Tag: MPC: Residential Amenity

Material Planning Considerations: Impact on the living conditions of nearby residents, including issues such as noise, privacy, and light.

HOUSING_LAND_SUPPLY_ASSESSMENT-1335961.pdf

Bargate Homes – Housing Land Supply Assessment

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    HOUSING_LAND_SUPPLY_ASSESSMENT-1335961

    Our Analysis of the Housing Land Supply Assessment Document – Key Points

    1. Date of Document
    • The document was prepared on May 1, 2024.
    2. Purpose
    • The assessment was conducted by Pegasus Group on behalf of Bargate Homes to review the current five-year housing land supply (5YHLS) position in East Hampshire.

    3. Context
    • The review follows the publication of the revised National Planning Policy Framework (NPPF) in December 2023.
    • It references a recent appeal decision for land at Mount Royal, 46 Lymington Bottom, Four Marks, Alton (Appeal Ref: APP/M1710/W/23/3329928).

    4. Current Five-Year Housing Land Supply
    • According to the Council’s statement in October 2023, there is a supply of 2,198 homes, equating to a 4.74-year supply.
    • The appellant (developer) and the Inspector found the supply to be only 3.59 years based on their assessment, with 1,664 homes deemed deliverable.
    • Pegasus Group suggests a further reduced supply of 3.47 years.

    5. Key Adjustments and Errors
    • The Council’s initial figure of 2,198 homes was corrected to 1,994 homes.
    • The Inspector agreed with the appellant’s assessment, discounting homes due to various issues like undetermined planning permissions and overestimated delivery rates.
    • Pegasus Group concurred with the Inspector’s assessment but made further adjustments, including correcting the supply arising from C2 uses and questioning the assumed lapse rate for small sites.

    6. Housing Need and Requirements
    • The housing land supply should be assessed against the minimum local housing need of 464 homes per annum (hpa), as calculated using the Standard Method.
    • The current five-year requirement is 2,320 dwellings (464 hpa x 5).

    7. Buffer Application
    • East Hampshire does not need to apply a 20% buffer as the latest Housing Delivery Test result was 112%, indicating no significant under-delivery.

    8. Conclusions
    • The Council is unable to demonstrate a four-year housing supply, falling short at only 3.59 years.
      Pegasus Group further adjusts this figure to 3.47 years.
    • As a result, the most important policies for determining residential planning applications are out-of-date.
    • Planning permission should be granted unless adverse impacts significantly and demonstrably outweigh the benefits.
    • There is an increased need for additional housing to restore a four-year housing land supply.

    The analysis of the Housing Land Supply Assessment Document primarily relates to the following Material Planning Consideration categories

    1. Local and National Planning Policies
    • Revised NPPF (National Planning Policy Framework): The assessment follows the publication of the revised NPPF, highlighting how national planning policies impact local decisions.

    The document references the revised NPPF published in December 2023, indicating the national policy context in which local planning decisions are made. This framework sets out the government’s planning policies for England and how these should be applied, emphasising sustainable development.

    • Paragraph 11 of the NPPF: Paragraph 11 sets out the presumption in favour of sustainable development. This is a key consideration in planning decisions, particularly when local plans are outdated or when housing supply targets are not met. The document uses Paragraph 11 to argue for the approval of new housing developments unless adverse impacts significantly outweigh the benefits.
    • Housing Land Supply Requirement: The document’s focus on the five-year housing land supply (5YHLS) directly relates to local planning policies and their compliance with national standards.

    The requirement to maintain a five-year housing land supply is a fundamental aspect of local planning policies. The document’s analysis highlights the current shortfall in East Hampshire, showing the council’s difficulty in meeting this national policy requirement.

    • Accuracy of Housing Supply Figures: Ensures that the planning authority bases its decisions on reliable and accurate data.

    The appeal decision and Pegasus Group’s assessment highlight discrepancies in the council’s housing supply calculations. Ensuring accurate and reliable data is crucial for transparent and accountable planning decisions. The document calls for thorough verification of housing supply figures, reflecting the planning authority’s responsibility to base decisions on robust evidence.

    2. Land Use
    • Current Five-Year Housing Land Supply: The figures on the availability and deliverability of housing land supply pertain to land use considerations within the planning area.

    The assessment’s findings regarding the supply of deliverable homes directly impact land use planning. The need to allocate sufficient land for housing development is essential to address housing shortages and manage land resources effectively.

    • Housing Need and Requirements: The assessment of housing needs against local housing requirements reflects land use planning strategies.

    The calculated need for 464 homes per annum, based on the Standard Method, informs local land use decisions. Meeting these needs requires identifying suitable land for development, balancing this with other land use priorities, and ensuring appropriate infrastructure.

    3. Economic Benefits
    • Need for Additional Housing: Emphasising the need for additional housing to restore the four-year housing land supply aligns with economic benefits by addressing housing shortages and supporting local economic growth.

    Addressing the housing supply shortfall has significant economic benefits. Increasing the housing stock can stimulate local economies by attracting new residents, supporting construction jobs, and enhancing local services and amenities. The document underscores the economic necessity of approving additional housing developments to meet demand.

    4. Infrastructure and Services
    • Impact on Local Infrastructure: Although not explicitly detailed in the summary, the broader implications of housing development on local infrastructure and services are a material consideration. Increased housing supply requires supporting infrastructure, which is implicitly linked to this assessment.

    Although the document primarily focuses on housing supply, the implications for local infrastructure and services are implicit. Increased housing will necessitate investments in roads, schools, healthcare, and utilities to support the growing population. This consideration is crucial for sustainable development and ensuring that infrastructure keeps pace with housing growth.

    5. Sustainability
    • Sustainable Development: The principle of sustainable development is central to the NPPF and the discussion of planning permissions under Paragraph 11, which emphasises sustainable growth.

    The NPPF’s emphasis on sustainable development is central to the assessment. Paragraph 11 of the NPPF, which sets the presumption in favour of sustainable development, is particularly relevant. Ensuring that new housing developments are sustainable in terms of environmental impact, resource use, and community integration is a key planning consideration.

    6. Residential Amenity
    • Impact on Local Community: Indirectly, the document touches on residential amenity by considering the cumulative effects of housing developments on the local community.

    The cumulative impact of housing developments on the local community is an important aspect of residential amenity. The document suggests that piecemeal development can lead to significant adverse impacts if not properly managed and assessed collectively. Ensuring that new developments enhance rather than detract from the quality of life for existing and future residents is a critical consideration.

    7. Local Government and Planning Authority Responsibilities
    • Accuracy of Housing Supply Figures: The accuracy and reliability of the Council’s housing supply figures, as challenged by the appeal decision and Pegasus Group’s assessment, reflect the local planning authority’s responsibilities and accountability in planning matters.

    The appeal decision and Pegasus Group’s assessment highlight discrepancies in the council’s housing supply calculations. Ensuring accurate and reliable data is crucial for transparent and accountable planning decisions. The document calls for thorough verification of housing supply figures, reflecting the planning authority’s responsibility to base decisions on robust evidence.

    Material Consideration

    • Local and National Planning Policies: The assessment influences compliance with planning policies and frameworks at both local and national levels.
    • Infrastructure and Services: Evaluates the availability and capacity of infrastructure and services to support new housing developments.
    • Residential Amenity: Considers the impact of housing supply on the living conditions and quality of life for existing and future residents.
    • Sustainability: Addresses the long-term sustainability of housing developments in relation to environmental, economic, and social factors.
    • Land Use: Directly affects decisions on the allocation and use of land for housing developments.

    Conclusion

    The primary categories are Local and National Planning Policies, Land Use, and Economic Benefits, as these directly relate to the planning framework, housing needs, and implications of the housing land supply assessment.

    Infrastructure and Services, Sustainability, and Residential Amenity are also relevant as they reflect the broader impacts and considerations of the proposed housing developments.

    Disclaimer

    Material Planning Considerations: Residential Amenity

    Residential Amenity refers to the overall quality of life and comfort experienced by residents in their homes and neighbourhoods. When evaluating planning applications, authorities consider how a proposed development will impact the living conditions of nearby residents and the general ambiance of the area.

    Key Components of Residential Amenity Considerations

    Privacy and Overlooking
    • Loss of Privacy: Assess whether the proposed development will lead to overlooking issues, where residents’ private spaces are intruded upon by neighbouring buildings or structures.
    • Separation Distances: Evaluate the distances between buildings to ensure adequate privacy is maintained for existing and future residents.

    Daylight and Sunlight
    • Access to Daylight: Consider the impact on the amount of natural light available to existing properties. Developments should not significantly reduce the daylight reaching nearby homes.

    • Sunlight: Ensure that the development does not excessively overshadow gardens, balconies, or other outdoor spaces, reducing the sunlight available to these areas.

    Noise and Disturbance
    • Construction Noise: Assess the potential noise generated during the construction phase and its impact on nearby residents.
    • Operational Noise: Evaluate the noise levels from the proposed development once operational, such as noise from commercial activities, traffic, or recreational facilities.

    Outlook and Visual Amenity
    • Visual Impact: Consider how the development affects the views from existing properties. An unsightly development can negatively impact the visual amenity of residents.
    • Building Height and Scale: Evaluate whether the height and scale of the development are in keeping with the surrounding area, ensuring it does not dominate the skyline or create a sense of enclosure.

    Odour and Air Quality
    • Odour Control: Assess whether the development could generate unpleasant odours that would affect nearby residents, such as from waste management facilities or certain industrial processes.
    • Air Quality: Evaluate the impact of the development on local air quality, considering both construction activities and long-term operational emissions.

    Traffic and Parking
    • Traffic Congestion: Consider the potential increase in traffic congestion and its impact on the residential amenity, such as noise, pollution, and safety concerns.
    • Parking Availability: Assess whether the development provides adequate parking and does not lead to overspill parking in nearby residential streets.

    Light Pollution
    • Artificial Lighting: Evaluate the impact of external lighting from the development on nearby residential properties, ensuring it does not cause excessive glare or light trespass.

    Community Facilities and Open Space
    • Access to Amenities: Consider the impact on access to community facilities, parks, and open spaces. A development that reduces access to these amenities can negatively impact residential amenity.
    • Provision of Green Spaces: Assess whether the development includes adequate green spaces and recreational areas for residents.

    How Residential Amenity Considerations Influence Planning Decisions

    1. Impact Assessments:

    • Planning authorities often require detailed impact assessments to understand the potential effects of a development on residential amenity. These assessments can include sunlight and daylight studies, noise impact assessments, and traffic studies.


    2. Mitigation Measures:

    • Developers may need to propose mitigation measures to address potential negative impacts on residential amenity. These measures can include landscaping, soundproofing, modified building designs, and restricted operating hours for commercial activities.


    3. Compliance with Local Policies and Guidelines:

    • Proposals must comply with local planning policies and guidelines that protect residential amenity. These policies often set out specific criteria for privacy, daylight, noise, and other factors.


    4. Public Consultation:

    • Input from local residents and stakeholders is crucial in assessing the impact on residential amenity. Public consultations provide an opportunity for residents to express their concerns and for developers to address them.


    5. Balancing Benefits and Impacts:

    • Planning authorities must balance the benefits of a proposed development, such as housing provision or economic growth, against the potential negative impacts on residential amenity. Developments that significantly harm residential amenity are less likely to be approved.

    Importance in Planning Applications

    1. Quality of Life:

    • Protecting residential amenity ensures that the quality of life for existing and future residents is maintained or enhanced. This includes ensuring privacy, access to natural light, and a peaceful living environment.


    2. Sustainable Development:

    • Consideration of residential amenity is essential for promoting sustainable development. Developments that negatively impact residents are not sustainable in the long term.


    3. Community Cohesion:

    • Ensuring that developments enhance rather than detract from the local environment helps to maintain community cohesion and pride in the area.


    4. Legal and Policy Compliance:

    • Adherence to policies and guidelines related to residential amenity is a legal requirement, and failure to comply can result in planning applications being refused or legal challenges.


    5. Economic Value:

    • High-quality residential environments can enhance property values and attract investment, contributing to the overall economic health of an area.


    Conclusion
    By thoroughly considering residential amenity in planning applications, planning authorities can ensure that new developments contribute positively to the living conditions of residents and the overall quality of the local environment. This comprehensive approach helps balance development needs with the well-being and comfort of the community, promoting sustainable and harmonious growth.

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