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Adopted Plan Deposit Draft

Policy:

H9 Conversion of rural buildings to dwellings.

(H11)

H10 Dwellings for key agricultural workers.

(H12)

H11 Residential caravans and other mobile homes.

(H13)

H12 Gypsy sites.

(n/a)

H13 Design and layout of housing development.

(H14)

H14 A range of house types to meet different accommodation needs.

(H15)

H15 Development to reflect local characteristics.

(H16)

H16 Protecting existing residential amenity.

(H17)

Proposal:

Provision for Housing

2.3.1 The town and country planning system is required by the Government to provide an adequate and continuous supply of land for housing, taking account of market demand. The planning system must also ensure that established environmental policies are maintained and, if necessary, strengthened. This conforms to the principle of sustainable growth. The housing policies and proposals in the Local Plan are intended to provide for future housing needs in Mid Suffolk whilst minimising their impact on the environment of its towns, villages and countryside.

Planning for sustainable growth.

2.3.2 The Housing objectives of the Local Plan are:-

- to make provision for an adequate supply of development land in the Plan area to meet the housing requirements set out in the County Structure Plan

- to identify the most suitable locations for new housing development having regard to market demand, the economic provision of services and the importance of conserving the best natural and man-made features of the Plan area

- to protect the special character of Mid Suffolk and to maintain the separate identity of its towns, villages and the countryside

- to preserve and enhance the character and amenity of existing residential areas

- to encourage a high standard of design, layout and landscaping in new housing development

- to encourage a mix of house types and accommodation in new development to cater for a variety of housing needs

- to encourage the provision of affordable housing to meet local needs.

2.3.3 Many of the housing proposals will be implemented by the private sector with privately-owned housing accounting for about 85 per cent of the housing stock in the District in 1992. The District Council retains an important role in providing for particular housing needs, either directly or increasingly by enabling other organisations, such as Housing Associations, to make provision. Priorities and needs for public investment in housing are set out in the annual Housing Investment Programme and Strategy produced by the District Council and submitted to the Department of the Environment.

A total housing stock of 33,570 dwellings in 1992.

Changes in Population

2.3.4 The population of Mid Suffolk has grown by about 10.0 percent over the period 1981-1991, compared to an increase of 5.3 percent for the County of Suffolk and a decrease of 0.1 percent for the whole of England and Wales. Over the Plan period, the population of Mid Suffolk is expected to grow, but at a lower rate. The predicted population for Mid Suffolk is 90,900 by the year 2006. The growth in population partly results from an increase in the number of births over deaths, but the main factor is net migration into the area. Migration is influenced by the availability of jobs, the differential in house prices between areas of the country and the perception of the quality of life an area offers as a place to live, work or to enjoy in retirement.

Population growth through inward migration.

2.3.5 National population trends point towards a large reduction in the number of school leavers and young adults during the 1990's. There is also an increase in the over 75 age group. However, with migration into the area, changes in the balance of the population will be less marked in Mid Suffolk. There has been a trend towards the formation of smaller households. This has resulted from reduced family size, divorce, single parent families and a greater number of young and elderly people living separately from their families. Even without population growth, there is a need for additional housing because of the formation of smaller households, including the need for low cost 'starter' homes for young people and sheltered accommodation for the elderly. The annual growth in the number of small households is expected to slow down during the Plan period.

Housing needs arising from smaller households.

Meeting the Housing Target for Mid Suffolk

2.3.6 Mid Suffolk will continue to be an attractive place for setting up home and new housing will be required for both the existing population and for people moving into the area. Guidance on the scale of growth is set out in Regional Planning Guidance for East Anglia published by the Secretary of State for the Environment in 1991 and in the Suffolk County Structure Plan (Alterations 1, 2 and 3). The Structure Plan sets out the number of houses required in Mid Suffolk between 1988 and 2006.

Guidance on the scale of growth.

STRUCTURE PLAN HOUSING REQUIREMENTS

POLICY H1

PROVISION IS MADE FOR ABOUT 7,590 DWELLINGS IN THE PERIOD BETWEEN 1988 AND 2006 IN MID SUFFOLK.

2.3.7 In the late 1980's an unprecedented upsurge in the housing market doubled the rate of house building and brought forward a large number of planning permissions for new housing in Mid Suffolk. Between 1988 and 1992 the housing stock in the District increased by about 3,100 dwellings, an average of 775 dwellings per year. For the Local Plan period 1992 to 2006 a further 4,490 dwellings are required in order to meet Structure Plan requirements.

2.3.8 Five Year Supply of Housing Land - The District Planning Authority is required by the Government to ensure at all times there is at least a five year supply of land available for housing development in the District. There is already a considerable amount of land with planning permission for housing and further requirements will be met by land allocations identified in the Local Plan. At mid 1992, there were existing planning permissions for 3,200 dwellings.

Ensuring a 5 year supply of housing land.

2.3.9 Not all planning permissions will immediately be taken up and some may be allowed to lapse. These potential 'losses', by permissions not being taken up, are likely to be more than compensated for by new permissions which will be granted during the Plan period. A comparison of planning permissions granted and the actual number of houses built between 1981 and 1991 indicates a take up rate of about 80 per cent. Many of the new planning permissions will come forward on small sites not specifically identified in the Local Plan.

2.3.13 A large part of the housing requirement up to 2006 can be met by existing planning permissions and the development of small windfall sites, leaving a relatively small amount to be provided by specific allocations in the Local Plan. Nevertheless it is important to provide for an element of choice in line with the Government's requirements to acknowledge market demand and to allow for unforeseen delays in the development of the larger housing sites identified. Table 2 therefore shows a total for proposed allocations in excess of that theoretically required. The allocated sites comprise major development at Stowmarket, which is of strategic importance to development in the A14 corridor, and smaller allocations at Needham Market, Debenham and a number of villages.

Providing for a continuing supply of housing land.

2.3.14 Housing at Defence Establishments - Wattisham Airfield is a military base close to the village of Great Bricett. Part of the base also lies within the boundary of Babergh District Council. The base has a substantial number of houses for its military personnel and although it has special status, a Settlement Boundary has been defined to distinguish the built up domestic area of the base, and approved extensions, from the surrounding countryside. The Suffolk County Structure Plan (incorporating Alterations 1, 2 and 3) includes policy guidance on residential development to meet military needs (Policy CS7). The future military use of Wattisham has been secured following a recent decision by the Ministry of Defence and therefore its housing is not available on the open market and has not been included in Table 2.

Housing associated withWattisham Airfield.

TABLE 2

HOUSING REQUIREMENTS 1992-2006
MID SUFFOLK LOCAL PLAN AREA

NO. OF DWELLINGS

ITEM A

TOTAL HOUSING STOCK AT 2006 (SUFFOLK COUNTY STRUCTURE PLAN, ALTERATION NO. 2)

38,060

ITEM B

EXISTING HOUSING STOCK MID 1992

33,570

ITEM C

DWELLINGS REQUIRED (A-B)

4,490

ITEM D

EXISTING PLANNING PERMISSIONS MID 1992 (3,200) DISCOUNTED BY 20% (-640)

2,560

ITEM E

ADDITIONAL DWELLINGS TO BE PROVIDED (C-D)

1992-2006

1,930

ITEM F

PROPOSED ALLOCATIONS

1,255

ITEM G

ALLOWANCE FOR DEVELOPMENT ON SMALL SITES NOT IDENTIFIED IN THE LOCAL PLAN IN ADDITION TO THOSE WITH PLANNING PERMISSION, (NAMELY WINDFALL SITES INCLUDING INFILL, CONVERSIONS AND CHANGES OF USE)

450

ITEM H

PLANNING PERMISSIONS 1992-95, DISCOUNTED FOR RENEWALS AND NON TAKE-UP

426

'OVER-ALLOCATION' (F+G+H-E)

201

Explanatory Notes:

ITEM A
Suffolk County Structure Plan (Alterations 1 and 2) indicates the targeted scale of change in housing stock in each district up to 2006.

ITEM B
Existing housing stock at mid 1992 is based on Suffolk County Council estimates. At mid 1988, the base date of the County Structure Plan, the housing stock in Mid Suffolk was estimated to be 30,470. Between mid 1988 and mid 1992 about 3,100 dwellings have been built in Mid Suffolk Local Plan area, an average of 775 dwellings per year. (See paragraph 2.3.7).

ITEM D
Existing planning permissions include outstanding outline and full planning permission for housing as well as dwellings under construction, at mid 1992. Ministry of Defence married quarters housing is not included. Significant planning permissions granted since mid 1992 and prior to the deposit of the Local Plan include outline permissions for about 150 dwellings at Great Blakenham and for 36 dwellings at Woolpit. Sites allocated in the deposit draft of the Local Plan, at Beyton, Claydon (Exeter Road) and Coddenham have subsequently been granted planning permission and a planning permission at Eye has expired and been replaced by a Local Plan allocation.

ITEM F
Proposed allocations are described under Proposals 2, 3, 4, 5 and 26.

ITEM G
The allowance for development on 'windfall' sites refers to small sites for less than 10 dwellings. It is intended that large scale proposals for housing development will take place on sites identified in the Local Plan. However, in addition to small scale windfall development, it is possible that other larger sites (for 10 or more dwellings) may come forward for development in towns as a result of redevelopment or conversion. No allowance has been shown in Table 2 for possible large windfall sites but two significant planning permissions, granted after the mid 1992 base date of the Local Plan and prior to the Local Plan's Deposit, are referred to in the Notes above, under Item D.

Settlement Policy

2.3.15 The Structure Plan's strategy for housing growth looks to direct population and employment to selected locations along the A14 corridor at Ipswich, Bury St. Edmunds and Stowmarket. The basis of this strategy is to allow for growth but to relieve pressure on smaller towns and villages, and to minimise travelling and servicing costs. The idea behind a Settlement Policy is to set out planning guidelines for the scale of housing development appropriate for towns, villages and the countryside. In particular, new housing development should be sympathetic in scale and character to the existing form and pattern of settlements in the Plan area. Most larger scale housing development in the form of estates will be directed to the towns. In villages, most housing will be in the form of small groups of dwellings or infilling of a small undeveloped plot. Housing for general needs should not take place in the countryside.

2.3.16 Detailed policies and proposals for housing development in towns, villages and the countryside are set out in this Local Plan. They are intended to create the best physical and social development of communities by encouraging a scale and location of development that can be economically serviced and that will make the best use of existing investment. They look to ensure that housing is well related to employment opportunities and main transport routes and that the countryside is protected for its landscape, agricultural, wildlife and recreational value.

Making sure that resources are not used wastefully.

2.3.17 Throughout the Mid Suffolk Local Plan, the following definitions apply when describing types of housing development:-

Estate - a development based on a new estate road, often requiring increased capacity to local infrastructure, and which because of the scale and density of its layout needs to be carefully related to the surrounding landscape and the existing form and pattern of a settlement. The appropriate size of an estate will be relative to the town or village where it is to be built but will usually be 10 or more dwellings.

Larger Group - development normally served by a shared road, perhaps forming a cul-de-sac, with a single access onto the existing road system and based on a group of 6 to 9 dwellings well related to each other and their surroundings.

Small Group - up to 5 dwellings, well related to each other and their surroundings and utilising an existing road frontage or shared driveway or court.

Infill - the filling of a small undeveloped plot in an otherwise built up frontage. A 'small undeveloped plot' is one which would normally be filled by 1 or 2 dwellings. If a plot can accommodate more than 2 dwellings the development is no longer regarded as infilling.

Recognisable types of housing development.

Towns

2.3.18 Proposals for new housing development and most housing estates will be located at towns or larger villages which have a range of facilities and services. Stowmarket with a population of 13,230 at mid 1991 is Mid Suffolk's largest town. The historic market towns of Needham Market, Eye and Debenham are much smaller, each with populations of less than 5,000 at mid 1991. In fact there are a number of larger villages in Mid Suffolk with populations similar in size to these small towns, for example the villages of Bramford, Claydon with Barham, Elmswell, Stowupland and Thurston.

2.3.19 The scale of housing development will be consistent with protecting the character and landscape setting of Mid Suffolk's towns. Whilst there will be opportunities through redevelopment or land assembly for some estate development on sites within the settlement boundaries of towns, most large scale proposals for housing will take place on sites identified in the Local Plan and abutting the existing built up area.

Planning for a scale of growth appropriate to Mid suffolk's towns..

HOUSING DEVELOPMENT IN TOWNS

POLICY H2

WITHIN TOWNS, THE SCALE OF HOUSING DEVELOPMENT WILL BE CONSISTENT WITH PROTECTING THE CHARACTER OF THE SETTLEMENT AND LANDSCAPE SETTING OF THE TOWN. HOUSING DEVELOPMENT WILL BE IN THE FORM OF INFILLING, GROUPS OF DWELLINGS OR, IN APPROPRIATE CASES, ESTATES. PROPOSALS FOR ESTATE DEVELOPMENT OF 10 OR MORE DWELLINGS ON LAND ABUTTING THE BUILT UP AREAS OF TOWNS WILL NOT BE PERMITTED UNLESS IDENTIFIED IN THE LOCAL PLAN.

WITHIN MID SUFFOLK, STOWMARKET, NEEDHAM MARKET, DEBENHAM AND EYE ARE DEFINED AS TOWNS.

2.3.20 Stowmarket is the largest town in Mid Suffolk. The town is expected to accommodate a significant proportion of the District's housing development through the plan period. Proposal 26 sets out the number of houses expected while Proposal 27 designates the area concerned as a Strategic Development Area. These proposals and their reasoned justification are set out in Section 2.10: Stowmarket Strategic Development Area (SDA). This chapter reflects the District Planning Authority's wish to see a comprehensive approach to Stowmarket's future development and the need to allocate the maximum amount of housing in larger urban areas especially where they are well serviced by rail and other forms of public transport.

Accommodating a strategic level of housing growth at Stowmarket.

2.3.21 Needham Market is a small market town two miles south of Stowmarket. In terms of the number of houses, Needham Market doubled in size between 1971 and 1981 with large estate development on the north and south sides of the town. The District Planning Authority did not allocate land for further housing development at Needham Market during the 1980's to allow the town to properly assimilate its previous growth and to wait for facilities and services to be upgraded to cater for the increased population. In consequence, the rate of housing growth was slower between 1981 and 1991, averaging 50 new dwellings per year.

Assimilating growth after a period of rapid change.

2.3.22 Local facilities have improved with a new community centre, a replacement primary school, the development of countryside recreation facilities at Needham Lake and additional employment, following extensions to the Lion Barn Industrial Estate. However, there are constraints to the future development of the town.

2.3.23 The railway forms a barrier to eastward expansion and there are long-standing policies to protect the countryside of the Gipping Valley. To the west, any new development would be on rising ground in a prominent and exposed landscape position. The road network within Needham Market is also a constraint, particularly the substandard junctions with the High Street. The historic importance of the High Street, which forms part of the designated conservation area, limits the opportunities for road or junction improvements.

2.3.24 During the Plan period only a modest amount of housing will take place at Needham Market with a proposal to allocate land at Hill House Farm which involves the redevelopment of a farm complex. This will meet local provision for housing whilst large scale development can best be met at nearby Stowmarket. The District Planning Authority will prepare a development brief for this proposal, to incorporate a new landscaped edge to the town.

Limited scope for growth at Needham Market.

PROPOSAL 2:

HOUSING DEVELOPMENT, IS IDENTIFIED ON LAND AT HILL HOUSE FARM, NEEDHAM MARKET.

(1.3 HECTARES) (INSET MAP 55A)

2.3.25 Eye is a market town serving the rural heartland of the District. The historic layout of the town around the castle mound remains largely intact. The town centre is designated as a conservation area. The surrounding countryside is in the flood plain of the Dove Valley which is a Special Landscape Area, and most new development has taken place on higher ground to the north.

2.3.26 Further housing and employment development at Eye needs to take account of the proximity of Diss in Norfolk. Norfolk County Structure Plan includes Diss as one of the locations for additional development in the period up to 2006.

2.3.27 Eye has grown slowly in recent years with an average increase of six dwellings per year in the 1970's and 10 dwellings per year in the 1980's. With the recent expiry of an outline planning consent for residential development off Victoria Hill, Eye, a further allocation is considered necessary to maintain recent building rates and to reflect the District Planning Authority's wish to see new dwellings sited near to future centres of employment. Of the sites put forward in the Local Plan process, the Victoria Hill site remains the preferred location for further development in Eye. Housing requirements at Eye will be reviewed during the Plan period as proposed industrial development at Eye Airfield takes place.

Maintaining present levels of housing growth at Eye.

PROPOSAL 3:

HOUSING DEVELOPMENT PROVIDING FOR UP TO 50 DWELLINGS IS IDENTIFIED ON LAND AT REAR OF HOUSES, VICTORIA HILL (EAST SIDE), EYE.

(1.9 HECTARES) (INSET MAP 30)

2.3.28 Debenham is a small town at the head of the Deben Valley. The town acts as a service centre for the surrounding villages but this role has reduced with the growth in car ownership taking people to other shopping centres. Debenham continues to be an attractive place to live with a range of shops, a High School, community centre and leisure centre.

Continuing small scale growth at Debenham to meet local needs.

2.3.29 There has been steady housing growth at Debenham over the period 1971 to 1991, averaging 16 dwellings per year. Most of the development has taken place to the west of the town's historic core, which is designated as a conservation area. The scale of housing development has been, and will continue to be, limited by the capacity of the local road system and the need to protect the special character of the town.

2.3.30 The Local Plan allows for modest growth over the Plan period to meet local housing needs by allocating land for development south of Sackvylle Street. The site is in a prominent position on the southern approach to Debenham and there will be a need for extensive landscaping and provision of public open space. The District Planning Authority will therefore prepare a development brief for this proposal. An initial phase of development providing 50 dwellings on 2.1 hectares is intended to take place during the Plan period. The remaining 3.3 hectares will provide landscaping, public open space and the later phases of the housing development.

PROPOSAL 4:

HOUSING DEVELOPMENT, INITIALLY PROVIDING FOR UP TO 50 DWELLINGS, IS IDENTIFIED ON LAND SOUTH OF SACKVYLLE STREET, DEBENHAM.

(5.4 HECTARES) (INSET MAP 25)

Villages

2.3.31 Villages within the Plan area have been defined by Settlement Boundaries. Each has a character of its own with its size and form often different from other villages nearby. In some parishes, for example Norton and Worlingworth, as well as defining the main part of the village, groups or clusters of housing outside the village are also defined by means of settlement boundaries. In other parishes there are scattered groups of dwellings but no recognisable built-up area, in which case no settlement boundary has been identified. The definition of settlements for the purposes of the Local Plan has to be concerned with the physical form and size of villages and the application of planning policy. It does not necessarily reflect the social or historical identity of particular places or parishes.

The pattern and form of villages needs to be protected if Mid Suffolk's character is to be retained.

2.3.32 There has been particular pressure for housing development in villages close to the major towns of Ipswich, Bury St. Edmunds and Diss. In these villages there has been a strong market demand for commuter housing with people travelling into the towns to work. Estate development has taken place and in some cases, there are planning permissions for further estates.

Providing for housing needs across the Plan area.

2.3.33 The Local Plan needs to relate the scale of housing development to the ability of a village to absorb development without adversely affecting its character, residential amenity, or the surrounding countryside. The likelihood of increased car borne commuter development, harmful effects on road safety and the availability of services and facilities also need to be taken into account.

2.3.34 Further development in the form of estates will normally be permitted only on sites identified in the Local Plan. Provision has been made for some estate development in a number of the larger villages to meet the Plan's housing requirements to the year 2006. This provision is in the form of modest allocations in a number of villages having a range of services and facilities, which may include public transport, rather than selecting one or two villages for major growth. The list in Proposal 5 has been reduced following the grant of planning permission as described in the note below.

PROPOSAL 5:

HOUSING DEVELOPMENT, PROVIDING UP TO 140 DWELLINGS, IS IDENTIFIED AT THE FOLLOWING VILLAGES:-

LIME QUARRY SITE, CHURCH LANE, CLAYDON

(6.0 HECTARES) (INSET MAP 18)

LAND AT REEDS WAY, STOWUPLAND

(1.2 HECTARES) (INSET MAP 74)

2.3.35 The Local Plan's policy for housing in villages is to protect the character and amenity of settlements whilst allowing small-scale incremental growth over the Plan period to create local opportunities for meeting housing needs. Special considerations for affordable housing are set out in the Written Statement (see Policies H4 and H5).

Allowing small-scale development but only where appropriate.

2.3.36 Opportunities exist for small-scale development either by infill or small groups of up to five dwellings within Settlement Boundaries but village cramming will be resisted and important amenity and open spaces will be protected. The cumulative effect of infill development within a village needs to be considered and very limited development abutting the Settlement Boundary and well related to the existing pattern and form of the built up area may be permitted if there are no longer other opportunities for housing development within the Settlement Boundary.

2.3.37 This approach by the District Planning Authority is intended to allow for a small number of houses to sustain village communities over the Plan period. It is not open to abuse by speculative development which is unrelated to the needs of the local community, nor should this stance conflict with the ability to provide land abutting settlement boundaries for affordable housing. This topic is considered further in paragraphs 2.3.39 - 2.3.52 below.

2.3.38 Whilst local communities tend to support small-scale housing over a period of years to meet local needs, there has been concern at the introduction in or abutting villages of estate-like development which has been out of scale and character with its surroundings. The District Planning Authority regard this type of development as being contrary to the principle of sustainable growth. In the villages of the Plan area where a range of services and facilities exist, new housing in the form of groups of up to five dwellings, served off a single access, will often provide a more acceptable type of development.

Relating the scale of housing development to its environmental setting.

HOUSING DEVELOPMENT IN VILLAGES

POLICY H3

WITHIN SETTLEMENT BOUNDARIES, APPLICATIONS FOR HOUSING DEVELOPMENT WILL BE CONSIDERED IN RELATION TO THE APPEARANCE AND CHARACTER OF THE VILLAGE, THE EFFECT ON NEARBY RESIDENTIAL AMENITY AND HIGHWAY SAFETY, THE AVAILABILITY OF SERVICES AND FACILITIES AND POLICIES FOR THE PROTECTION OF VISUALLY IMPORTANT OPEN SPACES AND THE SURROUNDING COUNTRYSIDE

- RESIDENTIAL DEVELOPMENT WITHIN THE SETTLEMENT BOUNDARIES OF VILLAGES WILL NORMALLY TAKE THE FORM OF:-

- THE INFILLING OF SMALL UNDEVELOPED SITES, UNLESS IT IS DESIRABLE TO RETAIN A SITE IN UNDEVELOPED FORM AS AN IMPORTANT AMENITY OR OPEN SPACE IN THE VILLAGE SCENE; OR

- A SMALL GROUP OF DWELLINGS, UP TO 5 IN NUMBER, WELL RELATED TO ITS SURROUNDINGS AND THE CHARACTER OF THE VILLAGE; OR

- IN THOSE VILLAGES, WHERE A WIDER RANGE OF SERVICES AND FACILITIES EXIST, GROUPS OF UP TO 9 DWELLINGS WELL RELATED TO EACH OTHER AND THE CHARACTER OF THEIR SURROUNDINGS.

IN VILLAGES, HOUSING DEVELOPMENT IN THE FORM OF ESTATES OF 10 DWELLINGS OR MORE WILL BE PERMITTED ONLY ON SITES ALLOCATED IN THE LOCAL PLAN.

Affordable Housing

2.3.39 In many parts of Mid Suffolk there are particular difficulties in securing an adequate supply of affordable housing for local needs. House prices, particularly in villages, have often been beyond the financial reach of local people on modest incomes. The problem became acute with the rapid rise in house prices in East Anglia during the late 1980's. Average earnings in Suffolk continue to be below the level for East Anglia and for Great Britain. Whilst terms such as social housing and low cost housing have also been used to describe types of development that specially target locally generated needs, the Local Plan adopts the term 'affordable housing' in line with Government policy guidance. The definition of affordable housing is set out below:-

Defining what is meant by affordable housing for local needs.

2.3.40 Affordable Housing comprises:

(a) Low-cost market housing which, because of its small size, design and layout (eg. flats or tight knit housing which physically cannot be extended or for which rights to extend have been removed) will remain at the least expensive end of the housing market. The provision of this form of housing which will usually result from negotiations with the developer of an allocated housing site, or a large windfall site, will not necessarily need legal safeguards to ensure its continued availability. By its physical nature it will remain relatively affordable.

(b) Subsidised housing, which may be provided as a result of negotiations with developers of allocated housing sites working in conjunction with a social landlord, or through the mechanism of the 'rural exceptions' provision, on unallocated sites in or adjoining rural settlements. Such housing will require safeguards in the form of an agreement under Section 106 of the Town and Country Planning Act 1990, or a similar legal agreement, to ensure its availability to successive eligible occupiers.

2.3.41 There are no fixed national criteria for assessing local needs housing; much will depend on the local housing market and on local economic and social considerations. The annual Housing Strategy Statement produced by the District Council in conjunction with the Housing Investment Programme sets out the latest information on housing needs and resources in the District, and takes into account the need for affordable housing. In terms of this Local Plan, provision for affordable housing in villages, under the provision of rural exceptions, will be regarded as additional to the provision made for general housing needs as identified in Table 2, Mid Suffolk Housing Requirements 1992-2006. This is because the release of sites for an exceptional use of land in rural areas would not normally be for general housing. The situation will be monitored to ensure there is balanced provision throughout the Plan area.

Releasing sites foraffordable housing as an exceptional use of land.

2.3.42 The Government makes clear in its planning policy guidance that a community's need for affordable housing is a material consideration which the District Planning Authority can take into account in deciding whether to grant planning permission. This is particularly relevant when the District Planning Authority is deciding applications for the development of small sites which this Local Plan would not otherwise allocate for housing within or adjoining villages.

2.3.43 The Government also states that the District Planning Authority may reasonably seek to negotiate with developers for the inclusion of an element of affordable housing in schemes, both on sites allocated for housing and on other windfall sites. Circular 13/96 advises that such an approach should only be applied to suitable sites in settlements with a population of 3,000 or fewer to developments of 25 or more dwellings, or to any residential site of one or more hectares irrespective of the number of dwellings, and elsewhere to developments of 30 or more dwellings or residential sites of 1.5 hectares or more.

A community's need for affordable housing is a material planning consideration.

2.3.44 The District Council, in its Housing Strategy, has set a target for new affordable/rented housing of 80 dwellings per year, based on an assessment of housing needs and the available resources. Since 1991 Housing Associations have developed all the social housing for rent in Mid Suffolk, with the District Council acting in an enabling role. 197 dwellings have been built between 1991 and 1994, an average of 66 per year. Nearly half of these, about 30 per year, have been built on Council owned land.

2.3.45 Council owned land is a fast diminishing resource and most of the remaining land is not in the areas of priority housing need. In order to maintain a social housing programme approaching 80 dwellings per year another source of low cost land or housing will be needed. The policy for negotiating with developers for an element of affordable housing on larger housing schemes under Policy H4, offers the main alternative.

2.3.46 If this policy is to provide at least 20 dwellings per year (ie. about 200 dwellings over the Plan period), in order to compensate for the lack of Council owned land, this would represent about 15 percent of the dwellings expected to be developed on sites allocated in the Local Plan. For this reason, negotiations with developers would be expected to take 15 percent as a starting point.

2.3.47 Negotiations with developers would also have to take account of market and site conditions. There may be competing claims for contributions to the costs of roads, infrastructure, community facilities etc. to enable development to take place. Planning Policy Guidance Note No. 3 advises that where an element of low cost housing provision is appropriate, its precise scale will vary from case to case and Local Plan policies on this issue must be reasonably flexible.

2.3.48 Since planning conditions and obligations cannot normally be used to impose restrictions on tenure, price or ownership, the District Planning Authority will need to satisfy itself before granting planning permission that other secure arrangements have been made to ensure the benefit of affordable housing will be enjoyed by successive as well as by initial occupiers of the property. Normally the best way to ensure that affordable housing will be enjoyed by successive occupiers is to involve a housing association or a village trust in the future management of the scheme.

2.3.49 In the case of planning applications for exceptional permission for affordable housing abutting a settlement boundary, prospective developers will be encouraged to undertake their own questionnaire survey to show local needs for housing, preferably in conjunction with the appropriate Parish Council, and findings should be easily verified. A suitable questionnaire is available from the Mid Suffolk District Council Housing Section. Developers will be required to demonstrate a form of development most appropriate to suit the needs identified in the survey and in this respect close liaison with the District Council's Housing Section will provide a useful exchange of information.

Securing arrangements to ensure the benefits of affordable housing pass to usccessive occupiers.

2.3.50 Policy H5 below sets out the terms by which an exceptional permission may be granted for affordable housing, in the countryside on land abutting a settlement boundary.

2.3.51 Local need is defined for the purposes of affordable housing as:-

The requirement of an individual or family to live within a particular part of Mid Suffolk who cannot afford to buy or rent housing appropriate for their needs in the prevailing free housing market. In particular they would include:-

- existing residents needing separate accommodation in the area such as single people, newly married couples, disabled people and people leaving tied accommodation on retirement

- people with the offer of a job in the locality, or whose work provides important local services and who need to live close to a particular village

- people who are not necessarily resident locally but have long standing links with the local community such as elderly people wishing to move back to a village to be near relatives

- persons or households on the District Council's housing waiting list.

PROVISION FOR AFFORDABLE HOUSING IN LARGER SCHEMES

POLICY H4

A COMMUNITY'S NEED FOR AFFORDABLE HOUSING IS A MATERIAL PLANNING CONSIDERATION. CONSEQUENTLY, ON HOUSING DEVELOPMENT SITES ALLOCATED AT STOWMARKET, DEBENHAM, EYE, CLAYDON AND STOWUPLAND, (AND ON ANY UNALLOCATED SITES IN TOWNS AND VILLAGES WHICH MEET THE SIZE CRITERIA SET OUT IN THE SUPPORTING TEXT AT PARAGRAPH 2.3.27b) THE DISTRICT PLANNING AUTHORITY WILL, WHERE APPROPRIATE, SEEK THE INCLUSION OF AN ELEMENT OF AFFORDABLE HOUSING. TO PREVENT THE LOSS OF AFFORDABLE HOUSING TO THE GENERAL HOUSING MARKET, THE DISTRICT PLANNING AUTHORITY WILL, WHERE APPROPRIATE, EXPECT LONG TERM SAFEGUARDS TO BE IN PLACE TO ENSURE THE BENEFIT OF AFFORDABLE HOUSING WILL BE ENJOYED BY SUCCESSIVE OCCUPIERS. THIS WILL NORMALLY BE SECURED BY AN AGREEMENT UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990.

AFFORDABLE HOUSING IN THE COUNTRYSIDE

POLICY H5

IN ORDER TO PROVIDE AFFORDABLE HOUSING FOR LOCAL PEOPLE WHO ARE UNABLE TO COMPETE FOR PROPERTY IN THE GENERAL HOUSING MARKET, THE DISTRICT PLANNING AUTHORITY MAY, AS AN EXCEPTION TO NORMAL PLANNING POLICY, GRANT PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT ABUTTING THE SETTLEMENT BOUNDARY FO A TOWN OR A VILLAGE WHERE ADEQUATE FACILITIES ARE AVAILABLE.

TO BE ACCEPTABLE, PROPOSALS SHOULD DEMONSTRATE THAT A LOCAL NEED EXISTS WHICH CANNOT BE MET BY APPLYING NORMAL PLANNING POLICY. ANY APPLICATION FOR AFFORDABLE HOUSING SHOULD BE ACCOMPANIED BY A DETAILED SURVEY OF LOCAL HOUSING NEED AND THE ACCOMMODATION PROPOSED SHOULD CONTRIBUTE TO MEETING THIS PROVEN NEED.

TO PREVENT THE LOSS OF AFFORDABLE HOUSING TO THE GENERAL HOUSING MARKET, THE DISTRICT PLANNING AUTHORITY WILL EXPECT LONG TERM SAFEGUARDS TO BE INTRODUCED TO ENSURE THE BENEFIT OF AFFORDABLE HOUSING WILL BE ENJOYED BY SUCCESSIVE OCCUPIERS. THIS WILL NORMALLY REQUIRE AN AGREEMENT UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990.

Providing for Adequate Land Availability

2.3.53 Sufficient land must be genuinely available for Mid Suffolk's housing requirements, as identified in Table 2, if the Local Plan's policies and proposals are to be carried forward effectively. Housing sites allocated in the Local Plan must continue to be free from planning, physical and ownership constraints and must be suitable for a range of house types which the housing market requires. The District Planning Authority will monitor the take-up of housing land within the Plan area in conjunction with Suffolk County Council and the House Builders' Federation.

An immediate five year supply of housing land.

2.3.54 The phasing of housing development may be justified where it relates to infrastructure or the adequacy of services indicating that a site cannot be released for development until a particular stage in the Plan period. Evidence that market demand would totally exhaust planned housing provision in the early years of the Plan may also indicate a need for some overall phasing of development. This situation will be kept under review. The only area where phasing, related to provision of infrastructure, has been introduced is for the major housing development at Stowmarket on land between the railway and the A14 Trunk Road (see Proposal 26 and Proposal 27) as discussed in Section 2.10.

A REGULAR SUPPLY OF HOUSING LAND

POLICY H6

THE DISTRICT PLANNING AUTHORITY WILL SEEK TO ENSURE THAT THE GRANTING OR RENEWAL OF PERMISSIONS FOR HOUSING DEVELOPMENT INCLUDING LAND ALLOCATED FOR HOUSING IN THE LOCAL PLAN IS SUCH THAT AT LEAST A FIVE YEAR SUPPLY OF HOUSING LAND IS AVAILABLE THROUGHOUT THE LIFETIME OF THE PLAN.

SUBJECT TO MONITORING THE TAKE UP OF HOUSING LAND, PHASING MAY BE INTRODUCED TO ENSURE NECESSARY INFRASTRUCTURE OR SERVICES ARE IN PLACE BEFORE HOUSING DEVELOPMENT IS COMMENCED.

Housing in the Countryside

2.3.55 New housing will continue to be required in rural areas and the Local Plan has made provision through its policies for housing in villages and for affordable homes. The Government's planning policy guidance states that new house building away from established settlements should be strictly controlled, that whilst a single house on a particular site might be unobtrusive, this is not by itself a good reason for granting planning permission because it could be repeated too often. This would be to the overall detriment of the countryside which needs protecting for its own sake and to conserve its resources. To clarify the position within this Local Plan, all land outside settlement boundaries is classified as the countryside. This includes dispersed groups of dwellings which are not large enough to be considered as settlements. Isolated new houses in the countryside will require special justification.

2.3.56 There are a number of situations in which houses in the open countryside may be permitted as an exception to normal policies for the provision of housing such as replacement dwellings and conversions.

2.3.57 Replacement Dwellings in the Countryside - There may be situations where the replacement of an existing dwelling in the countryside would be acceptable. For example, where a cottage has been without occupants for a number of years and has fallen into disrepair, and the options to bring the building back into use are substantial modernisation or replacement. Provided that no highway safety problems arise from the proposal the replacement of an existing dwelling in the countryside will normally be acceptable. Proposals will also be subject to design considerations including the comparative size of the new dwelling in relation to the original dwelling and its setting in the countryside. Where a proposal involves a substantial increase in size and scale from the existing dwelling and its curtilage, it will be treated as a new dwelling house in the countryside. Policy H8 explains that there will be strict control over new housing development unrelated to the needs of the countryside.

Replacing dwellings that have fallen into disrepair.

2.3.58 Re-Use and Adaptation of Rural Buildings for Residential Purposes - The Government's planning policy guidance for the re-use of buildings is set out in The Countryside Environmental Quality and Economic and Social Development (PPG7). It makes the point that new housing in the open countryside is subject to strict control and that applications for changes to residential use should be viewed with particular care. Proposals for the conversion of existing rural buildings to dwellings may be inappropriate, especially where such buildings are unsuitable for conversion without significant alteration, rebuilding or extension. In addition the creation of a residential curtilage around a newly converted building can sometimes have a harmful effect on the character of the countryside. Residential conversions have minimal benefit for the rural economy whereas commercial uses can often provide local services and employment.

RESTRICTING HOUSING DEVELOPMENT UNRELATED TO THE NEEDS OF THE COUNTRYSIDE

POLICY H7

IN THE INTERESTS OF PROTECTING THE EXISTING CHARACTER AND APPEARANCE OF THE COUNTRYSIDE, OUTSIDE SETTLEMENT BOUNDARIES THERE WILL BE STRICT CONTROL OVER PROPOSALS FOR NEW HOUSING. THE PROVISION OF NEW HOUSING WILL NORMALLY FORM PART OF EXISTING SETTLEMENTS.

REPLACEMENT DWELLINGS IN THE COUNTRYSIDE

POLICY H8

IN THE COUNTRYSIDE AN APPLICATION FOR THE REPLACEMENT OF AN EXISTING DWELLING BY A NEW DWELLING WILL BE CONSIDERED ON ITS MERITS. FAVOURABLE CONSIDERATION WILL BE GIVEN PROVIDED THAT THE PROPOSAL, BY VIRTUE OF ITS SIZE AND SCALE, DOES NOT DETRACT FROM THE CHARACTER AND APPEARANCE OF ITS SURROUNDINGS, ITS LANDSCAPE SETTING, OR CONTINUE A TRAFFIC HAZARD.

CONVERSION OF RURAL BUILDINGS TO DWELLINGS

POLICY H9

IN THE COUNTRYSIDE, THE CONVERSION AND CHANGE OF USE OF AGRICULTURAL AND OTHER RURAL BUILDINGS WHOSE FORM, BULK AND GENERAL DESIGN ARE IN KEEPING WITH THEIR SURROUNDINGS, WILL BE FAVOURABLY CONSIDERED, SUBJECT TO THE FOLLOWING CRITERIA:-

- THE PROPOSED CONVERSION MUST RESPECT THE STRUCTURE, FORM AND CHARACTER OF THE ORIGINAL BUILDING AND RETAIN ANY IMPORTANT ARCHITECTURAL FEATURES. EXISTING OPENINGS SHOULD BE UTILISED WHEREVER PRACTICABLE AND NEW OPENINGS KEPT TO A MINIMUM;

- WHERE PROPOSED EXTENSIONS ARE ESSENTIAL THEY SHOULD NOT DOMINATE THE ORIGINAL BUILDING IN EITHER SCALE, USE OF MATERIALS OR SITUATION. PROPOSED EXTENSIONS SHOULD NOT DETRACT FROM THE APPEARANCE OR CHARACTER WHICH WARRANTS THE ORIGINAL BUILDING BEING RETAINED AS A FEATURE IN THE COUNTRYSIDE. DOMESTIC FEATURES, SUCH AS PORCHES AND CHIMNEY STACKS, UNRELATED TO THE TRADITIONAL APPEARANCE OF THE BUILDING WILL BE CONSIDERED INAPPROPRIATE. THE CREATION OF A RESIDENTIAL CURTILAGE AROUND A NEWLY CONVERTED BUILDING SHOULD NOT IMPOSE ADVERSELY ON THE CHARACTER OF THE SURROUNDING COUNTRYSIDE;

- THE EXTENT TO WHICH ANY RESIDENTIAL CONVERSION DETRACTS FROM THE ORIGINAL CHARACTER OF THE BUILDING OR ITS RURAL SURROUNDINGS WILL BE TREATED AS A MATERIAL CONSIDERATION. IN ORDER TO PROTECT THE CHARACTER AND APPEARANCE OF THE CONVERTED BUILDING OR THE AMENITY AND APPEARANCE OF THE SURROUNDING COUNTRYSIDE THE DISTRICT PLANNING AUTHORITY MAY IMPOSE CONDITIONS REMOVING PERMITTED DEVELOPMENT RIGHTS UNDER THE GENERAL PERMITTED DEVELOPMENT ORDER 1995.

Care needs to be taken if proposals for conversions to residential use are to be acceptable.

Accommodation for Agricultural or Forestry Workers

2.3.59 One of the few circumstances in which isolated residential development in the Countryside may be justified is when accommodation is required to enable farm or forestry workers to live at or in the immediate vicinity of their place of work. Normally it will be as convenient for such workers to live in nearby towns or villages. This may well have domestic and social advantages as well as avoiding potentially intrusive development in the countryside.

Agricultural worker's dwellings in the countryside.

2.3.60 Whether a new dwelling for an agricultural worker is essential in any particular case will depend on the needs of the farm enterprise concerned and not on the personal preferences or circumstances of the individuals involved. The District Planning Authority will need to satisfy itself that intentions to engage in farming or forestry are genuine and are capable of being sustained for a reasonable period of time. The occupation of such dwellings will be controlled by conditions attached to any planning permission. Applicants should substantiate their proposals with evidence of an essential need through an appraisal carried out by the Agricultural Development and Advisory Service (ADAS) or another similar advisory body.

DWELLINGS FOR KEY AGRICULTURAL WORKERS

POLICY H10

IN THE COUNTRYSIDE, DWELLINGS FOR KEY AGRICULTURAL PERSONNEL WILL BE PERMITTED ONLY WHERE IT CAN BE DEMONSTRATED TO THE SATISFACTION OF THE DISTRICT PLANNING AUTHORITY THAT THERE IS A PROVEN ESSENTIAL AND IMMEDIATE AGRICULTURAL NEED FOR A DWELLING ON THE HOLDING IN RESPECT OF WHICH PERMISSION FOR A PARTICULAR SITE IS SOUGHT.

WHERE IT CAN BE DEMONSTRATED TO THE SATISFACTION OF THE DISTRICT PLANNING AUTHORITY THAT IT IS ESSENTIAL FOR AN AGRICULTURAL WORKER'S DWELLING TO BE LOCATED IN THE COUNTRYSIDE, SUCH A DWELLING SHOULD NORMALLY BE SITED IN ASSOCIATION WITH EXISTING FARM BUILDINGS AND ITS IMPACT ON THE LANDSCAPE MINIMISED.

IN PERMITTING SUCH PROPOSALS THE DISTRICT PLANNING AUTHORITY WILL NORMALLY REDUCE THE STANDARD TIME LIMIT FOR THE DURATION OF THE PERMISSION AND IMPOSE AN OCCUPANCY RESTRICTION ON THE ACCOMMODATION.

Residential Caravans and Other Mobile Homes

2.3.61 Residential caravans can provide a less costly and more flexible alternative to permanent housing, especially where short term accommodation is need. Mobile homes can contribute to the provision of low cost accommodation, as Planning Policy Guidance Note 3: Housing, states, and Policies H4 and H5 make provision for affordable housing. Proposals for mobile homes will be treated on their own planning merits. Whilst in principle residential caravans or mobile homes would normally be acceptable on sites which would be appropriate for permanent dwellings, the District Planning Authority will need to take account of their visual impact on the surrounding area.

Planning permission on a temporary basis for residential caravans.

RESIDENTIAL CARAVANS AND OTHER MOBILE HOMES

POLICY H11

PLANNING PERMISSION WILL NOT NORMALLY BE GRANTED FOR RESIDENTIAL CARAVANS OR MOBILE HOMES ON SITES WHICH WOULD NOT RECEIVE PLANNING PERMISSION FOR PERMANENT RESIDENTIAL DEVELOPMENT. IN PARTICULAR THERE WILL BE STRICT CONTROL OVER NEW RESIDENTIAL CARAVANS IN THE COUNTRYSIDE.

PLANNING PERMISSION MAY BE GRANTED EXCEPTIONALLY FOR A RESIDENTIAL CARAVAN WHERE A GENUINE SHORT TERM NEED HAS BEEN IDENTIFIED AND WHERE THERE IS NO ADVISE EFFECT ON THE CHARACTER, APPEARANCE AND AMENITY OF ITS SURROUNDINGS OR HIGHWAY SAFETY. ANY PERMISSION WILL BE OF A TEMPORARY NATURE AND WILL NOT BE RENEWED UNLESS RESTRICTED TO THE PERSONS FOR WHOM THE NEED WAS IDENTIFIED.

Gypsy Sites

2.3.62 Section 80(1) of the Criminal Justice and Public Order Act 1994 repealed Part II of the Caravan Sites Act 1968 (the duty of local authorities to provide sites for gypsies), together with the definition of 'gypsies' in Section 16 of the Caravan Sites Act. The statutory definition, which defines gypsies as, inter alia, 'persons of nomadic habit of life, whatever their race or origin', is inserted into Section 24 (8) of the Caravan Sites and Control of Development Act 1960. Policy guidance is to be found in Circulars 1/94 and 18/94, previous Circulars have been cancelled.

2.3.63 There is a requirement to address the accommodation needs of gypsies, and the District Planning Authority has opted for a criteria based policy rather than allocating any specific site or sites. Under the previous legislation Mid Suffolk was designated as part of an area where adequate provision had been made for the accommodation of gypsies. No immediate need to identify further gypsy sites in Mid Suffolk is apparent, but it is necessary to include a policy which will aid the identification of suitable sites to meet any future need, by setting out criteria in the same way that many other forms of development are dealt with in the Local Plan. These include the effect on residential and visual amenity, highway considerations, and the need to be within a reasonable distance of community facilities and services.

GYPSY SITES

POLICY H12

WHERE A NEED FOR A CARAVAN SITE FOR GYPSIES (AS DEFINED BY SECTION 24(8) OF THE CARAVAN SITES AND CONTROL OF DEVELOPMENT ACT 1960) CAN BE DEMONSTRATED PERMISSION WILL BE GIVEN PROVIDED THE FOLLOWING CRITERIA ARE MET:

- THERE IS NO MATERIAL HARM TO NEARBY RESIDENTIAL AMENITY OR TO THE CHARACTER AND APPEARANCE OF THE SURROUNDING AREA;

- THERE IS NO HARMFUL CONFLICT WITH OTHER POLICIES IN THE PLAN DESIGNATED TO PROTECT THE COUNTRYSIDE, WILDLIFE, AND SITES OF ARCHITECTURAL, ECOLOGICAL OR HISTORICAL IMPORTANCE;

- SATISFACTORY ACCESS CAN BE OBTAINED, AND ADEQUATE PARKING AND TURNING AREAS PROVIDED FOR VEHICLES, INCLUDING COMMERCIAL VEHICLES WHERE APPROPRIATE;

- THE SITE IS WITHIN A REASONABLE DISTANCE OF LOCAL FACILITIES AND SERVICES.

WHERE PERMISSION IS GIVEN IN RECOGNITION OF THE ACCOMMODATION NEEDS OF THE GYPSY COMMUNITY, CONDITIONS WILL USUALLY BE IMPOSED RESTRICTING THE USE OF THE SITE TO OCCUPATION BY GYPSIES AS DEFINED IN THE ACT, AND LIMITING THE NUMBER OF CARAVANS LOCATED AT THE SITE. LANDSCAPING CONDITIONS MAY ALSO BE IMPOSED.

High Standards of Design for New Housing

2.3.64 The appearance of a proposed development and its relationship to its surroundings are material considerations; the District Planning Authority will take them into account in reaching their decisions on planning applications. Poor design that is out of scale and character with its surroundings will be rejected. Applicants for planning permission should demonstrate that they have considered the wider setting of buildings. The appearance and treatment of the spaces between and around buildings is also of great importance. In considering proposals for new housing development, the District Planning Authority will refer to the guidelines set out in the Suffolk Design Guide for Residential Areas which has been adopted by Mid Suffolk District Council as supplementary planning guidance.

Practical guidance on design and layout is contained in the Suffolk Design Guide for Residential Areas.

2.3.65 Developers should aim for high quality design and landscaping in all new housing development with a range of house types and sizes to cater for the housing market. A well-designed scheme that respects the local environment can do much to make new housing more acceptable to the local community. Housing proposals need to have properly considered the overall scale and density of the development; the height and massing of its various elements; the layout of the scheme and its landscaping; and access and parking arrangements. The final scheme should be consistent with the scale and character of its setting.

New housing should enhance the quality of its surroundings.

Density

2.3.66 Where new housing is acceptable, the character of a particular settlement or neighbourhood should always be respected in terms of proposed densities. Villages vary widely in their character and what might be appropriate in a village with a dense and intricate pattern of development could be out of place in a sparser, more open settlement. The reverse may also be true.

Development consistent with its environmental setting.

2.3.67 The Government's planning advice is that Local Plans can include policies on densities for new housing in areas allocated for development. The District Planning Authority recognises this will need to take account of the characteristics of different sites and the need for a range of house types at varying price levels. There will be situations in rural areas where lower densities will be justified by providing extensive areas of landscaping. In towns and larger villages, higher densities may be justified on particular sites to allow sustainable development near to public transport centres, alongside corridors well served by public transport or for affordable housing or sheltered accommodation for the elderly.

2.3.68 To give an indication of how much land needs to be released for general needs housing, the District Planning Authority has worked to a net density in the range of 25-37 dwellings per hectare (or 10-15 dwellings per acre) for sites allocated in the Local Plan. This allows for different densities on particular sites but clearly indicates the importance attached to not wasting land in a manner which conflicts with the principle of environmentally sustainable growth. As an area well related to the town centre and public transport network, the Stowmarket Strategic Development Area is considered an appropriate location for higher density development.

DESIGN AND LAYOUT OF HOUSING DEVELOPMENT

POLICY H13

NEW HOUSING DEVELOPMENT WILL BE EXPECTED TO ACHIEVE A HIGH STANDARD OF DESIGN AND LAYOUT AND BE OF A SCALE AND DENSITY APPROPRIATE TO THE SITE AND ITS SURROUNDINGS. PROPOSALS FOR RESIDENTIAL DEVELOPMENT SHOULD TAKE ACCOUNT OF THE FOLLOWING:-

- DESIGN AND LAYOUT SHOULD RESPECT THE CHARACTER OF THE PROPOSAL SITE AND THE RELATIONSHIP OF THE PROPOSED DEVELOPMENT TO ITS SURROUNDINGS;

- DESIGN SHOULD COMPLEMENT THE SCALE, FORM AND MATERIALS OF TRADITIONAL BUILDING IN THE AREA;

- AMENITIES OF NEIGHBOURING RESIDENTS SHOULD NOT BE UNDULY AFFECTED BY REASON OF OVERLOOKING OR LOSS OF DAYLIGHT;

- DWELLINGS SHOULD HAVE ADEQUATE PRIVACY, SUFFICIENT DAYLIGHTING AND SUNLIGHTING AND BE PROVIDED WITH PRIVATE AMENITY SPACE OR GARDENS;

- LANDSCAPE FEATURES, INCLUDING HEDGES AND TREES, SHOULD BE RETAINED UNLESS THIS IS IMPRACTICABLE OR UNNECESSARY;

- HISTORICAL, ECOLOGICAL OR ARCHITECTURAL FEATURES OF A SITE SHOULD BE RETAINED UNLESS THIS IS IMPRACTICAL OR UNNECESSARY, AND WHERE POSSIBLE ENHANCED;

- ROAD LAYOUTS SHOULD BE DESIGNED TO THE STANDARDS AND REQUIREMENTS OF THE COUNTY HIGHWAYS AUTHORITY;

- ROAD LAYOUTS SHOULD REDUCE TRAFFIC SPEEDS IN RESIDENTIAL AREAS AND PROVIDE FOR THE SAFETY OF PEDESTRIANS AND CYCLISTS;

- DWELLINGS SHOULD HAVE SATISFACTORY ACCESS TO THE ADJACENT HIGHWAY AND CAR PARKING PROVISION IN ACCORDANCE WITH THE APPROVED PARKING STANDARDS OF THE DISTRICT PLANNING AUTHORITY.

WHEN GRANTING PLANNING PERMISSION THE DISTRICT PLANNING AUTHORITY MAY INCLUDE CONDITIONS TO SECURE THE SATISFACTORY PROVISION OF A LANDSCAPING SCHEMES AND ITS SUBSEQUENT MAINTENANCE FOR A PERIOD OF NOT LESS THAN 5 YEARS.

A RANGE OF HOUSE TYPES TO MEET DIFFERENT ACCOMMODATION NEEDS

POLICY H14

IN NEW HOUSING DEVELOPMENT, ON ESTATES DEVELOPMENT OF 10 OR MORE DWELLINGS, THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE A VARIETY OF HOUSE TYPES AND DESIGNS TO CATER FOR DIFFERENT ACCOMMODATION NEEDS, AND TO AVOID UNDUE UNIFORMITY.

DEVELOPMENT TO REFLECT LOCAL CHARACTERISTICS

POLICY H15

PROPOSED NEW HOUSING SHOULD BE CONSISTENT WITH THE PATTERN AND FORM OF DEVELOPMENT IN THE NEIGHBOURING AREA, THE CHARACTER OF ITS SETTING, PARTICULAR SITE CONSTRAINTS SUCH AS ACCESS AND DRAINAGE AND THE CONFIGURATION OF THE SITE INCLUDING ITS NATURAL FEATURES.

ON SITES ALLOCATED IN THE LOCAL PLAN FOR NEW HOUSING IN THE FORM OF ESTATE DEVELOPMENT, THE DISTRICT PLANNING AUTHORITY WILL GENERALLY ENCOURAGE NET DENSITIES IN THE RANGE 25 -37 DWELLINGS PER HECTARE (10-15 DWELLINGS PER ACRE).

Securing Residential Amenity

2.3.69 An important part of planning control is to protect the amenity of residential areas. Infilling, conversion and redevelopment within built-up areas can make a useful contribution to meeting housing needs. By adapting existing dwellings through conversion or extension, the housing stock can meet changing accommodation needs. Sensitive planning control should ensure the cumulative effect of this development does not damage the character and amenity of established residential areas.

2.3.70 Homes with large back gardens can be a feature of many towns and villages. Sometimes it can be acceptable to develop back gardens for new housing which is in keeping with the local environment, but it will require careful planning. There must be a proper means of access and adequate space between old and new buildings to avoid spoiling the amenity of neighbouring houses. Tandem development, consisting of one house immediately behind another and sharing the same access is generally unsatisfactory because of the difficulties of access to the house at the back and the disturbance and lack of privacy suffered by the house in front.

Avoiding development that materially reduces residential amenity.

2.3.71 Avoiding House Building in areas with Reduced Amenity - there are certain areas where it would be inappropriate to allow new housing because of pollution or nuisance or where the future safety of residents cannot be assured. Noise can affect health and have a direct impact on local amenity. Its impact can therefore be a material planning consideration. Noise from military flying is noticeable in parts of East Anglia. Safeguarding zones and sound contours have been defined by the Ministry of Defence for some military establishments including Wattisham.

The District Planning Authority takes account of this information in its decisions on the location of new housing. Smells, dust and dirt are other forms of pollution which through planning control need to be kept away from residential areas.

Noise and other forms of pollution.

2.3.72 The Planning (Hazardous Substances) Act 1990 allows the District Planning Authority to control the storage and use of substances which could present major fire, explosion or toxic hazards to people in the surrounding area. Housing should be kept away from where substances of this type are stored.

A precautionary approach in situations where hazardous substances are present.

2.3.73 House Extensions - the costs and inconvenience of moving have made it increasingly common for householders to extend or adapt their homes rather than move to another property. Most house extensions are acceptable provided that their size, design and the materials used are appropriate and neighbours' amenities are not seriously affected. In most cases, particularly in the countryside, large extensions to relatively small houses can have a detrimental effect on their appearance and the character of the surrounding area.

Making sure house extensions pay proper attention to neighbours' amenity.

PROTECTING EXISTING RESIDENTIAL AMENITY

POLICY H16

TO PROTECT THE EXISTING AMENITY AND CHARACTER OF PRIMARILY RESIDENTIAL AREAS, THE DISTRICT PLANNING AUTHORITY WILL REFUSE:-

- CHANGE TO NON-RESIDENTIAL USE WHERE SUCH A CHANGE WOULD MATERIALLY AND DETRIMENTALLY AFFECT THE CHARACTER AND AMENITY OF THE AREA BY MEANS OF APPEARANCE, TRAFFIC GENERATION, NUISANCE OR SAFETY;

- THE LOSS OF OPEN SPACES WHICH CONTRIBUTE TO THE CHARACTER OR APPEARANCE OF AN AREA AND WHICH ARE IMPORTANT FOR RECREATION OR AMENITY PURPOSES;

- DEVELOPMENT THAT MATERIALLY REDUCES THE AMENITY AND PRIVACY OF ADJACENT DWELLINGS OR ERODES THE CHARACTER OF THE SURROUNDING AREA. THE CUMULATIVE EFFECT OF A SERIES OF PROPOSALS WILL BE TAKEN INTO ACCOUNT.

KEEPING RESIDENTIAL DEVELOPMENT AWAY FROM POLLUTION

POLICY H17

THE DISTRICT PLANNING AUTHORITY WILL REFUSE RESIDENTIAL DEVELOPMENT IN AREAS WHICH ARE SUBJECT TO, OR ARE EXPECTED TO BECOME AFFECTED BY, EXCESSIVE ROAD TRAFFIC NOISE OR WHICH WOULD BE EXPOSED TO EXCESSIVE NOISE LEVELS FROM INDUSTRIAL OR OTHER PREMISES.

RESIDENTIAL DEVELOPMENT WILL NORMALLY BE REFUSED IN AREAS WHICH HAVE, OR ARE LIKELY TO HAVE, SIGNIFICANTLY REDUCED AMENITY OR SAFETY BY VIRTUE OF PROXIMITY TO:-

- NOISE, SMELL OR OTHER FORMS OF POLLUTION EMANATING FROM NEARBY AGRICULTURAL OR OTHER PREMISES;

- INDUSTRIAL PREMISES OR OTHER INSTALLATIONS WHICH INVOLVE THE USE, STORAGE OR HANDLING OF HAZARDOUS SUBSTANCES.

EXTENSIONS TO EXISTING DWELLINGS

POLICY H18

APPLICATIONS FOR EXTENSIONS TO EXISTING DWELLINGS WILL BE APPROVED, PROVIDED THAT THEY:-

- ARE IN KEEPING WITH THE SIZE, DESIGN AND MATERIALS OF THE EXISTING DWELLING;

- WILL NOT MATERIALLY OR DETRIMENTALLY AFFECT THE AMENITIES OF NEIGHBOURS OR THE CHARACTER AND APPEARANCE OF THE AREA;

- WILL NOT RESULT IN OVER-DEVELOPMENT WITHIN THE CURTILAGE.

THE CUMULATIVE EFFECT OF A NUMBER OF EXTENSIONS TO THE EXISTING DWELLING WILL BE REGARDED AS A MATERIAL CONSIDERATION.

Accommodation involving Special Family Needs

2.3.74 Provision for special family needs, such as the accommodation of elderly relatives or people with disabilities, may require the alteration or extension of existing dwellings. Annexes for this purpose should normally be physically part of or connected to the original house and should not be regarded as a means of eventually obtaining planning permission for separate accommodation. Applicants will therefore normally be expected to enter into an agreement under the Town and Country Planning Act 1990 to ensure physically separate households are not created. Separate vehicular access will not normally be considered appropriate. Where proposals involve historic buildings particular care will need to be paid to the character and appearance of the listed building and its setting (see Policy HB1 and Policy HB3).

The needs of elderly relatives or people with disabilities.

ACCOMMODATION FOR SPECIAL FAMILY NEEDS

POLICY H19

IN THE COUNTRYSIDE OR IN OTHER SITUATIONS WHERE A SEPARATE DWELLING WOULD NORMALLY BE UNACCEPTABLE, THE SUBDIVISION OR EXTENSION OF AN EXISTING DWELLING TO PROVIDE A SELF-CONTAINED RESIDENTIAL ANNEX MAY BE PERMITTED TO MEET SPECIAL FAMILY NEEDS.

IN THESE CIRCUMSTANCES THE DISTRICT PLANNING AUTHORITY WILL NORMALLY EXPECT THE APPLICANT TO ENTER INTO AN AGREEMENT UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 TO PREVENT A SEPARATE DWELLING BEING CREATED WHICH IS UNRELATED TO THE SPECIAL FAMILY NEEDS IDENTIFIED.

WHERE EXTENSIONS ARE REQUIRED TO MEET SPECIAL FAMILY NEEDS THEY SHOULD BE MODEST IN SCALE AND IN KEEPING WITH THE ORIGINAL DWELLING.

Targets to be monitored as part of the performance of the Local Plan

Housing

- to ensure a 5 year supply of readily available land exists at all times for general needs housing

- to maximise the number of affordable homes provided as part of larger housing schemes within towns and larger villages

- to identify the number, type and location of affordable houses built in the rural area compared to an assessment of local needs.