Chesterfield Borough Local Plan

2.0 HOUSING

Introduction

3.1

The key objective of the housing policies in the review of the local plan is to ensure that sufficient good quality housing is provided to meet the needs of all sections of the community. It seeks to achieve this within the overall context of national and regional guidance which aims to make the best possible use of previously developed land and buildings and promote sustainable patterns of development. The policies and proposals of the plan focus on measures such as the regeneration of inner urban sites (some with mixed uses) and encouraging higher densities where appropriate, whilst rigorously protecting and improving open spaces and the character and quality of the borough’s environment.

Housing land provision

3.2

Ministerial advice published in July 2003 requires that plans should make provision for at least 10 years’ potential supply of housing land from the date of their adoption. Therefore, the plan makes provision for housing land for the period to 2016. Progress will be monitored annually and adjustments will be made as necessary, should the estimate of the need for housing land change.

3.3

The Joint Structure Plan (JSP) requires land to be provided for 5,600 dwellings in the borough between 1991 and 2011, but provides no strategic requirement beyond that date. The Regional Spatial Strategy for the East Midlands, March 2005, (RSS8) identifies an annual average rate of provision of 2,550 dwellings for Derby and Derbyshire between 2001 and 2021 and states (in para. 4.35) that this is to apply to all development plans until such time as the figures are reviewed. Dividing this total on the basis of JSP district allocations, the borough should provide for 214 dwellings each year between 2011 and 2016. Interim guidance combining the JSP and RSS8 requirements, gives a total requirement of 6,670 additional dwellings in the borough for the period from 1991-2016.

3.4

At April 2005 some 5,734 dwellings of this requirement for the borough had already been accounted for by housing completions (5,037), dwellings under construction (136), and planning permissions which had not been started (561), leaving a shortfall of 936 dwellings to be provided for up to 2016. This shortfall is increased by 210 dwellings lost through demolitions or changes of use between 1991 and 2005 [giving 1,146 in Table 1] and a further 275 that could be expected to be lost from 2005-2016, giving an overall shortfall to 2016 of 1,421 dwellings.

3.5

In identifying sufficient land to accommodate additional housing, the council undertook an urban capacity study (UCS) in April 2003 in order to assess the potential for additional housing within the existing urban area, thereby maximising the use of previously developed land and reducing the need to travel. This study looked at all potential redevelopment sites in accordance with government guidance and identified those likely to come forward in the period to 2011. Further work has been undertaken since which updates the UCS to include sites that are likely to become available up to 2016. It is considered that these sites include the most sustainable large brownfield sites which are to be brought forward over the plan period, in particular to assist in the regeneration of the borough.

3.6

The conclusions of the updated study show that all the borough’s housing requirements up to 2016 are capable of being met from previously-developed land. The council has reviewed the greenfield sites allocated in the 1996 adopted local plan. Nine greenfield sites previously allocated for housing in that plan, but where no planning permissions have been granted, have been de-allocated in this review. The national target of 60% housing completions on previously-developed land has already been exceeded in the borough (93% 2004-05) and will approach 100% following the completion of the remaining few greenfield sites in the next 2-3 years.

3.7

The greenfield sites allocated in the 1996 adopted plan which are no longer proposed for housing are:

Site 1

St. John's Farm, Woodthorpe

Site 9

Part of the East Crescent site, Duckmanton

Site 12

Station Road, Hollingwood

Site 17

Former RC school site, Newbold

Site 22

Hady Hill

Site 31

Land at the rear of Middlecroft Road

Site 35

Further land at Ashgate

Site 36

Small part of Storforth Lane site

Site 37

Land at Troughbrook Road

3.8

The urban capacity study also shows that the potential for additional housing on previously developed land in the borough is sufficient to meet the JSP requirement and the RSS8 annual housing requirement to 2016 and beyond. This is mainly due to the large amount of vacant land and buildings, which has become available as a result of the closure of industrial companies. The greatest potential for additional housing land lies within the former industrial corridors along the A61 and A619 where large tracts of land are now lying derelict or unused. Policies aimed at the retention of all of this land for redevelopment for employment uses have been re-assessed in the light of the advice in PPG3, the quantity of employment land available compared with trends in take up (paragraph 4.8 of Employment chapter) and the potential for regeneration.

3.9

As a result of this re-assessment, the plan proposes the retention of the most suitable sites for continuing employment uses because of their excellent location or unsuitable environment for housing. In some cases, especially where there are neighbouring residential communities or the potential for housing-led regeneration to strengthen local communities is good, sites are proposed for mixed uses including both housing and employment uses. Policies for major mixed use development sites in the Areas of Major Change (GEN11, GEN12 and GEN13) are contained in chapter 3 General Strategy.

3.10

As a result of this assessment, around two thirds of the unconstrained supply identified in the updated urban capacity study has been discounted. The remaining sites have been allocated in the Plan, totalling 1553 dwellings.

3.11

In addition to the above potential sources of supply, further opportunities for additional housing exist within the urban area resulting from a reduction in the number of vacant dwellings, conversion of buildings from non-residential to residential use and the sub-division of existing dwellings. A further source of supply will be small windfall sites, with less than 10 dwellings. Housing completions from these sources between 1991 and 2005 have averaged 53 dwellings per annum (both sites and conversions/changes of use). This average is expected to continue and would provide a further 583 completions up to 2016 (at 53 per annum for 11 years). Together with the allocated sites this provides for a supply of some 2,136 dwellings, which exceeds the overall shortfall identified in paragraph 3.4 (1,421) by 715 dwellings. It would be prudent to assume that not all the commitments would be implemented within the plan period. Therefore an allowance has been made to assume that 10% of the dwellings on sites with planning permission, allocated sites and small windfall sites will not be implemented, totalling 270 dwellings. This reduces the surplus to about 445 dwellings above the requirement according to interim guidance, but new district housing figures, which it is generally acknowledged are likely to be greater than the existing interim guidance figure, will be established in revised RSS8 before 2011 which will provide the context for an early review of the plan in the new Local Development Framework system.

3.12

The council’s approach to the selection of sites for housing is based on the sequential approach set out in PPG3. All the sites allocated in the plan re-use previously-developed land, either in whole or in part. Extensions to the urban area will be unnecessary thereby avoiding any encroachment onto agricultural land and open countryside. Policy HSN1 allocates a number of sites for residential development to meet the shortfall in the housing requirement, all of which are expected to come forward in the plan period. All the proposed sites are well located in relation to public transport, employment areas, shops, schools and other community facilities. Most are capable of being brought forward within the next five years and will help to create sustainable residential environments in line with PPG3 objectives.

3.13

Several of the sites allocated in HSN1 are likely to be developed after 2011, including parts of the large, mixed-use sites covered by policies GEN11, GEN12 and GEN13 Areas of Major Change, which are required for regeneration. Phasing of these sites is dealt with in policy HSN2

3.14

In summary the overall housing land supply position, is set out in the following table.

Table 1 Housing land supply position

	Dwellings
(a) Structure Plan (JSP) and RSS8 derived housing requirement 1991-2016	6,670
(b) Dwellings completed 1991-2005	5037
(c) Dwellings under construction at 31 March 2005	136
(d) Dwellings with planning permission but not started at 31 March 2005	561
(e) Dwellings lost (1991-2005)	210

Shortfall (a-b-c-d+e)	1,146
Windfall allowance on small sites/conversions (less than 10 dwellings) 2005-2016	583
Allocated sites 2005-2011 (H10, 24, 30, 31, 38a, 39, 40a)	815
Sites allocated after 2011 (H19, 20, 21, 25, 35, 38b, 40b)	738
Estimate of losses (2005-2016)	275
Allowance for non-implementation (10% of d, f, g and h)	270

Dwelling supply 1991-2016 (b+c+d-e+f+g+h-i-j)

7,115

No allowance has been made for large windfall sites (10 dwellings or more) since the most sustainable of these sites have been identified in the Urban Capacity Study and included in the list of sites allocated.

3.15

Table 2 sets out the proposed new housing sites with capacity for 10 or more dwellings which are allocated in policy HSN1. Sites carried forward from the 1996 Chesterfield Borough Local Plan and sites where planning permission has been granted since April 2005 have been superfixed with a * or # respectively. Sites where planning permission was granted prior to April 2005 but which have not yet been started are also listed as proposals of the plan and shown on the Proposals Map, although they have already been taken into account as commitments. A site at Elm Street/Sycamore Road, Hollingwood (40 dwellings) which had planning permission at April 2002 (since expired) is now proposed as partly residential and partly public open space as part of a recently amended planning agreement in relation to several proposed housing sites in the Hollingwood area.

HSN1 SITES FOR RESIDENTIAL DEVELOPMENT
PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT WILL BE GRANTED ON THE SITES IN TABLE 2 AND SHOWN ON THE PROPOSALS MAP SUBJECT TO THE PHASING PROPOSALS CONTAINED IN POLICY HSN2.

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Table 2 POLICY HSN1 Local Plan Housing Allocations

Policy Ref.	Location	Dwellings
H4#*	Laurel Crescent, Hollingwood	(22)
H8#*	Elm Street, Hollingwood	(17)
H10*	Land between Elm Street and Sycamore Road, Hollingwood	18
H19* !	Former Goldwell Rooms (frontage only)	18
H20* !	Walton Hospital (north)	60
H21* !	Walton Hospital (south)	60
H24	Land at Gate Inn, Mastin Moor	25
H25!	Newbold School	60
H30	William Street North, Old Whittington	11
H31#	Land at the rear of Penmore House	12
H35!	Shorts Builders Yard, Sheffield Road	20
H38a	Former Walton Works, Chatsworth Road+	150
H38b!	Former Wheatbridge Mills, Wheatbridge Road+	70
H39	Part of former UEF site, Derby Road	279
H40a	A61 Corridor Regeneration Scheme before 2011^	320
H40b!	A61 Corridor Regeneration Scheme after 2011^	450

Brownfield sites carried forward from the 1996 Chesterfield Borough Local Plan (site capacities may be different)

Sites with planning permission at April 2005 (included in Table 1 as commitments)

Sites to be developed after 2011 subject to policy HSN2

Sites within Land South of Chatsworth Road AMC allocated for predominantly residential development subject to policy GEN13.

Allocations are part of the mixed-use redevelopment of A61 Corridor AMC defined in policy GEN11.

Phasing of Housing Development

3.16

The urban capacity study (UCS) identifies a substantial amount of previously developed land that could be used for housing development. The rate at which developers are currently taking up the existing permissions is in excess of the rates required by the JSP and RSS8. If all of the sites derived from the UCS were to be granted planning permission immediately the housing target for the borough would be exceeded. This could potentially increase the number of empty homes, encourage in-migration and have a detrimental effect on the ability of other parts of the sub area to attract new housing development.

3.17

Between April 2011 and March 2016 the annual rates of housing provision in RSS8 imply that a total of 1070 dwellings will be needed in Chesterfield Borough. It would not however be prudent to release sites contributing to this need either until the start of this period or when the lack of land for house building is adversely affecting the ability of the council to meet the strategic housing requirement.

HSN2 SITES FOR HOUSING DEVELOPMENT 2011-2016
PLANNING PERMISSION FOR HOUSING DEVELOPMENT ON SITES H19, H20, H21, H25, H35, H38b AND H40b WILL BE GRANTED AFTER 2011 UNLESS MONITORING OF THE HOUSING LAND SUPPLY INDICATES THAT THE PROPOSED DEVELOPMENT IS NEEDED EARLIER, OR IS NOT NEEDED UNTIL LATER, IN THE PLAN PERIOD TO MEET THE STRATEGIC HOUSING REQUIREMENT.

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Housing development on unallocated brownfield land

3.18

The contribution of small windfall sites to the overall housing supply has been set out in paragraph 3.11. Most of these are likely to be located within existing residential areas. Larger windfall sites may also become available during the plan period. A significant number of former industrial sites have become redundant in recent years. The government has indicated that such sites could be considered for housing development where they are located in sustainable locations. A number of these have been identified through the UCS and allocated for housing in policy HSN1. However, in order to prevent a significant oversupply of housing land it will be necessary to monitor and manage the release of further large (10 or more dwellings) windfall sites currently not allocated in the plan. The only large windfall housing developments to be allowed will be sustainable and they are therefore likely to be brownfield sites within the urban area, not in peripheral locations. Such sites must also be in line with the environmental and regeneration objectives of the plan, for example by helping to improve despoiled environment or supporting other regeneration initiatives.

3.19

The criteria set out in policy HSN3 will be used to assess applications for housing on unallocated previously developed land within the urban area. It is equally important to recognise the value to the community of open space within the urban area and protect it from development pressures. Guidelines for layout and design, and for provision of affordable housing as set out in policies HSN5 and HSN7 must be followed.

HSN3 RESIDENTIAL DEVELOPMENT ON LARGER WINDFALL SITES
PLANNING PERMISSION WILL ONLY BE GRANTED FOR RESIDENTIAL DEVELOPMENTS OF TEN OR MORE DWELLINGS (INCLUDING HOSTELS AND RESIDENTIAL INSTITUTIONS) ON WINDFALL SITES NOT ALLOCATED IN THE PLAN WHERE THE PROPOSED DEVELOPMENT IS NECESSARY TO MEET THE STRATEGIC HOUSING REQUIREMENT AND:
(a)	IS ON BROWNFIELD LAND WITHIN THE URBAN AREA;
(b)	IS NOT IN THE GREEN BELT OR THE COUNTRYSIDE;
(c)	WOULD MAKE A SIGNIFICANT CONTRIBUTION TO THE ABILITY OF THE COUNCIL TO SECURE THE REGENERATION OF KEY AREAS OF THE BOROUGH;
(d)	WOULD NOT INVOLVE THE LOSS OF RECREATIONAL, SOCIAL, SHOPPING OR PARKING OR GARAGING FACILITIES OR ANY OTHER COMMUNITY FACILITIES UNLESS IT CAN BE DEMONSTRATED THAT THE FACILITY IS NO LONGER REQUIRED;
(e)	WOULD BE COMPATIBLE WITH THE CHARACTER OF THE SURROUNDING AREA IN TERMS OF ITS SCALE, LAYOUT, DENSITY, FORM, DESIGN, HEIGHT OF BUILDINGS, LANDSCAPE, ACCESS AND CAR PARKING.

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Maximising the use of existing buildings for housing

3.20

The re-use of vacant and underused buildings and the conversion and change of use to housing is sustainable and can contribute to increasing the availability and choice of housing. There is a continuing demand for smaller one and two person dwellings, which can be met through the conversion of large houses or changes of use from underused commercial floorspace e.g. above shops or former industrial or commercial buildings which have become redundant. An increase in the number of dwellings in shopping centres will also add to the vitality of these areas, particularly at night.

HSN4 RE-USE OF VACANT OR UNDERUSED BUILDINGS
THE CONVERSION AND CHANGE OF USE OF EXISTING BUILDINGS TO HOUSING WILL BE PERMITTED PROVIDED THAT THEY ARE SUSTAINABLY LOCATED AND THAT THE SCALE AND INTENSITY OF THE PROPOSED DEVELOPMENT:
(a)	WOULD NOT DETRACT FROM THE AMENITY OF ADJOINING DWELLINGS; AND
(b)	WOULD BE IN KEEPING WITH THE GENERAL CHARACTER OF THE SURROUNDING AREA.

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Layout and design of residential development

3.21

It is the council’s aim to improve the quality, attractiveness and safety of residential areas by promoting good design and innovation in both the buildings and layouts. This will involve the use of higher densities, more energy efficient buildings and giving a high level of priority to pedestrians and other non-car users, thereby contributing to more sustainable patterns of development.

3.22

By promoting good design for buildings and the public realm, higher densities can be achieved without sacrificing environmental quality. Low impact and carbon neutral developments would exemplify the type of energy efficiency measures desired. Locations with good access to public transport, shops and services should offer particular opportunities for achieving higher densities and giving less priority to car users. Design features could include measures to reduce vehicle speeds to 20mph or less where appropriate and to create a sustainable public realm environment which would improve highway safety, encourage walking and cycling and give opportunities for community cohesion and greater community safety. In assessing housing layouts the council will be looking for opportunities for landscaped footpath/cycle links to any nearby open space, shops, schools, public transport routes and workplaces.

3.23

Layouts will also be expected to provide a high standard of privacy, outlook and security without sacrificing the overall quality of townscape and urban form. Construction materials should harmonise with existing development in the area. Regard should also be had to any detailed residential design guidance contained in supplementary planning documents published by the council.

HSN5 LAYOUT AND DESIGN OF RESIDENTIAL DEVELOPMENT (INCLUDING RESIDENTIAL EXTENSIONS)
PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT (INCLUDING FLATS, SHELTERED HOUSING, HOSTELS, RESIDENTIAL HOMES, NURSING HOMES AND OTHER RESIDENTIAL INSTITUTIONS) WILL BE GRANTED WHERE LAYOUTS PROVIDE:
(a)	INNOVATIVE URBAN FORMS AND BUILDING DESIGNS WHICH RESULT IN HIGHER DENSITIES AND ENERGY EFFICIENCY;
(b)	A MINIMUM DENSITY OF 30 DWELLINGS PER HECTARE NET;
(c)	A MINIMUM DENSITY OF 40 DWELLINGS PER HECTARE NET ON SITES WHICH ARE CLOSELY RELATED TO CHESTERFIELD TOWN CENTRE, STAVELEY, WHITTINGTON MOOR AND CHATSWORTH ROAD DISTRICT CENTRES, THE RAILWAY STATION AND MAJOR PUBLIC TRANSPORT CORRIDORS;
(d)	FOR THE USE OF MEANS OF TRANSPORT OTHER THAN THE PRIVATE CAR AND GIVE PRIORITY TO THE NEEDS OF PEDESTRIANS AND CYCLISTS RATHER THAN THE MOVEMENT AND PARKING OF VEHICLES;
(e)	A HIGH QUALITY LIVING ENVIRONMENT AND A DESIGN AND LAYOUT OF BUILDINGS, OPEN SPACES AND LANDSCAPING THAT PROTECTS AND CREATES SPACES OF AMENITY AND RECREATION VALUE AND CREATES AN ATTRACTIVE TOWNSCAPE AND URBAN FORM, RESPECTING AND ENHANCING THAT OF THE SURROUNDING AREA;
(f)	HIGH STANDARDS OF PRIVACY, OUTLOOK AND COMMUNITY SAFETY;
(g)	FOOTPATH/CYCLE LINKS, PREFERABLY WITHIN NATURAL OPEN SPACE CORRIDORS, TO NEARBY OPEN SPACES, SHOPS, SCHOOLS, PUBLIC TRANSPORT ROUTES AND WORKPLACES;
(h)	ADEQUATE AND SAFE HIGHWAY ACCESS; AND
(i)	CAR PARKING IN ACCORDANCE WITH THE STANDARDS IN APPENDIX B.
PLANNING PERMISSION WILL BE GRANTED FOR RESIDENTIAL EXTENSIONS IF PROPOSALS RESPECT THE DESIGN AND SCALE OF THE EXISTING BUILDING, WOULD NOT RESULT IN AN UNACCEPTABLE IMPACT ON ADJOINING PROPERTIES IN TERMS OF PRIVACY, OUTLOOK AND OVERSHADOWING AND WOULD NOT COMPROMISE PARKING STANDARDS OR HIGHWAY SAFETY.

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Infill Housing Development in Residential Areas

3.24

The borough has seen a significant increase in the number of infill housing developments in residential areas over the past 10 years, where large plots are subdivided, properties built in back gardens of existing houses or existing large properties demolished and redeveloped at a higher density. Whilst these can make a valuable contribution to housing supply from small windfall sites, they can also have a harmful impact on the character of an area and on residential amenity, such as where the density of development is too great, the relationship between the plots is awkward or they result in the loss of important trees or other landscape features. The council will therefore in future assess proposals for infill residential development against the following policy.

HSN6 INFILL RESIDENTIAL DEVELOPMENT
PLANNING PERMISSION WILL BE GRANTED FOR INFILL RESIDENTIAL DEVELOPMENT OR THE REDEVELOPMENT OF EXISTING RESIDENTIAL PROPERTIES AT HIGHER DENSITIES PROVIDED THE FOLLOWING CRITERIA ARE SATISFIED:
(a)	IT WOULD BE IN KEEPING WITH THE CHARACTER OF THE SURROUNDING AREA, IN PARTICULAR IN TERMS OF PLOT SIZE, SPACE BETWEEN DWELLINGS AND THE SITING, SCALE AND MASSING OF BUILDINGS;
(b)	IT WOULD NOT RESULT IN THE LOSS OF LANDSCAPE FEATURES OR BOUNDARY TREATMENTS WHICH ARE IMPORTANT TO THE APPEARANCE OF THE LOCALITY;
(c)	REASONABLE LEVELS OF PRIVACY WOULD BE MAINTAINED FOR EXISTING AND PROPOSED DWELLINGS;
(d)	IT WOULD NOT HAVE A MATERIALLY DETRIMENTAL EFFECT ON THE AMENITIES OF ADJOINING OR ADJACENT PROPERTIES.
(e)	IT WOULD PROVIDE A SAFE MEANS OF ACCESS AND ADEQUATE PARKING IN LINE WITH THE STANDARDS IN APPENDIX B.
PROPOSALS INVOLVING THE DEVELOPMENT OF BACKLAND WILL ONLY BE ACCEPTABLE WHERE A COMPREHENSIVE SCHEME IS PROPOSED WITH INDEPENDENT ACCESS AND A PROPERLY FORMED CUL-DE-SAC. THE PIECEMEAL DEVELOPMENT OF INDIVIDUAL BACK GARDENS, RESULTING IN TANDEM DEVELOPMENT WITH ACCESS OFF SHARED DRIVES AND PROBLEMS OF TRAFFIC DISTURBANCE AND LOSS OF PRIVACY TO EXISTING DWELLINGS WILL NOT BE ACCEPTABLE.

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Affordable and Special Needs housing

3.25

PPG3 indicates that a need for affordable housing is a legitimate material planning consideration and that planning authorities may reasonably seek to negotiate for the provision of an element of affordable housing within developments providing not less than 25 dwellings or 1 hectare in size. Circular 6/98 recognises that this threshold could be reduced to 15 dwellings or 0.5ha in size in special circumstances.

3.26

The primary requirement for affordable housing in Chesterfield is for subsidised housing, mainly for rent. The principal aim is to assist applicants on the local authority housing waiting list and others who are unable to meet their housing needs on the open market at a price they can afford. It is recognised that for a minority of households low cost market housing can also contribute to meeting affordable needs. Whilst house prices at the lower end of the property market in Chesterfield borough are relatively low, affordability is still constrained by low family incomes. Therefore the contribution that further low cost market housing could make in the borough is considered to be limited.

3.27

A Housing Needs and Markets Survey (HNMS) was carried out in 2004 and this highlighted that:

whilst house prices in Chesterfield are relatively low, since 1999 prices have risen at a rate above the national average;
Average incomes in the borough are around 20% below national averages;
Around a quarter of households in the borough(the vast majority being in rented accommodation) would be unable to move home without some form of subsidy;
There are shortfalls of suitable accommodation (especially one bedroomed dwellings) in certain areas of Chesterfield;
16% of households are estimated to have a member with a disability.

3.28

The HNMS concluded that there is currently an affordable housing shortfall in the borough of Chesterfield of 125 units annually and that future needs could be up to 360 units annually. Taking account of the average house building rates in the borough and the increasing level of housing coming forward from smaller sites, it is considered that this evidence provides justification for the following affordable housing threshold and percentage target:

An element of affordable housing to be sought on all sites providing 15 or more dwellings i.e. below the normal Circular 6/98 threshold of 25 dwellings;
The proportion sought should be up to 36% affordable housing (including special needs housing) on each site which is at or above this threshold;

3.29

The study also concluded that nearly 16% of households are likely to have a member with special needs. Whilst this person will often have a physical disability, special needs also includes frail elderly people, young vulnerable people, people with a learning disability, a mental health problem or a severe sensory disability. These households are concentrated in the social rented sector and exhibit high levels of unsuitable housing and low income. There is a need to provide new specialist accommodation to help address this shortfall.

3.30

The HNMS identifies a continuing mismatch between stock available and demand for affordable housing. There are significant areas of high demand e.g. in the western part of the borough, but low levels of demand also exist in the some areas. The HNMS recommends that new provision ought to be made in areas of highest need or demand and elsewhere commuted sums should be considered to support off-site provision. It recommends that to meet the annual shortfall the affordable housing target of up to 36% should be applied borough wide.

3.31

The survey also justifies a specific need for affordable housing to meet the needs of households with disabilities. The borough council has already identified this need and has included proposals to address this in its housing strategy. The council's ability to address this need, particularly in relation to providing purpose built accommodation, is severely constrained by government policy and its enabling role is further constrained by the limited availability of funds for the Housing Corporation to allocate. A policy is required to allow the council to seek provision of accommodation to meet these special needs and help create sustainable mixed communities.

3.32

Where the council and the developer agree that a financial or other contribution (such as land or buildings) should be offered in lieu of on-site provision, the contribution would normally be secured by a planning obligation.

3.33

The council will expect developers to achieve the target set for each site in the knowledge that public subsidy from either the council or the Housing Corporation is likely to be rarely available and to work in partnership with one or more of the six recommended Registered Social Landlords (RSLs) or one that provides an equivalent scheme in terms of quality, value for money and on-going services to tenants. The council has signed a Social Housing Agreement with all the RSLs operating in the borough. This sets out the council's aim to secure nomination rights of 100% for 5 years and 75% thereafter in respect of the affordable housing secured. Regard should be had to further detailed guidance on affordable housing to be contained in supplementary planning documents to be published by the council.

HSN7 AFFORDABLE AND SPECIAL NEEDS HOUSING
ON SITES OF 15 OR MORE DWELLINGS (INCLUDING PHASED DEVELOPMENTS WHERE EACH PHASE IS LESS THAN 15 DWELLINGS A PROPORTION OF AFFORDABLE AND/OR SPECIAL NEEDS HOUSING WILL BE SOUGHT THROUGH A PLANNING OBLIGATION IN LINE WITH THE NEEDS IDENTIFIED IN THE HOUSING NEEDS AND MARKETS STUDY FOR THE BOROUGH.
THE AMOUNT AND TYPE OF AFFORDABLE AND/OR SPECIAL NEEDS HOUSING TO BE NEGOTIATED WILL TAKE ACCOUNT OF:
(a)	IDENTIFIED LOCAL HOUSING NEEDS;
(b)	THE LOCATION OF THE SITE IN RELATION TO LOCAL SHOPS, SERVICES AND PUBLIC TRANSPORT;
(c)	ANY PARTICULAR COSTS ASSOCIATED WITH THE SITE’S DEVELOPMENT;
(d)	ANY OTHER PLANNING OBJECTIVES WHICH MAY NEED TO BE GIVEN PRIORITY.
THE AFFORDABLE AND/OR SPECIAL NEEDS HOUSING WILL NORMALLY BE PROVIDED ON SITE. EXCEPTIONALLY IT MAY BE PROVIDED ELSEWHERE IN THE BOROUGH OR BY WAY OF COMMUTED PAYMENTS WHERE IT IS NEITHER PRACTICAL NOR DESIRABLE TO PROVIDE THE HOUSING ON SITE.

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Sites for Gypsies and Travellers

3.34

New guidance in Circular 1/2006 Planning for Gypsy and Traveller Caravan Sites, issued in February 2006, recognises that the advice in Circular 1/94 Gypsy Sites and Planning has failed to deliver adequate sites for gypsies and travellers in many parts of the country and introduces significant changes in government policy designed to operate in the new development plan system. These relate to the identification and provision of additional sites through the development plan process, to meet needs assessed through Gypsy and Traveller Accommodation Assessments (GTAAs), which will be considered at a regional level by Regional Planning Boards (RPBs) and specified, in terms of pitch numbers, for individual local planning authorities in the Regional Spatial Strategy. Future Development Plan Documents (DPDs) will then be expected to identify specific sites to provide for identified needs, on the basis of criteria set out in the Core Strategy and following community involvement. DPDs will additionally be expected to include criteria-based policies to meet unexpected demand.

HSN8 SITES FOR GYPSIES AND TRAVELLERS
PLANNING PERMISSION WILL BE GRANTED FOR GYPSY/TRAVELLER SITES PROVIDED THAT THE SITE:
(a)	IS ACCESSIBLE TO COMMUNITY SERVICES AND FACILITIES;
(b)	CAN BE ADEQUATELY SERVICED WITH DRINKING WATER AND SEWERAGE;
(c)	IS OF SUFFICIENT SIZE TO ACCOMMODATE THE PROPOSED NUMBER OF CARAVANS, VEHICLES AND ANCILLARY WORK AREAS (INCLUDING OPEN STORAGE) AND TO PERMIT THE ESTABLISHMENT OF SATISFACTORY BOUNDARY TREATMENT TO ENSURE PRIVACY AND TO MAINTAIN VISUAL AMENITIES;
(d)	IS OF AN APPROPRIATE DESIGN AND SCALE THAT DOES NOT HAVE A MATERIALLY ADVERSE IMPACT ON THE VISUAL OR OTHER AMENITIES OF SURROUNDING AREAS AND HAS SUITABLE SAFE ACCESS ONTO THE HIGHWAY NETWORK;
(e)	IS NOT LOCATED IN THE GREEN BELT, ON WILDLIFE SITES OR OTHER PROTECTED GREEN SPACES. HOWEVER, SITES FOR GYPSIES AND OTHER TRAVELLERS WILL BE ACCEPTABLE IN OPEN COUNTRYSIDE BEYOND THE GREEN BELT PROVIDED CRITERIA (A) TO (D) ABOVE ARE SATISFIED.

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