Chapter 3

HOUSING

INTRODUCTION

3.1. In accordance with the strategy of urban growth and rural restraint, provision is to be made for 6000 dwellings in the town and for 1000 dwellings in the rural area during the period 1988 to 2006. Identifying sufficient land to meet these targets, whilst providing the opportunity to develop variety and choice of size and distribution of sites, is a key issue. Policies are also aimed at encouraging the provision of a range of dwelling types to meet the varying needs of the population, including the special requirements of the elderly, the disabled and those on low incomes.

3.2. It is anticipated that the bulk of the existing housing stock will be retained. Opportunities to increase provision will arise from infill development and the conversion or redevelopment of buildings and land. Nevertheless, because the capacity for further development in the existing built-up areas is limited, peripheral expansion of the urban area and certain villages will be necessary. Adequate provision can be made without the need to allocate land for a new settlement within the Borough.

3.3. In seeking to provide for an adequate and appropriate level and location of housing in accordance with Plan aims, the supply of sites with planning permission will be monitored. Proposals on land not specifically allocated for housing on the Proposals Map will need to be carefully considered to ensure that their emergence will not result, either individually or cumulatively, in significant overprovision.

HOUSING PROVISION

Introduction

3.4. Figures 3.1 and 3.2 illustrate how provision can be made for approximately 6000 dwellings in the town and 1000 in the rural area. In recent years 'windfall' sites (those of less than one hectare not identified in a local plan) have made a significant contribution to overall provision. Nevertheless, the implementation of Plan policies is likely to affect the availability of such sites. A reduction of 25% has therefore been allowed for in the associated annual completions within the urban area. Within the rural area, a reduction of 35% is allowed for in the associated annual completions. These reductions result in a total 'windfall' allowance of 360 dwellings in the town and 382 in the rural area over the remaining Plan period.

3.5 In order to ensure adequate provision, new housing allocations are required. Appropriate sites have been identified and are shown on the Proposals Map. Within the urban area, land available for development is a diminishing resource. Densities are prescribed which would achieve the full and effective use of such land, whilst allowing for the provision of a pleasing living environment and standard of amenity. These densities are set out in Chapter 9 as they relate to specific sites. The densities are average 'gross' densities which exclude district-wide open space and other than solely internal access roads. Where densities are not prescribed, and within the rural area, an average 'gross' density of 25 dwellings per hectare is assumed. Figures 3.1 and 3.2 also make an allowance for the possibility that some permissions may not be implemented. Over recent years the 'lapse' rate has averaged approximately 6.5% in the urban area and 21.5% in the rural area. This latter figure should be treated with some caution because it is based on a comparatively small number of completions. Allowing for these 'lapse' rates the Plan meets the Structure Plan housing requirements.

FIGURE 3.1 ANTICIPATED URBAN DWELLING PRODUCTION

	Number of Dwellings
Structure Plan Requirement	6000
Completions (mid 1988 to mid 1994)	1228
Plus Anticipated 'Windfall' Allowance on Sites <1ha (1)	360
Residual Requirement	4412
Plus 6.5% 'Lapse' Rate Allowance	4699
Other Dwellings in Outstanding Planning Permissions (mid 1994)	925
Allocated Sites
Barnwell Road	20
Brickhill Road (2)	-
Burrow's Bush (WE1)	230
Land East of Eastfield Road (WE6)	280
Hardwick Park (WE8)	200
Land to the East (WE4)	1915
Land between Park Farm Way and Shelley Road (WE11)	630
Redhill Farm (WE12)	561
Land off Senwick Drive (WE14)	50
Land between Wilby Way & Kingsway (2)	-
TOTAL PROVISION	4811

1. The 'windfall' allowance of 360 for the period mid 1994 to mid 2006 includes 297 dwellings in outstanding planning permissions and an additional 'windfall' allowance of 63 dwellings. The figure of 360 represents a 25% reduction in annual completion achieved on such sites between mid 1988 and mid 1994. Because this reflects the number of completions expected to be achieved, the 'lapse' rate referred to in Paragraph 3.5 is not applicable to this figure.

2. Planning permissions have been granted in respect of these sites, and dwellings are therefore included either as 'completions' or 'other dwellings in outstanding planning permissions' as appropriate.

FIGURE 3.2 ANTICIPATED RURAL DWELLING PRODUCTION

	Number of Dwellings
Structure Plan Requirement	1000
Completion (mid 1988 to mid 1994)	439
Plus Anticipated 'Windfall' Allowance on Sites <1ha (1)	382
Residual Requirement	179
Plus 21.5% 'Lapse' Rate Allowance	217
Other Dwellings in Outstanding Planning Permissions (Mid 1994)	123
Allocated Sites
Land off Compton Way, Earls Barton (2)	-
Milner Road, Finedon (3)	14
Townside Farm, Finedon	85
Land off Farndish Road, Irchester	20
Land off The Pyghtles/Dando Close, Wollaston	70
TOTAL PROVISION	312

1. The 'windfall' allowance of 382 for the period mid 1994 to 2006 includes 297 dwellings in outstanding planning permission and an additional 'windfall' allowance of 85 dwellings. The figure of 382 represents a 35% reduction in annual completions achieved on such sites between mid 1989 and mid 1994. Because this reflects the number of completions expected to be achieved, the 'lapse' rate referred to in Paragraph 3.5 is not applicable to this figure.

2. Planning permission for 59 dwellings is currently being implemented. Accordingly, these dwellings are included as 'completions' or 'other dwellings in outstanding planning permissions', as appropriate.

3. Provision can be made for about 30 dwellings on this site, part of which was formally occupied by 16 houses. The figure of 14, therefore, represents the anticipated net addition to the dwelling stock.

URBAN HOUSING SITES

Allocated Sites

3.6. To avoid 'town cramming', major new housing areas are mainly concentrated on the periphery of the town, retaining ease of access to the town centre by public transport, foot or cycle. These sites are referred to in Figure 3.1 and are shown on the Proposals Map. Chapter 9 contains site specific policies for some of these sites. The allocation to the east of the town between Finedon Road and the railway (Policy WE4) Wellingborough East (Policy U14 of the Local Plan Alteration) offers an exciting opportunity to secure, as part of a mixed development, the utilisation of an urban fringe area, well related to the town and the town centre and with the potential to revitalise the older residential area to the west. In Chapter 10, referring to the town centre, the Plan contains policies for mixed developments, including housing, and the conversion of the upper floors of commercial properties to residential use; both of these provisions will make a valuable contribution to the stock of dwellings and to the vitality and viability of the town centre itself.

Existing Residential Areas

3.7. New housing in existing residential areas will normally be acceptable in principle where there is no conflict with policies formulated to retain the present use, including Policies E4, L1, L3 and L5. The sub-division of dwellings, however, is not covered by Policy H1; such proposals being considered within Policy H15.

3.8. Proposals for residential development must be in sympathy with the general character of the area; important landscape features which may include spacious grounds, mature trees and hedges, should be retained and the density of surrounding development respected. The Hatton Park area, defined on the Proposals Map, is of particular merit and a specific policy (Policy WE9) (Policy U11 of the Local Plan Alteration) has been devised to ensure retention of its high environmental quality. The level of progress made towards meeting the housing provision of the Plan may be a material consideration and the Borough Council must be satisfied that the intended scheme will not prevent the appropriate development of a larger area of land.

3.9. Backland development refers to housing on land to the rear of existing or proposed development. Where this involves the construction of one house immediately behind another it is referred to as 'tandem' development. Such a proposal will generally be unsatisfactory because of resultant disturbance and lack of privacy to the frontage property and an inadequate access serving the rear dwelling. Backland development is more likely to be acceptable if several plots can be laid out together, with proper access provided from an existing road. Great care will still need to be taken to ensure that noise levels, together with the height, mass and design of buildings and the proximity of dwellings to each other, are acceptable. In some instances single storey dwellings and the removal of permitted development rights may secure adequate levels of residential amenity in circumstances where the alternative would be to refuse planning permission.

3.10. To facilitate access, specialised or small dwellings for certain categories of occupiers, such as the elderly or disabled, may be particularly appropriate close to town centre facilities. In residential areas deficient, for example, in parking or open space provision, it will be important to resist proposals which would aggravate such deficiencies. Dwellings for groups such as the elderly, whose parking requirement is of a lower standard than that applied to family housing, will normally be preferred in these locations.

Other Sites

3.11. Proposals on sites which are neither allocated nor within residential areas of the town will be considered in accordance with more specific policies regarding individual sites, areas or uses. Town centre sites are discussed in Chapter 10.

RURAL HOUSING PROVISION

Limited Development Villages and Restricted Infill Villages

3.12. Small sites, redevelopment and the conversion of buildings will make the greatest contribution towards meeting rural housing requirements. The remaining provision will be met by allocating sites as shown in Figure 3.2. Having regard to housing completions between 1988 and 1994, the number of outstanding planning permissions at the end of that period and anticipated levels of development on allocated sites, it is estimated that over 60% of the requirement for 1,000 dwellings can be met in the Limited Development Villages of Earls Barton Finedon and Wollaston, thereby ensuring a level of provision commensurate with their status as the primary locations for development. A further site of a more modest scale has been allocated in the Restricted Infill Village of Irchester. Site specific policies relating to this site and those at Finedon and Wollaston are included in Chapter 11.

3.13 Within village policy lines there will also be opportunities to provide dwellings on unidentified sites, but the Council is concerned that these shall be successfully integrated into the local environment without undermining the balance between old and new development. Terraced housing will often be encouraged since it represents a traditional form of building which is comparatively cheap. All proposals will be expected to conform to the common criterion 2 in Policies H2 and H3, respectively, above, covering impact on the immediate locality, irrespective of the size of the village. An additional stipulation is incorporated in criterion 3 of Policy H3 whereby development in Restricted Infill Villages is limited to small groups of dwellings, infilling or redevelopment/conversion of existing building.

3.14. 'Infilling' for the purposes of Policy H3 is defined as the filling of a small gap which, having regard to the width of neighbouring residential curtilages and the general character of the site and surrounding area, is capable of accommodating a single dwelling, a pair of dwellings or a small terrace of dwellings not normally exceeding four in number in an otherwise built up frontage. At the entrance to a village, the village policy line may be defined on the ground by mature trees and/or an important hedgerow. Such features may form a visually significant screen or edge to the village and in these locations there may occasionally be a small gap between the village policy line and the first dwelling within the village. These sites will be considered as if they were infill sites, although the need to retain and ensure the survival of the trees and hedgerows will be of fundamental concern.

3.15. There is considerable divergence in the form, size and character and in the level of employment opportunities, services and facilities provided in Limited Development and Restricted Infill Villages. Appropriate levels of restraint are reflected not only by establishing village policy lines, but by distinguishing the scale of development which is likely to be appropriate. This will depend upon the location of the site concerned but, as a broad indication, will be limited to a site area of about 0.4 ha in the larger Restricted Infill Villages such as Irchester and about 0.2 ha in the other Restricted Infill Villages. As it is desired to retain the attractive essentially linear settlement patterns of Great Harrowden and Hardwick, however, it is considered that only infilling will be acceptable within them.

3.16. In assessing the impact of development careful consideration must also be given not only to important characteristics and features of the site but also to the scale, form and character of neighbouring development. For example, proposals which would result in the loss of either important views or of a gradual transition between a village and the open countryside will not normally be acceptable; small groups of dwellings are uncharacteristic of linear development; and, for the reasons given in paragraph 3.9 (above), 'tandem development' is usually unsatisfactory. In addition, Chapters 4, 5 and 6 contain policies aimed at retaining industry, shopping and community facilities and housing policies will be supportive of these aims.

3.17. Policies H2 and H3 generally relate to undeveloped sites and proposals involving either redevelopment or the change of use of appropriate buildings. The subdivision of dwellings and conversion of buildings to residential use are, however, specifically considered in Policy H15 and Policy G10 respectively. In exceptional circumstances, where in accordance with Policy E4, the redevelopment or use for housing of industrial/commercial land or premises on a site within a Restricted Infill Village which is not of a small scale, as defined above in paragraph 3.15, may be permitted provided that any adverse impact can be adequately offset by the overall benefit to the local environment and community.

Restraint Villages and the Open Countryside

3.18. The high environmental quality and lack of services and facilities in both Restraint Villages and open countryside makes these areas unsuitable for residential development although exceptions, as noted in Policy H4, may be made where such a location is fully justified. Specific policies with reference to agricultural dwellings (Policies A4 to A8), replacement dwellings in the open countryside (Policy H14), the conversion of buildings (Policy G10) and affordable housing (Policy H9) are found elsewhere in the Plan.

DWELLINGS TYPES

Introduction

3.19. Planning policies will contribute to the Borough Council's role of assessing needs and co-ordinating arrangements for ensuring that those needs are met by providing a framework which will encourage the provision of housing to meet general needs and the special requirements of certain sectors of the population.

3.20. To reflect the differing housing requirements of the population, increase available choice, help plan for a balanced community and enhance the quality of the environment, sites of a substantial scale should include a reasonable mix and balance of house types and sizes. Substantial scale will normally be interpreted to include allocated sites and windfall sites of 50 dwellings or more. A reasonable density and mix will be based upon housing requirements, the site characteristics, its location and market conditions.

Dwelling Size

3.21 A continuing fall in average household size is anticipated. Small dwellings will therefore be encouraged on allocated sites having regard to the efficient use of land, local need and market demand. Sites within or close to the town centre are considered particularly suitable for the development of small dwellings which can meet the needs of single people, small families and the elderly and disabled. Conversions of the upper floors of commercial town centre property into flats (Policy C12) or the conversion of dwellings and other buildings in acceptable locations into additional units of accommodation make a valuable contribution to the provision of housing.

3.22. There is a limited stock of large dwellings. Their progressive conversion into smaller units of accommodation could engender a shortage of larger dwellings with possible overcrowding problems for extended families and other large households. Such properties are also particularly suitable for special needs housing, considered further in paragraph 3.23. Accordingly, proposals for conversion into smaller units will not be permitted where there is an unaccepable shortfall in the availability of larger dwellings as set out in Policy H15.

Special Needs Housing

3.23. Nursing homes, children's homes, accommodation for those with physical or mental health problems and other specialised accommodation for those in need of care will be guided towards predominantly residential areas in order to encourage the integration of residents into the community. Large dwellings which have adequate amenity space and are no longer suitable for single family occupation may be particularly appropriate for conversion, whilst close proximity to shops, bus stops and other community facilities will also be important considerations for these generally less mobile groups.

Mobility Housing

3.24. It is estimated that 21.7% of households within the Borough have one or more persons with a limiting long-term illness and a proportion of these will be sufficiently disabled to require housing adapted to their special needs. When using findings from a recent national survey of disability, carried out by OPCS, it is estimated that nearly 8% of the adult population of the Borough can be classified as falling within the most severe categories of disability. Whilst grants are available for facilities, it is considered that an element of new housing should incorporate specific design features enabling them to be easily adapted for use by disabled people. Advice on the design of mobility housing can be found in Supplementary Planning Guidance III prepared by the Borough Council. Whilst access to such housing cannot be restricted to the disabled, it will increase the range of housing opportunities potentially available to them and may allow a family to remain in a particular dwelling if a member should become disabled. The spread of suitable accommodation throughout the development will allow for greater integration of disabled people into the wider community. Suitable sites should be convenient for shops and public transport, and be in an area of reasonably level ground.

Affordable Housing

3.25. There is considerable concern that people on low incomes are unable to secure access to housing. Accordingly, the Borough Council may negotiate with developers for the inclusion of an element of affordable housing on certain sites where there is evidence of local need. `Affordable' is considered to mean housing for those with a local need and insufficient household income to buy or rent adequate accommodation on the open market. Those eligible may include people from the categories outlined in paragraph 3.30, although on sites within the town the criteria will be extended to the Borough as a whole.

3.26. Information from the Borough Council's annual Housing Investment Programme Strategy Statement has been incorporated into a forecasting model based on that contained in the Audit Commission's 1992 report on 'Developing Local Authority Housing Strategies'. Projecting the level of need indicates a Borough-wide target of 780 affordable dwellings over the period from 1994 to 2006. It is, therefore, estimated that the current average increase of approximately 30 new build units per annum in the housing association stock will need to be supplemented by a further 35 affordable dwellings per annum. Any provision of low-cost market housing will clearly assist in meeting this target. Whilst the target figure will form the basis of negotiations with landowners/developers, the Borough Council intends to carry out a detailed housing needs survey in the near future and the results of that survey will be used to refine the target figure which will then be incorporated into the Plan.

3.27. In determining the appropriate level of affordable housing, consideration will be given to site and market conditions, including other requirements to be funded from the land value. Developers will be expected to indicate how they intend to provide for identified needs, having regard to local economic conditions. Arrangements must be made to ensure that the dwellings can be effectively managed to secure their affordability and availability by both initial and successive local occupiers. Most commonly this will be achieved by the involvement of a housing association or charitable trust with a suitable lettings policy. Low-cost market housing can also make a valuable contribution to the provision of affordable housing, but this housing would also require to be subject to obligations or conditions which would ensure its availability and occupancy. Permitted development rights will normally be removed in respect of the element of affordable housing where it is necessary to prevent an associated increase in the future sale value of the dwellings.

3.28. Consideration may also be given in exceptional circumstances to the release of land to meet local needs, within or on the edge of villages, on suitable small scale sites where planning permission would not normally be granted. The release of such land will be additional to the provision made in the Plan for general housing needs. Parish Council support will be desirable and proposals should normally be associated with villages that have a range of facilities. Appropriate development will, however, neither result in undue harm to the environment nor involve the loss of environmentally important open space. Normal development criteria regarding layout and design must be adhered to and, due to the sensitive nature of sites on the periphery of a village, applicable applications must usually be of a detailed nature. The definition of small scale will depend upon the location of the site concerned, but will not normally exceed ten dwellings in the largest villages - Earls Barton, Finedon, Irchester and Wollaston.

3.29. The Borough Council intends to conduct a housing needs survey in the near future. In the absence at any time during the Plan period of an up-to-date assessment that demonstrates genuine need in a particular village, however, an applicant should undertake a household survey of the village concerned prior to the submission of a planning application. The survey must enable the quantity, size and type of affordable housing for which a strong, local, village need exists to be identified and must indicate the income and amount that those in need can afford to pay for accommodation. Applicants are strongly advised to consult the Borough Council and Parish Council before proceeding. Midlands Rural Housing also offers advice and support to organisations seeking to identify or address village needs. In some instances the aforesaid bodies may be willing to assist with survey work. Once a genuine need has been established the Borough Council must be satisfied that: the proposed development is intended and able solely to meet part or all of that need; the need cannot be met in any other way; and the benefit of the affordable housing will be enjoyed by both initial and successive occupiers. Schemes involving the sale of dwellings only at a discounted initial price will not be acceptable. Permitted development rights will be removed where it is necessary to prevent an associated increase in the future sale value of the dwellings.

3.30. To be eligible for housing provided in accordance with either Policy H8 or Policy H9, people must be unable to purchase or rent accommodation at a market price and must be living in, or have very close links with, either the parish or an adjoining rural parish within which the proposed scheme is located. The target groups may include people from the following categories where they have a genuine need for affordable low cost housing:-

1. Existing residents who have lived either in the parish or an immediately adjacent parish for several years and need separate accommodation. This group will possibly include those living in shared accommodation or overcrowded conditions, newly married couples and retired or disabled persons requiring sheltered or specialised accommodation.

2. People with previous longstanding residence or links with either the parish or adjacent parish. This may include elderly people wishing to return to the locality to be near relatives.

3. Those unable to take up the offer of a job in the parish because of a lack of affordable housing.

4. People whose work provides an important service to residents of the parish concerned and need to live within that community.

Residential Caravans and Mobile Home Parks

3.31. Mobile homes, caravans and chalets can provide a relatively cheap form of owner occupation. There are three main sites in the Borough - at Wilby, Sywell and Ecton - licensed for a total of 170 permanent homes. Parks require water, sewage and electricity services and should be located within easy reach of schools, shops, health care and other facilities. Proposals are, however, likely to be contrary to policies designed either to protect the undeveloped nature of the open countryside or ensure that development is in character with its surroundings and, as such, are generally inappropriate. The use of caravan and chalets for recreational purposes is considered in Chapter 6.

Travelling Showpeople's Quarters

* Defined in Chapter 7, paragraph 7.4.

3.32. Sites for showpeople, when not travelling, are subject to planning control. Within the Borough existing quarters have been identified at St John Street, Wellingborough, Daniel's Road, Little Irchester and along Grendon Road, Earls Barton. Accommodation, together with the storage and maintenance of vehicles and fairground equipment, is normally required on the same site and this can make it particularly difficult to find appropriate locations where noise, visual intrusion, inadequacy of minor roads or a combination of these are unlikely to generate a problem. Sites should have substantial natural screening and accord with the general policies detailed in Chapter 2. In some circumstances problems may be overcome by the imposition of conditions designed to safeguard local amenity whilst impact may be reduced further by limiting the area covered by fairground equipment and the hours between which it can be tested.

Gypsy Sites

*Defined in Chapter 7, paragraph 7.4.

3.33. Within the Borough there are currently two gypsy sites, one at Gipsy Lane, Irchester and the other at Kangaroo Spinney, Wellingborough. Both are managed by a representative of the National Gypsy Council and together they provide 47 pitches. As there is no longer any obligation on local authorities to provide sites it is anticipated that there may be more private site provision. Any future applications will be determined in accordance with Policy H11. This aims to allow for the needs of gypsies whilst conserving the environment and local amenities in accordance with plan objectives.

HOUSING LAYOUT AND DESIGN

General Guidance

3.34. To create a pleasant, safe, secure, accessible and more sustainable environment, planning applications involving aspects of housing layout and design must accord with Policy H12. Guidance on the design and layout of housing developments is available in Supplementary Planning Guidance VIII.

EXISTING HOUSING

Retention of the Existing Stock

3.35 It is anticipated that, subject to improvement and maintenance, the existing housing stock will continue to provide the bulk of accommodation. To ensure the efficient use of this resource, and prevent additional pressure for the release of land, retention of the existing stock will generally be sought. Exceptions may be made where in accordance with more specific policies of the Plan or where there is no net loss of dwellings on the site concerned.

Replacement Dwellings

3.36. Within towns and villages a replacement dwelling will normally, in principle, be favourably considered provided that this will not adversely affect the character or appearance of an area or listed building. Proposals will be determined on the basis of policies applicable to new housing. In the open countryside, however, the strategy of severe restraint is reflected in the need for additional criteria, provided in Policy H14. In such locations neither the replacement of abandoned or derelict dwellings, nor development that will have an increased impact on the surrounding area, will be allowed. Permitted development rights may also be removed where necessary in order to prevent an unduly obtrusive dwelling in a sensitive location.

The Subdivision of Dwellings

3.37. The conversion of dwellings into flats and houses in multiple occupation can assist the supply of small dwelling units and relatively cheap accommodation. A balance is sought between satisfying this demand and ensuring that the increase in intensity of use will not damage local amenity. Some areas, particularly those dominated by terraced housing, are deficient in open space provision; there is frequently a strain on the capacity of roads to absorb high levels of on-street parking, particularly during the evenings, and it may be difficult for vehicles to pass each other.

3.38. The occupiers of houses in multiple occupation are often considered to be less likely than a family to have a car, although space is required for callers and visitors, and there remains the potential for future occupiers to generate a parking requirement in excess of that normally associated with a single dwelling. Car parking and amenity space should, wherever possible, be provided to the same standard applicable to flats. In view of the need for bedsit accommodation, however, some relaxation may be acceptable where standards cannot be met, although some provision will still be necessary. In determining appropriate circumstances, the Borough Council will have regard to existing levels of on-street parking, proximity to the town centre, the proposed number of units and the amount of off-street parking and amenity space which it is intended to provide.

3.39. In addition, greater levels of disturbance and noise occur within a street as the number of occupants and visitors increases. Whilst individual conversions may have little impact, it will be appropriate to consider the cumulative effect on the character of a street where a number of similar proposals could lead to a concentration of this type of development. Within areas dominated by terraced housing, relatively few properties will be capable of providing any off-street parking and this should, therefore, prevent a concentration in streets deficient in such provision. The increase in the intensity of use of a dwelling, resulting from its subdivision, is also likely to result in the transmission of noise between units of accommodation and through party walls, particularly where bedrooms are in juxtaposition with living areas, to the detriment of the amenity of occupiers. Accordingly, adequate levels of sound proofing must be provided.

3.40. Protecting the particular charm and character of the open countryside and Restraint Villages is central to the Plan and conversions, which would be likely to increase pressure for domestic extensions, garages etc, will therefore be resisted in such locations unless there is a proven need to accommodate a person employed primarily in agriculture or other activity for which such a location is fundamental.

Extensions to Dwellings

3.41. The Borough Council will encourage good design and proposals will be considered in relation to Policy G1 and the guidance included in Supplementary Planning Guidance II.

Non-Residential Development Within Housing Areas

3.42. Within residential areas, industry, commerce, shops and community facilities may act as a source of employment or provide services for the local community, thereby helping to reduce transport to work costs and generating a sense of local identity. It is intended that these areas should remain overwhelmingly residential but an element of other land-uses may be permitted in accordance with the strategic policies of the Plan. In considering a planning application, the Borough Council will have regard to the harm that a proliferation of similar proposals could have on the character and amenity of an area. Accordingly, the loss of housing will normally be resisted unless site circumstances are sufficiently distinguishable from those found elsewhere in the locality. Where proposals are acceptable in principle it may be appropriate, particularly adjoining residential property, to use planning conditions or planning obligations to safeguard local amenity by, for example, restricting hours of work, subsequent extensions, or changes of use.

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