CHAPTER 8 HOUSING - Cornwall 8 HOUSING KERRIER DISTRICT LOCAL PLAN 217 ... residential care and nursing homes ... was established in the RPG for the South-West,

Chapter 8 HOUSING

KERRIER DISTRICT LOCAL PLAN 217 (REVISED DEPOSIT DRAFT 2002)

CHAPTER 8

HOUSING

SUBJECT POLICIES PROPOSALS PAGE

POLICY SUMMARY 220

OBJECTIVES 221

THE STRATEGIC BACKGROUND AND SUPPLYOF HOUSING LAND H1 221

The Amount and Rate of Provision 221

Commitments by Planning Permission 222

Windfalls 222

Existing Allocations Without Planning Permission 223

New Proposals for Housing Development H1 224

THE SETTLEMENT STRATEGY ANDDISTRIBUTION OF DEVELOPMENT H2-H3 224

The Main Towns H2 225

- Camborne-Redruth

R651, R653, R656/R659,R662/R663, R665,

RL666, RL668,R669/R670, R700/R701,R704/R705, R708/R709

& R711/R712

225

- Helston R672, RL673/RL675& R713/R714 225

- Falmouth RF737 225

Larger and Smaller Villages 228

- Larger Villages (a) H3 R679, R720, R723 &R726/R727 228

- Smaller Villages (b) 231

The Countryside TB/VB747 231

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THE BROWNFIELD/GREENFIELD STRATEGYAND SEQUENTIAL APPROACH TO THELOCATION AND RELEASE OF LAND FORNEW HOUSING DEVELOPMENT

H4-H5 231

Recycling of Previously Used (Brownfield) Sites and Buildings 231

Greenfield Sites 231

Accessibility 232

Infrastructure, Services and Constraints 232

The Sequential Approach H4 232

Phasing and Management of theRelease of Greenfield Sites H5 232

DEVELOPMENT IN TOWNS AND VILLAGES H6-H13 234

Provision of Affordable Housing in Towns and Villages H6 234

Housing Development in Town and Village Centres H7 239

Conversions of Buildings to Multiple Occupation and Sub-division into Flats within Towns and Villages H8 239

The Density and Layout of Housing Development H9 241

Low Density Housing Development Sites H10 RL666, RL668 &RL673/RL675 242

Infill Limitation Housing Policy Areas H11 243

- Helford Village RB743 243

- South Tehidy, Camborne RB744 247

- West Trewirgie, Redruth RB745 247

Development within Towns and Larger Villages H12 248

Infill Development within Towns and Villages H13 250

DEVELOPMENT OUTSIDE TOWNS AND VILLAGES H14-H20 251

Housing in the Countryside H14 251

The Replacement of Dwellings Outside ofTowns and Villages H15 252

Conversions of Buildings Outside of Towns and Villages to Dwellings and Other Uses

See Policy E7within

Chapter 7252

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Conversions of Churches, Chapels and Associated Ecclesiastical Buildings to Other Uses H16 255

Dwellings and Caravans Essential for the Rural Economy Outside of Towns and Villages H17-H19 256

Affordable Housing for Local Needs Outside of Areas Proposed for Housing Development in Villages (Exceptions Sites)

H20 259

DEVELOPMENT THROUGHOUT THE DISTRICT H21-H26 262

Residential Care Homes for the Elderly, Special Needs and Nursing Homes H21 262

Annexes to Dwellings H22 263

Standards of Residential Design and Layout H23 265

Residential and Temporary Caravans H24-H25 267

Gypsies H26 268

IMPLEMENTATION 270

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POLICY SUMMARY

POLICY PAGE DEVELOPMENT POLICY

H1 224 Targets for housing land provision for Kerrier District 1996-2011

H2 226 Spatial distribution of housing land provision between towns and villages

H3 229 Settlement strategy for housing development

H4 232 Brownfield and greenfield strategy and the sequential approach to thelocation of new housing development

H5 234 The sequential phasing of planning permission for housing development

H6 238 Provision within new developments for a range of housing, includingaffordable, to meet the needs of the whole community of Kerrier District

H7 239 Homes above commercial premises in towns and villages

H8 241 Conversions to flats or houses in multiple occupation [HIMOs]

H9 242 Housing layout and density

H10 243 Low density housing development sites

H11 248 Housing infill limitation areas

H12 249 Location of housing developments within towns and larger villages

H13 250 Location of small housing developments wholly within towns and villages

H14 251 Housing in the countryside

H15 252 Replacement dwellinghouses in the countryside

H16 256 Conversions of religious buildings to dwellings

H17 258 Dwellings for essential workers in the countryside

H18 258 Lifting of occupancy conditions

H19 259 Temporary residential caravans in the countryside for essential workers

H20 261 Affordable housing on rural exceptions sites to meet the needs of the localcommunity

H21 263 Housing for special needs, residential care and nursing homes

H22 265 Annexes to dwellings

H23 267 Design and layout of residential areas

H24 268 Residential caravans

H25 268 Temporary residential caravans during construction work

H26 270 Permanent sites for gypsy caravans

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OBJECTIVES8.1(a) to meet the housing requirements of Kerrier District offering

everyone the opportunity of a decent home by the identification ofsufficient land for housing able to be developed before 2011 to meetthe provisions of the CSP with the minimum harm to the widerenvironment;

(b) to identify land for housing to enable Kerrier District Council toperform its function as a Housing Authority and its enabling role ofensuring that housing for rent can be provided by Registered SocialLandlords;

(c) to locate new housing development mostly within or adjoiningexisting towns or villages so as to make the best use of existinginfrastructure, employment, shops, leisure, education and healthservices, public transport and other non-car means of transport soas to reduce the need for travel, achieve balanced sustainablecommunities, protect the countryside and sustain the widerenvironment in the longer term;

(d) to locate new housing in the communities best able to cater for suchdevelopment in terms of the character, form and size of thesettlement, the capacity of the infrastructure, level of services andcommunity facilities and the quality of the surrounding countrysideand coastal areas;

(e) to ensure that most new housing development in rural areas islocated within suitable larger villages that are employment andservice centres with public transport facilities and that it provides forthe local housing needs of the rural area, including affordablehousing, so as to help secure both a mixed and balancedcommunity and local services;

(f) to define the limits of settlement in towns and villages, to retain theirindividual form and character and encourage redevelopment withinthe built-up area;

(g) to ensure that housing proposals provide for a range of choice ofsites and that new housing developments provide for a range andmix of house types, sizes, densities, costs and tenures so as tomeet the housing and lifestyle needs of the different types ofhouseholds within the whole of the local community, including thosewith special needs, and be socially inclusive, promoting wellbeingand self-dependence rather than reinforcing social distinctions;

(h) to provide for the housing needs of local people unable to competein the wider market through specific schemes to provide the highestamounts obtainable of affordable high density/low cost housing andparticularly housing for rent within housing developments in townsand villages and through schemes to meet the community’s localhousing need on exceptions sites within or adjoining villages in ruralareas;

(i) to ensure that the layout, design and density of new housingdevelopments makes the best use of land compatible with theopportunities offered by the characteristics and features of the siteand its surroundings, improving the quality and attractiveness ofresidential areas and making an efficient use of land by optimisingdevelopment densities and supporting a sustainable environment;

(j) to optimise the recycling and re-use of suitable previously used ordeveloped land and buildings not currently in use (brownfield sites)to accommodate as many new dwellings as possible, including byredevelopment, conversions or by infilling;

(k) to secure a sequential approach to housing development managingthe release of land to minimise the use of greenfield land where

sufficient suitable brownfield land is available for housingdevelopment so as to achieve a minimum of 40% of new homes onbrownfield land;

(l) to encourage the improvement and rehabilitation of the existinghousing stock and promote a style and standard of design of newhousing development that will enhance the built environment,promote regeneration, foster the distinctive local character of thearea in its building design, form and materials, raise the quality of itsliving environment and encourage social cohesion and a sense ofcommunity;

(m) to ensure that the layout of new housing development provides thebest possible standards of residential quality and amenity, includingthe provision of recreational open space, garden space,landscaping and ecology, pedestrian and cycle access and trafficmanagement placing the needs of people before ease of trafficmovement; and

(n) to improve energy efficiency in the location, siting and design ofhousing.

THE STRATEGIC BACKGROUND ANDSUPPLY OF HOUSING LAND

The Amount and Rate of Provision

8.2 There were about 39,000 dwellings in Kerrier District at thebeginning of the Plan period in 1996. The Local Plan will need to ensurethat there is provision for about an additional 5,000 dwellings to serveKerrier District to be built between 1996 and 2011, with further dwellingprovision in Kerrier District to meet the needs of the Falmouth area. Asubstantial proportion is already available for development.

TABLE: TOTAL HOUSING REQUIREMENTSIN KERRIER DISTRICT 1991-2011

DWELLINGS FORKERRIER

FORFALMOUTHIN KERRIER

TOTAL

CSP requirement1991-2011 (about) 6,200 500 6,700

Built 1991-1996 1,138 - 1,138

Required1996-2011 (about) 5,060 500 5,560

Built 1996-2001 1,601 - 1,601

Required2001-2011 (about) 3,461 500 3,961

8.3 The strategy for the provision of housing land for the Countywas established in the RPG for the South-West, published in 1994. Itprovided for 45,000 dwellings within Cornwall from 1991 to 2011. TheCSP provides the District-wide figures to 2011 within this framework.

8.4 In 2001 the revised RPG for the South-West was published.This provides for the period from 1996 to 2016 and sets the framework fora revision of the CSP to 2016.

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8.5 Provision for housing development within Kerrier District is setwithin the context of both a declining rate of housing land provision andsince 1986 a decline in the average rate of house building. The CSPprovision to 2011 required a lower annual average rate of housingdevelopment than previously, even with the increment of providinghousing land within Kerrier District to meet the needs of the Falmoutharea. The decline in the average rate of development has meant anumber of well located urban housing allocations still remainundeveloped.

8.6 In view of the requirement to provide houses in Kerrier Districtfor the Falmouth area, the Report of the Examination in Public inAutumn 1996 recommended an additional provision of 500 houses forKerrier District, raising the overall building rate required within KerrierDistrict to 335 per annum. The rates of development required for 1986to 2001 were never achieved in any one year. Although sufficient landwas identified, the building rate from 1986 to 1996 was only around285 per annum.

TABLE: AVERAGE ANNUAL HOUSINGDEVELOPMENT RATES 1986-2011 : KERRIER

Actual Rate of Development 1986-1996 285




CSP Requirement 1991-2011(including 500 for Falmouth about) 335

Residual requirement 2001-2011(including 500 for Falmouth about) 396

Residual requirement 2001-2011(excluding 500 for Falmouth about) 346

8.7 Building rates in Kerrier District continued to decline from 1991to 1996. The required rate from 1991 has not been achieved. From 1996to 2001 the average building rate improved. A result of the relatively lowrate of development since 1986 is that there is a substantial amount ofhousing land that is already allocated to be carried forward as proposalsand committed by planning permission. Consequently the amount of newallocations needed is relatively small compared with the total level ofhousing provision.

Commitments by Planning Permission

8.8 At the beginning of the Plan period on 1 April 1996, there wereabout 2,500 dwellings committed by planning permission or actuallyunder construction, of which approximately 70% were in the urban areas.Consequently about 50% of the District-wide housing requirement of5,000 dwellings was already committed and the amount of newallocations required was relatively small. After the first 5 year phase ofthe Local Plan period, on 1 April 2001, there were about 1,450 dwellingscommitted by planning permission or under construction, contributing tothe overall housing supply.

8.9 Dwelling completions and planning permissions are monitoredand the land availability and dwelling supply aggregated annually for thewhole of Kerrier District. All individual dwelling sites with planningpermissions or under construction are counted down to the individual plotin view of the multiplicity of small sites. Development sites in KerrierDistrict, much of which is rural and remote, tend to comprise large

numbers of small planning permissions. Such smaller sites tend to be ofmore interest to local rather than the national builders represented by theHBF.

Windfalls

8.10 Account should be taken of the likelihood of "windfall"development occurring within the built-up area of settlements. This isexpected to comprise a small but significant proportion of the additionalland supply for housing over and above commitments because of thelarge number of separate settlements in Kerrier District. There is lessneed to identify new land to accommodate the number of dwellingsrequired to be provided up to 2011, as a proportion of new dwellings willbe windfalls.

8.11 Windfalls are planning permissions approved for housingdevelopment normally within towns and villages in accordance withplanning policies, other than on new sites actually specifically allocatedfor development on the Proposals Maps. These consist of theredevelopment of small brownfield sites, infill sites, sub-plots andconversions of existing land and buildings to dwellings. They exclude thelarge redevelopment sites which have been specifically identified throughthe Cornwall Urban Capacity Study 2001 for which a separate allowancehas been made.

8.12 Windfalls are sites or buildings which have become availablefor development that could not have been predicted or identified on theProposals Map and so a reasonable allowance has been made for them.One of the largest additional contributors is the conversion of agriculturalbuildings and particularly barns to dwellings. In addition, essentialdwellings in the countryside, such as for agricultural workers, may also beapproved.

8.13 At the beginning of the Plan period a substantial proportionamounting to about 50% of commitments by planning permissions (andsites under construction) consisted of housing sites not allocated fordevelopment which consequently comprised windfalls and 36% consistedof brownfield windfalls. In the past a significant number of dwellings onlarge greenfield windfall sites outside of existing built-up areas have beenpermitted on appeal, including 250 dwellings as a northerly extension toHelston.

8.14 Allowance should no longer be made for such large greenfieldwindfalls. An allowance has though been made for small windfalls toensure that brownfield sites and buildings are brought forward from withinthe existing built-up areas rather than encouraging development to be onperipheral greenfield sites. Kerrier District Council aims to ensure that aminimum of 40% of all housing development over the Plan period takesplace on brownfield sites.

8.15 Kerrier District has within it 32 parishes, including 2 urbanareas and 61 villages, and the provision of only one windfall dwelling perannum per parish over the Plan period would amount to 480 dwellings,which is 7.7% of the total housing provision for the whole Plan periodfrom 1996 to 2011, excluding the provision to meet the needs of theFalmouth area. In order to maximise the use of suitable previouslydeveloped brownfield windfall land within settlements, rather than seekingthe maximum housing provision on greenfield sites as an extension ofexisting built-up areas, it is considered that an allowance should be madefor a minimum of 10% of the total housing provision for Kerrier for thePlan period to be provided as windfalls.

8.16 Local authorities should also take a positive approach tobringing buildings into use for housing, particularly in town centresthrough conversions. It is not possible to predict with certainty thecontribution such development will make to 2011 but provision accordswith past rates of such development. The assessment has excluded theprovision to meet the needs of the Falmouth area because it is bydefinition all new greenfield provision in Kerrier District. In addition,

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permissions for affordable housing to meet local needs on exceptionssites outside of villages are not included.

8.17 A joint County-wide Urban Capacity Study was carried out on1 April 2001. This established the necessity for a windfall allowance of310 dwellings per annum for the urban areas of Camborne-Redruth andHelston for the period 2001-2011. An allowance of 15 dwellings perannum is made for the remainder of Kerrier District (which includes61 villages and the rural areas).

8.18 An allowance is also made for housing on larger brownfieldurban redevelopment sites specifically identified by the Urban CapacityStudy. The areas identified by the Urban Capacity Study have beendiscounted so as to exclude those with planning permission, thoseproposed to be allocated and those unavailable or unsuitable, leaving anallowance for about 260 dwellings from 2001-2011, or 26 dwellings perannum, contributing to the housing supply.

Existing Allocations WithoutPlanning Permission

8.19 There remain a number of areas throughout Kerrier District thathave been allocated for development for some time but do not have thebenefit of a planning permission. It is intended to carry forward asproposals about 1,025 of these. The bulk of this provision lies within theurban area of Camborne-Redruth. Although the number of such sites has

reduced from 1996 to 2001, the housing yield from them has beenincreased to provide for a more efficient use of building land.

8.20 Some of these sites have been allocated for development forvery many years but are well located. They have not been broughtforward for development for a combination of various reasons, includingownership, land assembly and off-site infrastructure provision problems.Housing development land must be genuinely available if it is to be takeninto account. Some of these problems are likely to continue after 1996but should be addressed during the Plan period to 2011.

8.21 There has been an increase in environmental awareness sincethe CRLP allocated the land. However, it is expected that the drainageinfrastructure problems remaining in the urban areas should be solvedduring the Plan period. It may be necessary for developers to contributeto off-site services to bring land into development before newinfrastructure is provided by South West Water.

8.22 The emphasis on the sustainability of development and theneed to relate most new proposals to the main towns makes itincreasingly important for SWW to direct its new investment to theCamborne-Redruth area to facilitate regeneration and urbandevelopment. The Proposals, which identify sites that are proposed forhousing development, indicates which of them have been carried forwardfrom an existing Development Plan and which are completely new.

TABLE: HOUSING LAND PROVISION 1991-2011 : KERRIER

URBAN AREAS INKERRIER DISTRICT

ESTIMATED DWELLING NUMBERSCAMBORNE-REDRUTH HELSTON

61 LARGER& SMALLERVILLAGES

(& REMAINDEROF DISTRICT)

KERRIERTOTALS

(about)

CSP provision 1991-2011(including 500 to meet the needs of the Falmouth area) about - - - 6,700

Built 1991-1996 697 140 301 1,138

CSP requirement 1996-2011(including 500 to meet the needs of the Falmouth area) about - - - 5,562

Built 1996-2001 776 419 406 1,601

Committed by planning permission and under construction 2001 658 305 490 1,453

Residential requirement 2001-2011(including 500 to meet the needs of the Falmouth area) about - - - 2,508

Windfall allowance 2001-2011 about 200 110 150 460

Discounted Urban Capacity Yield on identified land 2001-2011 221 38 - 259

Allocations carried forward as Proposals in the KDLP 927 92 6 1,025

New Proposals in KDLP to serve Kerrier 396 * 273 51 720

Provision 1991-2011(excluding 500 to meet the needs of the Falmouth area) 3,875 1,377 1,404 6,656

Proposals to meet the needs of the Falmouth area 2006-2011 - - - 150

Total provision in Kerrier District 1991-2011 about - - - 6,806

* NB New proposals for 250 dwellings at Clodgey Lane, Helston, are on the basis that an equivalent number of dwellings within the adjoiningdevelopment with planning permission will be developed only after the completion of the Clodgey Lane by-pass and only after 2006 if it is needed tomaintain the rate of housing development.

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New Proposals for Housing Development

8.23 In 1996 Kerrier District had a resident population of almost89,000, which is likely to continue to rise during the Plan period to over95,000. The 1996 estimate of the total dwelling stock of nearly 39,000 isexpected to continue to rise to over 43,000. In 1998 a Private SectorHouse Condition Sample Survey was carried out. It found that levels ofvacancy and unfitness were very low.

8.24 In order to ensure that sufficient land overall is genuinelyavailable for development to meet the provisions of the CSP to meet theneeds of Kerrier District between 1996 and 2011, housing sites areproposed for about 1,750 dwellings, of which about 720 are new housingsites. The remainder of the provision is made up of commitments byplanning permission and an allowance for windfalls and the UrbanCapacity Study identified redevelopment sites. This will provide for a totalof about 5,520 dwellings between 1996 and 2011 to meet the needs ofKerrier District, with an additional 150 houses in Kerrier District to meetthe needs of the Falmouth area after 2006.

8.25 Government guidance now places greater emphasis onplanning, monitoring and managing the release of land for the provision ofnew housing rather than predicting and providing land to meet targetsover the Plan period. The completions of dwellings are monitoredannually and can be assessed against annual target rates. Planningpermissions to release sites proposed for housing development in theLocal Plan can be granted to ensure that these rates are achieved whileavoiding over-provision.

8.26 Government advice on location requires the Development Planto show how future requirements for new housing can be best met havingregard to other planning objectives, such as the need to conserve landand energy resources and protect the natural and built heritage. It mustensure that established environmental policies are maintained andenhanced. Development in rural areas should not be at the expense ofthe region's important environmental assets.

8.27 Government advice is firmly committed to the continuingprotection of the AONBs, the conservation of the natural habitat, thehistoric environment, the protection of the countryside and the best andmost versatile agricultural land. Emphasis is placed on re-using urbanland as a means of relieving pressure on the countryside, where this is afeasible option.

8.28 Within this framework, the CSP emphasises the need to directthe main provision of new housing growth to urban areas. Growth shouldbe well related in scale and location to existing development and wellintegrated with the existing pattern of settlement without town crammingor loss of open spaces.

8.29 New housing should make the best uses of existing communityinvestment resources and services and take account of the availability ofinfrastructure, including the highway and public transport network.Access to employment opportunities is an important consideration whichalso guides growth towards the urban areas, along with Governmentguidance for the protection of the countryside in rural areas andavoidance of the generation of the need for travel.

POLICY H1: TARGETS FORHOUSING LAND PROVISION FORKERRIER DISTRICT 1996-2011

PROVISION WILL BE MADE FOR THEDEVELOPMENT OF ABOUT 5,670 DWELLINGS INKERRIER DISTRICT OVER THE PERIOD 1996TO 2011. LAND IS IDENTIFIED ON THEPROPOSALS MAP FOR ABOUT1,750 DWELLINGS TO ENSURE A SUPPLY OF ARANGE OF HOUSING SITES TO SERVE KERRIERDISTRICT AND, IN ADDITION, FOR ABOUT150 DWELLINGS ON A SINGLE SITE IN KERRIERTO MEET THE NEEDS OF THE FALMOUTH AREAAFTER 2006.

THE SETTLEMENT STRATEGY ANDDISTRIBUTION OF DEVELOPMENT

THE MAIN TOWNS: CAMBORNE-REDRUTH& HELSTON IN KERRER;FALMOUTH IN CARRICK

THE 17 LARGER VILLAGES

THE 44 SMALLER VILLAGES

THE COUNTRYSIDE

8.30 The main focus of provision for housing development in thesettlement strategy of the Local Plan is for most new housing to belocated within or closely adjoining the main towns. The Table of HousingLand Provision shows how the housing development over the Plan periodis distributed across Kerrier District. This spatial distribution isincorporated into Policy H2, taking into account not only new proposalsbut also the level and location of outstanding commitments by planningpermission.

8.31 The provision of the bulk of new housing development in themain towns meets the sustainable objectives of the Local Plan. Mostprovision is within Camborne-Redruth. This is an extensive urban areawith opportunities for redevelopment, consolidation and growth. Theremainder of the urban provision is within the market town of Helston.

8.32 Analysis of completions between 1986 and 1996 shows thatabout 68% of new dwellings were built in the urban areas. Provision forthe period 1991 to 2011 is for almost 80% of housing development to be

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within the urban areas of Camborne-Redruth and Helston (excluding theprovision to meet the needs of the Falmouth area).

8.33 New proposals for development and proposals carried forwardfrom other local plans are heavily weighted to the urban areas. Excludingthe provision for Falmouth (which are presumably to be consideredurban), the remainder are mostly in Camborne-Redruth and Helston.Provision for the rural areas is mostly within the 17 larger villages definedin Policy H3. A proportion of new development in the towns and villagesis expected to meet the needs of the local community for affordablehousing. In villages, the development of exceptions sites will also provideaffordable housing to meet the needs of the local community.

The Main Towns

(a) Camborne-Redruth

8.34 The towns of Camborne and Redruth are at the top of thesettlement hierarchy in Kerrier District, providing for an overall populationof over 45,000 persons. This is because these towns are only 4 milesapart from centre to centre and they have joined together with some ofthe adjoining smaller settlements to form the largest urban area inCornwall. The CSP expects the bulk of total dwelling provision for KerrierDistrict to be made within Camborne-Redruth from 1991 to 2011. Withinthe whole of Kerrier District, proposals for about 1,750 dwellings to serveKerrier District are likely to be required, of which about 75% are providedin Camborne-Redruth.

8.35 While the town centres of Kerrier are relatively typical of thesmall market towns of Cornwall, the Camborne-Redruth area has muchgreater significance. It is located on the main Penzance to Londonrailway and A30(T). It has extensive industrial estates and providesemployment opportunities overall for more than 22,000 people. Itprovides an extensive range of shopping facilities in the town centres andat Pool, including a large weekend market. It has a range of othercommunity services and facilities, such as hospitals, secondary schoolsand colleges, as well as facilities for entertainment and recreation.

(b) Helston

8.36 Helston, the third town of Kerrier District, is the smallest in size.It is, however, relatively compact in form and surrounded by an extensiverural hinterland including the Lizard Peninsula. It has significant existingcommitments to residential development, which will substantially increaseits size during the Plan period. No significant level of new proposals isneeded between 1996 and 2011.

8.37 New proposals are made in Helston for the development of250 houses at Clodgey Lane, where a whole new “neighbourhood” with aby-pass road is under development. It is wholly within the proposed newby-pass, the first phase of which was completed in 2001.

8.38 The new housing proposal is made on land which waspreviously proposed for industrial and employment development. Itadjoins land previously granted planning permission on appeal forhousing development. The proposal is made on the basis that theadjoining land to the north with planning permission will not be developeduntil the by-pass has been completed, and only then after 2006 in thethird phase of the Plan period should it be needed to maintain the rate ofhousing development. The proposal will enable the early construction ofaffordable housing, the by-pass and the ordered and phaseddevelopment of the “neighbourhood”.

(c) Falmouth

8.39 The urban areas of the towns of Falmouth and Penryn liewithin Carrick District but closely adjoin the boundary between theDistricts of Carrick and Kerrier. The towns adjoin rural areas of KerrierDistrict which have good quality agricultural land, rising and high groundand open areas forming part of the setting of the towns and adjoining

villages. The residential areas of Falmouth and Penryn overlap into KerrierDistrict at Kergilliack. The Kernick Industrial Estate at Penryn also overlapsinto Kerrier District, east of Mabe village.

8.40 The potential for the further westwards expansion into Kerrierof the peripheral residential areas of Falmouth and Penryn into thecountryside without harm to visual amenity and the quality of theenvironment is considered to be limited. Falmouth/Penryn has a rivervalley site. Significant housing expansion onto the higher parts of theadjoining hill slopes would impact on the landscape and its setting. Tointegrate well into the built-up area of the existing towns and theirtransport network, new housing development to serve the Falmouth areamust be close to it. The CSP policy requires such development to bewithin or well integrated with the built-up area of Falmouth, which itdefines as a main town of Carrick District.

8.41 The benefits of sustainability are to be gained from locatingdevelopment within and close to urban areas, with easy access to thefacilities of the town centres, and this should include Falmouth andPenryn. Substantial new development on the higher parts of the hillslopes within Kerrier District to allow for the expansion of the Falmoutharea would, if not closely integrated with the urban area, harm thecharacter of the landscape. It would also harm the setting of the westernedge of Falmouth and Penryn and the character and setting of the nearbyvillages within Kerrier District.

8.42 Some housing development is proposed within the largervillages in Kerrier District close to Falmouth. Most of the villages withinKerrier District in this area are not of a scale and do not have theinfrastructure or physical capacity to absorb development above thatrequired for the natural growth of their settlement and immediatehinterland to meet their community’s needs without visual andenvironmental harm. They should not be expected to make significantprovision to provide for the expansion of Falmouth/Penryn. This wouldnot be a sustainable location for the provision of extensive new housingareas.

8.43 The CSP requires the provision of land for 500 dwellings withinKerrier District to meet the needs of the Falmouth area from 1991 to2011. The availability of housing land within Falmouth to maintainhousing development at the required rate is sufficient to 2006. Thisleaves only 5 years of the 20 year CSP period remaining. Consequentlyone site is proposed to provide for about 150 houses to enable anyresidual need to be met. The land availability situation will be monitoredin relation to development rates and provisions of the revision of the CSPand the Carrick Local Plan to 2016 so as to determine when it isappropriate to grant planning permission to meet the need for thisgreenfield housing development as an extension to Falmouth in KerrierDistrict.

8.44 Provision for Falmouth should include affordable housing,sports and recreational open space, and other necessary communityfacilities. Links to the urban area for pedestrians and cyclists are requiredas well as facilities for public transport links. The scale of thedevelopment means that landscaping and planting are particularlyimportant to mitigate the visual impact.

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POLICY H2: SPATIALDISTRIBUTION OF HOUSING LANDPROVISION BETWEEN TOWNS ANDVILLAGES

MOST NEW HOUSING SHOULD BE WITHIN, ORWELL INTEGRATED WITH, THE EXISTINGBUILT-UP AREAS OF THE MAIN TOWNS, GIVINGPARTICULAR EMPHASIS TO THE IMPORTANCEOF LARGER URBAN AREAS AS EMPLOYMENTAND SERVICE CENTRES. THE DISTRIBUTIONOF HOUSING TO MEET THE NEEDS OFKERRIER DISTRICT BETWEEN 1996 AND 2011SHOULD BE:

(i) ABOUT 3,180 IN CAMBORNE-REDRUTH,TO REFLECT ITS STRATEGICIMPORTANCE FOR REGENERATION,EMPLOYMENT, ECONOMIC GROWTH,SOCIAL AND CULTURAL INVESTMENT,SERVICES AND PUBLIC TRANSPORT;

(ii) ABOUT 1,240 IN HELSTON;

(iii) ABOUT 1,100 IN THE REMAINDER OFKERRIER DISTRICT, MOSTLY IN THELARGER VILLAGES, AND CLOSELYRELATED TO THE NEEDS ARISING FROMTHE EXISTING POPULATION; AND

(iv) IN ADDITION, ABOUT 150 HOUSES TOMEET THE NEEDS OF THE FALMOUTHAREA WITHIN, OR WELL INTEGRATEDWITH, THE BUILT-UP AREA OFFALMOUTH.

PROPOSALS R651, R653, R656/R659, R662/R663, R665, RL666,RL668 & R669/R670:HOUSING DEVELOPMENT SITESIN CAMBORNE-REDRUTH (CARRIEDFORWARD)

Proposalnumber Site location Proposal

Approxarea

ha/acres

R651 Former sausageskin factory,Trecarrack Road,Camborne(Kerrier DistrictCouncil andothers)

25 higher densitydwellings to include20 affordable houses(site carried forward fromthe CRLP)

0.80(2.00)

R653 North RoskearRoad, Camborne(rear of printingworks and boilerworks)

47 higher densitydwellings, all affordablehouses (site carriedforward from the CRLP)

1.40(3.50)

R656 Boiler WorksRoad, WestSeton, Camborne

Strategic site for516 higher densitydwellings to include129 affordable houses,central recreation space/playing fields and A30(T)noise attentuation zone(site has ground stability/mining subsidenceproblems) (site carriedforward from the CRLP)

17.40(43.00)

R657 Dolcoath Road,Camborne

10 higher densitydwellings (site carriedforward from the CRLP)

0.30(0.75)

R658 Church ViewRoad/DolcoathRoad, Camborne

Strategic site for120 higher densitydwellings to include30 affordable houses (sitecarried forward from theCRLP)

4.30(10.75)

R659 Dolcoath/LowerPengegon (east),Camborne(adjoining mainrailway)

53 higher densitydwellings to include13 affordable houses (sitecarried forward from theCRLP)

1.80(4.45)

R662 Cliff View Road,Rosemellin,Camborne(Kerrier DistrictCouncil)

5 higher densitydwellings, all affordable(site carried forward fromthe CRLP)

0.16(0.40)

R663 Richards Lane,Illogan

21 higher densitydwellings (site carriedforward from the CRLP)(Urban Capacity Studysite)

0.70(1.75)

R665 BlowinghouseHill, Redruth

27 higher densitydwellings to include6 affordable houses (sitecarried forward from theCRLP) (Comprehensivedevelopment withadjoining site)

0.90(2.25)

RL666 West Trewirgie,Redruth

Maximum of 6 lowdensity dwellings (site andpolicy carried forwardfrom the CRLP)

0.40(1.00)

RL668 Coach Lane,Redruth

Maximum of 8 lowdensity dwellings andremainder of site to beretained for communityrecreation purposes (sitecarried forward from theCRLP) (Urban FrameworkPlan site)

1.40(3.50)

R669 Sandy Lane(north), Redruth

72 higher densitydwellings to include18 affordable houses (sitecarried forward from theCRLP) (Final phase ofstrategic development)

2.40(6.00)

R670 School Lane,Redruth

17 medium densitydwellings (as site is partlyaffected by instability)(site carried forward fromthe CRLP)

0.84(2.15)

Chapter 8 HOUSING


PROPOSALS R700/R701, R704/R705, R708/R709 & R711/R712:HOUSING DEVELOPMENT SITES INCAMBORNE-REDRUTH (NEW PROPOSALS)


Approxarea

ha/acres

R700 TrevensonStreet/TrevuRoad, Camborne

Mixed use, conversion andrefurbishment site toinclude 20 dwellings aswell as offices, smallworkshops andcommunity uses(Urban Capacity Studysite and Urban FrameworkPlan site) (new proposal)

1.04(2.57)

R701 North RoskearRoad, Camborne

38 higher densitydwellings, including9 affordable houses(Urban Capacity Studysite) (partredevelopment/part newproposal)

1.22(3.00)

R704 Mount PleasantRoad/CadoganRoad, Camborne

25 medium densitydwellings (to retain thecharacter of the area), toinclude 6 affordablehouses with realignmentof Cadogan Road frontage(new proposal)

1.00(2.50)

R705 Chapel Road toChurch ViewRoad,Tuckingmill,Camborne

Strategic site for180 higher densitydwellings to include65 affordable houses,mixed commercial uses onthe Pendarves Streetfrontage andimprovements to accessand approach roads(Urban Capacity Studysite and Urban FrameworkPlan site) (partredevelopment/part newproposal)

6.78(16.75)

R708 West TolgusRoad, Illogan(part KerrierDistrict Council)

6 higher density dwellingsto include 3 affordablehouses (new proposal)

0.20(0.50)

R709 Rear of OxlandParc, MerrittsHill, Illogan

28 higher densitydwellings to include6 affordable houses andfrontage footway (newproposal)

0.95(2.35)

R711 North Street/Strawberry Lane,Redruth (partKerrier DistrictCouncil)

6 higher densitydwellings, including4 affordable houses (partredevelopment/part newproposal)

0.20(0.50)

R712 Redevelopmentof Camborne-Redruth Hospital,BlowinghouseHill, Redruth,including accessto rear ofPenventonTerrace

Strategic site for93 higher densitydwellings to include50 affordable houses,conversion of remainingbuildings to non-residential use andprovision of a singlesubstantial area ofcommunity/public openspace (partredevelopment/part newproposal)

3.10(7.75)

PROPOSALS R672 & RL673/RL675:HOUSING DEVELOPMENT SITES INHELSTON (CARRIED FORWARD)


Approxarea

ha/acres

R672 Rear of FalmouthRoad/ClodgeyLane, Helston

Strategic site for 60 higherdensity dwellings toinclude 15 affordablehouses, with accessthrough adjoiningdevelopment to the east(site previously hadplanning permissionallowed on appeal andcarried forward from theDraft Helston Local Plan)

2.02(5.00)

RL673 Hillcrest, Helston Maximum of 14 lowdensity dwellings (sitecarried forward from theDraft Helston Local Plan)

0.50(1.23)

RL674 Parc Eglos (offChurch Hill),Helston

Maximum of 12 lowdensity dwellings (sitecarried forward from theDraft Helston Local Plan)

0.40(1.00)

RL675 Cades Parc,Helston

Maximum of 6 lowdensity dwellings (sitecarried forward from theDraft Helston Local Plan)

0.24(0.60)

Chapter 8 HOUSING


PROPOSALS R713 & R714:HOUSING DEVELOPMENT SITES INHELSTON (NEW PROPOSALS)


Approxarea

ha/acres

R713 Rear of MormonChurch, ClodgeyLane, Helston

23 higher densitydwellings (new proposal)

0.77(1.90)

R714 Rear ofBosnoweth,Clodgey Lane,Helston

Strategic site for250 higher densitydwellings to include63 affordable houses,peripheral A394 by-passroad with adjoining linearlandscaped and treeplanted amenity area andto be accessed fromroundabout interchange tothe A394 by-pass. Theproposal is made on thebasis of the phasing of anequivalent number ofdwellings with planningpermission on the landadjoining to the north.

8.00(20.00)

PROPOSAL RF737: HOUSINGDEVELOPMENT SITE TO MEET THENEEDS OF THE FALMOUTH AREA INKERRIER (NEW PROPOSAL)


Approxarea

ha/acres

RF737 Hillhead,Penryn

150 higher density dwellingsto include 37 affordablehouses, pedestrian links toPenryn, public transportlinks to Falmouth andPenryn, sports andrecreational facilities,landscaping and planting inaccordance with a scheme tomitigate visual impact (newproposal)

5.12(12.65)

Larger and Smaller Villages

(a) Larger Villages

8.45 Not all development can take place within urban areas. Whereit has to take place outside urban areas because of a need, it shouldinvolve the utilisation of the most sustainable option. Concentration in thedevelopment strategy on the main towns is accompanied by the provisionfor some additional housing development in the 17 larger villages wherethey are service and employment centres with good public transport andwhere development would be sustainable. This may involve infilldevelopment or limited expansion either within or closely adjoiningsuitable larger villages to meet the needs of local people, such as

including affordable housing, which will help secure a mixed andbalanced community.

8.46 How much development can take place outside urban areas isdependent upon the overall need for housing land, the capacity ofexisting urban areas to accommodate additional housing and theefficiency with which land is developed. Significant amounts of additionalhousing are only likely to be acceptable in larger villages where:

(i) it can be demonstrated that additional housing will support localservices, such as schools or shops, which could become unviablewithout some modest growth – this may particularly be the casewhere the village is a local service centre;

(ii) additional houses are needed to meet local needs, such asaffordable housing, which will help secure a mixed and balancedcommunity; and

(iii) the development can be designed sympathetically and laid out inkeeping with the character of the village, using such techniques asvillage design statements where appropriate.

8.47 It is important to ensure that new development in rural areas issensitively related to the existing pattern of settlement and has properregard for the protection of the countryside. New housing will continue tobe required in rural areas to sustain services, economic activity andviable communities. Some larger villages can accommodate modestdevelopment without harm to their character or that of the countryside.The larger villages are those which perform a role as a service centre forthe local residential community and conform to a range of criteria whichare set out in detail in the following paragraphs.

8.48 Villages may also be local centres of employment, educationand social life. Where they fulfil this role for a wide area and are suitableto accommodate some growth, further modest amounts of necessaryhousing development may be appropriate to support them. They would,in principle, normally be suitable locations for small infill developmentsand further residential development over and above 1 or 2 dwellings,should any further development be needed outside of the towns duringthe Plan period.

8.49 Any such growth should avoid creating “ribbon development” ora fragmented pattern of development. It should be well related in scaleand location to existing development. The scope for a more significantscale of development will depend on both the level of community facilitiesand jobs and the opportunities to integrate new residential developmentwithout harm to the character of the village or the surroundingcountryside. This is particularly important within AONBs, AGLVs and thebest and most versatile agricultural land.

8.50 The larger villages are identified on the Proposals Map and inthe following policy guidance defining the settlement strategy. They aredefined on the basis of the principles and criteria set out in the followingbox.

Chapter 8 HOUSING


LARGER VILLAGE FEATURES

(a) an adequate basic level of community services and facilitiesare available, a centre with a post office and local shoppingfacilities which act as service centres for the surrounding areaand a resident population to support them;

(b) they should have a range of house types and tenures toprovide for the local population;

(c) mains infrastructure and services are available, includingwater supply, sewerage and drainage, and a primary schoolshould be available in the village or close by;

(d) access to basic medical/health facilities is available withoutthe generation of the need for travel outside the village;

(e) public transport should be available from the village ofsufficient frequency to enable travel to town and back on thesame day, they should be served by highways and approachroads of an adequate level of capacity and safety (wherethere is a choice of villages in a locality, those that are notbisected by major roads carrying high levels of traffic wouldbe preferred on safety and environmental grounds); and

(f) they should have a clearly definable form and a villagecentre.

POLICY H3: SETTLEMENTSTRATEGY FOR HOUSINGDEVELOPMENT

THE DEVELOPMENT OF HOUSING WILL BEPERMITTED ON LAND PROPOSED FOR HOUSINGPURPOSES ON THE PROPOSALS MAP OR ONSITES WHOLLY WITHIN THE SETTLEMENTBOUNDARIES OF THE TOWNS AND VILLAGESINCLUDED IN THE SETTLEMENT STRATEGYSET OUT BELOW:

(i) THE MAIN TOWNS ARE CAMBORNE-REDRUTH, FALMOUTH AND HELSTON;

(ii) THE LARGER VILLAGES ARE BUDOCKWATER, CARHARRACK, CONSTANTINE,FOUR LANES, LANNER, LIZARD, MABE,MAWNAN SMITH, MULLION,PONSANOOTH, PORTHLEVEN,PORTREATH, PRAZE-AN-BEEBLE, ST DAY,ST KEVERNE, STITHIANS AND TROON;

(iii) THE SMALLER VILLAGES ARE ASHTON,BARRIPPER, BEREPPER (GUNWALLOE),BREA, BREAGE, BRIDGE, CADGWITH,CARLEEN, CARNKIE (REDRUTH),CARNKIE (WENDRON), COVERACK,CROWAN, CROWNTOWN, CURY(CHURCHTOWN AND WHITE CROSS),GERMOE (CHURCHTOWN AND CROSSROADS), GODOLPHIN CROSS, GWEEK,HELFORD, KEHELLAND, KUGGAR,

LEEDSTOWN, LONGDOWNS, MANACCAN, MAWGAN AND GARRAS, NANCEGOLLAN, NEWTOWN ST MARTIN, NORTH COUNTRY,PARK BOTTOM, PENMARTH, PENPONDS, PORKELLIS, PORTH NAVAS, PORTHALLOW, PORTHOUSTOCK, PRAA SANDS, RAME, RUAN MINOR, ST MARTIN’S GREEN, SCORRIER, SITHNEY, TOWNSHEND, TREVERVA, TREWENNACK AND WENDRON (CHURCHTOWN).

PROPOSAL R679: HOUSINGDEVELOPMENT SITE IN A LARGERVILLAGE (CARRIED FORWARD)


Approxarea

ha/acres

R679 BuckinghamTerrace, St Day

6 higher density dwellings(site carried forward fromthe CRLP)

0.20(0.50)

PROPOSALS R720, R723 &R726/R727: HOUSING PROPOSALSIN LARGER VILLAGES (NEW PROPOSALS)


Approxarea

ha/acres

R720 BurnthouseQuarry, AntronHill, Mabe

15 higher densitydwellings to include4 affordable houses (partredevelopment/part newproposal)

0.50(1.25)

R723 Church Road,Four Lanes

4 higher density dwellings(part redevelopment/partnew proposal)

0.76(1.90)

R726 Riviera Club,NansmellyonRoad, Mullion

20 higher densitydwellings to include5 affordable houses (partredevelopment/part newproposal in large groundsof existing property)

1.01(2.50)

butexistingdwellingcurrentlyoccupies0.20 ha

(0.50 acre)of the site

R727 Alexandra Villa,St Keverne

12 higher densitydwellings (new proposal)

0.40(1.00)

Chapter 8 HOUSING


TABLE: SUMMARY OF TOTALHOUSING PROPOSALS

Area totals

Allocationscarried

forward asproposals

Newproposals

Totalhouses

proposed

Camborne-Redruth 927 396 1,323

Helston 92 273 365

Remainder of KerrierDistrict 6 51 57

Total to serve KerrierDistrict 1,025 720 1,745

In Kerrier District tomeet the needs ofFalmouth

- 150 150

OVERALL TOTALS 1,025 870 1,895

NB: IT SHOULD BE NOTED THAT ESTIMATES OF DWELLINGNUMBERS FOR DEVELOPMENT SITES ARE FOR AGGREGATIONPURPOSES AND FOR GUIDANCE WITHOUT PREJUDICE TO THECONSIDERATION OF DETAILED DEVELOPMENT PROPOSALSWITHIN A PLANNING APPLICATION

TABLE: KDLP (FIRST DEPOSIT DRAFT)PROPOSALS FOR HOUSING DEVELOPMENTNOT CARRIED FORWARD

The following proposals, which were grantedplanning permission, should be considered to be

“commitments”, or they were completedbetween 1996 and 2001

R661 Carn Avenue/Stray Park Way, Camborne

RL664 Barncoose Terrace, Tolskithy, Illogan Highway

R671 St Day Road/Sandy Lane, Redruth

R676 Coopers Lane, Loe Bar Road, Porthleven

R678 Pennance Lane, Lanner

Part R670 School Lane, Redruth

The following proposals are deleted to retaincommunity recreational/sports provision

R654 Roskear Fields, Camborne

Part R662 Cliff View Road, Camborne

The following proposals are deleted to avoidunnecessary greenfield development

R652 Parc-an-Tansys, Camborne

R667 Treleigh/Cardrew Close, Redruth

R677 Porthleven Road/Castel Wary, Helston

RL702 Boundervean Lane, Camborne

RL703 Reskadinnick Road, Camborne

RL706 Halgoss, Tehidy, Camborne

R707 Whitcross Hill, Penhallick, Pool

R715 Rear of Fore Street, Troon

R716 New Road, Troon

R717 Rear of New Road, Troon

R718 School Lane, Praze-an-Beeble

R719 Rear of Chapel Street, St Day

R721 Vicarage Hill, St Day

R722 Sparry Lane, Carharrack

Part R723 Rear of Church Road, Four Lanes

R724 Sampys Hill, Mawnan Smith

R725 Durgan Cross, Mawnan Smith

R728 Antron Park, Mabe

R729 Treliever Road, Mabe

R730 Stephney Farm, Budock Water

R735 Adjoining Budock Hospital, Falmouth

R736 Bickland Hill, Falmouth

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(b) Smaller Villages

8.51 Those settlements that are considered to form villagesappropriate to absorb infill development within them, but do not qualify aslarger villages, are defined as the 44 smaller villages and are identified onthe Proposals Map and in the previous policy defining the settlementstrategy. They are accepted as having a suitable capacity to accept, inprinciple, proposals for 1 or 2 dwellings on individual sites wholly withinthe defined settlement development boundary.

SMALLER VILLAGE FEATURES

(a) It should have a substantially continuous or compact form ofdevelopment, with a readily identifiable centre and easilydefinable physical boundaries so that by its form it is easilyidentifiable as a village rather than an isolated group ofhouses or of low density residential development in thecountryside without community facilities.

(b) It should have at least some basic local community facilitiesand services including provision for public transport and oneof the following: a school, post office, shop, public house,religious centre, community hall and nearby outdoorrecreation and community sports club pitches and somebasic infrastructure. Housing without community serviceswould not normally be considered a village. Where thesettlement is smaller than usual but contains a good range offacilities serving the rural area, its definition as a village isjustified.

(c) The approach roads should be capable of providing safely formodern forms and levels of traffic and it should have accessto public transport facilities.

(d) It should perform a recognisable role in the local settlementpattern as a centre of the community and should be anadequate size with normally a population within its built-uparea or surrounding catchment to support its facilities.

The Countryside

8.52 The boundaries of the existing settlement areas of towns andvillages are defined on the Proposals Map, so that the extent of thecontinuous built-up area for development purposes is clear. Within theidentified settlement boundaries there is a general presumption inprinciple in favour of development, redevelopment or conversions forresidential purposes, subject to compliance with the policies of the LocalPlan, for example in respect of siting, design, access and serviceprovision.

8.53 Outside of towns and villages is the countryside, within whichthere are smaller settlements. Most new development in the countrysideoutside of towns is not appropriate or sustainable. In the consideration ofproposals for housing and other forms of development outside of townsand villages, there are established policies of restraint applying to thecountryside.

8.54 The KDLP defines the countryside as those areas outside ofthe town and village boundaries defined on the Proposals Map. Thedefinition of these boundaries is essentially a matter of fact as theyindicate the extent of the existing built-up area of towns and villages asopposed to the countryside that surrounds them. It is not the purpose ofthe town or village boundaries to enclose open land to enable it to bebrought into development but to define the countryside, as opposed to theexisting urban or village settlement area, for the purposes of theapplication of planning policy.

8.55 Provision is made for exceptions development outside of townsand villages within several of the housing policies. These includeproposals for affordable housing for local needs outside of areasproposed for housing development in villages. They also includespecialised forms of housing development, such as agricultural dwellingsand barn conversions, as well as other categories of housingdevelopment for which there is separate housing policy guidance.Otherwise, housing development is not usually likely to be acceptableoutside of the boundaries of the towns or villages defined in thesettlement strategy.

PROPOSAL TB/VB747:TOWN/VILLAGE BOUNDARIES


TB/VB747 Boundaries of built-uparea of continuoussettlement on peripheryof towns and villages

Town/Village SettlementBoundary to differentiate theexisting built-up area ofsettlement from the countryside

THE BROWNFIELD/GREENFIELDSTRATEGY AND SEQUENTIALAPPROACH TO THE LOCATION ANDRELEASE OF LAND FOR NEWHOUSING DEVELOPMENT

Recycling of Previously Used(Brownfield) Sites and Buildings

8.56 In the consideration of new proposals for housing, to meet theprovisions of the CSP, it is important to minimise the amount of greenfieldland taken for development. The recycling of brownfield land should bemaximised. This involves the re-use of suitable available previouslydeveloped land within the built-up areas of towns and villages, and ofempty properties and the conversion and re-use of non-residentialbuildings. Such development can often promote regeneration. It isKerrier District Council’s target that a minimum of 40% of all housingdevelopment should be on such brownfield land and buildings.

8.57 There are very large amounts of derelict and despoiled landwithin Kerrier District. It is mostly outside of towns and villages and in thecountryside and is unsuitably located for housing development. Thesuitability of previously used sites and buildings for housing developmentis largely dependent upon the sustainability of their location.

Greenfield Sites

8.58 Not all new housing development can be accommodated onpreviously used land or within existing built-up areas. Some proposals forthe allocation of greenfield sites, firstly within and then secondly asextensions to towns and villages, are necessary to meet CSP housingtargets within Kerrier District. Kerrier District Council has made newproposals based on the assessment of its detailed land availability surveyinformation and has joined in commissioning a County-wide urbanhousing capacity study to justify the need for these greenfield siteproposals.

8.59 Planned extensions to existing urban areas are often the mostsuitable option after the development of suitable sites wholly within urban

Chapter 8 HOUSING


areas. This is especially likely where it is possible to include land partlywithin the urban area, utilise existing physical and social infrastructureand there is good access. The release of greenfield sites will bemanaged in the context of the availability of brownfield land and the needto maintain the rate of development, and a phasing policy has beenproposed to do this. Planning applications for housing developmentgreater than 150 dwellings or of 5 ha or as part of a wider but continuousallocation of this size or more must be notified to the Secretary of Statebefore planning permission can be granted.

Accessibility

8.60 The suitability of sites for housing development is dependentupon their sustainability. In the assessment of their location theaccessibility is an important consideration. New housing proposals in theLocal Plan are made within urban areas and larger villages or asextensions to them where sites are accessible to the strategic publictransport route network as well as having the opportunity of the provisionof a safe vehicular access. The assessment of all housing proposals interms of their accessibility to a local shop, primary school and thestrategic public transport route network on foot, and by all means oftransport other than the car to jobs and more extensive facilities such assecondary education, health, shopping and leisure services, is animportant accessibility consideration to be taken into account.

Infrastructure, Services and Constraints

8.61 An important criteria of sustainability to be taken intoconsideration when making or assessing new proposals for housing is thecapacity of existing infrastructure services to provide for development. Inaddition to public transport, this includes for example water andsewerage, other utilities and social infrastructure such as schools andhospitals. Physical and environmental constraints have also to beconsidered. These matters have been taken into consideration in theassessment of new proposals for development.

The Sequential Approach

8.62 A sequential approach is appropriate to the consideration ofproposals for new housing development to minimise the use of greenfieldsites. Government advice is that "local planning authorities should followa search sequence, starting with the re-use of previously developed landand buildings within urban areas identified by the urban housing capacitystudy, then urban extensions and finally new development around nodesin good public transport corridors".

8.63 In Kerrier District there is adequate opportunity to meet KerrierDistrict’s housing requirements within, or where necessary as extensionsto, towns and villages and no need for new proposals to be made aroundnodes in good public transport corridors in the countryside. It should alsobe noted that such corridors do not appear to exist within Kerrier District,as there are no railway stations outside of the urban areas of Camborneand Redruth. Therefore the sequential approach considered appropriateto Kerrier District’s circumstances is set out in the box following.

PRIORITY ORDER OF THESUSTAINABLE SEQUENTIAL APPROACHTO NEW HOUSING DEVELOPMENT

Recycling of available and suitable previously developed land andbuildings wholly within towns and suitable villages;

Suitable and available undeveloped sites wholly within towns andsuitable villages; and

suitable extensions to urban areas and larger villages (with priority tobrownfield before greenfield extensions, to sites that are partly withintheir built-up areas before new extensions and to towns beforevillages).

POLICY H4: BROWNFIELD ANDGREENFIELD STRATEGY AND THESEQUENTIAL APPROACH TO THELOCATION OF NEW HOUSINGDEVELOPMENT

WHERE THERE IS A NEED FOR MOREHOUSING, PLANNING PERMISSION WILL BEGRANTED FOR HOUSING DEVELOPMENT INACCORDANCE WITH THE LOCATIONALPRIORITY SET OUT BELOW SO AS TO PROMOTEMORE SUSTAINABLE PATTERNS OFDEVELOPMENT, CONCENTRATE MOSTADDITIONAL DEVELOPMENT WITHIN URBANAREAS SO MAKING A SIGNIFICANTCONTRIBUTION TO PROMOTING URBANRENAISSANCE, MAKE A MORE EFFICIENT USEOF LAND, MINIMISE THE AMOUNT OFGREENFIELD LAND BEING TAKEN, ANDIMPROVE THE QUALITY OF LIFE. THESEQUENTIAL APPROACH TO THE LOCATION OFNEW HOUSING DEVELOPMENT, IN ORDER OFPRIORITY, IS:

(i) THE RE-USE OF PREVIOUSLY DEVELOPEDLAND AND BUILDINGS (BROWNFIELDSITES) WITHIN TOWNS AND VILLAGES;

(ii) GREENFIELD SITES WITHIN TOWNS ANDVILLAGES; AND

(iii) GREENFIELD SITES AS EXTENSIONS TOTOWNS AND SUITABLE LARGERVILLAGES.

Phasing and Management of theRelease of Greenfield Sites

8.64 It is recognised that rapid and relatively large scaledevelopment can generate a range of planning problems. It may use upa large proportion of the available development land in a settlement areaat a rate significantly in excess of average completions for the settlementin an unacceptably short time period. This can create a particularhousing supply problem in areas of high amenity value and may harm thecharacter of the settlement.

8.65 It may strain infrastructure, services and social facilities orcreate traffic problems because of the lack of resources of other bodies toadjust their investment programmes quickly. It may be a better option incertain circumstances, where local conditions are such that problemswould otherwise be likely to result, that development should be phased.However, development sites in Kerrier District are not usually of sufficientscale to justify such phasing.

8.66 Phasing has rarely been necessary within Kerrier District in thepast because it has naturally occurred as a result of other circumstances.Most development is carried out by local builders with less capacity forrapid construction than national companies. Problems of drainage,mining subsidence, infrastructure, land acquisition or market demandhave all contributed to restraining rates of development. As a result therate of development generally in Kerrier District has not exceeded

Chapter 8 HOUSING


requirements, although some individual settlements have occasionallygrown rapidly.

8.67 Phasing has been used in the granting of planningpermissions, particularly within villages, where rapid estate developmentwould generate a rate of development greatly in excess of the normal ratein that settlement. This practice will be continued where appropriate byagreement. Agreements will be sought where necessary fordevelopments of housing estates cumulatively leading to the provision ofmore than 50 dwellings within villages, and more than 100 dwellingswithin or adjoining the main towns of Camborne-Redruth, Helston orFalmouth.

8.68 Such developments should be phased over a period of severalyears so that the average annual rate of development for the settlementis not unreasonably exceeded. This can be usually achieved with theco-operation of the developer and through the use of conditions on thegranting of planning permissions.

8.69 To promote more sustainable patterns of development andmake better use of previously developed land, where there is a need formore housing, the focus for most additional housing development shouldbe the main towns. Most additional housing development should beconcentrated within existing urban areas.

8.70 Priority should be given to re-using previously-developed landwithin urban areas, bringing empty homes back into use and convertingexisting buildings in preference to the development of greenfield sites.This will create a more sustainable pattern of development with access tojobs, services and public transport, and support for these facilities, andreduce both the need for travel and car dependence. It will make for amore efficient use of land and reduce the spread of new development intothe countryside.

8.71 This involves adopting a sequential approach to the allocationof land for housing development and managing the phased release ofhousing land. The Government is committed to maximising the re-use ofbrownfield land (previously developed land and empty properties and theconversion of non-residential buildings for housing) in order to promoteregeneration and minimise the amount of greenfield land being taken fordevelopment. Kerrier District Council has a target of achieving aminimum of 40% of all housing development to serve Kerrier District onsuch brownfield sites.

8.72 The provision of houses in Kerrier District to meet the needs ofthe Falmouth area required by the CSP is impossible, because of thelocational provisions of the policy, to locate on either brownfield land orwithin the urban area of the town. This development should be phasedso as not to release the land by granting planning permission until it isrequired to meet the housing needs of the Falmouth area. Theavailability of brownfield and greenfield housing land wholly within theexisting urban areas of Falmouth and Penryn in Carrick District, with ahigher priority for phased release in terms of the sequential approach,indicates that planning permission is unlikely until towards the end of thePlan period.

8.73 In determining the order in which sites identified for housingshould be granted planning permission for development when needed tomaintain the required rate of housing provision, the presumption will bethat previously developed sites (or buildings for re-use or conversion)(brownfield sites) should be developed before greenfield sites. Similarly,when needed, greenfield sites wholly within the urban area of towns andvillages should be developed before greenfield extensions to them. Theexception to this principle will be where, for example, previouslydeveloped sites are either unavailable or unsuitable in terms of theirlocation, physical or social infrastructure, as indicated by the criteria setout in the box following, and there is a need to maintain the rate of

housing development.

8.74 Additionally, an exceptional situation exists at Clodgey Lane,Helston, where there are 2 large greenfield areas for housingdevelopment of about 450 dwellings in total, part of which has planningpermission. In order to enable the completion of the by-pass and earlyprovision of affordable housing, the greenfield proposals may be grantedplanning permission subject to agreement in respect of the phasing of anequivalent number of dwellings from those already with planningpermission.

CRITERIA OF SUITABILITY ANDAVAILABILITY OF BROWNFIELDSITES FOR HOUSING

(a) the location and accessibility of potential development sites tojobs, shops and services by modes other than the car, andthe potential for improving such accessibility;

(b) the capacity of existing and potential infrastructure, includingpublic transport, water and sewerage, other utilities andsocial infrastructure (such as schools and hospitals) toabsorb further development and the cost of adding furtherinfrastructure;

(c) the ability to build communities to support new physical andsocial infrastructure and to provide sufficient demand tosustain appropriate local services and facilities; and

(d) the physical and environmental constraints on developmentof land, including, for example, the level of contamination,stability and flood risk, taking into account that such risk mayincrease as a result of climate change.

Source: PPG3, paragraph 31

Chapter 8 HOUSING


POLICY H5: THE SEQUENTIALPHASING OF PLANNINGPERMISSION FOR HOUSINGDEVELOPMENT

THE DEVELOPMENT OF LAND FOR HOUSINGWILL NOT BE PERMITTED UNLESS IT ISNEEDED TO MAINTAIN THE REQUIRED RATEOF HOUSING PROVISION AND THERE ARE NOAVAILABLE SITES SUITABLE, OR PROPOSED INTHE LOCAL PLAN, THAT ARE HIGHER IN THEFOLLOWING SEQUENCE OF PRIORITY:

(i) FIRSTLY, THE RE-USE OR CONVERSIONFOR HOUSING OF SUITABLE,SUSTAINABLY LOCATED AND AVAILABLEPREVIOUSLY DEVELOPED (BROWNFIELD)LAND AND BUILDINGS WITHIN TOWNSAND VILLAGES;

(ii) SECONDLY, SUITABLE GREENFIELDSITES AVAILABLE, OR PROPOSED IN THELOCAL PLAN, THAT ARE WHOLLY WITHINTOWNS AND VILLAGES;

(iii) THIRDLY, SUITABLE GREENFIELD SITESAVAILABLE, OR PROPOSED IN THE LOCALPLAN, THAT ARE PARTLY WITHIN TOWNSAND VILLAGES; OR

(iv) FOURTHLY, SUITABLE GREENFIELDSITES AVAILABLE THAT ARE PROPOSEDIN THE LOCAL PLAN AS EXTENSIONS TOTOWNS OR VILLAGES.

THE SEQUENTIAL STATUS OF THE HOUSINGDEVELOPMENT SITES PROPOSED IN THELOCAL PLAN IS SET OUT BELOW.

PROPOSALNUMBER

SEQUENTIAL STATUS GROUPING

R651R653R657R658R670R700R701R705R711R712R723

I(a) BROWNFIELD SITESWHOLLY WITHIN THE URBANAREA OF TOWNS AND VILLAGES

R656R659RL668R669

I(b) SITES PARTLY BROWNFIELDAND PARTLY GREENFIELD,WHOLLY WITHIN THE URBAN

R708R713R726

AREA OF TOWNS AND VILLAGES

R720 I(c) BROWNFIELD SITES PARTLYWITHIN THE URBAN AREA OFTOWNS AND VILLAGES

R662R663R665RL666RL673RL674RL675R679R709

II GREENFIELD SITES WHOLLYWITHIN THE URBAN AREA OFTOWNS AND VILLAGES

R727 III(a) SITES PARTLY BROWN-FIELD, PARTLY GREENFIELD ANDPARTLY WITHIN THE URBAN AREAOF TOWNS AND VILLAGES

R672R704

III(b) GREENFIELD SITES PARTLYWITHIN THE URBAN AREA OFTOWNS AND VILLAGES

R714 IV GREENFIELD SITESEXTENDING TOWNS ANDVILLAGES

RF737 V GREENFIELD SITESEXTENDING TOWNS ANDVILLAGES (TO MEET THE NEEDSOF THE FALMOUTH AREA)

DEVELOPMENT IN TOWNSAND VILLAGES

Provision of Affordable Housing inTowns and Villages

8.75 The Local Plan seeks to provide a range of housing sites sothat a variety of tenures, sizes, types, affordability and location ofdwellings can be developed to meet the needs of the community as awhole. They can be met through new housing, redevelopments,conversions and bringing empty land or property back into use. Thecommunity’s need for affordable housing is a material planningconsideration.

8.76 Kerrier District Council commissioned District-wide HousingNeeds Surveys in 1995 and again in 2000. They sought to assess theoverall need for affordable housing, to identify when it is affordable andwhere it is needed, so as to prioritise provision. The Council alsocommissions an on-going cycle of Parish housing needs surveys,particularly to locate rural need and to identify where provision isjustifiable on exceptions sites in villages. This provision is the subject ofa separate section in this chapter. The surveys show that there is a veryhigh need in Kerrier District for affordable housing to meet the needs ofthe local community.

8.77 The 2000 Survey updated and refined the 1995 Study and

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provided a breakdown of need for groups of urban and rural parishes. Itidentified the overall current need for affordable housing based on thenumber of households in unsuitable housing and unable to gain access tothe housing market due to constraints on income in relation to price. Itdemonstrated that the high level of need identified in 1995 continuesacross all tenures in both the urban and rural areas of Kerrier.

8.78 A need is recognised for the provision of dwellings at pricesthat are affordable to far more people or available at a rent related to theirability to pay. The level of identified annual need for affordable housing inKerrier District is about the same as the average annual rate of allhousing development during the 15 year period preceding 2001. There isa particular very high need for social rented affordable housingaccommodation. The immediate results of this are pressures of multi-occupation, overcrowding, homelessness and the size of the housingregister.

8.79 Affordable housing includes both low cost market housing forsale and subsidised housing for rent in order to provide accommodationfor those in need in that locality who cannot afford the houses generallyavailable at the open market price or rent. It often involves management,usually by a Registered Social Landlord (including housing associations),to ensure that the element of subsidy remains when occupation changesand to verify qualification by a level of need and local residence.However, it should not involve a lower standard of living environment,appearance and residential amenity.

8.80 In Kerrier District unemployment is high and wage levels arelow, which limits the ability of many residents to purchase a home.Income levels in Kerrier District are very significantly below the nationalaverage and substantial proportions have to be spent on transportationand housing. The "New Earnings Survey" indicates that, on average,Cornish pay was 21.75% below the Great Britain average in 1996 and ithas deteriorated during the Plan period.

8.81 Social housing is that which has benefited from a subsidy andis nearly always housing for rent. It embraces many types of housing butis usually affordable housing managed by a Registered Social Landlord.The provision of housing of a particular tenure cannot be prescribed bythe Local Plan.

8.82 The proposal for the allocation of sites for housing (both newsites and those carried forward from other Local Plans) identifies which ofthe proposed housing sites should be considered suitable to include anelement of affordable housing. It indicates the approximate minimumlevel of contribution in the form of affordable housing that is sought,although the actual amount is to be determined through the co-operationof the land owner or developer.

8.83 On a site that falls within the size threshold and whereaffordable housing is considered appropriate, the minimum provisionsought is of the order of 20/25% per site. This is considered to be areasonable level of contribution taking into account the need for housingdevelopment to be economically viable and that the identified level ofneed for affordable housing far exceeds the practicable supply. Newsites which may emerge as windfalls after the Plan is adopted may alsoprovide affordable housing. As the need for affordable housing is likely toexceed the number to be achieved, an element of provision will be soughtfrom these.

8.84 The scale of the need for affordable housing is indicated byvarious means, including Parish Surveys of Local Housing Needprepared with the assistance of the Cornwall Rural Community Council,and Housing Association registers. The Chief Executive Officermaintains the Council's Housing Register. These contribute to theCouncil's Local Housing Strategy. It provides an up-to-date source ofinformation and guidance on the level of housing need and the Council’shousing priorities which has the advantage of being updated every2 years. It can be used to inform the implementation of the policies andproposals of the Local Plan as circumstances change over the Plan

period.

8.85 The housing waiting list of 1994/95, which included housingassociations' waiting lists, had on average between 700 and 800 peoplewaiting for Council owned rented accommodation in Kerrier District, inaddition to those waiting for private housing association accommodation.Government policy does not facilitate the development of rented housingaccommodation by Kerrier District Council, but the Council performs anenabling role to secure social housing for rent and low cost affordablehousing for purchase.

8.86 Many registered housing association family housing schemesfor rent and some special needs housing have taken place on land madeavailable by Kerrier District Council. This will continue during the Planperiod so long as resources permit. Provision for those with specialneeds is unlikely to be made by the private sector on the open marketunless they can be encouraged as part of an affordable housing scheme.Reference should also be made to the section on Social Services andCare in the Community within the chapter on Infrastructure, CommunityServices and Facilities.

8.87 Kerrier has a small, mobile, relatively affluent section of thepopulation associated with the armed services. It also has an incominglarge summer holiday and service industry population. Thesecomplementary pressures on the housing market and rented housingsector can exacerbate accommodation and social problems for the localpopulation. The holiday industry is very important in Kerrier District and asubstantial number of dwellings are used for second homes, holidayhomes and holiday lets.

8.88 The demands for housing categorised by the Housing Registerindicate a high need for small properties for rent of 1 or 2 bedrooms foryoung families with a child, for pensioners and for single people. Thiswas reinforced by the 1995 Study of housing need in the residentpopulation of Kerrier District, and by the 2000 Survey. A need for three-bedroomed properties is also evident.

8.89 The need for affordable housing in 1995 was estimated to bearound 700 dwellings per annum over a 5 year period. The 1995Housing Study established an indicative target of about 3,700 dwellingsfor the provision of affordable housing. This is too high to be practicablyachieved and a revised target figure of 3,340 has been established bymore detailed assessment in the 2000 Survey, of which 90% is for rentedaccommodation. Much of the need was being generated by peopleleaving home to get married and single people needing independentaccommodation, the bulk of the remainder being single parent familiesand some being elderly people.

8.90 The main demand of those genuinely in need is within theurban areas, according to both the Housing Register and the 1995 Studyand 2000 Survey. To be in need, a household shall have insufficientincome to purchase on the open market. In most cases there will be norented accommodation available or obtainable at a rent which they couldafford. Those in need will fall into one of the following groups:

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MAIN GROUPS OF THOSE UNABLE TOBUY OR RENT WITHOUT ASSISTANCETO MEET THEIR HOUSING NEEDS

(a) those requiring a separate house to form a household, suchas single people, newly married couples, separated couplesor children from "broken homes";

(b) those requiring permanent accommodation, such as thoseretiring and leaving tied, company or service accommodation;

(c) those requiring more suitable accommodation because theyare elderly, handicapped or ill or because theiraccommodation is below a reasonable standard;

(d) those who need to move closer to their employment or to anew job, although this is less applicable within Kerrier Districtbecause of the high levels of unemployment.

8.91 The 2000 Survey shows average household size in KerrierDistrict continuing to decline to 2.34. National housing projections placean increasing emphasis on the formation of single person households asa generator of housing need. Additionally, under-occupation is asignificant problem in Kerrier District, indicating a need for one-bedroomed and two-bedroomed dwellings.

8.92 In the urban areas, much of the new estate housing for sale isof a price and standard that in other parts of the country where wagelevels are relatively higher would be affordable. Some of the older urbanhousing is even cheaper. However, the very low levels of wages, highlevels of unemployment, the size of the Council's Housing Register, thelevels of multi-occupation and of homelessness indicate that homeownership may still be financially out of reach of many people needinghousing within Kerrier District. Only housing for rent is likely to be able toprovide for the needs of this section of the community.

8.93 Average Council housing rents at the beginning of the Planperiod were about £40 per week. This was the cheapest form of housingaccommodation and about 75% of tenants were in receipt of housingbenefit. In 1995 over 20% of all households in Kerrier District receivedhousing benefit, indicating the level of difficulty that low incomes createsin the acquisition of accommodation in Kerrier District.

8.94 The 1995 Study identified that incomes for 46% of Kerrierhouseholds were below £125 per week and that 80% of social housingtenants, 74% of owners and 69% of private tenants earned less than£150 per week. The incomes of emerging households were even lower,with only 33% able to pay more than £35 per week for their housingrequirements. However, in terms of costs, entry-level house pricesrequired £48 per week in rent or mortgage for a two-bedroomed property.

8.95 The 2000 Survey identified that while average house prices inKerrier District were around £91,810, average gross incomes were only£11,479. For the 10% of affordable houses needed for purchase, pricesat September/October 2000 levels would need to be between £52,000and £59,000 approximately. For the 90% of affordable houses neededfor rent, weekly payments would need to be between £47 and £57 perweek, depending on the location and type of property.

8.96 Further guidance on overall need and affordability is set out inthe tables below. The 1995 Study and 2000 Survey provide a great deal

of evidence on wage levels, house prices, need and affordability but thefollowing figures should be treated as indicative rather than beingquantifiably precise.

TABLE: ANNUAL AVERAGE AFFORDABLEHOUSING NEED IN KERRIER, BY SUB-AREA,AT SEPTEMBER/OCTOBER 2000

Sub-areas ParishesAffordable

houses neededper annum

Camborne-Redruthurban See below 170

Camborne 60

Illogan 33

Carn Brea 29

Redruth 48

Helston urban Helston 25

Total urban See above 195

Camborne-Redruthrural fringe

Carharrack,Portreath, Lanner,St Day

15

Falmouth-Penrynrural fringe

Budock, Mabe,St Gluvias 15

North Helford rural Constantine, Gweek,Mawnan 12

South West rural Breage, Germoe,Porthleven, Sithney 18

Central rural Crowan, Stithians,Sithney 17

Lizard West ruralCury, Grade Ruan,Gunwalloe,Landewednack,Mawgan, Mullion

17

Lizard East ruralManaccan,St Anthony,St Keverne,St Martin

15

Total rural 109

Kerrier District totalannual requirement 304

Total Kerrier needfor affordablehousing

3,340

Source: KDC District-wide Housing Need Sample Survey 2000

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TABLE: AFFORDABILITY GUIDELINES ATSEPTEMBER/OCTOBER 2000 PRICES

Location Weekly rent Sale prices

Urban sub-areas £47 £52,125

Rural sub-areas £57 £59,000

Kerrier £52 £55,562

Source: KDC District-wide Housing Need Sample Survey 2000

8.97 Most of Kerrier District's annual population growth isattributable to in-migration and about 60% of this comes from outsideCornwall. Affordable housing for those in local need in Kerrier Districtneeds mostly to be housing for rent. The provision of some types ofsaleable low cost housing is just as likely to encourage in-migration asprovide for local people if occupancy is not controlled. Outside the urbanareas it may also increase the number of second and holiday homes.House prices in the more rural areas are generally too high for many localpeople.

8.98 While it is not possible for the KDLP to control tenure, it is theintention to encourage an element of low cost affordable housing to bebuilt for sale and for rent within many of the areas proposed for housingdevelopment. Such housing would be for social housing for rent, forstarter homes for first time buyers or shared ownership dwellings. It mayneed to be offered for sale and rent through a shared ownership low costscheme, be entirely for rent, or alternatively be low cost and offered forsale at a price significantly below normal market prices for occupation bythose in local housing need who could not normally compete easily in thehousing market and be related to their ability to pay.

8.99 Low cost affordable housing provides for those whose incomeis insufficient to enable them to purchase on the open market. The priceor rent is usually permanently reduced by direct or indirect subsidy. TheNational Housing Federation standard recommends that to be affordable,households should be paying around 25% of net annual income on socialrent if not dependent on housing benefit, and 30% in the case of privaterenting. The 2000 Survey identified the gross average income of thelower quartile of households in Kerrier District paying social rent as£4,772 per annum, with a rent of £50.33 per week (£2,579 per annum).However, District-wide figures mask the very low level of incomeexperienced by many households in Kerrier District.

8.100 Analysis of emerging households shows that the majority canafford social rents of no more than £50 per week. Those seeking to buycould only afford mortgage payments of £225 per month in the urbanareas and £290 in the rural areas. The mean annual gross income of allthose in need was around £9,750, demonstrating the high levels of needfor affordable housing because of the price of housing and the reasonwhy there is such a high level of need for affordable social housing forrent. These figures at year 2000 would indicate that a single personwould only be able to raise a mortgage of around £35,000 to £40,000.

8.101 In Kerrier District new housing developments are generallyquite small. It is the intention to seek to negotiate with developers for theinclusion of an element of affordable housing on larger developments onsites of 15 dwellings or 0.5 ha (1.24 acres) or more within the villages and25 dwellings or 1 ha (2.47 acres) or more within the urban areas, wherethis is needed to contribute to the District-wide stock. Proposed housing

sites which are considered suitable for affordable housing in terms oflocation and site characteristics are identified in the Housing Proposals.They are determined by the location, size and character of the site inrelation to the level of need identified by the Council's Housing2000 Survey.

8.102 Proposals for low cost affordable housing development shouldalso be related to the capacity of existing settlements to absorb themwithout creating unnecessary imbalances and social problems. Kerrierexperienced a rapid in-migration of population and associated growth inhousing estate development in its urban areas and larger villagesthroughout the 1960's and 1970's. This created unprecedented demandsfor infrastructure, services and community facilities.

8.103 In general, developers should aim to provide a balanced rangeof house types, tenures and sizes to meet the needs of the whole of thelocal population. Affordable housing provision is sought on most newhousing developments. In addition to identified new housing proposals,affordable housing will also be sought on housing development sites of15 dwellings or 0.5 ha (1.24 acres) or more within villages of up to3,000 population, and on housing sites of 25 dwellings or 1 ha(2.47 acres) or more within the built-up areas of Camborne-Redruth andHelston or on those provided to meet the needs of the Falmouth area.

8.104 A proportion of affordable housing will be sought on all housingsites over the threshold, providing that there is good access to publictransport and community services and facilities and providing that it willnot prejudice the realisation of other objectives of the Local Plan thatneed to be given priority in the development of the site. The proportionshould be related to the need and to the targets established by the1995 Study and 2000 Survey and will normally be a minimum of about20-25% of the development. Schemes may be affordable low costhousing for sale or managed housing for rent. Account will be taken ofthe suitability of the site and the economic viability of the development, aswell as the level of need.

8.105 Every opportunity should be taken to overcome the shortfall ofaffordable housing during the Plan period identified both in the sub-areaand District-wide. However, it is important to ensure that a good standardof housing environment is maintained. This relates to the appearance ofthe dwellings in terms of the external finishes and materials, thearrangement and layout of the dwellings in terms of pedestrian routes,parking areas, provision of open spaces and landscaping as well as tothe range of sizes and types of property and their level of residentialamenity and facility.

8.106 Schemes should normally include a mix of housing types, fromfamily housing to smaller households, to contribute to meeting theidentified categories of local need for affordable housing. Where acomplete site is to be developed for affordable housing, it shouldpreferably be managed by a Registered Social Landlord such as acharitable trust, registered housing association or similar organisationregulated by the Housing Corporation. This will provide for themaintenance of the property and amenity of the living environment,ensure that the element of affordability provided by subsidy is maintainedin perpetuity and that the occupation is by those in need.

8.107 All schemes for affordable housing must ensure that thebenefits of affordable housing accommodation will be enjoyed by allsubsequent, as well as the initial, occupiers and that the element ofaffordability is maintained in perpetuity. Where it is necessary to ensurethat this element is not lost, a Planning Obligation will be sought from thedeveloper and land owner. This may not be necessary whereaccommodation for rent is managed by a Registered Social Landlord.Where the accommodation is for rent, it should be managed by either theLocal Housing Authority, a registered housing association, a localcharitable trust or a similar organisation.

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8.108 To ensure that provision within towns and villages meets thelocal element of housing need, so as to meet the needs of the localcommunity, the affordable housing should be provided for the residents ofKerrier. Such persons should have been a resident for at least 5 years orhave a local connection either by upbringing, current employment orprevious residence, and the occupancy should be by such persons andtheir dependants. This requirement will form part of any PlanningObligation that is sought, so as to ensure by legally binding arrangementsthat dwellings are occupied as intended. Provision within the houses tomeet the needs of the Falmouth area should be related to the needs ofCarrick District.

POLICY H6: PROVISIONWITHIN NEW DEVELOPMENTSFOR A RANGE OF HOUSING,INCLUDING AFFORDABLE,TO MEET THE NEEDS OF THEWHOLE COMMUNITY OFKERRIER DISTRICT

HOUSING DEVELOPMENT IN TOWNS ANDVILLAGES WHICH PROVIDES FOR A MIX OFDWELLING TYPES AND SIZES TO CATER FOR ARANGE OF HOUSING NEEDS WILL BEPERMITTED. THE PROVISION OF AN ELEMENTOF AFFORDABLE HOUSING, TO MEET THEIDENTIFIED ANNUAL NEEDS OF THE LOCALCOMMUNITY FOR 304 AFFORDABLE HOUSES,ON SITES THAT ARE SUITABLE FOR HIGHERDENSITY HOUSING DEVELOPMENT, WILL BESOUGHT, AS:

(i) ABOUT 25% OF PROPOSALS TO DEVELOPLAND THAT IS IDENTIFIED FOR HOUSINGON THE PROPOSALS MAP ANDIDENTIFIED IN THE PROPOSALS LIST ASSUITABLE FOR A SPECIFIC PROPORTIONOF AFFORDABLE HOUSING; AND EITHER

(ii) ABOUT 25% OF ALL OTHER HOUSINGSITES OF 25 OR MORE DWELLINGS, OR1 HA (2.4 ACRES) OR MORE,IRRESPECTIVE OF THE NUMBER OFDWELLINGS; OR

(iii) IN SETTLEMENTS IN RURAL AREAS WITHA POPULATION OF 3,000 OR FEWER,ABOUT 25% OF ALL OTHER HOUSINGSITES OF 15 OR MORE DWELLINGS, OR0.5 HA (1.24 ACRES) OR MORE,IRRESPECTIVE OF THE NUMBER OFDWELLINGS.

THE OCCUPATION OF THE AFFORDABLEDWELLINGS WILL BE CONTROLLED TO ENSURETHAT:

(A) ALL SUBSEQUENT AS WELL AS THE INITIAL OCCUPIERS ENJOY THE BENEFITS OF ITS AFFORDABLE STATUS AND THIS ELEMENT OF AFFORDABILITY IS MAINTAINED IN PERPETUITY;

(B) IT IS AFFORDABLE HOUSING AVAILABLE

FOR PEOPLE AND THEIR DEPENDANTS FROM THE LOCAL COMMUNITY THAT ARE IN HOUSING NEED; AND

(C) WHERE IT IS NOT MANAGED BY A REGISTERED SOCIAL LANDLORD SO AS

TO SECURE THIS CONTROLLED OCCUPATION, A PLANNING OBLIGATION WILL BE SOUGHT TO ACHIEVE IT.

THE FOLLOWING CONTRIBUTIONS TOAFFORDABLE HOUSING PROVISION WILL BESOUGHT FROM THE HOUSING DEVELOPMENTSITES PROPOSED IN THE LOCAL PLAN:

PROPOSAL NUMBERAMOUNT OF

AFFORDABLEHOUSING

R651 20

R653 47

R656 129

R658 30

R659 13

R662 5

R665 6

R669 18

R672 15

R701 9

R704 6

R705 65

R708 3

R709 6

R711 4

R712 50

R714 63

R720 4

R726 5

TOTAL FOR KERRIER 498

RF737 (FOR FALMOUTH) 37

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Housing Development in Town andVillage Centres

8.109 There are well established residential areas within town andvillage centres. The principle of enabling people to continue to liveadjoining and within town and village centres is to be encouraged. Itassists in preventing shopping centres being disused after businesshours and encourages the continuance of facilities for the benefit of all.

8.110 Particular groups within society find such locations attractive,including both the young and the elderly. The Government supports amix of development and has lent some practical support to this through itsflats over shops initiative, enabling the Council to financially assist suchschemes to provide residential accommodation within town centres. Ithas also encouraged such conversions by amending the regulations sothat in certain circumstances planning permission may not be necessary.

8.111 Kerrier District Council supports in principle the change of useto housing of commercial or storage floorspace on upper floors withintowns and village centres. This and the reduction of vacancy in propertyin central areas, particularly above ground floor level, contributes to urbanhousing provision as part of the Council’s Empty Property Strategy andreduces the need for greenfield development. It also encouragesregeneration of the economy, enhancement of the character of the areaand supports local facilities and services.

8.112 Specialised forms of housing development are oftenparticularly suited to centres. These include, for example, flats overshops, flatted courts for the elderly or one-bedroomed flats for the youngand single. They combine easy access to town centre facilities, publictransport and entertainment with fairly small units of accommodation, butsecurity must be an important consideration. Where practicable,provision for housing above ground floor level should be incorporated intonew proposals for retail and commercial development at ground floorlevel. It should provide for a mix of accommodation to include for housingfamilies where practicable.

8.113 Sites for development within town centres usually becomeavailable during the Plan period as "windfalls", rather than being identifiedas proposals of the Plan. These are usually small sites, such as the largegardens of older town houses or redevelopment sites. A constraint ontown centre redevelopment is the assembly of sufficient land to provide aviable development site, particularly with room for amenity space andparking.

8.114 However, the need for the provision of off-street car parkingspaces is likely to be less within central areas where there is convenientaccess to good public transport services and effective control over on-street parking. Car parking guidelines are flexible and less provision maybe sought in such circumstances or where it can be shown that aparticular proposal would generate a lower than normal level of carownership. Such forms of housing development are particularly suited tocentral areas.

8.115 Similarly, normal requirements of accessible private amenityspace within town centre redevelopment schemes can be reduced to aminimum of 25 sq m (269 sq ft) per dwelling but should be providedwhere it is physically possible to do so. The protection of the amenity andsecurity of housing should be taken into consideration in the location anddesign of proposals for development within town centres.

8.116 Non-conforming uses in residential areas can causedisturbance, loss of privacy, loss of residential amenity and even

increased highway danger to residents. Such conflicts are likely to occurwithin and on the edge of town centre areas where different kinds of usesare often mixed together. Where an area is predominantly a residentialstreet, proposals for other forms of development should not be in conflictwith the character of the existing use. Where new proposals fordevelopment, or extensions of existing non-conforming uses, would

cause disturbance, loss of character or harm to residential amenity, theywill not be permitted.

POLICY H7: HOMES ABOVECOMMERCIAL PREMISES IN TOWNSAND VILLAGES

THE CHANGE OF USE OF AN EXISTINGBUILDING TO INCORPORATE RESIDENTIALACCOMMODATION ABOVE A NON-RESIDENTIALUSE WITHIN TOWNS AND VILLAGES WILL BEPERMITTED WHERE:

(i) THERE IS SAFE ACCESS AND, WHERE ITIS PHYSICALLY CAPABLE OF BEINGMADE, THERE IS PARKING PROVISION INACCORDANCE WITH THE COUNCIL’SGUIDELINES;

(ii) DRAINAGE INFRASTRUCTURE SERVESTHE DEVELOPMENT; AND

(iii) THERE IS PROVISION OF ACCESSIBLEEXTERNAL SPACE FOR BIN STORAGE,PRIVATE RESIDENTIAL AMENITY AND ADRYING AREA, WHERE THEY AREPHYSICALLY CAPABLE OF BEINGPROVIDED.

Conversions of Buildings to MultipleOccupation and Sub-division into Flatswithin Towns and Villages

8.117 The number of people living in family dwellings or parts offormer commercial buildings that have now been converted into bed-sits,flats or some other form of shared or hostel type accommodation hascreated planning, housing and health problems in Kerrier District. Itappears to be an increasing problem in the urban area of Camborne-Redruth as the average household size continues to decline.

8.118 In 1993 there were 300 dwellings known to be in multipleoccupation without approval, of which up to 33% were not meetingstandards for a satisfactory living environment. The Housing Study 1995also identified a small overcrowding problem in Kerrier District andestimated that the total number of properties in Kerrier District in multipleoccupation was 362.

8.119 The conversion of property to accommodate more than onehousehold can bring housing benefits to the community. However, not allbuildings and sites are suitable for such adaptation. It can give rise to anunsatisfactory form of development, standard of accommodation andamenity for the occupiers. It can also be detrimental to the visualamenities of the surrounding area and the residential amenities of theoccupiers of nearby residential properties.

8.120 Planning permission is usually required for the change of useof a dwellinghouse to multiple occupation. Proposals for such

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development will usually involve the intensification of use of a propertyabove and beyond that which was originally intended. It may involve adifferent form and characteristic of household, such as students, singlepersons, young people, members of families that have separated,couples with children and some who would otherwise be homeless.

8.121 Regard must be taken of the type of property, size of theproposal in relation to the section of the community for which theaccommodation is intended and the nature of the area in which it islocated. It may not be wholly appropriate to concentrate a substantialnumber of multi-occupation properties in an area, for example of smallfamily dwellings, because of the cumulative impact on the amenities ofthe area.

GENERAL HOUSING SUB-DIVISIONCONSIDERATIONS

(a) the intrinsic merit of the proposal in terms of design, siting,layout and external appearance;

(b) its relationship to neighbouring development;

(c) its contribution to the enhancement of local amenity and thebuilt environment;

(d) internal and external access arrangements.

8.122 The conversion of small or moderately sized propertiesoriginally intended as family dwellings, such as small terraced or semi-detached properties, in residential areas can give rise to particularproblems. Older style detached properties are more likely to be suitable.Their suitability for conversion will depend upon the location, size of thebuilding and adequacy of curtilage, nature of the accommodation and theaccess.

8.123 In considering proposals for sub-division or conversion to multi-occupation, regard should be taken of the adequacy of the site andbuilding to properly provide for all the facilities necessary for such adevelopment without detriment to the character and amenity of thesurrounding area. In proposals for houses in multiple occupation, it isexpected that the gross floorspace of the original building, prior to anyextension, measured internally, would exceed 100 sq m (1,076 sq ft), soas to ensure that there is no significant harm to the residential amenitiesof the occupiers of the property.

8.124 Proposals which would involve the intensification of the use ofa dwelling located outside of the settlement boundary of a town or villagewould not be likely to be approved. Easy access to basic communityfacilities and public transport is essential.

8.125 When considering applications for such development, the LocalPlanning Authority will have regard to the Development Plan and theCornwall Design Guide for Residential Development. It will take accountof any material considerations relating to the considerations/criteriaenclosed within the boxes in the text. In order to meet the corporaterequirement of the Council in respect of matters other than those guidedby the Development Plan, it is necessary that proposals for sub-divisionor conversion to multi-occupation have regard to the Council's minimumstandards in respect of health and safety etc.

HOUSING AMENITY AND SAFETY CRITERIAFOR THE SUB-DIVISION OF BUILDINGS

(a) the need for access to private amenity space for theoccupants of multiple units, for example those on upperfloors;

(b) the need for adequate storage and laundry areas, dryingfacilities and areas for bin storage;

(c) the adequacy of mains services;

(d) noise levels from frequent comings and goings;

(e) the adequacy of the access and approach roads, amount andlocation of on-site car parking;

(f) internal levels of disturbance because of the relationshipbetween bedrooms and living rooms which may also affectthe adjoining property, particularly where flying freeholdsprevail;

(g) increases in on-site parking affecting the local environmentand highway safety;

(h) the effect of external alterations on the character of theproperty and neighbourhood - these can include a need forresponsibility for the appearance of garden areas, changes inappearance by hard-surfacing front and side garden areas,demolition of boundaries, provision of fire escapes andexternal staircases, multiplicity of aerials and soil vent pipes,additional windows and doors, and number of unsightlydustbins;

(i) access to basic community facilities;

(j) taking all these matters together, whether the proposal'sindividual shortcomings in respect of these matterscumulatively result in the provision of a satisfactory and safeenvironment for occupants and neighbours.

Chapter 8 HOUSING


POLICY H8: CONVERSIONS TOFLATS OR HOUSES IN MULTIPLEOCCUPATION (HIMOs)

THE CHANGE OF USE OF BUILDINGS WITHINTOWNS AND VILLAGES INTO FLATS, OR INTOHOUSES IN MULTIPLE OCCUPATION, WILL BEPERMITTED WHERE:

(i) THE LAYOUT, SIZE AND TYPE OFPROPERTY IS PHYSICALLY CAPABLE OFPROVIDING FOR SEPARATE HABITABLEUNITS OF ACCOMMODATION WITHRESIDENTIAL AMENITIES THAT ARE NOTSIGNIFICANTLY HARMFUL TO THEOCCUPIERS;

(ii) IT WILL NOT SIGNIFICANTLY HARM THECHARACTER OR APPEARANCE OF THEBUILDING, ADJOINING PROPERTIES ORTHE SURROUNDING BUILT ENVIRONMENTOR LANDSCAPE;

(iii) IT WILL NOT SIGNIFICANTLY HARM THERESIDENTIAL AMENITIES OF OCCUPIERSOF NEARBY PROPERTY;

(iv) THE ACCESS AND APPROACH ROADS CANSAFELY PROVIDE FOR THE LEVEL OFADDITIONAL TRAFFIC LIKELY TO BEGENERATED;

(v) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES WHERE IT IS PHYSICALLYCAPABLE OF BEING MADE WITHIN THECURTILAGE;

(vi) THE PARKING REQUIREMENTS OF THEPROPOSED USE DOES NOT EXCEED THATOF THE EXISTING USE WHERE THEREARE NO OFF-STREET PARKINGFACILITIES, OR WHERE THEY CANNOTPRACTICABLY BE PROVIDED AND IT ISNOT ACCESSIBLE BY PUBLICTRANSPORT; AND

(vii) THERE IS PROVISION FOR BIN STORAGE,DRYING AREAS AND, WHERE IT ISPHYSICALLY CAPABLE OF BEING MADE,FOR EXTERNAL RESIDENTIAL AMENITYSPACE.

The Density and Layout ofHousing Development

8.126 There is a wide variety in the types and characteristics ofdevelopment and of new development sites in Kerrier District. It is nottherefore appropriate to prescribe housing density standards throughoutKerrier District. The appropriate density will depend on the need to beefficient and economic in the use of land and on the physicalcharacteristics and qualities of the site and its surroundings, including thecharacter of adjoining development. Considerations of layout, design anddensity must be informed by the wider context of the environment as wellas by the qualities of the immediate neighbourhood of the site.

8.127 It is important to develop land efficiently, to sustain localservices and public transport, encourage social inclusion and reduce theneed for the use of greenfield sites. Higher density development issupported in principle at locations where there is a range of supportingservices nearby that are accessible by foot. This includes access to goodquality public transport services and to other facilities such as shops,education and employment. Such locations may offer particularopportunities for mixed development with higher density housing as oneof its elements.

8.128 Development densities should be highest within town andvillage centres but must have regard to the townscape and localdistinctiveness of the locality and the pattern of streets and spaces. Allproposals for development must have regard to their setting whether it istownscape, landscape and ecology, or the amenity and safety of anadjoining residential area.

8.129 In Kerrier District there are also additional factors which mayaffect the likely development density of many sites. These includelimitations on the availability and capacity of mains drainage services inan area. They also often include limitations on ground stability as a resultof past mining activities, particularly within the Camborne-Redruth urbanarea and some surrounding villages. There may also be a need tocorrect an imbalance in the mix of housing provision in some areas tosecure a balanced community.

8.130 Proposals for housing development should be of a minimumnet density of 30 dwellings per ha (12 per acre) unless physical, culturalor social factors are of such importance as to justify a lower density. Thiswill ensure the efficient and economic use of development land andsustain investment in infrastructure and community services, includingpublic transport. Exceptions to this requirement may be acceptablewhere proposals involve no more than 2 dwellings on sites wholly within atown or village. Policy guidance specifically provides for this form ofdevelopment.

8.131 The relatively small nature of most development sites in KerrierDistrict means that there will often be no difference between their grossand net density. In assessing the net density of development, theproposal should comprise the gross area of the whole site withdeductions made for the area of the following:

(i) non-residential uses, eg schools, shops, business uses, sub-stations, sewage works etc;

(ii) open spaces that serve other needs than the recreation or directamenity of either the occupiers of the development or thedevelopment itself, eg sports facilities and landscaped buffer strips;and

(iii) roads, other than those providing residential access, eg distributorroads through the site.

8.132 There is a close inter-relationship between the density of ahousing development and its layout. A more efficient use of land issought while creating attractive residential areas of quality without

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comprising the quality of the environment. The density of developmentcannot be viewed in isolation of both the layout and the need to providenew safe housing areas that are places and spaces that produce a livingenvironment with the needs of people in mind, that have their owndistinctive identity but respect and enhance local character. There is aneed for a shared vision with the local community of the types ofresidential environments they wish to see. Further guidance on thestandards of layout and design is provided later in this chapter.

POLICY H9: HOUSING LAYOUTAND DENSITY

HOUSING DEVELOPMENT OF MORE THAN2 DWELLINGS WILL BE PERMITTED IN TERMSOF THE DENSITY AND LAYOUT WHERE:

(i) IT IS AN EFFICIENT USE OF LAND THATRESPECTS AND ENHANCES LOCALCHARACTER;

(ii) IT DOES NOT EXACERBATE SOCIALEXCLUSION;

(iii) IT MAINTAINS, OR RAISES, THE LEVELSOF EXISTING DENSITIES IN THESURROUNDING AREA WHERE THISWOULD NOT SIGNIFICANTLY HARM THECHARACTER OR APPEARANCE OF THEBUILT ENVIRONMENT, THE LANDSCAPE,THE NATURAL ENVIRONMENT, PUBLICSAFETY, OR THE AMENITIES OFOCCUPIERS OF NEARBY DWELLINGS;

(iv) IT WOULD NOT SIGNIFICANTLY HARMANY FEATURES OF INTEREST OF THESITE ITSELF THAT ARE WORTHY OFCONSERVATION, THE QUALITY OFPLACE, ATTRACTIVENESS AND PUBLICSAFETY OF THE LIVING ENVIRONMENTOF THE RESIDENTIAL AREA, THECHARACTER AND LOCALDISTINCTIVENESS OF NEIGHBOURINGBUILDINGS, OR OF THE BUILTENVIRONMENT, LANDSCAPE OR NATURALENVIRONMENT OF THE WIDER LOCALITY;AND

(v) ANY DEVELOPMENT BELOW30 DWELLINGS PER HECTARE(12 DWELLINGS PER ACRE) IS ANEXCEPTION RESULTING FROM:

(A) THE SPECIAL PHYSICALCHARACTERISTICS OF THE SITE;

(B) A LACK OF ESSENTIALINFRASTRUCTURE OR SERVICESWHICH CANNOT BE RECTIFIED;

(C) THE NEED TO CONSERVE THENATURAL ENVIRONMENT,LANDSCAPE OR HISTORICFEATURES OF THE SITE;

(D) THE NEED TO BE IN KEEPING WITHTHE CHARACTER AND APPEARANCEOF NEARBY PROPERTY, OR THELOCALITY; OR

(E) THE NEED TO IMPROVE THE MIX OFHOUSING AVAILABLE IN THELOCALITY.

Low Density Housing Development Sites

8.133 In identifying land suitable for housing development, the needto minimise the growth in travel, conserve resources, protect the bestagricultural land and avoid harm to the countryside has been taken intoconsideration. Sites have been identified within and close to existingtowns and villages to make the best use of existing investment ininfrastructure and services. The housing proposals in the KDLP aim toprovide for a variety of site sizes, locations, developer and market needs,house types and densities of development.

8.134 Some of the proposed housing sites are considered particularlysuitable for lower density housing development below a net density of30 dwellings per ha (12 per acre). This is the result of a combination of avariety of relevant factors:

LOWER DENSITY FACTORS

(a) New housing development should not harm the safety,character or amenity of adjoining areas. Increased density ofdevelopment may change an area’s character whereincreased activity levels result in noise disturbance, pollution,danger or crime.

(b) The physical characteristics of sites provide opportunities butalso restraints and a layout and design sympathetic to thesemay limit overall density. They include natural features andhabitats such as hilltops, skylines, slopes, valley features,trees and hedgerows. They provide opportunities to includethe best aspects of the natural environment as a feature ofthe housing area.

(c) Site location can influence density and lower densities areoften more in character outside of town centres.Development on the edge of the urban area bordered by ruralland uses can provide highly marketable, better quality, largerproperties designed with greener, open low density layout tomeet the community's needs for larger family houses. Theaverage household size in Kerrier District at 2000 is about2.34 persons per household and a range of sites and housetypes is necessary.

(d) Constraints on development land in Kerrier District includeslimitations on approach roads, drainage infrastructureincapacity and patchy ground stability resulting from pastmining.

8.135 The KDLP has identified some relatively small housing siteswhich exhibit characteristics that would need to be reflected by lower netdevelopment densities below 30 dwellings per ha (12 per acre). Theseare identified on the Proposals Map as sites specifically for low densityhousing development.

8.136 The policies and proposals of the KDLP indicate the range of

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housing development density and numbers of housing units which itconsiders appropriate to reflect the limitations of the identified low densityhousing proposals sites. It describes briefly why these overall loweraverage net densities are appropriate so as to guide developers. A mixof house types and sizes will be sought within the sites where it ispracticable.

LOW DENSITY SITES

Camborne-Redruth

(a) West Trewirgie Road, Redruth: This is a low density housingarea of high environmental quality with mature treesimportant to its character. The density of development on theremaining proposed housing development site should be inkeeping with this character, with a maximum of 6 dwellings.

(b) Coach Lane, Redruth: This is part of an open areatraditionally used by the community for a fairground. A smalldevelopment of 8 dwellings would be possible on the westernpart of the site retaining the remainder open for communityrecreational use, implementing the strategy of the UrbanFramework Plan.

Helston

(c) Hillcrest and Parc Eglos (off Church Hill): These aresurrounded by housing development of low to mediumdensity with some substantial gardens. New housingdevelopment should reflect the nature of existingdevelopment. There should be no more than 14 dwellings atHillcrest and 12 at Parc Eglos (Church Hill).

(d) Land at Cades Parc: This is at the end of a long cul-de-sacof limited width and steep access. The site adjoins additionalland which may be assembled and brought into developmentor through which alternative access may be provided.Without this the site is only capable of providing for up to6 dwellings.

POLICY H10: LOW DENSITYHOUSING DEVELOPMENT SITES

HOUSING DEVELOPMENT WILL BE PERMITTEDIN THE LOW DENSITY HOUSING DEVELOPMENTSITES WHERE IT IS WITHIN THE RANGE OFTHE HOUSING DEVELOPMENT DENSITIES SETOUT BELOW:

(A) IN CAMBORNE-REDRUTH:

(i) WEST TREWIRGIE ROAD, REDRUTH(RL666) – 10-15 PER HA (4-6 PERACRE);

(ii) COACH LANE, REDRUTH (RL668) –A MAXIMUM OF 8 DWELLINGSOVERLOOKING A RECREATIONAL

OPEN SPACE;

(B) IN HELSTON:

(iii) HILLCREST (RL673) - 16-28 PER HA(6-11 PER ACRE);

(iv) PARC EGLOS (OFF CHURCH HILL)(RL674) - 15-30 PER HA (6-12 PERACRE); AND

(v) CADES PARC (RL675) - 17-25 PER HA(7-10 PER ACRE).

PROPOSALS RL666, RL668 &RL673/RL675: DEVELOPMENTDENSITIES FOR LOW DENSITYHOUSING SITES


Approxarea

ha/acres

RL666 West TrewirgieRoad, Redruth

10-15 dwellings per ha(4-6 dwellings per acre)

0.40(1.00)

RL668 Coach Lane,Redruth

8 dwellings and throughaccess link on 0.4 ha(1.0 acre) with remainderof the site (1 ha(2.5 acres)) being retainedas an open area forcommunity recreationaluse

1.40(3.50)

RL673 Hillcrest,Helston


0.50(1.23)

RL674 Parc Eglos (offChurch Hill),Helston


0.40(1.00)

RL675 Cades Parc,Helston


0.24(0.60)

Infill Limitation Housing Policy Areas

8.137 Throughout Kerrier there are many smaller housing areas thatare of distinctive character, appearance and amenity value. These haveparticular amenity because of the style and quality of development, theappearance of the dwellings or the overall character of the area. Theintensification of use or further development in such areas may not beacceptable. It may threaten a loss of character or privacy, introduceadditional traffic or lead to cumulative harm. Proposals leading to aharmful increase in density or intensification of use are controlled bygeneral housing policy guidance.

8.138 Kerrier District Council has for many years operated a policy toprevent infilling and plot sub-division within particular defined residentialareas of high amenity value and character. It is proposed to continue toapply this policy to part of Helford Village, to South Tehidy, Camborne,and to West Trewirgie, Redruth. In these areas there are mature treesand landscaping, low density housing, important open spaces, importantpublic views and in some parts the open character prevails over the builtform.

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e

ord River Estuary and its creeks form part of a unique. It is characterised by an intimate environment of

wooded riverside slopes and valleys with creeks and inlets and extremelylow capacity rural roads linking the settlements along the length of theEstuary. The Estuary is tidal for approximately 8.9 km (5.5 miles) up toGweek. It has numerous picturesque riverside settlements which provide

many notable views of and across the river and its creeks. It is probablythe most attractive riverside landscape in the South-West.

8.140 Much of the existing character of the area comes from its lowactivity levels and wooded rural environment, including natural broad-leaved woodland. Where there has been new development, it comprisesmainly detached dwellings on substantial plots within wooded grounds.

Helford Villag

8.139 The Helfriverine landscape


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Stephen Bott BA MRTPIChief Planning and Development Officer

Licence no: LA078336Reproduced from the Ordnance Survey Map with the sanction of

the Controller of HM Stationery Office. Crown copyright reservedUnauthorised reproduction infringes Crown copyright

and may lead to prosecution or civil proceedings

Plan 57

HelfordSpecial Housing Policy Area –Infill Limitation

Boundary of Policy Area

Conservation Area (existing)

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Plan 58

South TehidySpecial Housing Policy Area – Infill Limitation

Town Boundary of Settlement Boundary of Policy AreaRB

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Plan 59

West TrewirgieSpecial Housing Policy Area – Infill Limitation

Boundary of Policy Area Proposed Residential Site (low density)

RB

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Development is predominantly low density in a sylvan setting and is ofhigh amenity value.

8.141 Within the Helford River area, there are no proposals for furtherhousing development. New development is greatly limited by the poorroad communications to the settlements in the area. The highwayscomprise several miles of very narrow, winding, extremely tortuous, oftensingle track and sometimes hilly, rural roads which are often lacking inadequate visibility for safety. The settlements lack mains drainageservices and the problem of pollution of the sensitive marine environmentis an important constraint. No new housing development should beallowed on riverside slopes, as the preservation of the riverside tree coverand the views from, across and of the Helford River are of paramountimportance.

8.142 The existing low density of development and the amenity of themature wooded environment is an important element. The open,undeveloped areas providing a setting for the Estuary are of paramountimportance. Proposals for the sub-division of residential plots or for otherinfilling or residential development will not be supported. In theconsideration of planning applications, the views of the Helford River(Residents') Association are taken into account, along with those of theHelford VMCA Working Group.

8.143 The settlement strategy defines Mawnan Smith as a largervillage and Gweek, Helford, Manaccan, Mawgan, Garras, and PorthNavas as smaller villages. Policy guidance allows for housingdevelopment within them. The other settlements in the area, such asHelford Passage, Budock Vean, Maenporth, Flushing and Gillan, are notvillages in the settlement strategy. Much of the area lies within theAONB, where the priority is to preserve the landscape. Policy guidancefor housing development in the countryside applies to the areas outsideof the defined villages. Consequently, the definition of a separate specialhousing policy is only retained within part of Helford Village, to ensure theretention of the special character of the settlement, limiting the infilling oflarge plots.

South Tehidy, Camborne

8.144 Kerrier District Council has operated a policy of constraint oninfill development in the South Tehidy area since 1982. This policy wasadopted following a period of consultation with all the residents of thearea. It was later incorporated into the statutory CRLP, subjected againto public comment and the CRLP was finally adopted in 1988.

8.145 The area of South Tehidy, north of Mount Whistle Road andadjacent to South Drive, has therefore long been recognised as having aspecial character. It originally formed part of the Halgoss and Camborneplantations and most of its development took place in the late 1960'swhen the number of dwellings more than doubled. It is now separatedfrom Camborne by the A30(T).

8.146 The area is characterised by low density housing developmentin a semi-rural and sylvan setting. Substantial dwellings are set off bygenerous gardens in which the houses are well set back from South Driveand some are contained on spurs from it. Beyond, to the north, east andwest, but providing a setting, is for the most part open land. Part is a golfcourse, part the Tehidy Country Park and part the grounds of the formerhospital. There are important public landscape views into and out of thearea.

8.147 Although part of the urban area of Camborne-Redruth, thedevelopment at South Tehidy is of a sporadic nature. It lacks anyrecognisable coherent identity as a separate village and remains divorcedfrom any established settlement providing communal services. It is afeature of the former plantations that the detached dwellings are bothscreened by woodland and also interspersed with pockets of woodland,scrub land, open meadow and agricultural land.

8.148 This forms a residential area that appears relatively natural incharacter. The dwellings appear to be in the countryside rather than asuburban environment. The average plot size of the existing residentialarea, which comprises 60 dwellings, is about 0.3 ha (0.75 acre). If theadjoining woodland and market garden land which is often in the sameownership were also taken into account, the plot size would be about0.4 ha (1 acre) on average. The undeveloped areas are integral to thecharacter of the area and some dwelling curtilages do extend into thecountryside.

8.149 The tree cover in the area was once part of the much moreextensive plantations. It remains a feature and is protected by TreePreservation Orders. Many of the trees are tall and mature with anextensive canopy. This makes the area particularly visually attractive. Itis made more significant by the general paucity of tree cover in KerrierDistrict.

8.150 In order to conserve the special amenity of the environment, itis the intention that the long-standing planning policy for that part of thearea within the town boundary should be continued. There should be nofurther infill development or sub-division of plots within this specialhousing policy area where it would harm its character, appearance oramenity. It is important to sustain the delicate balance between thebuildings and the undeveloped areas and not to erode the character by itsurbanisation.

West Trewirgie, Redruth

8.151 The West Trewirgie area of Redruth lies to the south of themain railway line. It is largely a residential area of high environmentalquality. It has substantial late Victorian houses, with pleasant and oftenlarge gardens with mature trees. It is an area with a particular characterthat is worthy of protection from the intensification of development. It isproposed to continue the policies of the CRLP for this area to limit infillingand the intensification of development by allowing it only on identifiedsites.

8.152 The mature low density environment of this residential areawas identified in the CRLP as a special policy area within which infillingwould be resisted apart from in 1 area where low density developmentwas specifically proposed. During the 1980’s 2 dwellings were built onthis area and 1 dwelling plot remains with planning permission. Inaddition, the remainder of the allocation, consisting of a 0.4 ha (1 acre)field adjoining “Chywartha”, remains proposed and suitable for amaximum of 6 dwellings. Four dwellings were also granted planningpermission in 2002 in the garden of “Penvearn”.

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POLICY H11: HOUSING INFILLLIMITATION AREAS

NEW HOUSING DEVELOPMENT WILL NOT BEPERMITTED WITHIN THE SPECIAL HOUSINGPOLICY AREAS FOR HELFORD VILLAGE, SOUTHTEHIDY (CAMBORNE), AND WEST TREWIRGIE(REDRUTH), WHERE:

(i) THERE WOULD BE SIGNIFICANT HARMTO THE LOW DENSITY CHARACTER ORAPPEARANCE OF THE AREA;

(ii) THERE WOULD BE SIGNIFICANT HARMTO THE SETTING OF THE EXISTINGBUILT ENVIRONMENT WHICH ISCHARACTERISED BY OPEN AREAS,MATURE GARDENS, LARGE GROUNDS ORWOODLAND;

(iii) THERE WOULD BE SIGNIFICANT HARMTO THE CHARACTER OF THE AREA,HIGHWAY SAFETY OR TO THERESIDENTIAL AMENITIES OF OCCUPIERSOF PROPERTY FROM AN INCREASE INACTIVITY LEVELS AND TRAFFIC; OR

(iv) THERE WOULD BE SIGNIFICANT HARMTO PUBLIC VIEWS OF THE LANDSCAPEFROM WITHIN, OR INTO, THE AREA.

PROPOSAL RB743/RB745:HOUSING INFILL LIMITATIONPOLICY AREAS


RB743 Helford Village Housing infill limitation policyarea

RB744 South Tehidy,Camborne

Housing infill limitation policyarea

RB745 West Trewirgie,Redruth

Housing infill limitation policyarea

Development within Towns andLarger Villages

8.153 About 40% of Kerrier District's population currently live outsideof the urban areas of Camborne-Redruth and Helston and the 3 largestvillages of Porthleven, Lanner and Mullion, in settlements below2,000 people. The settlement strategy for housing development withintowns and villages is established in the CSP, which sets out the criteriaby which such settlements should be assessed for suitability for furthergrowth. The larger and smaller villages are set out within the settlementstrategy.

8.154 Most new housing development should take place within urbanareas. They can provide for easy access to a range of services, includinghealthcare, education, shopping, entertainment, community facilities,local employment and public transport. It is generally accepted in termsof sustainability that for a new settlement a population of about 8,500(about the size of Helston) is the minimum which can achieve asubstantial degree of self-containment. Outside of the main towns ofCamborne-Redruth and Helston, there are no settlements in KerrierDistrict near to this scale, with the nearest being Porthleven with apopulation of just over 3,000 people.

8.155 Within all towns and villages, infill development of 1 or2 dwellings wholly within the town or village boundary is acceptable inprinciple. Some additional small scale new housing development mayalso be acceptable within or as a limited expansion of larger villages. Insmaller villages, infill developments, redevelopment or conversions areappropriate. The KDLP also makes provision for exceptional and specialforms of housing development outside towns and villages. Otherwise, ascattering of development in the countryside is neither appropriate norsustainable.

8.156 Additional new development over and above the scale of 1 or2 dwellings should only be considered appropriate in towns and largervillages if it is actually needed in terms of a District-wide assessment.The larger village itself should be suitable in sustainability terms tocontribute to meeting housing need. The settlement strategy defines thelarger villages that are likely to be suitable to provide for that growth. Tobe suitable, a larger village should be a service centre with someemployment opportunities and served by public transport so as to avoidundue dependence on a need to travel to other centres.

8.157 Further policy guidance for larger villages sets out the tests forharm to interests of acknowledged importance which must be met beforedevelopment proposals would be appropriate. Planning permission foradditional housing development in larger villages other than to meet localneeds is only likely to be appropriate where there is insufficient housingland genuinely available to provide for Kerrier District-wide strategic needto 2011 and a sequential approach has shown that there is no suitablehousing land available on urban brownfield sites or within urban areas.

8.158 In terms of overall housing provision, only a limited amount ofhousing can be expected to be accommodated in expanded largervillages on peripheral greenfield sites. They will only be suitable foraccommodating additional greenfield development where it can bejustified by need, including in terms of the overall District-wide level ofhousing provision, the need to support local community services, andlocal need for a mixed and balanced community, such as for affordablehousing.

8.159 The principle of the definition of a settlement hierarchy isclosely related to Government guidance that the protection of the widerenvironment should underlay all planning decisions. It is committed toenvironmentally sustainable development that meets the needs of thepresent without compromising the ability of future generations to meettheir needs and which minimises the irreversible loss of naturalresources. This has important repercussions for the location of newhousing.

8.160 The pattern of settlement and location of new development caninfluence the need to travel. In the longer term it is important to seek tominimise the growth of travel, reduce reliance on the private car andenlarge the choice of transport other than the private car. To achieve thisin housing terms, new housing development should generally be closelyrelated to the main towns and the larger of the existing villages.

8.161 The towns and larger villages have good communicationswhich provide their residents with public transport and a range of servicesand opportunities for employment and entertainment without the need fortravel. Smaller settlements tend to be less efficient because they are lessself-contained. New development in the countryside would cumulatively

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detract from its environmental quality and it would also cumulatively addto the need for travel and to wider environmental harm.

8.162 New development in its location, layout and design should beintegrated into the form and framework of the existing town or village, itstownscape and its setting in the landscape. It should be of a scale, form,density, style and building materials that are in keeping with the characterand appearance of the settlement.

8.163 This should include the use of locally acceptable or traditionalbuilding styles and materials where these are in keeping with thecharacter of the location. Where the surrounding development detractsfrom the distinctive local character of the area, the new developmentshould seek to enhance the appearance of its surroundings.

8.164 The KDLP makes provision for development proposals in thesuitable larger villages in keeping with their scale, character, quality ofsurrounding landscape, services and communications. There is anecessity to provide for a variety of development sites in Kerrier District tomeet the housing needs of the whole community. There is also a need toprotect the countryside outside towns and villages from development.

8.165 The KDLP includes policies to guide development andproposes housing sites within the larger villages as well as within theboundaries of the urban areas of the main towns of Camborne-Redruthand Helston. Proposals for development by the identification of sites arenot made in the smaller villages where policy allows for infill and otherexceptional forms of housing development.

8.166 For proposals for housing development to be acceptable withintowns and larger villages, they should be on land that is either proposedfor housing development in the Local Plan or within the settlementboundaries. Proposals should meet the various criteria set down in policyguidance to protect interests of acknowledged importance from significantharm.

8.167 Amongst other things, policies seek to protect from harm thecharacter of the landscape, natural environment and historic heritage,also the character of the built environment, its setting, particularly openareas of character and public open space and the best and most versatileagricultural land. Development must provide safe access, parking anddrainage infrastructure. Layouts must include playspace, energyconservation and design to reduce vandalism, crime and through traffic inresidential areas.

8.168 The amenities of existing residents must be protected,landscaping provided and, where available, provision made for access topublic transport. In assessing new proposals for housing development,the policies of the Plan must be read together and related to the location,layout and design of schemes to ensure that there is no material harm tointerests of importance. Schemes must produce a satisfactory livingenvironment and be of a quality that is in keeping with their surroundings.

POLICY H12: LOCATION OFHOUSING DEVELOPMENTS WITHINTOWNS AND LARGER VILLAGES

IN THE TOWNS AND LARGER VILLAGES, ASDEFINED BY THE SETTLEMENT STRATEGY,NEW HOUSING DEVELOPMENT WILL BEPERMITTED WHERE:

(i) IT WOULD NOT SIGNIFICANTLY HARMTHE CHARACTER OR APPEARANCE OFTHE LANDSCAPE, THE QUALITY OF THENATURAL ENVIRONMENT, THE HISTORICHERITAGE OR THE BEST AND MOSTVERSATILE AGRICULTURAL LAND;

(ii) THE SCALE AND LOCATION IS WELLINTEGRATED WITH THE EXISTING FORMOF THE TOWN OR VILLAGE AND WOULDNOT SIGNIFICANTLY HARM THECHARACTER OR APPEARANCE OF THEBUILT ENVIRONMENT, ITS SETTING, ANDWOULD MINIMISE THE NEED TO TRAVELBY PRIVATE CAR;

(iii) IT IS SERVED BY THE STRATEGIC PUBLICTRANSPORT ROUTE NETWORK, THERE ISSAFE PARKING IN ACCORDANCE WITHTHE COUNCIL’S GUIDELINES AND THEACCESS AND APPROACH ROADS CANPROVIDE SAFELY FOR THE LEVEL ANDTYPE OF TRAFFIC LIKELY TO BEGENERATED, INCLUDING BETWEEN THESITE AND COMMUNITY SERVICES ANDFACILITIES;

(iv) THERE IS A WATER SUPPLY ANDDRAINAGE INFRASTRUCTURE TO SERVETHE SITE WITH A MEANS OF SEWAGEDISPOSAL WHICH WOULD NOT CAUSETHE SEWERAGE OR SEWAGETREATMENT SYSTEM TO BECOMEOVERLOADED AND THE DEVELOPMENTIS UNLIKELY TO LEAD TO POLLUTION ORFLOODING;

(v) THERE IS DAY TO DAY FOOD SHOPPINGAND A POST OFFICE, ACCESS TOMEDICAL AND SOCIAL SERVICES ANDACCESS TO A PRIMARY SCHOOL WITHCAPACITY; AND

(vi) THERE ARE SUFFICIENT EMPLOYMENTOPPORTUNITIES TO AVOID UNDUEDEPENDENCY ON THE NEED TO TRAVELTO OTHER CENTRES.

PRIORITY WILL BE GIVEN TO THE RE-USE OFSUITABLE AND AVAILABLE PREVIOUSLYDEVELOPED LAND AND BUILDINGS BEFOREGREENFIELD SITES.

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Infill Development within Towns and Villages

8.169 The settlement strategy defines the main towns and the largerand smaller villages. Their boundaries are defined on the ProposalsMap. Wholly within these boundaries of settlement the development of1 or 2 dwellings will be acceptable in principle providing that there is nosignificant harm to interests of acknowledged importance defined by thetests provided in the criteria in the policies of the Local Plan.

8.170 This form of development provides for some small level ofhousing and population growth within all such settlements, including thesmaller villages. Proposals of sites for new housing development are notmade in the KDLP within the smaller villages. The appropriate level ofnew housing development within them is by 1 or 2 dwellings on any sitewholly within the village. Provision is also made in the Local Plan forother forms of new housing development in smaller villages, such as theconversion of buildings to dwellings or small schemes of low costaffordable housing on exceptions sites within or immediately adjoining theedge of villages.

8.171 Proposals for development of 1 or 2 dwellings only or theon-site restoration, conversion or redevelopment of any site wholly withina town or village would normally be acceptable, in principle, providing thatall the appropriate locational, design and infrastructure policy criteria canbe met. These criteria have been derived from Government guidanceand CSP policy guidance and amplified with an emphasis appropriate tothe particular circumstances of Kerrier District.

8.172 To be considered to be a settlement suitable for housingdevelopment of 1 or 2 dwellings, a settlement would normally beexpected to be a main town or meet the criteria set out for the definition ofeither a larger or smaller village and be included as such in the settlementstrategy:

8.173 For a housing site to be acceptable in principle fordevelopment, the proposal must not conflict significantly with any otherLocal Plan policies, for example a special infill limitation, open spaceprotection or a design policy. The form, scale, siting, density and designof the proposed development should be in keeping with the size, type,style and materials of the adjoining properties and should not detract fromthe character of the town or village, its setting or the landscape. This isparticularly important where there are areas of existing development ofhigh amenity, character and appearance or historic heritage or landscapeof character and visual quality.

8.174 It is also important to protect the amenity and privacy ofoccupiers of adjoining properties. In order to be acceptable, proposalsmust be able to be serviced and must also involve the provision of a safemeans of access and parking in accordance with the Council's guidelines.

POLICY H13: LOCATION OF SMALLHOUSING DEVELOPMENTS WHOLLYWITHIN TOWNS AND VILLAGES

WITHIN THE DEVELOPMENT BOUNDARIES OFTOWNS AND VILLAGES, AS DEFINED BY THESETTLEMENT STRATEGY, THE DEVELOPMENTOF 1 OR 2 DWELLINGS, OR THE ON-SITERESTORATION, CONVERSION ORREDEVELOPMENT OF OUTWORN PROPERTIES,WILL BE PERMITTED WHERE:

(i) IT WOULD NOT SIGNIFICANTLY HARMTHE CHARACTER OR APPEARANCE OFTHE LANDSCAPE, THE BUILTENVIRONMENT, ITS SETTING, THEQUALITY OF THE NATURALENVIRONMENT OR HISTORIC HERITAGE;

(ii) IT WOULD NOT SIGNIFICANTLY HARMTHE RESIDENTIAL AMENITIES OF THEOCCUPIERS OF ADJOINING PROPERTY;

(iii) IT IS SERVED BY THE STRATEGIC PUBLICTRANSPORT ROUTE NETWORK, THERE ISSAFE PARKING IN ACCORDANCE WITHTHE COUNCIL’S GUIDELINES, AND THEACCESS AND APPROACH ROADS CANPROVIDE SAFELY FOR THE LEVEL ANDTYPE OF TRAFFIC LIKELY TO BEGENERATED;

(iv) THERE IS A WATER SUPPLY ANDDRAINAGE INFRASTRUCTURE TO SERVETHE SITE WITH A MEANS OF SEWAGEDISPOSAL WHICH WOULD NOT CAUSETHE SEWERAGE OR SEWAGETREATMENT SYSTEM TO BECOMEOVERLOADED AND THE DEVELOPMENTIS UNLIKELY TO LEAD TO POLLUTION ORFLOODING; AND

(v) IN A VILLAGE THERE ARE BASICCOMMUNITY FACILITIES AND IN A TOWNTHERE IS ACCESS TO THEM.

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DEVELOPMENT OUTSIDE TOWNSAND VILLAGES

Housing in the Countryside

8.175 Outside of the boundaries of the towns and villages defined inthe settlement strategy is the countryside, which is to be protected for itsown sake and in the interests of ensuring sustainable development.Development which reinforces a scattered pattern of small scale ruraldevelopment is unlikely to be consistent with these objectives. Thecreation of ribbon development or a fragmented pattern of developmentshould be avoided.

8.176 Housing development outside of towns and villages is notacceptable other than in the case of particular exceptions. These providefor housing development in the countryside in special circumstances asan exception to normal planning policy for housing development. Theyare as follows:

TYPES OF HOUSING IN THE COUNTRYSIDE

(a) small schemes of low cost affordable housing to meet theneeds of the local community on exceptions sites within orimmediately adjoining the edge of villages;

(b) single dwellings, or temporary caravans, for personsemployed in the rural economy where it is essential that theylive at, or near, their place of work;

(c) the conversion of buildings that are worthy of retention; and

(d) the replacement/improvement of dwellings on their site.

8.177 The following sections set out the reasoned justification andpolicies to provide for housing development in the countryside. They alsoprovide for the use of land for temporary caravans, for gypsy caravansites and for the development of nursing homes outside of towns andvillages.

POLICY H14: HOUSING IN THECOUNTRYSIDE

NEW HOUSING DEVELOPMENT (WITH THEEXCEPTION OF THOSE DEVELOPMENTS LISTEDWITHIN A-C BELOW) WILL NOT BE PERMITTEDOUTSIDE TOWNS AND VILLAGES WHERE:

(i) THERE IS PREVIOUSLY DEVELOPED LANDAVAILABLE AND SUITABLE FOR HOUSINGDEVELOPMENT WITHIN TOWNS ANDVILLAGES IN PREFERENCE TOGREENFIELD SITES;

(ii) THERE IS OTHER LAND PROPOSED FORHOUSING DEVELOPMENT ON THEPROPOSALS MAP EITHER WITHIN, OR ONTHE EDGE OF, TOWNS AND VILLAGESTHAT IS AVAILABLE AND SUITABLE TOMEET THE NEED FOR HOUSINGDEVELOPMENT;

(iii) THE SCALE OR LOCATION WOULDCREATE AN UNSUSTAINABLE PATTERN

OF DEVELOPMENT IN RELATION TOACCESS TO COMMUNITY FACILITIES ANDSERVICES AND WOULD GENERATE ANEED FOR TRAVEL TO EMPLOYMENT,PRIMARY SCHOOL, MEDICAL FACILITIES,FOOD SHOPPING, LEISURE, PUBLICTRANSPORT FACILITIES OR LOCALSERVICES;

(iv) IT WOULD REINFORCE SOCIALDISTINCTIONS RATHER THAN CREATINGA SENSE OF COMMUNITY AND SOCIALINCLUSION;

(v) IT WOULD NOT SUPPORT AND SUSTAINTHE COMMUNITY FACILITIES ANDSERVICES IN LOCAL TOWNS ORVILLAGES, INCLUDING THEIR PHYSICALAND SOCIAL INFRASTRUCTURE;

(vi) THERE WOULD BE SIGNIFICANT HARMTO THE CHARACTER OR APPEARANCE OFTHE OPEN COUNTRYSIDE, THELANDSCAPE, THE BUILT ENVIRONMENT,THE HISTORIC QUALITY OF THENATURAL ENVIRONMENT, THE HISTORICHERITAGE OR THE BEST AND MOSTVERSATILE AGRICULTURAL LAND;

(vii) THE ACCESS AND APPROACH ROADSCOULD NOT PROVIDE SAFELY FOR THETYPE AND LEVEL OF TRAFFIC TO BEGENERATED;

(viii) IT IS NOT ACCESSIBLE BY PUBLICTRANSPORT BY MEANS OF THESTRATEGIC PUBLIC TRANSPORT ROUTENETWORK; AND

(ix) THERE IS NO CAPACITY IN THE LOCALPHYSICAL INFRASTRUCTURE (INCLUDINGWATER AND SEWERAGE) OR THE SOCIALINFRASTRUCTURE (INCLUDING SCHOOLSAND MEDICAL FACILITIES) TO SERVETHE DEVELOPMENT.

THE EXCEPTIONS FOR WHICH GUIDANCE ISPROVIDED BY OTHER POLICIES OF THE PLANARE:

(A) SMALL SCHEMES OF AFFORDABLE HOUSING FOR LOCAL NEED ON RURAL EXCEPTIONS SITES IMMEDIATELY ADJOINING SUITABLE VILLAGES;

(B) SINGLE DWELLINGS AND RESIDENTIAL CARAVANS THAT ARE ESSENTIAL FOR PARTICULAR WORKERS TO LIVE WHERE THEY WORK FOR THE PURPOSES OF AGRICULTURE OR ANOTHER ACTIVITY, BOTH APPROPRIATE TO AND BY NECESSITY, UNDERTAKEN WITHIN THE COUNTRYSIDE; AND

(C) A DWELLINGHOUSE THAT REPLACES A LAWFUL DWELLING ON THE SAME SITE.

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The Replacement of Dwellings OutsideTowns and Villages

8.178 It is important to support the rural housing stock and to permitthe replacement of worn out dwellinghouses where this would beacceptable in principle. To be acceptable the building must be shown tobe still a lawful dwellinghouse capable of permanent all-year-round useon the site. A caravan or mobile home is not a dwellinghouse and thepolicy does not provide for their replacement by a dwellinghouse.

8.179 It is important to the character of the locality to retain andre-use buildings of locally distinctive design and materials rather than todemolish them and redevelop. Where it is a traditional building ofcharacter with locally distinct stone finishes, or its loss would harm thecharacter and appearance of the landscape, then the building should beshown to be structurally unsound or beyond repair before it is likely to beallowed to be demolished and redeveloped. Any replacements shouldincorporate building materials that are traditionally locally acceptable.The loss of a listed building is unlikely to be acceptable.

8.180 In the interests of securing a sustainable pattern and type ofdevelopment where it is outside of a town or village, the scale of theredevelopment must accord with the existing dwelling it is to replace. If itis a small building that requires an "extension" from the outset to providea habitable dwelling, the scale of the addition should, as a general guide,accord with the provisions of permitted development rights under Class A,Part 1, Schedule 2 of the Town and Country Planning (General PermittedDevelopment) Order 1995.

8.181 Outside of towns and villages, the development of large newreplacement dwellings may conflict with objectives to conserve thelandscape and the natural environment, support community services andsocial inclusion, and reduce the need for travel. Reference should bemade to the chapter on the Built Environment in respect of proposals forextensions to dwellings.

8.182 For a replacement dwelling to be, by definition, a replacement,then its scale should not significantly exceed the cubic capacity of theoriginal dwellinghouse, plus an allowance for extensions that would in anycase be permitted development as defined by the General PermittedDevelopment Order. Flexibility will be allowed where necessary to enablethe new dwelling to meet modern day standards of amenity andconvenience. Where the proposed replacement dwelling is greater bymore than 25% of the original (before the permitted development rights inrelation to the original are considered), it will be considered to besignificantly exceeding the size of the original dwelling.

8.183 The replacement should be sited on the "footprint" of theoriginal unless there are advantages to the visual environment in itsrelocation within the curtilage of the site. This should be because it wouldreduce harm to the character and appearance of the area by itsrepositioning. In cases where a completely new dwelling location isproposed that is in the open countryside or in a prominent location, alocally distinctive style of two-storey dwelling is usually likely to be mostappropriate, and should have a traditional form and appearance.

8.184 The qualities in the natural and built environment that providelocal distinctiveness should always be respected in the siting and designof new development and the use of materials and landscaping. Materialsand building styles should be in keeping with the character of nearbydevelopment. They should incorporate stone and slate within areas ofacknowledged visual importance such as the AONB, Conservation Areasand AGLVs. Where nearby properties detract from the distinctive localcharacter of the area, the new development should seek to enhance theappearance of its surroundings.

8.185 Where a replacement dwelling is acceptable in principle and itis open to view in a rural area or is in the open countryside itself, it isimportant to ensure that the nature, scale and design of the developmentwill not be likely to be harmful to the character of the landscape or to the

open and rural appearance of the area. In order to retain the characterand appearance of the area, the Local Planning Authority may seek tocontrol ancillary development and suburban features such as garages,sheds, conservatories, car parking, fencing and outside facilities includingantennas. Ancillary development should be sited and designed to be inkeeping with the form, character and appearance of the dwelling and itssetting. In order to achieve this, permitted development rights may beremoved through Classes A and E of Part 1, Schedule 2 of the Town andCountry Planning (General Permitted Development) Order 1995.

POLICY H15: REPLACEMENTDWELLINGHOUSES IN THECOUNTRYSIDE

OUTSIDE OF TOWNS AND VILLAGES ADWELLINGHOUSE THAT REPLACES A LAWFULDWELLING ON THE SAME SITE WILL BEPERMITTED WHERE:

(i) THE EXISTING DWELLINGHOUSE IS NOTWORTHY OF RETENTION BECAUSE OFITS ARCHITECTURAL OR HISTORICALQUALITIES SUCH THAT ITS DEMOLITIONWOULD SIGNIFICANTLY HARM THECHARACTER OR APPEARANCE OF THELANDSCAPE OR THE BUILTENVIRONMENT;

(ii) THE SITING, BULK, FORM, DESIGN,BUILDING STYLES AND USE OFMATERIALS ARE IN KEEPING WITH THECHARACTER OF ITS SURROUNDINGS,RESPECT THEIR QUALITIES OF LOCALDISTINCTIVENESS AND WOULD NOTSIGNIFICANTLY HARM THE CHARACTERAND APPEARANCE OF THE BUILTENVIRONMENT, THE LANDSCAPE OR THEOPEN COUNTRYSIDE; AND

(iii) THE SIZE OF THE REPLACEMENT,INCLUDING PROVISION FOR MODERN DAYNEEDS OF RESIDENTIAL AMENITY, DOESNOT SIGNIFICANTLY EXCEED THE CUBICCAPACITY OF THE ORIGINALDWELLINGHOUSE, PLUS THE PERMITTEDDEVELOPMENT ALLOWANCE FOREXTENSIONS AS DEFINED BY THE TOWNAND COUNTRY PLANNING (GENERALPERMITTED DEVELOPMENT) ORDER 1995.

Conversions of Buildings Outside of Townsand Villages to Dwellings and Other Uses

8.186 The re-use of buildings outside of towns and villages is inprinciple to be encouraged. Priority should be given to a business typere-use before housing development where this is practicable. It isimportant to meet the economic and social needs of people who live andwork in the countryside, partly by encouraging further economic diversityto provide varied employment opportunities, especially in rural areas stillheavily reliant on agriculture. Rural communities should be strengthenedby encouraging new employment. Priority for the conversion of existingrural buildings should be given to provision for employment needs.

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8.187 The re-use and adaptation of existing rural buildings has animportant role in meeting the needs of rural areas for commercial andindustrial development, as well as for tourism, sport and recreation.There should be no reason in principle for preventing the conversion ofrural buildings (including modern buildings) for a business re-use,providing that:

(a) they are of permanent and substantial construction;

(b) conversion does not lead to dispersal of activity on such a scale asto prejudice town and village vitality;

(c) their form, bulk and general design are in keeping with theirsurroundings;

(d) imposing reasonable conditions on a planning permissionovercomes any legitimate planning objections (for example onenvironmental or traffic grounds) which would otherwise outweighthe advantages of re-use; and

(e) if the buildings are in the open countryside, they are capable ofconversion without major or complete reconstruction.

8.188 In the consideration of proposals for the conversion of ruralbuildings outside of towns and villages, priority will be given to a businesstype re-use. This will be those business, industrial and storage anddistribution uses falling within Use Classes B1, B2 and B8. It will alsoinclude holiday letting accommodation as a business type use withpriority over a conversion to housing use.

8.189 In the consideration of proposals for holiday letting purposes, itis important that the history of the building shows that it has been used forthe purposes for which it is claimed to have been built. This is to preventabuse by which buildings are erected with the purpose of later conversioninto a holiday let or a dwelling. Reference should also be made to thereasoned justification relating to conversions to residential use in thisrespect.

8.190 It is also important in terms of amenity in the consideration of aconversion to holiday accommodation to ensure that it is occupied forholiday purposes only and not as a permanent dwelling. Where the sizeof the holiday accommodation or its curtilage is restricted, a PlanningObligation will be sought to tie it to the principal dwelling or developmenton the site.

8.191 The creation of local rural employment is a priority for buildingconversion but where the building is practicably unsuitable for a businesstype use in terms of its location, siting, access, design or construction, itmay be considered appropriate for a residential use. If it is suitable for abusiness type use then the residential re-use of existing non-residentialbuildings will not be acceptable unless it is either a subordinate part of ascheme for business re-use, or the applicant has been unable to secure abusiness re-use because of a lack of need.

8.192 Where a residential re-use is proposed because of a lack ofneed for a business type use, then evidence should be provided to showthat the applicant has made every reasonable attempt to secure suitablebusiness re-use. The application should be supported by a statement ofthe efforts that have been made, including any efforts to market thebuilding at a reasonable price where it is intended to dispose of thebuilding.

8.193 Where the conversion of an existing building to a business re-use is shown to be impracticable, harmful to interests of acknowledgedimportance or not needed, then a residential re-use may be acceptable.New housing development would not normally be acceptable in thecountryside, which should be protected for its own sake. It would raiseissues of sustainability and generation of a need for travel. However,where an existing building is disused and sufficiently permanent and

substantial in its construction and in keeping in its character andappearance, then its re-use or adaptation for housing may be acceptableoutside of a town or village providing that it is structurally suitable. Thiswill help reduce the amount of greenfield sites required for new housingdevelopment and will recycle old buildings.

8.194 Where a residential use is acceptable then priority should begiven, where it is practicable, to a conversion to affordable housing tomeet the identified local need, which is primarily for housing for rent.Unfettered residential use will be considered as an option where thebuilding to be converted would not be suitable to meet the housing needsof the local community.

8.195 As with the conversion for holiday purposes, in consideringproposals for a residential re-use of buildings outside of towns andvillages, it is important to take into account the extent that the buildinghas been used for its original purpose. This is to prevent abuse andavoid the likelihood of buildings being erected with the specific intentionof being converted to a residential use or to holiday lettingaccommodation.

8.196 A redundant building is defined as one that is still existing but iseither unused or is no longer suitable for the original purpose for which itwas built or for which a building is now needed. There is considerablepressure for unsustainable housing development in the countryside inKerrier District, particularly within areas of landscape quality or close tothe sea. Kerrier has wide areas of high landscape and environmentalquality and long stretches of coastline. It has an extensive holidayindustry and is attractive for second homes, retirement homes andholiday letting accommodation. Consequently there is considerablepressure for development in the countryside and redundant buildingsrarely remain disused or fall derelict for long.

8.197 The extent to which a building has genuinely been used for theoriginal purpose for which it was built is therefore pertinent to both theconsideration of the conversion to a dwelling or to a holiday let in thecountryside where such new development would not usually beappropriate. Buildings proposed for conversion to dwellings in thecountryside should have been used for the purpose for which they wereoriginally constructed and either be incapable of, or not needed for, analternative agricultural use more in keeping with their rural location, or foran alternative business re-use.

8.198 This will be particularly relevant where the conversion is likelyto result in a replacement agricultural building being necessary whichwould be harmful to the character of the open countryside. Applicants willnormally be required to provide information in this respect on the mattersset out in the box below.

USE CONSIDERATIONS IN THECONVERSION OF BUILDINGSIN THE COUNTRYSIDE

(a) the age of the building and its original purpose;

(b) how long and why it has no longer been required for itsoriginal purpose;

(c) why it is not capable of re-use for agriculture or a similarrelated use to its original;

(d) what alternative uses have been considered or would beacceptable;

(e) what alternative buildings would be necessary to replace therole of the existing building.

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8.199 In considering proposals to convert a building in thecountryside to a dwelling, attention needs to be paid to its relationship toexisting rural uses such as agriculture, the likely effects on them, andtheir effects on the amenity of the occupiers of the residential conversion.Neither the residential use nor the agricultural use should be likely to beharmful to each other. The building should have sufficient curtilage toprovide for its amenity or to prevent harm to its amenity from nearby non-residential uses such as agriculture.

8.200 Proposals for residential conversions should ensure that theancillary residential activity associated with the conversion does not harmthe character of the building or the surrounding countryside. Garaging toserve the dwelling should normally be provided within existing buildings.External amenity areas and areas for servicing and car parking should bedesigned and sited so as to be in keeping with the form of the building,the group of buildings and the character of the surrounding countryside.They should be as unobtrusive as is practicable and not be harmful to theamenities of any nearby residential property.

8.201 Excessive suburban features such as fencing, sheds,conservatories etc should be avoided where they would be visuallydamaging to the traditional functional character of the buildings. It isnormal procedure in granting planning permission to remove permitteddevelopment rights through Schedule 2, Part 1, Classes A and E of theTown and Country Planning (General Permitted Development)Order 1995 (as amended) in order to maintain the character andappearance of traditional buildings and their setting.

8.202 In Kerrier District most of the conversions that have takenplace outside of towns and villages have been the conversion oftraditional buildings to dwellings. These have involved barns and otheragricultural buildings, mills, engine houses, mine buildings, ecclesiasticalbuildings etc. Most have been made redundant by changes intechnology, needs and practices. It has made a substantial contributionto both the scattered settlement pattern and to new housing provision.

8.203 The conversion of all buildings, to whatever use, should be inkeeping with their surroundings and should not harm the character of thebuilding itself, surrounding buildings or the setting. The building shouldfirst of all be of permanent and substantial construction so as to meritretention and recycling. It must be in a good structural condition andcapable of conversion without harm to the internal and externalarchitectural integrity and character.

8.204 Where the building is a traditional one, it should be capable ofconversion without harm to its character. A traditional building is one thatis constructed substantially of natural stone laid on its natural bed andutilises other natural local building materials, such as roofing slates andwooden windows. Usually its design also incorporates locally used stylesand methods. These include box frame windows and clipped eaves, witha natural slate pitched roof. It is therefore in keeping with the character ofthe locality and in most cases will make a contribution to the character ofthe surrounding countryside. Some may be Listed Buildings orScheduled Ancient Monuments.

8.205 Proposals for the re-use of traditional or historic rural buildingsmust be in keeping with the building and its surroundings in terms of theirdesign and form. Some buildings may not merit recycling because oftheir poor condition. Changes in agricultural or other practices may havemeant that they have not been properly maintained. As they were notdesigned for their proposed use, they may be incapable of a satisfactoryconversion without the destruction of their character. Should theconversion of a building of historic or architectural importance be the onlyeconomic practicable method of securing its repair and maintenance,then this may be a material factor justifying its re-use, for example for aholiday let or a dwelling .

8.206 In order that the Local Planning Authority can properly assessproposals for the conversion of rural buildings, all applications outside oftowns and villages should include detailed, measured, architectural

survey drawings of the existing buildings, both internal and external, at ascale of not less than 1:50. Drawings should accurately show all theelevations, plan, cross and longitudinal sections and should includecritical dimensions, roof pitch and any unusual or construction details.

8.207 In addition to the architectural survey, all proposals forconversions in the countryside should be accompanied by anindependent structural survey. The statement must highlight the defectsin the structure and the proposed remedial works. Extensive rebuildingshould not be necessary. Repair not rebuilding should be the generalprinciple.

8.208 The building should normally be in a sufficiently good state toentail less than 25% rebuilding but flexibility of up to 50% may be allowedwhere there is justification, for example where the building is of particularcharacter, where its re-use would benefit employment or provideaffordable housing. The survey must identify any areas to be demolishedand rebuilt. Applicants should be aware that substantial demolition overand above that approved may invalidate the planning permission.

8.209 The detailed drawings should also enable the Local PlanningAuthority to assess the implications of the scheme. They should indicateprecisely where new work is to take place. Any rebuilding should beclearly shown by means of shading/hatching and new elements such asfloors, windows or doors should be annotated. Developers may wish todiscuss the principle of a proposed conversion prior to investing indetailed survey work, as the buildings should not have become so derelictthat they could only be brought back into use by substantialreconstruction.

8.210 Proposals for rural conversions should generally be containedwithin the confines of the shell of existing buildings. If conversions in thecountryside cannot be achieved without extensions, additions oralterations that would detract from their character, they are unlikely to beapproved. Where modest extensions or additional structures andaccommodation are appropriately designed, they will not detract from thecharacter of the building or its setting. Extensions greater than 25% ofthe original shell are likely to be considered as substantial.

8.211 The conversion of a rural building should also conserve itscharacter in terms of its scale, form, design, materials and visualsignificance in the landscape. Alterations, repairs and extensionsrequired as part of the conversion should use locally distinctive buildingstyles and materials. Where it is a traditional building then it shouldincorporate traditional building materials and styles.

8.212 In some circumstances the use of second-hand materials, suchas slates, may be appropriate. UPVC will seldom be appropriate as abuilding material in the conversion of a traditional building. Account mustalso be taken of the need to avoid harm to and to provide for protectedspecies such as bats and owls. Policy guidance in this respect isprovided within the chapter on the Natural Environment.

8.213 Disused rural buildings are often located in remote rural areaswith limited public transport facilities, served by winding, narrow, hilly andtortuous rural highways. Country lanes are characterised by bendswhere there is no safe visibility in respect of approaching traffic or bysections where vehicles cannot pass 2 abreast. Farm buildings are oftenat the end of long lanes that are narrow, unmade and may have limitedvisibility at their junction with the highway.

8.214 Consequently it is essential that proposals for conversions canprovide for safe access, turning and parking spaces for vehicles.Approach roads should be capable of safely accommodating the type andlevel of traffic likely to be generated. This becomes more critical wheremore than one unit of accommodation is involved or it would be used bycommercial vehicles. Any increase in activities in a rural area, includingtraffic, should not harm the residential amenities of the occupiers ofnearby property.

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8.215 Proposals for rural conversions must be able to be serviced,including for water supply and drainage. This may be significant inisolated rural areas where existing rural mains may be undersized.Where private sewage treatment is proposed, the curtilage of thebuildings need to be sufficiently large to provide for this. Such factorsbecome particularly significant where schemes involve more than a singlebuilding and the provision of services should not have a harmful effect onthe natural environment.

8.216 Guidance within this section on the conversion of buildings inthe countryside relates to matters that are also referred to withinChapter 7 on Industry and Employment and in Chapter 10 on Tourism,Recreation and Leisure, involving conversions to employment uses andholiday accommodation/letting uses. Reference should also be made tothe reasoned justification within these chapters but a single policy isincluded within Chapter 7 for the conversion of buildings in thecountryside, including conversions to dwellings. Further separate policyguidance is also provided in the following section in respect of theconversion of ecclesiastical buildings.

Conversions of Churches, Chapelsand Associated EcclesiasticalBuildings to Other Uses

8.217 Churches, Chapels and associated ecclesiastical buildingshave certain characteristics that may set them apart from other non-residential buildings. Churches are part of one of the nation’s mostculturally and historically important groups of buildings. A Church mayoften be an important feature and the most significant building in itslocality. A suitable alternative use for a disused religious building istherefore often of particular interest to both the local and the widercommunity as well as to the Church authorities. It is important thereforeto provide policy guidance for the re-use and conversion of Churches,Chapels and associated ecclesiastical buildings.

8.218 There are a large number of Churches and Chapels in KerrierDistrict. In particular, it has a history of non-conformism and at thebeginning of the Plan period there were over 60 such Chapels (in additionto Parish and other Churches) still in religious use.

8.219 The key to preserving a building is usually to ensure that it isused. Churches, Chapels and associated ecclesiastical buildings arebest kept for their original purpose and if they cannot be kept for religioususe for social and economic reasons, the choice lies between demolitionand another use. Such buildings can often continue to contribute to thelandscape and, if possible, the nearby community through an appropriatemodern use which retains the buildings.

8.220 The special characteristics and features of Churches, Chapelsand associated ecclesiastical buildings create the need for additionalguidance in order to assess the suitability of the proposed use,particularly bearing in mind the physical alterations that are almost alwayslikely to be associated with it. The general principles to be considered inassessing conversion proposals are closely related to the features ofreligious buildings, which are set out within the following box.

FEATURES OF RELIGIOUS BUILDINGS ANDPRINCIPLES AFFECTING CONVERSIONS

(a) They are an important part in the way of life of a communityand often in locations accessible to the community ratherthan being isolated.

(b) They often have particular character and architectural and/orhistoric features which may warrant protection and, in anyevent, may make them recognisable or even landmarks in thelandscape.

(c) Their siting is often related to adjoining burial grounds and toother buildings.

(d) These buildings were designed for, and have a history of,community use. They may still be able to contribute to thesocial life and spirit of the community. They may often be theonly facility available. A use which retains their large internalspaces and other important aspects of their history, characterand form, including their history of community use and thecurrent needs of the local community, is likely to be the mostappropriate. In some cases a workshop use, for example,rather than a residential use may be the best means ofmeeting these concerns. A proposal for the change of use orconversion to residential use should be able to show thatevery reasonable attempt has been made to secure as a firstpriority suitable community use, and in the countryside as asecond priority a suitable business or other non-residentialuse for the building. An appropriate means of demonstratingthis would be by marketing the building for up to 12 monthswithout unduly restrictive covenants, including no restrictionon the continuation of its use as a religious building, and at arealistic price to show that there is no realistic prospect ofanother non-residential use that would better retain thebuilding’s architectural character and features or itscommunity facility.

(e) The proposed development should not harm the particularreligious and monumental qualities, architectural features andthe historic character and appearance of the building, even ifit is not listed. This means that it should involve minimalexternal alterations and retain as many of the architecturalfeatures of the building as possible. It should not involvesubstantial sub-division of the internal spaces. The aimshould be that the converted building still looks like a formerChurch or Chapel and does not disguise its communityheritage to the detriment of its character, especially if it islisted.

(f) Churches, Chapels and associated ecclesiastical buildingsoften stand on disproportionately small plots and theproposed use should not overdevelop the site. It should notharm the setting of the building or that of associated adjoininguses. It is also common to find open or closed burial groundsor other religious artefacts adjoining Churches and Chapels.This is one of the characteristics setting them apart fromother non-residential buildings.

8.221 In conclusion, it is important to support new uses for formerChurches, Chapels and associated ecclesiastical buildings if they are tobe retained. But such uses should respect and take full advantage oftheir particular character, appearance, distinctive local culturalsignificance and history and the importance of the building in thelandscape and the community.

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POLICY H16: CONVERSIONSOF RELIGIOUS BUILDINGSTO DWELLINGS

THE CHANGE OF USE OR THE CONVERSION OFFORMER CHURCHES, CHAPELS ANDASSOCIATED ECCLESIASTICAL BUILDINGS TODWELLINGS WILL BE PERMITTED WHERE:

(i) EVERY REASONABLE ATTEMPT HASBEEN MADE TO SECURE, AS A FIRSTPRIORITY, A COMMUNITY RE-USE FORTHE BUILDING AND OUTSIDE OF A TOWNOR VILLAGE, AS A SECOND PRIORITY, ASUITABLE BUSINESS RE-USE AND ASTATEMENT OF THE EFFORTS WHICHHAVE BEEN MADE HAS BEEN PROVIDEDTO SUPPORT THE APPLICATION;

(ii) THE BUILDING IS CAPABLE OFCONVERSION WITHOUT THE NEED FORMAJOR REBUILDING, EXTENSION ORALTERATIONS WHICH WOULDSIGNIFICANTLY HARM ITS CHARACTER,INTERNAL AND EXTERNALARCHITECTURAL QUALITIES ANDFEATURES;

(iii) THERE IS NO SIGNIFICANT HARM TO THECHARACTER AND APPEARANCE OFADJOINING BUILDINGS, THE SETTING,THE BUILT ENVIRONMENT OR THEBEAUTY OF THE LANDSCAPE IN THESURROUNDING AREA;

(iv) THE RELATIONSHIP OF THE PROPERTYTO THOSE NEARBY IS NOT LIKELY TORESULT IN SIGNIFICANT HARM TOEXISTING USES OR TO THE PROPOSEDUSE;

(v) THE INCREASE IN ACTIVITY IS NOTLIKELY TO SIGNIFICANTLY HARM THEAMENITIES OF THE OCCUPIERS OFNEARBY PROPERTY, INCLUDING BYNOISE, VIBRATION, WATER OR AIRPOLLUTION, OR LOSS OF PRIVACY;

(vi) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES AND THE ACCESS ANDAPPROACH ROADS CAN PROVIDE SAFELYFOR THE LEVEL OF TRAFFIC LIKELY TOBE GENERATED; AND

(vii) DRAINAGE INFRASTRUCTURE ISPROVIDED TO SERVE THEDEVELOPMENT.

Dwellings and Caravans Essential for theRural Economy Outside of Towns and Villages

8.222 Government guidance, CSP and Local Plan policies provide ageneral presumption against new housing development outside of townsand villages other than in exceptional circumstances. One suchcircumstance is where there is a real economic need for a person to beemployed in the locality in an activity that is accepted as essential in thecountryside. This also necessitates living on or very close to the place ofwork for the purposes of agriculture or another activity both appropriate toand by necessity undertaken within the countryside.

8.223 A small number of housing applications for agriculturaldwellings (on average, about 6) are granted planning permission everyyear in Kerrier District. Cumulatively over time this becomes significantbecause of their location outside of towns and villages. Consequently, itis important that such proposals are considered consistently within adefinitive framework of policy guidance.

8.224 There are very few circumstances that can justify grantingplanning permission for residential development outside of towns orvillages, particularly on isolated sites in the open countryside. A proposalmust be justified initially on the basis that it is for an essential ruraleconomic activity whose location on the land is fixed, such as agricultureor forestry. Exceptionally there may be rural enterprises other thanagriculture or forestry where for clear operational reasons a dwelling maybe justified. This will only apply to those enterprises for which acountryside location is essential.

8.225 It is necessary for the applicant to demonstrate that theenterprise requires a worker to live on or close to the site. There must beadequate justification of this functional need to show why the workercannot equally well reside in a nearby settlement, in an existing dwellingin the area or utilise an extant planning permission in the area.

8.226 Examples of activities that may require a worker being readilyavailable at most times are the necessity to deal with the care of animals,maintaining essential machinery, or supervising sensitive crops. Indetermining whether a functional need exists, it will be reasonable toconsider not only the requirements of an enterprise as it exists at present,but also its likely future requirements provided there is clear evidence of afirm intention and ability to develop the rural business concerned.

8.227 In order to provide further evidence of the genuineness of theenterprise, its economic viability and its future intentions, it will, in mostcases, also be appropriate to apply a financial test. An applicant who candemonstrate that an existing business is financially sound and thatproposals are planned on a sound financial basis is likely to be moregenuine than one who cannot. This is particularly relevant wherechanges in the nature or scale of business are proposed as part of thejustification of the need for a dwelling. Significant investment in newbuildings on the enterprise, other than residential, is likely to be a goodindication of reliable intentions.

8.228 It is also appropriate to ensure that a worker's dwelling withrestricted occupancy has not already been approved in the vicinity,particularly to provide for the land in question. It may be necessary toinvestigate the history of land holdings to ensure that fragmentation hasnot taken place to divorce dwellings from the land.

8.229 Where this has occurred then permission for a further dwellingwould be unlikely to be approved as there is unlikely to be any realeconomic need in that area. When a dwelling is approved it wouldnormally be subject to a planning condition relating to its occupation and,where appropriate, a Planning Obligation will be sought relating to itsretention for a related economic enterprise and, if necessary, for aparticular land holding.

8.230 In exceptional cases, where the economic enterprise may berelatively new or the need for a dwelling appears to be marginal in

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relation to the viability of the enterprise, the granting of a temporarypermission may be considered to give the enterprise a chance to proveitself. This would normally involve a residential caravan or similaraccommodation.

8.231 The justification and need for the accommodation can then bereviewed when the application comes forward for a renewal of thetemporary permission and the viability of the enterprise is reviewed. Ifpermission for temporary accommodation is granted, permission for apermanent dwelling will not subsequently be given unless the tests forviability and the functional need for a permanent dwelling for a full-timeworker can be met and there is no other accommodation available tomeet the housing need.

8.232 Temporary permissions would not normally be granted for alonger period than 3 years and extensions not renewed beyond a further3 years unless further applications are supported by additional evidenceof justification. In considering temporary accommodation, permissionswould not normally be granted in locations that would not be suitable for apermanent dwelling, as this may eventually be the likely end result.

8.233 In cases where it is considered appropriate for a planningpermission to be approved for an essential dwelling which cannot be metby an existing dwelling or extant permission, the Local Planning Authoritywill take into account the practicability of the provision of theaccommodation through an existing building on the holding. Where thisis not achievable then, where possible, any new dwelling should be sitedadjoining an existing group of buildings. This will avoid the appearance ofa proliferation of isolated and sporadic development in the countryside.

8.234 Any proposals for such rural dwellings outside of towns andvillages would need to involve the provision of an adequate and safeaccess. They would also have to show that the site could be properlyserviced in respect of such matters as drainage so as not to causepollution. The size of the dwelling proposed should not be large inproportion to its functional requirement and to the financial capacity of theenterprise to support it. The financial test will provide evidence of thesize of the dwelling that the unit can sustain.

8.235 The scale and design of the dwelling should be related to theneeds of the enterprise rather than those of the owner or occupier. Aninternal floorspace measurement of 140 sq m (1,500 sq ft) for the livingaccommodation (excluding garaging) is normally the maximum likely tobe appropriate for the purposes of an agricultural worker's dwellingoutside of a town or village. This means the total area of all storeys in theproposed dwelling measured within the external walls and including allinternal walls and internal floorspace, but excluding domestic garaging.This will serve the needs of a 1 man farm or key worker on an establishedfarm.

8.236 In Kerrier District in 1992 only 445 holdings (36%) providedemployment for more than 1 full-time person, 275 holdings (22%)provided more than 2 full-time jobs and 95 holdings (8%) provided morethan 4 full-time jobs. There were 175 holdings (14%) over 50 ha(124 acres). Occasionally a replacement farmhouse may be required onan established farm that has been enlarged by the amalgamation ofadjoining holdings. Where this is substantial, ie over 50 ha (124 acres),there may be a case for flexibility in the dwelling size as an exception topolicy, based upon the income and needs of the enterprise.

8.237 In order to ensure that the proposed dwelling is kept availablefor the use of the holding and other such enterprises in the locality, theLocal Planning Authority will impose an occupancy condition. It may alsoseek an occupancy condition on any existing dwellings on the economicunit which are under the applicant's control, where they are occupied bythose working on the holding.

8.238 Section 106 Obligations will be sought to tie the new dwellingto the adjacent enterprise buildings and, if necessary in appropriatecircumstances, to the holding to prevent them being sold separately

without further application. This should ensure that the dwelling is keptavailable and not fragmented from the enterprise or holding. This shouldhelp protect the countryside against the risk of pressure for new dwellingsand avoid the proliferation of sporadic development outside villages. Itshould also help to prevent the fragmentation of farm units andunsustainable forms of development unrelated to a community and likelyto generate a need for travel.

8.239 In the longer term it may be that because of changes inpractice and need on the holding and in the locality, a case may beproffered that the dwelling should no longer be required to be tied by theagricultural occupancy condition to the enterprise or holding for which itwas originally approved. This involves proposals to lift occupancyconditions or vary Section 106 Obligations. It would be necessary for theLocal Planning Authority to be satisfied that there was no longer any needfor a dwelling to serve the economic needs of both the particular holdingand the locality before any support could be given to such proposals.

8.240 The dwelling may be able to serve workers in similarenterprises in the locality. Alternatively the restriction on the occupationof the dwelling may be able to be widened to meet a need in the Parishfor affordable housing, provided that it relates in scale and location to thatidentified need. Applications for the removal of occupancy conditionsshould be considered on the basis of realistic assessments of the existingneed for them, bearing in mind that it is the need for the dwelling forsomeone solely, mainly or last working in the enterprise in the area as awhole and not just at one particular location that is relevant.

8.241 An application for the retention of the development withoutcompliance with the agricultural occupancy condition should beaccompanied by a statement justifying the reasons why the restrictiveoccupancy is no longer necessary and, where it is to be disposed of, whyit cannot reasonably be sold with restrictive conditions in place.Accordingly the applicant should furnish justification of the reason formaking the application relating to changes in farming practices and landholdings, an assessment of the potential need from other farms in thearea and an assessment of the pattern of applications for new agriculturaldwellings from within the area. Where it is intended to dispose of theproperty, details of actions taken to market the property, including of theasking price, are likely to be relevant and should be included.

8.242 Where it is proposed to dispose of the property, it should beadvertised for sale, including within specialist agricultural press servingthe agricultural community, for a minimum period of 1 year and up to18 months depending upon the market conditions, including the state ofthe agricultural industry at the time. The price for the dwelling shouldreflect the reduced value as a result of the existence of the agriculturaloccupancy condition. It should be advertised as an agricultural dwelling.It should be shown that it is not possible to dispose of the dwelling at afair price which reflects the existence of the agricultural occupancycondition after a reasonable period of advertisement reflecting marketconditions.

8.243 The consideration of all applications for essential andagricultural dwellings, or for the retention of the agricultural dwellingwithout compliance with occupancy conditions involving an agriculturaljustification, would normally be referred by Kerrier District Council to anindependent consultant. This would usually be the Cornwall County LandAgent.

8.244 The purpose would be to carry out a technical appraisal withfinancial information as required and an evaluation of the need andcapacity of the enterprise for a worker on the holding. It must be shownthat it is not contrary to the interests of good working practice orhusbandry to divorce the dwelling from the holding and not likely to leadto a future application for an additional agricultural dwelling.

8.245 All applicants for an agricultural dwelling will be required tocomplete a standard questionnaire giving details of the proposals, holdingand enterprise which can then be used by the independent consultant as

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a basis for a technical assessment. This should ensure that anydwellings that are approved on the basis of a special case of essentialeconomic need such as agriculture can be genuinely be justified.

POLICY H17: DWELLINGS FORESSENTIAL WORKERS IN THECOUNTRYSIDE

OUTSIDE TOWNS AND VILLAGES, AS DEFINEDBY THE SETTLEMENT STRATEGY, NEWHOUSING DEVELOPMENT WILL BE PERMITTEDWHERE:

(i) IT IS ESSENTIAL FOR PARTICULARWORKERS TO LIVE WHERE THEY WORKFOR THE PURPOSES OF AGRICULTURE,OR ANOTHER ACTIVITY BOTHAPPROPRIATE TO AND BY NECESSITYUNDERTAKEN WITHIN THECOUNTRYSIDE;

(ii) THE HOUSING NEED COULD NOT BE METTHROUGH EXISTING HOUSING, THEIMPLEMENTATION OF AN EXTANTPERMISSION, THE CONVERSION OF ABUILDING AT OR NEAR THE PLACE OFWORK, OR IN ANY OTHER WAY;

(iii) THE SITING, DESIGN, FORM, BULK ANDUSE OF MATERIALS WOULD NOTSIGNIFICANTLY HARM THE CHARACTERAND APPEARANCE OF THE LANDSCAPE,THE SETTING OF NEARBY BUILDINGS,THE QUALITY OF THE NATURALENVIRONMENT OR HISTORIC HERITAGE;

(iv) IT IS LOCATED CLOSE TO EXISTINGBUILDINGS ASSOCIATED WITH THEECONOMIC ACTIVITY TO WHICH IT ISLINKED WHERE THIS IS PRACTICABLE;

(v) THE SIZE OF THE DWELLING IS RELATEDTO THE FUNCTIONAL AND FINANCIALNEEDS OF THE ENTERPRISE AND DOESNOT SIGNIFICANTLY EXCEED 140 SQ M(1,500 SQ FT) INTERNAL FLOORSPACEAREA (EXCLUDING GARAGING);

(vi) THE ACCESS AND APPROACH ROADS CANPROVIDE SAFELY FOR THE TYPE ANDLEVEL OF TRAFFIC LIKELY TO BEGENERATED;

(vii) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES;

(viii) THERE IS DRAINAGE INFRASTRUCTURETO SERVE THE DEVELOPMENT; AND

(ix) INVESTIGATION OF THE HISTORY OFTHE HOLDING, TO ESTABLISH THERECENT PATTERN OF USE OF LAND ANDBUILDINGS AND WHETHER ANY

DWELLINGS OR BUILDINGS SUITABLE FOR CONVERSION TO DWELLINGS HAVE RECENTLY BEEN SOLD SEPARATELY FROM THE FARM, DOES NOT PROVIDE EVIDENCE OF A LACK OF AGRICULTURALNEED, WHERE THE DWELLING IS FOR AN AGRICULTURAL WORKER.

A PLANNING OBLIGATION WILL BE SOUGHT TOPREVENT THE DWELLING BEING SEPARATEDFROM THE FARM OR RURAL UNDERTAKINGWHICH IT IS TO SERVE.

POLICY H18: LIFTING OFOCCUPANCY CONDITIONS

THE RETENTION OF A DWELLING WITHOUTCOMPLIANCE WITH AN OCCUPANCY CONDITIONWILL BE PERMITTED WHERE:

(i) IT IS WITHIN A TOWN OR VILLAGE, ASDEFINED BY THE SETTLEMENTSTRATEGY; OR

(ii) THERE IS NO LONGER A NEED FOR ADWELLING FOR A WORKER TO LIVEWHERE THEY WORK FOR THE PURPOSESOF AGRICULTURE, OR ANOTHERACTIVITY BOTH APPROPRIATE TO ANDBY NECESSITY UNDERTAKEN WITHINTHE COUNTRYSIDE, ON THE BASIS OF AREALISTIC ASSESSMENT OF THEEXISTING AND LIKELY NEED IN THEAREA AS A WHOLE.

WHERE THERE IS EVIDENCE OF A NEED FORAFFORDABLE HOUSING IN THE PARISH ANDTHE DWELLING IS APPROPRIATE TO THISNEED IN SCALE AND LOCATION AND ISACCESSIBLE TO PUBLIC TRANSPORT, APLANNING OBLIGATION WILL BE SOUGHT TOENSURE THAT ITS OCCUPANCY IS RESTRICTEDTO A PERSON IN LOCAL HOUSING NEED.

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POLICY H19: TEMPORARYRESIDENTIAL CARAVANSIN THE COUNTRYSIDE FORESSENTIAL WORKERS

OUTSIDE TOWNS AND VILLAGES, AS DEFINEDBY THE SETTLEMENT STRATEGY, THE USE OFLAND FOR THE STATIONING OF A RESIDENTIALCARAVAN WILL BE PERMITTED FOR A LIMITEDPERIOD OF UP TO 3 YEARS WHERE:

(i) IT IS ESSENTIAL FOR PARTICULARWORKERS TO LIVE WHERE THEY WORKFOR THE PURPOSES OF AGRICULTURE,OR ANOTHER ACTIVITY BOTHAPPROPRIATE TO AND BY NECESSITYUNDERTAKEN WITHIN THECOUNTRYSIDE;

(ii) THE HOUSING NEED CANNOT BE METTHROUGH EXISTING HOUSING, THEIMPLEMENTATION OF AN EXTANTPERMISSION, THE CONVERSION OF ABUILDING AT OR NEAR THE PLACE OFWORK OR IN ANY OTHER WAY;

(iii) THE EVIDENCE SUPPORTING THE NEEDFOR AN ESSENTIAL WORKER’SDWELLING IS INCONCLUSIVE ANDFURTHER TIME IS REQUIRED FOR THEVIABILITY OF THE ENTERPRISE TO BEESTABLISHED;

(iv) THE SITE IS CLOSE TO FARM BUILDINGS,DWELLINGS OR PROPERTY AND THECARAVAN WOULD NOT SIGNIFICANTLYHARM THE CHARACTER ANDAPPEARANCE OF THE LANDSCAPE, THEBUILT ENVIRONMENT, THE QUALITY OFTHE NATURAL ENVIRONMENT ORHISTORIC HERITAGE;

(v) THE ACCESS AND APPROACH ROADS CANPROVIDE SAFELY FOR THE TYPE ANDLEVEL OF TRAFFIC LIKELY TO BEGENERATED;

(vi) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES; AND

(vii) THERE IS DRAINAGE INFRASTRUCTURETO SERVE THE DEVELOPMENT.

Affordable Housing for Local Needs Outsideof Areas Proposed for Housing Developmentin Villages (Exceptions Sites)

8.246 The reasoned justification for affordable housing, includingdefinitions of affordability and need, have been set out previously in thehousing section entitled "Provision of Affordable Housing in Towns andVillages". Reference should be made to it in respect of the overall levelsof need for affordable housing in Kerrier District as a whole, and withinparticular groups of Parishes.

8.247 Rural affordable housing provision may however beaugmented by an exceptions policy. This enables planning permission tobe granted for the development of small sites within or immediatelyadjoining existing villages in rural areas that would not normally bereleased for housing in order to provide affordable housing to meet localneeds in perpetuity. These small sites are outside of land alreadyallocated for housing development within or on the edge of villages asdefined by the settlement strategy.

8.248 The exceptions policy complements the provision of low costaffordable housing for local needs that is proposed on sites allocated forhousing development in the larger villages in rural areas. It is justifiedwhere there remains a lack of affordable housing to meet the localhousing needs of the community as a whole in rural areas. It is on landreleased for housing to meet an identified local need as an exception tonormal policies for general housing provision that would not otherwise bereleased for housing. It contributes to meeting the District-wide targetsfor affordable housing. It is additional to housing provision to meet thenew housing development targets of the Development Plan.

8.249 The basis of the exceptions policy is one of permitting verylimited exceptions to established policies of restraint on development inthe countryside subject to strict criteria and other controls. It should meetthe needs of an established rural community in a particular location onthe basis of a local need identified by an up-to-date survey and anassessment of need. Provision should be related to villages with anappropriate level of community facilities and services, including publictransport, for the type and scale of housing development proposed.Where there is a choice of villages in a Parish, those with the better rangeof services and facilities would be the preferred location.

8.250 There are difficulties in securing an adequate supply ofaffordable housing to meet the local needs of communities in the ruralareas of Kerrier District. For many long term residents, for those withemployment in rural areas, and for emerging households, the opportunityto purchase a home outside of the towns is constrained by low wagelevels, relatively poor employment prospects and unaffordably high houseprices. Although the main provision for affordable housing is in towns,surveys and assessments have identified local needs in rural areas,which can only be met by provision in a local village.

8.251 House prices are high because Kerrier has a southerlymaritime climate and a rural and coastal environment of high quality. Itsrural settlements are bounded by countryside or by coast. It is attractiveto in-migration from those with increased mobility and wealth who areseeking retirement, second or holiday homes, or for letting properties forthe holiday industry. There are also service personnel competing in themarket in rural areas.

8.252 Other factors exacerbate local housing problems in the ruralareas of Kerrier. It has a relatively sparse population density andconsequently the costs of living in remote rural areas are higher. This ispartly because of the need to own a vehicle and to travel to obtain manyof the basic necessities of modern life. It emphasises the importance ofmost provision of affordable housing being within suitable villages.

8.253 The problem of affordable housing is largely one of houseprices being substantially higher than local wage levels but it isexacerbated in rural areas by various factors. There has been a steady

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rise in Kerrier District in the level of population and households fordecades. An existing shortage of rural housing is additionally aggravatedby a decline in agricultural incomes and the growth in the pressures of theseasonal self-catering holiday industry. For example, in 2000 peakseason holiday rents as high as £1,000 per week were not uncommon forthe quality end of the self-catering holiday market, with profit ratiossignificant compared to traditional farming. This rent contrasts with anaffordable social housing rent of around £50 per week.

8.254 Rural housing problems have been aggravated by tenurechanges and the persistence of homelessness. The right to buy Councilhousing changed the tenure of about 20% of Kerrier’s social rentedhousing stock. Rural housing often was the most attractive to purchasebut most new provision of rented housing has been within the towns.

8.255 There is a relatively low proportion of dwellings within thesocial housing sector within Kerrier District compared with the nationalhousing stock levels. The 1995 Study estimated a significant shortfall insocial housing provision District-wide. While much of this need wasconcentrated in the urban areas, the sample survey also indicated a needin rural areas within all but a small number of rural Parishes. A total needof 1,200 houses was identified outside of the urban areas. The2000 Survey identified a need for 1,200 affordable houses in the ruralsub-areas of Kerrier, which is a requirement for 109 per annum from 2000to 2011.

8.256 The exceptions policy enables the provision of appropriatelylocated housing in suitable villages within the area where the local needof the rural community has been identified. As it is on an exceptions siteit includes an element of subsidy, which enables the appropriate size andtenure of housing to be provided. This enables it to be affordable for rentor purchase in competition with an externally supported housing marketfrom those who seek rural property for other reasons.

8.257 It is to the benefit of the rural community that its social andeconomic structure should be a consideration of housing policy. Thosewith strong ties to a locality for socio-economic reasons help to maintainthe rural community. They can provide benefits to the local communitythrough the retention of kinship, family care, local skills and employmentgeneration.

8.258 Kerrier District Council, as Local Planning Authority, hassuccessfully operated a local needs housing rural exceptions policy sinceits adoption on 26 June 1989. Local need has been established byhousing need surveys and assessments. The Council finances ParishCouncils to enable them to carry out 100% rural Parish housing surveyswith the guidance of CRCC on a cycle of about 6 per annum. Thesecomplement the District-wide housing need sample surveys carried outby the Council as Local Housing Authority in 1995 and 2000. The resultsare incorporated into the Council’s 5 year Housing Strategy, which is alsosupported by information from the Housing Register, and is updatedannually.

8.259 The housing surveys have revealed that there are many in therural areas whose incomes are so low who, despite house prices beingconsiderably below the regional average, are unable to buy a home onthe open market. This rural local need, combined with constraints ondevelopment outside of villages within rural areas, justifies the ruralexceptions sites housing policy.

8.260 Exceptions sites housing schemes are to meet the identifiedlocal needs of the rural community in perpetuity. They should be locatedwithin, or immediately adjoining, suitable rural villages with some basicfacilities and public transport. This enables the visual effects of sporadicdevelopment in the countryside to be avoided by its integration with thebuilt-up form of the village. The need should not be met by housingdevelopment on an individual basis in a relatively isolated andunsustainable location in the countryside. This would be harmful to itscharacter, generate a need for travel and not be socially inclusive.

8.261 Exceptions sites housing schemes should be located so as tobe appropriate in scale to the size and facilities of the village in whichthey are located. The settlement strategy defines larger and smallervillages. Larger affordable housing schemes should be located in thelarger villages with a good range of community services, facilities andpublic transport. Schemes in smaller villages that have only basicfacilities should only be small. Where it can be justified, further phasesmay be developed later.

8.262 The scale of development that is likely to be appropriate on arural exceptions site will be dependent on a variety of factors. Villagessuitable for larger schemes should include as essential a primary school,shop and access to public transport facilities. All schemes shouldcontribute to satisfying the identified local need in their scale and in thetype of dwellings and should provide for a mix of development.

8.263 The scale of affordable housing development appropriate atany one time will also depend on the setting and character of the ruralvillage and the amount of development that can reasonably be expectedto be easily and quickly assimilated. It is considered that in a rural largervillage, exceptions site developments should not be expected to exceed12 dwellings during any 5 year survey period. It may be appropriate todevelop some rural exceptions sites in phases over a longer period inaccordance with the identified level of need.

8.264 Kerrier District has a very scattered form of rural developmentand many smaller settlements of a variety of sizes. The KDLP settlementstrategy identifies 44 smaller villages. They are important groups ofsettlement performing the role of small centres and providers of servicesto the rural community. They contribute to the maintenance of the socialand economic viability and the distinctive lifestyle of the rural community,particularly in the more remote rural areas.

8.265 Where there is an identified local need, at least some basicfacilities and access to public transport, the smaller villages may beappropriate locations for small affordable housing exceptions schemes.An appropriate scale of development is likely to be up to 6 dwellings inany 5 year survey period depending upon the levels of need, access tofacilities and public transport and the character and environmentalqualities of the area.

8.266 Rural exceptions site affordable housing schemes to meet acommunity’s identified local need should be on small sites within orimmediately adjoining a village. They should be located and designed tobe in keeping with their surroundings, the built environment and thelandscape and take full account of environmental considerations. Theyshould be well integrated with the form, character and setting of thevillage in terms of their siting, design and materials and should respectdistinctive local building styles.

8.267 Rural exceptions site schemes must be shown to be meeting alocal need identified by survey and assessment. This should be either atsub-area, Parish or village level and be up-to-date within 5 years. Itshould be clear that sufficient affordable housing to meet the level ofidentified need could not otherwise be expected to be provided in thatarea, within a town or village, on land allocated for housing development,or through the re-use of previously developed land or buildings.

8.268 The scale, type, tenure, rent and price of housing onexceptions sites should provide directly for the local need identified by thearea survey and assessment. Such schemes provide housing for thoseunable to rent or purchase on the open market. In most cases this willinclude those wishing to rent to form a household for the first time or forfirst time buyers. The price or rent should be affordable in relation to theability to pay of those identified as in need. Guidance on the level ofneed and affordability is included within the earlier section entitled“Provision of Affordable Housing in Towns and Villages”.

8.269 Exceptions site housing involves an element of subsidy whichenables it to be provided at an affordable rent or price. This is partly the

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result of the cost of purchasing the land for development being cheaperthan if it were allocated for housing development and had an equivalentland value. The benefit of this subsidy should be retained when the landis granted planning permission to ensure that the housing continues to beaffordable and is reserved for local needs, both for the initial occupiersand in perpetuity. To ensure this is the case, the proposed housingscheme must also be shown to be viable at a rent or price that isaffordable.

8.270 In order to ensure that an exceptions site scheme satisfies thecommunity's local need for affordable housing that cannot otherwise bemet and that it is occupied and retained for this purpose in perpetuity, solong as there is a need, the accommodation should only be occupied byqualifying persons and their dependants. They should be persons inneed of affordable housing who have been residents of the Parish for atleast 5 years or have a local connection there, either by birth, upbringing,current employment or previous residence. Upbringing means havingbeen resident and educated in the Parish whilst under the age of 18.

8.271 In the exceptional circumstances of a sale or let of housingaccommodation on a rural exceptions scheme not being achieved afteractive marketing at a price which reflects the restricted market resultingfrom the terms of qualification, it will be acceptable to extend the area forqualification beyond the Parish. This will be to the adjoining Parishes fora further period of marketing and thereafter to the remainder of KerrierDistrict. While the guideline marketing period at each stage in thecascade is for 6 months, this may be varied in relation to the level ofprovision and the identified need for affordable housing.

8.272 Where an exceptions site scheme provides rented housing, itshould be managed. This should preferably be through a RegisteredSocial Landlord such as a Registered Housing Association, localcharitable trust or similar organisation that is regulated and grant aided bythe Housing Corporation. This will ensure maintenance, verifyqualification by need and local ties and so control occupation to meet theneeds of the local community. It will ensure that the element ofaffordability remains when occupation changes and that the element ofsubsidy is retained in perpituity.

8.273 Where planning permission is granted to meet a local need foraffordable housing on a rural exceptions site, adequate arrangements willbe required to be made to reserve the housing for occupation for localneeds, both initially and in perpetuity. A Planning Obligation will besought to ensure this from the developer and land owner.

8.274 Where a rural exceptions site housing scheme is owned andmanaged for rent by a Registered Housing Association and the localneed in the Parish falls below the level necessary to ensure occupation ofthe accommodation, it will be acceptable for the purpose of re-letting toextend the area of the local qualification in the first instance to theadjoining Parishes and then to the remainder of Kerrier District. This willenable levels of occupation to be maintained to support the RegisteredSocial Landlord where it is a charitable organisation and ensure thataffordable housing does not unnecessarily remain vacant.

8.275 The development of open market housing on land that is notallocated for housing development and is outside of a town or village soas to enable, through cross-subsidisation, the provision of a ruralexceptions site development for affordable housing for local needs is notacceptable. Similarly, arrangements that would enable the disposal onthe open market, other than to a person qualifying and in local need, ofan exceptions site dwellinghouse would not be acceptable.

POLICY H20: AFFORDABLEHOUSING ON RURAL EXCEPTIONSSITES TO MEET THE NEEDS OFTHE LOCAL COMMUNITY

THE DEVELOPMENT OF AFFORDABLE HOUSINGON SMALL EXCEPTIONS SITES IN RURALAREAS WILL BE PERMITTED WHERE:

(i) IT IS WITHIN, OR IMMEDIATELYADJOINING, THE DEVELOPMENTBOUNDARY OF A VILLAGE, AS DEFINEDBY THE SETTLEMENT STRATEGY;

(ii) THERE IS EVIDENCE OF A LOCAL NEEDFOR AFFORDABLE HOUSING TO SERVETHE VILLAGE AND PARISH WHICHWOULD BE MET BY THE NUMBER ANDSIZE OF DWELLINGS PROPOSED, WHOSEINDIVIDUAL INTERNAL FLOORSPACEAREA SHOULD NOT BE SIGNIFICANTLYMORE THAN 100 SQ M (1,080 SQ FT),EXCLUDING GARAGING, DEPENDINGUPON THE EVIDENCE OF THE NEEDS OFTHE LOCAL COMMUNITY;

(iii) IT IS FOR NO MORE THAN 12 DWELLINGSIN THE LARGER VILLAGES AND6 DWELLINGS IN THE SMALLERVILLAGES, DEPENDING UPON THEEVIDENCE OF THE NEEDS OF THE LOCALCOMMUNITY FOR THE SURVEY PERIOD;

(iv) THERE IS ACCESS TO BASIC COMMUNITYFACILITIES, INCLUDING A POST OFFICEOR SHOP, AND VILLAGES SUITABLE FORA LARGER SCHEME SHOULD INCLUDE APRIMARY SCHOOL AND A SHOP;

(v) THE LOCATION, SCALE, DESIGN AND USEOF MATERIALS WOULD NOTSIGNIFICANTLY HARM THE CHARACTEROR APPEARANCE OF THE LANDSCAPE,THE BUILT ENVIRONMENT OR ITSSETTING IN THE LANDSCAPE, THEQUALITY OF THE NATURALENVIRONMENT OR HISTORIC HERITAGE;

(vi) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES, THE ACCESS ANDAPPROACH ROADS PROVIDE SAFELY FORTHE LEVEL OF TRAFFIC LIKELY TO BEGENERATED AND THERE IS ACCESS TOPUBLIC TRANSPORT;

(vii) THERE IS A WATER SUPPLY ANDDRAINAGE INFRASTRUCTURE TO SERVETHE SITE WITH A MEANS OF SEWAGEDISPOSAL WHICH WILL NOT CAUSE THESEWERAGE OR SEWAGE TREATMENTSYSTEM TO BECOME OVERLOADED, AND

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THE DEVELOPMENT IS UNLIKELY TO LEAD TO POLLUTION OR FLOODING; AND

(viii) THE OCCUPATION SHOULD BECONTROLLED (AND, WHERE IT IS FORRENT, MANAGED BY A REGISTEREDSOCIAL LANDLORD OR HOUSINGCHARITY) TO ENSURE THAT THEBENEFITS OF AFFORDABLE HOUSINGWILL BE ENJOYED BY ALL SUBSEQUENT,AS WELL AS THE INITIAL, OCCUPIERSAND THAT THE ELEMENT OFAFFORDABILITY IS MAINTAINED INPERPETUITY. A PLANNING OBLIGATIONWILL BE SOUGHT TO ENSURE THAT THEINITIAL, AND SUBSEQUENT, OCCUPANCYOF THE DWELLINGS IS RESTRICTED INPERPETUITY TO PERSONS IN HOUSINGNEED WHO HAVE BEEN RESIDENTS OFTHE PARISH FOR AT LEAST 5 YEARS ORHAVE A LOCAL CONNECTION THEREEITHER BY BIRTH, UPBRINGING,CURRENT EMPLOYMENT OR PREVIOUSRESIDENCE. IN THE EVENT OF LOCALNEED SUBSEQUENTLY FALLING SO THATTHE ACCOMMODATION CANNOT BERESOLD OR RE-LET WITHIN THE PARISH,AN EXTENSION OF THE QUALIFICATIONAREA FOR LOCAL NEED WOULD BEACCEPTED. THIS WOULD BE FIRSTLY TOTHE ADJOINING PARISHES ANDSECONDLY, IF JUSTIFIABLE BY THEDECLINE IN THE LEVEL OF IDENTIFIEDNEED, TO KERRIER DISTRICT AS AWHOLE.

DEVELOPMENT THROUGHOUTTHE DISTRICT

Residential Care Homes for the Elderly,Special Needs and Nursing Homes

8.276 West Cornwall is attractive to the late middle-aged and elderlyfor retirement and over 7,000 of the total population of Kerrier are75 years or older. There are a substantial number of private residentialcare homes providing care within the community, mainly grouped aroundthe urban area of Camborne-Redruth, Helston, on the peripheries ofFalmouth and Penryn and also in some of the larger villages.

8.277 The 1991 census indicated that 22% of the population ofKerrier District was over pensionable age. Accommodation is alsoprovided in the community for those with special needs, for example forhealth reasons, disabilities or other social difficulties. Reference shouldbe made to the section on Social Services and Care in the Communitywithin the chapter on Infrastructure, Community Services and Facilities.

8.278 Residential care homes are best located within easy walkingdistance of shops, access to public transport and local communityfacilities. It is important to try to ensure that the elderly and those withspecial needs remain part of the community. New proposals should belocated within towns and villages, otherwise residents may suffer fromisolation from the wider community. Reference should also be made topolicy guidance in the CSP in respect of sustainability and strategiclocational factors.

8.279 The consideration of proposals for care homes, including theconversion of existing properties, should also take account of the effecton the character of the adjoining landscape and character of the naturalenvironment. The approval of development for care homes for the elderlyand for nursing homes is likely to result in pressure for further sitedevelopment in the future. In consequence, the adequacy of the size ofthe site curtilage to provide for all the likely requirements associated withthis specialised form of use may be relevant. This will include useableamenity space, parking facilities and landscaping.

8.280 Any proposals likely to set a precedent for the intensification ofuse in the countryside, or for the intrusion of development from the siteinto the countryside, which is likely to be harmful to the landscapecharacter of the area is unlikely to be acceptable. Such proposals arelikely to generate vehicular traffic and be detrimental to the naturalenvironment and the protection of the countryside for its own sake.

8.281 Consideration of the proposed location, size and adequacy ofthe site to provide the required facility will include a regard for the effect ofthe development on the amenities and character of the surroundingproperties, including traffic generation. The proposed site should be largeenough to provide adequate landscaped and private amenity spacearound the building, parking facilities for some of the residents, for staffand visitors and an adequate servicing area without an adverse effect onthe privacy and amenities of nearby residential property.

8.282 In the consideration of proposals for nursing homes, the samematters should be taken into consideration as for residential care homes.The emphasis on a location close to local community facilities withinwalking distance is not as important, as most residents are not likely to beas mobile.

8.283 Proximity to medical facilities is likely to be of greaterimportance to nursing homes. Outside of settlements the conversion oflarge detached properties in their own grounds to nursing homes may beacceptable, providing other policy criteria can be met. Greater emphasisis needed on the provision of on-site facilities as nursing homes requiregreater numbers of staff on duty 24 hours per day.

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POLICY H21: HOUSING FORSPECIAL NEEDS, RESIDENTIALCARE AND NURSING HOMES

HOUSING DEVELOPMENT FOR THE SPECIALNEEDS OF THOSE REQUIRING SPECIALISEDHOUSING INVOLVING SOCIAL SERVICES ANDHEALTH CARE IN THE COMMUNITY,RESIDENTIAL CARE HOMES FOR THE ELDERLYOR NURSING HOMES WILL BE PERMITTEDWHERE:

(A) SPECIALISED HOUSING

(i) IT IS ON LAND PROPOSED FOR HOUSINGPURPOSES ON THE PROPOSALS MAP,WHOLLY WITHIN A TOWN OR VILLAGE,OR WHERE THERE IS EVIDENCE OF ALOCAL NEED, WITHIN A SCHEME OFAFFORDABLE HOUSING;

(B) RESIDENTIAL CARE HOMES

(ii) IT IS ON LAND PROPOSED FOR HOUSINGPURPOSES ON THE PROPOSALS MAP ORWHOLLY WITHIN A TOWN OR VILLAGE;

(C) NURSING HOMES

(iii) IT IS WHOLLY WITHIN A TOWN ORVILLAGE, OR IS EITHER ON LANDPROPOSED FOR HOUSING ON THEPROPOSALS MAP OR INVOLVES THECONVERSION OF A BUILDING WITHOUT ASIGNIFICANT AMOUNT OF NEW BUILDINGIN THE COUNTRYSIDE;

IN ADDITION, THE FOLLOWING CRITERIASHOULD BE MET FOR ALL CATEGORIES:

(iv) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES, THE ACCESS ANDAPPROACH ROADS CAN PROVIDE SAFELYFOR THE LEVEL AND TYPE OF TRAFFICLIKELY TO BE GENERATED AND THEREIS ACCESS TO PUBLIC TRANSPORT;

(v) THE FORM, SCALE AND DESIGN SHOULDNOT SIGNIFICANTLY HARM THECHARACTER AND APPEARANCE OF THELANDSCAPE, THE BUILT ENVIRONMENT,THE QUALITY OF THE NATURALENVIRONMENT OR HISTORIC HERITAGE;

(vi) THERE IS NO SIGNIFICANT HARM TO THERESIDENTIAL AMENITIES OF OCCUPIERSOF NEARBY PROPERTY BYDISTURBANCE, LOSS OF PRIVACY,EMISSIONS, INCREASE IN ACTIVITYLEVELS OR GROWTH IN TRAFFIC;

(vii) THERE IS DRAINAGE INFRASTRUCTURETO SERVE THE DEVELOPMENT; AND

(viii) THERE IS ACCESS TO MEDICAL ANDSOCIAL SERVICES TO SERVE THEDEVELOPMENT AND, WITH THEEXCEPTION OF NURSING HOMES, TOCOMMUNITY SERVICES AND FACILITIES.

Annexes to Dwellings

8.284 Kerrier has a higher than average elderly population. Some15% of the total population had long term illness or disability and thisaffected almost 30% of all households in 1991. The large number ofelderly and infirm indicates an on-going need for care. Reference shouldalso be made to the previous section on residential care homes and alsoto the sections on Social Services and Care in the Community within thechapter on Infrastructure, Community Services and Facilities. The ageand health of the population and increased emphasis on care in thecommunity means that additional accommodation is often sought throughextensions of dwellings, including the provision of annexes.

8.285 An annexe provides additional residential accommodation. Itallows for some degree of independence from the host dwelling but stillrelies on it for some shared services, facilities and functions. An annexeis not completely self-contained. At its most basic it would only be abedroom, bathroom and toilet. Other accommodation could beconsidered, such as a sitting room, kitchen, conservatory and patio etc.However, the greater the range of facility that is added then the greaterthe degree of self-containment there is and the closer the proposalbecomes to being physically a separate unit of accommodation, even if itis not intended to initially use it for that purpose.

8.286 Proposals to extend existing dwellings to provide for anextended family, and in particular accommodation for elderly and infirmrelatives needing supervision or care, may be appropriate in certainpersonal circumstances. However, it is essential that proposals forannexes are not designed so as to be tantamount to the formation of aseparate, self-contained and individual unit of residential accommodation,where this would not be acceptable to planning policy for the protection ofthe amenities of occupiers of nearby property, the character of the builtenvironment or the landscape, or the need for avoidance of generation ofa need for travel in the interest of sustainable development.

8.287 The extension and conversion of 1 dwelling into 2 isdevelopment that requires a planning permission and this is specificallyhighlighted in Section 55 of the Town and Country Planning Act 1990.Proposals for separate units of housing accommodation would notnormally be approved outside towns and villages so as to conserve thecountryside, encourage social inclusion and reduce travel needs exceptin exceptional circumstances, as set out elsewhere within this chapter.

8.288 Nor would separate units of accommodation be approved inthe curtilage of existing dwellings without the provision of a separatevehicular access, parking, private amenity space and curtilage. Theamount of harm that this would cause is partly dependent upon the sizeand relationship of the buildings and their curtilage and the location.Outside towns and villages the creation of a separate unit ofaccommodation is in most circumstances unsustainable and isparticularly harmful within the AONB. The Local Plan provides forexceptions, for example, to enable the re-use of an existing building.

8.289 In view of these planning constraints, proposals for annexeextensions to existing dwellings should be limited in design and scaleboth within towns and villages and in the open countryside. They shouldbe appropriate not only to the capacity of the site and the character of itssurroundings but also to the personal needs of the occupant, who wouldnormally be a single, often elderly, relative, and for the need to integrate

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the annexe into the main dwelling once the personal justification hasended.

8.290 Amenity and environmental problems can arise after the deathof an elderly occupant if the annexe becomes a separate unit ofaccommodation. The annexe should not be sold or rented as a separatedwelling unit where it is not acceptable but integrated into the dwelling forfamily use incidental to the use of the main dwelling on which it usuallyrelies for shared vehicular access and amenity.

8.291 Proposals should be physically designed and proportioned soas to accord accurately with the description of the application, as anannexe, rather than being of a scale and layout more suited to use as aseparate unit of accommodation. It is considered that the level ofprovision required for an annexe can normally be adequately achieved fora single person within a floorspace of 40 sq m (430 sq ft) and for 2 peoplewithin a maximum of 55 sq m (592 sq ft). Proposals greater than thislevel would not be likely to be acceptable, where it would significantlyharm the character of the built environment, landscape or the amenitiesof occupiers of nearby dwellings.

8.292 The sort of facilities that would be acceptable for a singleperson within such accommodation would be a bathroom, toilet and abed/sitting room, or a separate sitting room where necessary. For2 people, acceptable accommodation would be a separate bedroom andliving room, as well as a toilet and bathroom. The provision of additionalaccommodation and facilities would increase the level of self-containment. There would become a point where the level of self-containment would be such as to be tantamount to the provision of aseparate unit of accommodation rather than an annexe.

8.293 In order to exercise control over the degree of self-containment, additional accommodation would have to be justifiable byneed. The provision of a separate kitchen would not be considered to bein the spirit of a genuine proposal for an annexe. It would be indicative ofthe likely formation of a wholly independent unit of accommodation andmore appropriate to an application to form 2 dwellings from 1. A separatekitchen would not be acceptable for an annexe without justification of theneed for the facility.

8.294 The scale of the annexe proposal should be limited by theneed for the sort of accommodation described above, and the need toprevent the formation of a separate dwelling once the family or personalneed has ended. The scale of the annexe proposals that would beappropriate would also be limited by the size of the existing residentialcurtilage and the likely effects of the development on the amenities andcharacter of the surrounding area.

8.295 The scale, design and appearance of extensions, includingannexes, is important to the character of the area. An annexe should bedesigned so as to be in keeping with the scale and character of theexisting building and its surroundings. It should include similar externalmaterials, roof proportions and window styles so as to enhance thecharacter of the property or, at least, so as to look like part of the form ofthe original dwelling. It is particularly important that they are not harmfullyprominent in scale and design within areas important for their characterand appearance, such as the AONB, AGLV and Conservation Areas.

8.296 An important constraint on design and scale is the effects onthe amenity of the occupiers of the host dwelling and the adjoiningdwellings in relation to loss of private amenity space and privacy. In allcases proposals should allow for the retention of sufficient garden andamenity space for drying, recreation, storage and vehicular parking andmanoeuvring for the main dwelling. If this cannot be achieved, then anannexe proposal is likely to amount to overdevelopment of the plot or tobe harmful to the character of the area.

8.297 In order to control the level of self-containment of an annexe,unless it involves the conversion of a building that is so separated as tobe impracticable, then proposals should be designed so as to be

physically linked to the existing dwelling. This should involve internalaccess rather than separate external entrances. This would also enablethe extension to be more easily integrated into the family dwelling once itis no longer needed as an annexe. It would also reduce the likelihood ofit being used as a separate unit of accommodation without planningpermission.

8.298 The misuse of annexes is an issue in Kerrier District, which isgenerated by its economic limitations and environmental attractions.Incomes are very low in relation to the national average, unemploymentrelatively high and property letting is profitable during the holiday season.Kerrier District has a southerly maritime climate. Much of it is relativelyremote, rural and of high visual and environmental quality. It is, therefore,popular for in-migration from outside of Cornwall for persons of retirementage. In addition, there is considerable pressure on the existing housingstock and on annexe accommodation for holiday use.

8.299 Economic and housing pressures exist in Kerrier District andthis is an encouragement for the use of parts of existing dwellings asseparate units of accommodation, either temporarily or permanently. Inremote rural areas, and particularly in the case of groups of buildings ortraditional terraces, it is not easy to identify from the exterior where sub-division has occurred.

8.300 In order to control the use of an annexe as a separate dwellingwithout planning permission, planning conditions would normally beimposed relating to the occupancy of the annexe by the family membersor to the retention of the annexe as an ancillary part of theaccommodation of the main dwelling rather than as a separate unit. Thelatter is locally known as a "St Mawes" condition because such misuseoccurs where tourism makes if profitable.

8.301 In areas of open countryside, on the coast or where there areother constraints on intensification of development, such as limited plotsizes or access, it is normal practice to secure the annexe as an ancillaryadjunct to the main dwelling. A Planning Obligation under Section 106 ofthe Town and Country Planning Act 1990 controlling the use andoccupancy of the annexe may be sought to achieve this where a planningcondition may not be adequate to prevent harm to amenity or theenvironment.

8.302 Proposals for annexes that are in unsustainable locations inthe countryside, outside of towns or villages, that are based on thepersonal need of an elderly relative, should include independent medicalevidence to justify the case. This should support the need for theaccommodation to be in the form of an annexe rather than throughalternative types of extension to the existing dwelling or through thepurchase of an existing suitable property in the locality. The need for thejustification is increased in proportion to the scale and degree of self-containment of the proposed annexe.

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POLICY H22: ANNEXES TODWELLINGS

AN EXTENSION TO A DWELLINGHOUSE, OR ABUILDING CONVERSION, TO PROVIDE ANANNEXE WITHOUT ITS OWN SEPARATECURTILAGE OR VEHICULAR ACCESS WILL BEPERMITTED WHERE:

(i) THE SCALE AND DESIGN IS IN KEEPINGWITH THE MASS, FORM AND EXTERNALFINISHES OF THE EXISTINGDWELLINGHOUSE AND THERE IS NOSIGNIFICANT HARM TO ITS CHARACTERAND APPEARANCE, THAT OF THENEARBY BUILT ENVIRONMENT OR OFTHE LANDSCAPE;

(ii) THERE IS NO SIGNIFICANT HARM TO THERESIDENTIAL AMENITIES OF THEOCCUPIERS OF THE EXISTINGDWELLINGHOUSE, OR NEARBYDWELLINGS, FROM A LOSS OF PRIVACY,OUTDOOR AMENITY SPACE OR ANINCREASE IN ACTIVITY LEVELS;

(iii) THE ANNEXE IS DESIGNED TO BEOCCUPIED BY MEMBERS OF THE FAMILY,RELATIVES OR DEPENDANTS FOR USEINCIDENTAL TO THE MAIN DWELLING;AND

(iv) THE SCALE, LAYOUT AND DESIGNPROVIDE FOR AN ANNEXE WHICH CAN BEINTEGRATED INTO THE MAINDWELLINGHOUSE AND NOT FOR ASEPARATE DWELLING AND, UNLESS ITCOMPRISES A CONVERSION OF ASEPARATE BUILDING, IT IS ATTACHEDTO THE EXISTING DWELLINGHOUSE ANDLINKED TO IT BY INTERNALCONNECTIONS SO THAT IT CAN BEPHYSICALLY INTEGRATED INTO IT ONCETHE PERSONAL NEED IS ENDED.

Standards of Residential Design and Layout

8.303 Some of the older houses, particularly in the urban areas, stilllack some basic amenities and require improvement. An accumulation ofdeficiencies in the locality contributes to a poor physical and livingenvironment. These include such matters as heavy traffic on narrowresidential roads, lack of off-street parking, lack of playspaces, a poorstandard of property maintenance, fly tipping and derelict land.

8.304 Kerrier District Council seeks to enable the maintenance andupgrading of the dwelling stock. It provides repair grants for privatedwellings so far as its resources permit. The Council has carried out acondition survey on the social housing now owned by Kerrier Homes anda comprehensive sample survey of the condition of the private stock in1998/99. This found that over 16% (approximately 6,390 dwellings) ofthe dwelling stock was in substantial disrepair, and of this nearly1,000 dwellings were unfit for habitation. The poorer condition dwellings

were concentrated in Camborne and Redruth and some of the nearbyformer mining villages and 90% of the unfit properties were builtbefore 1919.

8.305 Much of the housing stock in Camborne-Redruth is in anageing physical condition. There is a need not only for repair andrenovation to properties, but also to improve living conditions throughenhanced levels of amenity and facility within housing areas. While muchof this is outside of the direct control of the Local Plan, it is important toensure that policy guidance provides for the development of a goodquality residential environment and that standards of design and layoutare maintained and improved in new development.

8.306 New housing development of whatever scale should not beviewed in isolation. Consideration of design must be informed by thewider context, having regard not just to any immediate neighbouringbuildings but to the townscape and landscape of the wider locality. Thelocal pattern of streets and spaces, building traditions, materials andecology should all help to determine the character and identity of adevelopment, recognising that new building technologies are capable ofdelivering acceptable built forms and may be more efficient.

8.307 Good design and layout of new housing can help to achievethe objectives of making the best use of previously developed land andimproving the attractiveness of residential areas. In consideringproposals, regard will be taken of the adequacy of the design and layoutto provide for an acceptable, attractive and safe external livingenvironment. New housing and residential environments should be welldesigned and should make a significant contribution to promoting urbanrenaissance and improving the quality of life.

8.308 Proposals for housing development should be both in keepingwith the character and appearance of the area and provide a satisfactorystandard of residential amenity. They should in their design, layout andallocation of space create places and spaces with the needs of people inmind, that are the types of residential environments that localcommunities wish to see in their area and which create a sense ofcommunity. They should be safe and attractive, have their owndistinctive identity, but respect and enhance local character.

8.309 The need for good design in new housing development tocreate safe and attractive high quality living environments in which peoplewill choose to live is particularly important in achieving the re-use ofpreviously developed land and of realising housing at higher densities.New development near to existing properties needs to avoid harm to thecharacter of existing housing and the amenities of its occupiers. Athigher housing development densities (over 30 per ha) the quality of theliving environment becomes increasingly dependent on good design anda combination of both is to be encouraged. High density housingdevelopment should not be granted permission at the expense of theliving environment, residential amenity or the character of itssurroundings.

8.310 Provision should be included to promote safer residentialenvironments, for example in respect of such matters as flooding,pollution, noise, outdoor lighting, transportation, crime and vandalismprevention and community safety. These matters are all dealt with asseparate issues by policy guidance within the appropriate chapters of theKDLP as they apply to other forms of development than just housing.The same approach has been taken in respect of the need for energyconservation.

8.311 Proposals should take account of the need to provide a rangeof house types and sizes. This has a District-wide significance in makingprovision for social inclusion and the housing needs of the wholecommunity. It is also of local importance. A variety and range of housetypes and sizes can enable people to move more easily from house tohouse within a locality without having to leave an area as family sizechanges.

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8.312 Principles and standards for housing estate design and layoutare set out in various published documents. These include GovernmentPPGs, the CSP, the Cornwall Design Guide for Residential Development,the Cornwall Design Guide to Designing and Constructing Residentialand Industrial Estate Layouts in Cornwall, and the National Playing FieldsAssociation's Standards for Recreation Space.

8.313 These documents provide some guidelines for developers andthe public for the achievement of satisfactory levels of safety andresidential amenity in respect of particular aspects of housing layout anddesign. They form the basis of sound planning principles upon whichresidential and environmental amenity is maintained and upon whichplanning proposals for residential development should be based toensure a satisfactory living environment for the future.

8.314 Government guidance now attaches particular importance tothe greening of residential environments. This can enhance quality,assist the permeability of land for storm drainage and contribute tobiodiversity. Well designed layouts can also contribute to the energyefficiency of new housing. Landscaping should be an integral part of newhousing development and opportunities should be taken for the retentionof existing trees, shrubs and for new planting.

8.315 New housing developments should incorporate sufficientprovision of recreational open space and playing fields to meet the needcreated by the development when there are not already such spaces withsurplus capacity provided within easy access of the new housing.Developing more housing within urban areas should not mean building onurban green spaces.

8.316 The provision of external amenity space is an essentialcomponent of adequate living conditions. The policy guidelines forrecreational space and sports facilities provision are within the chapter onTourism, Recreation and Leisure. External space also includes a needfor private amenity facilities. This includes accessible rear garden space,particularly for family dwellings with children, facilities for drying washingand for waste bin storage. Their provision is related closely to theorientation of dwellings and the distance between individual dwellings ona new development. Guidelines are set out, which have been based onthe Cornwall Design Guide for Residential Development.

8.317 The development of a three-bedroomed family dwellinghouseshould include a minimum garden space of 66 sq m (710 sq ft), exclusiveof garage and car parking spaces. A lower provision would beacceptable where it can be justified in terms of the type of development oroccupation. This could include, for example, residential development withfewer bedrooms, or that designed for a particular occupation such as forold people, single people or those without children.

8.318 In the interests of amenity, a rear garden for a dwellinghouseshould in principle be at least 10.5 m (34 ft) in length where this canpracticably be achieved. This includes allowance for the construction ofextensions under "permitted development". It is a working guide in termsof amenity to seek to ensure a minimum of 21 m (69 ft) betweenproperties where the rear gardens of 2 dwellings abut each other back toback.

8.319 Dwellings of more than 3 bedrooms should provide additionalrear garden space and 86 sq m (926 sq ft) exclusive of garage and carparking space is a guide to the level likely to be appropriate. Provision forflats at first floor level above shops and other town and village centreuses should have some external amenity space which is sufficientlyextensive for waste bin storage, drying washing and for private amenity.

8.320 New housing development should focus on the quality of theplaces and living environments being created and give priority to theneeds of pedestrians rather than the movement and parking of vehicles.In considering the highway and parking aspects of housing layoutproposals, regard is taken of the comments of Cornwall County Councilas the Local Highway Authority and the Council’s parking guidelines set

out within the chapter on Transportation. This also includes policyguidance in respect of provision for pedestrian movement and cycling.

8.321 The design of residential streets must, in promoting a saferenvironment for pedestrians, also take account of the need to discouragethe intrusion of non-residential traffic through them. It may also benecessary where culs-de-sac are long to provide for emergency accessacross residential streets. Proposals should meet the minimumstandards in relation to such matters as highway design and width,provision for junction visibility, footway provision and parking guidelinesfor the numbers and locations of parking spaces.

8.322 The Council’s parking guidelines seek to ensure a satisfactorystandard of highway safety. However, in areas where public transportdoes not provide a sufficiently satisfactory alternative means of transport,the lowest standards of parking provision may not always result in a goodstandard of amenity and living environment. Higher density housingestate development in particular may generate high levels of on-streetvehicle parking.

8.323 On-street parking occurs particularly where each dwelling doesnot have on-curtilage parking but relies on garage or parking courts thatare not related immediately to each dwelling. It may result in interruptionsin the free flow of traffic, a danger to highway users and a delay toemergency vehicles. In some cases, additional lay-by provision may beappropriate.

8.324 In the 1991 census in Kerrier District 75% of households hadaccess to a car, with almost 25% of all households having 2 or more cars.It is considered that a better and safer visual and living environmentresults from provision for vehicle parking within the dwelling curtilage.Substantial off-curtilage parking areas that are not immediately adjacentto the dwellings served are likely to be unacceptable.

8.325 Parking courts will be acceptable where there is a specificprovision of high density, low cost affordable dwellings for those less ableto compete in the housing market. On a large estate development,parking courts should serve a relatively small proportion of the estate(less than 25%). They should be well related to the dwellings they serve.They should seek to avoid the creation of a potential for congestion anddanger caused by visitor and indiscriminate parking on the highway. Thismay be within housing estates and/or on their access roads. Adequateparking provision and sufficient road width for visitor and casual parkingby non-residents should be made so as to provide for the safety ofhighway users, including pedestrians and cyclists.

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POLICY H23: DESIGN AND LAYOUTOF RESIDENTIAL AREAS

THE LAYOUT OF DEVELOPMENTS OF NEWDWELLINGHOUSES WILL BE PERMITTEDWHERE:

(i) THE ACCESS, WHERE A NEW ROAD IS TOBE CONSTRUCTED, WILL BE SAFE INTERMS OF JUNCTION AND HIGHWAYDESIGN AND VISIBILITY ARRANGEMENTS;

(ii) THE LAYOUT OF NEW RESIDENTIALROADS IS DESIGNED TO LIMITEXTRANEOUS TRAFFIC, SEPARATEPEDESTRIAN MOVEMENT FROMCONFLICT WITH VEHICULAR TRAFFICAND ENSURE SAFE ACCESS FORCYCLISTS AND PEDESTRIANS;

(iii) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES AND ACCESS ANDFACILITIES FOR PUBLIC TRANSPORTWHERE PRACTICABLE;

(iv) THERE IS PROVISION FOR ENERGYCONSERVATION AND AVOIDANCE OFOPPORTUNITIES FOR VANDALISM ANDCRIME;

(v) THERE IS PROVISION FOR COMMUNALRECREATIONAL OPEN SPACE;

(vi) THE SITING AND DESIGN IS NOTSIGNIFICANTLY HARMFUL TO THERESIDENTIAL AMENITIES OF THEOCCUPIERS OF NEARBY PROPERTY; AND

(vii) THERE IS PROVISION FOR ACCESSIBLEEXTERNAL SPACE FOR BIN STORAGE,DRYING AREAS AND FOR PRIVATEAMENITY AREAS OF A MINIMUM OF66 SQ M (710 SQ FT).

Residential and Temporary Caravans

8.326 Residential caravans are a form of more temporary affordableaccommodation that already exists in Kerrier District. They play a part inproviding relatively low cost accommodation for smaller households.There are a number of sites scattered throughout Kerrier District, mainlyin the urban areas. In Kerrier District the 1991 census identified about2.5% of the total dwellings as non-permanent dwellings, which is only asmall contribution to the total housing stock. This total includes individualcaravans in rural areas, such as for agricultural workers' dwellings.

8.327 Although they have a similar environmental impact todwellinghouses, residential caravans can be in visual terms a somewhatunsympathetic form of development in the landscape or builtenvironment. At their worst, residential caravan sites can resemble hardsurfaced parks for units that are often stationed in regimented lines inclose proximity to each other.

8.328 Caravans have a distinctive shape and finish and, comparedwith dwellinghouses, a non-traditional appearance that can be visuallyintrusive and detrimental to the form, character and appearance of asettlement, its setting or the landscape of the surrounding area. Theymay also have a relatively short life before deteriorating if not maintained.Consequently, they require careful location, siting and landscaping withinthe settlement area to protect its appearance and the amenity ofoccupiers of adjoining property.

8.329 The standard of design and amenity of some of KerrierDistrict’s residential caravan, mobile home or caravan park home siteshas seen a gradual improvement, particularly in terms of the individualunits of accommodation themselves. However, the layout andlandscaping of many of the sites, including the provision of green spaces,could be further improved. One of the advantages of such sites is thatthey are managed as a unit and the grounds and properties can bemaintained to a particular standard. While they often provideaccommodation for the retired, there is also a role in the provision of lowcost affordable accommodation.

8.330 In all other respects, including in their location, scale, layoutand density, proposals for residential caravans will be regarded in thesame way as proposals for new dwellings. They require the sameinfrastructure and services as permanent housing. The same planningpolicies apply to them as to permanent development, including for theprotection of the countryside. The same environmental and designstandards of site layout as traditionally built housing plots and estates willbe sought. On particularly exposed rural sites it will be appropriate tosecure a subdued colour scheme for the caravan. Residential caravansalso require site licences in respect of public health legislation, as well asplanning permission.

8.331 A caravan may be required on occasion during the renovationor the construction of a dwelling. This is to enable the intended occupiersof the dwelling or, in some cases, the owners or builders to reside on sitetemporarily while the work is carried out. When permission for this use ofland is required it is usually acceptable in principle within the dwellingcurtilage, as long as safe access and drainage is provided and that thereis no overlooking or harm to the privacy of adjoining dwellings and theirprivate amenity space.

8.332 The occupation of the temporary caravan must cease when thedwelling is occupied, substantially completed or after 1 year, whichever isthe sooner. Permission will usually be granted for a period of 1 yearwhilst the renovation or construction of the building is undertaken and itwill be renewed but not usually beyond a total period of 3 years. Where itis necessary to remove established trees to site the caravan, thenprovision should be made for their replacement and the reinstatement ofthe land once the caravan has been removed. The definition of“substantially completed” would be when all the external walls, roof tiling,guttering and glazing are finished, with only external decoration to bedone, particularly if the dwelling is occupied.

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POLICY H24: RESIDENTIALCARAVANS

APART FROM THE EXCEPTIONS PROVIDED FORBY OTHER POLICIES OF THE PLAN FORAGRICULTURAL CARAVANS, GYPSIES ANDCARAVANS FOR OCCUPATION DURING THECONSTRUCTION OF A DWELLING THE USE OFLAND AS A RESIDENTIAL CARAVAN SITE WILLBE PERMITTED WHERE:

(i) IT ACCORDS WITH POLICIES FOR NEWHOUSING DEVELOPMENT; AND

(ii) THE DISTINCTIVE FORM AND DESIGN OFTHE CARAVAN AND THE LAYOUT OF THESITE DO NOT SIGNIFICANTLY HARM THECHARACTER AND APPEARANCE OF THENEARBY BUILT ENVIRONMENT OR THELANDSCAPE OR SIGNIFICANTLY HARMTHE AMENITIES OF OCCUPIERS OFNEARBY PROPERTIES.

POLICY H25: TEMPORARYRESIDENTIAL CARAVANS DURINGCONSTRUCTION WORK

THE USE OF LAND AS A CARAVAN SITE WILL BEPERMITTED FOR A LIMITED PERIOD WHERE:

(i) THE CARAVAN IS FOR OCCUPATIONDURING THE RENOVATION ORCONSTRUCTION OF A DWELLING WITHDETAILED PLANNING PERMISSION, BY APERSON OR PERSONS NOT EMPLOYED INCONNECTION WITH THE DEVELOPMENT;

(ii) THE CARAVAN IS SITED WITHIN THECURTILAGE OF THE EXISTING ORPROPOSED DWELLING AND DOES NOTOVERLOOK SO AS TO SIGNIFICANTLYHARM THE RESIDENTIAL AMENITIES OFTHE OCCUPIERS OF NEARBY DWELLINGS;

(iii) DRAINAGE INFRASTRUCTURE SERVESTHE DEVELOPMENT; AND

(iv) THE USE WILL CEASE AFTER ONE YEAROR WHEN THE DWELLING ISSUBSTANTIALLY COMPLETED,WHICHEVER IS THE SOONER.

Gypsies

8.333 Kerrier District has for many years had a small gypsypopulation, which has camped mostly in the northern part of KerrierDistrict. In recognition of this, the former Camborne-Redruth UrbanDistrict Council provided an official site in the 1960's at Boscarn Campnear Tregajorran, Redruth.

8.334 This was maintained by Kerrier District Council from 1974 to1994 and it provided an authorised camp for some of the families whoappeared to have settled almost permanently in the Carn Brea area.There was also itinerant movement on and off the site. At 26 pitches on22 plots it soon became heavily over-used. The County-wide populationof gypsies is monitored by Cornwall County Council and it had fallenbelow 200 people in mid-1995. By January 1997 it had declined to161 out of a south-west regional total of 1,382.

8.335 Gypsies have been defined by the Courts as those, whatevertheir race or origin, with a nomadic habit of life, which means more thanjust the habit of wandering or travelling, but moving from place to placewith a purpose in mind, as a necessary characteristic part of their lives.This involves some recognisable connection between the travelling andthe means whereby the persons concerned make their livelihood.

8.336 Important considerations are the links between the groups, asliving and travelling together is characteristic of nomadic people, and thepattern of journeys made by the group. Although gypsies may have apermanent residence, regular or seasonal travelling for their livelihood istypical. However, it does not include members of an organised group oftravelling showmen or circuses or "new age" travellers. This sectionmakes provision for gypsies but not for such travellers who do not meetthe definition of a gypsy.

8.337 A person is regarded as being homeless if he or she has acaravan but no place where they may legally put it and reside in it.Government guidance recognises that the provision of authorised sitesfor gypsies of a nomadic lifestyle is to be supported in principle wherethere is a real need. It recognises the need for accommodationconsistent with gypsies' nomadic lifestyle.

8.338 This involves short-stay camping on permanent sites with basicfacilities near the primary transit routes. This will reduce problems ofunauthorised camping by those who traditionally move through the areaand reduce the level of nuisance and risk to health. It may also assistsome gypsies to settle, to become integrated into the community andeventually to move into permanent housing.

8.339 In 1994 Boscarn and adjoining land was sold to CornwallCounty Council to facilitate its improvement with the aid of Governmentgrants. The site has now been enlarged to 30 pitches. A site for gypsiesalso exists at The Pound, Carharrack, which is just on the Carrick side ofKerrier District boundary but is part of the community of Carharrack (inKerrier District). A new site has been developed nearby at Wheal Jewellby Cornwall County Council, but part of the site at The Pound remains inuse by caravan dwellers. These official sites make an importantcontribution to meeting the need for permanent sites in Kerrier District forgypsies.

8.340 In addition to these sites, various areas of unused ortemporarily vacant land have been used by gypsies in the past for theunauthorised stationing of caravans. Northern Kerrier has for most of thiscentury had areas of despoiled land created by the abandonment ofcopper and tin mining. These have provided, to some extent, areas ofunused land to which gypsies and migrant agricultural workers haveresorted. In addition, others carrying out seasonal agricultural work willcamp for short periods on farms with the land owner's consent and thistemporary residence does not usually require planning permission.

8.341 The main route for gypsies in Kerrier District has traditionallyinvolved the Camborne-Redruth area. There has been an occasional

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unauthorised use of various areas of land in this area at different times inthe past. This may be indicative of a continuing demand for permanentresidential sites additional to those pitches currently provided, or forseasonal pitches for those passing through.

8.342 This demand has not in the past been wholly met through theprovision of authorised camp sites. Genuine gypsies have resorted tounauthorised sites on a regular basis over a long period during the pastbut there is no clear evidence at present of the need for the identificationof a new site to provide for gypsy caravans as a proposal of the LocalPlan. However, policy guidance is provided to enable any proposals orplanning applications to be considered on a consistent basis.

8.343 Any additional authorised provision in Kerrier District forgypsies, either for permanent or transit sites, should be part of a strategyfor Cornwall to take account of the fluctuations and strategic needs of thetravelling community as a whole throughout the County. Any provision ofgypsy sites must be consistent with an accurate and up-to-dateidentification of need. This should be based in the first instance on theofficial count co-ordinated by Cornwall County Council and collated by theDTLR.

8.344 There would not appear to be any great need for pitches in theremainder of Kerrier District to the south of Camborne-Redruth. In theLeedstown area, adjoining the boundary of Kerrier District in the west withPenwith, there has been some history of localised living in caravansmainly on long established small sites. In 1992 there was an incursioninto this area but this was largely associated with the eviction of travellersfrom Penwith District.

8.345 It is acknowledged that nationally the number of itinerantsincreased approximately 10-fold over the quarter century to the year1990. People who wish to adopt a nomadic existence for the purpose ofseeking their livelihood should be free to do so. This right is protected bythe European Convention of Human Rights. Previously the Governmentsupported the duty that legislation placed on County Councils to providesites by grant aiding their provision. This was accompanied by anincreasing tendency on the part of gypsies to settle on camp sites ratherthan to move around.

8.346 This duty of provision has been varied by legislation (CriminalJustice Act 1994) and associated Government guidance to one ofdiscretion to provide sites and to withdraw grant aid. The likelihood isthat there will be an increase in proposals for the development of "private"commercial or individual gypsy caravan sites, particularly toaccommodate those of a nomadic lifestyle. It is Government advice thatgypsies should seek to provide their own accommodation, applying forplanning permission like everyone else.

8.347 Proposals for residential caravan sites outside of towns andvillages for other than agricultural occupancy would normally be contraryto planning policy. The KDL:P provides policy guidance specifically fordevelopment proposals for gypsy sites. It does not identify or proposespecific areas suitable for gypsy sites.

8.348 Residential camp sites that are permanent or semi-permanentfor itinerant gypsies are usually also used for incidental business and lightindustrial type uses as well as for residential use. Gypsy caravan sitesmay need to provide for such working space and the size of plot,screening and access arrangements may need to take this into account.This can include light industrial use or scrap metal storage in addition tomore traditional occupations and the provision of casual or seasonallabour. The location of a site for the accommodation for gypsies wouldnot usually be appropriate within most areas of existing housing andindustrial development, except perhaps for some of the areas formerlyused for mine working.

8.349 There is likely to be a continuing demand in the Camborne-Redruth area for small camps, both for residential purposes and for short-stay seasonal and transit sites close to traffic routes. If, however, camps

are to be provided in Kerrier District then they should be considered aspart of the need for a strategic network of provision for Cornwall.

8.350 Site provision should be planned and provided County-widesimultaneously to prevent early provision in any one District attractinglarge numbers of itinerant migrants. The network should enable anytraditional movements to continue and be located with this in mind. Itshould provide for transit to accommodate the seasonal movement ofcaravans in lawful stopping places.

8.351 The physical shape of the Cornish peninsula is a relevantlocational factor and the provision of exceptions sites should not beconcentrated in one District more than another. The number anddistribution of sites throughout Cornwall, and in particular in neighbouringDistricts, will be taken into consideration when assessing proposals forcamps within Kerrier District. The need for a site should be established inrelation to the number of gypsies habitually resorting to Kerrier District,patterns of movement and the amount and location of other sites inCornwall.

8.352 Gypsy site provision may need to be located outside of townsand villages as special case exceptions schemes. It is important that anyprovision is particularly carefully located so as to be appropriate togypsies' accommodation needs, while protecting the amenity of thelandscape, the natural and built environment and of nearby occupiers’property. It should take account of existing environmental planning policyguidance and be conveniently located within easy access to thetraditional transit routes, which are primary routes in and out of Kerrier,mainly through the Camborne-Redruth area.

8.353 Site provision should be sufficiently divorced from existingresidential areas to protect their character. Sites should be capable ofcontainment by physical boundaries and screening so as to protect theamenities of existing residents and prevent unauthorised extension ontoadjoining land. Siting where land contours reduce harm to visual amenityis appropriate.

8.354 Gypsy caravan sites should be located so as to avoid harm tointerests of acknowledged importance for the character of the landscape,natural environment and historic heritage. Proposals are unlikely to beacceptable within the AONB, Conservation Areas, SACs, SSSIs, AncientMonuments or within areas of countryside where the open, rural andlandscape character would be significantly harmed. In AGLVs andOALS, care should be taken to protect the special landscape and openqualities.

8.355 Any proposed sites should also be capable of access todrainage services and mains drinking water and have public transport.They should be well related to community services and facilities, includingto shops, schools and medical and social services. Business activities ofgypsies should also be taken into account. Sites should provide for theaccommodation and lifestyle needs of the small number of gypsy caravandwellers and those who wish to adopt a nomadic way of life withoutcausing harm to the environment or to the amenities of the remainder ofthe community.

8.356 It is important that gypsy sites, particularly permanent transitsites, have facilities and are managed and maintained to avoid harm toamenity. Numbers using the site, disposal of refuse, control ofoccupancy and operations carried out on the site, repair of damage andlength of stay are all matters with environmental and land useconsequences. A Planning Obligation will be sought to securemaintenance and management. It would be preferred that control beexercised through a site warden.

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POLICY H26: PERMANENT SITESFOR GYPSY CARAVANS

THE DEVELOPMENT OF CARAVAN SITES FORGYPSIES WILL BE PERMITTED WHERE:

(i) THE LOCATION AND SCALE WILL NOTSIGNIFICANTLY HARM THE CHARACTERAND APPEARANCE OF THE LANDSCAPE,THE BUILT ENVIRONMENT, THE QUALITYOF THE NATURAL ENVIRONMENT, THEHISTORIC HERITAGE, THE BEST ANDMOST VERSATILE AGRICULTURAL LANDOR THE EFFICIENCY OF AGRICULTURE;

(ii) THERE IS NO SIGNIFICANT HARM TO THERESIDENTIAL AMENITIES OF THEOCCUPIERS OF DWELLINGS NEAR THESITES, OR THEIR ACCESSES, FROM LOSSOF PRIVACY, DISTURBANCE, INCREASEIN ACTIVITY LEVELS OR EMISSIONS;

(iii) THEY ARE LOCATED WITHINREASONABLY EASY ACCESS OF THEMAIN TOWNS AND THE A30(T);

(iv) THERE IS SAFE PARKING INACCORDANCE WITH THE COUNCIL’SGUIDELINES AND THE ACCESS ANDAPPROACH ROADS CAN PROVIDE SAFELYFOR THE TYPE AND LEVELS OF TRAFFICLIKELY TO BE GENERATED;

(v) DRAINAGE INFRASTRUCTURE SERVESTHE DEVELOPMENT;

(vi) THERE IS ACCESS TO COMMUNITYFACILITIES AND SCHOOLS;

(vii) THEY ARE SITED SO AS TO BECONTAINABLE BY WELL DEFINEDPHYSICAL BOUNDARIES AND SCREENED,INCORPORATING A SCHEME OFPERIPHERAL LANDSCAPING ANDPLANTING, TO REDUCE ANY SIGNIFICANTVISUAL IMPACT OR HARM TO THE OPENCOUNTRYSIDE;

(viii) THEY ARE CAPABLE OF PROVIDING FORINCIDENTAL SMALL SCALE LIGHTINDUSTRY AND STORAGE;

(ix) THEY MEET AN IDENTIFIED NEED FOR AGYPSY SITE WHICH CANNOT OTHERWISEBE MET, BASED ON A SURVEY OF THENUMBER, LOCATION AND CAPACITY OFTHE SITES PROVIDING FOR GYPSIESWITHIN WEST CORNWALL (KERRIER,CARRICK AND PENWITH DISTRICTS) ANDTHE NUMBER OF GYPSIES WITHIN ANDPASSING THROUGH KERRIER; AND

(x) TRANSIT SITES SHOULD BE MANAGED TOCONTROL THE LENGTH OF STAY WITHINA 12 MONTH PERIOD.

IMPLEMENTATION8.357 The total amount of housing needing to be provided to 2011and beyond is not established by the Local Plan but by the CSP. Theimplementation of planning permissions, house building completions andthe amount of land remaining available for housing development ismonitored by Kerrier District Council.

8.358 A comprehensive land availability survey of Kerrier District isundertaken to 1 April each year. Housing development in Kerrier Districtinvolves a substantial number of small sites. Such development sites arenot generally attractive to national building companies and traditionallythe role of the local builder has been significant in the implementation ofKerrier District Council’s housing proposals.

8.359 While the monitoring of housing land availability involves acommitment of District Council resources, it enables the rate at whichproposals are being implemented to be assessed and the length of timethat the remaining housing land is likely to last to be estimated. It alsoenables builders and the public to have an up-to-date picture of what landis available for development and the rate of development.

8.360 The implementation of housing planning permissions declinedduring the early years of the 1990's. This was largely the result of marketconditions, despite a steady increase in the population in Kerrier Districthaving taken place for decades. Completion rates have since improved.

8.361 The bulk of housing completions are the result of privatedevelopment. Construction by Kerrier District Council has declined fromover 50 a year and 15% of total completions in the 1970's to nil.Development by Registered Social Landlords, mainly housingassociations subsidised by the Housing Corporation, has increased toreplace this loss but has not yet been able to make up for it. Thischange, which also was coupled with the sale of Council houses, involveda decline in the rented sector.

8.362 Kerrier District Council as both the Local Planning Authorityand the Local Housing Authority has an enabling and regulatory rolerather than one of implementation in relation to housing development. AsLocal Housing Authority the Council has for some time been able to makeavailable to housing associations land from its own housing land bank, aswell as to pass on subsidy. This has been principally to secure thecontinued provision of affordable housing for rent (social housing) intowns and villages.

8.363 Kerrier District Council identified the enabling of affordablehousing as a first priority in its Housing Strategy for the expenditure ofcapital receipts to 2005, with an objective of 400 additional affordabledwellings although not all will necessarily be new dwellings. TheCouncil’s enabling role and its financial contribution to implementation arepartly dependent upon central Government.

8.364 Land acquisition by Kerrier District Council has beensuccessful in bringing forward the development of allocated land whereits implementation has been delayed. Such delays are not uncommon asa result of problems such as the need for land assembly when vital partsof a site fall within differing ownerships. Land acquisition for socialhousing development is for the most part now carried out by RegisteredSocial Landlords.

8.365 The Council will continue to acquire land to facilitate housingdevelopment where it is not possible to resolve problems by negotiation.Such sites would then normally be sold on to a housing association fordevelopment of rented social housing. Acquisition of housing land by theCouncil is negotiated by agreement on the basis of an independentassessment of market value. It is extremely rare for compulsory powersof acquisition to be invoked and in any case these are equally dependenton the availability of capital resources.

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8.366 Constraints on development are an important limitation on theimplementation of housing development. These are examined in detailwithin the chapter dealing with Infrastructure, Community Services andFacilities. In the past some housing development sites within thesettlement areas have been unable to be implemented because of theunforeseen continuance of drainage constraints.

8.367 Standards of environmental protection are liable to becomemore exacting, particularly in respect of sewage treatment, during thePlan period. The consequences of this for the implementation of housingproposals have been taken into account. All residential proposalscontained in the KDLP are expected to be capable of being implementedby 2011. Development briefs will be prepared for major housing sites toassist developers and the public.

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Plan 60

Kerrier:Simplified Distribution of existingShopping Centres

Town Centres

Local/village Centres

Minor Centres/individual shops

Comparison Goods Stores (DIY etc.)

Documents

CHAPTER 8 HOUSING - Cornwall 8 HOUSING KERRIER DISTRICT LOCAL PLAN 217 ... residential care and nursing homes ... was established in the RPG for the South-West,