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Chapter 5
Housing
Introduction
5.1 The Council is committed to achieving good housing for all its citizens.
5.2 Through its planning policies, the Council aims to make a major contribution towards meeting the housing requirements of the whole community and to provide a sufficient supply of suitable sites so that everyone has the opportunity of a decent home.
5.3 Planning Policy Guidance Note 3: Housing (March 2000) (PPG3) introduced some significant changes to the way that councils are expected to plan for new housing development. A key feature of PPG3 is that local planning authorities adopt a plan, monitor and manage approach towards meeting the housing requirements for their areas. Through the managed release of housing development opportunities the Council is expected to meet but not exceed the Borough's housing requirement identified in the County Structure Plan and to ensure that priority is given to the use of sustainably located previously-developed land and existing buildings in urban areas in meeting the requirement.
5.4 This policy is also reflected in Regional Planning Guidance for the North West (RPG13), now the Regional Spatial Strategy. A key objective of RPG13 is to secure an urban renaissance in the cities and towns of the North West. The first focus for this is the North West Metropolitan Area, particularly Manchester/Salford and Liverpool and their surrounding areas.
5.5 In coming to decisions about the location of further housing development in the Borough, the Council has taken account of the advice in paragraphs 30 and 31 of PPG3. These set out a search sequence for sites starting with previously-developed land and buildings within urban areas and also other criteria against which sites should be assessed. The ability of sites to secure regeneration has also strongly influenced the Plan's approach towards meeting the Borough's housing requirement. This supports priorities identified in the Vale Royal Community Plan. Bringing together national, regional and local policy priorities has resulted in the targeting of future housing development on sustainably located urban previously-developed sites that will best contribute towards regeneration in the Borough's towns.
5.6 In order to achieve these twin objectives it has been necessary to introduce policies to strictly limit the release of windfall housing sites. Subject to limited exceptions, such as affordable housing, new build windfall development is not permitted. Although this is not fully in accordance with paragraph 36 of PPG3, which advises that authorities should make allowances for all the different types of windfalls in their plan, the Council's approach is justified on the basis of local circumstances. In the context of plan, monitor and manage, having larger allowances for windfall development would unacceptably delay the implementation of key regeneration opportunities.
5.7 The Council's approach towards housing provision has also been informed by an urban housing capacity study, completed in July 2002. It identified a significant stock of sustainable brownfield development opportunities that could provide almost 7,000 dwellings up to 2016. This further illustrates the need to strictly control windfall development so that the allocated regeneration housing sites can come forward without undue delay.
5.8 The Council will continue to keep track of the rate at which new housing development is coming forward in the Borough. Every six months a Housing Land Monitor is published for the period ending 31 March and 30 September. This will inform the Council about the need to make adjustments to the timing of housing land release. If housing development, for example, does not take place as quickly as envisaged in the Plan to a point where the Borough's 2016 housing requirement will not be met, then there is provision for new-build windfall sites to be released.
5.9 A breakdown of how the Borough's housing requirement will be met is given in Appendix 2. The Local Plan Alteration reflects the requirement for 5,500 dwellings in Vale Royal between 2002 and 2016 set out in the Cheshire Structure Plan Alteration. Policy H3 shows how the release of sites is intended to be phased.
5.10 The proportion of new housing development that has taken place on previously-developed land has increased significantly over recent years since the Council has sought to prevent the release of further greenfield housing sites in response to PPG3. In 2001/02, 33% of new housing was on brownfield land; in 2003/04 this had increased to 68%. The completion of the Kingsmead development at Northwich, a major greenfield residential development granted outline planning permission in the early 1990s, may reduce this figure perhaps up to 2005/06. Beyond then, it is anticipated that figures averaging over 90% to 2011 and then 95% to 2016 can be achieved.
5.11 A Borough-wide Housing Needs Survey was completed in August 2002 and updated in August 2003 to provide information about how much and what type of housing is required to meet the needs of the people living in Vale Royal both now and in the future. The Survey identified an annual net requirement for 127 affordable dwellings. The Council will seek at least 30% affordable housing within suitable housing developments.
5.12 The policies of the Housing Chapter have been prepared in the light of the priorities set out in the Vale Royal Community Plan, namely:
- creating better homes both high quality and affordable homes;
- increasing investment into each of the Borough's towns; and
- creating better environments for people to live in, work in and visit.
5.13 For the purpose of this chapter a hierarchy has been established which governs the scale of new housing development permitted in locations across the Borough. It is a four-tier hierarchy with Tier 1 representing the most sustainable locations in the Borough for new housing development through to Tier 4 constituting the least sustainable. The hierarchy is:
Tier 1 - The defined settlements of: Anderton, Barnton, Cuddington, Davenham, Hartford, Higher Wincham, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Northwich, Rudheath, Weaverham and Winsford.
Tier 2 - The defined settlements of: Frodsham, Helsby and Tarporley.
Tier 3 - The defined settlements of: Comberbach, Cotebrook, Crowton, Delamere, Eaton, Kingsley, Lach Dennis, Little Budworth, Lostock Green Marton/Whitegate, Norley Oakmere, Sutton Weaver, Swan Green, Utkinton.
Tier 4 - All other locations within the Green Belt and Open Countryside (including villages without a policy boundary).
THE SUPPLY OF HOUSING LAND Policy H1 SUFFICIENT HOUSING SITES, INCLUDING THE RE-USE OF PREVIOUSLY-DEVELOPED LAND AND CONVERSIONS OF BUILDINGS, WILL BE PROVIDED TO ACCOMMODATE A NET ADDITION TO THE BOROUGH'S HOUSING STOCK OF ABOUT 5500 DWELLINGS BETWEEN 2002 AND 2016 |
Reasons and Explanations
(i) To meet the housing requirement in the Borough as set out in the Cheshire 2016 Structure Plan Alteration. The Table in Appendix 2 shows how this requirement is proposed to be met.
(ii) A Housing Land Position Statement has also been published alongside this Local Plan Alteration to explain how, in more detail, the Council is proposing to meet the requirement for 5500 dwellings in the Borough between 2002-2016.
(iii) To enable the building industry to plan to meet these needs.
Policy Derivation
PPG3"Housing"
Cheshire 2016 Structure Plan Alteration Policy HOU1
HOUSING ALLOCATIONS Policy H2 THE LOCATIONAL STRATEGY FOR THE DEVELOPMENT OF NEW HOUSING IN THE BOROUGH IS TO CONCENTRATE ALLOCATIONS WITHIN AND ON THE EDGE OF NORTHWICH AND WITHIN WINSFORD (TIER 1 LOCATIONS) THE FOLLOWING SITES ARE ALLOCATED FOR NEW HOUSING DEVELOPMENT: H2.1 WINNINGTON/WALLERSCOTE URBAN VILLAGE (1200 DWELLINGS) H2.2 WINSFORD GATEWAY (80 DWELLINGS) H2.3 BARONS QUAY DEVELOPMENT AREA, NORTHWICH TOWN CENTRE (220 DWELLINGS) (GS9a) H2.4 MARINA DEVELOPMENT AREA, NORTHWICH TOWN CENTRE H2.5 COUNTY COUNCIL OFFICE SITE, NORTHWICH TOWN CENTRE H2.6 BRITISH WATERWAYS SITE, NORTHWICH TOWN CENTRE H2.7 LOCK STREET,NORTHWICH TOWN CENTRE (128 DWELLINGS) (GS9i) H2.8 MEMORIAL HALL, NORTHWICH TOWN CENTRE (65 DWELLINGS) (GS9J) H2.9 WEST OF OLD WARRINGTON ROAD, NORTHWICH TOWN CENTRE H2.10 LAND WEST OF QUEEN STREET, NORTHWICH TOWN CENTRE H2.11 LAND ADJACENT VICTORIA BRIDGE, NORTHWICH TOWN CENTRE |
Reasons and Explanations
(i) The allocation of sites has been concentrated in or on the edge of Northwich and in Winsford to accord with the Plan's overall locational strategy set out in policy GS2. The 'edge of Northwich' means land within the defined policy boundaries of Hartford, Lostock Gralam, Lower Marston, Higher Wincham, Lower Wincham, Rudheath, Anderton, Barnton, Davenham, Moulton, Cuddington and Weaverham. These Tier 1 locations are the most sustainable in transportation terms. They contain the most extensive range of services and facilities and offer the greatest opportunity to reduce the need to travel and reliance on the private car. The sites allocated will directly support regeneration priorities within the Borough.
(ii) The identification of sites/areas for housing development enables the Council to meet the requirement for housing in the Borough.
(iii) Northwich is identified as a key town in the Regional Planning Guidance for the North West (Policy SD3). Comprehensive regeneration proposals for Northwich town centre (the Northwich Vision) have been prepared and approved by the Council as Interim Planning Guidance (February 2004). The regeneration of Northwich town centre and the Winnington / Wallerscote Urban Village are mutually supportive. For example, the Urban Village development will enable the Council to secure a substantial financial contribution towards infrastructure essential to the delivery of the Northwich Vision. There are no other sites other than those in the town centre that offer comparable sustainability and regeneration benefits. The Northwich town centre allocations and the Urban Village allocation are therefore, considered to be sites of strategic significance that are fundamental to the delivery of the Council's regeneration priorities within the Vale Royal Community Plan.
(iv) The allocations listed above within and around Northwich town centre should be read in conjunction with the relevant policies listed under policies GS9 in the General Strategy chapter.
(v) The development of the Winsford Gateway site will form an important part of wider environmental improvements between the town centre and the River Weaver and along the waterway corridor as part of the Weaver Valley Regional Park. This will support social and economic regeneration through the Winsford Neighbourhood Renewal Strategy.
(vi) A development brief was approved by the Council for the Winnington / Wallerscote Urban Village in July 2001.
Policy Derivation
PPG3"Housing"
Cheshire 2016 Structure Plan Alteration Policy HOU1
PHASING Policy H3 THE INDICATIVE HOUSING LAND SUPPLY AND PROPOSED PHASING OF ALLOCATED SITES IS SET OUT IN THE TABLE BELOW. CONDITIONS WILL BE IMPOSED IN ORDER TO PHASE DEVELOPMENT IN ACCORDANCE WITH:
IF IT IS DEMONSTRATED THAT THERE IS A REQUIREMENT FOR THE RELEASE OF ADDITIONAL HOUSING LAND IN PHASE 2, THE COUNCIL WILL FIRST SEEK TO MEET THIS REQUIREMENT BY BRINGING FORWARD OTHER ALLOCATED SITES. IF THIS IS NOT FEASIBLE OR WOULD BE AN INAPPROPRIATE RESPONSE TO THE CIRCUMSTANCES WHICH HAVE LED TO THE REQUIREMENT, THE COUNCIL WILL CONSIDER GRANTING PERMISSION FOR WINDFALL SITES (SUBJECT TO THE CRITERIA SET OUT IN POLICY H5).
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Reasons and Explanations
(i) The table uses information derived from the August 2005 Residential Land Availability Monitor.
(ii) To manage the release of development on allocated sites and to spread housing completions over the Plan period in accordance with Planning Guidance Note 3: Housing and Regional Planning Guidance for the North West.
(iii) Regard has been had to total supply figures indicated for each of the three phases and to the annualised rate of 350 dwellings for Phase 2 and Phase 3 which is set out in the Cheshire Structure Plan Alteration 2016. However, the table above shows that there is not a precise correlation. This is because of the benefits of bringing forward development that will support regeneration at the earliest opportunity
(iv) As a matter of urgency, the Council will produce guidance which will set out a methodology for regular monitoring and analysis of performance in the delivery of housing against the programme set out in the table together with circumstances which would trigger any necessary remedial actions should a shortfall be identified. The analysis will be based, in part, on the information contained in the Residential Land Availability Monitor which the Council undertakes every 6 months and also on other, more detailed, information itemised in the guidance. The analysis will enable the council to identify any divergence from the phased programme of housing delivery at an early stage, to establish the causes of divergence and to trigger appropriate remedial strategies which will restore the delivery of housing to programmed levels. The guidance will feed into the production of the forthcoming Development Plan Document entitled Borough Wide Housing Policies'.
Policy Derivation
PPG3: Housing (March 2000)
Cheshire 2016 Structure Plan Alteration Policy HOU1
Regional Planning Guidance for the North West (March 2003)
HOUSING DEVELOPMENT HIERARCHY Policy H4 THE CATEGORIES OF HOUSING DEVELOPMENT PERMITTED WITHIN LOCATIONS ACROSS THE BOROUGH IS SET OUT BELOW. THE CATEGORIES OF HOUSING DEVELOPMENT ARE: A) ALLOCATIONS (SEE POLICY H2) LOCATIONS WITHIN THE BOROUGH WILL FALL WITHIN ONE OF 4 TIERS: TIER 1 - THE DEFINED SETTLEMENTS OF: ANDERTON, BARNTON, CUDDINGTON, DAVENHAM, HARTFORD, HIGHER WINCHAM, LOSTOCK GRALAM, LOWER MARSTON, LOWER WINCHAM, MOULTON, NORTHWICH, RUDHEATH, WEAVERHAM AND WINSFORD. TIER 2 - LOCATIONS WITHIN THE DEFINED POLICY BOUNDARIES OF FRODSHAM, HELSBY, TARPORLEY TIER 3 - LOCATIONS WITHIN THE DEFINED POLICY BOUNDARIES OF COMBERBACH, COTEBROOK, CROWTON, DELAMERE, EATON, KINGSLEY, LACH DENNIS, LITTLE BUDWORTH, LOSTOCK GREEN, MARTON/WHITEGATE, NORLEY OAKMERE, SUTTON WEAVER, SWAN GREEN, UTKINTON TIER 4 - ALL OTHER LOCATIONS, NAMELY GREEN BELT AND OPEN COUNTRYSIDE (INCLUDING VILLAGES WHICH HAVE NO DEFINED POLICY BOUNDARY). ONLY THE FOLLOWING CATEGORIES OF DEVELOPMENT WILL BE PERMITTED: TIER 1 - LOCATIONS: CATEGORIES A-G TIER 2 - LOCATIONS: CATEGORIES B-G TIER 3 - LOCATIONS: CATEGORIES C-G TIER 4 - LOCATIONS: CATEGORIES D-G
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Reasons and Explanations
i) The policy sets out a hierarchy of locations to govern the scale of new housing development. The hierarchy reflects the objective of concentrating development to locations where there are a range of services, employment and facilities and where there is a choice of means of transport in order to minimise the need to travel and reduce reliance on the private car.
Policy Derivation
PPG3"Housing"
Cheshire 2016 Structure Plan Alteration Policy HOU2
WINDFALL SITES Policy H5 WINDFALL DEVELOPMENT WILL ONLY BE PERMITTED WHERE: (A) IT IS SPECIFICALLY PERMITTED BY POLICY H4, OR (B) ANALYSIS OF HOUSING SUPPLY DATA COMPILED IN ACCORDANCE WITH THE COUNCIL'S SUPPLEMENTARY PLANNING DOCUMENT ON THE SUBJECT INDICATES EITHER: (i) THAT THE OVERALL HOUSING TARGET OF 5500 DWELLINGS SET OUT IN POLICY H1 WILL NOT BE MET; OR (ii) THAT THERE IS LESS THAN A 5-YEAR HOUSING SUPPLY. THE RELEASE OF WINDFALL SITES WILL BE MANAGED IN ACCORDANCE WITH THE CRITERIA SET OUT IN THE SUPPLEMENTARY PLANNING DOCUMENT. |
Reasons and Explanations
(i) Sufficient land has been identified through allocations, after making an allowance for conversions (see Appendix 2), to meet the Borough's housing requirement between 2002-2016. The policy therefore applies strict controls over the release of windfall sites. This is an essential component of the Council's approach towards the managed release of housing land. Focusing housing development on key regeneration sites represents positive, proactive planning which will best deliver sustainable communities within the Borough. Further explanation of the approach is given in the introduction to this Housing chapter.
(ii) Policy H5 should be cross-referenced to Policy H3 which sets out the Council's policy towards the phasing of development on allocated sites.
(iii) Paragraph 30 of Planning Policy Guidance Note No 3: Housing states that local planning authorities should limit the supply of housing land to that which is necessary to meet the housing requirements set as a result of the regional planning guidance and strategic planning processes.
(iv) It is important to maintain an adequate and continuous supply of housing land and Policy H5 seeks to ensure that this will be the case. In implementing this policy, the Council will judge the need to release further windfall sites against the need to meet the housing requirement set out in Policy H1 and the availability of a 5 year supply of housing land. The council's methodology for undertaking this assessment and its approach to implementing any necessary remedial strategies will be set out in guidance and, eventually, a DPD.
(v) Static Residential Caravan Sites will be treated in the same way as new housing development.
Policy Derivation
PPS1" General Policies and Principles"
PPG3 "Housing"
PPG13 "Transport"
Regional Planning Guidance for the North West (March 2003)
CHANGE OF USE/CONVERSION Policy H6 THE CHANGE OF USE/CONVERSION OF A BUILDING TO RESIDENTIAL USE IN TIER 1 AND TIER 2 LOCATIONS WILL BE PERMITTED PROVIDED THAT: (i) THE BUILDING IS STRUCTURALLY SOUND AND PHYSICALLY CAPABLE OF SUCH A USE; (ii) THE PROPOSED USE WILL NOT BE DETRIMENTAL TO THE CHARACTER OF THE BUILDING OR ITS SETTING; (iii) THE PROPOSED USE WILL NOT BE DETRIMENTAL TO THE AMENITY OF SURROUNDING USES; (iv) THE PROPOSED DEVELOPMENT WILL MAKE PROVISION FOR ADEQUATE CAR PARKING AND PRIVATE AMENITY SPACE. THE CHANGE OF USE/CONVERSION OF A BUILDING TO RESIDENTIAL USE IN TIER 3 AND TIER 4 LOCATIONS WILL NOT BE PERMITTED UNLESS: (i) IT FORMS A SUBORDINATE ELEMENT TO THE CONVERSION OF A BUILDING FOR EMPLOYMENT PURPOSES AS PART OF A LIVE-WORK UNIT; (ii) IT IS FOR AFFORDABLE HOUSING WITHIN OR ON THE EDGE OF A VILLAGE WHERE THERE IS A DEMONSTRATED LOCAL NEED (REF POLICY H16). (iii) IT IS FOR AN AGRICULTURAL WORKER, SUBJECT TO POLICY RE7. (iv) IT IS IN ASSOCIATION WITH A LARGER SCALE EQUINE DEVELOPMENT, SUBJECT TO POLICY RE9. THIS POLICY SHOULD BE READ IN CONJUNCTION WITH POLICY E4 DEALING WITH THE LOSS OF EMPLOYMENT LAND AND USES, POLICIES STC8, STC12 AND STC14 WHICH DEAL WITH THE LOSS OF RETAIL USES AND STC15 WHICH DEALS WITH THE LOSS OF PUBLIC HOUSES AND SIMILAR FACILITIES.' |
Reasons and Explanations
(i) The restoration or conversion of a building to residential use serves to increase the range of housing.
(ii) To prevent the conversion of a building which may not be suitable for residential use.
(iii) To ensure that converted buildings do not have a detrimental effect on the character of the area.
(iv) The Council may withdraw permitted development rights granted by development orders if there is clear evidence that the classes of development excluded would otherwise have serious adverse effects upon the amenity of the area.
(v) Substantial extensions should not be needed to provide things such as garages and outbuildings.
(vi) To ensure that a building's character is not lost due to incremental alterations.
(vii) This policy does not include the conversion of shops to residential use within those areas outlined in Policy STC1 and all smaller villages and residential areas of towns and villages within settlement policy boundaries which are covered by policies STC8, STC12 and STC14, in the Shopping Chapter.
(viii) The Borough Council, in considering proposals that involve the loss of employment land or employment generating uses or a retail use will assess the proposals against the following policies: E4 for the loss of employment land or uses or STC1, STC8, STC12, and STC14 for the loss of retail uses.
(ix) In assessing development proposals, reference will be made to the Council's Standards and Supplementary Planning Guidance published separately.
(x) Listed Buildings within Tier 3 and 4 locations may be considered as a special case within the terms of Policy BE7.
Policy Derivation
PPS7 "Sustainable Development in Rural Areas"
Cheshire 2016 Structure Plan Alteration Policy HOU3 and GEN1
Outdoor Space Standards for New Dwellings, VRBC, 1996
SUB-DIVISION OF EXISTING DWELLINGS INTO SELF-CONTAINED RESIDENTIAL UNITS Policy H7 THE SUB DIVISION OF EXISTING DWELLINGS FOR RESIDENTIAL PURPOSES WILL BE ALLOWED IN TIER 1, 2 AND 3 LOCATIONS PROVIDED THAT: (ii) THE PROPOSED DEVELOPMENT WILL NOT BE DETRIMENTAL TO THE AMENITY OF ADJOINING/NEIGHBOURING AND SURROUNDING USES; (iii) THE PROPOSED DEVELOPMENT WILL MAKE PROVISION FOR ADEQUATE CAR PARKING AND PRIVATE AMENITY SPACE; |
Reasons and Explanations
(i) The needs of families change over time. It is sometimes necessary to sub-divide large properties into smaller units (for example, where two people have inherited a large family house).
(ii) The sub division of a large building may be the only way to economically maintain it and therefore preserve it.
(iii) To improve the supply of small dwellings, particularly in the rural villages.
(iv) In assessing development proposals, reference will be made to the Council's Standards and Supplementary Planning Guidance published separately.
(v) Development of such uses will be limited to the type of property capable of accommodating it adequately without detriment to its future occupation, neighbouring properties and the surrounding area in general.
(vi) The Borough Council may withdraw permitted development rights granted by development orders if there is clear evidence that the classes of development excluded would otherwise have serious adverse effects on the amenity of the area.
Policy Derivation
PPG3 " Housing"
Outdoor Space Standards for New Dwellings, VRBC, 1996
EXTENSIONS/ALTERATIONS TO DWELLINGS Policy H8 PROPOSALS WHICH INVOLVE THE ALTERATION OR EXTENSION OF AN EXISITNG DWELLING WILL BE DETERMINED IN RELATION TO THE SCALE, SIZE, DESIGN AND MATERIALS OF THE EXISTING PROPERTY, ADJOINING PROPERTIES AND TO THE SETTING. WITHIN THE GREEN BELT, PROPOSALS SHOULD NOT RESULT IN A DISPROPORTIONATE ADDITION OVER AND ABOVE THE SIZE OF THE ORIGINAL DWELLING. |
Reasons and Explanations
(i) The needs of families change over time. An extension to a property will often mean that residents can remain in a settlement without the need to move to more suitable accommodation.
(ii) The character of the original building should be maintained.
(iii) It is important that alterations and extensions harmonise with the existing building, particularly where they involve locally important features such as materials or detail of design.
(iv) Proposals should have respect for the existing building, surrounding properties and the rural environment.
(v) Proposals will be assessed in relation to the Borough Council's Supplementary Planning Guidance "Housing Extensions - A Design Guide."
(vi) 'Original dwelling' means the dwelling which existed on 1 July 1948 or the dwelling as originally built if this was later.
Policy Derivation
PPS1 "Delivering Sustainable Development"
PPG2 "Green Belts"
PPG3 "Housing"
Housing Extension - a Design Guide, VRBC,1996
EXTENSIONS TO DWELLINGS THAT HAVE BEEN CREATED THROUGH THE CONVERSION OF A RURAL BUILDING Policy H9 EXTENSIONS TO DWELLINGS THAT HAVE BEEN CREATED THROUGH THE CONVERSION OF A RURAL BUILDING WILL BE PERMITTED WHERE THEY ARE SMALL SCALE AND DO NOT ADVERSELY AFFECT THE CHARACTER OF THE EXISTING BUILDING. PROPOSALS FOR NEW DETACHED BUILDINGS WITHIN THE CURTILAGE WILL ONLY BE ALLOWED WHERE THEY WOULD FORM PART OF AN ESTABLISHED GROUP OF BUILDINGS WITHIN A VILLAGE AND PROVIDED THAT THEY DO NOT ADVERSELY AFFECT THE CHARACTER OF THE EXISTING BUILDING OR ITS SETTING. |
Reasons and Explanations
(i) Proposals should have respect from the existing building and the rural environment.
(ii) It is important that extensions harmonise with the existing building, and that its character is maintained.
(iii) Substantial extensions should not be needed to provide garages, outbuildings etc.
(iv) Proposals will be assessed in relation to the Borough 45¼ Code (see House Extension Design Guide, in the Supplementary Planning Guidance, available as a separate publication).
(v) The term 'small-scale' will be assessed having regard to the scale and form of the existing building.
(vi) The proposal should not conflict with policy BE6 or BE10, where relevant.
Policy Derivation
PPS1 "Delivering Sustainable Development"
PPG2" Green Belt"
PPG3 "Housing"
PPS7 "Sustainable Development in Rural Areas"
REBUILDING/REPLACEMENT OF DWELLINGS Policy H10 THE REBUILDING AND REPLACEMENT OF EXISTING DWELLINGS WITHIN THEIR CURTILAGE ON A ONE-FOR-ONE BASIS WILL BE ALLOWED PROVIDED ALL OF THE FOLLOWING CRITERIA ARE MET: (I) THE DEVELOPMENT IS APPROPRIATE TO THE FORM AND CHARACTER OF ITS SURROUNDINGS; (II) THE DEVELOPMENT MAKES ADEQUATE PROVISION FOR CAR PARKING AND PRIVATE AMENTITY SPACE; AND IN TIER 3 AND 4 LOCATIONS ALL THE FOLLOWING CRITERIA MUST ALSO BE MET: (iii) THE NEW DWELLING IS NOT MATERIALLY LARGER THAN THE EXISTING DWELLING TAKING INTO ACCOUNT ANY EXTENSION THAT HAS BEEN PERMITTED UNDER POLICY H8 OR ANY PERMITTED DEVELOPMENT RIGHTS FROM WHICH THE ORIGINAL DWELLING MAY BENEFIT; AND (iv) THE NEW DWELLING HAS NO MATERIALLY GREATER IMPACT ON THE OPENNESS OR CHARACTER OF THE GREEN BELT OR THE CHARACTER OF THE OPEN COUNTRYSIDE. |
Reasons and Explanations
(i) To prevent the replacement of the existing dwellings with those which are harmful to the Green Belt or open countryside in terms of size scale, setting and design.
(ii) To preserve the openness of the Green Belt or open countryside.
(iii) In considering criteria (vi), account will also be taken of the likelihood of garages/outbuildings being proposed at a later stage following the initial application and their cumulative impact on the Green Belt and Open Countryside.
(iv) In assessing proposals against criterion (iii) the council may consider the imposition of a planning condition removing some classes of permitted development rights from the replacement building if the permitted development rights of the original building have been taken into account in establishing the permissible size of the replacement.
(v) This policy will not apply in circumstances where a dwelling has already been demolished.
Policy Derivation
PPG2 "Greenbelts"
PPG3 "Housing"
Cheshire (2016) Structure Plan Alteration Policy GEN3
EXTENSIONS TO RESIDENTIAL CURTILAGES IN THE OPEN COUNTRYSIDE AND THE GREEN BELT Policy H11 WITHIN THE OPEN COUNTRYSIDE AND THE GREEN BELT PROPOSALS FOR THE EXTENSION OF RESIDENTIAL CURTILAGES WILL NOT BE ALLOWED. |
Reasons and Explanations
(i) To protect the open countryside and Green Belt from inappropriate development.
(ii) The 'domestication' of land has an adverse effect on the character of these areas, particularly if repeated.
(iii) To preserve the openness of the Green Belt.
Policy Derivation
PPG2 "Green Belts"
PPS7 "Sustainable Development in Rural Areas"
DENSITY Policy H12 ALL DEVELOPMENTS SHOULD ACHIEVE A MINIMUM NET DENSITY OF 30 DWELLINGS PER HECTARE. IN HIGHLY ACCESSIBLE LOCATIONS IN CLOSE PROXIMITY TO PUBLIC TRANSPORT NODES AND TOWN CENTRES, NET DENSITIES OF AT LEAST 50 DWELLINGS PER HECTARE WILL BE REQUIRED. THESE DENSITIES MUST BE ACHIEVED IN A WAY THAT IS SYMPATHETIC TO THE CHARACTER, APPEARANCE AND FORM OF SURROUNDING DEVELOPMENT THROUGH THE APPLICATION OF GOOD DESIGN. |
Reasons and Explanations
(i) To ensure the efficient use of land.
(ii) To ensure that higher densities are achieved in locations that are highly accessible by public transport or close to town centres.
(iii) To ensure that new development is of a high design quality that respects its context.
Policy Derivation
PPS1 "Delivering Sustainable Development"
PPG3 "Housing"
By Design. Urban Design in the Planning System: Towards Better Practice, DETR and CABE, 2000
Cheshire (2016) Structure Plan Alteration Policy GEN1 and GEN3
PPG13 "Transport"
MIXED COMMUNITIES Policy H13 NEW RESIDENTIAL DEVELOPMENT MUST PROVIDE A MIX OF TYPES AND SIZES OF PROPERTY TO MEET THE DEMONSTRABLE NEEDS OF THE COMMUNITY, INCLUDING THE ELDERLY AND THOSE WITH SPECIAL NEEDS, WHICH WILL CONTRIBUTE TO THE CREATION OF A MIXED AND INCLUSIVE COMMUNITY. |
Reasons and Explanations
(i) To help create mixed and inclusive communities which offer a choice of housing to meet the needs of all those in the community, including those with special needs. A special need covers a variety of categories. Included are the frail, elderly and vulnerable young people and children leaving care as well as a person with a physical disability, a learning disability, a mental health problem or a sensory disability.
(ii) In order to allow for the changing mobility needs of occupants, the council will encourage developers to construct dwellings to the 'Lifetime Homes' standards developed by the Joseph Rowntree Foundation Lifetime Homes Group.
(iii) The council will provide guidance to developers on what it considers would be an appropriate mix of dwelling size, type and affordability on development sites and conversion schemes. Developers are encouraged to discuss these matters at an early stage with the council in the light of the particular circumstances of the site and its surroundings.
Policy Derivation
PPS1 "Delivering Sustainable Development"
PPG3 "Housing"
"Lifetime Homes" standards, the Joseph Rowntree Foundation Lifetime Homes Group
Affordable Housing
Introduction
"Affordable housing" is defined as that which is accessible to people whose income does not enable them to afford to buy or rent property suitable for their needs in the open housing market. It will be necessary to demonstrate that the housing will be genuinely available at an affordable price for the target group. Arrangements should be put in place to ensure that such properties remain affordable in perpetuity. Normally this would involve a registered social landlord. Such involvement would ensure that properties are not subject to right to buy legislation, are not capable of 'staircasing' to full ownership, do not become available on the open market, do not reach their true market value and remain affordable and within reach of those for whom they were intended in the long term. However, a variety of tenures may be acceptable provided that the properties remain affordable in perpetuity. Where affordable housing is provided but it is not under the control of a registered social landlord, the council will employ planning obligations to ensure that the properties are available as affordable housing in perpetuity.
The council will publish an Affordable Housing SPD which, amongst other things will define the term 'affordable' as it applies in this district and to guide the provision of affordable housing.
Circular 06/98 advises that low-cost market housing and subsidised housing can provide affordable housing opportunities.
During early 2002 Fordham Research carried out a Housing Needs Survey on behalf of the Council. In August 2003 the Survey was updated in the context of changes that had occurred since; in particular changes in market prices/rents, income levels and supply of affordable housing. The Survey Update states that in Vale Royal there is a net need for 127 units per annum which, projected over a 5-year period, equates to around 635 affordable homes. It is considered appropriate to negotiate to seek that 30% of all new homes (on sites considered suitable as set out in Policy H2 should be affordable dwellings. It is anticipated that a further housing needs survey will be carried out in 2006.
The type and tenure of housing will be a matter of negotiation between the Borough Council and the developer.
When determining applications involving affordable housing the council will have regard to the latest Vale Royal Housing Needs Survey and the Housing Register.
Where a requirement for an element of affordable housing is appropriate it should be provided as part of the development. However, in exceptional circumstances, the council and the developer may both agree that it would be preferable that a financial or other contribution should be made towards the provision of an element of affordable housing on another site in the district. Arrangements, usually in the form of an obligation under S106, will be put in place to ensure that the affordable dwellings are provided.
SITES FOR AFFORDABLE HOUSING ON RESIDENTIAL DEVELOPMENTS Policy H14 THE COUNCIL WILL SEEK TO NEGOTIATE FOR THE PROVISION OF 30% AFFORDABLE HOUSING ON ALL ALLOCATED SITES AS DEFINED IN POLICY H2. IN CIRCUMSTANCES WHERE WINDFALL DEVELOPMENTS COME FORWARD IN ACCORDANCE WITH THE PROVISIONS OF POLICY H5, THE COUNCIL WILL ALSO SEEK TO NEGOTIATE FOR THE PROVISION OF 30% AFFORDABLE HOUSING ON SUITABLE SITES AS FOLLOWS: (A) WITHIN THE SETTLEMENT POLICY BOUNDARIES OF TIER 1 AND TIER 2 LOCATIONS (SEE POLICY H4), DEVELOPMENTS COMPRISING 15 OR MORE DWELLINGS OR RESIDENTIAL SITES OF 0.5 HA OR MORE IRRESPECTIVE OF THE NUMBER OF DWELLINGS; AND, (B) WITHIN THE SETTLEMENT POLICY BOUNDARIES OF TIER 3 AND TIER 4 LOCATIONS (SEE POLICY H4), DEVELOPMENTS COMPRISING 1 OR MORE DWELLINGS. IN ASSESSING SITE SUITABILITY AND THE APPROPRIATE NUMBER OF AFFORDABLE UNITS/PROPORTION OF THE SITE REQUIRED FOR AFFORDABLE HOUSING, THE BOROUGH COUNCIL WILL MAKE REFERENCE TO: (a) THE LATEST VALE ROYAL HOUSING NEEDS SURVEY; SUCH SCHEMES WILL ONLY BE PERMITTED WHERE IT CAN BE DEMONSTRATED THAT THE PROPERTIES WILL REMAIN AFFORDABLE IN PERPETUITY. |
Policy Derivation
PPG3 "Housing"
Cheshire 2016 Structure Plan Alteration Policy HOU3
Circular 6/98 Planning and Affordable Housing
SITES FOR AFFORDABLE HOUSING WITHIN THE SETTLEMENT POLICY BOUNDARIES OF FRODSHAM, HELSBY AND TIER 1 LOCATIONS Policy H15 IN ORDER TO MEET LOCAL NEEDS FOR AFFORDABLE HOUSING, THE BOROUGH COUNCIL MAY PERMIT RESIDENTIAL DEVELOPMENT TO MEET THE LOCAL NEED WITHIN THE SETTLEMENT BOUNDARIES OF FRODSHAM, HELSBY AND TIER 1 LOCATIONS (SEE POLICY H4). SUCH SCHEMES WILL ONLY BE PERMITTED WHERE IT CAN BE DEMONSTRATED THAT THE PROPERTIES WILL REMAIN AFFORDABLE IN PERPETUITY. |
Reasons and Explanations
(i) This policy applies in Tier 1 locations as defined in Policy H4 and to Frodsham and Helsby. The Local Plan alteration makes sufficient provision through allocations (see Policy H2) to meet the Borough's housing requirement and therefore strictly controls the release of non-allocated (windfall) sites. A significant exception is release of land for affordable housing where there is a proven need.
Policy Derivation
PPG3 "Housing"
Cheshire 2016 Structure Plan Alteration Policy HOU3
SITES FOR AFFORDABLE HOUSING IN THE GREEN BELT/OPEN COUNTRYSIDE Policy H16 IN ORDER TO MEET LOCAL NEEDS FOR AFFORDABLE HOUSING, THE BOROUGH COUNCIL MAY EXCEPTIONALLY PERMIT RESIDENTIAL DEVELOPMENT TO MEET THE LOCAL NEED WITHIN OR IMMEDIATELY ADJACENT TO THE BUILT-UP PART OF TARPORLEY AND TIER 3 AND TIER 4 VILLAGES (SEE POLICY H4). SUCH SCHEMES WILL ONLY BE PERMITTED WHERE IT CAN BE DEMONSTRATED THAT THE PROPERTIES WILL REMAIN AFFORDABLE IN PERPETUITY. |
Reasons and Explanations
(i) This policy applies to what are known as "exception sites" in PPG3.
(ii) Evidence of a "demonstrated local need" should be shown through a local housing needs survey undertaken in partnership with the relevant parish council.
(iii) To ensure that occupancy would be limited to local people with a genuine reason for wishing to remain in or return to the community, for example family ties and/or work, but without the means to provide any form of accommodation for themselves. For the purposes of this policy "local" is defined as meaning the parish in which the site is located or immediately adjoining parishes.
(iv) Whilst a variety of tenures may be acceptable, cross subsidy as a means of implementation will not be acceptable in the Open Countryside or Green Belt.'
Policy Derivation
PPG2 "Green Belts
PPG3 "Housing"
Cheshire 2016 Structure Plan Alteration Policy HOU3
Circular 6/98 "Planning and Affordable Housing"
GYPSY AND TRAVELLER SITES Policy H17 Introduction In 2006 the government issued new guidance on planning for gypsy and traveller sites: Circular 01/2006. The council will prepare a Local Development Document to take into account the methodologies and approaches contained in the new guidance. In the meantime the council will retain the criteria-based Policies H17 and H18 in revised form as a guide to development but these policies need to be read in the context of the new national guidance when considering individual proposals. PROPOSALS FOR THE PROVISION OF GYPSY SITES WILL BE ALLOWED WHERE THE FOLLOWING CRITERIA ARE MET: (i) THE SITE SHOULD HAVE A REASONABLE ACCESS TO SHOPS, SCHOOLS, MEDICAL FACILITIES, PUBLIC TRANSPORT AND OTHER ESSENTIAL SERVICES; (ii) ACCESS TO, AND LAYOUT OF, THE SITE SHOULD BE DESIGNED TO PREVENT ANY DEMONSTRABLY UNACCEPTABLE EFFECT ON THE VISUAL AMENITY OF THE AREA; (iii) IN CASES WHERE THE SITE IS LOCATED IN THE GREEN BELT, THERE ARE VERY SPECIAL CIRCUMSTANCES WHICH OUTWEIGH THE HARM CAUSED BY THE LOSS OF OPENNESS AND ANY OTHER HARM ARISING FROM THE DEVELOPMENT; (iv) THE DEVELOPMENT SHOULD NOT RESULT IN A DEMONSTRABLY UNACCEPTABLE LOSS OF RESIDENTIAL AMENITY TO ADJACENT PROPERTIES; (v) THE FRINGE OF THE SITE SHOULD BE EXTENSIVELY LANDSCAPED; (vi) THE SITE SHOULD BE SUITABLE FOR GYPSIES TO CARRY ON THEIR REGULAR TRADES; (vii) IT SHOULD BE DEMONSTRATED THAT THERE IS SUFFICIENT NEED FOR A NEW SITE IN A PARTICULAR AREA; (viii) IF PUBLIC UTILITY SERVICES ARE REQUIRED THEY MUST BE AVAILABLE AND CAPABLE OF ACCOMODATING THE DEVELOPMENT PROPOSED; (ix) PROPOSALS FOR BUILT DEVELOPMENT WILL BE CONSIDERED IN TERMS OF THEIR SCALE, DESIGN AND MATERIALS USED. |
Reasons and Explanations
(i) The Borough Council recognises that gypsies travel through the Borough, and will refer to the Gypsy Policy produced by Cheshire County Council when determining applications.
(ii) To prevent the costly provision of additional services.
(iii) The Borough Council will refer to the Department of the Environment, Transport and the Region's Gypsy Site Design Guide when considering applications for private sites.
(iv) To ensure that the open character of the Green Belt is retained.
(v) The site should not adversely affect the amenities of existing or proposed dwellings.
(vi) The need for a new gypsy site can be demonstrated by the provision of information on the availability of alternative pitches and the existence of waiting lists for established sites.
(vii) A gypsy site is already established on Rilshaw Lane, Winsford.
Policy Derivation
Circular 01/2006 "Gypsy Sites and Planning"
Circular 18/94 "Gypsy Sites policy and Unauthorised Camping"
Cheshire 2016 Structure Plan Alteration
TRANSIT GYPSY SITES Policy H18 TRANSIT GYPSY SITES MUST SATISFY THE REQUIREMENTS OF POLICY H17 AND, IN ADDITION THEY MUST BE ON PRIMARY ROUTES THROUGH THE BOROUGH WHICH CORRESPOND WITH THE PRINCIPLE MOVEMENT OF GYPSIES IN TRANSIT. |
Reasons and Explanations
(i) The primary routes along which gypsies travel are identified in Cheshire County Council's Gypsy Policy.
Policy Derivation
Circular 1/94 "Gypsy Sites and Planning"
Circular 18/94 "Gypsy Sites Policy and Unauthorised Camping"
Cheshire Replacement Structure Plan (2001) Policy H8
SHOW PERSON'S SITES Policy H19 PROPOSALS FOR THE DEVELOPMENT OF LAND FOR SHOW PERSONS SITES WILL BE ALLOWED SUBJECT TO THE FOLLOWING CRITERIA: (i) PROPOSALS SHOULD NOT CONFLICT WITH POLICY H17 OR WITH THE RELEVANT POLICIES CONTAINED IN THE BUILT ENVIRONMENT AND NATURAL ENVIRONMENT CHAPTERS; (ii) THE SITE SHOULD NOT BE LOCATED IN AN AREA OF SPECIAL COUNTY VALUE OR IN THE GREEN BELT; (iii) THE PROPOSED SITE SHOULD BE REASONABLY FLAT AND HAVE GOOD VEHICULAR ACCESS; (iv) THERE SHOULD BE GOOD ACCESS TO THE MAIN HIGHWAY NETWORK; (v) PLANS FOR THE DEVELOPMENT OF A SITE SHOULD IDENTIFY WHERE CARAVANS AND FAIRGROUND EQUIPMENT WILL BE STORED AND THE HOURS DURING WHICH IT WILL BE TESTED. THIS SHOULD BE AGREED WITH THE BOROUGH COUNCIL. |
Reasons and Explanations
(i) To protect the amenity of nearby residents.
(ii) The Borough Council consider that Areas of Special County Value should be protected.
(iii) To ensure that the open character of the Green Belt is retained.
(iv) To ensure that Show People have adequate and appropriate sites for residential accommodation and storage of their equipment.
(v) A showperson's site is already well established on land at Bradford Road, Winsford.
Policy Derivation
Circular 22/91 "Travelling Show People"
Adopted Vale Royal Borough Local Plan First Review Alteration June 2006
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