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| 2. HOUSING CHAPTER |
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INTRODUCTION |
| 2.1 |
The Gedling Borough Replacement Local Plan
takes account of the Borough Council's Housing Strategy by referring
to the appraisal of housing need and supply. At the strategic level
this is set out in the Nottinghamshire Structure Plan Review (1996).
The aims and objectives for this Replacement Local Plan illustrate
how the Local Plan can support the Housing Strategy, by ensuring there
is an adequate supply of land and by protecting and enhancing the
existing residential environment. |
| 2.2 |
At June 2000 the population of the Borough
was 110,200 (source: Notts County Council, based on Registrar Generals
Mid-Year estimate). Of this total 83,870 people (76%), live in Arnold
and Carlton wards which make up the majority of the urban area. The
Borough population recorded in the 1991 Census was 110,133 and the
projected population for the Borough by the year 2011 is 114,900 according
to the Structure Plan. As at April 1998 there were 47,185 dwellings
in the Borough and 4,078 (9%), of these were Council-owned dwellings. |
| 2.3 |
The housing chapter of the Replacement
Local Plan is divided into two parts. Part one concerns the provision
and distribution of land for residential purposes. Part two concerns
general policies relating to infill development opportunities, density,
replacement dwellings, extensions, conversions, living over the shop
(L.O.T.S.), residential homes, houses in multiple occupation, comprehensive
development, visitability and affordable housing. |
| 2.4 |
The reasons behind the review of the Green
Belt are set out in the supporting text to the following policies
which would result in the changes to the 1990 Green Belt. As stated
in Planning Policy Guidance (PPG) Note 2 (revised) January 1995; in
order to be effective, Green Belts require a degree of permanency
in that they should be protected as far as can be seen ahead. For
this reason they should be altered only in exceptional circumstances.
Such exceptional circumstances exist in Nottinghamshire. The Secretary
of State in approving the 1991 Structure Plan requested that an early
review of the 1991 Structure Plan be undertaken to assess land needs
beyond 2001, with particular regard to possible Green Belt boundaries.
As a result of the requirements of the Secretary of State, a review
of the Green Belt boundary is required. The 1996 Structure Plan and
the emerging replacement Joint Structure Plan (2003-5) establish the
need for the Green Belt Review. Only after it had been clearly demonstrated
that the Borough Council's development requirements could not be met
within the existing urban areas was land previously within the Green
Belt considered. |
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| I. |
SCALE & DISTRIBUTION
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| POLICY H1 DWELLING PROVISION |
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The development of 8,000 dwellings is proposed for
the period July 1st 1991 – June 30th 2011, as set out
below.
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Completions between 1991 and April 1st 2001:
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2670
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Existing planning permissions at April 1st
2001:
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750
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Additional commitments since April 1st 2001:
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380
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Urban Capacity
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640
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Lapsed permissions on small sites
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70
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Conversions and changes of use
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20
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Commercial windfall allowance
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440
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Sub Total
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4970
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Allocated sites to be identified in policy
H2 to amount to about
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3030
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OVERALL TOTAL
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8000
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NB figures have been rounded to the nearest 10.
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| 2.5 |
The Nottinghamshire Structure Plan Review
(which was adopted in November 1996) allocated 8000 new dwellings
for the Borough of Gedling for the period from 1991 to 2011. In accordance
with the guidance set out in Planning Policy Guidance Note (PPG) 3
(March 2000), this Plan provides for a choice of sites which are considered
to be both suitable and available. In order to be consistent with
the PPG3, the Structure Plan and the Replacement Local Plan Strategy,
the preference for new development will be on previously developed
land within the main urban areas, followed by land adjoining main
urban areas before seeking to locate along the Nottingham - Hucknall
public transport corridor, as defined in the Nottinghamshire Structure
Plan Review November 1996, Policy 1/2 and shown on the Proposals Map.
A detailed breakdown of the figure in Policy H1 is set out above. |
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Completions 1991 - 2001 |
| 2.6 |
The first figure, below the Structure Plan requirement of 8000
dwellings is straightforward. It is the total number of completions
since the start of the Structure Plan timescale (July 1st 1991).
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Existing Planning Permissions |
| 2.7 |
Existing planning permissions is a category,
which is relatively self-explanatory. It is merely those dwellings,
which currently benefit from planning permission but as at April 1st
2001 had not been completed (750). |
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Additional Commitments
Since April 1st 2001 |
| 2.8 |
These are sites which have received planning
permission since the above date or are agreed in principle subject
to the signing of a legal (Section 106) agreement. They are Arnold
and Carlton College (86), former EMEB headquarters (230), Tamarix
Close (28) and Goodwood House (40). |
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Urban Capacity |
| 2.9 |
The Urban Capacity figure is explained
in detail in Technical Paper 1 'Urban Capacity Study'. This accords
with the accompanying document 'Tapping the Potential' (December 2000)
published by the DETR following PPG3. The Technical Paper 1 is available
from the Local Plans Section of the Borough Council (see address at
the front of this Written Statement). The total number of dwellings
expected on non-allocated sites within the existing urban area and
on unidentified sites in the villages at April 1st 2001, was some
640 dwellings. |
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Lapsed permissions on
small sites |
| 2.10 |
This category comprises small sites where
planning permission has lapsed and which are considered to be suitable
for a renewal of permission. |
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Conversions and Changes
of Use |
| 2.11 |
The number of dwellings which have come
forward in the past (July 1991 - April 2001) from this source (which
would typically include barn conversions and the sub division of houses
to flats) has averaged 14 per year. On the basis of this figure remaining
constant over the Plan period, approximately 140 dwellings would come
forward from this source. However, a number of these dwellings will
already be accounted for within either the 'existing planning permissions'
or the 'lapsed permissions' categories and, as such, these dwellings
(totalling 127) have been taken out of the 'conversions and changes
of use' figure to remove this element of double counting. This results
in a figure of 16 rounded to 20 dwellings coming forward from this
source of supply. |
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Commercial Windfall Allowance |
| 2.12 |
Further work on the Urban Capacity Study
was considered by the Local Plan Steering Group on 29th January 2002
and this has led to an Addendum to the Technical Paper 1. This explains
how part of the figure of 390 has been derived. In summary it comprises
sites within the 'commercial windfall allowance' for approximately
210 dwellings. |
| 2.13 |
In addition there was an allowance for
'Imminent Sites' in the First Deposit Draft Local Plan (February 2000).
As expected, many of those sites have come forward in the last two
years but some remain. Of the 418 dwellings expected in the First
Deposit Draft Plan, the figure is now reduced to approximately 180
and combined with the 'commercial windfall allowance'. |
| 2.14 |
As stated in paragraph 2.12, the Addendum
to Technical Paper 1 (March 2003) estimated that 390 dwellings would
come forward through the Commercial Windfall Allowance over the plan
period. The Statement of Decisions and Proposed Modifications (January
2005), PM 2.1 confirmed an increase of 50 dwellings producing the
figure 440 in policy H1, in accordance with the Inspector's Report
(March 2004). Inspector's Recommendation 2.14 relates to the former
(First and Revised Deposit Draft Local Plan) allocation at Park Avenue,
Burton Joyce, which has already been partially developed, but is anticipated
to yield a further 50 dwellings through the removal of land from the
Green Belt. |
| 2.15 |
As a result of all of the above calculations
and explanations, land for 3030 dwellings should be found on allocations
in this Replacement Plan if the balance of the 8000 figure from the
Structure Plan is to be met precisely. |
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| 2.16 |
PPG3, the Regional Spatial Strategy (RSS)
and the Structure Plan all require a sequential approach to the selection
of development sites. The sites listed in H2 have been identified
initially through a 'sieve analysis' (see Technical paper 2 'Green
Belt', available from the Local Plans Section). This analysis identified
constraints such as ridgelines, Mature Landscape Areas, Sites of Importance
for Nature Conservation, etc and from this assessment, areas of search
were found. Following extensive consultation exercises undertaken
in the preparation of this plan, the sites in H2 were identified. |
| 2.17 |
It was also important throughout this
process to consider the need to provide different sizes of site in
order to achieve a range and choice of housing as required by Planning
Guidance and Policy Statements. A range of major, medium and small
scale sites needed to be provided together with the choice of location.
A major site can provide new infrastructure and services essential
to ensure that the development is sustainable and bring benefits to
not only the proposed schemes but also the existing areas nearby to
the new developments. Medium sites can also provide opportunities
to 'plug in' to the existing infrastructure and be sustainable through
the utilisation of transport networks, schools and retail and community
facilities. Sites within the villages have been identified in order
to assist in the provision of a full range and choice of sites up
to the Structure Plan definition of limited development of 5 hectares
per village. The final detail of the size and shape of those sites
that were found was determined on the basis of defensible boundaries
or other constraints such as their affect upon the topography or restrictions
on numbers due to access requirements. |
| 2.18 |
Additional considerations throughout this
process included the need to look for opportunities for housing on
appropriately located previously developed land (p.d.l.) or 'brownfield
land'. Urban p.d.l. sites warrant a higher priority than greenfield
sites. Any such sites should conform with the Council's Contaminated
Land Strategy. The former Gedling Colliery has a proportion of p.d.l.
At the end of the six month consultation period in 1998, a number
of alternative sites were proposed by consultees and these were considered
by the Development Committee meeting held on 11th August 1999. The
reasons for rejecting certain sites were set out in the report to
that Committee. |
| 2.19 |
Further consultations took place between
May and June 2000, June and July 2002, and January and March 2005,
when over 16,000 representations, mainly in the form of objections
were duly made in respect of the Deposit Draft Local Plans (February
2000 and May 2002) and Statement of Decisions and Proposed Modifications
(January 2005). As a result of these consultation exercises and the
need to interpret new Government guidance and the emerging RSS, the
majority of land allocated for housing is located on the urban fringe
of Nottingham and therefore accords with central and strategic guidance
with regards to sustainable development principles. The size of allocations
varies according to the detailed considerations of defensible boundaries
and the refinement of the sieve analysis mentioned above. The most
sustainable sites have been carried forward in rural locations where
allocations are limited in accordance with the Structure Plan threshold
of below 5 hectares. |
| 2.20 |
An approximation of the number of dwellings
likely to come forward from each of the sites has been given by applying
appropriate densities to each of the areas. The dwelling figures have
been calculated using the net density as set out in Annex C to PPG3.
A density of 30 dwellings per hectare has been used as the minimum
rising to 40 per hectare where sites are within 800 metres of facilities
identified in the housing density policy (H8), and 50 per hectare
within 400 metres of such facilities. |
| 2.21 |
Given the assumptions set out above this
is considered to be a provision which is as close as possible to meet
the Structure Plan requirement. |
| 2.22 |
Policy H2 lists all the allocated sites
together with the likely capacity of each, generally in accordance
with density policy H8. |
| 2.23 |
The following allocations are urban edge
greenfield sites, all in sustainable locations, which do not depend
on significant infrastructure provision and can be developed in a
relatively short period. These are all situated on the edge of the
principal urban area:- |
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- Stockings Farm, Arnold (see Policy H4);
- Wood Lane, Gedling;
- Chartwell Grove;
- Howbeck Road.
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Plains Road/ Arnold Lane (south) is also
an urban edge greenfield allocation, but the Highway Authority has
specified that safe accesses from Arnold Lane and Plains Road compatible
with the Gedling Colliery/ Chase Farm Access Road will need to be
provided, and appropriate developer contributions will be sought.
The Ashwater Drive/ Spring Lane allocation will require a Transport
Assessment to be undertaken, in order to identify where public transport
improvements will be required and to overcome highway concerns including
additional traffic using Chedington Avenue. Two direct points of access
from Spring Lane should be provided. |
| 2.24 |
Gedling Colliery/ Chase Farm is an edge
of urban location, with a substantial element of previously developed
land, but due to the scale of the development and the associated infrastructure
requirements (see policy H3), it is expected that the development
will only deliver 700 dwellings by 2011, despite its estimated capacity
of 1120 dwellings. More detail is provided in the text following policy
H3. The housing allocations to the north of Victoria Park and at Teal
Close, Netherfield are urban edge greenfield sites, but are dependent
upon the construction of the new link road forming part of the A612
Gedling Transport Improvement Scheme between Victoria Park and Burton
Road, expected to commence early during 2006 according to the Local
Transport Plan. |
| 2.25 |
The remaining allocations are all sustainable
sites in villages that are excluded from the Green Belt. The former
Sports Ground at Newstead is within the village adjacent to the Robin
Hood Line railway station and carries forward the remainder of an
allocation from the 1990 Plan. Park Road, Bestwood is previously developed
land. The two sites at Calverton (Dark Lane and Flatts Lane, totalling
200 dwellings) and the allocation at Regina Crescent, Ravenshead (140
dwellings) are in sustainable villages with sufficient local services
to accommodate limited development beyond infilling. The Dark Lane
site requires satisfactory access to be provided primarily onto Main
Street. |
| 2.26 |
Although Hucknall lies within the District
of Ashfield, part of the urban fringe of Hucknall falls within the
administrative area of Gedling Borough Council. This was recognised
in the Examination in Public into the Structure Plan in 1995 which
sought to direct a proportion of future development to this location.
The allocation of Top Wighay Farm (Policy H6) accords with the Structure
Plan as it relates to the Nottingham to Hucknall Transport Corridor
and is also a greenfield site on the edge of the Hucknall urban area. |
| 2.27 |
In allocating sites, the pressure for
new facilities and the impact on existing facilities and infrastructure
is recognised. There is potential to require future development to
provide new or improved facilities in respect of:- landscaping and
open space; footpaths and cycleways; leisure, community and recreation
facilities; and improvements to public transport facilities. The actual
services, which will require developer contributions are set out in
the following table. Developer contributions will, amongst other things,
be sought in order to address the effect of development on the surrounding
highway network by the promotion of integrated transport measures
(as set out in Policy T1). This will be negotiated on all sites 0.4
hectares or above and in some cases on smaller sites. Policies H3-H6
refer specifically to the major allocations at Gedling Colliery/ Chase
Farm, Stockings Farm, North of Victoria Park/Teal Close and Top Wighay
Farm and set out all developer contributions that will be required
in respect of these sites. Requirements for other non-transport contributions
will be set out within development briefs, or otherwise negotiated,
in accordance with policy C2. These contributions will all be in accordance
with Government Circular 1/97. |
| 2.28 |
Residential allocations and windfall residential
developments will be determined in accordance with policy C2. |
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Site-specific details for other residential allocations are set
out below:
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*Based on standards of provision defined by Nottinghamshire County
Council and the Health Authority
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| 2.29 |
Residential developments are likely to
increase the need for additional Primary and Secondary school provision
and additional Health provision. Requirements are determined on a
site-by-site basis and are based on the scale of development proposed
and existing facilities within the locality. The Borough Council will
consult the Education and Health Authorities to determine the level
of provision required and will seek to negotiate developer contributions
as part of any planning application for residential development based
on the thresholds shown in the Table above. |
| 2.30 |
The Borough Council is committed to securing
high quality development in the Borough, which achieves an enhancement
of the environment and benefits existing residents. To this end the
Borough Council intends to prepare development briefs for allocations
accommodating over 50 dwellings. The purpose of a development brief
is to interpret the policies and objectives of the Local Plan as they
relate to an individual site and identify how they could positively
contribute to their achievement. A key objective of the preparation
of development briefs is that they are undertaken early in the development
process and, in any event, before the detailed application stage,
so that potential developers are aware and take account of the constraints
and opportunities relating to a site. It is intended that the speed
and certainty of the development process will be enhanced by the preparation
of a development brief. Briefs will be prepared in consultation with
the general public, businesses and other interested parties and their
views will be taken into account before they are finalised. Once approved
by the Council a brief will be treated as a Local Development Document
(LDD), part of the Local Development Framework (LDF) introduced by
the Planning Act 2004; it will be given weight by the Borough Council
as a material consideration in any subsequent determination of a planning
application. Within all allocated residential sites in policy H2,
a minimum of 10% of the gross site area will be provided as local
public open space to serve the development. This will be secured through
planning conditions or through S.106 agreements (see Policy C2, Policy
R3, Policy H18 and Policy T1). |
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| POLICY H3 LAND AT
FORMER GEDLING COLLIERY AND CHASE FARM |
| Objectives |
| Environment |
11 |
| Sustainability |
2, 7, 10 |
| Transport |
2, 3, 7 |
| Town Centre and Retail Developments |
3 |
| Housing |
1, 3, 5, 6 |
| Employment |
1, 3 |
| Recreation |
2, 4, 5 |
| Community Services |
4 |
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| Planning permission will be granted
for the mixed development of land at, and adjoining, the former
Gedling Colliery site, as identified on the Proposals Map. |
| The development will provide for
up to 1120 dwellings, with 700 to be completed by 2011, and
6 hectares of employment land subject to:- |
| a. |
a phased programme of implementation
to be agreed with the Borough Council and County Council through
joint Legal Agreements to ensure a comprehensive development
solution and that the following are provided: |
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(i) |
construction of an access road, (as identified
on the proposals map, from Burton Road to Arnold Lane) and necessary
junction improvements; the construction of the access road shall
be completed before any of the dwellings are occupied; |
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(ii) |
public transport facilities, including infrastructure
and setting up of a comprehensive bus service, to serve the
development and link appropriately into the existing highway
infrastructure in the wider network; |
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(iii) |
a network of footpaths, cycleways and bridleways
throughout the site, linking the new development with the proposed
Gedling Colliery Park, Mapperley Golf Course and linear open
space to the west; |
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(iv) |
a new local centre incorporating community
facilities (to include the provision of a primary school, developer
contributions for secondary school provision and appropriate
health provision) and local shopping facilities (no single unit
to exceed 500m2); |
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(v) |
a proportion of affordable housing; |
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(vi) |
10% open space and sports pitches to serve
the development; and |
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(vii) |
opportunities to enhance bio-diversity and
enhance nature conservation within the site linking the proposed
Park to green areas beyond via a network of green corridors
and appropriately designed open areas. |
| b. |
the safeguarding of land within
the development site for a passenger rail service, station and
park and ride facility. |
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| 2.31 |
The former Gedling Colliery site was previously
contained in the Green Belt prior to this Local Plan Replacement.
The Introduction to this Plan and preceding text set out in detail
the Council's methodology and reasons for reviewing the Green Belt
boundary. |
| 2.32 |
The Gedling Colliery/Chase Farm site has
a total capacity of 1120 dwellings. However, given the requirement
for the construction of the Gedling Access Road (and the necessary
procedures arising from this), it is unlikely that all of the 1120
dwellings will be complete by 2011. For the purposes of calculating
the need for dwellings elsewhere in the Borough for this Local Plan,
however, it is assumed that 700 dwellings are likely to be completed
by 2011. |
| 2.33 |
The Gedling Colliery site as identified
on the proposals map includes approximately 15.5 ha. of brown field
land. The Gedling Colliery site offers the opportunity for the redevelopment
and reuse of brownfield land for housing and a small element of employment
land (see policy E1) which accords with Government guidance. The land
on the urban edge is enclosed by the former spoil tip and therefore
separated from the wider countryside beyond. The area is well contained
on the urban edge by topography and well related to the urban area.
Its release from the Green Belt would not compromise the five purposes
of including land in the Green Belt as set out in PPG2 'Green Belts'
(1995). The new Green Belt boundary is well defined and will endure
beyond the Plan period. |
| 2.34 |
The development of this large area of land
requires a comprehensive development solution and therefore a piecemeal
development of the site which will not provide the necessary infrastructure
will not be acceptable to the Council. Joint Legal Agreements to ensure
a phased programme of implementation to ensure release of facilities
and infrastructure will be a requirement prior the release of any
planning permission. In addition, the Council will prepare and consult
on a development brief for the site. |
| 2.35 |
The policy sets out the provision of new
services that will be needed at the site and for which developer contributions
will be required. The context for these contributions is set by Policy
C2. Providing adequate facilities and infrastructure to accommodate
the transportation needs resulting from the development of the site
is an important component in the successful integration of the site
with the existing urban area. An independent study commissioned jointly
by the Borough Council and the County Council concluded that the access
road, as identified on the proposals map, and junction improvements
will be required to serve the development. The access road will have
the added benefit of reducing the level of traffic on the A6211, and
providing environmental improvement for residents along this route.
The Gedling By-Pass is identified as a long term proposal by the County
Council in the1996 Structure Plan Review which predates the Government's
White Paper on Transport in 1998. Since then it has been made clear
it will not receive public funding within the plan period. The access
road will therefore require to be funded entirely by the development
of the site. The construction of the access road shall be completed
before any of the dwellings are occupied or any of the employment
development is brought into use. The access road is to incorporate
a satisfactory junction at Mapperley Plains (including any traffic
management measures on the approach roads to that junction). |
| 2.36 |
The development must also provide public
transport facilities to serve the site. This will include the provision
of a bus service for the development which is likely to require some
initial funding by the developer in the early phases of the development.
In providing public transport services the aim will be to achieve
a 14% modal transfer of trips into the City by public transport rather
than by car. In order to assist in achieving a 14% modal transfer,
the site should aim to achieve 40% non car trips and this issue is
addressed in the Transport Assessment for the site. This may be achieved
by a comprehensive bus service for the site with a contribution to
bus priority measures in the wider highway network. The degree to
which the development of the former mineral line as a passenger facility
will assist in reducing car based trips requires further investigation.
If the passenger rail facility is considered a viable option in reducing
dependence on car trips this may be allied to a park and ride site
within the development. |
| 2.37 |
The site provides an opportunity for introducing
new pedestrian and cycle routes and bridleways within the development.
These should link with existing and proposed routes beyond the site
and allow for access from the existing urban area through the new
development to the proposed Country Park. The development should continue
the linear open space to the west of the site as a recreational route
into the proposed Country Park. The integration of all of these matters
is fundamental to achieving a sustainable form of development on the
site. |
| 2.38 |
The development will be required to provide
open space and formal sports facilities such as pitches for the recreational
needs of future residents. Opportunities to enhance nature conservation
and bio-diversity within areas of open space and landscaping throughout
the development will be an important element which will be explored
in the development brief process. |
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| POLICY H4 STOCKINGS FARM |
| Objectives |
| Environment |
7, 8 |
| Sustainability |
1, 2, 7 |
| Housing |
1, 3, 5, 6 |
| Transport |
3, 5 |
| Recreation |
4, 5 |
| Community Services |
4 |
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| Planning permission will be granted
for residential development of land at Stockings Farm, as identified
on the Proposals Map, in accordance with a detailed planning
brief to be prepared and approved in advance of the granting
of any application for permission. |
| The development will provide for
390 dwellings. |
| The detailed planning brief will
include:- |
- The density of housing;
- A proportion of affordable housing;
- The vehicular access to the site;
- Package of integrated transport measures and in particular
improved public transport accessibility to ensure that the
proposed development links into the existing highway network
successfully;
- A network of footpaths, cycleways and bridleways throughout
the site including linkages to Arnold District Centre, local
schools and the countryside;
- Contributions to school provision and primary health care;
- Landscaping measures including provision of open space
and boundary treatments.
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| 2.39 |
The development site is to be accessed
via a loop system joining Ellington Road and Ashington Drive. |
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| POLICY H5 TEAL CLOSE/ NORTH
OF VICTORIA PARK |
| Objectives |
| Environment |
3, 7 |
| Sustainability |
1, 2, 5, 7, 12 |
| Housing |
1, 3, 5, 6 |
| Transport |
1, 3, 4, 5 |
| Employment |
1, 3 |
| Recreation |
1, 2, 4, 5 |
| Community Services |
4 |
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Planning permission will be granted for the comprehensive
mixed use development of land at Teal Close/ North of Victoria
Park, as identified on the Proposals Map, for residential,
employment and recreation uses in accordance with a detailed
planning brief to be prepared and approved in advance of the
granting of any application for permission.
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| The development will provide for
17 hectares of employment uses, 400 dwellings and up to 9 hectares
of sports/recreational uses. |
| Land will be reserved for the construction
of the new link road forming part of the A612 Gedling Transport
Improvement Scheme, between the A612 Burton Joyce and the A612
Netherfield, and for access to the development sites. |
| The detailed planning brief will
include:- |
- The density of housing;
- A proportion of affordable housing;
- Vehicular and pedestrian access, including public transport
measures, to the housing, employment and recreation land;
- Landscaping measures including provision of open space
and boundary treatments;
- The ground remediation strategy following the completion
of a detailed site investigation;
- Contributions to primary and secondary school provision
and primary health care facilities;
- The location and nature of formal sports facilities and
proposals for their phasing;
- The provision and/or enhancement of cycle and pedestrian
links towards facilities in Netherfield town centre;
- In relation to land lying between the allocated sites,
the River Trent, the Netherfield Pits and Stoke Lane/ Stoke
Bardolph village;
- Proposals for improving its passive recreational
value through enhanced pedestrian access; and
- Detailed proposals for the enhancement of its
ecological value in line with the principles to be established
in an Ecological Enhancement brief. Those details will
be agreed with English Nature and the Nottinghamshire
Wildlife Trust and include arrangements for their long
term management to be secured through a section 106 agreement
or any other legally binding mechanism agreed with the
local planning authority.
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| 2.20 |
An Outline Planning Brief and concept masterplan
has been prepared by Severn Trent Water in consultation with the Borough
Council (dated February 2003), in relation to a larger site. A revised
brief relating to the areas that are now allocated for housing will
need to be prepared. |
| 2.41 |
The site will be accessed from the proposed
new link road forming part of the A612 Gedling Transport Improvement
Scheme. As such, the new road will need to be constructed before any
occupation of the housing or employment development takes place. Contributions
will be required towards integrated transport measures along the A612
Transport corridor in accordance with the Interim Transport Planning
Statement (ITPS) on 'Integrated Transport Measures and Developers'
Contributions' May 2002. These will be agreed at the planning application
stage, as will the precise package of measures to cater for cycling,
walking and public transport journeys. |
| 2.42 |
9 hectares of land is allocated for sports/
recreation use to accommodate relocation of existing facilities from
the North Victoria Park allocation. Also, land to the north east of
the site (i.e. between the housing allocation and Stoke Lane) is protected
as open space in order to serve both the Teal Close housing allocation
and the allocation at North of Victoria Park. This serves to separate
the proposed housing area from the existing sewage treatment works
to the north of Stoke Lane. |
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| POLICY H6 TOP WIGHAY FARM |
| Objectives |
| Environment |
3, 7 |
| Sustainability |
1, 5, 7, 12 |
| Housing |
1, 3, 5, 6 |
| Transport |
2, 3, 4, 5, 7 |
| Employment |
1, 3 |
| Recreation |
2, 4, 5 |
| Community Services |
4 |
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| Planning permission will be granted
for the comprehensive mixed use development of land at Top Wighay
Farm, Hucknall, as identified on the Proposals Map, in accordance
with a detailed planning brief to be prepared and approved in
advance of the granting of any application for permission. This
development brief will be prepared to guide and control the
development and distribution of the various land uses at Top
Wighay Farm to achieve an integrated mixed-use development. |
| The development will provide for
595 dwellings and 9 hectares of employment land. |
| The detailed planning brief will
include:- |
- The density of housing;
- A proportion of affordable housing;
- Public transport and infrastructure to include a park
and ride facility and safeguarding of the land needed for
the future extension of the NET (Line One) from Hucknall
station to serve the development;
- A network of footpaths, cycleways and bridleways throughout
the site including linkages with Hucknall Town Centre, Newstead
and the countryside;
- A primary school and playing field, and developer contributions
for secondary school provision;
- A local centre incorporating primary health care facilities
and local shopping facilities (no single unit to exceed
500 sqm);
- Landscaping measures including provision of open space
and boundary treatments;
- The protection of Joe's Wood and Top Wighay Farm Drive
SINCs.
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| 2.43 |
The development at Top Wighay Farm is required
to meet the strategic land requirements set out by the Adopted Structure
Plan (1996) and will need to be fully integrated and provide a balanced
mixed use development. The development brief will need to specify
where and when supporting services (such as schools, open space and
local shops) will be provided. Contributions will be required towards
integrated transport measures in the A611 Hucknall corridor in accordance
with the ITPS on 'Integrated Transport Measures and Developers' Contributions'
May 2002. These will need to be agreed at the planning application
stage, as will the precise package of measures to cater for cycling
walking and public transport journeys. |
| 2.44 |
Land to the north and east of the development
area has been identified as safeguarded land and should be considered
as first reserve for development in the event of Gedling Colliery/
Chase Farm and other housing development in the Borough not progressing
as quickly as anticipated. |
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| II. |
GENERAL POLICIES |
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DEVELOPMENT WITHIN THE
URBAN AREA and THE DEFINED VILLAGE ENVELOPES1 |
| 2.45 |
In addition to the allocation of sites
for residential purposes, the Borough Council has included an estimate
of land for residential development which will come forward on unidentified
and industrial sites for residential as explained in paragraphs 2.9-2.15
above). The following policies provide guidance on where such development
would be allowed. |
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1 A village envelope is a village not ‘washed
over’ by Green Belt.
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| 2.46 |
While there will often be opportunities
for residential development on sites which it has not been possible
to allocate, it is important to ensure that such development both
in the built-up urban area and the defined village envelopes complements
the appearance of the area. General principles as contained in ENV1
and H16 will apply and development should not prejudice the comprehensive
development of other land (H15). These areas are usually less than
0.4 hectares in size, although larger unidentified sites can and do
come forward. Certain specified employment sites are protected from
residential development under Policy E3. Listed Buildings and those
identified as being of "Local Interest" will contribute to the character
of an area (whether in the urban area or a village envelope) and as
stated in Environment policies ENV 21 and 22: development should not
damage the setting or character of such buildings. Small areas of
open space such as incidental open space, grass verges and garden
areas which may not be specifically protected by recreation policies
on the proposals map often contribute to the character of an area
by virtue of views into and out of an area, or by creating a sense
of space. For this reason careful consideration will be given to the
impact a development would have on the character of an area by the
loss of important open space. Agricultural workers dwellings will
be judged in accordance with PPS7 (August 2004) and ENV 26. |
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Residential development
(including extensions) within Green Belt wash villages and outside
village envelopes is covered by ENV30 in Part III of the Environment
Chapter. Replacement dwellings are covered by policy H9 and other
related policies. |
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| 2.47 |
PPG3 (March 2000) requires local planning
authorities to avoid the inefficient use of land by avoiding developments
of less than 30 dwellings per hectare net, and encouraging more efficient
development (between 30 and 50 dwellings per hectare net), with greater
intensity around areas with good public transport accessibility. Car
parking standards should be lowered to secure sustainable residential
environments. More innovative design is required to help achieve such
developments but that does not mean poor design will be accepted.
In some cases Permitted Development rights may be removed to prevent
the loss of privacy, amenity or space around and between buildings.
Applications will be expected to show they have incorporated the principles
of good urban design as set out in 'Better places to Live' (DTLR,
C.A.B.E. 2001) with mixed house types and well designed spaces. New
housing development should aim to reduce the growth in the length
and number of motorised journeys, encourage alternative means of travel
and reduce reliance on the private car (PPG13). |
| 2.48 |
In order to maximise the opportunities
to reduce car based journeys, the Replacement Local Plan seeks to
increase the densities of development around certain facilities. This
will promote the use of non-car based travel and offer alternative
transport choice. "Sustainable Settlements: A guide for planners,
designers and developers (University of the West of England and Local
Government Management Board 1995)" states that 400m (or a 5 minute
walk) is a well tried standard. Exceptions to this distance are where
facilities such as bus or rail stations are considered. The nearer
the proposed development is to these facilities the higher the density
should be. The 400 metres measure is the travel distance, not a 400
metres radius from any point. The only exceptions to the policy will
be where a clear physical constraint or an access constraint prevents
the achievement of such densities. For example a site with preserved
trees will clearly mean even 30 dwellings per hectare may not be achieved. |
| 2.49 |
The criteria included within the policy
H8 are self-explanatory although for clarification the definition
of a food superstore is the same as used in Annex A of PPS6 (April
2005), i.e. 2,500 sq metres trading floorspace. The quality transport
routes are the five major bus corridors through the Borough: A60 Mansfield
Road, B684 Woodborough Road, B686 Carlton Road, A612 Daleside Road
and A6514 Ring Road. A full definition of Public Transport Corridors
is provided in the Glossary. |
| 2.50 |
The following table sets out the density
that has been applied to each housing allocation. The detailed methodology
that has been applied to each site in order to assess its capacity
is set out in a document entitled 'Justification for Number of Dwellings
to be Provided by Housing Allocations', which is available from the
Local Plans Section. |
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Site ref. on Proposals Map
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Site
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Density (dph)
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| H2 (a) |
Ashwater Drive/ Spring Lane
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30
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| H2 (b) |
Former Newstead Sports Ground
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50
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| H3 |
Gedling Colliery/ Chase Farm
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Combined 50/ 40/ 30
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| H2 (c) |
Park Road, Bestwood
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35 *
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| H4 |
Stockings Farm
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Combined 40/ 30
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| H2 (d) |
Wood Lane, Gedling
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55
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| H2 (e) |
Chartwell Grove
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30
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| H2 (f) |
Flatts Lane, Calverton
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30
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| H5 |
North of Victoria Park
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Combined 40/30
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| H5 |
Teal Close
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30
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| H2 (g) |
Dark Lane, Calverton
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50
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| H2 (h) |
Howbeck Road
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30
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| H2 (i) |
Plains Road/ Arnold Lane (south)
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40
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| H2 (j) |
Regina Crescent, Ravenshead
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Combined 40/ 30
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| H6 |
Top Wighay Farm
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40
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* Density as recommended by Inspector into the Local Plan
Inquiry in
order to achieve an appropriate range of housing and broader
social mix.
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| POLICY H9 REPLACEMENT DWELLINGS |
| Objectives |
| Environment |
2 |
| Sustainability |
3, 6 |
| Housing |
2 |
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| Within the urban area and the defined
village envelopes, planning permission will be granted for a
replacement dwelling provided:- |
| a. |
it is not over intensive or obtrusive
and is well sited in relation to the remaining surrounding buildings;
and |
| b. |
it provides adequate separation
between properties. |
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| 2.51 |
In certain circumstances it is desirable
to demolish an existing building and replace it with another. This
can occur due to a property's poor overall condition because it is
considered unsuitable for extending, or it is more economic to replace
rather than repair. In the majority of cases applications for replacement
buildings are for larger dwellings than those which exist. However,
where possible the Council would hope to achieve increased densities
in the future. While this may not be a problem in itself, it is considered
important that the proposal should not result in a development which
is over intensive for the site and it's surroundings. Replacement
dwellings within the Green Belt are covered in the Environment chapter
under policy ENV 29 and in these locations ENV 29 will be the relevant
policy. |
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| POLICY H10 EXTENSIONS |
| Objectives |
| Environment |
1, 2 |
| Housing |
6 |
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| Within the urban area and defined
village envelopes, planning permission will be granted for extensions
to dwellings provided:- |
| a. |
the appearance of the proposal
is in keeping with the scale and character of the dwelling to
be extended and its wider setting; and |
| b. |
the proposal would not cause unacceptable
harm to the amenities of nearby residents. |
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| 2.52 |
While extensions to properties are generally
acceptable, they should always be designed to respect the character
of the building to which they are to be added, and the surrounding
area. Not all extensions require planning permission, as certain alterations
are covered by permitted development rights. However, extensions to
domestic properties make up the vast majority of planning applications
received in the Borough. The combined impact they make to an area
is therefore significant. Residential extensions should not therefore
be viewed as insignificant as they may have a cumulative impact on
the townscape and overall character of the Borough. Extensions to
dwellings in the Green Belt are covered under ENV 28. |
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| POLICY H11 CONVERSIONS
AND CHANGE OF USE TO RESIDENTIAL |
| Objectives |
| Housing |
1, 2, 3, 6 |
| Sustainability |
1, 3 |
| Transport |
4, 5 |
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| Within the urban area and defined
village envelopes, planning permission will be granted for the
conversion of houses to flats and for changes of use of other
buildings to residential provided:- |
| a. |
all dwellings are self contained
with independent access arrangements; |
| b. |
the proposal would not cause unacceptable
harm to the amenities of nearby residents; and |
| c. |
appropriate provision of parking
is made. |
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| 2.53 |
The conversion of houses into flats and
the change of use of other buildings to housing or flats can help
to provide a range and variety of residential accommodation. Between
1991 and 1999 the number of dwellings, which have come forward from
this source, have been low (averaging just 11 per year). This is mainly
due to the size and type of buildings and dwelling stock in the Borough.
There is a low proportion of buildings typically associated with changes
of use to residential or conversion e.g. mills, redundant or underused
listed factories and substantial older multi-storey buildings. Certain
specified employment sites are protected from such conversion and
changes of use under Policy E3. In recognition of its importance and
so as to encourage this type of development, the Borough Council will
seek reduced parking standards in certain circumstances where it is
considered appropriate (for example near public transport corridors). |
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| POLICY H12 LIVING OVER THE
SHOP |
| Objectives |
| Housing |
2, 3, 4 |
| Sustainability |
1, 6, 8 |
| Transport |
4, 5, 7 |
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| Where planning permission is required
to provide a residential use above shops and offices within
the urban area, parking facilities will not be required provided
that units have no more than 3 bedrooms. |
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| 2.54 |
Although the principle of utilising the
space above shops has been supported by the Council for a number of
years, very few actual conversions to residential have come forward.
By utilising the space above shops for residential use, housing in
sustainable locations in the urban area can be provided. Policy S3
considers such development specifically in the town centres. Although
the benefits from this type of development are clear, there are a
number of factors which have led to the actual number of dwellings
being created from this source being so low (only 2 between 1991-
1997). |
| 2.55 |
At present the Council can only encourage
the utilisation of space above shops rather than ensure its development.
However it is hoped that by relaxing the parking standards (which
it is often not possible to meet due to the property's location),
the Borough Council are actively trying to encourage such uses. It
should be noted that under class F and G of the Town and Country Planning
(General Development Procedure) Order 1995, it is not necessary to
apply for planning permission to create a single flat above an A1
use (shop) or an A2 use (financial and professional services). However
the creation of more than one flat would require an application. Policy
E3 would preclude the grant of permission for such proposals in protected
employment sites. |
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| POLICY H13 RESIDENTIAL
HOMES |
| Objectives |
| Environment |
1, 2 |
| Housing |
3 |
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| Within the urban area and defined
village envelopes, planning permission will be granted for Residential
Homes provided:- |
| a. |
the use would not result in an
over concentration of similar uses in any one area, leading
to a material change in character which would be detrimental
to the amenities of the area; |
| b. |
a satisfactory residential environment
can be achieved for the benefit of the intended occupants and
without detriment to the amenity of adjoining dwellings; and |
| c. |
the proposal would not result
in, or be a hazard to road safety. |
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| 2.56 |
The Borough Council consider that Residential
Homes should be located in existing residential areas which are well
served by local facilities including transport. They should not be
sited in locations which are remote, as the distances which people
in residential care can travel is often limited. They should also
be well located to ensure services and visitors to the premises do
not have to travel long distances by car. While the Borough Council
recognise that the types of properties which are normally considered
to be the most appropriate for conversion to residential homes are
often located where such properties are common (due to the size of
property and the plot in which it stands), it also recognises that
an over concentration of such uses can materially change the character
of an area and therefore they should be well distributed throughout
the urban area. |
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| POLICY H14 HOUSES
IN MULTIPLE OCCUPATION |
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| Planning permission will be granted
for the conversion of existing dwellings into Houses in Multiple
Occupation (HMO's) provided:- |
| a. |
the proposal would not be detrimental
to the amenity of adjoining or nearby dwellings by virtue of
increased noise, disturbance and activity; |
| b. |
the proposal will not result in
an over concentration of similar accommodation whereby there
is a material change in the established residential character
of the area; and |
| c. |
the proposal would not result
in, or be a hazard to road safety. |
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| 2.57 |
The Town and Country Planning (Use Classes)
Order 2005 and PPG12 allows for up to six people to occupy a single
dwelling unit, provided they are living as a single household. Such
a use is not classed as a material change of use of the property.
Living as a single household can take a number of forms, such as six
unrelated individuals who share communal facilities. |
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| III. |
LAYOUT and DESIGN |
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| POLICY H15 COMPREHENSIVE
DEVELOPMENT |
| Objectives |
| Housing |
6 |
| Sustainability |
3 |
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| Planning permission will not be
granted for development which would prejudice the comprehensive
development of any allocated site for the purpose for which
it has been allocated. |
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| 2.58 |
In order to maximise the potential of
a site for its intended use, the Borough Council need to ensure that
any proposal will not prejudice the development of the remainder of
a site. It has been noted that in the past, enquiries and applications
have been made to develop a small area of an allocated site for the
purpose for which it has been allocated, but in a manner which could
restrict or prejudice the development of the remainder of the site.
Without the above policy, it is considered that while such a proposal
would be undesirable it would not be contrary to Policy and may therefore
prove difficult to resist. |
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| POLICY H16 DESIGN OF RESIDENTIAL
DEVELOPMENT |
| Objectives |
| Environment |
1, 4 |
| Sustainability |
1 |
| Housing |
6 |
| Transport |
6 |
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| Planning permission will be granted
for new residential development if the following design criteria
are met:- |
| a. |
dwellings should be sited and
designed to relate to each other and to the roads, footpaths
and open spaces in the surrounding layout; |
| b. |
residential development should
be laid out and designed in such a way as to reduce the risk
of crime; |
| c. |
the proposals are of a high standard
of design which has regard to the surroundings and does not
adversely affect the area by reason of their scale, bulk, form,
layout or materials; and |
| d. |
dwellings should conserve energy
and use it efficiently. |
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| 2.59 |
To prevent "dead street frontages"
and reduce the risk of crime by increasing natural surveillance of
properties and footpaths, the Borough Council will ensure that new
residential properties front the main highway wherever possible (subject
to proposals complying with other policies in this Plan). It is considered
that the implementation of this policy will improve highway safety
by ensuring that footpaths and cycleways would benefit from natural
surveillance. In accordance with PPS1, planning policies should promote
high quality inclusive design in the layout of new developments and
individual buildings in terms of function and impact, not just for
the short term but over the lifetime of the development. Good design
should contribute positively to making places better for people. Design
which is inappropriate in its context, or which fails to take the
opportunities available for improving the character and quality of
an area and the way it functions, should not be accepted. While certain
restrictions such as imposing particular architectural styles are
inappropriate, the Borough Council will refuse applications which
are poorly designed and fail to respect their surroundings. The policy
does not seek to stifle innovative design and where exceptional schemes
are submitted which contrast rather than blend in with their surroundings
the Borough Council will consider whether the proposals would actively
enhance the area. More guidance on design issues can be found in the
Interim Planning Guidance currently available such as 'Residential
Design Guide' (reference D1) or any future supplementary documents
available from the Local Plans Section. |
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| POLICY H17 VISITABILITY |
| Objectives |
| Environment |
1 |
| Housing |
6 |
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| The layout of new residential development
shall be designed to ensure that people with mobility problems
can access premises and dwellings as far as practicable. |
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| 2.60 |
Many people have at some time experienced
difficulties in either being able to visit friends or relatives or
having people visit them, due to properties having steps, narrow doors,
hallways, WCs etc. This problem can affect a variety of individuals
including people with disabilities, the elderly and parents with young
children. In order to enable people with such mobility problems to
visit new buildings (including dwellings), the new Building Regulations
now ensure they are built to visitability standards. However the general
layout of a new development is also important in terms of accessibility,
and consideration of access up to the buildings and movement around
the development must be made. This includes such factors as the width
of parking spaces to allow ease of getting in and out of vehicles
and dropped kerbs throughout a development for ease of movement. The
design of all new development should be built to ensure it can be
accessed by all, unless evidence can be provided which can establish
why it is impractical to do so. Examples of where development cannot
be practically built to such a standard may include steeply sloping
sites and developments which include flats, however evidence should
be provided to demonstrate attempts have been made to produce designs
which could overcome such restrictions. The Borough Council will seek
to negotiate with developers to ensure that all new residential development
including layouts will be built to visitability standards (can be
accessed by people with disabilities and be adapted to full accessible
standards at minimum cost) unless there are exceptional circumstances. |
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| IV. |
AFFORDABLE HOUSING |
| 2.61 |
Paragraph 1 of Circular 6/98 (Planning
and Affordable Housing) states "A communities' need for affordable
housing is a material planning consideration which may properly be
taken into account in formulating development plan policies and deciding
planning applications. Therefore, where there is evidence of need
for affordable housing, local plans should include a policy for seeking
an element of such housing on suitable sites". Affordable housing
is defined in the South Nottinghamshire Affordable Housing Study as
"dwellings developed specifically for those whose incomes generally
deny them the opportunity to purchase or rent houses on the open market".
In addition low-cost market housing and subsidised housing will be
included as affordable if Registered Social Landlords or Housing Association
resources cannot be provided. The justification for the following
policy is based on research undertaken in 1997 and 1998 by the South
Nottinghamshire Districts. A technical paper on this issue "Affordable
Housing" explains the approach in more detail. Copies are available
from the Local Plans section of the Borough Council. |
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| POLICY H18 AFFORDABLE HOUSING |
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| Planning permission for residential
development on all large sites of 1 ha. or more will be granted
subject to negotiation to seek to secure 20% of the dwellings
on the site being developed for affordable housing. |
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| 2.62 |
Subject to proposals not being contrary
to other policies in the plan this policy will secure an element of
affordable housing on large sites in accordance with Circular 6/98.
Any departure from the expected 20% provision would need to be justified
by the size, site conditions or economic viability at a specific site.
Such proposals should create a mixed range of house types and they
should be carefully integrated with rest of the housing development.
The preferred arrangement will be for a Registered Social Landlord
(RSL) to manage the affordable housing but if this is not possible
low-cost market housing may be granted subject to conditions and/or
legal agreements which maintain control over occupancy. In terms of
eligibility, priority will be given to people on the Council's Housing
Register. After this, people will become eligible if a RSL confirms
they are in housing need and they are resident in the Borough. Thirdly
people will qualify according to the need identified by a RSL and
the fact that they are resident in South Nottinghamshire, i.e. the
same geographic area used in the South Notts Study mentioned in paragraph
2.61. |
| 2.63 |
The assessment of need for affordable housing
in Gedling Borough has been derived from the South Nottinghamshire
Study (November 1998). The assessment of need is based on three separate
components: the base needs for affordable general needs housing, the
future needs for affordable general needs housing and the needs for
affordable housing for elderly households. Each of the components
has been addressed by different methodologies in order to arrive at
an estimate of the number of dwellings to be built between 1996 and
2011 that need to be affordable. |
| 2.64 |
The Study concludes that a total of 3,715
new affordable homes will be required between 1996 and 2011 to meet
general needs in South Nottinghamshire. This equates to 12.16% of
Structure Plan new housing. This percentage has then been used to
apportion the total future need across the districts and added to
the base need to provide the total requirement for each district.
As such, Gedling's requirement is comprised of 509 dwellings base
need (arising from mortgage arrears, concealed households, homeless
households) plus 787 dwellings future need, totalling 1296 dwellings.
This equates to 20% of Gedling's need to be found between 1996-2011. |
| 2.65 |
Since the publication of the 1998 study,
two further reviews have been carried out, for 2000 and 2002 respectively.
The 2002 Monitoring Report and Update, published June 2003, identified
the steep rise in house prices to 2002, thereby increasing the need
for new affordable housing up until 2011 to 22.35%. However, when
rounded to the nearest 5%, this confirms that the 20% in policy H18
will be an acceptable minimum level for affordable housing provision. |
| 2.66 |
The "Interim planning guidance: Affordable
housing, adopted 7 April 2005", aims to deliver affordable housing
through the planning system. This supplementary planning document
has been produced to provide land owners, developers and RSLs with
clear, detailed advice on the Council's criteria for the provision
of affordable housing. It amplifies Policy H18 (Policy H16 in the
Deposit Draft Local Plans) and sets out how this Policy will be implemented.
Copies are available from the Local Plans Section (address at the
front of this plan). |
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