Suffolk Coastal Local Plan - Final Draft

Final Draft Local Plan

5 Housing

5.1 This Local Plan sets a housing requirement of 582 dwellings per annum over the period 2018 - 2036 (10,476 in total). As at 31st March 2018, 6,998 dwellings are already under construction, permitted or allocated, and, with a contingency applied to allow flexibility, the policies and allocations in this plan seek to ensure that this requirement is met. The residual need to be met is 3,478 dwellings (before a contingency is applied).

5.2 The strategy for Suffolk Coastal set out in this Local Plan focuses on supporting economic growth and the provision of infrastructure, and alongside this, sets out ambitious plans for increasing the supply of housing. Integral to this is ensuring that the Plan supports existing infrastructure and services particularly in the more rural parts of the District. Addressing the need for more affordable housing and housing to meet the needs of an increasingly elderly population is another key objective. Accordingly, in addition to delivering an ambitious housing requirement, the Local Plan seeks to diversify the supply of housing through delivering a range of different sizes of sites in a variety of locations, and ensuring that the mix of housing types and tenures reflects the needs of the District's population. The East Suffolk Housing Strategy also sets out the ways in which the Council will continue to pursue a range of models for housing delivery, including through working with Housing Associations and providing support to community led housing initiatives.

5.3 The amount of housing needed is covered in Section 3 of this Local Plan. Allocations for housing development and the approach to housing provision in the Major Centres and Market Towns are contained in the settlement and area specific Sections of this Local Plan in Section 12.

Major Centres

5.4 Detailed policies for Major Centres are contained in Section 12.

5.5 As part of the development of the North Felixstowe Garden Neighbourhood, up to 2,000[1] new homes are planned along with 80 new homes on the existing Brackenbury Sports Centre site once new leisure uses are provided at the Garden Neighbourhood. It is expected that some small scale housing development will come forward within the Settlement Boundary in accordance with Policy SCLP3.3.

5.6 For the East of Ipswich, the Brightwell Lakes development is proposed to come forward during the plan period. Outline planning permission is granted under permission DC/17/1435/OUT. This local plan also identifies the site of the current Suffolk Police Headquarters as an opportunity to deliver 300 homes on a brownfield site, due to its likely availability within the plan period. It is expected that some small scale housing development will come forward within the Settlement Boundaries in accordance with Policy SCLP3.3.

1. Including 560 already with outline planning permission at Candlet Road (DC/15/1128/OUT) [back]

Market Towns

5.7 Detailed policies for the Market Towns are contained in Section 12. Policy SCLP4.9 identifies town centres as presenting opportunities for residential development including affordable homes, older person's accommodation and specialist housing for particular groups.

5.8 A new Garden Neighbourhood is planned for the south of Saxmundham, which will deliver 800 dwellings.

5.9 Whilst no other new allocations are proposed in the Market Towns, it is envisaged that some small scale development will come forward within the Settlement Boundaries in accordance with Policy SCLP3.3 or through "made" Neighbourhood Plans.

Large Villages

5.10 Whilst the Major Centres and Market Towns in the District provide the main focus for a wide range of services and facilities, a number of other settlements across the District nevertheless provide for a range of services meeting the daily needs of their residents and surrounding hinterland.

5.11 Development of new housing in such settlements can help to support existing local services as well as contributing towards the mix of housing available in such locations. The National Planning Policy Framework states that housing should be located where it will enhance or maintain the vitality of rural communities and that plans should identify opportunities for villages to grow and thrive, especially where this will support local services. This Local Plan therefore allocates some sites for housing in these settlements. Alongside these, it is also necessary to consider the contribution that will come forward from 'windfall' (i.e. not allocated) sites in Large Villages.

5.12 Settlement Boundaries, formerly known as 'physical limits boundaries' are defined around Large Villages. The Settlement Boundaries define the area within which the principle of development is supported and where policies would support residential development outside of allocations, of a scale appropriate to that settlement.

 

Policy SCLP5.1: Housing Development in Large Villages

Residential development will be permitted within defined Settlement Boundaries where it is:

a) Development of a scale appropriate to the size, location and character of the village; or

b) Infill development (in accordance with Policy SCLP5.7).

Residential development will be permitted on Exception Sites adjacent or well related to defined Settlement Boundaries in accordance with Policy SCLP5.11.

Small Villages

5.13 Small Villages are identified due to their modest range of service provision, which will serve the needs of residents within the village. They can also serve the needs of those living in other settlements or the countryside nearby although will generally cater for a smaller catchment than the Large Villages. As with the Large Villages, development of new housing in such settlements can help to support existing local services as well as contributing towards the mix of housing available in these villages. The form and character of Small Villages varies across the District and the impact upon these will be a key consideration in determining planning applications.

5.14 Settlement Boundaries have been defined for Small Villages which identify the area within which the principle of development will be supported in accordance with Policy SCLP5.2 below.

 

Policy SCLP5.2: Housing Development in Small Villages

Residential development will be permitted within defined Settlement Boundaries where it is:

a) A small group of dwellings of a scale appropriate to the size, location and character of the village; or

b) Infill development (in accordance with Policy SCLP5.7).

Residential development will be permitted on Exception Sites adjacent or well related to defined Settlement Boundaries in accordance with Policy SCLP5.11.

Countryside

5.15 Areas outside of the defined Settlement Boundaries of the Major Centres, Market Towns, Large Villages and Small Villages are defined as Countryside. The countryside includes a number of small settlements, which have no or very few, services and facilities and are therefore not considered to be suitable locations as a focus for new development.

5.16 However, consistent with policy in the National Planning Policy Framework the Council recognises that there is a need for housing in the countryside in certain circumstances and where this can help to sustain thriving rural communities. The East Suffolk Housing Strategy (2017 - 2023) contains five 'areas of focus', including 'Increasing the Supply of New Housing to meet a Range of Needs ‒ a more proactive role for East Suffolk supporting the development of affordable homes', within which there is a specific action for delivering housing tailored to meet the needs of rural communities. The Housing Strategy identifies that housing in rural areas can support the sustainability of those places, by enabling younger working families to remain and older residents to move to more suitable housing while continuing to live within their community.

5.17 Whilst providing social benefits, housing in the countryside can have impacts upon the landscape and natural environment, and does not present the same opportunities in relation to encouraging sustainable transport as less remote locations would. It is therefore important that the Local Plan achieves the correct balance between supporting some development that can help to sustain rural communities whilst not resulting in harm to the environment and undermining the reasons for which people choose to live in and visit the District.

5.18 Isolated dwellings in the countryside in particular have the potential for harming the landscape and environment. Reflecting this, the National Planning Policy Framework states that isolated new homes in the countryside should be avoided other than in a limited number of specific circumstances.

5.19 Policy SCLP5.3 below sets out the circumstances where new housing in the countryside would be supported. Exception sites for affordable housing may include entry-level accommodation for first time buyers or those looking to rent their first home, in accordance with the National Planning Policy Framework, where this forms part of a scheme which aims to meet locally identified needs for affordable housing.

5.20 In relation to replacement dwellings, the impact of the new dwelling on the landscape when compared to the existing dwelling will be a key consideration. In this respect, particular consideration will be given to height, screening, footprint, design and materials. Opportunities to enhance the appearance of the dwelling in the landscape should be taken where feasible.

 

Policy SCLP5.3: Housing Development in the Countryside

Outside of the defined Settlement Boundaries, new residential development will be limited to:

a) Affordable housing to meet identified local needs on exception sites adjacent to, or well related to, Settlement Boundaries or clusters of housing in the countryside (in accordance with Policy SCLP5.11 and Policy SCLP5.4);

b) Limited development within existing clusters (in accordance with Policy SCLP5.4);

c) Replacement dwellings on a one to one basis where these are no more visually intrusive in the countryside than the building to be replaced;

d) Subdivision of an existing larger dwelling;

e) Conversion of an existing building (in accordance with Policy SCLP5.5);

f) Rural workers dwellings, where there is an essential need for a rural worker to live permanently at or near their place of work (in accordance with Policy SCLP5.6);

g) Other residential development consistent with policy on residential development in the countryside contained in the National Planning Policy Framework.

Housing in Clusters in the Countryside

5.21 Clusters can vary in size, and can include those settlements in the countryside which do not have the range or amount of facilities to be classed as a Major Centre, Town, Large Village or Small Village. The geography of Suffolk Coastal District is such that there are many small, dispersed communities and clusters of houses outside of the Towns, Large Villages and Small Villages. Whilst they do not have the level of services and facilities to support larger scale new housing development, some locations where there are existing clusters of five or more dwellings may be suitable for a small amount of development. Such an approach will help to meet local housing needs by enabling people to stay within their communities, reflecting the aims of the Council's Housing Strategy as well as helping to sustain rural communities and the services within them. The policy therefore would support up to three new dwellings in clusters of at least five existing dwellings, or up to five new dwellings in clusters of at least ten existing dwellings which are well related to services and facilities.

5.22 The policy does not intend to support development which would have an adverse impact upon the natural or historic environment or the landscape, but that can integrate with an existing cluster of houses, and the scale and design of schemes will be expected to not cause harm to the character of the cluster or the surrounding landscape.

5.23 Alongside seeking to maintain and enhance the vitality of rural areas there is a need to protect sensitive environments and landscapes and to seek to minimise the need to travel and reliance on the private car as far as is possible. The National Planning Policy Framework states that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities, whilst also seeking to avoid isolated dwellings in the countryside except in special circumstances. The National Planning Policy Framework also states that in preparing Local Plans, local planning authorities should support a pattern of development which, where reasonable to do so, facilitates the use of sustainable modes of transport.

5.24 Whilst it is acknowledged that within these more rural locations, there is likely to be dependency on the private car for transport, it is considered appropriate to recognise that this may be reduced in some locations which are closer to settlements with services and facilities. Therefore, in locations which are more accessible to services and facilities up to five dwellings would be supported. Consideration will be given to proximity to a Major Centre, Town, Large Village or Small Village and the accessibility to that location, for example through the existence of a continuous footpath.

5.25 Criterion (c) in Policy SCLP5.4 sets out policy regarding the characteristics of the location of sites in relation to surrounding development. In considering whether a proposal would be acceptable under criterion (c), adjacent development on two sides can include circumstances where the site is separated from existing development by the highway. The adjacent development on two sides must extend along the entirety of the proposed site.

5.26 For development of four of five dwellings the Council would require applicants to demonstrate that meaningful and effective engagement has taken place with the community, including with the Parish Council, and that the submitted scheme addresses any planning issues raised and reflects needs identified by the community. Applicants should submit a statement describing the consultation and engagement undertaken, the outcomes of the consultation and engagement and how this is reflected in the proposal.

5.27 In contributing to the provision of a mix of dwelling types across the District, proposals that are suitable under this policy may provide opportunities for custom and self build dwellings.

5.28 As the policy is intended to support limited new development in clusters, it is important that consideration is given to cumulative impacts. In this respect, consideration will be given to whether there is an extant permission or completed development permitted under this policy, and the cumulative impact on the character.

 

Policy SCLP5.4: Housing in Clusters in the Countryside

Proposals for new dwellings within 'clusters' in the countryside will be supported where:

a) The proposal is for up to three dwellings within a cluster of five or more dwellings;

Or

The proposal is for up to five dwellings within a cluster of at least ten existing dwellings which is well related to a Major Centre, Town, Large Village or Small Village;

And

b) The development consists of infilling within a continuous built up frontage, is in a clearly identifiable gap within an existing cluster, or is otherwise located adjacent to existing development on two sides;

c) The development does not represent an extension of the built up area into the surrounding countryside beyond the existing extent of the built up area surrounding, or adjacent to, the site; and

d) It would not cause undue harm to the character and appearance of the cluster or, result in any harmful visual intrusion into the surrounding landscape.

Where more than three dwellings are proposed under criterion b) above, applicants must be able to demonstrate that the scheme has the support of the local community and that the mix of dwellings proposed would meet locally identified needs.

Particular care will be exercised in sensitive locations such as within or in the setting of Conservation Areas, the Area of Outstanding Natural Beauty and the special qualities and features of Landscape Character Areas in accordance with Policy SCLP10.4.

The cumulative impact of proposals will be a consideration in relation to the criteria above.

A 'cluster' in the context of this policy:

  • Consists of a continuous line of existing dwellings or a close group of existing dwellings adjacent to an existing highway; and
  • Contains 5 or more dwellings.

Conversion of Rural Buildings in the Countryside for Housing

5.29 Rural buildings outside of settlements should ideally be used for the purposes for which they were constructed; however there are instances where commercial uses are no longer viable and a residential use may be appropriate. The National Planning Policy Framework supports the re-use of redundant or disused buildings in the countryside for residential purposes where this would enhance the immediate setting. Permitted Development rights now also allow for some conversions of agricultural buildings to residential use.

5.30 A key consideration in relation to proposals for conversions is the extent to which the immediate setting is enhanced through conversion. In this respect, the conversion should not result in the creation of residential curtilages or other features that would detract from the rural nature of the area and the building, such as porches and openings. Only extensions and alterations that are essential to enable the building to be converted for residential use should be made. It is also recognised that in some cases conversion of buildings in the countryside can help to safeguard heritage assets.

 

Policy SCLP5.5: Conversions of Buildings in the Countryside for Housing

The conversion of buildings in the countryside for residential use will be permitted where:

a) The building is redundant;

b) The building provides a positive contribution to the landscape;

c) The conversion does not require significant alteration;

d) The design maintains or enhances the structure, form and character of the rural building;

e) The design of the conversion, including any necessary works to the curtilage, does not have a harmful effect on the character of the landscape;

f) Any impacts on the natural environment are adequately mitigated for;

g) The conversion enhances the immediate setting of the area; and

h) The site is served by an appropriate existing access.

Rural Workers Dwellings

5.31 Policy on rural workers dwellings is well established in the planning system. There are a number of rural activities which require full time workers to be accommodated on site or nearby. In particular there are agricultural, horticultural and forestry practices which may require a worker to attend at short notice or to be available during night and day. The affordability and relatively short supply of accommodation in the countryside can mean that there is no suitable housing for such rural workers. Whilst it is important to provide accommodation to meet these needs, it is also important to ensure that this does not result in a proliferation of new dwellings in the countryside. The provision of a rural workers dwelling should therefore only be supported where it is essential to meet the needs of the business.

5.32 Applications will be assessed taking account of the history of the enterprise. Evidence will need to demonstrate whether there are existing dwellings within the site/holding or nearby which could fulfil the need. If any dwellings or buildings on the holding suitable for conversion have been sold on the open housing market this is likely to constitute lack of evidence of essential need. To assess whether the existing business is viable, financial information from the last three years prior to the planning application will be required which show that the business was profitable for at least one of those years.

5.33 Where planning permission is granted for a rural workers dwelling, occupancy restriction conditions will be imposed to ensure the dwelling is used for that purpose and remains available for that purpose in the future. To avoid new isolated market housing in the countryside proposals to remove occupancy restriction conditions will rarely be approved. Where applications are made for the removal of an occupancy condition, evidence will be required to demonstrate that there is no longer a need for the accommodation for either the business or for the wider local area, or to meet needs for affordable housing. Evidence of marketing should be provided. The Marketing Guidance in Appendix E should be referred to where relevant.

 

Policy SCLP5.6: Rural Workers Dwellings

Proposals for permanent dwellings in the countryside for rural workers will only be permitted where:

a) There is a clearly established existing functional need for a worker to be accommodated;

b) The need could not be fulfilled by another existing dwelling or accommodation in the area which is suitable and available for the occupied workers or, could be converted to do so;

c) The need relates to a full time worker, or one who is primarily employed in the rural sector, and does not relate to a part time requirement;

d) The unit and the rural activity concerned has been established for at least three years, has been profitable for at least one of them, is financially sound and has a clear prospect of remaining so; and

e) The proposed dwelling is sensitively designed, landscaped and located to fit in with its surroundings and of a scale that reflects its functional role to support the agricultural activity.

Where a rural dwelling is permitted, the occupancy will be restricted by condition to ensure that it is occupied by a person, or persons, currently or last employed in local rural employment. Applications for the removal of an occupancy condition related to rural workers will only be permitted where it can be demonstrated that:

f) There is no longer a need for accommodation on the holding/business and in the local area;

g) The property has been marketed to ensure proper coverage within the relevant sector for at least one year at a price which reflects the existence of the occupancy condition; and

h) The dwelling has been made available to a minimum of three Registered Providers operating locally on terms that would prioritise its occupation by a rural worker as an affordable dwelling, and that option has been refused.

Infill and Garden Development

5.34 Infill development is that which takes place in a gap between existing buildings. Garden development is that which takes place in the garden of an existing dwelling, often to the rear. The Local Plan policies provide for infill development in certain circumstances, and these infill developments provide a valuable contribution to housing supply and the mix and type of housing delivered. This policy relates to the details of the design and siting of infill development, rather than to the principle.

5.35 Infill development can have the potential to harm the character of a streetscape if not carefully designed or if it takes place on unsuitable sites such as those which are too small. In addition, development of backland or garden plots can impact on the landscape if they encroach into the countryside, or can raise amenity issues within built up areas. This issue is recognised in the National Planning Policy Framework which states that local planning authorities should consider the case for setting out policies to resist inappropriate development of residential gardens, for example where development would cause harm to the local area. Policy SCLP11.9 identifies Areas to be Protected from Development and within these infill policies would not apply. 

 

Policy SCLP5.7: Infill and Garden Development

Proposals for infill development or residential development within existing gardens will be supported where:

a) The scale, design and materials would not result in harm to the street scene or character of the area;

b) The proposal is well related in scale and design to adjacent properties, including the design of curtilage areas, parking and access, and incorporates landscaping where appropriate to mitigate any potential impacts or to enhance the appearance of the site;

c) There would not be significant harm to residential amenity of occupants of either the existing or proposed dwellings;

d) Existing and proposed dwellings have sufficient curtilage space; and

e) The proposals are otherwise in accordance with the housing policies of the Local Plan.

Neighbourhood Plans are able to set their own policies on this type of development in response to local circumstances.

Housing Mix

5.36 In addition to ensuring a supply of housing land, it is also necessary to ensure that the right size, type and tenure mix of housing built is delivered. The National Planning Policy Framework requires planning authorities to identify the size, type and range of housing required and, furthermore, the National Planning Practice Guidance states that once identified, the housing need should be broken down by household size and type. Specifically, the National Planning Policy Framework requires local planning authorities to plan for a mix of housing including the needs of families with children, older people, students, people with disabilities, service families, travellers, people who rent their homes and people wishing to build their own homes.

5.37 The Strategic Housing Market Assessment for Ipswich and Waveney Housing Market Areas (2017) (SHMA) is a key piece of evidence which identifies the needs for mix and type of housing across the District to 2036.

5.38 The SHMA provides conclusions on the size of property needed in each tenure for the District as a whole, and this part of the SHMA has been updated in 2018 to reflect the disaggregation of the housing need figure calculated using the national standard methodology. Evidence shows that this varies between tenure, but that overall there is a need for all sizes of property and that across all tenures there is a need for at least 40% to be 1 or 2 bedroom properties. Consultation feedback suggests a relatively high level of demand for smaller properties, particularly those to meet the needs of first time buyers or those looking to downsize. At present, around 30% of all properties in the District are 1 or 2 bedrooms, and therefore the need for 40% of new dwellings over the Plan period should not be underestimated. To ensure that smaller properties are delivered, and in particular recognising the issues around affordability and the potential demand for properties for downsizing due to the ageing population, Policy SCLP5.8 includes a requirement for at least 40% of new dwellings to be 1 or 2 bedroom properties. It should be noted that the requirements in Table 5.1 below relate to District level need. It is acknowledged that, depending on the character of the surrounding area, some sites may present a greater opportunity to secure smaller properties and consideration will therefore be given to surrounding densities and character in this respect.

Table 5.1 District-wide housing need by size, source: Strategic Housing Market Assessment Part 2 (Update 2018)

Number of bedrooms

Percentage of District wide need[2]

1

12%

2

29%

3

27%

4+

33%

 

5.39 In Suffolk Coastal District the number of households in private rented accommodation has increased by 35% between 2001 and 2011. Whilst this increase is lower than that of surrounding authorities, it nevertheless highlights a growing need for rental properties. The SHMA concludes that 16% of housing need to 2036 is for private rented properties.

5.40 Other evidence of local housing needs may include the Housing Register or a housing needs survey carried out by a Town or Parish Council, Neighbourhood Plan group or other organisation, however this would be considered alongside the conclusions of the SHMA which sets out the need at the District level. Any alternative assessment of local need would need to be viewed in the context that new housing development is contributing to the District wide need and not just to the needs of the Town or Parish where the development is proposed.

5.41 The SHMA highlights that within the Ipswich Strategic Planning Area the population of those aged over 65 is projected to increase by 57.8% between 2014 and 2036. The East Suffolk Housing Strategy recognises that there are an increasing number of older people living in housing that is too large or is not suited to their mobility needs. It states that there is a need for more housing to be adapted to make it accessible and for more specialist housing for older people, including higher level support for people with severe mobility problems, chronic physical health conditions and dementia. The development of new housing provides an opportunity to design-in such considerations. Provision of smaller, more suitable, accommodation may result in more of the existing larger properties becoming available.

5.42 The SHMA includes an assessment of the needs for specialist accommodation (sheltered housing, enhanced sheltered housing and extra care housing) and identifies a need for a total of 1,287 units by 2036. The SHMA also identifies a need for a further 1,118 spaces in Registered Care (nursing and residential care homes) over the plan period. However traditional forms of provision may not always match modern demands and although the specialist housing market sector addresses a wide variety of needs it is considered that some of this need will be met through the provision of non-specialist housing, and therefore it is important that the mix of housing helps to address these needs. Provision for sheltered and extra care housing and registered care will be secured through larger residential allocations where feasible, as part of a mix of housing types.

5.43 In 2015, the Government introduced two new 'optional' Building Regulations standards relating to accessible dwellings, which set standards in relation to accessible and adaptable dwellings (Part M4(2)) and wheelchair accessible dwellings (Part M4(3)) which are over and above the minimum requirements[3] . Local authorities can apply these optional standards by incorporating a requirement within their planning policies. The SHMA identifies that there will be an increase of 3,120 people over 65 in Suffolk Coastal with a limiting long term illness by 2030. Considered alongside the number of adaptations made annually to the existing stock[4] and the scale of projected growth in population aged over 65, it is considered that there is a clear need for a significant proportion of new dwelling stock to be built to higher accessible and adaptable standards. Such dwellings are not only beneficial to older people but may also help to meet the needs of other groups for example families with young children. The policy therefore requires 50% of dwellings in developments of 10 dwellings or more to meet the requirements of Part M4(2). Whilst the Council will support the development of dwellings built to the wheelchair accessible standard, a requirement for these will not be set as the needs for them will be specific to individual circumstances. This approach also supports the Joint Health and Wellbeing Strategy for Suffolk which identifies the provision of greater choice and innovation in housing for those with disabilities as one of its priorities, and the East Suffolk Housing Strategy which identifies a need for more accessible accommodation.

5.44 There is a range of types of housing that may be particularly well suited to the older population, but may also help to improve choice in the housing stock across the District more generally. The Council will support innovative schemes which seek to create integrated communities and will expect developers to consider whether such types of housing would be feasible depending on the site size and location. Examples of housing types and design which may contribute to providing a mix of housing choices for older people could include those set out below, however it is not the intention that these would routinely be limited to occupation by older people and they may also suit the needs of others. Types of housing which could be suitable for older people include:

  • Almshouses - housing provided by charities at a low rent, usually for older people;
  • Cohousing - community led schemes whereby residents share some spaces / facilities;
  • Bungalows, including dormer bungalows provided there is adequate living accommodation (i.e. bedroom(s) and bathroom(s)) on the ground floor;
  • Smaller properties, but which have larger than standard living and storage space;
  • Provision of shared or smaller garden/outdoor spaces.

5.45 Opportunities should be taken to integrate older persons housing into the community, in order to address potential issues of isolation and to promote inclusivity. For example older persons housing on sites that are well related to schools, community centres or other focal points can help to create integrated communities. The Suffolk Healthy Ageing Needs Assessment (2018) identifies tackling social isolation and loneliness as one if its recommendations. There is a particular need for older and vulnerable people to have opportunities to access sustainable transport and modes of travel other than the car.

5.46 To achieve a greater mix of housing types, the starting point will be that all developments of 5 or more residential units will be expected to provide a mix of house types and sizes. The Council will expect applicants to relate needs to the SHMA and/or to an assessment of local need where the methodology and scope for this is agreed with the Council.

5.47 To ensure that the size of dwellings appropriately reflects the needs identified, the Council will consider the number of rooms and layout of dwellings proposed in determining the number of rooms that could be used as bedrooms.

5.48 Neighbourhood Plans may wish to identify specific localised needs for certain types of dwellings where supported by evidence gathered through a local housing needs assessment which is supported by the Council. There are also other or complementary mechanisms in which communities can deliver the homes needed in the local community, for example through the establishment of a Community Land Trust.

2. Note, figures do not sum to 100% due to rounding [back]
3. Part M4(2) and Part M4(3) are references to the relevant Building Regulations Approved Documents. [back]
4. Part 2 of the Strategic Housing Market Assessment shows this to be around 100 per year on average over the past five years, and is consistently higher than the other authorities. [back]

 

Policy SCLP5.8: Housing Mix

Proposals for new housing development will be expected to reflect the mix and type of housing needs identified in the Strategic Housing Market Assessment or other evidence of local needs as supported by the Council.

Proposals for 5 or more units should provide for a mix of sizes and types based upon table 5.1, and should provide for at least 40% to be 1 or 2 bed properties.

On proposals of 10 units or more at least 50% of the dwellings will need to meet the requirements for accessible and adaptable dwellings under Part M4(2) of the Building Regulations, and will be required to demonstrate how the proposal contributes to increasing the choice and mix of housing available for the older population.

Sheltered and extra-care housing will be supported where the scheme incorporates a mix of tenures and sizes to meet an identified need.

Neighbourhood Plans may set out an approach to housing type and mix specific to the local area where this is supported by evidence.

Self Build and Custom Build Housing

5.49 From 1 April 2016, the Self Build and Custom Housebuilding Act 2015 requires local planning authorities to keep a register of people who are interested in building their own homes. As part of meeting the needs for a mix of housing types, the National Planning Policy Framework states that planning authorities should plan for the needs of those wishing to build their own homes.

5.50 Self build projects are defined as those where someone directly organises the design and construction of their own home. This covers a wide range of projects including a traditional DIY self build home, to projects where the self builder employs someone to build their home for them. Community-led projects can also be defined as self build. Custom build homes are where a person works with a developer as an individual or a group to help provide their own home. The developer may help to find a plot, manage the construction and arrange the finance for the new home. This is more of a hands-off approach but the home is tailored to match the individual's requirements. Modular construction may be an appropriate form of self-build or custom-build, where this is acceptable in design terms.

5.51 As of November 2018 there are over 250 people on the Suffolk Coastal Self-build and Custom Build Register, and analysis of the Register indicates that a large proportion of the demand is for village and countryside locations, and geographically, where a location is identified, the area around the east of Ipswich, Woodbridge and the Deben peninsula are popular locations. The SHMA identified that across the Ipswich Housing Market Area, 94.7% of those on the Register are interested in a single plot of land to build a home for themselves to live in (or employ someone else to build this home), 28.1% are interested in a group self-build project (where a group of people come together to design and develop a custom build housing development which they then live in) and 19.3% in a developer led custom build (where a developer divides a larger site into individual plots and provides a design and build service to purchasers enabling people to customise existing house designs)[5]. Those on the Self-build Register were also asked about the minimum number of bedrooms they would require in their new home. Some 46.9% of respondents indicated they require three bedrooms, 35.9% require four bedrooms, 15.9% two bedrooms and 1.3% five or more bedrooms.

5.52 Policy SCLP5.9 below sets out the Council's approach to delivering serviced plots across the District. As well as requiring all developments of 100 or more dwellings to provide a proportion of serviced plots for self and custom build units, the policy also supports the delivery of solely self build and custom build developments where they are in conformity with the other relevant policies of this plan.

5.53 A key element of self and custom build schemes is the flexibility to design and build homes to individual requirements however it is important that an element of coherence in the design and appearance of the overall site is maintained. As such, where groups of plots are concerned, a design code should be agreed as part of an outline planning permission which establishes design principles to which each plot should adhere. This will also provide greater certainty for self and custom builders that their individual designs will be granted permission. Design codes can address matters such as building heights; massing; position on plot; plot coverage; materials palette; landscaping; parking; and waste management amongst others.

5.54 Where serviced self build or custom build plots are made available (i.e. the required highways and services are in place) but are not taken up after 12 months, permission may be granted for the plots to be developed by a developer. In such instances, the Council will require evidence to demonstrate that the plots have been actively promoted as self build and custom build plots, in accordance with the marketing guidance contained in Appendix E. The Self Build Register will provide a source of information in relation to potential interest.

5. Note that the percentages do not sum to 100% as people are able to select more than one option [back]

 

Policy SCLP5.9: Self Build and Custom Build Housing

Proposals for self build or custom build plots, or proposals that make a proportion of serviced dwelling plots available for sale to self builders or custom builders, will be supported where in compliance with all other relevant policies of this Local Plan.

Developments of 100 or more dwellings will be expected to provide a minimum of 5% self or custom build properties on site through the provision of serviced plots. Once completed and available for development, the serviced plots should be marketed for a period of not less than 12 months, in accordance with the principles set out in Appendix E. If, following this period, any of the serviced plots remain unsold; they may be built out by the developer.

Proposals for 5 or more self build or custom build dwellings in a single site location should be developed in accordance with a set of design principles to be submitted with planning applications and agreed by the local planning authority.

Affordable Housing on Residential Sites

5.55 High house prices across Suffolk Coastal District mean that many people cannot afford to purchase or rent a house on the open market. The Strategic Housing Market Assessment identifies that within Suffolk Coastal median property prices are higher than in the other parts of the Ipswich Housing Market Area.

5.56 The East Suffolk Housing Strategy (2017 - 2023) identifies the affordability of housing as a key challenge and includes an area of focus around having a more proactive role towards supporting the delivery of affordable housing in East Suffolk. The provision of affordable housing through the development of market housing is an integral part of the delivery of the East Suffolk Housing Strategy, including through investing commuted sums into additional affordable homes and achieving on-site affordable homes which provide the right mix of sizes and tenures to meet local need.

5.57 Affordable housing is defined in the National Planning Policy Framework as affordable housing for rent, starter homes, discounted market sales housing and other routes to home ownership which includes shared ownership, relevant equity loans and other low cost homes for sale and rent to buy.

5.58 The National Planning Policy Framework expects the need for affordable housing to be met on-site unless off-site provision or a financial contribution can be justified and where the agreed approach contributes to creating mixed and balanced communities. The NPPF states that affordable housing contributions should only be sought for major housing development (defined as sites of ten dwellings or more in the National Planning Policy Framework).

5.59 The National Planning Policy Framework includes a requirement for major development (defined as that of ten or more dwellings) whereby at least 10% of the homes should be available for affordable home ownership unless this would exceed the level of affordable housing required in the area or significantly prejudice the ability to meet the identified affordable housing needs of specific groups. The National Planning Policy Framework states that exemptions should be made where the development is for solely Build to Rent homes, is specialist accommodation for a group of people with specific needs, is self build or custom build, is exclusively for affordable housing or is a rural exception site.

5.60 The Strategic Housing Market Assessment update carried out in 2018 identifies that of the total housing need across the District 10.4% should be for social rent / affordable rent, 6.3% should be for shared ownership and 4.1% should be for Starter Homes / discounted home ownership. In recognition that market schemes below 10 dwellings will not need to provide affordable housing, it is appropriate that the proportion required on sites of ten or more dwellings makes a greater contribution to the overall District wide need. The National Planning Policy Framework requirement for 10% of homes on major development to be for affordable home ownership will be considered alongside the conclusions of the Strategic Housing Market Assessment and other evidence of local need on a case by case basis.

5.61 The Strategic Housing Market Assessment, included some analysis of Starter Homes and discounted market housing to identify their potential role in meeting housing needs. The Strategic Housing Market Assessment concluded that these tenures would most likely be suitable for those who currently reside in the private rental sector and concluded that there would be an indicative demand for 642 dwellings in these tenures. The provision of Starter Homes and discounted home ownership should not therefore be made at the expense of shared ownership and social / affordable rent. Further, as Starter Homes are not required to remain as such in perpetuity, policy needs to consider the longer term appropriateness of market housing in locations where Starter Homes are supported.

5.62 In exceptional circumstances where proposals are not able to meet the requirements for affordable housing for viability reasons, and to ensure that development can still come forward and overall housing delivery is not compromised, the Council may agree to alter the requirements subject to this being demonstrated through a comprehensive viability assessment, to the Council's satisfaction. Before reducing the overall provision of affordable housing, the tenure and type of affordable housing should be first adjusted to secure viability. In line with the National Planning Policy Framework, viability assessments will be made publicly available. Guidance on viability assessments is contained in Appendix G. In determining whether a site has capacity for more than ten units, consideration will be given to the potential developable area of a site and an appropriate density for development that accords with Policy SCLP11.1 Design Quality. The National Planning Policy Framework states that where vacant buildings are being re-used or redeveloped an affordable housing contribution should be reduced by a proportionate amount.

5.63 Local need for affordable housing may be identified through a local housing needs assessment. Developers are encouraged to work closely with the Council's Housing team to ensure appropriate evidence is provided with any planning application.

5.64 Where a contribution towards affordable housing provision is secured, the Council will operate the allocation of this through its Housing remit. .

 

Policy SCLP5.10: Affordable Housing on Residential Developments

Proposals for residential development with capacity for ten units or more or sites of 0.5ha or more will be expected to make provision for 1 in 3 units to be affordable dwellings, and to be made available to meet an identified local need.

Proposals which provide a higher amount of affordable housing than that set out above will also be permitted.

Of these affordable dwellings, 50% should be for affordable rent / social rent, 25% should be for shared ownership and 25% should be for discounted home ownership.

Provision is expected to be made on-site, unless it can be demonstrated in exceptional circumstances that it is not feasible or practical to provide the units on site in which case it may be agreed that a commuted sum could be paid towards provision of affordable housing outside of the site.

In exceptional circumstances, where the Council is satisfied that the provision of affordable housing is not viable, as demonstrated through a viability assessment the Council may agree to vary the requirement for affordable housing.

Neighbourhood Plans may set requirements for a greater proportion of affordable housing where this is supported by evidence of need and viability assessment.

Affordable housing in the countryside

5.65 Limiting development beyond Settlement Boundaries lowers land values in these locations by removing the 'hope value' for high value developments such as market housing. This allows the Council to develop 'exception site' policies which allow for certain types of development such as 100% affordable housing schemes or schemes for the relocation of homes at risk from coastal erosion which wouldn't otherwise be viable if they were competing for land with market housing. This approach is supported by national planning policy.

5.66 Consideration should first be given to whether the need can be met within the Settlement Boundary or on allocated sites. To be supported, the housing proposed on exception sites should relate to an identified local need. The need may be identified through, for example, a community planning exercise or a local housing needs assessment. Developers are encouraged to work closely with the Council's Housing team to ensure appropriate evidence is provided with any planning application. Affordable housing provision on exception sites should have a tenure mix which is reflective of local housing needs identified in the local housing needs assessment.

5.67 In recognition of the fact that Starter Homes are not required to remain as such in perpetuity, they are not considered appropriate on their own on exception sites but may form part of a mix of affordable housing where they would meet an identified local need. A Starter Home is as defined in the Housing and Planning Act 2016.

5.68 The National Planning Policy Framework supports the development of entry level exception sites suitable for first time buyers or those looking to rent their first home, unless the need for such homes is already being met within the authority's area. In accordance with criterion a) under paragraph 71 of the National Planning Policy Framework, such schemes would need to form part of a mix of affordable housing provision as identified within a local housing needs survey.

 

Policy SCLP5.11: Affordable Housing on Exception Sites

Proposals for the development of affordable housing in the countryside will be permitted where:

a) It is demonstrated there is an identified local need for affordable housing and this cannot be met through existing housing allocations in the Local Plan or relevant Neighbourhood Plan, or through development within the Settlement Boundary;

b) The scheme is adjacent or well related to an identified Settlement Boundary or a cluster of houses in the countryside (as defined in Policy SCLP5.4);

c) The scheme incorporates a range of dwelling sizes, types and tenures appropriate to the identified local need; and

d) The location, scale and design standard of a scheme will retain or enhance the character and setting of the settlement or cluster and not lead to settlement coalescence.

A limited amount of market housing will be permitted as part of affordable housing development in the countryside where it is required to cross-subsidise the affordable housing. Where market housing is to be provided on site this will be subsidiary to the affordable housing element of the proposal and the amount of market housing required will need to be demonstrated through a viability assessment. The amount of market housing on the site should be no more than one third of the dwellings on the site.

Where Starter Homes are proposed, these should form part of a mix of tenures on the site.

Where sites for affordable housing in the countryside are brought forward with an element of market housing, both housing tenures should be built to the same design standards and contribute towards the character of the area.

Houses in Multiple Occupation

5.69 Houses in Multiple Occupation (HMOs) which fall within Use Class C4 are defined as 'small shared houses occupied by between three and six unrelated individuals, as their only or main residence, who share basic amenities such as a kitchen or bathroom.' Change of use between Use Class C3 and C4 is 'permitted development', although permission may be required for related works so the advice of the Council should be sought. Larger HMOs are classed as 'sui generis' and will require planning permission for change of use. Licenses are also required for all HMOs of 5 or more individuals comprising 2 or more households.

5.70 Proposals for conversion to HMOs usually occur within residential areas in the more urban parts of the District. HMOs present issues that distinguish them from residential dwellings (Use Class C3) through the need for additional features including parking areas, bin storage, accesses and windows. Due to the nature of use of such properties, they are usually most suited to locations where there are a good range of services and access to public transport. This is particularly important in relation to parking provision and opportunities to access jobs and services by public transport or by walking or cycling. These will be key considerations where there is insufficient scope for appropriate on-site parking.

 

Policy SCLP5.12: Houses in Multiple Occupation

Proposals for Houses in Multiple Occupation will be supported within Settlement Boundaries where:

a) There is no adverse impact on the character of the dwelling or the surrounding area;

b) Provision can be made for sufficient parking, or the dwelling is served by good public transport or walking/cycling links which connect the dwelling to main employment and service centres; and

c) Any extensions necessary are in accordance with the Council's design policies.

Residential Annexes

5.71 Residential annexes can be important in enabling families to live close to one another but maintain a degree of independent living. In view of the ageing population in Suffolk Coastal, it is expected that the demand for annexes is likely to grow.

5.72 However, in situations where policy would prevent the development of an independent dwelling, it is important that annexes are designed and used in a way which ensures that they are ancillary to the host dwelling and are not able to be used as an independent dwelling. In this respect, annexes should be smaller in scale than the host dwelling and should not have their own separate curtilage or access. Proposals will be expected to demonstrate the way in which the annex has been designed to prevent it being used as an independent dwelling in the future.

5.73 In order to ensure that annexes remain as such and are not sold, let or used as independent dwellings, occupation will be limited by way of a condition or planning obligation. Particular care will be taken in respect of residential annexes to ensure that, through design and/or planning conditions, annexes are not able to be separated from the main building in order to create a separate dwelling.

 

Policy SCLP5.13: Residential Annexes

An annex to an existing dwelling will be supported where:

a) The annex is smaller in scale and clearly ancillary to the host dwelling;

b) The proposal does not involve the physical separation of the residential curtilage;

c) No separate access is required;

d) The annex is either an extension or is well related to the host dwelling;

e) In the case of a new build annex, it is not feasible to create the annex through an extension or the conversion of an outbuilding;

f) There is sufficient off-road parking; and

g) There is no significant adverse effect on the landscape or visual amenity.

Conditions will be applied to limit occupation to prevent future use as a separate dwelling and where an annex is proposed as an extension, it should be designed in a way which will enable it to be incorporated into the host dwelling when no longer required.

Extensions to Residential Curtilages

5.74 In some cases, areas of land which it is intended to incorporate into the gardens of dwellings do not raise any concerns. In other cases, particularly where the proposed extension is into areas of open landscape or agricultural land, this can lead to considerable harm to the landscape and visual amenity, particularly within the Area of Outstanding Natural Beauty. The loss of hedgerows in particular can have a harmful impact.

5.75 The size and scale of the proposed extension should reflect the character of the property and the local area. Retention of boundary features or the use of appropriate landscaping and native species can help to address any potential visual impacts. Permitted Development rights may be withdrawn for the extended area where it is considered that the addition of swimming pools, greenhouses and garden sheds for example could potentially detract from the openness of the landscape or character of the area, Consideration will also be given to the landscape character of the area in terms of Policy SCLP10.4.

 

Policy SCLP5.14: Extensions to Residential Curtilages

Extensions to residential curtilages will be permitted where:

a) The resulting size of the curtilage reflects the scale and location of the dwelling;

b) They do not result in the removal of an existing hedgerow of native species unless replaced by a similar hedgerow;

c) They do not have a harmful impact on the historic environment, landscape or character of the area, including as a result of developments ancillary to the residential use; and

d) The proposed boundary feature of the extended curtilage is of a form which reflects its location and the character of the area.

In granting planning consent for the extension of residential curtilages, the Council will consider the removal of Permitted Development rights.

Houseboats

5.76 Houseboats contribute to the overall housing stock of Suffolk Coastal District and have grown in numbers over the course of time. There currently exists no standard definition for houseboats and no specific over-arching planning guidance for houseboats, although they are considered as a housing group by national planning policy. A houseboat is, forthwith, locally defined as a floating decked structure without a permanent foundation which is designed or adapted for use as a residence and not primarily used for navigation.

5.77 In 2017 a Boat Dwellers Accommodation Needs Assessment was undertaken on behalf of the Council, as part of the Strategic Housing Market Assessment, to estimate the need for additional houseboat moorings in the District for the period 2016-2036. The assessment indicated that there are a total of 16 permanent houseboats located in Suffolk Coastal, but it was recognised that this may be an underestimation. The assessment concluded that there is a need for 17 additional moorings in the District for the period 2016-2036.

5.78 However, the estuaries where houseboats are located are sensitive environments and are nationally and internationally protected. Saltmarsh intrusion and poor pump-out facilities are issues that have been highlighted in recent times which could potentially adversely affect the protected European sites in the Deben Estuary. Increased recreational activity can also have an impact upon European sites through disturbance, and the Council is producing a Recreation Avoidance and Mitigation Strategy to set out measures for securing appropriate mitigation. Slipways, jetties and river access points can also create similar issues to that of the actual houseboat, for example by covering of saltmarshes.

5.79 Planning consent must be obtained for:

  • A residential boat moored to a new site connected to land that has not previously been used as a berth or to facilitate a berth for a residential boat;
  • Alterations to a residential boat that may materially change its external appearance;
  • A replacement residential boat on an existing mooring which is substantially different in size and form from the original;
  • Construction of, jetties, platforms and sheds (including alterations materially changing the size of such structures).

5.80 Due to the prevalence of houseboats on the Deben Estuary, the Deben Estuary Plan (produced by the Deben Estuary Partnership) provides guidelines for residential boats including in relation to their design and siting and ancillary features. The Plan was endorsed by the District Council in 2015 and proposals on the Deben Estuary will therefore be expected to demonstrate that they are consistent with the Deben Estuary Plan.

5.81 In addition to planning permission, some works may also require consent from the Marine Management Organisation and/or the Crown Estate. The advice of the Environment Agency in relation to potential risk from flooding will be considered. Works in, under, over or within 8 metres from a fluvial main river and from any flood defence structure or culvert may also require an environmental "Flood Risk Activity" permit from the Environment Agency.

5.82 Sewage disposal has been consistently identified as a problem in the Deben Estuary. In this respect, any proposal involving a new or replacement houseboat or alterations to an existing houseboat that requires planning consent must fully address the matter of sewage disposal.

5.83 Some 'made' Neighbourhood Plans on the Deben Estuary specify policy for houseboats within their Neighbourhood Plan areas, namely Martlesham and Melton. The Council will assist Neighbourhood Plan groups in developing policy for houseboats specific to their area.

5.84 The Council, in consultation with the Deben Estuary Partnership, identified a number of areas of existing houseboats along the Deben Estuary. Maps of the areas of existing houseboats are shown on the Policies Maps. Areas of existing houseboats are identified at Felixstowe Ferry, Martlesham Creek, Woodbridge and Melton.

 

Policy SCLP5.15: Residential Moorings, Jetties and Slipways

Proposals for new residential moorings, jetties and slipways, and proposals for alterations to and/or replacement of existing residential moorings, jetties and slipways, will only be supported where:

a) They are within an area of existing houseboats identified in the Local Plan, as shown on the Policies Map, and do not result in an expansion of the overall area within which houseboats are located;

b) They will not cause harm to the integrity of European sites or Ramsar sites either on their own or in combination with other uses;

c) They will not result in harm to the visual amenity and/or tranquillity of the estuary; and

d) An adequate means of sewage disposal is provided to the satisfaction of the relevant wastewater provider

Neighbourhood Plans may include local policies relating to residential moorings.

Residential Caravans and Mobile Homes

5.85 Residential caravans and mobile homes for permanent residential use are acknowledged as a form of housing which contributes to the overall mix of housing, and does make up part of the housing stock within Suffolk Coastal District. However, due to their construction and materials they have the potential to have a more harmful impact on the landscape and character of the surrounding area than traditional homes. Careful siting and screening may help to reduce such an impact.

5.86 It is acknowledged that temporary caravans are often required in the countryside for seasonal agricultural workers.

5.87 In addition to planning permission, a licence is also required in relation to residential caravan or mobile homes sites.

 

Policy SCLP5.16: Residential Caravans and Mobile Homes

As a residential use, the principal of development of permanent residential caravans and mobile homes will be considered under the relevant policies for housing.

Proposals for residential caravan and mobile home sites will be supported where:

a) They are designed and sited in a way which does not result in a harmful impact on the landscape or on the character of a settlement;

b) Amenity space is provided on site;

c) They are located outside of Flood Zone 2 and Flood Zone 3; and

d) Safe access and space for vehicle manoeuvring can be achieved within the site.

Gypsies and Travellers

5.88 National planning policy for Gypsies and Travellers is set out in Planning Policy for Traveller Sites (2015) and requires planning authorities to use their evidence to plan positively to meet the needs of Gypsies and Travellers and Travelling Showpeople. Gypsies and Travellers are defined for planning purposes within the Planning Policy for Travellers Sites (2015) as:

'Persons of nomadic habit of life whatever their race or origin, including such persons who on grounds only of their own or their family's or dependants' educational or health needs or old age have ceased to travel temporarily, but excluding members of an organised group of travelling showpeople or circus people travelling together as such.

In determining whether persons are 'gypsies and travellers' for the purposes of this planning policy, consideration should be given to the following issues amongst other relevant matters:

a) whether they previously led a nomadic habit of life

b) the reasons for ceasing their nomadic habit of life

c) whether there is an intention of living a nomadic habit of life in the future, and if so, how soon and in what circumstances.'

5.89 Travelling Showpeople are defined within the Planning Policy for Travellers Sites (2015) as:

'Members of a group organised for the purposes of holding fairs, circuses or shows (whether or not travelling together as such). This includes such persons who on the grounds of their own or their family's or dependants' more localised pattern of trading, educational or health needs or old age have ceased to travel temporarily, but excludes Gypsies and Travellers as defined above.'

5.90 The Gypsy, Traveller, Travelling Showpeople and Boat Dwellers Accommodation Needs Assessment for Babergh, Ipswich, Mid Suffolk, Suffolk Coastal and Waveney (2017) identifies Suffolk Coastal as 'unique' in the eastern region in that it has a relatively stable population of New Age Travellers and concludes that there is a need for 15 permanent Gypsy and Traveller pitches[6] over the period 2016 - 2036. The Accommodation Needs Assessment also concludes that there is a need for 2 to 3 short stay stopping sites across the study area.

5.91 The District also has one, long-established Travelling Showpersons site. The Accommodation Needs Assessment identifies a need for 4 plots for Travelling Showpeople in Suffolk Coastal over the period 2016 - 2036.

5.92 Proposals for accommodation for those who do not meet the current definition of Gypsies and Travellers or Travelling Showpeople would be considered under the other relevant housing policies, including Policy SCLP5.16 Residential Caravans and Mobile Homes.

6. Area on a site developed for a family unit to live [back]

 

Policy SCLP5.17: Gypsies, Travellers and Travelling Showpeople

Sites for Gypsies and Travellers and Travelling Showpeople will be permitted where:

a) The proposed occupants meet the definition of 'Gypsies and Travellers' or 'Travelling showpeople' as set out in 'Planning Policy for Traveller Sites' (2015) (or subsequent revisions);

b) The site is within, adjacent to or well related to a Major Centre, Town, Large Village or Small Village. Where the requirement for a site is linked to the education or health needs of the occupants the site must be well related to locations where these services are provided;

c) The site is capable of being provided with mains water and adequate sewage/waste disposal provision (including the storage of waste prior to disposal);

d) The site is acceptable in terms of highway safety;

e) The site is designed so as to minimise visual impact on the surrounding area and landscape character, and does not dominate the nearest settled community;

f) The site is not located in flood zone 2 or flood zone 3;

g) Any industrial, retail, commercial, or commercial storage activities to take place on the site must be ancillary to the primary use of the site for residential purposes and must not harm the amenity of occupants of the site or surrounding areas;

h) The scale and range of uses proposed within the site are acceptable in terms of their impact on any existing neighbouring uses; and

i) Where it is intended that a site should be self managed by the occupants, the capacity of the site should not normally exceed 8 pitches.

Where the proposal is for a Travelling Showpersons site (or extension to an existing site) sufficient space for storage of vehicles and equipment will be provided.

Neighbourhood Plans may allocate sites for Gypsy and Traveller use.