Claire House and Repton Court PLANNING BRIEF Planning & Regeneration Services April 2010

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Section 1: Background – the site and existing development

1.1. Location

1.2. The site at Claire House and Repton Court is located on Repton Grove and Fullwell Avenue within Fullwell Ward in the northern part of the borough.

1.3. There are large areas of Green Belt, Sites of Nature Conservation Importance, and Conservation Areas to the north and west of the site, including Claybury Park directly to the north, which is separated from the site by iron fencing that marks part of the site’s boundary. To the south and east is predominately residential development of two to three storeys, except for a 12 storey high rise tower (Owen Waters House) immediately to the east of the site.

Repton Court Claire House site

Fullwell Cross Roundabout and Barkingside Town Centre

Towards Gants Hill, South Redbridge and Ilford Town Centre

Map 1: Location Map

1.4. Fullwell Avenue runs directly to Fullwell Cross roundabout and Barkingside town centre (approximately 1.5 kilometres to the east), from which it is possible to follow the A123 all the way to Ilford Town Centre.

1.5. The nearest underground station is Fairlop station on the Central Line, approximately two kilometres to the east of the site.

1.6. Bus route 169 provides a connection to Ilford via the Barkingside District Centre. This service runs past the site. The site however has a relatively low public transport accessibility level (PTAL) of 1b (1a lowest, 6b highest) when compared to other parts of the borough.

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1.7. A range of community facilities are located within 500 metres of the site, including Glade Primary School, Caterham High School, the Glade allotment site, Claybury Park, Cocked Hat Plantation (including Hurstleigh Gardens), and two retail parades (including a post office at Fullwell Parade, about 300 metres to the east of the site along Fullwell Avenue). A health clinic is also within walking distance, being located at Heathcote Avenue to the south of the site.

1.8. Current Use

1.9. The site at Repton Court and Claire House is 1.67 ha in size (4 acres/16,700sqm), with the following residential development presently on the site (as shown on Map 2 below):

(a) Claire House 1-12 - 12 x 2 bed 4 person flats (low rise – 3 storeys) – 36 habitable rooms

(b) Repton Court - 1-36 – 36 x 2 bed 4 person flats (low rise – 3 storeys) – 108habitable rooms

(c) Repton Court 37-60 – 24 x 1 bed 2 person flats (low rise – 3 storeys) – 48habitable rooms

Repton Court and Claire House Site (1.67ha)

Map 2: Site Map.

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1.10. Consequently there is a total of 72 flats (or approximately 192 habitable rooms). With a site area of 1.67 ha site area, this equates to a density of 43 flats per hectare, or approximately 114 habitable rooms per hectare.

1.11. The buildings are typical 1960’s – 70’s style that are now very outdated in terms of both overall design and sustainability. A substantial amount of work is required to the buildings to meet basic Decent Homes standards. Considering that these properties are now in the region of 40 years old, it is anticipated that the buildings will require not just one off renovations but frequent and costly maintenance.

1.12. The amenity space currently provided at Claire House and Repton Court is generous but it is not of a high quality and has little or no landscaped areas, no formal play areas, no clearly marked private/public boundaries, and no secure private amenity areas. The amenity space has a very open feel but also a very vacant character with no aspects of design continuity or enclosure normally designed into residential schemes and large parts of the site are poorly utilised.

1.13. There are approximately 40 car spaces on the site and these are well used; the location and arrangement of the car parking is however inefficient.

1.14. There is also local concern about the perceived shortfall of parking spaces against current demand for car parking within the area generally, with more parking currently being added opposite Claire House on the other side of Fullwell Avenue.

1.15. Planning Policy Designations

1.16. The site has no specific policy allocation on the Local Development Framework (LDF) Proposals Map and the site is therefore generally guided by design policies relevant to all new development throughout the borough. However the site is directly adjacent to areas subject to a number of policy designations including Green Belt, Conservation Area, Green Corridors and Sites of Nature Conservation Importance (see Map 3 below).

1.17. The proximity of these designations to the site means that these identified values will need to be considered in the overall design of any development scheme. Specifically, the special character of the nearby conservation area would need to be preserved and enhanced, the surrounding area of land dedicated to nature conservation and green corridor should not be adversely impacted upon, and the adjoining area of Green Belt should not be encroached upon.

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Map 3: Current Local Development Framework Designations

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Section 2: Future Development Parameters

2.1. Preferred Land Uses

2.2. As noted above, the site has no specific policy allocation on the Local Development Framework (LDF) Proposals Map; consequently, acceptable land use on the site is guided by Local Development Framework (LDF) Policy BD1 ‘All Development’. A key criterion in that policy is that development must 'be compatible with and contribute to the distinctive character and amenity of the area in which it is located'. As the site and its surrounds are currently used for residential purposes, future redevelopment of the site for residential purposes would be supported in principle.

2.3. With a total site area of 1.67 hectares, the site is considered sufficiently large enough to consider on-site provision of community facilities to meet the demand arising from the intensification of the site for residential purposes.

2.4. With regard to community facilities, where a new development scheme imposes additional demand on existing local community facilities, planning permission will only be granted where that demand can be met by current provision or where it can be offset by contributions towards the provision of new or enhanced facilities. In promoting access to community facilities the Council will grant planning permission if major development proposals (such as the redevelopment of the subject site) include community facilities as an integral part of the development, as outlined in LDF Policy C2 ‘Access to Community Facilities’. A summary of the key LDF Policies relating to the site can be found in Appendix A of this Planning Brief.

2.5. Similarly, for larger sites the LDF seeks the incorporation of appropriate public open space and landscaping (refer Policy CR4 – Provision of Open Space). However, in the case of the subject site, there are a number of existing open space areas within close proximity to the site and consequently, a contribution would be sought to improve these existing sites rather than on-site provision.

2.6. House Types

2.7. The Council seeks the provision of a range of house types in the borough in order to meet the housing needs of different groups. The subject site, due to its size and location, is suitable for a range of house types, including family size housing, as well as one and two bedroom housing.

2.8. The type and size of housing provided on the site should reflect the current needs as identified in the Housing Requirements Study (refer LDF Policy H2 – Housing Choice). The findings of this study and the subsequent Strategic Housing Market Assessments for London and the East London Sub-Region identify a shortfall of 1 and 2 bedroom units across all tenures, particularly in the Intermediate tenure, and the need for larger family sized homes (3 and 4 bedrooms) in the Social Rented tenure.

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2.9. The site represents one of the more suitable opportunities for new family size housing within the borough and consequently, subject to overall housing requirements (including those of existing residents), it is envisaged that there will be a strong emphasis towards family size housing on the site. Some one and two bedroom units will also be necessary in order to reflect the housing needs of existing residents, who are currently housed in one and two bedroom units and will be re-accommodated in the redevelopment.

2.10. Density

2.11. LDF Policy BD3, ‘Density in New Residential Development’ states that where new development complies with Policy BD1 ‘All Development’ planning permission will be granted for new residential development where it achieves densities applicable to its location within the borough.

2.12. For Claire House and Repton Court, as a site in an established residential area away from the Metropolitan Centre and other district centres in the borough, target residential densities are in the range of 30-50 units per hectare or 150-200 habitable rooms per hectare (hrh). This is consistent with the density of the surrounding Fullwell Ward, which is 40 dwellings per hectare or 203 habitable rooms per hectare (ODPM Generalised Land Use Database for wards 2004, 2001 Census, as calculated in the 2006 Borough Profile).

2.13. The site is 1.67 ha in size, which would allow for up to 83.5 units on the site (based on 50 units per hectare) or up to 334 habitable rooms (based on 200 habitable rooms per hectare) in line with LDF Policy BD3. This would represent a 14% increase in units and a 70% increase in habitable rooms currently achieved on the site.

2.14. Considering the above figures for the current use on the site it is clear that the site is not achieving its full potential and that there is capacity for additional housing units and habitable rooms as part of a more efficiently designed development scheme.

2.15. Although the LDF sets a density range for different broad character areas across the borough, within those areas appropriate densities do vary between sites to reflect local character and physical site attributes, which may allow for different degrees of intensification. Each scheme is judged in relation to its context.

2.16. Importantly, Policy BD1 ’All Development’, whilst requiring development to ‘be of a building style, massing, scale, density and design appropriate to the locality’, also seeks that development ‘realise the potential of the land’; for the subject site it is considered that if designed appropriately, the potential of the site may be greater than that implied by the density range applicable to the site.

2.17. Furthermore, as there is a need in the outer suburban areas of the borough for larger family sized dwellings with more habitable rooms (where such dwellings are appropriately located), if a proposal could meet other standards (i.e. building heights, car parking, amenity space, design quality) with increased on-site density ratios, there could be strong justification for the redevelopment of the site at Repton Court and Claire House to exceed LDF density guidance.

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2.18. Furthermore, justification for increased on-site density would be stronger if a proposal exceeded density guidance relating to habitable rooms per hectare as a result of providing predominately family size housing that reflected the housing needs for the area, compared to a proposal that exceeded density guidance relating to units per hectare as a result of providing predominately one and two beds that could be provided elsewhere in the borough (particularly for example, in town centres where higher densities are envisaged in the LDF). However, in either case, other design standards such as heights, car parking, amenity space, and design quality would need to be met.

2.19. Building Heights

2.20. Existing development on the site is three storeys. Development immediately surrounding the site is predominantly two storeys, except for Owen Waters House, a 12 storey high rise tower immediately to the east of the site.

2.21. The size of the site means that a range of building heights should be able to be accommodated on the site without having an adverse impact upon the streetscape, adjoining residential dwellings, or the identified values of Claybury Park to the north and west of the site.

2.22. As a general principle, three storeys is acceptable across the site, particularly on the frontage and boundaries immediately adjoining existing residential dwellings, with areas of up to four storeys in areas not visible from the highway or adjoining residential development.

2.23. The location and height of buildings on the site will need to respond appropriately to the historic conservation and green belt / open space values of the adjoining Claybury Park and on this boundary, a lower building height may be more appropriate.

2.24. Amenity Space

2.25. LDF Policy BD4 ‘Amenity Space in New Residential Development’ requires that new development provide 20 sqm of amenity space per habitable room, except where flatted development is provided with a balcony in excess of 4 sqm, in which case the amenity space requirement is reduced to 15 sqm per habitable room.

2.26. Claybury Park (which is over 70 hectares) immediately adjoins the site and can be directly accessed through a gate in the northern fence. Consequently, there is scope for reduced provision of amenity space on the subject site; this however would be dependent on the mix of housing proposed (which is likely to include family housing), its likely occupancy (potentially a large number of children), and whether appropriate facilities (i.e. children’s play areas) are conveniently located within Claybury Park.

2.27. The proximity of the site to Claybury Park also represents an opportunity to promote healthy living and the open aspect of the site.

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2.28. Car Parking and Access

2.29. There is a perception that there is insufficient parking on the site, with approximately 40 parking spaces currently provided. Current provision equates to approximately 0.55 spaces per dwelling, which is below the maximum rate of 1 space per 1-2 bed unit under the LDF (refer Policy T5 – Parking Standards).

2.30. The layout of car parking on the site is ad-hoc and inefficient, contributing to the overall poor layout and inefficient use of the site.

2.31. Future development of the site will need to provide adequate parking for existing and future residents, but not exceed the maximum standards outlined in Policy T5 – Development Standards in the LDF. Adequate provision will also need to be made for cycle parking as an integral part of the design.

2.32. Where a lesser standard of parking provision than that required by the LDF is proposed, applications will be considered on the basis of adherence to green travel planning measures, levels of public transport accessibility, the availability of public parking, the character of the area and the nature of the development proposed.

2.33. In this regard, it is noted that the site has established transport behaviour (i.e. as existing residents will be re-accommodated in the completed re-development), a low public transport accessibility level compared to other parts of the borough, existing concerns about car parking demand versus supply in the local area generally, and the proposed re-development is likely to be predominately family sized housing (which in-turn is likely to have higher car ownership rates); these factors may result in limited practical opportunity to reduce car parking provision much lower than the ‘maximum’ permitted in the LDF.

2.34. A detailed transport assessment will be required to accompany any formal planning application and will address the above considerations in order to achieve an appropriate balance between sustainability objectives (reducing car usage), ensuring best use of the site (much needed housing in preference to surplus / underutilised car parking) and the need to provide safe car parking opportunities for residents and visitors.

2.35. Vehicular access to the site is currently situated close to the sharp bend on Repton Grove (which also joins Fullwell Avenue at a sharp bend). Consideration should be given to whether there is an alternative and safer access point for vehicles, having regard to the design of any development proposals, the surrounding road network and existing development.

2.36. Sustainable Design and Construction

2.37. Under the Council’s development plan (which includes the London Plan), new development is required to comply with the Mayor of London’s Energy Hierarchy, namely:

(a) be lean: using less energy, in particular by adopting sustainable design and construction measures;

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(b) be clean: supplying energy efficiently, in particular by prioritising decentralized energy generation, and

(c) be green: using renewable energy.

2.38. Redevelopment on the site will therefore need to meet the following standards as a minimum:

(a) for residential development: Code for Sustainable Homes ‘Level 4’ (as per the Council’s Sustainable Design and Construction Supplementary Planning Guidance);

(b) for non-residential development : Building Research Establishment Environmental Assessment Method (BREEAM) ‘very good’ rating (as per the Council’s Sustainable Design and Construction Supplementary Planning Guidance), and

(c) 20% reduction in carbon dioxide emissions using on-site renewable energy.

2.39. The size of the site, its location, and potential uses presents a number of opportunities for sustainable design and construction approaches which the Council would expect to be incorporated, including:

(a) Orientation of new buildings on the site to reduce solar gain in summer and increase it during winter.

(b) Passive ventilation to reduce the need for air conditioning. (c) Construction materials with high insulation values and construction

methods to maximise air tightness within the building. (d) Innovative approaches to insulation, such as green roofs. (e) Water cycle measures, such as water efficiency devices and on-site

sustainable urban drainage measures (i.e. water butts, permeable surfaces, soak-aways).

(f) De-cententralised energy, including a communal heat and power (CHP) system.

(g) A range of renewable energy sources, including solar hot water, photovoltaic (i.e. electricity from the sun), ground and air source heat pumps.

(h) Ecological measures to integrate the site with the surrounding green belt land, as well as design aspects that encourage the use of the surrounding local open space;

(i) Promotion of sustainable transport options, including cycle parking bays and car-club spaces.

2.40. The Council will require that sustainability measures are proven, reliable, appropriate to the site and the proposed use, and make a meaningful contribution to the reduction of carbon dioxide emissions and sustainability outcomes.

2.41. Internal Space Requirements

2.42. To ensure that dwellings have adequate internal space to make them functional and sustainable the Council LDF Policy BD7 Internal Space specifies a minimum level of internal space for new dwellings that is required for planning permission

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to be granted (see Appendix A below) and these will apply to any scheme regardless of tenure.

2.43. However the Council’s Affordable Housing Supplementary Planning Document (SPD) (March 2009) recognises that registered social landlords (RSLs) have strict design standards that must be met in order to attract social housing grant funding from the Homes and Communities Agency (HCA). As part of the HCA English Partnership’s design and quality standards, (outlined in their Places Homes People publication (revised from November 2007)), new homes must meet or exceed the following minimum internal floor space standards:

1 Bed/2 person homes 51 sq m 2 Bed/3 person homes 66 sq m 2 Bed/4 person homes 77 sq m 3 Bed/5 person homes 93 sq m 4 Bed/6 person homes 106 sq m

2.44. Whilst the Council’s own internal space standards for new housing schemes have passed independent examination by the Planning Inspectorate and are therefore adequate, the HCA standards require more internal floor space than those required by the Council. These standards will apply to the housing scheme discussed in this Planning Brief where it is a RSL housing scheme and social housing grant funding is sought to subsidise its development. These standards are the minimum acceptable for such a scheme and it is expected that all new schemes for affordable homes have a range of houses with average sizes well in excess of the minimum.

2.45. Trees

2.46. There is actually little of value in terms of treescape on the Repton Court Claire House site, but there is an important belt of trees to the west of Repton Court at the site boundary; these predominantly Elm Trees that are dying from Dutch Elms disease and unlikely to survive in the long term. However among these are some Prunus and Hawthorn that must be considered if building is proposed close to this screen. A well established, large and mature Maple is noted to the front of Claire House and any proposals for development must consider this from inception. If necessary the tree will be given tree preservation order (TPO) status to ensure its long-term retention. Similarly a pair of mature Oak that appear as a single tree due to close proximity (T2) are noted to the rear of Repton Court close to the boundary with Repton Park and should be retained. These are also subjects of a TPO if necessary.

2.47. Flooding

2.48. The site does not fall within either Flood Zone 2 or 3 under Planning Policy Statement 25 – Development and Flood Risk. However, as the site is over one hectare in size, a Flood Risk Assessment (FRA) will be required and any development proposal will need to be referred to the Environment Agency for consideration. The FRA will need to consider potential flooding on the site (i.e. surface and groundwater), as well as the potential that any proposed

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development would exacerbate flooding elsewhere due to increased hard standing on the site.

2.49. Planning Obligations and Community Infrastructure

2.50. The Council’s Local Development Framework (specifically Strategic Policy 12: Planning Obligations) requires developers to make appropriate contributions to offset the cost of providing new physical and social infrastructure required as a result of their proposals either by way of financial contributions, or direct provision of such infrastructure within larger developments.

2.51. In accordance with the Planning Obligations Strategy Supplementary Planning Document, Section 106 obligations will be used to secure these contributions. The Strategy covers the following infrastructure items:

(a) Education (primary / secondary) (b) Social / Community (community care and social services) (c) Affordable Housing (d) Health (e) Transport and Traffic Management (Sustainable Transport Measures, Travel

Plans) (f) Percent for Art, Archaeology and Conservation (g) Open Space (h) Employment and Training (i) Libraries (j) Sports Facilities

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Section 3: Preferred Approach to Redevelopment

3.1. Realising the Potential of the Land

3.2. In the context of challenging housing targets and the desire to protect open space and the Green Belt, the Council seeks all new development to ‘realise the potential of the subject site’ (refer Policy BD1 All Development). Even though the density of the existing development is towards the upper end of the density range applicable to the site, it is evident that the existing arrangement of buildings on the site is inefficient as it results in large areas of poor quality, under-utilised amenity space, and ad hoc car parking areas.

3.3. The existing buildings themselves are in poor repair, with substantial works required to bring them upto the appropriate Decent Homes standards.

3.4. Given the above, any redevelopment of the site should:

Realise the potential of the land; Realise a scheme that represents better, safer and more efficient urban

design than currently exists; Contribute as far as possible to achieving borough wide housing targets;

and Produce more sustainable buildings on the site.

3.5. Redevelopment options include ‘infill’ development, or a comprehensive redevelopment of the site. Infill development involves developing only those areas of the site that is currently undeveloped land, whereas comprehensive redevelopment involves finding alternative accommodation for existing residents, demolition of all of the existing buildings and the complete redevelopment of the entire site.

3.6. The ‘infill’ option offers a number of advantages in terms of avoiding disruption to residents through the need to relocate them whilst new buildings are built, as well as avoiding the potential to have to compulsorily purchase units to enable complete redevelopment of the site.

3.7. However infill development of the site is less likely to result in an acceptable design outcome (dwelling types, privacy, high quality amenity space, sufficient car parking, appropriate integration with the surrounding area, high quality design etc) within the constraints of the existing arrangement of buildings. These disadvantages, if not overcome, are considered to outweigh the benefits of infill (outlined in 3.6 above). Furthermore, if these disadvantages are not able to be adequately resolved, planning permission for an infill development is not likely to be granted.

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3.8. Proposed approach

3.9. Given the limitations of achieving appropriate infill development on the site, the Council’s preferred approach to realising the potential of the site is through its complete redevelopment of the site. This would enable:

(a) A new and much more efficient design for the site overall;

(b) Realisation of the potential of the land with an intensified scheme achieving a greater number of dwellings on the site than currently;

(c) Opportunities to address all the inherent problems with the existing scheme;

(d) Much easier to deal with ancillary issues such as parking, amenity space provision, and landscaping;

(e) Opportunity to create homes that have design continuity and well designed enclosed spaces, which strengthen security and give clarity to the private and public realm;

(f) Opportunity to create terraced, family sized housing in order to reflect housing need;

(g) Opportunity to build sustainable homes to at least Level 4 of the Code for Sustainable Homes, considering energy, water, waste management, materials, pollution, transport and management issues.

3.10. One possible variation to the complete redevelopment of the site is to do this in a phased approach once a development strategy is identified and planning permission obtained, in order to minimise disruption for residents. This would involve parts of the site being developed in an ordered manner and tenants decanted into the new homes as each phase of the scheme is built, and the resulting vacant properties demolished to clear land for the next phase of the scheme. However a phased scheme may mean making the best of the existing site layout to gradually develop the entire site, and the finished scheme is unlikely to be the best design option for the site but a compromise, with the final layout rationalised in opportunistic stages. There are obvious advantages with this in terms of limiting decanting issues to on-site options, making movement for residents easier. There is however the risk that such a phased approach may perpetuate some of the site’s existing problems and this would not be acceptable from a land use planning perspective.

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APPENDIX A: Key LDF Policies

Policy E1 – Green Belt and Metropolitan Open Land Within the Green Belt and Metropolitan Open Land shown on the Proposals Map, and the Major Developed Sites set out in Schedule 1, the Council will apply national policy set out in Planning Policy Guidance 2 Green Belts and any successor.

Policy E2 – Nature Conservation The Council will protect and where appropriate enhance the Borough’s natural heritage, Planning permission will be refused for development having an adverse impact on Sites of Nature Conservation Importance, and Green Corridors (as identified on the Proposals Map).

Policy E3 – Conservation of the Built Heritage The Council will only grant planning permission for development proposals that conserve the historic environment of the Borough (as identified on the Proposals Map), Within Conservation Areas, development proposals must preserve or enhance the character or appearance of the area.

(This policy also applies to new schemes bordering and directly impacting upon the conservation area).

Policy T1 – Sustainable Transport New development will only be granted planning permission where it incorporates measures that demonstrate a reduced reliance on private vehicles. Planning permission will not be granted for development, which would increase trip generation excessively so as to result in an adverse impact on traffic congestion within the local and strategic road network (including motorways) or public transport system. For all major developments a Green Travel Plan will be required to accompany the planning application.

Policy T5 – Parking Standards Car parking will be sought in accordance with the maximum standards set out in Schedule 3. [of the BWPPP DPD]. Proposals should also make provision for motorcycle parking.

Policy H1 – Housing Provision The Council will provide a minimum target of 9,050 new dwellings in Redbridge in the period 2007 to 2017, through key LDF Development Plan Documents (DPD) such as the ‘Housing Capacity’ DPD, and other DPDs such as Area Action Plans (AAP), as well as town centre opportunity sites, major developed sites, infill development, and through encouraging efficient use of the existing stock by seeking a reduction in the number of vacant, unfit and unsatisfactory dwellings.

Policy BD1 – All Development Proposals for all forms of development must incorporate high quality sustainable construction techniques reflecting the Council’s Supplementary Planning Guidance on Urban Design (September 2004) and Sustainable Design and Construction (May 2005). To gain planning permission, a development proposal must:

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(1) Be compatible with and contribute to the distinctive character and amenity of the area in which it is located.

(2) Be of a building style, massing, scale, density and design appropriate to the locality.

(3) Realise the potential of the land. (4) Contribute to local architecture and design quality. (5) Protect or enhance the effects on valuable habitats and species. (6) Ensure that landscaping is an integral element in layout design, taking account of

existing physical features (e.g. trees, hedgerows, walls, etc). Where appropriate, trees and shrubs should augment the amenity and appearance of the site.

(7) Not prejudice the amenity of neighbouring occupiers by unreasonably restricting sunlight, daylight or privacy to their properties.

(8) Create safe and secure environments and reduce the scope for fear and crime by taking into account the Police Service’s “Secure by Design” Standards.

(9) Be designed to meet the needs of all and include provision for disabled access to, and within public areas.

(10) Include appropriate provision for the storage and collection of waste and recyclable material.

(11) Demonstrate that there is no significant adverse impact on surrounding uses in terms air, water, noise pollution, and of fume and smell nuisance.

(12) Where appropriate provide evidence that there is capacity in utility infrastructure.

Policy BD3 – Density in New Residential Development In complying with Policy BD1, planning permission will be granted for new residential development where it achieves the following densities:

(1) In Ilford Metropolitan Centre: 240- 435 units per ha (650-1100 habitable rooms per ha).

(2) In the Gants Hill District Centre: 165-275 units per ha (450-700 habitable rooms per ha).

(3) In the Barkingside, South Woodford and Wanstead District Centres: 80-120 units per ha (250-350 habitable rooms per ha).

(4) In areas close to the Metropolitan and District Centres (listed in Schedule 4) and along main roads, residential and mixed-use densities should range from 30-65 units per ha (150-200 habitable rooms per ha) for detached and linked houses, to 50-80 units per ha (200-250 habitable rooms per ha) for terraced houses and flats and where it is mostly flats, from 80-120 units per hectare (250-350 habitable rooms per ha).

(5) In the established residential areas not covered above, a residential density in the range of 30-50 units per ha (150-200 habitable rooms per ha).

Policy BD4 – Amenity Space in New Residential Development The Council will grant planning permission where new development provides amenity space in accordance with the following minimum standards:

(a) New converted or extended residential development – 20 sq. metres amenity space per habitable room.

(b) Sheltered housing – 12 sq. metres amenity space per habitable room. (c) Residential institutions – 6 sq. metres amenity space per resident.

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(d) Residential development of flats – When a habitable flat is provided with balcony in excess of 4 sq. metres, then the amenity space requirement for that room shall be reduced to 15 sq. metres.

2. In all cases, amenity space in new residential development should:

(a) Be compatible with the prevailing pattern in the surrounding area. (b) Be of a usable and practical configuration. (c) Be of an appropriate scale to ensure usability. (d) Be ‘fit for purpose’ in terms of the particular building it serves. (e) Incorporate high quality landscaping. (f) Achieve freedom from overlooking, and privacy, between the rooms of one house

and those of another. (g) Where open space is provided for flatted development and sheltered housing, the

needs of the likely occupants of the dwellings and the character of the surroundings should be taken into account.

(h) Result in an acceptable relationship between buildings.

The Council will calculate amenity space by excluding areas used for parking (such as driveways) and buffer strips less than 1.5 metres wide. The Supplementary Planning Guidance on Amenity Space and Residential Development (October 2005) sets out further guidance on amenity space in new residential development.

Policy BD7 – Internal Space For new dwellings, the Council will grant planning permission where a minimum level of internal space is provided as below:

No of habitable rooms 1 2 3 4 5 Minimum space (sqm) 35 43 53 70 85

Policy C2 – Access to Community Facilities The Council will promote access to community facilities by granting planning permission where Major development proposals include community facilities as an integral part of the development. Planning permission will only be granted for development which imposes additional demand on community facilities, where that demand can be met by current provision or where it can be offset by contributions towards the provision of new or enhanced facilities. Guidance is set out in the Planning Obligation Strategy Supplementary Planning Document (June 2006).

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