City of Derby Local Plan Review - Revised Deposit Autumn 2002 - Header Graphic
 
   

Chapter 6

HOUSING
   

Introduction
6.1 The Local Plan Review aims to ensure that an adequate supply of housing land is available to meet Derby's needs as established through the Structure Plan. It seeks to achieve this within the overall context of promoting sustainable patterns of development; especially in terms of encouraging urban regeneration, mixed uses, higher densities and reducing the need to travel. The promotion of sustainable development through an urban renaissance means revitalising older urban areas, strengthening existing communities and creating sustainable new ones. Providing housing through new development, or by the conversion of existing buildings, or by bringing empty residential properties back into use, can make a major contribution to this goal. Housing schemes can also help to create a more diverse and vibrant City Centre, and achieve the regeneration of vacant and underused land within the urban area. Well designed housing will make urban living more attractive and improve social inclusion by guiding new investment into older areas.
6.2 An examination of urban capacity has been undertaken as preparation to the Local Plan Review. This has assessed the capacity of the City to accommodate housing development on previously developed land. It has played a key role in determining the sites which have been identified as part of the housing supply and in informing the windfall assumptions. The Council also maintains records of empty houses in the City and is seeking to bring them back into use through its Empty Homes Strategy.
   

Housing Land Provision
6.3 The Structure Plan requires land to be provided for 15,500 dwellings in Derby over the 20 year period between 1991 and 2011. However, many of these have already been built or have planning permission. The availability of housing land is monitored by the City Council and reports are produced annually. The most up-to-date information at the time of preparing this Local Plan relates to the period up to April 2004 and is set out as follows:
  Table 6.1: Housing Land Supply Position
 
  Dwellings
Structure Plan Requirement 1991-2011 15,500
Sites Identified in the Local Plan Review (H1 - H10)  4,466
Dwellings Completed 1991-2004 9,984
Windfall Allowance on Large Sites (10 or more dwellings) 2004-2011 600
Windfall Allowance on Small Sites/Conversions (less than 10 dwellings) 2004-2011 476
Other Large Sites with Planning Permission at 20041 420
Losses 1991-2011 -169
DWELLING SUPPLY 1991-2011 15,777
  1. Excludes 59 dwellings on Markeaton Street (constrained)
   
6.4 The 2004 housing land supply position is set out in the City Council's April 2004 Housing Land Availability Monitoring Report. This shows that at April 2004 there had been about 9,984 completions over the period 1991 - 2004 and there were sufficient large sites identified, either with planning permission or allocated in the Plan to accommodate about a further 4,886 dwellings.
6.5 In identifying housing sites, the Council has had regard to both Government advice in PPG 3 (Housing) and the broad strategy of the Structure Plan. An Urban Capacity Review has also been undertaken which has sought to assess the opportunities in the City for housing development on previously developed land. This has demonstrated that unlike some major cities, Derby does not have large areas of vacant or underused brownfield land suitable for housing re-development. There are, therefore, insufficient opportunities, either on identified brownfield sites or in the form of windfalls, to accommodate the full Structure Plan Requirement. As such, it has been necessary to allocate some new greenfield sites. The findings of the Urban Capacity Review have led to a brownfield target being set at 60% of new dwellings to be built on such sites by 2008. To assist in this target being met a Phasing mechanism is included and, in addition, a Brownfield Officer post has been established by the Council. The sites which have been included as allocations are where the Council believes there to be a realistic prospect of their development, and the Council will welcome discussions with interested parties to consider ways of bringing them forward.
6.6 Many of the proposed brownfield sites form part of regeneration schemes in the City Centre and major mixed use opportunities identified elsewhere. Detailed policies for these are set out in the City Centre and Regeneration Chapters, but are reflected in this chapter for completeness. However, the Council believes that in order to meet housing needs, it is inevitable that some new greenfield land will need to be identified.
6.7 Greenfield sites with planning permission, and other 'commitments', have been carried forward from the CDLP. Options for new greenfield allocations have been assessed in accordance with sustainability objectives and this assessment is included in the Sustainability Appraisal. The Council has also taken into account their likely impact on urban form and their potential for strengthening communities. It has also given considerable weight to protecting currently identified green wedges and sites of natural history importance.
   
  Table 6.2: Local Plan Housing Allocations1
 
Policy Reference Location Minimum Site Capacity Expected Contribution 2004-2011 Indicative Affordable Dwelling Target2
H1/CC8 Riverside – Derwent Street 225 150 30%
H1/CC14 Wellington Street 96 64 30%
H1*/R2 Friar Gate & Environs 500 300    30%
H1/R3 South of Slack Lane3 100 100 30%
H1/R5 Baseball Ground 150 150 30%
H1*/R4 Kingsway Hospital 700 700 200 key worker
H2a Uttoxeter New Road/Great Northern Road3 150 100 30%
H2b Barlow St 60 60 30%
H2c Rykneld Tean Mills3 100 108 28%
H2d Agard Street 50 50 30%
H2e Brook Street 90 90 30%
H2f St Mary’s School 20 20 0
H2g Stenson Fields 35 35 30%
H2h Crewton Allotments3 227 130 0
H3a Glossop Street, Osmaston Triangle 40 40 30%
H3b Harvey Road, Alvaston3 37 38 100%
H4 University Campus 400 400 30%
H5* West Chellaston3,4 700 254 9%
H6* Highfields 120 120 23%
H7* Heatherton3 1,300 143 No more on site affordable to be provided
H8 West of Rolls RoyceTraining Centre3 108 94 15%
H9 Rykneld Road3 980 980 30%
H10* West Chellaston 340 340 26%
Total     4,466  
  1 Includes City centre and Mixed Use Regeneration Sites
  2 The affordable dwelling target, unless otherwise indicated, relates to the total site capacity.
  3 Sites with planning permission. The minimum site capacity reflects the full planning permission. Expected dwelling contribution represents the site capacity minus completions at April 2004. The indicative affordable dwelling target represents the number of affordable units agreed to be delivered on the site.
  4 The greater than average subsidy on these units justified the number of affordable units that were provided on the site.
  5 Sites carried forward from the Adopted CDLP (Site capacities may be different)

Housing Sites

  H1 City Centre & Mixed Use Regeneration Sites
  Planning permission for housing will be granted on the following major mixed use regeneration opportunities and City Centre sites, which will contribute to meeting housing needs as indicated:
 
City Centre: Minimum Site Capacity: Expected Dwelling Contribution
2004-2011:		 Indicative Affordable Dwelling Target: 1
Riverside
(Click here to see map)		 225 150 30%
Wellington Street
(Click here to see map)		 96 64 30%
Mixed Use Regeneration Opportunities:      
Former Friar Gate Station and Environs
(Click here to see map)		 500 300 30%
Land South Of Slack Lane
(Click here to see map)		 100 100 30%
Baseball Ground
(Click here to see map)		 150 150 30%
Kingsway/Manor Hospital
(Click here to see map)		 700 700 200 key worker
  1 delivery is expected to extend beyond the plan period, affordable dwellings will be proportioned accordingly.
   
6.8 The sites identified by this policy are covered in more detail in the Regeneration and City Centre Chapters, but are included here for completeness and to emphasise the importance of achieving residential development as part of major redevelopment schemes.
  H2 Sites Within the Urban Area
  The following sites are identified for residential development (C3):
  Previously Developed Sites
  a. Uttoxeter New Road/Great Northern Road – minimum of 150 dwellings on 0.9 hectares, including 100 dwellings to be delivered within the Plan period;  (Click here to see map)
  b. Barlow Street - minimum of 60 dwellings on 0.6 hectares;  (Click here to see map)
  c. Rykneld Tean Mills – minimum of 100 dwellings on 0.4 hectares;  (Click here to see map)
  d. Agard Street – minimum of 50 dwellings on 0.3 hectares;  (Click here to see map)
  e. Brook Street – minimum of 90 dwellings on 0.6 hectares;  (Click here to see map)
  f. St Mary’s School – minimum of 20 dwellings on 0.2 hectares;  (Click here to see map)
  g. Stenson Fields – minimum of 35 dwellings on 1.0 hectare.  (Click here to see map)
  Greenfield Site
  h. Crewton Allotments – minimum of 227 dwellings on 8.8 hectares;  (Click here to see map)
  Applications to renew planning permissions, or to extend the time period in which the development is to be begun, will be reviewed against the availability and suitability of previously-developed sites. On sites under construction, the City Council will be guided by any agreement under S106 of the Act already made for the development of the site as a whole. Planning permission will not be granted which would lead to the permanent loss of these sites to other uses.
   
6.9 A number of the sites identified, including Crewton Allotments, have the benefit of planning permission and are included to illustrate they are part of the housing land supply over the plan period and to provide guidance should permissions need to be renewed. The rest of the sites are brownfield andtheir development will contribute to meeting sustainability objectives and help to improve the physical environment around them. The Council anticipates that the location and accessibility of these sites will enable relatively high densities to be achieved. Affordable Housing will be sought on these sites in accordance with Policy H11 (‘Affordable Housing’).
  H3 Re - development Sites
  The following sites are identified for residential development, public open space and community facilities:
  a. Glossop Street, Osmaston Triangle – minimum of 40 dwellings on 2.7 hectares;  (Click here to see map)
  b. Harvey Road, Allenton – minimum of 37 dwellings on 1.3 hectares.  (Click here to see map)
   
6.10 A Council Housing clearance scheme has been implemented in the Osmaston Triangle area. Local residents have been involved in a consultation exercise and a scheme which involves the development of about 40 dwellings and the creation of some public open space is proposed. On Harvey Road in Alvaston a number of cast iron framed dwellings were demolished several years ago. The Council is proposing to replace these with about 37 dwellings and community facilities. The demolished dwellings on both sites have already been taken into account in the Structure Plan Housing Projections.
  H4 University Campus, Mickleover  (Click here to see map)
  13.1 hectares of land at the University Campus site off Western Road, Mickleover is identified for residential development and supporting facilities. A minimum of 400 dwellings will be delivered on this site. The scheme will incorporate satisfactory access arrangements, including new access points and roads where necessary.
  The Council will seek to enter into an obligation under Section 106 of the 1990 Act to secure the following:
  a. The erection of affordable housing units on the land based on a figure of 30% of anticipated site capacity, subject to the application of the criteria set out in Policy H11;
  b. The retention of the swimming pool facilities on the site;
  c. The dedication, and laying out to the City Council’s satisfaction, of the remaining part of the campus north of Bramble Brook as public open space, including the satisfactory replacement of any lost playing fields and other sports facilities;
  d. A pedestrian-cycle link to the proposed cycleway-walkway along the brook and a contribution to implementing this scheme.
  Any development scheme will be required to include noise attenuation measures in respect of the A38 and environmental protection zones along the A38 to retain the wildlife corridor and along the northern boundary of the site to protect the setting and nature conservation value of Bramble Brook. These zones will be provided in addition to normal public open space requirements.
   
6.11 The University of Derby is to close its Mickleover Campus. The part of the campus lying to the south of Bramble Brook comprises University buildings, car parking and sports facilities. The site relates well to the urban area and has good access to public services. The site should be developed to a minimum of 35 dwellings per hectare in accordance with Policy H13 (Residential Development - General Criteria). This suggests an overall capacity of 400 dwellings of which 120 would be affordable.
6.12 The identification of this site for housing has meant the loss of part of the green wedge as defined in the adopted City of Derby Local Plan. The loss of green wedge is, in this case, felt to be justified by the benefits to sustainable development and the need for housing. A viable green wedge between Mickleover and Mackworth can still be maintained without this area being included, and an increase in public access to new and existing public open space can be achieved.
6.13 The strong, physical feature of the brook provides a natural northern boundary for the site. The brook and its margins have important natural history value which should be respected by development proposals. To this end the Council will expect proposals to include a landscaped buffer along the site's northern boundary. As this is needed to protect a feature of acknowledged importance, the buffer should be in addition to the normal public open space requirements. However, a wider open area in this part of the site could be achieved by combining the buffer with public open space.
6.14 At present, there is only a single access into the site, from Uttoxeter Road via Western Road and Chevin Avenue. This will not be sufficient to serve the housing development proposed. Planning permission has been granted for a road into the site from a new junction at Western Road and Uttoxeter Road. The construction of this junction, the road into the site and associated alterations to the existing road network will be required to provide a satisfactory access in to the site to serve the proposed housing development.
6.15 The Council will require the replacement of any lost sports pitches and facilities in line with advice set out in PPG 17 (Planning for Open Space, Sport and Recreation). The provision of a multi-use games area would probably be the best way of ensuring no net loss of facilities. The area to the north of the brook, owned by the University, will become public open space. This will provide significant public benefits to compensate for the development of playing field land to the south. The Council will seek to negotiate the continued community use of the indoor pool or the erection of a replacement facility on the site. The link to the proposed cycleway-walkway along the brook will improve access to means of transport other than the car. In accordance with Policy L12 of this Plan, the Council will also seek to ensure that the existing scout facilities are replaced to at least their current standard. It will also give careful consideration to the siting of replacement facilities.
  H5 West Chellaston   (Click here to see map)
  The City Council will continue to identify 36.4 hectares of land west of Chellaston for residential development and supporting facilities. A minimum of 254 dwellings will be developed on the remaining part of this site. In considering any further applications for planning permission, the City Council will be guided by the agreement under S106 of the 1990 Act already made for the development of the site as a whole.
  No vehicular access to the site will be allowed from roads other than the A514/Wilmore Road link and Parkway and no access will be allowed from Parkway alone.
   
6.16 This site has been carried forward from previous local plans and is expected to deliver a minimum of 700 dwellings of which 66 would be affordable. At April 2004, construction was well underway and it is anticipated that the site will be completed in the first part of the plan period. The Council has entered into an agreement with developers under Section 106 of the Planning Act and this forms the basis of their obligations for the site's development. Access arrangements have been agreed with developers as part of the existing planning obligation and the required southern part of the road proposed under Policy T12 has already substantially been built.
  H6 Highfield, Broadway  (Click here to see map)
  The City Council will continue to identify 9.7 hectares of land at Highfield, Broadway for residential development, for which outline planning permission exists. A minimum of 120 dwellings will be delivered on the site. In considering any further applications for planning permission, the City Council will be guided by the agreement under Section 106 of the 1990 Act made for the development of the site as a whole.
  Any development scheme will be required to include noise attenuation measures in respect of the A38 and to pay full regard to the environmental quality of the site, to features of nature conservation interest within it and to any views of development from outside the site, especially from the A38. A very low density of development will be required on land to the south of the access road leading to the Convent.
   
6.17 This site has been carried forward from the City of Derby Local Plan and has now been granted outline planning permission. It is expected to deliver about 120 dwellings including 35 which would be affordable. The site capacity reflects the existence of a number of important environmental features which must be retained and this means that it will need to be developed at lower densities than usual. Development must pay special attention to the three woodland areas just outside the site. The Council will encourage developers to consolidate these areas with new planting within the site itself. The proximity of part of the site to the A38 also calls for careful treatment in terms of noise and visual intrusion. The Council has produced a development brief for the site.
  H7 Heatherton, Littleover  (Click here to see map)
  The City Council will continue to identify 67 hectares of land at Heatherton for residential development and supporting facilities. A minimum of 143 dwellings will be developed on the remaining parts of this site. In considering any further applications for planning permission, the City Council will be guided by the agreement under S106 of the 1990 Act already made for the development of Heatherton as a whole. Should an additional planning obligation be necessary, the City Council will seek to negotiate additional measures to encourage alternative forms of transport to the car.
   
6.18 Located to the south of Littleover, this new residential community comprising about 1,300 dwellings has been under construction for several years. At April 2004 some 143 dwellings remained to be built. This policy aims to give continued planning guidance for completion of the site, although in practice development is likely to proceed in accordance with existing planning permissions and agreements.
  H8 Land to the West of Former Rolls Royce Training Centre, Station Road, Mickleover  (Click here to see map)
  3.1 hectares of land to the west of the former Rolls Royce Training Centre is identified for residential development and supporting facilities. A minimum of 108 dwellings will be delivered on the site. The site will be developed in a manner that does not prejudice future development of land to the west. Developers will be required to undertake a Transport Assessment for the site. This will include assessment of necessary measures to encourage alternative modes of transport to the car, improvements to the surrounding road network to facilitate these and any necessary road improvements. The option to provide links between the site and the Mickleover/Mackworth express busway currently being investigated will be safeguarded.
  The Council will seek to enter into an obligation under Section 106 of the 1990 Act to provide or undertake the following:
  a. The erection of 30 affordable housing units on the land;
  b. Contributions to education and community facilities;
  c. A Quality Bus Partnership strategy and other necessary transport measures;
  d. High quality pedestrian and cycle routes within the site and links between these and existing or proposed routes beyond the site.
   
6.19 Planning permission for 108 dwellings has been granted on this site and at April 2004 construction had commenced. The site should be developed to a minimum density of 35 dwellings per hectare in accordance with Policy H13 (Residential Development - General Criteria)). The form of development should pay full attention to the aim of encouraging alternative forms of transport to cars. It should safeguard the option to provide links between the site and the express busway.
   
 

Greenfield Allocations Subject to Phasing
  H9 Rykneld Road, Littleover   (Click here to see map)
  33.3 hectares of land on both sides of Rykneld Road is identified for residential development and supporting facilities. Development will be carried out in a comprehensive manner at a minimum average density of 35 dwellings per hectare. The site is expected to deliver in the region of 980 dwellings. The land release will be managed to ensure a reasonably even pattern and speed of development, to co-ordinate with infrastructure provision and to avoid undermining the delivery of housing on previously-developed sites elsewhere in the City.
  Development proposals shall also provide for:
  a. A 2.4 hectare site for B1 business uses on land adjacent to the Heatherton Neighbourhood Centre;
  b. The expansion of the Heatherton Neighbourhood Centre to provide extended shopping/service/ community facilities;
  c. A 1.4 hectare site for a primary school;
  d. Measures to encourage alternative forms of transport to the car arising from a Transport Assessment for the site as a whole;
  e. High quality pedestrian and cycle routes within the site and links between these and existing or proposed routes beyond the site;
  f. The provision of two access points to each part of the site and any directly related road and junction improvements;
  g. Attenuation measures for noise generated by vehicles on the A38;
  The Council will seek to enter into an obligation under Section 106 of the 1990 Act to provide or undertake the following:
  1. The erection of affordable housing units on the land based on a figure of 30% of anticipated site capacity, subject to the application of the criteria set out in Policy H11;
  2. A one and a half form entry primary school;
  3. A ‘Quality Bus Partnership’ strategy and other necessary transport measures’.
   
6.20 Whilst the Plan places a strong emphasis on the development of previously-developed land, some new greenfield sites are needed. This site provides the opportunity to consolidate the existing residential community at Heatherton with a view to enhancing the scale and nature of the Neighbourhood Centre, improving the provision of bus services and creating local employment opportunities. The Council will therefore expect proposals to include provision for enhancing the Neighbourhood Centre, including provision for approximately 1000 m2 of additional convenience shopping floorspace. This will be well related to the existing Heatherton Neighbourhood Centre. More floorspace may be acceptable if this can be justified in terms of Policy S2. The result will be a more sustainable community. The Council has given significant weight to these factors in its comparative assessment of potential greenfield sites and in its decision to choose this site ahead of others.
6.21 The 2 parcels of land which comprise Site H9 can be developed independently or in tandem in accordance with a planning brief for the site as a whole, which will be prepared by the landowners/developers and the City Council. This will be subject to public consultation. Further work is required to determine the most appropriate location for the new primary school. The location shown on the Proposals Map is notional. The precise siting will be determined through the planning brief. The Council will consider major public open space being provided off-site as either a contribution towards the City Park on Moorway Lane or towards the Neighbourhood Park to the north of Allan Avenue.
6.22 A Transport Assessment is needed to properly consider the transport implications of the scheme and identify any necessary measures. This will include the consideration of noise attenuation measures in respect of the A38 which is likely to require discussion with South Derbyshire District Council regarding landscape treatment. Preliminary transport studies also suggest that each side of the road will require two separate access points. The assessment should ensure that development pays full attention to the aim of encouraging alternative forms of transport to cars. It should include provision for a Quality Bus Partnership strategy and layouts that give priority to encouraging people to walk and cycle rather than drive. The release of the site will be regulated, as far as is practicable, to ensure that it does not inhibit the development of previously-developed land'.
6.23 The Council will prepare a Supplementary Planning Document for this site to provide additional detail and guidance.
  H10 West Chellaston   (Click here to see map)
  11.0 hectares of land between Chellaston and the line of the disused railway is identified for residential development. Completions will be limited to 150 dwellings per annum to achieve a minimum of 340 dwellings.
  Developers will be required to undertake a Transport Assessment for the site. This will include assessment of measures to encourage alternative forms of transport to the car and improvements to the surrounding road network to facilitate these.
  The Council will seek to enter into an obligation under Section 106 of the 1990 Act to provide or undertake the following:
  a. The erection of 90 affordable housing units on the land;
  b. High quality pedestrian and cycle routes within the site and links between these and existing or proposed routes beyond the site;
  c. A contribution towards education provision.
  No access to the site will be allowed from roads other than the A514/Wilmore Road link and Parkway and no access will be allowed from Parkway alone.
   
6.24 This site is carried forward from the CDLP where it formed part of housing proposal H2. Land to the west, which formed part of the same site in the CDLP, is currently under construction. The site has been granted outline planning permission subject to a S106 Agreement under the 1990 Act. It should be developed to a minimum density of 35 dwellings per hectare in accordance with Policy H13 (Residential Development - General Criteria). This suggests a net capacity of 340 dwellings of which 90 would be affordable. The Transport Assessment is intended to ensure that necessary highway improvements are carried out and to identify measures to encourage people to use alternative forms of transport to the car. Similarly, layouts should be designed to encourage people to walk and cycle rather than use their car.
6.25 As is the case with the land to the west, the access is to be taken from the new link road or Parkway to reduce traffic impact on surrounding roads. The City Council will seek to negotiate a contribution to education provision to cater for the additional educational needs generated by this development.
   
 

General Policies
  H11 Affordable Housing
  The City Council will seek the provision of affordable housing within residential developments on sites of 1.0 hectares or more or those providing at least 25 dwellings. The following considerations will be material:-
  a. evidence of local need for affordable housing;
  b. site size, suitability  and the economics of provision;
  c. the need to achieve a successful housing development;
  d. the presence of competing planning objectives.
  The affordability of housing will be required to be guaranteed by secure arrangements which ensure that initial and successive occupiers benefit from its affordability.
  Where, exceptionally, on-site provision is not practical or desirable, off-site provision will be preferable to commuted payments.
   
6.26 PPG3 ('Housing') 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 substantial developments.
6.27 The Derby City Council Housing Strategy 2003-2006 provides the context for the delivery of affordable housing in Derby. This has been informed by the Housing Needs and Market Study which has provided a wide range of information on housing patterns, need, supply and affordability in Derby on an area basis. Analysis of the findings from this study indicate that the need for new affordable accommodation is at least 397 additional units a year in the 5 year period 2001-2006. With about 6,700 dwellings to be built/converted in the City over the period covered by the Local Plan Review a realistic approach to the number of new affordable homes that can be secured through the planning system has had to be taken. Hence a target figure of 1,400 homes over the period 2004-2011 to be met by seeking 20% - 30% affordable housing on sites without a specific target. The policy applies to new build and the conversion or redevelopment of existing residential or non-residential buildings. The sub-division of a site or buildings will not provide exemption from the need to comply with the policy.
  In accordance with Circular 06/98, Policy H11 contains four criteria to guide negotiation for the provision of affordable housing on sites without a specific target. Local need will be a key element in considering the appropriate proportion of affordable housing. This can be established through the Housing Needs and Market Study and the annual Housing Strategy. The Council will also take account of site characteristics, the nature of specific proposals and any abnormal development costs that may influence the ability of proposals to deliver affordable housing. Criterion c, regarding the need to achieve a successful housing development, is intended, where possible, to encourage a mix of affordable housing types and to ensure the successful implementation and management of affordable housing. Finally, the presence of competing planning objectives provides flexibility for the consideration of matters other than affordable housing. These four criteria provide an appropriate framework for a realistic and balanced assessment of affordable housing provision.
6.29 The following definitions apply:
  'Affordable housing' is considered to be housing which is affordable to those householders who cannot either rent or purchase housing on the open market. It is defined as rented accommodation as well as low cost and subsidised housing. Implicit in this definition is the element of subsidy to make such housing accessible to these households. In negotiating such affordable housing the City Council will seek to ensure that the rent or purchase price of such housing upon completion is below that of the cheapest market housing in reasonable supply in the local housing market area.
6.30 'Low cost market housing' is market priced housing at the bottom end of the price range, typically designed for first time buyers. Such housing can be reasonably considered affordable if developers can build accommodation of similar size and quality to that of registered social landlords without compromising space and construction standards. It should then be priced below existing base market prices as indicated in the Housing Needs and Market Study and/or prevailing at the time of development. The affordability of such housing will be required to be guaranteed by secure arrangements which ensure that all successive as well as initial occupiers benefit from its affordable status.
6.31 The Housing Needs and Market Study demonstrates that affordable rented homes are the most suitable tenure to meet the identified housing need in Derby. The HNMS showed that 79.3 % of households needs can only be met through affordable rented housing due to dependency on benefits and low income. 41.2% of these households are solely reliant on means tested benefits, and the remaining 38.1% were on a low income of less than £15,000 per year. These households would be unable to meet their housing need by the purchase of market or low cost properties. As such, Registered Social Landlords are likely to be one of the main delivery agencies of affordable housing in the City.
6.32 In exceptional circumstances off-site provision may be acceptable. In such circumstances the level of off-site provision will be expected to enhance the level of housing need that would have been met on-site. The Council and the developer may also agree that on certain sites it is preferable that a financial or other contribution (such as land or buildings) should be offered towards the provision of affordable housing on a different site. The contribution will normally be secured by a planning obligation.
6.33 Potential developers should contact the Corporate Director Resources at an early stage to discuss in detail the particular forms of affordable housing that would be appropriate on individual sites to meet identified housing needs. The precise scale and nature of affordable housing, along with other planning considerations, will in each case be a matter for negotiation between the developers and the Council.
6.34 The Council believes that affordable housing schemes should be well integrated within overall housing developments, in terms of siting, design, layout and materials, as this will assist in the longer term sustainability of the development and will help towards meeting the Council's social inclusion objectives. To this end, the Council will seek to ensure that, especially on larger sites, affordable housing is provided throughout the site rather than in a single large grouping. It will also seek to ensure that the size and mix of house types closely reflects housing needs within the local area.
6.35 Supplementary Planning Guidance has been prepared which sets out details of the Policy to require developers to provide a proportion of affordable housing on suitable sites.
  H12 Lifetime Homes
  On housing sites of 40 dwellings or more the City Council will seek to negotiate the provision of a proportion of lifetime homes based on a guideline target of 10% of overall site capacity. The precise proportion will be determined by reference to the following criteria:
  a. Housing needs within the local area;
  b. Accessibility to local shops and services;
  c. Accessibility to local public transport services.
   
6.36 The City Council aims to provide a more inclusive and accessible environment for everyone, including disabled people. Many issues concerning access are now covered by the Building Regulations and the Local Plan Review does not seek to duplicate these provisions. However, in the Council's view, the revised Building Regulations do not adequately address the concept of lifetime homes.
6.37 A lifetime home is defined as a dwelling which is designed with built-in flexibility that makes it easy to adapt to suit peoples changing life circumstances from families with young children through to frail older people and those with temporary or permanent disabilities.
6.38 The design features necessary to achieve a lifetime home will be set out in a Supplementary Planning Document (SPD) which will be prepared in due course by the Council. These design features do not necessarily involve a major increase in space standards and so do not need to generate significant additional costs.
6.39 The Housing Needs and Market Study, undertaken in 2001, identified that some 15% of Derby's households contain a member with special needs. Special need households include those where frail elderly, people with impaired sight/hearing and vulnerable young people live. However, 'physically disabled' people represent 46.5% of all special needs households within the City, equating to 8,530 of households or 8.6% of all households. The City Council will, therefore, normally use a guideline of 10% as the proportion of new housing which it desires to see developed to lifetime home standards. As a small proportion of disabled people cannot make short moves without wheelchairs, the Council will encourage developers to provide housing that can be adapted for wheelchair use throughout.
6.40 On large sites of 40 or more dwellings or at least 1.5 hectares, the Council seek to negotiate the provision of lifetime homes through S106 Agreements. On smaller sites where a S106 Obligation is not otherwise required, the Council will rely on informal agreements to secure such provision'.
  H13 Residential Development – General Criteria
  Planning permission for residential development (C1, C2, C3 and hostels) will only be granted provided the following objectives are met:
  a. A satisfactory form of development and relationship to nearby properties can be created, including there being no adverse effects caused by ‘backland’ or ‘tandem’ proposals;
  b. A minimum average density of 35 dwellings per hectare on all developments, unless there are clear environmental reasons for a lower density. The Council will seek higher densities on sites which are closely related to the City Centre, the railway station and to public transport interchanges;
  c. Urban forms, building designs and layouts to facilitate higher densities and energy efficiency;
  d. A high quality living environment and a layout of buildings and open spaces that creates an interesting townscape and urban form;
  e. Good standards of privacy and security.
  In determining planning applications for residential development on windfall sites, priority will be given to suitable previously developed sites within the urban area. Planning permission will not be given for development that would prominently intrude into the countryside.
   
6.41 Higher residential densities and more energy efficient forms of layout and building design are central components of sustainable development and urban renewal. This does not mean cramming dwellings onto sites in ways that produce unattractive living environments. A reappraisal is needed of how residential areas should look and how they should work. The Council believes that this can be achieved through the careful choice of building styles, layout of buildings, provision of transport routes and the relationship of these to public and private open space. Locations with good access to public transport offer particular opportunities for achieving higher densities and giving less priority to car users. They may provide suitable sites for forms of 'car-free' development.
6.42 The Council will continue to expect good standards of privacy and security in order to ensure that attractive and safe living environments are created. However, it would not be appropriate to apply rigid standards as a degree of flexibility is needed to achieve the Plan's objectives.
6.43 The criteria set out in this policy will be applied in assessing applications for 'windfall' as well as the sites identified for residential development in this plan. The contribution of windfall sites to the overall housing supply will need to be monitored carefully to ensure that the total number of dwellings proposed City-wide remains generally in line with the Structure Plan requirement. In assessing the impact of proposals on existing levels of amenity and the local environment, particular attention will be paid to the value of open land for the local community, including any informal recreational usage.
  H14 Re-use of Underused Buildings
  The City Council will support the re-use of underused buildings, throughout the City, for residential purposes including proposals for:
  a. Intensifying existing residential uses;
  b. Converting redundant buildings, including large commercial buildings;
  c. Use of vacant and underused floorspace above commercial premises.
  In all cases, planning permission will only be granted provided that the scale and intensity of the use is sufficiently similar to the surrounding area so that it would not detract from its general character or amenity.
   
6.44 There is a general need to maximise the use and diversity of the housing stock. There is an increasing demand for smaller one and two person dwelling units which conversions can help to satisfy. Conversions and changes of use to flatted accommodation often achieve full use of buildings that would otherwise remain vacant or underused and are encouraged. It is important, however, to ensure that proposals for conversion and changes of use are consistent with the Council's private sector housing policies regarding Houses in Multiple Occupation (HIMOS) and the approach to these being pursued in particular parts of the City. Advice will therefore be sought from the relevant housing officers regarding any proposals to create additional HIMOS.
6.45 The reuse of vacant or underused floorspace above shops or other commercial buildings is particularly encouraged. The preferred solution is the development of self-contained residential accommodation with a separate means of access. This helps diversify the housing stock and increases choice for smaller households. Also the presence of dwellings in shopping areas provides a degree of security and adds to the vitality of the area when the shops are closed at night.
  H15 Sites for Gypsies and Travellers
  Proposals for Gypsy and Irish Traveller caravan sites will be permitted where:
  a. The development would not cause unacceptable harm to the living environment of residential properties, or the working environment of business uses;
  b. The location provides satisfactory living conditions for occupants of the site;
  c. The development would not cause unacceptable harm to the appearance of the area.
  On sensitive areas of open land, such as green belt, green wedges and sites of importance for nature conservation, permission will not be granted.
   
6.46 National Planning Guidance advises that local authorities should aim to secure appropriate provision of sites for Gypsies and Travellers whilst protecting the interests of the community as a whole. Although the number of Gypsy and Travellers' caravans within the City at any point in time is small, it is important the Local Plan provides a context within which planning applications for sites for Gypsy and Travellers can be considered. The policy indicates criteria which will be assessed in determining planning applications for such sites. Other plan-wide and site specific policies may be applicable to particular proposals.
  H16 Housing Extensions
  Planning Permission will be granted for extensions to residential properties provided that:
  a. There is no significant adverse effect on nearby properties in terms of height, mass, overshadowing, proximity, or loss of privacy;
  b. There is no significant adverse effect on the character and appearance of the dwelling or the streetscene in terms of design, massing, visual prominence, use of materials or proportions;
  c. Any changes to the scale and appearance of the dwelling are in character with the surrounding area;
  a. The first floor of a two-storey side extension is set back to avoid a terraced or cramped effect in the streetscene;
  b. A satisfactory living environment is created; and
  c. Adequate off-street car parking provision is maintained in terms of Policy T4.
   
6.47 It is important that extensions to existing dwellings do not detract from the character and appearance of residential areas or from the amenity of people living nearby. Guidelines for extending residential properties are set out in the City Council's publication Design Note 1 (House Alterations and Extensions).
 
 
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