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| Back
to Contents - Back to Introduction |
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| Chapter 4 |
| HOUSING |
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North Point, Tottenham Lane |
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HOUSING |
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Better housing for a better
borough |
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Introduction |
| 4.1 |
One of the most basic human rights is that
everyone has a home. Good quality housing is an important foundation
for improving health, education and employment prospects. There is
increasing pressure in Haringey and London as a whole to provide new
housing for the growing population. A range of different housing types
and prices is needed to meet peoples' individual needs. This means
providing housing for people on low incomes, accommodation for the
elderly, sites for travellers/Gypsies, housing for those with disabilities
or other special needs. |
| 4.2 |
A London Housing Capacity Study was carried
out in 2004 to provide a new London wide housing target and update
borough housing figures. The draft London Plan Alterations reflect
housing capacity and set a draft target for Haringey of 6,800 dwellings,
or 680 per annum over a ten year period 2007/8 - 2016/17. The housing
target is for net additional dwellings and includes dwellings provided
through development and redevelopment, conversions from residential
and non-residential properties, together with bringing long term vacant
properties back into use and new non self-contained accommodation. |
| 4.3 |
The draft housing target will
be incorporated into the London Plan in 2007. The Council will monitor
housing consents and completions. The alteration to monitor the housing
targets by 2011 accords with a plan monitor manage approach to housing
provision and recognises that housing delivery is dependent on market
factors and the provision of necessary transport, social and utility
infrastructure. |
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| 4.4 |
Guiding Principles |
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- Every one in Haringey should have access to a decent, affordable
and safe home appropriate to their needs.
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| 4.5 |
Key Objectives |
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- Seek to maximise new housing opportunities.
- Ensure an adequate standard and range of housing especially
affordable and accessible housing in order to meet current and
future needs in the borough.
- To help create mixed and balanced communities.
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CORE POLICIES |
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| POLICY HSG1 |
| NEW HOUSING DEVELOPMENTS
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| New housing developments,
including conversions, will be permitted provided that: |
| a) |
the site is
appropriate having regard to a sequential approach (see paragraph
4.11); |
| b) |
they include
a mix of house types, tenures and sizes (and where appropriate
include affordable housing and special needs housing); |
| c) |
if converting
a single dwelling house the existing internal floor area is
more than 120m2 and has at least 5 habitable rooms; |
| d) |
there is (or
there is the potential for) access to local services, educational
and community facilities and public transport; and |
| e) |
where the
additional housing creates a need for ancillary community facilities
or open space (i.e. education, health, transport, recreational
or other facilities) a contribution towards meeting this need
is provided. (Reference should be made to Planning Obligations
SPG10c, 10d & 10e for further details); |
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| 4.6 |
The Council will seek to ensure
that all new housing is built to 'Lifetime Homes' standards and that
10% of new housing is designed to be wheelchair accessible, or easily
adaptable for residents who are wheelchair users. Lifetime Homes are
ordinary homes designed to provide accessible and convenient homes
to a large section of the population from young children to old people
and those with temporary or permanent impairments. Lifetime Homes
have design features that ensure that the home will be flexible enough
to meet the existing and changing needs of most households. |
| 4.7 |
The Council has to provide
enough extra housing in Haringey, over the plan period, to cater for
the growing number of households and to ensure that there are homes
available for those currently in temporary accommodation to move into.
Haringey's population has grown slightly from 207,010 in 1991 to 216,510
in 2001 (an increase of 4%). |
| 4.8 |
The Council will increase the supply of housing in the borough
in order to meet targets through identifying sites, achieving higher
densities, approving changes of use where appropriate and redeveloping
at higher densities. The Council has welcomed the new London Housing
Capacity Study and considers that it provides a realistic assessment
of housing capacity in the borough. The draft alterations to the
London Plan includes a housing target of 6,800 dwellings for Haringey
over the period 2007/08 - 2016/17. |
| 4.9 |
The Council has identified sites in the
borough which are considered suitable for housing and these are shown
in Table 4.1, in Schedule 1 and on the proposals map. Table 4.1 indicates
the housing capacity of each site. These sites were considered as
part of the 2004 Housing Capacity Study. The number of dwelling units
is indicative and have been updated since 2004 to reflect planning
permissions and planning briefs. Over the plan period there will be
sites that come forward for housing other than those already identified.
These sites are known as "windfall sites" and will contribute towards
meeting the housing need in Haringey. Such sites will be assessed
against Policy HSG1 to ensure that they meet the needs of the community
and do not harm the environment. |
| 4.10 |
The Council also encourages bringing empty
properties back into use to assist in providing additional housing
in the borough. An empty property strategy has been produced by the
Council's housing department setting out how the Council will bring
empty properties back into use and including targets for the number
of units to be bought back into use each year. |
| 4.11 |
New housing proposals should take account of the sequential approach.
The preferred location for housing would be on previously developed
land. More specifically the Council will consider the following
locations/opportunities first: |
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- sites with high accessibility to public transport facilities;
or
- redevelopment of existing housing sites at higher densities
where appropriate; or
- re-use of buildings, including empty properties; or
- redundant/derelict sites;
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After this the Council will consider vacant land on the edge of
the urban area that is close to public transport and local services.
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| 4.12 |
New housing development, including conversions
and backland developments, should take account of the Council's standards
(layout, minimum room size, amenity and privacy) as set out in SPG3a
Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions
and Lifetime Homes. |
| 4.13 |
New housing development, including conversions
where possible, should be built to lifetime home standards to enable
people to remain in their home throughout their life instead of having
to move to specialist accommodation. SPG3a Density, Dwelling Mix,
Floorspace Minima, Conversions, Extensions and Lifetime Homes provides
guidance on layout and design for lifetime homes. |
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Table 4.1: Housing
Sites |
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| Site Specific Proposal |
Site address |
Indicative Number of Dwelling Units |
| 1 |
Arena Estate, Green Lanes, N4 |
30 |
| 2 |
Bounds Green Campus Middlesex University, Bounds Green Road, N11 |
260 |
| 4 |
Haringey Heartlands, Hornsey Depot & Hornsey Waterworks |
1000 |
| 7 |
Goulding Court, Clarendon Road, N8 |
69 |
| 8 |
Greenfield School, Coppetts Road, N10 |
28 |
| 9 |
Hornsey Town Hall, The Broadway, N8 |
50 |
| 10 |
Part of Lymington Avenue, N22 |
42 |
| 11 |
725-731 Lordship Lane, N22 |
128 |
| 12 |
Former Petrol Station Site, 308 West Green Road N15 |
50 |
| 13 |
White Hart Lane Stadium, High Road, N17 |
500 |
| 14 |
St. Ann’s Hospital, St. Ann’s Road, N15 |
200 |
| 15 |
Seven Sisters and Westerfield Road, N15 |
250 |
| 16 |
341-379 Seven Sisters Road, N15 |
140 |
| 17 |
Arena Business Centre, N15 |
67 |
| 18 |
Tottenham Green Baths/Clyde Road, N15 |
140 |
| 19 |
Land adjacent to railway line, White Hart Lane, N17 |
80 |
| 20 |
Tottenham International, N17 |
1260 |
| 26 |
Texaco Garage, Tottenham Lane, N8 |
43 |
| 27 |
36 Lawrence Road, N15 |
135 |
| 28 |
Seven Sisters Road/Durnford Street/Gourley Place, N15 |
100 |
| 29 |
Omega Works, Hermitage Road, N15 |
66 |
| 30 |
Civic Centre, High Road, Wood Green, N22 |
200 |
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| POLICY HSG2 |
| CHANGE OF USE TO RESIDENTIAL |
| A change
of use to housing will be considered provided: |
| a) |
the building
does not fall within a defined employment area unless specified
for housing in Table 4.1 and Schedule 1 or where a proposal
satisfies the criteria in policy EMP4; or |
| b) |
it does not
involve the loss of protected open space; or |
| c) |
it is not
in a primary or secondary shopping frontage as shown on the
proposals map (unless it is above ground floor level); or |
| d) |
the building
can provide satisfactory living conditions. |
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| 4.14 |
For buildings suitable for conversion and
the relevant standards please see SPG3a Density, Dwelling Mix, Floorspace
Minima, Conversions, Extensions and Lifetime Homes. |
| 4.15 |
Changes of use to housing will allow the
Council to work towards its housing target while ensuring that there
is no detrimental impact on the borough in terms of loss of employment/retail/open
space. The standards set out in the SPG will help to ensure that suitable
living conditions are provided. |
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| POLICY HSG3 |
| PROTECTING EXISTING
HOUSING |
| The Council will resist development that will result in a
net loss of dwelling units. |
| A change of use from housing or demolition of housing will
not be permitted unless: |
| a) |
land or buildings
are no longer suitable for housing because of noise, pollution
or a poor environment or the accommodation is substandard and
incapable of economic improvement; |
| b) |
replacement housing,
of an appropriate type, is provided; |
| c) |
the building is to
be used for an essential community use and there is no alternative
location; and |
| d) |
it would be part of
a wider regeneration programme to improve the area. |
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| 4.16 |
There is a lot of pressure to provide additional
housing within the borough and therefore to lose any existing housing
would be counter productive. |
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| POLICY HSG4 |
| AFFORDABLE HOUSING |
| Housing developments capable of providing 10 or more units
will be required to include a proportion of affordable housing
to meet an overall borough target of 50%. The proportion negotiated
will depend on the location, scheme details or site characteristics. |
| The Council will use planning agreements and planning conditions
to secure the provision of affordable housing. |
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| 4.17 |
An update in 2005 to the Council's Housing
Needs Study estimated a requirement of an additional 4,387 affordable
dwellings per annum for the next five years. Given the scale of need,
the Council seeks to maximise the availability of affordable housing
from all available sources. It considers that the minimum site size
threshold in policy HSG4 is justified having regard to the size and
type of sites coming forward for development in Haringey and the contribution
made from smaller sites to meeting the borough target for affordable
housing provision. The threshold is consistent with the London Plan
and emerging Government guidance in draft PPS3. The proportion of
affordable housing on any particular site will be determined having
regard to the overall monitoring target of 50% of all new housing
to be affordable, the location and any site characteristics/constraints.
The target of 50% includes all sources of affordable housing and not
just that secured through planning obligations. |
| 4.18 |
Affordable housing will be required on
sites that are capable of accommodating 10 or more units. Whether
a site is capable of providing 10 or more units will be determined
by site size and appropriate density levels. As a guide affordable
housing should be provided on sites of 0.3ha or more. |
| 4.19 |
Affordable housing in Haringey is housing
which is attainable to buy/rent for those people whose incomes are
insufficient to allow them to afford to buy/rent locally on the open
market4. This will include social rented and intermediate forms of
housing (shared ownership, keyworker, low cost market housing, and
sub market schemes). |
| 4.20 |
The London Plan requires that boroughs
should seek to achieve a range of affordable housing and an appropriate
balance between social and intermediate housing to meet a London wide
objective of 70% social housing and 30% intermediate provision. |
| 4.21 |
Haringey is both socially and economically
polarised, with high levels of deprivation in eastern parts of the
borough and relative affluence in the west. Social rented accommodation
is heavily concentrated in the east of the borough and there is an
opportunity to readdress the imbalance to promote other types of affordable
housing, in particular key worker schemes, which can help to develop
mixed and balanced communities. |
| 4.22 |
Therefore, the Council will negotiate different
proportions of social rented and intermediate housing having regard
to the existing proportion of social rented provision in an area,
the overall amount of affordable housing proposed, the suitability
of the site and location for family housing, individual site costs,
the availability of public subsidy and other planning requirements.
Further guidance will be provided on targets for different parts of
the borough. |
| 4.23 |
Affordable housing should be provided on
site unless in exceptional circumstances there are certain factors
which mean that it would be more beneficial to provide the affordable
housing on another site or make a financial contribution instead.
The Council will use planning obligations to secure the provision
of affordable housing. The agreement will set out the amount and location
of affordable housing to be provided, details of units to be transferred
to an RSL, nomination arrangements and a requirement that the units
are permanently affordable. Further detail on the provision of affordable
housing is set out in SPG10b Affordable Housing and policy UD8 Planning
Obligations. |
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| POLICY HSG5 |
| HOSTEL ACCOMMODATION |
| New hostels will not
be permitted where they involve a loss of residential premises
unless: |
| a) |
a local need
and a pre-let agreement has been signed between the applicant
and the Council's housing department; |
| b) |
100% of accommodation
is for households referred by Haringey Council (this will be
secured through the use of s.106 agreements); |
| In assessing proposals
for hostel accommodation the Council will require that: |
| c) |
there is not
another hostel within 400m; |
| d) |
it is located
close to public transport, local and support services; |
| e) |
the scale
and intensity of hostel use is appropriate to the size of the
building. |
| Where planning permission
is granted it will be limited to a period of one year. |
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| 4.24 |
The Council aims to ensure that homeless
households are provided with suitable temporary accommodation of an
appropriate standard within the borough. In certain parts of the borough
there is an over-concentration of temporary accommodation, which causes
problems. People living in hostel accommodation do not tend to stay
in any one place for a long time and this can cause problems such
as a lack of community spirit, increase in the cost of providing services,
strain on social services and lower educational achievement. Therefore
in areas where there is already a high level of hostel accommodation
no further such uses will be permitted. |
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| POLICY HSG6 |
| HOUSES IN MULTIPLE
OCCUPATION (HMO) |
| Planning
permission will be granted for houses in multiple occupation
where: |
| a) |
the property
is of an appropriate size to be converted to an HMO (more than two storeys and a floor are of more than 120m2; or |
| b) |
the proposal
would not fall into a restricted area for HMO; |
| c) |
the proposal
would not result in more than 20% of houses in the street being
HMO and/or conversions; and |
| d) |
would not
harm the amenity or character of the surrounding area or cause
adverse parking problems. |
| A change of use from
an HMO to a single dwelling house will only be considered in
the following circumstances: |
| e) |
where the
property is small and only 2 storeys; |
| f) |
where the
property does not meet the appropriate standards and has no
realistic prospect of meeting the standards; or |
| g) |
where the
property is in a Housing Renewal Area and is not registered. |
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| 4.25 |
HMO (for the purposes of planning) are
defined as "a single family dwelling house or self contained flat
in a house organised in such a way that it becomes occupied by a number
of separate households that share certain facilities in common". |
| 4.26 |
HMO form an important source of low cost
accommodation and the Council realises that they will continue to
provide accommodation for certain households in the borough. However,
an over intensification of HMO in an area/street can result in loss
of family housing, problems of increased on street parking and deterioration
in the residential environment. To avoid such problems areas have
been identified where any new HMO would be restricted. |
| 4.27 |
Many HMO in Haringey are sub standard and
the Council aims to ensure that standards are improved to provide
satisfactory living conditions or where this is not possible encourage
the buildings to be converted back to single dwelling houses. The
Council will use its enforcement powers to ensure that HMO are of
a satisfactory standard. |
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| POLICY HSG7 |
| HOUSING FOR SPECIAL
NEEDS |
| Planning permission
for special needs accommodation will be permitted where the
proposal: |
| a) |
meets an identified
need; |
| b) |
would not
harm the character or appearance of the surrounding area. |
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| 4.28 |
Special needs accommodation includes sheltered housing, residential
care and nursing homes, children's homes and other supported housing
schemes. A variety of accommodation types within the borough are
needed to ensure everyone has a home suited to their needs. There
is an acute need within the borough for units of supported accommodation
for the following groups as identified in the Council's Housing
Strategy: |
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- single homeless
- vulnerable families in the Sure Start Area
- survivors of domestic violence
- teenage parents
- people with mental health problems
- people involved in substance misuse
- young people at risk.
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| 4.29 |
Special needs housing should be located close to5 public transport,
shops and local community/support services to ensure that such services
can be easily accessed. The Council will have regard to the space
standard guidelines laid down by the appropriate registration authority.
Further guidance on appropriate designs and standards is contained
in SPG3a Density, Dwelling Mix, Floorspace Minima, Conversions,
Extensions and Lifetime Homes and SPG4 Access for All - Mobility
Standards. |
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| POLICY HSG8 |
| GYPSIES AND TRAVELLERS
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| Proposals for permanent
sites, temporary stopping places and transit sites for gypsies
and travellers would be permitted provided that the following
criteria are met: |
| a) |
there is an identified
need for provision; |
| b) |
the site is suitable
for the use proposed in terms of size and location; |
| c) |
there would be no
adverse impact on the character or amenities of the adjoining
area; |
| d) |
there would be reasonable
access to local services and facilities; and |
| e) |
the site has adequate
vehicular access. |
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| 4.30 |
The Council acknowledges the need to provide accommodation for
gypsies and travellers in Haringey. There are two licensed traveller
sites in Haringey - at Wallman Place, N22 and Clyde Road, N15. In
July 2005, the ODPM Gypsy Caravan Count identified 15 caravans on
these sites. These sites have a capacity for 20 caravans on 10 pitches.
In July 2004, a traveller site at Wood Green Common closed to allow
for the proposed redevelopment of Haringey Heartlands. However,
the Gypsy Caravan Count identifies no unauthorised sites or encampments
in the borough. |
| 4.31 |
The Council will, in co-ordination with other boroughs and the
Greater London Authority, assess the accommodation needs of gypsies
and travellers. The issue of need and site identification will be
addressed in future Development Plan Documents. The above criteria
will be used to meet unexpected demand and to guide the allocation
of sites in a future site allocation DPD. |
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| POLICY HSG9 |
| DENSITY STANDARDS |
| Residential development in the borough should normally be
provided at a density of between 200 - 700 habitable rooms
per hectare (hrh) and should have regard to the density ranges
set out in Table 4B.1 of the London Plan. |
| Higher density development up to 1,100hrh may be acceptable
provided the proposed development is in: |
| a) |
a central area with
good public transport accessibility (PTAL levels 4 - 6, see
Map 7.1) and predominately comprises flats; |
| b) |
an Opportunity Area
(Tottenham Hale see policy AC2); |
| c) |
an Area
for Intensification (Haringey Heartlands see policy AC1); or |
| d) |
within a mixed use
scheme; and |
| e) |
where a planning brief
for the site has been adopted and recommends higher densities. |
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| 4.32 |
For the purposes of this policy, higher density development is
defined as development within a range of between 650 - 1,100 hrh. |
| 4.33 |
The density ranges will be applied flexibly in light of local circumstances.
Therefore, the Council will adopt a 'design-led' approach to density
and will consider the following factors: |
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a) |
the character of the surrounding area, in terms of existing building
form, massing and building heights; |
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b) |
historic heritage context, including listed buildings and conservation
areas; |
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c) |
the characteristics of the site; |
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d) |
the quality of the design; |
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e) |
the range and mix of housing types; |
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f) |
the level of service provision and public spaces; and |
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g) |
car parking provision. |
| 4.34 |
As such, proposals should conform with other policies of the Plan,
notably Policies UD3 (General Principles), UD4 (Quality Design)
and UD9 (Tall Buildings). |
| 4.35 |
New development should be compatible with the existing pattern
of development and character of an area. Paragraph 4.47 of the London
Plan refers to appropriate density ranges being related to location,
setting in terms of existing building form and massing and PTAL
index, and then also defines Site Setting with existing very dense,
dense and lower density development being the first characteristic
in the site setting definition. |
| 4.36 |
The Housing Needs Assessment required under the Housing Act 2004
will guide the appropriate housing mix for planning purposes. Table
4B.1 in the London Plan includes both parking provision and average
habitable rooms per dwelling in its density ranges. In the case
of car free developments in locations where car parking is controlled
and there is high PTAL rating, density may be appropriate at the
higher end of the range if the development proposal comprises of
predominately one and two-bedroom flats and is appropriately related
to the setting of existing building form and massing. Where development
has car parking and amenity space on site and includes a proportion
of the higher average habitable rooms per dwelling the density will
need to be adjusted. |
| 4.37 |
The Council will expect development proposals to achieve the most
efficient use of land in order to meet local and strategic housing
needs and protect open spaces in the borough. All high density developments
should be of a high quality design, provide adequate living space
and appropriate arrangements for waste storage. SPG3a Density, Dwellings
Mix, Floorspace Minima, Conversions, Extensions and Lifetime Homes
contains the methodology for calculating density. |
| 4.38 |
The Council must ensure that while allowing high density to help
provide more housing it does not adversely affect the environment/local
area for existing residents. Where the development would increase
pressure on local service providers (such as schools and health
facilities) the Council will use planning agreements, where appropriate,
to alleviate any problems. (Reference should be made to the Community
Chapter and SPG10a The Negotiation, Management and Monitoring of
Planning Obligations & 10c Educational Needs Generated by New Housing
Development for more details on planning agreements). |
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| POLICY HSG10 |
| DWELLING MIX |
| All new residential development (including conversions) should,
where possible, provide a mix of dwelling types and size in
order to meet the housing needs of the local community |
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| 4.39 |
In new developments a mix of dwelling types is needed in order
to provide a range and choice of housing in the borough. SPG3a Dwelling
Mix, Floor Space Minima, Conversions, Extensions and Lifetime Homes
contains details on appropriate mixes the Council would require.
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| POLICY HSG11 |
| RESTRICTED CONVERSION
AREAS |
| Permission will not be granted for conversions in the following
areas: |
| a) |
The Miltons: Area
to North East side of Archway Road; |
| b) |
Archway Road: Area
to the South West Side of Archway Road; |
| c) |
Harringay
Ladder: Green Lanes to Wightman Road; |
| d) |
Stroud Green: Area
bounded by Stroud Green Road, Stapleton Hall Road, Florence
Road and Woodstock Road; |
| e) |
Muswell Hill: Roads
near centre; |
| f) |
Bruce Grove Ward; |
| g) |
Myddleton
Road, Wood Green; |
| h) |
West Green Road; |
| i) |
Crouch End: Roads
near centre; or |
| j) |
Streets
where conversions and/or HMO already equal 20% of the properties
(see policy HSG6). |
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| 4.40 |
There are areas in the borough where over the years many properties
have been converted from single dwellings into a large number of
flats. Where many conversions happen in one area it can result in
problems such as a significant increase in on street parking and
a loss of family housing. |
| 4.41 |
It is considered that in the areas mentioned above the majority
of properties have been converted into flats and are now experiencing
problems of extreme parking pressure and a significant adverse effect
on residential amenity. Any additional increase in on street parking
would be detrimental to the effective operation of bus services.
Therefore conversions will usually be resisted in these areas as
they have already reached their capacity for conversions. The restricted
conversion areas are identified in SPG3a Density, Dwelling Mix,
Floorspace Minima, Conversions, Extensions and Lifetime Homes. |
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