POLICY MMD1
2.28 HECTARES OF LAND IS ALLOCATED AT LOW STANNERS FOR COMPREHENSIVE REDEVELOPMENT TO PROVIDE COMMERCIAL, RESIDENTIAL, OFFICES, TOURISM DEVELOPMENT AND PARKING USES AS SHOWN ON THE PROPOSALS MAP INSET No. 22. THE COUNCIL WILL REQUIRE THE REDEVELOPMENT SCHEME TO INCLUDE ALL THE FOLLOWING :-
i) A BUILT FORM OF DEVELOPMENT THAT COMPLEMENTS, RATHER THAN DEMOTES THE OPEN NATURE OF THE SITE AND ITS RIVERSIDE SETTING;
ii) A ROOFSCAPE DESIGN INCORPORATING A VARIETY OF PITCHES AND HEIGHTS TO REDUCE THE VISUAL IMPACT OF THE NEW DEVELOPMENT FROM ADJACENT RESIDENTIAL AREAS;
iii) THE RESOLUTION OF THE ROAD ACCESS REQUIREMENTS OF EXISTING AND PROPOSED USES;
iv) THE UTILISATION OF THE COTTING BURN AS A LANDSCAPE FEATURE RUNNING THROUGH THE DEVELOPMENT;
v) THE RATIONALISATION OF ALLOTMENT PROVISION ON AND ADJACENT TO THE SITE
ANY PROPOSED DEVELOPMENT MUST BE SUPPORTED BY A DETAILED FLOOD RISK ASSESSMENT AND THE LAYOUT AND DESIGN OF THE SCHEME MUST, AT THE EARLIEST POSSIBLE STAGE TAKE INTO ACCOUNT DETAILED MITIGATION MEASURES REQUIRED TO ENSURE THAT THE DEVELOPMENT DOES NOT CAUSE AN UNACCEPTABLE RISK OF FLOODING.
A DEVELOPMENT BRIEF WILL BE PREPARED BY THE LOCAL PLANNING AUTHORITY TO GUIDE DEVELOPERS.

30.26.1 The Low Stanners Area was previously proposed as a mixed development site in the Deposit Local Plan, but with a significant element of convenience goods retailing and made use of Tommy's Field and Waulk Mill Field for office and other developments. The current proposals offer a mixed development site on a much reduced scale which pays greater respect to the setting of this part of Morpeth and the protection of important environmental resources yet will provide much needed opportunities for commercial and community developments1

30.26.2 The centre of Morpeth is virtually fully developed for commercial, office, car parking and similar uses and further development opportunities are limited. Whilst the redevelopment of land at the Back Riggs/Sanderson Arcade Retail Opportunity Site is expected to take priority in providing for further retail capacity, it is also envisaged that land at Low Stanners will be required for additional development which cannot be accommodated within the Back Riggs area. This could include uses such as long-stay parking, bus lay-over space, DIY/Bulky Goods Retailing , Offices, Tourism Development, and Affordable Housing. This reflects the recommendation of the Local Plan Inquiry Inspector to reduce the scale of development at Low Stanners and concentrate town-centre uses (particularly retailing) within sites (such as Back Riggs) that are closer to the existing town centre.

30.26.3 The Council considers that such uses should still mostly be located in close proximity to the centre of the town in order to support the existing commercial area. The Low Stanners area is considered to be suitable for this purpose as it is located within easy walking distance of the existing town centre and the main shopping streets of Bridge Street, Market Place and Newgate Street. It is considered that this scale and type of new development at Low Stanners would not adversely affect the commercial viability of the existing centre but would complement existing services.

30.26.4 The revised allocation at Low Stanners is on a much reduced scale than that previously proposed. The site boundaries have been re-drawn to exclude Low Stanners Green and adjoining areas , whilst protecting the existing river-frontage. Any development proposals would be used to enhance the land adjacent to the river frontage. The Council recognises that Waulk Mill Field and the Tommy's Fields allotments are traditionally an open area with a long established horticultural use and that the network of footpaths through the area and along the riverside are a well used informal recreational facility. However, it also sees the need to create appropriate development opportunities within and adjacent to the existing town centre. In this respect and in agreement with the findings of the MILTS Study, a boundary for the Low Stanners Site has been drawn which does include part of Tommy's Field. However, the reduced scale of development allows for the creation of new allotment plots on the Northern part of the land attached to the Retreat. This shall be made available before any loss of the current allotment gardens occurs. Details of the development brief will ensure that this commitment is maintained and that the interests of allotment holders are safeguarded.

30.26.5 By encouraging a comprehensive scheme for the Low Stanners, there is significant potential to create an attractive and high quality development which complements the priority redevelopment of the Back Riggs Retail Opportunity Area and pays due respect to its setting. The opportunities that exist to open up the riverside in this part of the town and maximise its recreational and landscape potential must also be taken. This avoids the piecemeal approach to the redevelopment of individual parts of the site as they become available which is likely to greatly reduce the benefits to the Town.

30.26.6 The Low Stanners area is known to be at a significant risk of flooding, however the development site is not shown to be at risk in totality. PPG25 recommends that Local Planning Authorities should take a pragmatic and flexible approach to development in previously developed areas and although flood risk on this site is a significant issue it is recognised that the principle of development could be achieved in some part. It is essential that developers have early discussion with the Environment Agency and Emergency Services so that flood mitigation measures can be incorporated into initial design proposals. It is proposed to prepare a development brief for this site and the inclusion a flood risk assessment within the brief is essential.