 |
|
|
| |
|
| 4 |
HOUSING |
| |
|
| |
INTRODUCTION |
| 4.1 |
This Chapter of the Plan covers the inter-relationship
between population and its housing requirements, indicating the scale
of provision and where new housing development should be located.
Issues such as mobility, affordable housing and sites for travellers
are also covered. |
| |
GENERAL BACKGROUND |
| |
Population |
| 4.2 |
The District's resident population in
1991 was approximately 80,700, representing a decline of about 3,000
over the previous decade. The current trend suggests a very slight
further decline to 80,200 by 2006. |
| 4.3 |
Approved regional policies aim to stabilise
the population of County Durham over this period. The County Structure
Plan (Adopted March 1999) proposes a population for this District
of 81,000 residents by 2006; in effect, this represents a stable population
over the Plan period. |
| 4.4 |
Household sizes have fallen over the past
decade, and the District's average household size in 1991 was 2.47
persons. Sizes of households are forecast to decline further to 2.28
by 2006, and this, despite only a minimal increase in population,
is the principal reason why new houses will be required. |
| 4.5 |
The population within the younger age
groups is forecast to decline, but the proportion of retirement age
is estimated to rise to over 20% of the total by 2006. This change
may have implications for the type of housing needed in the future. |
| 4.6 |
In 1998 there were about 8,900 students
at Durham University and based in Durham. This figure is projected
to grow throughout the Plan period, with part of this increase being
accommodated in the new college at Howlands Farm. The expected consolidation
of New College at the Framwellgate Moor Campus is likely to have implications
for residential student numbers, which are likely to decline. The
implications of the 1999 restructuring of East Durham and Houghall
Community College are, as yet, unclear, although student numbers are
expected to increase. |
| 4.7 |
Students form a significant element of
the City's population, though most do not live in private households
and are not classed as permanent resident. Nevertheless, a considerable
proportion rely on the District's general housing stock for accommodation,
with particular concentrations in certain wards such as Nevilles Cross
and Elvet. |
| 4.8 |
Student numbers have grown significantly
in recent years. Their levels can be influenced dramatically by changes
in Government Policy and funding, and these will need to be monitored
carefully during the lifetime of the Local Plan. |
| |
HOUSING STRATEGY |
| 4.9 |
The Plan's strategy regarding the location
of new housing is a continuation of that which has operated for many
years. This involves a considerable measure of restraint within Durham
City, and attempts to guide necessary new housing to the surrounding
villages in the District where it can have a positive effect on regeneration
and the sustainability of these settlements. New housing, in the context
of this strategy, includes conversions, the re-use of upper floors
(eg above shops), and multiple occupation, in addition to new build.
Better use should therefore be made of the existing building stock.
Whilst Durham City is both the District's major centre and the main
focus of housing demand, its unique character and setting makes it
physically and environmentally unable to absorb new housing at levels
which market forces might indicate. It is largely for these reasons
that the Green Belt has been proposed. Both the Local Plan and the
Housing Strategy recognise the importance of a supply of good quality
housing in the promotion of economic regeneration through the attraction
of inward investment. |
| 4.10 |
The preservation of both the City's outstanding
traditional character, and its landscape setting, will continue to
be of paramount importance. Housing development which extends either
into the countryside surrounding the City, or into important open
spaces or undeveloped areas within it, will be resisted. The landscape
setting is discussed in detail within the Environment Chapter. |
| 4.11 |
Wherever possible, however, the opportunity
will be pursued to recycle derelict, neglected and underused sites
in urban areas with the purpose of safeguarding greenfield sites and
promoting regeneration. Encouragement will be given to upgrading the
quality of housing areas and extending the range of accommodation
to improve the vitality and quality of residential provision throughout
the District. |
| 4.12 |
The strategy also seeks to minimise both
the impact of new housing on the countryside and the need to travel.
New housing should therefore be concentrated mainly in those settlements
which have reasonable levels of population, which possess a range
of facilities and services, and which are accessible by public transport.
In practice, growth is therefore directed towards the larger villages
within the District, which are listed in Policy H3. Development should
aim to consolidate the built framework of the settlement, rather than
breach the surrounding countryside. There are, however, finite limits
to the opportunities for settlement infill in the longer term when
it will be necessary to reconcile the loss of greenfield sites with
the relative importance of village growth and the value of landscape
in its undeveloped form. This approach accords with national planning
policies on transport, the countryside, the principle of sustainable
development and the location of new housing. |
| 4.13 |
These strategic considerations set the
overall context within which any future reviews of housing requirements
and allocations should be conducted. |
| |
HOUSING REQUIREMENTS AND
SUPPLY |
| 4.14 |
Using the appropriate household size estimates,
together with an allowance for vacant dwellings, the number of dwellings
required to house the District's population in 2006 has been calculated,
and is incorporated in the County Structure Plan. The gross requirement
is for sites for 3,000 new dwellings to be found in Durham District
between 1991 and 2006. The Table below shows how this gross figure
is further refined to give a net requirement. |
| 4.15 |
There are likely to be a number of sites
which already have planning permission and which are likely to be
developed within the Plan period. Details of all sites of 10 or more
dwellings with planning permission at 1st April 2002 are given in
Appendix 4. Further allowances must be made for small sites (ie less
than 10 dwellings), demolitions and 'windfalls', (ie previously developed
sites currently in another use which unexpectedly become available).
It is common practice to make an allowance for choice and flexibility
to provide for unforeseen difficulties in the availability of some
sites. A figure of 100 is also included to allow for the expected
increase in students living in general private housing within the
City. In the absence of precise growth predictions on such accommodation
from the University this is a nominal figure. The calculations of
requirements and supply are summarised below: |
| |
| Housing Requirements |
| Gross Requirement 1991-2006 |
3000
|
| Allowance for students |
100
|
| 10% allowance for flexibility and choice |
300
|
| Less completions (net) 1991-2000 |
-3092
|
|
Total Requirement 2000-2006
|
308
|
| |
| Housing Supply |
| Sites with planning permission, and likely to
be developed 2002-2006 (10+ sites) |
515
|
| Small Sites 2002-2006 (@ 40 per annum) |
160
|
| "Windfalls" 2002-2006 (@ 45 per annum) |
180
|
| Less demolitions 2002-2006 (@ 15 per annum) |
-60
|
|
Total
|
795
|
|
| |
|
| 4.16 |
Present calculations therefore indicate
that no new sites are required for dwellings between 2002 and 2006.
A new site is allocated in Policy H1 however, for reasons which are
explained under that Policy. |
| 4.17 |
Ongoing changes to the National housing
policy (which seeks to direct development to 'brownfield' sites) may
have implications for the District. It is vitally important however
that any future District housing allocations which may be required
are made in accordance with the basic principles of the District housing
strategy, with particular recognition of the importance of Durham
City's character and setting. |
| |
LOCAL PLAN OBJECTIVES
|
| 4.18 |
The Council's objectives for housing to
be pursued through the Policies and Proposals contained in this Chapter
of the Plan are: |
| |
- To provide a variety of sites for housing to meet the various
needs of different sections of the population;
- To encourage the use of derelict or underused land and buildings
within settlements to assist in their regeneration;
- To promote high standards of design, energy efficiency, estate
layout and landscaping in all new housing developments;
- To protect and, where necessary, enhance the amenities and the
environment of existing residential areas.
|
| 4.19 |
Statements showing the latest housing
statistics, and land which is available for housing, are published
annually. The Council intends to comply with the prevailing Government
land availability requirement, which at present indicates that at
least a five year supply should be available. The Council participates
in the County Durham Joint Housing Land Study with Durham County Council
and The House Builders Federation. The most recent study, covering
1998-2003 (Draft, April 1999) shows that the District has in excess
of a 16 year supply of housing land. |
| 4.20 |
For the purposes of the ensuing Policies,
"housing development" includes not only the erection of new dwellings,
but also extensions to existing dwellings, a change of use of all
or part of an existing building for residential use, and the occupation
of a residential caravan. The design and layout of residential estates
and extensions to residential properties are identified in Policies
Q1, Q2, Q8 and Q9 of Chapter 12 of the Plan relating to Quality of
Development. |
| |
|
| |
POLICIES |
| |
NEW HOUSING DEVELOPMENT |
| |
New Housing Allocations |
|
|
| |
| POLICY H1 |
HOUSING DEVELOPMENT WILL BE PERMITTED
ON THE FOLLOWING SITE, AS SHOWN ON THE PROPOSALS MAP: |
| |
|
|
Estimated Capacity |
| |
a) |
FINCHALE VIEW, WEST RAINTON (1.3ha) |
37 |
 |
|
|
|
|
|
| |
Justification |
| 4.21 |
The total number of sites with planning
permission (and likely to be developed) and allocated at H1 exceeds
the District requirement by about 520 units. A majority of the over-provision
stems from existing commitments (as set out in Appendix 4). Site H1(a),
Finchale View, is a small brownfield site. As such, although adding
to the over-provision position, it is included in the Plan as a sustainable
site. |
| 4.22 |
In accord with the aims of sustainable
development 100% of land allocated for residential development in
Policy H1 is previously developed land. |
| 4.23 |
The densities of the sites will vary but
in many cases they will be high thus making an efficient use of the
land and thus further contributing the aims of sustainable development. |
| |
New Housing in Durham
City |
|
|
| |
| POLICY H2 |
NEW HOUSING DEVELOPMENT COMPRISING:
WINDFALL DEVELOPMENT OF PREVIOUSLY DEVELOPED LAND: AND CONVERSIONS
WILL BE PERMITTED WITHIN THE SETTLEMENT BOUNDARY OF DURHAM CITY.
PROVIDED EITHER THAT THE SITE IS INCLUDED IN POLICY H1, OR THAT |
| |
1. |
THE PROPOSAL DOES NOT CONTRAVENE
POLICIES E3, E5 AND E6, AND THE SITE IS NOT ALLOCATED OR SAFEGUARDED
FOR AN ALTERNATIVE USE; AND |
| |
2. |
THE DEVELOPMENT ACCORDS
WITH POLICIES Q8, R2, T10, AND U8A |
|
|
|
|
|
|
| |
Justification |
| 4.24 |
The protection of both the traditional
character and the setting of Durham City is a strategic aim and an
overriding consideration which is a central feature of the Plan. |
| 4.25 |
The County Durham Structure Plan (Policy
10, justified at Paragraph 8.34) specifically prohibits the extension
of new housing into the countryside surrounding Durham City by requiring
new housing development to take the form of redevelopment, infilling
or consolidation of the existing built-up area. This continues a long
standing policy, and reinforces previous landscape protection policies
which are now incorporated in the Green Belt for Durham City. |
| 4.26 |
Within the built-up area of the City,
new housing development is acceptable, in principle, provided that
the City's traditional character is preserved. The essential elements
of this character are described in Chapter 3 and the measures and
criteria which will be applied to protect the older parts of the City,
particularly the World Heritage site and its surroundings, are set
out in Policy E3. When assessing proposals for new housing in Durham
City these considerations will be paramount. Most of the significant
open spaces and undeveloped areas are essential elements of the City's
character and are not suitable for housing. In accordance with the
requirement to prioritise development of previously developed sites
(Planning Policy Guidance No 3, Housing) and in order to protect significant
open spaces, new residential development will occur through the redevelopment
of previously developed sites occurring as windfall or the conversion
of existing buildings. Developments occurring under this policy and
the additions that they will make to the housing supply situation
have been made allowance for in Paragraph 4.15 (Windfall and Small
Sites). As such, developments occurring through the Policy are not
expected to affect the Housing supply position as set out in Paragraph
4.21 |
| 4.27 |
In the most recently developed areas of
Durham City, primarily the twentieth century expansions to the north
and north east, considerations of its traditional character are less
crucial. Nevertheless, there are many good quality residential environments
within them which must themselves be protected. In addition, they
are generally quite densely developed, and most of the remaining undeveloped
areas within them serve important visual, environmental or recreational
functions. The restriction on the outward expansion of Durham City
increases the pressure to develop such areas but protection from erosion
may be as important as the resistance to the development of greenfield
sites on the periphery. |
| 4.28 |
Where residential development is acceptable
in principle, it must accord with the relevant design and other Policies
contained in Chapters 6, 8 and 12. |
| |
New Housing Development
in the Villages |
|
|
| |
| POLICY H3 |
NEW HOUSING DEVELOPMENT, IN ADDITION
TO THAT ALLOCATED IN POLICY H1, COMPRISING WINDFALL DEVELOPMENT
OF PREVIOUSLY DEVELOPED LAND AND CONVERSIONS WILL BE PERMITTED
WITHIN THE SETTLEMENT BOUNDARIES OF THE VILLAGES LISTED BELOW
PROVIDED IT IS: |
| |
1. |
APPROPRIATE IN SCALE, DESIGN,
LOCATION AND NUMBER OF UNITS (IN THE CASE OF THE SMALLER VILLAGES,
(b) BELOW, THIS NUMBER WILL BE LIMITED) TO THE CHARACTER OF
THE SETTLEMENT AND DOES NOT RESULT IN THE DEVELOPMENT OF AREAS
WHICH POSSESS IMPORTANT FUNCTIONAL, VISUAL OR ENVIRONMENTAL
ATTRIBUTES WHICH CONTRIBUTE TO THE SETTLEMENT'S CHARACTER; AND |
| |
2. |
IN ACCORD WITH POLICIES
Q8, R2, T10 AND U8A. |
| |
|
a) |
LARGER VILLAGES |
| |
|
|
BEARPARK
BOWBURN
BRANDON
COXHOE
ESH WINNING
HIGH PITTINGTON
HIGH SHINCLIFFE
KELLOE
LANGLEY MOOR
MEADOWFIELD
NEW BRANCEPETH
SHERBURN
SHERBURN HILL
USHAW MOOR
WEST RAINTON
WITTON GILBERT |
| |
|
b) |
SMALLER VILLAGES |
| |
|
|
BRANDON VILLAGE
BROOMPARK
CASSOP
CROXDALE
HETT
LOW NEWTON
LOW PITTINGTON
LUDWORTH
PARKHILL
QUARRINGTON HILL
SHADFORTH
SHINCLIFFE
SUNDERLAND BRIDGE
WATERHOUSES |
| |
EXCEPTIONALLY THE LIMITED DEVELOPMENT
OF SMALL GREENFIELD SITES (LESS THAN 10 UNITS AND WHERE THE
TOTAL DEVELOPABLE AREA IS LESS THAN 0.33 HECTARES IN EXTENT)
WILL BE PERMITTED IN THE COALFIELD VILLAGES MOST IN NEED OF
REGENERATION PROVIDED THAT: |
| |
1. |
THERE ARE CLEAR, QUANTIFIABLE REGENERATION
BENEFITS THAT WILL BE ACHIEVED THROUGH THE DEVELOPMENT OF SMALL
GREENFIELD SITES; AND |
| |
2. |
THESE REGENERATION BENEFITS COULD
NOT BE ACHIEVED THROUGH THE DEVELOPMENT OF PREVIOUSLY DEVELOPED
LAND OR CONVERSIONS OF EXISTING BUILDINGS. |
| |
THE COALFIELD VILLAGES MOST IN
NEED OF REGENERATION TO WHICH THIS POLICY APPLIES ARE: |
| |
BEARPARK
BOWBURN
BRANDON
CASSOP
COXHOE
ESH WINNING
HIGH PITTINGTON
KELLOE
LUDWORTH
NEW BRANCEPETH
QUARRINGTON HILL
SHERBURN
SHERBURN HILL
USHAW MOOR
WEST RAINTON
WITTON GILBERT |
|
|
|
|
|
|
| |
Justification |
| 4.29 |
Housing development is acceptable, in
principle, within all these villages, but the amount which is appropriate
or desirable varies according to their size, which is why the Policy
has categorised them on this basis. Such an approach accords with
Government advice and Structure Plan Policy. The acknowledgement that
housing is acceptable is simply a statement of principle and does
not mean that, in practice, suitable sites either exist or need to
be found. |
| 4.30 |
Settlement boundaries are shown on the
Proposals Map and defined in the Glossary. As a general rule, housing
may be acceptable within them provided it conforms with other Policies
designed to protect the character and appearance of the settlement
and residential amenity, and to safeguard land required for other
uses. |
| 4.31 |
New housing development must not contravene
any other Policies relating, for instance, to the environment or to
open space, and it must satisfy the criteria listed in Policies Q8,
R2, T10, and U8A and the general principles governing new development.
In accordance with the requirement to prioritise development of previously
developed sites (Planning Policy Guidance Note 3, Housing) and in
order to protect significant open spaces, new residential development
will occur through the redevelopment of previously developed sites.
These may occur as windfall or the conversion of existing buildings.
Developments occurring under this Policy, and the additions that they
will make to the housing supply situation, have been made allowance
for in Paragraph 4.15 (Windfall and Small Sites). As such the Policy
is not expected to affect the Housing supply position set out in Paragraph
4.21. |
| 4.31A |
Despite the longstanding and ongoing efforts,
in many cases successful, to improve the social and physical environmental
of settlements in the district, a number still suffer from a poor
quality environments and high levels of social and economic deprivation.
The County Durham Structure Plan highlights how housing development
in the villages around the City has, and can continue to, assist in
the regeneration of many of the villages (whilst assisting in the
protection of the character and setting of the City). Policy H3, in
accord with guidance in Planning Policy Guidance Note 3, Housing,
seeks to restrict the development of greenfield sites. In order that
the process of regeneration can be spread to the coalfield villages
most in need of regeneration, there may be occasions where new residential
development can form an important component of this process. When
such proposals are formulated the priority will be to locate on previously
developed sites or in the conversion of existing buildings. Where
such sites are not available within a targeted village, small greenfield
sites (of less than 10 units and with a developable area of not more
than 0.33ha in extent) will be considered providing such schemes do
not result in village cramming. This means that a proposal for the
development of 0.33ha of greenfield land that formed part of a single
continuous area of greenfield land greater than 0.33ha in extent would
be contrary to Policy H3. Such exceptions to the general move towards
the development of previously developed land will have to demonstrate
very specific and quantifiable regeneration benefits and that the
same regeneration benefits could not be achieved through the development
of previously developed sites or the conversions of existing buildings. |
| |
Larger Villages |
| 4.32 |
The larger villages are generally better
provided with schools, shops, churches and other social and recreational
facilities. They tend to be better related to the major road network
and more accessible by public transport. |
| 4.33 |
The development of new housing on appropriate
sites within these villages conforms with the Plan's strategy of diverting
new housing development in the District away from Durham City, whilst
adhering, as far as possible, bearing in mind the paramount importance
of the need to protect the setting of the Historic City, to the principles
of sustainable development. Accordingly, development should seek to
minimise, within practical limits, the impact on the countryside and
the overall need to travel. |
| 4.34 |
To be acceptable under this Policy, a
new site will need to be within, or adjacent to, the existing residential
framework of the village, well related to it in scale, character and
location, and must not be allocated in this Plan for any other use.
Growth which contributes to regeneration, the increased viability
of settlements and/or the fulfilment of social housing needs, will
be taken into consideration. Open or undeveloped areas within these
villages, which possess important functional, visual or environmental
attributes and which contribute to the settlement's character, will
not be acceptable for housing. |
| |
Smaller Villages |
| 4.35 |
The smaller villages listed here are inappropriate
locations for substantial new housing development, due primarily to
their size, and because they generally lack a good range of facilities.
Many include conservation areas, and some are physically remote from
larger settlements and the services which these can offer. Limited
new housing will, however, increase choice and help to sustain the
facilities and the communities which exist in these villages, without
either adding significantly to the need to travel, or altering their
scale. As set out in Policy H3, new housing developments in the Smaller
Villages are likely to be limited in terms of the number of units
on individual sits. The maximum number of units on individual sites
and in individual villages will not be limited by a specific threshold,
but by the scale of the proposal in relation to the overall scale
and character of the village. |
| 4.36 |
Limited housing will normally entail "infilling"
small gaps in village streets, or conversion of suitable buildings.
Not all gaps or vacant land are necessarily acceptable for new housing
since open, undeveloped sites often form an integral part of a village's
character and provide amenity space. The maintenance and preservation
of this character will be the most important consideration in assessing
any particular proposal. |
| |
Villages with No Settlement
Boundary, Ribbon Development and Sporadic Groups of Houses |
|
|
| |
| POLICY H4 |
THE EXTENSION OR REDEVELOPMENT
OF VILLAGES WITH NO SETTLEMENT BOUNDARY, OF RIBBONS OF DEVELOPMENT,
OR OF SPORADIC GROUPS OF HOUSES WILL NOT BE PERMITTED. |
| |
INFILL HOUSING DEVELOPMENT AT THESE
LOCATIONS WILL ONLY BE PERMITTED IF THE DEVELOPMENT: |
| |
1. |
COMPRISES NO MORE
THAN A SINGLE DWELLING INFILLING A SMALL GAP BETWEEN EXISTING
BUILDINGS; AND |
| |
2. |
DOES NOT INVOLVE THE DEVELOPMENT
OF AN OPEN SPACE THAT IS IMPORTANT TO THE STREET SCENE; AND |
| |
3. |
IS APPROPRIATE IN SCALE, FORM
AND MATERIALS TO THE CHARACTER OF ITS SURROUNDINGS. |
|
|
|
|
|
|
| |
Justification |
| 4.37 |
A number of villages and hamlets are inappropriate
locations for new housing development, even on the limited scale acceptable
in the Smaller Villages defined in Policy H3(b). They have, therefore,
no settlement boundaries. The settlements so defined are Brancepeth,
Church Kelloe, Littletown, Old Cassop, Old Quarrington, Town Kelloe,
Aldin Grange and Alum Waters. |
| 4.38 |
Further development, other than of individual
dwellings that meet the criteria set out in Policy H4, would damage
the character of the settlements, which in the case of Old Cassop,
Church Kelloe and Town Kelloe comprise relatively loosely linked farmsteads
and houses within their historic form. Littletown, Aldin Grange and
Old Quarrington also include areas of more compact housing as part
of their physical framework. These parts of the villages have little
infill potential whilst the generally dispersed nature of the rest
of these settlements is generally inappropriate for infill for the
same reasons as set out above for Old Cassop, Church Kelloe, Town
Kelloe and Alum Waters. |
| 4.39 |
Brancepeth has an exceptionally attractive
physical form, worthy of the utmost protection from inappropriate
development. Incremental infilling and modest scale housing schemes
have created a compact core centred on the crossroads, where opportunities
for infilling housing are very limited. Beyond this core the village
is more loosely knit, with a number of historically and architecturally
important buildings set in a wooded landscape, justifying the strict
control applied. |
| 4.40 |
Isolated small groups of buildings are
not classed as villages which, however small, usually have some facilities
and a recognisable framework. In the Plan, towns and most villages
are contained within settlement boundaries whereas these groups are
not. They are unsatisfactory locations for new housing other than
that which meet the criteria in Policy H4, and it would contravene
established policies designed to protect the countryside. The extension
or redevelopment of isolated terraces or of ribbons of development
are inappropriate for similar reasons. |
| |
NEW HOUSING IN THE
COUNTRYSIDE |
|
|
| |
| POLICY H5 |
IN THE COUNTRYSIDE NEW HOUSING
DEVELOPMENT OR THE REBUILDING OF DERELICT OR ABANDONED HOUSES
WILL BE PERMITTED ONLY WHERE ALL OF THE FOLLOWING CRITERIA ARE
MET: |
| |
1. |
IT IS REQUIRED FOR OCCUPATION
BY PERSONS EMPLOYED SOLELY OR MAINLY IN AGRICULTURE OR FORESTRY. |
| |
2. |
THE FUNCTIONAL NEED
FOR THE PERSONS TO LIVE IN THIS LOCATION IN ORDER TO CARRY OUT
THEIR DUTIES IS DEMONSTRATED TO THE SATISFACTION OF THE LOCAL
PLANNING AUTHORITY BY EXPERT DETAILED ASSESSMENT. |
| |
3. |
THE FINANCIAL VIABILITY OF THE
ENTERPRISE HAS BEEN PROVED IN A DETAILED ASSESSMENT BY AN EXPERT.
ON NEW OR DEVELOPING ENTERPRISES A TEMPORARY PERMISSION FOR
TEMPORARY ACCOMMODATION ONLY WILL BE GRANTED UNTIL SUCH A JUSTIFICATION
IS CLEARLY DEMONSTRATED. |
| |
4. |
IT IS OF A SIZE COMMENSURATE WITH
THE ESTABLISHED FUNCTIONAL REQUIREMENT OF THE ENTERPRISE. |
| |
5. |
ADEQUATE PROVISION CANNOT BE MADE
IN EXISTING BUILDINGS OR WITHIN SETTLEMENT BOUNDARIES. |
| |
6. |
IT RESPECTS THE CHARACTER OF ITS
LANDSCAPE SETTING IN TERMS OF ITS SITING, DESIGN, SCALE, MATERIALS,
LANDSCAPING, PROTECTION OF EXISTING LANDSCAPE FEATURES AND RELATIONSHIP
WITH NEARBY BUILDINGS. |
| |
ANY DWELLING THUS PERMITTED WILL
BE SUBJECT TO A CONDITION OR AN AGREEMENT WILL BE SOUGHT TO
RESTRICT ITS OCCUPANCY. |
| |
|
|
|
|
|
|
|
|
|
|
| |
Justification |
| 4.41 |
National policy has for many years aimed
to prevent unnecessary or sporadic development in the countryside.
This is to protect the countryside for its own sake, to make the best
use of existing services and infrastructure, and to minimise the need
to travel. However, exceptions may be made for those employed in forestry
or agriculture, who need to live in close proximity to their place
of work to carry out their duties, or to allow sites for travellers
as set out at Plan Policy H15. |
| 4.42 |
Applicants will need to demonstrate that
a new dwelling is an essential requirement, and must provide evidence
of an existing functional need, at their own expense. They will also
have to prove the financial viability of the enterprise. In both the
case of the functional need and for the test of the viability, the
expert detailed assessment should be based on independent and unbiased
advice. It could, for example, be carried out by an agricultural consultant.
In the case of well-established enterprises, established for at least
three years, they should be financially sound and have a prospect
of remaining so. Where the need and viability are established, the
occupation of the dwelling will be restricted, generally by a condition,
to limit its occupation to a person solely or mainly working in the
locality in agriculture or forestry, or a widow or widower of such
a person, and to any resident dependants. This condition will only
be lifted when it is demonstrated through a realistic assessment that
the need for the dwelling no longer exists, not only in relation to
the particular holding, but the area as a whole. |
| 4.43 |
Any dwelling approved under this Policy
must be located so as to minimise its impact on its surroundings.
This will generally mean siting it close to any existing buildings,
and ensuring that the design and the materials used are modest and
unobtrusive and are appropriate to a rural location and to the scale
of the enterprise. |
| 4.44 |
A preferable solution will usually be
to convert an existing building to provide the dwelling and, if this
is possible, permission for a new house is unlikely to be granted.
Advice on conversion of buildings in rural areas is given in Policies
E8 and EMP16, and in Appendix 6. |
| 4.45 |
If an enterprise is being developed but
is insufficiently established to justify a new dwelling, a temporary
permission for temporary accommodation may be granted for a short
period which would normally be three years. A justification should
clearly demonstrate, through a functional and financial test, the
viability of the enterprise and should provide evidence of the size
of dwelling which it can sustain. If at the end of this period such
a justification cannot be proven, the temporary accommodation will
be required to be removed. |
| 4.46 |
The Policy applies equally to the rebuilding
of derelict or abandoned houses in the countryside. |
| 4.46A |
Paragraph 3.21 of PPG7 sets out other
circumstances where isolated houses in the countryside may be permitted
exceptionally, including proposals adding to the Country House tradition.
Proposals for such development will be considered in the light of
the factors outlined in paragraph 3.21 of PPG7. |
| |
Conversion of Rural Buildings
to Residential Use |
| 4.47 |
With the restriction on building new dwellings
in the open countryside, proposals for the conversion of existing
buildings outside settlement boundaries to residential use will only
be approved in accordance with Policy E8. |
| 4.48 |
Specific guidance for the conversion of
traditional farm buildings is set out in Appendix 6. |
| |
Replacement Dwellings
Outside Settlement Boundaries |
|
|
| |
| POLICY H6 |
THE REPLACEMENT OF AN EXISTING
DWELLING WHICH IS OF NO VISUAL, ARCHITECTURAL, OR HISTORIC INTEREST
AND LIES OUTSIDE DEFINED SETTLEMENT BOUNDARIES, WILL BE PERMITTED
PROVIDED: |
| |
1. |
IT IS WITHIN THE SAME RESIDENTIAL
CURTILAGE AS THE EXISTING DWELLING; AND |
| |
2. |
IT IS SENSITIVELY
SITED AND DESIGNED IN RELATION TO THE SURROUNDING LANDSCAPE
AND ANY EXISTING BUILDINGS; AND |
| |
3. |
IT DOES NOT EXCEED THE GENERAL
SIZE AND SCALE OF THE EXISTING DWELLING; AND |
| |
4. |
IT HAS RECEIVED PLANNING PERMISSION
BEFORE DEMOLITION OF THE EXISTING DWELLING TAKES PLACE; AND |
| |
5. |
THE DEVELOPMENT ACCORDS WITH POLICY
E16. |
|
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|
| |
Justification |
| 4.49 |
This Policy applies to all dwellings in
the countryside which are currently in sound structural condition
or which have very recently been destroyed by an unforeseen accident
such as fire. It does not apply to derelict dwellings or dwellings
which make a positive contribution to the character of the countryside
by virtue of their visual, architectural or historic interest. |
| 4.50 |
Normally, new development is considered
to be inappropriate outside settlement boundaries because it would
detract from the openness and attractiveness of the countryside. However,
where a dwelling already exists, its replacement should have no additional
impact on the countryside providing it is of the same general size
and scale as that existing. Any replacement dwelling should be of
an appropriate design and the opportunity should be taken where possible,
to ensure that the new dwelling has less impact on the landscape than
that existing. |
| 4.51 |
Buildings can be important habitats for
protected species, for example as bat roosts or bird nesting sites.
The Council will seek the advice of English Nature about development
proposals that may affect protected species or their habitat. |
| |
CITY CENTRE HOUSING |
|
|
| |
| POLICY H7 |
THE COUNCIL WILL ENCOURAGE NEW
HOUSING DEVELOPMENT AND CONVERSIONS TO RESIDENTIAL USE ON SITES
WITHIN OR CONVENIENTLY CLOSE TO THE CITY CENTRE PROVIDED: |
| |
1. |
THERE IS NO CONFLICT WITH ANY
OTHER POLICY OR PROPOSAL OF THIS PLAN, PARTICULARLY THOSE RELATING
TO THE CONSERVATION AREA OR WORLD HERITAGE SITE, AND |
| |
2. |
IT IS IN SCALE AND
CHARACTER WITH ITS SURROUNDINGS. |
|
|
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|
|
|
| |
Justification |
| 4.52 |
The development of such sites for housing
has many benefits: providing for special needs groups, and by using
urban land, it complements regeneration, helping to support City Centre
shops and services without creating the need to travel by car. In
many instances, such housing is for small households and these sites,
therefore, can make a valuable contribution to meeting this growing
need. Nevertheless, any new development must ensure that there is
no erosion either of essential City Centre facilities, or of the open
spaces which form such an important part of the City's character. |
| 4.53 |
Within the City Centre it is acknowledged
that it may not always be physically possible to provide car parking
to the required standard. In such cases the required standard may
be relaxed in the interest of both the desire to introduce appropriate
housing to the City Centre and to reduce the impact of traffic and
reliance on the private car. |
| |
RESIDENTIAL USE OF
UPPER FLOORS |
|
|
| |
| POLICY H8 |
THE USE OF UPPER FLOORS OF SHOPS
AND COMMERCIAL PREMISES FOR RESIDENTIAL PURPOSES WILL BE PERMITTED
PROVIDED THAT: |
| |
1. |
IT DOES NOT GIVE RISE TO CONFLICT
WITH EXISTING USES IN THE AREA; AND |
| |
2. |
IT DOES NOT ADVERSELY AFFECT THE
CHARACTER OR VISUAL APPEARANCE OF THE SURROUNDING AREA; AND
|
| |
3. |
IT DOES NOT INVOLVE SIGNIFICANT
EXTENSIONS, ALTERATIONS OR REBUILDING WHICH WOULD UNACCEPTABLY
ALTER THE CHARACTER OR SCALE OF THE ORIGINAL BUILDING. |
|
|
|
|
|
|
| |
Justification |
| 4.54 |
Increased residential use of underused
or redundant upper floorspace is an aim of government policy because
it both provides more housing and can contribute to the vitality of
town centres. The Council in its Housing Investment Programme supports
such 'Living over the Shop' initiatives. Whilst it may be particularly
appropriate to the City Centre and as such complements Policy CC1
in Chapter 11 of the Plan, the Policy applies throughout the District. |
| 4.55 |
In considering such proposals it will
be necessary to take account of surrounding land uses. The existence
of uses such as hot food take-aways, public houses, and amusement
centres could give rise to nuisance complaints from future residents
of such schemes. |
| 4.56 |
Proposals may require alterations to the
existing building, to create access, openings for windows, and extensions
or the removal of partitions to create habitable layouts. Such alterations
should not change the scale or character of the building. This is
particularly important in the case of listed buildings or within conservation
areas. |
| 4.57 |
Car parking requirements may be relaxed
in certain cases as set out in the Transport Chapter (Paragraph 6.61)
and for the reasons set out in Paragraph 4.53. |
| |
MULTIPLE OCCUPATION/STUDENT
HOUSEHOLDS |
|
|
| |
| POLICY H9 |
THE SUB-DIVISION OR CONVERSION
OF HOUSES FOR FLATS, BEDSITS OR FOR MULTIPLE OCCUPATION, OR
PROPOSALS TO EXTEND OR ALTER PROPERTIES ALREADY IN SUCH USE
WILL BE PERMITTED PROVIDED THAT: |
| |
1. |
ADEQUATE PARKING (IN ACCORDANCE
WITH POLICY T10), PRIVACY AND AMENITY AREAS ARE PROVIDED OR
ARE ALREADY IN EXISTENCE; AND |
| |
2. |
IT WILL NOT ADVERSELY AFFECT THE
AMENITIES OF NEARBY RESIDENTS; AND |
| |
3. |
IT IS IN SCALE AND CHARACTER WITH
ITS SURROUNDINGS AND WITH ANY NEIGHBOURING RESIDENTIAL PROPERTY;
AND |
| |
4. |
IT WILL NOT RESULT IN CONCENTRATIONS
OF SUB-DIVIDED DWELLINGS TO THE DETRIMENT OF THE RANGE AND VARIETY
OF THE LOCAL HOUSING STOCK; AND |
| |
5. |
IT WILL NOT INVOLVE SIGNIFICANT
EXTENSIONS HAVING REGARD TO POLICY Q9, ALTERATIONS OR REBUILDING
WHICH WOULD UNACCEPTABLY ALTER THE CHARACTER OR SCALE OF THE
ORIGINAL BUILDING. |
|
|
|
|
|
|
| |
Justification |
| 4.58 |
The sub-division of dwellings for self
contained flats or bedsits generally requires permission. These are
distinct from situations where residents live as a single household,
sharing facilities, although they do not constitute a conventional
family. In Durham this usually consists of students sharing houses,
a practice which is difficult to control or resist.] |
| 4.59 |
Flats and houses in multiple occupation
often contribute to the supply of dwellings for smaller households
but they may also have undesirable characteristics. These include
adverse effects on the amenities of other occupiers and nearby residents
such as noise disturbance or infringement of privacy. They frequently
give rise to car parking problems in areas where off-street parking
provision is scarce. Consideration is being given by Government to
the introduction of a licensing system for Houses in Multiple Occupation,
an approach formulated to address concern over conditions in this
sector. It would place a statutory duty on local housing authorities
to introduce licensing as a principal means of regulating standards.
Such a scheme may have planning benefits. This issue will also be
addressed through the proposals for parking control in Durham City
as described in the Transport Chapter. It is also important to ensure
that conversions to multiple occupation are appropriate in scale and
character for the particular building and its surroundings, and that
they do not erode the supply of a particular type of housing to an
unacceptable extent. |
| 4.60 |
In several wards there are significant
concentrations of student households occupying older properties. As
a rule these houses are bought or rented on the open market and are
not subject to planning control, but problems regarding parking and
noise do sometimes arise and the supply of housing for those usually
resident in the City is eroded. It is difficult to fix an overall
limit on the amount of multiple occupation that should be allowed
in any street as this depends on individual circumstances and indeed
in cases when planning permission is not required it is virtually
impossible. Where applications are required for conversion to multi-occupation
in such areas however, the Council will consider existing problems
and concentrations when evaluating them. |
| 4.61 |
Conversions to multiple occupation can
include proposals to extend properties. Alternatively proposals may
involve extensions to existing properties in such use. These can have
a detrimental impact on the character of individual properties and
neighbourhoods, for example, in areas of smaller two storey terraced
housing. Such extensions can also allow a higher number of residents
in a property, thereby exacerbating potential problems as set out
in paragraph 4.59 above. In considering applications for extensions
as part of an application for multiple occupation or to properties
already in such use, the existing level of multiple occupation and
student housing (as determined from Council records) will be taken
into consideration when evaluating them. The Council will monitor
applications for extensions in areas of high concentrations of multiple
occupation and student housing. Should the higher levels of occupancy
cause amenity and nuisance problems for the neighbourhood, the Council
may withdraw permitted development rights or resist further extensions.
|
| |
BACKLAND AND TANDEM
DEVELOPMENT |
|
|
| |
| POLICY H10 |
DEVELOPMENT OF BACKLAND AND TANDEM
SITES WILL NOT BE PERMITTED UNLESS THERE IS: |
| |
1. |
A SAFE AND SATISFACTORY ACCESS
AND ADEQUATE PARKING CAN BE PROVIDED IN ACCORD WITH POLICY T10;
AND |
| |
2. |
THE AMENITIES OF BOTH THE NEW
AND EXISTING DWELLINGS ARE NOT ADVERSELY AFFECTED; AND |
| |
3. |
IT IS IN KEEPING WITH THE CHARACTER,
DENSITY, AND SCALE OF SURROUNDING OR ADJACENT DEVELOPMENT. |
|
|
|
|
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|
| |
Justification |
| 4.62 |
Backland sites are those to the rear of
existing houses, such as back gardens, or garden/garage plots across
a back street behind existing housing. In most cases such sites are
inappropriate for new houses due to poor access, inadequate standards
of space or privacy, or because development would entail the loss
of open or amenity areas. The residential character of certain areas
consists of dwellings with large rear gardens and this must be protected
from inappropriate development. Where backland development would be
detrimental to this character, it will not be permitted. |
| 4.63 |
Tandem development consists of one house
to the rear of another, sharing the same access. Such development
will almost always be unsatisfactory because of disturbance and lack
of privacy to the house at the front, as well as problems of access
to the house at the rear. It can also be damaging to the character
of an area. |
| |
MOBILITY/ACCESS WITHIN
NEW HOUSING AND HOUSING REGENERATION SCHEMES |
|
|
| |
| POLICY H11 |
WITHIN NEW HOUSING AND HOUSING
RENOVATION SCHEMES THE COUNCIL WILL NEGOTIATE WITH DEVELOPERS
TO PROVIDE A PROPORTION OF DWELLINGS WHICH ARE SPECIFICALLY
DESIGNED OR EASILY ADAPTABLE FOR THOSE WITH IMPAIRED MOBILITY
WHERE SUCH A NEED EXISTS. PARTICULAR REGARD WILL BE HAD TO LOCAL
NEEDS, SITE CHARACTERISTICS AND PROXIMITY TO LOCAL SERVICES
AND AMENITIES. NEW DWELLINGS SHOULD BE BUILT SO AS TO ASSIST
ACCESS BY THE DISABLED AND WHEELCHAIR USERS. |
|
|
|
|
|
|
| |
Justification |
| 4.64 |
All new dwellings, including conversions,
and proposals to renovate the existing housing stock (in situations
when Planning Permission is required for the renovation works), should
be designed so as to facilitate access for disabled visitors wherever
possible in accordance with Policy Q2. |
| 4.65 |
More housing will be needed in future
for the disabled and for the elderly, and it is often preferable for
this to be provided within general housing areas rather than in specific
enclaves. A proportion should be designed either for wheelchair users,
or for subsequent adaptation at reasonable cost and without structural
alterations. This proportion will be negotiated with developers having
particular regard to local needs, site characteristics and proximity
to local services and amenities. These requirements will also be applied
to proposals to renovate the existing housing stock (in situations
when Planning Permission is required for the renovation works). |
| 4.66 |
The Council will encourage all new bungalows
to be capable of subsequent adaptation for wheelchair users without
major structural alteration. |
| 4.67 |
The Council will continue to encourage
the provision of more housing for aged and disabled people through
its land releases and building programme. |
| |
AFFORDABLE HOUSING:
ENSURING A RANGE OF HOUSE TYPES |
|
|
| |
| POLICY H12 |
ON SITES OF 25 OR MORE DWELLINGS
OR 1 HECTARE OR MORE IN SIZE, AND WHERE A LOCAL NEED EXISTS,
THE COUNCIL WILL NEGOTIATE WITH DEVELOPERS FOR A FAIR AND REASONABLE
PROPORTION OF AFFORDABLE HOUSING, AND FOR AN APPROPRIATE VARIETY
OF HOUSE TYPES AND SIZES. |
| |
|
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| |
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| |
Justification |
| 4.68 |
House prices vary widely within the District.
Fourteen of the 24 wards have 50% or more of their housing stock within
the lowest Council Tax band (Band A). Others, particularly certain
City Wards, have some of the most expensive housing in the County,
reflecting the high level of demand traditionally associated with
the City. Over the District as a whole, those able to purchase a house
are considered to have a reasonable choice in terms of price. The
Council intends to encourage the building of affordable houses, for
sale or for rent, where they are scarce, but the general pattern of
house prices is unlikely to change dramatically in the foreseeable
future. |
| 4.69 |
The Council is increasing the supply of
affordable dwellings, through the disposal of its own land holdings,
in partnership schemes with the private sector and housing associations,
and through its own limited building programme. Where housing for
sale is part of such initiatives, it is low cost and as widely affordable
as possible, particularly for first time buyers. New housing for rent
is intended to be similarly affordable, and to meet specific housing
needs. The most important requirements for the Council are for smaller
dwellings for the aged and for single people, since demand across
the District is high whilst the population within both groups is expected
to rise within the next decade. |
| 4.70 |
The need for affordable housing and for
housing for particular groups will be assessed and kept under review,
and will be reflected in the Council's annual H.I.P. submissions.
What is "affordable" in the context of this Policy is housing built
for rent or for shared ownership (through a registered social landlord).
Alternatively it includes properties built for sale and of a price
that is affordable to those in need, (based on an assessment of housing
prices in the locality and the relationship to income levels there). |
| 4.71 |
Developers submitting schemes for sites
of 25 or more dwellings or areas in excess of 1.0ha will be expected
enter discussions with the Council to provide a fair and reasonable
proportion of affordable dwellings. This proportion is not fixed because
it will depend upon the need prevailing in that area at that particular
time, as well as on site specific factors and constraints. When affordable
housing on a site is justified, but where it would be more appropriate
for it to be incorporated on an other site, the Council will be prepared
to accept a financial or other contribution in lieu of such development
on the original site. In implementing such an approach any off-site
contribution will only be required to relate to provision within the
same settlement. |
| 4.72 |
The Council will still try to achieve
affordable housing, and to provide for the needs of particular groups,
on sites of less than 25 dwellings. Many sites in Durham City are
likely to be smaller than this threshold, yet it is there that affordability
problems are most likely to arise. In recent years, small developments
near the City Centre have contributed significantly to the supply
of dwellings for small households. Housing Associations and private
developers will be encouraged to continue to make such contributions. |
| 4.73 |
As a general rule, new affordable housing
for rent will be provided either by the Council or by a registered
housing association. This should ensure, therefore, that the new dwellings
will remain affordable and continue to be used by the particular groups
for which they were originally built. |
| |
THE TYPE AND SIZE
OF HOUSING |
|
|
| |
| POLICY H12A |
THE COUNCIL WILL MONITOR THE TYPE
AND SIZE OF NEW DWELLING COMPLETIONS IN THE CONTEXT OF THE TOTAL
HOUSING STOCK. IF THIS EXERCISE INDICATES THAT A NEED FOR A
PARTICULAR TYPE OR SIZE OF DWELLING IS NOT BEING MET, THE COUNCIL
WILL NEGOTIATE WITH DEVELOPERS, PUTTING FORWARD PROPOSALS FOR
NEW RESIDENTIAL DEVELOPMENT, TO ACHIEVE AN APPROPRIATE BALANCE
OF DWELLING TYPE, SIZE AND DENSITY ON THEIR SCHEME. |
|
|
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|
| |
Justification |
| 4.74 |
Central guidance in PPG3 requires that
Local Planning Authorities should encourage mixed and balanced communities.
In order to assist in achieving this aim, this policy is intended
to monitor housing completions in order to establish if an appropriate
balance of size and type is being achieved. What comprises an appropriate
balance within the District will be established through evidence of
particular problems (e.g. from the Council's own housing records)
or through research carried out to address any perceived imbalance
resulting from the monitoring exercise. |
| 4.74A |
As a general rule appropriate density
will compromise that which makes the most efficient use of land and
provides for more intensive housing developments. There may be occasions
when schemes comprising lower density will be appropriate, for example,
in order to reflect and protect the character of existing residential
areas, particularly within Durham City, or to meet the specific local
market need for high quality housing within the district. |
| |
AFFORDABLE RURAL HOUSING |
| 4.75 |
The provision of small scale affordable
housing schemes in rural areas can be permitted through the planning
system by the release of land not normally released for housing on
"exceptions" sites, where the occupation of dwellings is strictly
limited to serving local needs. Durham City District is predominantly
an urban district and where affordability problems do occur this tends
to be within the City itself. In the more rural settlements houses
are generally available and prices are generally affordable, whilst
waiting lists for rented accommodation (Durham City Council) are fairly
low. |
| 4.76 |
The Council will monitor the availability
of affordable housing in the more rural parts of the District. Should
evidence suggest an affordability problem the incorporation of an
"exceptions" policy will be considered in the first review of the
Local Plan. |
| |
THE CHARACTER OF RESIDENTIAL
AREAS |
|
|
| |
| POLICY H13 |
PLANNING PERMISSION WILL NOT BE
GRANTED FOR NEW DEVELOPMENT OR CHANGES OF USE WHICH HAVE A SIGNIFICANT
ADVERSE EFFECT ON THE CHARACTER OR APPEARANCE OF RESIDENTIAL
AREAS, OR THE AMENITIES OF RESIDENTS WITHIN THEM. |
|
|
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|
| |
Justification |
| 4.77 |
Residential areas are defined as those
parts of settlements where housing predominates. Residents can reasonably
expect to enjoy a safe, secure and attractive environment, and protection
from new uses which will detract from this. Thus development which
generates, for example, pollution, noise, smell, dust, traffic or
parking on a scale not normally associated with residential areas
will be resisted, in accordance with Policies T1 and Q8. |
| 4.78 |
Where established non-residential uses
exist adjacent to housing areas, appropriate measures will be taken
where possible to overcome the annoyance or disturbance which they
cause. |
| 4.79 |
Subject to these considerations, new non-residential
uses may be appropriate and beneficial in housing areas, particularly
when they increase the number and variety of facilities or services
available to residents, without impairing their amenities. Examples
might include small shops, community leisure or recreational facilities,
surgeries and small businesses. |
| |
IMPROVING AND CREATING
MORE ATTRACTIVE RESIDENTIAL AREAS |
|
|
| |
| POLICY H14 |
THE COUNCIL WILL ENCOURAGE DEVELOPMENTS
AND INITIATIVES WHICH SECURE ENVIRONMENTAL IMPROVEMENTS WITHIN
EXISTING HOUSING AREAS BY: |
| |
1. |
REQUIRING DEVELOPMENT TO RESPECT
AND WHERE APPROPRIATE ENHANCE LOCAL CHARACTER; AND |
| |
2. |
HAVING A REGARD TO
POLICIES R3, Q1 AND Q2; AND |
| |
3. |
ENCOURAGING AND WHERE
APPROPRIATE SUPPORTING IMPROVEMENTS TO THE OVERALL PHYSICAL
CONDITION OF THE HOUSING STOCK. |
|
|
|
|
|
|
| |
Justification |
| 4.80 |
By improving existing residential areas
through environmental improvements and by ensuring good quality in
new developments, such areas will become more attractive as places
where people choose to live. Pressure for new housing elsewhere can
thereby be reduced as such areas regain or improve their vitality. |
| 4.81 |
Most of the housing stock is in a good
physical and structural condition. Nevertheless a programme of renovation,
maintenance and improvement to the Council's housing stock is still
required. The details and priorities of this programme are set out
in the annual Housing Investment Programme strategy and submission. |
| 4.82 |
The Council undertakes a number of housing
initiatives associated with schemes such as the Estate Action Programme
and the Single Regeneration Budget. Significant improvements will
be carried out on Sherburn Road Estate in Durham City, involving stock
transfer, new build and improvement, and environmental regeneration.
The quality of the housing stock and the housing environment can give
rise to localised problems in both the City Centre and the villages.
Efforts will be undertaken to promote regeneration and raise the confidence
and image of those communities affected by the economic and social
consequences of colliery closures (e.g. Deerness Valley at Ushaw Moor
and New Brancepeth). Other areas will receive similar attention, where
financial resources are available over the Plan period. |
| 4.83 |
Improvements to residential environments
are not confined to the public sector. Wherever opportunities arise,
for instance in conjunction with other developments or proposals,
such measures will be encouraged. |
| |
SITES FOR TRAVELLERS |
|
|
| |
| POLICY H15 |
NEW SITES OR PROPOSALS FOR EXTENSIONS
TO EXISTING SITES FOR ACCOMMODATION FOR GYPSIES AND TRAVELLERS
WILL ONLY BE PERMITTED WHERE: |
| |
1. |
THE SITE IS NOT WITHIN THE DURHAM
CITY GREEN BELT, THE AREA OF HIGH LANDSCAPE VALUE, OR OTHER
PROTECTED AREA; AND |
| |
2. |
THE SITE IS ADEQUATELY SERVICED
AND HAS A SATISFACTORY ACCESS; AND |
| |
3. |
IT IS REASONABLY CLOSE TO SHOPS,
SCHOOLS AND PUBLIC TRANSPORT; AND |
| |
4. |
IT WILL NOT HAVE AN ADVERSE IMPACT
ON THE COUNTRYSIDE, THE LOCAL LANDSCAPE, THE AMENITIES OF NEARBY
RESIDENTS, OR ON NEARBY BUSINESSES (INCLUDING AGRICULTURAL LAND);
AND |
| |
5. |
WHERE APPROPRIATE
THEY INCORPORATE LANDSCAPING IN ACCORD WITH POLICY Q5. |
|
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| |
Justification |
| 4.84 |
The existing site of 17 pitches at Adventure
Lane, West Rainton provides for the present needs of travellers, who
also use a number of pitches on private sites elsewhere in the District.
Overall the existing provision within the District is considered to
be adequate. |
| 4.85 |
Government policy indicates that the adequacy
of provision is not an issue, and that applications for new sites
must be assessed on their merits. New sites must be properly serviced,
with satisfactory access, and be reasonably close to facilities and
public transport. There should be adequate space within the site for
domestic purposes and safe areas for children's play, and for working,
storage and parking. |
| 4.86 |
The Green Belt and the Area of Landscape
Value are inappropriate locations for gypsy sites, as are Conservation
Areas or any area designated in the Plan for its ecological, scientific
or archaeological interest. |
| 4.87 |
New sites must not intrude, visually or
otherwise, into the countryside or the local landscape, nor must they
adversely affect local residents or businesses, including farming
enterprises. Such issues will be of critical importance when assessing
proposals for new sites. |
| |
RESIDENTIAL INSTITUTIONS
AND STUDENT HALLS OF RESIDENCE |
|
|
| |
| POLICY H16 |
NEW, OR PROPOSALS FOR EXTENSIONS
TO EXISTING HOSTELS, RESIDENTIAL INSTITUTIONS AND CARE HOMES
WILL BE PERMITTED WITHIN SETTLEMENT BOUNDARIES PROVIDED THAT: |
| |
1. |
THEY ARE WELL RELATED TO SHOPS,
COMMUNITY AND SOCIAL FACILITIES, AND TO PUBLIC TRANSPORT; AND |
| |
2. |
BOTH THE LOCATION AND THE FORM
OF THE DEVELOPMENT ITSELF PROVIDE SATISFACTORY STANDARDS OF
AMENITY AND OPEN SPACE FOR THE RESIDENTS; AND |
| |
3. |
THEY DO NOT DETRACT FROM THE CHARACTER
OR THE APPEARANCE OF THE SURROUNDINGS OR FROM THE AMENITIES
OF EXISTING RESIDENTS; AND |
| |
4. |
IN THE CASE OF STUDENT HALLS OF
RESIDENCE THEY ACCORD WITH POLICY C3 OR THE PROPOSAL WOULD NOT
LEAD TO A CONCENTRATION OF STUDENT ACCOMMODATION SUCH THAT IT
WOULD ADVERSELY DETRACT FROM THE AMENITIES OF EXISTING RESIDENTS. |
|
|
|
|
|
|
| |
Justification |
| 4.88 |
This Policy covers a wide variety of residential
institutions and includes, for instance, student halls of residence,
homes for children or the elderly, for physically or mentally handicapped
or homeless persons, and communal housing accommodation designed to
provide for a particular group. It does not include properties in
multiple occupation which are dealt with at Policy H9. It covers new
build, extensions and the change of use of existing buildings. |
| 4.89 |
Access to shops and community facilities
is important if residents of certain institutions are to be satisfactorily
integrated into the community in accordance with the government's
"Care in the Community" policy. Particular groups, such as children,
may need to be located near to particular facilities, e.g. schools.
Satisfactory access to public transport for staff and visitors is
essential. In practice, these criteria are likely to restrict suitable
sites to Durham City and the larger villages (listed in Policy H3).
Smaller villages are not anticipated to be appropriate locations for
most residential institutions. |
| 4.90 |
Residential institutions must relate well
in scale and appearance to adjacent development; careful design and
generous amenity space will often be required to prevent large institutional
buildings from dominating their surroundings. They require satisfactory
access and adequate parking in order that they do not impinge upon
the neighbouring areas. Similarly, proposed extensions should not
result in the over-development of sites. Adequate parking and amenity
space should be retained. |
| 4.91 |
Areas of amenity space are similarly essential
for the well-being of residents, to provide private sitting out and
walking areas as well as pleasant surroundings. Sites suffering from
high levels of noise or pollution, from traffic or other sources,
are not suitable for these uses. |
| 4.92 |
When considering proposals for new extensions,
or the change of use of an existing building to a student hall of
residence, locations where a high concentration of student accommodation
already exists (other than on a recognised campus where Policy C3
will apply) will not be permitted if it is considered that it could
have a detrimental effect on the amenity of permanent residents living
nearby as a result of such a concentration of student accommodation. |
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RENEWAL OF PLANNING
PERMISSION FOR HOUSING DEVELOPMENT |
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| POLICY H17 |
THE APPROVAL OF APPLICATIONS FOR
THE RENEWAL OF PLANNING PERMISSION FOR HOUSING DEVELOPMENT WILL
BE DEPENDENT ON THE OUTCOME OF A REVIEW OF A SITE'S SUITABILITY
WITH REGARD TO OTHER POLICIES OF THIS PLAN AND TO CURRENT POLICY
GUIDANCE, AND IN PARTICULAR WITH REGARD TO: |
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1. |
PRIORITY FOR THE DEVELOPMENT OF
APPROPRIATE PREVIOUSLY DEVELOPED SITES; AND |
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2. |
THE NEED TO MAKE THE MOST EFFICIENT
USE OF THE SITE; AND |
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3. |
THE LOCATION AND ACCESSIBILITY
OF THE SITE; AND |
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4. |
THE SUPPLY OF HOUSING
LAND IN THE DISTRICT. |
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Justification |
| 4.93 |
In the context of this Policy "appropriate"
previously developed sites means those within settlement boundaries
that are not reserved for other uses and whose development would not
conflict with other Policies of the Plan. |
| 4.94 |
In reviewing a scheme, the need for the
efficient use of the site in terms of density, parking provision and
design will be assessed. This may require the redesign of a proposal,
but could result in a more sustainable form of development. As a general
rule the most efficient use of a site will be achieved by providing
more intensive housing developments. There may be occasions when schemes
comprising lower density will be appropriate, for example, in order
to reflect and protect the character of existing residential areas,
particularly within Durham City, or to meet the specific local market
need for high quality housing within the District. |
| 4.95 |
All housing sites should be in locations
that are accessible to jobs and services by means of travel other
than the private car, or where there is potential to improve such
accessibility. |
| 4.96 |
Housing supply within the District is
monitored annually. The Plan currently makes an over-provision. In
assessing renewals the supply situation will be considered and should
be over-provision position continue, through windfall developments,
for example, renewals may be resisted. |
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