Draft Supplementary Planning GuidanceNo.10 New Housing in the Open Countryside

No.10 New Housing in the Open Countryside | Supplementary Planning Guidance Note 2

Purpose It is Flintshire County Council’s intention to prepare and keep up to date a series of Supplementary Planning Guidance (SPG) Notes which will provide detailed guidance on a range of development issues and topics. The purposes of these Notes are:

• Toassistthepublicandtheiragentsinpreparingplanningproposalsandtoguidethemin discussionswithofficerspriortothesubmissionofplanningapplications,

• Toguideofficersinhandling,andofficersandcouncillorsindeciding,planningapplications, and

• ToassistInspectorsinthedeterminationofappeals

The overall aim is to improve the quality of new development and facilitate a consistent and transparent approach to decision making.

Planning policies: the Flintshire contextThe Development PlanUnderplanninglegislation,theplanningpoliciesforeachareashouldbesetoutformallyintheDevelopmentPlan.FlintshireCountyCouncil,astheLocalPlanningAuthority(LPA),hasalegaldutytoprepareandkeepuptodateadevelopmentplanfortheCounty,andtheFlintshireUnitaryDevelopmentPlanwasadoptedin2011.TheUDPprovidesbroadpoliciestogetherwithallocationsoflandforallthemainusessuchashousing,employmentandretailing,andwillhelptoshapethefutureofFlintshireinaphysicalandenvironmentalsenseaswellasinfluencingitineconomicandsocial terms. The Plan therefore seeks:

• TohelptheCouncilmakerationalandconsistentdecisionsonplanningapplicationsby providing a policy framework consistent with national policy and

• Toguidedevelopmenttoappropriatelocationsovertheperiodupto2015.

The need for Supplementary Planning GuidanceDespite the Plan containing policies with which the Council can make consistent and transparent decisionsondevelopmentproposals,itcannotinitselfgiveallthedetailedadviceneededbyofficersandprospectiveapplicantstoguideproposalsatthelocallevel,suchashouseextensionsorconversionsofagriculturalbuildings.TheCouncil’sintentionistopreparearangeofSupplementaryPlanningGuidancenotes(SPG)tosupporttheUDPbyprovidingmoredetailedguidanceonarangeof topics and issues to help the interpretation and implementation of the policies and proposals in theUDP.ThereviewoftheLocalPlanningGuidanceNoteswillbeundertakenonaphasedbasisanddetailsoftheavailableSPG’scanbefoundontheCouncil’swebsite.WherethereisaneedtorefertoanotherSPGthiswillbeclearlyreferenced.TheseSPGNotesarefreelyavailablefromPlanningServices,DirectorateofEnvironment,CountyHall,Mold,FlintshireCH76NF(telephone01352703228),atthePlanningServicesreceptionatCountyHallandcanbedownloadedfromthePlanningWebpageswww.flintshire.gov.uk/planning

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The status of Supplementary Planning Guidance

Supplementaryplanningguidancecanbetakenintoaccountasamaterialconsiderationinthedecisionmakingprocess.TheNationalAssemblywillgivesubstantialweighttoSPGwhichderivesoutofandisconsistentwiththedevelopmentplan.InaccordancewithNationalAssemblyadvicetheCouncil’ssuiteofSPG’shasbeenthesubjectofpublicconsultationandCouncilresolution.ThedraftofthisSPGwasapprovedforpublicconsultationon_____(CouncilMinuteno.).TheSPGwasthesubjectofapublicconsultationexercisebetween_____and______.TheXcommentssubmittedtotheCouncilhavebeentakenintoaccountandwhereappropriateamendmentshavebeenincorporatedintothisfinaldraftwhichwasapprovedbytheCouncilon______(CouncilMinuteno.)foruseasamaterialconsiderationindeterminingplanningapplicationsandappeals.AsummaryoftherepresentationsandtheCouncil’sresponseissetoutinAppendixX.

This document should therefore be afforded considerable weight as a material planning consideration.

No.10 New Housing in the Open Countryside | Supplementary Planning Guidance Note 4

No.10 New Housing in the Open Countryside

1 - Introduction

1.1 - This guidance note explains the approach that the Council will take when dealing with proposals for new housing in the open countryside. It offers additional guidance on the interpretation and application ofkeypolicieswithintheUnitaryDevelopmentPlanspecificallyAgriculturalandForestryWorkersDwellings(HSG4);RuralEnterpriseDwellings;InfillDevelopment(HSG5);ReplacementDwellings(HSG6);OnePlanetDevelopments;andAffordableHousingonRuralExceptionSites(HSG11).TheUnitaryDevelopmentPlanpoliciesquotedHSG4;HSG5;HSG6;andHSG11arealllistedinfullwithinAppendix1tothisGuidanceNote.ReferencesarealsomadethroughthisdocumenttorelatedPlanningGuidanceparticularlyGuidanceNote5ConversionofRuralBuildings(PolicyHSG7)andGuidanceNote9AffordableHousingwhichareavailableontheCouncil’sWebsite.

1.2-ForreferenceintheuseofthisguidancepleasenotethatOpenCountrysideisdefinedbytheUnitaryDevelopmentPlanonpage162oftheUDPWrittenStatementas“atermusedtodescribelandlyingoutsideofthesettlementboundaryofatownorvillageandnotaffectedbyanyotherallocationordesignationfordevelopment.”Ifyouareindoubtastowhetherasiteiswithinoroutsideofadesignatedsettlement please contact the Flintshire County Council Planning Service.

2-GeneralBackground2.1-ItisafundamentalprincipleoftheUnitaryDevelopmentPlanandPlanningPolicyWalesthatunnecessarydevelopmentshouldnotbeallowedtotakeplaceintheopencountrysideandplanpolicieshavethereforebeendevelopedtosteerdevelopmenttoexistingtownsandvillages.Theplanpoliciesseektoprotectthecountrysideforitslandscapeheritageandasanaturalhabitat,andtoretainthebestquality agricultural land as a national resource whilst also supporting existing settlements as the principle sustainablelocationfornewresidentialdevelopment.Whilsttheplanningpolicieswillensurethatthevastmajorityofresidentialproposalsaredeliveredwithinexistingsettlementstherewillbeexceptions.

2.2 - The Countryside is a place of production and economic activity and planning policies therefore makeprovisionfornotableexceptionswherebynewhousingcanbepermittedintheopencountrysideunderspecifiedexceptionalcircumstances.Exceptionalcircumstancesincludeagricultureandforestryworkersdwellings;ruralenterprisedwellings;replacementdwellings;infilldevelopment;oneplanetdevelopmentproposals;andaffordablehousing.ThesedifferenttypesofdevelopmentareeachconsideredinthisNoteandinrelatedPlanningGuidance:5(RuralConversions)and9(AffordableHousing).

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3 - Policy3.1-PlanningPolicyWales(2014)setsouttheWelshAssemblyGovernment’snationalplanningpolicyprioritiesandobjectives.Paragraph9.2.22statesthat“inplanningforhousinginruralareasitisimportanttorecognisethatdevelopmentinthecountrysideshouldembodysustainabilityprinciples,benefitingtheruraleconomyandlocalcommunitieswhilemaintainingandenhancingtheenvironment.Thereshouldbeachoiceofhousing,recognisingthehousingneedsofall,includingthoseinneedofaffordableorspecialneedsprovision.Inordertosafeguardthecharacterandappearanceofthecountryside,toreducetheneedtotravelbycarandtoeconomiseontheprovisionofservices,newhousesinthecountryside,awayfromexistingsettlementsrecognisedindevelopmentplansorfromotherareasallocatedfordevelopment,mustbestrictlycontrolled.Manypartsofthecountrysidehaveisolatedgroupsofdwellings.Sensitivefillinginofsmallgaps.…inparticularforaffordablehousingtomeetlocalneed,maybeacceptable,butmuchdependsuponthecharacterofthesurroundings,thepatternofdevelopmentintheareaandtheaccessibilitytomaintownsandvillages.”

3.2-InFlintshire,thenationalpoliciesoutlinedabovearesetoutatthelocallevelintheCountyCouncil’sUnitaryDevelopmentPlan(UDP).ThisextractfromPolicyGEN3DevelopmentoutsideSettlementBoundariessetsthesceneinFlintshire:

“(Residential)Developmentproposalsoutsidesettlementboundarieswillnotbepermitted,exceptfor:

a. essential worker housing (policy HSG 4);

b. smallscaleinfilldevelopment,comprisingoneortwohousingunit(s)withinaclearlyidentified groupofdwellingsintheopencountryside(policyHSG5);

c. conversion,extension,adaptationandre-useofbuildingsintheopencountryside(See policiesHSG7,RE4andRE5andLocalPlanningGuidanceNote5“ConversionofRural Buildings”);

d. replacementdwellings(policyHSG6);

e. affordablehousingexceptionsschemesadjoiningexistingvillages(SeepolicyHSG11and LocalPlanningGuidanceNote9“AffordableHousing”);”

3.3-TherelevantindividualpoliciesreferredtoherearepresentedinAppendix1.Howeverinadditiontothepolicyexceptionslistedabove(criteriona-e)therearetwoadditionalexceptionswhichhavebeenintroducednationallybyTechnicalAdviceNote6“PlanningforSustainableRuralCommunities”,thefirstexceptionrelatingtoOnePlanetDevelopments(OPD)andthesecondrelatingtoRuralEnterpriseDwellings.

3.4 - It is important to note that there are no local policies within the Unitary Development Plan relating to theexceptionaljustificationforOnePlanetDevelopmentandRuralEnterpriseDwellingproposalsintheopencountryside.RegardlessofthelackofalocalcontextforsuchdevelopmentsthePlanningAuthoritywillconsidergrantingplanningpermissionfor‘bone-fide’proposalswherethoseproposalsmeettherequirementsofrelatedUDPplanningpolicies,PlanningPolicyWales,TechnicalAdviceNote6;TAN6PracticeGuidance“OnePlanetDevelopment”(October2012)and/orTAN6“PlanningforSustainableRuralCommunities”(December2011)forRuralEnterpriseDwellings.

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4-RuralEnterpriseDwellings4.1-TheFlintshireUnitaryDevelopmentPlanPolicyHSG4“NewDwellingsOutsideSettlementBoundaries”makesexceptionalprovisionsfornewdwellingsintheopencountrysidetohouse“farmorforestry workers” who must live at or very close to their place of work. However national guidance in theformofPlanningPolicyWalesandTechnicalAdviceNote6togetherwithTAN6PracticeGuidanceNote“RuralEnterpriseDwellings”nowallowsforadditionalexceptionalcircumstancesoverandabovefarmandforestryworkerstoincludeabroaderrangeofruralenterpriseworkersinappropriatejustifiedcircumstances.WhilstPolicyHSG4doesnotexplicitlyallowforruralenterprisedwellingsFlintshirePlanning Service will consider granting planning permission for such developments where the proposals satisfytherequirementsofPlanningPolicyWales;TechnicalAdviceNote6“PlanningforSustainableRuralCommunities”;theassociatedTAN6PracticeGuidanceNote“RuralEnterpriseDwellings”;UnitaryDevelopmentPlanPoliciesincludingPoliciesGEN1andHSG4;andSupplementaryPlanningGuidanceNote10“HousingintheOpenCountryside”.

Does the Proposal Qualify as a Rural Enterprise Dwelling ?

4.2-Thefirstkeytestindecidingifaproposalfallswithinthescopeoftheruralenterprisedwellingcategoryiswhetheranenterpriseisdirectlyrelatedtothemanagementofrurallandrelatedbusinesses,orhasacharactersuchthatitcanonlybelocatedintheopencountryside,orhasveryparticularreasonsfor a location in the open countryside rather than in an existing settlement. For dwelling proposals associatedwithnewenterprises,proposalswillthereforebesubjecttoatestoflocationalnecessity,aspartofthefunctionaltestandarequirementtodemonstratethatanenterprisecannotbelocatedonanalternativesuitablesitewhereresidentialaccommodationislikelytobeavailable.

4.3-Thesecondtestiswhetheritisessentialtotheproperfunctioningofanenterpriseforaworkertobehousedincloseassociationwithit.Proposalswill,therefore,besubjecttoatestoffunctionaljustification,which is addressed later within this guidance note.

4.4-Iftheproposalfailstheabovetwoteststhenitwillbeconsideredtofalloutsideofthescopeoftheruralenterprisedwellingspolicyandsuchproposalswillnormallyberefusedplanningpermission.Howeverintheeventthetwotestsaremettheproposalmustfitwithinoneofthefourspecificcircumstancesassetoutbelow.

• Tomeettheneedsofestablishedruralenterprises(includingfarms)wherethereisa functional need and a requirement for a full time worker together with a prospect of long termbusinessfinancialsustainability.

• Toenablethetransferofcontroloffarmenterprisestothenextgeneration(thisappliesonlyto second or further dwellings on a farm only).

• Tomeettheneedsofadditionalworkersonestablishedfarmswherethereisafunctional need,andarequirementforanadditional0.5ormoreofafulltimeworkerearningatl east50%ofafarmworker’ssalary(secondorfurtherdwellingonafarmonly)and

• Tomeettheneedsofnewruralenterpriseswherethereisafunctionalneedanda requirement for a full time worker.

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4.5-AsdwellingspermittedundertheRuralEnterpriseDwellingspolicywillbeexceptionstothenormalpolicyofrestraintonresidentialdevelopmentinthecountryside,itisnecessarythatthedetailedjustificationforsuchdwellingsisexaminedcarefully.Inthisrespecttheruralenterprisedwellingpolicyrequiresproposalstobetestedinanumberofways.Therearefouradditionaldetailedtestswhichproposalswillhavetosatisfy,thesetestsareasfollows:

Test 1: The Functional Test

4.6-Thefunctionaltestrequiresthatitisdemonstratedtobeessentialforaworkertobereadilyavailableatmosttimes,atorincloseproximitytothesiteofneed,foranappropriateruralenterprisetofunction properly.

4.7-Anassessmentismadeoftheemployeehoursinvolvedoverayear(seasonalworkaloneisunlikelytobeajustification),andtheextenttowhichtheintendedoccupantwouldbeneededtoprovideessential care to animals at short notice or deal quickly with emergencies to prevent serious loss of cropsortoprotectlivestockfromtheftorinjury,althoughsecurityonitsownwouldnotbesufficientjustification.Theavailabilityofexistingaccommodation,proximitytoexistingsettlementsandhowmanyworkersarealreadylivingontheenterprise,allformpartoftheassessment.

Test 2: The Time Test

4.8-Thetimetestandfunctionaltestaretwodistincttestsbuttheremustbeafulltimerequirementforthe worker for which there is a functional need. There are two agricultural exception cases introduced in thenewTAN6:

i. Wherethereisafunctionalneedandarequirementforanextra0.5ormoreofafulltime worker; and

ii. Whereanadditionaldwellingwouldfacilitatethehandoverofmanagementofthefarm businesstoayoungerfarmer.

Test 3: The Financial Test

4.9-Dwellingswillonlybepermittedwhenaruralenterprisecanbeshowntobesustainable,andafinancialtestisappliedtoconsiderthefinancialsoundnessofanenterpriseanditsprospectsforareasonableperiodoftimeandtheabilityofthebusinesstofundtheproposal.

4.10-Theruralenterprisemustbeeconomicallyviable,andevidenceisrequiredofthesizeofdwellingwhichtheunitcansustain.Itmaybenecessarytoprovidebasicbusinessaccountsorfinancialprojectionsinsupportofanapplicationtoassistafinancialappraisal.Whereanewenterpriseormajorchangeinthedirectionofanexistingenterpriseisbeingproposed,moredetailedaccountswillbeneeded;significantinvestmentinnewruralbuildingswouldbeagoodindicationofintent.Thefollowingadditionalinformationwillalsoberequired:

• Applicantswillneedtodemonstratethattherearenoexistingbuildingswithintheenterprise complexwhicharecapableofconversionintoadwelling.Furtheradviceonconversions isgivenin“LPGN5:ConversionofRuralBuildings”whichshouldbereadinconjunctionwith this guidance note.

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• TheCouncilwilltakeintoaccountwhetheranydwellings,orbuildingssuitableforconversion, havepreviouslybeensoldontheenterprise,andthereasonsfordoingso.• Considerationwillbegivenastowhetherthereareotherdwellingsforsaleorrentinthe localitywhichmaybesuitabletofulfiltheapplicant’srequirements.

Test 4: The Alternative Dwelling Test

4.11-Theneedsofanenterprisewillbeconsideredinthecontextoftheavailabilityofexistingalternativedwellingoptionstomeettheidentifiedfunctionalneed,and/orofthescopetoreorganizethemanagementof an enterprise such that there is no need for a new dwelling.

Completion of an Enterprise Questionnaire

4.12-Theabove4testsareapplicableinallcircumstancesandallhavetobeaddressedinamannerappropriatetotheparticulartypeofapplicationmade(SeePara’s5.6-5.11).Theapplicantmustcompleteaquestionnaireabouttheenterprise,whichisassessedinitiallybyPlanningServicesstaff.Ifitthenappearsthatthereisnojustifiableenterprisedwellingcasetoconsider,theapplicationwillberecommendedforrefusal.Otherwise,theproposalsmaythenbeexaminedfurtherbyanindependentconsultantwhosefeesarepaidhalfeachbytheapplicantandtheCountyCouncil.

Detailed Matters for Consideration

4.13-Whentheneedforanewdwellingonthespothasbeenproven,sitespecificfactorshavetobeconsidered,asfollows:

• Siting-Thenewdwellingshouldbelocatedinrelationtothemaincomplex,otherrural buildingsand/ornaturalfeaturessuchaswoodland,andnotsitedsomedistanceaway fromthefarmcomplex.Thenewdwellingshouldfitintothelandscapeandnotappear asavisuallyintrusive,isolateddwelling.

• Design-Appropriatebuildingmaterialsanddesignareimportanttoensurethebuilding relateswelltoitssurroundings,particularlywithintheClwydianRangeAreaofOutstanding NaturalBeauty.

• Size of dwelling-Thesizeshouldberelatedtothefunctionalrequirementsoftheenterprise. Anunusuallylargeorextravagantdwellingwillnotnormallybepermitted.

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Fig 1 An example of acceptable and unacceptable siting of a enterprise workers’ dwelling in relation to the existing complex

Temporary permission

4.14-Wherethereisuncertaintyaboutthelongtermviabilityoftheenterprise,theCouncilmaygranttemporarypermissionforuptothreeyearsforacaravanorothertemporaryaccommodationinasuitablelocation.Thiswillallowafurtherperiodofassessmentoftheenterprise’sviabilityandtherebyjustifyapermanentdwelling.ItwillbethenormalapproachoftheCouncilingrantingpermissionforthenewdwelling to condition the permission requiring the removal of the temporary accommodation within 3 monthsofthenewdwellingbeingsubstantiallycompleted.Weresubstantiallycompletedisdefinedasthehabitableareasofthehousearesufficientlyenclosedbywalls,roofandwindowstoallowsafeoccupation.

Planning Permission with Conditions

4.15-Inallcaseswherepermissionisgrantedunderthispolicyforaruralenterpriseworker,anoccupancyconditionwillrequiretheoccupancytoberestrictedtotheworker(s)andtheirdependents,toensurethatitisnotsubsequentlysoldontheopenmarket.Ifaruralenterprisedwellingisnotcommencedwithinthreeyearsofanyoutlineplanningpermission,theessentialneedwillbecalledintoquestionandnewuptodateevidenceoftheessentialneedwillberequiredtobesubmittedaspartoffutureapplicationsforplanningpermission(includingSection73applications).Itwillalsobeimportanttoensurethatexistingdwellings on the farm are not sold off.

Deletion of an occupancy condition

4.16-Itistheneedsoftheholding,nottheindividual,whicharetheoverridingissue,sopersonalcircumstancesarenotrelevant,noristheargumentthatthedwellingisnolongersuitableforanagriculturalworker.Tojustifytheremovalofanoccupancycondition,theapplicantmustshowwhatchangeshaveoccurredsincethegrantingoftheoriginalpermission(atleast5yearspreviously);provethere is no longer a need for an agricultural workers’ dwelling on the enterprise or in the area; and provide documentaryevidencethatreasonableeffortshavebeenmadetoletorsellthepropertyatarealisticprice(i.e.belowfullmarketvalue)foratleastayearwiththeoccupancyconditioninplace.

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5-Replacementdwellings5.1-PolicyHSG6“ReplacementDwellingsoutsideSettlementBoundaries”isquotedinfullwithinAppendix1.Again,thepolicyaimstostopthecreationofwhatwouldineffectbenewdwellingsintheopencountryside.Ifthepropertyisatemporarystructure(egaCaravan/MobileHome)orislong-abandoned,andruinousrequiringsubstantialrebuilding,planningpermissionwillnotbegranted.Ontheotherhand,whereanexistingdwellingishabitablebutinadequateintermsofsize,layout,basicmodernfacilitiesorhassignificantdeficienciessuchasnoise,damp,subsidence,orfloodingtherecanbeajustifiablecaseforreplacementwithanewdwelling.

5.2-Thereplacementofadwellingwhichhaslocalarchitecturaland/orhistoricalvaluewillberesisted.InsuchcircumstancestheCouncilwillinvestigatetheneedinsuchinstancestoincludethebuildingonthelistofBuildingsofLocalInteresttoaffordthepropertyprotectionfromdemolition.Thepreferredoptioninsuchcircumstanceswherethereisajustifiablecaseforreplacementofthedwellingwillbetoexplorealternativeoptionstoretaintheexistingdwellingthroughrefurbishment,adaptationand/orextension.

5.3-Whenassessingproposalsfornewreplacementdwellingsthekeyconsiderationswillbetotheneedtoconsiderthesizeandcharacteristicsoftheplot;thesizeandcharacterofhousesinthelocality;andthesizeoftheexistingdwellingtobereplaced.Thereplacementdwellingshouldnotbesignificantlylargerthantheoriginalandanincreaseinfloorspaceofgreaterthan50%willgenerallynotbeaccepted.This50%guidewillnotbetreatedasanabsolutelimitnoradevelopmenttargetrathersuchfloorspaceincreasesneedtobesensitiveandjustifiedonacasebycasebasis.

5.4-Replacementdwellingswillnormallybeexpectedtobesitedonthefootprintoftheexistingdwelling.Howeverinthoseexceptionalcircumstanceswherethereareunacceptableenvironmentalconsiderationsincludingflooding,subsidence,noise,orothernuisancethenresitingthepropertytoanappropriatenearbylocationcanbeappropriate.Indeedwherethereareidentifiedenvironmentalgainsfromresitingthereplacementdwellingsuchasprotectionoftreesand/orhabitatsandwildlife,orreducingtheintrusivenessofthedwellingwithinthelandscapethenresitingcanbeanappropriateoption.Howeverwherearesitedreplacementdwellingsisapprovedthenconditionswillbeattachedasstandardtoensurethe demolition of the original dwelling.

5.5-Thereplacementofpropertiesthathavebeenusedasholidayaccommodationorothertemporaryuseswillnotbepermitted,becausethepolicyisaboutreplacinganexistingresidentialunit,notincreasingthenumberofunits.

6-Infillhousing6.1-Infillhousingprovidestheopportunityforsmallscaledevelopmentinruralareastomeetidentifiedlocalhousingneeds.PolicyHSG5(seeAppendix1)describesthelimitedsituationswhereinfillhousingmightbeallowedintheopencountryside.InfillhousingdevelopmentmustsatisfythelocationalandsitecriteriaasdescribedinHSG5andasillustratedinpartbyFig2below.UnderpinninganyproposalforinfillhousingdevelopmentmustbeevidencedemonstratingtothesatisfactionoftheAuthoritythatanappropriatelocalhousingneedexiststhatcanbesatisfiedbytheproposeddevelopment.

What is Infill Housing ?

6.2-Aninfilldevelopmentwithinanexistinggroupofhousesmustformacontinuousbuiltupfrontageand/orfocusofdwellingsforexampleacrossroadsandshouldcomprisesixormoredwellings.There

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mustbereasonableandcoherentgroupofhousesandalsoanidentifiablepatternofdevelopmentwhichaffordsanopportunityforinfill.Agroupofhousesmustnotbeinterspersedbyindividualfieldparcels.Similarlyaninfillhousingplotisdefinedasasmallgapcapableofaccommodatingasinglehousingunitortwosemidetachedunitswherethistheprevailinghousetypeinthegrouporfrontage,withinacontinuouslineofbuiltupfrontages.Normalplanningandlandscapeconsiderationsshouldapply;forinstance,thenewhousingshouldbeofacomparablescale,characterandsizetothesurroundingproperties.Aplotattheendofalineofdwellingsisnotaninfillplot,butanextension;aplotinaloosescatterofbuildingsisfurthersporadicdevelopment,notinfill.

Fig 2 Infill development – Examples of acceptable and unacceptable locations

6.3-Inorderthattheproposedinfilldwellingmaybeproperlyassessedinrelationtoitssurroundings,afullplanningapplicationshouldbesubmittedoranoutlineapplicationcontainingdetailsofsiting,access,scale,designandmaterials.Inconservationareasandsitesclosetolistedbuildings,theLocalPlanningAuthoritywillencouragethesubmissionoffullplanningapplicationstoensureanyassociatedadverseimpactsofthedevelopmentare:identified;assessed;wherepossiblethatthedevelopmentproposalisimproved through amendments; and where necessary and appropriate adverse impacts are mitigated.

What is Local Housing Need ?

6.4-LocalHousingNeedisdefinedwithintheUnitaryDevelopmentPlan(page161)andtherearetworecognisedtypesoflocalhousingneed,asfollows:

a. Keyworkerswhoneedtolivewithinaparticularlocalitysuchasfarm,fisheriesandforestry workerswhocurrentlylivetoofarawayastobepracticalfortheiremployment(eganimal husbandry);and

b. Lowincomehouseholdslackingtheirownhousing,orlivinginhousingwhichisinadequate orunsuitable,whoarefinanciallyunabletoprovidefortheirownneedsinthehousingmarket without assistance.

6.5-GiventhetwodifferenttypesofLocalHousingNeeditwillbeimportantforapplicantstoensurethattheirproposalsareappropriatelycontextualisedbyidentifyingupfrontthetypeoflocalhousingneedtheyareseekingtoaddress.ThiscanbedoneinthedescriptionofdevelopmentandwithinsupportingdocumentationsuchastheCoveringLetter,AccessandDesignStatementandperhapsmostimportantlywithintheapplicant’ssupportingstatementseekingtodemonstrateLocalHousingNeed.

Note: The acceptable locations would still have to be acceptable in relation to other normal planning considerations

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Local Housing Need - Key Workers

6.6-Forapplicantsseekingtodemonstratelocalhousingneedonthebasisthattheyareakeyworkersufficientevidencemustbeprovidedtodemonstratetheneedforthatworkertoliveinthatspecificlocalityandthatthetypeofworkjustifiestheneedtobecloselylocatedtotheirworkplace.InthecontextofLocalHousingNeed“keyworkers”canincludeabroaderrangeofworkersthan“ruralenterpriseworkers”.HoweverinallcasesitmustbedemonstratedtothesatisfactionofthePlanningAuthoritythatthe intended user of the proposed residential development needs to live within the locality and there are nosuitablyappropriatealternativessuchasthepurchaseofanexistinghomewithinthelocalitywheretheneedhasbeendemonstrated.

6.7-Theevidencethatwouldnormallyberequiredtosupportanew‘workerdwelling’shouldaddressthefollowing points:

- Details of the household to occupy the dwelling including their current home address; the ownership status of their current home; the household worker’s length of time at that address; thecurrentworkplaceandlengthoftimeatthatworkplace;andthenature/function/typeofthe workplace.

- Locallinkswiththelocalityoftheproposeddevelopmentandproximityoflocalitytoworkplaceeg familyties,placeofemployment.

- Reasoning as to why it is essential that they live close to work and the reasoning for choosing that locality;andreasoningforproposinganewbuildasopposedtopurchasinganexistinghome within the locality.

Local Housing Need - Affordable Housing Needs

6.8-Forapplicantsseekingtodemonstrateaffordablehousingneedsufficientevidencewillberequiredtodemonstratethatthereisanaffordablehousingneedwithinthatspecificlocality.InallcasesitmustbedemonstratedtothesatisfactionoftheLocalPlanningAuthoritythattheintendedoccupantoftheproposed development has local linkages within the community. These local links are primarily working inthecommunityand/orlivingwithinthecommunityforatleastthelastfiveyears.Otherlocallinkscanincludefamilytiestothelocality.Howeverinallinstancesitmustbedemonstratedthattheapplicantlackssufficientincomeandhouseequitytoallowthemtogainahomewithinthatlocalitythroughnormalunsubsidisedmethods.

6.9-Theevidencethatwouldnormallyberequiredtosupportaffordablehomeproposalsshouldaddressthe following points:

- Detailsofthehouseholdwhichwilloccupytheaffordablehousingincludingtheircurrenthome address; the ownership status of their current home; the reason why their home is inadequate; and length of time at that home address.

- Locallinkswiththelocalitytheproposalismadewithinandproximityoflocalitytoworkplace’

- Reasoningastowhythatlocalityhasbeenchosen;andreasoningforproposinganewbuildas opposed to purchasing an existing home within the locality.

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6.10-InadditiontotheaboveapplicantsshouldcompleteanApplicationforAffordableHomeOwnership,formscanbeobtainedfromtheHousingStrategyUnit.Thisinformationwillbeheldinconfidenceandwillnotbeavailableforpublicview.TheapplicationformwillbeassessedbyaRegisteredSocialLandlordandtheHousingStrategyUnittoidentifywhethertheindividualsareinaffordablehousingneed.ThefindingsofthisprocesswillinfluencethePlanningAuthorityaspartoftheplanningapplicationconsultation.Thisinformationwillrevealwhetherthedevelopmentwouldcontributetomeetinganaffordablehousingneedgiventheknownlevelofaffordabilityfortheapplicantandtheavailabilityandcost of homes currently on the market.

Local Housing Need - Securing Community Benefits

6.11-Inpermittingeitherworkers’dwellingsoraffordablehousingtheLocalPlanningAuthorityneedtoensure that conditions are applied and legal agreements signed to ensure that any local needs housing deliveredisretainedforaslongasrequiredbythecommunity.

6.12-Inthecaseofproposalsseekingtomeetaffordablehousingneedstherewillbeaneedforplanningconditionsrestrictingthedevelopmenttoaffordablehomesonly.Inadditionalegalagreementwouldhavetobesecuredtocontrolthefutureresaleofthepropertyatanappropriateaffordablepriceandtoensurethatthepropertywasonlyoccupiedbyhouseholdsinaffordablehousingneed.Indraftingthelegalagreementitwouldbeanimportantconsiderationtoensurethatsequentialpreferencebegivenfirstlyto:

• thoseindividualsinaffordablehousingneedwithlocallinkstothecommunitywherethepropertyis located;

• withlesserpreferencegiventoindividualsfromsurroundingcommunityareas;

• andfinallypreferencefromindividualsfromelsewherewithintheCounty.

Ifitwereevertotranspirethatnohouseholdscouldbeidentifiedthatmetanyoftheaboverequirementsthenitwouldbeimportanttoconsiderwhetherthepropertywasrequiredtomeethousingneeds,butthiswouldhavetobethematterofanewplanningapplicationforvariationofplanningconditionandtheextinguishment of the legal agreement.

7-RuralExceptionsSchemes-AffordableHousing7.1-PolicyHSG11AffordableHousinginRuralAreasseekstofacilitatetheprovisionofaffordablehousinginruralareaswherethereisademonstratedhousingneed,asanexceptiontonormalplanningcontrols over new housing development. It is important to note that Policy HSG11 does not apply to proposalsforindividualself-buildunits.

7.2-Guidanceonsuchruralaffordablehousing/ruralexceptionsschemesisprovidedseparatelyinSupplementaryPlanningGuidanceNote9:AffordableHousingwhichisavailableonFlintshireCountyCouncil’swebsite.

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8-OnePlanetDevelopments8.1-TechnicalAdviceNote6(July2010)definesOnePlanetDevelopmentas“developmentthatthroughitslowimpacteitherenhancesordoesnotsignificantlydiminishenvironmentalquality.OnePlanetDevelopmentsshouldinitiallyachieveanecologicalfootprintof2.4globalhectaresperpersonorlessintermsofconsumptionanddemonstrateclearpotentialtomovetowards1.88globalhectaresovertime.”OnePlanetDevelopmentProposalswillbeassessedinaccordancetheTAN6definitionandtheOPDPracticeGuidance(October2012)toensurecompliancewiththenationalapproach.

8.2-ThesalientrequirementsofOnePlanetDevelopmentsarebulletedbeneathparagraph4.3below,howeverFlintshireCountyCouncilhavepreparedaseparateAdviceNotewhichwillsetoutindetailtherequirements of One Planet proposals and associated planning applications.

8.3-OnePlanetDevelopmentslocatedintheopencountrysideshould,overareasonablelengthoftime(nomorethan5years),providefortheminimumneedsoftheinhabitants’intermsofincome,food,energyandwasteassimilation.Wherethiscannotbedemonstrated,proposalswillbeconsideredagainstpolicieswhichseektocontroldevelopmentintheopencountryside.AllOnePlanetHousingDevelopmentsintheopencountrysideneedtobesupportedbyrobustevidenceanditwillbeimportantthat:

• Pre-applicationengagementanddiscussionwiththePlanningAuthoritytakesplacetodiscuss emergingproposals;therequiredevidencebasetosupportaformalplanningapplication;andthe policybasisthatwillinformtheeventualdeterminationoftheapplication.

• Amanagementplanandassociatedsupportingevidenceispreparedbyappropriatecompetent person(s)(TAN6:4.16.1)whichsuccessfullyprovidesthenecessaryevidencedemonstrating that the proposal meets the exceptional nature of the One Planet Development in the Open Countryside,includingthefollowing:

» BusinessandImprovementplantoidentifywhetherthereisaneedtoliveonthesiteand establish theleveloftheinhabitants’requirementsintermsofincome,foodenergyandwaste assimilationthatcanbeobtaineddirectlyfromthesite(TAN6:Seeparagraph4.17.1);

» Ecologicalfootprintanalysisofthedevelopment(TAN6:Seeparagraph4.18.1);

» Carbonanalysisofthedevelopment(TAN6:Seeparagraphs4.19.1-4.19.2);

» Biodiversityandlandscapeassessment(TAN6:Seeparagraph4.20.1);

» Communityimpactassessmenttoidentifypotentialimpactsonthehostcommunity(both positiveandnegative)andprovideabasistoidentifyandimplementanymitigationmeasures thatmaybenecessary(TAN6:Seeparagraph4.21.1),and;

» Transportassessmentandtravelplantoidentifythetransportneedsoftheinhabitantsand proposesustainabletravelsolutions.(TAN6:Seeparagraph4.22.1).

8.4-WhereplanningapplicationsforOnePlanetDevelopmentslocatedintheopencountrysidearenotaccompaniedbytheinformationidentifiedinTAN6andwithinTechnicalAdviceNote6PracticeGuidance“OnePlanetDevelopment”,theplanningauthoritywillseekthenecessaryinformationfromtheapplicant.Shouldthisnotbeprovidedtheapplicationwillberefusedonthegroundsofinadequateinformationandlackofproperjustificationforthescheme.

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9-GardenExtensionsintheCountryside9.1 - Planning permission is required to extend the garden of a dwelling onto land which is used for anotherpurposeasthisisachangeofuse.Byenlargingresidentialgardens,changingplotboundariesandintroducingdomesticparaphernaliatolandwhichwaspreviouslyinuseforagriculturalorforestry,gardenextensionscanhaveasignificantvisualimpact,resultingovertimeinnewbuildings(egsheds&garages) and hardstandings where previously there was open landscape.

9.2-Paragraph4.10oftheUDPWrittenStatement(Page18)statesthat:

“Development…includingextensionsofresidentialgardensintothecountrysidewillnotnormallybepermittedduetothedetrimentalimpactsthattheymayhaveonthecharacterofthecountryside.WherepermissionisgrantedforsmallextensionsPermittedDevelopmentRightswillberemovedinordertoavoidtheintroductionofurbanformsofdevelopmentsuchasgaragesandhouseextensionsintherurallandscape.”

9.3-Thenormalapproachthereforewillbetoresistgardenextensionsintothecountrysideandinthosefewinstanceswhereexceptionalcircumstancesexist(forexamplewhereroadsafetywouldbeenhancedbytheproposal),permissionmaybegrantedforsmallgardenextensionsbutpermitteddevelopmentrightsmayberemovedinordertostoptheintroductionofnewstructuressuchassheds,garages,greenhouses and house extensions into the rural landscape. In such exceptional circumstances the amendedgardenboundaryshouldfollowaphysicalboundarywhichissympathetictothecharacterandappearanceofthelandscape,suchasahedgerow.

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Appendix1:FlintshireUnitaryDevelopmentPlanPoliciesGEN3 Development in the Open Countryside

Developmentproposalsoutsidesettlementboundaries,allocations,DevelopmentZonesandPrincipalEmploymentAreaswillnotbepermitted,exceptfor:

a. essential worker housing (policy HSG4);

b. smallscaleinfilldevelopment,comprisingoneortwohousingunit(s)withinaclearly identifiedgroupofdwellings(policyHSG5);

c. conversion,extension,adaptationandre-useofbuildings(policiesHSG7,RE4,&RE5);

d. replacementdwellings(policyHSG6);

e. affordablehousingexceptionsschemesadjoiningexistingvillages(policyHSG11);

f. smallscaleruralenterpriseexceptionschemesadjoiningexistingsettlementboundaries (RE4andRE5);

g. developmentrelatedtoagriculture,mineralsextraction,ruraldiversification,tourism,leisure andrecreation,andexistingeducationalandinstitutionalestablishments,providedthereis nounacceptableimpactonthesocial,naturalandbuiltenvironment;

h. essentialworksassociatedwithstatutoryundertakerssubjecttotheappropriate environmental considerations.;

i. theexpansionofexistingemploymentdevelopment(EM5);and

j. otherdevelopmentwhichisappropriatetotheopencountrysideandwhereitisessentialto haveanopencountrysidelocationratherthanbeingsitedelsewhere.

HSG4 New Dwellings Outside Settlement Boundaries

Newdwellingsoutsidesettlementboundarieswillonlybepermittedwhereitisessentialtohouseafarmorforestryworkerwhomustliveatorveryclosetotheirplaceofworkandnotinanearbydwellingorsettlement,providedthat:

a. theproposalisaccompaniedbyanappropriatelycompletedquestionnaire,whichwillbe thesubjectofanindependentassessmentofthefunctionalandfinancialneedforthe dwelling in relation to the enterprise;

b. theneedcannotbemetthroughtheeconomicconversionandreuseofexistingbuildings on site;

c. therehasbeennopriordisposalofadwellingorexistingbuildingsuitableforconversionon thefarmunitwhichcouldhavebeenusedtomeetthisneed;

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d. thedwellingissitedsoastorelatetobuildingsontheexistingfarmorforestrycomplex andthatitsdesign,scale,andappearancetakesintoconsiderationthelandscapesetting of the surrounding area; and

e. thesize,floorspaceandtypeofproposeddwellingshouldbeappropriatetothatwhichthe farm/forestryenterprisecansustain.

Anoccupancyconditionwillbeimposedonthenewdwelling,andthetimeperiodforanoutline permissionwillbelimitedtotwoyears,withapprovalofreservedmattersrequiredwithintwoyears and commencement within three years of the decision date.

Whereotherdwellingsexistwithinafarmorforestrycomplex,theCouncilmayseektoutiliselegalagreements to control their occupancy.

Dwellings permitted as part of new farm or forestry enterprises where the case is not completely proven will,foraperiodofthreeyears(oruntiltheenterpriseisfullyestablished),berequiredtobeofatemporaryconstruction,andremovedfromsiteiftheenterpriseceases.

HSG5 Limited Infill Development Outside Settlement Boundaries

Outsidesettlementboundariesinfilldevelopmentforoneortwohousingunit(s)maybepermitted,provided that the proposal is to meet a proven local housing need and:

a. comprisesasmallgapwhichisnotanimportantlandscape,natureconservation,historic orotheramenityfeaturewithinaclearlyidentifiablesmallgroupofhouseswithin a continuously developed frontage;

b. doesnotconstitute,orextendexisting,ribbondevelopmentwhichwouldbedetrimental tothecharacterandappearanceofopencountryside,anddoesnotcreate fragmented development; and

c. respectsadjacentpropertiesandthesurroundingareaintermsofitssiting,form,design andscale,anddoesnotrepresentoverdevelopmentofthesite.

HSG6 Replacement Dwellings Outside Settlement Boundaries

Thereplacementofadwellingoutsidesettlementboundarieswillonlybepermittedif:

a. theexistingbuildinghaslawfuluserightsasadwelling;

b. theexistingdwellingishabitableorcapableofbeingmadehabitablewithoutworkswhich are tantamount to the construction of a new dwelling;

c. theexistingdwellingdoesnothavesignificantlocalhistoricalorarchitecturalinterest;

d. thenewdwellingisofasimilarscaletothatwhichitisintendedtoreplace,andshould reflectthecharacterandtraditionalbuildingstyleofthelocalityintermsofitssiting,design, form,andthematerialsused;and

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e. thereplacementdwellingshouldbelocatedonthesiteoftheexistingdwelling. Exceptionally,analternativelocationwillbeconsidered,wherethisiswithinthe existing curtilage or if impractical due to physical conditions or environmental constraintsonsite,nearby,subjecttobringingaboutanoverallenvironmentalimprovement toboththeexistingandproposedsite.

HSG11 Affordable Housing in Rural Areas

Outsidevillagesettlementboundaries,proposalstodevelopaffordablehousinginruralareaswillonlybepermitted,where:

a. there is evidence of genuine local need for such provision;

b. therearenosuitablealternativesitesorpropertieswithinsettlementboundariestomeetthe need;

c. schemesabutsettlementboundariesandformlogicalextensionstosettlements,avoiding ribbonandfragmenteddevelopmentandincorporatingsuitableboundarytreatmentand landscaping measures;

d. thescale,design,andlayoutoftheproposeddevelopmentaresympatheticand appropriatetothesizeandcharacterofthesettlementanditslandscapesetting, andreflectsthescaleofneedidentified;and

e. houseswillremainaffordableinperpetuityforthoseinneed,managedbyahousing association,theCountyCouncil,abonefidetrustorsimilarorganisation.