnycross Way

St Georges Way

Fairlee Road

Medina Way/Coppins Bridge

Medina Way/Riverway

Hunnycross Way/Riverway

Riverway mini roundabout

Hunnycross mini roundabout

Terrace Road/Trafalgar Road

Ryde

Queens Road/West Street

Argyll Street/West Street

Quarr Hill/Newnham Road

Binstead Road/Pelhurst Road

Marlborough Road/Great Preston Road

Ashey Road/Carters Road/Smallbrook Lane Roundabout

The Bay

Newport Road/Industrial Way

Newport Road/Sandown Road

Morton Common/Perowne Way

Lake Hill/The Fairway

High Street/Victoria Avenue

9.12

These schemes are important to achieving the vision, objectives and requirements of

the IPS and any development proposals that prejudice the implementation of these

schemes will not be permitted. The council will enter into discussions with developers

where such situations arise, to understand whether an alternative intervention can be

taken that would result in better outcome.

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9.13

Modelling shows that the package of interventions proposed for Coppins Bridge would

have a positive impact, relative to the additional level of traffic likely to be generated by

the planned level of growth.

9.14

There are a number of further junctions identified where it is indicated that further

modelling and assessment would be beneficial, and these are set out in the following

table. The council will take this into consideration when determining applications in the

vicinity of these junctions

Table 9.2 - Further junctions where contributions may be sought

Area

Specific location

Newport

Carisbrooke Road/Recreation Road

Northwood

Newport Road/Nodes Road

Brading

Rowborough Lane/Beaper Shute/Carpenters Road

Yarbridge crossroads (New Road/Morton Road/Marshcombe

Shute/The Mall)

9.15

The Military Road runs along the south-west coast of the Island and as well as directly

linking the settlements of Freshwater and Niton, it is a popular tourist route. However,

the coastline in this area has a history of instability and is constantly changing, with

parts of Military Road vulnerable. Parts of the road have already been stabilised and/

or realigned, Because of the history, the ongoing instability issues, the Shoreline

Management Plan policy, and the aspirations of the National Trust, who own the

majority of the land in this area, it is considered appropriate to investigate this issue

once again to provide a clear direction.

9.16

The council is committed to work in partnership to identify the future of the route in the

short, medium and long term; alternative routes and a thorough understanding of the

social, economic and environmental context. This approach will also engage with local

communities. Due to the highway’s implications of any closures or changes to the route,

it is considered that the Local Transport Plan will be the appropriate document to cover

these issues, though any updates will be referenced in future local plans.

This is a strategic policy and links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and the Island is resilient.

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Supporting sustainable transport

The council will support proposals that increase travel choice and provide alternative

means of travel to the car. Development proposals will be expected to contribute

to meeting the aims and objectives of the local transport plan, the local cycling and

walking infrastructure plan and the Isle of Wight rights of way improvement plan.

All relevant proposals should provide and improve accessibility for pedestrian,

cycling, equestrian and public transport, and should demonstrate that they:

a implement the transport hierarchy of ‘avoid, shift, improve’;

b create sustainable routes between urban and rural areas;

c retain former railway line routes for future sustainable transport use where relevant;

d assist the provision of new cycle routes as part of the national and/or local cycle

network, or contribute to the improvement of the existing network; and

e provide safer routes to schools and other significant travel destinations.

9.17

The policy will help to ensure that there is the widest possible range of sustainable

transport choices available to Island residents. In turn this will have positive impacts

on health and wellbeing, safety and minimising the number of journeys undertaken in

private motor cars.

9.18

The local transport plan will provide a series of options to achieve its objectives that will

be categorised using the avoid, shift, improve framework (avoid the need to travel

by motorised vehicle, shift the journey from more to less polluting modes, improve the

efficiency of remaining vehicles). Proposals should take a sequential approach to this

framework, with a preference for avoiding the need to travel and measures that move

away from this to shift or improve providing evidence as to why this is necessary.

9.19

The Island already has an excellent network of footpaths including the National

Coastal Path and bridleways, but the council is keen to explore opportunities which

improve this provision. Therefore, proposals that create sustainable routes between

urban and rural areas that can be adopted as a public footpath or bridleway will be

strongly encouraged and supported. The local transport plan, local cycling and walking

infrastructure plan and rights of way improvement plan provide a framework for

investigating the detailed routes.

9.20

The Island’s network of former railway lines provides an excellent opportunity for multi-

user bridleways, and a number of routes have successfully been used for this purpose.

Any proposals for land that covers disused former railway lines as a minimum should

not prejudice their return to use and will be expected to commit the land to be available

for such a use.

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9.21

The council’s approach to development is to locate it in the most sustainable locations.

This primarily means within or on the edge of existing settlements, where there

is generally better access to public transport services. The creation of sustainable

routes between urban and rural areas is important, as it will enhance the character of

development and enable residents to access the countryside for commuting, recreation

and leisure.

9.22

Residential development proposals should provide information showing how they

relate to schools and how the proposal will make it easier for pupils to walk, scooter

and cycle to school safely, with positive impacts on health and wellbeing. Showing the

positive impact of the proposal on walking and cycling also applies to other significant

travel destinations such as shopping or leisure centres.

This policy links to the following IPS objectives and key priorities:

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• People take responsibility for their own health and wellbeing.

Cross-Solent transport

The council will support proposals that maintain the current choice of routes and

methods of crossing the Solent to ensure future flexibility and deliverability of service

and improve key interchange areas that link the Island to the mainland.

Development proposals at existing cross-Solent passenger and vehicular terminals

will be expected to demonstrate how they will:

a lead to optimisation and efficient use of the existing terminals, particularly in

relation to peak level demand;

b lead to, or contribute towards, mitigating the traffic impact of any increase in

vehicle movements.

In assessing proposals, the environmental and economic effects of the proposed

development will be considered and, in particular, the scale of proposals will

be required to reflect the capacity and sensitivity of the character of the area

surrounding the terminal and the wider landscape and biodiversity of the Island.

Should proposals for any new terminals come forward, they will be expected to

demonstrate their environmental and economic benefits to the immediate local area

and the wider Island.

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9.23

The importance of the Island’s cross-Solent links is recognised, and the policy approach

seeks to support the optimal and efficient use of existing cross-Solent passenger and

vehicular terminals.

9.24

Over the life of the IPS, there may be other proposals to improve these facilities that may

involve changes to the current configurations. Whilst the terminal operators already

have a number of permitted development rights to enable them to address issues

without requiring planning permission within their current boundaries, more significant

proposals may require permission.

9.25

Any proposals that require planning permission will be expected to demonstrate how

they optimise the operator’s current facility and how the proposal will ensure the most

efficient use of what are generally confined sites. It should be demonstrated how the

proposals have considered alternative approaches to increasing the efficiency that

would not necessarily have to be land-use related, for example, arrangements for

interchanging passengers.

9.26

It is recognised that proposals for new terminals may relate to road or rail as well as

ferries, and because of this may be part of wider proposals for a tunnel or a bridge.

Regardless of the transport mode any new terminal will require clear evidence of their

environmental and economic benefits to the immediate local area and the wider Island.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• All young people will have the best start in life so that they can fulfil their potential.

• The community feels safe and is the Island is resilient.

• Vulnerable people are supported and protected.

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Supporting our railway network

Recognising the importance of the existing railway infrastructure, and the potential

benefits further improvements could bring to residents and visitors, the council will

support proposals that contribute to:

a maintaining and/or improving the timetabled link between Ryde Pier Head and

Shanklin;

b improving connections with, and access to and from, existing settlements;

c providing a safe, convenient service which is accessible to all users including those

with mobility issues;

d promoting and encouraging the use of the route;

e improving real time transport information for users, locally at stations and via other

means;

f improving the connections and timetable flexibility by utilising an appropriately

located passing loop or other improvements;

g improving connections with the Isle of Wight Steam Railway and maximise the

opportunity to achieve steam-hauled access into Ryde;

h retaining current and former railway routes for future sustainable transport

purposes where this would allow for the future extension of the line or support the

development of other related transport improvements.

9.27

The railway line on the Island plays an important role in connecting people and

providing an alternative transport option to the private motor car. The council supports

the ongoing provision and improvements to the network and is keen to understand

whether there are realistic opportunities to expand the network. Existing bus and

rail interchange facilities should be retained and enhanced wherever possible. The

council supports the Ryde Interchange project that will provide better connectivity

and promote active travel, whilst also making the interchange a more pleasant and

accessible public space.

9.28

The council recognises that a number of factors will help secure and improve the Island

Line and that not all of these will require planning permission. Whilst it is recognised that

some hard infrastructure measures may require approval, there are a range of other non-

land use initiatives which could help boost numbers, such as continued improvements

to rolling stock, promotion and advertising as well as improved travel information.

9.29

The council will support moves which will see the utilisation of the new passing loop at

Brading that allows trains to pass nearer the middle of the line which in turn allows the

operation at 30 minute intervals.

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9.30

The council recognises the benefits of working closely with the Isle of Wight Steam

Railway and, if possible, physically connecting the two lines at Ryde St Johns Station.

Such a connection would help support efforts to get steam trains back into Ryde,

thereby extending this popular tourist attraction into the town. It is clear however that

a considerable amount of work and expense would be required to get steam back to

Ryde Esplanade, including lowering the track in the tunnel. A more straight forward and

possibly cheaper option would be to modify the track layout and station infrastructure

at Ryde St Johns Station.

9.31

It is considered that the opportunity may exist to extend the line beyond the current

alignment in the future and the council is aware of emerging proposals considering re-

introduction of the route between Ryde and Newport. The council will resist the loss of

current and disused railway land where this could prejudice the best use of or possible

extensions to the active line.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

• Businesses have the confidence to invest.

• The community feels safe and is the Island is resilient.

Electric vehicle charging points

To support the use of ultra-low emission vehicles the council will facilitate the

introduction of charging points in appropriate public places, and proposals for the

installation of charging points and associated infrastructure will be supported.

Proposals for major development should ensure an adequate provision of charging

infrastructure in active or passive parking spaces.

9.32

Electric vehicle ownership and use has increased significantly on the Isle of Wight in

recent years, but still only represents a small percentage of the vehicles on the Island’s

roads. This is likely to change considerably over the plan period. By ensuring that the

right infrastructure is in place, the council can help make electric vehicle usage become

more widespread and benefit the environment. Should the Government implement

proposed changes to the building regulations requiring electric vehicle chargepoints

for residential and non-residential buildings prior to the adoption of the local planning

strategy, this policy will be deleted.

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9.33

Where proposals are for the installation of charging points and associated infrastructure

particular consideration will be given to their impact on the streetscene, especially in

conservation areas. Furthermore, their location should not prevent ease of movement

for pedestrians or create ‘street clutter’.

9.34

The council wishes to see charging infrastructure provided as widely as possible, as

it supports the use of electric vehicles. New development should make provision for

electric vehicle charging infrastructure. Adequate provision is considered to be one

electric vehicle charging point per dwelling with a garage or driveway and one charging

point per 10 spaces of communal parking, although this should be seen as a minimum.

9.35

To help prepare for increasing future demand, appropriate wiring and cabling should be

installed to future proof any parking provision without a dedicated charging point. The

council will welcome deliverable proposals that incorporate the highest possible level

of provision.

9.36

Active spaces that are fully wired and connected, with ready to use points in parking

spaces is the council’s preferred approach. Passive provision requires the necessary

underlying infrastructure (eg, capacity in the connection to the local electricity

distribution network and electricity distribution board, as well as cabling to parking

spaces) to enable simple installation and activation of a charge point at a future date.

9.37

In residential developments, developers should ensure that suitable power supplies

are available as near as possible to the parking area, so that any relevant charging

equipment can be fitted without requiring large amounts of new wiring.

This policy links to the following IPS objectives and key priorities:

• The environment and unique island characteristics are celebrated.

• Outstanding digital and transport connectivity.

• The Isle of Wight is a leading UK visitor destination.

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Parking provision in new development

All development proposals will be expected to provide well designed, landscaped

and integrated parking for vehicles and bicycles, in accordance with the relevant

supplementary planning document.

9.38

The council recognises the importance of parking provision in new development, as it

can affect design, the amenity of occupiers and users, the amenity of neighbours and

the efficient and safe use of the highway. The amount of parking provided can influence

people’s transport choices. The council wishes to avoid unattractive, car dominated

environments that are unsafe for non-car users particularly the young, the elderly and

those with restricted mobility. Under-provision of car parking can lead to unsuitable or

unsafe on-street parking and should be avoided.

9.39

A balanced approach to parking provision, when used as part of a package of

measures, can promote sustainable transport choices and provide attractive and safe

environments whilst ensuring that sufficient parking is provided to meet local needs.

9.40

The council has adopted a supplementary planning document to set out its

expectations in relation to parking provision in new development. A two zone approach

is taken, with developments within town centre boundaries not expected to provide

parking as a matter of course. However, cycle parking is expected to be provided in

accordance with the SPD.

9.41

In other locations, parking guidelines set out the standards for vehicle and cycle parking

for both residential and non-residential new development. The supplementary planning

document will be the basis for any negotiations on provision but gives the council a

flexible approach that can be updated more easily.

202

Draft Island Planning Strategy:

Section 10: Delivery,

monitoring and review

10.1

The role of the Island Planning Strategy (IPS) is to shape places, including facilitating and

promoting high quality development. It seeks to ensure that the right development takes

place in the right locations, at the right time. It will help to deliver homes, jobs and better

opportunities for the community, while protecting and enhancing the environment.

Delivering

10.2

The IPS is based on a strong, robust evidence base which will ensure that its policies

and targets can realistically be implemented. The document is flexible and will allow for

changing circumstances throughout the lifetime of the plan, ensuring that development

is not hindered in difficult times, and achieves the maximum social and environmental

benefits, considering the viability of development.

10.3

The IPS will contribute to achieving the council’s objectives by determining planning

applications in accordance with its policies. However, it is important to recognise that

the IPS, or indeed the council cannot deliver the objectives alone. It will be necessary for

a number of internal and external partners to work together to ensure delivery.

Monitoring

10.4

Monitoring is an essential component of effective spatial planning. It helps determine

whether policies are achieving their intentions and ultimately whether there is a need

to review the policies. It is particularly important for some IPS policies which rely upon

monitoring outcomes as part of their implementation.

10.5

The council will prepare and publish a monitoring report every year to understand

whether the policies of the IPS are working and contributing the delivery and achieving

the corporate objectives.

203

Reviewing

10.6

Government policy and legal requirements are clear that plans such as the Island

Planning Strategy should be reviewed to assess whether they need updating at least

once every five years, and then should be updated as necessary. The council will ensure

that the IPS remains up-to-date and fit for purpose.

10.7

As the IPS is planning for a level of growth that is less than the Government’s standard

methodology housing number, there are a number of key housing delivery indicators

that the council will closely assess at a minimum, on an annual basis. Should monitoring

indicate that any of the thresholds set out below have been met, then the council will

initiate an immediate review of the highlighted policies:

Key indicator

Threshold

Policies to be reviewed

Above 486 units for three

Annual housing completions

H1, H2

consecutive years

Above 170 units for three

Affordable housing completions

H1, H5, H8

consecutive years

Above 100 for three

Windfall housing completions

consecutive years

Policy reference

Policy performance indicators

Section 4: Planning for sustainable development and growth

G2 Priority locations for

• Number of dwellings permitted within each primary

development and growth

settlement, secondary settlement, rural service

centres and sustainable rural settlements per year.

• Number of dwellings permitted on previously

developed land per year.

• Number of dwellings permitted within each

regeneration area per year.

G3 Developer contributions

• Number of legal agreements securing developer

contributions per year.

• Amount of funds secured through developer

contributions per year.

G5 Ensuring planning

• Number of applications seeking a new consent for a

permissions are delivered

lapsed permission per year.

• Number of applications seeking a new consent for a

lapsed permission granted per year.

• Number of applications seeking a new consent for a

lapsed permission refused per year.

204

Policy reference

Policy performance indicators

Section 5: Delivering the housing we need

H1 Planning for housing

•

Number of applications received relating to sites

delivery

allocated for residential uses per year.

•

Number of applications permitted relating to sites

allocated for residential uses per year.

•

Number of dwellings permitted on sites allocated

for residential uses per year.

•

Number of dwellings permitted within, or

immediately adjacent each primary settlement,

secondary settlement, rural service centres and

sustainable rural settlements per year.

H2 Sites allocated for

•

Number of applications received relating to sites

housing

allocated for residential uses per year.

•

Number of applications permitted relating to sites

allocated for residential uses per year.

•

Number of dwellings permitted on sites allocated

for residential uses per year.

H3 Housing allocations

•

Number of applications received relating to sites

general requirements

allocated for residential uses per year.

•

Number of applications permitted relating to sites

allocated for residential uses per year.

•

Number of dwellings permitted on sites allocated

for residential uses per year.

H4 Infill opportunities

•

Number of applications received for ‘infill’ per year.

outside of settlement

•

Number of applications permitted for ‘infill’ per year.

boundaries

•

Number of applications refused for ‘infill’ per year.

•

Number of dwellings permitted for ‘infill’ per year.

H5 Delivering affordable

•

Number of affordable dwellings permitted per year.

housing

•

Location of permitted affordable dwellings per year.

•

Number of affordable dwellings completed per year.

•

Location of completed affordable dwellings per

year.

•

Number of legal agreements securing developer

contributions towards affordable housing per year.

•

Amount of funds secured through developer

contributions towards affordable housing per year.

205

Policy reference

Policy performance indicators

H6 Housing in the

•

Number of isolated dwellings in the countryside

Countryside

permitted per year.

•

Location of isolated dwellings in the countryside

permitted per year.

•

Number of isolated dwellings in the countryside

completed per year.

•

Location of isolated dwellings in the countryside

completed per year.

H7 Rural and First Homes

•

Number of rural exception sites permitted and

exceptions sites

completed per year.

•

Number of rural exception sites refused per year.

•

Location of permitted and completed rural

exception sites per year.

•

Number and location of First Homes exception sites

permitted and completed per year.

•

Number of First Homes exception sites refused per

year.

•

Number of affordable dwellings permitted per year.

•

Number of affordable dwellings completed per year.

H8 Ensuring the Right Mix

•

Number of 1, 2, 3, 4+ private dwellings permitted

of Housing

per year.

•

Location of permitted 1, 2, 3, 4+ private dwellings

per year.

•

Number of 1, 2, 3, 4+ private dwellings completed

per year.

•

Location of completed 1, 2, 3, 4+ private dwellings

per year.

•

Number of 1, 2, 3, 4+ affordable rent dwellings

permitted per year.

•

Location of permitted 1, 2, 3, 4+ affordable rent

dwellings per year.

•

Number of 1, 2, 3, 4+ affordable rent dwellings

completed per year.

•

Location of completed 1, 2, 3, 4+ affordable rent

dwellings per year.

•

Number of 1, 2,3 4+ low cost home ownership

dwellings permitted per year.

•

Location of permitted 1, 2, 3, 4+ low cost home

ownership dwellings per year.

•

Number of 1, 2, 3, 4+ low cost home ownership

dwellings completed per year.

•

Location of completed 1, 2, 3, 4+ low cost home

ownership dwellings per year.

206

Policy reference

Policy performance indicators

H9 New housing on

• Number and location of dwellings permitted and

previously developed land

completed on previously developed land per year.

• Number and location of dwellings refused on

previously developed land per year.

• Number of sites on Part 1 of the brownfield register.

H10 Self and custom build

• Number of self and custom build dwellings

permitted per year.

• Number of self and custom build dwellings

permitted per year by regeneration area.

• Number of bedrooms for self and custom build

dwellings permitted by regeneration area.

• Number of self and custom build dwellings

completed per year.

• Number of bedrooms for self and custom build

dwellings completed by regeneration area.

• Number of self and custom build dwellings

completed per year by regeneration area.

H11 Planning for Gypsy,

• Number of sites/pitches permitted per year Location

traveller and travelling

of permitted sites/pitches.

showpeople Provision

• Number of sites/pitches completed per year

Location of completed sites/pitches.

Section 6: Supporting and growing our economy

E1 Supporting and growing

• Number of jobs created through planning

our economy

permissions granted per year.

• Number of hectares permitted for employment land

EA1 Employment allocation

per year.

Land at Pan Lane, Newport

• Number of hectares of employment land completed

EA2 Employment allocation

per year.

at Nicholson Road, Ryde

EA3 Employment allocation

at Somerton Farm, Cowes

EA4 Employment allocation

at Kingston Marine Park,

East Cowes

EA5 Employment allocation

at Lowtherville, Ventnor

EA6 Employment allocation

at Sandown Airport,

Sandown

207

Policy reference

Policy performance indicators

E2 Sustainable economic

•

Number of applications for the loss of employment

development

sites of 0.1 hectares or above received per year.

•

Number of employment sites of 0.1 hectares or

above lost per year.

•

Number of applications for the intensification

and/or expansion of existing industrial estates or

employment sites per year.

•

Number of applications for the intensification

and/or expansion of existing industrial estates or

employment sites permitted per year.

E3 Upskilling the Island

•

Number of applications received requiring an

employment and skills plan per year.

•

Number of applications permitted requiring an

employment and skills plan per year.

•

Number of employment opportunities created as a

result of employment and skills plan per year.

E4 Supporting the rural

•

Number of applications received for farm

economy

diversification received per year.

•

Number of applications permitted for farm

diversification per year.

•

Number of applications for the reuse of historic farm

buildings per year.

•

Number of applications permitted for the reuse of

historic farm buildings per year.

•

Number of applications for agricultural workers

accommodation units permitted per year.

•

Number of applications permitted for agricultural

workers accommodation units permitted per year

E5 Maintaining employment

•

Number of applications for the loss of employment

sites with water access

sites with water access to the north of the line

per year.

•

Number of applications permitted for the loss of

employment sites with water access to the north of

the line per year.

•

Number of applications for the loss of employment

sites with water access to the south of the line

per year.

•

Number of applications permitted for the loss of

employment sites with water access to the south of

the line per year.

208

Policy reference

Policy performance indicators

E6 Future-proofing digital

•

Number of applications proposing greater digital

infrastructure

connectivity above building regulations per year.

•

Number of applications permitted proposing

greater digital connectivity above building

regulations per year.

E7 Supporting and

•

Number of applications for retail uses within

improving our town centres

primary shopping area, town centre, edge-of-centre

and out of centre sites per year.

•

Number of applications permitted for retail uses

within primary shopping area, town centre, edge-of-

centre and out of centre sites per year.

•

Number of applications requiring a retail impact

assessment per year.

•

Number of applications permitted requiring a retail

impact assessment per year.

E8 Supporting the evening

•

Number of applications that increase the footfall in

economy

centres in the evening per year.

•

Number of applications permitted that increase the

footfall in centres in the evening per year.

E9 Supporting high quality

•

Number of tourism bed spaces permitted per year

tourism

Number of tourism bed spaces lost per year.

•

Number of applications for the loss of tourist

accommodation within core tourist accommodation

areas per year.

•

Number of applications permitted for the loss

of tourist accommodation within core tourist

accommodation areas per year.

E10 The Bay tourism

•

Number of applications for tourism uses within the

opportunity area

tourism opportunity area per year.

•

Number of applications permitted for tourism uses

within the tourism opportunity area per year.

E11 Ryde tourism

•

Number of applications for compatible uses within

opportunity zones

the tourism opportunity zone per year.

•

Number of applications permitted for compatible

uses within the tourism opportunity zone per year.

Section 7: A better connected Island

T1 A better connected

• Number of applications that contribute to the

Island

delivery of the key infrastructure improvements set

out in the policy per year.

• Number of applications permitted that contribute to

the delivery of the key infrastructure improvements

set out in the policy per year.

209

Policy reference

Policy performance indicators

T2 Supporting sustainable

• Number of applications for new sustainable routes

transport

per year Number of applications permitted for new

sustainable routes per year.

• Metres of new sustainable routes per year.

T3 Cross-Solent travel

• Number of applications that improve cross-Solent

terminals per year.

• Number of applications permitted that improve

cross-Solent terminals per year.

T4 Supporting our railway

• Number of applications that improve our railway

network

network per year.

• Number of applications permitted that improve our

railway network per year.

T5 Electric vehicle charging

• Number of electric vehicle charging points

points

introduced on the Island per year.

T6 Parking provision in new

• Number of applications refused per year due to

development

inappropriate levels of parking provision.

Section 8: Sustainable, strong and healthy communities

C1 High quality design for

•

Number of applications refused on design grounds

new development

per year Number of appeals lost on design grounds

per year.

C2 Improving our public

•

Amount of new public realm created per year.

realm

C3 Improving our health

•

Number of applications accompanied by a health

and wellbeing

impact assessment.

C4 Health hub at St Mary’s

•

Number of applications for health-care and care-

Hospital

related employment floorspace per year.

•

Number of applications per for health-care and

care-related employment floorspace per year.

•

M2 of health-care and care-related employment

floorspace delivered per year.

•

Provision of an extra care village.

•

Number of dwellings permitted on the site.

•

Number of dwellings permitted that contribute to

the independent living strategy per year.

C5 Facilitating independent

•

Number of major residential proposals providing at

living

least 20 per cent as being suitable for older people

and/or those with mobility problems.

C6 Providing annexe

•

Number of applications for annexes per year.

accommodation

•

Number of applications permitted for annexes

per year.

C7 Delivering locality hubs

•

The delivery of locality hubs in the

locations identified.

210

Policy reference

Policy performance indicators

C8 Facilitating a blue light

•

Identification of the best location for a blue light

hub

hub Granting planning permission for a blue

light hub.

C10 Supporting renewable

•

Number of applications including renewable energy

energy and low carbon

provision per year.

technologies

•

Number of applications permitted including

renewable energy provision per year.

•

Number of large-scale renewable schemes

permitted per year Number of large-scale renewable

schemes within the AONB permitted per year.

•

Permitted increase in installed capacity per year.

C11 Lowering Carbon and

•

Number of applications proposing to exceed

Energy Consumption in

BREEAM ‘very good’ per year.

New Development

•

Number of applications permitted proposing to

exceed BREEAM ‘very good’ per year.

•

Number and percentage of major development

schemes permitted providing at least 10% of energy

from renewable energy.

•

Number and percentage of schemes with 250+

dwellings incorporating community district

heating systems.

C12 Utility Infrastructure

•

Number of developments providing appropriate

requirements for new

utility infrastructure.

development

•

Number of developments directly connecting to

existing appropriate utility infrastructure

C13 Maintaining key utility

•

Number of applications relating to key utility

infrastructure

infrastructure per year.

•

Number of applications permitted relating to key

utility infrastructure per year.

•

Number of applications for energy storage.

•

Number of applications permitted for

energy storage.

C14 Providing social and

•

Number of community facilities delivered by type

community infrastructure

per year.

•

Number of community facilities re-provided by type

per year Number of community facilities lost by type

per year.

C15 Community-led

•

Number of community-led planning documents

planning

endorsed by the council.

211

Policy reference

Policy performance indicators

Section 9: High quality environment

EV1 Conserving and

•

Number of listed buildings completely demolished.

enhancing our historic

•

Number of listed buildings added to/ removed from

environment

the statutory list or at risk register.

•

Number of applications where substantial harm is a

consideration per year.

EV2 Ecological Assets

•

Number of applications proposing the loss of

and Opportunities for

designated sites per year.

Enhancement

•

Number of applications permitted proposing the

loss of designated sites per year.

•

Number of applications submitted with a

biodiversity checklist per year.

EV3 Recreation impact on

•

Amount of financial contributions agreed in

the Solent European sites

accordance with the Bird Aware Solent Strategy

per year.

EV4 Water quality impact

on Solent European sites

(nitrates)

EV5 Trees, woodland and

•

Number of applications proposing the loss of

hedgerows

ancient woodland and ancient or veteran trees

per year.

•

Number of applications refused proposing the loss

of ancient woodland and ancient or veteran trees

per year.

EV6 Protecting and

•

Number of applications received proposing the loss

providing green spaces

of identified open space per year.

•

Number of applications permitting the loss of

identified open space per year.

•

Amount of SANGs permitted per year.

EV7 Local green spaces

•

Number of sites proposed by local communities as

Local Green Spaces per year.

•

Number of applications received within designated

Local Green Spaces per year.

•

Number of applications permitted within

designated Local Green Spaces per year.

EV8 Protecting high grade

agricultural land

EV9 Protecting our

•

Number of applications identified as having a

seascapes and landscapes

potential impact on seascape per year.

•

Number of applications permitted having a

potential impact on seascape per year.

212

Policy reference

Policy performance indicators

EV10 Preserving settlement

•

Number of applications received within the

identity

settlement gaps per year.

•

Number of applications permitted within the

settlement gaps per year.

EV11 Isle of Wight AONB

•

Number and percentage of applications determined

not in accordance with AONB comments per year.

EV12 Dark skies

•

Number of applications received within the

proposed dark skies park including roof glazing and

large expanses of glazing per year.

•

Number of applications permitted within the

proposed dark skies park including roof glazing and

large expanses of glazing per year

EV13 Managing our water

•

Number of dwellings approved where water

resources

consumption per household is 100lpppd per year.

•

Number of applications where there is a net increase

in surface water run-off (compared to the pre-

development rate).

EV14 Managing flood risk in

•

Number of dwellings permitted in flood risk zones 2,

new development

3a and 3b per year.

•

Number of planning applications granted contrary

to Environment Agency on flood risk grounds

per year.

EV15 Monktonmead

•

Number of applications received for development

catchment area

proposals located within the Monktonmead

catchment area per year.

EV16 Managing our coast

•

Number of applications received for development

proposals within CCMAs per year.

•

Number of permissions granted for development

proposals within CCMAs per year.

•

Number of completions within CCMAs per year.

EV17 Facilitating relocation

•

Number of applications received for relocation from

from coastal change

CCMAs per year.

management areas

•

Number of permissions granted for relation from

CCMAs per year.

EV18 Improving resilience

•

Number of applications located on waterfronts with

from coastal flooding and

a ‘hold the line policy’ per year.

coastal risks

•

Number of applications proposing provision and/

or maintenance of coastal defences or land raising

per year

213

Draft Island Planning Strategy

Appendix 1: List of allocated sites

Note: In future iterations of the draft Island Planning Strategy, sites where planning

permission has recently been granted, as indicated in the final column, may move to our

‘large sites with planning permission’ source of supply as identified in policy H1.

Note: Please see the ‘draft IPS housing allocation map booklet’ or the policies map to view

site boundaries for each housing allocation.

West Wight regeneration area

Housing

Specific

Allocation

or generic

Planning

Reference

policy

Indicative

permission

Settlement

Number

Address

requirement

yield

granted?

Totland

HA002

Land and school buildings

Specific

at Weston Primary School,

Weston Road

Totland

HA003

Land to the rear of Lanes End

Generic

Freshwater

HA005

Land to the east of football club,

Specific

Camp Road

Freshwater

HA006

Heathfield campsite,

Specific

Heathfield Road

Freshwater

HA008

Church Field, Copse Lane

Specific

Freshwater

HA114

Land off Birch Close

Generic

Total new homes

255

215

West Medina regeneration area

Housing

Specific

Allocation

or generic

Planning

Reference

policy

Indicative

permission

Settlement

Number

Address

requirement

yield

granted?

Cowes

HA018

Green Gate Industrial Estate,

Generic

Thetis Road

Cowes

HA019

Medina Yard

Specific

535

Yes

Cowes

HA020

Former Somerton Resevoir,

Specific

146

Newport Road

Cowes

HA022

Somerton Farm, Newport Road

Specific

130

Northwood

HA025

Land rear of 84 Wyatts Lane

Specific

Northwood

HA026

Land rear of Harry Cheek Gardens

Specific

Yes

and Wyatts Lane

Total new homes

869

Newport regeneration area

Housing

Specific

Allocation

or generic

Planning

Reference

policy

Indicative

permission

Settlement

Number

Address

requirement

yield

granted?

Newport

HA031

Various land adjacent to and east

Specific

175

of Carisbrooke College

Newport

HA032

Land at Horsebridge Hill and

Specific

115

Acorn Farm

Newport

HA033

Land west of Sylvan Drive

Generic

225

Newport

HA035

Land off Gunville Road (west)

Generic

Newport

HA036

Land at Noke Common

Specific

100

Newport

HA037

Former Library HQ, land adjacent

Generic

St Marys Hospital

Newport

HA038

Land off Broadwood Lane

Specific

150

Newport

HA039

Former HMP site

See policy

1200

KPS1

Newport

HA044

Newport Harbour

See policy

250

KPS2

Newport

HA110

Land at Moreys Timber Yard,

Specific

100

Trafalgar Road

Newport

HA115

Former Polars Residential Home

Generic

Total new homes

2,410

216

East Medina regeneration area

Housing

Specific

Allocation

or generic

Planning

Reference

policy

Indicative

permission

Settlement

Number

Address

requirement

yield

granted?

East Cowes

HA046

Land at Crossway

Generic

125

East Cowes

HA113

Land at Red Funnel

Specific

100

Yes

Wootton

HA051

Palmers Farm, Brocks Copse Road

Specific

Yes

Wootton

HA053

Land adjoining Lushington Hill

Specific

and Hunters Way, Wootton

Total new homes

315

Ryde regeneration area

Housing

Specific

Allocation

or generic

Planning

Reference

policy

Indicative

permission

Settlement

Number

Address

requirement

yield

granted?

Ryde

HA055

Old Hosiden Besson site, Binstead

Generic

Road

Ryde

HA060

Westridge Cross Dairy and land to

Specific

474

the north of Bullen Road, Ryde

Ryde

HA062

Land off Quarry Road

Specific

Ryde

HA112

Land at Harcourt Sands

Specific

128

Yes

Ryde

HA116

Former St Marys Convent,

Generic

High Street

Bembridge

HA064

Land north of Mill Road and east

Generic

100

of High Street

Bembridge

HA065

Land east of Hillway Road and

Generic

south of Steyne Road

Total new homes

852

217

Draft Island Planning Strategy

Appendix 2: Site-specific

requirements

West Wight regeneration area

Housing

allocation

Address

Site specific requirements

HA002

Land and School

A mixed brownfield and greenfield site of approximately

buildings at

0.8 hectares is allocated for residential use.

Weston Primary

The site is located on two levels, the lower level with the

School, Weston

existing school building and the higher level with the

Road, Totland Bay

outdoor space and parking area.

The development should provide for at least 10 homes

providing a mix of sizes and an affordable housing

contribution in line with H5 and H8.

The level differences of the site should be incorporated

into the design and layout, using the lower level for the

accommodation and the higher level for parking and

open space.

Given the building is recorded on the HER and contributes to

the character of the conservation area, every effort should be

made to incorporate it within the development.

If the school cannot be retained, it will need to be recorded

prior to development and any new development should be

of extremely high quality and design and make a positive

contribution to the conservation area.

Early discussions with the council’s planning service and

archaeology and historic environment service is advised. An

alternative community-led approach may be considered.

219

West Wight regeneration area

Housing

allocation

Address

Site specific requirements

HA005

Land to the east

A greenfield site of approximately 6 hectares is allocated at

of Football Club,

Camp Road, Freshwater to deliver a sustainable, high quality

Camp Road,

residential development which shall provide:

Freshwater

a at least 90 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b road improvements to Camp Road to improve vehicle and

pedestrian intervisibility;

c off-site pedestrian pavement/walkway improvements;

d onsite walking and cycling routes with links to nearby

routes; and

e a mix of onsite SANGs, open and recreation space.

Archaeological assessments may need to be undertaken by

any potential applicant and early liaison with the council’s

archaeology and historic environment service is advised.

Development and required infrastructure will be delivered on

a phased basis in line with housing delivery.

Proposals will not be permitted where they would prevent

a comprehensive approach to the development and

infrastructure of the whole site. It is anticipated that the site

will be comprehensively master planned.

HA006

Heathfield

A mixed greenfield and brownfield site of approximately 4.8

Campsite,

hectares is allocated at Heathfield Road, Freshwater to deliver

Heathfield Road,

a sustainable, high quality residential development which

Freshwater

shall provide:

a At least 70 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b Improvements to vehicular and pedestrian access; and

c a mix of onsite SANGs, open and recreation space.

The layout and design of the development should where

possible retain the existing trees, hedges and flower meadow.

The meadow could form part of the SANGs, open and

recreation space provision.

Archaeological and biodiversity assessments may need

to be undertaken by any potential applicant to record

where appropriate and assess the relevant impacts and

mitigation aspects.

220

West Wight regeneration area

Housing

allocation

Address

Site specific requirements

HA008

Church Field, Copse

A greenfield site of approximately 1.8 hectares is allocated at

Lane, Freshwater

Church Field, Copse Lane, Freshwater to deliver high quality

residential development which shall provide:

a At least 25 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b vehicular access improvements and/or consider options for

access onto Kings Manor Road.

The site is immediately adjacent to Church Place conservation

area and the All Saints Church, a Grade II* listed building. The

site may also form part of the core of a medieval settlement,

as such any development should be of extremely high quality

and take account of the adjacent features when considering

design and layout.

Archaeological assessments may need to be undertaken by

any potential applicant and early liaison with the council’s

archaeology and historic environment service is advised.

221

West Medina regeneration area

Housing

allocation

Address

Site specific requirements

HA019

Medina Yard,

A brownfield site of approximately 5.8 hectares is allocated

Cowes

at the site known as Medina Yard, Cowes to deliver a

sustainable, high-quality mixed-use development resilient to

climate change which shall provide delivery of:

At least 535 homes (planning permission for 535 dwellings

was recently granted for application P/00496/16) providing

a mix of sizes and an affordable housing contribution in line

with H5 and H8;

b approximately 18600 sqm of non-residential floor space

which should include an appropriate mix of:

Flexible retail, financial and professional services, food

and drink floor space (Class E uses),

flexible office and other workspaces (Class E uses),

iii including at least 440 sqm of marine

training accommodation,

iv approximately 14500 sqm of marine industrial space

and storage (B2/B8 use),

v community use and museum floor space (class E

use), and

vi other uses as appropriate;

a mix of onsite SANGs, open and recreation space;

d new public realm works, including a piazza and accessible

waterfront;

hard and soft landscaping across the site with pedestrian

routes;

reconstruction of the sea wall and new public slip way;

on-site car parking and cycle provision;

public transport, access and highway improvements as

required as well as opportunities to enhance or create links

to the existing sustainable transport network; and

refurbishment of former J Samuel White offices and

Hammerhead Crane.

Development and required infrastructure will be delivered on

a phased basis in line with housing delivery. It is anticipated

that the site will be comprehensively master planned.

Proposals should demonstrate that the level of retail and

leisure uses will not have an unacceptable impact on the

town centres of Cowes and East Cowes.

222

West Medina regeneration area

Housing

allocation

Address

Site specific requirements

HA020

Former Somerton

A brownfield site of approximately 1.9 hectares is allocated

Reservoir, Newport

at the Former Somerton Reservoir, Cowes, to deliver a

Road, Cowes

sustainable, high quality residential development which shall

provide delivery of:

a At least 146 homes (planning application P/00356/18

submitted for 146 dwellings) providing a mix of sizes and

an affordable housing contribution in line H5 and H8;

b onsite soft and hard landscaping;

c a mix of onsite SANGs, open and recreation space;

d public transport and highway improvements as

required; and

e proportionate contributions to improvements to off-site

junctions identified in Tables 7.1 and 7.2, if required.

HA022

Somerton Farm,

A greenfield site of approximately 15.2 hectares is allocated at

Newport Road,

Somerton Farm, Cowes to deliver a sustainable, high-quality

Cowes

mixed-use development which shall provide:

a at least 130 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b improved road network to allow ease of movement to and

through the site;

c in conjunction with the adjacent employment allocation

policy EA3, a multi-user route to the nearby Cowes to

Newport multi-user network;

d a mix of onsite SANGs, open and recreation space;

e landscape buffers to the ancient woodland, SINC and

along with the watercourse corridor; and

f proportionate contributions to improvements to off-site

junctions identified in tables 7.1 and 7.2, if required.

Additional class E employment uses may be appropriate

within the farmyard buildings.

The site has an area of mineral safeguarding to the west,

appropriate investigation should be undertaken to establish

whether the minerals can be utilised within the development

or extracted as appropriate.

Archaeological and biodiversity assessments will need

to be undertaken by any potential applicant to record

where appropriate and assess the relevant impacts and

mitigation aspects.

223

West Medina regeneration area

Housing

allocation

Address

Site specific requirements

HA025

Land rear of 84

A greenfield site of approximately five hectares is allocated

Wyatts Lane,

at land to the rear of 84 Wyatts Lane, Cowes to deliver a

Northwood

sustainable, high quality residential development which

shall provide:

a at least 20 homes providing a mix of sizes and an

affordable housing contribution in line with H5 & H8;

b public transport and access improvements as required;

c footpath and public rights of way links and improvements;

d protection of trees, SINC and biodiversity enhancements;

e landscape buffers to safeguard the setting of the wider

rural area and to the designations;

f safeguarded woodland areas with woodland walks;

g improved pedestrian connectivity/ footways to nearby

school; and

h proportionate contributions to improvements to off-site

junctions identified in Tables 7.1 and 7.2, if required.

The site has two distinct areas for development the ‘top’

field and the field behind 84 Wyatts Lane. It is considered

that residential development should be delivered in

these two distinct areas only and that the undesignated

wooded areas and track in between should be incorporated

into the overarching scheme as natural open space and

biodiversity enhancements.

The track between the two areas may be needed for access

but should be seen as a shared space taking account of and

utilising the existing contours.

Archaeological and biodiversity assessments may need to be

undertaken by any potential applicant to record

where appropriate and assess the relevant impacts and

mitigation aspects.

224

West Medina regeneration area

Housing

allocation

Address

Site specific requirements

HA026

Land rear of Harry

A greenfield site of approximately 2.4 hectares is allocated at

Cheek Gardens,

land to the west of Harry Cheek Gardens, Cowes to deliver a

Northwood

sustainable, high quality residential development which shall

provide:

a At least 28 homes (outline planning permission granted

for 28 units P/01262/16) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b public transport, and access improvements as required;

c footpath and public rights of way links and improvements;

d protection of trees and provision of biodiversity

enhancements;

e landscape buffers to the west to safeguard the setting of

the wider rural area;

f a safeguarded open space/village green to the west; and

g proportionate contributions to improvements to off-site

junctions identified in Tables 7.1 and 7.2, if required.

Proposals should not prevent adjacent sites coming forward.

225

Newport regeneration area

Housing

allocation

Address

Site specific requirements

HA031

Land to east of

A greenfield site of approximately 11.8 hectares is allocated at

Gunville

land to east Gunville, Newport to deliver a sustainable, high-

quality mixed-use development which shall provide:

a at least 175 homes (planning application 19/01544/OUT

submitted, outline for 115 homes on part of the site)

providing a mix of sizes and an affordable housing

contribution in line with H5 and H8;

b approximately two hectares of serviced employment land

for office, general industrial or storage and distribution

uses as appropriate to the site and its wider context,

ensuring that there is also a mix of size of unit; support will

also be given to employment generating uses provided

that they are compatible with the immediate surroundings

and do not conflict with town centre uses (class E office

and B2/B8 uses);

c community use floor space (class E);

d improved road network to allow ease of movement to and

through the site;

e multi-user links to the wider area;

f a mix of onsite SANGs, open and recreation space as well

as biodiversity enhancements;

g landscaping across the site and buffers to adjacent

school; and

h public transport, pedestrian and public right of way links

and improvements.

Archaeological and biodiversity assessments will need

to be undertaken by any potential applicant to record

where appropriate and assess the relevant impacts and

mitigation aspects.

Development and required infrastructure will be delivered on

a phased basis in line with housing delivery.

Proposals will not be permitted where they would prevent a

comprehensive approach to the delivery of development and

infrastructure across the whole site. It is anticipated that the

site will be comprehensively master planned.

226

Newport regeneration area

Housing

allocation

Address

Site specific requirements

HA032

Land at

A greenfield site of approximately 8.2 hectares is allocated

Horsebridge Hill

at Horsebridge Hill, Newport to deliver a sustainable, high-

quality residential development which shall provide:

a at least 115 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b improved road network to allow ease of movement to and

through the site;

c public transport and pedestrian improvements;

d multi-user links to the wider area;

e a mix of onsite SANGs, open and recreation space; and

f landscape buffers to the ancient woodland, SINC and

along with the watercourse corridor.

Archaeological and biodiversity assessments will need

to be undertaken by any potential applicant to record

where appropriate and assess the relevant impacts and

mitigation aspects.

Development and required infrastructure will be delivered on

a phased basis in line with housing delivery.

Proposals will not be permitted where they would prevent a

comprehensive approach to the delivery of development and

infrastructure across the whole site and the surrounding sites

allocated for development. It is anticipated that the site will

be comprehensively master planned.

227

Newport regeneration area

Housing

allocation

Address

Site specific requirements

HA036

Land at Noke

A mixed greenfield and brownfield site of approximately

Common

8.5 hectares is allocated at Noke Common, Newport to

deliver a sustainable, high quality residential development

which shall provide:

a at least 100 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b public transport, access and proportionate off-site

highway improvements as required;

c footpath and public rights of way links and improvements;

d a mix of onsite SANGs, open and recreation space; and

e landscaping and biodiversity enhancements.

Development and required infrastructure will be delivered

on a phased basis in line with housing delivery. Proposals

will not be permitted where they would prevent a

comprehensive approach to the delivery of development and

infrastructure across the whole site and the surrounding sites

allocated for development. It is anticipated that the site will

be comprehensively master planned.

HA037

Former Library HQ,

A greenfield site of approximately one hectare is allocated

Land Adjacent St

at land at former library HQ and land adjacent to St Mary’s

Mary’s Hospital

Hospital, Newport to deliver a sustainable, high quality

Parkhurst, Newport

residential development which shall provide:

a at least 25 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b public transport, access and proportionate off-site

highway improvements as required; and

c footpath and public rights of way links and improvements;

It is anticipated that the council will work the NHS to consider

how a wider masterplan can offer comprehensive benefits

across the site and adjacent NHS land. Therefore, proposals

should not prevent adjacent sites coming forward.

228

Newport regeneration area

Housing

allocation

Address

Site specific requirements

HA038

Land off

A greenfield site of approximately 6.4 hectares is allocated at

Broadwood Lane,

Land off Broadwood Lane, Newport to deliver a sustainable,

Newport

high quality residential development which shall provide:

a at least 150 homes (planning applications submitted

19/01415/OUT (outline for 113 homes) and 19/01426/

FUL (full for 36 homes)) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b public transport, access and proportionate off-site

highway improvements as required;

c footpath and public rights of way links and improvements;

d onsite drainage improvements;

e a mix of onsite SANGs, open and recreation space; and

f landscaping and biodiversity enhancements.

Archaeological and biodiversity assessments may need

to be undertaken by any potential applicant to record

where appropriate and assess the relevant impacts and

mitigation aspects.

Proposals should not prevent adjacent sites coming forward.

HA039

Former HMP

See site specific policy KPS1.

Camphill, Newport

HA044

Newport Harbour

See site specific policy KPS2.

HA110

Land at Moreys,

A brownfield site of approximately 1.6 hectares is allocated at

Trafalgar Road

Land at Moreys, Trafalgar Road, Newport to deliver high quality

sustainable residential development which shall provide:

a at least 100 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b onsite parking and access improvements as required;

c an access road linking Trafalgar Road and Terrace Road; and

d a mix of onsite SANGs, green and open space.

229

East Medina regeneration area

Housing

allocation

Address

Site specific requirements

HA051

Palmers Farm,

A greenfield site of approximately 10 hectares is allocated to

Brocks Copse Road,

land at Palmers Farm, Wootton Bridge to deliver, high quality

Wootton Bridge

sustainable residential development which shall provide:

a at least 40 homes (planning permission granted for

40 homes P/00741/18) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b improved and safe access to and through the site for both

pedestrians and vehicles;

c retention of existing woodland to centre of site; and

d landscape buffers and biodiversity enhancements to the

north and west of the site.

The site has an area of mineral safeguarding to the west,

appropriate investigation should be undertaken to establish

whether the minerals can be utilised within the development

or extracted as appropriate.

Archaeological assessments will need to be undertaken by

any potential applicant and early liaison with the council’s

Archaeology and Historic Environment Service is advised.

HA053

Land adjoining

A greenfield site of approximately 5,6 hectares is allocated to

Lushington Hill

land adjoining Lushington Hills and Hunters Way, Wootton

and Hunters Way,

Bridge to deliver, high quality sustainable residential

Wootton

development which shall provide:

a at least 50 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b improved and safe access to and through the site for both

pedestrians and vehicles;

c landscape and ecological buffers to the ancient woodland

and hedge retention where possible or replacement; and

d a mix of SANGs, open and recreation space. This could be

located to the west to act as a buffer to the woodland.

The site has an area of mineral safeguarding to the centre

of the site, appropriate investigation should be undertaken

to establish whether the minerals can be utilised within the

development or extracted as appropriate.

Archaeological assessments will need to be undertaken by

any potential applicant and early liaison with the council’s

Archaeology and Historic Environment Service is advised.

230

East Medina regeneration area

Housing

allocation

Address

Site specific requirements

HA113

Red Funnel, East

A brownfield site of approximately 2.4 hectares is allocated

Cowes

at Land at Red Funnel and surrounds, East Cowes to deliver a

sustainable, high quality mixed use development resilient to

climate change and sympathetic to the character of the area

and which shall provide delivery of:

at least 100 homes (outline planning permission granted for

up to 100 homes P/01065/15) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b tourist accommodation;

approximately 1850m2 of non-residential floor space

including retail, leisure, and commercial premises (use class

E and B1 and B2);

demolition of unused buildings;

terminal buildings with associated marshalling facilities;

public transport, access and highway improvements as

required as well as opportunities to enhance or create links

to the local sustainable transport network;

on-site parking and cycle provision;

enhanced public realm/ SANGs/ open and recreation space;

pedestrian connectivity improvements;

appropriate landscaping and boundary treatment;

an appropriate level of public access to the waterfront;

m an appropriate level of access to the waterfront and marine-

related infrastructure, where it is required for existing and

future marine and maritime-related businesses;

seawall and coastal defence improvements; and

any other measures that enhance East Cowes as

a destination.

Development and required infrastructure will be delivered on

a phased basis in line with housing delivery.

Proposals should demonstrate that the level of retail and

leisure uses will not have an unacceptable impact on the

town centres of East Cowes and Cowes.

231

Ryde regeneration area

Housing

allocation

Address

Site specific requirements

HA060

Westridge Cross

A greenfield site of approximately 38 hectares is allocated

Dairy and land to

at Westridge Cross Dairy, Ryde to deliver a sustainable, high

the north of Bullen

quality predominately residential development resilient to

Road, Ryde

climate change. The development shall provide:

a at least 474 homes (planning application submitted for 474

dwellings 20/01061/FUL) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b a mix of onsite SANGs, open and recreation space;

c community facilities well related and accessible to all,

d including a small convenience retail provision, if

appropriate;

e opportunities for sustainable travel and lifestyles including

a network of safe and convenient green routes and cycling

links; and

f public transport and highway improvements as required.

Development and required infrastructure will be delivered on

a phased basis in line with housing delivery.

Proposals will not be permitted where they would prevent a

comprehensive approach to the delivery of development and

infrastructure across the whole site. It is anticipated that the

site will be comprehensively master planned in conjunction

with the approved scheme currently under construction

(19/01574/FUL).

Relevant biodiversity and archaeological assessments will

be required and early liaison with council’s planning services

is advised.

232

Ryde regeneration area

Housing

allocation

Address

Site specific requirements

HA062

Land off Quarry

A greenfield site of approximately 1.6 hectares is allocated at

Road, Ryde

land off Quarry Road, Ryde to deliver, high quality sustainable

residential development which shall provide:

a at least 30 homes providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b improved and safe access to and through the site for both

pedestrians and vehicles;

c improvement, re-provision and links to existing public

rights of way;

d a financial contribution to the management and

maintenance of the adjacent nature asset; and

e landscape buffers and biodiversity enhancements to the

south of the site.

Biodiversity assessments will need to be undertaken by

any potential applicant and early liaison with the council’s

planning services is advised.

HA112

Land at Harcourt

A brownfield site of approximately 11 hectares is allocated at

Sands, Ryde

Land at Harcourt Sands, Ryde to deliver a sustainable, high-

quality mixed-use development resilient to climate change

and sympathetic to the character of the area and which shall

provide delivery of:

a at least 128 homes (planning permission granted for

128 homes P/00573/15) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8;

b improvements to the tourism offer;

c on-site car parking;

d new vehicular access and works to existing accesses; and

e a mix of onsite SANGs, open and recreation space as well

as biodiversity enhancements.

233

The Bay regeneration area

Housing

allocation

Address

Site specific requirements

HA080

Former Sandham

A mixed brownfield and greenfield site of approximately

Middle School Site,

four hectares is allocated at the former Sandham Middle

Sandown

School, Sandown to deliver a sustainable, high-quality

development that could be focused on providing a mix of

cross-generational tenures including First Homes and extra

care. The site could enable delivery of:

a at least 84 residential dwellings of mixed tenure and type

that could include or wholly deliver:

b First Homes;

c extra care services for older people delivering a variety of

sized units;

d supported housing for vulnerable young people, including

care leavers;

e a small community hub that could include community

centre floorspace, a small library, café and a small-scale

retail opportunity to serve local needs;

f a mix of onsite SANGs, open and recreation space;

g sustainable drainage scheme; and

h proportionate contributions to improvements to off-site

junctions identified in tables 7.1 and 7.2, if required.

When considering flood risk across the site please refer to the

council’s SFRA level 2 fact sheet.

HA081

Sandown Town

A brownfield site of approximately 0.15 hectares is allocated

Hall, Grafton Street,

for residential use at Sandown Town Hall, Sandown to deliver

Sandown

a sustainable, high quality residential development which

shall provide delivery of:

a at least 11 homes (planning permission granted for 11

units 20/00455/FUL) providing a mix of sizes and an

affordable housing contribution in line with H5 and H8.

Given the building is listed building, any development and/

or conversion must have special regard to the desirability of

preserving the building or its setting or any features of special

architectural or historic interest which it possesses. Early

discussions with the council’s planning service is advised.

234

The Bay regeneration area

Housing

allocation

Address

Site specific requirements

HA084

Former SPA Hotel,

A brownfield site of approximately 0.4 hectares is allocated

Shanklin Esplanade

at the Former SPA Hotel, Shanklin to deliver sustainable, high

quality predominantly residential development resilient to

climate change. The development shall provide:

a at least 50 homes providing a mix of sizes and affordable

housing in line with H5 and H8;

b public transport and highway improvements as required;

c contribution towards improvements to the seawall and

coastal defences; and

d re-provision of any public parking spaces lost

through redevelopment.

The development should be of high quality design and

reflect the character of the area, respecting the proximity of

the buildings and uses adjacent to the site.

If at the time of any planning application the car parking facility

is still required, any public parking spaces that would be lost

will be re-provided as part of any development proposal.

Given the site location with the cliff behind it is anticipated

that any parking would be to the rear of the site with the

option of a multi-level solution. Consideration should be

given to the ground floor frontage on the Esplanade to

ensure appropriate activity and vitality.

Relevant surveys will need to be undertaken and early

discussion with the planning service is advised.

HA096

Land adjoining

A greenfield site of approximately 4.8 hectares is allocated at

Scotland Farm and

Land adjoining Scotland Farm, Godshill to deliver a sustainable,

Tresslewood Care

high quality residential development which shall provide:

Village, Scotland

a at least 100 homes providing a mix of sizes and an

Corner, Godshill

affordable housing contribution in line with H5 and H8;

b pedestrian connections to Yarborough Close and along

West Street.

Off-site contributions will be sought to provide a pavement/

footpath along West Street to provide better and safer

connections to the village centre.

The site has an area of mineral safeguarding to the west,

appropriate investigation should be undertaken to establish

whether the minerals can be utilised within the development

or extracted as appropriate.

235

Draft Island Planning Strategy

Appendix 3: List of saved policies

Island Plan core

To be updated/

strategy policy

To be saved?

replaced

Updated/ replaced with

SP1 Spatial strategy

Yes

G1 Our approach towards sustainable

development and growth

G2 Priority locations for development

and growth

SP2 Housing

Yes

H1 Planning for housing delivery

H2 Sites allocated for housing

H3 Housing allocations general

requirements

SP3 Economy

Yes

E1 Supporting and growing our economy

E2 Sustainable economic development

E4 Supporting the rural economy

SP3(a) Horsebridge

Yes

H2 Housing allocations general

Hill

requirements

C4 Health hub at St Mary’s Hospital

SP3(b) Stag Lane

SP3(c) East of Pan

Yes

EA1 Employment allocation at Pan Lane,

Lane

Newport

SP3(d) South of

Yes

EA2 Employment allocation at Nicholson

Nicholson Road

Road, Ryde

SP4 Tourism

Yes

E9 Supporting high quality tourism

SP5 Environment

Yes

EV2 Ecological assets and opportunities

for enhancement

EV5 Trees, woodlands and hedgerows

EV6 Providing and protecting green and

open spaces

236

Island Plan core

To be updated/

strategy policy

To be saved?

replaced

Updated/ replaced with

SP6 Renewables

Yes

C10 Supporting renewable energy and

low carbon technologies

SP7 Travel

Yes

T1 A better connected Island

T2 Supporting sustainable transport

T6 Parking provision in New

development

SP8 Waste

Yes

SP9 Minerals

Yes

MA1: Crockers Farm

Yes

MA2: Lavender Farm

Yes

MA3: Cheverton

Yes

Farm Gravel Pit

MA4: Blackwater

Yes

Quarry western

extension

MA5: Cheverton

Yes

Gravel Pit

MA6: Blackwater

Yes

Quarry, land at Great

East Standen Farm

AAP1 Medina Valley

Yes

E5 Maintaining employment sites with

water access

EV10 Preserving settlement identity

AAP2 Ryde

Yes

E11 Ryde tourism opportunity zones

T4 Supporting our railway network

EV10 Preserving settlement identity

EV15 Monkton Mead catchment area

AAP3 The Bay

Yes

E10 The Bay tourism opportunity area

T4 Supporting our railway network

DM1 Sustainable

Yes

C11 Lowering carbon and energy

build criteria for new

consumption in new development

development

EV13 Managing our water resources

DM2 Design

Yes

C1 High quality design for new

quality for new

development

237

Island Plan core

To be updated/

strategy policy

To be saved?

replaced

Updated/ replaced with

DM3 Balanced mix of

Yes

H8 Ensuring the right mix of housing

housing

DM4 Locally

Yes

H5 Delivering affordable housing

affordable housing

H7 Rural and First Homes exceptions sites

DM5 Housing for

Yes

C5 Facilitating independent living

older people

C6 Providing annexe accommodation

DM6 Gypsies,

Yes

H11 Planning for Gypsy, traveller and

travellers and

travelling showpeople provision

travelling

showpeople

DM7 Social and

Yes

C14 Providing social and community

community

infrastructure

DM8 Economic

Yes

E1 Supporting and growing our economy

development

DM9 Town centres

Yes

E7 Supporting and improving our town

centres

E8 Supporting the evening economy

DM10 Rural service

Yes

E7 Supporting and improving our town

centres and the

centres

wider rural area

E8 Supporting the evening economy

DM11 Historic and

Yes

EV1 Conserving and enhancing our

built environment

historic environment

DM12 Landscape,

Yes

EV9 Protecting our landscapes and

seascape,

seascapes

biodiveristy and

geodiversity

DM13 Green

Yes

EV2 Ecological assets and opportunities

infrastructure

for enhancement

EV6 providing and protecting green and

open spaces

EV7 Local green spaces

238

Island Plan core

To be updated/

strategy policy

To be saved?

replaced

Updated/ replaced with

DM14 Flood risk

Yes

EV14 Managing flood risk in new

development

EV15 Monkton Mead catchment area

EV18 Improving resilience from coastal

flooding and coastal risks

DM15 Coastal

Yes

EV16 Managing our coast

management

EV17 Facilitating relocation from coastal

change management areas

DM16 Renewables

Yes

C10 Supporting renewable energy and

low carbon technologies

DM17 Sustainable

Yes

T1 A better connected Island

travel

T6 Parking provision in new development

DM18 Cross-Solent

Yes

T3 Cross-Solent transport

travel

DM19 Waste

Yes

DM20 Minerals

Yes

DM21 Utility

Yes

C12 Utility infrastructure requirements for

infrastructure

new development

requirements

DM22 Developer

Yes

G3 Developer contributions

contributions

G4 Managing viability

239

Draft Island Planning Strategy

Appendix 4: Strategic policies

Neighbourhood plans must be in general conformity with the strategic policies of the

development plan listed below.

EV1

Conserving and enhancing our historic environment

EV2

Ecological assets and opportunities for enhancement

EV3

Recreation impact on the Solent European sites

EV4

Water quality impact on Solent European sites (nitrates)

EV13

Managing our water resources

EV14

Managing flood risk in new development

EV16

Managing our coast

High quality design for new development

Facilitating independent living

C10

Supporting renewable energy and low carbon technologies

C12

Utility infrastructure requirements for new development

C13

Maintaining key utility infrastructure

Our approach towards sustainable development and growth

Priority locations for development and growth

Developer contributions

Managing viability

Planning for housing delivery

Sites allocated for housing

Housing allocations general requirements

Delivering affordable housing

Rural and First Homes exceptions sites

Ensuring the right mix of housing

Supporting and growing our economy

Sustainable economic development

Supporting and improving our town centres

A better connected island

240

Draft Island Planning Strategy

Appendix 6: List of large sites

with planning permission

Planning

Dwellings

application

Dwellings

in plan

reference

Site address

Settlement

permitted

period

Branstone Farm Studies Centre,

20/01160/FUL

Arreton

Hale Common, Arreton

Sites At The Duver Marina And Bembridge

P/00637/14

Bembridge

Marina, Bembridge

P/00966/14,

Land adjacent Blanchards, Moortown

Brighstone

P/01449/18

Lane, Brighstone, Newport

Bucklers View, Worsley Road, Gurnard,

19/00080/FUL

Cowes

Land to the rear of 391 Newport Road,

P/00823/18

Cowes

Off Hawthorn Meadow, Saunders Way,

P/00328/18

East Cowes

Maresfield Road, land west of Castle

P/00941/16

East Cowes

Street, East Cowes

P/00959/17,

1 Medina Food Services, Little London,

Newport

P/00986/18

Newport

P/01008/18

11-11d St. James Street, Newport

Newport

P/01392/16

Part of parcel 8530 Main Road, Rookley

Rookley

Rosemary Vineyard, Smallbrook Lane,

P/01218/16

Ryde

140

Ryde

South of Smallbrook Lane, Pennyfathers

P/01456/14

Ryde

904

545

Land, Brading Road, Ryde

P/00164/17

Land at Ryde House, off Binstead Road

Ryde

Land between Nettlestone Hill And

P/00496/18

Seaview

Seaview, Seaview

Belgrave Hotel, 14-16 Beachfield Road,

20/00412/FUL

The Bay

Sandown

243

Draft Island Planning Strategy

Glossary

Affordable housing - The council will use the definition of affordable housing, as per the

NPPF, which currently is: housing for sale or rent, for those whose needs are not met by the

market (including housing that provides a subsidised route to home ownership and/or is for

essential local workers); and which complies with one or more of the following definitions:

Affordable housing for rent: meets all of the following conditions: (a) the rent is set in

accordance with the Government’s rent policy for social rent or affordable rent, or is at

least 20 per cent below local market rents (including service charges where applicable); (b)

the landlord is a registered provider, except where it is included as part of a build to rent

scheme (in which case the landlord need not be a registered provider); and (c) it includes

provisions to remain at an affordable price for future eligible households, or for the subsidy

to be recycled for alternative affordable housing provision. For build to rent schemes

affordable housing for rent is expected to be the normal form of affordable housing

provision (and, in this context, is known as affordable private rent).

Starter homes: is as specified in Sections 2 and 3 of the Housing and Planning Act 2016

and any secondary legislation made under these sections. The definition of a starter home

should reflect the meaning set out in statute and any such secondary legislation at the

time of plan-preparation or decision-making. Where secondary legislation has the effect

of limiting a household’s eligibility to purchase a starter home to those with a particular

maximum level of household income, those restrictions should be used.

Discounted market sales housing: is that sold at a discount of at least 20% below local

market value. Eligibility is determined with regard to local incomes and local house prices.

Provisions should be in place to ensure housing remains at a discount for future eligible

households.

Other affordable routes to home ownership: is housing provided for sale that provides a

route to ownership for those who could not achieve home ownership through the market.

It includes shared ownership, relevant equity loans, other low cost homes for sale (at a

price equivalent to at least 20% below local market value) and rent to buy (which includes

a period of intermediate rent). Where public grant funding is provided, there should be

provisions for the homes to remain at an affordable price for future eligible households, or

for any receipts to be recycled for alternative affordable housing provision, or refunded to

Government or the relevant authority specified in the funding agreement.

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Ancient or veteran tree - A tree which, because of its age, size and condition, is of exceptional

biodiversity, cultural or heritage value. All ancient trees are veteran trees. Not all veteran trees

are old enough to be ancient, but are old relative to other trees of the same species. Very few

trees of any species reach the ancient life-stage.

Ancient woodland - An area that has been wooded continuously since at least 1600 AD. It

includes ancient semi-natural woodland and plantations on ancient woodland sites (PAWS).

Area of Outstanding Natural Beauty (AONB) - Landscape of national importance,

designated under the National Parks and Access to the Countryside Act 1949. The primary

purpose of the AONB designation is to conserve and enhance the the natural beauty of the

landscape, with secondary aims to have consideration for the interests of those who live and

work there and support the need for quiet enjoyment of the countryside.

Archaeological interest - There will be archaeological interest in a heritage asset if it holds, or

potentially holds, evidence of past human activity worthy of expert investigation at some point.

Aspirational housing - Housing that is attractive to ‘AB’ households, ie, professional workers

and higher income groups. There is no particular type of housing that can be defined as

aspirational as it can include all dwelling sizes and costs. Research has shown that such

households are attracted by factors such as the physical environment of the area and the

availability of good schools.

BREEAM - The environmental assessment method is a rating system for environmentally

friendly design, developed by the government’s Building Research Establishment. It includes

assessing carbon dioxide emissions from the building once in use.

Coastal change management area (CCMA) - An area identified in plans as likely to be

affected by physical change to the shoreline through erosion, coastal landslip, permanent

inundation or coastal accretion.

Combined heat and power (CHP) - The simultaneous generation of usable heat and power

(usually electricity) in a single process, thereby reducing wasted heat and putting to use

that would normally be wasted to the atmosphere, rivers or seas. CHP is an efficient form of

decentralised energy supply providing heating and electricity at the same time. CHPs overall

fuel efficiency can be around 70 to 90 per cent of the input fuel, depending on the heat-load;

much better than most power stations which are only up to around 40 to 50 per cent efficient.

Community Right to Build Order - An order made by the local planning authority (under

the Town and Country Planning Act 1990) that grants planning permission for a site-specific

development proposal or classes of development.

Competent person (to prepare site investigation information) - A person with a

recognised relevant qualification, sufficient experience in dealing with the type(s) of pollution

or land instability, and membership of a relevant professional organisation.

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Conservation (for heritage policy) - The process of maintaining and managing change to a

heritage asset in a way that sustains and, where appropriate, enhances its significance.

Conservation area - An area designated by the Local Authority due to their special

architectural or historic interest, the character or appearance of which it is desirable to preserve

or enhance.

Deliverable - To be considered deliverable, sites for housing should be available now, offer

a suitable location for development now, and be achievable with a realistic prospect that

housing will be delivered on the site within five years. Sites that are not major development,

and sites with detailed planning permission, should be considered deliverable until permission

expires, unless there is clear evidence that homes will not be delivered within five years (eg,

they are no longer viable, there is no longer a demand for the type of units or sites have long

term phasing plans). Sites with outline planning permission, permission in principle, allocated

in the development plan or identified on a brownfield register should only be considered

deliverable where there is clear evidence that housing completions will begin on site within

five years.

Design code - A set of illustrated design requirements that provide specific, detailed

parameters for the physical development of a site or area. The graphic and written

components of the code should build upon a design vision, such as a masterplan or other

design and development framework for a site or area.

Developable - To be considered developable, sites should be in a suitable location for

housing development with a reasonable prospect that they will be available and could be

viably developed at the point envisaged.

Designated heritage asset - A World Heritage Site, scheduled monument, listed building,

protected wreck site, registered park and garden, registered battlefield or conservation area

designated under the relevant legislation.

Development plan - Is defined in section 38 of the Planning and Compulsory Purchase Act

2004, and includes adopted local plans, neighbourhood plans that have been made and

published spatial development strategies, together with any regional strategy policies that

remain in force. Neighbourhood plans that have been approved at referendum are also part

of the development plan, unless the local planning authority decides that the neighbourhood

plan should not be made.

Edge of centre - For retail purposes, a location that is well connected to, and up to 300 metres

from, the primary shopping area. For all other main town centre uses, a location within 300

metres of a town centre boundary. For office development, this includes locations outside the

town centre but within 500 metres of a public transport interchange. In determining whether a

site falls within the definition of edge of centre, account should be taken of local circumstances.

Environmental impact assessment - A procedure to be followed for certain types of

project to ensure that decisions are made in full knowledge of any likely significant effects on

the environment.

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First Homes - a specific kind of discounted market sale housing that meet the definition of

‘affordable housing’ and on the Isle of Wight must be discounted by a minimum of 40% against

market value (maximum price of £250,000), are sold to a person or persons meeting the First

Homes eligibility criteria (see www.gov.uk/guidance/first-homes ) and on first sale, are secured

in perpetuity.

Geodiversity - The range of rocks, minerals, fossils, soils and landforms.

Gigawatt hours (GWh) - A unit of energy representing one billion watt hours and is

equivalent to one million kilowatt hours. Gigawatt hours are often used as a measure of the

output of large electricity power stations.

Green infrastructure - A network of multi-functional green space, urban and rural, which

is capable of delivering a wide range of environmental and quality of life benefits for

local communities.

Habitats site - Any site which would be included within the definition at regulation 8 of the

Conservation of Habitats and Species Regulations 2017 for the purpose of those regulations,

including candidate special areas of conservation, sites of community importance, special areas

of conservation, special protection areas and any relevant marine sites.

Heritage asset - A building, monument, site, place, area or landscape identified as having a

degree of significance meriting consideration in planning decisions, because of its heritage

interest. It includes designated heritage assets and assets identified by the local planning

authority (including local listing).

Heritage coast - Areas of undeveloped coastline which are managed to conserve their natural

beauty and, where appropriate, to improve accessibility for visitors.

Historic environment - All aspects of the environment resulting from the interaction

between people and places through time, including all surviving physical remains of past

human activity, whether visible, buried or submerged, and landscaped and planted or

managed flora.

Historic environment record - Information services that seek to provide access to

comprehensive and dynamic resources relating to the historic environment of a defined

geographic area for public benefit and use.

International, national and locally designated sites of importance for biodiversity - All

international sites (special areas of conservation, special protection areas, and Ramsar sites),

national sites (sites of special scientific interest) and locally designated sites including local

wildlife sites.

Local Development Order - An order made by a local planning authority (under the Town

and Country Planning Act 1990) that grants planning permission for a specific development

proposal or classes of development.

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Main town centre uses - Retail development (including warehouse clubs and factory outlet

centres); leisure, entertainment and more intensive sport and recreation uses (including

cinemas, restaurants, drive-through restaurants, bars and pubs, nightclubs, casinos, health

and fitness centres, indoor bowling centres and bingo halls); offices; and arts, culture and

tourism development (including theatres, museums, galleries and concert halls, hotels and

conference facilities).

Major development - For housing, development where 10 or more homes will be provided,

or the site has an area of 0.5 hectares or more. For non-residential development it means

additional floorspace of 1,000m2 or more, or a site of 1 hectare or more, or as otherwise

provided in the Town and Country Planning (Development Management Procedure) (England)

Order 2015.

Mineral Safeguarding Area - An area designated by minerals planning authorities which

covers known deposits of minerals which are desired to be kept safeguarded from unnecessary

sterilisation by non-mineral development.

Neighbourhood plan - A plan prepared by a parish council or neighbourhood forum for a

designated neighbourhood area. In law this is described as a neighbourhood development

plan in the Planning and Compulsory Purchase Act 2004.

Older people - People over or approaching retirement age, including the active, newly-

retired through to the very frail elderly; and whose housing needs can encompass accessible,

adaptable general needs housing through to the full range of retirement and specialised

housing for those with support or care needs.

Open space - All open space of public value, including not just land, but also areas of water

(such as rivers, canals, lakes and reservoirs) which offer important opportunities for sport and

recreation and can act as a visual amenity.

Out of centre - A location which is not in or on the edge of a centre but not necessarily

outside the urban area.

Out of town --A location out of centre that is outside the existing urban area.

Policies map - An illustration on a base map, reproduced from or based upon a map base to

a registered scale, of all the policies contained in development plan documents. It must be

revised as each new development plan document is adopted and it should always reflect the

up-to-date planning strategy in the area.

Potable water - Water that is fit for drinking, being free from contamination and not

containing a sufficient quantity of saline material to be regarded as a mineral water.

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Previously developed land - Land which is or was occupied by a permanent structure,

including the curtilage of the developed land (although it should not be assumed that the

whole of the curtilage should be developed) and any associated fixed surface infrastructure.

This excludes: land that is or was last occupied by agricultural or forestry buildings; land that

has been developed for minerals extraction or waste disposal by landfill, where provision for

restoration has been made through development management procedures; land in built-up

areas such as residential gardens, parks, recreation grounds and allotments; and land that

was previously developed but where the remains of the permanent structure or fixed surface

structure have blended into the landscape.

Primary shopping area - Defined area where retail development is concentrated.

Priority habitats and species - Species and habitats of principal importance included in the

England biodiversity list published by the secretary of state under section 41 of the Natural

Environment and Rural Communities Act 2006.

Ramsar sites - Wetlands of international importance, designated under the 1971 Ramsar

Convention.

Renewable and low carbon energy - Includes energy for heating and cooling as well as

generating electricity. Renewable energy covers those energy flows that occur naturally and

repeatedly in the environment - from the wind, the fall of water, the movement of the oceans,

from the sun and also from biomass and deep geothermal heat. Low carbon technologies are

those that can help reduce emissions (compared to conventional use of fossil fuels).

Rural exception sites - Small sites used for affordable housing in perpetuity where sites

would not normally be used for housing. Rural exception sites seek to address the needs of the

local community by accommodating households who are either current residents or have an

existing family or employment connection. A proportion of market homes may be allowed on

the site at the local planning authority’s discretion, for example where essential to enable the

delivery of affordable units without grant funding.

Self-build and custom-build housing - Housing built by an individual, a group of individuals,

or persons working with or for them, to be occupied by that individual. Such housing can be

either market or affordable housing. A legal definition, for the purpose of applying the Self-

build and Custom Housebuilding Act 2015 (as amended), is contained in section 1(A1) and (A2)

of that Act.

Setting of a heritage asset - The surroundings in which a heritage asset is experienced. Its

extent is not fixed and may change as the asset and its surroundings evolve. Elements of a

setting may make a positive or negative contribution to the significance of an asset, may affect

the ability to appreciate that significance or may be neutral.

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Significance (for heritage policy) - The value of a heritage asset to this and future

generations because of its heritage interest. The interest may be archaeological, architectural,

artistic or historic. Significance derives not only from a heritage asset’s physical presence, but

also from its setting. For World Heritage Sites, the cultural value described within each site’s

Statement of Outstanding Universal Value forms part of its significance.

Special Areas of Conservation (SAC) - Areas defined by regulation 3 of the Conservation of

Habitats and Species Regulations 2017 which have been given special protection as important

conservation sites.

Special protection areas (SPA) - Areas classified under regulation 15 of the Conservation of

Habitats and Species Regulations 2017 which have been identified as being of international

importance for the breeding, feeding, wintering or the migration of rare and vulnerable

species of birds.

Site investigation information - Includes a risk assessment of land potentially affected by

contamination, or ground stability and slope stability reports, as appropriate. All investigations

of land potentially affected by contamination should be carried out in accordance with

established procedures (such as BS10175 Investigation of Potentially Contaminated Sites - Code

of Practice).

Site of importance for nature conservation (SINC) - A series of non-statutory sites

designated to seek to ensure, in the public interest, the conservation, maintenance and

enhancement of species and habitats of substantive nature conservation value. SINCs should

include all areas of substantive value, including both the most important and the most

distinctive species, habitats, geological and geomorphological features within a national,

regional and local context.

Site of special scientific interest (SSSI) - Sites designated by Natural England under the

Wildlife and Countryside Act 1981.

Stepping stones - Pockets of habitat that, while not necessarily connected, facilitate the

movement of species across otherwise inhospitable landscapes.

Strategic environmental assessment - A procedure (set out in the Environmental

Assessment of Plans and Programmes Regulations 2004) which requires the formal

environmental assessment of certain plans and programmes which are likely to have significant

effects on the environment.

Supplementary planning documents - Documents which add further detail to the policies

in the development plan. They can be used to provide further guidance for development

on specific sites, or on particular issues, such as design. Supplementary planning documents

are capable of being a material consideration in planning decisions but are not part of the

development plan.

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Town centre - Area defined on the local authority’s policies map, including the primary

shopping area and areas predominantly occupied by main town centre uses within or adjacent

to the primary shopping area. References to town centres or centres apply to city centres,

town centres, district centres and local centres but exclude small parades of shops of purely

neighbourhood significance. Unless they are identified as centres in the development plan,

existing out-of-centre developments, comprising or including main town centre uses, do not

constitute town centres.

Travel plan - A long-term management strategy for an organisation or site that seeks to

deliver sustainable transport objectives and is regularly reviewed.

Wildlife corridor - Areas of habitat connecting wildlife populations.

Windfall sites - Sites of under 10 units not specifically identified in the development plan.

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