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Chapter 18
Miscellaneous Development

MD1

House Extensions

MD2

Conversion to Flats

MD3

Houses in Multiple Occupation

MD4

Caravan Sites For Gypsies And Travelling Showpeople

MD5

Commercial Frontages and Security Shutters

MD6

Food and Drink Uses

MD7

Advertisements

MD8

Telecommunications Development

 

Objective:

To ensure that development does not harm amenity, and enhances the visual and other character of the surroundings.

 


Introduction

18.1 The most frequent forms of development are small in scale. These developments generally do not have a significant effect on the wider area, but can have a major impact on the immediate locality. They tend therefore to be the most controversial types of development within local communities.

 

18.2 Given the frequency with which some of these developments occur and the particular issues they raise, this chapter sets out the specific factors which will be used to assess them.

 

POLICY MD1
HOUSE EXTENSIONS

Proposals for house extensions will only be permitted where all of the following criteria are met:

 

  1. they are of a size, scale and mass that is minor in relation to the existing dwelling;

     

  2. the design and external appearance harmonises with the existing dwelling;

     

  3. adequate parking space remains within the curtilage of the dwelling;

     

  4. they would not cause significant harm to the character of the area;

     

  5. they would not cause significant harm to the amenities of neighbours.

     


Explanation

18.3 Whilst often small in scale, house extensions can have a significant impact on the street scene, as well as the individual building, if poorly designed. They can also adversely affect the amenity of adjoining properties through overlooking, overshadowing, overbearing, noise, etc. The ‘House Extensions’ Supplementary Planning Guidance note provides advice on this.

 

18.4 For the purpose of this policy, house means every type of dwelling, including bungalows and flats.

 

Implementation

18.5 This policy will be implemented through the development control process with particular reference to the ‘House Extensions’ Supplementary Planning Guidance note.

 

Sustainability appraisal

No change to policy. Due to the large number of applications for house extensions a separate policy is needed.

 

Policy Links

GBC2 Development in the Green Belt

 

POLICY MD2
CONVERSION TO FLATS

  1. Development involving the conversion of buildings to flats will be permitted where all the following criteria are met:

     

    1. if the building is a residential dwelling, it has 4 or more bedrooms;

       

    2. development would not cause significant harm to the character of the area;

       

    3. development will not cause significant harm to the residential amenity of occupiers of the proposed dwellings or neighbouring occupiers, in terms of overlooking, noise or disturbance.

       

  3. Floor plans specifying the arrangement of rooms shall be submitted with all applications.

     


Explanation

18.6 The conversion of buildings to flats can help to provide new dwellings and investment in an area. However, such changes should be controlled to protect the amenity of occupants and neighbours and the character of the surrounding area.

 

18.7 The character of an area can be changed by a large number of properties being converted from single dwellings to flats in a small area. Physical alterations to a number of buildings and the increase in the number of people living in those buildings can eventually harm the character of the area. In deciding if this is the case, regard will be paid to the impact caused by:

 

18.8 In addition, the increase in the intensity of use of several buildings in a street can cause a significant increase in comings and goings. This disturbance may lead to a loss of amenity.

 

18.9 The relationship of rooms should not result in noise disturbance between units. For this reason, applications must be accompanied by full floor plans.
Implementation

 

18.10 This policy will be implemented through the development control process.

 

Sustainability appraisal

Policy not changed as level of detail is considered to be acceptable.

 

Policy Links

None

 

POLICY MD3
HOUSES IN MULTIPLE OCCUPATION

  1. Development involving the conversion of buildings to houses in multiple occupation (HMOs) will be permitted where all of the following criteria are met:

     

    1. if the property is in residential use, it has 4 or more bedrooms;

       

    2. the property does not share a party wall with another dwelling;

       

    3. development would not result in a dwelling having a HMO on both sides;

       

    4. development would not result in more than 2 adjoining properties being used as HMOs;

       

    5. development would not cause significant harm to the character of the area;

       

    6. development would not cause significant harm to the residential amenity of occupiers and neighbours.

       

  3. Floor plans specifying the arrangement of rooms shall be submitted with all applications.

     


Explanation

18.11 The issues for the conversion of buildings to Houses in Multiple Occupation are similar to those for flats. However, as the intensity of the use is greater, the effects on the character of the area and the amenity of occupiers and neighbours are often greater too. Consequently, the matters raised in paragraphs 18.7 and 18.8 above will also be taken into account in deciding whether to allow a House in Multiple Occupation.

 

Implementation

18.12 This policy will be implemented through the development control process.

 

Sustainability appraisal

Policy has been changed to make it consistent with conversion to flats policy.

 

Policy Links

None.

 

POLICY MD4
CARAVAN SITES FOR GYPSIES AND TRAVELLING SHOWPEOPLE

The development of caravan sites for gypsies and travelling showpeople will be permitted outside the Green Belt provided that:

 

  1. the site is suitable for mixed business and residential use;

     

  2. the site is within easy reach of shops, schools and other community facilities;

     

  3. there is good vehicular access suitable for large vehicles and caravans; and

     

  4. the proposal does not make it difficult to develop a larger area.

     


Explanation

18.13 Gypsies and travelling showpeople have particular accommodation needs because they often carry out business activities from where they live. Sites suitable for mixed residential and business uses are not a specific land use designation.

 

18.14 In Sefton it is not possible to identify specific sites suitable for this type of use due to the tight Green Belt boundary and the character of the built up area. This policy sets out the criteria which will be used to assess proposals for sites for gypsy and travelling showpeople. In particular, the policy allows potential sites to be assessed in terms of their impact on the amenity of adjoining areas.

 

18.15 Caravan sites can harm the amenity of neighbouring properties due to:

 

For this reason the preferred location for this use is outside the existing residential areas, but within a reasonable distance of local services and facilities.

 

18.16 Caravan sites can also be visually intrusive. Proposals will only be approved where there is substantial natural screening or the proposal includes adequate landscaping to ensure that their visual impact is as small as possible.

 

Implementation

18.17 This policy will be implemented through the development control process.

 

Sustainability Appraisal

Policy unchanged but the explanation has been amended to clarify the meaning of mixed business and residential use.

 

Policy Links

None

 

Background documents

DoE Circular No. 1/94 ‘Gypsy Sites and Planning’; DoE Circular No. 22/91 ‘Travelling Showpeople’.

 

POLICY MD5
COMMERCIAL FRONTAGES AND SECURITY SHUTTERS

  1. The design of commercial frontages will be required to:

     

    1. form an integral part of the whole building; and

       

    2. relate well to the street scene in terms of materials, form and proportions.

       

  3. Security shutters and grilles, including their associated housing, shall:

     

    1. be part of the overall design of the frontage;

       

    2. allow some visibility into the premises;

       

    3. be colour coated to match the frontage; and

       

    4. be designed to be as unobtrusive as possible during business hours.

       

  4. External shutters will not be allowed in Conservation Areas.

     


Explanation

18.18 The design of commercial frontages (including office, retail and business premises) has a significant impact on the appearance and image of an area.

 

18.19 Commercial frontages should be an integral element in the design of a new building and in sympathy with the overall character of the street scene. The design of replacement frontages should take account of the appearance of the building and the character of the street scene.

 

18.20 The craftsmanship and fine detail of many older shopfronts enrich the street scene. Replacement shopfronts will not normally be approved where the existing shopfront survives in good condition, and dates from the nineteenth or early twentieth centuries or was designed as a part of the original building.

 

18.21 Security shutters can detract from the appearance of a frontage and it’s setting. The use of internal shutters is encouraged as they have least impact on appearance. Where external shutters are to be used they should form part of the overall design of a frontage.

 

18.22 Any shutters should result in the interior of the property still being visible. This adds some life to the street scene after business hours and improves security.

 

18.23 External shutters will not be allowed in Conservation Areas as they would harm their appearance and character. Less obtrusive security measures should be used, such as internal shutters or toughened glass.

 

18.24 Supplementary Planning Guidance Note ‘Shopfronts, Security and Signage’ provides additional advice on the design of shopfronts including how to build security into the overall design.

 

Implementation

18.25 This policy will be implemented through the development control process.

 

Sustainability Appraisal

No changes made to policy as access for all is covered in DQ1 ‘Design’ and AD2 ‘Ensuring Choice of Travel’ and in Supplementary Planning Guidance.

 

Policy Links

DQ1 Design

 

POLICY MD6
FOOD AND DRINK USES

  1. Proposals for food and drink uses in the town and district and local centres will be permitted, provided they meet all of the following criteria:

     

    1. they would not cause significant harm to amenity;

       

    2. they would not result in a grouping of similar uses which would harm the character of the area;

       

    3. any external ventilation and extractor systems do not significantly harm the external appearance of the building or the street scene.

       

  2. In addition to meeting all of the above criteria for town and district and local centres, proposals for food and drink uses in or adjacent to the Primarily Residential Area will not be permitted unless all the following criteria are met:

     

    1. they would not cause significant harm to residential amenity;

       

    2. the residential use of upper floors is limited to the person(s) employed in the proposed food and drink use.

       

Procedures

 

  1. Details of external flues & extractor systems must be submitted with all applications.

     

  2. Conditions may be used to restrict opening hours.

     


Explanation

18.26 Food and drink uses include restaurants, cafes, hot food takeaways, public houses and wine bars i.e. ‘Classes A3, A4 and A5’1 food and drink uses. Such uses can contribute to the vitality of Sefton’s town, district, and local centres. However, food and drink uses should not harm the amenity of the occupiers of neighbouring properties through noise, disturbance or smell, or their effect on the appearance of the street scene.

 

18.27 Food and drink uses may be acceptable within the Primarily Residential Area, but only if they do not harm residential amenity.

 

18.28 In order to protect the amenity of neighbouring occupiers, conditions will be used to restrict opening hours.

 

Implementation

18.29 This policy will be implemented through the development control process.

 

Sustainability Appraisal

No changes made to policy as pollution and nuisance are dealt with by other Plan policies.

 

Policy Links

None

 

POLICY MD7
ADVERTISEMENTS

Advertisements will be granted consent if all of the following criteria are met:

 

  1. they would not be obtrusive or dominant features in the street scene;

     

  2. they would not create clutter on a building or within the street scene;

     

  3. they would not harm public safety;

     

  4. where attached to a building, they would respect its scale, proportions and architectural features;

     

  5. where attached to a Listed Building, or within the grounds of a Listed Building, they would preserve the special architectural or historic character and appearance of the building;

     

  6. where displayed in Conservation Areas, they would preserve or enhance the character and appearance of the area.

     


Explanation

18.30 Advertisements can have a significant impact on the environment. Proposals for advertisement consent are assessed in terms of their impact on amenity and public safety.

 

18.31 Advertisements can harm the appearance of an area or building, particularly the combined effect of a number of signs or adverts.

 

18.32 As advertisements or signs could easily detract from the character and appearance of Listed Buildings and Conservation Areas, they will only be allowed where the character and appearance is preserved or enhanced.

 

Implementation

18.33 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes needed.

 

Policy Links

None

 

POLICY MD8
TELECOMMUNICATION DEVELOPMENT

  1. Proposals for telecommunication development will be permitted provided that all the following criteria are met:

     

    1. the scale, siting, design and external appearance of apparatus and any associated structures would not have an unacceptable impact on the visual amenity and character of the surrounding landscape or street scene;

       

    2. if on a building, apparatus would, so far as practicable, be sited to have the least effect on the external appearance of the building.

       

Procedures

 

  1. Applications for development by telecommunications code system operators must be accompanied by:

     

    1. evidence that the apparatus to be installed complies with the guidelines of the International Commission on Non-Ionising Radiation Protection (ICNIRP) on public exposure to non-ionising radiation, and

       

    2. information on the purpose of and need for the proposed development.

       

  2. Where the proposal is for a free standing mast, evidence should be provided to show that the apparatus cannot be located on an existing building, structure or at another telecommunications site.

     


Explanation

18.34 Telecommunications development provides the infrastructure for a number of systems including mobile telephone, emergency services communication, satellite television and radio signals. Telecommunications systems can bring immense social and economic benefits but there is also a need to make sure they have as little impact on the environment as possible.

 

18.35 Important factors in considering all telecommunications development proposals are the need to protect amenity and reduce visual intrusion. In the case of development by telecommunications code system operators (i.e. development related to mobile telecommunications networks) the implications for subsequent network development will also be taken into account. The height of apparatus, the need for ancillary development and the scope for landscaping and screening will all be taken into account. All development should be sympathetically designed and disguised so that it blends in with the background.

 

18.36 Proposals in the Green Belt should maintain its openness. They will only be considered in very special circumstances, where there is no suitable alternative.

 

18.37 The applicant must demonstrate that the apparatus to be installed falls within the agreed guidelines of the International Commission on Non-Ionising Radiation Protection (ICNIRP) on levels of microwave frequency radiation emissions . The Government takes the view that if a proposed telecommunications development meets the ICNIRP guidelines there is no need to consider further the possible impact on health and concerns relating to this matter.

 

Implementation

18.38 This policy will be implemented through the development control process.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

None

 

Background Documents

“Guidelines for limiting exposure to time varying electric, magnetic and electro-magnetic fields (up to 300GHz)”, The International Commission on Non-Ionising Radiation Protection (ICNIRP), Health Physics, 1998, 74: 494-522; ‘Mobile Phones and Health’, Independent Expert Group on Mobile Phones, 2000.

 

1 As defined by the Town and Country Planning Use Classes (Amendment) Order 2005

 

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