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Planning : UDP ...

Chapter 11-Development Control

• INTRODUCTION
• POLICIES AND PROPOSALS
• DEVELOPMENT BRIEFS
• PLANNING OBLIGATIONS/AGREEMENTS & DEVELOPERS CONTRIBUTIONS
• ENVIRONMENTAL IMPACT ASSESSMENT
• ENFORCEMENT
• DEVELOPMENT CONTROL POLICY STATEMENTS (DCPS)
• GENERAL DEVELOPMENT CONTROL POLICY STATEMENT
• ACCESS FOR ALL
• CRIME PREVENTION
• CAR AND CYCLE PARKING STANDARDS
• WOMEN AND THE BUILT ENVIRONMENT
• LANDSCAPE AND ENVIRONMENTAL IMPROVEMENTS
• DEVELOPMENT AND NOISE
• DEVELOPMENT WITHIN CONSERVATION AREAS
• RESIDENTIAL EXTENSIONS - DETAILED DESIGN CONSIDERATIONS
• FLAT CONVERSIONS
• HOUSING ON "BACKLAND" SITES
• HOUSES IN MULTIPLE OCCUPATION
• RESIDENTIAL CARE AND NURSING HOMES
• NEW HOUSING ESTATES
• SHOP FRONT DESIGN AND SIGNAGE
• HOT FOOD TAKEAWAYS AND OTHER FOOD AND DRINK USES
• SECURITY GRILLES AND SHUTTERS
• AMUSEMENT CENTRES IN SHOPPING AREAS
• FINANCIAL AND PROFESSIONAL SERVICES
• TAXI/PRIVATE HIRE OFFICES
• GUEST HOUSES AND HOTELS
• HOSTELS
• POSTER ADVERTISING
• WORKING FROM HOME
• NEW INDUSTRIAL ESTATES
• NEW OFFICE DEVELOPMENT/BUSINESS CENTRES
• WASTE TRANSFER STATIONS
• PETROL FILLING STATIONS - NEW AND REDEVELOPED SITES
• DAY NURSERIES AND OTHER CHILDCARE FACILITIES
• SITING OF DOMESTIC AND COMMERCIAL SATELLITE DISHES

INTRODUCTION

11.1 This chapter includes a number of Development Control Policies and Development Control Policy Statements covering a wide range of subjects. These Policies and Policy Statements set out the material planning considerations for the determination of planning applications for certain types of development and, as such, comprise part of the UDP. The Development Control Policy Statements are criteria based policies of the UDP, not separate planning guidance supplementary to it. The information set out in the Development Control Policy Statements is given in addition to and complement other specific policies set out in Part I and Part II of the UDP and where appropriate, suitable crossreferences will be given. A list of Development Control Policy Statements follow para.11.19 and precedes the statements which are set out at the end of this chapter.

11.2 Further supplementary planning guidance will be prepared by the Council on a wide range of subjects to assist developers to interpret the policies set out in the Plan. This complex and often technical advice, although based on approved policies does not form part of the Plan but will be taken into account as a material consideration in determining planning applications, as such advice will have been formally approved by the appropriate Committees of the Council.

11.3 Certain development proposals can be very complex and involve a number of different matters dealt with under separate headings in the list of Development Control Policy Statements and other policies included in the Plan. Some cross referencing is included but it would be very difficult and cumbersome to attempt to cover all policies that have a bearing on each other. The following general policy will apply throughout the plan:

POLICIES AND PROPOSALS

General Policy

11.4 Although on first consideration a proposed development may appear to satisfy the most relevant policies set out in the plan it may also have to be considered against other equally relevant policies elsewhere. An example may involve the redevelopment of a building in a shopping centre to provide a new restaurant. Obviously the proposal would be considered against policies set out in the shopping chapter. However, if the proposed building to be redeveloped was a listed building or if it was inside a Conservation Area then policies set out in the Environment Chapter would also apply. In addition further advice set out in many of the Development Control Policy Statements may apply to this proposal. Accordingly, in the interests of simplicity and to avoid repetition it is a requirement to consider all policies rather than one policy in isolation.

Development Briefs

11.5 In certain areas of the Borough where major development proposals have been identified or on specific sites that have been allocated for a particular type of development e.g. residential, or industrial use, a Development Brief may be prepared by the Council to provide detailed guidance to developers on how the site should be developed.

11.6 Development Briefs will be prepared by the Council at various times during the plan as sites become available. The advice contained in each brief will be site specific in relation to particular features of the site or the nature of the proposed use. Unless specifically excluded in the written text of the Brief all advice contained within the Development Control Policy Statements (where relevant) will also apply to each site e.g. car parking standards, access for all, crime prevention etc.

11.7 Development briefs will be prepared in consultation with developers, landowners, local communities and other relevant interested parties. The Development Brief(s) will consider among other things the provision of physical and social infrastructure necessary and relevant to the development to be permitted and the contributions which may be required from developers. Planning obligations made under Section 106 of the TCPA 1990 are considered to be the most appropriate means of securing the necessary infrastructure.

Planning Obligations/Agreements And Developers Contributions

11.8 Most development proposals can be carried out within the site area of the planning application. Where a proposal is dependent upon additional land outside the control of the applicant, or where facilities e.g. car parking can be provided on adjacent sites or where the developer is prepared to pay for off site infrastructure works, such details can not always be controlled by conditions attached to a planning consent issued by the Council. To overcome such problems the applicant can enter into a planning obligation.

11.9 A planning obligation can be entered into, by any person with a legal interest in land, by agreement with the Local Planning Authority (Section 106 Agreement) or otherwise (Unilateral obligation).

The planning obligations may:

• restrict the development or use of land in any specified way.
• require specified operations or activities to be carried out in, on, under or over the land.
• require the land to be used in any specified way.
• require a sum or sums to be paid to the authority on a specified date or dates or periodically.

The planning obligation can also have a number of conditions attached and will be binding upon the person entering into the obligation and against any person deriving title from that person.

11.10 Planning obligations can be beneficial to both the developer and the Local Planning Authority in enabling sites to be developed that might otherwise stand vacant or underused as well as providing some element of 'Planning Gain' for the community where for example social, recreational or community facilities are provided as part of the overall scheme.

11.11 Circumstances where a Planning Obligation/Agreement or a Developers Contributions is required are set out below:

11.12 From time to time circumstances may change both nationally and locally which may lead to the Council requesting planning obligations or contributions from developers towards other elements e.g. Art in the Environment, Environmental Education, Access for All, Crime Prevention.

11.13 In accordance with advice set out in National Planning Guidance developers will be encouraged to enter into early discussions with the Local Planning Authority before making any firm commitment to land owners. It should also be noted that as planning applications cannot be approved subject to a planning obligation the obligations must be in place before a planning consent can be issued. As the drafting of planning obligations can take some time, early discussions are essential if the proposed development has an early implementation date.

11.14 On larger or more complex sites the Council may prepare a Development Brief to identify where and on what basis planning obligations will be required or where developers contributions will be requested.

11.15 Where it is essential for infrastructure works to be provided in advance or at the same time as a particular site is developed, planning permission will not be granted until the Local Planning Authority is satisfied that the necessary physical, financial and land ownership conditions have been agreed with all parties concerned.

Environmental Impact Assessment

11.16 Planning applications for certain major developments e.g. Mineral Extraction, Major Road proposals have to be accompanied by of a formal Environmental Assessment Statement. They contain detailed information on the likely effects of the proposed development on such matters as archaeology, wildlife, landscape, agriculture, together with details of potential noise, traffic generation etc.

11.17 The Local Planning Authority will encourage developers to submit as much detail as possible on the potential environmental consequences of their development proposals whether or not a formal Environmental Assessment is required. The early provision of such information should enable the Local Planning Authority to make speedier, better informed decisions without the need to request additional information.

Enforcement

11.18 Where clear breaches of planning policies occur it is essential that action is taken by the Council to remedy such breaches otherwise the credibility and effectiveness of the Plan may be undermined.

11.19 In accordance with advice set out in PPG 18 (Enforcing Planning Control) where unauthorised development has occurred action will be taken by the Council commensurate with the seriousness of the offence and in accordance with approved Council Policy. A negotiated solution will always be the preferred option but in serious cases the Council will take formal action to remedy the breach.

DEVELOPMENT CONTROL POLICY STATEMENTS

General

1 General Development Control Policy Statement 2 Access for All 3 Crime Prevention 4 Car and Cycle Parking Standards 5 Women and the Built Environment 6 Landscape and Environmental Improvements 7 Development and Noise 8 Development within Conservation Areas

Housing

9 Residential Extentions - Detailed Design Considerations 10 Flat Conversions 11 Housing on "Backland" Sites 12 Houses in Multiple Occupation 13 Residential Care and Nursing Homes 14 New Housing Estates

Shopping

15 Shop Front Design and Signage 16 Hot Food Takeaways and other Food and Drink uses 17 Security Grilles and Shutters 18 Amusement Centres in Shopping Areas 19 Financial and Professional Services

Commercial

20 Taxi/Private Hire Offices 21 Guest Houses and Hotels 22 Hostels 23 Poster Advertising 24 Working from Home 25 New Industrial Estates 26 New Office Development /Business Centres 27 Waste Transfer Stations 28 Petrol Filling Stations - New and Redeveloped Sites 29 Day Nurseries and other Childcare Facilities 30 Siting of Domestic and Commercial Satellite Dishes

NO. 1 GENERAL DEVELOPMENT CONTROL POLICY STATEMENT

Material Planning Criteria to be taken into account when considering individual proposals:

• Central Government advice contained in relevant Planning legislation, Planning Policy Guidance, Circulars and other statements.
• All relevant policies set out in the UDP.
• The general public interest and representations received following consultations with the general public, interest groups and other bodies.
• The need to satisfy statutory duties and other limitations.
• The need to avoid any undue delay in the development control process.
• Sustainable Development.
• Energy Efficiency considerations.
• Any adverse effects on the amenity of the surrounding area e.g. noise, air pollution, water pollution, land pollution, visual intrusion and overlooking.
• Extent to which the development involves the re-use of derelict or neglected land.
• Any adverse effects on existing land uses in the vicinity, including existing or potential sources of employment or economic activity.
• Any adverse effects on the comprehensive development of a larger site.
• Retention of important site features such as trees, hedges, stone walls, building of quality etc. Extent to which development promotes biodiversity through protection/creation of habitats.
• Quality of design, layout, landscaping and materials used.
• Satisfactory drainage of the site must be achieved.
• There must be a satisfactory and efficient means of disposal of any wastes arising from the development.
• The extent to which any adverse effects of the development may be dealt with by measures of mitigation or compensation, and the timing of such measures.

NO. 2 ACCESS FOR ALL

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the building and its setting especially if it is a listed building or within a conservation area.
• The provision of suitable entrance ramps.
• The provision of entrance doors and lobbies that facilitate easy access for people with disabilities and carers with young children.
• Adequate access routes and circulation space outside and inside the development.
• Provision of suitable lifts to gain access to all floors of the building.
• Provision of toilets and special needs toilets and changing and feeding facilities for young children, suitable for all carers.
• The provision of adequate car parking spaces for disabled persons close to the main entrance to the development.
• Provision of appropriate suitable street furniture and specialist floor surface treatments.
• Accessibility to and proximity of good public transport. • Provision of direct, well-lit, safe, wheelchair accessible pedestrian routes.

Conditions that may be applied to a Grant of Planning Permission:

• Detailed scheme for access provisions to be approved and implemented before the development is used.
• Details of car parking scheme for disabled persons.
• Details of street furniture and floor surface treatments.

Reasons:

Where a proposed development is to be visited or used by the public, adequate access provisions should be made for all sections of the community including people with disabilities, the elderly, carers with young children and other special needs groups.

The Council is firmly committed to providing 'Access for All' in all new developments and will be prepared to include the absence of suitable access provisions as a reason for refusal of planning permission in important cases.

NO. 3 CRIME PREVENTION

Material Planning Criteria to be taken into account when considering individual proposals:

• Detailed design of the proposed buildings.
• Detailed layout of buildings in relation to the surrounding area to encourage the provision of defensible space, provide natural surveillance of buildings, spaces and car parking areas and minimise unauthorised access onto adjoining land and buildings.
• Avoidance of secluded areas, recessed entrances, alleyways or stairwells where potential assailants can be screened from view.
• Detailed design of footpaths to avoid creation of 'narrow alleyways'.
• The provision of adequate lighting in association with new developments.
• The positioning and impact of landscaped areas, including design and maintenance.
• The design and appropriateness of boundary treatments and means of enclosure.
• The design and siting of closed-circuit television equipment.
• The provision of bollards, barriers, grilles and shutters in existing and proposed developments (see also the Council's advice note 'Shop front Security').
• The environmental impact of crime prevention measures, especially in Conservation Areas, or involving Listed Buildings.
• The views of the Crime Prevention Officer, the Police Architectural Liaison Officer, other consultees and nearby occupiers.
• Proposals for continuing management schemes for larger developments.
• Advice set out in DoE Circular 5/94 'Planning out Crime'.

Conditions that may be applied to a Grant of Planning Permission:

• Landscaping details.
• Means of enclosure and external treatments of buildings. • Details of lighting.

Reasons:

The Council works closely with Crime Prevention agencies in an attempt to "Design out Crime" in all new development proposals and in overcoming crime problems in existing areas.

Although security is important the need for sensitive design is also important and acceptable solutions can usually be found to most problems, without the need to compromise the environmental quality of the development.

NO. 4 CAR AND CYCLE PARKING STANDARDS

These standards have been devised in accordance with Central Government advice set out in PPG 13: Transport, and the Council's own policies to minimise the impact of the private car by encouraging the greater use of public transport and cycling.

Certain parts of the Borough are well served by public transport, especially the Metro System. The town centres of Wallsend, Whitley Bay and North Shields also benefit from good bus services.

Other areas of the Borough not close to Metro Stations and not well served by public transport rely heavily on private transport. In areas where good public transport exists, and/or where the proposed development is appropriate, and/or satisfies other Council policies, and/or makes use of a building that may otherwise be unused, and/or creates specialist housing and/or new job opportunities, then the Council will:

• adopt a reduced requirement for car parking; • be flexible in the requirements for off-street residential parking space or waive them where necessary;
• ensure parking requirements are kept to the operational maximum;
• adopt policies for on-street parking restraint measures to discourage casual on-street car parking and maximise the use of appropriate car parking facilities through the effective use of car parking charges and enforcement of parking restrictions.

In certain areas of the Borough where acute on street car parking problems exist, certain types of development which will by their nature generate additional parking demand that will lead to significant road safety or traffic management implications, may still be unacceptable even if close to good public transport.

Car Parking Standards

In the case of development proposed within the Enterprise Zones developers will be encouraged to make provision for parking in accordance with the standards set out in this policy statement. The car parking standards listed below will be the maximum (except for disabled parking) normally permitted in association with the type of development proposed. These standards generally represent the operational minimum requirement.

In exceptional circumstances this standard may be further reduced mtaking into account one or a combination of the following factors:

• the desirability of bringing a building back into viable use.
• the potential adverse affect on a Listed Building or Conservation Area.
• the availability of good public transport links.
• the particular client group proposed.
• the availability of public car parking nearby.
• whether car parking can be shared if there is more than one use proposed on the site.
• the willingness of a developer to enter into a legal agreement to provide car parking elsewhere in the near vicinity.

This may involve the payment of a commuted sum as a contribution to the cost of car parking provision. All car parking provision shall meet the standards of the Local Highway Authority in connection with the size of parking bays, aisles, turning facilities etc. Town Centres, excluding Killingworth, are defined on the inset maps for Whitley Bay, Wallsend and North Shields.

Cycle Parking Standards

To further encourage the use of cycles all new developments should make provisions for cycles in a convenient, secure and overlooked location for short stay parking. For longer term parking a more secure site preferably within a building with the necessary security measures taken, will be encouraged.

A Sheffield style rack or equivalent alternative (offering provision for 2 cycles, robustness and degree of protection to users) should be installed - details of construction and installation of Sheffield style racks are available from the Council. The cycle parking standards indicate the minimum level of provision required by the Council. All parking requirements will be calculated on the basis of gross floor areas.

MAXIMUM PARKING STANDARDS

The car parking standards will be applied flexibly by the Council taking into account the underlying aim of providing sustainable travel choices by reducing car travel and increasing the use of public transport.

USE	NATIONAL MAXIUM PARKING STANDARD 1 space per square metre (m2) of gross floorspace unless otherwise stated	THRESHOLD FROM AND ABOVE WHICH STANDARD APPLIES (Gross floor space)
Food reatil	1 space per 14m2	1000m2
Non food retail	1 space per 20m2	1000m2
Cinema and conference facilities	1 space per 5 seats	1000m2
D2 (other than cinemas, conference facilities and stadia)	1 space per 22m2	1000m2
B1 including office	1 space per 30m2	2500m2
Higher and further education	1 space per 15 students (see note 1)	2500m2
Stadia (see note 2)	1 space per 15 seats	1500 seats

NOTES:

1. The standard for students relates to the total number of students attending an educational establishment, rather than full time equivalent figures.

2. For stadia, sufficient coach parking should be provided to the satisfaction of the local authority and treated separately from car parking. Coach parking should be designed and managed so that it will not be used for car parking.

3. Parking for disabled people should be additional to the maximum parking standards. Development proposals should provide adequate parking for disabled motorists, in terms of numbers and design (see Traffic Advice Leaflet 5/95, Parking for Disabled People).

4. For mixed use development, the gross floorspace given over to each use should be used to calculate the overall total maximum parking figure. For land uses not covered in these standards, the most stringent local standards should apply. Parking provision for housing should reflect the advice contained in PPG3.

NO.5 WOMEN AND THE BUILT ENVIRONMENT

Material Planning Criteria to be taken into account when considering individual proposals:

• The provision of suitable entrance doors lobbies and ramps that can accommodate people with disabilities and carers with young children.
• Adequate access routes particularly footpaths and circulation space both outside and within buildings which are well lit, safe and overlooked.
• Provision of suitable lifts to gain access to all floors of the building.
• The provision of car parking spaces for disabled persons and carers with young children close to the main entrance of the development.
• Accessibility to and proximity of good public transport.
• High standards of external lighting on pedestrian routes to and from public transport routes and car parking areas.
• Landscaping details which avoid high growing species to avoid potential screening for assailants, adjacent to pedestrian routes.
• Enclosure details which avoid narrow alleyways or secluded areas where assailants can be screened. • Design of new buildings to overlook streets, footpaths, building and entrances to provide maximum natural surveillance and avoidance of alleyways, stairwells and dark corners where assailants can be screened from view.
• In large scale new developments and redevelopments likely to be regularly used by the public, the provision of security staff or security cameras, and/or other means of restricted access and general surveillance.
• Adequate provisions of, and retention thereafter of, local shopping/community facilities.
• The provision of good public transport and direct, well-lit, safe, wheelchair accessible pedestrian routes linking existing residential areas with new employment sites.
• The provision of and retention thereafter of open space, play space and general amenity space.
• Flexible approach to proposals involving working at home.

Conditions that may be applied to a Grant of Planning Permission:

• Detailed scheme for access provision to be approved and implemented before the development is used or opened.
• Details of landscaping surface treatments, street furniture and means of enclosure.
• Details of car parking scheme for disabled persons and parents with young children.
• Details of lighting and other security measures.
• Provision of toilets, baby changing and feeeding facilities, creche.

Reasons:

Women generally have less access to cars than men, and the most common form of transport is walking. They also make greater use of public transport than men and many have day to day responsibility for young children and caring responsibilities for other dependant relatives. Accordingly women tend to make greater use of footpaths, pedestrian walkways, parks, play areas and open spaces as well as undertaking most shopping trips.

Fear of crime is a major factor in restricting mobility for women and the Council is committed to overcoming this. Where proposed development is to be visited or used regularly by women, adequate access provisions should be made especially for women with disabilities, the elderly, (the majority of whom are women) carers with young children and other special needs groups.

The Council is firmly committed to providing safe and attractive environments in all new developments and will be prepared to include the absence of necessary and suitable safety and access provisions as a reason for refusal of planning permission.

NO. 6 LANDSCAPE AND ENVIRONMENT IMPROVEMENTS

Material Planning Criteria to be taken into account when considering individual proposals:

• Guidance and advice as set out in the Council's approved supplementary guidance:- "Landscape Notes".
• The effect of the proposal on the character and visual amenity of the area and the way in which it is integrated into the neighbourhood.
• Demonstration that the landscaping element is an integral part of the overall design of the scheme from the outset.
• Retention within the development of any existing natural features, including those of nature conservation value and of man made features considered to be of merit by the local authority which should be incorporated into the scheme.
• Conservation Area status and existing Tree Preservation Order protection.
• Whether indigenous species of trees and shrubs are to be planted, and whether features of nature conservation value are created.
• Ease of maintenance of landscaping.
• Proximity of existing trees to proposed development and services, and the effect of these trees on the amenity of future occupiers.
• The balance between hard and soft landscaping in a particular scheme.
• Materials and details of hard landscaping and surface treatments.
• Suitability of landscpaing to avoid screening of potential assailants.
• The extent to which any adverse effects of the development may be dealt with by measures of mitigation or compensation, and the timing of such measures.

Conditions that may be applied to a grant of planning permission:

• Submission of a site survey showing all existing features and vegetation on site to include ground levels , contour information and nature conservation value.
• Notification of date of commencement of development and planting.
• Submission of all planting details such as species, planting densities and sizes.
• Completion of planting in the first available planting season, and subsequent maintenance.
• Details of materials to include all hard surfacing and boundary treatments.
• Agreement of a landscaping/tree management plan including retention of existing features of nature conservation value.
• Submission of drainage details and other under ground services.
• Submission of details of protection of existing trees during development to be in accordance with the current edition of BS 5837 (Trees in Relation to Construction).
• Provision/details of tree pruning work to be in accordance with the current edition of BS 5938 (Recommendations for Tree Work).

Reasons:

The Council wishes to preserve and enhance the character and biodiversity of North Tyneside by setting high standards of landscape design in accordance with current policies to upgrade the borough for the benefit of the population and nature conservation. This can best be done by protecting the existing tree cover, retaining local features and reintroducing indigenous species. Raising environmental awareness will result in landscapes which are not maintenance liabilities in the future.

NO. 7 DEVELOPMENT AND NOISE

Material Planning Criteria to be taken into account when considering individual proposals:

• Advice set out in PPG 24 (Planning and Noise) which contains very detailed guidance relating to Noise Exposure Categories for Dwellings. This advice indicates that in considering planning applications for new dwellings falling within
• Category A, noise will not generally be a material consideration;
• Category B, noise will be a material consideration and appropriate planning conditions should be imposed to protect against noise;
• Category C, consent should not be granted, but if it is, appropriate planning conditions should be imposed to protect against noise;
• Category D, planning permission should be refused.
• Whether the proposal will create noise that may materially effect the surrounding environment and the quality of life enjoyed by individuals and communities.
• Whether the proposal will affect particular noise sensitive developments such as housing, hospitals, schools and recreational open spaces.
• Whether the proposal is for the construction of noise sensitive developments such as housing, hospitals, schools, or recreational open spaces close to activities which generate high levels of noise (such as road, rail and air transport and certain types of industrial development).
• If it is not possible to remove noise sensitive uses rom the source of noise generation whether it is practicable to control or reduce noise levels, or to mitigate the impact of noise, through the use of planning conditions or planning obligations.
• If the proposal relates to mineral working sites advice set out in MPG 11 (The Control of Noise at Surface Mineral Workings).
• The general nature and character of the area.
• The type of noise, its source, duration, level and nature.
• Potential for expansion of activities on the site that may lead to higher levels or a change in type of noise in the future.
• Whether the proposal is for a temporary period of time or for limited times during the day or night.

Conditions that may be applied to a Grant of Planning Permission:

• The provision of acoustic glazing and other noise attenuation measures including construction details and landscaping.
• The implementation of sound attenuation measures before occupation or restriction of particular activities to deal with off site noise at source.
• Restrictions on maximum sound levels at site boundaries.
• Time restrictions on when activities may be undertaken, or certain sound levels generated.
• Restrictions on plant and machinery to deal with off site noise at source.
• Installation of sound recording equipment at agreed locations on site and the provision of regular information on measurements recorded to the local planning authority.
• Restrictions on future changes of use to certain buildings.
• Restrictions on the future introduction of new or changes to existing machinery/equipment without prior consent.

Reasons:

Noise is a major source of environmental pollution and can have a considerable detrimental effect on the amenity of people living or working nearby. The Council share the Government's concern that noise sensitive uses should be separated where possible from major noise generators and where this is not physically attainable that mitigation measures should be as effective as possible. Where proposals will lead to unacceptable levels of noise affecting sensitive developments or where the converse applies the Local Planning Authority will refuse applications for planning consent.

NO. 8 DEVELOPMENT WITHIN CONSERVATION AREAS

Material Planning Criteria to be taken into account when considering individual proposals:

• The extent to which proposals should preserve or enhance the character of the Conservation Area.
• The extent to which proposed car parking affects the appearance of Conservation Areas due to its scale or the materials used.
• The extent to which traditional building materials, for new buildings and extensions, will be used (e.g. brick, slate, timber).
• Whether the scale design and materials of new buildings and their settings will complement and enhance the character of buildings in the Conservation Area.
• The extent to which existing trees, stone walls and other attractive features will be retained and incorporated in new developments.
• Whether additional tree planting and landscaping are proposed on new developments.
• The impact of any new proposal on the loss of light, effect of overshadowing, or loss of privacy to adjoining property.
• The potential traffic generation both vehicular and pedestrian of the proposed activity.
• Where commercial property is involved the effect of service vehicles, refuse storage and disposal, opening hours and proposals for signs/adverts.
• Where an intensification of use is proposed on upper floors the effect of any external fire escapes.
• Where cooking on the site is proposed (i.e. restaurant/takeway food) the effect of any extraction flues.
• The design and location of means of enclosure, fencing, walls, gates etc.
• Whether existing unsightly buildings, car parks, means of enclosures or advertisements are to be removed.
• The views of consultees and nearby occupiers.
• The potential affect of the change of use of a building which may lead to the need to adversely alter the fabric of the existing building, or generate additional vehicular traffic to the site.

Conditions that may be applied to a Grant of Planning Permission

• Materials to be used.
• Car parking scheme to be agreed (including materials to be used).
• Landscaping including the retention of existing planting and other features.
• Details of refuse disposal.
• Hours of operation (commercial activities).
• Details of means of enclosure.
• Restrictions on permitted development rights to control extensions, fences etc.
• Details of advertising.
• Details and appearance of any means of odour suppression.
• Details of means of escape in case of fire.

Reasons:

Conservation Areas are particularly attractive and sensitive areas of the Borough where the Council has particular responsibilities to ensure that their environmental character is preserved or enhanced.

Accordingly all development proposals will be expected to be of the highest quality of design, should respect the existing scale and character of the area, be constructed in appropriate traditional materials, and include landscaping where possible.

The Council is devising ongoing strategies to preserve or enhance the character of all its Conservation Areas and supplementary guidance will be available in due course for each Conservation Area.

NO. 9 RESIDENTIAL EXTENSIONS

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the street scene and the character of the area.
• The extent to which works have a high quality of design that respects the character and materials of the existing building (see the Local Planning Authority's guidance note - "Designs on your Home" - General Design Advice on Household Alterations).
• The effect upon the amenity of neighbouring occupiers, e.g. loss of sunlight, daylight, outlook or privacy.
• The desirability of enabling occupants to modify their homes in appropriate ways to satisfy changes in family circumstances.
• Whether the proposal will lead to a reduction or loss of car parking facilities on the site.
• The views of consultees and nearby occupiers.

The following standards are normally applied to residential extensions and may be used as reasons for refusal if exceptional circumstances cannot be justified:

Development Control Standards

Each proposal is considered on its individual merits but the Council has adopted a number of standards to ensure where possible that consistent decisions are taken that enhance the appearance of the area, limit the extent of loss of light and outlook for adjoining property and to ensure that adequate parking provision is made for vehicles.

Driveways

A driveway of a minimum length of 5.5m shall be provided within the curtilage of the site in front of a proposed or extended garage unless alternative provision can be made within the site. (This will allow vehicles to park clear of the highway while the garage door is being opened).

Front extension/porches/canopies A high standard of design will be required, normally incorporating a pitched roof, and using materials and window styles to match the original dwelling.

The maximum projections will normally be restricted to 1.2m. There should be no window on the party wall, to prevent overlooking and a loss of privacy.

Rear Extensions

Two storey rear extensions are generally discouraged as they can lead to considerable loss of daylight, sunlight, outlook and privacy for adjoining occupants. In addition such extensions can be overbearing, can represent an overdevelopment of a restricted site and conflict with the Local Planning Authority's guidelines on privacy distances (21 metres between facing dwellings with windows).

Ground floor rear extensions on the boundary of a property will normally be restricted to a maximum of 2.4m projection. Other extensions will be considered on their merits and should not occupy more than half of the rear garden area which should be retained for usual domestic needs e.g. hanging out washing, general recreation etc. The use of flat roofs should be avoided where possible for design and maintenance reasons.

Conservatories

Building a conservatory on the boundary of the property is not recommended for maintenance and privacy reasons. Where a conservatory is close to the boundary of a property overlooking a neighbouring property opaque glass should be provided on the side overlooking the adjoining property to overcome a loss of privacy.

Side Extensions

Two storey side extensions, or the addition of a first floor above a side garage, are generally considered acceptable. However flat roofed extensions to dwellings with existing pitched roofs will not normally be acceptable. Windows will not normally be allowed on the side boundary for privacy reasons (obscure glazing should normally be installed in any window directly looking over neighbouring property).

Dormer Extensions

Dormer extensions on those parts of a dwelling which front a highway are generally discouraged. In all cases large flat roofed dormers should be avoided and traditionally designed modest dormer windows will be encouraged when considered necessary.

Balconies

Balconies are generally discouraged as they can lead to a considerable loss of privacy for adjoining householders.

Conditions that may be applied to a Grant of Planning Permission

• Materials to be used (usually to match existing).
• Landscaping and tree protection.
• Installation and retention of obscure glazing.
• Minimum driveway length of 5.5m.
• Car parking provision.

Reasons:

Many people prefer to extend their existing house rather than move. In most cases the addition of modest well designed extensions are considered acceptable and in the case of dwelling houses many such alterations can be carried out without the need for planning consent. In some cases however, where a proposal is poorly designed, excessively large, or when the structure leads to loss of sunlight, daylight, outlook or privacy to adjoining occupiers, or results in loss of adequate parking.

The Local Planning Authority may refuse to permit such a development in the interests of amenity. These standards will ensure that consistent decisions are taken.

NO. 10 FLAT CONVERSIONS

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area, especially in areas of predominantly single family housing.
• Whether parking provision can be made on site to satisfy the Council's parking standards of one parking space per flat without the loss of front gardens, trees or shrubs.
• Effect on the existing on-street parking situation in areas where parking problems exist.
• The size of the property involved and the standard of accommodation proposed. • The outlook and privacy of the intended occupiers.
• The effect on adjacent and nearby occupiers.
• The views of consultees and nearby occupiers.
• Potential effects of noise transmissions between flats and through party walls.
• If the building is a listed building or in a Conservation Area whether the proposal adversely affects any original design features.
• Provision of adequate outdoor amenity space and refuse storage facilities.
• Whether the proposal involves external fire escapes.
• The value of bringing vacant or underused buildings into full use.
• Whether the proposal will bring into use upper floors of buildings especially in town centres.

Conditions that may be applied to a Grant of Planning Permission

• Car parking scheme to be agreed and implemented before occupation.
• Refuse storage facilities.
• A scheme for sound proofing the premises.
• Details of fire escapes, doorways, window alterations etc.
• Restrictions on use for multiple occupation.

Reasons:

Many older larger residential properties are no longer economical for use as single dwelling houses and their conversion into flats may not only retain an attractive building but also provide much needed accommodation. As the provision of flats can have a major effect on the character of an area, care must be taken to ensure that there is no adverse effect on nearby family housing, car parking provisions in the area and through the visual impact caused by the loss of gardens, walls and the introduction of car parking and fire escapes.

NO. 11 HOUSING ON "BACKLAND" SITES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• Extent to which a site has limited access to a road as a result of being surrounded by housing or other uses.
• Effect on the privacy of adjoining occupiers and whether the Council's minimum standards for privacy are met, e.g. back to back distance of 21 m.
• Availability of adequate car parking provision on the site.
• The effect of the proposed development on existing trees and vegetation.
• Any potential loss of sunlight or daylight to adjoining occupiers and their gardens.
• Extent to which both the proposed and existing dwellings retain adequate private amenity space.
• The proposed design and scale of the building in relation to surrounding buildings especially within a Conservation Area where the character of the area should be maintained or enhanced.
• The views of consultees and nearby occupiers.

Conditions that may be applied to a Grant of Planning Permission:

• Materials to be used.
• Details of access.
• Car parking scheme to be agreed and implemented before occupation.
• Landscaping, including retention of existing planting and other features.
• Details of means of enclosure.
• Limitations on permitted development rights.

Reasons:

Large back gardens or allotments within established residential areas can become surplus to the requirements of owners. In some cases they may be suitable for residential development but in many cases such a proposal may prove unacceptable owing to the adverse effects of the proposal on the amenities of neighbouring householders through loss of light, outlook, privacy, traffic noise and parking problems. In addition, the introduction of housing within backland areas can have a detrimental visual impact on the character of established residential areas especially within Conservation Areas.

NO. 12 HOUSES IN MULTIPLE OCCUPATION

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area especially in tightly knit and homogeneous areas of single family housing.
• The general nature of the area and in particular the incidence of other intensive residential uses and the existence of other mixed or non residential uses.
• The size, type and suitability of the premises for the type of accommodation and level of occupancy proposed including the impact of any necessary fire escapes.
• Effect on the existing on-street parking situation in areas where parking problems exist.
• The proximity of good public transport links.
• The outlook and privacy of intended occupiers.
• The effect on adjacent or nearby occupiers.
• The views of consultees and nearby occupiers.
• Potential effects of noise transmissions between internal rooms and through party walls.
• Provision of adequate refuse storage facilities.
• Whether the proposal brings into use upper floors especially in town centres.

Conditions that may be applied to a Grant of Planning Permission:

• Car parking scheme to be agreed and implemented before occupation.
• Refuse storage facilities.
• Details of fire escapes, doorways, window alterations etc.
• A scheme for soundproofing the premises.
• Restrictions on the number of residents.

Reasons:

Many older larger residential properties are no longer economical for use as single dwelling houses. Their conversion into houses in multiple occupation can provide much needed low cost accommodation for the more vulnerable members of society and at the same time retain sound and in many cases attractive buildings.

As the introduction of intensive residential uses can have a major effect on the character of an area, care must be taken to ensure that there is no demonstrable adverse effect on nearby family housing or car parking provision in the area. In addition consideration should also be given to the visual impact of the loss of gardens, walls, trees etc. and of the introduction of car parking, fire escapes and window and door alterations.

Note: Planning legislation is concerned with land use matters only and cannot control such matters as

• who occupies the premises (e.g. age groups, sex, employment status, car ownership etc.).
• enforcing standards of maintenance of the property (painting, cleaning, property repairs compliance with fire regulations).
• who owns the premises.

NO. 13 RESIDENTIAL CARE AND NURSING HOMES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area, and the character of the particular street, especially if residential.
• The general nature of the area and in particular the incidence of other intensive residential uses and the existence of other mixed or non residential uses.
• The size, type and suitability of the premises for the type of accommodation proposed including the impact of any necessary fire escapes, dormer windows or extensions and advertisements.
• Effect on the existing on-street parking situation in areas where parking problems exist.
• The outlook and privacy of intended occupiers. A pleasant and interesting aspect is desirable since residents spend such a large proportion of their time in their homes.
• The effect on adjacent or nearby occupiers.
• The views of consultees and nearby occupiers.
• Potential effects of noise transmissions between internal rooms and through party walls.
• Provision of adequate outdoor amenity space. For homes with 7 or more registered places the provision should normally be a minimum of 10m2 per registered place and should preferably be located so as to form a sheltered sitting area for residents.
• Provision of adequate refuse storage facilities. • Convenience of access to local transport, shops and other services. • Existence of good pedestrian and vehicular access to the property.

Conditions that may be applied to a Grant of Planning Permission

• Car parking scheme to be agreed and implemented before occupation.
• Refuse storage facilities.
• A scheme for soundproofing the premises.
• Restrictions on the number of residents.
• Restrictions on future changes of use to other forms of intensive residential use.
• Provision of outdoor amenity space.
• Restrictions on type of advertising allowed.

Reasons:

Many older larger residential properties are no longer economical for use as single dwelling houses and their conversion into residential care or nursing homes can provide for much needed accommodation and retain sound and in many cases attractive buildings.

New homes offer an opportunity to provide a high standard of care in purpose built attractive buildings with quality outdoor amenity space. It is important that such homes are suitably located close to local facilities and public transport routes for the benefit of residents, staff and visitors.

There has been a concentration of such homes in the Whitley Bay area in the past and a more dispersed pattern of care homes will be encouraged. This will also ease pressure on social and medical care in this part of the Borough. As the introduction of intensive residential uses can have a major effect on the character of an area, care must be taken to ensure that there is no adverse effect on nearby family housing or car parking provision in the area.

In addition consideration should be given to the visual impact of the loss of gardens, walls, trees etc. and of the introduction of car parking, fire escapes and window and door openings. The Local Planning Authority work closely with the registration authorities to ensure that the highest standards are achieved in the location, building design, amenities and standard of operations and management of residential homes in the District.

NO. 14 NEW HOUSING ESTATES - DESIGN AND LAYOUT

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The existence of existing features in the landscape including trees, hedges and other vegetation, stone walls and other means of enclosure, water features, changes in level, wildlife habitats etc. which may need to be incorporated with the scheme including future maintenance proposals.
• Existing roads and proposed access points to the site suitable for future traffic levels.
• The proximity of heavy industry or other business/activities creating noise/emissions near the site which may adversely affect its proposed residential use.
• The availability of mains services to the site (water, electricity, gas etc.).
• The availability of public transport routes accessible to the site.
• The proximity of local shops, amenities and employment opportunities and the need for cycling and footpath links.
• Car parking standards.
• Quality of the design of the housing and degree of integration with landscaping and means of enclosure.
• Extent to which high standards of design including use of traditional materials of brick and tile are proposed on all new sites fronting onto major transport routes or in or adjoining Conservation Areas.
• Extent to which landscaping is incorporated into new developments especially fronting major transport routes, and the need for screening.
• Extent to which features of nature conservation value are created.
• Extent to which fencing compliments the landscape and design of the particular site as well as providing appropriate security. (Brick walls will be encouraged in prominent locations. Sites overlooking major transport routes, residential areas and at the entrance to main estates should be attractive in appearance, preferably using brick or brick bases and piers and designed into the landscape).
• Whether provision is made for community facilities, childrens play areas etc.
• Views of consultees and nearby occupiers.
• Whether provision is being made for accessible housing.
• The extent to which any adverse effects of the development may be dealt with by measures of mitigation or compensation, and the timing of such measures.

Development Control Standards

The following standards are normally applied to new housing estates and may be used as reasons for refusal if exceptional circumstances cannot be justified:

• Each proposal is considered on its individual merits but the Council has adopted a number of standards to ensure that consistent decisions are taken which enhance the appearance of the area, improve the quality of life for residents and ensure that adequate parking provision is made.

General Principles

The main aim of these guidelines is to encourage the provision of housing which is attractive, safe, secure, functional and well planned. In order to meet the wide variety of different and often conflicting interests and aims of the diverse agencies involved in the provision of new housing, there will inevitably be a need for compromises to be reached to solve such problems as:

• Providing on site car parking for each dwelling but at the same time making for provision of safe toddlers place space immediately outside and overlooked by houses;
• Ensuring that visitors and service vehicles can park close to each individual house but without obstructing or causing a nuisance to other residents;
• Segregating pedestrians from fast moving traffic, and calming traffic by establishing a hierarchy of road types within the residential area at the same time as designing a footpath system which leads directly to shops, schools, community services and public transport links without dangerous road crossing points or unpopular pedestrian underpasses or bridges;
• Creating an attractive landscaped environment that can be effectively maintained and that will not lead to security problems later by providing cover for burglars/assailants;
• Retaining as many natural features on the site as possible e.g. trees, hedges, walls, but ensuring that they do not become a nuisance for future occupiers of dwellings who might subsequently want them removed if they block light or are not properly maintained;
• Providing attractive, well designed housing at a reasonable price but using styles and built in indigenous materials that complement the type of housing in this particular area rather than imposing a national building company's standard house type to any available site;
• Ensuring that standard distances between dwellings are achieved to avoid loss of privacy by overlooking but at the same time avoiding monotonous house layout and design.

Innovative layouts will be encouraged and where justified standards may be modified to accommodate unconventional design solutions. The following advice has been grouped by subject for reference purposes but many sections overlap. Advice given is not prescriptive but generally any exceptions or concessions to these guidelines will have to be justified in individual circumstances. Detailed guidelines on road construction and highway/drainage specifications is available from the Local Highway Authority, North Tyneside Council.

Road Hierachy

A hierarchy of road types needs to be established to serve the different levels of traffic volume and speed. National guidelines on different types of roads to serve different purposes is set out in the revised Department of the Environment/Department of Transport Design Bulletin 32 (DB.32).

These guidelines should be read in conjunction with the Council's own handbook on road construction and highway design.

Four main types of highway can be identified dependent upon how many houses are served:

• Principal Roads - roads linking the estate to the main highway network. No direct access to housing. 30 mph speed limit.
• Main Roads - roads within a larger residential area linking smaller residential accesses with shops, schools etc. Limited direct access to housing with in-curtilage turning facility. 30 mph speed limit.
• Residential Streets - standard 5.5m wide residential streets with footpaths on either side, direct access to housing. 20 mph speed limit. • Mixer Courts - short cul-de-sac serving no more than 15 dwellings. A shared surface comprising blocks/paviors without footpaths may be permissible for courts of up to 8 dwellings. A similarly surfaced roadway with a footpath on one side only may be acceptable in layouts involving 8-15 dwellings. Maximum speed limit 20 mph.
• In residential streets and mixer courts traffic calming measures such as ramps, road tables, throttles, pinch points, sharp bends, chicanes, rumble strips etc. will be expected to be incorporated within the layouts to ensure a maximum speed of 20 mph is adhered to.

Traffic Calming

The UDP contains a commitment to the ideal of safe and accessible environments, which mean interlinked freedoms from fears about crime or road safety, and the ability of all pedestrians to get about with ease and confidence. Meeting these needs should be a normal part of the design of highways, including pedestrian and cycle routes, road crossings, and shared surfaces.

The Council will therefore seek highway design which will:

• be easily understood, discourage through traffic and excessive vehicle speeds; be as convenient, safe and disturbance-free to residents as possible, and occupy the minimum necessary space.
• compliment and assist the formation of high quality townscape, provision of landscaping, and other objectives such as designing-out crime.
• give proper consideration to the needs of all users, including pedestrians of all ages, cyclists, people with disabilities, and essential equipment such as children's buggies and wheelchairs.

Traffic calming furthers these aims through a comprehensive approach to reducing the dominance and speed of vehicles within residential areas. It is expected that design techniques will be advanced and refined over time, and flexibility for future upgrading is therefore desirable. Highway officers will advise on current standards.

The essential quality of traffic calming, however, is the close integration of highway design and the planning of buildings, landscaping, pedestrian routes and children's play.

Design General

All new residential developments should seek to maintain the diversity of character and interest of the different parts of the Borough and reflect this diversity in their design. The standards outlined should not be seen as a way in which individual design is restricted. Instead, they should be looked upon as a positive step towards the creation of a safe, well designed environment suited to the needs of the Borough's residents.

To help achieve this high standard of urban design, developers are encouraged to discuss their proposals with Council officers before making a planning application. New housing should be of a sensitive design with good landscaping so as to achieve a high standard of development and a visually satisfactory environment.

This will be particularly important where new buildings are proposed on sites located in established residential areas if they are to be successfully assimilated into the street scene. Individual buildings should be well designed in themselves and have adequate regard for their setting by:

• Respecting neighbouring development and the overall character of the locality in terms of its height, levels, mass, elevational and roof treatment.
• Employing external materials which are sympathetic in colour and texture to the vernacular materials and to the location in which it is situated.
• The volumes making up the block form of the building being well proportioned and related to form a satisfactory composition.
• The external materials being used in a visually appropriate manner.
• The fenestration being well proportioned and well related within the elevation and also being sympathetic to adjacent buildings.
• Architectural detailing being used to reinforce the character required by the design and its location. Within areas of predominantly single family dwelling houses, proposals should be of a design, mass and bulk that reflects both the scale and appearance of existing single family dwelling houses located nearby.

Design - Detail

The design and layout of residential development should encourage the informal supervision of the spaces around buildings by their occupiers, with front elevations containing the major entrances and facing outwards onto a public space or street.

All new residential buildings should be of an appropriate design which respects or contributes to the character of the area or the street in which they will be located. Elements which make up the overall design include the scale, massing, roof scape, fenestration and materials.

In particular:

• Care must be taken with all building elevations which are directly visible from public highways or amenity areas.
• New buildings should complement the roof height and design of existing buildings in the street scene, particularly those immediately adjacent to the site, by paying regard to ridge height and alignment, eaves level, angle of roof slope, width of gables etc.
• New buildings should reflect any well defined architectural character or themes of buildings in the surrounding area, for example, vertical emphasis in fenestration, brickwork patterns, gables, dormers and bay windows.
• Multi-storey flat developments should have a height and mass which would not be overdominant in the street scene. In cases of redevelopment, proposed flat blocks may have wider frontages and greater building depths than the original building on the site. To avoid overdominance, the depth of gables should be reduced to allow steep roof pitches, which are often a feature of the older buildings in the street. A varied roof scape can be created by a build up of elements in the design, such as bay windows and dormers.
• When incorporating accommodation within the roof void of multi-storey flat developments, any dormer should be considered as an integral part of the overall design, with particular regard to the scale of the roof. Where possible dormerwindows and roof lights should be positioned on the rear elevation. Flat roofed dormers will normally be unacceptable.
• Materials for walls and roofs should complement the surrounding buildings in terms of colour and texture. An excessive mixture of different types and colours of materials will not be permitted.
• Balconies and patio windows proposed for new residential development should be integrated into the building to improve their appearance and provide shelter from wind and should be set back from the building line. Overlooking of adjoining residential properties should be avoided in the interests of privacy.

Car Parking

Provision for car parking shall be made in accordance with the standards set out in Development Control Policy Statement 4.

Size of Car Parking Spaces

Where a garage is provided there must be a minimum of 5.5 m. driveway (5 m. car parking space plus 0.5 m. for opening garage door) within the curtilage (excluding service strip). This hardsurface may be reduced to 1.0 m. in garage courts or 2.4 m. where parking is provided beside garage to ensure good visibility. Parking bays should normally be 5.0 m. long x 2.5 m. wide.

Location of Parking Spaces

Where these serve terraced dwellings, flats, maisonettes, all properties in multi occupancy, they must be as close as possible to the entrance door. Visitor spaces should be provided close to dwellings they are meant to serve especially in cul-de-sac heads and should be located to minimise effect on residents (not outside lounge windows or where one resident may adopt it for personal use).

Privacy Distances

The recommended minimum distances between dwellings to provide privacy and outlook are:

• Back to back 21m.*
• Back to gable 12m.
• Front to front 21m.*
• Front to front (Sheltered bungalows) 15m.-17m.

* Where additional storey's are added a further 10m should be allowed for each floor e.g. 3 storey = 31m. Infill sites within established residential areas may not be able to meet the above standards and a reduced standard may be permissible . Each site will be considered on its merits.

Amenity Space

Private amenity space around new dwellings including, front, back and side gardens should normally be a minimum of 50m2.

Site Development

Plot ratio - area of buildings (dwelling and garage) shall not normally exceed 50% of plot size.

Landscaping (See Development Control Policy Statement No. 6 "Landscape and Environmental Improvements).

Small areas of planting within housing estates are difficult to maintain. Accordingly these should be designed out or incorporated into private gardens.

Where areas of planting outside private gardens are required, these should be large enough to be easily maintained, and conveniently located.

Where large areas of screen planting/mounding are required (e.g. to screen housing from a busy road) a phased landscaping scheme should be agreed and implemented as early as possible with agreement of the Council to avoid prolonged periods of high levels of maintenance.

Where mounding is required care should be taken to avoid creating a footpath on top along which people can walk with direct visibility into bedrooms and rear gardens of housing.

Existing trees/hedges which are to be retained on a site should be protected during the construction period (drainage details, line of services, future levels, and their potential effect on trees/hedges should also be considered). If a hedge line is worthy of retention it should be designed into public open space and not be within the curtilage of housing.

If it is unavoidable to include a hedge within private housing the entire hedge should be conveyed to owners on one side to be included in their gardens rather than use the centre line of the hedge as a property boundary.

Where landscaping is included close to a footpath link, e.g. between cul-de-sac heads, then blind spots or "muggers alleys" should be avoided - these spaces need to be wide and open (same applies to fencing) and overlooked directly by housing.

Dense landscaping close to housing e.g. screen planting beyond rear garden fences should be avoided as this can also hide potential burglars - a concern of the crime prevention officers.

Children's Play Areas

Only in major developments will specific children's play areas be required. These must be carefully incorporated into the overall layout. A contribution from the developer may be requested towards the provision of play space on a nearby location where appropriate.

However, the entire residential environment should be designed to be friendly to children. Traffic calming measures and the use of mixer courts will ensure that residential areas become safe places for children to play and move around without threat from fast moving vehicles.

Conditions that may be applied to a Grant of Planning Permission

• Materials to be used - buildings and streetscape
• Landscaping and tree protection during construction.
• Time restrictions on hours of construction, locations of site compounds, provision of wheel washes. • Means of enclosure details
• Retention of trees, walls, water and wildlife features etc. on site
• Restrictions on future house extensions (removal of permitted rights under the GDO).
• Access details
• Car parking scheme to be agreed
• Traffic calming measures.
• Details of childrens play areas (where required).
• Preservation of unimpeded and appropriate habitat as a wildlife corridor.

Reasons:

The Council is committed to providing a wide range of high quality new housing within the Borough. Innovative design is encouraged both for new houses and layouts linked with high standards of landscaping both hard and soft. Any existing trees, walls, water features or other attractive elements on the site should be incorporated within the scheme. To protect the privacy of residents and create a high quality environment the Local Planning Authority will enforce minimum distances between buildings. To minimise the adverse impact of vehicles on the highway car parking standards should also be met.

NO. 15 SHOP FRONT DESIGN AND SIGNAGE

Material Planning Criteria to be taken into account when considering individual proposals:-

• The effect of the proposal on the character of the area.
• Existing design features of the property in question and of properties in the surrounding area. Original shop front detailing should be retained/restored, and any new work should compliment such features, especially on listed buildings or in Conservation Areas.
• Extent to which signs respect the scale of the shop front. They will not normally be permitted above fascia level.
• Details of the size, colour, projection, proportion and illumination of signs.
• The design features and appearance of any shop front security measures (see also the Council's advice note 'Shopfront Security').
• Details of canopies and awnings proposed
• Extent to which any new or altered shop entrance provides access for all. The entrance should be flush with the pavement or ramped with a minimum door opening of 0.9 m.
• Whether separate entrances to upper floors in other uses are retained.

Conditions that may be applied to a Grant of Planning Permission:

• Details of materials.
• Provision of means to enable access for all.
• Details of size, colour, type of and illumination of advertising material.
• Restoration of original shop front design features.

Reasons:

The Local Planning Authority wishes to preserve and enhance the character of shopping areas and individual shop fronts by the encouragement of a high standard of design and sensitivity especially within Conservation Areas. Advertisements and security devices can have a major detrimental affect on the appearance of shop fronts and require careful attention to ensure a satisfactory scheme is achieved.

NO. 16 HOT FOOD TAKEAWAYS AND OTHER FOOD AND DRINK USES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The proximity to and effect on nearby occupiers, especially residential householders, of traffic using the site, noise from patrons, cooking smells and litter.
• Car parking provision, under the control of the owner.
• Local traffic and parking conditions.
• Means of odour suppression for cooking smells including the visual appearance of extraction chimneys/equipment.
• Proposed hours of operation.
• The views of nearby occupiers and other consultees.
• The existence of any area based planning policies (e.g. Town Centre).
• The storage and collection of refuse and litter.
• The effect on the viability and vitality of a particular shopping area.

Conditions that may be applied to a grant of planning permission:

• The restriction of hours and days of operation.
• Provision of car parking spaces.
• A scheme for fume extraction and sealing of the premises against transmission of odours. • Provision of litter bins and refuse storage facilities.
• Restriction of use to hot food takeaway (no eating on premises).
• Restriction of home delivery services.
• Restriction of use to exclude hot food takeaways where cafe, restaurant, public house proposed.

Reasons:

A balance is needed between the provision of these increasingly popular facilities and the need to protect neighbouring occupiers particularly residential property occupants from noise and disturbance from customers, cooking smells and the effects of litter. In most cases such uses are more appropriately located in commercial areas. Restrictions on hours of operation can reduce any adverse impact in certain situations.

NO. 17 SECURITY GRILLES AND SHUTTERS

Material Planning Criteria to be taken into account when considering individual proposals:

• The detailed advice set out in the Local Planning Authority's advice note on 'Shopfront Security'.
• The effect of the proposal on the street scene and the character of the area.
• Whether the building is a Listed Building, in a Conservation Area or has particular design features which should be retained.
• Whether the proposed shutters/grilles respect the existing design features of the building on which they are to be erected.
• Whether the proposed shutter is solid or allows viewing of goods on sale when in place. • Whether the shutter is colour treated or includes designs/logos.
• The visual effect of any external housing box. Normally such features should be incorporated within the shopfront/doorway to avoid projections outwards.
• The materials to be used.
• The views of nearby occupiers and other consultees.

Conditions that may be applied to any grant of Planning Permission:

• Temporary consent where appropriate.
• Use of materials.
• Colour treatment of shutters.
• Retention of particular design features on building.
• Internal positioning of shutter boxes.
• Restriction of use during shop opening hours.

Reasons:

The Council is very concerned at the decline in attractiveness of shops and shopping centres following the widespread use of unattractive security means. As many shutters and other devices have been installed at the request of insurance companies following theft or vandalism the Local Planning Authority has worked closely with the Police and Chamber of Trade in an attempt to balance the security needs of shop owners with the environmental effects of security solutions.

NO. 18 AMUSEMENT CENTRES IN SHOPPING AREAS

Material Planning Criteria to be taken into account when considering individual proposals:

• Whether the proposed site falls within a primary shopping frontage of Wallsend, North Shields or Whitley Bay, as defined on the Proposals Map (inset).
• Whether the proposal is for ground floor use.
• Whether the proposal is an extension of an existing use.
• Whether a shop front is proposed and the nature of the window display.
• The effect of the proposal on the amenity of adjoining properties especially residential property and the surrounding area. They are unlikely to be acceptable close to housing, or near schools, churches, hospitals or hotels.
• The effect of the proposed use either individually or cumulatively on the vitality and viability of the centre.
• The effect on the visual amenity of a Conservation Area or other places of special architectural or historic character.
• Where the proposal involves a vacant premises, how long the property has been vacant, the results of marketing exercises and how many other vacant properties exist nearby.
• Existing noise levels in the area.
• Car parking provision on the site.
• The views of nearby occupiers and other consultees.

Conditions that may be applied to any grant of Planning Permission

• Car parking scheme to be agreed and implemented before occupation.
• The provision of a shop front and display of goods to be sold on the premises.
• A scheme for soundproofing the premises, and self closing entrance doors, prohibitions of external loud-speakers.
• Refuse storage facilities.
• Hours of opening.
• Provision of means to enable access for all.

Reasons:

The Local Planning Authority wish to see retail uses predominant in the main shopping centres of Wallsend, North Shields and Whitley Bay. The Authority will encourage a satisfactory balance between retailing and such uses as amusement centres and other non-retail uses by preventing them from locating in primary shopping frontages, but encouraging such uses to locate on upper floors, or in secondary shopping areas. Attractive shop fronts will be required in all cases.

NO. 19 FINANCIAL AND PROFESSIONAL SERVICES IN SHOPPING AREAS

Material Planning Criteria to be taken into account when considering individual proposals:

• Whether the proposed site falls within a primary shopping frontage of Wallsend, North Shields or Whitley Bay, as defined on the Proposals Map (inset).
• Whether the proposal is for ground floor use. The use of upper floors in town centres is usually acceptable.
• Whether the proposal is an extension of an existing use.
• Whether a shop front is proposed and the nature of the window display.
• The effect of the proposal on the amenity of adjoining properties especially residential property and the surrounding area.
• The effect of the proposed use either individually or cumulatively on the vitality and viability of the centre.
• Where the proposal involves a vacant premises, how long the property has been vacant, the results of marketing exercises and how many other vacant properties exist nearby.
• Car parking provision on the site.
• The views of nearby occupiers and other consultees.

Conditions that may be applied to any grant of Planning Permission:

• Car parking scheme to be agreed and implemented before occupation.
• The provision of a shop front and display material.
• A scheme for soundproofing the premises.
• Refuse storage facilities.
• Hours of opening.
• Provision of means to enable access for all.

Reasons:

The Local Planning Authority wish to see retail uses predominant in the main shopping centres of Wallsend, North Shields and Whitley Bay. Other uses including Professional and Financial Services exist in these centres and help towards their vitality and viability. The Council will encourage a satisfactory balance between retailing and these other uses by discouraging them in primary shopping frontages, but encouraging such uses to locate on upper floors, or in secondary shopping areas. Attractive shop fronts will be required in all cases.

NO. 20 TAXI/PRIVATE HIRE OFFICES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The proximity to and effect on nearby occupiers especially residential householders.
• Car parking provision, under the control of the operator and not on the public highway. Council standards require 1 car parking place per licenced vehicle.
• Local traffic and parking conditions.
• Accommodation proposed for operator/drivers and the public.
• Numbers and types of vehicles to be operated from the site.
• Proposed hours of operation.
• The views of nearby occupiers and other consultees.

Conditions that may be applied to a Grant of Planning Permission:

• Limits on the number of vehicles operating from the site.
• No repairs, valetting or servicing of vehicles on or near the site.
• A scheme for noise attenuation.
• Temporary consent to enable the impact of the proposal to be assessed.
• Temporary consent relating to temporary buildings where proposed.
• Personal consent.
• Provision of car parking spaces.
• Restrictions of hours of operation.
• Details of ariels and other external equipment.

Reasons:

Although such businesses can be of great benefit to the community, the operational base, if badly sited, can cause considerable loss of amenity to neighbouring occupiers, especially residential householders. It is essential that potential parking requirements are met and that noise disturbance is minimised. The visual impact of offices (especially if of a temporary construction) and ariels together with structures and the parking of vehicles can also be very damaging in certain sensitive locations.

NO. 21 GUEST HOUSES AND HOTELS

Material Planning Criteria to be taken into account when considering individual proposals:

• Whether the proposed guest house or hotel falls within an area previously designated by the Council for 'holiday related' uses.
• The effect of the proposal on the character of the area especially in areas of predominantly single family housing.
• The general nature of the area and in particular the incidence of other intensive residential uses and the existence of other mixed or non-residential uses.
• The size, type and suitability of the premises for the type of accommodation proposed including the impact of any necessary fire escapes.
• Effect on the existing on-street parking situation in areas where parking problems exist.
• The outlook and privacy of intended occupiers.
• The effect on adjacent or nearby occupiers.
• The views of consultees and nearby occupiers.
• Potential effects of noise transmissions between internal rooms and through party walls.
• Provision of adequate outdoor amenity space and refuse storage facilities.
• Whether the proposed use includes proposals for public bars or other function rooms and appropriate additional car parking.

Conditions that may be applied to a Grant of Planning Permission:

• Restrictions of use within Class C1 of the Use Classes Order.
• Car parking scheme to be agreed and implemented before occupation.
• Refuse storage facilities.
• Details of fire escapes, doorways, window alterations etc.
• A scheme for soundproofing.
• Restrictions on the number of residents.
• Restrictions on future changes of use of all or parts of the building into other commercial uses e.g. public bars, function rooms, restaurant etc.

Reasons:

Many older larger residential properties are no longer economical for use as single dwelling houses and their conversion into hotels/guest houses can provide much needed accommodation and retain sound and in many cases attractive buildings.

Parts of North Tyneside have a tradition for providing accommodation for holidaymakers and other visitors and the continued use of suitable premises in appropriate locations is encouraged by the Council as part of its tourism initiatives.

As the introduction of hotels/guest houses can have a major effect on the character of an area, care must be taken to ensure that there is no adverse effect on nearby family housing or car parking provision in the area. In addition consideration should also be given to the visual impact of the loss of gardens, walls, trees etc and of the introduction of car parking, fire escapes, advertising and window and door alterations.

NO. 22 HOSTELS

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area especially in tightly knit and homogenous areas of single family housing.
• The general nature of the area and in particular the incidence of other intensive residential uses and the existence of other mixed or non residential uses.
• The size, type and suitability of the premises for the type of accommodation and level of occupancy proposed including the impact of any necessary fire escapes.
• Whether car parking provision can be provided on site to satisfy the Council's parking standards without loss of front gardens, trees or shrubs. The standard would have to be negotiated with the Local Planning Authority in each individual proposal
• Effect on the existing on-street parking situation in areas where parking problems exist.
• The outlook and privacy of intended occupiers.
• The effect on adjacent or nearby occupiers.
• The views of consultees and nearby occupiers.
• Potential effects of noise transmissions between internal rooms and through party walls.
• Provision of adequate refuse storage facilities.
• Whether the proposal brings into use upper floors especially in town centres.

Conditions that may be applied to a Grant of Planning Permission:

• Car parking scheme to be agreed and implemented before occupation.
• Refuse storage facilities.
• Details of fire escapes, doorways, window alterations etc.
• A scheme for soundproofing the premises.
• Restrictions on the number of residents/ bedrooms.
• Restrictions on future changes of use to other forms of intensive residential use.
• Personal Consent in exceptional cases.

Reasons:

Many older larger residential properties are no longer economical for use as single dwelling houses. Their conversion into hostels can provide much needed low cost accommodation for more vulnerable members of society and at the same time retain sound and in many cases attractive buildings.

As the introduction of intensive residential uses can have a major effect on the character of an area, care must be taken to ensure that there is no demonstrable adverse effect on nearby family housing or car parking provision in the area. In addition consideration should also be given to the visual impact of the loss of gardens, walls, trees etc and of the introduction of car parking, fire escapes and window and door alterations.

Note: Planning legislation is concerned with land use matters only and cannot control such matters as:

• who occupies the premises (e.g. age groups, sex, employment status, car ownership etc).
• enforcing standards of maintenance of the property (painting, cleaning, property repairs, compliance with fire regulations).
• who owns the premises.

NO. 23 POSTER ADVERTISING

Material Planning Criteria to be taken into account when considering individual proposals:

• The general effect of the proposal on the character and visual amenity of the area.
• The effect of the proposal on public safety particularly in relation to its detailed siting e.g. distraction of drivers from prevailing traffic conditions.
• Possible contribution the posters and hoardings can make to screening unsightly areas and building sites.
• Whether poster advertising can make a positive contribution to particular commercial/industrial localities.
• The design of the structure/hoarding and detail relationship with any premises on which they are located. They should not dominate a host building, cut across any architectural features, be out of scale with the locality or be unduly obtrusive.
• Whether the proposed site is in a residential area, or overlooked by residential property.
• Whether the proposed site is close to a listed building or is within or close to Conservation Areas, in the open countryside and important open spaces in the built environment.
• The ease with which the structure is capable of being satisfactorily maintained and at the same time avoiding vandalism.
• Whether there is already an undue prolification of such advertisements.

Conditions that may be applied to a grant of planning permission:

• When screening an unsightly site details of means of enclosure shall be agreed.
• Means to improve safety e.g. ensure visibility splays are maintained at junctions.
• Temporary consents when linked with screening of sites.
• Landscaping schemes.

Reasons:

The Council accepts that advertising can make a positive contribution to the environment in certain situations. At the same time poster advertising can be very unsightly and lead to clutter if inappropriately sited and can also lead to a risk to public safety.

Note (A)

The Council is aware that unauthorised poster advertising has taken place in the past and recent contraventions have led to prosecutions. Action will be taken against unauthorised displays and discontinuance action will be pursued against poster displays that do not meet the above guidelines but have deemed consent.

Note (B)

The Council as landowner has a policy of not allowing cigarettes or alcohol to be advertised on any poster sites on land in its ownership. In cases where unauthorised poster hoardings display cigarette or alcohol advertising the Council will consider taking urgent legal action against advertisers and owners of sites.

NO. 24 WORKING FROM HOME

Material Planning Criteria to be taken into account when considering individual proposals:

• The nature and extent of activity to be carried out.
• Type of machinery, plant or equipment proposed, noise or vibration caused and existence of any measures to overcome such problems.
• The extent of storage required on site.
• The proportion of the residential property given over to 'non-residential' use.
• The number and type of vehicles (especially commercial vehicles) operating from/based on/or kept overnight at the premises.
• The number of vehicles visiting the premises.
• The proximity of neighbouring residential property.
• The size, type, construction and layout of the property especially if it contains other residential uses.
• The hours of operation.
• Whether cooking smells, dust, fumes, or emissions are generated on site.
• Storage of refuse and collection of waste.
• The views of nearby occupiers and other consultees.

Conditions that may be applied to a Grant of Planning Permission:

• Restrictions on the specific nature of use.
• Hours of operation.
• Restriction on numbers of/types of vehicles using the premises.
• Restriction on the type and location of equipment.
• Need for sound insulation.
• Details of refuse disposal.
• Personal consent.

Reasons:

The Local Planning Authority recognises that with new technology, new working practices and increased opportunities for part-time work many people can and do work from home on a part-time and full-time basis.

Working from home can make a considerable contribution to the local economy and to the personal income of many people who cannot undertake other forms of work. The Local Planning Authority does not wish to discourage this type of activity provided it does not adversely affect neighbouring residents or the character of the area. In many cases where new technology involves the use of computers linked by modem to a central office there is no need for a person to leave home to access the information they require or for others to visit the premises.

Such an activity would have no discernible affect on any neighbouring residents or on the character of the area and in most cases would not require planning permission. Where it is necessary to have regular deliveries to a property or where regular visits to the property take place traffic problems and noise could lead to a detrimental affect on neighbouring residents. Also where noisy activities or unsightly storage of goods vehicles takes place this can also adversely affect the amenity of the area. Where the proposal leads to a direct and serious loss of amenity then the Authority will use its enforcement powers to remedy the situation.

NO. 25 NEW INDUSTRIAL ESTATES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The existence of existing features in the landscape including trees, hedges and other vegetation, stone walls and other means of enclosure, water features, changes in level, wildlife habitats etc which may need to be incorporated within the scheme.
• Existing roads and access points to the site suitable for future industrial traffic.
• The proximity of residential property or other noise/emission sensitive users near the site which may be adversely affected by the proposed industrial use of the site. (This may also restrict the types of use allowed on the site).
• The availability of mains services to the site (water, electricity, gas etc).
• The availability of public transport routes accessible to the site.
• Whether car parking standards can be met and whether provision can be made for further car parking to be provided to serve future extensions to industrial units. Provision for car parking should be made in accordance with the standards set out in Development Control Policy Statement 4.
• Quality of design of individual units and then integration into the overall layout including landscaping and means of enclosure. Higher standards of design including use of traditional materials of brick and tile will be encouraged on all new prime industrial sites e.g. Balliol, Silverlink and other sites fronting onto major transport routes.
• Need to screen proposed development by structural landscaping.
• Extent to which features of nature conservation value are created.
• Design and materials proposed for any fences, walls or other means of enclosure in relation to the prominence or sensitivity of the location, the need for security, or the need for screening. Brick walls will be encouraged in prominent locations. Sites overlooking major transport routes, residential areas and at the entrance to main estates should be attractive in appearance, colour treated where necessary and designed into the landscape. In more secluded rear storage areas overlooking less sensitive areas a more robust and less attractive form of fencing may be more appropriate to screen unsightly storage areas as well as providing higher levels of security to more vulnerable areas.
• Extent to which external storage of materials including waste is proposed, and related screening. Storage of materials including waste products should be designed into the scheme from the outset with appropriate screening provided. Internal storage of materials will be encouraged and height limits may have to be imposed where external storage is unavoidable.
• Whether lighting of external areas is proposed as an additional security measure.
• Whether security measures, including grilles and shutters, are designed as an integral part of the building.
• The nature of any proposed uses of the industrial buildings which may have wide ranging effects beyond the boundaries of the site through: noise, smell, emissions, vibrations, dust, hours of operation etc. It is expected that early discussions will take place with the Council before the submission of any planning application with such effects.
• Whether signs and advertising form a coherent and consistent scheme reflecting the quality of design and scale of buildings and the overall appearance and character of the area.
• Views of consultees and nearby occupiers.
• The extent to which any adverse effects of the development may be dealt with by measures of mitigation or compensation, and the timing of such measures.

Conditions that may be applied to a Grant of Planning Permission:

• Car parking scheme to be agreed and implemented before occupation.
• Details of building materials.
• Refuse storage facilities.
• Landscaping scheme including wildlife habitats.
• Fencing details.
• Restrictions of types of use.
• Restrictions on levels of emissions.
• Restrictions of hours of operation.
• Retention of trees, walls water and wildlife features etc on site.
• Preservation of unimpeded and appropriate habitat as a wildlife corridor.

Reasons:

The Council is committed to providing high quality new Industrial Estates throughout the Borough to meet the required range and choice of sites required. To achieve this aim any attractive natural features should be retained on site. These should be complemented by high quality designed buildings set in a landscaped setting. All sites should provide suitable car parking facilities together with good accessibility to public transport.

NO. 26 NEW OFFICE DEVELOPMENT AND BUSINESS CENTRES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The existence of existing features in the landscape including trees, hedges and other vegetation, stone walls and other means of enclosure, water features, changes in level, wildlife habitats etc which may need to be incorporated within the scheme.
• Existing roads and access points to the site.
• The proximity of residential property to the site.
• The availability of mains services to the site (water, electricity, gas etc).
• The availability of public transport routes accessible to the site.
• Whether car parking standards can be met and whether provision can be made for further car parking to be provided to serve future extensions. The standard is set out in Development Control Policy Statement 4 but can be negotiated with the Local Planning Authority in exceptional circumstances, in town centres or where good public transport is available.
• Quality of design of individual units and their integration into the overall layout including landscaping and means of enclosure. Higher standards of design including use of traditional materials of brick and tile will be encouraged on all new sites especially those fronting onto major transport routes.
• Need to screen proposed development by structural landscaping.
• Extent to which features of nature conservation value are created.
• Design and materials proposed for any fences, walls or other means of enclosure in relation to the prominence or sensitivity of the location, the need for security, or the need for screening Brick walls will be encouraged in prominent locations. Fencing on sites overlooking major transport routes, residential areas and at the entrance to main estates should be attractive in appearance, colour treated where necessary and designed into the landscape.
• Whether storage of refuse and waste are designed into the scheme from the outset with appropriate screening provided.
• Whether lighting of external areas is proposed as an additional security measure.
• Whether security measures, including grilles and shutters are designed as an integral part of the building.
• Whether signs and advertising form a coherent and consistent scheme reflecting the quality of design and scale of buildings and the overall appearance and character of the area.
• Where a change of use of building is concerned flexibility on car parking standards may be possible where good public transport links are available or where the building is important in architectural or historic terms (e.g. listed) and has stood vacant for some time or cannot continue in its present use.
• Views of consultees and nearby occupiers.
• The extent to which any adverse effects of the development may be dealt with by measures of mitigation or compensation, and the timing of such measures.

Conditions that may be applied to a Grant of Planning Permission:

 

• Car parking scheme to be agreed and implemented before occupation.
• Details of building materials.
• Refuse storage facilities.
• Landscaping scheme, including wildlife habitats.
• Fencing details.
• Restrictions of types of use.
• Restrictions of hours of operation.
• Retention of trees, walls water, and wildlife features etc on site.
• Preservation of unimpeded and appropriate habitat as a wildlife corridor.

Reasons:

The Council is committed to providing high quality offices and business centres throughout the Borough to meet the range and choice of sites required. To achieve this aim any attractive natural features should be retained on site. These should be complemented by high quality designed buildings set in a landscaped setting. All sites should provide suitable car parking facilities together with good accessibility to public transport.

NO. 27 WASTE TRANSFER STATIONS

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The proximity of the site to residential property or other sensitive uses which may be affected by noise, dust, smell and air emissions.
• Whether adequate vehicular access is available to the site. • Whether the proposed activity is to take place within buildings or in the open and the nature of waste concerned.
• The nature of the materials involved and whether the site is open to the public.
• Proposed means of enclosure and other screening measures. • Car parking provision on site.
• The height and nature of storage on the site of waste and containers.
• The type of machinery involved on site, and hours of operation.
• The proposed level of traffic anticipated to visit the site and the type of vehicles involved.
• Views of consultees and nearby occupiers.

Conditions that may be applied to any Grant of Planning Permission:

• Details of buildings, materials, siting etc.
• Details of machinery/vehicles to be used.
• Hours of operation.
• Details of means of enclosure.
• Landscaping proposals.
• Restrictions on the type and nature of materials.
• Restrictions on the height of storage of materials on site.
• The enhancement of wildlife habitats.

Reasons:

The Council recognises the importance of recycling waste materials and will support proposals for Transfer Stations where they are sited in appropriate locations well removed from residential property and other sensitive uses and where they can be adequately screened.

NO. 28 PETROL FILLING STATIONS - NEW AND REDEVELOPED SITES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area.
• The existence of existing features in the landscape including trees, hedges, other vegetation, stone walls or other features which could be incorporated into the scheme.
• The effect on the local highway network including proposed access points, traffic and parking conditions, and pedestrian access to the site.
• Proposed on site car parking.
• Whether the proposal involves other uses such as shop, car wash, jet sprays, vacuums etc.
• Whether the proposal involves the sale of cars from the site.
• The design and siting of buildings, canopies etc.
• The siting of fuel ventilation pipes.
• The proximity of residential property to the site and potential sources of disturbance.
• Signage proposals especially the size, number and extent of illumination.
• The views of consultees and nearby occupiers.

Conditions that may be applied to any Grant of Planning Permission:

• Landscaping scheme.
• Materials to be agreed.
• Siting of fuel ventilation pipes.
• Restrictions on sale of goods from the site.
• Hours of operation and deliveries of petrol.
• Siting of vacuums, car wash equipment and sound attentuation measures proposed.
• Car parking spaces to be available for use before petrol sales commence.
• No car sales from premises.

Reasons:

In recent years there have been many changes in the petrol sales market leading to new larger petrol filling stations and the conversion of older attendant service stations to self service systems. In addition retail sales of a wide range of goods has increased dramatically from petrol stations, together with other services such as car washes, vacuums etc.

It is very important, especially where redevelopment is concerned that care is taken to minimise the effect of the particularly detrimental aspects of the proposal, e.g. car washes, vacuums, ventilation pipes and illuminated advertisements, on nearby residents.

NO. 29 DAY NURSERIES AND OTHER CHILDCARE FACILITIES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area especially in areas dominated by single family housing.
• The suitability of a building to be converted into such a use.
• Whether sufficient outdoor activity/amenity space can be provided and the affect the location of outdoor activity space would have on the amenity of occupants of adjoining premises in connection with noise and loss of privacy.
• The level of car parking that can be provided on site for staff and visitors to taking into account peak times of dropping off and collection of children, without the loss of front gardens, trees and shrubs.
• The proximity of good public transport facilities.
• Effect on the existing on-street parking situation in areas where parking problems exist.
• The proposed number of child spaces available.
• The views of consultees and nearby occupiers.

Conditions that may be applied to any Grant of Planning Permission:

• Car parking scheme to be agreed and implemented before occupation.
• Landscaping scheme.
• Restriction in number of child spaces available at any one time.
• Soundproofing of premises.

Reasons:

The Council supports the provision of high quality day nurseries and childcare facilities throughout the Borough as they provide opportunities for those caring for young children to increase their income by taking jobs both full and part time. It is important that such buildings are accessible to carers with children using both public transport and private cars and that adequate parking/dropping off facilities can be provided without conflict with existing parking and traffic conditions. In addition the need for outdoor play areas are important but these areas should not lead to a major loss of amenity to adjoining occupiers through noise/disturbance.

NO. 30 SITING OF DOMESTIC AND COMMERCIAL SATELLITE DISHES

Material Planning Criteria to be taken into account when considering individual proposals:

• The effect of the proposal on the character of the area, and in particular whether the property is a listed building or within a Conservation Area
• Advice set out in the Local Planning Authority's approved guidelines on the siting of satellite dishes to minimise their effect on the environment "Satellite Invasion".
• Siting of the dish on the property. This should be preferably at a low level to the rear of the property.
• Size of the proposed dish.
• Colour of the satellite dish.
• Whether other alternative technology is available to provide the necessary service without the need for satellite dishes (e.g. cable TV or shared use of dishes).
• Views of consultees and nearby occupiers.

Conditions that may be applied to any Grant of Planning Permission:

• Temporary consent including removal of redundant dishes.
• Restrictions on size of dishes.
• Colour treatment of dishes.
• Detailed siting of dishes on buildings.
• Restrictions on number of dishes on buildings.
• Removal of permitted development rights in sensitive locations (e.g. listed buildings or in Conservation Areas).

Reasons:

The Local Planning Authority is concerned about the recent proliferation of unsightly satellite dishes on both commercial and residential property. In many cases alternative locations on the building would minimise their visual impact and the Council through its development control process will seek to achieve the most environmentally acceptable solutions.

In addition, the Local Planning Authority has also issued guidelines on the siting of satellite dishes to minimise their effect on the environment and reduce the impact even of dishes not requiring planning consent.

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