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| Chapter 5 - Housing |
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| 5.1 |
This chapter outlines the District Council's
proposals for new residential development. The scale and location
of new housing development necessary to meet the needs of the local
population is firstly considered. The chapter goes on to provide guidance
on where development will be acceptable and how affordable housing
will be provided. This is followed by policies which seek to ensure
that a high standard of residential environment is created in new
development and that the character and amenity of existing residential
areas is maintained. Finally, policies are included which seek to
protect the countryside from inappropriate development. |
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Background, Problems
and Issues |
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Population |
| 5.2 |
The population of the District has risen
from 99,949 in 1981 to 102,769 in 1991 (see Figure 5.1). This 3% growth
represents both an increase in the natural population (births exceeding
deaths) and migration into the District, but conceals significant
variations from one part of the District to another. While the population
has risen steadily over the last decade, the number of households
has increased dramatically by 15% (see Figure 5.2). The main reason
is that during this period the average number of persons per household
has decreased from 2.8 to 2.5. This trend towards smaller household
sizes accounts for the majority of the increase in the total number
of households in the District. |
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| 5.3 |
The Newark area (urban and rural) accommodates
49% of the population of the District. In this area, the population
has increased by 2,573 from 47,731 in 1981 to 50,304 in 1991. This
5% growth is higher than that for the District as a whole and is largely
the result of in-migration from elsewhere in the County. Between 1981-1991
there was an average rate of in-migration of approximately 198 persons
per year. The levels of in-migration are due to both the attraction
of Newark as a place to live, and the improving economy of the town
which benefits from excellent road and rail links. The rate of population
increase is exceeded by the 8% growth in households. |
| 5.4 |
The situation in Newark contrasts sharply
with the Western area, which accommodates in the region of 34% of
the District's residents. During the last decade, the population has
fallen from 35,607 in 1981 to 35,252 in 1991. This 1% decline is mainly
due to people moving out of the area to the urban centres of Newark,
Mansfield and Nottingham. Over the period 1981-1991 there was an average
rate of out-migration of approximately 121 persons per year. This
movement away corresponds to the general decline in the economic prospects
of the area, particularly in the mining industry. Since the 1991 Census,
there has been a decline in the local economy which is likely to accelerate
the scale of out-migration. Despite a declining population, the number
of households has increased by 4%. |
| 5.5 |
In the Southern area, where 17% of the
District's residents live, the population has grown by 4% from 16,611
in 1981 to 17,213 in 1991. This is the result of natural increase
and in-migration. However, in contrast to elsewhere in the District,
the number of households has only grown by 2%. |
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Existing Housing Stock |
| 5.6 |
In 1991, there was 72% owner occupied,
17% Local Authority, 8% private rented and 3% Housing Association
housing in the District. This compares to 68%, 20%, 9% and 3%, respectively,
for England and Wales. However, over the last decade there have been
significant changes in the ownership of the housing stock. |
| 5.7 |
The level of owner occupation has increased
by 16% across the District. In the Southern area, the level of owner
occupation is now 81% of households, the highest in the District.
However, the growth is most marked in the Western area, where the
level of owner occupation has grown from 46% in 1981 to 73% in 1991.
This is because of the sale of the British Coal housing stock to tenants
and Housing Associations. The proportion of the rented sector has
continued to decline over the period. For example, in Newark the number
of households renting property has reduced by 10%. This trend towards
owner occupation is likely to continue over the Plan period. |
| 5.8 |
While the type of housing tenure is now
broadly similar across the District, the nature and quality of the
accommodation varies considerably. The Newark urban area has a wide
variety of house types ranging from 19th century terraces to modern
detached properties. However, in parts of the town there are poor
quality premises which require improvement. In the Western area, the
housing stock was largely constructed by the mining companies and
British Coal. The housing areas have a poor environment which require
investment and environmental improvement. The rural parts of the Newark
and Southern areas contain good quality housing, with few problems
of high levels of occupation or lack of facilities. |
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Policy Context for the
Plan |
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Central Government Advice |
| 5.9 |
The District Council, in preparing the
Local Plan, has taken account of Central Government advice. In particular,
PPG3 "Housing" stresses that the planning system must provide an adequate
and continuous supply of land for housing, taking account of market
demands and of Government policies for the encouragement of home ownership
and the provision of rented housing. This provision is to be balanced
by policies which protect the countryside and conserve and enhance
the urban environment and built heritage. |
| 5.10 |
Government guidance in PPG3 and PPG12
states that local plans should translate the broad policies of the
Structure Plan into more detailed development control policies and
map based allocations. They should identify an acceptable choice of
sites which are both suitable and available for housebuilding. The
plan should also make an allowance for the contribution that will
be made by windfall sites and set out criteria against which applications
for unidentified sites will be considered. In urban areas, plans should
ensure full and effective use is made of opportunities arising from
conversion, redevelopment, reuse of derelict land, and small sites,
without the loss of valuable open space. |
| 5.11 |
PPG3 and PPG7 "The Countryside - Environmental
Quality and Economic and Social Development" indicate that, in rural
areas, development should be sensitively related to the existing pattern
of the settlement and have proper regard for the protection of the
countryside. They note that, in many villages, provision can be made
for modest development, without damage to the character of the village
or to the countryside. Indeed, some development can help to sustain
villages and their facilities. However, expansion of villages and
towns must avoid creating ribbon development or a fragmented pattern
of development. New housebuilding in the open countryside, away from
established settlements, should be strictly controlled. |
| 5.12 |
PPG3 also refers to the importance of
catering for affordable housing requirements. New development on a
substantial scale should incorporate a reasonable mix and balance
of house types and sizes to cater for a range of housing needs. Plans
can establish a general intention to provide accommodation and the
basis of negotiating an element of affordable housing on suitable
sites. |
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Regional Planning Guidance
for the East Midlands |
| 5.13 |
The District Council has taken into account
the Regional Planning Guidance, which sets out a series of principles
for the development of the Region, namely: |
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- sufficient housing provision should be made to meet the needs
of the population and expected household growth;
- new development should be concentrated in, and adjacent to,
urban areas and, where possible, use should be made of opportunities
to recycle urban land; and
- all proposals should assist the objective of sustainable development.
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The document goes on to discuss the increasing
rate of household formation, together with the growth in population
and the levels of migration into the Region. Figures for housing provision
for the period 1991-2011 are outlined for each Structure Plan Authority.
The guidance states that the development plans should set out policies
for meeting affordable housing need and the arrangements for ensuring
that such housing is reserved for those who need it. Development Plan
policies should also allocate development sites within or close to
existing urban areas and avoid scattered patterns of development.
Priority should be given to the redevelopment of redundant land rather
than greenfield sites. |
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Nottinghamshire Structure
Plan Review |
| 5.14 |
The Nottinghamshire Structure Plan Review
was adopted in November 1996. Policy 4/1 of the Structure Plan Review
makes provision for 10,300 dwellings in Newark and Sherwood for the
period 1991-2011. |
| 5.15 |
Table 4.2 of the Structure Plan provides
guidance on dwelling figures for the period of 1991-2006. Of the 7,350
dwellings required in Newark and Sherwood, 4,850 are in the Newark
Sub-area, 1,500 in the Newark and Sherwood part of West Nottinghamshire
Sub-area and 1,000 in the Newark and Sherwood part of the South Nottinghamshire
Sub-area. |
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Objectives |
| 5.16 |
The aims of the Local Plan will be achieved
through the implementation of the following objectives: |
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- to identify sufficient housing land to meet Structure Plan
requirements;
- to concentrate most housing development in and around the larger
settlements;
- to provide a variety and choice of housing sites;
- to establish a new community on the former Balderton Hospital
site;
- to ensure new housing development respects the form and character
of existing settlements;
- to encourage the provision of a range of dwelling sizes, and
types of tenure, including affordable housing; * to create safe,
attractive and good quality residential environments; * to safeguard
the amenities of existing residents and future occupiers; * to
ensure that new house building away from established settlements
is strictly controlled; and * to improve residential areas which
currently suffer from a poor environment.
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Scale and Distribution
of Housing Land |
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Policy H1 - This policy is no longer saved
Housing Land Provision |
Provision will be made for
approximately 7762 dwellings for the period 1991-2006.
This will be distributed as follows: |
1. |
Newark area - 4810 |
2. |
Western area - 1847 |
3. |
Southern area - 1105 |
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Justification |
| 5.17 |
The Local Plan aims to provide sufficient
land to meet the need for new housing in the period up to 2006. The
Plan allocates a variety of sites, in terms of size and distribution,
providing a range of opportunities for development. These allocations
take into account both the future demographic trends in the District
and the local demands for housing. This is in accordance with Government
advice in PPG3 and is one of the most important ways of influencing
the future settlement pattern of the District. |
| 5.18 |
Since 1991, approximately 2250 dwellings
have been constructed in the District (see Figure 5.3). There is currently
planning permission for approximately 2757 dwellings, whilst a further
2150 dwellings are allocated in the Plan. It is anticipated that,
in addition to this, 605 more dwellings will be built on unidentified
small sites or as a result of changes of use/conversions of existing
buildings or on windfall sites within the Newark built-up area. |
| 5.19 |
In Newark, the existing resident population
is likely to increase only slightly, as it is anticipated that the
number of births will be similar to the number of deaths. However,
as a consequence of net in-migration, the overall population will
increase. As a consequence, the Plan identifies land for 4810 dwellings. |
| 5.20 |
It is anticipated that the resident population
of the Western area will show some increase over the Plan period.
Due to the decline in the local economy, it is considered that there
will be out-migration to Nottingham and Mansfield. The Plan identifies
land for 1847 dwellings in the Western area. This amount of provision
is largely the result of the substantial amount of land which is already
committed for development. The large number of existing housing commitments
will be examined as part of the Review of the Local Plan. The allocation
of housing land is a key element in the District Council's strategy
for the regeneration of the area. The sites will provide a direct
stimulus to the construction industry and contribute to economic growth,
by ensuring that there is a choice of housing available where jobs
are to be created. |
| 5.21 |
In the Southern area, the existing resident
population is expected to rise slightly over the period to 2006, whilst
a net balance of migration is anticipated. The strategic policy for
this part of South Nottinghamshire is to keep a careful check on development,
in order to preserve the appearance of the countryside and safeguard
the character of the settlements. It is not intended, therefore, to
accommodate major growth and only 1105 dwellings are provided for
in the Plan. |
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Figure 5.3 Housing
Land Requirement and Supply - (April 1997) |
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Newark Area |
Western
Area |
Southern
Area |
total |
| Dwellings completed 1991-97 |
1176 |
724 |
350 |
2250 |
| Dwellings with planning permission |
1544 |
915 |
298 |
2757 |
| Proposed allocations |
1690 |
118 |
342 |
2150 |
| Unidentified Sites |
400 |
90 |
115 |
605 |
| Total Dwellings provided by Local Plan |
4810 |
1847 |
1105 |
7762 |
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| 5.22 |
The allocations made in the Local Plan
do not generally include small sites below 0.4 hectare, although some
long-standing allocations for smaller sites have been carried forward
in the Plan. |
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Policy H2
Housing Land Allocations |
| Planning permission will
be granted for residential development on the following
sites: |
Newark Area
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No. of Dwellings |
| Na Balderton Hospital new community |
1150
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| Nb Kelham Road, Newark |
40
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| Nc Lincoln Road, Newark |
20
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| Nd Cow Lane Scrap Yard, Newark |
40
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| Ne Edward Avenue, Newark |
25
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| Nf Winthorpe Road, Newark |
80
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| Ng Rear of White House & 82 Millgate, Newark
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5
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| Nh Sydney Street Maltings, Newark |
15
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| Ni Barnbygate Coalyard, Newark |
15
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| Nj Cleanaway Site, Newark |
80
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| Nk Moulton Crescent, Balderton |
100
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| Nl Church Lane, Balderton |
10
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| Nm Manor Farm, Averham |
11
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| Nn Pinfold Lane, Averham |
2
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| No Newark Road, Coddington |
19
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| Np North of Valiant Road, Coddington |
30
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| Nq Woodhill Road, Collingham |
27
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| Nr Meadow Close, North Muskham |
5
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| Ns Hill Farm, Norwell |
6
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| Nt School Lane, Norwell |
4
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| Nu Palmer Road, Sutton-on-Trent |
6
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Newark Area total
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1690
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| Western Area |
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| Wa Eakring Road, Bilsthorpe |
78
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| Wb Kirklington Road, Bilsthorpe |
40
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Western Area total
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118
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| Southern Area |
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| Sa Rear of Wagon & Horses Public House,
Bleasby |
25
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| Sb Southwell Road, Farnsfield |
5
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| Sc Cockett Lane, Farnsfield |
30
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| Sd South of Marlock Close, Fiskerton |
15
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| Se Marlock Close, Fiskerton |
4
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| Sf The Green, Kirklington |
2
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| Sg School Lane, Kirklington |
2
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| Sh Main Street, Kirklington |
1
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| Si Southwell Road, Lowdham |
70
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| Sj Staythorpe Road, Rolleston |
2
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| Sk The Ropewalk, Southwell |
18
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| Sl Land to North of Halam Road, Southwell
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70
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| Sm Lower Kirklington Road, Southwell |
30
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| Sn Nottingham Road, Southwell |
20
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| So Bleasby Road, Thurgarton |
1
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| Sp Upton Hall, Upton |
1
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| Sq Redland Farm, Upton |
1
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Southern Area total
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342
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District Total
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2150
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Justification |
| 5.23 |
The allocations are designed to meet the
overall housing requirements for the District outlined in Policy H1.
They reflect the desire to create sustainable settlement patterns,
as outlined in PPG13, by: |
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- concentrating development in central locations within existing
urban areas or in rural centres, utilising where possible vacant
or derelict land;
- identifying sites near public transport centres or alongside
corridors served by public transport and close to local facilities;
and
- locating new housing reasonably close to employment centres,
to enable people to live near to where they work.
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| 5.24 |
In accordance with this guidance, the
District Council undertook an assessment of the ability of settlements
to accommodate growth and create a sustainable pattern of development.
The factors taken into account included the availability of local
job opportunities, the level of existing services, accessibility to
the transport network and the likely environmental impact of development.
Based on this assessment development is to be distributed between
settlements as follows: |
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- in Newark and Balderton, substantial levels of new development
will be accommodated;
- in larger villages, small-scale development will be allowed;
- in small villages, very limited development is anticipated;
and * in the villages wholly within the Nottinghamshire Green
Belt, development will be restricted to infill.
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This distribution of development accords
with the guidance in PPG13 and Policies 1/2,and 1/3 of the Structure
Plan Review. |
| 5.25 |
In the Newark area, the Local Plan strategy
encourages the concentration of new housing development within or
immediately adjacent to Newark and Balderton. The reasons for this
are to make use of derelict, previously developed, and underused land,
reduce the need for long distance commuting, and enable the efficient
provision of services and facilities. |
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Limited provision is also made in selected
villages in the rural part of the area, to cater for local needs.
This accords with Policies 1/2 and 1/3 of the Structure Plan Review.
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| 5.26 |
The Local Plan strategy in the Western
area, aims to allow development in all the larger mining settlements
in the area, rather than focusing development in one location. This
will ensure that all the main villages have the opportunity for growth
and will also provide a wide choice of dwellings for people who wish
to move within their village. The District Council considers that
the concentration of development, through the construction of a new
settlement, would not be appropriate in this area. There is limited
potential for growth in the Western area and a development of this
nature would focus investment in one location thereby limiting the
ability of the other settlements to retain population. It would also
restrict their potential for attracting appropriate investment. The
Authority believes that the provision of development in all the main
settlements will make the best use of existing services and infrastructure,
and will create more opportunities for the existing population. This
is in accordance with the Structure Plan Review Policy 1/3. |
| 5.27 |
In the Southern area, the Structure Plan
Review makes limited provision for development, which is to be concentrated
in selected villages. The District Council considers that this development
should be focused in the larger settlements. This is because of the
availability of infrastructure and local services; accessibility to
employment opportunities; availability of public transport and environmental
factors. This is in accordance with the guidance in PPG13 and Policy
1/3 of the Structure Plan Review. |
| 5.28 |
The following paragraphs outline the precise
nature and extent of the proposed housing allocations in the District.
In addition, specific policies dealing with the development of individual
sites are included. |
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Newark Urban Area - Housing
Sites |
| 5.29 |
The Plan proposes the development of a
number of sites within and on the edge of the Newark urban area. There
are sites within the urban fabric of Newark, particularly along the
riverside, which have potential to accommodate a considerable amount
of housing development. Many of these sites are vacant, under-utilised,
derelict, accommodating inappropriate uses or are surplus to the owner's
requirements. The Plan also identifies land on the periphery of the
town for development, and uses the opportunity provided by the closure
of Balderton Hospital to make use of an existing developed site by
creating a new community. The variety of sites will meet the housing
needs of the town and provide choice for both house builders and purchasers. |
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Policy H3
Site Na - Balderton Hospital New Community |
| Planning permission will
be granted for Residential development on the former Balderton
Hospital site subject to: |
| 1. |
The retention of approximately
15 hectares of existing parkland and woodland as amenity
open space or areas of nature conservation value linked
by landscaped pedestrian routes; |
| 2. |
The retention of all main
groups of existing trees, and individual specimen trees
of high amenity value, and reinforced planting along the
boundaries of the allocated site; |
| 3. |
The retention and re-use
of existing buildings/ structures of architectural or
historic interest; |
| 4. |
The inclusion of a variety
of residential densities and dwelling types. The District
Council will negotiate with developers to secure a proportion
of "affordable housing" designed to meet the needs of
new householders, pensioners, single people, and those
on relatively low incomes; and |
| 5. |
A phased programme of implementation
to be agreed with the District Council to ensure that
community facilities are provided on-site in parallel
with the construction of new housing. Such facilities
will include:- |
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- a primary school
- a village hall/multi-use community building
- local shops and services; and
- outdoor playing fields and sports pitches in accordance
with Policy R4.
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seek to enter into appropriate legal agreements to ensure: |
| (a) |
the provision of a primary
school; |
| (b) |
the provision of such off-site
highway improvements and sewerage infrastructure as are
necessary as a consequence of the development; |
| (c) |
the retention and proper
maintenance of areas of amenity open space, woodland,
and areas of nature conservation value; and |
| (d) |
that a proportion of "affordable"
housing is maintained, as such, in perpetuity. |
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Justification |
| 5.30 |
The District Council considers that the
site of the former hospital would be ideal for the creation of a new
community. There are already a variety of buildings on the site and
a certain amount of infrastructure, while the mature landscaped grounds
will provide an extremely attractive setting for any future development.
The District Council has prepared a Planning Brief for the new community
and adjacent business park. It provides detailed guidance on a range
of matters, including layout, design, phasing, community facilities
to be provided, landscaping, infrastructure, and services. The Brief
has been the subject of publicity and consultations, and will be treated
by the District Council as a supplementary material consideration
in the determination of any planning applications for the development
of the new community. The details of the Brief will be reviewed in
the light of the policies of the Local Plan, now it has been finally
adopted. |
| 5.31 |
The District Council has resolved to grant
planning permission for 1150 dwellings on the site, subject to a legal
agreement covering such matters as the retention of parkland, woodland
and grassland, the provision of a primary school and village hall,
and the creation of playing fields and children's play areas. It is
important that the principles set out in Policy H3 are maintained
and that a high quality of development is achieved. |
| 5.32 |
The former hospital site has a distinctive
and attractive parkland character which should be retained in the
design of the new community. Attractive groups of trees are complemented
by adjacent areas of open space. The District Council has carried
out a landscape appraisal and a tree survey of the site and estimates
that approximately 15 hectares should be retained as public amenity
open space and woodland. Such provision would also create an opportunity
to retain certain areas of nature conservation value, which provide
habitats for wildlife. Well defined and landscaped footpaths should
be provided, to link up areas of open space and help identify separate
residential neighbourhoods. |
| 5.33 |
A number of buildings exist on the site
which are worthy of retention and adaptation to new uses. These include
buildings of architectural value, such as the former Hall and administrative
offices, and the central boiler house with its distinctive tower.
Other features, such as the walled garden, are of historic interest
and worthy of retention. In addition, there are a number of buildings
on the site, such as the adult training unit and the nurses' training
school, which represent a considerable amount of previous investment.
If at all possible, these buildings should be retained and used for
community or health use. The nurses' training school has recently
been refurbished as a community care unit. |
| 5.34 |
The development should include a variety
of house types, which will result in a range of residential densities.
Higher density housing would be better located in the northern part
of the allocated site, with low density housing in some of the open
parkland of the southern part. In practice, residential densities
should be varied in response to: |
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- the need to reflect landscape and environmental constraints
and opportunities;
- the need to accommodate different types and tenure of dwellings,
in response to different housing needs; and
- the need to achieve attractive and original layouts and house
designs.
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| 5.35 |
The District Council considers that a
proportion of the new housing should be designed to satisfy the particular
needs of first time householders, pensioners, single people and people
on relatively low incomes. This reflects the Council's general policy
that, on major development sites, a proportion of "affordable" housing
should be provided. The Council considers that shared ownership and
rented housing would provide suitable forms of affordable tenure and
offer the best prospect of such housing being provided in perpetuity. |
| 5.36 |
It is important that the development of
the new community proceeds in a carefully planned and programmed way,
to ensure that successive phases of residential development are related
to on-site provision of a range of community services and facilities.
Such facilities should include a village hall/community building,
a primary school, playing fields and sports pitches, indoor recreation
facilities, local shops and services. The County Education Authority
has stated that the primary school building should be provided at
the developer's expense. |
| 5.37 |
Opportunities are also likely to arise
within the development for accommodating some uses providing local
employment. The District Council would be prepared to consider the
re-use of certain existing buildings by small businesses, provided
that levels of traffic generation are acceptable, and that the amenity
of any adjacent housing is not adversely affected. |
| 5.38 |
A high standard of landscaping will be
required, taking its lead from the established mature character of
the former hospital site. Certain areas will require additional planting
in advance of development, particularly along the boundaries of the
allocated site. Subject to compliance with a standard form of agreement,
involving the payment by the developer of a commuted sum, the District
Council will be prepared to consider taking on responsibility for
future maintenance and management of areas of public amenity open
space. |
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Site Nd - Cow Lane Scrapyard,
Newark |
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5.39 An important and prominent site on
the Northgate riverside, currently used as a scrapyard. Residential
development on this area would improve the appearance of this part
of the riverside and act as a stimulus to further development. Flood
protection measures will be required. The site would accommodate in
the region of 40 dwellings. |
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Site Ne - Edward Avenue,
Newark |
| 5.40 |
This area was identified for housing development
as part of the Millgate Revival project and 25 dwellings have been
built on the adjacent site. The existing garage building on the site,
which dates from the early part of this century, should be retained.
Approximately 25 dwellings could be accommodated on this site. |
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Site Ng - Rear of the
White House and 82 Millgate |
| 5.41 |
A large former garden adjacent to Millgate
riverside. Originally identified for housing development in the Millgate
Revival project and the subject of a planning brief prepared in 1987.
Part of the site lies within the washlands. The site should accommodate
no more than 5 dwellings. |
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Site Nh - Sydney Street
Maltings, Newark |
| 5.42 |
The site of a former maltings, currently
used as a car park. Housing development of this site would improve
the general appearance of this area. The site would accommodate in
the region of 15 dwellings. |
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Site Ni - Barnbygate
Coalyard, Newark |
| 5.43 |
This is an existing coalyard which lies
in the middle of a high density housing area. The relocation of the
coalyard and the construction of a new housing scheme would improve
the appearance of the site. The site would accommodate in the region
of 15 dwellings. |
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Site Nj - Cleanaway Site,
Newark |
| 5.44 |
This site lies within the urban area adjacent
to recent residential development. It was a housing allocation in
the 1976 Newark District Plan, but has never been the subject of a
planning consent for housing. |
| 5.45 |
As it was used as a waste disposal site
in the past, any consent would be dependent on the submission for
approval of a scheme for the decontamination of the land. Any scheme
would also have to take account of noise from the East Coast Main
Railway Line and provide satisfactory access arrangements. The site
would accommodate in the region of 80 dwellings. |
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Policy H4 - Site Nk - Moulton Crescent,
Balderton - This policy is no longer saved |
Planning permission will
be granted for residential development at Moulton Crescent,
Balderton, subject to the provision of public open space
in accordance with Policies R4 and R5. |
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Justification |
| 5.46 |
This site lies on the south-western edge
of Balderton. Its development would round off the urban edge and may
provide an opportunity for some affordable housing for local people.
The District Council will expect the developer to provide an element
of public open space, including children's play facilities. It may
be appropriate to meet some of this open space requirement on the
land to the south-east of the site. The site would accommodate in
the region of 100 dwellings. |
| |
|
| |
Site Nl - Church Lane,
Balderton |
| 5.47 |
This vacant site has frontages to both
Church Lane and Queen Street and is surrounded by housing. Development
should improve the townscape and environment of Church Lane. This
site would accommodate in the region of 10 dwellings. |
| |
|
| |
Other allocations |
| 5.48 |
The five additional allocations, at Newark
Road, Coddington; Woodhill Road, Collingham; Kelham Road, Newark;
and Winthorpe Road, Newark, had planning consents for residential
development in the past. However, as consent has expired on each of
the sites, they are now included as allocations. |
| |
|
| |
Development north of
Beacon Hill |
| 5.49 |
To the north of Beacon Hill Road, British
Gypsum has been granted outline consent for a comprehensive scheme
for business, golf course, leisure and residential uses on some 78
hectares of land. This consent was renewed at Appeal in May 1994,
but subsequently expired in May 1997. As the base date for the housing
figures in the Local Plan is April 1997, the boundary of the built
up area has been drawn to reflect the original British Gypsum consent. |
| 5.50 |
A revised scheme, substituting a conservation
park for the golf course, has been approved in outline by the District,
subject to a Section 106 agreement. The District Council is seeking
to ensure that development in this area proceeds comprehensively and
not in piecemeal fashion. |
| 5.51 |
In view of the amount of housing land
provided for in the Plan area, there is no need for additional large
housing sites to be found in this area in the period to 2006. |
| |
|
| |
Newark Rural Area - Housing
Sites |
| 5.52 |
In order to meet the housing needs in
the rural area, the Plan identifies a number of small-scale sites
within selected settlements where facilities and job opportunities
are available. A number of long standing commitments for infill plots
are also carried forward in the Plan. |
| |
|
| |
Sites Nm & Nn - Averham |
| 5.53 |
Two sites in Averham have been identified
as suitable for residential development. At Manor Farm there is the
redundant portion of a farm-stead which lies within the defined village
envelope. The western part of the site contains a number of buildings
of character, the residential conversion of which, together with the
residential development of the balance of the site, will not extend
the village into open countryside. The converted buildings should
be accessed via Church Lane, with the new dwellings accessed separately
from Staythorpe Road. This site should accommodate up to 11 houses.
There is a longstanding commitment to the development for housing
of a site at Pinfold Lane, which should accommodate 2 dwellings. |
| |
|
| |
Site Np - Coddington |
| 5.54 |
To the north of Valiant Road and west
of Coddington Hall grounds, there is an area of rough grassland interspersed
with trees. Housing development in this area would help to upgrade
the appearance of the locality and would be ideally suited for an
affordable housing scheme. Any development should retain the existing
trees on the site. It is anticipated that the site could accommodate
up to 30 dwellings. |
| |
|
| |
Site Nr - Meadow Close,
North Muskham |
| 5.55 |
A site adjacent to Meadow Close has been
identified which could be developed for housing without having an
adverse impact upon the environment of the village, provided the number
of dwellings is limited to no more than five. Access will be taken
from Meadow Close. |
| |
|
| |
Sites Ns & Nt - Norwell |
| 5.56 |
Two sites have been allocated for residential
development in Norwell, which should provide up to 10 dwellings. A
site comprising farmland closely related to the complex of traditional
farm buildings at Hill Farm has been identified for housing. Development
of this area with well designed housing, preferably in conjunction
with the residential conversion of the neighbouring farm buildings,
would successfully terminate views out of the village from Main Street
and suitably complement the existing farm complex. The development
of a site on School Lane would represent a logical extension of the
existing development and would have a minimal impact on the character
and environment of the village. |
| |
|
| |
Site Nu - Sutton on Trent |
| 5.57 |
Land has been allocated for residential
development at a site on Palmer Road for six dwellings. There is a
longstanding commitment to the development of this site for housing. |
| |
|
| |
Western Area - Housing
Sites |
| 5.58 |
The Plan proposes the development of two
sites within the larger settlements. These allocations should help
to meet the housing needs of the area and focus development in those
villages with the greatest range of services and employment opportunities. |
| |
|
| |
Sites Wa & Wb - Bilsthorpe |
| 5.59 |
The former Village Plan identified land
on Eakring Road for development. Part of this site now has planning
permission and development is under way. The remaining allocation
will be carried forward in the Local Plan and should provide approximately
78 dwellings. A proportion of this site should be made available for
affordable housing in accordance with Policy H16. Access to the site
will be from Eakring Road, through the adjacent site. This development
may require surface water drainage improvements. When complete, the
proposed scheme will help to link the two parts of the village and
should enhance the appearance of the area. |
| 5.60 |
The site to the east of Kirklington Road
is a disused piggery and field. The use of the site as a piggery would
have a significant impact on the neighbouring residents. The District
Council, as a consequence, consider that the development of the site
for housing would provide an opportunity to remove an undesirable
use and improve the appearance of the area. The site could accommodate
approximately 40 dwellings. Access from Wycar Road would be possible,
although this would require the agreement of an adjoining landowner.
The development of the site may require surface water drainage improvements.
It will be necessary to provide substantial screening to the southern
boundary, in order to mitigate the possible impact of the packing
station on future residents. |
| |
|
| |
Longer term Development |
| 5.61 |
A field to the west of Kirklington Road
and north of Maid Marion Avenue has been included within the village
envelope. The field is well related to the village and its western
boundary is distinctly marked by the line of a drain and a hedgerow,
which abut the Bilsthorpe to Farnsfield Trail. Although there is no
need to identify additional housing land in this part of the District
at present, this land would be suitable for development in the longer
term, if required. |
| |
|
| |
Southern Area - Housing
Sites |
| 5.62 |
In order to meet the housing needs of
the area, the Plan proposes the development of a number of sites in
Southwell, Lowdham, Farnsfield and Bleasby. The Council considers
that these sites relate well to the character of the villages, focus
development in those areas where services are available, and/or are
well placed for those commuting to the Greater Nottingham conurbation.
A number of longstanding commitments for infill plots are also carried
forward in the Plan. |
|
|
| |
Policy H5
Rear of Wagon and Horses Public House, Bleasby - This policy is no longer saved |
Planning permission will
be granted for 25 dwellings to the rear of the Wagon and
Horses Public House, Bleasby, subject to: |
1. |
A detailed landscaping scheme
providing for substantial planting along the boundaries
of the site; and |
2. |
The provision of public
open space and recreational space in accordance with Policy
R4. |
|
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|
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|
| |
Justification |
| 5.63 |
The site comprises part of a large field,
to the north-east, and two smaller fields to the south-west. The area
is not visible from Main Street or Gipsy Lane. Substantial areas of
planting will be required along the boundaries of the site. Access
to the site is envisaged from Elmore's Meadow, for which planning
permission has recently been granted. It is anticipated that the area
will be developed with approximately 25 dwellings. |
|
|
| |
Policy H6
Cockett Lane, Farnsfield - This policy is no longer saved |
Planning permission will
be granted for residential development on land adjacent
to Cockett Lane, Farnsfield subject to:- |
1. |
Satisfactory arrangements
being made to deal with surface water and foul drainage; |
2. |
The retention and reinforcement
of hedgerows along the eastern and western boundaries
of the site; and |
3. |
The provision of affordable
housing in accordance with Policy H16. |
|
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|
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|
| |
Justification |
| 5.64 |
The site is visually contained on two
sides by Cockett Lane and Mansfield Road and built development on
the other sides. The Council envisages that this area will accommodate
30 dwellings. The hedgerows and woodland along the east and west boundaries
are important and should be retained and reinforced. It is important
that the development does not aggravate deficiencies in the existing
sewerage system. The developer may therefore be required to contribute
to a drainage study, which would be formalised by a negative condition
or legal agreement in accordance with policy PU6. |
|
|
| |
Policy H7
Southwell Road, Farnsfield - This policy is no longer saved |
Planning permission will
be granted for residential development to the south of
Southwell Road, Farnsfield subject to:- |
1. |
Vehicular access being taken
from Southwell Road; |
2. |
Satisfactory arrangements
being made to deal with surface water and foul drainage; |
3. |
The provision of new landscaping
along the eastern boundary of the site; |
4. |
The provision of affordable
housing in accordance with Policy H16; and |
5. |
3.3 hectares of land adjacent
to the eastern boundary of the site being made available
for public recreational open space. |
|
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| |
|
| |
Justification |
| 5.65 |
The site is visually contained by development
on Southwell Road, Quaker Lane and Cotton Mill Lane. The Council envisages
that this area will accommodate 50 dwellings. Access should be taken
from Southwell Road and would be beyond the village envelope for the
first part of its length. Landscaping should be provided along the
eastern side of the site to soften the village edge. 3.3 ha of recreational
space will be provided on land adjoining the site, which will be secured
through a negative planning condition or legal agreement. It is important
that the development does not aggravate deficiencies in the existing
sewerage system. The developer may therefore be required to contribute
to a drainage study, which would be formalised by a negative condition
or legal agreement in accordance with policy PU6. |
| |
|
| |
Site Se - Marlock Close,
Fiskerton |
| 5.66 |
A neglected area of land to the north
and east of Marlock Close has been allocated for residential development.
This small site should provide an opportunity to construct approximately
4 dwellings. It can be accessed from Marlock Close. |
|
|
| |
Policy H8 - South of Marlock Close, Fiskerton - This policy is no longer saved |
Planning permission will
be granted for low density housing development on land
to the south of Marlock Close, Fiskerton subject to:- |
1. |
The retention and future
safeguarding of the hedgerows and trees within and along
the boundaries of the site; |
2. |
Vehicular access from Marlock
Close; and |
3. |
The retention of footpath
links. |
|
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|
| |
|
| |
Justification |
| 5.67 |
The District Council considers that a
low density residential scheme can be accommodated in this location
without detriment to the character of the older parts of the village,
provided the Main Open Area between the site and Main Street and Station
Road is retained free of development. Particular care will need to
be taken in retaining the hedgerows within and along the boundaries
of the site, which are believed to be pre-enclosure. It is anticipated
that an emergency access will be required. Vehicular access from Main
Street would not be appropriate as this would harm the character of
the Main Open Area and views from Main Street. There are a number
of footpaths across the site which need to be retained in any development.
The Council envisages that 15 dwellings can be accommodated on the
site. |
| |
|
| |
Sites Sf, Sg & Sh - Kirklington |
| 5.68 |
Three sites have been identified for residential
development, which should accommodate up to 5 dwellings. The land
adjacent to The Green is an open area, of little structural importance,
which could be developed without detriment to the character of the
village. The School Lane site is semi-derelict and has been an eyesore
for many years. Development should improve the appearance of this
part of the village. The site on Main Street provides a good opportunity
for infilling with a single dwelling. |
|
|
| |
Policy H9 - Southwell Road, Lowdham - This policy is no longer saved |
Planning permission will
be granted for residential and recreational development
on land to the south-east of Southwell Road, Lowdham,
subject to: |
1. |
A comprehensive scheme which
provides 1.6 hectares of land for recreational purposes
in addition to recreational open space provided in accordance
with Policy R4 (i.e. 0.25 ha); |
2. |
The principal vehicular
access being from Southwell Road; and |
3. |
A detailed landscaping scheme
providing for the retention of existing trees and hedgerows
and additional substantial planting along the boundaries
of the site. |
The District Council will
seek to enter into appropriate legal agreements, where
necessary, to ensure the provision of these various elements. |
|
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|
| |
Justification |
| 5.69 |
At present, the Blenheim Avenue estate
already encroaches some distance into the countryside. New housing
on the fields alongside would encroach no further into the countryside,
nor diminish the sense of openness in most views looking towards the
village. Consequently, the District Council have concluded there is
an argument for removing this land from the Green Belt and making
an allocation for residential and recreational purposes. |
| 5.70 |
There are a number of attractive and mature
trees and hedgerows on the site which need to be retained. Furthermore,
the edges of the development require substantial additional planting
to soften the appearance of this important approach into the village.
The Council envisages that this area will accommodate 70 dwellings,
including provision for affordable housing. 35 dwellings could be
accommodated on the two frontage fields, served via a new access from
Southwell Road, whilst the remaining 35 dwellings could be accommodated
on the former Sports Ground served via Newton Close. |
| 5.71 |
1.85 ha of recreational space will need
to be provided within the site. 0.25 ha is generated by the Local
Plan policies relating to children's play space and amenity open space.
The remaining 1.6 ha is required to rectify existing recreational
deficiencies in Lowdham, particularly for formal playing pitches,
and is in accordance with the National Playing Fields Association
Standards. |
| |
|
| |
Site Sj - Rolleston |
| 5.72 |
A small site on Staythorpe Road is allocated
for development. The site offers a good opportunity for limited infilling,
in a form which reflects the rural character of the village. It could
accommodate up to 2 dwellings. |
|
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| |
Policy H10
North of Halam Road, Southwell - This policy is no longer saved |
Planning permission will
be granted for residential development on land north of
Halam Road, Southwell. Permission may be granted for development
in separate phases, if the proposals are in accordance
with a comprehensive scheme for the whole site that provides
for: |
1. |
Principal vehicular access
from Halam Road; |
2. |
The retention of existing
important trees and hedgerows, and substantial new landscaping; |
3. |
Satisfactory arrangements
to deal with surface water and foul drainage; |
4. |
Overall provision for affordable
housing, in accordance with Policy H16; |
5. |
Overall provision of open
space and recreational space in accordance with Policies
R4 and R5; and |
6. |
Footpath links through the
site. |
The District Council will
seek to enter into appropriate legal agreements, where
necessary, to ensure the provision of these various elements. |
|
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|
| |
Justification |
| 5.74 |
The allocated site, which adjoins land
to the east that already enjoys a detailed planning permission for
residential development, embraces an existing nursery/garden centre.
Part of the site is the subject of an outstanding application for
residential development. The site is visually contained by development
on three sides and does not appear to present fundamental constraints
to development. |
| 5.75 |
The District Council is prepared to grant
planning permission for the residential development of the allocated
site, as proposed in Policy H10, provided that development proposals
are consistent with guidance set out in a Planning Brief, which the
Council will prepare for that site and the adjoining land, with planning
permission, to the east. |
| 5.76 |
More specifically, development proposals
should make provision for: |
| |
- principal vehicular access from Halam Road;
- the retention of existing important trees and hedgerows, and
substantial new landscaping;
- satisfactory arrangements to deal with surface water and foul
drainage; - overall provision for affordable housing
- in accordance with Policy H16;
- overall provision of open space and recreational space
- in accordance with Policies R4 and R5; and
- footpath links through the site.
|
| 5.77 |
The Council will seek to enter into appropriate
legal agreements, where necessary, in order to secure the above provisions. |
| |
|
| |
Site Sm - Lower Kirklington
Road, Southwell |
| 5.78 |
The allocated site, which is presently
used by an archery club, lies within the settlement envelope, but
is not a structurally important open area. The Council envisages that
the site will be developed with up to 30 dwellings. However, in accordance
with Policy R2, planning permission for residential development will
not be granted, unless suitable alternative provision for the archery
club has been made elsewhere in the area. The Council considers that
the site is well placed for the provision of low-cost housing. |
|
|
| |
Policy H11
Nottingham Road, Southwell - This policy is no longer saved |
Planning permission will
be granted for residential development at Nottingham Road,
Southwell, subject to: |
1. |
A detailed landscaping scheme,
providing for the retention of significant trees and hedgerows,
and including provision of substantial planting along
the boundaries of the site; and |
2. |
The protection and enhancement
of the existing public footpaths. |
|
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| |
|
| |
Justification |
| 5.79 |
The allocated site lies within the settlement
envelope and a Conservation Area. It has secured planning permission
for residential development in the past. The Council is aware of the
physical importance of the site, particularly of its roadside planting,
to the approach to, and setting of, Southwell, and the need to safeguard
existing on-site public footpaths. Care will also have to be taken
to protect views of Holy Trinity Church. In view of its sensitive
location and visual importance, the Council considers that the site
should be developed with no more than 20 dwellings. Arrangements will
be made to safeguard the future of on-site planting and to protect
and enhance existing public footpaths. |
| |
|
| |
Site So - Thurgarton |
| 5.80 |
This frontage site offers an opportunity
for infilling with a single dwelling. |
| |
|
| |
Sites Sp & Sq - Upton |
| 5.81 |
Two sites are identified for single dwellings:
at Upton Hall and adjacent to Redland Farm. General Housing Policies. |
| |
|
| |
General Housing Policies |
| 5.82 |
In addition to allocating sites for housing
purposes, the District Council will allow additional small-scale development
within settlements. The following policies provide guidance on where
development will be permitted. |
|
|
| |
Policy H12
Housing Development on Unidentified sites in Newark and Balderton
|
| Planning permission will
be granted for residential development on unallocated
sites within the urban area of Newark and Balderton which
meet the provisions of the Development and Design policies
and other relevant policies of this Local Plan. High densities
of development will be encouraged subject to proposals
remaining compatible with the characteristics of the site
and its surroundings. |
|
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| |
|
| |
Justification |
| 5.83 |
There are a number of unallocated sites
within Newark which have potential for a variety of land uses. These
sites include Northgate, Newark General Hospital, and land on Bowbridge
Road, amongst others. Housing development is likely to be an important
element of these schemes and the District Council will support such
proposals, provided there are no environmental or traffic problems.
The layout and design of the development should accord with the guidance
outlined in Policy H21. The District Council will seek to encourage
higher densities of development on appropriate urban sites so as to
reduce pressure for development beyond the main built-up area and
thereby promote more sustainable patterns of development. |
|
|
| |
Policy H13
Housing Development in Large Villages |
| In addition to the allocated
sites listed in Policy H2, within the main built-up areas
of villages planning permission will be granted for small-scale
residential development and the conversion of buildings
to residential use provided: |
| 1. |
It would not result in the
loss of buildings or other features, including open space,
which contribute to the character of the village; |
| 2. |
It would not affect the
setting of the village in the landscape; and |
| 3. |
It satisfies the criteria
outlined in Policy H21. |
| Where conversion affects
a traditional rural building, planning permission will
be granted provided that: |
| 4. |
The essential character and
the setting of the building is retained; |
| 5. |
Alterations are confined
to a minimum and inappropriate extensions are avoided;
and |
| 6. |
All repairs and alterations
are carried out using traditional or other appropriate
materials. |
| Outside main built-up areas
planning permission will not be granted for residential
development. Where village boundaries are shown on the
Proposals Map, these define main built-up areas. |
|
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| |
|
| |
Justification |
| 5.84 |
Within the existing built-up areas of
villages, there are opportunities for small-scale housing development
and existing buildings which are suitable for conversion to residential
use. The District Council will be prepared to grant consent for appropriate
small-scale development and conversions. However, it is important
that not all open areas are regarded as potential housing sites. Paddocks,
gardens and other areas of open space all contribute to the charm
and character of villages. In determining the suitability of proposals,
the Authority will therefore, give particular regard to the impact
of the development on the form and character of the village, including
areas of open space and views in and out of the village, as well as
the effect on neighbouring residents and the provision of a satisfactory
access. Detailed guidance on the design of housing development is
provided in Policy H21. |
| 5.85 |
Village envelopes define main built-up
areas. They have been drawn with the objective of protecting the character
and setting of villages and avoiding the intrusion of development
into the countryside, the creation of ribbon development or a fragmented
pattern of development. This approach accords with the guidance in
PPG3. In general, the envelopes follow recognisable boundaries or
features on the ground. However, in certain cases, where it is considered
that the development of garden areas would impinge on important open
spaces or would have an adverse effect on the character or setting
of the settlement, envelopes have been drawn tightly around the existing
built form of the village. Beyond village envelopes no development
should take place. No village envelopes have been defined for Halam
or Kirklington, in accordance with the wishes of local people, but
the principles of this policy will still apply to these settlements.
|
| 5.86 |
Policy H13 applies to the following settlements
Averham, Barnby, Bathley, Besthorpe, Bilsthorpe, Bleasby, Blidworth,
Boughton, Bulcote (part), Carlton-on-Trent, Caunton, Clipstone, Old
Clipstone, Coddington, Collingham, Cromwell, Eakring, East Stoke,
Edingley, Edwinstowe, Egmanton, Elston, Farndon, Farnsfield, Fiskerton-cum-Morton,
Girton, Gunthorpe, Halam, Harby, Kelham, Kirklington, Kirton, Kneesall,
Little Carlton, Lowdham (part), North Clifton, North Muskham, Norwell, Rainworth, Rolleston, Ollerton, South Clifton, South Muskham, South
Scarle, Southwell, Syerston, Sutton-on-Trent, Thorney, Thurgarton, Upton, Walesby, Wellow, Weston, Winthorpe. |
|
|
| |
| Policy H14 - Housing Development in Small
Villages |
| In small villages, planning
permission will only be granted for residential development
consisting of conversions or limited infill provided: |
| 1. |
The site is located within
the built-up area of the village; |
| 2. |
The development is in keeping
with the scale and character of the village and it would
not result in the loss of buildings or other features,
including open space, which contribute to that character;
and |
| 3. |
It satisfies the criteria
outlined in Policy H21. |
| Where conversion affects
a traditional rural building, planning permission will
be granted provided that: |
| 4. |
The essential character
and the setting of the building is retained; |
| 5. |
Alterations are confined
to a minimum and inappropriate extensions are avoided;
and |
| 6. |
All repairs and alterations
are carried out using traditional or other appropriate
materials. |
|
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|
| |
Justification |
| 5.87 |
In the smaller villages and hamlets of
the District, a policy of confining development to conversions or
limited infill within the built-up area is to be applied. Village
envelopes have not been defined for these settlements, because the
scale of any new development will be extremely small. This policy
reflects the small size of these settlements, their lack of facilities
and their inability to accommodate new development without having
an adverse effect on the character of the settlement. Infill, for
the purpose of this policy, is defined as limited development in a
small gap within an existing group of buildings, in a form which is
sympathetic to the character and scale of the village. The layout
and design of development should accord with the guidance outlined
in Policy H21. Laxton is included within this group of villages because,
although it is larger than the rest of the group, it has a unique
historic value due to the survival of the three field system of agriculture.
The built form of the village has a distinctive relationship with
the surrounding landscape, including the open fields, and warrants
a tight control on new development. |
| 5.88 |
Policy H14 applies to the following settlements:
Alverton, Brough, Budby, Cotham, Gibsmere, Goverton, Grassthorpe,
Halloughton, Hawton, Hockerton, Holme, Kersall, Kilvington, Langford,
Laxton, Maplebeck, Normanton, Norwell Woodhouse, Ompton, Ossington,
Perlethorpe, Spalford, Staunton, Staythorpe, Thorpe, Wigsley. |
|
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| |
Policy H15
Housing Development in Rufford |
| Planning permission will
only be granted for infill residential development on
May Lodge Drive, Rufford, if: |
| 1. |
The development is frontage
only and involves no sub-division of plots to produce
a frontage of less than 18 metres; |
| 2. |
The scheme retains the low
density character of the area; |
| 3. |
The development retains
any existing trees on the site; |
| 4. |
The design and layout of
the development protects the setting of listed buildings
and does not detract from views towards, and outlook from,
Rufford Country Park; and |
| 5. |
The development is served
by self-contained sealed cess pits to safeguard the nearby
water extraction bore hole. |
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| |
Justification |
| 5.89 |
May Lodge Drive, Rufford consists of well-spaced
large, detached houses in extensive gardens, mainly dating from the
late 1950s to early 1970s. Within the settlement, infill development
will be permitted, if the character and appearance of the area is
not adversely affected. This policy seeks to provide detailed guidance
on where development will be accepted. A village envelope has been
drawn around this settlement and outside this boundary development
will not be permitted. |
| |
|
| |
Affordable Housing |
| 5.90 |
The District Council is concerned about
the way in which changes in the housing market over recent years have
led to a deficiency of affordable housing to meet local needs. The
combined effects of high house prices and the limited supply of Council
housing, together with the decline of the rural rented sector, have
all helped to deny low-paid local people the chance of living and
working in rural areas. The Government, in PPG3 and Circular 6/98,
has stated that a community's need for affordable housing is a material
planning consideration, which may properly be taken into account in
formulating development plan policies. The requirement of a community
for affordable housing cannot be satisfied solely by the operation
of the planning system. Nevertheless, the Local Plan sets out a number
of policies which are designed to secure the provision of housing
that will be accessible to those who might otherwise not be able to
meet their requirements in the open market. |
| 5.91 |
Based on an assessment of the detailed
information contained in its Housing Waiting List in July 1997, the
District Council concluded that 833 households were in "urgent" housing
need District-wide - of a total Housing Waiting List amounting, at
that time, to 3678 households. Figure 5.4, below, provides a precise
breakdown of "urgent" housing need by Letting Areas of grouped parishes.
A further breakdown by household type (single, family and OAP) has
also been undertaken. |
| |
Figure 5.4 |
| |
| BREAKDOWN OF URGENT HOUSING NEED
BY LETTING AREA |
Letting Area
|
Urgent Housing Need |
| Balderton |
96
|
| Bilsthorpe & Eakring |
20
|
| Bleasby, Fiskerton-cum-Morton, Rolleston & Thurgarton
|
3
|
| Blidworth |
37
|
| Clipstone |
64
|
| Barnby-in-the-Willows, Holme, Coddington & Winthorpe
|
4
|
| Collingham |
10
|
| Edwinstowe |
63
|
| East Stoke, Elston, Farndon, Kilvington & Syerston
|
22
|
| Edingley, Farnsfield, Halam, Kirklington & Oxton
|
21
|
| Besthorpe, Harby, North Clifton, South Clifton,
South Scarle & Thorney |
1
|
| Epperstone, Gunthorpe, Hoveringham & Lowdham |
20
|
| Newark |
167
|
| Boughton, Kirton, Ollerton, Walesby & Wellow |
159
|
| Caunton, Cromwell, Kelham, Kneesall, Maplebeck,
North Muskham, Norwell, South Muskham and Winkburn |
5
|
| Southwell & Upton |
78
|
| Carlton-on-Trent, Egmanton, Laxton, Sutton-on-Trent
& Weston |
6
|
| Rainworth |
57
|
|
total
|
833
|
| Note: The Council's Housing Waiting List assesses
the housing need of applicants in accordance with the obligations
of the Council under the Housing Act 1996. The relative need
of applicants is reflected in the number of points awarded.
From an analysis of the circumstances of applicants, the Council
has determined that the possession of 90 points constitutes
an urgent need for housing accommodation. |
|
| |
|
| 5.92 |
The Council will monitor the levels of
"urgent" housing need derived from its Housing Waiting List, on an
annual basis. However, it acknowledges that Waiting List - derived
information may need to be refined in the light of additional information
contained in detailed local appraisals (see paragraph 5.98, below). |
| |
|
| |
Provision of Affordable
Housing |
| 5.93 |
The District Council will seek to secure
the provision of affordable housing schemes, the benefits of which
will be enjoyed by successive, as well as initial occupiers. |
| 5.94 |
The Nottinghamshire Structure Plan Review,
in Policy 4/2, sets out examples of ways in which provision will be
made for affordable housing in local plans, both in urban and rural
areas. The Council accepts that there is a need for affordable housing
for local needs in the District and will seek to ensure that adequate
provision is made. |
| 5.95 |
The term "affordable housing," as used
in Circular 6/98, may include low cost housing for sale on the open
market, as well as subsidised housing. The District Council will seek
to secure low cost housing for sale by encouraging, on appropriate
sites, the construction of smaller units at higher densities. However,
other subsidised forms of housing, such as shared ownership and rented
accommodation, will still be necessary to meet the needs of certain
lower income households. This is particularly true in some villages
where most of the housing available on the open market has become
simply too expensive for local people to afford. Evidence suggests
that new affordable housing for lower-income households in these areas
is only likely to be achieved by special arrangements and would not
include housing for sale on the open market. It will be important,
where such special arrangements are agreed as part of a planning permission,
that the benefits of affordable housing can be enjoyed by successive,
as well as initial occupiers. This will most commonly involve a housing
association or other registered social landlord in the management
of the housing. |
| 5.96 |
In urban areas, affordable housing may
be provided in various ways, including low cost housing for sale.
However, on large sites (as defined in Policy H16) the District Council
considers that there may well be a case for the provision of new dwellings
in a form which remains "affordable" to successive occupiers. This
is unlikely to be achieved simply by building housing for sale at
the lower end of the open market. |
| 5.97 |
In rural areas, the Council has followed
current Government Guidance in recognising that, exceptionally, affordable
housing may be secured by permitting development which is designed
to meet identified local need on land which would not otherwise be
granted permission for housing development (see Policies H17 and H19).
In these circumstances, legal agreements will be necessary to ensure
that the housing remains available and accessible to local people
in particular need of accommodation in an area. This would not be
achieved by the provision of housing for sale on the open market.
|
| 5.98 |
PPG3 indicates that no fixed set of criteria
can be prescribed for assessing local need, as much depends on the
local housing market and on local economic and social conditions.
The District Council considers that its Housing Waiting List should
provide the main source of information on the need for affordable
housing, which should be used in determining planning applications.
Waiting List information is the best starting point to assess the
type, size, and quantity of affordable housing required to fulfil
the needs of any part of the District. Accordingly, the Council's
priorities for the provision of affordable housing will be established
primarily by its annual Housing Investment Programme. Additional guidance
could, in appropriate circumstances, be provided in the form of more
detailed local appraisals. These should include details of local market
conditions and wage rates in assessing the extent to which local people
can afford accommodation in their area and what level of payment for
housing should be within their means. Local market conditions and
wage rates will need to be taken into account in assessing the extent
to which local people can afford accommodation in their area. |
|
|
| |
Policy H16
Affordable Housing on Large Sites |
| The District Council will
seek to negotiate an element of affordable housing to
be provided on suitable allocated and windfall sites in
developments of 25 or more dwellings, or on any residential
site of 1 or more hectares irrespective of the number
of dwellings. |
| In determining the precise
amount of affordable housing to be provided on such sites,
the District Council will take account of identified housing
priorities, market conditions, the economics of site development
and other relevant site factors. |
| Prior to granting planning
permission, the District Council will need to be satisfied
that the benefits of affordable housing will be enjoyed
by successive as well as initial occupiers, and that the
affordable housing will be provided concurrently with
the remainder of the development. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.99 |
PPG3 accepts that, where there is a demonstrable
lack of affordable housing to meet local needs, planning authorities
may reasonably seek to negotiate with developers for the inclusion
of an element of affordable housing in new housing development on
a substantial scale. Circular 6/98 suggests that it would be inappropriate
to seek any affordable housing on some sites and that, in practice,
this approach should be applied, generally, to suitable sites only
- in developments of 25 or more dwellings, or to any residential site
of 1 or more hectares irrespective of the number of dwellings. In
settlements in rural areas with a population of 3000 or fewer, the
Circular suggests that local planning authorities should adopt "appropriate"
thresholds. The District Council considers that housing sites allocated
in the Plan, which exceed the general thresholds set out in the Circular
(as detailed above), are suitable for affordable housing and will
seek to secure an appropriate level of provision by negotiation. In
practice, the type, size, quantity and proportion of affordable housing
provided on allocated and windfall sites will vary from case to case
and the Council will take into account market considerations, and
the scale and type of need identified in its Housing Investment Programme.
In particular, the Council will take into account convenience for
public transport, proximity to local shops, schools and other facilities,
the nature of surrounding development and likely costs of developing
individual sites. Prior to granting planning permission, the Council
will seek to ensure the affordable housing remains available and accessible
to local people in the long term and this will normally be achieved
through the involvement of a housing association or other registered
social landlord. The Council will also expect the affordable element
of the development to be constructed concurrently with the remainder
of the scheme. |
|
|
| |
| Policy H17 - Affordable Housing in Larger
Settlements Outside the Green Belt |
| Exceptionally, in larger
villages outside the Nottinghamshire Green Belt, planning
permission will be granted for affordable housing for
local needs on appropriate, small sites outside, but directly
adjacent to, main built-up areas, provided the District
Council is satisfied that a local need exists for the
type and scale of development proposed. |
| Prior to granting planning
permission, the District Council will need to be satisfied
that arrangements have been made, preferably through the
involvement of a housing association or other registered
social landlord, to ensure that the benefits of affordable
housing will be enjoyed by successive as well as initial
occupiers and that funding for the proposed development
has been secured. |
| The District Council will
seek to enter into a Section 106 Agreement to restrict
the occupation of properties to people falling within
the categories of need defined in Policy H20. |
| A condition will normally
be imposed to restrict the duration of the planning permission
to the period for which funding has been secured. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.100 |
The District Council recognises that,
outside Newark and the larger settlements in the District, it may
be difficult to make appropriate provision for affordable housing
for local needs on allocated or other suitable sites within the main
built-up areas of villages. As a consequence, proposals will be exceptionally
considered on small sites which directly adjoin the main built-up
area, as defined by the village envelope, providing they are environmentally
acceptable. The type and quantity of affordable housing will be considered
in relation to the needs of the area (reference will be made, in the
first instance, to the Council's Housing Waiting List and to Policy
H20). It should be noted that such sites will be released as an exception
to the normal policies for the provision of housing and will be regarded
as additional to the provision in the Local Plan for general housing. |
| 5.101 |
As such development is regarded as an
exception to the normal policy of restricting development outside
main built-up areas, the District Council will need to be satisfied
that the benefits of affordable housing can be secured for future,
as well as initial, occupiers. This will normally require a housing
association or other registered social landlord to provide rented
or shared ownership housing. The Council will therefore also need
to be satisfied that funding can be secured to implement the development,
if planning permission is granted. Any grant of planning permission
will be conditioned to last for the period of time for which funding
has been secured. The District Council will take account of the priorities
which have been established through its Housing Investment Programme
when advising the Housing Corporation whether it supports development
proposals. |
| 5.102 |
The District Council considers that the
affordable housing requirements of Newark, Balderton, Farndon, Coddington
and Winthorpe can be accommodated on suitable allocated and windfall
sites. The development of land outside the defined built-up area for
affordable housing in this part of the District will not therefore
be permitted. |
| 5.103 |
Policy H17 will apply to the following
settlements: Averham, Barnby, Bathley, Besthorpe, Bilsthorpe, Bleasby,
Boughton, Carlton-on-Trent, Caunton, Clipstone, Old Clipstone, Collingham,
Cromwell, Eakring, East Stoke, Edingley, Edwinstowe, Egmanton, Elston,
Farnsfield, Fiskerton-cum-Morton, Girton, Halam, Harby, Kelham, Kirklington,
Kirton, Kneesall, Little Carlton, North Clifton, North Muskham, Norwell,
Rainworth, Rolleston, Ollerton, South Clifton, South Muskham, South
Scarle, Southwell, Syerston, Sutton-on-Trent, Thorney, Thurgarton,
Upton, Walesby, Wellow and Weston. |
| 5.104 |
In certain settlements, particular concern
has been expressed regarding the viability of local services, given
the ageing population structure of the village. In order to maintain
a balanced community, it is considered that a supply of affordable
housing should be provided to meet local needs, with priority being
given to retaining young people in the village. The release of land
for such housing would help to secure the viability of local facilities,
in particular the primary school and the Post Office/shop. In other
villages, the most urgent need may be for more suitable accommodation
for the elderly. In assessing the nature of the need and the most
appropriate type of housing which is required, the Council will have
regard to its own Waiting List and local surveys of housing need. |
|
|
| |
Policy H18
Affordable Housing in Laxton |
| Planning permission will
be granted for affordable housing for local needs on appropriate
sites in Laxton which accord with Policy H14. |
| Prior to granting planning
permission, the District Council will need to be satisfied
that arrangements have been made, preferably through the
involvement of a housing association or other registered
social landlord, to ensure that the benefits of affordable
housing will be enjoyed by successive as well as initial
occupiers. |
| The District Council will
seek to enter into a Section 106 Agreement to restrict
occupation of properties to people falling within the
categories of need defined in Policy H20. In Laxton, highest
priority will be given to any person previously involved
in the operation of the open field farming system, or
any person who, by remaining in the village, would ensure
its continued operation. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.105 |
As a result of consultations on the Local
Plan, it has become clear that there is a need for low cost houses
for local people in Laxton. The provision of affordable housing would
contribute significantly to the survival of Laxton's heritage. The
availability of housing for local people might encourage tenant farmers
to remain, knowing that some provision could be made for them within
the village on their retirement. Similarly, the likelihood of sons
and daughters having to move from the village might be reduced by
the provision of suitable accommodation. In such ways, people versed
in the law and customs of Laxton might be encouraged to stay within
it, and so help to maintain its unique heritage. |
| 5.106 |
A scheme for affordable housing for local
needs on land opposite Bottom Farm has now been implemented, with
suitable arrangements made to ensure that the dwellings remain affordable
for successive, as well as initial, occupiers of the property. This
scheme, known as Lexington Court, was the winner, in 1996, of the
Harry Johnson Award, sponsored by the CPRE and the Notts Building
Preservation Trust, for the best new building within a village setting. |
| 5.107 |
In order to determine the appropriate
type, size, quantity and proportion of affordable housing for local
needs in Laxton, the District Council will be prepared to consider
the output of a detailed local appraisal. If such an appraisal reveals
the need for additional affordable dwellings, a further site will
be identified. (It should be noted, however, that the objective of
Policy H18 is to secure the necessary affordable housing on sites
which accord strictly with Policy H14, not to secure housing on "exceptions"
sites as described in Annex A of PPG3: Housing). Previous investigations
concluded that, wherever sites were identified for possible low cost
housing, there was the likelihood that there would be a high level
of archaeological interest and consequent development constraints.
In view of this, the District Council, County Council, English Heritage
and the Crown Estates Commissioners commissioned a village survey
to research the significance of the village, its buildings and its
buried archaeology. The report was received in the Summer of 1998
and will be extensively used if and when it is established that further
development sites are required. |
|
|
| |
Policy H19
Affordable Housing in Settlements within the Green Belt |
| Planning permission will
not be granted for affordable housing for local needs
outside the built-up part of villages located wholly within
the Nottinghamshire Green Belt. Small-scale schemes may
be permitted on suitable sites within the existing built-up
area of such villages, provided the District Council is
satisfied that a local need exists for the type and scale
of development proposed. |
| Prior to granting planning
permission, the District Council will need to be satisfied
that arrangements have been made, preferably through the
involvement of a housing association or other registered
social landlord, to ensure that the benefits of affordable
housing will be enjoyed by successive as well as initial
occupiers and that funding for the proposed development
has been secured. |
| The District Council will
seek to enter into a Section 106 Agreement to restrict
the occupation of properties to people falling within
the categories of need defined in Policy H20. |
| A condition will normally
be imposed to restrict the duration of the planning permission
to the period for which funding has been secured. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.108 |
In villages wholly within the Nottinghamshire
Green Belt, development is to be limited to infill or conversions,
with no development permitted beyond the built-up part of the settlement.
This policy seeks to protect the open character of the Green Belt.
However, as suggested by PPG3, there are opportunities to release,
exceptionally, sites for small-scale low cost housing schemes within
existing settlements which would not normally be considered for development.
These schemes will be considered carefully, in relation to the impact
they would have on the character of the settlement and the Green Belt
generally. However, not all gap sites will be appropriate for development,
because of the contribution they make to the form and character of
the village. |
| 5.109 |
The type and quantity of affordable housing
will be considered in relation to the needs of the area (reference
will be made, in the first instance, to the District Council's Housing
Waiting List and to Policy H20). It should be noted that such sites
will be released as an exception to the normal policies for the provision
of housing and will be regarded as additional to the provision in
the Local Plan for general housing. The Council will therefore need
to be satisfied that the benefits of affordable housing can be secured
for future, as well as initial, occupiers, which will normally require
a housing association or other registered social landlord to provide
rented or shared ownership housing. The Council will consequently
wish to ensure that funding can be secured to implement the development,
if planning permission is granted. Any grant of planning permission
will be conditioned to last for the period of time for which funding
has been secured. |
|
|
| |
Policy H20
Categories of Affordable Housing Need |
| In rural areas, planning
permission will be granted for affordable housing proposals,
in accordance with Policies H16 - H19 inclusive, which
address the following "categories of need": |
| 1. |
Existing residents needing
separate accommodation in the area (newly-formed households,
people leaving tied accommodation); |
| 2. |
People whose work provides
important services and who need to live closer to the
local community; |
| 3. |
People who are not necessarily
resident locally but have longstanding links with the
local community (e.g. elderly people who need to move
back to a village to be near relatives); and |
| 4. |
People with the offer of
a job in the locality who cannot take up the offer because
of lack of affordable housing. |
| The District Council will
seek to ensure that first and subsequent occupancy of
the affordable housing is determined in accordance with
a "cascade" approach: i.e. on the occasion of each vacancy,
individual dwellings are offered initially to residents
of the Parish in which the development is located, subsequently
to residents of the Letting Area which includes that Parish
and only thereafter to people in housing need elsewhere
within the District. In operating the cascade approach,
the Council will take into account the particular circumstances
of the site, and will not impose requirements which would
result in properties remaining vacant for an unreasonable
period of time. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.110 |
In order to maintain balanced rural communities,
the District Council, in accordance with PPG3, will give priority
to the above categories of need. Other indicators of local need are
provided by the criteria used for admitting people to the Council's
Waiting List. In addition to the lack of affordable housing, there
is also a need to provide accommodation for homeless people within
the District. |
| |
|
| |
The Re-use or Conversion
of Premises to Provide Affordable Housing |
| 5.111 |
In accordance with Circular 6/98, the
District Council will be prepared to consider proposals designed to
secure the provision of affordable housing by the following means: |
| |
- the re-use of suitable vacant housing units (e.g. above shops
and offices);
- the conversion of suitable larger homes into units more suited
to smaller household sizes; and
- the conversion of suitable former offices or other buildings
into flats.
|
| |
Capital Receipts Initiative |
| 5.112 |
The new Government's Local Government
Finance (Supplementary Credit Approvals) Act will allow Local Authorities
to use the capital receipts they hold from the sale of Council houses
as a basis for borrowing money to fund future social housing programmes.
Resources will be targeted on housing and housing-related regeneration
schemes. The Government wishes to ensure that Local Authorities integrate
their additional spending into their Housing Strategies, plan for
badly needed repairs to dilapidated stock and support new provision
where it is needed. The District Council has been offered Ł817,000
for the financial year 1998/1999. Priorities for investing these sums
are identified in the Council's Housing Investment Programme Submission.
Future schemes involving the so-called Capital Receipts Initiative
will be monitored. |
| |
|
| |
Layout and Design of Housing
Development |
| 5.113 |
The layout and design of housing development,
together with incremental changes in existing residential areas, can
have a major impact on the environment and amenity enjoyed by residents.
The following policies provide guidance on the appropriate standards
for new housing development, and the extension and conversion of existing
buildings. |
|
|
| |
Policy H21
Design and Layout of Housing Development |
| Planning permission will
be granted for new residential development provided: |
| 1. |
It reflects the character
of the locality in terms of scale, density, design, materials
and layout; |
| 2. |
It respects features of landscape
importance, including features which contribute to the
setting or character of the surrounding area; |
| 3. |
The amenities of nearby
residential properties are not adversely affected; |
| 4. |
It creates an attractive
living environment and allows for adequate private open
space and distance between dwellings to meet the needs
of privacy; |
| 5. |
It enables the creation
of a satisfactory standard of residential amenity, including
consideration of the potential risk to future occupants
of nuisance from noise, smell, dust and general disturbance
that may arise from existing nearby sites; |
| 6. |
It has satisfactory parking
and access provision; and |
| 7. |
Areas of nature conservation
are not adversely affected. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.114 |
PPG3 states that developers should aim
for a high quality of design and landscaping in all new housing developments.
A well designed scheme that respects the local environment can do
much to make new housing more acceptable to the local community. The
District Council will therefore seek to ensure that new housing provides
a safe and attractive environment, which meets the needs which meets
the needs of future residents, both initially and in the long term.
The Authority will encourage development, which is of a high standard
of design, that blends well with the existing form and character of
its surroundings, minimises impact on adjoining residents, and makes
the best use of the existing features on the site. |
| 5.115 |
As PPG3 points out, the relevant considerations
are likely to include such matters as the overall scale and density
of development; the height and massing of its various elements; the
layout of the scheme and its landscaping; and access and parking arrangements.
The Authority will follow the guidance in Circular 5/94 "Planning
Out Crime" and seek to ensure that new developments are designed to
minimise the risk of crime. It is also important that the layout of
the development is designed to ensure higher standards of privacy.
The District Council will, therefore, require layouts which minimise
overlooking problems and enable the provision of an acceptable standard
of private open space, as outlined in the Council's Development Control
Policy Note - Private Open Space and Residential Development. This
document should be regarded as Supplementary Planning Guidance. |
|
|
| |
Policy H22
Intensification of Development |
| Within those parts of villages
outside Conservation Areas which retain their traditional
rural form and character, areas have been defined on the
Proposals Map where further intensification of development
is considered inappropriate. Planning permission will
only be granted for new residential development within
these areas if: |
| 1. |
It reflects the character
of the existing development in terms of density, design,
materials and layout; |
| 2. |
It would not introduce alien
forms of development, such as backland or tandem development,
which are contrary or inconsistent with policies H21 and
H23; |
| 3. |
It would not result in a
loss of buildings or other features, including open space,
which contribute to the character of the village; and |
| 4. |
It does not adversely affect
the amenities of neighbouring properties. |
| This policy does not rule
out development, but it does mean that it will be strictly
limited. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.116 |
Many villages retain a traditional rural
character, appearance and form. Open spaces can make a significant
contribution to the character of a settlement. Gardens, farmyards,
paddocks and spaces between buildings all play an important role in
this respect, by virtue of the contrast they afford with the buildings
and the variety and interest they create within a settlement. Some
of these settlements are protected by Conservation Area designation,
where the Authority has a duty to preserve and enhance the character
and appearance of the area. However, outside Conservation Areas, not
all parcels of land which could be regarded as potential infill sites
should be developed. In accordance with PPG3, this policy seeks to
ensure new housing respects the character of the settlement in terms
of densities, as well as scale and environmental quality. |
|
|
| |
Policy H23
Backland Housing Development |
| Planning permission will
only be granted for backland housing development where:
|
| 1. |
It would be in keeping with
the general character and density of existing development
in the area, and would not set a precedent for similar
forms of development, the cumulative effect of which would
be to harm the existing character and appearance of the
area; |
| 2. |
It would not prejudice the
privacy and amenities of either existing neighbours or
the future occupiers of proposed dwellings; and |
| 3. |
Access provision is satisfactory. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.117 |
Homes with large back gardens are a feature
of many settlements in the District. PPG3 states that sometimes it
may be acceptable to develop back gardens for new housing which is
in keeping with the character and quality of the local environment,
but it will require careful planning. The District Council, in considering
proposals for new backland housing development, will take care to
ensure that the existing character and layout of any residential area
or settlement is respected. Failure to do this could lead to the introduction
of inappropriate forms of development, the cumulative effect of which
would be to harm, and possibly destroy, the existing character and
appearance of established residential areas. As PPG3 points out, "tandem"
development, consisting of one house immediately behind another and
sharing the same access, is generally unsatisfactory, because of the
difficulties of access to the house at the back and the disturbance
and lack of privacy suffered by the house in front. |
| 5.118 |
It is essential when considering backland
development that the privacy and amenities of existing neighbours
and prospective owners are safeguarded. In certain cases, the loss
of privacy can be reduced by appropriate layout, design and landscaping.
However, in certain cases, the loss of privacy, overlooking, noise
and disturbance may be of such a degree that applications will have
to be refused. Backland development will only be acceptable if it
provides satisfactory access, in accordance with the NCC Highway Design
Guide - Residential and Industrial Development. The District Council
may request further details of layout and access to be submitted as
part of an outline application, in order to assess their effects at
an early stage. |
|
|
| |
| Policy H24 - Extension of Dwellings |
| Planning permission will
be granted for the extension of dwellings provided: |
| 1. |
It would not adversely affect
the amenities of the adjoining premises, in terms of loss
of privacy or overshadowing; |
| 2. |
It would retain a reasonable
amount of private open space with the dwelling; |
| 3. |
It reflects the character
of the area and existing dwelling in terms of design and
materials; and |
| 4. |
Outside settlements, it
is of a reasonable size and scale relative to the existing
property and it would not adversely affect the appearance
of the surrounding landscape or openness of the countryside. |
|
|
|
|
|
| |
|
| |
Justification |
| 5.119 |
The extension of existing dwellings is
generally acceptable. However, they should be designed to minimise
their impact on adjoining properties and surrounding area. In particular,
it is necessary to ensure that the extension will not cause a loss
of privacy through overlooking. The extension should also not overshadow
the main windows of an adjoining dwelling, as a loss of daylight can
significantly affect the amenity of residents. |
| 5.120 |
The extension should be of a reasonable
size in relation to the existing property, so as not to adversely
affect the character of the area, or outside settlements, the openness
of the countryside. A specific size limitation is not proposed, as
the scale and size of the extension will be judged on the character
of the property, size of garden, impact on neighbours and on the countryside,
or its prominence in the landscape. However, sufficient private open
space, for the benefit of the existing and future residents, should
be retained. The level of open space should not normally fall below
that required by the Council's Development Control Policy Note - Private
Open Space and Residential Development. |
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The design of the extension should reflect
the character and appearance of the existing building using matching
materials. In the Nottinghamshire Green Belt, where there is a presumption
against inappropriate development, the substantial extension of existing
dwellings will not be permitted. |
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| Policy H25 - Residential Multiple Occupation |
| Planning permission will
be granted for the conversion of single dwellings to self
contained flats and bedsits provided: |
| 1. |
The proposal does not detract
from the amenities of neighbouring residents or from the
general character and appearance of the area; |
| 2. |
The scheme enables the creation
of a satisfactory standard of residential amenity, including
the provision of adequate private open space; |
| 3. |
The parking and access provision
is satisfactory; and |
| 4. |
Any alterations or extensions
respect the character of the existing building. |
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Justification |
| 5.121 |
Changes in the population structure and
social habits mean that there is likely to be an increasing demand
for flats and "bedsits" in the future from people in a wider range
of ages, and social and economic circumstances. At the same time,
changing patterns of health care, the activities of voluntary community
aid bodies, and the existence of large educational establishments
are increasing the pressure for both this type of accommodation and
for hostels. |
| 5.122 |
Residential multiple occupation can have
a severely detrimental impact on the local environment. It can lead
to an unacceptable increase in density in households, with implications
for the level of activity and intensity of use of buildings and their
surroundings. This will be especially obvious where parking and traffic
are concerned. Such impacts will be particularly felt in dense areas
of housing, typically terraced smaller houses, which cannot absorb
such intense use. The District Council will therefore seek to minimise
the impact of flats and "bedsits" on the existing residents of the
area, whilst ensuring a high standard of new accommodation is created. |
| 5.123 |
It should be noted that in certain cases
the use of existing properties by not more than six people living
together as a single household may not require planning permission. |
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| Policy H26 - Residential Uses Above Shops |
| Planning permission will
be granted for residential uses above shops and other
commercial premises provided that: |
| 1. |
It would create a suitable
residential environment for occupiers of the development; |
| 2. |
The amenities of neighbours
are not adversely affected; and |
| 3. |
Access provision is satisfactory.
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Justification |
| 5.124 |
The District Council is eager to ensure
that all buildings within the District are fully utilised in the interests
of the efficient use of resources. An important element of this is
to ensure that any vacant space above retail premises is occupied,
particularly for residential purposes. Within town centres this will
bring life into the town at all times of the day, help to stimulate
the centre's viability and sustain their prosperity. PPG3 "Housing"
confirms that there is considerable scope for bringing empty and under-used
floorspace above shops back into use for housing. |
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Environmental Improvements |
| 5.125 |
There are areas of existing housing within
the District which suffer from a poor external environment. Such areas,
which are mainly concentrated in the mining villages, but also occur
in parts of Newark, commonly have a number of similar characteristics:
a hard or drab external appearance which is accentuated by a lack
of trees; areas of neglected or degraded open land; inadequate or
poorly laid out car parking provision; and badly maintained fences,
walls and verges. |
| 5.126 |
The District Council has for several years
been undertaking a programme of environmental improvements within
housing estates in the mining areas and in Newark. The Council remains
committed to this programme and will continue to seek to undertake
and promote improvements for the benefit of local residents. In the
north-west of the District the programme of environmental improvements
forms an important part of the Council's strategy to regenerate those
areas most badly affected by the decline of the mining industry. The
improvement of the environment of these areas is intended to make
the coalfield communities more attractive as places to live and work,
and thus to encourage inward investment, as well as improving conditions
for existing residents. |
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The Countryside |
| 5.127 |
New housing in the countryside, away from
established settlements, will be strictly controlled. This will protect
the character and appearance of the countryside and ensure a sustainable
pattern of development. Only certain types of housing development
will be permitted. The following policies provide detailed guidance. |
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Policy H27
Housing Development in the Countryside |
| Planning permission will
not normally be granted for residential development in
the countryside. Exceptions may be made for agricultural
workers' dwellings permitted by Policy H28 and for the
conversion of existing buildings in accordance with Policy
NE2. |
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Justification |
| 5.128 |
The District Council considers that new
housing should generally be located within existing settlements. Planning
permission will therefore not normally be granted for residential
development in the countryside. This policy applies to all land outside
the main built-up areas of villages which, in the case of larger settlements,
are defined by village envelopes and is in accordance with Government
advice outlined in PPG3 and PPG7. |
| 5.129 |
Government advice states that one of the
most important aims of planning is to see that the need for residential
land is met without spoiling the countryside. PPG7 states that building
in the countryside, away from existing settlements, should be strictly
controlled. While a single house on a particular site may not be very
noticeable this is not a good argument for permission. It could be
repeated too often creating an unsustainable pattern of development
with houses dotted over the countryside to the detriment of its character
and appearance. This policy is aimed at restricting such development. |
| 5.130 |
The exception to this policy is essential
residential development required for agriculture and forestry, and
the conversion of agricultural and other rural buildings. The provision
of agricultural workers' dwellings and the conversion of agricultural
and other rural buildings are considered in Policies H28 and NE2,
respectively. |
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Policy H28
Agricultural Workers' Dwellings |
| Planning permission will
be granted for the construction of agricultural workers'
dwellings provided the District Council is satisfied that
there is an essential need for a dwelling to enable a
person employed in agriculture or forestry to live at,
or very close to, their place of work and for which there
is no existing suitable or available source of accommodation.
The District Council will take into account: |
| 1. |
Whether the applicant's stated
intentions to engage in farming or forestry are genuine,
are reasonably likely to materialise and are capable of
being sustained for a reasonable period of time; |
| 2. |
Whether it is essential
for the proper functioning of these enterprises for a
worker to be readily available at most times; |
| 3. |
Whether any existing accommodation
is suitable and available for occupation by the worker
concerned; and |
| 4. |
The past history of the
holding in order to establish the recent pattern of use
of land and buildings. |
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for an agricultural workers' dwelling, the District Council
will require the applicant to submit a technical appraisal
prepared by an independent agricultural consultant. |
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Justification |
| 5.131 |
As the construction of new dwellings in
the countryside is to be strictly controlled, new houses outside settlements
require special justification. One of the few circumstances in which
isolated residential development in the countryside may be justified
is when the accommodation is required to enable those employed in
agriculture or forestry to live at or in the immediate vicinity of,
their place of work. One other exceptional circumstance which may
arise is in association with the development of horse racing stables.
Normally, it will be as convenient for such workers to live in nearby
towns or villages, as it will be for them to live where they work.
There will be some cases, however, in which the demands of the farming
or forestry work concerned make it essential for one or more of the
people engaged in this work to live at, or very close, to the site
of their work. This policy outlines the circumstances where new agricultural
workers' dwellings will be permitted. |
| 5.132 |
The District Council is becoming increasingly
concerned about the possible abuse of the system of granting consent
for agricultural workers' dwellings in the countryside. PPG7 also
highlights this concern and provides detailed guidance for the consideration
of applications. It suggests that, in assessing new applications for
agricultural or forestry dwellings, local planning authorities may
apply functional and financial tests. These tests will be applied
by the Council. In recent years, a number of dwellings have been sold
separately from the remainder of the land holding. As a consequence,
in addition to requiring that the applicant submits a technical appraisal,
the District Council will also investigate the history of the holding. |
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Policy H29
Siting and Occupancy of Agricultural Workers' Dwellings |
| Where the need for a dwelling
permitted by Policy H28 has been accepted by the Council,
it shall be sited and designed so as to minimise its impact
on the landscape and, wherever possible, form part of
an existing group of buildings to which it relates. Any
dwelling allowed should be of a size commensurate with
the established functional requirements of the holding.
Planning permission for such a dwelling would normally
be made subject to a condition limiting the occupancy
of the dwelling to a person solely or mainly employed,
or last employed, in agriculture, as defined in Section
336 of the Town and Country Planning Act 1990, or in forestry
or a dependant of such a person residing with him/her
or a widow/ widower of such a person. |
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Justification |
| 5.133 |
Where the need to provide accommodation
to enable farm or forestry workers to live at, or near, their place
of work has been accepted as justifying residential development in
the countryside, it will be necessary to ensure that the dwelling
is kept available for meeting this need. As a consequence, planning
permission will normally be subject to an occupancy condition. The
restriction will not be limited to one farm or forestry business,
so that the dwelling remains available to meet the needs of other
farming and forestry businesses in the locality, if it is no longer
needed by the original business. This should help to avoid the proliferation
of dwellings in the open countryside and accords with the guidance
in PPG7. |
| 5.134 |
Any dwelling approved should be sensitively
sited and designed. It should, where practicable, be sited in conjunction
with existing buildings to minimise its impact on the landscape. In
addition, the use of planting can help to soften the appearance, and
screen the bulk of a new building. The form, massing and design should
respect the character of any buildings in the vicinity. As the justification
for the new dwelling is related to the needs of the business and not
those of the future owner or occupier, it should be commensurate with
the established functional requirements of the holding. |
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Policy H30
Removal of Agricultural Occupancy Conditions |
| Planning permission will
not be granted for the removal of occupancy conditions
from agricultural workers' dwellings, unless the District
Council is satisfied that: |
| 1. |
The agricultural need that
merited the condition no longer exists; |
| 2. |
There is no likelihood of
the dwelling being required in future to house an agricultural
worker, either on the farm itself or in the surrounding
area, or in connection with any new farming enterprise;
and |
| 3. |
Sufficient time has elapsed
to reasonably assess the above. |
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Justification |
| 5.135 |
Changes in the scale and character of
farming and forestry in response to the pressures of the market may
affect the long-term requirement for dwellings granted subject to
an occupancy condition. While such dwellings should not be kept vacant,
the District Council will need to be sure that the agricultural occupancy
condition is redundant and can no longer be justified, before removing
the condition. It will also be necessary to demonstrate, to the satisfaction
of the District Council, that there is no possibility of the dwelling
being required to house an agricultural/forestry worker employed in
another enterprise either now, or in the future. The District Council
will only consider the removal of an agricultural occupancy condition
when a reasonable period of time has elapsed from the date of the
imposition of the initial condition. |
| 5.136 |
In accordance with PPG7, applications
for the removal of occupancy conditions will be considered on the
basis of a realistic assessment of the continuing need for the condition.
The District Council will bear in mind it is the need for the dwelling
for someone employed in agriculture in the area as a whole, and not
just on the particular holding, that is relevant. Prior to considering
a request to remove an agricultural occupancy condition, the District
Council will consequently require the information and procedure, outlined
in the Council's Development Control Policy Note - Agricultural Workers'
Dwellings and Occupancy Conditions, to be followed. This Development
Control Policy Note should be regarded as Supplementary Planning Guidance.
This information will assist the Council in its assessment of cases
concerning the removal of agricultural occupancy conditions and should
define the circumstances which have resulted in the application to
remove the condition. Advertisements for sale should reflect the existence
of the occupancy condition and should be published in a selection
of acknowledged agricultural journals and papers. If these conditions
are not met in full, then it is unlikely that the District Council
will have sufficient evidence on which to consider the removal of
an occupancy condition. |
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Policy H31
Replacement Dwellings in the Countryside |
| Planning permission will
be granted for replacement dwellings in the countryside
provided that: |
| 1. |
The existing property is
being used for residential purposes; |
| 2. |
The existing building is
not of architectural or historic importance; |
| 3. |
The proposed dwelling is
of a comparable size and scale to that being replaced; |
| 4. |
The design of the new building
is acceptable in terms of form, massing and materials;
and |
| 5. |
The new dwelling, including
any new or improved vehicular access, would not adversely
affect the appearance of the surrounding landscape and
countryside. |
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permission will be granted subject to conditions requiring
the demolition of the existing dwelling and the removal
of the permitted development rights granted under the
General Development Order for extensions. |
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Justification |
| 5.137 |
In considering applications for replacement
dwellings in the countryside, due weight must be given to the general
objections to development outside settlements. However, this must
be set against the fact that there is already a building on the site
which, according to its condition, may continue in use or remain in
the form of a derelict ruin. In deciding whether to grant planning
permission, much will turn on how the new dwelling will look in relation
to its natural surroundings and other buildings nearby, and what would
be likely to happen to the old building if it were not rebuilt. Where
a replacement is allowed, any new dwelling shall be of a comparable
size and scale to the existing property. In granting consent, the
District Council will normally impose a condition removing the permitted
development rights for extensions granted under the Town and Country
Planning General Development Order, 1988, because of the need to minimise
building in the open countryside. Where the residential use of the
dwelling has been abandoned, there will be a presumption against its
replacement. Any re-use of derelict or abandoned dwellings will be
considered in accordance with the criteria outlined in Policy NE2.
In the Nottinghamshire Green Belt, where there is a presumption against
inappropriate development, replacement dwellings will not be permitted. |
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Policy H32
R esidential Caravans and Mobile Homes |
| Planning permission will
not be granted for residential caravans and mobile homes
that fail to conform with policies for the location of
permanent dwellings. |
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Justification |
| 5.138 |
Residential caravans and mobile homes
can have a significant impact on the environment and amenity of an
area. They require the same services as ordinary houses, together
with ancillary development, such as roads and hardstandings. It is
important that they are within easy reach of schools, shops, health
and other community facilities. Their location should therefore, be
treated in the same way as permanent dwellings. |
| 5.139 |
When considering applications for caravans
and mobile homes, the District Council will give particular regard
to the impact of the proposed development on the surrounding area,
including the creation of an adequate access to the site. It may be
necessary, therefore, for amenity reasons to limit the number of caravans
on a site and to control the layout, design and siting of ancillary
buildings. |
| 5.140 |
PPG7 states that in certain circumstances
on agricultural holdings, it may be desirable to allow a temporary
location of a residential caravan or mobile home, in order to test
the need for a permanent dwelling. The District Council will grant
temporary permissions where there is uncertainty about the sustainability
of a proposed farming enterprise, in order to allow time for such
prospects to be clarified. |
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Policy H33
Gypsy Caravan Sites |
| Planning permission will
be granted for gypsy caravan sites provided: |
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The need for such provision
has been demonstrated; |
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The site is within a settlement
or adjoins the defined built-up area, where the effect
on the landscape and character of the countryside or setting
of the settlement would be minimised; |
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The site is reasonably situated
in relation to community services and facilities; |
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The site is well related
to the highway network and has satisfactory access; and |
| 5. |
The development would have
no adverse impact on the amenities of nearby residents. |
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Justification |
| 5.141 |
There is a strong gypsy tradition in the
Newark area, linked primarily to the Old Great North Road. As a consequence,
a number of gypsy sites are situated in Newark, notably on Tolney
Lane. These sites provide in the region of 179 pitches on authorised
sites which is the largest in Nottinghamshire. It is considered that
there may be a need for further provision in the District over the
Plan period. |
| 5.142 |
PPG12 states that local planning authorities
should show, in their development plans, how they can contribute to
meeting the need for gypsy sites in their area. Circular 1/94 provides
more detailed guidance and suggests that locational or criteria based
policies would be appropriate. It goes on to indicate that it may
be necessary to consider locations outside existing settlements, but
within a reasonable distance of local services and facilities, although
care must be taken to avoid encroachment on the open countryside.
As a general rule, it will not be appropriate to make provision for
gypsy sites in areas of open land where development is severely restricted
by policies in this Plan. The Structure Plan Review, in Policy 4/4,
sets out criteria for assessing proposals, taking into account their
locational requirements and their impact on the locality. |
| 5.143 |
Proposals for the development of new gypsy
sites will be considered against criteria relating to the need and
the proximity to community services and facilities. The site should
ideally be located within the defined built-up area of the settlement.
However, it is accepted that this may not always be possible because
of site requirements and amenity problems relating to traffic and
noise. In exceptional circumstances, therefore, where a need has been
shown, the District Council will accept sites directly adjoining the
built-up area, provided that the scheme would not have an adverse
effect on the landscape and character of the countryside, the setting
of the settlement or the amenities of nearby residents. |
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Justification |
| 5.144 |
Travelling showpeople require secure permanent
sites for the storage and maintenance of their equipment and more
particularly for residential purposes. These sites tend to be occupied
by some members of the family for most of the year, particularly older
family members and children, who benefit from uninterrupted education.
The nature of the use of the site is therefore mixed, although there
tends to be more employment use than on gypsy sites. |
| 5.145 |
Government guidance in Circular 22/91
states that local planning authorities should consider the needs of
travelling showpeople when preparing local plans. Where there has
been a tradition of sites occupied by showpeople, the plan may make
provision for sites in suitable locations. It suggests that sites
should be flat, have good vehicular access and be reasonably convenient
for schools and other community facilities. They should also be environmentally
acceptable because of the potential nuisance to neighbours from vehicle
movements and the maintenance and testing of equipment. Sites on the
outskirts of built-up areas may satisfy these criteria, but where
such locations are proposed, care should be taken to avoid visual
encroachment into the open countryside. |
| 5.146 |
There are no existing sites for travelling
show people within the District and no outstanding consents. It is
not, therefore, proposed to allocate any sites for this form of development.
Proposals for quarters for travelling showpeople will be considered
against environmental and locational criteria, if a need can be established
by the applicant. It is considered that the site should be situated
within built-up areas. However, due to potential environmental problems,
the number of possible sites will be limited, although certain employment
areas may be acceptable. |
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