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| Chapter 2 |
| HOUSING |
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Introduction |
| 2.1 |
The City of Peterborough has been a major
growth point within Cambridgeshire since it was designated as a New
Town in May 1971. The Cambridgeshire Structure Plan takes that forward,
with the District planned to accommodate an average of 1,000 new dwellings
each year up to 2006. |
| 2.2 |
The urban area of the City occupies about
20% of the land in the District and in mid-2003 provided homes for
almost 142,000 residents out of a total District population of 158,800.
It includes: |
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- an historic City Centre with relatively few dwellings;
- urban wards to the north, west and south of the City Centre,
with housing built mainly between the 1890's and the 1950's;
- sub-urban wards with housing built generally in the 1960's and
1970's;
- the 4 conservation villages of Werrington, Longthorpe, Orton
Longueville and Orton Waterville which lie further from the centre
of the City and have many dwellings of historic character;
- 3 self-contained townships of Orton, Bretton and Werrington
(built under the New Towns programme of the 1970's and 1980's)
which lie on the south-west, north-west and north edges of the
City and provide a wide range of modern housing; and
- Hampton, which is the most recent township now under construction
on reclaimed land to the south of the existing built-up area,
and which will accommodate a significant proportion of the future
residential growth of Peterborough.
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| 2.3 |
The rural area comprises 26 villages in
5 rural wards. The eastern third of the District is a relatively thinly
populated area of flat fenland, with only three villages and a number
of dispersed hamlets and farms. There are proportionally far more
villages in the west and north of the District, which has a more undulating
and wooded landscape. Most of the villages in the District are within
10 miles of the City, which is the main service centre for the rural
area. Other settlements just beyond the District boundary (such as
Market Deeping, Stamford and Whittlesey) also have a service role
for parts of the rural area. |
| 2.4 |
This Chapter contains policies to address
the following: |
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- allocation of land to meet the residential needs of the District
to the year 2006;
- definition of the local settlement hierarchy based on Structure
Plan policies;
- promotion of housing development in specific locations, whilst
constraining development in others;
- identification of sites for residential development within the
Urban Area and in selected villages;
- to create more sustainable patterns of development by concentrating
most new housing in and on the edge of the City, and making the
most efficient use of land;
- assessment of other sites that may be proposed for residential
development; and
- securing a variety of housing, including affordable housing,
and meeting the housing needs of specific groups.
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| 2.5 |
Detailed matters, such as the design of
new developments and the amenity of existing and future residents,
are considered in Chapter 9 'Design and Amenity'. Other policies that
control residential development in sensitive locations such as the
open countryside are found in the Landscape and the Natural Environment
Chapter. |
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Definitions |
| 2.6 |
The following terms used in this Plan
are as defined in para. 3.5 of the Structure Plan Explanatory Memorandum. |
| 2.7 |
Large Housing Estate: Residential
development entailing the construction of a new road or roads, other
than a short cul de sac linked to the existing system. |
| 2.8 |
Small Housing Estate: A housing
estate of 30 dwellings or less, but larger than a housing group. |
| 2.9 |
Housing Group: Normally up to 8
dwellings forming a planned entity using either an existing frontage
or grouped around a short cul de sac. A housing group may exceptionally
consist of up to 15 dwellings where it is contained within the framework
of a village and makes the best use of a particular site. |
| 2.10 |
Infilling: The filling of an undeveloped
plot in an otherwise built up frontage by no more than two dwellings. |
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Aims |
| 2.11 |
The aims of the Plan for housing are: |
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- to ensure that sufficient land is available in suitable locations
to meet residential land needs to 2006, within the context of
the Structure Plan;
- to ensure the provision of a variety of residential accommodation
to meet the needs of all sectors of the community;
- to apply the Cambridgeshire settlement hierarchy (as set out
in Chapter 3 of the Structure Plan);
- to promote the development of previously used land, where this
is suitable for residential purposes, in a manner consistent with
strategic planning targets; and
- to create more sustainable patterns of development by concentrating
most new housing in and on the edge of the City, and making the
most efficient use of land.
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Land for Housing |
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Structure Plan Dwelling
Requirement (other than Hampton) |
| H1 |
Land will be made available
during the period from mid 1991 to mid-2006 which allows for the provision
of approximately 9,800 dwellings on sites other than at Hampton. |
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Structure Plan Dwelling
Requirement (Hampton) |
| H2 |
Land will be made available
during the period from mid 1991 to mid-2006 which allows for the provision
of at least 5,200 dwellings on sites at Hampton. |
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| 2.12 |
Structure Plan Policy SP4/1 sets out an
approximate provision of 9,800 new dwellings in the Peterborough District
(excluding Hampton) and 5,200 dwellings in Hampton (referred to in
the Structure Plan as Peterborough Southern Township) for which provision
should be made between 1991 and 2006. The commitment of the City Council
to make land available to meet that level of provision is confirmed
in policies H1 and H2. |
| 2.13 |
Table 1 provides information on housing
requirement and provision in the Peterborough District (at a base
date of 31st March 2004). It demonstrates that land allocations in
this Plan providing for 2,226 dwellings in Peterborough (excluding
Hampton) and for 3,770 dwellings in Hampton would enable the Structure
Plan figures to be met. Appendix I explains the detail behind the
table. Land allocations to meet this level of provision are made in
policies H3, H4, H9, H10 and H11. The allocation of a site in these
policies establishes the principle that residential use is acceptable.
However, planning permission for any particular proposal will only
be granted if it is acceptable in the light of all policies and proposals
of this Plan and any other material considerations. |
| 2.14 |
The allocation of sites has followed a
review of all potential development sites in the District of 0.3 hectares
or more and that are capable of accommodating 9 or more dwellings.
This review has been undertaken in a systematic way, addressing sites
included in the National Land Use Database; sites with an existing
or lapsed permission for residential development; sites allocated
for residential and employment development in the 1996 Peterborough
Local Plan (but not taken up); and other land which has been brought
to the attention of the City Council. Assumptions have been made about
the approximate number of dwellings expected on each site, the details
of which appear at Appendix II. This is based on an initial site appraisal
and the guidance of PPG3 'Housing' on making the best use of land
by encouraging higher density housing development, particularly in
the urban area and where there is good public transport accessibility.
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| 2.15 |
The City Council published an Assessment
of Housing Capacity in January 2001. It has been used to inform the
selection of housing allocations and the role that other sources of
housing supply will make. It considered the conversion of buildings
in other uses to housing, the intensification of building use (such
as 'Living Over The Shop'), the intensification of existing housing
uses of different 'character areas' of the City and the impact of
the City Council's 'Empty Homes Strategy'. It indicated that these
forms of 'development' will contribute to the supply of new housing
and that the assumptions about them made in Table 1 in the 'Non-estate
Allowance' is realistic. The 'Empty Homes Strategy' is not part of
this allowance, since any dwellings brought back into occupation would
not constitute 'development', but the 375 dwellings that are anticipated
to be re-occupied during the plan period will help ensure the housing
requirement can be met. |
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| 2.16 |
The identification of sites has followed
a search sequence as advocated in PPG3. First priority has been given
to the allocation of previously developed land and buildings in the
urban area of Peterborough, which are suitable for residential use
and are not required for some other purpose. Policy H3 also includes
sites which constitute urban extensions and other urban sites which
are well related to the public transport network, jobs, shops and
services. Policy H4 re-affirms the commitment to the development of
the Hampton Township on previously developed land. Policies H9, H10
and H11 make provision for some housing development in the rural area,
including the redevelopment of previously used land, with the emphasis
on development in villages which accord with the settlement hierarchy
of the Cambridgeshire Structure Plan. |
| 2.17 |
Taken together, the broad distribution
of housing allocations in Peterborough and Hampton encourages concentrated
growth, with a close relationship between the location of jobs, new
houses and services. New growth is focussed in and around the existing
built-up area of Peterborough; provision is also made for relatively
modest growth in some of the larger villages. In this way the Plan
takes advantage of the economies of concentrated development whilst
at the same time providing an element of choice for potential residents,
conserving the character of the villages and the countryside, minimising
the disturbance to agriculture, and maintaining the vitality of rural
communities. |
| 2.18 |
On the basis of the assumptions made about
the number of dwellings that might be expected from each allocated
site during the plan period, it can be seen from Appendix II that
some 93% of dwellings (1,829 Peterborough urban plus 3,770 Hampton)
could be provided from urban sites, leaving some 7% of dwellings (397)
from rural sites. |
| 2.19 |
Each allocated site has been classified
as being either a previously developed site or a 'greenfield' site
(where a site has a mixed history, it has been classified according
to the predominant one of these two categories). Using the same assumptions
about dwelling numbers for each site, the City Council calculates
that the allocations made in this Plan are capable of delivering some
87% (5,221) of dwellings on previously developed land and some 13%
(775) on 'greenfield' land during the plan period. This percentage
figure for dwellings planned to come forward from allocated sites
on previously developed land will make a significant contribution
to meeting the regional target for dwellings to be provided from this
source. |
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Residential Development
within the Urban Area |
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Allocation of Housing
Land: Urban Area |
| H3 |
The following sites, as
shown on the Proposals Map, are allocated primarily for residential
use: |
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| Number |
Site Name |
Area (Ha)
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| 3.01 |
North Westgate, Peterborough |
1.25
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| 3.02 |
103 Oxney Road , Peterborough |
1.99
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| 3.03 |
Land north of 103 Oxney Road, Peterborough |
1.94
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| 3.04 |
Potters Way, Peterborough |
9.20
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| 3.05 |
Riverside Place, (Formerly British Sugar) Peterborough |
44.73
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| 3.06 |
South Bank Opportunity Area, Peterborough |
7.00
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| 3.07 |
Land off Oundle Road (Galvanising Works), Peterborough |
1.44
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| 3.08 |
Land off Oundle Road (Marshalls), Peterborough |
1.60
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| 3.09 |
Land off Oundle Road (Cherry Tree PH), Peterborough |
0.37
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| 3.10 |
London Road Opportunity Area, Peterborough |
17.80
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| 3.11 |
Land north of Wesleyan Road , Peterborough |
1.67
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| 3.12 |
Land north of Dunblane Drive, Peterborough |
11.55
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| 3.13 |
Land off Oundle Road (EoE Showground), Peterborough |
6.20
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| 3.14 |
Dogsthorpe Road (PFS), Peterborough |
0.57
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| 3.15 |
Land at Manor Drive, Paston Reserve, Peterborough |
8.20
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| 3.16 |
Land south of Manor Drive, Paston Reserve,
Peterborough |
37.34
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| 3.17 |
Westwood Local Centre, Peterborough |
0.44
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| 3.18 |
Land west of Monarch Ave, Fletton, Peterborough |
1.00
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| 3.19 |
Former Fletton Goods Yard, Peterborough |
1.28
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| 3.20 |
Land west of Deerleap, Bretton, Peterborough |
3.10
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| 3.21 |
Land off Itter Crescent, Peterborough |
1.90
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| 3.22 |
Barbers Hill Phase II, Peterborough |
0.93
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| 3.23 |
Land R/O 467 Fulbridge Road, Werrington, Peterborough |
1.67
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| 3.24 |
Land at The Grange, Netherton, Peterborough |
2.50
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| 3.25 |
Fellowes Road, Fletton, Peterborough |
1.22
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| 3.26 |
Land South of Stanground |
70.30
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| 2.20 |
The list of sites in policy H3 includes
sites on which development had already started by 31st March 2004,
but in these cases the site area quoted is for the whole site, and
the area shown on the Proposals Map is also the whole site. |
| 2.21 |
It can be seen from Appendix II that some
of the larger allocations in policy H3 are unlikely to be developed
in full by mid-2006, taking into account reasonable assumptions about
potential completion rates. It is anticipated that they will continue
to deliver dwellings after mid-2006. |
| 2.22 |
These large allocations have been made
(a) to give the development industry a degree of certainty and confidence
for its long term investment planning and infrastructure provision;
and (b) because it is more appropriate, in the interests of sustainable
development and the effective provision of services and facilities,
to release a limited number of large allocations rather than a high
number of scattered smaller ones. They are included in the knowledge
that Peterborough will continue to be a focus for further residential
development beyond 2006, on the basis of Regional Planning Guidance
for East Anglia. |
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Hampton Township Development
Area |
| H4 |
Residential development
within the Hampton Township Development Area, as shown on the Proposals
Map, will take place in accordance with the approved master plan and
neighbourhood briefs, or such variations as may be approved by the
City Council. |
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| 2.23 |
Planning permission has been granted for
5,200 dwellings at Hampton, a figure consistent with that in the Cambridgeshire
Structure Plan. By 31st March 2004, 1,430 had been completed, leaving
3,770 remaining. |
| 2.24 |
The identification of proposed residential
areas in Hampton will be based on the contents of the Hampton Development
Plan Statement and Diagram. However, a degree of flexibility is needed
in the precise location of various land uses within Hampton in order
to accommodate changing circumstances or unforeseen eventualities
as implementation proceeds. Some variations in the disposition of
housing land will be acceptable to the City Council, provided that
the changes can be accommodated without detriment to other elements
of the development. For this reason, the Proposals Map does not delieanate
specific sites for residential development, but defines a Hampton
Township Development boundary within which residential development
will take place. |
| 2.25 |
Although the Structure Plan and this Local
Plan provide for some 5,200 dwellings to be built at Hampton, it is
clear to the City Council that there is scope for a higher number
of dwellings to be delivered from this development. The City Council
considers that Hampton can accommodate about 7,200 dwellings in total
and that this would be entirely consistent with national, regional
and local planning policy to make best use of previously developed
land; to concentrate development in and around large urban centres
(as planned urban extensions); and to increase densities in sustainable
locations. Planning for this higher number would have no impact on
the overall housing strategy for this Plan, since it is most unlikely
that any dwellings in excess of 5,200 would be delivered before mid-2006.
However, to facilitate the most effective long-term planning of Hampton
and to enable the most efficient provision of infrastructure, the
City Council will work in partnership with the developers with a view
to increasing the ultimate scale of residential development to this
figure of approximately 7,200 dwellings. |
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London Road Opportunity
Area |
| H5 |
Land either side of London
Road, as shown on the Proposals Map, is identified as an Opportunity
Area that is expected to accommodate a mix of uses. The redevelopment
of the area will be primarily for residential and employment uses.
Any proposals will be required to accommodate the following: |
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(a) |
sufficient housing to create
a viable residential environment; and |
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(b) |
a minimum of 7 hectares
of employment land; and |
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(c) |
a range of dwellings, local
services and facilities associated with creating a balanced and mixed
community; and |
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(d) |
on and offsite infrastructure
necessary to integrate the development with adjacent developments
and the surrounding area; and |
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(e) |
an overall net density
of at least 30 dwellings per hectare. |
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| 2.26 |
London Road Opportunity Area comprises
a large previously developed site within the urban area of the City
which requires reclamation. It is a strategic site, the development
of which will probably extend beyond mid-2006. The above policy indicates
the relative proportions of residential and employment development
that this site should provide as part of a mixed-use scheme to comply
with the principles of sustainable development, particularly PPG3.
Appendix II indicates that some 700 dwellings could be built on the
site. This is likely to be the minimum necessary to support a local
centre that would be required because of the absence of services and
facilities in the immediate surrounding area. |
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Stanground South |
| H6 |
Land to the south of Stanground,
as shown on the Proposals Map, is allocated in policy H3 (site H3.26)
primarily for residential use. It is expected to: |
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(a) |
accommodate a range of
local services and facilities, including local centre, primary school,
health facilities and a minimum of 5.5 hectares of employment land,
associated with creating a balanced and mixed development; and |
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(b) |
provide a range of densities
and house types; and |
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(c) |
accommodate an overall
net density of at least 30 dwellings per hectare; and |
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(d) |
provide all the on and
off site infrastructure, including provision for secondary school
places, necessary to integrate the development with the rest of the
City. |
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Planning permission will
be subject to a condition which will prevent occupation of any dwelling
on the site until the Stanground Bypass is open for traffic between
the A605 in the vicinity of Horsey Toll and the A1139 Fletton Parkway
at Junction 3A. The detailed extent of the housing allocation, the
total number of dwellings to be built on the site, the Urban Area
boundary and the detailed alignment of the road, will all be determined
by a development brief and/or the first planning application. The
extent of H3.26 and the line of the Urban Area boundary around the
allocation as shown on the Proposals Map is therefore indicative,
but residential development to the south of the bypass will not be
permitted. |
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| 2.27 |
Stanground South is a large greenfield
site that will create a sustainable extension to the urban area of
the City and provide a bypass for Stanground. It is a strategic site,
the development of which will extend beyond mid-2006. The above policy
indicates the net residential density should be no less than 30 dwellings
per hectare, as expected by PPG3 and the principles of sustainable
development. Additional housing and employment development will be
encouraged in order to make full and proper use of the land provided
the impact of the development would be acceptable. The land to the
south of the by-pass is designated Green Wedge under policy LNE2. |
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Housing Development
on Unallocated Sites |
| H7 |
Within the Urban Area residential
development on any site not allocated in policy H3, including by infilling,
redevelopment, and change of use of existing buildings, will be permitted
where the site: |
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(a) |
is not allocated for any
other purpose; and |
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(b) |
is not within a defined
Employment Area; and |
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(c) |
is, or will be, well related
to existing or proposed services and facilities necessary to meet
residential needs, including public transport; |
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and where development would: |
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(d) |
make efficient use of the
site or building in terms of density and layout; and |
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(e) |
respect the character of
the surrounding area; and |
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(f) |
provide good quality living
conditions for residents; and |
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(g) |
be acceptable in terms of
highway safety and traffic flow; and |
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(h) |
not unacceptably constrain
development of adjoining land for an allocated or permitted use; and |
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(i) |
not result in loss of open
space of recreational or amenity value or potential. |
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| 2.28 |
Policy H7 addresses the development of
windfall and other unallocated sites in the Urban Area. Such sites
will be suitable for residential development provided that the development
complies with all other relevant policies of this Plan, especially
those concerning the Built Environment, Design and Amenity, parking
and open space. A mix of land uses, such as housing and employment,
can bring benefits of sustainability by helping reduce the need to
travel. Mixed-use development will be encouraged where it is planned
as a comprehensive whole, is appropriate to the site and complies
with the requirements of this and other policies. Particular care
is necessary in the design and layout of such schemes to ensure that
incorporating uses other than housing does not adversely affect residents'
living conditions. |
| 2.29 |
In the context of H7 'well related' means
that the site has (or will have when the dwellings are occupied) continuous,
safe and convenient footpath and/or cycleway links to most of the
following: bus stop, shop, school, jobs, open space and community
facilities. To be convenient the links should be reasonably direct
and not exceed about 400m for paths and 1,500m for cycleways. The
existence of a barrier to safe and convenient movement such as a major
road, railway, river or other break in the network will be taken into
account. |
| 2.30 |
The impact of such development on the
dwelling provision policies of the Structure Plan will be a material
consideration in assessing planning applications for large-scale development.
Planning permission will be refused if development would, either individually
or cumulatively, seriously undermine Structure Plan policies for the
provision of dwellings. |
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Residential Development
outside the Urban Area |
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Village Envelopes |
| H8 |
The envelope for each village
is shown on the Proposals Map. Land outside the village envelopes
and outside the Urban Area boundary is defined as open countryside.
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| 2.31 |
Each village within the District has a
village envelope which defines the limit of the physical framework
of the built-up area. The primary purposes of the envelopes, and the
policies which apply within and outside them, are to prevent the spread
of development into the open countryside, to maintain the essential
character of each settlement and control the growth within and outside
each settlement in accordance with the settlement hierarchy and PPG3.
Any proposal for residential development within a village envelope
will be assessed against all relevant policies of this Plan. Outside
the village envelopes (and Urban Area) policy LNE1 applies. This places
a general restriction on many forms of development including most
residential development. Policy H22 provides for a limited exception
where there is a demonstrable local need for affordable housing. |
| 2.32 |
The rural settlement policies of the Structure
Plan require villages to be classified according to their suitability
and capacity for growth. Each village has been categorised as either
Rural Growth Settlement; Limited Rural Growth Settlement; Group Settlement;
or Infill Settlement. Hamlets or other groups of dwellings in the
open countryside have been excluded. Policies H9 to H12 also give
the criteria for enabling residential development to take place within
those settlements, including land allocations. |
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Rural Growth Settlements
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| H9 |
The villages of Eye/Eye
Green and Yaxley are designated Rural Growth Settlements, where: |
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(a) |
the development of windfall
sites comprising estates, housing groups and infill will be permitted;
and |
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(b) |
the following sites, as
shown on the Proposals Map, are allocated primarily for residential
use: |
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| Number H |
Site Name |
Area (Ha)
|
| 9.01 |
Thorney Road, Eye |
4.34
|
| 9.02 |
Land R/O 2 – 40 High Street, Eye |
4.90
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| 9.03 |
Tasman Caravan Park, Eye |
0.70
|
| 9.04 |
Land south of Nature Reserve, Eye Green |
1.48
|
| 9.05 |
Land south and west of Crowland Road, Eye Green |
0.93
|
| 9.06 |
Land off London Road, Yaxley |
1.67
|
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| 2.33 |
Rural Growth Settlements have been identified
in accordance with the criteria of Structure Plan Policy SP3/2. Although
the greater part of Yaxley is in Huntingdonshire District, the village
is designated a Rural Growth Settlement in this Plan because Site
H9.06, as part of a larger site, falls within Peterborough District.
The designation is consistent with the Structure Plan and the Huntingdonshire
Local Plan Alterations but does not imply that Peterborough City Council
has any jurisdiction beyond Site H9.06. |
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Limited Rural Growth
Settlements |
| H10 |
The villages of Ailsworth,
Barnack, Castor, Glinton, Helpston, Newborough, Northborough, Thorney
and Wittering are designated Limited Rural Growth Settlements, where:
|
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(a) |
the development of windfall
sites comprising small estates, housing groups and infill will be
permitted; and |
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(b) |
the following sites, as
shown on the Proposals Map, are allocated primarily for residential
use: |
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| Number |
Site Name |
Area (Ha)
|
| 10.01 |
Station Road, Ailsworth |
1.42
|
| 10.02 |
Uffington Road, Barnack |
1.50
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| 10.03 |
Clay Lane, Castor |
1.67
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| 10.04 |
Land adj the Surgery, Glinton |
0.93
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| 10.05 |
Land north of Deeping St James
Road, Northborough (Deeping Gate Parish) |
1.02
|
| 10.06 |
Old Manor Farm Yard, Wittering |
1.65
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| 10.07 |
Land rear of Boxer Road, Wittering |
0.44
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| 2.34 |
Limited Rural Growth Settlements have
been identified in accordance with the criteria of Structure Plan
Policy SP3/3. Site H10.05 is within Deeping Gate Parish, but falls
within the Northborough village envelope. |
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Group Settlements |
| H11 |
The villages of Bainton,
Deeping Gate, Marholm, Maxey, Peakirk, Ufford and Wansford are designated
Group Settlements, where: |
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(a) |
the development of windfall
sites will be limited to housing groups and infill; and |
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(b) |
the following site, as
shown on the Proposals Map, is allocated primarily for residential
use: |
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| Number |
Site Name |
Area (Ha)
|
| 11.01 |
Land R/O 35 St. Pegas Road, Peakirk |
0.60
|
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| 2.35 |
Group Settlements have been identified
in accordance with the criteria of Structure Plan Policy SP3/4. |
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Infill Settlements
|
| H12 |
The villages of Ashton,
Castle End, Etton, Pilsgate, Southorpe, Sutton, Thornhaugh, Upton
and Wothorpe are designated Infill Settlements where the development
of windfall sites will be limited to infill. |
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| 2.36 |
Infill Settlements have been identified
in accordance with the criteria of Structure Plan Policy SP3/4. |
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Housing in the Open
Countryside |
| H13 |
Planning permission will
be granted for residential development in the open countryside only
where there is a demonstrated overriding need. |
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| 2.37 |
The primary purpose of this policy is
to restrict unnecessary residential development in the open countryside
in order to protect its character and to prevent the unnecessary development
of rural greenfield sites. |
| 2.38 |
There are two circumstances where an overriding
need might apply. The first of these is where development is essential
to the effective operation of some activity specified in policy LNE1.
If such an exceptional case is being claimed by an applicant, the
City Council will require any planning application to be supported
by a technical appraisal to establish that the needs of the enterprise
require one or more of the people engaged in it to live nearby. Whether
it is essential to live nearby will depend on the needs of the enterprise
and not on the personal preferences or circumstances of the individual
involved. Where an essential need for residential accommodation close
to a rural place of work (such as a farming or forestry enterprise)
has been demonstrated, the City Council will also need to be satisfied
that suitable residential accommodation does not exist in any nearby
settlement. |
| 2.39 |
Any development proposals that meet the
requirements of this policy will also be subject in particular to
policies in the Design and Amenity, and Landscape and the Natural
Environment Chapters. |
| 2.40 |
The second overriding circumstance concerns
residential exception sites for affordable housing, where policy H22
applies. |
| 2.41 |
Within the countryside there are a number
of isolated groups of houses that are not villages and therefore have
no village envelope. Any proposals to consolidate such groups of houses
by infill would be subject to policy LNE1. |
|
|
| |
Replacement Dwellings
|
| H14 |
The City Council will only
grant planning permission for the replacement of an existing dwelling
in the open countryside with a new dwelling if: |
| |
(a) |
the residential use of
the original dwelling has not been abandoned; and |
| |
(b) |
the original dwelling is
not in such a state of dereliction and disrepair that the new dwelling
would not constitute a replacement; and |
| |
(c) |
the original dwelling is
not a temporary or mobile structure such as a shack or caravan; and
|
| |
(d) |
the original dwelling is
not worthy of retention because of its character and/or positive contribution
to the landscape. |
| |
|
|
|
| 2.42 |
Within the open countryside a strict policy
of restricting new residential development applies. In certain circumstances,
the replacement of an original dwelling with a new dwelling on a one-for-one
basis may be acceptable and policy H14 sets out the criteria to be
applied. Where a building is of historic or traditional nature or
is otherwise worthy of retention, redevelopment will be resisted and
proposals for restoration and renovation will be encouraged. |
| 2.43 |
Provided that criteria (a) to (d) can
all be met, any replacement dwelling should be: |
| |
- of a similar size and scale to the original dwelling;
- of a design appropriate to its rural setting (policies DA1 and
LNE4); and
- located on the site of the original dwelling, unless an alternative
suitable site exists within the existing residential curtilage.
|
| |
Residential Development
throughout the Plan Area |
|
|
| |
Residential Density
|
| H15 |
New residential development
throughout the Plan area should be undertaken at the highest net residential
density that is compatible with: |
| |
(a) |
the character and appearance
of the site and the surrounding area; and |
| |
(b) |
the living conditions of
local residents, particularly in terms of privacy, light, aspect and
avoidance of excessive noise; and |
| |
(c) |
achieving a good standard
of design and layout; and |
| |
(d) |
providing adequate open
space appropriate to the type of development. |
| |
Net densities should be
within the range 30-50 dwellings per hectare unless: |
| |
(e) |
the above criteria determine
otherwise and the proposal is acceptable in all other respects ; or |
| |
(f) |
higher densities are appropriate
in the City Centre, District Centres, and within 400 metres of bus
stops along the Primary Public Transport Corridor. |
| |
Net densities below 30 dwellings
per hectare should be avoided. |
| |
|
| 2.44 |
The need to make full and effective use
of land for residential development in sustainable locations is increasingly
recognised. In applying the above policy, the City Council will generally
seek to avoid developments of less than 30 dwellings per hectare. |
| 2.45 |
Density standards should not be applied
slavishly. The aim should be to make more efficient use of land without
compromising the quality of the environment, and the appropriate density
for a particular site will need to be determined by applying the criteria
in the policy. However, respecting local character does not invariably
mean replicating existing densities; through good design and layout
it may be possible to achieve higher densities without causing harm. |
| 2.46 |
It is also important to maintain a range
of housing to meet different needs. Large existing houses in generous
plots, including older properties and those in conservation areas,
may help attract owners and managers of businesses considering Peterborough
as a potential development location. Maintaining a stock of such housing
will contribute to implementing the Council's economic development
strategy, and this will be taken into account when considering proposals
that could reduce that stock through insensitive infill development
or redevelopment. |
|
|
| |
Residential Design
and Amenity |
| H16 |
Planning permission will
only be granted for residential development (including changes of
use) if the following amenities are provided to a satisfactory standard:
|
| |
(a) |
daylight and natural sunlight;
and |
| |
(b) |
privacy in habitable rooms;
and |
| |
(c) |
noise attenuation; and |
| |
(d) |
a convenient area of private
garden or outdoor amenity space with reasonable privacy. |
| |
|
| 2.47 |
This policy aims to secure a basic level
of amenity for new dwellings throughout the Plan area, in the interests
of both sustainability and residential amenity. The layout of the
proposed development, the aspect of individual dwellings, and the
relationship of a dwelling with adjacent properties will all be factors
to be taken into account in meeting the requirements of this policy.
The principles and guidelines set out in the Peterborough Residential
Design Guide will assist in determining whether or not a proposal
achieves a satisfactory standard in terms of the policy. |
| 2.48 |
In the case of flats, communal gardens
may provide an alternative to individual private open space, and on
upper floors balconies can help to meet the requirements of the policy.
Exceptionally, housing development may be permitted where outdoor
amenity space cannot be provided, such as in the change of use of
existing buildings where there is no scope for it; or where the nature
of the occupants makes it unnecessary (e.g. for accommodation for
single persons in the City Centre). |
| |
|
| |
Residential Use/Redevelopment
of Agricultural Buildings |
|
|
| |
Residential Redevelopment
of the Site of Agricultural Buildings within Village Envelopes |
| H17 |
Within village envelopes,
redevelopment for residential purposes of sites of agricultural buildings
not worthy of retention will be permitted to a scale of development
that would : |
| |
(a) |
be commensurate with the
position of the village in the settlement hierarchy (policies H9-H12);
and |
| |
(b) |
make best and most appropriate
use of the site. |
| |
|
|
| 2.49 |
An agricultural building is a building
which is or was last used for agricultural purposes. Policy H17 recognises
the potential to redevelop the sites of buildings which are not worthy
of retention to provide new housing, but normally only on a scale
commensurate with the position of the village within the settlement
hierarchy. Buildings worthy of retention are likely to be of historic
and/or architectural merit, or otherwise contribute positively to
the character of an area. Prefabricated agricultural buildings using
modern materials are unlikely to fall within this category. |
| 2.50 |
Within Group and Infill Settlements the
facilities do not generally exist to support larger scale residential
development than that provided for by policies H11 and H12. However,
redundant agricultural buildings are often associated with large open
farmyard areas with the physical capacity to accommodate a greater
number of dwellings than could be justified with reference to policies
H11 and H12. The City Council will take into account the extent of
the existing site and buildings and may allow redevelopment for a
larger number of dwellings where this would enable appropriate redevelopment
of such sites. |
| 2.51 |
Where an agricultural building is of an
historic or traditional nature or is otherwise worthy of retention,
redevelopment will be resisted and proposals for the building's re-use
will be encouraged. |
|
|
| |
Conversion of Agricultural
Buildings to Residential use within Village Envelopes |
| H18 |
Within village envelopes,
the City Council will grant planning permission for the conversion
of an agricultural building to residential use, provided this would
not be unacceptably detrimental to the character of the building or
the local character. |
| |
|
| 2.52 |
Residential conversions of barns or farm
buildings that are no longer suitable for their original use have
a potentially important part to play in meeting the needs for new
market or affordable housing in the villages. Such buildings may also
be suitable for employment use under policy OIW10 or for some form
of mixed use. |
| 2.53 |
However, if the existing building is only
suitable for conversion with extensive alteration, rebuilding or extension
this could be detrimental to the fabric and character of traditional
or historic buildings, or to the general character and appearance
of villages and conservation areas. In the case of such buildings,
applicants may therefore be asked to demonstrate that every reasonable
effort has been made to secure an alternative use (such as for employment,
community or recreational purposes) which would involve less structural
change or be less visually damaging. Where a building forms part of
a group, the future of the group as a whole should be examined: the
City Council will not normally consider proposals for an individual
building in isolation. |
| 2.54 |
Any proposed development should comply
with all relevant policies of this Plan and in particular policies
DA5, DA8, CBE6 and CBE9. |
|
|
| |
Conversion of Agricultural
Buildings to Residential Use in the Open Countryside |
| H19 |
In the open countryside,
planning permission for the conversion of an agricultural building
to residential use will only be granted if: |
| |
(a) |
there is no reasonable
prospect of the building being used for employment purposes (see policy
OIW11); and |
| |
(b) |
the building is not in
such a state of dereliction or disrepair that any reconstruction would
constitute a new building; and |
| |
(c) |
the building is of permanent
and substantial construction and conversion can be undertaken without
extensive alteration, rebuilding and/or extension; and |
| |
(d) |
the development can be
satisfactorily serviced, including the provision of vehicular access,
and the necessary range of utilities can be provided without detriment
to the character of existing buildings or the locality. |
| |
|
|
| 2.55 |
This policy recognises the potential for
conversion of redundant rural buildings in the open countryside to
dwellings, but is more restrictive than policy H18 (conversion of
agricultural buildings within village envelopes). Given that new housing
in the open countryside is subject to strict control, applications
for residential conversions will be examined with particular care
and will only be acceptable where all the criteria of policy H19 can
be met and the development complies with all other relevant policies
of this Plan, in particular policy LNE4. The comments of para 2.53
concerning the affect of conversion on the fabric of traditional or
historic buildings apply. |
| 2.56 |
Within the open countryside, the creation
of a new residential curtilage may have an adverse impact on the appearance
and character of the area or on the character of the building. Where
appropriate, permitted development rights for the erection of garden
fences, extensions, garages and other outbuildings will be withdrawn
by the imposition of planning conditions. |
| |
Housing Needs of Specific
Groups |
| 2.57 |
One of the key aims of this Plan, in relation
to housing, is to encourage the provision of a variety of residential
accommodation to meet the needs of all sectors of the community. |
| 2.58 |
The City Council has commissioned a detailed
Housing Need Assessment by David Coutie Associates, which underpins
both its Housing Strategy and Local Plan policies. This assessment
updates and revises the Council's earlier Housing Needs Study of 1994.
Both demonstrate that many people in the District had and continue
to have difficulty in obtaining housing to suit their particular need
and financial circumstances. |
| 2.59 |
The findings of the most recent assessment
are consistent with the previous study. The Council is therefore seeking
to secure provision of housing for households with the following needs: |
| |
- affordable housing;
- mobility and wheelchair housing; and
- other specific groups identified as being in housing need.
|
|
|
| |
Range of Accommodation
to meet Housing Needs |
| H20 |
In considering proposals
for residential developments, the City Council will seek to secure
a variety of both size and type of accommodation. It will also seek
to secure the provision of a suitable proportion of residential accommodation
to meet the needs of single person households, young people, homeless
households, people with a learning or physical disability, older people
as well as large family groups. |
| |
|
|
| 2.60 |
The Council wishes to meet the needs of
groups with specific housing needs. As a Supporting People Administering
Authority, the Council is currently working on developing a five year
Supporting People Strategy that is due to be published early in 2005.
This strategy will identify the housing needs of people with specific
housing needs; it will identify these gaps in local provision and
it will set out the priorities for the development of new supported
housing development. |
| 2.61 |
The Supporting People Strategy will include
details of housing requirements to meet, in particular, the needs
of young people, homeless households, people with a learning or physical
disability and older people. The document will inform negotiations
with developers as to the level and type of housing to meet the needs
of these and other priority groups. |
| 2.62 |
The Council will look to meet the housing
needs of people with specific needs through a range of mechanisms,
including the use of its own land and resources, grant funding from
Government or other sources and contributions from housing developers.
It is not envisaged that any of the stock built to meet these needs
would be in the ownership of the City Council. |
|
|
| |
Affordable Housing
|
| H21 |
An element of affordable
housing equivalent to 30% of all dwellings will be sought by negotiation
on sites proposed for housing development as follows: |
| |
(a) |
within the Urban Area, on
any site proposed for the development of 25 dwellings or more, or
with an area of 1 hectare or more; and |
| |
(b) |
within villages, on any
site proposed for the development of 15 dwellings or more, or with
an area of 0.5 hectare or more. |
| |
|
| 2.63 |
Affordable housing is intended to assist
the Council, usually in partnership with a registered social landlord,
to secure housing for rent or discounted sale to lower income households.
The Housing Need Assessment indicates that some 850 dwellings would
be needed each year to address the full need for affordable housing
over the Plan period. This could account for most, if not all, of
the total amount of housing of all types planned to be built over
that period and so it would clearly be impracticable to seek to meet
it in full. Taking into account the size and nature of housing sites
likely to come forward, and the need to build balanced communities,
as well as experience in other districts, it is considered that an
annual target of 300 affordable dwellings is reasonable, broadly equivalent
to 30% provision on sites to which this policy applies. This is an
overall target for the District as a whole but what is appropriate
and reasonable for any particular site will be negotiated on an individual
basis. The Council will review this annual target regularly through
further housing need assessments. A review of the latest Housing Need
Assessment is anticipated to be carried out in 2006/07. |
| 2.64 |
The definition of affordable housing for
the purposes of this Plan is as follows: |
| |
|
"Affordable housing is that provided,
with subsidy, for people who are unable to resolve their housing needs
in the local private sector market because of the relationship between
housing costs and incomes". |
| |
This definition includes both subsidised
housing and low-cost market housing, though the latter is unlikely
to be genuinely affordable to those in housing need, as identified
in the Housing Need Assessment 2001, unless it is subsidised in some
way such as through provision of land at no cost, grant or discounted
price, to ensure a price below that of dwellings on the open market. |
| 2.65 |
Following the methodology contained in
the latest ODPM good practice guide into understanding local housing
markets, the Council has assessed the entry level price of home ownership
in the City at around £85,000. For the purposes of assessing affordability,
the Council assumes that household movers will purchase a home if
they can afford to do so. This means that a household would have to
earn around £27,000 in 2004 to
be able to afford entry to the housing market at the lower level of
the market. Clearly, entry to the housing market for larger properties
will require higher incomes. |
| |
|
| |
| |
|
| 2.66 |
A study of local incomes suggest that
the overall profile of modal (most commonly occurring) incomes for
Peterborough (source: CACI Paycheck data) is between £10,000 to £15,000.
This large section of the City's population are therefore priced out
of the current housing market, unless they are already homeowners
with equity. |
| 2.67 |
The Council will negotiate with developers
to secure affordable housing, taking into account the Council's Housing
Strategy Statement, the Housing Corporation East Policy Statement
and other relevant documents as appropriate. Bearing in mind the 30%
target for the District as a whole, the precise level of provision
appropriate on any particular site will depend on a number of factors
including the suitability of the site for affordable housing; the
nature of the proposed development; access and proximity of services
and facilities; the level of provision of similar housing in the surrounding
area; and the likely viability of the proposed development, taking
into account any exceptional development costs. |
| 2.68 |
Where a site is in multiple ownership,
the City Council will seek to ensure that the provision in these policies
relates on a pro rata basis to the various landowners. Where the site
is part of a larger area which has been divided up for the purposes
of phasing or construction, the thresholds will apply to the larger
area as a whole. |
| 2.69 |
Affordable housing provision will normally
be secured by planning obligations (policy IMP1) and planning conditions
and may be subject to arrangements that will ensure that benefits
are passed on to successive as well as initial occupiers. The arrangements
may include either the involvement of a Housing Association, Housing
Trust or similar organisation, and/ or the imposition of occupancy
conditions. In addition, such housing provision by the private sector
may be appropriate where this meets the criteria for affordable housing
for local needs and is secured by means of conditions or obligations. |
|
|
| |
Rural Exception Sites
|
| H22 |
The City Council may release
small sites adjacent to village envelopes for the provision of affordable
housing, provided that: |
| |
(a) |
a specific local housing
need can be demonstrated over and above that which could be met through
the implementation of policy H21; and |
| |
(b) |
the proposal provides affordable
housing which meets the identified need; and |
| |
(c) |
the site lies adjacent to
a Rural Growth or Limited Rural Growth Settlement. |
| |
|
| 2.70 |
This policy allows the exceptional release
of land for the development of affordable housing adjacent to the
village envelopes of Rural Growth and Limited Rural Growth Settlements
in circumstances where affordable housing to meet local needs cannot
be wholly met by means of provision in the Plan. |
| 2.71 |
The provision of this Plan for affordable
housing in the rural areas is that which would be expected to be delivered
in the rural settlements through the application of policy H21 (b).
A rural exception site will only be released if it can be clearly
demonstrated (by reference to an up-to-date assessment of local housing
need) that plan-led provision will not meet the need of the relevant
rural area (as defined in the Council's Housing Strategy) for affordable
housing. |
| 2.72 |
By definition, rural exception sites will
be in the open countryside (albeit located adjacent to a village envelope)
and full account will be taken of environmental considerations when
assessing the suitability of a site as a rural exception. Planning
conditions and obligations will be used to ensure that adequate arrangements
are in place to reserve the housing for local needs in perpetuity. |
|
|
| |
Lifetime Homes and
Wheelchair Housing |
| H23 |
The City Council will seek
to negotiate the provision of Lifetime Homes and Wheelchair Housing
on housing developments as follows: |
| |
(a) |
10% of dwellings on any
site proposed for the development of 25 dwellings or more, or with
an area of 1 hectare or more, should be built to Lifetime Housing
standards; and |
| |
(b) |
2% of dwellings on any site
proposed for the development of 50 dwellings or more, or with an area
of 2 hectares or more, should be designed for wheelchair users. |
| |
|
| 2.73 |
A community's need for housing for disabled
people is a material planning consideration. The Building Regulations
impose detailed standards for the internal design of dwellings which
enable disabled people to visit new dwellings, but they do not result
in the provision of housing for disabled people. The City Council
considers that the concept of Lifetime Homes, which are designed either
to meet the changing needs occurring throughout one family's lifetime
or to meet the varying needs of numerous changes of occupier in the
same home (as defined by the Joseph Rowntree Foundation), is currently
the appropriate benchmark to secure housing for disabled people. Lifetime
Homes are designed in such a way as to meet the needs of people with
moderate mobility impairments and are able to accommodate the majority
of adaptations at minimum cost at a later date if required. Lifetime
Homes, however, are not specifically designed with wheelchair users
in mind. |
| 2.74 |
Wheelchair Housing is specifically designed
to meet the needs of wheelchair users and people with severe mobility
impairments. Wheelchair housing has above average space standards
allowing full wheelchair access and manoeuvrability throughout. In
particular, bathrooms are required to be large enough to permit lateral
transfer from wheelchair to bath or WC. |
| 2.75 |
Developers will also be referred to the
relevant British Standards and other publications regarding dwellings
for disabled people and wheelchair users, as appropriate. |
| 2.76 |
The percentages of Lifetime Homes and
Wheelchair Housing set out in the policy reflect the broad proportions
of disabled people in the population who would benefit from these
forms of housing. They are intended as targets, to be sought by negotiation
with developers. The precise level of provision appropriate on any
particular site will depend on a number of factors including the size
of the site and its suitability for specialised housing; the nature
of the proposed development; access and proximity of services and
facilities; the level of provision of similar housing in the surrounding
area; and the likely viability of the proposed development, taking
into account any exceptional development costs. |
|
|
| |
Sub-division of Single
Dwellinghouses |
| H24 |
Planning permission will
be granted for the conversion of a single dwellinghouse into two or
more units of living accommodation or into multiple occupation, provided
that the development would not result in the loss of a house that
could meet the need for top-of-the-market housing and would not be
detrimental to: |
| |
(a) |
the amenities of occupiers
of adjoining or nearby properties; or |
| |
(b) |
the character or appearance
of the building. |
| |
|
| 2.77 |
The City Council wishes to ensure that
a range of size and type of accommodation is available to meet the
needs of all sectors of society. The sub-division of single dwellinghouses
into flats or into houses in multiple occupation makes a valuable
contribution to meeting the needs of those who need or wish to rent,
rather than buy, their homes. There is also a need for top-of-the-market
housing, and it would not be appropriate to allow the loss of housing
that could meet this need. Therefore the subdivision of a large, individually-designed
house will be resisted if there is evidence that it could satisfy
an unmet need which exists at the time of the planning application. |
| 2.78 |
Sub-division normally involves the intensification
of use of existing dwellings, with potential impacts on amenity. Existing
properties with a floorspace of less than 100 sq metres are unlikely
to be suitable for sub-division. When considering planning applications
for the sub-division of dwellings, the City Council will assess the
layout of floorspace and its impact on the amenities of nearby residents
and adjoining properties through increased general activity; disturbance
arising from the juxtaposition of living rooms and bedrooms; and the
impact of necessary works such as fire escapes. Further advice on
current standards for houses in multiple occupation is set out in
the City Council's handbook 'Houses in Multiple Occupation- guidance
for landlords and tenants'. |
| 2.79 |
The treatment of the curtilage (including
parking, arrangements for bin storage and garden layout) will also
be an important consideration in determining applications. Requirements
for car parking may be relaxed in certain circumstances, depending
on the existing levels of parking provision (including roadside parking)
in the vicinity and assumptions concerning the likely level of car
ownership for residents. |
|
|
| |
Residential Homes |
| H25 |
Planning permission will
be granted for residential homes within the Urban Area, Rural Growth
and Limited Rural Growth Settlements, provided that: |
| |
(a) |
the home would not be located
within a defined Employment Area; and |
| |
(b) |
the home would be accessible
by public transport; and |
| |
(c) |
the home would be accessible
to the services and facilities necessary to meet the needs of future
residents; and |
| |
(d) |
the use of the home and
the impact of any necessary alterations to the building (in the case
of a change of use) would not be detrimental to the amenities of occupiers
of nearby properties; and |
| |
(e) |
the development would not
result in a local concentration of residential homes, detrimental
to the amenities or character of the area. |
| |
|
| 2.80 |
This policy addresses the development
of residential homes, such as homes for the elderly, homes for the
mentally impaired and long-stay nursing homes. The City Council recognises
the important role played by residential homes in meeting the special
housing needs of some sections of the community, but is concerned
that such establishments should be appropriately located and accessible
by a choice of modes of transport for residents, visitors and employees
alike. |
| 2.81 |
Residential homes should be located where
residents can expect a reasonable standard of amenity and where the
development and occupation of the home will not adversely impact on
the amenities of nearby residents or the character of the locality.
The cumulative impact of a number of residential homes will be a material
consideration in assessing any planning application. |
| 2.82 |
The uses covered by policy H25 will be
those included in Class C2 of the Town and Country Planning (Use Classes)
Order 1987. Where the full range of uses falling within this Class
(which includes use as a hospital, residential school, college or
training centre as well as those described in para 2.80) would be
unacceptable, the City Council will impose conditions restricting
the potential range of use of the premises. |
|
|
| |
Residential Caravans
and Mobile Homes |
| H26 |
Planning permission will
only be granted for residential caravan sites and mobile homes on
sites which would be acceptable for permanent dwellings. |
| |
|
| 2.83 |
Residential caravan and mobile home sites
provide a small but important part of the District's housing accommodation.
These sites require all the services and facilities of built residential
development and will therefore not be acceptable in defined employment
areas or on sites poorly related to the services and facilities necessary
to meet residential needs. |
| 2.84 |
Proposals for permanent residential caravan
and mobile home sites will be subject to the same considerations as
those for permanent housing development. Because caravans/mobile homes
can have a much more intrusive impact on the environment, particular
regard will be paid to the location and the nature of any screening
which is proposed. Caravans will count towards the number of dwellings
for which provision is expected to be made in the District. |
| 2.85 |
Temporary planning permission may be granted
for a mobile home or caravan in circumstances where a development
requires a residential presence for operational reasons, but where
planning permission for a new dwelling would not normally be granted
until the long term viability of the use had been established. |
|
|
| |
Development of Gypsy
Caravan Sites |
| H27 |
Planning permission will
only be granted for the development of land as a gypsy caravan site
where: |
| |
(a) |
the development and use
of the site would not have any unacceptable adverse impact on the
amenities of occupiers of nearby properties or the appearance or character
of the area in which it would be situated; and |
| |
(b) |
the site is within a reasonable
distance of local services and facilities; and |
| |
(c) |
vehicular access to the
site can be provided to a standard appropriate to its proposed size
and particular pattern of use; and |
| |
(d) |
access to mains water and
an electricity supply is available or can be provided. |
| |
In the open countryside,
any planning permission granted will restrict the construction of
permanent built structures to small amenity blocks associated with
each caravan/mobile home and to small buildings for appropriate associated
business use. |
| |
|
| 2.86 |
Gypsies are defined as "persons of nomadic
habitat of life whatever their race or origin" (Caravan Sites Act
1968). The City Council will encourage these groups to find their
own private sites and Circulars 1/94 and 18/94 give guidance on the
provision of sites and the land use, environmental, locational and
management factors to be taken into consideration. This policy will
apply to both local authority and private developments. It is envisaged
that private sites will normally be occupied by members of an extended
family and consist of up to 6 caravans along with a small amenity
block. |
| 2.87 |
Other policies in the Plan will also apply
to planning applications for gypsy caravan sites. In the open countryside,
those relating to agricultural land quality, the Area of Best Landscape
and the protection of sites of nature conservation interest are all
likely to be relevant. |
| 2.88 |
Depending upon the circumstances of each
case, the City Council may impose conditions to control noise, extent
of business operations, length of stay, number of caravans and occupancy,
and to ensure adequate landscaping and screening of the site. |
| 2.89 |
Land south of Manor Drive, Paston Reserve
(H3.16) is allocated for housing. The Paston Ridings Caravan Site
is located in the middle of the allocated site and its presence is
a constraint on the efficient design and implementation of a residential
development here. Furthermore, it is recognised by the City Council
that improvements in site management could be achieved if there was
a reduction in site size. Consequently, the City Council will seek
to identify one or more suitable sites for use as a replacement for
the gypsy site. |
| 2.90 |
It is envisaged that a number of families
currently resident at the Paston Ridings site will take the opportunity
to find and develop their own private sites in the foreseeable future.
The City Council will offer comprehensive advice to these families
wherever possible. Any replacement sites would be selected in accordance
with the criteria contained in policy H27. |
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Loss of Residential
Accommodation |
| H28 |
Development which would
result in the loss of residential accommodation will not be permitted
unless: |
| |
(a) |
the relationship of the
accommodation to adjacent buildings and/ or land uses precludes the
achievement of a satisfactory level of residential amenity; or |
| |
(b) |
the accommodation is of
a size or character that is not suitable for continued residential
use; or |
| |
(c) |
the development which is
proposed will serve a local need, which cannot reasonably be met in
any other way; or |
| |
(d) |
the loss is necessary to
enable a comprehensive redevelopment which would meet the objectives
of the Plan. |
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| 2.91 |
In view of the increasing demand for housing
and the Plan's aim to meet the housing needs of all sectors of the
community, the City Council will resist the loss of residential accommodation.
|
| 2.92 |
Policy H28 applies to the loss of both
existing and vacant residential accommodation. Vacant former residential
accommodation above shops has often been allowed to fall into disrepair.
The City Council will seek to use the policy in conjunction with the
Council's Housing Strategy to encourage developers to return such
properties to residential use. |
| 2.93 |
Where it is claimed that accommodation
is of a size or character that is no longer suitable for continued
residential use, applicants will need to demonstrate that the property
cannot reasonably be improved by altering the layout or extending
the accommodation. |
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