Lancaster District Local Plan

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CHAPTER 2 - Housing

2.1

Background

2.2

Meeting Housing Requirements

2.3

The Main Urban Area

2.4

Carnforth and the Rural Areas

Affordable Housing

2.5

Standards for New Housing

2.6

Catering for Specific Housing Needs

2.7

Existing Housing Areas

This part of the Local Plan sets out how the District's housing needs will be met in the years to 2006. The City Council aims to direct housing demand to previously developed sites, locate the bulk of new housing close to the Primary Bus Corridor and ensure that major new housing areas improve public transport and infrastructure difficulties.

Within the Plan Period (by 1st July 2006), the City Council proposes to;

Make provision for general needs housing requirement set out in the Lancashire Structure Plan and demand generated by growth in student numbers at Lancaster University;
Ensure that around 80% of completions take place within or on the edge of the main urban area of Lancaster, Morecambe and Heysham;
Apply a search sequence approach to the selection of new housing sites looking first at previously used land in sustainable locations;
Seek to ensure that more than 50% of residential completions over the plan period take place on previously developed land and buildings in sustainable locations;
Ensure that new housing development takes place at densities which make efficient use of land particularly in locations with good public transport;
Monitor housing need and urban capacity and demand during the plan period and manage the supply of new housing land;
Allow for around 125 dwellings per year to be constructed on small 'windfall' sites (of less than 0.4 ha) and conversions over the remainder of the plan period;
Seek to ensure by negotiation that up to 740 completed dwellings are affordable.

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2.1

Background

2.1.1

Population growth in Lancaster District during the 1970s and 1980s was accompanied by the construction of almost 8000 new dwellings. For much of this 20 year period, development was concentrated within the broad boundaries of Lancaster, Morecambe and Heysham. This approach helped to conserve the character and appearance of the rural villages and countryside of North Lancashire. It also encouraged the recycling of empty buildings and previously developed, derelict and under-used land, especially in Lancaster. It resulted in the development of many infill sites and the merging of Lancaster, Morecambe and Heysham into a single, fairly compact urban area. Today, this single urban area covers 20 square kilometres (8 square miles) and has 105,000 residents during student term time.

2.1.2

As much new housing as possible will continue to be directed to 'brownfield sites'. At the same time, open land inside the urban areas with amenity and recreation value must be protected. This has made necessary the consideration of sites on the edge of the urban area to meet the District's housing needs.

New Residential Development and Land Recycling

2.1.3

A revised Planning Policy Guidance Note 3 on Housing was published in March 2000. This signalled several major changes affecting planning for new housing development including the introduction of a Plan Monitor and Manage approach to new housing provision. The key changes introduced are:

A requirement for local planning authorities to carry out regular Urban Capacity Studies to assess the potential contribution of existing previously used land and buildings in sustainable locations to meeting housing needs;
The development of targets for land recycling;
A search sequence approach to the selection of sites looking first at previously used sites and buildings in sustainable locations, then urban extensions, then new settlements in good transport corridors;
The phasing of development to prioritise previously used sites in sustainable locations;
The development of minimum density standards to ensure the efficient use of land.

2.1.4

The phasing of development is considered in Policy H1 whilst density is addressed in Policy H13.

2.1.5

The Council anticipated many of these requirements. A thorough appraisal of the potential of urban sites was carried out at an early stage in the plan process. Despite a depleted supply of previously used land and buildings following a long period of urban concentration, a number of housing opportunity sites were identified. These are considered in Policy H3 and Policy H6. Many of these have now been developed or are the subject of development proposals at an advanced stage. Some previously used sites are not in sustainable locations, are subject to serious development constraints or are located in areas where employment land is in short supply.

2.1.6

The next Lancashire Structure Plan is expected to set district recycling targets. Draft Regional Planning Guidance for the North West proposes that for authorities outside the Mersey Belt at least 50% of completions should be provided on previously used land and buildings between 1996 and 2021.

2.1.7

It is anticipated however that Housing Opportunity Sites, small sites and allocations on previously used land are able to contribute a minimum of 50% of completions over the plan period. This is a minimum figure and the Council will make every effort to ensure that a higher figure is achieved, that the greatest possible use is made of previously developed land in sustainable locations and that the target is exceeded.

2.1.8

The Council has identified sufficient land to meet the housing requirement set out in the Structure Plan. There is therefore no justification for the release of additional large green-field allocations (of more than 0.4 ha or 12 dwellings) over the plan period.

2.1.9

Other major residential development proposals may be permitted on previously used sites where they are in sustainable locations with access to jobs, shops, services and leisure facilities and are not subject to unacceptable development constraints.

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POLICY H1

THE COUNCIL WILL AIM TO ENSURE THAT AT LEAST 50% OF NEW DWELLINGS COMPLETED DURING THE PLAN PERIOD ARE PROVIDED ON PREVIOUSLY DEVELOPED LAND OR THROUGH THE CONVERSION OF EXISTING BUILDINGS.

PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT ON LARGE GREEN-FIELD SITES OTHER THAN THOSE ALLOCATED IN POLICIES H2-5 WILL NOT BE GRANTED.

PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT ON OTHER LARGE SITES WILL ONLY BE GRANTED WHERE THESE HAVE BEEN PREVIOUSLY DEVELOPED AND:

ARE EASILY ACCESSIBLE TO JOBS, SHOPS AND SERVICES BY MEANS OF TRANSPORT OTHER THAN THE CAR;

ARE SERVED BY, OR PROVIDE FOR, REASONABLE PUBLIC TRANSPORT, HIGHWAYS, WATER AND SEWERAGE, UTILITIES AND SOCIAL INFRASTRUCTURE;

ARE NOT SUBJECT TO UNACCEPTABLE PHYSICAL AND ENVIRONMENTAL CONSTRAINTS SUCH AS SERIOUS CONTAMINATION, UNSUITABLE GROUND CONDITIONS AND FLOOD RISK;

AND SATISFY THE DETAILED CRITERIA SET OUT IN POLICIES H12, H13 AND H19 IN THE URBAN AREA AND H7, H12 AND H13 IN RURAL SETTLEMENTS.

Note: Planning Permission for residential development on small sites will be considered against Policies H7, H8, H11 and H19.

Policy wholly superseded by policies within the Core Strategy with effect from 23 July 2008

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2.2

Meeting Housing Requirements

2.2.1

The Structure Plan requires the completion of 8300 dwellings by July 2006. Of these, 500 were specifically identified to meet needs generated by ambitious expansion proposals being developed by Lancaster University in the early to mid 1990s which have not subsequently come to fruition. Around 50 off campus student equivalent dwellings have been completed to date. Current projections from Lancaster University indicate that a further 86 student equivalent dwellings will be required by the end of the Plan period. Making separate provision for student accommodation leaves a requirement of 7800. By mid 2000, 4424 general needs dwellings had already been completed. This leaves a requirement of 3376 general needs dwellings.

2.2.2

Many of these dwellings will be constructed on sites which already have planning permission or are identified in existing local plans. On some of these sites house building is already under way. Figure 2 shows that in July 2000, 1316 dwellings could be constructed on such sites in the Plan period.

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Figure 2 - Assumed Dwelling Contributions from Existing Sites at July 2000

Figures are for assumed dwelling completions in the six year period mid-2000 to mid 2006 (Figures for July 1996 are shown in brackets)

	*Large sites with planning permission	**Small sites with planning permission	***Allocations in existing local plans	Total
South of River Lune	16 (211)	204 (201)	0 (0)	220 (412)
North of River Lune	428**** (881*)	204 (235)	120 (410)	752 (1526)
Carnforth/ Rural	32 (42)	342 (310)	0 (0)	374 (352)
Total	476 (1134)	750 (746)	120 (410)	1346 (2290)

*The figures are for completions (actual or assumed) on sites that either already had consent at mid-1996 or obtained consent in the period Mid-1996-Mid-2000. On some of these sites, completions will also have been recorded in the period Mid 1991-Mid 1996. They exclude completions (actual or assumed) on sites that were identified in the Deposit Version of the Local Plan as new housing allocations or housing opportunity sites. The residual capacity of sites identified in earlier local plans (H1 sites) that has not yet been converted to actual consents, is shown in the third column. Where approval has been obtained on H1 sites, the dwellings approved are recorded in the first column.

**These small site figures are based on annual completion assumptions (6 years at 125 per year) and are not an account of extant planning consents.

***The only site left in this category is the Liptrott/Council-owned land at Regent Road Bridge, Westgate, Morecambe.

**** Assumes 300 completions at Mossgate. given by 50 dwellings over 6 years. The 1996 figure assumes 500 completions on the Mossgate site in the Local Plan period.

Housing Sites in Previous Local Plans

2.2.3

Most sites allocated for residential development in the Council's previous local plans either have been or are being developed. Two remaining undeveloped sites are carried forward into this Local Plan at Morecambe Road and Westgate. Together these sites could accommodate around 400 dwellings. Development in the Westgate area is well served by local buses and is relatively close to schools, shops, and other local services. Development proposals in Westgate will be expected to provide safe, secure and convenient pedestrian and cycle links between new dwellings and these facilities.

2.2.4

The Lancaster Local Plan identified a potential housing site at the southern end of the Lune Industrial Estate capable of accommodating around 400 dwellings. A combination of ground contamination, the existence of industrial and commercial businesses and poor road access meant that this proposal has not been implemented. These problems are unlikely to be resolved in the plan period and Luneside is not therefore carried forward as a commitment in this local plan.

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POLICY H2

THE FOLLOWING SITES IDENTIFIED ON THE PROPOSALS MAP AND ALLOCATED FOR HOUSING IN PREVIOUS LOCAL PLANS ARE RE-ALLOCATED AS HOUSING SITES

	Capacity	Completions by 2006
MORECAMBE ROAD	200	200
WESTGATE	200	200
TOTAL	400	400

The Urban Concentration Strategy

2.2.5

Successive Structure Plans have directed most new housing development to the main urban area. 80% of new housing has been directed to Lancaster, Morecambe and Heysham and the remainder to Carnforth and the rural areas. This policy is continued in this Local Plan as shown in Figure 3. After completions between 1991 and 1996 are taken into account, when proportionally more dwellings were built in Carnforth and the rural areas, the Council's target should be met over the full 15 year Structure Plan period.

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Figure 3 - The Urban Concentration Strategy

Existing Commitments
	Urban Area	Carnforth/ Rural Area	Total
Large Sites	564	32	596
Small Sites	366	355	721
Total	930	387	1317
Additional Requirement
Large Sites	1936	197	2133
Small Sites	27	0	27
Total	1963	197	2160
TOTAL	2893	584	3477
%	83%	17%	100%

Adjusted to mid-1998 to take account of new Housing Opportunity Site at Middleton Road, Heysham recommended by Inspector.

Meeting the Housing Requirement

2.2.6

The District's remaining housing requirement will be met in three ways by:

identifying the redevelopment potential of brown field areas by the identification of Housing Opportunity Sites;
continuing to encourage development on small sites and the conversion of existing buildings; and
allocating areas for residential development.

2.2.7

Figure 4 summarises the strategy for meeting the Structure Plan requirement. The land allocations and planning policies arising from this strategy are set out for the main urban area of Lancaster, Morecambe and Heysham and then for Carnforth and the Rural Areas.

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Figure 4 - Components of Housing Supply

REQUIREMENT
	Mid 1996 Deposit Plan	Update to mid 1998	Update to mid 2000	Student Housing	Update to mid - 2000
Structure Plan Requirement 1996-2006	7800	7800	7800	136	7936
Completions	2646	3628	4424	50	4474
Residual Requirement	5154	4672	3376		3462
Existing Permissions on Large Sites	1134	793	476		476
Small sites at 25% of Requirement	1280	1024	750		750
Existing Allocations Retained	410	120	120		120
New Urban Allocations	1300	1242	1242		1242
Urban Housing Opportunity Sites	915	666	688		688
Additional Housing Opportunity Site recommended by the Inspector	-	45	45		45
Rural Allocations	205	159	109		109
Rural Housing Opportunity Sites	100	60	88		88
TOTAL	5344	4678	3834		3515

Note) The Figures in Figure 4 (above) include an allowance for completions on land at Whinney Carr/Lawson's Bridge. Planning permission for the development of this site was refused by the Secretary of State in March 2003.

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2.3

The Main Urban Area

2.3.1

In Lancaster, Morecambe and Heysham, the contribution from brownfield sites will be maximised by encouraging the development of Housing Opportunity Sites and other suitable redevelopment sites and by controlling the release of green-field sites.

Housing Opportunity Sites

2.3.2

Housing Opportunity Sites are brownfield sites within existing urban areas with housing development potential which are; � derelict, under-used or vacant; or � likely to become available because of the cessation or relocation of an existing use; and � located in areas where redevelopment would bring environmental benefits;

2.3.3

Some of these sites require the relocation of existing uses, site clearance and preparation. Some could also provide student accommodation should the need arise. They are, therefore, not formally allocated as housing sites under Policy H4. The allocation of land as a Housing Opportunity Site under Policy H3 is intended to identify that housing is seen by the Council as the best and most efficient use of the site. It is intended that this policy should preclude neither other appropriate uses nor the continuation of existing lawful uses. Given the greater uncertainty over the rate at which opportunity sites will come forward, it is assumed that 688 general needs dwellings will be built on these sites during the plan period. These sites are described below.

Former Poulton Market, Morecambe

2.3.4

The relocation of Poulton Market in 1996 created a vacant site of 0.8 ha. A Development Brief has been prepared for the redevelopment of this site for housing and open space. The market occupied the site of Poulton Hall, a medieval manor house, and archaeological investigations have been undertaken. A new open space and play area have been created. The site has capacity for 34 houses. The site lies within the Poulton Renewal Area.

Venture Caravan Park, Morecambe

2.3.5

The 6.4 ha Venture Caravan Site is level, on a major bus route and forms a natural continuation of the established Westgate area. Development could significantly improve the appearance of the area, particularly if it were to involve the removal of the prominent gas holder on the site. The site could accommodate around 150 houses but its development within the Plan period would require the cessation of the existing use.

Summerville Caravan Park, Morecambe

2.3.6

This small 0.5 ha caravan site off Acre Moss Lane, Morecambe lies within a residential area and would form a natural infill site for around 40 houses.

2.3.7

The above three sites were identified in the Morecambe and Heysham Local Plan. The following are new sites.

Oxcliffe Road, Morecambe

2.3.8

Policy H4 identifies 5.5 ha of land north of Oxcliffe Road for residential development. This allocation excludes 2.0 ha of land on the corner of Oxcliffe Road and Westcliffe Drive which contains a caravan site and other assorted uses. If these uses ceased or were relocated, the site would form a natural continuation of the main allocation. It is level and suitable for housing development and in the long term may have the potential to be served by rail. The site has space for around 65 houses but its development within the Plan period would require the cessation of some existing uses.

White Lund Road, Morecambe

2.3.9

The 0.7 ha Council depot at White Lund Road is no longer required for operational purposes. The site is too small to be of interest for business development. It lies on a bus route and is close to the Lancaster-Morecambe cycle track. The site offers the opportunity of a small housing development of around 20 houses within walking distance of one of the District's major employment areas.

Middleton Road, Heysham

2.3.10

An area of 2.4 ha at Middleton Road Heysham was formerly owned by Lancashire County Council with a view to being used for new school playing fields. The County Council has now disposed of the land. The site lies at the southern edge of Heysham on the Primary Bus Corridor and adjacent to Trumacar School, an area of allotments, the Morecambe-Heysham Railway Line and an area of existing housing. The site has some importance as a 'green wedge' linking the countryside to the urban area and forming part of a local greenspace system. The development of part of the site for housing linked to enhancements to, or compensatory provision within the site for, the remaining 0.9 ha of urban greenspace identified under Policy E29 could enhance this role and provide useable public open space and new pedestrian and cycle links in an area with little existing public open space provision. The site has a net developable area of 1.5 ha. It is considered that this site if developed at the densities required by PPG3 could accommodate around 45 new dwellings.

Heysham Road Depots, Heysham

2.3.11

The Council's illuminations depot at Heysham Road is surplus to requirements. At the same time, Stagecoach has expressed an interest in vacating its adjoining bus garage. This presents a major development opportunity requiring a comprehensive approach to both sites. Together the sites cover an area of 1.2 ha and, after provision has been made for open space, have capacity for around 40 dwellings.

Lancaster Moor North

2.3.12

Policy H4 allocates the southern part of the former Lancaster Moor Hospital estate for residential development. The northern 11.5 ha of the site also has development potential. This potential is however constrained by the proximity of Nightingale Hall Farm (see Policies EC12 and EC13), the difficulty of finding an alternative use for 'the Annexe' - a prominent Listed Building and the existence of sports facilities and mature trees. The Council has therefore produced a development brief for this site which could accommodate between 220 and 400 houses. There may also be scope to include some business or office development utilising the listed buildings on the site. The special issues concerning Lancaster Moor Hospital including the North site are considered in full in Paragraphs 2.34-2.44 of the Plan.

King Street, Lancaster

2.3.13

This 0.8 ha site was identified in the Lancaster Local Plan as a site for bulky goods retailing. The site is now identified as a Town Centre Development Site under Policy S3 and permission has been granted for a small retail unit on part of the site. The remainder however would be suitable for residential or mixed-use development taking account of its canalside location. Around 50 dwellings could be accommodated on the site.

Former Pye's Feedmill, Lancaster

2.3.14

The former Pye Feedmill on Damside Street offers the opportunity for a high quality riverside development within easy walking distance of Lancaster City Centre. The potential of this area has been amply demonstrated by the successful developments along St George's Quay. This site could accommodate around 139 dwellings.

St George's Quay

2.3.15

This 0.7 ha site is located immediately to the east of Carlisle Bridge on St George's Quay. Its redevelopment offers the opportunity for a high density flat development of around 40 units. Development is already under way on part of the site.

Luneside East

2.3.16

The largely derelict Luneside East site is adjacent to the St George's Quay area on the west side of Carlisle Bridge. Although the site is constrained by existing poor quality uses and contamination, the Council, in partnership with the North West Development Agency, is in the process of assembling and remediating the site. The Council intends to bring about a major transformation of the area with a combination of new build and converted industrial buildings.

2.3.17

The Local Plan identifies a 3.3 ha site with a capacity of around 200 dwellings, 150 of which are expected to be completed in the plan period. In addition, the Council considers that the site could be expanded to include the adjoining gasholder site and river frontage. Whilst this would greatly assist a comprehensive approach to development, it would be dependent upon the removal and relocation of existing uses. If these areas were included, another 100 dwellings could be accommodated on the site.

2.3.18

The site is also particularly suitable for student housing. If an unexpected increase in student numbers were to take place towards the end of the plan period, scope exists to accelerate development on this site to meet such needs.

Bulk Road, Lancaster

2.3.19

The former K Shoes factory in Bulk Road, Lancaster occupies a site of 0.7 ha. The Council has a long standing aim of improving environmental conditions in this area by reducing the impact of traffic and promoting new housing development. The site could accommodate around 40 dwellings.

Nightingale Hall Farm

2.3.20

The environmental problems associated with the animal rendering plant at Nightingale Hall Farm are considered under Policy EC12. In the event of the plant being successfully relocated, the site could be redeveloped for housing. Some areas adjacent to the site could also be included within a comprehensive residential development. The site could create a 5.1 ha development site, which could accommodate around 165 houses but its development within the Plan period would require the cessation of the existing use.

Stonewell, Lancaster

2.3.21

In the vicinity of the Mitchell's bottling plant at Stonewell, there are a number of vacant and under-used buildings and plots of land. The possible closure of the bottling plant offers the opportunity to plan for the comprehensive redevelopment of this central site for high density housing with minimal car parking. Redevelopment should also allow for dwellings created by the conversion of the upper floors of adjacent shops to be integrated into the overall scheme for the area (Policy H20). Around 70 new dwellings could be created on this 0.4 ha site in addition to any upper floor conversions.

Lancaster Central Canal Corridor

2.3.22

The proposal in the Lancaster Local Plan for a City Centre Access Road is not carried forward in this Local Plan. This means that a comprehensive re-assessment of the future use of land previously reserved for the road is needed. Although the area must continue to provide shopper car parking, there are opportunities to create new housing, particularly on areas created by the relocation of temporary uses.

2.3.23

An action plan will be prepared to determine future land uses in the area. Until this is completed, there will inevitably be uncertainty over the number of dwellings which the area could accommodate. It is however reasonable to assume that around 120 dwellings could be accommodated during the plan period. The Action Plan will be prepared as a matter of priority and will be subject to a detailed process of public consultation.

Car Free Housing

2.3.24

On Housing Opportunity Sites and conversions there may be scope to introduce housing which does not have any dedicated car parking. In such cases the Council will consider higher densities where agreement is reached with developers that all future occupiers will sign an undertaking not to own a car. In all cases normal standards of privacy and the quality of layout and, where appropriate, external landscaping, must be retained.

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POLICY H3

THE FOLLOWING SITES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED AS HOUSING OPPORTUNITY SITES:

	Capacity Before 2006	Completions (net)	Ha	Density
Former Poulton Market, Morecambe	34	34	0.67	50.7
Venture Caravan Pk, Morecambe *#	150	0 6.	52	NA
Summerville Caravan Park, Morecambe	40	40	0.47	85.1
Oxcliffe Road, Morecambe	65	0	2.05	31.7
White Lund Rd, Morecambe	20	20	0.79	25.3
Heysham Road Depots, Heysham	40	40	1.14	35.1
Middleton Road, Heysham	45	45	1.50	30.0
Lancaster Moor North *##	220-400	0	12.2	25.4
King St, Lancaster	50	50	0.81	61.7
Former Pye's Feedmill, Lancaster	139	139	1.03	134.9
St George's Quay, Lancaster	75	75	0.69	108.7
Luneside East, Lancaster**	203-300	150	3.4	56-81
Bulk Road, Lancaster	40	40	0.6	66.7
Nightingale Hall Fm, Lancaster*	165	0	4.9	33.7
Stonewell, Lancaster	70	70	0.46	152.2
Lancaster Central Canal Corridor	120	120	2.5	48.0
TOTAL	1390-1654

# It is not anticipated that the whole of the Venture Caravan Site will be developed

## Lancaster Moor contains high quality parkland and a Listed Building.

** Development of the large site at Luneside East is also likely to continue beyond the plan period.

Note) The sites marked with an asterisk (*) are unlikely to be developed within the Plan period. These have a total capacity of 600-780 units.

Green-field Development

2.3.25

On the basis of past take-up it is assumed that around 688 dwellings will be completed on Housing Opportunity Sites in the main urban area and that around 25 % of completions will take place on small sites of less than 0.4 ha. This means that the Local Plan must identify land for around 1250 dwellings on new green-field sites in the main urban area (see Figure 4).

Note) These figures include an allowance for completions on land at Whinney Carr/Lawson's Bridge. Planning permission for the development of this site was refused by the Secretary of State in March 2003.

2.3.26

The Local Plan strategy is to provide as many households as possible with practical alternatives to the motor car for normal daily journeys. Locations are therefore favoured which; � offer the potential for mixed development including employment uses; � are convenient for the primary bus corridor; and � are accessible to the centre of Lancaster where there is a concentration of job opportunities and commercial, education and hospital services.

2.3.27

Other considerations include the potential to accommodate further growth beyond the year 2006 and the strategic benefits that housing development could bring in terms of opening up land for business development and providing road and public transport links.

2.3.28

A further consideration is the distribution of existing housing commitments shown in Figure 2. At present, development is concentrated north of the River Lune. To redress this imbalance, more new housing is directed to locations south of the river where most of the District's shopping, health and education services are concentrated.

The Royal Albert area

2.3.29

The area which best meets this development strategy is the south west side of Lancaster. Major change here is inevitable following the closure of the Royal Albert Hospital. This area is close to the City's commercial, retail, health and education facilities and has direct access to Lancaster centre along the Lancaster Canal Towpath and Ashton Road.

2.3.30

A new residential area is allocated in south Lancaster. The Royal Albert area extends to nearly 24.5 hectares (gross) and 12.5 ha (net developable area). The former hospital building is excluded from the allocation;

2.3.31

The requirements for roads, open spaces and development mix are set out in more detail in the following paragraphs. However development in south west Lancaster is constrained by poor road links to the A6 via Ashford Road and by width limitations on Ashton Road. Developers will also be expected to prepare traffic management measures to improve pedestrian safety on Ashford Road and Ashton Road and demonstrate how the area will link into the Primary Bus Corridor (see Policy T5).

2.3.32

The Royal Albert area offers the potential for a mixture of housing styles and types including high quality low-density housing similar to that on the nearby Haverbreaks Estate. The site also contains a number of Health Authority buildings which are suitable for conversion or redevelopment. The area is enclosed within a large green space which runs between the existing Haverbreaks area and the Lancaster Canal. On the east side of Ashton Road, the football and cricket ground and its surroundings are important amenity features and will be protected from development.

2.3.33

In total the Royal Albert area could accommodate around 350 dwellings.

Diagram 2 - Lancaster Moor Hospital

Lancaster Moor Hospital

2.3.34

The progressive closure of Lancaster Moor Hospital is creating a vacant site of some 33 hectares containing hospital buildings some of which are listed, a sports ground (Policy R1), a County Biological Heritage Site (Policy E17) and a large area of mature parkland.

2.3.35

The main access to this large site is via local roads to Lancaster City Centre. Public transport consists of an infrequent and circuitous bus service to Lancaster City Centre and North Lancaster. The site contains an old private drainage system with limited capacity and is close to the Nightingale Hall Farm animal rendering plant.

2.3.36

The site is also close to a Young Offenders Institution and a cemetery. The site also has a clear visual relationship with Williamson Park, which is on English Heritage's Register of Historic Parks and Gardens. The Countryside between the east side of Lancaster and the Forest of Bowland AONB is particularly important to the setting of the City. The site lies on the urban edge and development must reflect this importance. The Countryside around the site, part of the former Hospital site and Williamson Park are identified as Key Urban Landscape under Policy E31 of the Plan.

2.3.37

Whilst it the site is not an ideal location for large scale development, new uses need to be found for the site and its buildings. Its key open spaces and recreation facilities should also be safeguarded.

2.3.38

Whilst a mixed development involving employment uses would be an appropriate solution, housing development is likely to be the main new use. Whilst some buildings may be capable of conversion to residential or business use, others may need to be demolished.

2.3.39

Planning permission has already been granted for the development of around 240 dwellings through a mixture of conversion and new-build on the southern portion of the site in the area previously occupied by hospital buildings. The construction of phase 1 has already commenced. The proposals include measures to safeguard and manage part of the adjacent County Biological Heritage Site.

2.3.40

The remaining area on the north side of Quernmore Road is identified as a Housing Opportunity Site where residential development will not be allowed until it can be demonstrated that emissions from Nightingale Hall Farm would not create an unacceptable living environment. Developers should also be aware that, once 430 dwellings are constructed in the Lancaster Moor area, a site for a 1 form entry primary school will be required.

2.3.41

A Development Brief has been prepared for the Lancaster Moor area as Supplementary Planning Guidance.The Lancaster Moor Development Brief covers both the housing allocation south of Quernmore Road and the Housing Opportunity Site to the north.

2.3.42

The Brief sets out in more detail how these important sites should be developed. It sets out how policies relating to this site will be applied and identifies which areas have development potential and which should be protected as greenspace or for recreation purposes.

2.3.43

It sets out which buildings must be retained and which areas should stay open and sets out the detailed requirements to be met by any development proposal. The Brief addresses detailed site-specific issues.

2.3.44

Developers will be expected to work with the Council to achieve their requirements. Circumstances may change and the development brief will be revised and updated as the development process proceeds.

Westgate South, Morecambe

Diagram 3 - Westgate South

2.3.45

Although most of the new allocations have been directed to sites south of the River Lune, there is a need to continue to provide a range of sites throughout the main urban area. In the Westgate/ Oxcliffe Road area there is an ongoing policy of encouraging land use change through the identification of housing allocations and opportunity sites. At the rear of the Regent Caravan Park, land has been held by the site owner for an extension of the caravan park. This extension will not now take place and the land is available for residential development.

2.3.46

As this land is in several different ownerships, developers of individual areas will be expected to demonstrate that their plans will contribute to the comprehensive development of the entire area. Developers should also ensure adequate footpath links to Westgate and investigate the possibility of constructing a pedestrian rail crossing to the schools and main bus route. Houses should be designed and located to minimise noise from the railway line which could see a significant increase in use by freight over the next few years.

Derwent Road, Lancaster

Diagram 4 - Derwent Road

2.3.47

To the north east of Derwent Road, at the rear of Keswick Road, there is a 1.2 ha site which is overgrown and does not have any significant amenity value. There is currently no formal public access to the land. It could be developed to provide a mixture of housing, woodland and public open space. The site could accommodate around 40 dwellings.

Summary

2.3.48

Figure 5 summarises the contribution each site is expected to make during the Local Plan period.

Figure 5 - Urban Area Site Summary Table

Site	Gross Site Area	Net Housing Area	Comple-tions to 2006
Royal Albert	24.5 ha	12.5 ha	350
Lancaster Moor South	7.3 ha	6.8 ha	240
Derwent Road	2.3 ha	1.2 ha	40
Westgate South	5.5 ha	5.0 ha	175
TOTAL	39.6 ha	25.5 ha	765

2.3.49

Development in these locations will not only help satisfy the housing needs of the District's growing population but also bring significant community benefits. Housing development in these locations is therefore put forward as a formal proposal of the Local Plan.

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POLICY H4

THE FOLLOWING SITES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT;

	No
ROYAL ALBERT	350
LANCASTER MOOR (SOUTH)	240
DERWENT ROAD	40
WESTGATE SOUTH	175

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2.4

Carnforth and the Rural Areas

2.4.1

New housing in Carnforth and the rural areas is expected to account for around 20% of the total District requirement. After completions between 1991 and 1996 are taken into account, this amounts to 575 additional dwellings (see Figure 3).

Small Sites

2.4.2

Many of these dwellings will continue to be provided on small infill sites. Small infill development can help to meet the housing needs of rural settlements without harming the character of the area. In recognition of this, it is assumed that around half of the requirement will be met on small sites or by conversions (of buildings not required to meet local employment needs), around 580 dwellings between 1996 and 2006. Around 270 of these will be new permissions.

Large Sites

2.4.3

Of the remaining 505 dwellings which are required, it is assumed that 199 will be provided on new residential allocations in Carnforth, Bolton-le-Sands and Galgate.

Housing Opportunity Sites

2.4.4

Some of these sites require the relocation of existing uses, site clearance and preparation. They are therefore not formally allocated as housing sites under Policy H5. The allocation of land as a Housing Opportunity Site under Policy H6 is intended to identify that housing is seen by the Council as the best and most efficient use of the site. It is intended that this policy should neither preclude other appropriate uses, nor the continuation of existing lawful uses. Given the greater uncertainty over the rate at which opportunity sites come forward, it is assumed that 60 general needs dwellings will be built on these sites over the plan period.

Carnforth

2.4.5

Carnforth is a successful rural shopping and service centre for the northern part of the District. It is also a popular residential area. It is intended that this role will be maintained and strengthened by protecting the existing retail centre and encouraging modest growth in housing and employment.

Crag Bank East

Diagram 5 - Crag Bank East

2.4.6

A 2.3 ha site has been allocated north of Redruth Drive in Carnforth. This site was previously reserved for school use but is no longer required by the County Council. The site is suitable for development and would represent the natural completion of the Crag Bank development. It is close to Carnforth Town Centre and has good public transport and pedestrian links. Development could provide some new public open space and better road links to the A6. The site could accommodate 45 houses.

Lundsfield Quarry

Diagram 6 - Carnforth Housing Opportunity Sites

2.4.7

The former Lundsfield Quarry is identified as a Housing Opportunity Site. This is a large (14 ha) derelict site which has been largely unused for many years. It contains a County Biological Heritage Site (see Policy E17), a boat yard and a factory manufacturing concrete products and is also used for the storage of former military vehicles. It is in a number of different ownerships. Parts of the site have been subjected to tipping in the past. There are also substantial changes in level within the site.

2.4.8

An imaginative residential development on this site could enhance the canalside, provide new open space and provide new pedestrian and cycle links between the Highfield Estate, the A6 and the Town Centre. Development of the site will only be permitted where there has been a comprehensive analysis of the nature conservation importance of the site and measures to safeguard the most important areas are included within the development package. The site is estimated to have a capacity of 150 to 225 dwellings although this may vary depending on the nature conservation interest.

North Road Coal Yard, Carnforth

2.4.9

The 1.3 ha North Road Coal Yard is also identified as a Housing Opportunity Site. It lies immediately adjacent to several residential properties. It adjoins the Lancaster Canal and a children's playground. There would be significant benefits in relocating the coal yard to another site and, if this were to occur, the site would be a suitable location for new housing. The site could accommodate around 40 dwellings.

Oxford Street Builder's Yard, Carnforth

2.4.10

A third Housing Opportunity Site in Carnforth is identified at the 0.4 ha Oxford Street builder's yard. This is a backland site lying between terraced houses on Hill Street and North Road Primary School. It is accessed by narrow residential roads and has a short frontage onto the Lancaster Canal. Redevelopment for housing could have local environmental benefits. It could accommodate around 20 dwellings.

Diagram 7 - Hornby Road, Caton

Hornby Road Caton

2.4.11

Caton is the main centre for the Lune Valley. There is some evidence of local housing need in the village particularly from young and elderly people. To help meet these needs, the County Council depot and adjoining land are identified as a 1.6 ha Housing Opportunity Site. A comprehensive scheme of residential development would be allowed if the depot were to be relocated. This site is close to the centre of Caton and convenient for the local bus service and village shops and services and could accommodate around 50 dwellings.

Diagram 8 - Coastal Road, Bolton-le-Sands

Coastal Road, Bolton-le-Sands

2.4.12

The Coastal Road site in Bolton-le-Sands is located on Coastal Road near its junction with the A6 (see Diagram 9). This site is within the built-up area of Bolton-le-Sands and its development was anticipated in the North Lancashire Green Belt Local Plan. It has a potential capacity of 50 dwellings.

Diagram 9 - Galgate Silk Mill

Silk Mill, Galgate

2.4.13

The Silk Mill site represents a rounding off of this part of the village. Development has been made possible by improvements to the local drainage system and connecting roads to the A6. As development of this site has been anticipated for some time, Phase 1 has been granted planning permission and construction is under way. In total this site could accommodate 104 dwellings.

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POLICY H5

THE FOLLOWING SITES, IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP, ARE ALLOCATED FOR HOUSING:

	No	Completions to 2006
CRAG BANK EAST, CARNFORTH	45	45
SILK MILL, GALGATE	104	104
COASTAL ROAD, BOLTON-LE-S	50	50
TOTAL	199	199

DEVELOPMENT PROPOSALS ON ANY OF THESE SITES MUST MAKE ADEQUATE PROVISION FOR THE DISPOSAL OF SEWAGE AND WASTE WATER.

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POLICY H6

THE FOLLOWING SITES ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED AS HOUSING OPPORTUNITY SITES;

	Capacity
LUNDSFIELD, CARNFORTH	100-150
NORTH ROAD COAL YARD, CARNFORTH	40
OXFORD ST BUILDER'S YARD, CARNFORTH	20
HORNBY ROAD CATON	50

DEVELOPMENT PROPOSALS ON ANY OF THESE SITES MUST MAKE ADEQUATE PROVISION FOR THE DISPOSAL OF SEWAGE AND WASTE WATER

Note) the sites at Lundsfield Quarry and Hornby Road, Caton are development opportunities which are unlikely to be developed before 2006

Housing in Villages

2.4.14

In recent years, housing development on small sites in villages has contributed a steady supply of new dwellings. Such sites are likely to continue to come forward through land-ownership changes, redevelopment and changes of use throughout the plan period. These will continue to be approved on suitable small sites within the villages listed in Policy H7 provided that acceptable standards of design, amenity and road safety are acceptable. Particular attention will be given to the environmental impact of proposals located within Areas of Outstanding Natural Beauty and other sensitive areas. Priority will be given to schemes designed to meet housing needs generated by the local community.

2.4.15

Existing buildings within rural settlements are important in providing affordable employment premises in communities where competition for sites and premises is high and new development is severely constrained. The existing and potential importance of buildings in rural settlements to rural communities must be taken into account in considering proposals for their re-use.

2.4.16

When converting existing buildings, developers should take special care to avoid disturbance to bats or other protected species which may be nesting in the building. Policy E18 sets out how development proposals affecting protected species will be dealt with.

2.4.17

Within some settlements the disposal of sewage and waste water can pose problems. In Nether Kellet, Over Kellet, Cockerham and Glasson Dock the existing sewerage systems are approaching capacity. Arkholme, Melling, Priest Hutton, Yealand Redmayne and Yealand Conyers have no public foul water drainage system and consideration of first time rural sewerage systems will be necessary. Silverdale suffers from excessive sewage effluent discharges via septic tanks. Here discharges to soakaway systems from new developments must be subject to biological treatment, ultra-violet disinfection and tertiary polishing and filtration.

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POLICY H7

WITHIN THE FOLLOWING RURAL SETTLEMENTS, THE DEVELOPMENT OF SUITABLE SMALL SITES FOR HOUSING WILL BE PERMITTED PROVIDED THAT THE DEVELOPMENT;

IS APPROPRIATE IN TERMS OF DESIGN, DENSITY, AND OPEN SPACE STANDARDS TO ITS SURROUNDINGS;

WOULD NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE CHARACTER OF THE SETTLEMENT, SURROUNDING LANDSCAPE, OR THE AMENITIES OF NEARBY RESIDENTS;

WOULD NOT RESULT IN THE LOSS OF AN IMPORTANT OPEN AREA;

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING, CYCLE AND CAR PARKING: AND

MAKES ADEQUATE PROVISION FOR THE DISPOSAL OF SEWAGE AND WASTE WATER

Arkholme
Borwick
Bolton-le-Sands (outside Green Belt)
Brookhouse
Caton
Cowan Bridge
Dolphinholme
Galgate
Glasson Dock
Gressingham
Halton
Hest Bank (outside Green Belt)
Hornby
Melling
Middleton
Millhead
Nether Kellet
Over Kellet
Overton
Priest Hutton
Slyne (outside Green Belt)
Silverdale
Tunstall
Warton
Wennington
Whittington
Wray
Yealand Conyers
Yealand Redmayne

PROPOSALS FOR THE RESIDENTIAL CONVERSION OF EXISTING BUILDINGS WILL ONLY BE PERMITTED WHERE IT CAN BE SHOWN THAT THERE IS NO DEMAND FOR CONVERSION TO EMPLOYMENT OR TOURISM USE OR WHERE THE BUILDING, ITS LOCATION OR SURROUNDINGS ARE CLEARLY UNSUITABLE FOR COMMERCIAL DEVELOPMENT.

PRIORITY WILL BE GIVEN TO SUITABLE SMALL SCHEMES DESIGNED SPECIFICALLY TO MEET RURAL HOUSING NEEDS.

Policy superseded in part by policies within the Core Strategy with effect from 23 July 2008 – both this policy and Core Strategy policies need to be taken into account when proposals are being determined

Housing in the Countryside

2.4.18

Outside the settlements identified in Policy H7 new housing will not normally be permitted. Exceptions will only be made where there is an essential need to house a person employed in agriculture or forestry or other legitimate countryside occupation on site and this need cannot be accommodated in an existing building or settlement. In assessing the need for an agricultural dwelling, the Council will have regard to the tests in Planning Policy Guidance Note 7; 'The Countryside - Environmental Quality and Economic and Social Development' Annexe I. This limits new dwellings to those which satisfy the clearly established functional need of a financially viable agricultural enterprise for a full-time worker which cannot be met in an existing dwelling or building. Specialist advice will be obtained to determine whether essential need exists and that suitable safeguards are in place to guard against abuse of the system.

2.4.19

Where a house is proposed in connection with a newly created farm enterprise, particular care is required. In the case of a new farming activity where a need is demonstrated, the Council will normally approve a temporary dwelling in the first instance prior to the business becoming established. All such dwellings must be carefully sited and designed to minimise their effect on their surroundings and designed to meet the employment needs of the occupier. Recent evidence of the sale or disposal of buildings may be taken as evidence of lack of need.

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POLICY H8

OUTSIDE THE SETTLEMENTS LISTED IN POLICY H7, NEW DWELLINGS IN THE COUNTRYSIDE WILL ONLY BE PERMITTED WHICH ARE;

ESSENTIAL TO THE NEEDS OF AGRICULTURE OR FORESTRY OR OTHER USES APPROPRIATE IN THE RURAL AREA;

SITED TO MINIMISE THEIR IMPACT ON THE RURAL AREA;

CONSISTENT WITH MEETING THE ESSENTIAL EMPLOYMENT NEEDS OF THE OCCUPIER;

APPROPRIATE TO THE AREA IN TERMS OF DESIGN, MATERIALS AND LANDSCAPING; AND

MAKE ADEQUATE PROVISION FOR THE DISPOSAL OF SEWAGE AND WASTE WATER

2.4.20

Where existing rural buildings are unsuited to employment use, proposals for residential conversion may be appropriate in certain circumstances. Policy E20 deals with proposals for the conversion of rural buildings.

The Removal of Occupancy Conditions

2.4.21

Every attempt is made to ensure that, where new forestry or agricultural occupancy housing is permitted, it remains an integral part of a functioning forestry or agricultural enterprise and is occupied by persons involved in that enterprise in perpetuity. Very exceptionally, there may be circumstances where, owing to farm mergers, land-use change, business failure, reduced employment needs or increased efficiency, a dwelling may no longer be required for the purpose originally envisaged. In such cases, because of the risk of abuse of the system, the Council will only allow removal of a forestry or agricultural occupancy condition, where it is completely satisfied that the dwelling has been positively marketed for the purpose envisaged.

2.4.22

The Council will have regard to PPG7 Annex I and DoE Circular 11/95. Applicants will be required to provide evidence that the dwelling has been marketed locally and in the agricultural press on more than two occasions over a period of at least one year at a realistic price or rent and that no reasonable offer has been refused.

2.4.23

The fact that a dwelling is no longer in the same ownership as the farm to which it is originally related cannot be taken as justification for the removal of an occupancy condition.

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POLICY H9

PROPOSALS FOR THE REMOVAL OF AGRICULTURAL OR OTHER KEY WORKER OCCUPANCY CONDITIONS FROM DWELLINGS IN THE COUNTRYSIDE WILL NOT BE PERMITTED.

EXCEPTIONS WILL ONLY BE CONSIDERED WHERE IT CAN BE DEMONSTRATED THAT THE DWELLING IS NOT REQUIRED TO MEET THE EXISTING AND FUTURE NEEDS OF ANY AGRICULTURAL OR FORESTRY ENTERPRISE IN THE LOCALITY FOR KEY WORKER HOUSING.

Affordable Housing

2.4.24

Affordable housing is housing (both low-cost market housing and subsidised housing) which is accessible to people whose income does not enable them to afford to buy or rent housing appropriate to their needs on the open market. It includes low cost housing for rent, shared ownership housing and low cost housing for sale with an element of subsidy. Low cost housing for sale provided at market price is not defined as affordable housing within the meaning of Policy H10.

2.4.25

What constitutes affordable housing will change over time with changes in average earnings, demographic change, household structure, changes in the local economy, changes in the owner occupied and rented housing markets and supply and demand for new housing. It may also vary within the district between town and country and between different settlements. The Council keeps the District's affordable housing needs constantly under review and regularly reviews the detailed definition of affordable housing. The Council reviews housing needs annually through its Housing Investment Programme and considers affordability issues during this process. Rural settlements are defined in the Rural Gazetteer. Affordable housing proposals in rural areas raise special issues due to the limited supply of sites.

2.4.26

To help meet affordable housing needs, the Council will negotiate with developers the inclusion of up to a 20% affordable housing component on the main housing sites identified in the Local Plan. An assessment of how this figure was determined is illustrated in a summary table in Appendix 5. This assessment was based on the Council's 1996 Housing Needs Study. A further study carried out in 1999 confirmed that the overall need for affordable housing identified in the earlier study remains at a similar level. The Council will also negotiate with developers a reasonable component on other sites in Lancaster, Morecambe, Heysham Carnforth or Bolton-le-Sands of 1.0 ha or more or containing 25 or more dwellings. In settlements within the rural area with a population of 3000 or fewer, it will negotiate a reasonable component on sites of 0.4 ha or more, or which contain 10 or more dwellings. What constitutes a reasonable amount will depend upon;

progress made in providing affordable housing in the District as a whole;
demand for, and supply of, affordable housing in the locality;
other planning, economic and material considerations relating to the site; and
the local housing market

2.4.27

When considering where affordable housing should be located within a residential layout, developers should allow for residents to have good access to public transport and other local services. However to encourage social integration, developers should avoid both the over-concentration of affordable houses in one part of the site and the physical separation of affordable houses from open market houses.

2.4.28

Developers should also be aware that the affordable contribution expected from each site is a discrete target and cannot be discounted or traded against affordable housing completions on other sites. For example, should a site listed in Paragraph H9 contribute twice the anticipated number of completions to the District Affordable Housing Target, then the developer of another site listed in Policy H10 where affordable dwellings are required, cannot seek a compensatory reduction in the affordable housing expectation from that site. However this does not preclude developers from the off-site provision of affordable dwellings to discharge an affordable housing requirement.

2.4.29

Affordable housing may be provided either by a Registered Social Landlord (RSL) or through the provision of discounted homes for sale. Where provision is not by a Registered Social Landlord, the provision and future control of occupancy of such housing will normally be achieved by means of an agreement under Section 106 of the Town and Country Planning Act 1990.

2.4.30

In the urban part of the District, it will be necessary to demonstrate that household income is insufficient to purchase a home appropriate to their needs on the open market and that at least one member of the household has been resident in Lancaster District for a period of ten or more years or

has commenced (within one year of the date of application) or been offered a full time permanent job within Lancaster District with the stated intention of remaining in the position for the foreseeable future; or
wishes to take up residency in Lancaster District to formally act as a carer for an elderly or infirm relative who is a resident of Lancaster District; or
Can satisfy Lancaster City Council and/or a registered social landlord of a justifiable need to live in Lancaster District for reasons not foreseen above based on the merits of their individual case.

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POLICY H10

THE COUNCIL WILL SEEK THE COMPLETION OF AROUND 740 AFFORDABLE DWELLINGS WITHIN THE LOCAL PLAN PERIOD. ON THE FOLLOWING SITES, THE COUNCIL WILL, THROUGH NEGOTIATION, SEEK TO ENSURE THAT UP TO 20% OF COMPLETIONS ARE AFFORDABLE

SITE	AREA (Ha)	CAPACITY (Dwellings)	COMPLETIONS BY 2006
ROYAL ALBERT	12.5	350	350
WESTGATE SOUTH	5.0	175	175
LANCASTER MOOR NORTH*	12.2	220-400	0
LUNESIDE EAST	3.4	203-300	150
LUNDSFIELD *	14.0	100-150	0
FEEDMILL	1.0	139	139

ON OTHER SITES IN LANCASTER, MORECAMBE, HEYSHAM CARNFORTH AND BOLTON-LE-SANDS OF 1.0 HA OR MORE, OR WHICH CONTAIN 25 OR MORE DWELLINGS; AND

IN SETTLEMENTS WITHIN THE RURAL AREA WITH A POPULATION OF 3000 OR FEWER ON SITES OF 0.4 HA OR MORE, OR WHICH CONTAIN 10 OR MORE DWELLINGS;

THE COUNCIL WILL, THROUGH NEGOTIATION, SEEK TO ENSURE THAT A REASONABLE NUMBER OF COMPLETIONS ARE AFFORDABLE.

DEVELOPMENT WILL NOT BE PERMITTED WHERE THE DEVELOPER IS UNWILLING TO INCLUDE A REASONABLE AMOUNT OF AFFORDABLE HOUSING WITHOUT GOOD REASON.

Housing Exceptions in the Rural Area

2.4.31

In the rural areas house prices tend to be high and local people with lower incomes are often forced to find houses in urban areas. Where there is a need for affordable property, local needs housing can be approved on land where planning permission would not otherwise be granted. Such dwellings must be occupied by local people with a demonstrable housing need and this restriction must apply to all subsequent occupiers.

2.4.32

Although housing development on such sites would be an exception to normal policy, it is important that such development is close to local services. Permissions will therefore normally be restricted to sites within or adjoining a settlement listed in Policy H7.

2.4.33

Exceptions development of this nature will only normally be permitted on small sites. Care must be taken to ensure that the housing is well integrated in terms of scale, location, design and materials. Proposals for affordable housing must also be weighed against policies on landscape and nature conservation. These considerations will be particularly important within Areas of Outstanding Natural Beauty.

2.4.34

Although specific local needs will vary between settlements, in Section 106 Agreements relating to affordable housing, the Council will normally use the following definition of local need;

Housing required for residents, or persons with close family associations of the parish within which the development is located or neighbouring rural parishes to

establish a household as an only or principal home; or
take up employment; or
to allow people to move from unsatisfactory, unsuitable, or tied accommodation; in the parish or neighbouring rural parishes.

2.4.35

Exceptionally where reasonable measures to procure a person or persons with a local need within the parish or neighbouring rural parishes have failed, the Council may consider specific cases originating elsewhere in the District's rural wards.

2.4.36

Exceptions housing provided in this way will only be offered to persons, either resident, or with close family associations, in the Wards of Halton-with-Aughton, Slyne-with Hest, Bolton-le-Sands, Carnforth, Warton, Silverdale, Kellet, Arkholme, Hornby, Caton, Ellel and Overton.

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POLICY H11

EXCEPTIONALLY THE COUNCIL MAY PERMIT PROPOSALS FOR AFFORDABLE HOUSING ON SMALL SITES OF LESS THAN 0.4 HA IN THE RURAL AREA WHICH WOULD NOT OTHERWISE BE RELEASED FOR HOUSING PROVIDED THAT;

THE APPLICANT CAN SATISFY THE LOCAL PLANNING AUTHORITY THAT THE PROPOSAL MEETS A SPECIFIC AND PROVEN LOCAL NEED;

THERE ARE NO OTHER SUITABLE SITES OR MEANS BY WHICH THE NEED CAN BE MET; AND

THE PROPOSED DWELLINGS REMAIN RESTRICTED TO LOCAL OCCUPANCY IN PERPETUITY; AND

THE SITE IS WITHIN OR ADJOINING A SETTLEMENT LISTED IN POLICY H7 AND THE PROPOSED DEVELOPMENT;

IS APPROPRIATE TO ITS SURROUNDINGS AND THE SETTLEMENT IN TERMS OF SITING, SCALE, DESIGN, MATERIALS, EXTERNAL APPEARANCE AND LANDSCAPING; AND

WOULD NOT RESULT IN A SIGNIFICANT ADVERSE IMPACT ON THE CHARACTER OF THE SETTLEMENT, THE AMENITIES OF RESIDENTS, THE RURAL LANDSCAPE, OR NATURE CONSERVATION INTERESTS; AND

WOULD NOT RESULT IN THE LOSS OF OPEN SPACE WITH PUBLIC AMENITY OR RECREATIONAL IMPORTANCE.

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2.5

Standards for New Housing

2.5.1

Lancaster District is notable for the quality and strongly defined character of its buildings and settlements often set in outstanding countryside. The District has some 1300 listed buildings and 37 conservation areas. New development must respect this inheritance and reflect local building traditions and designs if this distinctive identity is to be maintained. New housing, whether in town or country, must respect the characteristics of its site and the character and setting of its immediate locality. It must also meet peoples' demands for space, privacy and amenity.

Layout, Design and the Use of Materials

2.5.3

New development should be integrated into its local setting and the site's topography. The scale, massing, style and proportions of buildings should relate closely to those of any adjacent buildings or groups of buildings.

2.5.4

At an early stage, developers should carry out a landscape appraisal of potential development sites and their surroundings to identify constraints and opportunities. Where necessary, developers will be expected to carry out detailed assessments to establish the importance of features of nature conservation or archaeological interest. Where possible, existing natural features such as open hilltops, small woodlands, trees, hedgerows, ponds and watercourses should be safeguarded and incorporated into new housing areas.

2.5.5

New development should achieve high standards of space, amenity and privacy. The layout, design and landscape treatment of open areas is as important as the design of buildings. Consideration should also be given to creating a secure living environment consistent with DoE (now DTLR) Circular 5/94 and the police manual 'Secured by Design'.

2.5.6

The layout, design and landscaping of new housing areas should, as far as possible, buffer new housing from significant noise sources. Noise reduction measures should be included within building designs if needed. Noise reduction surveys may need to be carried out by professional consultants.

2.5.7

Traditional buildings of all ages throughout the District follow a distinctive local design tradition with a unity and simplicity of design which reflects domestic scale and function. Elements of traditional buildings have, in many cases, been reflected in 20th Century development. As a result, many settlements have retained a distinctive local identity. Differences between settlements stem mainly from the use of local building materials.

2.5.8

There are now many examples of high quality modern developments which respect local building traditions. It is important that this process is encouraged and that future development respects and reinforces local identity. To assist in this, a Residential Design Code has been produced as Supplementary Planning Guidance to the Local Plan. The Code covers building layout and design, building materials, the layout of open space including recreation space, landscape treatment and planting.

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POLICY H12

PROPOSALS FOR HOUSING DEVELOPMENT WILL ONLY BE PERMITTED WHICH EXHIBIT A HIGH STANDARD OF DESIGN, LAYOUT AND LANDSCAPING, WHICH USE MATERIALS AND FEATURES WHICH ARE APPROPRIATE TO, AND RETAIN THE DISTINCTIVE LOCAL IDENTITY OF, THEIR SURROUNDINGS.

THE QUALITIES OF AN OUTSTANDING SCHEME MAY EXCEPTIONALLY JUSTIFY A DESIGN WHICH DOES NOT RETAIN OR REINFORCE LOCAL DISTINCTIVENESS. THE MERITS OF THIS MUST BE PRESENTED IN A WRITTEN STATEMENT WHICH ACCOMPANIES THE PLANNING APPLICATION.

2.5.9

Environmental considerations have directed new housing to areas close to main town centres or the Primary Bus Corridor to encourage less use of private transport. Encouraging and enabling people to live in a more environmentally friendly way also requires a new approach to the layout and design of new housing areas and conversions so that the development process and future householders use fewer non-renewable natural resources, maximise energy efficiency and facilitate domestic recycling.

2.5.10

New developments should;

Maximise sunlight penetration into buildings and gardens;
Maximise the ground surface areas capable of natural drainage and provide water butts for most new homes;
Provide sufficient external space and facilities for domestic waste separation, storage and collection.

In order to assist in achieving the Council's land recycling target, new residential development should make the most efficient possible use of land particularly on sites in urban locations with good public transport access and social infrastructure;

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POLICY H13

PROPOSALS FOR HOUSING DEVELOPMENT AND CONVERSIONS WILL ONLY BE PERMITTED WHERE THE COUNCIL IS SATISFIED THAT FULL REGARD HAS BEEN TAKEN OF ENERGY EFFICIENCY AND WASTE REDUCTION AND RECYCLING CONSIDERATIONS.

NEW RESIDENTIAL DEVELOPMENT WITH A NET DENSITY OF LESS THAN 30 DWELLINGS PER HECTARE WILL NOT BE PERMITTED.

IN CENTRAL LANCASTER AND ON OTHER URBAN SITES WITH GOOD PUBLIC TRANSPORT AND PROXIMITY TO EMPLOYMENT OPPORTUNITIES AND SERVICES THE COUNCIL WILL SEEK DENSITIES OF MORE THAN 50 DWELLINGS PER HECTARE

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2.6

Catering for Specific Housing Needs

Student Accommodation

2.6.1

Large scale expansion plans at Lancaster University during the early 1990s have not come to fruition and growth in student numbers on the scale predicted has not now materialised. In the event of developments at Lancaster University and other higher and further education institutions giving rise to a need for additional off campus student accommodation during the plan period, student housing will be directed to surplus capacity on Housing Opportunity Sites such as Luneside East and adjoining land and other small sites or existing buildings in Central Lancaster. In considering proposals for off campus student accommodation, the impact on surrounding residents will be a key factor which will be taken into account.

THE CITY COUNCIL WILL, IN CONJUNCTION WITH THE HIGHER EDUCATION BODIES, MONITOR THE DEMAND FOR OFF CAMPUS STUDENT HOUSING AND WILL DIRECT DEMAND TO CITY CENTRE AND EDGE OF TOWN CENTRE SITES AND BUILDINGS IN LANCASTER

Residential Caravans and Park Homes

2.6.2

Although some residential caravan sites can have a poor appearance and provide sub-standard accommodation, good quality 'park homes' can offer attractive low-cost housing. Residential caravans and park homes are particularly attractive to elderly people.

2.6.3

Some residential caravan parks have been upgraded with investment in 'park homes' and in improvements to the site environment and facilities. Upgrading will be encouraged where there is a clear commitment to improving the local environment, residential amenity and space standards. Site extensions will only be permitted as part of a comprehensive programme of improvements.

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POLICY H14

PROPOSALS TO EXTEND RESIDENTIAL CARAVAN PARKS WILL ONLY BE PERMITTED WHERE:

HIGHER STANDARDS OF EXTERNAL SPACE, ACCOMMODATION AND SITE ENVIRONMENT WIL BE ACHIEVED; AND

THERE WOULD BE NO SIGNIFICANT ADVERSE IMPACT ON NEIGHBOURING PROPERTIES.

Policy Not Saved with effect from 27 September 2007

Gypsies

2.6.4

Lancaster District has a long association with gypsies. The District is a popular location for gypsy families to make their home and is also regularly used as a short term halt for transient gypsies. This popularity has led to problems in the past with a shortage of sites resulting in illegal encampments often in inappropriate locations.

2.6.5

Until 1994, local authorities had a statutory duty under the Caravan Sites Act 1968 to provide gypsy sites for those gypsies normally resident in the area. Those authorities which could demonstrate that such provision had been made could apply for Designated Status. In 1987, following the opening of the Mellishaw Lane Gypsy Site, Lancaster District was awarded designated status. However under the Criminal Justice and Public Order Act 1994, this statutory duty was removed and the onus was placed upon the gypsy community and the local planning authority to find sites under the planning system.

The Existing Situation

2.6.6

There are currently 12 gypsy sites in Lancaster District which in total provide 98 residential and 4 touring pitches. Of these, 20 pitches are located on the Council owned site at Mellishaw Lane. Eight of these sites, which accommodate 79 pitches, are located in the Mellishaw Lane/ Oxcliffe Road area of Morecambe. It is this area which has seen most of the pressure for additional sites and instances of illegal encampments.

2.6.7

A spot count of gypsy caravans is undertaken on behalf of the Department of Transport, Local Government and the Regions every six months. The latest count was undertaken in 1997 when there were 89 caravans housing an estimated 54 families located in the District. Of these, 9 caravans were parked illegally. The figures increase during the winter months when gypsies spend less time travelling. Over the last few years there has been an average of around 20 illegally parked caravans during the winter months.

2.6.8

Whilst these figures would seem to imply that there is a shortage of sites, there is evidence to suggest that some of the existing gypsy sites are being used by non-gypsies as site owners seek to obtain a year-round income from their sites. In these circumstances a cautious approach will be taken to proposals involving existing or proposed gypsy sites. In particular the Council will not normally allow existing sites to be lost to other uses or to be occupied by non-gypsies. Exceptions will only be made where suitable alternative provision has been made or where applicants can prove that the facility is no longer needed. In these circumstances, evidence based on actual surveys will be required and verification with representatives of the gypsy community sought.

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POLICY H15

THE CITY COUNCIL WILL REFUSE PROPOSALS WHICH WOULD RESULT IN THE LOSS OF EXISTING APPROVED GYPSY SITES.

EXCEPTIONALLY SUCH PROPOSALS MAY BE PERMITTED WHERE THE APPLICANT CAN DEMONSTRATE TO THE SATISFACTION OF THE COUNCIL THAT:

THE SITE IS NO LONGER NEEDED TO MEET THE EXISTING OR FUTURE NEEDS OF GYPSIES SEEKING TO RESIDE OR STAY IN THE DISTRICT; OR

ALTERNATIVE PROVISION HAS BEEN MADE OF A COMPARABLE STANDARD ON AN APPROPRIATE SITE.

New Gypsy Sites

2.6.9

Current Government advice requires local authorities to treat applications for new gypsy sites on the same basis as any other development, with a strong presumption in favour of proposals which accord with the Development Plan.

2.6.10

The surveys of gypsy caravans carried out over the last four years point to a slight deficiency in provision. However, as pointed out above, there is some doubt that all these caravans are actually occupied by gypsies. There is no firm evidence to suggest that current demand is significantly greater than the supply available. There does not seem, therefore, to be a pressing case to identify new gypsy sites in the District. This situation may however change during the life of the Local Plan and if a genuine need can be demonstrated then proposals may be permitted.

2.6.11

New gypsy accommodation should be located in or on the edge of existing settlements and be close to local shops and services. The immediate surroundings of the proposed site should be capable of providing an acceptable living environment in terms of health and safety. Neighbouring uses should be compatable with the gypsy lifestyle. In addition, gypsy sites will not normally be allowed in the open countryside, particularly in the North Lancashire Green Belt and Areas of Outstanding Natural Beauty or where nature conservation interests will be affected.

2.6.12

There are instances where gypsies wish to carry out a business from a home base. This can cause problems if the use is unneighbourly and affects other residents of the site or nearby householders. The Council will only approve proposals involving this type of activity where it is convinced that these types of problems can be avoided.

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POLICY H16

PROPOSALS FOR THE ESTABLISHMENT OR EXTENSION OF GYPSY SITES WILL ONLY BE PERMITTED WHERE THE APPLICANT CAN PROVE TO THE SATISFACTION OF THE COUNCIL THAT:

THE PROPOSAL MEETS A GENUINE NEED FOR GYPSY ACCOMMODATION WHICH CANNOT BE MET ON AN EXISTING OR APPROVED SITE;

THE SITE IS SUITABLE FOR THE PROPOSED USE AND CAN PROVIDE AN ACCEPTABLE LIVING ENVIRONMENT;

THE PROPOSED USE IS COMPATIBLE WITH NEIGHBOURING USES; AND

THE SITE IS LOCATED IN OR ADJACENT TO AN EXISTING SETTLEMENT AND IS WITHIN REASONABLE DISTANCE OF LOCAL SERVICES AND SCHOOLS;

EXCEPTIONALLY, PROPOSALS WHICH INVOLVE THE CARRYING OUT OF A TRADE BY THE OCCUPANT(S) IN A REASONABLE MANNER WITHOUT SIGNIFICANTLY HARMING THE AMENITY OF NEARBY RESIDENTS WILL BE PERMITTED.

Accommodation for Elderly People

2.6.13

By the year 2006, the number of people above retirement age in the District will decrease slightly although numbers in very old age groups will continue to grow. This means that there is likely to be only limited demand for additional accommodation for elderly people.

Sheltered Accommodation

2.6.14

Sheltered housing allows residents to maintain an independent lifestyle with access to central services such as warden facilities. It should be located in central locations close to shops and other services and with good access to public transport. Some of the Housing Opportunity Sites identified in Policies H3 and H6 which are close to public transport and local facilities may be suitable for sheltered housing.

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POLICY H17

PROPOSALS FOR SHELTERED HOUSING, EITHER NEW BUILD OR CONVERSION, WILL ONLY BE PERMITTED WHERE THE SITE IS CONVENIENT TO THE PRIMARY BUS ROUTE OR OTHER MAJOR BUS ROUTE, LOCAL SERVICES AND FACILITIES

Retirement Homes

2.6.15

There is continuing demand for the conversion of larger houses to homes for elderly people. Such properties should have sufficient amenity space, appropriate neighbouring uses and, preferably, access to public transport. To avoid an excessive concentration of homes for the elderly, Lancashire Social Services, which registers all new homes for the elderly, will be consulted on all proposals for this type of accommodation.

Nursing Homes

2.6.16

Nursing homes are best located in an established residential area in quiet, pleasant surroundings, accessible to medical services, staff and visitors and well served by public transport. There may be opportunities to develop high quality nursing homes within the major new residential areas proposed in this plan.

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POLICY H18

PROPOSALS FOR NEW NURSING HOMES OR HOMES FOR ELDERLY PEOPLE, INCLUDING THE CHANGE OF USE OF EXISTING PROPERTIES, WILL ONLY BE PERMITTED WHERE THE SITE OR PROPERTY;

IS WELL LOCATED IN RELATION TO LOCAL SERVICES, FACILITIES AND PUBLIC TRANSPORT PROVISION;

IS PHYSICALLY SUITABLE IN SIZE AND GENERAL LAYOUT;

CAN PROVIDE A GOOD STANDARD OF EXTERNAL AMENITY SPACE.

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2.7

Existing Housing Areas

2.7.1

The District has a large stock of older housing including extensive areas of Victorian terraced housing in Lancaster, Morecambe and Carnforth. Comprehensive area improvement programmes have been implemented in selected areas, most recently in the West End of Morecambe. As a result, there is little housing which is unfit for habitation, and over-crowding, shared facilities and the number of houses without modern amenities has been greatly reduced. Most of the District's older residential stock can meet housing needs well into the next century and the City Council will continue to promote its improvement.

Environmental Improvements

2.7.2

Older housing areas often lack basic facilities such as parking, effective traffic management, children's play areas and green space. Many dwellings lack gardens. Back alleys are often poorly maintained and unattractive.

2.7.3

Improvements to older housing areas require a comprehensive approach. Derelict or under-used open land can provide amenity or play space or off-street parking. Traffic management, traffic calming and improvements in the condition of roads, footpaths and rear alleyways can re-establish a pleasant and attractive street scene. Better designed extensions and new housing can also have an impact. Comprehensive area-based renewal initiatives can ensure a targetted, co-ordinated approach.

Development on Small Sites in Lancaster, Morecambe, Heysham and Carnforth

2.7.4

In Lancaster, Morecambe, Heysham and Carnforth many new dwellings are built on small infill plots, under-used, vacant or derelict sites or are created by the re-use of existing buildings. Around a quarter of new dwellings are provided in this way. Although some of the larger potential development sites are identified as Housing Opportunity Sites, other sites will continues to come forward.

2.7.5

Redevelopment and infill sites can present design challenges as they are often small or irregularly shaped and close to existing houses. Some sites and properties lie within conservation areas or are close to listed buildings. Such development should be well designed, provide a high standard of amenity and not result in a significant adverse impact on neighbouring properties. The Residential Design Code provides detailed guidance on the standards which will be expected for this type of development.

2.7.6

All new housing development must be connected to the public sewerage system where connection is possible. These systems should have the capacity to accept increased flows without any adverse impact on the environment. Development in Heysham Village should take account of the potential effect on sewage discharges from Heysham Village Pumping Station. In the Oxcliffe Road/White Lund area, the reliance on septic tanks has resulted in poor water quality in Oxcliffe Dyke. Development in this area should have adequate provision for foul drainage to the public sewerage system.

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POLICY H19

IN LANCASTER, MORECAMBE, HEYSHAM AND CARNFORTH, NEW RESIDENTIAL DEVELOPMENT WITHIN EXISTING HOUSING AREAS WILL BE PERMITTED WHICH;

WOULD NOT RESULT IN THE LOSS OF GREEN SPACE OR OTHER AREAS OF LOCALLY IMPORTANT OPEN SPACE;

WOULD NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE AMENITIES OF NEARBY RESIDENTS;

PROVIDES A HIGH STANDARD OF AMENITY;

MAKES ADEQUATE PROVISION FOR THE DISPOSAL OF SEWAGE AND WASTE WATER, AND

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING AND CYCLE AND CAR PARKING.

Residential Use of Upper Floors

2.7.7

There is a substantial amount of unused space above shops in the District. This could be converted to provide flats and office space which would improve the vitality of the District's town centres. As well as being an eyesore and an inefficient use of a building, neglect of upper floors can cause structural damage in the long term. Proposals to bring upper floors into beneficial use, particularly for residential flats, will be encouraged and development which would result in the severance of separate accesses to upper floors will be resisted.

2.7.8

In some areas, a comprehensive, planned conversion of upper floor properties could allow for shared access, circulation space and amenity areas. This is particularly the case around the Stonewell Housing Opportunity Site where the potential exists to integrate the upper floors of existing uses into the overall development of the area.

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POLICY H20

PROPOSALS WHICH WOULD REMOVE SEPARATE UPPER FLOOR ACCESSES IN TOWN CENTRE AND SEAFRONT PROPERTIES WILL NOT BE PERMITTED. PROPOSALS TO CONVERT UPPER FLOORS TO RESIDENTIAL USE WILL BE PERMITTED WHERE A SEPARATE PRIVATE ACCESS AND ACCEPTABLE STANDARDS OF PRIVACY, SPACE AND RESIDENTIAL AMENITY ARE PROVIDED

WITHIN THE AREA SHOWN ON THE LOCAL PLAN PROPOSALS MAP AS THE STONEWELL UPPER FLOORS IMPROVEMENT AREA, THE COUNCIL WILL PROMOTE THE COMPREHENSIVE CONVERSION OF UPPER FLOOR PROPERTIES TO RESIDENTIAL USE

Flat Development

2.7.9

High density flat developments are an efficient use of land. Conversion to flats can be a particularly suitable use for many larger properties such as redundant hotels and guest houses. Flats are normally acceptable if a satisfactory standard of amenity and appearance is achieved.

2.7.10

Initiatives such as the West End Renewal Area have shown that good quality self-contained flats can help to solve local housing problems rather than contribute to them. Many buildings are potentially attractive, centrally located and close to shops and other amenities. They could provide high quality flats which would in turn assist local shops and services.

2.7.11

All new flats must provide enough useable living space, have basic amenities and the best possible external environment. Ground floor storage, refuse collection and the parking of vehicles will all have to be addressed. Appendix 2 sets out the standards which will be applied to such proposals.

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POLICY H21

PROPOSALS FOR THE DEVELOPMENT OF, OR CONVERSION OF BUILDINGS TO, SELF CONTAINED FLATS WILL BE PERMITTED WHERE THEY COMPLY WITH THE COUNCIL'S STANDARDS SET OUT IN APPENDIX 2.

Houses in Multiple Occupation and Hostels

2.7.12

There are a large number of houses in multiple occupation (HMOs), hostels and residential bed and breakfast establishments in the District. Many are located in older parts of Morecambe's Town Centre and West End where their use has often arisen from the unauthorised and sub-standard adaptations of former hotels and guest houses which were concentrated in these areas. The proliferation of houses in multiple occupation can have and has had an adverse effect on the amenity and character of various parts of the District.

2.7.13

The City Council will restrict the establishment of further houses in multiple occupation. New HMOs and hostels will only be permitted in exceptional circumstances such as purpose built shared accommodation to meet a specific proven need where this would not have a detrimental impact on the surrounding neighbourhood. In such cases, occupation will normally be limited to identified groups, such as students or people with learning difficulties, where a high standard of amenity and management is provided.

2.7.14

In existing HMOs and hostels, the Council will enforce the prescribed minimum standards and, where possible, encourage owners to provide improved levels of accommodation including, where practicable, conversion to self-contained accommodation. The unauthorised use of HMOs and Hostels will only be regularised where it can be shown that the use has not resulted in an adverse impact on the surrounding area either on its own or in combination with other similar establishments and where acceptable living standards are provided.

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POLICY H22

THE CREATION OF A NEW HOUSE IN MULTIPLE OCCUPATION, INCLUDING CHANGE OF USE AND USE AS A HOSTEL, WILL ONLY BE PERMITTED WHERE THE PROPOSAL:

MEETS A SPECIFIC PROVEN NEED AND IS LIMITED TO USE BY THAT GROUP;

WOULD NOT RESULT IN A SIGNIFICANT ADVERSE EFFECT ON THE AMENITY OF NEARBY RESIDENTS AND THE CHARACTER AND APPEARANCE OF THE STREET SCENE; AND

PROVIDES FOR ACCEPTABLE STANDARDS OF SPACE, OUTLOOK, PRIVACY, DAYLIGHT, OPEN SPACE AND RESIDENTIAL AMENITY.

PROPOSALS TO REGULARISE THE UNAUTHORISED USE OF HOUSES IN MULTIPLE OCCUPATION OR HOSTELS WILL ONLY BE PERMITTED WHERE CRITERIA 2 AND 3 (ABOVE) ARE MET.

2.7.15

Where enforcement action is taken against unauthorised houses in multiple occupation or hostels, the owner will be encouraged to seek permission for conversion to self contained accommodation where practicable. There will be instances where the unauthorised use has been operating for some time and action could result in the displacement of tenants causing hardship. In such cases the effective date of enforcement proceedings may be delayed to allow for alternative arrangements to be made for tenants and the owner.

IN DEALING WITH THE UNAUTHORISED USE OF PROPERTY AS A HOUSE IN MULTIPLE OCCUPATION OR HOSTEL, THE CITY COUNCIL WILL ENCOURAGE THE CONVERSION TO FULLY SELF-CONTAINED FLATS OR OTHER SUITABLE USE. WHERE THE OWNER IS UNWILLING TO CARRY OUT SUITABLE WORKS OF CONVERSION, IT WILL TAKE ENFORCEMENT ACTION TO ENSURE CESSATION OF THE USE.

Housing Regeneration in Morecambe

2.7.16

In Morecambe West End and the Poulton area there are many HMOs and hostels providing accommodation for unemployed people. These areas have some of the District's highest concentrations of unemployment and deprivation.

2.7.17

A comprehensive action plan for the West End has been prepared and implemented through the Housing Renewal Area programme and the Single Regeneration Budget. This has improved housing standards, upgraded the environment, introduced traffic management, provided residents parking and improved conditions for pedestrians. It is intended to adopt a similar approach to other similar areas of the District. Initially resources will be directed to the Poulton area of Morecambe where a range of measures will be introduced to increase confidence in the area including;

redevelopment of the former Poulton Market site for housing, open space and car parking in accordance with the Development Brief;
providing new public open space in housing developments;
introducing residents parking schemes;
restricting the overnight parking of HGVs;
the conversion and rehabilitation of upper floors for residential use.

Diagram 10 - The Central Poulton Action Area

The Central Poulton Area of Morecambe

2.7.18

Physical improvements to the Poulton area, such as enhancement of the street environment, the provision of new public open space and measures to manage traffic in the area could be accompanied by limited new housing development and the conversion of vacant shops and commercial premises to residential use. This would have the effect of directing investment to under-used and neglected properties and areas.

2.7.19

The Poulton area contains several areas where new housing would be acceptable and the former Poulton Market site is identified as a Housing Opportunity Site. Within the central area of Poulton as shown on Diagram 11, priority will be given to proposals to convert vacant shops and commercial premises to housing. This will complement the Council's intention to declare a Housing Renewal Area.

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POLICY H23

WITHIN THE CENTRAL POULTON ACTION AREA, PROPOSALS FOR THE CHANGE OF USE OF VACANT SHOPS AND COMMERCIAL PREMISES TO HOUSING, WHICH WOULD BRING ENVIRONMENTAL OR ECONOMIC BENEFITS TO THE AREA WILL BE PERMITTED.

Policy Not Saved with effect from 27 September 2007