Hastings Development Management Plan Proposed Submission Version
Section Three - Housing and the Community
Conversions of dwellings
3.1 It is an aim of the Planning Strategy to promote a good and appropriate mix of dwellings across Hastings. Policy SC1 of the Planning Strategy seeks to meet the housing needs of all sectors of the community. This can be achieved either through new development or the conversion of existing dwellings. Policy H2 of the Planning Strategy provides advice about housing mix in new development. Conversions can also contribute to achieving an appropriate housing mix. The conversion of large properties to flats can provide a useful source of small dwellings, but at the same time care needs to be taken to ensure that valuable family housing is not lost.
3.2 Policy HC1 therefore supports the Planning Strategy policies about housing mix and quality by providing policy guidance on the conversion of existing dwellings. This policy should be read in conjunction with Planning Strategy policies SCI, H2 and H4, which deal with Houses in Multiple Occupation, and the DM polices of this plan, particularly DM1 and DM3
Policy HC1 – Conversion of Existing Dwellings
To protect the character of established residential areas and to support the provision of quality homes, converting all or part of a dwelling to flats or maisonettes will normally be permitted provided that:
- The proposals are in general conformity with other policies in this plan, particularly DM1 and DM3;
- (1)The building can no longer be retained in its entirety for single family housing occupancy in accordance with modern standards;
- It would not involve the self-containment of basement areas or other parts of any property having inadequate light or low ceilings or which would result in a poor outlook from main windows; and
- It would make adequate provision for refuse storage.
Relationship to other plans
Planning Strategy (2012):
Objectives:
- Achieve and sustain a thriving economy
- Ensure everyone has the opportunity to live in a decent home, which they can afford, in a community in which they want to live
- Supporting sustainable communities
Policies:
SC1: Overall Strategy for Managing Change in a Sustainable
Way
H2: Housing Mix
H4: Houses in Multiple Occupation
Residential Institutions and Student Accommodation
3.3 Where residential institutions or student accommodation are proposed a reasonable balance has to be achieved between the needs of the prospective occupants and the local amenity of existing residents.
3.4 Residential Institutions (Use Class C23) are those places where people live and there is an element of care provided for them. Examples of these are: residential care homes, nursing homes, boarding schools, residential colleges and training centres.
3.5 Student Accommodation can be described, in planning terms, in different ways. Accommodation of up to 2 students is a dwelling house (Use Class C33), 3 to 6 students as a House of Multiple Occupation (HMO – Use Class C43). Accommodation for more than 6 students (including Halls of Residence) are specific to themselves and are, therefore, in a special class of development called Sui-Generis (SG3), and it is to these two latter classes (C4 and SG) of student accommodation to which policy HC2 applies.
3.6 A mixture of housing types contributes to sustainable communities, but it is also important that types of development occur in appropriate locations.
3.7 Any proposal for a residential institution or student accommodation must demonstrate that it is reflective of local character and meets the specific requirements of prospective inhabitants, in accordance with the DM policies of this plan. Design, access and location in relation to services and facilities are of particular importance, but the weight to be accorded to each criterion will depend upon the precise nature of the proposals. It should also be noted that there are no permitted changes of use away from Residential institutions (Use Class C23) or Student accommodation (Use Class SG3) and as such any proposed change will require a planning application.
3.8 The needs of prospective inhabitants should be reflective of the proposal put before the Council. For example, a proposal for a home for elderly residents will have different requirements to that of student accommodation, and these requirements will be different again if a specialist home or institution is proposed for long term ill people. Scheme promoters should assess the particular needs of their project and explain how identified issues have been resolved in submitting their planning application. This will support policy SC1 of the Planning Strategy, and will feed into the creation of Design and Access statements as required by Policy SC2. To support the delivery of a good housing mix (Policy H2 of the Planning Strategy), to avoid an over concentration of HMO (Policy H4), and to further the Council’s aspirations for sustainable communities, policy HC2, below will address those matters that the Council consider of particular importance in considering planning applications for residential institutions and student accommodation. Policy HC2 should be read in conjunction with the DM policies of this plan, particularly DM1 and DM3.
Policy HC2 – Residential institutions and Student Accommodation
Planning applications for residential institutions (including for the elderly, infirm and physically and sensory impaired) and for student accommodation should comply with the following criteria:
- The site should be appropriate in terms of accessibility for its prospective residents (particular assessment may be required for institutions proposed for disabled people). Parking arrangements should reflect the needs of residents, particularly disabled people, with adequate space also available for servicing and amenity space.
- Changing the use of an existing building should not detrimentally affect its character or setting.
- In accordance with policy H4 of the Planning Strategy, account may be taken of existing accommodation in the locality to ensure an adequate stock of general housing remains for all sectors of the community.
Relationship to other plans:
Planning Strategy (2012):
Objectives:
- Ensure everyone has the opportunity to live in a decent home, which they can afford, in a community in which they want to live
- Supporting sustainable communities
Policies:
SC1: Overall Strategy for Managing Change in a Sustainable
Way
SC2: Design and Access Statements
H2: Housing Mix
H4: Houses in Multiple Occupation
Community Facilities
3.9 To support the aspirations of the Planning Strategy to achieve sustainable communities and in accordance with policy SC1, proposals that impact upon an existing community facility or propose a new one will require specific consideration.
3.10 Community facilities provide for the health and wellbeing, social, educational, spiritual, recreational, leisure and cultural needs of the community. The communities of the Borough are set to grow and as such these facilities will need to not only provide for the needs of the existing population but also for more people as they move to the area.
3.11 For the purposes of this policy, a community facility includes any building used by local people for community purposes. This can include community halls, meeting rooms, youth centres and church halls. Other community facilities, such as open spaces, are dealt with in section three of this plan – Historic and Natural Environment.
3.12 It is important that if new facilities are proposed they are appropriate to their surroundings and do not adversely impact upon the amenity of their neighbours. It is also important that the value of existing facilities is appreciated and that their retention or appropriate replacement is an early consideration in any proposed scheme.
3.13 Policy HC3 gives guidance on the siting of community facilities and the consideration of proposals involving the change of use, or the removal of such facilities. Depending on the particular circumstances, the best option may be to retain a facility, to allow an alternative solution or to close an economically unviable facility. An unviable community facility will be determined on a case by case basis.
Policy HC3 – Community Facilities
Proposals for the provision of community facilities will be granted planning permission, provided that the development is acceptable in terms of location, design, access and impact on the locality, and is in general conformity with other policies of this plan, in particular DM1 and DM3.
Planning applications involving the loss of a community facility will only be permitted where it can be demonstrated that the existing community use is no longer required, not viable, or proposals for its replacement are included in the application.
Relationship to other plans:
Planning Strategy (2012):
Objectives:
- Ensure everyone has the opportunity to live in a decent home, which they can afford, in a community in which they want to live
- Supporting sustainable communities
Policies:
SC1: Overall Strategy for Managing Change in a Sustainable Way
3 Use Classes of the Town and Country Planning Use Classes Order 1987 (as amended)