Appendix 6: Masterplanning guidance

6.1. Introduction

Code: 3.47c requires that a masterplan, and also a design code, where applicable, must be prepared for all major new developments expected to be delivered by multiple developers or in phases.

The Wakefield District Design Code sets out specific codes and guidance for differing development types and scales. This is to ensure that all new developments can achieve a level of higher quality design across the district. The Design Code also supports the design principles and policies set out within the Wakefield District Local Plan (WDLP) which must be achieved.

The WDLP has a key objective to improve the quality of design in the district. This is evident from the Local Plan Vision which states:

Improved standards of design and management will improve the quality of the built and natural environment and secure biodiversity net gain.

Additionally, the Local Plan's development principles set out in chapter 5 of Volume 1 of WDLP state the importance of design quality. They introduce the concepts of Active Design and Streets for People which are integral to the WDLP approach to design.

6.2 Local Plan design policies: masterplanning requirements

The requirement to produce and provide masterplans for specific sites are set out within the following strategic and local policies within the WDLP:

• Policy SP23 (Strategic) Design, Safety and the Local Environment

• Policy LP56 (Local) Design of New Development

Further guidance and advice about design is also set out in the Wakefield City Centre Urban Design Framework Supplementary Planning Document.

The Council has several approved design documents which are key material considerations when determining relevant planning applications. The WDLP site policies reference the requirement to take these documents into account when developing proposals. The approved documents can be found via Wakefield Council’s Planning Policy website. The approved documents are:

• Aire River Growth Corridor Masterplan

• Castleford Strategic Regeneration Framework

• City Fields, Wakefield Masterplan Framework

• Knottingley and Ferrybridge Masterplan

• Pontefract Masterplan

• Wakefield City Centre Masterplan

6.3 Pre-Application discussions

For allocated sites, where the site policy in Volume 2 of the WDLP requires a masterplan to be submitted as part of a planning application, prospective applicants should enter into pre-application discussions with the Council. Information about how to do this is set out on the Council’s website.

Pre-application discussions should also be held regarding any significant sites which are not allocated for development in the Plan. This is further supported by Policy LP56, where masterplans may be required for non-allocated sites, and this will be considered on a case-by-case basis by the Council. The need for a masterplan should be determined at the pre-application stage, and any draft documents submitted should meet the requirements of local and national planning policies.

6.4 Planning applications

To meet the masterplan requirements as set out in Part B of the Design Code and the WDLP, relevant planning applications must include a Masterplan Statement. This could also be provided as part of the Design and Access Statement. The document must cover all the matters set out below. A layout plan, on its own, does not constitute a masterplan and will not meet the policy requirements of the WDLP as set out above.

Any required masterplans will need to be submitted as part of applications for outline or full planning permission. Any subsequent reserved matters applications must follow the masterplan provided as part of a previous outline application.

Planning applications must be for the entirety of a local plan allocation, even if it is in multiple ownerships and phases to avoid piecemeal development. The masterplan submitted as part of the application should also cover the whole allocated site if no masterplan has been approved as part of a previous planning permission. Site promoters must work together to produce a compliant masterplan for the whole allocated site.

The Masterplan Statement must demonstrate how the masterplan complies with the requirements of the Wakefield District Local Plan and the Wakefield District Design Code. Specifically, the statement will need to:

• demonstrate how the proposals meet the codes and guidance as set out in the Wakefield District Design Code. This should include referencing national policies and practice guidance as required

• provide an overview of the site and the constraints and opportunities it presents by following the Wakefield District Design Code, Code: 1.1c

• demonstrate how the Active Design and Streets for People principles set out in chapter 5 of Volume 1 of the WDLP (under paragraphs 5.2 and 5.3) have been considered and how they have influenced the design of the proposals

• set out a vision for the sustainable development of the site and how its proposed development satisfies the criteria set out in the Wakefield District Design Code Part B, Section B2 (Sustainable and resilient places) and LP56 Design of New Development

• demonstrate how the proposals adhere to any local design guides, plans, or codes that may be in place, (for example, the strategic masterplans listed above)

• demonstrate how full policy and code compliance will be achieved, including provision of all necessary infrastructure arising from the entire allocation and cumulative impacts with any nearby, committed development and local plan allocations. This should also be demonstrated if an application is submitted on part of a Local Plan allocation.

• provide details of the:

  • scale and layout of development, including heights and massing

  • mix of uses and intended phasing (if relevant) which must include boundary treatments between phases as required

  • transport and access arrangements including how the masterplan will encourage sustainable movement such as walking, wheeling, and cycling

  • connectivity of the proposal with the surrounding built environment and, where appropriate, countryside for recreational opportunities

  • green and blue infrastructure approach and objectives

  • approach to delivering 10% net gain for biodiversity through the development proposals

• set out the arrangement of buildings, streets and the public realm which must include wayfinding and legibility design principles

• adhere to any previously approved masterplan including Council approved masterplans. Where a previous planning permission approved a comprehensive masterplan, further applications (reserved matters or full applications for further development phases of that allocation) must adhere to the approved masterplan

• ensure any specific requirements set out in individual site policies in Volume 2 of the WDLP regarding masterplanning are clearly dealt with and incorporated into the submitted masterplans

• where a Landscape and Visual Impact Assessment (LVIA) is required by the Council, as set out in Local Plan Policy LP55 Landscape Character, this should inform any masterplan submitted as part of a planning application. Where the LVIA identifies that proposed building heights may have a harmful impact, details of building heights and any mitigation must be provided. The use of parameter plans, for example, will not be acceptable to the Council