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Policy RES7 - The Layout and Form of Development

New development must be consistent with the form and character of surrounding development and, other than in exceptional circumstances, should reflect surrounding residential densities. In town and village centre areas and areas with good public transport accessibility, densities which exceed those in the immediate area may be required.

Proposals for new residential development should seek to address all of the following:-

• Innovative road and street layouts using cul-de-sac and loop road features, where appropriate
• Parking for residents and visitors within or in close proximity to the residential curtilage, being easily accessible and safe
• No vehicular access from individual properties on to local distributor roads
• High quality and continuous boundary treatments around property curtilages, with stone style finishes or hedging to frontages where appropriate
• Convenient footpath links which follow desire lines as closely as possible which are well lit and avoid hidden areas
• Defensible and secure amenity space incorporating appropriate elements of the “Secured by Design” approach
• Integration of all site services as part of the proposal, including sustainable urban drainage systems (SUDS) with explanation of how the proposal provides for the long term maintenance and management of surface water on the site, and the proposed siting of sub-stations and other utility equipment
• Gateway features to site entrances and high quality public frontages
• Standard house designs should be modified and supplemented, as appropriate, to ensure that designs integrate successfully and reflect local materials and design features

The Council will be guided by the terms of Circular 12/1996 in seeking to enter into formal legal agreements to secure appropriate contribution(s) or funding for community facilities and features of public art and the provision of on/off site infrastructure where appropriate.

Proposals must be in accordance with the Council’s Development Roads Guidelines and Specification unless otherwise agreed as warranting exception.

Policy RES8 - Amenity Standards

Proposals will require to comply with the following amenity standards:

• the ground area occupied by houses, excluding any garages, must not normally exceed 25% of the overall plot area;
• properly screened private amenity space should normally be a minimum of 100m2 for detached houses and 75m2 for terraced and detached houses. Amenity space for flats should normally include communal space for clothes drying and private space for passive leisure use
• layouts should avoid standardised garden sizes and layouts to provide diversity and variation, enhance privacy and avoid unacceptable overshadowing of houses and/or their private open space or gardens. A minimum garden depth of 9m will normally be required. The minimum distance between overlooking windows will normally be 18m.
• external clothes drying areas and waste bin storage should be screened from public view
• external domestic lighting should not result in glare which detracts from the amenity of surrounding properties or unnecessary light pollution
• street lighting should meet the Council’s specification and located to maximise safety and security.

Policy RES9 - Open Space Principles

Recreational and amenity open space must be provided as an integral part of the planning of new housing areas. The design of open space must cover the new residential area as a whole.

Provision will be required with agreed and identifiable trigger points linked to phases of the development. Where the landscaping costs for any site exceed £5000 a landscaping bond will be required in accordance with SAN 12 (Landscaping and Open Space). SAN 12 also sets out the requirements for maintenance of open space.

Safe access to and within areas of open space shall be ensured. The use of landscaped linear open spaces with paths that provide safe routes to play areas as well as providing for amenity open space and active recreation in their own right will be encouraged. Play areas will be located close to housing and located to ensure that children can play safely.

Open space and facilities that contribute to the recreational needs of the community should also contribute positively to the amenity, landscape setting and habitat value of an area in accord with policy EN11 (Enhancing Environmental Quality).

Policy RES10 - Open Space Standards

The Council will seek to ensure that as a minimum the NPFA standard of 2.43 hectares of open space / recreational space per 1000 head of population is met and, where practicable exceeded. The specific requirements of any development will be assessed on a site by site basis and this standard exceeded or relaxed as appropriate. SAN 12 (Landscaping and Open Space) sets out details regarding the standards to be met. All play areas and the play equipment must be installed to the required European Standard or equivalent British Standard.

ORGANISED SPORT

Kick-about areas – 1.6 to 1.8 hectares per 1000 head of population. Calculated on a pro rata basis with minimum size of 1200 sq.m. (see SAN 12 for further details)

Sports fields – 1.6 to 1.8 hectares per 1000 head of population. Calculated on a pro rata basis with a minimum size of 6600 sq.m.

Formal / Active Open Space

Small Sites (up to 15 households)

No specific requirement, although some informal public open space is desirable.

Medium Sites (16 to 29 households)

Children’s play area(s) and informal open space.

Large Sites (30 to 100 households)

Children’s play area(s), kick-about area and informal open space.

Phased town expansion areas and other major Sites

Children’s play area(s), kick-about/sport field and informal public open space.

For each type of open space the following provision is expected:

Informal / Passive Open Space

(existing landscape features, areas of passive recreation, areas of nature conservation value, areas to improve the attractiveness of the development and its integration into the surrounding environment)

The amount of passive open space to be provided on any site is included in the total site provision under the NPFA Standard given above.

RECREATIONAL PUBLIC OPEN SPACE

CHILDRENS PLAY AREAS

These should cater for children across the age range, either by careful design within one site (i.e. an integrated play area) or by separate areas for different age groups.

Infant play area (0 to 7 group) – 0.6 hectares per 1000 head of population, 0.25 hectares of which should be equipped play areas. The size of each play area will be calculated on a pro rata basis with a minimum size of 600 sq.m (see SAN 12 for further details)

Junior play area (7 upwards) – 0.8 hectares per 1000 head of population, 0.25 hectares of which should be as equipped play areas. The size of each play area will be calculated on a pro rata basis with a minimum size of 900 sq.m. (see SAN 12 for further details)

All play equipment and play areas shall be constructed to the required British and European Standards.

Where appropriate, the council will be guided by the terms of Circular 12/1996 in seeking funding / contributions.

Policy RES11 - Development principles for large housing developments

Developers shall aim for high quality of design and landscaping in all new developments, with a particular focus on the following for sites of 30 or more households:

• The visual impact of the development as seen from beyond the site boundaries. In particular, houses will normally require to front on to public roads and site layout will be designed to avoid a predominance of timber fencing along traffic, pedestrian and leisure routes.
• Site design which promotes a sense of place through layout, focal points and features, boundary treatments and new planting /landscaping.
• The creation of distinct and identifiable neighbourhoods that enhance security and promote interaction between residents will be encouraged. Appropriate aspects of design for security shall be included in accordance with PAN 46 (Planning for Crime Prevention).
• Site layout and design of buildings to maximise passive solar gain. (High insulation values in construction are encouraged although this is normally a matter for Building Standards).
• Sensitive tree planting and careful location of woodland shelter belts to contribute towards a reduction in demand for energy use.
• No vehicular access on to local distributor roads.
• New distributor roads provided to a standard suitable for accommodating bus routes, and where appropriate providing for bus stops and bus lay-bys.
• Residential streets should be designed to discourage speeds exceeding 20mph and give priority to pedestrian and cycle movement.

Where appropriate, the Council will seek funding/contribution(s) for community infrastructure provision and may require the developer to enter into a legal agreement. Where appropriate, the Council will be guided by the terms of Circular 12/1996 in seeking funding/contributions.

Policy RES12 - Householder Developments and Established Amenity

Alterations and extensions to houses will normally be approved provided the appearance of the house and surrounding area is not adversely affected. Approval is unlikely to be granted where:

• the siting and scale of the extension significantly affects the degree of sunlight, daylight, amenity and or privacy enjoyed by the occupants of the adjoining or nearby property.
• the mass and form of materials used are alien to the existing building.
• more than 50% of the original garden ground would be lost and/or off-street parking reduced.

Policy RES13 - Organic Recycling

Developers shall provide all new residential properties with private gardens with home composting bins and food waste digesters to assist in meeting Government targets for reducing the proportion of waste going to landfill and increasing recycling.