HOUSING

Housing Aim

3.1 The key aim of the Local Plan in relation to housing is

“to enable the District’s housing needs to be met”.

Housing Objectives

3.2 To further this aim, the Housing objectives of the Local Plan are:

Objective 1: Land Allocation
To identify sufficient land to meet the requirements of the Worcestershire County Structure Plan 1996-2011.

Objective 2: Affordable Housing
To ensure that as part of the overall provision of housing, there is an adequate range of affordable and social housing to meet the needs of the District.

Objective 3: Location
To locate new housing principally in existing urban areas and in areas that reduce the need to travel and which are well served by alternative means of travel to the private car.

Objective 4: Brownfield Land
To give priority to the recycling of previously developed land and buildings.

Objective 5: Regeneration
To encourage the improvement in the standard and environment of existing housing.

Objective 6: Quality
To ensure that the environmental and building quality of new residential developments are of a high standard.

Introduction

3.3 The key aim and objectives reflect the Government’s objectives as set out in PPG3: Housing. This guidance, published in March 2000, and subsequent supplementary good practice advice, sets out a new approach to planning for housing based on a process of Plan Monitor and Manage.

3.4 The District Council’s impact on housing extends beyond land use planning matters, through its Local Housing Authority functions. The polices which follow within the housing chapter have regard to the Council’s Housing Strategy and its enabling role, particularly in respect of the provision of affordable and supported housing. For a fuller picture of the Council’s overall approach to housing, reference should be made to the Council’s Housing Strategy 2002.

3.5 The level of additional housing provision to be accommodated within the District is set out in the Worcestershire County Structure Plan 1996-2011 at 3,000 dwellings between 1996 and 2011. This level of provision broadly equates to the County Council’s projected assessment of the housing needs arising from the existing resident population of the District. No provision is made in the Structure Plan to provide for migration into the District. Although the number of households is expected to grow within the District by some 8% during the Plan period the population is only projected to rise by about 1%, from 96,700 in 1996, to 97,600 in 2011. One of the effects of these changes will be a reduction in the average household size from 2.5 persons to about 2.3 persons by the end of the plan period.

3.6 An additional factor will be the changing population age profile, with significant increases in the population aged over 45 years and a reduction in both the under 15 age group and the 25 – 44 age group. Details of the (ONS) Office for National Statistics 1996 based population projections for the District compared to the Worcestershire and England position are set out at Appendix 3.

Housing Provision

Policy H.1 Provision will be made in the District to enable the construction and completion between 1st April 1996 and 31st March 2011, of about 3,000 dwellings in accordance with the requirements of the Worcestershire Structure Plan.

New Housing Development

3.7 Housing provision in the District between 1996-2011 will be met by a number of supply components. These comprise dwellings that have already been built 1996-2001, sites that are committed at April 2002, an allowance for windfall sites 2002-2011, and proposed sites.

3.8 Details of the first three components are set out in Table 1 below:

TABLE 1
HOUSING PROVISION AS AT 1st APRIL 2002
Worcestershire Structure Plan Requirements April 1996 - March 2011	3,000
Housing Completions April 1996 - March 2002	1,361
Committed Housing Sites 1st April 2002	1,303
Allowance for Windfall Sites April 2002 - March 2011	380
Total	3,044
Proposed Sites Total (Table 2)	275
Total Provision April 1996 - March 2011	3,319

 

Committed Housing Sites

3.9 The District Council maintains a residential land availability survey, which contains details of all sites with an extant planning permission for residential development, together with specific sites allocated in the 1996 adopted District Local Plan. A recent survey indicates that there is a committed capacity of approximately 1,303 dwellings within the District as at 1st April 2002, further details are set out in Appendix 5. In accordance with Worcestershire County Structure Plan 1996-2011 Policy D.15, an examination has been undertaken of the four remaining uncommitted 1996 District Local Plan sites, to assess whether in the light of current Government advice in PPG3 and the Structure Plan policies, they should continue to be identified for housing. Three of the sites, namely Badlands Avenue; Woodbury Road, Kidderminster and Sebright Road, Fairfield are greenfield, and in accordance with the sequential test set out in PPG3, these three sites have been deallocated in view of the significant levels of urban brownfield sites available. The remaining sites are committed by virtue of an existing planning permission or resolution to grant permission subject to completion of a Section 106 Agreement.

Minster Road, Stourport-on-Severn

3.10 All the sites with a capacity of 10 or more dwellings are capable of being implemented during the Plan Period. In assessing the expected contribution of existing committed sites a lapse rate of 10% has been applied to all sites not under construction. Where applications for renewal of planning permissions are submitted, the District Council will have regard to advice in PPG3, paragraph 40, and will consider the proposals against current Development Plan and Government policy. Whilst it is possible that a few applications may not be renewed, it is also likely that new policies seeking increased development densities will more than offset any losses.

3.11 The District Council are currently preparing an Empty Homes Strategy which is likely to lead to at least 50 dwellings being brought back into use through Local Authority activity, during the plan period.

Windfall Sites

3.12 Windfall sites are those which have not been specifically identified as available in the Local Plan. The location of these sites cannot be precisely identified, although an estimate of the future scale of such provision can be made based on past trends.

3.13 Worcestershire County Structure Plan 1996-2011 Policy D.11 states that an allowance should be made for the expected contribution of such sites when assessing the provision of housing land.

3.14 Details of the calculation of the windfalls allowance are given in Appendix 5. The allowance relates only to small sites of less than 10 dwellings, and is based on the Worcestershire County Council’s assessment published during preparation of the Structure Plan. The District Council continues to monitor windfall rates and recent trends indicate continuing high levels of windfalls.

Proposed New Sites

3.15 As part of the housing provision 2001-2011, the following sites are proposed:

TABLE 2
PROPOSED HOUSING SITES	DWELLING PROVISION
Baldwin Road, Stourport on Severn	15
Rock Works, Park Lane, Kidderminster	20
Timber Yard, Park Lane, Kidderminster	80
Sub-Total	115
PROPOSED MIXED USE REDEVELOPMENT SITES
Lichfield Basin (Severn Road, Phase 1), Stourport on Severn	60
Carpets of Worth (Severn Road, Phase 2), Stourport on Severn	100
Sub-Total	160
Overall Total	275

3.16 In selecting sites for housing development, the District Council has had regard to Worcestershire County Structure Plan 1996-2011 policy and advice in PPG3 and PPG25.

3.17 Whilst the total capacity of the sites proposed exceeds the assessed residual Structure Plan provision it does provide an element of flexibility in ensuring the provision is achieved.

3.18 More importantly, the District Council considers that the redevelopment of these key proposed sites is vital to securing the continued regeneration of the town centres of Kidderminster and Stourport-on-Severn. All the proposed sites are on previously developed land and are either within or immediately adjacent to the town centres. The contribution these prominent sites will make to the regeneration of the District’s towns, outweighs any disbenefits likely to arise from the potential excess provision of housing up to 2011.

3.19 In order to secure the continued supply of housing provision during the remaining Plan period, the proposed new sites will be released on a phased basis and further details are set out in paragraphs 3.28 - 3.34 and Policy H.3.

Rock Works, Kidderminster

3.20 The proposed new housing sites will also make an important contribution to the provision of affordable housing and further information on this is set out in paragraphs 3.65 to 3.82 and Policy H.10.

3.21 In order to provide further detailed guidance on the development of the Severn Road, Stourport-on-Severn redevelopment area, the District Council has prepared and published Supplementary Planning Guidance.

Timber Yard, Kidderminster

3.22 An assessment of the likely proportion of housing provision on previously developed or brownfield land is set out at Appendix 6. This indicates that in excess of 75% of the total housing provision 1996-2011 is expected to be on previously developed land.

Residential Areas

3.23 The Proposals Map identifies areas allocated primarily for residential use and these are largely based on the 1996 adopted District Local Plan areas with a number of minor amendments. The areas generally comprise existing established residential areas where further residential development of previously developed land (as defined in PPG3 Annex C) is acceptable in principle subject to compliance with other Local Plan policies.

Housing Development in Rural Settlements
to the West of the River Severn

3.24 A number of rural settlements beyond the Green Belt to the West of the River Severn, have been defined for the purposes of allowing limited infill residential development within their boundaries, as shown on the Proposals Map insets 5-9. The settlements and boundaries reflect those in the 1996 adopted District Local Plan and were previously identified and defined having regard to their size, character and form, together with the availability of local facilities. The settlements identified are, Bliss Gate, Callow Hill, Clows Top, Far Forest and Rock.

3.25 The settlement boundaries were originally drawn tightly in order to limit opportunity for expanding these settlements into the attractive surrounding open countryside. Continuation of this approach is supported by the absence of a need to identify additional general needs housing on greenfield sites.

3.26 Acceptability of any proposals for residential infilling within these settlements will be dependent upon compliance with other relevant Local Plan policies.

Flats Over Shops

3.27 The District Council wishes to encourage further residential development within the District’s town centres. The conversion of vacant space above existing shops and offices provides an excellent opportunity to provide additional housing in sustainable locations and contribute towards the vitality of the town centres. Both Bewdley and Stourport-on-Severn already have a significant stock of flats above commercial premises but there is potential for some further provision. In Kidderminster, significant scope exists both within the town centre and the adjacent Horsefair and Comberton Hill Local Centres, for such provision. Consideration will be given to relaxing parking and amenity standards in these and other town centre locations.

Flats above shops,
Bewdley

Residential Locations

Policy H.2 In order to meet the housing requirement in Policy H.1, residential development will generally be allowed, subject to detailed proposals in the following locations: i) within areas allocated primarily for residential use as defined on the Proposals Map, providing that the site comprises previously developed land; and ii) on the following sites indicated on the Proposals Map for residential development: Res 1: Baldwin Road, Stourport on Severn Res 2: Rock Works, Park Lane, Kidderminster Res 4: Timber Yard, Park Lane, Kidderminster iii) subject to the provisions of Policies STC.1 & 2 on part of the Severn Road Redevelopment Area, Stourport on Severn (Res 7 and 8); and iv) within areas defined on the Proposals Map town centre insets for Kidderminster, Stourport on Severn and Bewdley for shopping uses and the Horsefair and Comberton Hill Local Centres, subject to the proposals being restricted to upper floors only (excluding the means of access); and v) within areas defined on the Proposals Map for mixed uses in accordance with either Policy E.5 or TC.2 and vi) within the boundaries of the following settlements as defined on the Proposals Map: Bliss Gate, Callow Hill, Clows Top, Far Forest and Rock, subject to the proposals comprising infill development of one or two dwellings (i.e. the development of a gap in an otherwise built-up frontage) on previously developed land. In all instances, development must be environmentally acceptable and comply with other Local Plan policies. Residential Development outside of the locations identified above will not be permitted unless it is in accordance with Polcies H.9 or GB.1

Note: Sites Res 3,5 and 9 were deleted following consultation on the Deposit Plan Proposals. Site Res 6 is now included as a committed site following the grant of outline Planning Permission.

Housing Development: Dwelling Size and Mix

3.35 Although the provision of 3,000 dwellings within the District represents only a small percentage addition to the existing dwelling stock it is nevertheless important to ensure that the right type and size of the dwellings are provided to meet changing local needs. Advice in PPG3 indicates that local authorities should take account of local housing needs assessments in determining the type and size of additional housing to be planned for and include appropriate policies to secure the necessary provision.

3.36 One of the conclusions of the Wyre Forest local housing needs assessment is that there is expected to be a large increase in single person households through elderly people living longer, separation and divorce and young people forming single person households. This trend is occurring nationally and is reflected in the projected reduction in average household size within the District during the plan period.

3.37 In order to ensure that the needs of single person and small family households are met the District Council will seek to ensure that developments of 15 dwellings or more, normally contain an element of smaller dwellings. On larger schemes consideration should be given to ensuring that a range of dwelling types and sizes with an emphasis on smaller units are provided. This emphasis on smaller units will help to achieve the higher site development densities set out in Policy H.5 in order to make more efficient use of land and promote more sustainable travel patterns.

3.38 The policy will be operated in conjunction with policies on the provision of affordable housing in order to ensure that the mix of dwellings on sites of 15 or more, embraces both a range of sizes and affordability levels including, where appropriate, unsubsidised low-cost market housing.

3.39 When implementing the policy the Council will have regard to other Local Plan policies and in particular will give careful consideration to how proposals will relate to the general character of existing residential areas. Proposals to meet specific identified housing needs eg. high density sheltered housing for the elderly, requiring a particular type and size of dwelling will not be subject to this policy.

Housing Developments: Dwelling Mix

Policy H.4 Proposals for housing development of 15 or more dwellings, should normally contain a mix of dwelling types and sizes, and should incorporate a proportion of one or two bedroom units. On other suitable sites, proposals should include some provision for smaller dwellings.

Housing Density

3.40 Concerns about the growth in households which has in the past resulted in the loss of greenfield land and the sprawl of low density suburban development, have led the government to set out specific advice in PPG3 on the issue of housing density.

3.41 Higher densities not only assist in reducing the potential loss of greenfield land, but in the right locations, can reduce the need to travel, particularly by car. Generally, higher densities provide more support for public transport and within or adjacent to town centres lead to more journeys on foot.

3.42 Worcestershire County Structure Plan 1996-2011 Policy D.19 reflects advice in PPG3 and requires district planning authorities to discourage low density (i.e. less than 30 dwellings per hectare net) housing development and to achieve higher densities in urban areas, particularly town centres and around major nodes along good quality public transport corridors.

3.43 When considering new housing density regard needs to be had as to how this will reflect and impact upon the character of the existing area. This is particularly important for Wyre Forest where development is to be accommodated within existing settlement boundaries and in how it may impact upon the District’s many Conservation Areas.

3.44 The Structure Plan identifies Kidderminster and Stourport-on-Severn as the principal urban areas within the District to accommodate outstanding development needs. To reflect this and in order to support existing high frequency bus corridors, higher densities of 40 dwellings per hectare will be sought for sites within easy walking distance of these bus routes.

Round Hill Wharf, Kidderminster

3.45 For the area around Kidderminster Station which provides the greatest scope for use of both rail and bus, a density of at least 50 dwellings per hectare will be sought. This will be applied to an area up to 500 metres from the station interchange reflecting a walk time of about 10 mins. A similar approach will be taken for sites within 500 metres of Kidderminster Town Centre as defined on inset 3 of the Proposals Map.

3.46 In Stourport-on-Severn Town Centre high density development of at least 50 dwellings per hectare will be sought in recognition of its role as a principal urban area. For Kidderminster Town Centre, densities of 70 dwellings per hectare will be sought.

3.47 In all instances when applying the density requirements regard will be had to other relevant local plan policies which may require the reduction of dwelling numbers to reflect the local character and to produce a satisfactory development based on the principles of quality urban design.

3.48 The densities set out in Policy H.5 have been applied to the proposed housing sites in Policy H.2 as a basis for assessing required provision. The policy will also be applied in respect of future housing windfall sites.

Housing Density

Policy H.5 Proposals for residential development sites will normally only be approved where the following densities per hectare (net) are achieved: - within Kidderminster Town Centre inset: 70 dwellings. - within 500 metres of Kidderminster Town Centre inset and Kidderminster railway station: at least 50 dwellings. - within Stourport-on-Severn Town Centre inset: 50 dwellings. - within Kidderminster and Stourport-on-Severn, where sites are within 300 metres of a bus stop on a high frequency bus corridor: 40 dwellings. - elsewhere within settlements identified in Policy H.2: 30 dwellings. In applying this Policy, regard will be had to local circumstances and the character of the surrounding area.

 

Housing Backland Development Sites

3.49 Within many of the established residential areas where dwellings are within generous plots, potential may exist for small backland schemes which involve the development of groups of dwellings behind the existing established residential street frontage.

3.50 Such schemes whilst making a useful contribution to housing supply, need careful consideration to ensure that the character of the area is not adversely affected and also that adjacent residential amenities are protected. Access drives to serve backland sites can lead to an adverse impact on adjacent dwellings through the noise of traffic movements and can disrupt the pattern of the street scene.

3.51 The development layout should seek to avoid problems of overlooking of existing dwellings and private garden spaces. Tandem development involving the development of dwellings immediately behind others will not be allowed.

Backland Development

Policy H.6 Within residential areas identified in Policy H.2, proposals for backland development will only be permitted where: - there is no significant adverse impact on the amenity of neighbouring property; - there would be no significant adverse impact on the character of the area; - a safe convenient and environmentally acceptable access approach, which has a clear presence in the street scene, can be provided; - the proposal would not constitute tandem development.

 

Sub-division of Existing Dwellings

3.52 The sub-division of existing larger older dwellings can provide a source of smaller sized accommodation more suited to the future needs of the District. Where the dwellings are important to the character of the area sub-division may provide an economically viable solution to securing their retention. However, it is important that sub-divisions contribute to the protection of the character of the area rather than resulting in a detrimental impact. Issues such as increased intensity of use and possible adverse effects on the amenity of adjacent dwellings will require careful consideration, suitable noise attenuation measures will be needed where appropriate, in order to mitigate impact on adjoining dwellings.

3.53 Generally, adequate parking provision should be provided in an environmentally acceptable form within the dwelling curtilage, in accordance with Policy TR.17. Within Town Centres, parking and amenity space standards will be relaxed where it is not possible or desirable, to provide on site provision.

Sub-division of Existing Dwellings

Policy H.7 Proposals for the conversion of existing dwellings, to two or more dwellings including flats, will only be permitted where: i) there would be no detrimental impact on the character of the area and the building itself; ii) any alterations, extensions or external works are appropriate in scale, form and extent, to the site and its surroundings; iii) provision for amenity space and enclosed storage of refuse is made; iv) access is acceptable and parking provision in accordance with Policy TR.17 is made. Car parking will not normally be permitted in rear gardens, or in other locations which could harm amenities of adjacent dwellings; v) the internal layout of rooms within the proposed development will not cause undue disturbance to adjoining dwellings or other units of accommodation in the building.

 

 

Other Provision for Housing

3.56 As sufficient provision to meet the Worcestershire County Structure Plan 1996-2011 housing requirements has been made under Policy H.2, housing development will not normally be permitted elsewhere in the District unless one of the following special circumstances applies.

Re-use and Adaptation of Rural Buildings

3.57 Within the rural areas of the District there are a number of agricultural and other buildings which may be suitable for conversion to residential use.

3.58 Detailed policies governing the re-use and adaptation of rural buildings are set out in the Countryside section of the Local Plan and applications for residential conversions must comply with these policies.

Development Necessary for Agriculture and Forestry

3.59 It has been recognised by the planning system, that special exceptions to the normal restrictive policies which prevent the development of new housing in the open countryside, need to be considered in order to meet the legitimate requirements of the rural areas’ main economic activities of agriculture and forestry. As an exception to normal policies, housing development strictly necessary for agricultural or forestry needs will be permitted where the proposals are in accordance with Policies AG.2 and AG.3.

Replacement Dwellings in Open Countryside

3.60 Prior to 1947 most development in the rural areas of the District was not subject to any planning control and consequently, there are houses scattered in locations in the open countryside where permission would not be granted under present-day policies.

3.61 In circumstances where dwellings built of permanent materials with full residential established user rights come to the end of their useful life, it would be unrealistic to expect such sites to be cleared and returned to uses appropriate to an open rural area. Moreover, such buildings could be retained through continual maintenance works without the need for express planning permission, the effect of which would be to perpetuate the presence of a dwelling on the site for the foreseeable future.

3.62 In recognition of this fact, the replacement of such dwellings will normally be permissible provided that they reflect the local character and are of comparable size in terms of their overall 3 dimensional scale, are resited on the same site or nearby, and not resited in more prominent positions within the landscape. Where dwellings are replaced, the scale and size of any future extensions will be considered against the previous original dwelling.

3.63 This policy will not apply to those properties that are of local architectural or historic interest, or positively contribute towards the distinctive character of the local area. In these instances, every effort should be made to renovate and maintain the existing dwelling.

Sub-division of Existing Dwellings in Rural Areas

3.64 The sub-division of larger properties into flats and smaller residential units can provide a useful source of more modest sized and perhaps affordable accommodation within the rural areas. This can be beneficial, particularly where there is a need to secure the renovation and maintenance of larger properties or where there is little demand for the existing dwelling. Although regard will be had to the wider issue of sustainability when considering these proposals in more remote rural areas, they will normally be permitted where they conform to Policy H.9 and other relevant policies.

Other Provision for Housing

Policy H.9 Outside the areas defined in Policy H.2 residential development, whether new construction or change of use, will not normally be allowed except in rural areas where: i) it involves the re-use and adaptation of rural buildings in accordance with policies RB.1 – RB.7, or ii) it is clearly needed in connection with agriculture or forestry and complies with Policy AG.2, or iii) the proposal relates to the replacement of a permanent dwelling provided that: - the existing dwelling is not of historic or local architectural interest; - the use has not been abandoned; - it is comparable in size and 3 dimensional scale of the existing dwelling; - it would relate harmoniously to any other buildings in the locality and be in keeping with the character of the area; - it is located on the site of the existing dwelling except where a less prominent position is available nearby, or iv) it relates to the sub-division of an existing dwelling in accordance with Policy H.7. v) it relates to infilling in accordance with policy GB.1 iii) c)

 

Affordable Housing

3.65 A community’s need for affordable housing is a material planning consideration which may properly be taken into account in formulating local plan policies for both urban and rural areas. Advice in Circular 6/98 Planning and Affordable Housing, states that affordable housing policies should be based on a clear and up-to-date assessment of local need for affordable housing.

3.66 In April 2000 the District Council undertook a large scale voluntary transfer of its entire stock of approximately 6,000 social houses spread throughout the towns and villages of the District, to the Wyre Forest Community Housing Company. Since this time the District Council’s housing role has primarily become that of a strategic and enabling authority. Following the housing stock transfer a policy objective of the Council is to support the development of an additional 360 affordable homes with partner Registered Social Landlords by 2005.

3.67 To assist in the development of the District Council’s Housing Strategy and to inform the District Local Plan Review, the District Council commissioned consultants (David Couttie Associates) to undertake a Housing Needs assessment in line with the Department of Environment Transport and the Regions good practice guidance. The assessment was based on a postal survey undertaken at the end of 2000, of the housing needs, preferences, and demands over the period up to 2006, of a sample of the District’s residents.

3.68 The survey concluded, that regeneration will be a major strategic factor in Wyre Forest and that achieving balanced and sustainable communities will involve the improvement of areas or neighbourhoods in an holistic way. The scale of affordable housing need within the District was assessed as being up to 334 units per annum up to 2005. It is accepted that realistically the District is very unlikely to be able to achieve this scale of supply within this time-scale bearing in mind the level of existing committed sites and the scale of general housing provision remaining to be identified in order to meet the Worcestershire County Structure Plan 1996-2011 requirements. The anticipated level of affordable housing provision arising from committed sites at 1st April 2002, is about 110 dwellings with proposed sites expected to deliver about 85 dwellings and, at least a further 85 dwellings from windfall sites.

Brittania Gardens, Stourport-on-Severn         

St.David's Close, Kidderminster 
           

3.69 In view of the findings of the Housing Needs Survey and the continuing pressures on the local housing, there is also expected to be a continuing significant need for affordable housing throughout the entire plan period to 2011. The District Council will undertake on a regular basis further updating of the Housing Needs Survey in order to monitor the ongoing needs of the District, and this will be reported annually in the Council’s Housing Strategy documentation. As part of the ongoing revision of housing needs information and updating of the Council’s Housing Strategy, particular attention will be given to the housing requirements of specific groups including the elderly. There will be a particular focus on the needs of groups falling within the provision of the Supporting People regime and emerging priorities from regional and national policy level.

3.70 In common with many other authorities within the West Midlands Region, the District Council has decided to adopt the West Midlands Local Government Association definition of affordable housing:

a) Housing provided by an organisation such as a registered social landlord or local authority allocating on the basis of need. While such dwellings will normally be made available for rent, they may also include subsidised home ownership, such as shared ownership, where a registered social landlord or local authority retains a continuing interest.

and

b) Low cost market housing, helping to meet the needs of first time buyers, single people, the elderly and other low income households.

Affordable housing irrespective of whether it is provided for rent or sale must be made available at a price level which can be sustained by local people in housing need.

3.71 Having regard to recent house price data, (3rd quarter 2000) which indicated the average price of such lower priced housing in the District was approximately £60,000, the Housing Needs Study concluded that any household with an income of below £20,000 pa (3rd quarter 2000) would have difficulty gaining access to suitable terraced housing in the District. The assessment of housing need in Wyre Forest indicates that low cost market housing is not affordable to people in housing need although it has a marginal role in meeting the requirements of households with incomes over £20,000 p.a.

3.72 Advice in Circular 6/98 at paragraph 10 sets out a number of principles concerning the preparation of Local Plan policies for the provision of affordable housing as part of market housing developments and the factors to be considered when assessing the requirement to provide affordable housing on particular sites, including site size, suitability, economics of provision and the need to ensure a successful development..

3.73 In the light of this advice and the factors set out below the District Council considers that exceptional local constraints exist such that they justify the adoption of a 15 unit or 0.5 hectare site threshold, for the provision of affordable housing on proposed sites and future windfall sites. In addition, in the light of the recommendations of the Housing Needs Study, and other local indicators, the Council will generally seek up to 30% of dwellings on eligible sites to be affordable housing.

3.74 The factors which lead to this conclusion are, the scale of affordable housing need identified in the District, the current low level of committed affordable housing developments, the substantial level of existing private committed sites (which effectively constrains the need to identify a significant number of new market housing sites) and the generally small scale nature of many of the District’s future potential brownfield housing sites.

3.75 Two greenfield sites at Badland Avenue and Woodbury Road, Kidderminster, which were identified in the 1996 Local Plan as affordable housing sites, are to be deleted as part of this Review, in view of the availability of previously developed land and advice in PPG3 on the sequential approach to the allocation of sites. The sites, which are in the ownership of Wyre Forest Community Housing Company, can be reassessed as part of the next review of the Local Plan.

3.76 The greenfield site at Sebright Road, Wolverley, which was identified in the 1996 Local Plan as an affordable housing site is also to be de-allocated. The site is owned by the District Council and could be made available as a rural ‘exception site’ under the provisions of Policy H.11, subject to the necessary clear demonstration of local need. Such a need would have to be established by way of a detailed parish survey.

3.77 In addition to windfall sites, the District Council will seek to negotiate with developers for the provision of affordable homes as part of the development of the following proposed sites:

Provision of Affordable Housing on Proposed Sites

Site Ref.	Location	Proposed Capacity	%Affordable Housing (1)
Res. 1	Baldwin Road, Stourport-on-Severn	15	30
Res. 2	Rock Works, Park Lane, Kidderminster	20	30
Res. 4	Timber Yard, Kidderminster	80	30
Res. 7	Lichfield Basin, (Severn Road Phase 1) Stourport-on-Severn	60	30
Res. 8	Carpets of Worth, (Severn Road Phase 2), Stourport-on-Severn	100	30

(1) 30% is a maximum figure as a basis for negotiation.

3.78 In general the Council will have regard to site suitability, economics and wider planning considerations, when determining the level of affordable housing provision on both proposed and windfall sites. However the Council will expect developer costs relating to site clearance and preparation to be reflected in the purchase price of the land. Where this is not the case the developer will be required to demonstrate any abnormal costs when negotiating with the District Council.

3.79 For future windfall sites of 15 or more dwellings which come forward for development the District Council will seek to negotiate for up to a maximum of 30% of the dwellings to be affordable. As part of any development proposals involving affordable housing details will need to be submitted as to how the scheme will meet local housing need.

3.80 In view of the pressing need for the early delivery of affordable housing and need to ensure a reasonable mix of provision on sites the District Council will normally require on site provision of affordable housing rather than contributions towards such provision elsewhere. Developers will be required to submit financial or other details, justifying any suggestion that on site provision would not be achievable.

Britannia Gardens, Stourport-on-Severn

3.81 As affordable housing will normally comprise rented and shared ownership schemes, the District Council will seek the involvement of a Registered Social Landlord (RSL). The Council currently operates a partnership agreement with a number of RSLs locally, to ensure consistency in the quality and standard of provision of social housing through both development and housing management activity. Although the use of partner RSLs is encouraged, it is recognised that other providers may have a role in the future provision of affordable housing, particularly in respect of low cost market housing and supported housing.

3.82 Where a RSL is not involved in the rented or shared ownership accommodation being provided, the District Council will require the applicant to enter into a Section 106 Obligation to ensure that occupation of affordable housing provision is restricted in the first instance and in perpetuity, to persons who satisfy the Council’s need criteria as established by the Council’s Housing Waiting List (or successor) arrangements, and that the cost of the accommodation is within the Council’s guidance on affordable rents and housing costs.

3.83 When considering housing proposals, the provision of affordable housing should be distributed in small groups of dwellings located at different parts of the development rather than concentrated in one particular area in order to help integrate the private and market housing and ensure a reasonable housing mix and tenure is achieved. However, the design, layout and integration of affordable housing will depend on the particular constraints, characteristics and circumstances of individual sites which will be discussed and negotiated on a site-by-site basis at the Development Control stage.

3.84 In order to provide more detailed guidance on the provision of affordable housing for developers landowners and other interested parties the District Council will be publishing Supplementary Planning Guidance (SPG) on the provision of affordable housing. The District Council will also be producing SPG in the form of development briefs for a number of the larger housing sites which will provide site specific guidance on affordable housing requirements. In preparing these development briefs, regard will be had to seeking to achieve up to 150 unsubsidised low-cost market units to meet the needs of new forming households with income levels adequate to access the local market, as recommended in the Housing Needs Survey.

3.85 The issue of need and provision for black and minority ethnic groups and other specific groups, together with supported housing for people falling within the provisions of the Supporting People regime, will be the subject of more detailed consideration as part of the development of the Council’s Housing Strategy.

3.86 At the next review of the Local Plan, as part of an Urban Capacity Study, an examination will be undertaken of the likely contribution to affordable housing from windfall sites, empty properties, flats over shops, conversions and changes of use.

Affordable Housing

Policy H.10 The District Council will seek the provision of an element of affordable housing on proposed housing sites identified in Policy H.2 ii), based on the following maximum figures as a basis for negotiation: Site Location % Affordable Housing Res 1 - Baldwin Road, Stourport on Severn 30 Res.2 - Rock Works, Park Lane, Kidderminster 30 Res.4 - Timber Yard, Kidderminster 30 Res.7 / 8- Lichfield Basin / Carpets of Worth, Severn Road,Stourport on Severn 30 Where other unidentified ‘windfall’ sites come forward for development, or renewal applications are submitted on existing committed sites, and the development comprises 15 or more dwellings or involves sites of 0.5 hectares or more, the District Council will seek the provision of up to 30% of the dwellings to be affordable housing (taking account of levels of housing need and economic site constraints). Residential development which includes affordable housing for rent or shared ownership and which does not involve development by a Registered Social Landlord, will normally only be granted planning permission subject to a Section 106 Obligation limiting occupancy to people who satisfy the Council’s housing need criteria and that the accommodation is within the Council’s affordability criteria.

 

Affordable Housing in Rural Areas – Exception Schemes

3.87 PPG3 recognises that in many rural areas there are particular difficulties in securing an adequate supply of affordable housing for local needs.

3.88 House prices in rural areas are relatively high and this, combined with the lack of rented accommodation has forced many people to leave communities with which they have had long ties. Merely allocating more general housing land in the villages is not a solution because the demand for homes in the countryside, especially in proximity to large towns and cities, will always exceed supply, whist commuting to work is an acceptable phenomenon. In addition, although an element of affordable housing can be provided as part of general needs schemes, the Worcestershire County Structure Plan 1996-2011 policies seek to limit housing in rural settlements, primarily to local needs, on sustainability grounds.

3.89 In recognition of this problem, the government has issued advice in Planning Policy Guidance 3, that the needs of local people for affordable housing may often be best met by way of the exception policy. This involves the release of small sites which would not otherwise be allocated for housing, within or adjoining existing villages. This approach is based on the premise that the sites have no general development value and therefore the cost of site acquisition can be substantially discounted from the cost of developing housing on them.

3.90 The release of such sites is dependent on the identification of a proven need for affordable homes arising from the locality and on securing suitable arrangements for the long-term management of the scheme, so that the benefits of affordability are available to subsequent as well as the first occupiers. This is most likely to be achieved where implementation of a scheme is carried out by a Registered Social Landlord.

3.91 PPG3 makes it clear that the advice on affordable housing does not alter the general presumption against inappropriate development in the Green Belt. Although the Structure Plan indicates that exceptions may exist, all proposals within the Green Belt will be considered having regard to the impact on the purposes of including land within the Green Belt.

3.92 In considering whether this “exceptions” policy is appropriate in any particular case, the District Council will take the following into consideration:

i) there should be clear evidence of a need for housing in the Parish, or in the case of large parishes a defined sub-area of the Parish, which cannot be met through normal market mechanisms. This need should be established through a comprehensive survey carried out by, or on behalf of the Parish Council in partnership with Wyre Forest District Council;

ii) the specific proposal must be supported by the Parish Council;

iii) the occupancy of the dwellings initially and in perpetuity thereafter, must be restricted to those who are unable to obtain housing locally through normal mechanisms and who are:

iv) currently resident in the Parish in shared or substandard accommodation, or otherwise needing separate accommodation; or

a) first-time buyers from the Parish; or

b) persons who are dependants of households living in the Parish; or

c) persons employed in the Parish, whose work requires them to live locally;

v) proposed schemes will normally only be provided by partner Registered Social
Landlords.

Affordable Housing Exception Schemes in Rural Areas

Policy H.11 As an exception to the normal policies relating to housing development in the rural areas, the District Council may permit small-scale housing schemes specifically intended to provide affordable homes for local need where: i) evidence is produced to the satisfaction of the District Council, demonstrating that a need exists within the locality, that the type, tenure and cost of the dwellings reflects that need and that the overall scheme is economically viable; and ii) the development is subject to a Planning Obligation with the District Council, providing for the long-term management of the scheme to ensure that the housing remains available to meet local needs; and iii) an environmentally acceptable site is identified. Only small sites within or immediately adjoining a settlement will be considered; and iv) the proposal is related in scale and character to its surroundings, is in keeping with the local building styles, appropriate materials, and adequate services and a safe access can be provided. Any affordable housing permitted in accordance with this policy will be additional to the provision for general housing required by Policy H.1 to meet the requirements of the Worcestershire Structure Plan.

 

Residential Homes

3.94 With an increase in the number of people over the age 75, further provision of supported housing accommodation in the form of residential or nursing homes is likely to be required within the District. Usually such developments should be located within areas suitable for general residential use, but proximity to shops and local community facilities are also important considerations.

3.95 Issues such as the impact on the character of residential areas and the amenities of adjacent dwellings will also be material considerations.

Residential Homes

Policy H.13 Proposals for the development of nursing homes and residential homes for the elderly, or similar, will be permitted provided that they: i) are within an established residential area as defined in Policy H.2 i); ii) can be integrated into the area without unreasonably affecting adjacent properties and their occupiers; iii) have adequate external private amenity space, commensurate with the number of residents and staff; iv) do not generate traffic which will be excessive for the scale and character of adjacent area; v) are acceptable in highway terms including good pedestrian and disabled access; vi) involve sites and buildings of a sufficient size to accommodate the requisite numbers of supervisory staff, as well as the residents; vii) in the case of applications for changes of use, relate to properties that lend themselves to adaptation without significant internal remodelling or extensions; viii) are within easy access to the nearest regular public transport stopping point; and, ix) are in locations with shops and or local community facilities nearby. Within the rural areas of the District any proposals will be subject to the same considerations and policies as those appertaining to general residential development. In addition, criteria ii) and viii) inclusive above will apply.

Gypsies

3.96 Prior to the Criminal Justice and Public Order Act 1994, Local Authorities had a statutory duty to provide adequate accommodation for gypsies residing in, or resorting to, their area.

3.97 In response to this previous duty, the District Council in conjunction with the then Hereford and Worcester County, agreed a level of provision for Wyre Forest which involved the provision of two local authority sites and five private sites in the Lower Heath/Sandy Lane area of Stourport-on-Severn. These sites are indicated on the Proposals Map and will be safeguarded.

3.98 Under the current legislation, any additional gypsy site provision is likely to be by way of private provision, rather than planned local authority sites. In order to provide guidance on suitable locations for private site provision a criteria based policy drawing on the advice in circular 1/94 is proposed. The two Local Authority sites accommodate 29 double pitches and the remaining private/tolerated sites have a capacity for approximately 10 double pitches.

Gypsy Sites - Existing Provisions

Policy H.14 In order to ensure the provision of adequate permanent and transit gypsy caravan sites within the District the following sites will be safeguarded for continued use: Site A - Lower Heath, Stourport on Severn (Local Authority Site) Site B - Broach Road, Stourport on Severn (Local Authority Site) Site C - Power Station Road, Stourport on Severn (Tolerated Site) Site D - Broach Meadow, Stourport on Severn (Private Site) Site E - Broach Meadow, Stourport on Severn (Tolerated Site) Site F - Broach Meadow, Stourport on Severn (Private Site) Site G - Sandy Lane, Stourport on Severn (Tolerated Site)

 

3.99 As part of the future work to be undertaken in reviewing the Council’s Housing Strategy and future assessments of housing need, an assessment of travellers’ needs will be carried out. Relevant information arising from this assessment will be used to help update policies relating to Gypsy site provision at the subsequent review of the Local Plan.

Gypsy Sites - Future Provisions

Policy H.15 Proposals for the establishment of gypsy caravan sites elsewhere in the District will be considered on their merits, but will normally only be allowed where: i) it can be demonstrated to the satisfaction of the District Council that there is a clearly identified, bona fide need for the provision of a site or sites, additional to those identified in Policy H.14, to accommodate gypsies residing in or habitually resorting to the District; and ii) the proposed development meets the following criteria: a) meets the locational needs of gypsies; b) is close to facilities, especially schools, shops and health facilities; c) has adequate access and services and can provide for parking, turning and servicing on site; d) can be developed without prejudicing the implementation of other development proposals in accordance with allocations in the Local Plan; e) minimises adverse impact on and from neighbouring land and or buildings; f) is capable of being screened from roads and adjoining land; g) except in very special circumstances is not within the Green Belt.

Residential Caravans and Mobile Homes

3.100 Residential mobile homes have a useful role in meeting short term temporary housing needs. Due to their form and design together with limited design life, they are not considered to be appropriate to meet long term permanent housing needs. This is particularly so in view of the increased emphasis on the importance of creating attractive, long term sustainable, high quality residential environments.

3.101 The use of residential mobile homes will therefore be restricted to occasions when they may be required to meet a temporary need, for example, during construction or major alterations/repairs to a dwelling or group of properties, or in instances relating to the needs of agriculture or forestry covered in Policy AG.2.

Residential Caravans and Mobile Homes

Policy H.16 The use of caravans and mobile homes as full time homes will only be permitted for temporary periods to meet specific short term needs as follows: i) to temporarily re-house households during redevelopment or major refurbishment to existing housing schemes, provided that the mobile homes are within an area covered by Policy H.2 i). ii) to provide accommodation during the construction, major alteration or repair of a dwelling, provided that the mobile home can be satisfactorily sited within the curtilage of the dwelling. iii) to meet a temporary or seasonal, agricultural or forestry, need as provided for under Policy AG.2.

 

 

Accommodation for Dependants

3.104 With a generally ageing population and the desire to care for dependants within the family, proposals are often submitted for the provision of accommodation for dependants or ‘granny flats’.

3.105 The provision of annexes can provide a useful means of meeting the accommodation