Key to Second Deposit Written Statement text - Added text and deleted text
 

CHAPTER 13: HOUSING
Page 195
 
13.1 Introduction 196
     
13.2 Meeting Housing Needs 196
  Policy H1: Housing (Part I) 196
  Policy H2: Housing Land Provision (Part I) 197
     
13.3 Housing Site Assessment Criteria 198
  Policy H3: Housing Site Assessment Criteria 198
     
13.4 Housing Allocations 201
  Policy H4: Housing Allocations 201
     
13.5 Housing Renewal and Neighbourhood Renewal 207
  Policy H5: Housing Renewal and Neighbourhood Renewal 207
     
13.6 Design of Housing Development 208
  Policy H6: Design of Housing Development 208
     
13.7 Conversion of Buildings from Non-Residential to Residential Use 208
  Policy H7: Conversion of Buildings from Non-Residential to Residential Use 208
     
13.8 Residential Intensification Sites 209
  Policy H8: Residential Intensification Sites 209
     
13.9 Open Space, Sport and Recreation Requirements for New Housing Developments 210
  Policy H9: Open Space, Sport and Recreation Requirements for New Housing Developments 210
     
13.10 Housing Density and Mix 211
  Policy H10: Housing Density and Mix 211
  Policy H11: Housing Mix  
     
13.11 Affordable Housing 213
  Policy H11 H12: Affordable Housing 213
     
13.12 Special Needs Accommodation 216
  Policy H12 H13: Special Needs Housing 216
     
13.13 Residential Care Homes 218
  Policy H13 H14: Residential Care Homes 218
     
13.14 Sites for Travelling People 218
  Policy H14 H15: Sites for Travelling People 218
     
  Table 13.1 Housing Land Supply 198
  Table 13.2 Housing Allocations 205
  Table 13.3 Housing Renewal Sites 206
  Table 13.4 Demand for Sheltered Housing for Older People (2002-2007) 217
 
 
   
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13.1

Introduction
13.1.1 As part of the creation of a City of Communities and Neighbourhoods, a Caring City and a Wealth Creating City, the Wolverhampton Community Plan aims to:
 
  • Provide a range of housing that meets people's needs, including affordable housing;
  • Improve neighbourhoods as places to live and reduce the worst differences between the least well-off neighbourhoods and the rest of the City in terms of quality of housing and environment;
  • Improve the condition of poor housing and replace older and unpopular housing; · Reduce the number of empty properties across the City;
  • Develop a range of accommodation choices for younger and older people and people with disabilities to enable them to live more independently.
13.1.2 The Policies in this Chapter set out the ways that the UDP can help to meet these aims.
   
 
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13.2

Meeting Housing Needs
Policy H1: Housing (Part I)
 
The Council will seek to:
1. Maintain existing residential populations in the City and, where appropriate, increase levels, particularly within inner urban areas;
2. Improve the condition and use of the existing housing stock;
3. Identify sufficient land and buildings to provide for the housing needs and aspirations of the whole community and meet Regional Planning Guidance targets;
4. Locate as much new housing as possible on appropriate previously-developed sites within the urban area, particularly at places with good public transport accessibility within walking distance of centres, strategic regeneration corridors, and other good quality public transport nodes, where high densities will be promoted; (1)
5. Ensure that new housing is developed to a high standard of design and provides appropriate services to meet the needs of new residents and the wider community.
 
   
13.2.1 In order to meet regeneration objectives and create a balanced, sustainable urban community, it is important to retain and attract a variety of people to live and work in Wolverhampton. This can only be achieved if the City's existing and future residents have access to a high quality housing stock that meets their varied needs and aspirations, set within an attractive residential environment. Therefore, making the best use of the existing housing stock and providing sufficient land for a variety of new housing is one of the key objectives of the UDP. The recently completed Wolverhampton Housing Needs Survey provides a detailed assessment of the varied needs which must be met, in particular the need for affordable housing.
13.2.2 Planning Policy Guidance Note 3 provides the national planning policy context for housing issues and Regional Planning Guidance for the West Midlands (RPG11), revised in April 1998, sets out specific housing requirements for Wolverhampton up to 2011. In the past, it has been possible to meet most of Wolverhampton's housing requirements by re-using previously developed land. In the light of strengthened national policy and the continued need to protect green spaces within and around the urban area (see Chapter 12: Open Space, Sport and Recreation), this will continue to form an important UDP objective. A comprehensive Urban Housing Capacity Study, which forms a background paper to the UDP, has proved that there is sufficient suitable previously-developed land available within the urban area to meet the RPG housing requirement without any significant release of greenfield land.
   
   
   
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Policy H2: Housing Land Provision (Part I)
 
In order to meet established housing needs, sites will be made available to provide 6,090 5,590 new dwellings over the period 2002 2003-2011, through completion of committed sites and granting permission for housing by permitting appropriate development on allocated sites and other suitable land and buildings within the urban area. Such provision will be subject to monitoring and review. (2)
   
13.2.3 RPG11 requires that sufficient land and buildings be made available in Wolverhampton to provide 10,100 new dwellings over the period 1991-2011. This target has been increased to 11,695 to take account of an anticipated 1,595 extra demolitions on housing renewal sites over the remaining RPG11 period. Table 13.1 shows Wolverhampton's progress towards meeting this target as of April 2003 2002 and how it is likely that the remaining allocation will be met over the period 2003-2011 2002-2011. A detailed explanation of the figures included in this Table can be found in the Housing Background Paper (April 2002) and update (March 2004).
13.2.4 There were 5,605 5,035 completions over the period 1991-2003 1991-2002, leaving 6,090 6,660 dwellings to be completed over the remaining 8 9 years of the Plan, or 761 740 every year. Given the number of dwellings likely to be completed on committed sites, there is a need to find sites to accommodate a further 4,075 5,590 dwellings over the remaining RPG11 period. This target will be met through a combination of housing allocations, replacement dwellings on housing renewal sites and windfall sites which meet the criteria listed in Policy H3. Supply is likely to be 4,625 5,655 units, incorporating a flexibility allowance of 550 65 units to buffer against unforeseen circumstances. (3)
   
 
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Table 13.1 Housing Land Supply
RPG11 Allocation
10,100
Increase in demolitionsà
1,595
Requirement 1991 - 2011
11,695
 
Completions and Conversions (1991-2002)
5,035
Under Construction at April 2002
280
Commitments at April 2002²
790
Supply 1991-2002
6,105
 
Remaining Requirement 2002 - 2011
5,590
Supply 2002-2011: Identified Sites  
Housing Allocations²
2,930
Housing Renewal Sites²
225
   
Supply 2002-2011: Unidentified Sites  
Housing Renewal²
955
City Centre and Bilston Town Centre²
330
Other New Build Windfalls: < 0.25 ha
405
> 0.25 ha
720
Other Net Conversion Windfalls
90
 
Total Likely Supply 2002-2011
5,655
Flexibility Allowance
+ 65
à Demolitions anticipated over and above RPG11 allowance
² 10% discount applied (see Housing Background Paper)
   
   
   
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Table 13.1 Housing Land Supply
RPG11 Allocation
10,100
Increase in demolitions
1,595
Requirement 1991 - 2011
11,695
 
Completions and Conversions (1991-2002)
5,605
Under Construction at April 2003
265
Commitments at April 2003
1,750
Supply 1991-2003
7,620
 
Remaining Requirement 2002 - 2011
4,075
   
Supply 2003-2011: Identified Sites  
Housing Allocations
2,035
Housing Renewal Sites
250
   
Supply 2003-2011: Unidentified Sites  
Housing Renewal
955
City Centre and Bilston Town Centre
295
Other New Build Windfalls: < 0.25 ha
360
> 0.25 ha
640
Other Net Conversion Windfalls
80
 
Total Likely Supply 2003-2011
4,615
Flexibility Allowance
+ 540 (13%)
Demolitions anticipated over and above RPG11 allowance
10% discount applied (see Housing Background Paper)
Includes 400 of the 1,300 units committed on Bilston Urban Village (before discount)

(4)
   
 
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13.3

Housing Site Assessment Criteria
Policy H3: Housing Site Assessment Criteria
 
The following criteria will be used to:
  • Select and review housing allocations; and
  • Decide if and when to release other sites emerging over the Plan period for housing.
All proposed housing sites must be considered against the following suitability criteria:
1. Compatability with other Plan policies, including the protection of the City's environmental, nature conservation, historic and recreational assets;
2. Protection of the amenity of existing and future residents and the viability of existing adjacent uses; (5)
3. Protection of the character and amenity of the surrounding local area;
 
   
   
   
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4. Consideration of physical constraints, including contamination and flood risk, and the ability of the proposal to reduce such constraints to an acceptable level;
5. The capacity of existing and potential infrastructure, both physical and social, to accommodate new housing;
6. The accessibility of the site by public transport, cycling or walking or the ability of the proposal to sufficiently enhance such provision.
The following sites will be prioritised for housing development:
a) Sites which maximise the use of previously developed land and buildings;
b) Vacant sites not allocated or required for another use;
c) Sites currently in another use which is proven to be no longer necessary or viable;
d) Sites close to Strategic Regeneration Corridors / other main transport corridors, with good public transport access to local services and jobs, which help minimise the need to travel and maximise opportunities for high density housing;
e) Sites which maximise the contribution housing can make to urban regeneration objectives, including the development of urban villages and the promotion of housing in city and town centres;
f) Existing unpopular housing areas which are suitable for housing renewal;
g) Sites which maximise opportunities for mixed use schemes; h) Sites which contribute towards providing a sufficient range of dwellings in Wolverhampton as a whole to help meet local housing needs, in terms of location and/or housing type and affordability.
h) Sites which contribute towards providing a sufficient range of dwellings in Wolverhampton as a whole to help meet local housing needs, in terms of location and/or housing type and affordability.
 
   
13.3.1 Guidance from both the Government and the Regional Planning Authority directs local authorities to adopt a systematic approach to identifying housing sites and assessing their potential for development, in order to allocate sites which are both sustainable and promote urban renaissance. The Council has adopted an approach which:
  1. identifies sites potentially suitable for housing, given environmental, amenity and other policy considerations;
  2. prioritises sites for release.
   
13.3.2 This approach will be used to review housing allocations and assess windfall proposals, in accordance with plan, monitor and manage.
 
Suitability Criteria
13.3.3 Policies in other Chapters of the Plan specify how development which may have an adverse effect on valuable environmental assets, such as recreational open space, nature conservation areas and historic buildings, should be controlled. Policies in the Environmental Protection Chapter detail how physical constraints such as flood plains and contaminated land should be considered through the development process. Policy H10 specifies the contribution that residential developments should make towards the provision of open space, sport and recreation facilities. On larger housing developments, contributions may also be sought to offset the increased demands on local community and education facilities. In most cases poor accessibility will not preclude residential development but will limit acceptable densities. For larger schemes a transport assessment may be required in accordance with Policy AM6. (6)
13.3.4 In recent years a considerable amount of new residential development has taken place on former employment sites, as methods of site treatment and reclamation have improved significantly. However, there are circumstances in which residential development would be inappropriate, due to the effects of adjacent land uses upon the proposed residential development. Employment activities in particular may create levels and types of traffic generation, noise, odour and vibration that would have serious adverse effects upon neighbouring residential areas (see Policies in the Environmental Protection Chapter). On the other hand, employment activities play an important role within the City and adjacent residential development may place constraints upon legitimate activities and put their future viability in doubt. In these circumstances, residential development would not normally be permitted in close proximity to an established employment use.
   
   
   
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13.3.4 Employment and housing uses have traditionally existed cheek by jowl in Wolverhampton, often producing poor quality residential environments and placing limitations on business operations. The Council encourages the development of mixed use areas to promote sustainable development and recognises that in some cases it is possible to create sustainable residential development on sites adjacent to existing employment areas, through careful consideration of design and layout and the use of mitigation measures. However, some employment activities create levels and types of traffic generation, noise, odour and vibration that would have serious adverse effects upon residential amenity (see policies in the Environmental Protection Chapter). It is also important to ensure that residential development does not place constraints on legitimate employment activities and put their future viability in doubt. (7)
13.3.5 Policies H6, H7 and H8 provide more detailed criteria regarding the suitability of residential infill sites for housing, the conversion of buildings from non-residential to residential use and subdivision of existing dwellings. In all such cases, the potential effects of such development on the character and amenity of the local area, including that defined in Conservation Area Appraisals (see Policy HE3) and any local study of character and distinctiveness, will be a key consideration.
   
Prioritisation Criteria
13.3.6 It is expected that over 90% of completions over the Plan period will be on previously-developed land. This will contribute to the West Midlands regional target of 61%. Almost all of the housing allocations put forward in the Plan make use of previously-developed land or buildings. To promote more sustainable patterns of development, new housing will be concentrated on sites within or close to City and Town Centres and public transport corridors and opportunities will be taken to bring underused buildings into residential use. (8)
13.3.7 Changing economic patterns have led to the closure of some significant employment sites in Wolverhampton in recent years. While some of these sites have the potential to be reused for employment purposes, many are no longer suited to employment activities, due to the character of the surrounding area, or because they no longer meet the requirements of modern industry. A number of these sites have been removed from employment designations, where appropriate, and have been designated housing allocations. If other employment sites come up for redevelopment during the Plan period, their suitability for housing will be assessed against the criteria listed in H3 and policies in the Business and Industry Chapter. Regard will also be had to the current housing land availability and completions situation.
13.3.8 Land at Thompson Avenue is the only greenfield housing allocation. The site will only be released for housing subject to the creation of an equivalent area of public playing fields on former employment land at the corner of Major St and Dixon St (see 12.9.3). This land exchange will create a net improvement in open space, sport and recreation provision in the local area and bring a derelict brownfield site back into productive use. A public consultation exercise has been carried out which supports the land exchange. There are a number of open spaces which are either of very limited recreational value, for example, due to their location or size, or would benefit from relocation. A small number of these sites are suitable for housing and have been designated housing allocations. However, in all such cases, an appropriate proportion of the proceeds from the sale or development of the land will be retained to enhance or create recreational open space and facilities in the surrounding area. If other open space sites are considered for redevelopment during the Plan period, their suitability for housing will be assessed against the criteria listed in H3 and policies in the Open Space, Sport and Recreation Chapter. Regard will also be had to the current housing land availability and completions situation and the availability of previously-developed land to meet housing targets, in preference to greenfield land of any kind. (9)
   
   
   
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13.3.9 On the periphery of Wolverhampton there are open areas which predominantly lie within the West Midlands Metropolitan Green Belt. These areas fulfil the role of containing the urban area of the West Midlands and protecting the character of surrounding small settlements. In addition, they provide an important recreational resource for the City, which is deficient in recreational open space in overall terms. Therefore, these peripheral open areas are not considered appropriate locations for residential development (see Green Belt Review Background Paper).
   
 
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13.4

Housing Allocations
Policy H4: Housing Allocations
 
Housing allocations are sites, normally larger than 0.25 ha, which have been identified for residential use or mixed use development including residential. Ancillary uses such as health facilities, community centres and local shops may be integrated into the development of these sites but otherwise they should be reserved for housing and other identified uses.
   
13.4.1 Following the completion of the Urban Housing Capacity Study and the application of the criteria listed in Policy H3, a number of housing allocations are proposed, as listed in Table 13.2 and shown on the Proposals Map. These sites constitute a portfolio of land and buildings which are both suitable and available for housing use over the Plan period. A significant proportion of the sites have an adopted development brief or have planning permission subject to a S106 agreement. The sites have been divided into two phases based on an assessment of the estimated time required to overcome any constraints such as access, site assembly and contamination. It is considered unlikely that it will be necessary to restrict the supply of housing land over the Plan period, although annual monitoring of housing land availability and completions will indicate if this is necessary. The site allocations will be reviewed and updated as the Plan is reviewed and rolled forward.
13.4.2 For each site, a guide capacity has been identified based on either an outstanding planning application, an adopted development brief or an individually determined target figure which takes into account the constraints of the site and it's proximity to major transport routes and services, in line with Government guidance. A minimum net density of 40 dwellings per hectare has been assumed (except where the character or constraints of the site dictate otherwise - see Policy H7). In most cases, especially in Wolverhampton City Centre, target densities are much higher.
   
   
   
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13.4.3 Among the key housing commitments and allocations are urban village proposals in the City Centre and Bilston Urban Village. These mixed use development areas will provide sustainable employment and leisure opportunities closely linked to new housing. In the case of mixed use developments there is an element of flexibility as to final housing numbers. (10)
 
 
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Table 13.2 Housing Allocations
Site Ref
Site Name
Size (ha)
Target Net Density (dwlgs /ha)
Guide New Build Capacity
Guide
Conver-sion
Capacity
Phase I (2002-2007)
Phase II (2007-2011)
Affordable Housing Target
General Purpose
Special Needs
Wolverhampton City Centre
CC9 (ii)
Little Brickkiln Street / Worcester St, St. John’s Urban Village
 0.67ª Na 65 15 80 0 20 -
CC9 (iii)
Worcester St / Church St / Temple St, St John’s Urban Village
 0.43 93 40 0 40 0 10 -
CC10 (i)
Raglan Street Area, Chapel Ash
 5.65ª Na 183 0 183 0 - 40 units
CC11 (i)
Royal Hospital / Bus Garage, All Saints / Royal Hospital Area
 10.51ª 50 140 0 140 0 28 -
CC11 (ii)
Gordon St / Granville St, All Saints / Royal Hospital Area
 1.12 54 60 0 60 0 15 -
CC12 (i)
Springfield Brewery, Canalside Quarter
 4.86ª Na 240 0 240 0 60 -
CC12 (ii)
Land at Grimstone St / Culwell St, Canalside Quarter
 0.79 82 65 0 0 65 16 -
CC12 (iv)
Former Royal Mail Site, Canalside Quarter
 0.51 294 150 0 150 0 - -
CC12 (vi)
Albion Street / Corn Hill, Canalside Quarter
 1.93 113 202 16 218 0 - -
CC12 (v)
The Old Steam Mill, Corn Hill, Canalside Quarter
 0.24 167 0 40 40 0 - -
Sub-total
 - - 1145 71 1151 65 150 40
                 
Other
BTC1 (iii)
Land at Mount Pleasant, Bilston
 1.02ª 50 50 0 50 0 13 -
SRAà
Bilston Urban Village
 39.74ª 80 400 0 0 400 100 -
   
   
   
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Site Ref
Site Name
 Size (ha) Target Net Density (dwlgs /ha) Guide New Build Capacity Guide Conversion Capacity Phase I (2002-
2007)		 Phase II (2007-
2011)		 Affordable Housing Target
General Purpose Special Needs
MU1
Former GKN Works, South of Taylor Road (residential and employment uses)
 8.12ª 48 277 0 277 0 To be deter-mined 40-50 units
MU2
Fmr Chubb Site, Wednesfield Road (residential and community uses)
 5.14ª 50 220 0 220 0 - 40 units
MU3
Factory rear of Fifth Avenue / Humphries Road, Low Hill (residential and community uses)
 3.11 40 100 0 0 100 25 -
MU4
Former Tettenhall Library, Regis Road (residential, business and/or community uses)
 0.24ª Na 5 10 15 0 Na Na
H1
Loxdale Sidings & Herringshaw Works, Bilston
 4.67 50 206 0 206 0 - -
H2
Fmr Bilston Gas works, Ward St
 4.19 40 140 0 0 140 35 -
H3
Fmr Bilston Girls School, Windsor St
 2.61 45 69 26 95 0 - -
H4
Dixon St Wharf / Rough Hills Works, D’Urberville Road
 2.35 40 96 0 0 96 24 -
H5
Harbour Edge, Bowker Street / Willenhall Street
 0.96 42 40 0 40 0 10 -
H6
Fmr Farndale Junior School
 0.76 40 30 0 30 0 8 -
H7
The Grapevine PH, Stafford Road
 0.56 140 70 0 70 0 18 -
H8
Fmr Ladymoor School, Highfields Rd, Bilston
 0.56 40 22 0 22 0 Na Na
H9
8-14 Muchall Road, Penn
 0.5 48 24 0 24 0 Na Na
H10
Land adj. Bushbury Arms PH, Showell Circus, Low Hill
 0.46 78 36 0 36 0 9 -
H11
Goldthorn Hill Pumping Station & Fmr Allotments
 0.48 52 24 0 24 0 Na Na
H12
Fmr Holy Trinity School, Queen St / Trinity Rd, Bilston
 0.37 40 14 0 14 0 Na Na
   
   
   
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Site Ref Site Name Size (ha) Target Net Density (dwlgs /ha) Guide New Build Capacity Guide Conversion Capacity Phase I (2002-
2007)		 Phase II (2007-
2011)		 Affordable Housing Target
General Purpose Special Needs
H13
Sheldon House, Lord St, Merridale
 0.35 40 14 0 14 0 - 14 units
H14
Land rear of 18-32 Turner Avenue, Woodcross
 0.26 40 10 0 10 0 Na Na
H15
Land at 380-398 Bilston Road, Ettingshall
 0.27 40 10 0 10 0 Na Na
Sub-total - - 1857 36 1157 736 242 99
Open Space Reallocation
        
H16
Land at Thompson Avenue, Parkfields
 3.06 40 120 - 0 120 30 -
H17
Land at Ettingshall Rd / Sweetbriar Rd
 0.32 40 13 - 13 0 Na Na
H18
Land at Dunstall Hill / West St
 0.31 40 12 - 12 0 Na Na
Sub-total
-
 - 145 0 25 120 30 0
TOTAL
3147
 107 2333 921 421 139
 
               
à Strategic Regeneration Area (Policy S1)
  
ª Total size of mixed use site
        
                   
 
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Table 13.3 Housing Renewal Sites
Site Ref
Site Name
 Size (ha) Target Net Density (dwlgs /ha) Guide New Build Capacity Guide Conversion Capacity Phase I (2002-2007) Phase II (2007-2011) Affordable Housing Target
General Purpose Special Needs
HR1
The Mayfield, Willenhall Road, Old Heath
 4.16 36 65 0 65 0 10 - *
HR2
70-101 Chetton Green flats, Brinsford Road, Fordhouses
 1.03 52 12 ** 0 12 ** 0 12 -
HR3
Bushbury Triangle (Stanley Road / Purcell Road / Bushbury Lane)
 4.16 29 100 0 100 0 30 -
HR4
Portobello Flats, New Street & South Street
 1.5 50 75 0 75 0 20 -
TOTAL
252 0 252 0 72 - *
 
               
* 48 committed
        
** 42 committed
        
   
   
   
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Table 13.2 Housing Allocations
Site Ref Site Name Size (ha) Target Net Density (dwlgs /ha) Guide New Build Capacity Guide Conversion Capacity Affordable Housing Target
General Purpose Special Needs
Wolverhampton City Centre
CC9 (ii) Little Brickkiln Street / Worcester St, St. John’s Urban Village # 0.67ª Na 70 15 - -
CC9 (iii) Worcester St / Church St / Temple St, St John’s Urban Village 0.43 93 40 0 20% -
CC11 (I) Royal Hospital / Bus Garage, All Saints / Royal Hospital Area 10.51ª 50 140 0 20% -
CC11 (ii) Gordon St / Granville St, All Saints / Royal Hospital Area 1.12 54 60 0 20% -
CC12 (I) Springfield Brewery, Canalside Quarter 4.79ª Na 240 0 20% -
CC12 (ii) Land at Grimstone St / Culwell St, Canalside Quarter 0.79 82 65 0 20% -
CC12 (vi) The Old Steam Mill, Corn Hill, Canalside Quarter 0.24 167 0 40 20% -
Sub-total     615 55    
               
MU1
[Map 13/10] 		Former GKN Works, South of Taylor Road (residential and employment uses) # 11.97 ª 40 (excl VSH) 280 0 20% (inc. VSH) 40-50 units VSH
MU2 Fmr Chubb Site, Wednesfield Road (residential, employment and community uses) 5.14ª 40 100 0 25% -
MU3 Factory rear of Fifth Avenue / Humphries Road, Low Hill (residential and community uses) 3.11ª 40 100 0 25% -
MU4 Former Tettenhall Library, Regis Road (residential, business and/or community uses) 0.24ª Na 5 10 Na Na
MU5
[Map 13/6] 		Ward St Gas Works, Maxxiom, Ward St and Former Elm Energy Works, Ettingshall Road _ (residential, employment, open space and community uses) 16ª 40 380 0 To be decided
H3 Fmr Bilston Girls School, Windsor St 2.61 45 69 26 - -
H4 Dixon St Wharf / Rough Hills Works, D’Urberville Road 2.35 40 96 0 25% -
H5 Harbour Edge, Bowker Street / Willenhall Street # 0.96 70 67 0 10 -
H6 Fmr Farndale Junior School 0.76 40 30 25% -
H7 The Grapevine PH, Stafford Road 0.56 39 22 0 - -
H9 8-14 Muchall Road, Penn # 0.5 48 24 0 Na Na
   
   
   
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Site Ref Site Name Size (ha) Target Net Density (dwlgs /ha) Guide New Build Capacity Guide Conversion Capacity Affordable Housing Target
General Purpose Special Needs
H10 Land adj. Bushbury Arms PH, Showell Circus, Low Hill # 0.46 78 36 0 25% -
H11 Goldthorn Hill Pumping Station & Fmr Allotments 0.48 52 24 0 Na Na
H12 Fmr Holy Trinity School, Queen St / Trinity Rd, Bilston # 0.37 40 14 0 Na Na
H13 Sheldon House, Lord St, Merridale # 0.35 40 14 0 - 14 units
H14 Land rear of 18-32 Turner Avenue, Woodcross 0.26 40 10 0 Na Na
H15 Land at 380-398 Bilston Road, Ettingshall 0.27 40 10 0 Na Na
H16 Land at Thompson Avenue, Parkfields _ 3.06 40 120 - 25% -
H19
[Map 13/7] 		Land at Cross St South / Park St South, Blakenhall 0.46 43 20 0 20 -
H20
[Map 13/8] 		Former Miza Pharmaceuticals, Pond Lane, Blakenhall 1.33 40 50 0 25% -
H21
[Map 13/9] 		The Tap Works, Showell Rd, Low Hill 2.38 45 85 0 To be decided -
Sub-total     1556 36    
TOTAL     2171 91    
               
ª Total size of mixed use site
# Planning permission granted 2003/04
_ Known nature conservation interest on site to be considered as part of development proposals. Compensatory provision for loss of habitat will be required.
_ Subject to the provision of an equivalent area of public playing fields on land at the corner of Major St and Dixon St
   
 
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Table 13.3 Housing Renewal Sites
               
Site Ref Site Name Size (ha) Target Net Density (dwlgs /ha) Guide New Build Capacity Guide Conversion Capacity Affordable Housing Target
General Purpose Special Needs
HR1 The Mayfield, Willenhall Road, Old Heath 3.14 36 65 0 38 - *
HR3 Bushbury Triangle (Stanley Road / Purcell Road / Bushbury Lane) 4.16 39 140 0 30% -
HR4 Portobello Flats, New Street & South Street 1.50ª 50 75 0 30% -
TOTAL       280 0    
               
* 48 committed
(11)
   
   
   
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13.5

Housing Renewal and Neighbourhood Renewal
Policy H5: Housing Renewal and Neighbourhood Renewal
 
Where there are areas of unpopular or unsustainable housing, the Council will use a variety of mechanisms to achieve housing renewal. In significant areas, strategies will be prepared to guide neighbourhood renewal, based on the following principles:
1. Maintaining and reusing existing land and buildings, where possible;
2. Working in partnership with the local community and private and public agencies to identify, target and promote renewal initiatives and co-ordinate action;
3. Ensuring a high quality of design through the preparation of development briefs, design frameworks and master plans, as appropriate;
4. Achieving high densities on suitably located sites, whilst ensuring that sufficient recreational open space and other important community facilities are provided to create a sustainable urban community;
5. Achieving a sustainable mix of market, affordable and special needs housing.
 
   
13.5.1 Meeting Wolverhampton's housing needs depends to a large extent on the continued survival and usefulness of the existing residential stock. The type and condition of the homes together with the quality of their immediate surroundings and accessibility of local facilities, jobs, training and leisure needs are important factors affecting quality of life. However, a proportion of the existing housing stock is in a poor state of repair and there are a large number of vacant properties. Local problems of low demand for social rented and low value private housing have been identified. The sustainability of certain areas of high and medium rise social accommodation is also in question. Such areas often coincide with pockets of social exclusion and multiple deprivation.
13.5.2 The Council, in partnership with other public and private sector bodies, has developed a range of approaches to make better use of the existing housing stock. These include an Empty Homes Initiative to reduce vacancy rates, renovation and conversion of existing Council units and environmental enhancement schemes to improve the residential environment. In some cases compulsory purchase procedures may be used to acquire vacant properties. The results of a City-wide Housing Needs Survey, completed in 2002, will be an important consideration in determining future approaches to renewal of the existing housing stock as well as the type and affordability of new housing (see Policy H12 H11).
13.5.3 Where existing housing has reached the end of it's useful life and cannot be viably improved or converted, demolition and remodelling may be the best option. On some sites a combination of renovation and clearance may be pursued. Where a significant amount of housing renewal is planned the Council recognises the need to prepare strategies for neighbourhood renewal, through active engagement with the local community, which to comprehensively tackle wider social, economic and physical problems, as well as housing issues, and act as a focus for public and private sector investment. Such strategies will be based on the principles set out in Policy H5 and objectives of the Neighbourhood Renewal Strategy, the Council's Housing Strategy and other relevant strategies. (12)
13.5.4 Sites where housing renewal is currently taking place or is programmed are listed in Table 13.3 and shown on the Proposals Map. In addition, the All Saints and Blakenhall Community Development New Deal Area and Low Hill Action Plan areas have been identified as likely to give rise to a significant amount of housing renewal. Large-scale demolition programmes are already underway in these areas, focusing on Blakenhall Gardens and Fourth and Fifth Avenues respectively. A Master Plan has been produced for is currently being prepared for the All Saints and Blakenhall Area identifying key levers for change and priority areas for action, including Blakenhall Gardens and the All Saints residential area. and aAn Action Plan and Development Brief is in the process of being prepared to guide the redevelopment of the Low Hill South area. Further areas will be added to the housing renewal programme during the lifetime of the Plan.
   
   
   
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13.6

Design of Housing Development
Policy H6: Design of Housing Development
 
A high standard of design will be required for all housing developments, including new build, building conversions and subdivision of existing dwellings. Proposals will be considered on the basis of policies in the Design Chapter and, specifically:
1. Compatibility with adjacent uses and the character and appearance of the local environment;
2. Protection of the amenity of neighbouring residents;
3. Overall scale, density and proportions;
4. Access and parking arrangements (see Policy AM12), including the provision of no more than 1.5 off-street parking spaces per dwelling;
5. Sustainable design principles, including good orientation for habitable rooms;
6. Community safety;
7. The creation of satisfactory and flexible living accommodation, which should be designed to "lifetime homes" standards, wherever possible;
8. The achievement of an attractive, green residential environment, with adequate private garden space and other areas of open space.
(13)  
 
   
13.6.1 A high quality of design for residential schemes of all sizes is essential in order to achieve the objectives of Policy H1. For this reason, poorly designed proposals will be rejected. All new dwellings should, wherever possible, include Lifetime Homes features, as specified by the Joseph Rowntree Foundation Lifetime Homes Group. These features ensure that a new dwelling will meet the needs of most households, including the elderly and those with disabilities. The Housing Needs Survey has shown that there is a particular need for such dwellings in Wolverhampton. Policies in other Chapters of the Plan, particularly the Design Chapter, the Access and Mobility Chapter and Supplementary Planning Guidance on Residential Development provide detailed guidance on achieving a quality, sustainable residential environment. Policies H10 and, H11 and H12 detail requirements regarding density, mix of housing types and affordability. Development briefs may be prepared for larger housing and mixed use sites, setting out detailed design guidance.
   
 
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13.7

Conversion of Buildings from Non-Residential to Residential Use
Policy H7: Conversion of Buildings from Non-Residential to Residential Use
 
Proposals for the conversion of non-residential buildings to residential use will be encouraged, subject to compliance with the following criteria:
1. Compatability with other UDP policies;
2. Compatibility with adjacent land uses;
3. The creation of satisfactory living accommodation and an appropriate residential environment, including adequate private garden space; and
4. Proximity to public transport and other local facilities.
 
   
   
   
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13.7.1 There are a large number of buildings in Wolverhampton which are underused or vacant, with little scope for commercial or other re-use, but potential to provide a valuable supply of residential accommodation. Upper floor space over shops is also a significant potential source of flatted accommodation and is promoted by the Council. The Council will encourage the conversion of whole buildings or certain floors to residential use in suitable locations, providing that the accommodation is not required for other uses (see in particular Policies B7 and B9). Many of the buildings suitable for conversion are located within or close to Centres or on significant public transport routes. In these locations they are well served by good quality public transport and, therefore, reduced levels of car parking may also be required. In order to encourage the conversion of such buildings to residential use, a flexible approach will be taken to the amenity space, density and overlooking requirements for such proposals, although high standards of design should be maintained. Affordable housing, which is characterised by low levels of car ownership and the need for proximity to local services, is particularly suited to building conversions. (14)
   
 
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13.8

Residential Intensification Sites
Policy H8: Residential Intensification Sites
 
Intensification of residential development in established residential areas, including the development of backland sites or residential gardens and the subdivision or redevelopment of larger properties, will be permitted where:
1. The scheme will not result in the loss of a large or "executive" type dwelling, if there is an identified need to preserve such dwellings in the local area;
2. The design of the scheme will not damage the character or protect the amenity of the site or neighbouring properties and reflect the predominant character (including plot size and shape, layout, density and house type, building style and dimensions, boundary treatments and landscaping) of surrounding properties areas; and
3. Satisfactory living accommodation and an appropriate residential environment will be created, including adequate private garden space and parking spaces and satisfactory noise insulation.
Infill development which is markedly different in character, including plot size, density, house type and style, from existing development will be resisted. (15)
 
   
13.8.1 Intensification of development in residential areas, by making use of under-used garage courts or large residential gardens or replacing existing large properties with a higher density of housing, can collectively make a significant contribution towards meeting housing targets. The conversion of existing, larger residential properties to a number of smaller dwellings can also make a contribution to the quantity and variety of residential accommodation available and make more effective use of such properties. In many locations, given an acceptable design can be agreed, such developments will help to meet housing need.
13.8.2 However, the Housing Needs Survey highlights the need to preserve larger dwellings in certain areas, particularly in the West of the City, to meet existing and future demand. In addition, it is particularly important to protect "executive" housing, which has high standards of privacy and space, if Wolverhampton is to retain and attract those in senior management, which is vital to achieve urban renaissance. Therefore it is may be considered necessary, in such areas, to protect large houses and high quality dwellings with large grounds from: redevelopment; development of gardens; subdivision; or conversion to other uses (see also Policy H10). (16)
   
   
   
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13.8.3 A key concern is always the effect that intensification may have on the character of the surrounding local area and the amenity of existing and new residents. Such developments should be designed to blend in with the surrounding area, as far as possible. The design statement accompanying any proposal (see Policy D2) should demonstrate how the proposal reflects local character, and conforms with any conservation area appraisal or study of local character and distinctiveness (see Policy HE1) covering the site or neighbouring areas. The design should ensure that the residential accommodation created is of an appropriate standard and that existing residential amenities are protected. Where subdivision of existing dwellings is proposed, all new dwellings created should offer a satisfactory level of privacy in terms of noise from traffic, other dwellings within the building and common areas such as shared staircases and landings. Car parking provision should be well related to the dwellings it is intended to serve. Revised SPG on Residential Development will provide further guidance on the design of residential intensification sites. (16)
   
 
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13.9

Open Space, Sport and Recreation Requirements for New Housing Developments
Policy H9: Open Space, Sport and Recreation Requirements for New Housing Developments
 
Any housing development designed to accommodate 20 residents or more of 10 dwellings or more will be required to contribute towards the provision and / or enhancement of open space, sport and recreation facilities sufficient to serve new residents. Such provision will be secured through the use of conditions, planning obligations or management agreements, where appropriate. Any new provision should be of good quality, multifunctional and capable both of serving new residents and meeting the wider needs of the local community.
Contributions will be proportional to the number of residents expected to occupy the development, regardless of where the development is located. However, the form of the contributions will be determined on a case by case basis, based on guidance set out in Appendix 2, current Wolverhampton Open Space, Sport and Recreation Standards and relevant Supplementary Planning Guidance.
Factors to be taken into account will include:
1. The size, shape, topography and accessibility of the site;
2. The quantity, quality and accessibility of existing open space, sport and recreation facilities within walking distance;
3. Priorities for investment set out in the Council's Parks and Green Spaces Strategy and Sport and Recreation Strategy.
(17)  
 
   
13.9.1 The residents of new housing developments generate specific additional demands for open space, sport and recreation facilities which need to be met either by creating open space and facilities within the development itself, or by improving the quality and capacity of existing open space and facilities close by. In future, a large proportion of new housing will be built on small, fragmented sites across the City. Therefore, to ensure that open space, sport and recreation standards are not compromised, all new housing developments designed to accommodate more than 20 residents of 10 dwellings or more will be required to make formal contributions towards open space, sport and recreation provision. (17)
   
   
   
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13.9.2 These contributions may take the form of on-site or off-site provision, depending on a number of factors. For example, it may not be practical or useful to incorporate recreational open space within very small developments or developments close to existing recreational open space. In these cases, improving the capacity and quality of existing, nearby open space would be the preferable option. Appendix 2 sets out detailed requirements for the provision of open space, sport and recreation facilities to serve new housing developments.
13.9.3 The requirements set out in Policy H9 are distinct from any provision that may be required to compensate for the loss of existing open space, sport or recreation facilities (see Policy R3). Policy IMR2: Planning Obligations gives examples of other obligations which may be required for new developments.
   
 
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13.10

Housing Density and Mix

Policy H10: Housing Density
 
The target net density for the majority of housing developments will be 40 to 50 dwellings per hectare. Densities of 50 dwellings per hectare or more will be appropriate for sites within Strategic Regeneration Corridors (see Policy S2) or within easy walking distance of centres or nodes on good quality public transport corridors. Densities of over 100 dwellings per hectare may be appropriate in key City Centre locations (see Policy CC3).
Densities of less than 40 dwellings per hectare will be considered appropriate only in exceptional circumstances, where:
1. physical constraints, such as contamination, access or the need for buffers between uses, limit the capacity of a site;
2. it is considered necessary to preserve or enhance the character of a conservation area or other area characterised by a distinctive density, layout or built area to plot ratio;
3. this will help to protect trees or other natural features on the site;
4. a particular local need has been identified for larger and / or "executive" type houses (see Policy H8);
5. the site is poorly served by public transport; or
6. the site is located towards the edge of the built-up area or adjacent to an open space.
 
   
 
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13.10

Housing Density and Mix

Policy H10: Housing Density and Mix
 
Residential development will be encouraged to make efficient use of land, taking account of the following factors:
1. 1. the contribution the site can make towards meeting local housing needs, including the need to provide a mix of dwelling types and sizes on larger sites;
2. physical constraints e.g. ground levels;
3. the capacity of the highway network and access arrangements;
4. the need to protect trees and other natural features on the site;
5. the need to protect the amenity of neighbouring properties and reflect the predominant character of the surrounding area;
6. requirements for non-residential development on-site e.g. open space;
7. the need to seek greater intensity of development at places with good public transport accessibility such as centres or around major nodes on good quality transport corridors;
8. the principles of good residential design set out in UDP policies and Supplementary Planning Guidance.
(18)  
 
   
   
   
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13.10.1 An increase in average housing densities, compared to those achieved in the past, is essential important in an area like Wolverhampton in order to meet housing targets and maximise the potential of urban land. For this reason, net densities of 30-50 30-40 dwellings per hectare will be the target for most developments of 5 dwellings or more. and higher Densities of 40 - 50 dwellings per hectare and above are or more will be expected likely to be more appropriate on sites within an existing City, Town or District centre or very close to a metro stop or a major node on a good quality public transport corridor, where high level bus services intersect (see definition in Policy AM12). Very high densities will be appropriate only in the City Centre. close to centres or public transport corridors. Densities on developments of less than 5 dwellings will be considered on their merits, having regard to the character and amenity of the surrounding area and the quality of design. (18)
13.10.2 However, it All developments will be considered on their merits, having regard to the character and amenity of the surrounding area and the quality of design. It is recognised that, in some parts of Wolverhampton, valuable character is provided by lower density development and that limited areas of lower density housing can play an important role in providing a range of stock for residents and contributing to the diverse life and viability of the City. This is particularly the case where larger dwellings are required to meet local housing needs. There are also some sites where physical, environmental and design constraints limit the achievable density. In such areas, lower densities will be acceptable. (18)
13.10.3 The Wolverhampton Housing Needs Survey (2002) provides detail on the size, types and affordability of housing required in different parts of the City up until 2007. The Survey will be regularly reviewed and updated to reflect changing needs. The Survey shows that there is a growing mismatch between the preferences of households in housing need and the type and size of the existing housing stock. Therefore it is important that all new housing developments help to meet local housing needs, as far as possible. This will include the provision of a mix of dwelling types and sizes with a range of habitable rooms on sites of 25 dwellings / 1 ha or more, sufficient to create a balanced community, both within the site and the local area and to meet the changing needs and preferences of the City’s existing and future residents. The preferred types and sizes of dwellings required in different parts of Wolverhampton will be derived from an analysis of the most recent Housing Needs Survey, the Council’s Housing Strategy, a consideration of the local housing mix and other relevant sources of information. It is recognised that the scope to provide a mix of dwelling types on high density City Centre sites is more limited.
(18)
13.10.3 13.10.4 Higher densities demand a more careful consideration of location and design. High quality design is necessary in order to encourage confidence in such accommodation, ensure the privacy of residents and protect the amenity of adjacent areas. Particular attention should be paid to height (D7) and massing (D8). It is crucial that any high density residential development has good access to appropriate support facilities, particularly recreational open space, shops and access to high quality public transport that either already exists, or will be linked to the development. Wherever possible, community and support facilities should be within walking or cycling distance of homes. This is particularly important where reduced car parking standards are implemented (see Policy AM12). Maximum levels of car parking for different types of development will be set out in Supplementary Planning Guidance. (13)
   
   
   
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Policy H11: Housing Mix
 
Residential development on sites in excess of one hectare or where more than 25 dwellings are proposed will be required to provide a mix of dwelling types and sizes sufficient to create a balanced community, both within the site and in the local area, and to meet identified local housing needs.
   
13.10.4 In order to more effectively assess the housing requirements of its residents, and in line with Government guidance, the Council has commissioned a Housing Needs Survey. This Survey, completed in 2002, provides detail on the size, types and affordability of housing required in different parts of the City up until 2007. The Survey will be regularly reviewed and updated to reflect changing needs.
13.10.5 The 2002 Housing Needs Survey shows that there is a growing mismatch between the preferences of households in housing need and the type and size of the existing housing stock in Wolverhampton. To help meet the changing needs and preferences of the City's existing and future residents, create mixed communities and retain flexibility, a mix of dwelling types and sizes with a range of habitable rooms is needed, particularly on larger new developments. The preferred mix of types and sizes of dwellings required in different parts of Wolverhampton will be derived from an analysis of the most recent Housing Needs Survey, the Council's Housing Strategy and other relevant sources of information. Local housing mix will also be a consideration in each case. (19)
   
 
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13.11

Affordable Housing
Policy H12H11: Affordable Housing
 
n order to meet affordable housing need, both City-wide and at a local level, and to ensure mixed communities, the Council will seek to negotiate the provision of an element of affordable housing on all suitable private sector housing developments larger than one hectare or comprising more than 25 dwellings or more. (20)
The amount of affordable housing sought will be:
  • 20% of units on sites within the City Centre Inset area;
  • 25% of units on sites outside the City Centre Inset area; and
  • 30% of units on housing renewal sites.
The type of affordable housing sought will depend upon a number of factors, including local housing needs and the location and characteristics of the site. The requirement will be secured via planning obligations or other legal agreements, as appropriate.
The amount sought may be reduced or waived only in exceptional circumstances, where:
1. The scheme is to provide private special needs housing on a site of less than 1 ha; (21)
2.1. It can be proved that the requirement would genuinely threaten the overall viability of the development (e.g. because of high land reclamation costs); (22) or
3. 2. The Council considers that this is desirable in order to meet other major policy objectives.
Off-site provision of the affordable element may be considered appropriate in exceptional circumstances, where:
a) The proposal site is not a suitable location for affordable housing e.g. because of poor public transport access or distance from a centre; or
b) The Council considers that this is desirable in order to meet other major policy objectives.
 
   
   
   
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13.11.1 The Council defines "affordable housing" as housing provided, with subsidy, for rent or sale at a price which is affordable to local people in housing need, and which meets their housing requirements. Local people in housing need are those who are unable to meet their housing requirements in the general housing market because of the relationship between local housing costs and incomes. What constitutes affordable housing affordability for the purposes of this Plan, having regard to local income levels and housing costs for dwellings of varying types, has been determined by the 2002 Wolverhampton Housing Needs Survey and will be subject to review in the light of subsequent surveys. The affordable benchmark used in the 2002 survey is that a household should not spend more than 25% of its net income on rent or take out a mortgage for more than 3 times the main earner’s gross income. (23)
13.11.2 The Council recognises three categories of affordable housing:
  1) Housing for rent provided by a social landlord (housing association or local authority) which is allocated on the basis of need. This includes both general purpose and special needs supported housing.
  2) Housing provided under low cost home ownership schemes:
   
  • Shared ownership housing (where a social landlord retains a continuing interest);
  • Shared equity housing (where land value is retained to provide housing for sale at below market levels, to current and subsequent purchasers, for as long as this is required).
  3) Discounted market rent housing (where subsidy is used by a landlord to provide housing at rent levels below market rents, for as long as this is required)
   
13.11.3 The Wolverhampton 2002 Housing Needs Survey identifies a range of housing needs which will arise over the period 2002-2007, including a significant need for affordable housing for first time buyers, single people, the elderly and other low income households. Taking into account the capacity of existing stock, it is recommended that an additional 415 units of affordable housing should be provided every year to meet these needs. The total is broken down by type as follows:
  General Purpose Housing
 
  • 160 units of housing for rent provided by a social landlord;
  • 30 units of shared ownership housing provided by a social landlord;
  • 25 units of shared equity or discounted market rent housing.
  Special Needs Supported Housing (see 13.12.4)
 
  • 135 units of sheltered housing for older people provided by a social landlord;
  • 20 units of very sheltered housing for older people provided by a social landlord;
  • 45 units of independent accommodation with external support provided by a social landlord.
   
   
   
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13.11.4 The Housing Needs Survey also identifies the need for an additional 30 unsubsidised, small "starter" market units per annum, to meet the needs of households with income levels just adequate to access the housing market. These do not fall within the Council's definition of affordable housing.
13.11.5 The majority of affordable housing provided in recent years has been on smaller sites purchased by housing associations or granted to them at a discounted rate. The Council will continue to encourage this type of provision. However, given the dwindling supply of suitable sites and rising housing land values, this source is likely to reduce substantially in the future.
13.11.6 A community's need for a mix of housing types, including affordable housing, is a material planning consideration as specified in Circular 6/98. Therefore, in order to make progress towards meeting affordable housing need, the Council will negotiate with developers to secure a significant proportion of affordable housing on all private housing sites of a suitable size and location, including windfall sites. This will also help to provide a mixed community on the site itself and within the local area. Where a number of smaller developments are taking place in close proximity and it is considered that these form phases of a larger development, affordable housing contributions may also be sought.
13.11.7 In determining the amount and type of affordable accommodation required on any site, the Council will have regard to the findings and recommendations of the most recent Housing Needs Survey, and the aims of its Housing Strategy and other relevant strategies. To assist developers, Supplementary Planning Guidance will be prepared, setting out detailed affordable housing requirements.
13.11.8 The target general purpose and special needs supported affordable housing elements for each housing allocation are shown in Table 13.2. There are a number of large sites where no affordable housing target has been set. This is either because the Council was required to adopt a view on the issue before the results of the Housing Needs Survey were available to properly justify an affordable housing requirement and / or because it was considered that the economic viability of the scheme would be compromised.
13.11.9 The requirement for affordable housing on sites in and around the City Centre will need to be carefully balanced against the importance of achieving key regeneration aims. However, it is important that all new urban village areas created over the Plan period seek to create a mixed community. Therefore the Council will ensure that at least 20% of all housing units provided in the City Centre over the Plan period are affordable.
13.11.10 In and around housing renewal areas, the need to re-house tenants decanted from clearance sites and to diversify the local mix of types and tenures of housing, may well be key factors influencing the location and type of affordable housing required. In general, in order to create sustainable communities, a mix of 70% market and 30% affordable housing will be sought on housing renewal sites. The target general purpose and special needs supported affordable housing elements for each identified housing renewal site are shown in Table 13.3.
13.11.11 The Council is now working with a number of preferred Housing Association providers, and the Council’s strong preference is that any general purpose housing should be provided through one of these partners. Affordable housing provided under Policy H12 H11 must be made available at a price level which can be sustained by local people in housing need. Developers will be expected to enter into appropriate legal agreements to secure the affordability of accommodation for as long as is required, and will be encouraged to enter into partnership arrangements with Housing Associations whose interest in the property will control initial and future ownership and occupation. (24)
   
   
   
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13.11.12 There will be a presumption in favour of the provision of affordable housing on-site. All such accommodation should be fully integrated with open market housing and should be distributed throughout the site, except where special needs housing requirements dictate otherwise e.g. very sheltered housing schemes. In phased housing developments, a reasonable proportion of affordable housing should be included in each phase. It is particularly important that affordable dwellings have good access to the public transport network and to local services. Proposals in areas with poor access may not be considered acceptable unless they involve the improvement of such access.
13.11.13 In exceptional circumstances, the Council may consider provision of the affordable housing element off-site, subject to an equivalent level of housing need being met. This may be either by way of the developer directly providing affordable units on the alternative site, or by making a financial contribution to enable the provision. Only where it is important to bring the site forward for housing use and there is a real danger that the affordable housing requirement will prevent this e.g. because of high land reclamation or building restoration costs, or where there is an overriding major policy objective, will the affordable housing requirement be reduced or waived. (22)
   
 
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13.12

Special Needs Accommodation
Policy H13 H12: Special Needs Accommodation
 
Residential schemes designed for people with special needs will be encouraged subject to the following criteria:
1. The suitability of the site or building;
2. The character of the surrounding area;
3. Compatibility with adjacent land uses;
4. Proximity to public transport and other local facilities;
5. The provision of satisfactory vehicular access and car parking.
Where an identified need for special needs accommodation exists, including housing accessible to disabled people, the Council will seek to negotiate the provision of appropriate accommodation on suitable sites.
 
   
13.12.1 Housing development should meet the needs of all sectors of the community, including those groups with special needs. Such groups will include the elderly, people with physical and sensory disabilities, people with mental health problems, people with learning difficulties, people who misuse drugs or alcohol, and women and children subject to domestic violence. Given the projected increase in the proportion of elderly people in the population, in line with national trends, it is particularly important to address the special needs of the elderly. The Wolverhampton Housing Strategy sets out how the Council and its partners intend to address the housing requirements of those with special needs. (25)
13.12.2 A growing proportion of the community requires intensive levels of care due to age or other significant health problems. To meet these special needs the Council is working with its partners to create a network of sheltered and very sheltered housing schemes. Sheltered housing is a group of flats, bedsits or bungalows set aside for letting to older people, providing a quiet and friendly environment with the reassurance of having an officer living nearby to offer security, help and advice. The Council currently provides 840 sheltered properties for rent in 23 schemes across the City.
   
   
   
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13.12.3 Very sheltered housing offers individuals who have identified care needs a self-contained flat within a housing complex or scheme with access to on site domicillary care. There are currently six very sheltered schemes in operation in Wolverhampton and a scheme on HR1: The Mayfield, Willenhall Road has recently been completed is under construction. Such schemes provide a quality alternative to traditional residential care homes. In order to create a Caring City, the Wolverhampton Community Plan aims to: (26)
 
  • Increase by 40% very sheltered housing schemes for older people by 2007;
  • Reduce by 25% the number of permanent admissions of older people to residential and nursing care by 2010.
13.12.4 The 2002 Housing Needs Survey and other studies have revealed a high level of demand for special needs housing throughout the City, particularly for older people. The Housing Needs Survey identifies a need arising from existing households for 954 units of supported housing for older people over the period 2002-2007, 768 units of which should be affordable (see table 13.4). This constitutes the special needs supported affordable housing target set out in 13.11.3. This target does not take into account the immediate need to replace places at Council residential homes that have been closed in recent years.
13.12.5 The Housing Needs Survey also suggests that a significant need for supported housing will arise as older people in-migrate to live near their families in Wolverhampton. This extra need has not been included in the affordable housing need target but may need to be taken into account in future years, subject to monitoring of actual in-migration.
   
 
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Table 13.4: Demand for Supported Housing for Older People (2002-2007)
  Private Market Sheltered Affordable Sheltered Affordable Very Sheltered All Sectors
Existing Households 186 685 83 954
In-migrant Households 412 503 106 1,021
Total 598 1,188 189 1,975
  Source: Wolverhampton Housing Needs Survey 2002 (David Couttie Associates)
   
13.12.6 The Council will oversee the delivery of special needs accommodation, through its role as a provider and enabler. Some of the special needs housing requirement will be addressed through flow of existing stock. However, it is likely that the potential to convert existing stock to meet today's standards will be limited. Further studies into the condition of existing stock will be commissioned, which will inform strategies to guide future provision.
13.12.7 Given the scale of the need, it will be appropriate to seek the provision of special needs supported housing as part of the affordable housing contribution made by larger housing developments (see Policy H12 H11). In view of the needs of the residents of such accommodation, such proposals should be located within easy reach of local facilities and good quality public transport and supported by appropriate professional services. The specific design and open space requirements of special needs housing will be detailed in Supplementary Planning Guidance.
   
   
   
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13.12.8 It is particularly difficult to assemble suitable sites of a sufficient size (approx. 0.8 - 1 ha) for very sheltered schemes in a built-up area like Wolverhampton. Therefore, within the next 5 years, very sheltered schemes will be sought on the following housing sites:
 
  • GKN site, Birmingham New Road
  • Former Depot, Moathouse Lane West, Wednesfield Chubb Site, Wednesfield Road (27)
  • Raglan Street Area
  The Council will also seek to identify a 0.8 ha site for a very sheltered scheme in Low Hill. Such schemes may be sought on additional sites, during the remainder of the Plan period, as further need is identified.
13.12.9 There is a significant demand for private market sheltered accommodation (see Table 13.4). Sites for private market sheltered schemes tend to emerge as windfalls and, due to economies of scale, often accommodate more than 25 units on sites of less than 1 ha. In order to encourage the provision of private market sheltered housing, the affordable housing requirement will be waived on sites of less than 1 ha (see Policy H12). (20)
 
 
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13.13

Residential Care Homes
Policy H14 H13: Residential Care Homes
 
Proposals for the development of residential care homes for the elderly will be assessed against the following criteria:
1. The suitability of the site or building;
2. The character of the surrounding area;
3. Compatibility with adjacent land uses;
4. Proximity to public transport and other local facilities;
5. The provision of satisfactory vehicular access and car parking;
6. The provision of adequate useable garden space.
 
 
13.13.1 Communal residential care homes for the elderly, which provide nursing care, can often be of a significant size, and therefore not always suited to a traditional residential environment. A careful assessment will therefore be made of the potential impact of proposals, both for new facilities and the enlargement of existing homes. Residential properties have in the past provided a source of accommodation for care homes. Large detached properties (with five or more bedrooms) are the most obviously suited for these uses. Permission will not normally be granted for the conversion of semi-detached or terraced dwellings. Detailed requirements for the location and design of residential care homes will be set out in Supplementary Planning Guidance.
   
 
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13.14

Sites for Travelling People
Policy H15 H14: Sites For Travelling People
 
Proposals for the provision of sites for travelling people, including travelling show people, will be assessed against the following criteria:
1. Compatibility with adjacent land uses;
2. Impact on the surrounding environment;
3. The availability of good highway access;
4. Proximity to local facilities.
 
   
   
   
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13.14.1 Local authorities are required to make appropriate provision for travelling families under the provisions of Circulars 22/91: Travelling Showmen and 1/94: Gypsy Sites and Planning. Unauthorised sites often cause many problems for local communities and provide inadequate facilities for travelling families. To meet the needs of gypsy families 40 permanent pitches have been provided on a site at Showell Lane. To meet the needs of travelling show people the Council has provided a site with 5 plots at Arthur Street, Blakenhall. The Council will continue to explore potential opportunities to improve facilities as appropriate, including the consideration of proposals from the private sector.
   
REASONS FOR PROPOSED CHANGES
1 For clarification
2 In response to objection 127/460
3 In response to updated information
4 In response to objections 88/248, 110/367, 127/451, 128/470, 136/525, 136/526, 136/527, and to updated information
5 In response to objection 137/539
6 In response to objections 134/491 & 177/786
7 In response to objection 111/369, 111/370 & 111/373
8 For clarification
9 In response to objection 111/371
10 In response to updated information
11 In response to objections 28/134, 72/147, 73/157, 76/171, 88/248, 89/880, 109/343, 110/367, 111/371, 111/412, 113/380, 117/397, 127/451, 127/456, 128/470, 136/525, 136/526, 136/527, 141/575, 142/588, 155/701, 169/743, 169/744, 186/902 and to updated information
12 In response to objection 182/889
13 In response to objection 136/528
14 In response to objection 79/180
15 For clarification
16 In response to objections 144/608, 198/975, 199/978 & 200/981
17 For clarification
   
   
   
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18 In response to objections 99/322, 136/531, 150/681. 154/699.
19 In response to objection 122/428
20 For clarification
21 In response to objection 79/627
22 In response to objection 90/258
23 In response to objection 136/533, 136/535,
24 In response to objection 136/536
25 In response to objection 79/567
26 In response to updated information
27 In response to updated information
   
   
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