Chapter B7. Housing

 B7.49 To assist in bringing this site forward and in order not to prejudice brownfield development at Bath the major greenfield development site in south west Keynsham will not be released until after 2006.  This will also enable town centre improvements, including the development of a new supermarket to be in place to serve the new development.  In order to ensure that adequate infrastructure and community facilities are provided, requirements for development are set out in policy GDS.1.  

Norton-Radstock

 B7.50 At Norton-Radstock substantial existing housing commitments mean that in order to redress the balance between employment and housing it is essential that economic development improvements set out in policy ET.2 are implemented prior to any further new greenfield housing sites being developed.

 B7.51 There are three exceptions to this.  One site at Folly Hill and the other at Haydon are at an advanced stage in the planning application process and are therefore, likely to be developed during the 2001-2006 period.  The third site on land south of Charlton Park is allocated for mixed use development which will provide economic and community benefits as well as around 90 dwellings.

 B7.52 At this time further greenfield sites are not allocated in Norton-Radstock.  This position will be reviewed in light of the implementation of economic development in the town and as the JRSP is reviewed.

 The Rural Area

 B7.53 Within the rural area it is anticipated that the brownfield sites allocated under GDS.1 will come forward during the 2001-2006 period. In addition there are two greenfield sites that are at an advanced stage in the planning application process which are also likely to be developed during this period. In order to ensure that the brownfield opportunities are not prejudiced and to enable a continuing supply of housing land to come forward greenfield allocations at High Littleton and Farmborough will not be released until after 2006.

 Completion Rates

 B7.54 Overall the phasing approach is aimed at bringing about the early development of previously developed sites throughout the District and enabling  a continuing supply of housing land to come forward.  Completion rates and the availability of sites will need to be monitored to ensure that this is achieved and to determine whether the release of greenfield sites as set out in policy HG.3 is appropriate.

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B7.55 As a result of the phasing the expected completions including windfall sites for the 2001-2006 and 2006-2011 periods are as follows:

 2001 to 2006 - 2,010

2006 to 2011 - 1,890 

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WINDFALL DEVELOPMENT

Urban Areas and R.1 Settlements

B7.56 Paras B7.31 - B7.34 above recognise that not all brownfield sites, both large and small, can be accurately identified and allowances are made for the contribution that will be made as windfall sites.  Large site opportunities will be are most likely to emerge in Bath but some opportunities could arise in Keynsham and Norton-Radstock and in the 13 R.1 villages identified in policy SC.1. In the R.1 villages such opportunities are likely to be more limited, but may help to maintain social and economic vitality of the rural areas and contribute towards meeting affordable housing needs (see paras B7.68-7.82A). Small windfall sites through development of infill plots and through conversion or sub-divisions can also make a valuable contribution to meeting housing needs in all of these settlements.

B7.57 The scale and location of such schemes is critical to ensure that they can be satisfactorily integrated into the pattern of the settlement, taking account of local character and distinctiveness of the City, town or village.

B7.58 In Bath the principle of such schemes within the built up area will be acceptable provided it complies with other policies in the Plan and is particularly sensitive to conservation issues.

B7.59 At Keynsham, Norton-Radstock and R.1 villages housing development boundaries (HDBs) are defined on the Proposals Map within which residential schemes will generally be acceptable provided they accord with other policies of the Plan. They define the limits for residential development during the Plan period. They also enable areas to be retained for other uses such as employment, recreation or community uses in order to help sustain balanced communities as well as protecting the surrounding countryside.

B7.60 In Bath the size of the Urban Area, intricacy of land uses and tightness of the Green Belt militate against defining HDBs.

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R.2 Settlements

B7.61 In the 8 villages identified in SC.1 as R.2 settlements housing schemes are limited to small groups of dwellings or infilling of brownfield sites within the limits of development in order to maintain village character and prevent unsustainable patterns of development. In practice the scope for future development in these villages is very limited and areas within which schemes may be acceptable are defined on the Proposals Map by an HDB. Reference also needs to be made to other relevant local plan policies, particularly policies ET.1(A-D) and CF.1 and the need for careful design and protection of environment.

R.3 Settlements

B7.62 In the 20 Green Belt villages classed as R.3 settlements in policy SC.1, new housing development is restricted to infilling i.e. the filling of a small gap within existing development - in line with the approach set out in PPG2. The development must also be within existing settlement limits and not prejudice the purposes of the Green Belt. The Proposal Map defines HDBs within which infilling on brownfield land may be acceptable within the HDB. Also generally acceptable would be satisfactory schemes for the conversion of non-residential buildings and sub division or replacement of existing buildings.

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Density

B7.63 The issue of housing density is an important factor in determining the overall character of development in Bath and the District's towns and villages. Government guidance set out in PPG3 advises that density standards for new development should be critically examined particularly with regards to roads, layouts and car parking.

B7.64 It encourages local authorities to avoid developments which make inefficient use of land (less than 30 dwellings per hectare net density) and to encourage housing development which makes more efficient use of land (between 30 and 50 dwellings to the hectare net). Higher densities will be particularly appropriate at locations with good public transport accessibility or where there are good local facilities such as city, town, district and local centres or around major nodes along good quality public transport corridors.

B7.65 The need to make more efficient use of land, the acknowledged need for single person household and small dwellings, the availability of good local facilities and public transport in the urban areas of the District, and the opportunities that higher standards in design and layout present, mean that generally higher density development should be attainable during the Plan period.

B7.66 In all cases though density should inform and be an outcome of design which should take account of those factors and issues which comprise local context such as character, landscape, views of site and local distinctiveness.

B7.67 Design policies set out in section A will be key in determining the appropriate density for a particular site. However, reflecting Government guidance policy HG.7 sets out minimum densities for development.

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AFFORDABLE HOUSING HOMES

Housing Survey 2000

B7.68 Government guidance in PPG3 and Circular 6/98 and JRSP Policy 35 stresses that local plans should help deliver affordable homes to meet community needs.

B7.69 In order to assess need the Council carried out a detailed housing survey in 2000. The study's key objective was to identify and assess the full range of housing need within the District and the need for affordable housing over the next five years.

B7.70 Its main conclusions were:

• On 1.4.99 there were 2,428 households on the Common Housing Register (waiting list) and it was estimated that in addition 290 homeless households would need housing per annum.

• In addition there are 2,925 concealed households (households living within an existing household e.g. young people wishing to set up their own homes).

• Of the 2,925 concealed households only 775 (26%) earn over £20,000 and 60% have annual incomes below £17,500 and there is a need for affordable rented housing for a large number of such households.

• The average price paid by first time buyers in 1999 was £70,958 with average annual incomes of £23,503, and there is a considerable under-supply of affordable properties for households on incomes of £20,000 or below.

B7.71 The survey concluded that the private rented sector makes little contribution to meeting the need for affordable homes. Rental levels would not be affordable to many concealed households unless they contribute a very high proportion of their disposable income.

B7.72   After excluding concealed households which can afford to purchase a dwelling and those on the waiting list and making a discount for two person households the affordable concealed need is 1,554 in 1999.  Taking account of those on the Common Housing Register, homeless, the relets re-lets available from the current stock, and projections for population growth, the affordable housing need at April 2006 is estimated to be 1,732.  This excludes 935 households planning to leave the area because of a lack of affordable housing.

 B7.73 As a result of the relationship between house prices and wages in the area all of these will need to be subsidised housing.  As well as rented accommodation, this could include shared-equity dwellings where the occupant part-owns and part-rents the property from a social landlord.  In addition there is scope for a limited number of low-cost market dwellings to meet the needs of those concealed households which are able to access the housing market.  These will be largely in parts of the District where house prices are lower such as Norton-Radstock.  In Bath , Keynsham and many villages this is unlikely to meet affordable homes needs However, the affordability of low-cost market dwellings will be dependent upon the relationship between household income and local house prices, which can vary considerably over time.  Self-build housing may also need to be considered as a form of affordable housing if it can be secured as affordable in perpetuity.

B7.74 Based on the income/dwelling price relationship affordable housing for the purpose of policy HG.8 is defined as:

"the range of both subsidised and market housing that will be available for those whose incomes generally deny them the opportunity to purchase or rent houses on the open market as a result of the local relationship between income and market price".

B7.75 In terms of the type of accommodation preferred by concealed households there was a strong demand (57%) for small accommodation, especially flats, reflecting the predominance of single people or childless couples. 83% prefer small units with one or two bedrooms, although this varies across the District.

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Affordable Housing on Large Sites

B7.76 Government advice in PPG3 states that where there is a demonstrable lack of affordable housing to meet local needs - as assessed by up-to-date surveys and other information - local plans should include a policy for seeking affordable homes on suitable developments.  In line with this and JRSP pPolicy 35 the aim is to seek to negotiate with developers for an element of affordable housing homes will be sought on suitable sites in Bath, the towns Keynsham, Norton-Radstock, and R.1 villages, rural settlements and elsewhere, both those allocated in pPolicy GDS.1 and windfalls arising from HG.4.

B7.77 The selection of suitable sites depends on a number of factors including the proximity of local services and facilities, access to public transport; whether there will be particular costs associated with development of the site; whether the provision of affordable housing would prejudice the realisation of other planning objectives that need to be given priority in development of the sites; and distribution of need for affordable homes.

B7.78   A target of at least 1,732 additional affordable homes by 2006 represents about 50% of the residual large site housing requirement at 1.4.1999. A further Housing Needs Survey will be carried out later in the Plan period and, given trends, this may reveal an even greater need for affordable homes in the District.  Even allowing for a contribution of affordable homes from small sites or re-use of empty residential properties there will still be a large shortfall in provision unless a very high percentage of affordable homes is sought on all large allocated and windfall sites.  Government guidance on site size thresholds on which an element of affordable housing can be sought is set out in Circular 6/98 on Planning and Affordable Housing.

 B7.79 Restricting provision in the urban areas and larger villages to sites of 25 or more dwellings or 1 hectare or more as set out in the Circular would further diminish potential supply.  Policy HG.8 is supported by Supplementary Planning Guidance, which gives more detail in terms of the proportion of affordable homes that will be sought on sites falling within the thresholds set out below.  The percentage figure is based on the most recent Housing Needs Survey and, if necessary, will be amended to reflect the findings of future Surveys.  Developers are encouraged to contact the Local Planning Authority in order to discuss affordable housing requirements at the earliest possible stage. 

 B7.80 Given this and taking account of the need to consider issues of suitability and viability, the Plan sets a target of 30% affordable homes to be sought on housing developments of 15 or more dwellings or residential sites of 0.5 ha or more allocated or coming forward as windfalls in Bath, Keynsham, Norton-Radstock, Peasedown St. John and Paulton.  Government guidance on site size thresholds on which an element of affordable housing can be sought is set out in Circular 06/98 on Planning and Affordable Housing.  Restricting provision in the urban areas and larger villages to sites of 25 of more dwellings or 1 ha or more, as set out in the Circular, would further diminish potential supply.

 B7.80A However, Circular 06/98 (paragraph 10i)c) also advises that Local Planning Authorities outside London may require contributions towards affordable homes on developments of 15 dwellings or more, or on residential sites of 0.5 ha or more, if this can be justified by exceptional circumstances. Given the level of need for affordable homes in the District, and taking account of the need to consider issues of site suitability and viability, it is justifiable to set a threshold at this level on sites that are allocated or that come forward as windfalls in Bath, Keynsham, Norton-Radstock, Saltford, Peasedown St. John and Paulton.

 B7.81 In For the same reasons, in smaller villages with a population of less than 3,000, where there will be more limited opportunities, the site threshold will be residential developments of 10 or more dwellings or residential sites of 0.5 ha or more.  The same threshold will apply to windfall sites coming forward outside settlements defined in Policy SC.1.  On-site provision will be a priority in all cases where an affordable homes contribution is sought.  However, in exceptional circumstances the Council will consider off-site provision.

 B7.82 In Bath this should deliver around 400 570 affordable homes, in Keynsham 190 30, in Norton-Radstock 100 110 and around 100 90 in rural villages.  These figures take account of residential development coming forward on sites allocated in Policy GDS.1 sites, windfall sites and outstanding planning permission at April 2003.

 B7.82A Prior to granting planning permission, the Council will wish to satisfy itself that the affordable homes will be occupied initially and in perpetuity by people who in the first instance are in need of such accommodation and are either already a resident of, or have strong local connections with, the District.  Being employed within the District will be considered to represent a strong local connection and will enable key workers to access affordable accommodation.  Examples of arrangements to ensure that these requirements are met are given in para B7.89 below.

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RURAL EXCEPTIONS SITES

B7.83 Where there are genuine difficulties in securing an adequate supply of affordable housing to meet local needs in rural areas, PPG3 foresees Local Plan policies being drawn up to allow the release of small sites where housing will not normally be permitted. Policy 35 of the JRSP carries forward this advice.

B7.84 It is envisaged that some local needs housing will be met within the terms of policies GDS.1 and HG.4, 5, and 6. However, the 2000 Housing Survey shows a need for around 380 affordable homes in rural areas by 2005. Completions of affordable homes in rural areas on non exceptions sites since 1999, together with that being sought on sites allocated in policy GDS.1 and expected contribution from large windfall sites, amounts to a total of around 80 dwellings. Therefore particular needs which cannot be met under these policies may justify the release of other land in special circumstances and this eventuality is allowed in policy HG.9.

B7.85 Such releases are limited to villages classed in policy SC.1 as R1, R2 & R3 settlements. In sensitive Green Belt locations only very limited provision will be considered provided it is consistent with the function of the Green Belt.

B7.86 Other small settlements, hamlets or small groups of dwellings are unsuitable for such provision because of the impact on the character of the countryside, and/or openness of the Green Belt and it would be contrary to sustainability objectives.

B7.87 In villages, particularly around Bath, the ability of those on the Common Housing Register and concealed households to purchase property is very limited because of the high cost of such properties. This applies even to small flats or terraced houses. There is also a relative scarcity of flats. In addition low cost market housing is inappropriate on rural exceptions sites due to the difficulty of safeguarding such housing as low cost in perpetuity through the planning system. In these circumstances housing for rent or purchase will need to be subsidised and the definition of affordable housing for rural exceptions sites is as follows:

"…. that provided, with subsidy, for people who are unable to resolve their housing needs in the private sector market because of the local relationship between housing costs and incomes."

B7.88 Under the special arrangements set out in HG.9 the Council will wish to be satisfied that there is a demonstrable local need for affordable housing.  Evidence of this will be expected to be forthcoming from the Local Authority's own Common Housing Register and from detailed surveys to be carried out by Parish Councils or other recognised bodies in co-operation with B&NES Bath & North East Somerset Housing Services.

B7.89 The Council will also wish to satisfy itself before granting permission in these special cases that the affordable housing will be reserved to meet local needs and remain affordable both initially and in perpetuity. The Council will therefore need to be satisfied that secure arrangements can be made to impose restrictions on occupancy to ensure that this is achieved. Examples of such arrangements are:

• involvement of a village trust or registered social landlord with a suitable lettings policy;

• covenants designed to give priority to first time buyers from the locality;

• agreement between the Council and the developer under Section 106 of the Town and Country Planning Act, 1990; and

• through planning conditions.

B7.90 These special schemes would be directed at particular local needs identified as the result of the surveys described above. Generally 'local' would be taken as meaning needs arising, and capable of being met, within a particular parish. In certain circumstances however this definition may be widened to take in the needs of adjacent parishes. As a first priority, the housing will be restricted to residents of the parish or group of parishes and then to individuals with strong local connections such as those having family in the parish or parishes, or who have lived there for a significant period in the past or are employed in the area.

B7.91 The scale, location and design of housing developed under policy HG.9 'exceptions' policy is of particular importance - and a range of other Local Plan policies will be relevant to consideration of any schemes.

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HOUSING OUTSIDE SETTLEMENTS

New Dwellings

B7.92 In addition to the villages listed in policy SC.1 the countryside of Bath & North East Somerset is dotted with hamlets and other small groups of dwellings, reflecting a historically dense settlement pattern. Most of these hamlets and building groups lie within the Green Belt and development in such locations would conflict with the purposes of the Green Belt and prejudice their generally open character in conflict with the advice of PPG2.

B7.93 Outside the Green Belt the expansion of small hamlets and consolidation of isolated groups and housing would, because of their relatively dense pattern, detract from the character of the countryside and would constitute sporadic development or consolidate existing development. Such development would make little contribution to sustaining local community facilities or services or achieving sustainable development objectives.

B7.94 In the countryside JRSP policies 1(5) and 2(h) seek to protect the countryside from inappropriate development and the national guidance of PPG2 and PPG7 advises that new housebuilding in the open countryside should be strictly controlled. This approach is carried forward into Local Plan Policy HG.10.

Agricultural and Other Essential Dwellings

B7.95 Although Policy HG.10 seeks to prevent new housing outside the villages identified in Policy SC.1, a special need may arise for accommodation which is essential for the efficient operation of the rural economy. This exception is in line with PPG7. In the Bath & North East Somerset context such essential accommodation is likely to be aimed principally at the agricultural sector.

B7.96 Where the need for accommodation does arise the functional and financial tests described in PPG7 will be applied, depending on individual circumstances. In many cases the need could be met by housing in a nearby village. Where this is not feasible, a site within a hamlet or existing group of dwellings or buildings is preferable to an intrusive, open location.

B7.97 Apart from achieving the satisfactory siting of an agricultural dwelling there is the question of size. In line with the guidance of PPG7, Policy HG.10 seeks to limit the size of any essential dwellings to that which is commensurate with the established functional requirements of the holding.

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Residential Curtilages

B7.98 Many existing dwellings in the countryside outside settlements identified in Policy SC.1 provide attractive homes for people seeking a rural location. Proposals to alter or extend dwellings and carry out minor domestic development are assessed within the terms of design policies and Policy HG.15.

B7.99 Policy HG.11 provides specific control over the enlargement of residential curtilages. Such enlargement can, depending on the circumstances, detract from rural character and lead to 'suburbanisation' of the countryside. In the Green Belt they can conflict with the purposes of this national designation.

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OTHER SOURCES OF HOUSING

Sub-Division of Existing Dwellings

B7.100 Sub-division of existing dwellings can play an important role in the improvement in the condition of the housing stock and contribute to the supply and range of dwellings. With growing numbers of single person and small households they can help meet the need for smaller affordable homes. Between 1996 and 2003, 83 new dwellings were provided in this way and around another 100 are expected in the rest of the Plan period with most opportunities occurring in Bath.

B7.101 This can result in the loss of suitable family or other accommodation and therefore reduce choice and mix of type and size of housing in an area. However, the conversion of large properties especially in Bath can provide family units of adequate size.

Conversion of Non-Residential Uses including Living Over the Shop

B7.102 The adaptation of non-residential buildings in urban areas and identified villages can also help meet housing needs. For example some commercial buildings in urban areas or farm buildings within villages may be suitable for conversion subject to other policies of the Plan.

B7.103 Within Bath, and especially in the City Centre, some upper floors remain vacant or under-utilised for a variety of reasons. It is important that whilst maintaining conservation policies, full and effective use is made of these properties.

B7.104 Where opportunities come forward to use this space for residential occupation, such initiatives will normally be supported. Normal residential car parking standards may be relaxed, for example, where there are conservation or other site constraints. Separate independent access should be provided wherever possible. Lateral conversions can assist in overcoming access difficulties when no other options are reasonably possible but can present problems in listed buildings.

B7.105 It is also important to carefully consider the effect of development proposals, such as alterations to shopfronts and changes of use, on the potential for the residential use of upper floors.

B7.106 In Central Areas upper floors may also assist in providing affordable housing, and in meeting the needs of single or elderly people, or others requiring direct access to local services. "Living over the Shop" initiatives also assist in bringing vitality to areas, improving the appearance of buildings, and providing informal "policing" of the city and town centres at night, which may help local businesses both from a revenue and a security point of view.

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Houses in Multiple Occupation

B7.107 Houses in multiple occupation (HMOs) are an important element of the local housing market which can provide an acceptable standard of accommodation at an affordable price.  It is estimated that around 3000 houses are currently in multiple occupation ranging from small shared houses to large buildings seperated separated into partly self contained apartments. In assessing the planning merits of individual HMOs there will be a need to balance their housing contribution against their impact on the surrounding area and residential amenities.

Bringing Empty Homes back into Use

B7.108 The Council's Empty Property Strategy focuses on bringing as many empty homes back to use as possible. They will help reduce the pressure on development of greenfield sites, provide opportunities for affordable homes provision and result in improvements to the environment.

B7.109 The JRSP housing requirement already allows for an element of re-use of empty properties. Local Plan policy HG.12 together with a range of financial and other measures being put in place by the Council's Housing Services aim to address this issue.

General

B7.110 Policy HG.12 sets out criteria for assessing conversion schemes to protect the character and amenities of established residential areas whilst seeking a satisfactory environment for future residents themselves. Impact on the character of the building needs to be considered to achieve a satisfactory conversion scheme especially in the case of a listed building or within a conservation area.

B7.111 Where a scheme involves the conversion of a house or other building in extensive grounds, features of landscape or nature conservation interest may also need special attention.

B7.112 Parking provision will be considered in the context of policy T.27 having regard to accessibility to local facilities and availability of public transport and other transport modes. Schemes involving retail premises will also be assessed against policies S.6, S.9 and S.10 S.5, S.8 and S.9.

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Retention of Existing Housing Stock

B7.113 Bearing in mind the need to create and retain a mix of housing, the aim of reducing the need to travel and reducing the amount of greenfield land needed for housing, it is desirable wherever possible to prevent the loss of existing or potential residential accommodation through demolition or change of use.

B7.114 Pressures for redevelopment or re-use of existing or potential residential uses is of particular concern in Bath City Centre.

B7.115 Bath’s unique historic character, its Cotswold setting and tight Green Belt constraints mean that it is essential to utilise the existing housing resources in order to reduce pressure for new sites, particularly where this might result in the loss of other uses important to the vitality of the City. Policy HG.13 aims to prevent the loss of existing residential accommodation either through redevelopment or change of use.

B7.116   Many older properties in Bath were originally built as housing which over the years have changed to other uses such as offices.  The reinstatement to residential purposes would provide more housing, and may have conservation and listed building benefits.  Therefore in considering development proposals the Council will seek to retain the future possibility of the restoration of such buildings to residential use whether the property is in use or vacant (see also policy ET.1).  However, there may be circumstances where an alternative use is acceptable.  Substantial conservation benefits may be achieved through a non-residential use, or a change of use to a hotel, guest house, or to provide bed and breakfast accommodation in accordance with Policy ET.13.

 B7.117 The Council will, however, take into account the likelihood of a residential use being retained or re-introduced, and will be mindful of the fact that there may be environmental, economic development or practical reasons why this would not be desirable.

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Replacement Dwellings

B7.118 Within the urban area and villages defined in policy SC.1, proposals for the replacement of dwellings, because of dereliction or some other reason, would be considered within the context of policies HG.4, 5 or 6.  Policy HG.14 lays down criteria for considering proposals for replacing or rebuilding substandard existing dwellings outside such settlements where there is normally a presumption against new dwellings (see HG.10).

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CARAVANS AND RESIDENTIAL MOORINGS

General

B7.119 The 1991 Census recorded about 240 households living in caravans, mobile homes or other non-permanent accommodation, representing approximately 0.4% of the District's total households. Most are living on sites at Claverton Down-Bath, Batheaston, Corston, Dunkerton, Keynsham and Whitchurch. JRSP policy 36 recognises that this form of accommodation can contribute to housing needs and intends that development proposals should be treated neither more nor less favourably than other kinds of schemes. This follows the advice of PPG3. Proposals will therefore be considered in the context of HG.4-6 and other relevant policies.

Residential Moorings

B7.120 With the re-opening of the Kennet and Avon Canal in 1990 there has been a substantial increase in boat traffic and pressure for permanent residential moorings.

B7.121 Residential moorings are analogous to mobile homes and can play a useful role in helping to meet the housing requirements of the District, including the need for affordable homes. They are subject to the same considerations as other forms of residential development, such as the impact on the character and appearance of the landscape, countryside and conservation areas, affect on nature conservation sites, access to facilities and services, and inappropriateness in the Green Belt apply.

B7.122 Therefore in considering proposals for permanent residential moorings a range of Local Plan policies will apply.

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HOUSEHOLDER DEVELOPMENT

General Approach

B7.123    PPG1 sets out the Government's general approach to design considerations.  Many planning applications relate to relatively small extensions or alterations to individual dwellings or similar 'householder' developments.  Planning applications will be assessed against Urban Design policies set out in Section A5 of the Local Plan.  The main objectives with householder projects are to secure schemes which are satisfactory in terms of their effect on the dwelling itself, on adjacent dwellings and on the local area generally.  In addition, projects should be assessed in terms of their implications for highway safety and car parking.

 B7.124 The main objectives with householder projects are to secure schemes which are satisfactory in terms of their effect on the dwelling itself, on adjacent dwellings and on the local area generally.  In terms of design, planning applications will be assessed against Urban Design policies set out in Section A5 of the Local Plan.  These policies relate not only to the appearance of the development, but also to its impact upon residential amenity.  Parking and access issues are dealt with in Policies T.24 and T26.  Where proposals for 'granny annexes' are put forward the use of legal agreements may be considered to ensure that the total property is retained as a single dwelling.

Development in the Green Belt

B7.125 The 1995 General Permitted Development Order exempts some dwelling extensions from planning control. Where planning permission is required to extend dwellings which lie in the Green Belt a policy is required which will balance the accommodation needs of householders against the wish to avoid the gradual erosion of the countryside and of the identity and character of settlements, contrary to the purposes of the Green Belt (see Policy GB.1).

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GYPSIES AND OTHER TRAVELLING PEOPLE

B7.126 For planning purposes, gypsies and other travelling people are defined as "persons of a nomadic habit of life, whatever their race or origin, who travel for the purpose of making or seeking their livelihood". As part of the Local Plan objectives to make appropriate provision for a range of housing accommodation or facilities to meet local needs, there is a need to provide policy guidance for the possible establishment of sites for gypsies or other travelling people. Whilst there is no longer a legal requirement on local authorities to provide gypsy facilities, proposals for the establishment of gypsy sites can be generated from the local authority and private sector. The Local Plan therefore provides a "criteria based" policy with which to assess proposals for gypsy sites.

B7.127 These general criteria take account of Government policy as set out in Circular 1/94. Green Belt policy as set out in PPG2 is restrictive and sites would therefore normally be inappropriate in such locations. Rural sites may be acceptable if they do not lie within Areas of Outstanding Natural Beauty nor Sites of Special Scientific Interest and there is no conflict with other established countryside policies. Sites outside existing settlements need to be within reasonable distance of local services and facilities.

B7.128 In Bath the City’s high quality historic environment adds to the difficulty of identifying an appropriate site.

B7.129 In both rural and urban areas the nature and the consideration of a proposed gypsy site will vary in terms of its location, size, type, characteristics and level of servicing.  It will be important to consider the effect of the gypsy site on the visual amenities of the area, as well as the effect on local residents and highway safety.  Proposals for mixed-use sites, residential and small scale business uses run by gypsies, will also be considered within the context of Policy HG.16.  On-site business activities associated with the gypsies can cause significant levels of pollution, noise and disturbance and have implications on highway safety from the movement of vehicles, and affect the visual amenities of the area.

B7.130 The physical characteristics of sites need to be capable of satisfactorily accommodating the proposed pitches. Containment and landscaping of sites is essential and the provision of access, pitches, hardstanding/parking and a reasonable level of services would be expected to be in accordance with Department of the Environment guidelines. A range of local plan policies will apply in considering proposals and HG.16 sets out more specific criteria relating to gypsy site provision.

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PURPOSE BUILT STUDENT ACCOMMODATION

B7.131 The University of Bath and Bath Spa University College play major roles in providing quality higher education both nationally and locally.

B7.132 Bath University has 7,930 students and employs 1,800 staff whilst Bath Spa University College has 4,000 students and employs 500 staff. Together with the other colleges of further education and other similar establishments they make a substantial contribution to the local economy.

B7.133 One of the issues associated with increasing numbers of staff and students is finding suitable accommodation. The University of Bath currently accommodates students on campus within purpose built accommodation, with further halls located within the City and other students renting from the existing housing stock.

B7.134 Current proposals set out in the University's Masterplan increase academic, sporting and student accommodation on campus providing an additional 950 student bedrooms.  This together with other accommodation within the City recently given planning permission should meet current needs over the next 10 years.

 B7.134A However, the University needs to further expand in order to meet government priorities and objectives for higher education, including widening participation, increasing the recruitment of overseas students and  taking a greater role in regional economic development. In addition there is an opportunity to build on the University’s status as a major centre for sporting excellence, including developing an allied academic School of Sport . Therefore, there will be a need for further student accommodation beyond that outlined in the Masterplan and policy GDS.1 allocates land to help meet both student and academic needs on campus.

B7.135 Bath Spa University College is located at two campuses at Newton Park , Newton St. Loe and Somerset Place in Bath . Student numbers have increased from 1,000 in 1988 to 4,000 (3,400 full time) in 2001 and the College is seeking additional managed residential accommodation for 350-400 students to meet its expansion needs for the foreseeable future.  Planning permission was granted in 2003 for student accommodation at Lower Bristol Road , which will provide an additional 316 spaces and contributes towards meeting these needs.

 B7.135A The University College will be encouraged to produce a Masterplan which sets out its future expansion proposals.  It is envisaged that this will include an evaluation of the Newton Park campus’s capacity to accommodation additional development without compromising Green Belt policy.

B7.136 Currently only 400 can be accommodated at the Newton site and 150 at Somerset Place, Bath and because of a shortage of campus accommodation, particularly for final year students, many must find or be placed in flats and bedsits, particularly in the Twerton and Oldfield Park area.

B7.137 Pressure for student accommodation has resulted in the loss of family accommodation in parts of Bath. This has had an impact both on the supply of local, often lower cost, housing and community cohesion. Provision of purpose built accommodation on campus or within urban areas can help relieve pressure on general needs housing, particularly smaller accommodation where the demand is greatest for people in need of cheaper and/or smaller dwellings. On the other hand it may result in the loss of other land which makes or could make an important contribution in meeting other needs such as economic or housing.

B7.138 In this context any proposals will be assessed against a range of policies in the Local Plan which seek, for example, to protect existing employment uses (ET.1A-D) or residential accommodation (HG.13).

B7.139 For such accommodation to meet sustainable transport objectives students will need to have good accessibility to their campus and other services and facilities. Accommodation should either be near the campus or served by good public transport services.

B7.140 In addition the location of such accommodation needs to be sensitive to its surroundings, both in terms of its impact on other uses, including residential areas, but also the impact surrounding uses can have on the amenity of students living in the accommodation, for example from adjoining employment uses.

B7.141 Also of particular concern will be traffic generated by the site, particularly from students travelling to and from the campuses. The Council will expect proposals to be accompanied by Green Travel Plans addressing such issues and will be considered against a range of access policies.

B7.142 New build student accommodation can have a significant impact on the character of an area and will need to be of a high quality meeting the requirements of urban design policies of the Plan.

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