Rochdale Metropolitan Borough Council - Unitary Development Plan 2006

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Chapter 9

HOUSING

9.1Access to a decent home is fundamental to a person’s quality of life. It is therefore vital to ensure sufficient housing in areas which meet the needs of local people. This provision is guided by the requirement laid down in Regional Planning Guidance (RPG 13). This requirement is expressed as an annual average rate of provision to be applied up to 2006. However, where new plans extend beyond 2006 they should continue to provide for additional dwellings at the same annual average rate until such time as any different rate is adopted following review of RPG 13. Within the Borough this requirement will be met in the following ways:

a.Existing housing commitments;

b.Conversions and re-use of existing buildings;

c.The allocation of new sites for housing;

d.Identified elements of housing within proposed mixed use areas;

e.Allowances for completions on small sites and large brownfield windfalls; and

f.Allowance for new dwellings on clearance sites.

9.2The supply of homes will be regularly monitored over the plan period in accordance with the Governments ‘plan, monitor and manage’ approach to housing provision. This more flexible approach, including the undertaking of regular urban capacity studies, will enable variations in demand to be taken into account and ensure that urban regeneration is not undermined.

9.3Within the overall supply emphasis will be placed on making the most efficient use of land and property within the urban area, particularly in the most sustainable locations e.g. in and around town centres. This reflects the sequential approach laid down in policy G/SP/1 of the Plan Strategy. There will be a focus on brownfield provision in order to meet the target laid down within RPG 13 that at least 80% of all housing should be provided on previously developed land or through the conversion and re-use of existing buildings. The proportion of dwellings provided on brownfield sites is also a Best Value indicator that is monitored on a regular basis. The release of greenfield sites will be assessed against their sustainability and the availability of brownfield alternatives. All the housing allocations within the Plan have been assessed in terms of their accessibility to public transport to reduce trips by car and ensure that all residents have access to jobs and services.

9.4The Plan will aim to ensure that an appropriate mix of dwellings is provided in new developments which meet local people’s needs in terms of size, type and affordability. It is important to recognise changing needs and aspirations, particularly given the cultural changes taking place within the Borough. This is also intended to help foster mixed and balanced communities and thus promote social inclusion, which reflects a key objective of the Plan Strategy. In addition, the Plan will aim to encourage high quality in terms of the design and layout of new housing developments. Good design can provide safer environments and enable higher densities to be achieved without a reduction in the quality of the residential environment.

9.5New dwellings make up only a small proportion of the overall housing within the Borough. Therefore, the Plan recognises the importance of maintaining and improving the existing dwelling stock and the surrounding residential environment. As well as improving the quality of life for residents, regeneration and renewal within existing housing areas can reduce the need to provide new sites by making better use of the existing housing stock. Such improvement also offers the opportunity to tackle problems of low demand, high turnover and weakening housing markets, which are evident in some parts of the Borough.

EXPLANATION OF THE HOUSING FIGURES

9.6Regional Planning Guidance for the North West (RPG) sets out a net annual average rate of provision of additional dwellings for each Metropolitan District and County. For Rochdale the figure is 240 per annum in the period 2002 to 2016. This figure was arrived at by taking into account a number of factors, including the 1996-based household projections, the overall spatial approach within RPG and the availability of urban brownfield sites. As this requirement relates to additional dwellings it is necessary to consider the number of dwellings needed to replace those lost through clearance and demolition.

9.7Taking account of Housing Market Renewal (HMR) and recent clearance rates a figure of 140 per annum is considered appropriate. Therefore, the gross average rate of provision over the Plan period is 380 dwellings per annum. However, in taking account of this clearance it is necessary to consider what proportion of this housing can be accommodated back on the clearance site and what is displaced elsewhere. Given the fact that a significant proportion of the dwellings to be cleared are likely to be older, terraced properties, building back on a ‘one for one basis is unlikely. The average clearance replacement rate considered appropriate by the Council is 60% i.e. if 100 dwellings are cleared on a site 60 can be built back. An allowance for build back on cleared sites is therefore included within the Housing Land Supply table below. Although an annual figure for clearance and replacement is assumed for the purposes of calculating a supply, significant annual fluctuations are likely over the plan period. Clearly, the fact that dwellings cannot be built back until a clearance site has been assembled means that the number of dwellings coming forward may be lower early in the plan period. Clearance and clearance replacement will be monitored as part of the regular monitoring process.

9.8There are a number of sources of new dwellings which have been taken account of in the Plan. Firstly, there are current commitments on large sites (i.e. over 0.4 ha), which include dwellings to be completed on sites under construction and sites with planning permission. Secondly, there are the allowances for as yet unidentified potential i.e. ‘windfalls’. PPG3 advises that plans need to make an allowance for windfalls on large brownfield sites and this figure has been calculated based on past trends. Dwellings expected to come forward from small sites also have to be taken into account and again this is based on past trends. As noted above, an allowance has also been made for ‘build-back’ on cleared sites. No allowance has been made for dwellings coming forward from conversions as completions are very erratic over time and there is difficulty in recording actual numbers. Finally, there is a contribution from those sites which have been allocated for housing within the Plan. This includes sites which are to be developed solely for housing and housing which will come forward as part of a mixed use development.

The following table shows how the Council intends to make provision for new housing over the Plan period.

Housing Land Supply, April 2002 to March 2016

Large sites (0.4ha or more):
a.	Under construction	743
b.	With planning permission	817
c.	Allowance for windfall supply on large brownfield sites1	1250
d.	UDP Housing Allocations	155
e.	Housing contributions from Areas of Opportunity	325
Other sites:
f.	Allowance for small sites2	980
g.	Allowance for new dwellings on cleared sites3	1050
TOTAL		5320 (380 per annum)

Notes
1 Assumed contribution of 100 dwellings per year, based on past trends.  However, to avoid double-counting with commitments, have assumed 0 for year 1 and 50 for year 2.
2 Assumed contribution of 70 dwellings per year, based on past trends. 
3 Assumed contribution based on a ‘build-back’ rate of 60% (84 per annum).  However, to avoid double-counting with commitments, have assumed 0 for year 1 and 42 for year 2.

9.9The level of supply reflects the Council’s wish to promote the regeneration of a number of previously developed sites through redevelopment for housing or mixed uses including an element of housing. The proportion of the overall current supply that is on brownfield sites is 84%, with the only greenfield supply coming forward being that which is already committed. The Council does not anticipate the need for further greenfield land release during the life of the Plan. Greenfield sites will only be released if the if there is insufficient supply to meet the requirements of RPG or there are exceptional circumstances where other material planning considerations outweigh the need to retain a greenfield site. Regular monitoring will be undertaken to ensure that we are meeting the RPG requirement and that the assumptions made in the table remain valid.

9.10RPG 13 makes reference to how a reduction in vacant properties may help to reduce the need to allocate new land for housing. As at April 2002 there were approximately 4,800 vacant properties within the Borough, representing 5.4% of the total dwelling stock. Of the 3,500 vacant private sector properties, around 1,900 had been vacant for over six months. It is hoped that initiatives within the Empty Property Strategy and targeted housing renewal will help to reduce the number of vacant properties. However, because of the uncertainty regarding changes in the number of vacant dwellings it would be inappropriate at this stage to make assumptions on how this would affect the overall level of new dwellings required. Instead, changes in the number of vacant dwellings will be considered as part of the regular housing monitoring.

9.11The development of the above sites for housing offers the opportunity to:

a.Provide housing in areas of high demand;

b.Redevelop underused, derelict and vacant sites

c.Promote urban regeneration; and

d.Eradicate environmentally damaging land and buildings.

9.12The capacities for all of these sites are only indicative based on the area of the site and the type of development anticipated. A specific capacity has been estimated in order to inform the calculations on the current supply. For sites a) and b) a density of 30 per hectare has been assumed, as this is the minimum density allowed under policy H/5 ‘Residential Density’. For site c) the capacity reflects the expected nature of the development where the intention is to design the development to recreate an upland hamlet. Therefore, a lower density may be appropriate in order to achieve this.

9.13These three Areas of Opportunity have been included under policy H/2 as the redevelopment of these sites must include an element of housing. The capacities for these mixed use sites relates to an estimated proportion of the site coming forward for housing, and are therefore liable to vary when a final scheme is developed. Further detail regarding these sites is given under policies R/4(b), R/4(c) and R/4(d) respectively.

9.14It is anticipated that a majority of these sites will come forward in the early years of the plan. Given that there are so few sites and they are all brownfield, it is unnecessary to hold any of them back for release later in the Plan period. To restrict when any of these sites come forward would undermine the regeneration objectives of the Plan outlined in the Strategy.

9.15A significant proportion of the housing provided in the Borough has been on sites not identified within the plan i.e. windfall sites. It is therefore important that such development takes place in sustainable locations, provides the right type of housing, is of good quality and does not adversely affect the amenity of existing and future residents.

9.16The aim of this policy is to reflect the criteria for assessing applications for residential development outlined in PPG3. All new housing development should where possible make efficient use of previously developed land. Good design and layouts can help to achieve this whilst also producing environments which are more distinctive, accessible, safer and energy efficient than the more traditional estates. Policy BE/2 ‘Design Criteria for New Development’ gives further advice regarding the design of new development. In addition, large sites (over 0.4 ha) should incorporate a mixture of dwelling types in order to provide a wider housing choice and promote the development of mixed and balanced communities.

9.17The development of greenfield sites whilst sufficient brownfield sites exist to meet housing provision need will undermine urban regeneration. Therefore, it is important that greenfield sites are only permitted when the amount of available brownfield sites coming forward does not meet the required build rate. For the avoidance of doubt this includes the renewal of planning permissions. Information regarding the availability of brownfield sites to meet housing requirements will be obtained through the undertaking of regular housing capacity studies.

9.18Additional specific advice to developers is given in the Supplementary Planning Guidance Note (SPG) ‘Guidelines and Standards for Residential Development’. This SPG is to be reviewed and the advice within it widened to reflect more up-to-date Regional and National Guidance on issues such as the design and layout of new housing.

9.19The development of under-used backland sites can help to make more efficient use of land within the urban area. They also give the opportunity to provide new housing in areas of high demand where alternative sites may be scarce.

9.20However, proposals involving the development of gardens and other ‘backland’ sites (i.e. where road access is restricted because of surrounding housing or other uses) require careful consideration to ensure there is no loss of amenity for existing residents. There must be proper means of access, which is convenient and safe for both drivers and pedestrians, and adequate provision for car parking. There must be adequate space between new and existing dwellings to avoid spoiling the privacy and amenity of adjoining householders. Sensitive design and good landscaping are required if new buildings are to be fitted successfully into small vacant sites in residential areas.

9.21The development of backland sites will be resisted where the proposal would adversely affect the character of the surrounding area, lead to over-development of the site or sterilise the development potential of an adjacent site.

9.22All proposals should have regard to Policy BE/2 and any related supplementary planning guidance produced by the Council

9.23Planning Policy Guidance Note 3 – ‘Housing’ encourages the efficient use of land through higher densities of residential development. The guidance makes it clear that developments of less than 30 dwellings per hectare net constitute an inefficient use of land, and seeks to encourage net densities of between 30-50 dwellings per hectare, with a greater intensity of development at places with good access to public transport. Such sites will be assessed having regard to accessibility indicators. Raising densities in locations well served by public transport and close to jobs and amenities will reduce the need to travel by car. Increasing densities also means that more dwellings can be accommodated within the urban area thus reducing the pressure to develop greenfield sites.

9.24In achieving higher densities emphasis will be placed on good quality design and layouts. Having more dwellings on a site should not compromise the quality of the residential environment. Imaginative and well thought out layouts can achieve these densities, provide a mix of dwellings and maintain a good living environment for residents both in and around the new development.

9.25In the policy, reference is made to net site density which includes only those areas which will be developed for housing and directly associated uses. This will include:

• Access roads within the site;
• Private garden space;
• Car parking areas;
• Incidental open space and landscaping; and
• Children’s play areas where these are to be provided.

It therefore excludes:

• Major distributor roads;
• Primary schools;
• Open spaces serving a wider area; and
• Significant landscape buffer strips.

9.26There may be occasions where achieving a high density is either impossible or inappropriate on a site. The size, shape, topography and ground conditions on a site often affect the developable area. Also, in some areas, a high density development may not be suitable due to the character of the surrounding residential environment, its impact on the amenity of local residents, traffic generation, existing high density or other policy constraints. It will up to the developer to justify why the minimum density cannot been achieved.

9.27It is essential that the development of new dwellings within the Borough does not lead to a deficiency of or over-use of existing recreational open space. In order to avoid this developers are expected to make allowance the provision of open space, whether it is to be provided on-site or relates to contributions to provide a facility nearby.

9.28The Council has assessed what provision is required to meet current and anticipated demand. This has resulted in a minimum standard for recreational open space of 2.1 ha per 1000 population. This is made up of 1.1 ha of outdoor sports provision and 1.0 ha of local open space. The outdoor sports provision includes facilities such as pitches, greens and courts. The local open space incorporates facilities such as outdoor equipped playgrounds, other designated play facilities for children and casual or informal playing space. It should be noted that the provision of amenity or incidental landscaping not intended for recreation will not count towards the above standard.

9.29In providing for local open space within the Borough, the Council has defined three broad categories of site which are:

a.LEAP (Locally Equipped Area for Play)* – these should include at least 5 types of equipment and a small games area. Site must be at least 0.36 ha and within 400m (5 min walking time) of home;

b.NEAP (Neighbourhood Equipped Area for Play)* – these should include at least 8 types of equipment, along with kickabout and cycle play opportunities. Site must be at least 0.85 ha and within 1000m (15 min walking time) of home; and

c.Informal recreational open space – areas should be over 0.2 hectares and within 400m (5 min walking time) of home.

9.30The LEAP and NEAP categories, referred to above, are derived from the National Playing Field Association's (NPFA) suggested standards for children's play provision. These standards set out the size of the site and pieces of equipment required, however the number and location of sites is dictated by the local assessment referred to in para. 9.28 above. The Council has set itself the target of improving all of the fixed playground sites within the Borough to the LEAP standard, with the possibility of upgrading some of these to NEAP standard in the future where funding opportunities arise. The standards for informal recreational open space reflect the need for sites to be large enough to offer meaningful recreational value in locations close to people’s homes.

9.31The thresholds for on-site provision use number of bedrooms instead of number of dwellings as it is considered that this will give a better indication of the number of new residents for which open space needs to be provided. The assumption has been made of 1 person per bedroom e.g. a 3-bedroomed property would be assumed to contain 3 persons. This standard will be used in calculating the requirements, both in terms of the area of on-site provision required and the contributions to off-site provision or improvement.

9.32The minimum of 100 bedrooms for on-site provision has been chosen to ensure that any on site provision is of a size large enough to be properly laid out and give genuine recreational amenity to the residents of the proposed development. However, even on sites which meet this threshold it may not be viable to provide a meaningful formal outdoor sport facility e.g. a playing pitch. In cases like this in may be more practical to provide an area of informal open space or children’s play space on site whilst contributing to the provision or improvement of an outdoor sports facility on a site well related to the development. Even if the site is large enough, it may preferable on occasion to obtain a commuted some in lieu of the on-site formal sports provision to improve the quality of existing pitches close to the development. This may also be relevant in relation to informal open space and facilities for children’s play. This element of flexibility will enable the provision and improvement recreational open space to be directly linked to local need and demand.

9.32There may be occasions where the quantity and quality of open space within the vicinity of a development is sufficient to meet existing needs as well as that arising from the development. If the applicant can illustrate through proper assessment that there is sufficient open space to cater for these needs then consideration may be given to waiving, reducing or varying the requirement.

9.33Any open space is only of use to local people if it is maintained to an appropriate standard. The Council will therefore expect the developer to indicate how the maintenance of the open space provided on the site will be ensured. The Council will normally expect the developer to contribute towards maintenance costs through the payment of a commuted sum. This may appropriately be secured through a Section 106 Obligation although the details of any such obligation (i.e. the annual maintenance costs and the period over which contributions should be calculated) will be a matter for negotiation between the developer and the Council. It may be, however, that other ways of securing maintenance may be agreed with the Council. Where the developer is making contributions to off-site provision or improvement, the contribution required will include an element to cover maintenance costs over an agreed period. All new developments place additional demands on the existing open space arising from its occupants. Therefore, even on occasions where a contribution towards providing additional open space is waived because of existing provision nearby, a contribution will still be required towards its maintenance.

9.34Further detail of the application and requirements of this policy is given within the proposed Supplementary Guidance Note ‘Open Space Provision in New Housing Development’.

9.35PPG3 seeks to encourage local authorities to promote the development of low cost/affordable new housing on suitable sites in areas where there is a demonstrable lack of such housing to meet local needs. For the purposes of this policy affordable housing is defined (as in Government Circular 6/98) as ‘low cost market and subsidised housing (irrespective of tenure, ownership, type of occupation or financial arrangements) that is available to local people who cannot afford to buy or rent housing appropriate to their needs on terms generally available on the open market.’ A Supplementary Planning Document will be prepared, and reviewed as necessary, to provide detail on how the policy will be applied to those developments which meet the criteria (a) – (d) above. This will be based on an up-to-date assessment of housing need.

9.36An element of affordable housing will be required on all sites exceeding the threshold given in Circular 6/98 ‘Planning and Affordable Housing’ and indicated in the policy. There may be exceptional circumstances where it is not appropriate to pursue affordable housing on a site that meets the size threshold, and criteria (b) – (d) in the policy reflect the advice given within Circular 6/98. With regard to criteria (c) the developer will have to demonstrate that provision of affordable housing would undermine the financial viability of the scheme.

9.37Circular 6/98 also gives advice on providing the right type of affordable dwellings, controlling occupancy and gives exceptions to on-site provision. In line with Circular 6/98, the Council is keen to secure on-site provision wherever possible. In fact the advice states that the release of a site, where a local planning authority has decided that an element of affordable housing should be pursued, without ensuring the provision of that housing on the site in question, may undermine the objectives of the policy.

9.38However, where the Council and the developer both consider that it would be preferable to provide the affordable housing on a suitable alternative site within the Borough, the Council will negotiate to obtain a financial contribution in accordance with the provisions of paragraph 23 of circular 6/98.

9.39Further detail of the application and requirements of this policy is given within the Supplementary Guidance Note ‘Affordable Housing’.

9.40The Borough has a private housing stock of 63,000 properties. This stock is diverse in terms of cost, quality, type and size and ranges from expensive rural commuter homes to concentrations of high-density grid pattern terraced housing. There are about 20,000 pre-1919 terraced properties within the Borough and, in some areas a number of problems are becoming evident including:

a.Poor quality housing which is unfit, obsolete or lacking in basic facilities

b.Evidence of low demand, including incidences of vacant dwellings;

c.House prices which are much lower than the Regional and National averages;

d.A mismatch in certain areas between the available stock and the size of households; and

e.A poor residential environment, including lack of open space and community facilities, conflicting land uses and problems associated with on-street parking and local traffic.

9.41Rochdale is identified in RPG13 under Policy UR6 ‘Existing Housing Stock and Housing Renewal’ as an area where it is important to improve the quality of the existing housing stock and a comprehensive approach to housing renewal, clearance and urban regeneration is required. In order to support this, the Council will give favourable consideration to proposals which achieve one or more of criteria a-g above.

9.42Rochdale Borough and neighbouring Oldham Borough have been chosen, along with eight other areas in England, as a Housing Market Renewal (HMR) area. These areas have been chosen because it is considered that intervention in the housing market may be required in order to address issues of low demand. The Partnership responsible for the delivery of HMR has set out key aims and objectives for the creation of a balanced housing market and this includes proposals which will address the criteria under the policy. There are also other regeneration initiatives in the Borough where tackling the issues outlined in the policy is vital in developing sustainable neighbourhoods.

9.43The term adequate in relation to criteria d) means that the amount and quality of the provision is sufficient to meet local needs.

9.47In April 2006 the Council owned 14,675 dwellings, which represents about one sixth of the Borough’s total housing stock. From 2002 the responsibility for the maintenance and management of this stock was delegated to an arms-length management organisation, Rochdale Boroughwide Housing (RBH). The Borough has a substantial number of households with low incomes and social housing often provides the best option in terms of meeting their housing needs. In order to ensure that local authority housing continues to provide for housing needs, the Council will consider favourably proposals which achieve one or more of the of criteria a-e above.

9.48The 2001 Housing Need and Demand Study identified that there were a number of estates that potentially needed to be adjusted to match changing demand patterns. This may require a more a more radical approach than improving the existing dwellings and could involve the provision of a better mixture of housing in terms of type, size and tenure. The provision of a wider choice of housing will help to achieve more balanced housing market areas. The creation of more mixed and balanced communities should also help to accommodate the growth of the Black and Minority Ethnic (BME) community and it is an important aim of the BME Housing Strategy and Action Plan to increase the percentage of BME Council Tenant households.

9.49The status of the Borough as a Housing Market Renewal (HMR) Pathfinder gives additional scope for proposals to be developed which can tackle this issue on a larger scale. The availability of resources through HMR, and existing RBH resources, could allow the remodelling of estates to provide a wider and more attractive housing choice.

9.50The term adequate in relation to criteria d) means that the amount and quality of the provision is sufficient to meet local needs.

9.51The views of residents and resident groups will be vital to decisions made regarding the targeting of resources to improve the Council housing stock. Extensive community participation will be particularly important where more comprehensive solutions are required to secure the improvement of estates.

9.52For the avoidance of doubt, this policy applies to the following categories of residential development, whether purpose-built or through conversion of an existing property:

a.Nursing homes and other residential institutions providing a significant element of personal care to residents requiring care by reason of old age, disablement, past or present dependence on alcohol or drugs, or past or present mental disorder (as defined by the Use Classes Order 1987);

b.Small group homes affording a significant element of care for residents receiving “Care in the Community”; and

c.Sheltered housing for elderly or disabled people.

9.53For the purpose of Policy H/10, sheltered housing schemes are those where residents have their own self-contained accommodation and the support of communal facilities and/or a resident warden. Schemes lacking such facilities will be considered on the same basis as any other form of new residential development.

9.54Policy H/10 seeks to ensure that residential homes, group homes and sheltered housing schemes are directed to the most appropriate sites and locations; that such schemes are acceptable in terms of their impact upon any adjoining properties; and that good standards of privacy and amenity are provided for the benefit of future residents.

9.55Because their residents tend to be less mobile, residential homes, group homes and sheltered housing schemes are best suited to level sites close to, and having good access to, the public transport network, shops and community facilities such as post offices, health services and libraries. Ideally, the proposed development should be within a reasonable walking distance of such facilities. Whilst locations away from such facilities are not necessarily unacceptable, they may be less attractive to potential residents. In such circumstances, the Council will look to the developer to demonstrate that the proposal will meet the needs of its future residents.

9.56An adequately sized private garden or outdoor amenity area is required for the benefit of residents who, as they become older, are likely to spend an increasingly large proportion of their time at home. High standards of design, layout and landscaping, in accordance with Policy BE/2 will also be required to ensure that the proposal achieves a pleasant environment for its future residents. All proposals should have regard to any related supplementary planning guidance produced by the Council.

9.57For the avoidance of doubt, this policy applies to extensions to dwellinghouses, flats, houses in multiple occupation, residential homes and nursing homes.

9.58Approximately 40% of planning applications determined by the Council are for extensions to dwellinghouses. If carried out to a satisfactory standard, an extension can provide valuable additional living space and, thereby, improve the quality of life of the property’s residents. Extensions can, however, have a significant impact upon the street scene and, over time, upon the character of residential areas. Policy H/11 seeks to ensure that residential extensions do not affect adversely the privacy or amenity of adjoining householders or the character of the surrounding area.

9.59All proposals should have regard to policy BE/2 ‘Design Criteria for New Development’ and any related supplementary planning guidance produced by the Council.

9.60Where proposals involve the extension of a residential property within the Green Belt, Policy D/7 of the Plan also applies. In such cases, the proposed extension must satisfy the requirements of both Policies H/11 and D/7.

9.61For the avoidance of doubt, this policy relates to the conversion of dwellings into self-contained flats, bedsits or other houses in multiple occupation (HMOs), including lodgings and bed and breakfast accommodation not primarily for holiday purposes.

9.62Where older properties have fallen into disrepair, sub-division into smaller units is often the most effective means of bringing such properties back into effective use. Such proposals can also help to meet particular housing needs by providing low cost accommodation, for example, for single people.

9.63This form of development will normally intensify the level of occupation and may give rise to additional noise and disturbance. Neighbouring residents may be affected adversely, either directly, through party walls, or indirectly, as a result of increased traffic movements. Parking problems may also be exacerbated. Policy H/12 aims to ensure that the conversion of dwellings into flats, bedsits and other types of HMOs does not, individually or cumulatively, have a significant adverse impact upon the character and amenity of the neighbourhood in general, or upon residents of adjoining properties in particular. It also seeks to ensure satisfactory standards of amenity for future occupants of the property to be sub-divided.

9.64Large detached dwellings are, generally, more suitable for sub-division into smaller units. Terraced properties are less suited to this form of development because of noise transmission through party walls and the likelihood that any on-street parking problems which may exist will be compounded.

9.65All proposals should have regard to any related supplementary planning guidance produced by the Council.

9.66Separate regulations exist to ensure that properties sub-divided into flats, bedsits or other HMOs meet safety requirements and provide accommodation of an acceptable standard. Whilst the Council will consider the need for sound insulation when determining a planning application, approval for other matters such as internal layout, fire regulations and means of escape must be obtained from the relevant authorities.

9.67The conversion of vacant or under-used floorspace above shops to residential use can have a number of advantages. These include:

a.Helping to meet housing needs in general and those of smaller households in particular;

b.Bringing vacant or under-used floorspace back into effective use, particularly within town, district and local centres;

c.Improving the physical condition and appearance of buildings and the street scene in general;

d.Improving security;

e.Providing accommodation within walking distance of shops and other services; and

f.Injecting life into town and district centres, particularly during the evenings.

9.68However, it is important that the enjoyment of the accommodation provided is not harmed by the activity of the commercial premises below. Many A3 uses including, bars restaurants and hot food takeaways can produce noise, smells and nuisance which can have adverse affects on any accommodation directly above the premises. It is therefore important that such developments incorporate appropriate mitigation measures so that these sources of nuisance are limited.

ACCOMMODATION FOR TRAVELLERS

9.69The Council currently operates a site for travellers off Chichester Street, Rochdale. Current information suggests that there is no significant demand for additional sites for travellers within the Borough. Therefore, whilst it is not considered necessary to allocate an additional site within this Plan, the demand for new provision will be monitored. Any subsequent requirements for additional accommodation will be provided through a planning application on an appropriate site.