Chapter 6
Housing and Neighbourhood Renewal

HOUSING REQUIREMENT AND SUPPLY

H1	Housing Requirement (Part 1 policy)
H2	Requirement for Affordable, Special Needs and Key Worker Housing
H3	Housing Land Supply
H4	Land at Town Lane, Southport
H5	Land to the west of Southport and Formby District General Hospital
H6	Housing Opportunity Sites

NEIGHBOURHOOD RENEWAL

H7	Housing Renewal, Clearance and Regeneration (Part 1 policy)
H8	Redevelopment within the Pathfinder Area
H9	Hawthorne Road / Canal Corridor

DEVELOPMENT PRINCIPLES

H10	Residential Development and Development in Residential Areas
H11	Mixed Use Development Sites incorporating Housing
H12	Residential Density

 

Introduction

6.1 Meeting housing needs is basic to enjoying a good quality of life. New housing and renewal of existing housing are vital in bringing about regeneration, particularly in the Urban Priority Areas in the south of the Borough.

 

6.2 The Plan has two key roles to play in providing for housing needs:

 

• ensuring that sufficient land is available in sustainable locations to meet Sefton's needs, including affordable and special needs housing, to 2016.

   

• providing a framework to help regenerate older housing areas, including improving and redeveloping them.

   

6.3 This chapter contains policies relating to providing and redeveloping housing. Policies on design and open space provision, house extensions and the conversion of buildings to form flats and bedsits are contained in Section D of the Plan.

 

6.4 It is also important that new housing in the Borough is of a high standard. This includes ensuring that it is energy efficient. This will not only contribute to meeting environmental targets but also will allow the residents of new homes to benefit from lower energy costs. Policies relating to this are contained in Chapter 16 of the Plan.

 

Housing Requirement and Supply

6.5 Regional Spatial Strategy provides the framework within which Sefton’s housing requirements are agreed.

 

6.6 In particular, RSS Policy UR7 ‘Regional Housing Provision’, advises that Sefton should make provision for new housing at an annual average rate of 350 dwellings net of clearance. Paragraph 5.32 of RSS states that annual build rates should only apply to the period up to 2006. Where Plans extend beyond 2006, they should continue to provide dwellings at the same rate until any different rate is adopted following a future review of RSS.

 

6.7 RSS establishes a Merseyside-wide target (excluding the inner core of Liverpool) that 65% of new house building should take place on previously-used ("brownfield"¹) land. It emphasises the need for a co-ordinated approach between Councils in the Merseyside region and for careful monitoring to ensure this target is achieved.

 

Explanation

6.8 Government planning policy and the Regional Spatial Strategy (RSS) recommend that the release of land to meet future housing needs should be monitored and managed. This is to avoid over-commitment given the uncertainty of long-term projections. This will ensure that the regional strategies for regeneration, particularly within the inner core of Liverpool and South Sefton, are met, and that better use is made of previously developed land and existing buildings. Policy H3 sets out how Sefton’s housing requirement will be met until 2006 or until such time as a different annual average rate is adopted following any future review of RSS.

 

6.9 Approximately 30 dwellings are demolished each year to facilitate redevelopment, or to enable a more intensive form of residential development to take place, or to provide access into a larger area. The number of dwellings lost as a result of these miscellaneous demolitions is monitored annually. As the majority of these dwellings were occupied prior to their demolition, an allowance for them will need to be subtracted from the total number of dwellings built each year to provide the net annual provision required by the RSS.

 

6.10 In addition to meeting the general housing provision set out in RSS, there is an additional requirement to provide for off-site clearance replacement (see Policy H7) in the Housing Market Renewal Pathfinder Area^G. If 2,000 dwellings are demolished over the Plan period, as is currently estimated, it is likely that some 400 dwellings will need to be provided on other sites to meet this need.

 

Implementation

6.11 The Council will produce quarterly Monitoring Reports to ascertain how the number of houses being built relates to these requirements, to ensure that the target for each year is not materially exceeded.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

RSS Policies:-
UR4 Setting Targets for the Recycling of Land and Buildings
UR7 Regional Housing Provision
UDP Policies:-
UP1 Urban Priority Areas
H3 Housing Land Supply
H7 Housing Renewal, Clearance and Regeneration

 

Background documents

Planning Policy Guidance Note 3 ‘Housing’, 2000; Regional Spatial Strategy for the North West, March 2003; NewHeartlands Prospectus, October 2003

 

 

Explanation

6.12 The need for affordable housing and housing for people with special needs is a material planning consideration^G. Its provision is one of the Government’s objectives set out in PPG3 ‘Housing’, in order to ensure that the housing needs of the whole community are met. This includes requirements for both private and public sector housing.

 

6.13 The vast majority of homes to be built over the Plan period are likely to be constructed by the private sector with a limited contribution from registered social landlords² (RSLs). This is mainly due to the relative profitability and strong financial resources of the private housebuilding industry compared to the limited financial resources of RSLs. As a result, only a small proportion of the identified need for affordable, special needs and key worker housing can be provided solely by RSLs, for example through building new dwellings, conversion of existing dwellings and the purchase of market housing. Instead, a large proportion of this type of housing will have to be provided by private developers through this policy, preferably in partnership with RSLs.

 

6.14 A Housing Needs Assessment Update was completed in 2005, and this will be used to justify any requirements for affordable housing, special needs housing and key worker housing, which will be sought through the planning process. The update indicated an overall need for 1261 affordable housing units to be provided in Sefton each year if all affordable housing needs are to be met. The update concluded that most of the requirements of people with special housing needs could be met by adaptations to their existing homes, rather than generating a need for new/replacement housing. The need for affordable housing is a substantial increase from the 2003 Update’s figure of 617 affordable houses per year, and can be explained by the rapid rise in property prices compared to average incomes and a decrease in available affordable housing. Need is most severe in the Southport area, but significantly there is now need in the Bootle area, which had shown a surplus of affordable housing in 2003. In the light of the high affordable housing requirement shown, the Council will need to maximise the provision of affordable housing from all available sources, particularly through RSLs working in partnership with the private sector. Housing provided in accordance with this policy will not be subject to the restrictions imposed by Policy H3.

 

6.15 According to Government guidance in Circular 6/98, affordable housing includes both low-cost market and subsidised units that will be available to people who cannot afford to rent or buy houses generally available on the open market. If low cost market housing is provided, mechanisms will need to be put in place to ensure that such housing remains affordable for as long as a need exists. The type of tenure, ownership (whether exclusive or shared), or financial arrangements do not matter. The 2005 update recommends that 89% of the affordable housing provision should be in the social rented sector, with 11% ‘intermediate’ housing, priced midway between social rents and the minimum cost of (second hand) market housing. The 2005 update suggests that the shortfall in affordable housing is most acute for smaller (one and two bedroom) properties, although needs will vary in different areas due to differences in the composition of the housing stock. The need for affordable, special needs and key worker housing may change during the plan period, and the need for further updates will be assessed against the most up-to-date information available to the Council as part of the preparation of its Annual Monitoring Report.

 

Implementation

6.16 This policy will be implemented through the development control process. A Supplementary Planning Document (SPD) will be produced to indicate how the policy will be implemented in different parts of the Borough, as informed by the Housing Needs Assessment update 2005, and monitored and reviewed in the light of any subsequent survey or update. The SPD will set out how the requirement for affordable housing will differ in different parts of the borough according to identified need, it will identify indicative provision on allocated sites where appropriate and define affordable housing by drawing upon local survey evidence and conclusions set out in the 2005 update. However this policy will not be implemented until such time as a SPD has been produced and approved by the Council (preparation commenced mid 2006). The SPD will be taken forward as a Development Plan Document in due course.

 

Sustainability Appraisal

Recognition is now given to key workers as having a specific housing need, additional to the need for affordable and special needs housing.
Policy Links
RSS Policy -
UR9 Affordable Housin

 

Background documents

Regional Spatial Strategy for the North West Region, March 2003; Planning Policy Guidance Note 3 ‘Housing’, 2000; Circular 06/98 ‘Planning and Affordable Housing’; Housing Needs Assessment update, White Young Green/SMBC, 2005

 

POLICY H3 HOUSING LAND SUPPLY The housing requirement for the period from 2006 – 2011 will be met from the following sources:   Allocations shown on the Proposals Map   Site Ref   Location   Area   Capacity   H3.1   Former Penpoll Trading Estate, Hawthorne Road, Bootle •   2.19   73   H3.2   Pine Grove, Bootle •   0.98   39   H3.3   Ash Road / Beach Road, Litherland (part) •   1.13   45   H3.4   Former Toprain site, Hawthorne Road, Bootle   1.30   86   H3.5   Former Tannery, Hawthorne Road, Bootle   1.40   82   H3.6   511 Hawthorne Road & site of the Mel Inn, Bootle   1.60   91   H3.7   503-509 Hawthorne Road, Bootle   1.62   80   H3.8   Orrell School   0.54   28   H3.9   501 Hawthorne Road / Parkside   1.90   45   TOTAL     12.66   569   Sites marked • are within or adjacent to the Housing Market Renewal Pathfinder AreaG, and their development is expected to provide, at least in part, for off-site clearance replacement.   Commitments (i.e. other sites with planning permission) likely to be built between 2004 –2009     Under Construction   Likely to be built in <5 yrs   Total   Private sector sites > 0.4 hectares   261   229   490   Private sector sites < 0.4 hectares   187   402   589   Public sector sites > 0.4 hectares   0   194   194   Public sector sites < 0.4 hectares   0   94   94   TOTAL   448   919   1367   Number of dwellings built between 2002 (the start of the Plan) and 2004 totals 884   When the number of dwellings built over the previous three years exceeds the requirement set out in Policy H1 by more than 20%, proposals for additional housing on previously developed land within the urban areas will only be permitted in the following exceptional circumstances:   the development will have significant urban regeneration benefits which will not conflict with other Plan policies; or   the development will meet an identified affordable or special housing need; or   the development comprises the conversion of an existing building, including the re-use of unused buildings on urban greenspace provided that this does not affect the use or value of the greenspace; and   the site is or will be made, accessible by a choice of travel, including walking, cycling and public transport.   The Council will suspend the requirements of Section 2 when the number of dwellings built over the previous three years falls below the requirements set out in Policy H1 by more than 10%.   Planning permission will only be granted for the development of any greenfield site or urban greenspace, (or part thereof) or land and buildings in the Green Belt, if:   it can be shown that the development of the site meets the following criteria significantly better when compared to available previously developed sites:   the development meets criteria (a) or (b) of Section 2 above;   the site is well located and readily accessible to jobs, shops and services by means of transport other than the car;   existing infrastructure, including public transport, water & sewerage, other utilities and social infrastructure can absorb the needs of the development proposed;   the development would help to sustain appropriate local services and facilities;   the development does not have an adverse impact on any physical or environmental constraint affecting the site; and   in the case of urban greenspace, the development does not adversely affect the use or value of the greenspace and the proposal meets the requirements of Polices G1 & G2; and   there is less than a five year supply of available previously developed land.

Explanation

6.17 In order to meet the requirements of the Regional Spatial Strategy (RSS) and Policy H1, the Council has to demonstrate that it can identify land and buildings which can accommodate 1,750 additional dwellings on a rolling five year programme from 2002 (the start date of the Plan). In addition, provision must also be made for the replacement of occupied dwellings demolished during the Plan period (see Policies H1 and H7). Part of this provision will be met on Sites H3.1, H3.2, H3.3, H3.4, H3.5, H3.6, H3.7, H3.8 and H3.9, as well other sites not yet identified.

 

6.18 The Schedule shows that the RSS requirements for the next 5 years can be met. The allocations also illustrate where part of the supply for the period after 2007 will come from. The updated Sefton Housing Capacity Study was completed in 2004, demonstrates that brownfield sites will continue to come forward to make up the majority of the Plan’s ten year housing supply under most scenarios. However, the sites contained in this study are not an exhaustive list, as other windfall^G and small unidentified sites are still expected to continue to come forward.

 

6.19 When the number of new houses built over the previous three years exceeds the RSS requirement by more than 20%, averaged over a three year period, planning permission for additional new housing will only be granted where it can be shown that it will have significant urban regeneration benefits, particularly in the Urban Priority Areas (Policy UP1), or meets an identified affordable or other special housing need (Policy H2). However, development within the Pathfinder area will be regulated to ensure that the amount, type and location of development taking place does not undermine the Council’s planned regeneration strategy for the area (policy H8).

 

6.20 In addition, sites must be in a sustainable location. Preference will always be given to brownfield sites before greenfield sites, and sites within the urban area before sites in the Green Belt, unless the previously developed land or building performs very poorly in relation to the criteria set out in Section 4 of the policy, which are based on paragraphs 31 and 32 of PPG3. In accordance with the sequential approach set out in policy DP1 of RSS, the Council will prefer the effective re-use and conversion of existing buildings, particularly where they are sound and worthy of re-use and/or of architectural or historic interest, to the redevelopment of such buildings.

 

6.21 A Supplementary Planning Guidance Note (SPG) ‘Regulating the Supply of Residential Land’ explains more fully how and when the housing restraint mechanism will be applied, taking into account the priorities for new development set out in Policy SD1 of RSS. The situation will be reviewed on a quarterly basis. The Council is committed in its approved Local Development Scheme to reviewing and replacing this SPG with a Supplementary Planning Document (SPD), which fully complies with the Planning and Compensation Act 2004, during 2006/07.

 

6.22 It is anticipated that during the Plan period more than 80% of all new housing will take place on previously developed land (including conversions), which is therefore above the RSS ‘outer Merseyside’ target of 65%.

 

6.23 There is a low number of vacant dwellings in most parts of the Borough. Overall, 3.49% of the private sector housing stock was vacant at April 2002, with higher concentrations in a number of wards particularly in the Housing Market Renewal Pathfinder Area^G (see Policies UP1 & H7). 3.3% of Council-owned housing, and 2.7% of other social housing was also vacant at this date. The Council has adopted an Empty Homes Strategy for re-using or redeveloping its vacant property stock.

 

6.24 Bearing in mind the high density of the terraced housing in the potential redevelopment areas in South Sefton (see Policy H7), together with the need to provide other facilities including shops, community facilities and urban greenspace^G and a better quality residential environment, it is anticipated that only 70% of replacement housing is likely to take place on cleared sites. Consequently, sites in the South Sefton area will continue to receive planning permission for housing where it can be clearly demonstrated that it will have a beneficial impact on the regeneration of the Housing Market Renewal Pathfinder Area and to make up the shortfall generated by on-site clearance replacement. Elsewhere, planning permission will be withheld unless the requirements of Sections 2 - 4 of the policy are met.

 

6.25 For the purposes of this policy, paragraph 2d of the SPG ‘Regulating the Supply of Residential Land’ defines accessible locations as sites which are within 200 metres of a frequent bus route and 400 metres of a railway station. Depending on the size of the proposed development, criteria relating to maximum distances from a bus stop, train station, general store or post office, shopping centre and primary school will also be applied. On completion of the Open Space and Recreation Study in 2006, distances will also be added relating to different types of open space.

 

6.26 It is important that new housing in these areas is not provided at the expense of local employment opportunities, particularly within those areas identified as part of the employment land supply in policies EDT3, EDT5 and EDT9. Policy EDT18 therefore introduces the compensatory arrangements which will apply where a site which was previously in an employment use is redeveloped for housing.

 

6.27 Section 4 of the policy explains that planning permission will not normally be granted for greenfield sites, land which is designated as urban greenspace or land and buildings located in the Green Belt, unless the site performs better than a brownfield site in relation to the sequential approach to releasing land for housing set out in paragraphs 31 and 32 of PPG3. Unless there is a shortage in the number of houses which can be built on available brownfield sites (i.e. less than an identified 5 year supply), any greenfield site, land designated as urban greenspace or development within the Green Belt will also need to comply with the requirements of section 2 of this policy.

 

6.28 In the consideration of residential development proposals on sites which comprise both previously developed land (also known as Brownfield land) and open/greenspace land, the Council will rely on the guidance set out in Annex C of Planning Policy Guidance 3 – Housing, for the definition of these respective areas. Where only part of a site is defined as previously developed land, the Council will normally only grant planning permission for residential development on that part. However, the Council may consider granting planning permission for residential development on an equivalent area of open/greenspace land in substitution to that of the previously developed land, where this would produce a more sustainable form of development on the site as a whole and relate better to the quality and use of the remaining area of the site.

 

6.29 Further information about the criteria used in section 3 of the policy can be found in PPG3 and the SPG ‘Regulating the Supply of Residential Land’, which will be updated as a Supplementary Planning Document during 2006-07.

 

6.30 The Council has adopted a local labour policy which will encourage developers to enter into a Local Labour Agreement with the Council on developments that create more than 10 jobs (including during the construction period). This will commit the employer to accessing local labour and suppliers via a designated job broker to help ensure that local people benefit from any new jobs created in the area. In addition, the Council has also adopted a policy (EDT18) which seeks to retain local employment opportunities to ensure that an adequate choice and mix of local employment exists. This is essential given the limited supply of employment land available in Sefton.

 

Implementation

6.31 This policy will be monitored through the preparation of quarterly monitoring reports. It will be implemented through the development control process and the Supplementary Planning Guidance Note ‘Regulating the Supply of Residential Land’. It is intended to replace this with a Supplementary Planning Document (SPD) during 2006-07.

 

Sustainability Appraisal

No change needed.

 

Policy Links

H4 Land at Town Lane, Southport
EDT12 Bootle Central Area Opportunity Sites
EDT17 Employment Opportunity Sites
EDT18 Retention of Local Employment Opportunities
G1 Protection of Urban Greenspace
AD1 Location of Development
MD2 Conversion to Flats

 

Background documents

Regional Spatial Strategy for the North West - March 2003 (RSS); Planning Policy Guidance Note 3 (PPG3) ‘Housing’, 2000; Monitoring Provision of Housing through the Planning System - Towards Better Practice, DETR, Oct 2000; Good Practice Guide ‘Tapping the Potential’, DETR, 2000; ‘Planning to Deliver - The Managed Release of Housing Sites: Towards Better Practice’, DETR, July 2001; Housing Land Availability Database, SMBC, 2004; National Land Use Database, SMBC, 2004.

 

Explanation

6.32 The housing development site at Town Lane is the largest housing site in Sefton. It will make an important contribution to meeting housing needs during the Plan period and beyond. It will be developed in phases to make sure it is properly planned, and to fit in with the requirements of the housing market. The site has an area of some 22.5 hectares, excluding buffer landscaping.

 

6.33 The site will contribute at least 675 dwellings, at an average rate of 40 dwellings each year over an approximate sixteen year development period. However, it is not anticipated that there will be a need to bring this site forward until after 2011, when the Plan has been reviewed, unless there are over-riding circumstances which justify the site being developed earlier and provided there are no other more suitable Brownfield sites or Greenfield sites located within the urban areas, available to satisfy that demand.

 

6.34 The site is owned by the Council. It comprises a former landfill site and so is a previously-used or "brownfield" site. The Council commissioned a feasibility study which was completed in 2001. This study addressed all environmental, property and economic issues relating to the site and concluded that its development for housing was feasible. However, a further study is required to ensure that the development does not have an unacceptable impact on the adjacent rural highway network.

 

Implementation

6.35 The Council will prepare a Development Plan Document (DPD) to ensure that:

 

• the release of land is phased;

   

• the infrastructure requirements of the development are accommodated satisfactorily;

   

• contamination from the previous use of the land is remediated using an agreed method; and

   

• development will be of a high quality and well-landscaped.

   

Sustainability Appraisal

No changes made. The development of this site will support local facilities.

 

Policy Links

H3 Housing Land Supply

 

Background Document

‘Town Lane, Southport Feasibility Study’, Cass Associates, 2001

 

Explanation

6.36 60% of the undeveloped land within the Hospital grounds (approximately 4.2 hectares) is shown as a mixed use area on the Proposals Map and 40% is designated as urban greenspace, located in two areas to the north and to the south and west of the mixed use area, and surrounding a Council-owned playground.

 

6.37 The site forms part of the site of the only District General Hospital in Sefton. The policy allows development related to the expansion of the Hospital’s existing healthcare uses, new healthcare uses, and ancillary facilities which support the Hospital. The provision of key worker housing for hospital employees is included within the definition of ancillary facilities.

 

6.38 The exact boundaries of the urban greenspace will be flexible in order to accommodate the proposed health uses as effectively as possible. In particular there has been a need for some time to accommodate a local health facility and it is an important objective to secure this within the overall balance of uses proposed for the site.

 

6.39 Any parts of the mixed use area which are surplus to the health and ancillary needs set out in section 2 (a) and (b) of the Policy could contribute to the future supply of housing and business land required to meet needs arising in the period after 2010. Development of this area for housing should be assessed in a review of housing needs in a Local Development Document, and should meet the requirements of Policy H3. Any development for business uses (Class B1) should complement the other uses within the Hospital grounds.

 

6.40 Greenspace policies in the Plan, notably Policy G1, apply to the 40% of the site which is designated as urban greenspace. Any development of the mixed use area will be required to enhance the urban greenspace; particularly in terms of visual amenity, landscape quality, public access and informal recreation. Development must also achieve the implementation of the proposed Strategic Paths for Countryside Recreation (policy G7), within the 4.2 hectare site.

 

Implementation

6.41 This policy will be implemented through the preparation of a development brief and the development control process.

 

Sustainability Appraisal

This is a new policy recommended by the Inspector and no sustainability appraisal has been carried out.

 

Policy Links

H2 Requirement for Affordable Housing, Special Needs and Key Worker Housing.
H3 Housing Land Supply
G1 Protection of Urban Greenspace
G7 Strategic Paths for Countryside Recreation

 

Background documents

Inspector's Report into the Public Local Inquiry into the Sefton UDP (2005).

 

Explanation

6.42 The sites listed above may be suitable, in whole or in part, for housing. A description of these sites is included in Appendix 2 ‘Opportunity Sites’.

 

6.43 Sites H6.2, H6.3, and H6.5 are located within the Housing Market Renewal Pathfinder Area^G (Policies UP1 and H7). Notwithstanding their existing and former industrial uses, they represent opportunities where it may be possible to introduce an element of new housing to facilitate clearance in the nearby residential areas. However, they are contaminated to various degrees which may affect their ability to be redeveloped for housing. In the event that these sites are not suitable or required for housing, for example because of the costs of decontaminating the sites, they should be retained for employment generating development.

 

6.44 Sites H6.3 and H6.4 comprise a mixture of land uses. The existing industrial uses are not particularly appropriate as they are close to housing. If any of the existing occupiers re-locate during the Plan period, these sites should be re-developed for housing. However, in order to ensure that local employment opportunities remain in the area, developers will need to comply with the requirements of policy EDT18

 

6.45 Whilst there is a possibility that these sites may be developed for housing during the Plan period, no allowance has been made in Policy H3 for any contribution coming forward from them due to the degree of uncertainty about whether any potential will be realised from these sites.

 

Implementation

6.46 This policy will be implemented through the development control process. In addition development briefs will be prepared for these sites which will set out the requirements for any legal agreements, including the need to retain or provide urban greenspace.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

UP1 Development in Urban Priority Areas
EDT17 Employment Opportunity Sites
EDT18 Retention of Local Employment Opportunities
NC1 Site Protection
G4 Development Adjacent to the Leeds and Liverpool Canal

 

Neighbourhood Renewal

6.47 The vast majority of the housing stock is in a good or reasonable condition, and so the overall state of the housing stock is unlikely to be a matter of concern during the Plan period. However, much of the housing stock within the Urban Priority Areas (Policy UP1) in South Sefton is privately owned and rented pre-1919 terraced housing for which there is little demand.

 

6.48 A key objective of the regeneration strategy for these areas is to create a strong and continuing demand for housing. Whilst many houses in these areas can be physically improved, there is a need in some parts to replace existing homes and provide new and additional homes to meet people’s needs and aspirations. The provision of new housing to offer greater choice, quality and diversity in the housing market is critical in meeting this objective.

 

6.49 In April 2002, South Sefton, as part of the Merseyside Inner Core, was selected as one of nine Pathfinder^G areas in England where Housing Market Renewal (HMR) Funding is available to help radically re-structure and comprehensively regenerate housing. Without the renewal and re-structuring of the housing stock, the area, together with the inner core of Liverpool and Wallasey, will not be able to help support wider regeneration activity within South Sefton. This will be achieved by public sector agencies and private partners working together.

 

6.50 The area suffers from:

 

• high vacancy rates in some streets;

   

• areas where there is a high turnover and a transient population;

   

• an over-supply of social housing;

   

• insufficient choice in house types and values; and

   

• a poor environment and infrastructure.

   

6.51 It will be necessary to produce Urban Design Frameworks³ or Neighbourhood Development Plans, as Local Development Documents, for each area in order to deliver the improvements to the urban environment that are required as part of the overall regeneration strategy for South Sefton's residential neighbourhoods. These will describe and illustrate how the relevant planning policies and principles will need to be implemented in each area in order to control, guide and promote positive change. They will also help integrate new development with the existing built form to assist in the delivery of a quality sustainable environment. Development proposals and physical improvements within the Pathfinder Area should be informed by the Design SPG which makes an assessment of the historic character and appearance of the local areas.

 

Explanation

6.52 Existing dwellings will continue to meet the vast majority of the Borough’s housing requirements. However, it is estimated that some 2,500 dwellings will be demolished over the Plan period for a variety of reasons including unfitness, low demand and to make way for redevelopment schemes. Where these dwellings are occupied before demolition, new dwellings will be provided one-for-one, although not necessarily on the same sites. Because of the high density of the existing housing, and the need to provide greenspace and create a better quality residential environment, only 70% of replacement housing is likely to take place on cleared sites. The remainder of the replacement homes will be provided in the local area, in accordance with Neighbourhood Development Plans and the South Sefton Regeneration Strategy. Further guidance is provided in Policies H8 and H9.

 

6.53 Almost all clearance will take place through a formal housing clearance programme. The vast majority of clearance and redevelopment will take place in the Housing Market Renewal Pathfinder Area^G. This will form a key part of regeneration programmes that will have to be approved by the Council after consulting local partnerships following consultation with their communities. The scale of clearance has been relatively limited in the period up to 2006 but is expected to increase significantly after this date. Policies H8 and H9 provide more detailed guidance on future development within the five neighbourhoods which are shown on Figure 6.1.

 

6.54 The Council will also continue to demolish approximately 100 unsuitable local authority houses each year, particularly in areas of low demand. Many of these will be outside the Housing Market Renewal Pathfinder Area, and will not need to be replaced.

 

Implementation

6.55 This policy will be implemented through housing clearance programmes approved by the Council in consultation with local partnerships.

 

Sustainability Appraisal

Policy not changed as detail of any community benefits will be set out in Development Briefs.

 

Policy Links

RSS Policy -
UR6 Existing Housing Stock and Housing Renewal
UDP Policies -
CS1 Development and Regeneration
UP1 Development in Urban Priority Areas
H1 Housing Requirement

 

 

Figure 6.1 Housing Market Renewal Pathfinder Area

6.57 Neighbourhood Development Plans will be produced for each area and will form the guiding documents for neighbourhood regeneration. They will tackle those neighbourhoods in greatest need first, in consultation with the local community. Most of the Housing Market Renewal Pathfinder Area will be covered by Neighbourhood Development Plans.

 

6.58 The plans will provide a general direction for each neighbourhood through physical improvements and new development which will revitalise the urban fabric. These will help achieve the wider objectives of the strategy. The neighbourhood plans will ensure that investment in housing in these areas is provided at the same time as improvements to local retail areas, open space and parks, community facilities, transport, education and health. It will also be important to ensure that local employment opportunities are not lost as a result of redevelopment. The plans will form the basis for neighbourhood regeneration and will be further developed with the local community and key stakeholders. Section 3 of Policy UP1 provides further guidance on the considerations that new development will need to address.

 

6.59 Not all of the neighbourhoods will be subject to major change and clearance. However, a number of common themes will need to be addressed by each plan including refurbishing housing, improving the environment, addressing traffic problems and rationalising redundant shops and shopping parades.

 

6.60 It is anticipated that the South Sefton Regeneration Strategy will take 15-20 years to implement. In addition, it is not possible to improve all neighbourhoods at the same time. Those areas where action will have the greatest impact across the Housing Market Renewal Pathfinder Area as a whole will be chosen first. The following issues will be tackled:

 

• arresting the decline of neighbourhoods and the spread of low demand for housing;

   

• dealing with the worst condition properties and obsolete housing stock;

   

• breaking up widespread areas of similar terraced housing;

   

• creating new development sites to attract private investment and new house building;

   

• providing a greater choice of house types and tenures;

   

• making the best use of land and buildings; and

   

• making the most of the opportunities for regeneration which are already available in the area.

   

6.61 Two priority neighbourhoods at Bedford Road/Queens Road and Klondyke have been selected for early action. These areas suffer from the greatest housing stress which need immediate attention to reverse the spiral of decline which could spread into neighbouring areas. In addition, these areas can build on opportunities to re-create successful neighbourhoods and housing markets by virtue of their proximity to development sites and existing and proposed regeneration programmes.

 

6.62 Throughout the Pathfinder Area it is essential that development is carried out in an orderly and regulated manner in advance of the Neighbourhood Development Plans being prepared, and that development in one area does not prejudice development which is crucial to the implementation of the overall South Sefton Regeneration Strategy or other programmes and strategies which cover the South Sefton area. Further information is provided in Policy UP1.

 

6.63 There are also pockets of stable housing within the Central Bootle area (to which Policy EDT10 refers) and areas of post war and more recent social housing located between the Central Area and the Port, where minor action may be required, particularly as a result of existing and proposed non-residential uses in the vicinity. Whilst it is not proposed to prepare Neighbourhood Development Plans for these areas at present, the management of the housing stock and environmental and emerging issues may require a similar approach.

 

Implementation

Supplementary guidance based on the South Sefton Regeneration Strategy and the Neighbourhood Development Plans will be produced to set out the key principles of development and redevelopment. Development briefs will be prepared for key sites.

 

Sustainability Appraisal

No changes to policy needed. However, the Neighbourhood Development Plans should also be appraised.

 

Policy Links

CS1 Development & Regeneration
UP1 Development in Urban Priority Areas
H7 Housing Renewal and Clearance

 

Background Documents

South Sefton Regeneration Strategy, SMBC, May 2003
Neighbourhood Development Plans
Pathfinder Area Development Frameworks

 

Explanation

6.64 The South Sefton Regeneration Strategy identifies the strategic importance of the canal in restructuring the urban fabric of South Sefton to create a sustainable and attractive environment. The Hawthorne Road Canal Corridor will be promoted for a mixture of uses and for recreation, which will provide a catalyst for regeneration and housing market restructuring in South Sefton. The sites which form the Hawthorne Road/ Canal Corridor are included in Appendix 3.

 

6.65 The principal aims are to provide development sites for replacement housing to enable clearance to take place in the Klondyke area, and to help retain key businesses providing local employment. This will also help to unlock the canal’s potential, and may attract new residents into the area. Development in this area should also help to connect neighbourhoods together and raise the profile and image of South Sefton.

 

6.66 The key objectives are to:

 

• promote major new housing development of a mixed tenure and type in a series of waterside developments to house residents whose homes will be demolished and to attract new residents to the area;

   

• recognise that the canal corridor will continue to provide a valuable role for local employment uses that are compatible with housing;

   

• ensure that any areas which are retained in employment use are improved;

   

• provide a major new food retail development on the Lanstar site (Policy R10) which will be integrated into the surrounding area, including the Hawthorne Road/ canal corridor, will be accessible to all residents, and will create a key gateway to South Sefton;

   

• enhance the recreational value of the canal for visitors and residents by encouraging public access to the canal, improving the canal towpath for pedestrians and cyclists, and in particular ensuring that new buildings present an attractive frontage to the canal.

   

6.67 As a result of the re-structuring of this area some sites which are currently in industrial use will be redeveloped for other purposes as a result of proposals contained within the Neighbourhood Development Plans which will be prepared in accordance with the provisions of Policy H7. However, other sites may not be suitable for housing, and will continue to be retained to provide local employment opportunities. Where sites are retained in employment use it is essential that environmental and other improvements are carried out in order to ensure that these areas support the regeneration of the surrounding area.

 

Implementation

Supplementary guidance based on the South Sefton Regeneration Strategy and the Neighbourhood Development Plans will be produced to set out the key principles of development and redevelopment. Development briefs will be prepared for key sites.

 

Sustainability Appraisal

The Policy has been changed to include cycling, and links to Part 1 policies have been added.

 

Policy Links

CS1 Development and Regeneration
G4 Development adjacent to the Leeds Liverpool Canal

 

Background Documents

South Sefton Regeneration Strategy, SMBC, May 2003
Neighbourhood Development Plans
Pathfinder Area Development Frameworks

 

Residential Development Principles

6.68 In order to achieve the objective of using land efficiently, most of the new dwellings to be constructed within the Plan period will be within the existing built-up area and at a minimum density. This section sets out the key aspects the Council expects new residential development to achieve.

 

6.69 It is important to ensure that all new residential development has certain minimum levels of amenity and protects the amenities of existing dwellings, especially those in the Primarily Residential Area.

 

Explanation

6.70 In order to ensure that the requirements of the Regional Spatial Strategy and Policy H1 are not exceeded, when the housing supply exceeds the annual requirement by 20% averaged over a 3 year period, planning permission for new housing will only be granted where it can be shown that this will comply with the provisions of section 2 of Policy H3. Where new housing is permitted on sites where the previous use was for employment, replacement employment provision will be required in accordance with Policy EDT18.

 

6.71 A key consideration within the Primarily Residential Area will be the residential amenity for occupiers of existing and proposed properties. All residential development must have certain minimum levels of privacy and amenity, for example, in terms of garden space, outlook, light, accessibility (by pedestrians, cyclists, public transport and cars) and a lack of disturbance.

 

6.72 Some non-residential development within the Primarily Residential Area may be appropriate, for example corner shops. However, it will be expected to show that there will not be an unacceptable impact on all aspects of residential amenity.

 

6.73 Where the requirements of Policy H3 are met, housing in other locations will only be acceptable provided that the land is not required for the purpose for which it is allocated, and the development will have an acceptable residential environment.

 

Implementation

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

 

Sustainability Appraisal

No changes needed.

 

Policy Links

H3 Housing Land Supply
EDT18 Retaining Local Employment Opportunities

 

Background Documents

Planning Policy Guidance Note 3 ‘Housing’, 2000; Appraisal of Sefton’s Urban Capacity, Chesterton/SMBC, September 1999; The Urban Design Framework, Austin-Smith:Lord/SMBC, February 2000.

 

Explanation

6.75 Particularly in the Urban Priority Areas, which are defined in Policy UP1, the inclusion of an element of housing as part of a development for another purpose can have an important role to play in assisting urban regeneration. In some circumstances the inclusion of residential development can help to make a marginal scheme viable. In others it may help to bring about a wider choice and better mix of housing types, and help to meet the requirement for new and replacement housing generated by redevelopment proposals particularly in the Housing Market Renewal Pathfinder Area. This will help to achieve the Government’s aim of creating mixed and inclusive communities, by offering a choice of housing and lifestyles.

 

6.76 However, when considering whether a site is suitable for any residential development the Council will need to ensure that not only is an acceptable residential environment created, but also that the residential element will not have an adverse impact upon the non-residential development.

 

6.77 When considering a proposal for a mixed use development incorporating housing, the Council will need to ensure that any potential conflicts between the proposed uses on the site (due to e.g. noise, use at anti-social hours, service deliveries) are fully resolved in the design of the development.

 

6.78 Consequently, residential uses may be confined to upper floors and secondary locations within a site. Residential developments must, however, be served by a safe and convenient means of access. It is likely that a Design Statement will be required for most mixed development schemes, in accordance with the requirements of Policy DQ1.
Implementation

 

6.79 Supplementary Planning Documents will be prepared for sites which are identified as being suitable for mixed development schemes, particularly in the Pathfinder area, as the strategy for the Housing Market Renewal Pathfinder Area emerges.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

UP1 Development in Urban Priority Areas
H7 Housing Renewal, Clearance and Regeneration
EDT18 Retention of Local Employment Opportunities

 

Explanation

6.80 The government requires new housing to be built in a more sustainable manner, as it should make a more efficient use of land and buildings. In order to achieve this, residential densities of between 30 and 50 dwellings per hectare net will be encouraged.

 

6.81 In some parts of the Borough, it may not be appropriate to achieve a density of 30 dwellings per hectare, for example on certain sites in Conservation Areas. In these cases, proposals will be assessed against the design criteria set out in Policy DQ1.

 

6.82 Densities higher than 30 – 50 dwellings per hectare will be encouraged in locations well served by local services and with good access to the public transport network, where the use of cars can be minimised. These are most likely to include the Central Areas of Bootle and Southport defined on the Proposals Map and sites close to railway stations/public transport nodes.

 

6.83 In all cases, the Council wishes to encourage high quality development and, in order to achieve higher densities, an innovative approach to design may be needed.

 

Implementation

6.84 This policy will be implemented through the development control process, including the selective preparation of development briefs.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

DQ1 Design;
AD1 Location of Development

 

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¹ This includes the conversion of existing buildings to create new homes.

 

² Formerly known as housing associations

 

³ These are documents which describe how planning and design policies and principles will be implemented in an area where there is a need to control, guide and promote change.

 

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