 |
|
|
| |
|
| Chapter 7 |
| Housing |
| |
|
| |
Context |
| 7.1 |
The proximity of much of Wealden to Greater
London, Crawley/Gatwick and other major employment centres, and the
attraction of the District as a place to live, results in considerable
pressure for new housing development particularly for larger executive
style housing. At the same time, the disparity between local house
prices and local incomes creates an 'affordability' problem and a
significant local housing need exists. |
| 7.2 |
Government guidance in PPG3 emphasises
the importance of a greater choice of housing and that the housing
needs of all in the community should be recognised, including those
in need of affordable or special housing in both urban and rural areas.
To promote more sustainable patterns of development and make better
use of previously-developed land, the focus for additional housing
should be existing towns. New housing and residential environments
should be well designed and should make a significant contribution
to promoting urban renaissance and improving the quality of life. |
| 7.3 |
Structure Plan policies include an overall
housing provision in line with Regional Planning Guidance for the
period to 2011, and at a District level, focus major growth in Wealden,
mainly at the Low Weald towns of Hailsham, Polegate and Uckfield for
environmental and sustainability reasons. Emphasis is given to meeting
a range of local housing needs and on maximising provision within
urban areas. |
| 7.4 |
There are an estimated 140,300 people
living in the District, with around half living in the five main towns.
The population shows a relatively uniform age structure with the largest
proportion of people in the 45 - 59 age group. After taking account
of existing housing commitments, further development on windfall sites
and the proposed housing allocations in this Plan, the population
of the District is expected to increase to around 151,400 by 2011. |
| 7.5 |
There are some 61,000 dwellings in the
District, an increase of around 5,800 since 1991, with around 83%
owner occupied, 8% rented from the Council or a Housing Association
and some 9% privately rented. |
| |
Strategy |
| 7.6 |
It is an important function of the Local
Plan to provide an adequate and continuous supply of land for housing
within the context of the Structure Plan. The emphasis is on creating
balanced and sustainable communities by meeting a range of local housing
needs, minimising the impact of development on the environment and
character of settlements, promoting a high quality of design and layout,
providing access by a variety of transport means, and ensuring adequate
services and infrastructure are in place. On this basis, this chapter
contains policies for controlling the amount, type and location of
new housing development in the District. |
| 7.7 |
Local community views expressed during
public consultations on the Community Strategy indicated strong support
for the provision of affordable housing but resistance to further
new housing development. |
| 7.8 |
The Plan's objectives in relation to housing
having regard to Government guidance in PPG3 (Housing), policies in
the Structure Plan, the Council's Housing Strategy, the Community
Strategy and the Local Plan strategy itself are:- |
| |
(1) |
to meet the housing requirements of the
whole community, including those in need of affordable housing; |
| |
(2) |
to make the best use of previously-developed
land and buildings within towns and villages as far as possible, in
preference to the development of greenfield sites; |
| |
(3) |
to ensure that an adequate and continuous
supply of housing land is available in relation to Structure Plan
policies; |
| |
(4) |
to protect and enhance the character and
amenity of the towns, villages and countryside; |
| |
(5) |
to promote a high standard of amenities,
design and layout in new housing developments; |
| |
(6) |
to help create mixed and balanced communities
by providing a wide housing opportunity and choice through a mix of
size, type and affordability in new housing development; |
| |
(7) |
to encourage the retention and improvement
of the existing housing stock; |
| |
(8) |
to create a sustainable pattern and form
of development which reduces the need to travel by car through facilitating
access by public transport, walking and cycling to jobs, local services
and facilities and provides for mixed use development where appropriate; |
| |
(9) |
to make the most efficient use of land
both within urban areas and in new allocations. |
| |
Housing Provision |
| 7.9 |
The Structure Plan contains district-level
housing provisions which for Wealden are: |
| |
|
6,600 dwellings for 1991 - 2006
4,400 dwellings for 2006 - 2011 including 3,300 dwellings on new housing
allocations. |
| 7.10 |
A study of housing land supply relative
to the Structure Plan provisions was carried out at 1st April 2001,
the base date of the first deposit draft Plan for statistical purposes,
and the findings are contained in the Background Paper: Housing Land
and Urban Capacity Study. An update of housing land supply at 1st
April 2005 has been carried out for this Plan. |
| 7.11 |
The Structure Plan housing provisions
for the District can be met in part by housing completions 1991-2005,
existing housing commitments and development on 'windfall sites'.
After taking account of these factors, the requirement for new allocations
in this Plan can be summarised as: |
| |
|
450 dwellings for 1991 - 2006
3180 dwellings for 2006 - 2011 |
| 7.12 |
Whilst the County Council envisaged that
there would be no need for any major new housing allocations over
the period 1991 - 2006, as the housing provision would be met by completions,
commitments and windfall sites, new planning permissions have not
come forward at the rate previously anticipated and therefore some
allocations are needed. However, in view of the relatively small shortfall
in housing land up to 2006, it is proposed to address this as part
of the allocations for the post 2006 period. Over the 2006 - 2011
period the requirement for new allocations is slightly lower than
the 3,300 dwellings anticipated by the County Council due primarily
to a quicker take up of existing commitments than previously expected
in the period prior to 2006. |
| 7.13 |
Policy HG1 sets out the means by which
the Structure Plan housing provisions will be met for the periods
2005-2006 and 2006-2011 respectively after taking account of the 5,896
dwellings completed 1991-2005 and the findings of the urban capacity
study as explained at paragraph 7.15. All of the existing large site
(6 or more) housing commitments and the large sites identified in
this Interim Guide are listed in Appendix 9. |
|
|
| |
| Policy HG1 |
| In order to meet the
housing provisions of the East Sussex and Brighton & Hove Structure
Plan 1991-2011, provision will be made for: |
| (1) |
the completion of
250 dwellings between 2005 and 2006 in the following ways: |
| |
(i) |
existing housing commitments
totalling 85 dwellings |
| |
(ii) |
large site windfall
allowance totalling 75 dwellings |
| |
(iii) |
small site windfall
allowance totalling 90 dwellings |
| (2) |
The completion of
4670 - 4683 dwellings between 2006 and 2011 in the following
ways: |
| |
(i) |
existing housing
commitments totalling 410 dwellings |
| |
(ii) |
large site windfall
allowance totalling 375 dwellings |
| |
(iii) |
small site windfall
allowance totalling 440 dwellings |
| |
(iv) |
other urban capacity
sources totalling 260 dwellings |
| |
(v) |
allocations of previously
developed land totalling 705 dwellings as contained in policies
CR1; HA1-2; V1-2 and V6 |
| |
(vi) |
urban extensions
totalling 2400 dwellings as contained in Policies CR2-4; HA3-9,
HA12; PW1-2; UC1-3 and V3-5, 7. |
| |
(vii) |
rural affordable
housing allocations totalling 83 - 97 dwellings as contained
in Policy HG6. |
|
|
|
|
|
| |
|
| |
New Housing Sites |
| 7.14 |
It is Government policy to give priority
to providing new housing through re-using previously-developed land
and buildings in preference to the development of greenfield sites.
In identifying sites for new housing allocations the Council has followed
a search sequence as recommended in PPG3. In the first instance the
potential for maximising new housing within towns and villages through
the re-use of previously developed land and buildings has been examined
through an Urban Capacity Study. The balance of the housing requirement
will have to be met largely in the form of 'greenfield' urban extensions
as proposed in the Structure Plan. |
| |
Land Within Towns and
Villages |
| 7.15 |
The Urban Capacity Study identified the
potential for housing from a variety of sources in line with Government
guidance, including previously-developed or vacant land, redevelopment
and infilling within residential areas, redevelopment of non-residential
uses, and conversion and subdivision of residential and other properties.
The study concluded that |
| |
- the large site 'windfall' allowances over the Plan period are
justified
- allocations of previously developed land, mainly residential
curtilages, and otherwise vacant land, totalling around 300 dwellings
are appropriate. This figure is reduced to 230 dwellings following
consideration of representations on the first deposit draft plan.
- an additional allowance of some 160 dwellings is appropriate
to reflect new Council initiatives such as 'living over the shop'
and some development over car parks
- an allowance of some 100 dwellings is appropriate to allow for
development on existing employment and other allocations which
may not come forward for their proposed use
|
| 7.16 |
The provision of around 490 dwellings
on previously developed sites and through other opportunities identified
in the Urban Capacity Study reduces the total from 3,630 dwellings
to around 3,140 dwellings, the amount of new housing that needs to
be allocated mainly in the form of greenfield urban extensions. |
| 7.17 |
Details of the Urban Capacity Study methodology
and findings are included in the Background Paper: Housing Land and
Urban Capacity Study. The allocations of previously developed and
vacant land are contained in the separate Crowborough and Hailsham
chapters and the villages chapter at Forest Row and Maresfield. The
Urban Capacity Study has identified the potential for development
on windfall sites from a variety of opportunities, namely: |
| |
- the re-use of empty homes
- conversion of empty or under-used space above shops and offices
- conversion/sub-division of existing houses to flats and small
dwellings
- conversion or redevelopment of non-residential buildings or
land
- redevelopment of existing residential land and premises
- infilling development within existing residential areas
- mixed use schemes, mainly in or near town centres and neighbourhood
centres
|
| 7.18 |
In line with Policy GD1, within the development
boundaries new housing development through these opportunities will
be permitted provided that it is acceptable in terms of character,
amenity, access and parking considerations, and is in accordance with
all the relevant policies and proposals in the Plan. |
|
|
| |
| Policy HG2 |
| New housing development
through infilling, redevelopment, conversion, subdivision and
other windfall sites within the development boundaries, as defined
on the Proposals Map, will be permitted subject to compliance
with other policies in the Plan. |
|
|
|
|
|
| |
|
| |
Housing Allocations |
| 7.19 |
Government advice in PPG3 is that planned
extensions to existing urban areas are likely to prove the next most
sustainable option after building on appropriate sites within urban
areas. The Government also promotes the re- use of appropriately located
previously developed land and buildings. Structure Plan policies propose
the expansion of the Low Weald towns to provide for housing and associated
development needs in the period 2006 - 2011. |
| 7.20 |
As stated in Chapter 2, the capacity of
the Low Weald towns of Hailsham, Polegate and Uckfield to accommodate
the required housing growth through urban extensions has been examined
through an analysis of the broad sectors around the towns. The capacity
of Crowborough, Heathfield and the villages to accommodate some of
the housing growth was similarly considered. |
| 7.21 |
The findings of the sector analysis of
the Low Weald towns and of the other towns and villages in the District
together with consideration of representations on the housing allocations
and the First Deposit Draft Plan has formed the basis for the Council's
distribution of development strategy for housing and associated business
growth as set out in Chapter 2. The main allocations proposed in this
Plan are listed in the table on the next page. These comprise mainly
of greenfield urban extensions with the exception of the major 'brownfield'
site at the former Hellingly Hospital and smaller 'brownfield' sites
at Isfield and East Hoathly. The allocations of previously developed
and vacant land within towns and villages, totalling around 230 dwellings
referred to at paragraph 7.15 are contained in the separate town and
villages chapter under policies CR1, HA1 and V1 respectively. |
| 7.22 |
These allocations in Table 7.1 overleaf
and their associated policies are contained in the respective Town
and Villages chapters. The site capacities have been generally calculated
at 35 dwellings per hectare, unless there are particular considerations,
warrant a lower density, which is at the lower end of the density
range of 30 - 50 dwellings per hectare recommended in PPG3. Higher
densities may be achieved on some sites which would be determined
at the planning application stage. |
| 7.23 |
The total figure of 2955-2968 dwellings
is broadly equivalent to the requirement for housing on new allocations
of 3,140 dwellings referred to at paragraph 7.16. The housing figures
are indicative at this stage and the consideration of representations
on this revised plan together with the possibility of higher densities
on some sites may result in changes to some allocations or the reduction
of the total land required in the final draft Plan. |
| |
Land Recycling Target |
| 7.24 |
The Government's land recycling target
is that nationally by 2008, 60% of additional housing should be provided
on previously developed land and through conversions of existing buildings.
A similar target is also contained in Regional Planning Guidance for
the South East. Based on existing housing commitments, anticipated
development on windfall sites, the findings of the urban capacity
study and allocations in this Plan, the figure for Wealden over the
period 2004 - 2011 would be around 45%. |
| 7.25 |
Although below the national and regional
target this is a relatively high figure for a rural area like Wealden
with little legacy of derelict, disused or otherwise previously developed
land because it includes existing housing commitments within the towns
and villages for infilling and redevelopment, particularly in the
early part of the Plan period. The projections just for the period
2006-2011 show a figure of around 40%. |
|
Table 7.1 Housing
Allocations |
| |
| Town/Village |
Site |
Total Dwellings at 35 per
hectare net |
Affordable housing at 30%
of total |
Small dwellings at 20%
of total |
| Crowborough |
Land at Steel Cross (Policy
CR2) |
40 |
12 |
8 |
| Heatherview Farm (Policy CR3) |
80 |
24 |
16 |
| Land at Alderbrook (Policy CR4) |
80(1) |
24 |
16 |
| Hailsham |
Hellingly Hospital (Policy HA2) |
400(1) |
120 |
80 |
| Woodholm Farm (Policy HA3) |
50 |
15 |
10 |
| Welbury Farm (Policy HA4) |
350 |
105 |
70 |
| Land south of Hempstead Lane
(Policy HA5) |
70 |
21 |
14 |
| Land at Arlington Road East
(Policy HA6) |
70(2) |
21 |
14 |
| Land east of Battle Road, south
of A271, Amberstone (Policy HA7) |
120 |
36 |
24 |
| Land south of Howard Close (Policy
HA8) |
40(1) |
12 |
8 |
| Land at Station Road (Policy
HA9) |
35 |
11 |
7 |
Land East of Battle Road
(Policy HA12) |
50 (3) |
15 |
50 (3) |
Polegate/
Willingdon |
Land west of A22 (Policy PW1) |
600 |
180 |
120 |
| East of Shepham Lane (Policy
PW2) |
250 |
75 |
50 |
| Uckfield |
Land north of Mallard Drive
(Policy UC1) |
120 |
36 |
24 |
| Land north of Eastbourne Road
(Policy UC2) |
220 |
66 |
44 |
| Land at Sandpits, Lewes Road
(Policy UC3) |
60 |
18 |
12 |
| Buxted |
Land west of Church Road (Policy
V3) |
40(5) |
12 |
8 |
| East Hoathly |
Mixed use area, south of the
Mews (Policy V2) |
45(7) |
14 |
9 |
| Land off Church Marks Lane (Policy
V4) |
30(1) |
9 |
6 |
| Five Ash Down |
Land to the west of Oakleigh
(Policy V5) |
15 (4) |
5 |
3 |
| Isfield |
Former Army Camp (Policy V6) |
30(5) |
9 |
6 |
| Maresfield |
Land at Park Farm (Policy V7) |
80 (5) |
24 |
16 |
Villages
(various) |
Rural affordable housing allocations
(Policy HG6) |
83 - 97(6) |
83- 97(6) |
|
|
| |
The total number of dwellings is 2,955
- 2,968 |
| |
The housing figures are indicative at this
stage. |
| |
| |
| |
| |
| |
| |
| |
| |
Phasing of Housing Land |
| 7.26 |
Structure Plan policy seeks to maintain
a reasonable continuity in the supply of land for housing over the
whole Plan period, to ensure efficient and effective use of existing
housing commitments and the re-use of existing properties. It states
that it will be a condition of the new housing land releases that
none of the dwellings will be completed and occupied before 2006.
An appropriate policy is therefore included in this Plan. |
| 7.27 |
In order to help facilitate completions
in the 2006 - 2011 period on the housing allocations, planning permissions
will be granted in advance of 2006, to help maintain a continuity
in the supply of new housing in the relatively short period of 2006
- 2011 and enable development to meet any infrastructure requirements
in time for occupation. |
|
|
| |
| Policy HG3 |
| Planning permission
for housing development on the allocated sites will only be
granted subject to a planning agreement to ensure that none
of the dwellings will be completed and occupied before 2006.
|
|
|
|
|
|
| |
|
| 7.28 |
PPG3 advises that previously-developed
sites should be developed before greenfield sites. Where allocations
comprise previously-developed land within towns and villages, the
Council will use its best endeavours to bring these forward early
through working with landowners and service agencies. It is not considered
generally appropriate to seek to phase development of the small scale
previously-developed sites in advance of the development of the major
greenfield allocations in view of the uncertainty over their timing
and the requirement to ensure a continuous supply of the major housing
releases over the 2006 - 2011 period. |
| 7.29 |
As explained in the Transport Chapter,
in view of the existing capacity constraints on the A27 Trunk Road,
occupation of the housing allocations at Hailsham will be phased in
relation to completion of trunk road junction improvements (Policy
TR 3). Occupation of the allocation west of the A22 at Polegate will
also be phased to coincide with completion of the A27 West Polegate
Improvement . |
| |
Meeting Local Housing
Need |
| 7.30 |
The Council commissioned a Housing Needs
Study in 1999 to assess the range of housing needs to be met over
the Plan period and the size, type and tenure of housing required
to meet those needs. The findings of the study, which have been projected
to 2011, form the basis for the policies in this section which are
designed to address local housing needs. A summary of the findings
for each of the Parishes is included in Appendix 1. Housing needs
are also assessed regularly through the Council's Housing Register,
homelessness claims and through information held by Registered Social
Landlords. An up to date survey of rural housing needs has been carried
out in association with the rural housing initiative under Policy
HG6. |
| 7.31 |
In summary, the 1999 study identified
as the two most important issues to be the problem of 'affordability'
and the level of 'concealed' households living within an existing
household. These concealed households are not able to afford even
the cheapest available housing in the District, particularly in parts
of the rural areas, where terraced house prices are high and flats
are in limited supply. Most new household demand is for the smaller
and affordable type of housing, particularly one and two bedroom flats
and terraced houses, with some demand for family accommodation. |
| 7.32 |
Specifically, the study and subsequent
projections concluded: |
| |
- over 1600 new forming households currently require affordable
housing, principally for rent, but including around 135 shared
ownership houses for households on the margins of the market
- a total of around 2900 households will need affordable housing
at 2011, and this level does not take into account households
planning to leave the District because of a lack of affordable
housing
- a new programme of at least 170 houses a year of housing to
rent is required over the period to 2011 to maintain housing need
at its current level
- around 800 unsubsidised small market houses are required in
the period to 2011 by new households with annual incomes adequate
to access the market
- there is a demand for 440 homes in the form of sheltered or
other accommodation suitable for the elderly in both public and
private sectors to help meet the projected increase in the elderly
population
|
| 7.33 |
In the light of the housing needs study
findings the Local Plan includes policies relating to the provision
of affordable housing in new development and on rural 'exception'
sites. These take account of current Government guidance. However,
recent Government statements place significant weight on the need
to improve the arrangements for delivering affordable housing. In
July 2003, the Government published its proposed changes to PPG3 which
included the ability to allocate land for affordable housing in rural
areas. This is addressed in paragraphs 7.53 to 7.61 and the allocations
included in Policy HG6. |
| |
Affordable Housing in
New Development |
| 7.34 |
Government guidance in PPG3 is that a
community's need for a mix of housing types, including affordable
housing, is a material planning consideration which should be taken
into account in formulating development plan policies and in deciding
planning applications involving housing. In view of the demonstrable
lack of affordable housing to meet local needs over the Plan period,
a policy for seeking affordable housing on allocated sites and windfall
sites is essential. |
| 7.35 |
For the purposes of Policy HG4, affordable
housing is defined as housing that is provided with private or public
subsidy, for local people who are unable to meet their housing needs
in the local housing market because of the relationship between housing
costs and incomes. In Wealden, affordable housing will typically be
for rent and will be managed by a Registered Social Landlord. The
Housing Needs Survey confirms that subsidised housing to rent is the
only affordable option for a large proportion of those in need, particularly
new forming households. Shared ownership or discounted market housing
also referred to in Government guidance is only an option for a relatively
small number of households on the fringes of the market. |
| 7.36 |
To meet the projected level of affordable
housing need would require the Council to seek around 50% of the total
housing provision over the Plan period in the form of affordable housing
and even higher in some towns. However such a requirement would be
difficult to justify in financial and social terms, and a figure of
around 30% will be expected. In view of the need for subsidised housing
to rent, some 25% of the housing should be of this type with a relatively
small proportion, 5%, in the form of shared ownership or discounted
market housing. Site specific targets are included under the appropriate
site based policy for the allocations in the Town Chapters and the
Villages Chapter. |
| 7.37 |
Government guidance advises that affordable
housing can be sought on sites of 15 or more dwellings (or 0.5 ha)
in urban areas, where justified by local need. Evidence regarding
the size of windfall sites coming forward in Wealden demonstrates
that whilst a threshold of 15 dwellings would increase the supply
of affordable housing, a threshold of 10 or more dwellings (or 0.4
ha) would achieve a notably greater amount of affordable housing and
is justified by the exceptionally high level of local housing need
in the District. |
| 7.38 |
Government guidance is more flexible in
rural areas of 3000 population or less and a site threshold of 5 dwellings
is justified in Wealden's rural areas in the light of local housing
need. As small windfall sites are also an important component of the
housing provision in the rural areas, on sites of 3 and 4 dwellings
a single affordable housing unit will be required. It is not considered
appropriate to seek provision on smaller sites, principally on ground
of economic viability. |
| 7.39 |
The transfer of serviced land at nil cost
to a Registered Social Landlord approved by the District Council will
be required to enable construction to Housing Corporation and the
RSL's design standards. Alternatively, built out units could be provided
on site by a developer on behalf of a Registered Social Landlord where
an equivalent number of affordable homes would result and construction
is to Housing Corporation and RSL's design standards. In any housing
scheme, the early involvement of the RSL is essential to ensure the
necessary funding is in place and development is included in the RSL's
programme. Only exceptionally, should built-out units be provided
and wholly funded by a developer and only then when an RSL is willing
and able to acquire and manage the housing as a fewer number of dwellings
would inevitably result. |
| 7.40 |
In order to maximise the opportunities
available to provide affordable housing, on-site provision will be
the priority and off-site commuted payments or other contributions
will be the exception. However, a proportion of the affordable housing
requirement on the housing allocations in the Low Weald towns will
be sought in the form of a financial contribution in order that some
affordable housing can be provided elsewhere in the District, particularly
in the rural areas, where there is a demonstrable housing need but
where new allocations are limited. It is not considered appropriate
to seek such a payment on allocations of less than 100 dwellings. |
| 7.41 |
The affordable housing should generally
be distributed in groups of up to 10 dwellings throughout the development
in order to avoid an over-concentration in one location and provide
for a mixed and socially integrated development. |
|
|
| |
| Policy HG4 |
| Planning permission
for new residential development will only be granted when an
element of affordable housing is provided in accordance with
the following criteria; |
| (1) |
The amount, type
and size of affordable housing to be provided will be negotiated
on a site by site basis and will depend on the overall size
of the development proposed, the mix of dwelling types proposed,
the site characteristics, the scale and nature of need for affordable
housing in the area and the economics of provision. However,
it is expected that around 30% of dwellings will be in the affordable
category which should comprise around 25% subsidised housing
to rent and around 5% shared ownership or discounted market
housing, the exact proportions of which will be determined on
a site by site basis. |
| (2) |
The requirement for
affordable housing in new residential development applies to
the following sites: |
| |
(i) |
Within the development
boundaries of Crowborough, Hailsham, Heathfield, Polegate and
Uckfield in housing developments of 10 dwellings or more, or
on sites of 0.4 hectare or more; |
| |
(ii) |
Outside the development
boundaries of Crowborough, Hailsham, Heathfield, Polegate and
Uckfield in housing developments of 5 dwellings or more or on
sites of 0.2 hectare or more. |
| |
(iii) |
Outside the development
boundaries of Crowborough, Hailsham, Heathfield, Polegate and
Uckfield in housing developments of 3 and 4 dwellings, the requirement
is for 1 affordable housing unit. |
| |
These thresholds
also apply to those sites which are sub-divided into smaller
areas but would clearly have a cumulative capacity or site area
that would meet or exceed the thresholds. |
| (3) |
The on-site provision
of the subsidised housing to rent and shared ownership housing
will be achieved by the transfer of serviced land at nil cost
to a Registered Social Landlord approved by the Council or alternatively
by an equivalent number of built-out units provided by a developer
on behalf of a Registered Social Landlord approved by the Council.
Only exceptionally will a financial or other contribution towards
affordable housing on a suitable alternative site be acceptable
and only when it can be demonstrated that the affordable housing
will be provided. |
| (4) |
In the case of housing
allocations in the Low Weald towns of 100 dwellings or more,
a proportion of the affordable housing requirement will be sought
in the form of a financial contribution in order that some affordable
housing can be provided elsewhere in Wealden, particularly in
the rural areas. The balance between on-site and off-site provision
on each allocation will be agreed when planning applications
are determined but would generally equate to some 10% of the
affordable housing provision. |
| (5) |
The affordable housing
should be well integrated with the rest of the development and
distributed in small groups of up to 10 dwellings throughout
the development. This and the timing of affordable housing provision
relative to the market housing will be secured through a planning
agreement. |
| (6) |
Planning agreements
will be required in order to secure the affordable housing provision,
either on-site or through a financial or other contribution. |
|
|
|
|
|
| |
|
| 7.42 |
The Council has published separate supplementary
planning guidance on affordable housing. |
| |
Affordable Housing Target |
| 7.43 |
The Housing Needs Survey and further work
by the Council reveals an affordable housing need amongst some 2,900
households over the Plan period to 2011. In the light of the housing
provision in the Plan, comprising both allocations and windfall sites,
and taking account of the proposed site thresholds and the affordable
housing quota contained in Policy HG4, together with the rural affordable
housing allocations contained in Policy HG6 it is anticipated that
around 1,250 affordable housing units would be provided. This is an
appropriate target for the Local Plan. |
| 7.44 |
In addition, further affordable housing
is likely to come forward through a number of sources including the
purchase and repair of empty properties, small-scale Registered Social
Landlord schemes within towns and villages and development on sites
under the affordable housing 'exceptions' policy, HG5. |
| |
Affordable Housing 'Exceptions'
Policy |
| 7.45 |
In the rural areas of Wealden there are
particular difficulties in securing an adequate supply of affordable
housing for local needs. The Council's local housing needs 'exceptions'
policy is an integral part of the corporate approach to meeting housing
needs in the rural areas, and is recognised as such in the Wealden
Housing Strategy. In line with Government guidance, the policy
permits small-scale housing development outside the defined development
boundaries in order to meet an identified housing need among those
local people who are unable to compete in the normal housing market.
|
| 7.46 |
Development under this policy has made
an important contribution to meeting rural housing needs but it is
very unlikely that sufficient 'exceptions' land will be found to meet
all local housing need in the rural areas as experience shows that
most sites will not be acceptable in relation to the environmental,
character, services and traffic considerations. In all cases the Council
will seek to ensure that the scheme can be assimilated into the local
area, both physically and socially, and will look for support from
the local community. |
| 7.47 |
As the policy relates to land outside
the development boundaries where development will not normally be
permitted, the principal issue is whether a site is suitable in planning
terms. Particular importance is given to sustainability considerations
including the location of a site in relation to an existing settlement
and local services, the scale of development proposed, the impact
on the character of surrounding development, the landscape and countryside,
as well as other normal planning criteria. Where only one or two dwellings
are proposed, and other suitable sites are not available in the Parish,
the requirement to have reasonable accessibility to local services
could be relaxed, notwithstanding the sustainability issues which
could be outweighed by the pressing need for affordable housing. |
| 7.48 |
With regard to need, the Housing Need
Survey provides an indication of the general extent and nature of
local housing need, although further detailed investigation by the
Council or a Registered Social Landlord may be required when a suitable
development site has been identified. The evidence from the survey
and schemes that have been implemented suggests that, in the light
of income levels among those in need, the appropriate tenure is rental
through assured tenancies, i.e. with no right to buy. Outright purchase
of a property would be inappropriate because the cost of provision
is likely to exceed the purchasing power of local people in need,
even when initial discounts are offered, but also due to the difficulty
of retaining the property for meeting local needs on resale. |
| 7.49 |
Although the policy would not preclude
any developer carrying out a suitable scheme with appropriate covenants
on the land or legal agreements, the Council will require the properties
to be managed by a Registered Social Landlord. |
| 7.50 |
While the policy does not allow general
demand housing outside the development boundary to cross-subsidise
the funding of affordable housing, it could apply where the private
housing is in the development boundary and the affordable housing
is outside as exception to policy. |
| 7.51 |
The Statutory Instrument identifying exemptions
from the purchase grant scheme for housing association tenants (the
Right to Acquire) defines the areas where the principle of development
may be acceptable under the policy, i.e. only exception sites which
fall under an exempt area will be considered under the policy. |
| 7.52 |
For the purposes of the policy the categories
of need include existing or previous residents, persons whose work
provides an important service to the community or persons who have
a genuine offer of local employment, and in all cases need affordable
housing. Preference will be given to village residents, followed by
residents of the wider Parish, then the District as a whole and finally
to a suitable applicant off the Council's Housing Waiting List as
expanded on in supplementary planning guidance on affordable housing
published separately by the Council. |
|
|
| |
| Policy HG5 |
| In exceptional circumstances,
planning permission may be granted for small scale residential
development in rural areas outside development boundaries in
order to meet an identified local housing need among those people
unable to compete in the normal housing market. |
| (1) |
Proposals for such
development will only be permitted where the Council is satisfied
that the following criteria are met: - |
| |
(i) |
the proposed development
is located within or adjacent to an existing village or other
settlement; |
| |
(ii) |
the proposed development
provides reasonable accessibility to local services; |
| |
(iii) |
the proposed development
is not intrusive in the countryside and is not harmful to the
character of the landscape; |
| |
(iv) |
the scale of the proposed
development is appropriate in relation to the size of the settlement.
Development should be in keeping with the character of adjoining
development and the locality, and with local building styles; |
| |
(v) |
the proposed development
conforms with the Plan's policies, for access, parking, retention
of trees, landscaping and impact on neighbouring properties; |
| |
(vi) |
there is clear evidence
of an unsatisfied local housing need in the parish that cannot
be met through normal market mechanisms. |
| |
(vii) |
the proposed development
is of a size, type and cost, directly appropriate and affordable
for those people in proven local housing need identified in
(vi) above; |
| |
(viii) |
the future affordability,
management and ownerships of any dwellings can be ensured forever
through the imposition of covenants and/or appropriate legal
agreements; |
| |
(ix) |
the proposal can
be shown to be viable and achieve affordable housing. |
| (2) |
Applicants for planning
permission, will be asked to demonstrate how their proposals
meet criteria (vi) - (ix) above, which will then be the subject
of assessment by the Local Planning Authority, advised as appropriate
by the Local Housing Authority. |
| (3) |
Proposals which include
the provision of general demand housing outside the development
boundaries to cross-subsidise the funding of affordable housing
will not be permitted. |
|
|
|
|
|
| |
|
| |
Sites for affordable housing
in rural areas. |
| 7.53 |
Experience in implementing the 'exceptions'
policy has shown the difficulties involved in a reactive policy on
land where planning permission would not normally be granted. The
consequence of this is a relatively small but very welcome number
of dwellings completed under this policy. |
| 7.54 |
Unfortunately this falls well short of
meeting the very considerable affordable housing need in the villages
and smaller settlements in the rural areas, as demonstrated in the
housing needs survey. Public reaction to this issue in rural areas
is generally positive towards the need for affordable housing but
not generally for speculative, more expensive housing. The Council
has promoted the need for local planning authorities to be proactive
and to have the ability to allocate land specifically for affordable
housing, particularly in the rural areas. In July 2003, the Government
published its proposed changes to PPG3 which included this ability
to help create mixed and balanced communities. |
| 7.55 |
Any such allocations should be solely
for affordable housing, on land within or adjoining existing villages,
which would not otherwise be released for housing and where it would
contribute to the attainment of mixed communities. |
| 7.56 |
It is considered that sites in the rural
areas should be small in scale, generally between one and ten dwellings
depending on the characteristics of the site and the settlement in
question. Where only one or two dwellings are proposed, and no other
suitable sites are available in the Parish, the requirement to have
reasonable accessibility to local services may need to be relaxed,
notwithstanding the sustainability issues which could be outweighed
by the pressing need for affordable housing. |
| 7.57 |
Many villages and smaller settlements
in Wealden, particularly in the Areas of Outstanding Natural Beauty,
are dominated by housing of a similar characteristic, namely private
housing, mostly, if not all out of the reach of those in housing need.
It is therefore considered that this imbalance has to be addressed
to help establish mixed and more inclusive communities through the
allocation of small sites for affordable housing. |
| 7.58 |
There must be a demonstrable need shown
through appropriate local housing needs survey and the housing should
be appropriate to the needs of local people, normally through subsidised
housing to rent, and maintained as such for ever. |
| 7.59 |
Working in close consultation with Parish
Councils and Action in Rural Sussex, local housing needs surveys are
being undertaken in 2004 and appropriate sites, generally for between
one and ten dwellings, have been sought within or on the edge of the
villages and smaller settlements. The criteria used for site assessment
are those contained within Policy HG5, the exception sites policy. |
| 7.60 |
It should be noted that any new housing
as a result of this policy will be restricted to local residents,
therefore ensuring that the needs of the local community are met.
In terms of its allocation through the Council's Housing Register
the definition of "local" is people in need of separate affordable
accommodation who currently live by choice in the village and normally
have done so for a continuous period of at least 2 years prior to
their application. |
| 7.61 |
If nobody meets the above requirement
then the following strong local connections will be considered: |
| |
1) |
People who have lived previously in the
village, normally for a continuous period of at least 3 years, and
had to move away through a lack of affordable accommodation; or |
| |
2) |
People whose close relatives, normally
defined as parents and adult children or siblings (including step
relationships), who currently live in the village and normally have
done so continuously for a period of at least 5 years; or |
| |
3) |
People whose work provides an important
services to the local community and who need to live locally but need
affordable housing; or |
| |
4) |
People who cannot take up a genuine offer
of work, which provides an important services to the local community,
due to the lack of affordable housing. |
|
|
| |
| Policy HG6 |
| (1) |
The following sites,
as shown on the Proposals Map, are allocated solely for affordable
housing: |
| |
| |
No. of dwellings
|
| (a) |
Land adj. to Rose Cottage PH, Alciston |
1-2
|
| (b) |
Land at the allotment gardens, off
Cuckmere Court, Alfriston |
10
|
| (c) |
Land adj. to Village Hall, Beaconsfield
Road, Chelwood Gate |
6
|
| (d) |
Land at School Lane, Danehill |
10-12
|
| (e) |
Land at Warren Farm Lane, Eridge
Green |
2
|
| (f) |
Land adjacent to Downs View, Five
Ashes |
4-6
|
| (g) |
Land at St Mark’s Field, Hadlow Down |
6-7
|
| (h) |
Land adjacent to the Village Hall,
Herstmonceux |
6
|
| (i) |
Land at Pound Lane, Laughton |
6
|
| (j) |
Land west of North Street, Lower
Horsebridge |
6
|
| (k) |
Land adj. to South Street car park,
Mayfield |
8-10
|
| (l) |
Land at Courthope Avenue, Wadhurst |
15-20
|
| (m) |
Former nursery adjacent to Osborn
House, Rushlake Green |
3-4
|
 |
|
|
|
| (2) |
Planning permission
will only be granted for affordable housing development on these
sites when: |
| |
(i) |
the application is
accompanied by an up to date and robust assessment of local
housing needs; |
| |
(ii) |
the proposed development
is of a size, type and cost, directly appropriate and affordable
for those people in proven local housing need identified in
(i) above; |
| |
(iii) |
the future affordability,
management and ownership of any dwellings can be ensured forever
through the imposition of covenants and/or appropriate legal
agreements; |
| |
(iv) |
the proposal can
be shown to be viable and achieve affordable housing. |
| (3) |
Applicants for planning
permission will be asked to demonstrate how their proposals
meet criteria (i) to (iv) above which will then be the subject
of assessment by the Local Planning Authority, advised as appropriate
by the Local Housing Authority. |
| (4) |
Proposals which include
the provision of general demand housing outside the development
boundaries to cross subsidise the funding of affordable housing
will not be permitted. |
| (5) |
The proposed development
should conform with the Plan's policies including those on design,
access, parking, tree retention and landscaping. |
|
|
|
|
|
| |
|
| |
Mix of Dwelling Types
and Sizes |
| 7.62 |
Only 18% of the housing stock in Wealden
comprises of flats and terraced houses compared to a figure of 25%
for East Sussex and 47% nationally. Within Wealden, over the last
twenty years or so, there has been significant pressure from developers
wishing to build large 'executive' type homes. In new housing developments
this has inevitably caused an imbalance in the mix of dwelling types
and sizes and has made it particularly difficult to create mixed and
balanced communities. Government guidance advises local authorities
to secure an appropriate mix of dwelling size, type and affordability
in new housing development to meet the changing composition of households
in the light of the likely assessed need. |
| 7.63 |
In addition to households in need of affordable
housing, the Housing Needs Survey identified a requirement for some
800 general market houses such as 1/2 bedroom flats and terraced houses
in the period to 2011 for new households able to access the market,
as well as a demand for around 440 homes to help meet the existing
and projected increase in the elderly population. There are few commitments
in the housing land supply for flats and small houses or elderly persons
accommodation and in order to meet the identified need and create
visual interest and character, it is essential that a greater choice
of accommodation is provided on the housing allocations and on windfall
sites, in addition to affordable housing. For the purposes of Policy
HG7, small dwellings are defined as one bedroom properties normally
not exceeding 60 square metres internal floorspace and two bedroom
properties not normally exceeding 80 square metres internal floorspace.
In the light of the need and the level of housing provision over the
Plan period, it is expected that 20% of housing on new allocations
and windfall sites will be in the form of small market dwellings,
comprising 1/2 bedroom flats and terraced houses, and special needs
housing accommodation for the elderly and others. The resulting density
of development would not normally be appropriate within the defined
low density policy areas. |
|
|
| |
| Policy HG7 |
| Planning permission
for new residential development will only be granted on sites
at or above the thresholds in Policy HG4 when a proportion of
small dwellings are provided comprising of 1 and 2 bedroom flats
and terraced houses and special needs housing accommodation
for the elderly and others, in addition to any requirement for
affordable housing under Policy HG4. |
| The mix of dwelling
types and sizes to be provided will be negotiated on a site
by site basis and will depend on the overall size of the development
proposed and the scale and nature of local housing need. It
is expected, however, that around 20% of dwellings will be in
the small dwelling categories. |
|
|
|
|
|
| |
|
| |
Sustainable Residential
Development |
| 7.64 |
PPG3 puts particular emphasis on creating
sustainable residential environments with particular reference to
promoting links with public transport, encouraging mixed use development,
promoting good design and layout including landscaping, and making
the most efficient use of land. As explained earlier in this chapter
sustainable development considerations have been central to the Plan's
strategy for locating new housing development. Policies for transport
are contained in the Transport chapter and mixed use development,
including housing, will be encouraged in town centre schemes where
appropriate. This section addresses specific matters relating to the
design and layout of housing estates, making the most efficient use
of land and the retention and improvement of the existing housing
stock. |
| |
Design and Layout of New
Housing Estates |
| 7.65 |
Good design and layout of new housing
development is essential to improve the quality and attractiveness
of residential areas both for future residents and the existing community.
Regard should be had to a variety of factors including the townscape
and landscape of the wider locality, creating a strong sense of identity
which reflects the local character, and providing a safe and attractive
environment which relates to the needs of people rather than traffic.
|
| 7.66 |
Good design and layout is promoted through
a variety of policies in the Plan, most notably Policy BE1 which sets
out criteria that apply to any development whatever its scale. Policy
HG8 expands these in relation to the design and layout of new housing
estates and the applicability of the criteria will largely depend
on the scale of development proposed. Further guidance is contained
in a separate document 'Housing Estate Design Guidance'. |
|
|
| |
| Policy HG8 |
| Proposals for new
housing estate development will only be permitted where a high
quality of design and layout is proposed in keeping with the
townscape and landscape of the wider locality. Proposals should
be accompanied by a design statement which demonstrates how
the following principles have been incorporated: |
| Layout |
| (1) |
the creation of an
imaginative layout which provides a strong sense of identity
and integrates well with other parts of the town or village
in terms of the pattern of local streets and spaces, building
styles and materials, landscape features and the patterns of
movement set up; |
| (2) |
the creation of smaller
identifiable housing areas through the use of existing landscape
and other natural features and through layout and design including
new features such as 'town squares', open spaces, roads, footpaths
and cycle links; |
| (3) |
new community facilities,
where required, should be well related to the adjoining housing
areas in order to create a community focus and encourage trips
on foot and by bicycle; |
| Landscape |
| (4) |
the creation of a
strong landscape framework which retains and maximises the potential
of existing valuable site features including landforms, trees,
hedgerows, open spaces, watercourses and ponds, and takes account
of the site's interrelationships with the adjoining countryside
and of the views into and out of the site; |
| (5) |
significant new landscape
provision will be required, where appropriate, including structural
planting of trees and shrubs using planting forms and native
species which reinforce the existing landscape context; |
| Movement patterns |
| (6) |
the layout shall
provide for safe and convenient movement by all means of transport
based on a clear transport framework which integrates well with
movement patterns in the locality and where priority is given
to the needs of pedestrians and cyclists, provision is made
for public transport, and appropriate measures are proposed
to reduce traffic speeds; |
| Vehicle parking |
| (7) |
car parking provision
should be an integral part of the design process and located
in positions to maximise natural surveillance, and avoid visual
dominance of parked vehicles or uniform repetition of parking
spaces; |
| Energy efficiency |
| (8) |
energy efficient
and sustainable housing should be secured through layout, design,
housing type, orientation and landscaping; |
| Safety/crime prevention |
| (9) |
crime prevention
and community safety should be ensured through layout and design,
in particular security of property and natural surveillance
of access roads, footpaths, amenity space, parking areas and
landscaping; |
| Design and materials |
| (10) |
the design of individual
buildings in terms of their form, scale and height, their position
in relation to the spaces around them, and the texture, colour
and pattern of materials should be compatible with the character
of the locality and its local distinctiveness. |
|
|
|
|
|
| |
|
| |
Making The Best Use Of
Land |
| 7.67 |
In order to promote sustainable forms
of development, Government advice in PPG3 is that local authorities
should avoid developments which make inefficient use of land (those
of less than 30 dwellings per hectare net), encourage housing development
which makes more efficient use of land (between 30 and 50 dwellings
per hectare net) and seek greater intensity of development at places
with good public transport accessibility. |
| 7.68 |
Whilst it is considered important to reflect
these density standards in the Plan, this must be seen in the context
of high quality development rather than allowing 'town cramming' which
can erode character and amenity in existing residential areas. The
Government is clear that higher densities should go hand in hand with
a better quality of housing design and mixture of housing size and
type, pointing to good examples both now and in the past. |
| 7.69 |
There are a number of residential areas
with an established and distinctive low density character created
by large detached houses set in spacious gardens with mature tree
cover, hedgerows and other landscaping. Specific policies are contained
in the relevant town and villages chapter to protect these areas. |
|
|
| |
| Policy HG9 |
| Outside the low density
housing policy areas, as defined on the Proposals Map, proposals
for residential development will only be permitted provided
that the density of development is |
| (i) |
not less than 30
dwellings per hectare net |
| (ii) |
between 30 and 50
dwellings per hectare net |
| (iii) |
in excess of 50 dwellings
per hectare net in locations near to town centres, neighbourhood
centres, railway stations, and other good public transport facilities |
| Notwithstanding these
density standards, the proposed development should be consistent
with the other policies in the Plan regarding the high quality
of design and layout, the existing character of the area, site
character and surroundings, local amenity and traffic considerations.
Exceptionally, this may necessitate some developments at less
than 30 dwellings per hectare net. |
|
|
|
|
|
| |
|
| |
Retention and Improvement
of Housing Stock |
| 7.70 |
The Council considers it important to
maintain and where possible improve the existing housing stock. Policy
HG2 provides for a variety of new housing opportunities within development
boundaries which includes improvement to the existing housing stock.
In addition, the Council wishes to resist the loss of residential
accommodation and allow extensions and alterations to existing dwellings.
The retention of institutional development is necessary in the light
of the projected growth in elderly persons. |
|
|
| |
| Policy HG10 |
| The Council will resist
the loss of residential accommodation, including residential
institutional accommodation, (by change from residential to
another use or by redevelopment), unless the following circumstances
apply:- |
| (1) |
the residential use
is not appropriately located; |
| (2) |
the building is unsuitable
for residential use in its present form and is not capable of
being readily improved or altered in order to make it suitable;
or |
| (3) |
the retention of
the building or use for residential purposes would prevent an
important development, redevelopment or other change of wider
benefit to the community. |
|
|
|
|
|
| |
|
| 7.71 |
The extension of existing dwellings is
often an effective means of improving the housing stock. Small-scale
extensions can often be built without the need to seek planning permission
from the Council. Where extensions do need permission, the Council
would wish to ensure that the scale and design of the extension is
generally appropriate in relation to the existing dwelling and surrounding
area, and that the amenities of neighbours are not adversely affected. |
|
|
| |
| Policy HG11 |
| Within the development
boundaries, as defined on the Proposals Map, the extension and
alteration of existing dwellings will be permitted where the
scale, style, design and materials are appropriate and sympathetic
in relation to the existing buildings, and there is no significant
adverse effect on the amenities of the occupiers of neighbouring
properties. |
|
|
|
|
|
| |
| |
 |
|
|
|
|
| top |