(14)B: Proposed Policy - Provision of Affordable Housing

(4)a) Housing developments on previously developed land (Brownfield) should make the following provision for affordable housing:

(6)b) Housing developments on Greenfield land should make the following provision for affordable housing:

(1)c) Affordable housing will be provided on the application site, except where the development involves 4 or less units where, a financial contribution will be required. However, where the Council determines that off-site provision can provide an equivalent or better housing solution, off-site provision or a financial contribution in lieu of on-site provision (of at least equivalent value) may be invited. This will only be done where the agreed approach contributes to the creation of mixed communities elsewhere in Hastings. This may be particularly relevant in situations referred to in paragraph (d) where a better tenure or housing mix can be achieved

d) The type and level of provision on individual sites will be determined through negotiations – taking into account market conditions. The Council’s preferred approach is for the greater part of affordable housing to be for affordable rent, although other forms may be acceptable where they would complement wider strategic priorities for tenure diversification. Schemes should enable the provision of different forms of affordable housing where necessary, avoiding the over concentration of any one tenure.

(4)e) The Council will work with the private sector and registered social providers to achieve the required level of affordable housing. If it can be demonstrated, by transparent financial evidence, that the full affordable housing contribution makes a site unviable, developers and the Council will work through a cascade³ approach until a site is made viable, whilst still retaining an element of affordable housing.

(1)f) Due to the on-going level of need in the Borough, affordable housing will normally take precedence over other types of planning contributions.

(2)g) If an allocated site comes forward as two or more separate development schemes, the Council will seek a level of affordable housing on each part to match, in total, the provision that would have been required for the site as a whole.

(5)h) Affordable homes must be well integrated within the development scheme and be indistinguishable from other tenures in terms of style, location and build quality, small clusters of affordable housing would be preferred.

(1)i) Homes should remain at an affordable price for future eligible households, or if these restrictions are lifted, for the development subsidy to be recycled for alternative affordable housing provision.

(2)j) Reflecting the targets in a) and b) as a guide, the proportion, size and form of affordable housing will, where appropriate, be indicated for each housing site proposed in the Site Allocations and Development Management Plan.

(1)k) Windfall sites⁴ will also be subject to this policy, as will planning applications for conversions and/or change of use which result in additional units of accommodation.

This policy will be supported by a Supplementary Planning Document giving further information together with details of Section 106 requirements

(7)C: Proposed Policy - Accommodation for travelling communities

(1)In assessing the suitability of sites for allocation for permanent residential sites for Gypsies and Travellers, and for the purposes of considering planning applications for sites for Gypsies, Travellers and Travelling Showpeople, proposals will be supported where the following criteria are met, the site should:

1. respect areas of high conservation or ecological value
2. be acceptable in respect of vehicular access and parking
3. achieve a reasonable level of visual and acoustic privacy for both people living on the site and for those living nearby
4. be accessible to local shops, services, schools and healthcare facilities, by walking, cycling, and public transport
5. avoid locations where there is a risk of flooding, and is not adjacent to a potentially incompatible neighbouring use

In the case of sites for Travelling Showpeople, site suitability assessment will also take account of the nature and scale of the Showpeople’s business in terms of the land required for storage and/or the exercising of animals

(11)D: Proposed Policy - Houses in multiple occupation

(1)In order to support mixed and balanced communities and maintain an appropriate housing mix within the Borough, applications for changes of use from:

• a Class C3 (dwelling house) to a Class C4 (House in Multiple Occupation), or;
• a Class C3 (dwelling house) to a House in Multiple Occupation in a sui generis use (more than six people sharing)

will not be permitted where:

• more than 10% of the total numbers of properties within a 100m radius of the application property are already in use as either Class C4, mixed C3/C4 use or other types of HMO in a sui generis use.

(4)In all cases regard shall be had to the following factors:

1. Whether the proposals would lead to a level of car-parking that would exceed the capacity of the street;
2. Whether the proposals could provide acceptable arrangements for bin storage and other shared facilities; and
3. Whether the design of any extension would be appropriate in terms of the property itself or the character of the area.

(2)This policy will not apply to applications for social housing, care homes, children’s homes, bail hostels and properties occupied by students that will be managed by an educational establishment.

This policy will not apply to households who have foreign students staying as guests for a set period of time.

(10)E: Proposed Policy - Strategy for managing change in a sustainable way

(2)Growth and change will be managed so that development meets sustainability objectives, avoids significant vulnerability to the impacts of climate change, supports the diverse needs of communities and provides vibrant, safe, healthy and inclusive places where existing and future residents want to live and work. This will be achieved through:

1. (1)meeting housing needs of all sectors of the community, including the provision of affordable housing
2. providing access to education, training and jobs and supporting the creation of new enterprises to bring economic prosperity and greater self-sufficiency
3. supporting the social, economic and environmental regeneration of disadvantaged areas and communities
4. enhancing the cohesion and vitality of communities, providing neighbourhoods with a vibrant mix of flexible and compatible uses, services and community facilities
5. (3)providing accessible forms of development that reduce the need to travel by car and are integrated with public transport and other sustainable modes of travel to allow for ease of movement and provide safe environments
6. (2)managing flood risk and reducing the potential effects of climate change on future communities
7. (3)requiring high quality architecture and urban design which adds to local character and sense of place
8. reducing opportunities for crime and disorder through innovative design and the clear distinction of public and private space
9. (1)the provision of an accessible greenspace network and protection and enhancement of biodiversity
10. (1)protecting against light, air, water, land and noise pollution.
11. supporting the move to a low carbon economy

(15)F: Proposed Policy - Green Infrastructure

In recognition of the multifunctional role of our greenspaces, a green network comprising open space and nature conservation areas will be established to conserve and enhance priority natural areas, and the connections between them.

The network will ensure that everyone has access to natural open space, and will maximise opportunity to conserve and enhance biodiversity. New development will contribute to this network

The extent of the network will be established in the Site Allocations and Development Management Plan, and will be clearly shown on the Local Development Framework Proposals Map.

(9)G: Proposed Policy - Nature conservation and improvement of biodiversity

The town’s biodiversity and geological resources will be protected and enhanced. Priority will be given to:

1. Protection of the integrity of the Hastings Cliffs Special Area of Conservation (SAC), and other European sites near the town
2. (3)Conserving and enhancing protected biodiversity and geodiversity sites and features including Sites of Special Scientific Interest, Local Nature Reserves, and Local Wildlife Sites, ensuring that unavoidable damage to biodiversity is minimised through mitigation, that any damage is compensated for, and that such measures are monitored.
3. (2)Improving the integrity and biodiversity of the green infrastructure network,
4. (1)Minimising potential impacts of new development on the Hastings Cliffs SAC through the delivery of new greenspace and through appropriate recreation management of Hastings Country Park to meet the European regulations
5. (1)Meeting the objectives and targets in the Hastings Local Biodiversity Action Plan and habitat restoration and creation in Biodiversity Opportunity Areas
6. (4)Protecting ancient woodland and veteran trees
7. (4)Strengthening populations of protected and target species
8. (3)Improving site management and increasing public access to wildlife
9. (2)Influencing and applying agri-environment schemes, forestry, flood defence and other land management practices to deliver biodiversity targets

(10)H: Proposed Policy - Promoting good design

All development must be designed to:

1. (3)respect or enhance the character and street layout of the local area to contribute to the sense of place and local distinctiveness
2. (3)incorporate high quality design features and layouts that will reduce crime and the fear of crime and support inclusive communities, particularly in terms of accessibility and functionality. This includes creating opportunities for street play as part of residential developments
3. (1)incorporate appropriate climate change mitigation and adaptation measures such as green roofs and walls, sustainable drainage systems, multi-functional green space, protecting and enhancing biodiversity, waste reduction, recycling facilities and flood risk management
4. enable a low carbon future in a changing climate by supporting proposals involving micro-generation technologies such as domestic wind turbines and solar panels and for retro-fitting existing properties to make them more energy efficient
5. be adaptable and accessible to all

(1)Design and access statements accompanying planning applications should demonstrate the evolution of the design prior to submission, the rationale behind the scheme, and how it meets the above criteria.

(3)To assess design quality in major planning proposals for new homes (10 or more dwellings), the Council will require the applicant to address the 20 questions that make up the Commission for Architecture & the Building Environment (CABE) and the Home Builders Federation “Building for Life”⁶ standard. We will expect schemes to score 14 and above. Planning permission will normally be refused for schemes that score less than 10 out of 20 in the assessment.

(4)I: Proposed Policy - Low Carbon Development

The energy hierarchy sets out the most suitable and cost effective method of achieving low carbon development. Developers are required to follow the hierarchical approach in achieving the energy and carbon dioxide emission requirements of the Building Regulations, for all new residential development. New non-residential development is encouraged to follow the same approach⁸

1. To improve energy efficiency through thermal and fabric performance improvement measures, then:-

2. Provide on site renewable energy generation or onsite connected heating, or Combined Heat and Power (CHP) technologies, then:-
3. The remainder of the CO² reduction targets to meet the Building Regulations targets should be met through suitable additional measures such as larger CHP or district heating systems or Mega Watt (MW) scale wind offsetting.

Developers will be required to demonstrate compliance with this policy approach through design and access statements submitted with a planning application.

(1)J: Proposed Policy - District heating networks and combined heat and power systems

To help meet the Government’s timetable to deliver zero carbon homes and buildings, Hastings Borough Council will explore opportunities for Combined Heat and Power systems connected to district heating networks in the vicinity of the Conquest Hospital, Summerfields Sports Centre, and Hastings town centre. Opportunity areas will be identified in the Site Allocations and Development Management Plan.

(8)K: Proposed Policy - Infrastructure and developer contributions

The Council will seek to ensure that the right infrastructure is in place at the right time to meet the needs of Hastings and will secure developer contributions from new development towards the necessary provision of environmental and social infrastructure. This will be achieved through the following:-

1. Preparing, regularly updating and facilitating the implementation of an Infrastructure Delivery Plan for the town. This will set out the infrastructure to be provided in Hastings by infrastructure partners, including the public sector and utilities, to meet future needs.

2. Mitigating inadequacies in infrastructure arising from proposed development through development contributions that will provide towards sufficient and appropriate improvement through upgrade, enhancement or new infrastructure.

3. Contributions will relate to all aspects of land use, community infrastructure and services that may be directly related to the development proposed and which accord with the council’s identified local priorities and objectives for delivering sustainable communities.

Further detailed guidance on the circumstances and range of developer contributions that may be sought from development will be set out in an Infrastructure Delivery Supplementary Planning Document (SPD) which will establish a sound basis and methodology for agreeing the level and type of infrastructure requirements necessary from developer contributions.

(14)L: Proposed Policy - Retail boundary

The following plan shows the proposed town centre retail boundary.