North East Derbyshire Publication Draft Local Plan (Reg 19)

Ended on the 4th April 2018
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5 LIVING COMMUNITIES

(1) Introduction

5.1 The Local Plan aims to ensure that a wide choice of good quality housing is provided in the District to meet the needs of all sections of the community. This chapter will identify housing allocations to support the levels of sustainable growth identified in the Spatial Strategy Chapter, policies which address the range of household needs, such as affordable housing, type and mix of housing, specialist housingand agricultural, forestry and other occupational dwellings. It also addresses the needs of Gypsies, Travellers and Travelling Showpeople.

(3) Housing Allocations

5.2 Allocating a site in the Local Plan establishes the principle that the development of the site for housing is acceptable. Site allocations provide greater certainty both to developers and local people to help understand what may happen in their neighbourhood in the future. They also help the Council and infrastructure providers to look at the cumulative impact of development and plan for future needs, such as school places, transport improvements and water capacity.

5.3 The Local Plan must provide for a sufficient quantity, quality, and type of housing in the right locations, taking account of need and demand. Policy SS2: Spatial Strategy and the Distribution of Development in Chapter 4 sets out that the Local Plan will make provision for the delivery of a minimum of 6,600 dwellings over the period 2014-2034 (330 dwellings per annum), of which 5032 are allocated in the Plan.

5.4 Sites which have been allocated in the Local Plan to provide the supply of sites to meet the housing land requirement are listed in policy LC1: Housing Allocations. The Housing Trajectory at Appendix B shows how these housing allocations are expected to be delivered during the plan period, including the first five years.

5.5 Allocations have been made by balancing a range of considerations, such as the site's availability, suitability and deliverability, and also the findings of the Sustainability Appraisal process. They include sites with or without planning permission.

5.6 Although historically small windfalls have made a positive contribution to housing delivery in the District[10], an allowance for future windfalls has not been factored into the calculation of housing supply. However, as explained in Chapter 4, they provide a flexibility allowance of approximately 75 dwellings per year to the housing supply.

5.7 The Plan will allocate only those housing sites which are capable of accommodating 10 or more dwellings. This threshold provides a good range of sites to be considered. Smaller sites can be allocated by Neighbourhood Plans, providing proposals conform to the relevant policies of the Local Plan.

5.8 The Council recognises that it is critical to monitor the delivery of allocated sites to ensure that sufficient housing is coming forward and that a five year supply of deliverable sites continues to be available. In line with the NPPF, the Council should identify and update annually a supply of specific deliverable sites, sufficient to provide 5 years' worth of housing against its housing requirement, with an additional buffer. This buffer may be set at 5% (moved forward from later in the plan period) to ensure choice and competition in the housing market, or 20% where there has been a record of persistent under delivery.

5.9 Between 2014 and 2017 there has been a very slight under-delivery of 15 dwellings[11] and therefore the housing trajectory in Appendix C has sought to ensure a 20% buffer within the first five years after adoption. If in future monitoring years, the last three years rolling average net completions (as required for the Housing Delivery Test) exceed the housing requirement, the buffer should be reduced to 5%. However, if it becomes clear that a five year supply of deliverable sites does not continue to be significantly available in each of the three years, the allocations in the Plan will be reviewed.

(29) POLICY LC1: Housing Allocations

The following sites are allocated on the Policies Map for housing to deliver the housing land requirement set out in policy SS2: Spatial Strategy and the Distribution of Development:

Site

Approximate Capacity within Plan Period

Other policy requirements (not an exhaustive list)

(5) Clay Cross



SS4 Former Biwater Strategic Site

825

SS4

(2) CC1. Land at Stretton Road, Clay Cross

120

ID2, SDC4, SDC14,

(3) CC2. Land North of Clay Lane, Clay Cross

25

ID3, SDC3, SDC4, SDC11, SDC14

CC3. Land off Holmgate Road, Clay Cross

15

ID7

CC4. Land at Broadleys, Clay Cross

10

ID3, SDC4, SDC5




(220) Dronfield



(35) DR1. Land off Shakespeare Crescent & Sheffield Road, Dronfield

235

ID2, ID3, ID6, SDC2, SDC3

(28) DR2. Land North of Eckington Road, Coal Aston, Dronfield

200

ID2, SDC2, SDC3, SDC4, SDC5, SDC14

(2) DR3. Land at Stubley Lane, Stubley Hollow, Dronfield

40

ID2, ID3, SDC2, SDC4




(6) Eckington



(16) EC1. Eckington South

400

ID3, SDC3, SDC4, SDC14,

EC2. Land at Staveley Lane, Eckington

90


EC3. Bradley Lomas Electrolok Ltd, Church Street, Eckington

28





(18) Killamarsh



(7) KL1. Land at Westthorpe, Killamarsh

330

ID3, SDC3, SDC4, SDC14

(3) KL2. Land off Rotherham Road, Killamarsh

70

ID3, SDC14

(1) KL3. Land off Primrose Lane, Killamarsh

30

ID8

(1) KL4. Land at 28 Ashley Lane, Killamarsh

14


KL5. The Old Station, Station Road, Killamarsh

14


KL6. Land off Boiley Lane, Killamarsh

13





(2) Calow



CA1. Land at Churchmeadows, Calow

47

SDC4

CA2. Land at Top Road, Calow

20





(2) Grassmoor



GR1. Land at Windwhistle Farm, Grassmoor

127





(3) Holmewood



(1) HO1. Land to the West of Chesterfield Road, Holmewood

225

SDC3, SDC12

HO2. Allotments at Hunloke Road, Holmewood

135


HO3. Land South of 205 Chesterfield Road, Holmewood

50


(1) HO4. Land between 205 and 235 Chesterfield Road, Holmewood

15


HO5. Land West of 20 Masefield Avenue, Holmewood

10





Morton



(1) MO1. Land North of Stretton Road, Morton

80

ID3, ID6, SDC3, SDC14




North Wingfield



NW1. Land at Croft House, North Wingfield

22


NW2. Land at Holborn House, Chesterfield Road, North Wingfield

50





(3) Pilsley



(1) PI1. Land North of Hallgate Lane, Pilsley

85

SDC12




(2) Shirland



(1) SH1. Land at Hallfieldgate Lane, Shirland

92


(1) SH2. Land North of Park Lane, Shirland

40

ID3, SDC4, SDC14




Stonebroom



(1) ST1. Land to the rear of 21-55 Kingsley Crescent, Stonebroom

30


(1) ST2. Land to the rear of 14A to 54 High Street, Stonebroom

35

ID3, SDC4




(2) Tupton



(1) TU1. Land at Ankerbold Road, Tupton

215

ID3, SDC4, SDC14

TU2. Land to the Rear of 10 to 52, Ashover Road, Old Tupton

68


TU3. Land South of Sunningdale Park, Tupton

46





(2) Wingerworth



SS3. The Avenue Strategic Site

716

SS3

(2) WW1. Land at Hanging Banks, Wingerworth

250


(1) WW2. Land South of Mill Lane, Wingerworth

215





TOTAL DWELLINGS

5032


In order to off-set the effect of removing land from the Green Belt at allocation sites DR1, DR2, DR3, EC1, KL1 and KL2, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate.


5.10 A brief description of the sites allocated for housing development is given below.

Clay Cross

SS4: Former Biwater Strategic Site

5.11 This strategic site is described in more detail at Policy SS4: Former Biwater Strategic Site.

CC1. Land at Stretton Road, Clay Cross

5.12 This site is located in the south of Clay Cross, is approximately 4.35 hectares in size and is expected to deliver approximately 120 dwellings within the first ten years after adoption of the Local Plan. The site may have potential ecological constraints which would need to be assessed. Furthermore, the site lies within an area that has been defined by The Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.13 In line with policy ID2, development will be required to provide or contribute towards improvements to the A61 corridor, where justified.

CC2. Land North of Clay Lane, Clay Cross

5.14 This site is located in the south-west of Clay Cross, is approximately 1.42 hectares in size and is expected to deliver approximately 25 dwellings within the first five years after adoption of the Local Plan. Options for the creation of suitable highway access need to be assessed. Furthermore, the site lies within an area that has been defined by The Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.15 The eastern part of the site comprises a potential traditional orchard, which is a UK BAP priority habitat type. Impacts would need to be assessed further. To the west of the site is Press Brook, which has a record for water voles, and is within Flood Risk Zones 2 and 3. Mitigation measures, such as a buffer between the brook and any development, should be implemented.

CC3. Land off Holmgate Road, Clay Cross

5.16 This site is located to the west of Clay Cross, near Holmgate, is approximately 0.58 hectares in size and is expected to deliver 15 dwellings within the first five years after adoption of the Local Plan. The site has outline planning permission for 15 dwellings. The proposed Greenway running through the site will need to be accompanied within the design scheme of the development.

CC4. Land at Broadleys, Clay Cross

5.17 This building and grounds are located within the centre of Clay Cross, is approximately 0.36 hectares in size and is expected to deliver approximately 10 dwellings towards the end of the Plan Period. Options for the creation of suitable highway access need to be assessed. The site may also have potential ecological constraints which would need to be assessed. It is located within Clay Cross Conservation Area and the design of any new development will need to reflect this.

Dronfield

DR1. Land off Shakespeare Crescent & Sheffield Road, Dronfield

5.18 This site is located to the south east of Dronfield, is approximately 9.87 hectares in size and is expected to deliver approximately 235 dwellings. The majority is expected to be built within the first ten years after adoption of the Local Plan. The site has a considerable sloping gradient down to Chesterfield Road, as well as a difference in levels between the site and the Highway. This would need to be given consideration in the layout and design of a development proposal. Green infrastructure should be provided to help new development integrate into the landscape. There are also trees protected by TPO No 7 along the north-western and western boundary of the site and in the southwest of the site. These would need to be retained within the layout of the development.

5.19 In line with policy ID2, development will be required to provide or contribute towards improvements to key road junctions to support growth at Dronfield including the B6057 Chesterfield Road / B6158 Green Lane / Callywhite Lane, and A61 Bowshaw Roundabout, where justified. In order to off-set the effect of removing this land from the Green Belt, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate.

DR2. Land north of Eckington Road, Coal Aston, Dronfield

5.20 This site is located to the north of Coal Aston, Dronfield, is approximately 10.35 hectares in size and is expected to deliver approximately 200 dwellings within the first ten years after adoption of the Local Plan. The site is located in close proximity to the Moss Valley Woods SSSI and is within the Moss Valley Conservation Area. Any impacts from the development proposal on these assets should be considered. The site is visually open and offers long distance views across the countryside to the north. The potential loss of these views should be mitigated by the sensitive design and layout of the development, which emphasises permeability and facilitates intermittent views through the new development.

5.21 Furthermore, the south and north-eastern part of the site lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.22 In line with policy ID2, development will be required to provide or contribute towards improvements to key road junctions to support growth at Dronfield including the B6057 Chesterfield Road / B6158 Green Lane / Callywhite Lane, and A61 Bowshaw Roundabout, where justified.

5.23 In order to off-set the effect of removing this land from the Green Belt, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate. Impact on the nearby SSSI and Ancient Woodland should be avoided.

DR3. Land at Stubley Lane, Stubley Hollow, Dronfield

5.24 This site is located to the north of Dronfield, is approximately 1.18 hectares in size and is expected to deliver approximately 40 dwellings within the first five years after adoption of the Local Plan. Options for the creation of suitable highway access need to be assessed. The site may also have potential ecological constraints which would need to be assessed.

5.25 In line with policy ID2, development will be required to provide or contribute towards improvements to key road junctions to support growth at Dronfield including the B6057 Chesterfield Road / B6158 Green Lane / Callywhite Lane, and A61 Bowshaw Roundabout, where justified.

5.26 In order to off-set the effect of removing this land from the Green Belt, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate.

Eckington

EC1. Eckington South

5.27 This site is located to the south west of Eckington, is approximately 18.20 hectares in size and is expected to deliver approximately 400 dwellings. The majority is expected to be built within years 3 to 15 after adoption of the Local Plan. A development proposal for this site would need to show that satisfactory highway access can be achieved and that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out.

5.28 The site also has some sensitive ecological features along the southern boundary which would need to be addressed and a suitable buffer created. Potential impacts on long distance views into the countryside to the south should also be mitigated. Furthermore, the site partially lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.29 In order to off-set the effect of removing this land from the Green Belt, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate.

EC2. Land at Staveley Lane, Eckington

5.30 This site is located to the south of Eckington, is approximately 4.66 hectares in size and is expected to deliver 90 dwellings within the first five years. The site has planning permission and construction has started.


EC3. Bradley Lomas Electrolok Ltd, Church Street, Eckington

5.31 This site is located within the north east of Eckington, is approximately 1.3 hectares in size and is expected to deliver 28 dwellings within the first five years. The site has outline planning permission.

Killamarsh

KL1. Land at Westthorpe, Killamarsh

5.32 This site is located to the south of Killamarsh, is approximately 15.6 hectares in size and is expected to deliver approximately 330 dwellings. The majority is expected to be built within the first 10 years after adoption of the Local Plan. A development proposal for this site would need to show that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out. Consideration will also need to be given to the design of future junction(s).

5.33 The site may also have potential ecological constraints which would need to be assessed. Potential impacts on long distance views into the countryside to the south should also be mitigated and green space planning carefully considered to help integrate new development within the south of the site and the interface with the countryside. Furthermore, the site partially lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.34 In order to off-set the effect of removing this land from the Green Belt, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate.

KL2. Land off Rotherham Road, Killamarsh

5.35 This site is located to the north east of Killamarsh, is approximately 3.06 hectares in size and is expected to deliver approximately 70 dwellings within the first ten years after adoption of the Local Plan. A development proposal for this site would need to show that satisfactory highway access can be achieved and that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out. Furthermore, the site partially lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.36 In order to off-set the effect of removing this land from the Green Belt, compensatory improvements to the environmental quality or accessibility of the remaining Green Belt land will be required where appropriate.

KL3. Land off Primrose Lane, Killamarsh

5.37 This site is located to the north of Killamarsh, is approximately 2.87 hectares in size and is expected to deliver 30 dwellings within the first ten years after adoption of the Local Plan. The site is located in close proximity to the Chesterfield Canal. Development should protect the route of the canal and encourage proposals that enable the reinstatement of the canal in line with Policy ID8: Chesterfield Canal.The site has outline planning permission

KL4. Land at 28 Ashley Lane, Killamarsh

5.38 This site is located within the east of Killamarsh, is approximately 0.47 hectares in size and is expected to deliver 14 dwellings within the first five years after adoption of the Local Plan.

KL5. Old Station, Station Road, Killamarsh

5.39 This site is located within the east of Killamarsh, is approximately 0.43 hectares in size and is expected to deliver 14 dwellings within the first five years after adoption of the Local Plan. The site has planning permission and is currently under construction.

KL6. Land off Boiley Lane, Killamarsh

5.40 This site is located to the south of Killamarsh, is approximately 0.53 hectares in size and is expected to deliver 13 dwellings within the first five years after adoption of the Local Plan. The site has planning permission for 14 dwellings.

Calow

CA1. Land at Churchmeadows, Calow

5.41 This site is located to the west of Calow, is approximately 1.75 hectares in size and is expected to deliver 47 dwellings within the first five years after adoption of the Local Plan. A large part of the site is also designated as a Local Wildlife Site. However it is considered difficult to attribute significant weight to the protection of the site as a designated site when the grassland species for which it merits this status has been repeatedly ploughed up. This resulted in a resolution to grant planning permission for 47 dwellings, subject to the signing of the S106 agreement.

CA2. Land at Top Road, Calow

5.42 This site is located to the east of Calow, is approximately 1.08 hectares in size and is expected to deliver 20 dwellings within the first five years. The site has planning permission and is currently under construction.

Grassmoor

GR1. Land at Windwhistle Farm, Grassmoor

5.43 This site is located to the south east of Grassmoor, is approximately 6.82 hectares in size and is expected to deliver a further 127 dwellings within the first five years. The site has planning permission for 159 dwellings and is currently under construction.

Holmewood

HO1. Land West of Chesterfield Road, Holmewood

5.44 This site is located to the west of Holmewood, is approximately 19.80 hectares in size and is expected to deliver approximately 575 dwellings in total. However, it is anticipated that only 225 of these will come forward within the Plan Period, with the remaining 350 dwellings post Plan period. The site has partly full and partly outline planning permission. The site is visually open and offers long distance views across the countryside to the north and west. The potential loss of these views should be mitigated by the sensitive design and layout of the development, which emphasises permeability and facilitates intermittent views through the new development. The design and layout should also protect the perceived sense of separation between the two historically separate settlements of Holmewood and North Wingfield and not give rise to further coalescence.

HO2. Allotments at Hunloke Road, Holmewood

5.45 This site is located in the centre of Holmewood, is approximately 5.86 hectares in size and is expected to deliver a further 135 dwellings within the first five years. The site has planning permission for 160 dwellings, resolution to grant planning permission for a further 52 dwellings, and is currently under construction.

HO3. Land to the South of, 205 Chesterfield Road, Holmewood

5.46 This site is located to the north west of Holmewood, is approximately 1.74 hectares in size and is expected to deliver 50 dwellings within the first five years after adoption of the Local Plan. The site has planning permission.

HO4. Land between 205 and 235 Chesterfield Road, Holmewood

5.47 This site is located to the north west of Holmewood, is approximately 0.49 hectares in size and is expected to deliver 15 dwellings within the first five years after adoption of the Local Plan. The site has outline planning permission.

HO5. Land West of 20 Masefield Avenue, Holmewood

5.48 This site is located in the centre of Holmewood, is approximately 0.43 hectares in size and is expected to deliver 10 dwellings within the first five years. The site has planning permission and is currently under construction.

Morton

MO1. Land North of Stretton Road, Morton

5.49 This site is located to the north west of Morton, is approximately 3.81 hectares in size and is expected to deliver approximately 80 dwellings within the first five years after adoption of the Local Plan. A development proposal for this site would need to show that satisfactory highway access can be achieved and that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out. Furthermore, the site lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

5.50 Potential impacts on long distance views into the countryside to the west should also be mitigated by low density, single storey development. Significant green infrastructure should be provided to help new development integrate into the landscape.

North Wingfield

NW1. Land at Croft House, North Wingfield

5.51 This site is located in the centre of North Wingfield, is approximately 0.67 hectares in size and is expected to deliver 22 dwellings within the first five years. The site has planning permission.

NW2. Land at Holborn House, Chesterfield Road, North Wingfield

5.52 This site is located to the north east of North Wingfield, is approximately 1.3 hectares in size and is expected to deliver 50 dwellings within the first five years. The site has planning permission and is currently under construction

Pilsley

PI1. Land North of Hallgate Lane, Pilsley

5.53 This site is located to the north of Pilsley, is approximately 3.11 hectares in size and is expected to deliver approximately 85 dwellings within the first five years after adoption of the Local Plan. The site has outline planning permission. High quality design should be provided to mitigate the impact of development on the character of the area and 'gateway' to the settlement.

Shirland

SH1. Land at Hallfieldgate Lane, Shirland

5.54 This site is located to the north of Hallfieldgate Lane, Shirland, is approximately 4.46 hectares in size and is expected to deliver approximately 90 dwellings within the first five years after adoption of the Local Plan. The site has planning permission.

SH2. Land North of Park Lane, Shirland

5.55 This site is located to the south east of Shirland, is approximately 1.43 hectares in size and is expected to deliver approximately 40 dwellings within the first five years after adoption of the Local Plan. A development proposal for this site would need to show that satisfactory highway access can be achieved and that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out.

5.56 The site may have potential ecological constraints which would need to be assessed. Furthermore, the site partially lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

Stonebroom

ST1. Land to the rear of 21-55 Kingsley Crescent, Stonebroom

5.57 This site is located to the south east of Stonebroom, is approximately 1.46 hectares in size and is expected to deliver 30 dwellings within the first five years. The site has planning permission and is currently under construction.

ST2 Land to the rear of 14A to 54 High Street, Stonebroom

5.58 This site is located to the south east of Stonebroom, is approximately 1.8 hectares in size and is expected to deliver approximately 35 dwellings. A development proposal for this site would need to show that satisfactory highway access can be achieved and that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out. The site may have potential ecological constraints which would need to be assessed. The site has outline planning permission, with all matters reserved.

Tupton

TU1. Land at Ankerbold Road, Tupton

5.59 This site is located to the east of Tupton, is approximately 10.11 hectares in size and is expected to deliver approximately 215 dwellings within the first ten years after adoption of the Local Plan. The Eastern Part of the site has planning permission for 15 dwellings.

5.60 A development proposal for this site would need to show that satisfactory highway access can be achieved and that the nearby highway network has sufficient capacity for this scale of development, or that improvement works can be carried out. The site may also have potential ecological constraints which would need to be assessed and any protected trees should be incorporated within the design of the development scheme. Furthermore, the site partially lies within an area that has been defined by the Coal Authority as high risk, containing potential hazards arising from former coal mining activity. A Coal Mining Assessment would need to be carried out.

TU2. Land to the Rear of 10 to 52, Ashover Road, Old Tupton

5.61 This site is located to the west of Old Tupton, is approximately 2.36 hectares in size and is expected to deliver 68 dwellings within the first five years after adoption of the Local Plan. The site has planning permission and is currently under construction.

TU3. Land South of Sunningdale Park, Tupton

5.62 This site is located to the south of Sunningdale Park Tupton, is approximately 1.50 hectares in size and is expected to deliver 46 dwellings within the first ten years after adoption of the Local Plan. The southern part of the site has outline planning permission for 32 dwellings and full permission for 20 park homes, which would substitute part of the outline permission. The northern part has planning permission for 14 dwellings.

Wingerworth

SS3. The Avenue Strategic Site

5.63 This strategic site is described in more detail at Policy SS3: The Avenue Strategic Site.


WW1. Land at Hanging Banks, Wingerworth

5.64 This site is located to the south of Wingerworth and to west of the Adlington Estate, is approximately 10.79 hectares in size and is expected to deliver a 250 dwellings within the first ten years. The site has outline planning permission.

WW2. Land South of Mill Lane, Wingerworth

5.65 This site is located to the east of Wingerworth and the Adlington Estate, is approximately 8.94 hectares in size and is expected to deliver a further 215 dwellings within the first ten years. The eastern part of the site has planning permission for 178 dwellings and is currently under construction. There is a resolution to grant permission on the western part of the site for 95 dwellings.

Housing Need, Range and Choice

5.66 National Planning Policy encourages the creation of sustainable, inclusive and mixed communities. This requires different types and tenures of housing to support the range of households expected to arise in the future; of different sizes, ages and incomes.

(4) Affordable Housing

5.67 Many households in North East Derbyshire who lack any type of housing or live in unsuitable housing cannot afford to buy or rent housing at market rates. These households require affordable housing.

5.68 Affordable housing includes social rented, affordable rented and intermediate housing (both for rent and sale), provided to eligible households whose needs are not met by the open market. Eligibility is determined with regard to local incomes and local house prices. Low cost market housing does not currently fall within the definition of Affordable Housing. However, the Housing White Paper, February 2017, suggests a change in definition, which includes Affordable Homes Ownership.

5.69 The Housing and Planning Act 2016 has introduced a new legal framework for the delivery of Starter Homes. The Act defines Starter Homes as new dwellings only available for purchase by qualifying first-time buyers which are to be sold at a discount of at least 20 per cent of market value, and less than the price cap of £250,000 outside Greater London.

5.70 The Strategic Housing Market Assessment (SHMA) Update was undertaken in 2017 for all four authorities in the Housing Market Area, and should be read alongside the 2013 SHMA Report. These reports estimate what type and amount of housing is required in the District, including the need for affordable housing. The Updated analysis in the SHMA points to an overall need for affordable housing of 172 affordable units per annum in North East Derbyshire District.

The SHMA Update (2017) indicates that an adjustment to meet the full affordable housing need is neither realistically deliverable, nor justified. It therefore applies a 10% upward adjustment to the demographic need of 248 dwellings per annum in order to support enhanced affordable housing delivery, resulting in a level of 273 dwellings per annum. The District's OAN and housing target are both above this figure. As the SHMA states, a higher housing provision will do more to support both delivery of additional affordable homes help improve the affordability of market housing. This will in turn help address the need for affordable housing.

5.71 The Council will expect provision to be made for affordable housing in relation to new build housing schemes, conversions and changes of use, in line with policy LC2. This policy sets out a requirement to provide at least 30% affordable housing within high value areas, and at least 20% in the remaining area of the District, as informed by the Whole Plan Viability Assessment 2018. The high value areas are shown on the Policies Map.

5.72 In applying affordable housing requirements, the Council will allow consideration of the development costs of the proposed development and the impact of this on the viability of any proposed scheme. In circumstances where the viability of the scheme is in question, the applicant will need to demonstrate, through an 'open book' procedure, that the required percentage of affordable housing would not be achievable. Should the Council be satisfied, a lower percentage of affordable housing will be negotiated. The delivery of affordable housing on larger development sites may extend over a long period, within which market conditions may vary. A re-assessment of affordable housing provision on the site may be required in line with an agreed phasing plan.

5.73 Affordable housing should be provided on site in most cases, but in some instances, it may not be possible or appropriate to do so. Examples could include where the provision of a very small number of affordable units may be difficult for a Registered Provider to manage, where off-site contributions would deliver more affordable housing than if provision was made on-site, and this provision is assured, or where the site was in an area where there was already an oversupply of affordable homes.

5.74 Sub-dividing a site or building so that the minimum threshold is not crossed will not avoid the requirement for affordable housing. Thresholds will be applied across the whole of the area to be developed. If there is a reasonable expectation that adjoining land will come forward, the Council will take account of the whole area in calculating any requirement, with each phase providing its share.


(13) POLICY LC2: Affordable Housing

  1. All new housing proposals of more than 10 dwellings within the high value areas, as identified on the Policies Map, will be required to provide at least 30% affordable housing.
  1. All new housing proposals for more than 10 dwellings in the remaining areas of the District will be required to provide at least 20% affordable housing.
  1. An agreed mix of affordable housing tenures will be determined through local evidence of housing need at the time of granting planning permission. The affordable housing should be provided in a tenure neutral way, in small groups or clusters distributed through the site. Sub-dividing a site or building so that the minimum threshold is not crossed is not permitted.
  1. The provision of affordable housing may be varied where:
    1. It can be demonstrated that the level of affordable housing sought would make a development unviable in light of changing market conditions, individual site circumstances and development costs. In circumstances where the viability of the scheme is in question, the applicant will need to demonstrate, through an 'open book' procedure, that the required percentage of affordable housing would not be achievable. Should the Council be satisfied with the level of viability, a lower provision may be negotiated; or
    2. It can be demonstrated that it is not possible or appropriate to build affordable housing on-site, in which case the development will provide a financial contribution towards the future provision of affordable housing of 'broadly equivalent value' to that which would have been provided on-site.
    3. The delivery of all dwellings on site would extend over a long period, within which market conditions may vary.

Exception Sites for Affordable Housing

5.75 Exception sites, where planning permission may be granted for local needs housing on sites where residential development would not normally be allowed, are an established tool to provide affordable housing. The sites can help to maintain the viability and sustainability of rural communities. However, the availability of public funding for affordable housing has been reduced significantly in recent years. This has led to viability issues for registered providers. Therefore in order to bring about the delivery of affordable housing, in some limited circumstances it may be appropriate to allow a small element of market housing in order to cross-subsidise the provision of affordable housing where this meets a local housing need. This will contribute to addressing the high level of affordable housing need identified in the SHMA Update.

5.76 Housing on rural exception sites must meet a genuine identified local need in areas where no other appropriate sites are available within the defined boundaries of the settlement. This need will have to be confirmed by an up to date[12] survey carried out by the developer, in conjunction with the Council's Housing service, prior to the submission of a planning application. A local survey may also include (parts of) settlements in neighbouring authorities, where appropriate.

5.77 Housing provided on exception sites must remain available for affordable local need in perpetuity. Planning Conditions and/or Section 106 agreements will be required to ensure this. As well as meeting local needs, exception housing should also reflect demand for particular sizes, types and tenure of houses, and be affordable in perpetuity[13]. The justification for housing development on such sites can only be made on the basis of pressing local need for affordable housing which cannot be met in other ways or elsewhere within the Settlement Development Limit.

5.78 Whilst policy LC3: Exception Sites For Affordable Housing seeks to provide 100% affordable exception sites, it also allows for a subsidiary element of market housing on sites outside the Green Belt and in circumstances where it can be satisfactorily proven that this would facilitate the delivery of an identified local affordable housing need through a registered provider. Proposals for an element of market housing must be supported by a viability assessment which will be reviewed by the District Valuer to ensure that the proportion of market housing provided is no greater than that required to deliver the agreed amount of affordable housing without the need for public subsidy. The market units must at all times be subsidiary to the affordable housing element and therefore shall be less than 50% of the total number of dwellings on the development scheme.


(6) Policy LC3: Exception Sites for Affordable Housing

  1. Development proposals for affordable housing which would be contrary to Policy SS9 (Development in the Countryside), and for limited affordable housing within the Green Belt will be permitted where:
    1. They would provide affordable housing which would meet a proven need which is supported by an up to date local housing needs survey; and
    2. It can be demonstrated that there are no suitable alternative development locations within the Settlement Development Limit; and
    3. They are of a size, type, tenure, occupancy and cost suitable to meet identified local needs; and
    4. They have a close association with the built up part of settlements within level 1 to 3 or neighbouring authority areas; and are in keeping with the form, size and character of the settlement, and local landscape setting; and
    5. It can be demonstrated that the properties will be allocated to those who are in local housing need, and will remain affordable in perpetuity*; and
  1. A subsidiary element of market housing of less than 50% of the total number of dwellings on the development scheme may be permitted on sites outside of the Green Belt, where it can be demonstrated that:
    1. The market housing element is limited in proportion to that which is essential to enable the delivery of a viable affordable housing scheme to meet local needs, as demonstrated through a viability assessment; and
    2. Proposals are of a size, type, tenure, occupancy and cost suitable to meet identified local needs and (where applicable) be designed to ensure the integration of affordable and market housing such that they differ only in terms of tenure, i.e. not design, type or size.

* This applies to all types of affordable housing, unless specifically exempted by the National Planning Policy Framework.

Type and Mix of Housing

5.79 There is a need for a mix of homes of different types and tenures to meet the requirements of a range of household sizes, ages, and incomes across the District. There may also be an over or under supply of a particular house type in an area.

5.80 National policy is that local authorities should deliver a wide choice of high quality homes, widen opportunities for home ownership, and create sustainable, inclusive and mixed communities.

1. Mix of Housing

5.81 The joint Strategic Housing Market Assessment update (SHMA) identifies the need for specific types of housing and makes recommendations in relation to the mix of housing. It identifies that the key issue to buying a home in the Housing Market Area is about access to capital (eg for deposits, stamp duty, legal costs) as well as potentially some mortgage restrictions (eg where employment is temporary).

5.82 The Housing White Paper, February 2017 suggests a clear policy direction to provide 10% of all new housing as affordable home ownership. If this requirement is to be included within future guidance, then the SHMA analysis would suggest that shared ownership is the most appropriate option in the Housing Market Area. This is due to the lower deposit requirements and lower overall costs. In addition to the 10% of affordable home ownership, the Council would seek to provide additional rented housing, as this is cheaper than that available in the open market. The SHMA analysis does not suggest that there would be much difference between the cost to the occupant of either social or affordable rented housing. The actual tenure choice could possibly be determined by the availability of funding.

5.83 The SHMA recommends the following size mix for market housing, low-cost homes ownership and affordable rented housing.

Table 5.1: Size Mix for New Market Housing


Market Housing

Affordable home ownership

Affordable rented housing

1 bedroom

0-5%

10-15%

25-30%

2 bedroom

30%

40-45%

45%

3 bedroom

50%

35-40%

20%

4 bedrooms

15-20%

5-10%

5-10%

5.84 It should be noted that these figures are indicators against which delivery is monitored rather than a target for each individual site. On some sites, it will not be appropriate to be prescriptive on the housing composition for a single scheme, particularly on smaller sites where it may be impractical, or where there are specific physical site constraints that may limit the range of housing that it possible, or where there may be market demand or viability issues. Such issues will always be considered and explored in negotiation with developers using the latest information from housing need studies as a basis.

5.85 In cases where mobile homes, residential caravans and chalets are occupied as a main residence, it will be subject to the same planning considerations as conventional housing. These dwellings require essentially the same range of services and utilities for their proper functioning as conventional housing. As a result, planning applications for this type of accommodation will be judged against the same Local Plan policies as applications for conventional dwellings in similar locations.

(2) 2. Specialist Housing

5.86 The District has an ageing population, with large increases predicted in the population of over 65 years and particularly those over 85 years to 2035, with the total number of people aged 65 and over expected to increase by 40.6%. The number of people with dementia and mobility problems is expected to increase significantly in the future as a result of the growing older population. There is a projected 86% rise in the number of people with dementia along with a 65% increase in the number with mobility problems up to 2035. Furthermore, the number of

5.87 Given this ageing population and higher levels of disability and health problems amongst older people, there is likely to be an increased need for specialist housing options for older people. Within the overall housing need, the SHMA identifies a need of 61 units per annum for the District, and a suggested broad tenure split of 40% rented housing (affordable housing) and 60% in the market. The SHMA further identifies a need for 23 registered care bedspaces per annum.

5.88 The Council will seek to ensure that the housing needs of older people and people with disabilities are met, across tenure, and that these groups are not restricted in their choice of housing. This can include level access dwellings, sheltered housing or extra care schemes, nursing homes and residential facilities. Due to the high need for specialist housing for older people, the Council would, as an exception, allow for specialist housing in countryside locations if they meet the criteria in Policy LC4(2).

(1) 3. Accessible and Adaptable homes

5.89 Many older people, or people with disabilities, wish to be cared for in their own homes. This is increasingly made possible, particularly with the development of assistive technology such as telecare, use of appropriate aids or adaptations to the dwellings and new models of housing related care and/or support services. In order to support this further, the Council encourages all new dwellings to be made accessible and adaptable. For development proposals of 10 or more dwellings, the council expects 20% of all homes to be accessible and adaptable by meeting requirement M4(2) of the Building Regulations, unless viability evidence indicates it is not possible.

5.90 The Council will also be sympathetic to households needing to extend or adapt their existing homes in order to care for older relatives, where any related impacts are acceptable.

4. Self and Custom Build Homes

5.91 The Council is keen to encourage self and custom build development within the District. The Self-Build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016) defines self-build and custom housebuilding as the building or completion by individuals, associations of individuals or persons working for them.               These individuals or groups of individuals should be directly involved in the design process of their house, rather than decisions being made for them.

5.92 The Council has set up a register of individuals and associations who are looking for serviced plots of land in the district on which to build their own homes. At August 2017, only 7 people expressed an interest in this type of house building in North East Derbyshire. As the register has only recently been set up (April 2016), the demand information shown by it should be treated with some caution. It is expected that most new delivery would be on small windfall sites. However, the Council also encourages developers of larger schemes to designate parts of these as plots available for self and custom build.

(7) POLICY LC4: Type and Mix of Housing

  1. Mix of housing

Development proposals for new housing should seek to ensure an appropriate mix of dwelling types, and sizes, taking account of existing imbalances in the housing stock, site characteristics, and viability and market considerations.

  1. Specialist Housing

The Council will support the provision of housing for older people and specialist housing provision, across all tenures, including level access dwellings, sheltered housing or extra care schemes, nursing homes and residential facilities, in appropriate locations, close to services and facilities. Development proposals for specialist housing which would be contrary to Policy SS9 (Development in the Countryside) will be permitted where there is an identified need and where they have a close association with the built up part of settlements within level 1 to 3 or neighbouring authority areas; and are modest in scale, in keeping with the form and character of the settlement, and local landscape setting.

  1. Accessible and adaptable homes

Development proposals of 10 or more dwellings should provide 20% accessible and adaptable dwellings. These accessible and adaptable dwellings should meet requirement M4(2) of the Building Regulations 2015 or any subsequent government standard.

  1. Self and Custom Build Homes

The inclusion of self and custom build dwellings will be encouraged, in line with Council's Self and Custom Build Register.

(1) Residential Extensions

5.93 Additional space created by an extension to a dwelling and the erection or alteration to outbuildings and other structures, are recognised as acceptable means of meeting changes in household space requirements. However, extensions can also have a significant impact on the neighbours' enjoyment of their property, as well as having an impact on character and appearance of the area.

5.94 Extensions should be properly integrated with the existing dwelling and respect the character of neighbouring properties and the street scene in general, whilst safeguarding the privacy and amenity of neighbouring properties.

5.95 In some instances, additional accommodation is required for a dependant person to enable them to live alongside a carer. This can take the form of an extension to the carer's dwelling, the conversion of a suitable outbuilding or the erection of a separate self-contained unit of accommodation. All the normal policy provisions will apply to all applications for ancillary accommodation. However, standards of privacy and amenity may be relaxed in relation to the main dwelling, but not in relation to neighbouring properties. In such circumstances the occupation of the accommodation will be tied by condition to the occupation of the main dwelling.

(2) Policy LC5: Residential Extensions

  1. Extensions and alterations to dwellings or outbuildings which are ancillary to the main residential use, will be permitted provided that the proposals:
    1. respect the scale, proportions, materials and overall design and character of the existing property;
    2. do not harm the street scene or local area, including the loss of characteristic boundary features and landscaping;
    3. avoid significant loss of privacy and amenity for the residents of neighbouring properties; and
    4. do not significantly and demonstrably harm highway safety.
  1. Outside Settlement Development Limits, proposals which either individually or cumulatively involve a significant change in the scale and character of the original dwelling will be assessed as a proposal for a new dwelling.

Agricultural, Forestry, And Other Occupational Dwellings In The Countryside

5.96 Much of the district is rural in character. In many instances it will be possible for workers in agricultural and land-based occupations to live in a town or village near to their business location. However, occasionally the nature of agricultural and other rural businesses make it essential for someone to live on, or in close proximity to the business.

5.97 Such dwellings should be commensurate with the needs of the holding and not the person requiring the accommodation. Unusually large dwellings in relation to the needs of the unit, or expensive construction in relation to the income it can sustain, will not be permitted.

5.98 Where a new dwelling is permitted, this will be the subject of a condition ensuring the occupation will be limited to a person solely or mainly working, or last working in the locality in agriculture, horticulture, forestry, equestrian activities or other rural business (or a surviving partner of such a person, and any resident dependents).

Policy LC6: Agricultural, Forestry and Other Occupational Dwellings in the Countryside

  1. Planning permission for a new dwelling in the countryside based upon the essential needs of rural businesses shall be permitted where all of the following criteria are met:
    1. an independent appraisal is submitted with the application demonstrating that there is a functional need for the proposed dwelling which cannot be met by existing suitable accommodation available in the area, or by rearranging duties and responsibilities between workers;
    2. the size of the proposed dwelling is appropriate to its functional need;
    3. a financial test is submitted to demonstrate the viability of the business proposed or as proposed to be expanded;
    4. the dwelling cannot be provided by adapting or converting an existing building on the holding;
    5. the proposed dwelling is located on the holding;
    6. the proposed dwelling does not involve replacing a dwelling disposed of as general market housing;
    7. the design of the proposed dwelling is in keeping with the landscape character type and appearance of the countryside;
    8. occupancy is limited by way of a planning condition or obligation.
  1. Any proposal for an occupational dwelling shall be subject to planning obligations to tie the dwellings to the adjacent land and buildings to prevent them being sold separately.

5.99 In order to retain the property for its intended use, a restrictive condition will be included on any planning approval for a dwelling allowed under policy LC6: Agricultural, Forestry and Other Occupational Dwellings in the Countryside limiting its occupation to a person solely or mainly, or last working in agriculture, forestry or a rural enterprise.

5.100 However, it is accepted that there will be circumstances where these dwellings are no longer required for the purpose for which they were originally intended. Any application to remove a restrictive occupancy condition for any dwelling in the countryside will need to demonstrate that the need for which the dwelling was approved originally, no longer exists. Policy LC7 below sets out the criteria the Council will apply to any application to remove a restrictive condition to ensure that such dwellings can remain available. An applicant would be expected to appropriately market the dwelling for a reasonable period at a realistic market price for an agricultural tied dwelling to establish whether it could meet the existing functional needs of another local farm or rural business. Evidence demonstrating how this requirement has been investigated will need to be included to support any application to vary or remove a restrictive occupancy condition.

(1) Policy LC7: Removal of Agricultural and Other Occupancy Conditions

  1. Planning permission for the removal of a restrictive occupancy condition for an agricultural, forestry or other similar worker on a dwelling will only be given where it can be evidentially shown:
    1. That there is no longer a continued need for the property on the holding or for the business;
    2. There is no long term need for a dwelling with restricted occupancy to serve a need in the locality;
    3. The property has been marketed locally for an appropriate period (minimum 12 months) at an appropriate price and evidence of appropriate marketing is demonstrated.

(2) Provision for Gypsies & Travellers

5.101 National Policy, 'Planning Policy for Traveller Sites' (PPTS) aims to ensure that local authorities increase the number of sites in suitable locations in their plan making; principally to address under provision, but also with the intention of reducing unauthorised encampments, and tensions between the settled community and traveller communities.

5.102 Local Plans need to provide for the likely permanent and transit site accommodation needs of travellers in their area, working collaboratively with neighbouring authorities. In producing the Plan a local authority should identify a five year supply of deliverable sites and a six to ten year supply of developable sites[14]. The Local Plan also should include fair, realistic and inclusive policies. If there is a lack of affordable land to meet local traveller needs in rural areas, local planning authorities should consider using a rural exception site policy for traveller sites.

5.103 The estimated need for Gypsies, Travellers, and Travelling Showpeople in North East Derbyshire is set out in the Gypsies and Travellers Accommodation Assessment[15], a study prepared jointly with neighbouring local authorities. It sets out a requirement for 15 additional pitches between 2014-2034; of these, 6 will be needed between 2014-2019, with 3 for each five-year period to 2034. The needs assessment recommends smaller sites (i.e. one or two pitches) to accommodate single or extended family groupings with good access to the strategic road network, services and facilities.

5.104 Land ownership and owners' intentions are critical to identifying deliverable sites. The viability of site development is also problematic without subsidy or owner's commitment. For this reason Council-owned land (including Derbyshire County Council) has been the focus of a search for potential sites. In addition opportunities to increase capacity at or adjoining existing Gypsy, Traveller and Showpeople sites have been investigated.

5.105 Discussions with the Derbyshire Gypsy Liaison Group (DGLG) have explored the suitability of potential sites and general locations from the traveller community's perspective. Sites have been suggested by the DGLG and taken forward for more detailed assessment on the basis that ownership and availability are established. Discussion with the DGLG and recent experience indicates potential, viable and available traveller sites are mostly identified from within the traveller community.

5.106 To date, no suitable travellers' sites have come forward which would allow the council to propose site allocations. Work on identifying potential sites is continuing and may bring forward sites in public or private ownership. Should this work identify suitable sites, Policy LC9 is intended to accommodate this.

5.107 There is a recognition of the difficulties in identifying specific deliverable sites and also the recommendations in National Policy Guidance. Local Plan policy LC8 intends to increase the opportunity, where need can be demonstrated, for small-scale traveller sites within the countryside, with clearly set out criteria. In addition, proposals which are for the re-development or re-use of redundant uses will be encouraged.

5.108 Where traveller sites are to be allocated or permission is sought for new or extended sites consideration will be given in order to overcome any issues that might otherwise mitigate against that use of the site. This may include consultation with the travelling community, discussion with applicants and community representatives and solutions including legal agreements (for example relating to access arrangements or limits on activities).

(3) POLICY LC8: Provision for Traveller Sites

  1. Sites to meet the accommodation needs of gypsies, travellers, or travelling show people as assessed through the current Gypsy and Traveller Accommodation Assessment (or its replacement) will be encouraged.
  1. Development proposals which would otherwise be contrary to Policy SS9 (Development in the Countryside) will be granted for sites for travellers including gypsies and travelling showpeople where the proposed development:
    1. is in keeping with the local landscape setting and the form and character of any nearby settlement;
    2. Provides space for adequate on-site facilities, including storage, in particular for equipment for Travelling Showpeople and, where appropriate, mix use yards to allow for on-site business use; and
    3. Would not cause unacceptable nuisance to existing neighbours by virtue of noise and other disturbance caused by on-site business activity or the movement of vehicles to and from the site; and
    4. Will only be for the accommodation of travellers (as defined in National Planning Guidance) in perpetuity.
  1. In the case that the provision of traveller sites has achieved the level recommended by the Gypsy and Traveller Accommodation Assessment, or the proposal is for a site of more than 5 pitches, then sufficient need will have to be demonstrated through an independent assessment.


[10] 459 dwellings have been completed on small sites between 2011 and 2017.

[11] 975 dwellings have been completed whereas the requirement for the same period was 990 dwellings.

[12] Not more than 5 years

[13] This relates to all types of affordable housing, unless specifically exempted by the National Planning Policy Framework

[14] The Local Authority, as at April 2016, does not have a supply of Traveller sites in line with the recommendations of the National Planning Policy for Traveller Sites.

[15] Derbyshire Peak District and East Staffordshire Gypsies & Travellers Accommodation Assessment 2014

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