Density and Size of Dwellings: Waverley Borough … purpose of this Supplementary Planning Guidance (SPG) is to clarify, interpret and elaborate on Policy H4 of the Waverley Borough

SUPPLEMENTARY

PLANNING

GUIDANCE

Density and

Size of Dwellings:

Policy H4 of the

Waverley Borough

Local Plan 2002

October 2003

Supplementary Planning Guidance on Policy H4 (Density and Size of Dwellings) of the Waverley Borough Local Plan 2002

For further information please contact:

Daniel Hawes Policy and Projects Officer

Tel. 01483 523295 Fax. 01483 523191

E-mail: [email protected]

Supplementary Planning Guidance on Policy H4 of the Waverley Borough Local Plan 2002: Density and Size of Dwellings (October 2003)

Contents Page Introduction

1

Purpose of Supplementary Planning Guidance on Policy H4

1

Status of the Supplementary Planning Guidance

1

The Policy

2

The site size threshold

2

Assessing proposals for residential development

3

Exceptions to Policy H4

4

Calculating net density

5

Floor space guidelines for two and three bedroom dwellings

5

Outline planning applications

6

Sites that provide a quota of affordable housing

6

Rural exception sites

7

Appendix 1 Statement of consultation

8

Appendix 2 Local Plan Policies D1 (Environmental Implications of Development) and D4 (Design and Layout)

12

Appendix 3 Design Statement Guidance Notes 14


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Introduction 1. Policy H4 (Density and Size of Dwellings) is one of the policies in the

Waverley Borough Local Plan. The Council adopted the Local Plan on 23rd April 2002.

2. The Policy has two objectives:

i. to provide market dwellings for small households, for which there is an identified need; and

ii. to ensure that residential development is built at the minimum densities required by national planning policy.

3. These objectives stem from Planning Policy Guidance Note 3: Housing

(PPG3) published in March 2000 and from Waverley’s own Housing Needs Surveys in 1997 and 2001.

4. PPG3 promotes a wider housing opportunity and choice. It seeks to create

mixed communities and enables local authorities to influence the size and type of dwellings built according to local assessments of housing need.

5. Waverley has now carried out two Housing Needs Surveys. The 1997 survey

identified a need for small dwellings at the low cost end of the market. The 2001 survey concluded that “There is a need for low cost market housing and planning policies and site development briefs should continue to encourage more, smaller dwellings to meet current needs and address the shortage of flats in the existing stock” (paragraph 1.9.9).

6. PPG3 also promotes the efficient use of land. Densities below 30 dwellings

per hectare (12 dwellings per acre) are to be avoided. Higher densities are encouraged at places with good public transport.

7. The Government reaffirmed its commitment to higher densities with The Town

and Country Planning (Residential Density) (London and South East England) Direction 2002, which came into force on 2nd December 2002. The Government Office must be notified of any application for residential development of less than 30 dwellings per hectare on sites of one hectare or larger, where the local planning authority proposes to grant planning permission.

Purpose of Supplementary Planning Guidance on Policy H4 8. The purpose of this Supplementary Planning Guidance (SPG) is to clarify,

interpret and elaborate on Policy H4 of the Waverley Borough Local Plan 2002. Consistent with the Local Plan Keynote Policy, the overall objective is to ensure that residential development optimises the use of land in terms of density and meeting housing need whilst protecting local character.

Status of the Supplementary Planning Guidance 9. The Council formally adopted this document as Supplementary Planning

Guidance on 14th October 2003. It has been prepared in accordance with the principles set out in PPG12: Development Plans (December 1999). It derives out of, and is consistent with, the Development Plan, and it has been subject to public scrutiny. It therefore attracts substantial weight in making decisions


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on planning applications. A Statement of Consultation is attached at Appendix 1.

The Policy

Policy H4 – Density and Size of Dwellings In considering proposals for residential development comprising more than three dwelling units on sites which are acceptable in principle for such development and accord with all other relevant policies of this Plan, the Council will require that: (a) at least 50% of all the dwelling units within the proposal shall be 2 bedroomed or less; and, (b) not less than 80% of all the dwelling units within the proposal shall be 3 bedroomed or less; and, (c) no more than 20% of all the dwelling units in any proposal shall exceed 165 square metres in total gross floor area measured externally, excluding garaging. The Council will resist developments which make inefficient use of land. Densities below 30 dwellings per hectare (net) will, therefore be avoided and encouragement will be given to proposals which provide for between 30 and 50 dwellings per hectare (net). Higher densities will be particularly encouraged at places with good public transport accessibility or around major nodes along good quality public transport corridors.

The site size threshold 10. The threshold of “more than three dwellings” applies to the policy in its

entirety - to both the “dwelling size” and “density” elements. This is interpreted as “more than three dwellings gross.

11. The Local Plan Inspector introduced the “more than three dwelling” threshold

and states in his report, “It seems to me that once a figure of about 4 new dwellings reached, such developments are most likely to occur on larger sites where there is scope to increase densities and provide for more units with the terms of this policy applying. Some flexibility will have to be exercised and each case will need to be assessed on its individual merits” (paragraph 6.76).

12. As the Inspector states, flexibility is needed in applying this threshold. A

proposal for three or fewer dwellings will fail Policy H4 if better use could be made of the site (in terms of density or housing mix, or both) such that it could provide more than three dwellings, in a way that is compatible with the local environment, local character and other planning considerations.

13. A proposal for more than three dwellings that fails to meet the requirements of

Policy H4 may, in exceptional circumstances, be permitted where it would otherwise harm the character of the area. The following section sets out the Council’s approach in more detail.


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Assessing proposals for residential development 14. All development should be design-led to make ‘optimum’ use of the site with

regard to:

Local character and environmental constraints

i. The character of the built environment is determined by such factors as land use, street pattern and width, plot shapes and sizes, layout of buildings within plots, spaces between buildings, building line, set backs, building scale and height, building materials, walls, fencing, hedges, and natural features such as topography, trees and water courses. The prevailing character of an area is normally perceived from the public domain.

ii. Density is often not in itself a primary contributor to local character,

though there is a limit to the density realistically achievable for a given site without creating buildings out of scale with their context, generating excessive parking requirements, or losing important features of a site such as trees and important open areas.

iii. The Council will have regard to the following questions when

assessing the impact of a development proposal:

are the built form, design and layout appropriate to the site and its surroundings? Do they respect local distinctiveness or otherwise make a positive contribution to the locality?

does the scheme retain or enhance the site’s important natural features that make a positive contribution to local character?

is the local infrastructure capable of supporting the density of development proposed? For example, would the traffic increase be compatible with the local highway network, and not have an unacceptable impact on the amenity of occupiers of nearby properties?

iv. Local Plan Policies D1 and D4 provide more detail and are attached at

Appendix 2.

Design to optimise use of the site

v. If a proposal does not comply with Policy H4, could an alternative design of a high quality, that respects local character, meet, or come closer to meeting, the objectives of Policy H4? With good design, developments can provide for small dwellings, and so make better use of land to meet housing need, without harming the visual character of areas of public amenity. For example, flats, or two or three small attached dwellings can, if well designed, be made to look like a large house where this is a desirable appearance for new development. A modern flatted development is likely to be both higher than standard two-storey houses, and larger in terms of footprint and may not be appropriate in all circumstances, but this approach should be considered as an option. Also, the corresponding increase in parking,


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garaging, hardstanding, turning heads and bin storage may result in a development that is out of character, and could constrain densities, though designers should strive to resolve these conflicts where possible through good design.

vi. Proposals for infill development will only be acceptable if consistent

with creating or maintaining a high quality urban form. New development should fit into existing street patterns and building grain or create logical new street patterns and urban forms. Piecemeal development of land will not be permitted where it would prejudice a more comprehensive and efficient redevelopment appropriate to the area’s location and character. Land assembly is often the key to achieving successful infill development (see Surrey Design, Principle 7.3).

Accessibility to public transport and facilities

vii. In and around town centres, densities of at least 50 dwellings per

hectare are encouraged, subject to the design being compatible with the local area.

viii. Densities above 50 dwellings per hectare are not precluded away from

town centres, but planning applications should be supported with an analysis of:

- the site’s accessibility to public transport and local facilities - the traffic impact and its compatibility with the local highway

network - the likely parking requirements and potential problems with

on-street parking. 15. All of these factors come together in shaping the design solution for the

development of a given site. A “Design Statement” should address these and accompany a planning application. Guidance notes on preparing a Design Statement can be found at Appendix 3. “Surrey Design: A Strategic Guide for Quality” provides further guidance and offers a site appraisal checklist that is recommended to applicants. Waverley Borough Council adopted “Surrey Design” as Supplementary Planning Guidance on 23rd April 2002.

Exceptions to Policy H4 16. The Local Plan provides for exceptions where Policy H4 will not be applied:

“Densities lower than 30 dwellings per hectare will be avoided. As an exception, lower densities may be permitted on small sites for three or fewer dwellings, where the development would otherwise be out of character with its surroundings.” (Paragraph 6.24)

17. Exceptions to Policy H4 for sites capable of accommodating more than three

dwellings may be granted in exceptional circumstances provided a convincing case is made that the dwelling size and/or density requirements are incompatible with local character or other constraints. Such a justification will normally be by way of a Design Statement.

18. Within the “Areas of Special Environmental Quality” (Local Plan Policies BE2,

BE3, BE4, BE5) and “Low Density Residential Areas” (Policy BE6), Policy H4, though still a consideration, is secondary to the relevant site-specific policy.


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19. Neither is Policy H4 the primary consideration in similar non-designated areas

of established low-density residential development, characterised by large detached houses in large plots where there is some consistency in the locality. As the Local Plan states, “other smaller, perhaps less well defined areas of similar quality exist within the Borough and the fact that such areas have not been identified as an area subject to Policy BE6 does not mean that they are any the less worthy of similar protection. The policies in Chapter 2 on Development will be used to protect the character of these smaller areas” (paragraph 4.15).

Calculating net density 20. In measuring the site size, guidance relating to “net site density” in Annexe 3

of PPG3 will be used. Areas to include within the “net site area” are:

access roads within the site;

private garden space;

car parking areas;

incidental open space and landscaping; and

children’s play areas where these are to be provided.

Excluded from the “net site area” are:

major distributor roads;

primary schools;

open spaces serving a wider area; and

significant landscape buffer strips. 21. Sometimes a site will contain environmental features or qualities that,

although in the private domain of a development site, must be retained for the benefit of public amenity and contribution to local character. Examples could be ponds and watercourses, protected trees, and open spaces that permit important views from a public vantage point. In these circumstances it may be appropriate to reduce the net site area accordingly. This will help achieve the densities required by Policy H4.

Floor space guidelines for two and three bedroom dwellings 22. Policy H4 uses bedroom numbers to control the size of dwellings (e.g. 50%

of dwellings should have 2 bedrooms or fewer). In most circumstances this is an adequate means of ensuring that the new dwellings proposed are those at which the policy is aimed.

23. The Local Plan, in the Glossary of Planning Terms, defines a small 3

bedroom dwelling as "a 3 bedroom dwelling where the third bedroom is a small room suitable for use as a single bedroom, nursery or study". It follows that on plans for new homes, a room shown as a study, nursery, 'bonus' room, or other name, but which effectively could be used as another bedroom, is likely to be considered as a bedroom for the purposes of Policy H4.

24. Proposed dwellings that are substantially larger than most two and three

bedroom properties, but which are shown as having only two or three bedrooms, could fail the dwelling size requirements.


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25. The following floor space areas (measured externally and excluding garaging) indicate the sizes envisaged for most new 2 and 3 bedroom houses:

2 bedroom dwellings approximately 70 – 90 square metres 3 bedroom dwellings approximately 90 – 110 square metres

26. These figures are to be used as a guideline, and are not intended to be over-

prescriptive. It should not be inferred that all new two and three bedroom properties should fall within these ranges, but proposed two and three bedroom properties that exceed these floor areas significantly will be critically examined to determine whether they meet the objectives of the policy.

27. Habitable accommodation in roof spaces and basements provide a means of

reducing building footprints and maximising floor space. Habitable accommodation provided this way will count toward the floor space allowance. Non-habitable accommodation in lofts and basements will not count.

Outline planning applications 28. When considering proposals for higher density development the Council will

need sufficient information to determine the application. The applicant may be requested for further information in order to assess whether the density proposed can be successfully achieved on the site.

Sites that provide a quota of affordable housing 29. Sites that are large enough fall within the remit of Local Plan Policy H5

(Subsidised Affordable Housing within Settlements). In these circumstances the Council requires at least 30% of the housing to be made affordable. The minimum requirement is 25% on schemes with a density of at least 40 dwellings per hectare.

30. Paragraph 6.42 of the Local Plan requires developers to negotiate the scale

and nature of provision of affordable housing with the Council. Applicants should contact the Council’s Housing Department before designing their scheme and submitting an application. Information from the Waverley Housing Needs Survey, and any other local needs surveys will inform the desired sizes and types of affordable housing to be provided on the site.

31. For a development to comply with both Policy H5 and Policy H4, the types of

affordable housing required by Policy H5 might influence the type and sizes of market dwellings to achieve the mix required by Policy H4.

32. If the housing needs information indicates a preference for more large

dwellings than Policy H4 would otherwise allow, the dwelling mix requirement may be relaxed. However, it does not follow that the dwelling mix will be relaxed to accommodate larger market dwellings, or that the density requirements will necessarily be relaxed.

33. Affordable housing should be integrated into new development and not be

obvious through location, segregation, or the design and style of buildings (Surrey Design, paragraph 5.2.2).


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34. If there is doubt over the suitability of the site to accommodate a particular form of affordable housing (for example the priority need in the area is for family houses but the site is more suited to flats) then the Council may consider provision on an alternative site, or commuted payments to off-site provision. The applicant should contact the Planning Department for advice.

35. For further information on affordable and “key worker” housing see the

documents “Making Affordable Housing Happen in Surrey” and “Housing to Underpin Economic Success”, both available from Surrey County Council.

Rural exception sites 36. These are usually on green field sites, on the edge of villages, where

development is not normally permitted. Planning permission for development is justified on the basis that 100% of the dwellings are affordable to meet local need. The mix of dwelling types and sizes should be tailored to reflect local need, rather than the requirements of Policy H4.

37. Densities of over 30 dwellings per hectare are encouraged, but schemes

below 30 dwellings per hectare may be permitted provided the Council is satisfied that the best possible use is made of the site subject the primary concerns of local character and housing need.

APPENDIX 1


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Statement of consultation The Council’s Executive agreed Draft Supplementary Planning Guidance (SPG) on Policy H4 as a basis for consultation on 30th September 2002. The draft SPG was sent out to the 85 consultees and interested parties listed below on 4th October 2002 for a six-week consultation period ending on 15th November 2002. A single page feature was placed in the winter edition 2002 of “The Link” - the Council’s magazine to all households in Waverley. The feature highlighted the key issues raised by Policy H4 and invited comments on the draft guidance, extending the deadline for comment to 20th December 2002. The document was posted on the Council’s web site, and copies were sent to the District Council’s locality offices in Farnham, Haslemere and Cranleigh, as well as being made available at the main Council Offices in Godalming. 31 written responses were received from a wide cross-section of interests, listed below. The comments received, and the Council’s response to those comments, were reported to the Executive on 21st July 2003, to the Environment and Leisure Overview and Scrutiny Committee on 15th September 2003, to the Executive again on the 30th September 2003 with a revised version of the SPG. The comments received and Council’s responses are available separately from the Council. The Council adopted this document as Supplementary Planning Guidance at its meeting on 14th October 2003.

APPENDIX 1


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List of those people and organisations consulted on the Draft Supplementary Planning Guidance “Density

and Size of Dwellings – Policy H4 of the Waverley Borough Local Plan”

Mrs L R Enticknap Clerk to Alfold Parish Council D Morley Clerk to Bramley Parish Council L Clarke Clerk to Busbridge Parish Council Mrs D P Cole Clerk to Chiddingfold Parish Council M J Phillips Esq Clerk to Cranleigh Parish Council R Liiv Clerk to Dockenfield Parish Council Mrs L R Enticknap Clerk to Dunsfold Parish Council C P Newman Esq Clerk to Elstead Parish Council Ms T M Palmer Clerk to Ewhurst Parish Council Mrs K Shipton Clerk to Frensham Parish Council Ms J Woolley Clerk to Hambledon Parish Council Mrs L R Enticknap Clerk to Hascombe Parish Council R Hames Esq Clerk to Peper Harow Parish Council C P Newman Clerk to Thursley Parish Council Mrs P A Reid Clerk to Tilford Parish Council Clerk to Witley Parish Council K T Barlow Esq Clerk to Wonersh Parish Council Mrs P A Evans Clerk to Farnham Town Council Mr L G A Clarke Clerk to Godalming Town Council M D O'Neil Esq Clerk to Haslemere Town Council Mr A H Baxter Robert Shaw & Partners Mr C Meade D&M Planning Partnership Roger Hutton Howard Hutton and Associates Hamish Robbie Crownhall Estates Andrew Bragger The Oast House Blackmoor Tony Coles Pearsons Estate Office Eleanor Abercrombie

The Berkeley Group

Mr S Panesar Cunane Town Planning James Wells Broadway Malyan Planning Roger Smith Westbury Homes Anthony Hawkins The Bell Cornwell Partnership Barry Consfield Robert Turley Associates Thomas Powell Planning Department DTZ John Longhorn Bellway Homes Mr M R Williams Derek Horne & Associates Mott Macdonald Capital House Charles Pinchbeck Richard Maine and Co, Chartered Surveyors Murray Chrystal Chancellors Chartered Town Planning

Consultants

Anna Willis Boyer Planning Roger Turnbull Barton Willmore Planning Partnership Nigel Brooke David Walker Chartered Surveyors

Amanda Brown Robert Turley Associates

Provincial &

Western Homes

Northlands Farm Oakwood

Jenny Mycroft Weatherall Green & Smith

Paul Lemar Regional Planning Manager Bellway Estates

John Roshier Robert Turley Associates

Tristan Hutton MVM Planning

Mr M H Critchley,

RIBA

Mr A Kelly King Sturge

Hardeep S Ryatt Adams Holmes Associates

Paul J Shuker Chesterton

Mrs S Reed Residential Development & Investment Hamptons International

Martin Winch M&N Associates

Mr D Clark Clark Associates Architects

Mr P Lelliot Lodge Crest The Old Forge Roger Hargreaves Head of Planning and Development Surrey County Council Callum Findlay Head of Transportation Surrey County Council

APPENDIX 1


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List of those people and organisations consulted on the Draft Supplementary Planning Guidance “Density and Size of Dwellings – Policy H4 of the Waverley Borough Local Plan”

County Planning Officer Hampshire County Council Elizabeth Mitchell Director of Environmental and Planning

Services Guildford Borough Council

Chief Planning Officer Horsham District Council Director of Planning East Hants District Council County Planning Officer West Sussex County Council Chief Planning Officer Mole Valley District Council Chief Planning Officer Chichester District Council Head of Strategy Hart District Council Head of Planning Policy Services Rushmoor Borough Council Director of Planning & Community Services Surrey Heath Borough Council Director of Technical Services Woking Borough Council Director of Planning & Environmental Services Elmbridge Borough Council Borough Planning & Engineering Officer Epsom & Ewell Borough Council Director of Environmental Services Reigate & Banstead Borough Council Borough Technical Services Officer Runnymede Borough Council Head of Planning and Building Control

Services Spelthorne Borough Council

Director of Environmental Protection Tandridge District Council G Maunders Esq Area Manager Planning Team The Housing Corporation South East Health and Safety Executive 3 East Grinstead House Mrs A Symonds Planning & Development Team Leader Environment Agency SE Area Mr J Cheston Senior Planning Officer Government Office for the South East Sharon Hedges National Housing Federation South East Regional Office South East England Development Agency

SEEDA Headquarters Cross Lanes

Marian Spain Countryside Agency Dacre House Mr J B Shorten Surrey Police Architectural Liaison Officer Police Headquarters Mr G Atkinson Land and Planning Officer (Southern Region) The Housebuilders Federation Kate Gordon CPRE

APPENDIX 1


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Respondents to the consultation on the Draft Supplementary Planning Guidance 1. I R Ings Resident 2. Mr T G Rider Resident 3. Val Hibberd Highways Agency (writing as an individual) 4. Michael Barnes Haslemere Town Councillor 5. Mrs C Stalfhide Resident 6. K Bywater Resident 7. The Haslemere Society 8. Guildford Diocesan Board of Finance 9. Ann Mugford Former Waverley Borough Councillor 10. JCS Mackie Waverley Borough Councillor 11. Anthony Newton Former Waverley Borough Councillor 12. David Harmer Waverley Borough Councillor 13. Bramley Parish Council 14. Godalming Town Council 15. Wonersh Parish Council 16. Hambledon Parish Council 17. Haslemere Town Council 18. Witley Parish Council 19. Government Office for the South East 20. Surrey County Council 21. Chichester District Council 22. Runnymede Borough Council 23. West Sussex County Council 24. Leah Mathias, Surrey Urban Biodiversity Project Officer 25. Environment Agency 26. Campaign to Protect Rural England (CPRE) 27. The House Builders Federation (HBF) 28. The D&M Planning Partnership 29. Howard Hutton and Associates 30. Robert Shaw & Partners 31. Chancellors, Chartered Town Planning Consultants

APPENDIX 2


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Extract from Waverley Local Plan 2002 – Policy D1 (Environmental Implications of Development)

__________________________________________________________________

Environmental Implications of Development __________________________________________________________________

2.9 Virtually all developments result in an impact on the environment, changing the appearance

of land or buildings or affecting the activities that are carried out on a site. Planning applications must provide adequate information for these impacts to be assessed. The sensitivity of the Borough’s environment means that even relatively small-scale developments need rigorous assessment. Large scale proposals may require an Environmental Impact Assessment in accordance with the relevant EU Directive and Statutory Instruments

(2). The

Council will therefore require appropriate information to enable the environmental implications of a development to be assessed in accordance with Structure Plan Policy EN2 (Environmental Assessment).

2.10 This assessment will cover a range of impacts. Policy D1 is an overarching policy setting out

the principal concerns. These are amplified through the other policies of the Plan with the exception of the issue of environmental pollution which is amplified in the text leading to Policy D2 (Compatibility of Uses). In assessing the environmental implications of development, the Council will take into account the views and recommendations of the Environment Agency and other bodies with a responsibility or expertise in environmental matters.

POLICY D1 – Environmental Implications of Development

The Council will have regard to the environmental implications of development and will promote and encourage enhancement of the environment. Development will not be permitted where it would result in material detriment to the environment by virtue of:- (a) loss or damage to important environmental assets, such as buildings

of historical or architectural interest, local watercourses, important archaeological sites and monuments and areas of conservation, ecological or landscape value;

(b) harm to the visual character and distinctiveness of a locality,

particularly in respect of the design and scale of the development and its relationship to its surroundings;

(c) loss of general amenity, including material loss of natural light and

privacy enjoyed by neighbours and disturbance resulting from the emission of noise, light or vibration;

(d) levels of traffic which are incompatible with the local highway network

or cause significant environmental harm by virtue of noise and disturbance;

(e) potential pollution of air, land or water, including that arising from light

pollution and from the storage and use of hazardous substances. The Council will seek, as part of a development proposal, to resolve or limit environmental impacts. This may include the submission of a flood-risk/run-off assessment to determine the potential flood risk to the development, the likely effects of the development on flood risk to others, whether mitigation is necessary, and if so, whether it is likely to be effective and acceptable. The Council will also seek remedial measures to deal with existing problems such as land contamination.

APPENDIX 2


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Extract from Waverley Local Plan 2002 – Policy D4 (Design and Layout)

__________________________________________________________________ Design and Layout __________________________________________________________________

2.27 The design and layout of new development, including extensions to existing buildings, can have an

important impact upon the character and quality of an area. The Council is committed to promoting good design and Policy D4 sets out the main factors which will be taken into account in considering the appearance of a proposed development and its relationship to its surroundings.

2.28 The Council does not seek to be overly prescriptive on design issues and recognises that innovation

and originality can make a positive contribution to the quality of the environment. However, high quality development requires careful attention to design, from the broadest concept through to materials and detailing. Applicants are encouraged to employ an architect or other suitably skilled advisor to ensure that design issues are properly addressed.

POLICY D4 – Design and Layout The Council will seek to ensure that development is of a high quality design which integrates well with the site and complements its surroundings. In particular development should:- (a) be appropriate to the site in terms of its scale, height, form and

appearance; (b) be of a design and materials which respect the local distinctiveness of

the area or which will otherwise make a positive contribution to the appearance of the area;

(c) not significantly harm the amenities of occupiers of neighbouring

properties by way of overlooking, loss of daylight or sunlight, overbearing appearance or other adverse environmental impacts;

(d) pay regard to existing features of the site such as landform, trees,

hedges, ponds, water courses and buffer zones, walls or buildings; (e) protect or enhance the appearance of the street scene and of attractive

features such as landmark buildings, important vistas and open spaces;

(f) incorporate landscape design suitable to the site and character of the

area, of a high standard and with adequate space and safeguards for long-term management;

(g) provide adequate amenity space around the proposed development;

and (h) provide safe access for pedestrians and road users and, where

appropriate, servicing facilities and parking for motor vehicles and bicycles.

2.29 The requirements of the policy will vary according to the nature of a site and the character of its surrounding area. Individual schemes should respond to these local circumstances rather than seeking to impose a standardised design. The Council publishes a range of guidance on design issues and supports local communities which are attempting to identify aspects of the environment which are locally distinctive such as local building styles and materials (see paragraph 11.7). A frequent application of Policy D4 will be in relation to extensions to residential properties. The Council has prepared Supplementary Planning Guidance on this issue (see paragraphs 6.63 - 6.65).

2.30 Surrey County Council has produced detailed guidance on the issues facing the landscape and

woodlands of the County(5)

. The Council will take this into account in determining planning applications and will produce Supplementary Planning Guidance on Trees and Landscape Design.

Documents

Density and Size of Dwellings: Waverley Borough … purpose of this Supplementary Planning Guidance (SPG) is to clarify, interpret and elaborate on Policy H4 of the Waverley Borough