Erewash Borough Local Plan

Chapter 2

POPULATION AND HOUSING

Introduction

2.1

Erewash Borough Local Plan proposes land for housing development to meet the housing needs of the Borough, up to the year 2011, based on the housing provision in the Structure Plan, and the requirements of PPG3. To understand the reasoning behind the proposals, it is necessary to outline the changes in population, both in terms of natural increase and migration.

Population

2.2

According to the 'Derbyshire Population Estimates 1991 -2001', produced by Derbyshire County Council, the population of Erewash grew from 107,600 in 1991 to 110,099 in 2001, an increase of 3,829. Between the two Census years the Borough witnessed the fourth highest population increase within the County (3.6%) behind South Derbyshire (13.64%), High Peak (5.1%) and Amber Valley (4.01%).

2.3

Between 1991 and 2001, Ilkeston's population expanded by 6.4 % (from 35,134 to 37,550), whilst Long Eaton grew by a more modest 3.7% (from 35,681 to 37,055). The growth of Ilkeston is attributed to high levels of house building in the Abbotsford ward where the population rose by 85.3% over the nine year period, which is proportionally the largest increase for any ward within Derbyshire. Kirk Hallam had the largest fall in population with a decline of 10.5% resulting from outward migration and natural change.

Structure Plan Housing Provision

2.4

One of the functions of the Structure Plan is to determine the level of house building in the different parts of the county up to the year 2011. The rate of development in Erewash Borough has been calculated on the basis of catering for natural population growth. Due to the tight constraint of the Green Belt in the Long Eaton sub-area the Structure Plan sub-area targets have been set to direct part of the housing demand within the locality to the Ilkeston area. It is one of the functions of the Erewash Borough Local Plan to allocate the specific housing sites to meet the projected population growth, where necessary.

Diagram 1 Structure Plan Sub-areas

2.5

Erewash Borough Local Plan has to conform with the Structure Plan and ensure that sufficient housing land comes forward to meet the Structure Plan's housing provision for the Borough. The total provision for the Borough is 6,000 dwellings (from 1 April 1991) to 1 April 2011. This figure includes planning permissions, buildings under construction, sites allocated in the previous Erewash Borough Local Plan (1994) and redevelopment or infilling of built-up areas. In detail, the housing provision embodied in the Structure Plan comprises 3,200 dwellings in the Ilkeston area (as defined in the Structure Plan, see diagram 1), 2,400 dwellings in the Long Eaton area (as defined in the Structure Plan) and 400 dwellings in the remainder of the Borough (Derby sub-area).

Building Rates

2.6

Land supply in the Long Eaton area is limited and it is essential that the Green Belt, separating Derby from the greater Nottingham area, be protected. Consequently, the approved Structure Plan makes up the shortfall by directing additional development to Ilkeston. The future building rate required for Long Eaton (1998 - 2011) is 95 per year, which is lower than in recent years. The future building rate for the Ilkeston sub- area is 140 dwellings per year which is below the recent average (1991 - 1998, the average building rate was 198 dwellings per annum).

Urban Capacity

2.7

The Urban Capacity study was carried out with regard to the guidelines set out in 'Tapping the Potential' (DETR, 2000). The results are shown in Table A. The Urban Capacity Study has a cut-off date of 1 April 2004. An update has been produced for residential planning permissions granted between 1 April 2004 and 30th November 2004.

2.8

The purpose of an Urban Capacity Study is to establish the level of development that can potentially be accommodated on brownfield land within urban settlement boundaries. As set out in the study, several discounting measures have been used to determine the amount of unconstrained capacity that could be realistically brought forward within the Plan period. This consequently informs how much land needs to be allocated in the Local Plan, and if any greenfield land will be required, in order to meet the housing targets set out in the Structure Plan.

TABLE A - HOUSING REQUIREMENTS AND PROVISION

	Number of Dwellings
	Derby Sub-area	Ilkeston Sub-area	Long Eaton sub-area	EBC Total
Structure Plan requirement 1999-2011	400	3200	2400	6000
Less dwellings completed 1991-April 2001	273	2016	1683	3972
Less dwellings under construction at 1 April 2001	8	53	72	133
Dwellings with planning permission as at 1 April 2001 (expected to be built 2001-2011)	33	200	242	475
Urban Capacity Study contributions as at 31st March 2004	95	218	222	535
Permissions granted 1 April 2001 to 31 March 2004:
Major sites*	20	272	366	658
Medium/small sites	18	93	126	237
Permissions granted 1 April 2004 to 30 November 2004:
Major sites*	0	82	178	260
Medium/small sites	13	35	53	101
TOTAL	460	2969	2942	6371
Extent of over supply/shortfall	60	-231	542	371

Provision for New Dwellings

2.9

The provision for new dwellings is determined by taking the Structure Plan housing provision figures for the Ilkeston, Long Eaton and Derby sub-areas, which have a base date of April 1991, and subtracting the unbuilt planning permissions for housing, the number of houses built since that date, the number of houses under construction and the urban capacity contributions, leaving a net provision of additional dwellings required. Within the urban areas of the Ilkeston, Long Eaton and Derby sub-areas a significant element of new housing is provided through the development of small infill sites and small redevelopments. These are primarily brownfield sites as defined in PPG3 and the number is identified in the Borough Council urban capacity study 2004.

2.10

From the calculations, shown in Table A above, in the Ilkeston sub-area, the net provision of additional dwellings is 231, whilst for the Long Eaton and the Derby sub-area (Borrowash, Ockbrook, Morley, Breadsall and Little Eaton) there is an over supply of 602 dwellings and therefore no additional requirement.

2.11

Whilst the figures show a shortfall in the Ilkeston Sub-Area the over-provision in the Long Eaton and Derby Sub-Areas, part of which are physically close to Ilkeston and public transport, can be used to meet this shortfall. This results in a Borough-wide over provision of 371 dwellings.

Housing Density

2.12

From an analysis of housing developments across the Borough, it is apparent that residential densities vary from 31 dwellings per hectare (Long Eaton) to 26 per hectare (Borrowash), with an average figure of 29 dwellings per hectare. However, to meet the requirements set out in PPG3 a minimum density of 30 dwellings per hectare will now be used, although this may vary depending on the location and character of individual sites.

2.13

PPG3 requires local authorities to seek to provide 60% of new housing on "brownfield" or former used land. This is aimed at protecting greenfield sites but also providing housing close to places of work and local facilities, thereby reducing traffic movements and providing a more sustainable form of development. It is also important to make the fullest use of all available land particularly when sites often lay idle for many years in a derelict state. It is the aim of this plan to meet or exceed the brownfield target.

Housing Issues

2.14

The following paragraphs summarise the issues presented in the preceding pages and sets out the Council's position as regards achieving its Structure Plan housing targets within the Plan period.

2.15

In drawing together the above facts and statements a number of conclusions can be made:-

sites examined in the Urban Capacity Study, sites with residential planning permission, together with windfall sites will provide the Structure Plan housing allocation;
a significant proportion of future housing demand is comprised of single person and lone parent households;
new housing development should be sustainable;
the density of housing development in Erewash should be at least 30 dwellings per hectare, subject to location and the character of the site.

2.16

Due to the extent of existing urban capacity and residential commitments within Erewash, no housing sites are to be allocated within this Plan. As previously discussed, existing housing provision as set out in the Urban Capacity Study 2004 and November 2004 update, is 371 dwellings above the Structure Plan housing target for 2011. The allocation of further land would unnecessarily increase this over-provision and cause concern for achieving future housing requirements, due to there being limited developable land resources within the Borough. Residential development will however, still occur on committed sites, urban capacity sites and windfall sites not accounted for and to be determined on their merits. The housing market will therefore concentrate on developing brownfield sites and other infill and small scale developments, together with conversions to residential use of suitable properties or floors above other uses. This will ensure that development is sustainable and will lead to maximum efficiency of land and buildings whilst being accessible via public transport to jobs, education and health facilities, shopping, leisure facilities and local services.

2.17

In the interests of sustainable development, all new planning applications for residential development will follow the sequential testing system outlined in PPG3, paragraph 30, with greater priority being given to brownfield or previously used sites and least preference given to greenfield sites. In order of preference the site search sequence is: brownfield land in urban areas, other suitable locations in urban areas, urban extensions, and finally other suitable sites that are well served by public transport.

2.18

The overriding strategy is to provide housing on sites which have least impact on the environment, in terms of land use and traffic generation, whilst having proximity to facilities and places of work. New housing sites therefore, should be located along corridors of prime accessibility, especially as regards public transport. Sites should be well related to schools, shops, local services and places of work, and cause the least impact on the natural environment and open countryside.

2.19

Encouraging residential use in town centres can help improve the vitality of a town centre, enabling new uses for redundant retail buildings or floors of buildings.

2.20

A variety of housing is required to meet the future needs of the Borough, including affordable and special needs housing and will be detailed further in the plan.

Principal Housing Sites

2.21

The Structure Plan allocates different housing figures to different sub-areas of the Borough. The Urban Capacity Study 2004 shows an over-provision of housing in the Long Eaton and Derby sub-areas, but an under-provision in Ilkeston. Given the proximity of the areas, particularly Long Eaton and Ilkeston, it is reasonable to consider that the under-provision in the Ilkeston sub-area will be in part, met by the additional housing in the Long Eaton sub-area. Therefore, given that there is already an over-provision, it would not be appropriate to allocate further sites in the Borough. It is envisaged that the market will continue to provide windfall sites which will meet the criteria set out in paragraph 2.17.

2.22

In recognition that the process of redevelopment and infill will add to the housing stock, under the broad planning term urban consolidation, the following proposal is made:

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POLICY H1 - URBAN CONSOLIDATION

WITHIN THE URBAN FRAMEWORK OF ILKESTON, LONG EATON AND SANDIACRE, HOUSING DEVELOPMENT WILL BE PERMITTED IF IT COMPRISES INFILLING, CONVERSION, SMALL-SCALE DEVELOPMENT, THE USE OF NEGLECTED, DERELICT OR UNDER-USED LAND OR THE REDEVELOPMENT OF LAND OR PREMISES SUBJECT TO MEETING THE REQUIREMENTS OF THE OTHER POLICIES, PARTICULARLY POLICIES H12, E2, DC1 AND DC9.

2.23

In order to preserve the homogeneity of a residential area in a location on the fringe of the town centre where pressure for commercial and industrial development is significant, and environmentally unwelcome, the following policy is made:

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POLICY H2 - PROTECTED HOUSING AREAS

THE ALBERT ROAD AREA IN LONG EATON AND THE NORTHGATE STREET AREA IN ILKESTON, AS DEFINED ON THE PROPOSALS MAP, SHALL BE RETAINED AS HOUSING AREAS AND NO INDUSTRIAL AND COMMERCIAL ENCROACHMENTS SHALL BE PERMITTED.

Village Housing Development

2.24

The Green Belt covers the major open area of the Borough, preventing coalescence between Derby and Long Eaton, and Ilkeston and Sandiacre. As a Green Belt it provides a statutory basis for development control. Accordingly, any applications for planning permission within the Green Belt will be judged against the policies of the Green Belt (see chapter 10). This applies to the settlements of Morley, Dale Abbey and Risley (old village).

2.25

Outside the Green Belt, in the villages of Breaston, Draycott, Borrowash, Ockbrook, Breadsall, Little Eaton, Stanley, Stanley Common, West Hallam, part of Risley and Stanton-by-Dale, Policy H3, of the Erewash Borough Local Plan, will prevail.

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POLICY H3 - VILLAGE HOUSING DEVELOPMENT

WITHIN THE BOUNDARIES OF THE VILLAGES OF BREASTON, DRAYCOTT, BORROWASH, OCKBROOK, BREADSALL, LITTLE EATON, STANLEY, STANLEY COMMON, WEST HALLAM, PART OF RISLEY AND STANTON-BY-DALE, AS DEFINED ON THE PROPOSALS MAP, INFILLING AND SMALL-SCALE HOUSING DEVELOPMENT MAY BE PERMITTED, SUBJECT TO THE COUNCIL BEING SATISFIED AS TO DETAILS OF DESIGN, ACCESS AND LOCATION.

Key Residential Areas

2.26

Certain parts of the Borough, as set out in the policy below, comprise houses with large gardens. Infill development and the subdivision of curtilages would result in a substantial loss of character and amenity. It is therefore important to protect these areas by restricting development.

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POLICY H4 - KEY RESIDENTIAL AREAS

INFILL DEVELOPMENT AND DEVELOPMENT RESULTING IN THE SUBDIVISION OF CURTILAGES, IN THE FOLLOWING AREAS:

BREASTON	1. POPLAR ESTATE
LITTLE EATON	2. MORLEY LANE
	3. DUFFIELD ROAD
OCKBROOK	4. COLE LANE

WILL ONLY BE PERMITTED IF SUCH DEVELOPMENT DOES NOT RESULT IN A LOSS OF AMENITY, CAUSE HARM TO THE CHARACTER OF AN AREA OR RESULT IN A LOSS OF PRIVACY TO ADJACENT PROPERTIES.

Site for Travelling People

2.27

In Erewash, there are incidences of unauthorised travellers' encampments and therefore in the event of an application for planning permission being submitted, the following development control policy will apply. It is aimed at meeting travelling people's needs whilst protecting the environment.

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POLICY H5 - SITE FOR TRAVELLING PEOPLE

AN APPLICATION FOR A SITE FOR TRAVELLING PEOPLE WILL ONLY BE APPROVED IF THE SITE MEETS THE FOLLOWING CRITERIA:

IT DOES NOT DETRACT FROM THE USE OF NEARBY PROPERTIES OR HARM THE AMENITIES OF NEARBY RESIDENCES OR RESIDENTIAL AREAS.

ACCESS, LANDSCAPING AND DRAINAGE ARE SATISFACTORY;

IT DOES NOT HAVE AN ADVERSE IMPACT ON THE COUNTRYSIDE OR WILDLIFE;

IT ACCORDS WITH OTHER POLICIES IN THE LOCAL PLAN;

THE SITE IS CLOSE TO COMMUNITY FACILITIES;

IT IS NOT LOCATED IN GREEN BELT.

Affordable Housing

2.28

Planning Policy Guidance Note 3 'Housing', identifies a community's need for affordable housing as a material planning consideration. Based on evidence of need (initially the Borough Housing Register) and taking into account all material considerations, a Local Authority may legitimately negotiate a fair and reasonable affordable housing element in residential developments. Circular 6/98 'Planning and Affordable Housing', issued by the Department of the Environment, Transport and the Regions, stipulates that affordable housing may be negotiated on sites of 25 plus dwellings (or site areas in excess of 1 ha) in urban areas.

2.29

Affordable housing can be defined as housing available to people whose income generally denies them the opportunity to purchase or rent houses on the open market. The provision of affordable housing may take a variety of forms, such as rented, shared ownership or low-cost market housing. This will be set out in more detail in the Council's Affordable Housing Supplementary Planning Document. Although the percentage of affordable housing will vary in accordance with the particularities of a given site, previous application of this policy has resulted in developers agreeing to make not less than 10% of the total site area available for the development of affordable housing. The land would then be transferred to a Housing Association or other Registered Social Landlord for development. The involvement of the Borough Council and a Housing Association or Registered Social Landlord ensures that the benefits of affordable housing are enjoyed by the successive as well as the initial occupiers of the property. Affordable housing sites should be integrated into residential developments, being located in clusters of not usually more than 10 units.

2.30

In accordance with circular 6/98, in exceptional circumstances it may be preferable for a developer to make a financial or other contribution towards the provision of affordable housing on another site in the area. Where this approach is desirable a planning obligation will be entered into after discussion with a developer.

2.31

As the rural area of Erewash is designated Green Belt, and given the provision made by Policy GB7, it is appropriate for Policy H6 to apply to the urban areas.

2.32 The evidence of need for affordable housing fluctuates over time in relation to supply and demand and demographic changes. To inform the process a housing needs survey was published in February 2003. This determined that 30% of affordable housing would be appropriate to meet needs within the Borough. This will be assessed on a site by site basis as opportunities arise. A 10%-30% range will be the indicative range of affordable housing to be sought on individual qualifying sites. The Borough Council's Housing Needs Survey states that the annual level of outstanding affordable need is 279 units Borough-wide after allowing for re-let supply. In striving for sustainable development the Council will seek both subsidised low cost market housing and affordable housing for rent.

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POLICY H6 - AFFORDABLE HOUSING

WHERE THERE IS EVIDENCE OF A LACK OF AFFORDABLE HOUSING IN A LOCALITY, THE BOROUGH COUNCIL WILL NEGOTIATE FOR AN ELEMENT OF AFFORDABLE HOUSING WITHIN RESIDENTIAL DEVELOPMENTS OF 25 OR MORE DWELLINGS (OR SITES IN EXCESS OF 1 HECTARE) IN URBAN AREAS. THE AMOUNT OF AFFORDABLE HOUSING WILL BE NEGOTIATED WITH THE DEVELOPER ON THE BASIS OF (A) HOUSING NEED IN THE CATCHMENT AREA; (B) SITE SIZE, SUITABILITY AND THE ECONOMICS OF PROVISION; AND (C) THE NEED TO ACHIEVE A SUCCESSFUL HOUSING DEVELOPMENT. PLANNING CONDITIONS OR SECTION 106 PLANNING OBLIGATIONS WILL BE USED TO ENSURE THAT AFFORDABLE HOUSING PROVISION MEETS LOCAL NEEDS AND REMAINS AFFORDABLE.

IN EXCEPTIONAL CIRCUMSTANCES IT MAY BE PREFERABLE FOR A DEVELOPER TO MAKE A FINANCIAL OR OTHER CONTRIBUTION, TOWARDS PROVIDING AFFORDABLE HOUSING ON ANOTHER SITE IN THE AREA. IN SUCH CASES LEGAL OBLIGATIONS WILL BE USED TO SECURE SUCH AN AGREEMENT.

Special Needs Housing

2.33

PPG3 paragraph 13 requires Local Authorities to provide a reasonable mix of house types to meet the requirements of the whole community. The Borough Council's Housing Needs Survey 2002 provides information on the level of need for specialised housing within the Borough. The Council will seek to ensure that the housing needs of people requiring special needs, such as the elderly and people with disabilities, are met and that these groups are not limited in their choice of housing. Special needs standards can be defined as those set out under building regulations and the National Care Standards. The Borough Council will encourage developers and other agencies to provide suitable dwellings which accommodate special needs, which will enable more people to live as independently as possible in the community.

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POLICY H7 - SPECIAL NEEDS HOUSING

IN DEVELOPMENTS OF 25 DWELLINGS OR MORE OR ON SITES IN EXCESS OF 1 HECTARE AND WHERE THERE IS CLEAR EVIDENCE OF NEED, THE BOROUGH COUNCIL WILL NEGOTIATE WITH DEVELOPERS TO PROVIDE A PROPORTION OF DWELLINGS THAT ARE DESIGNED TO SPECIAL NEEDS STANDARDS, PARTICULARLY ON LEVEL SITES THAT ARE WELL SERVED BY SHOPS, COMMUNITY SERVICES AND PUBLIC TRANSPORT.

Housing Commitments

2.34

Where a site is already subject to a valid planning permission for housing development it is important that the site is not lost to other development as this would reduce the overall supply of housing sites. However, in the interests of sustainability it may be determined that some existing planning permissions do not meet the criteria set out in PPG3 and should consequently be reviewed. Accordingly, the proposal set out below is aimed at preventing the erosion of the housing land-bank, whilst according with PPG3.

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POLICY H8 - EXISTING HOUSING SITES

IN THE EVENT OF A HOUSING PERMISSION LAPSING, A RENEWAL OF PLANNING PERMISSION WILL BE GRANTED IF THE FOLLOWING CRITERIA ARE MET:

THE SITE IS SITUATED ON PREVIOUSLY DEVELOPED LAND OR COMPRISES UNDER-USED BUILDINGS;

THE SITE IS EASILY ACCESSIBLE TO EMPLOYMENT AREAS, SHOPS AND SERVICES BY TRANSPORT MODES OTHER THAN THE CAR;

THE EXISTING INFRASTRUCTURE INCLUDING PUBLIC TRANSPORT, WATER AND SEWERAGE, OTHER UTILITIES AND SOCIAL INFRASTRUCTURE CAN ACCOMMODATE THE DEVELOPMENT;

THE SITE DOES NOT HAVE HIGH LEVELS OF CONTAMINATION, IS NOT PRONE TO FLOODING AND DOES NOT LIE ON UNSTABLE LAND

THE DEVELOPMENT OF HOUSING SITES FOR OTHER USES WILL NOT NORMALLY BE PERMITTED.

2.35

Where substantial housing development is proposed it may be necessary for the Council to seek to enter into Section 106 obligations with a developer in order to ensure that education facilities meet the new demands arising from new housing development, and other facilities may also be needed such as infrastructure requirements, open space, health care and local shops.

2.36

A degree of flexibility is required to ensure that the needs can be met over time in response to changing scenarios, such as school rationalisation or health care restructuring. Therefore, a Borough-wide proposal is considered most appropriate rather than a proposal applying to specific housing sites.

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POLICY H9 - SECTION 106 PLANNING OBLIGATIONS - HOUSING SITES

FOR PROPOSED HOUSING DEVELOPMENTS COMPRISING 10 OR MORE DWELLINGS THE COUNCIL WILL SEEK TO ENTER INTO SECTION 106 OBLIGATIONS WITH DEVELOPERS TO ENSURE THAT EDUCATION AND COMMUNITY FACILITIES, INCLUDING INFRASTRUCTURE REQUIREMENTS, OPEN SPACE, HEALTH CARE AND LOCAL SHOPS, ARE PROVIDED TO THE EXTENT NECESSARY TO MEET DEMAND ARISING FROM OCCUPIERS OF THE NEW DWELLINGS.

2.37

PPG3 requires that local authorities should adopt policies which take full account of changes in housing needs by widening the range of housing opportunities, thereby encouraging the development of mixed and balanced communities. In town centres, it is important to retain or improve their vitality, especially at night, by encouraging land owners to convert unused first and second floors of shops into flats. Additionally, at edge of town centre locations it may be beneficial to allow the conversion of empty shops into residential use, thereby bringing under-utilised property back into use and helping contribute to the viability and vitality of a town centre through the residents of such property purchasing goods and services from town centre shops and ancillary services. However, too many conversions to residential use could lead to a fragmented shopping street scene, which would be undesirable. A balance has to be struck between allowing residential conversions and maintaining shopping frontages in the town centre street scene.

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POLICY H10 - CONVERSION TO RESIDENTIAL USE

PLANNING PERMISSION WILL BE GRANTED TO CONVERT OR ADAPT THE UPPER FLOORS OF SHOPS OR COMMERCIAL PREMISES OR TO SUB-DIVIDE LARGE DWELLINGS TO PROVIDE ACCOMMODATION FOR SMALLER HOUSEHOLDS, SUBJECT TO THE FOLLOWING CRITERIA:

COMPATIBILITY WITH NEARBY USES AND IMPACT ON THE RESIDENTIAL ENVIRONMENT IN THE SURROUNDING AREA;

THE PROVISION OF A SATISFACTORY MEANS OF ACCESS;

THE PROVISION OF APPROPRIATE SPACE AND AMENITY STANDARDS;

A DESIGN THAT RESPECTS THE CHARACTER OF THEBUILDING AND;

WHERE APPROPRIATE, NO HARM TO THE SHOPPING STREET SCENE.

2.38

The government has placed great emphasis (PPG3) on the need to reuse brownfield sites, to use the sequential test for development, to encourage housing types and sizes which are currently under provided (e.g. single households) to increase housing density around places with good public transport and to revise parking places required for certain types of development (e.g. living over the shops, building conversions, single persons dwellings). All these requirements are based on the need to make best use of the available sites and buildings within the built-up area, in preference to releasing greenfield sites. In this way, sustainable housing development can be provided, meeting the needs of the community and reducing the need for travel by providing as much new housing as possible close to town centres and within existing built-up areas. To enable these objectives to be implemented through the Local Plan, Borough-wide proposals are made.

2.39

PPG3, paragraphs 57 and 58, requires Local Planning Authorities to encourage the efficient use of land by seeking higher density of developments (30 to 50 dwellings per hectare) than has generally previously been achieved in this borough.

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POLICY H11 - DENSITY OF HOUSING

A HIGH DENSITY OF HOUSING DEVELOPMENT (OVER 30 DWELLINGS PER HECTARE) WILL BE SOUGHT ON SITES WITH GOOD ACCESS TO PUBLIC TRANSPORT, AND CLOSE PROXIMITY TO TOWN CENTRES, FOR MOST HOUSING AND MIXED USE DEVELOPMENTS. IN SUCH LOCATIONS, A HIGH QUALITY DESIGN WILL BE REQUIRED WHICH MAINTAINS A HIGH RESIDENTIAL DENSITY AND PROVIDES SUFFICIENT PLAY SPACE, GARDEN SPACE AND AMENITY SPACE. CAR PARKING PROVISION SHOULD BE AT A MINIMUM AND THIS WILL BE DETERMINED THROUGH PRE-APPLICATION NEGOTIATIONS WITH DEVELOPERS, AS EACH DEVELOPMENT WILL HAVE UNIQUE CHARACTERISTICS. IN SOME INSTANCES, NO CAR PARKING PROVISION WILL BE APPROPRIATE, SUCH AS LIVING OVER THE SHOPS AND BUILDING CONVERSIONS, WHERE PUBLIC TRANSPORT PROVISION IS GOOD OR WHERE OFF-STREET RESIDENTIAL PARKING IS AVAILABLE. A FLEXIBLE APPROACH WILL BE ADOPTED WHICH IS RESPONSIVE TO EACH PARTICULAR DEVELOPMENT.

Quality and Design

2.40

In order to create and maintain a high quality of design in relation to housing development, it is necessary to ensure that all proposals are acceptable in relation to specified criteria. The criteria are designed to protect the privacy and amenity of occupiers of existing and proposed dwellings.

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POLICY H12 - QUALITY AND DESIGN

IN CONSIDERING APPLICATIONS FOR HOUSING DEVELOPMENT, THE BOROUGH COUNCIL WILL REQUIRE THAT THE PROPOSALS:

ARE IN SCALE AND CHARACTER WITH THEIR SURROUNDINGS;

HAVE REGARD TO DISTINCTIVE LANDSCAPE FEATURES AND PROVIDE SUPPLEMENTARY LANDSCAPING WHERE APPROPRIATE, PARTICULARLY WHERE THE DEVELOPMENT IS VISUALLY PROMINENT OR SITUATED ON THE ESTABLISHED URBAN FRINGE;

PROVIDE ADEQUATE AMENITY SPACE FOR EACH DWELLING;

AN ACCEPTABLE STANDARD OF PRIVACY WITHIN PRIVATE GARDEN AREAS IS ACHIEVED BY VISUALLY APPROPRIATE BOUNDARY TREATMENT;

ARE LOCATED SO AS TO AVOID BEING UNDULY AFFECTED BY NOISE OR SMELLS FROM NEARBY USES THAT WOULD BE EXPECTED TO GENERATE SUCH EFFECTS.

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