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Planning : UDP ...

Chapter 6- Housing

INTRODUCTION

6.1 Housing is a basic need. The amount, quality and location of the borough's housing stock is a key element in securing population growth, sustaining services and supporting urban regeneration.

6.2 The Council takes a strategic approach to its housing responsibilities by:

  • integrating housing investment policy with its social, economic and environmental objectives.
  • incorporating the aims of other authorities and public agencies. In particular the assessment of housing needs and setting priorities for action requires consistency between the Council's housing strategy and the UDP.

The UDP interacts with housing policy in a number of ways:

  • in the assessment of housing need by ensuring a supply of land for housing.
  • by providing the framework within which planning applications for housing development are determined.
  • by establishing the scale and location of housing developments
  • by making special provision for the development of affordable housing.

CONTEXT

6.3 Forward provision for housing requirements is complex and is often among the most contentious issues in a development plan. But the planning system must provide an adequate and continuous supply of land for housing. Plan policies and proposals are set in a context of market demand and of Government policies for the encouragement of home ownership and the provision of rented housing. Regional and local considerations are also significant factors as new housing requirements have to have regard to other planning objectives such as the need to conserve land and energy resources and protect the natural and built heritage. Account must be taken of demographic and economic influences, changing employment and travel to work patterns and trends in market demand for housing for a broad population spectrum. Housing Trends

6.4 A consideration of recent trends and the broader policy context within which the policies and proposals of this plan have been developed are essential in forecasting household change and determining the required level of new housebuilding.

Population

6.5 The population of the borough declined through natural change and migration from 208,300 in 1971 to 198,600 in 1981 and to 194,000 in 1998. The rate of decline has slowed from 4.6% between 1971-81 to 1.6% 1981-91 and to 0.9% 1988-98.

6.6 Deaths exceeded births 1988 - 97. This is a reflection of the older age structure of the borough's population.

6.7 Planning policies sought to cut short distance out migration to Northumberland for housing reasons by providing attractive housing sites, and, to cut long distance employment related migration by improving the local economy. Total migration losses 1971 - 81 of -800pa were reduced to -420pa 1980 - 90 and have reduced further to –43pa over the period 1988-98.

6.8 Short distance migration has been positive over the 1980's with an average flow of +134pa. These figures have further improved to + 285 pa over the period 1988-1998. Within these totals are substantial gains from Newcastle City +575 pa and smaller gains from three other Tyne and Wear Districts. Losses to Northumberland continue at a rate of -354 pa {1988-98}. These linkages are well established from the 1960's even though the size of the flows vary. North Tyneside has much weaker links with the other Tyne and Wear districts than with Newcastle and Northumberland. Strategic Guidance sets out a joint housing requirement for Newcastle and North Tyneside based on the assumption of close links between their respective housing markets. Short distance migration data supports this link.

6.9 Long distance employment led migration shows greatest losses from North Tyneside to the more prosperous regions. Within the overall net loss there is a substantial inflow with the rate of loss reducing from -547pa 1980-90 to -328 pa 1988- 98.

6.10 Overall, out migrants have tended to be from a higher than average percentage of professional and managerial groups and also from younger working age groups. Gains have been recorded in school age and elderly migrants. Recent trends (1988-95) indicate that while losses continue in the 16 - 24 age groups there are significant reductions in out migration of other age groups. There are differences in the age structure of short and long distance migrants with long distance migration losses being offset by short distance gains.

6.11 To maintain existing population levels the borough will need to sustain recent improvements in both short and long distance balances by continuing to gain from Newcastle, attenuating losses to Northumberland and by remaining attractive to economic migrants. The economic performance of the borough will be crucial in the latter respect and the availability of housing in the former.

Households/Dwellings

6.12 While population has been declining the number of households has increased by 4.9% 1971 - 81 and 7.6% 1981 - 91. There were 80481 house holds in 1991. The increase is due to a significant reduction in average household size from 2.62 at 1981 to 2.36 in 1991.

6.13 The borough has a stock of 88,845 dwellings{Jan1999] with completions of 8455 {1988-1998} with a rate of 768 pa. This rate is higher than forecast but has been boosted by higher than expected windfall completions on previously used land.

6.14 The draft UDP anticipated clearance of approximately 1,000 dwellings 1988 - 2006. Between 1988-98 2626 dwellings have been cleared of which 2468 {98%} were in the local authority sector and difficult to let. A large proportion comprised dwellings which had been vacant over a long period.

6.15 There has been a small increase (+10pa) in the housing stock arising from conversions but other changes into and out of residential use balance out.

6.16 Taking new build, clearance and conversions into account there was a net increase of 5898 dwellings{536 pa} from Jan.1988 to Jan. 1999.

6.17The Council estimate that 22% of the local authority stock and 28% of the private stock is in need of renovation with some indication of unfitness in the older private stock.

6.18 While new dwellings are important in providing choice and meeting demand they represent an annual addition to the stock of less than 1%. Most of the housing needs of the borough are met by the existing stock. Its improvement and adaptation alongside new provision will be a key issue in ensuring an adequate choice of housing throughout the plan period.

Development and Land Availability

6.19 Dwelling losses in the inner areas in the 1970's as a result of clearance have ceased and most of these areas now show increases in dwellings. Dwelling increases in suburban wards in the 1970's have now moderated with a more even spread of new development.Twice as much land has come forward in the inner area than the Structure Plan anticipated and in the remainder of the urban area windfall development on small cleared and redeveloped sites has also been higher than anticipated. The policy of limiting greenfield development has proved effective and has also had the benefit of encouraging the development of specialised housing for a wide spectrum of demand. These windfall sites have made an important contribution to meeting development needs without any negative impact on either greenfield or urban open space provision.

6.20 At December 1995 64% of the current land supply was in the inner area. 88% of the available land is identified for private sector development and 12% for housing associations. Issues

6.21 The review of past trends in those factors affecting forward housing provision indicate that the following issues are significant:

  • the existing stock and its environment will need to be maintained and improved.
  • the borough needs to provide sufficient land for new housing to stem population decline and provide for growth.
  • migration gains from Newcastle need to be sustained and losses to Northumberland attenuated.
  • long distance migration will need to be redressed through employment policies.
  • a balance needs to be struck between the location of new development and the protection of open areas.
  • land should be provided to meet the needs of all sectors of the market and complement existing provision.
  • the suitability of the existing land supply will need to be reviewed and new allocations considered.

POLICIES AND PROPOSALS

General Policy

6.22 This policy sets out the Local Planning Authority's approach to meeting its main housing aim by paying particular attention to the contribution of the existing stock which will meet most of the borough's housing needs during the plan period. That contribution will be more effective if measures to enhance the environment of housing areas are pursued alongside stock improvements. New housing will be provided as an element of additional choice and in support of the broad thrust of this policy.

H1 THE LOCAL PLANNING AUTHORITY WILL ENSURE THAT A RANGE AND CHOICE OF HOUSING IN TERMS OF SIZE, TYPE AND LOCATION IS AVAILABLE THROUGHOUT THE PLAN PERIOD WHICH WILL TAKE ACCOUNT OF THE NEEDS OF ALL SECTORS OF THE BOROUGH'S POPULATION. THIS WILL BE SECURED BY: (I) PROMOTING AND ENCOURAGING THE IMPROVEMENT, MAINTENANCE AND ADAPTATION OF THE EXISTING HOUSING STOCK, AND (II) SUPPORTING THE IMPROVEMENT OF THE EXTERNAL ENVIRONMENT OF RESIDENTIAL AREAS, AND (III) PROVIDING LAND FOR THE CONSTRUCTION OF 13,300 NEW DWELLINGS BETWEEN JANUARY 1988 AND DECEMBER 2006.

Housing Improvement

Improvement of the Private Stock

6.23 The private housing stock is the largest tenure group in the borough. Owner occupation has increased dramatically from 45% of the stock in 1981 to 60% in 1991, but the private rented sector declined to 7% of the total stock. While most dwellings have standard amenities over 5,500 dwellings are unfit and so there is a continuing need to invest in the existing stock if it is to continue to meet a range of needs. The Council will support improvement initiatives through its improvement grant schemes and will combine this approach with environmental programmes.

H2 INVESTMENT IN THE IMPROVEMENT AND REVITALISATION OF THE EXISTING PRIVATE HOUSING STOCK WILL BE ENCOURAGED BY: (I) TARGETING IMPROVEMENT GRANT RESOURCES ON AREAS AND OCCUPANTS WITH THE GREATEST NEED. (II) PROVIDING FUNDS TO HOUSING ASSOCIATIONS. (III) PROMOTING ENVIRONMENTAL IMPROVEMENT PROGRAMMES IN AREAS OF WORST ENVIRONMENT.

New Sites

6.24 While most of the borough's housing need will be met by the existing stock there is a requirement for additional housing provision to meet the anticipated growth in households during the plan period and to ensure that the borough can achieve its aim of allowing some growth in its population. Strategic Guidance for Tyne and Wear covered the period 1988 - 2001 and proposed a joint total for Newcastle and North Tyneside of 12,600 dwellings. The figure was not broken down further in Strategic Guidance to provide a specific total for either North Tyneside or Newcastle, nor were any guidelines provided as to any subdivision of this joint total. The figure is stated to be a basic requirement and is provisional. It is not prescriptive and may be varied on the basis of changed circumstances, new evidence or specific policy proposals. North Tyneside and Newcastle have had regard to the links which exist between them. It is considered that the use of alternative and more accurate completion figures than those used in Strategic Guidance would adjust the basic 12,600 total to over 15,000 (1988 - 2001). In addition if an allowance is made for a 5 year land bank the total would rise to about 22,000 at 2006. It is proposed that this figure should represent the basic and provisional joint requirement in place of that in Strategic Guidance. The North Tyneside specific dwelling allocation in Policy H1 represents a policy choice taking into account the revised joint requirement.

6.25 The Strategic Guidance requirement of 12,600 (1988 - 2001) implied a build rate of 900pa. Between 1988 - 95 Newcastle and North Tyneside combined have completed 10,141 dwellings (1267pa) or 80% of the 12,600 total. Completions were split 56% North Tyneside and 44% Newcastle. Allowing for completions to end 1995, of the 12,600, 2,459 remain for the 6 years 1996 - 2001. This implies a build rate of 409pa which is a 66% reduction of 1988 - 95 rates for Newcastle and North Tyneside combined. Given current land availability and continued demand for new housing it is unlikely that completion rates will be so drastically reduced. A revised basic joint requirement of 22,000 (1988 - 2006) with an implied build rate of1,157pa is closer to the actual rate achieved 1988 - 95 of 1,267pa than is the implied rate for Strategic Guidance.

6.26 Strategic Guidance set out a number of requirements which would be supported by housing proposals. The selected housingstrategy should:

  • help revitalise the economy and secure urban regeneration.
  • arrest current trends in population decline and allow some expansion.
  • plan for natural change in population and households and improvements in migration.
  • allow for a range of sites to be provided to meet market demand but not undermine regeneration or promote excessive consumption of greenfield sites.
  • provide for some of the needs of Newcastles residents over a joint market area.
  • have regard to the provision of a full range and choice of sites for development while considering an extension of the Green Belt.

6.27 These Strategic Guidance requirements can be considered along with recent improvements in migration balances; a slower rate of population decline; continuing demand for housing; improving economic prospects and the ability of North Tyneside to bring forward proposals for the protection of open areas including a Green Belt extension while making provision for new development. This suggests the choice of a strategy option which continues and improves upon recent trends. A drastic reduction of the building rate implied by retaining the Strategic Guidance total of 12,600 would not allow the recent improvement in trends to be sustained.

6.28 A number of alternative projections were considered, against which a revised Strategic Guidance figure could be tested, and anappropriate level of new development determined. This was in the context of ensuring that sufficient land for development was brought forward to meet the new dwelling requirement and arrest the trend of population decline and provide for some increase.

6.29 The projections were guides to the choice of a strategy and to what is attainable taking into account past performance. The selected option which allows for a continuation of recent past build rates gives a requirement of 13,300 dwellings 1988 - 2006 with an estimated population of 195,500 at 2006. This figure allows North Tyneside to reduce the rate of population loss from the borough, provide for new households arising from the anticipated continued fall in average household size and compensate for clearance. It will balance growth with urban regeneration.

6.30 The choice of this strategy will allow the borough to provide for a wide range of housing requirements when taken together with the existing stock. This provision will help sustain communities and allied to environmental improvements will cut migration losses especially to Northumberland. It will also allow the borough to continue to provide for the housing needs of Newcastle residents and so reduce pressure for development in the Green Belt and on open areas within the urban area of Newcastle City.

6.31 These improvements to migration flows will help reverse the trend of an ageing population. Job related migration losses, especially in the younger age groups, may continue to be an issue but housing policies and proposals in conjunction with employment initiatives will seek to reduce this outflow.

6.32 The four elements making up the 13,300 dwelling provision under Policy H1 are identified in Table H1.

Table H1 - Housing Provision Jan. 1988 - Dec. 2006
Dwellings built-Jan 1988-Dec 1995 5679
Dwellings to be built on site previously identified and planning status 2457
New sites identified in this plan (Policy H3) 4063
Windfall sites allowance (Jan 1996-Dec 2006) 1100
Total 13300

Source: North Tyneside Council

Note: Dwelling capacity as at Dec. 1995.

6.33 As at December 1995, of the 13,300 total dwelling requirement, approximately 8,136 are either built or are committed. A further 1100 are anticipated to come forward on windfall sites leaving sites for 4063 to be allocated in this plan. A density of 20 - 25 dwellings per ha. was assumed on new sites as a guideline figure. This may be varied for individual sites taking into account Policy H12 (Housing Density).

H3 THE FOLLOWING SITES ARE ALLOCATED FOR NEW HOUSING DEVELOPMENT AND ARE SHOWN ON THE PROPOSALS MAP.
1) SACRED HEART SCHOOL SITE 1.3 3.3
2) WIDEOPEN 22.8 400
3) DUDLEY SCHOOL SITE 2.0 36
4) DUDLEY COLLIERY 0.7 36
5) KILLINGWORTH NORTHGATE 8.0 282
6) WEST MOOR 2.6 87
7) FOREST HALL, LANSDOWNE ROAD 1.7 60
8) LONGBENTON 3.3 80
9) HOLYSTONE 18.0 425
10) SHIREMOOR/BACKWORTH 50.0 1500
WEST ALLOTMENT    
11) BACKWORTH STATION ROAD 1.0 1.0
12) BACKWORTH, CASTLE FARM 0.2 1.9
13) WEST MONKSEATON 1.5 52
14) BURNT HOUSE NURSERIES 3.0 60
15) WHITLEY BAY,ST MARGARETS CHURCH 0.1 17
16) ARGYLL TERRACE 4.6 101
17) NORTH SHEILDS, LINSKILL 1.3 30
18) NORTH SHEILDS, PRESTON HOSPITAL 3.6 160
19) NORTH SHEILDS, TOLL SQUARE 0.3 27
20) NORTH SHEILDS,HUDSON STREET 0.2 20
21) WILLINGTON QUAY 13.7 240
22) WILLINGTON SQUARE 6.5 160
23) GRANGEWAY 2.4 70
  1148.8 3905

Note: Dwelling capacity as at Sept. 1999.

Table H2 below incorporates the above dwelling requirements to provide an estimate of households and population at the end of the plan period. These estimates are for guidance purposes only.

Table H2 Households/Population 2006
Dwellings 1 Jan 1996 86952
Dwellings completions ( 1 Jan 1996- 31 Dec 2006) 7620
Clearance ( 1 Jan 1996- 31 Dec 2006) 1100
Dwellings 31 Dec 2006 93472
Vacant Dwellings (4%) 3738
Households 31 Dec 2006 89734
Average household size 2.16
Population in Households 193,500
Non Household Population 2000
TOTAL POPULATION 31 DEC 2006 195,500

Source: North Tyneside Council

6.34 The Council considers that the scale and location of the development proposed is necessary to achieve its overall strategic objectives and to provide a range of facilities to benefit existing communities and potential new residents.

At a sub-borough level a wide range of factors contributed to the site selection process including:

  • responses to public consultation.
  • housing demand and the potential of existing sites and potential windfall sites to satisfy that demand.
  • the opportunities to utilise locations which offered a choice of means to travel to existing and proposed employment, commercial and leisure facilities.
  • locations with spare or poor existing infrastructure which would benefit from new investment.
  • sites accessible to Newcastle, a main source of inward migration.
  • minimising environmental impact.
  • taking account of the attractiveness of sites to meet a wide range of needs

6.35 To secure the appropriate development of the housing sites identified in Policy H4 the Council will prepare development briefs/master plans. They may be prepared as appropriate in consultation with developers, landowners, local community and other interested parties. The development briefs/master plans will consider among other things the provision of physical social and community infrastructure necessary and relevant to the development to be permitted and the contributions which may be sought from developers. Planning obligations made under Section 106 of the Town and Country Planning Act 1990 are considered to be the most appropriate means of securing the provision of the necessary infrastructure. (See Development Control Policies).

School Provision

6.36 The housing allocation at Holystone when combined with those at Backworth/ Shiremoor/West Allotment are likely to create a demand for first school provision which cannot be met by existing schools within the catchment area. A new first school requiring a site of approximately 2.0ha. may be needed. Preliminary indications suggest that it should be located east of the A19 road.

H4 PROVISION IS MADE FOR A NEW FIRST SCHOOL IN THE GENERAL LOCATION OF HOUSING AREA H3(10) BACKWORTH/SHIREMOOR/WEST ALLOTMENT

Windfall Sites

6.37 In providing for the construction of 13,300 new dwellings 1988 - 2006 the Council anticipate a contribution from windfall development. These are sites currently unidentified but which can make a contribution to urban regeneration by bringing into use land or premises which may not be sustainable in their current use and would benefit the plan strategy if they could be brought into a beneficial residential use. The Council has analysed land taken for residential development since 1978 up to mid 1991and has identified an average windfall provision on a range of sites of 275 dwellings per annum. Such sites have made an important contribution to meeting development needs without using open space within the urban area. They have contributed to the success of past policies in restraining development on open land and have helped meet special housing needs within the built up area.It is not realistic to expect large sites to come forward at their past rate and so during that part of the plan period 1996 - 2006 a reduced allowance for windfall of 1,100 has been estimated. This represents 75% of past rates on small and medium sites and is considered achievable. The windfall figures in Table H1 exclude completions on windfall sites Jan 1988 - Dec. 1995 and on windfall sites which have been identified and given a planning status.

6.38 Since publication of the Consultation Draft UDP further work has been undertaken to refine and identify the sources of windfall provision. Where land can be identified and allocated this ensures a greater degree of certainty in assessing housing land provision. The main source of sites has arisen from a review of local authority land holdings as the Council changes to an enabling role. Land no longer required for service provision has been declared surplus and where possible having regard to a range of policy objectives brought to beneficial use. Education sites have been a main source of identified wind fall provision and the Council's decision to centralise its depots will create further residential development opportunities.

H5 PROPOSALS FOR HOUSING DEVELOPMENT ON SITES NOT IDENTIFIED FOR THIS PURPOSE IN THIS PLAN WILL ONLY BE APPROVED WHERE ALL OF THE FOLLOWING CRITERIA CAN BE MET: (I) THE PROPOSAL IS ON A PREVIOUSLY DEVELOPED SITE AND IS WITHIN THE BUILT UP AREA; AND (II) THE PROPOSAL IS ACCEPTABLE IN TERMS OF ITS IMPACT ON ITS SITE, LOCAL AMENITY, THE ENVIRONMENT, AND ADJOINING LAND USES AND (III) THE PROPOSAL CAN EITHER BE ACCOMMODATED WITHIN THE EXISTING INFRASTRUCTURE OR WHERE NEW INFRASTRUCTURE IS NECESSARY TO FACILITATE THE PROPOSAL, AGREEMENT WILL BE SOUGHT WITH THE DEVELOPER TO ENTER INTO A PLANNING OBLIGATION/ AGREEMENT OR MAKE A FINANCIAL CONTRIBUTION; AND (IV) THE PROPOSAL DOES NOT HAVE AN ADVERSE IMPACT ON URBAN OPEN SPACE PROVISION. NEW APPLICATIONS ON SITES WHERE RESIDENTIAL PLANNING PERMISSION GRANTED AFTER 1 JANUARY 1988 HAS LAPSED WILL BE CONSIDERED AGAINST THE ABOVE CRITERIA AND WHERE PERMISSIONS ARE RENEWED REVISED CONDITIONS MAY BE IMPOSED.

Land Supply

6.39 The Council will aim to comply with PPG3 (Housing) and ensure that at all times land is or will become available for housing development within a 5 year period. The Council is keen to ensure that its housing objectives are not hindered by a shortage of supply.

H6 PROVISION WILL BE MADE FOR AT LEAST A 5 YEAR LAND SUPPLY FOR HOUSING AT ALL TIMES DURING THE PLAN PERIOD.

Accessible Housing

6.40 Much of the new provision will be made by agencies other than the local authority. However, the Council has an enabling role and a responsibility to ensure that the many and varied housing requirements of the borough's existing and potential population are met. It is important that the housing stock offers choice in order that the Council can realise its broad objectives of population growth and urban regeneration.

6.41 While market mechanisms meet much of the expressed housing demand, the Council recognise that there are groups of people within the community who are either denied access or have difficulty in gaining access to housing. Their special needs which derive from their economic position or as a result of social, health or demographic factors remain, and require to be satisfied.

6.42 In making provision for housing for people with special needs the Council will wish to ensure that not only is an adequate amount of housing provided but also that any such development is located where residents have easy access to the full range of community facilities. These groups of people are more likely than others in society to require support from health and social service agencies. They will also tend to be less mobile or rely on public transport and so developments within the urban area would support their ability to have a better quality of life.

6.43 The Council is likely to continue to be limited in its ability to resource special needs, however it will keep the requirement for special needs housing under review in its annual Housing Strategy Statement. It will, through its enabling role, seek to negotiate the necessary provision and to involve other agencies such as the private sector and Housing Associations.

6.44 Accessible housing refers to housing designed and built or adapted to standards which facilitate easy movement, usually at a ground floor level for those residents with mobility impairment, including wheelchair users. The Council, in recognising the needs of residents with disabilities, consider it important that accessible housing is provided that would allow a wide range of residents including the elderly, and those with sensory or other mobility impairment the opportunity to enter the housing market and enjoy a standard of access, opportunity and amenity equal to that enjoyed by other residents.

6.45 3.5% of the borough's population is registered disabled and the borough has the highest proportion of persons of pensionable age in Tyne and Wear. These are significant groups with special needs which this policy addresses with an overall objective of ensuring where practicable equality of access to housing.

H7 HOUSING PROVISION TO MEET THE REQUIREMENTS OF PEOPLE WITH SPECIAL NEEDS INCLUDING ELDERLY AND DISABLED PEOPLE, SINGLE PERSONS AND ETHNIC MINORITIES WILL BE SOUGHT THROUGH NEW BUILD, CONVERSIONS AND CHANGES OF USE WHERE: (I) A NEED HAS BEEN IDENTIFIED AND WHERE; (II) THE SITE IS SUITABLE IN TERMS OF ITS LOCATION AND ITS PROXIMITY TO LOCAL AMENITIES INCLUDING PUBLIC TRANSPORT, SHOPS AND COMMUNITY FACILITIES.

Affordable Housing

6.46 The Council will undertake and publish a regular assessment of the local needs for affordable housing in association with the production of its annual Housing Strategy Statement.

6.47 Affordable housing is understood to cover a range of both subsidised and low cost market housing provided for those whose incomes generally deny them the opportunity to purchase houses on the open market as a result of the local relationship between income and market price. There can be a wide range of affordable housing including housing for rent, equity sharing, self build and leasehold schemes. North Tyneside has relied on local authority housing and to a lesser degree on housing associations to satisfy demands for affordable housing. In 1981 local authority completions were almost 33% of all completions with local authority housing being 41% of the total stock. The local authority has not built any new housing in recent years and it now has only 26% of the total stock. In addition private renting has declined to 7% of the stock. This was traditionally a source of cheaper housing.

6.48 While 10% of the local authority housing is difficult to let the demand for council housing remains high with over 6,000 people registered for rehousing. In 1995 over 800 people were assessed as homeless.

6.49 In this context the Council would wish to see the needs of these groups met and in its role as enabler would hope to influence the market and negotiate with both private sector and housing associations to secure suitable provision. The Council has identified requirements from single young persons and from growing numbers of elderly residents. The implications of Community Care legislation will also need to be recognised.

6.50 No specific target has been included for the number of affordable homes to be provided over the plan area during the plan period. The Council's preferred approach is to work in partnership with developers and other housing providers and make available relevant information from its annual housing needs assessment. This will assist in quantifying need in terms of number of units and locations. Provision will be negotiated with developers while disposal of land in Council ownership will, through development briefs, indicate specific requirements whereappropriate.

H8 PROPOSALS FOR THE DEVELOPMENT OF AFFORDABLE HOUSING WILL BE ENCOURAGED ON THE BASIS OF SITE SUITABILITY AND AN ASSESSMENT OF LOCAL NEEDS ON HOUSING DEVELOPMENTS OF 25 OF MORE DWELLINGS OR ON RESIDENTIAL SITES OF 1 HA. OR MORE. ANY PROPOSALS SHOULD BE ON SITES IDENTIFIED FOR HOUSING PURPOSES IN THIS PLAN, WINDFALL SITES, AND SITES COMPRISING ADAPTATIONS OR CONVERSIONS. THE COUNCIL WILL PROMOTE AFFORDABLE HOUSING BY: (I) NEGOTIATING PROVISION WITH DEVELOPERS; AND (II) MAKING LAND IN COUNCIL OWNERSHIP AVAILABLE.

Housing in Shopping Areas

6.51 Many of the borough's shopping areas are closely related to residential development and there are benefits to both uses from this relationship. It is Council policy to support measures which promote the vitality and viability of shopping centres. Increasing the catchment area population either close to centres or within centres adds to their vitality not only during the day but contributes to increased personal safety, a potential reduction in crime and supports other associated activities of a cultural, leisure or recreation nature at other times. Within centres there is concern that upper floors have in some cases fallen into disrepair and become vacant. The Council wish to see such properties brought into beneficial use and will support measures to convert or re-use them for housing purposes. Any such measures would be assessed against retail policy so as to not prejudice the main retail function of centres.

H9 HOUSING DEVELOPMENT WILL BE ENCOURAGED WITHIN OR CLOSE TO EXISTING SHOPPING CENTRES, INCLUDING BRINGING INTO USE VACANT PREMISES ABOVE SHOPS WHERE: (I) IT WOULD SUPPORT THE REGENERATION OF THOSE CENTRES AND (II) WHERE MINIMUM ENVIRONMENTAL STANDARDS CAN BE MET

Essential Rural Dwellings

6.52 There may be cases in which the demands of farming make it essential for one or more of the people engaged in such work to live at, or very close to, the place of their employment. Whether this is essential in any particular case will depend on the needs of the enterprise concerned, rather than the personal preferences or circumstances of any of the individuals involved. It is essential that all planning applications for such dwellings are scrutinised thoroughly. Therefore, in assessing applications for new agricultural dwellings, the Council will apply functional and financial tests in accordance with Government Planning Policy Advice (PPG7: The Countryside - Environmental Quality and Economic and Social Development).

H10 PROPOSALS FOR NEW DWELLINGS IN RURAL AREAS (DEFINED AS GREEN BELT OR SAFEGUARDED LAND) WILL BE PERMITTED WHERE IT CAN BE DEMONSTRATED THAT THERE IS AN ESSENTIAL NEED FOR AN AGRICULTURAL WORKER TO LIVE IN CLOSE PROXIMITY TO THEIR PLACE OF EMPLOYMENT.

Design Standards

6.53 The quality and design of housing and its immediate environment is an important element in ensuring the borough provides a standards of housing that will prove attractive to existing and prospective residents. Housing is a significant land use and any development should support plan objectives and enhance the image of the borough.

6.54 It is not the Local Planning Authority's intention to stifle creativity or to produce standardised development proposals. Rather, the Development Control Policies and Statements set out in Chapter 11 will allow developers and applicants to assess the Local Planning Authority's requirements prior to the submission of any proposal. They can then contribute to the development process in an efficient manner and in partnership realise the Plan's aims and objectives.

H11 IN DETERMINING APPLICATIONS FOR RESIDENTIAL DEVELOPMENT INCLUDING NEW BUILD, CONVERSIONS, EXTENSIONS AND ALTERATIONS THE LOCAL PLANNING AUTHORITY WILL REQUIRE THAT ANY PROPOSALS TAKE INTO ACCOUNT: (I) THE QUALITY OF ITS LAYOUT AND DESIGN WITH PARTICULAR REGARD BEING GIVEN TO MEASURES TO REALISE A SAFE AND SECURE ENVIRONMENT. (II) THE SCALE, DENSITY, MASSING, CONSTRUCTION, LANDSCAPING AND MATERIALS. (III) THE IMPACT OF THE PROPOSAL ON ITS SITE, LOCAL AMENITY, THE ENVIRONMENT, AND ADJOINING LAND USES. (IV) THE PROTECTION OF NATURAL FEATURES DURING CONSTRUCTION AND THEIR SUBSEQUENT RETENTION. (V) THE PROVISION MADE FOR PARKING, ACCESS, PEDESTRIAN AND VEHICLE CIRCULATION. (VI) THE NEED FOR THE RESULTING DWELLING TO HAVE ACCEPTABLE EXTERNAL STANDARDS OF SPACE, LIGHT, OUTLOOK AND PRIVACY. (VII) THE NEED FOR THE LAYOUT TO FACILITATE THE EFFICIENT PROVISION OF PUBLIC TRANSPORT. (VIII) THE PROVISION MADE FOR SPECIAL NEEDS GROUPS SUCH AS ELDERLY PERSONS. (IX) THE PROVISION OF PUBLIC OPEN SPACE, AMENITY OPEN SPACE AND CHILDRENS PLAY SPACE IN ASSOCIATION WITH THE DWELLING OR DWELLINGS. (X) THE PROVISION MADE TO SECURE ENERGY EFFICIENCY.

Housing Density

6.55 PPG 3 indicates that local planning authorities should avoid low density developments which would make inefficient use of land and encourage that making more efficient use. This is explained to imply a net density of between 30 and 50 dwellings per hectare. It will be important however to consider the characteristics of each local area taking into account the criteria set out in Policy H11. There is scope for seeking, through negotiation with developers, higher densities in areas with good public transport accessibility such as town, district and local centres or along public transport corridors. Higher densities in such locations can contribute to reductions in the need to travel, support local social community and commercial services and improve the viability of public transport.

H12 HOUSING DEVELOPMENT WILL BE EXPECTED TO MAKE THE MOST EFFICIENT USE OF LAND, USUALLY HAVING A NET DENSITY OF BETWEEN 30 AND 50 DWELLINGS PER HECTARE, EXCEPT WHERE THIS WOULD CAUSE SERIOUS HARM TO THE CHARACTER OF THE AREA. INCREASED DENSITY OF DEVELOPMENT WILL BE SOUGHT IN PLACES WITH GOOD PUBLIC TRANSPORT ACCESSIBILITY.

Non Residential Uses

6.56 Protecting and enhancing the amenity of residential areas is given a high priority by the Council and is important in achieving its environmental objectives. Uses other than housing may be appropriate within or adjacent to residential areas but the Local Planning Authority will need to be satisfied that they contribute to the amenity enjoyed by residents and do not detract from it. The existing housing stock will provide for most housing needs during the plan period and if it is to remain attractive and help retain and attract population its protection in that role is important.

H13 APPLICATIONS FOR NON RESIDENTIAL DEVELOPMENT WITHIN OR ADJACENT TO RESIDENTIAL AREAS OR FOR CHANGES OF USE FROM RESIDENTIAL TO OTHER USES, OR FOR THE INTENSIFICATION OF AN EXISTING RESIDENTIAL USE WILL BE APPROVED ONLY WHERE THE LOCAL PLANNING AUTHORITY CONSIDER THAT THEY WOULD NOT ADVERSELY AFFECT RESIDENTIAL AMENITY. USES THAT GENERATE EXCESSIVE NOISE, SMELL, FUMES, TRAFFIC, OR ON STREET PARKING PROBLEMS WILL NOT BE ALLOWED. APPLICATIONS FOR THE EXPANSION OR INTENSIFICATION OF EXISTING NON RESIDENTIAL USES WITHIN RESIDENTIAL AREAS WILL BE JUDGED AGAINST THE SAME CRITERIA.

Gypsies

6.57 The Government have recently revised their guidance on the planning aspects of sites for caravans which provide accommodation for gypsies. The guidance now recognises the importance of the plan led system in relation to gypsy site provision. Policy H14 sets out criteria against which any planning application for gypsy sites will be assessed.

6.58 There are currently no gypsy owned or managed or privately owned gypsy caravan sites in North Tyneside.

H14 PROPOSALS FOR GYPSY CARAVAN SITES WILL ONLY BE APPROVED WHERE ALL OF THE FOLLOWING CRITERIA CAN BE MET: (I) THE PROPOSED SITE IS NOT IN THE GREEN BELT; AND (II) THE PROPOSAL WOULD NOT HAVE AN ADVERSE IMPACT ON THE AMENITY OF THE SURROUNDING AREA; AND (III) THAT ADEQUATE PROVISION COULD BE MADE FOR VEHICULAR ACCESS, PARKING AND CIRCULATION; AND (IV) THAT THERE WOULD BE NO ADVERSE ENVIRONMENTAL IMPACT ARISING FROM THE PROPOSAL; AND (V) THAT THERE WOULD BE NO CONFLICT WITH STATUTORY UNDERTAKERS OR AGRICULTURAL INTERESTS; AND (VI) THAT SERVICES COULD B E MADE AVAILABLE; AND (VII) THAT THE SITE CHARACTERISTICS ARE CONSISTENT WITH THE ADVICE CONTAINED IN ANNEX B TO CIRCULAR 1/94 (GYPSY SITES AND PLANNING).

Houses in Multiple Occupation

6.59 Increased demand for housing and the decreasing resources available to the public sector has resulted in pressure on the existing housing stock for small units of accommodation often occupied by single persons. The quality of the accommodation is often poor both internally and externally.

6.60 The Council recognises that such accommodation meets a housing need but that it also can have a detrimental impact on residential amenity. The proposal together with Development Control Policy Statement 12 (Houses in Multiple Occupation) is designed to satisfy an element of housing need and improve the residential environment.

H15 IN DETERMINING APPLICATIONS FOR THE CHANGE OF USE OR CONVERSION OF EXISTING DWELLINGS FOR MULTIPLE OCCUPATION WITHIN RESIDENTIAL AREAS THE LOCAL PLANNING AUTHORITY WILL REQUIRE THAT ANY PROPOSALS TAKE INTO ACCOUNT: (I) THE SIZE OF THE DWELLING AND ITS INTERNAL LAYOUT IN RELATION TO THE PROPOSED NUMBER OF OCCUPANTS; AND (II) THE IMPACT OF THE PROPOSAL ON THE AMENITY OF THE RESIDENTS OF ADJACENT AND NEARBY DWELLINGS. (III) THE PROVISION MADE FOR CAR PARKING. (IV) THE PRESENCE OF OTHER MULTIPLE OCCUPIED PROPERTIES IN THE VICINITY.

Residential Care Homes and Nursing Homes

6.61 The Council accepts that residential care accommodation is part of the broader range of housing provision in the borough and that it helps meet the special needs of particular groups of people especially elderly persons. Other groups such as students, those people recovering from illness and single persons may from time to time require this type of accommodation.

6.62 In terms of this Plan the Council wishes to ensure that while the needs of such groups are met the buildings and locations proposed should be suitable for such uses and that the neighbourhoods within which they are intending to locate will not suffer any loss of amenity. Development Control Policy Statement 13(Residential Care And Nursing Homes) sets out the material planning criteria to be taken into account when considering individual proposals.

H16 IN DETERMINING APPLICATIONS FOR THE PROVISION OF RESIDENTIAL CARE AND NURSING HOMES, EITHER BY NEW BUILD OR BY CHANGE OF USE, THE LOCAL PLANNING AUTHORITY WILL REQUIRE THAT ANY PROPOSALS TAKE INTO ACCOUNT: (I) THE PROVISION OF ADEQUATE SPACE AROUND THE BUILDING TO SATISFY THE AMENITY AND RECREATION NEEDS OF RESIDENTS AND STAFF; (II) THE IMPACT OF THE PROPOSAL ON THE AMENITY OF THE RESIDENTS OF ADJACENT AND NEARBY DWELLINGS; (III) THE PRESENCE OF OTHER SUCH USES WITHIN THE VICINITY; (IV) THE LOCATION OF THE PROPOSAL IN RELATION TO LOCAL FACILITIES SUCH AS SHOPS, COMMUNITY FACILITIES AND PUBLIC TRANSPORT; (V) THE PROVISION MADE FOR CAR PARKING FOR RESIDENTS, STAFF AND VISITORS.