DMD 1 Affordable Housing on Sites Capable of Providing 10 units or more Development should provide the maximum amount of affordable housing, having regard to:
Any negotiations will take into account the specific nature of the site; development viability; the need to achieve more mixed and balanced communities; particular priority to secure affordable family homes which meet both local and strategic needs; available funding resources; and evidence on housing need. Mixed tenure residential development proposals must be designed to be ‘tenure blind’, so that the scheme as a whole is well integrated, cohesive and complementary. Tenure should be spread throughout the development to prevent concentrations or clear distinctions. This policy should be read in conjunction with Core Strategy policy 3. |
Justification and guidance on implementation
2.1.1 Following the publication of the NPPF, affordable housing now comprises of three tenures: social rent, Affordable Rent, and intermediate housing. Underpinned by evidence contained within Enfield's Affordable Housing Economic Viability Study (AHEVS) (2010) and Local Plan Viability Study (2013), the DMD policy clarifies the position with regards to the borough-wide targets for tenure mix as set out in the Core Strategy.
2.1.2 Social rented accommodation is defined in the NPPF as 'rented housing owned and managed by local authorities and registered social landlords, for which guideline target rents are determined through the national rent regime'. The rents charged for social rented housing can differ depending on whether it is provided by registered social landlords or the local authority. Average rents for social rented housing in Enfield across the range of different providers cost between 36-43% of market rent.
2.1.3 Affordable Rent can be offered to those eligible for social housing at rents of no more than 80% of local market rents (including service charges where applicable). The potentially higher rents charged under the Affordable Rent tenure are intrinsically linked to supporting new supply and therefore the viability of delivering new units, but also could impact on the affordability for low income families. Those in receipt of benefits will be particularly affected by the current proposed welfare reform proposals, which would cap the total amount of benefits received depending on employment status making this tenure less affordable.
2.1.4 Evidence shows that larger units at rent levels of 80% of market rent will be unaffordable to most families. For residents earning the median borough income 1, 78% of market rent for 2 bed units, 60% of market rent for 3 bed units and 49% of market rent for 4+ bed units would be affordable. The Council will review this evidence on an annual basis and provide updated information linked to changes to median income and market rents within the Monitoring Report. The Monitoring Report will also include information on Affordable Rent levels for schemes completed each financial year. Developers will be expected to provide a mix of housing types including family sized homes, in line with Core Policy 5 and DMD Policy 3.
2.1.5 Evidence shows that sites in the east of the borough are generally not as viable as those in the west. For some sites located east of the A10, a higher proportion of intermediate housing may be sought 2. Generally a split of 60:40 Social/Affordable Rent and intermediate housing will be sought in line with the London Plan, if this would assist with viability to maximise the delivery of new affordable homes, and contribute towards the creation of sustainable, mixed and balanced communities. A higher proportion of social/affordable rent housing is encouraged in the west.
2.1.6 The Council will consider additional flexibility on tenure mix for proposals which provide 100% affordable housing. A degree of flexibility may be applied on the tenure mix of the proportion of affordable housing provided above the 40% target mark i.e. the remaining 60% having regard to evidence on viability, housing need and affordability. Registered providers are encouraged to discuss their proposals with the Council at an early stage and, as part of any negotiations, will be expected to submit evidence to the Council to support and justify their proposals.
DMD 2 Affordable Housing for Development of Less than 10 units A financial contribution to deliver off-site affordable housing will be expected for all developments of less than 10 units involving a net gain in residential units based on a 20% target set out in the Core Strategy. This policy should be read in conjunction with Core Strategy policy 3 and the Section 106 Supplementary Planning Document. |
Justification and guidance on implementation
2.1.7 All residential development where there is a net gain of units, including development which involves the subdivision and conversion of houses to flats should contribute towards affordable housing provision. For sites of less than 10 units, a financial contribution is required based on a 20% borough-wide affordable housing target. For sites of less than ten units, on-site provision will not normally be appropriate due to management and monitoring issues. However, circumstances may exist where different sized sites are being delivered by the same developer at the same time which would enable on-site provision.
2.1.8 Contributions will be sought subject to viability. Further guidance on calculating the S106 contribution is set out in the Council's S106 Supplementary Planning Document (SPD) (2011). Contributions collected will be used in a variety of ways to deliver affordable housing (including new build, conversions and bringing empty homes into use) across the borough.
DMD 3 Providing a Mix of Different Sized Homes A mix of different sized homes should be provided in line with the targets in Core Strategy Policy 5. Affordable Rent should meet the targets set for social rented units. Development on sites capable of accommodating 10 or more dwellings, in particular, should meet the targets. Development of less than 10 units should contribute towards meeting these targets by providing a mix of different sizes homes, including family sized accommodation. Developers will be expected to take a design led approach to maximising the provision of family units (3 bed +), and Design and Access Statements must demonstrate that proposals have assessed whether family units can be designed into the scheme. This policy should be read in conjunction with Core Strategy policy 5. |
Justification and guidance on implementation
2.2.1 This policy will ensure that all development contributes towards delivering the intend Core Strategy mix of different sized homes and it also takes into account the introduction of the Affordable Rent tenure since the adoption of the Core Strategy.
2.2.2 Larger sites, because of the land area available, are more capable of accommodating a mix of different house sizes and associated amenity space than smaller and potentially more constrained parcels of land. Developments of every size should seek to prioritise the delivery of family sized units where the site context and conditions are appropriate.
2.2.3 Developments should reflect the size of the accommodation set out in Core Policy 5 in line with the DMD policy above. The type of accommodation specified in CP 5 will be used as a guide to assess development proposals, however, this will be applied with some flexibility to take account of individual site circumstances.
2.2.4 It is recognised that there may be instances where it is not feasible or desirable to achieve the targets. Examples of these include:
2.2.5 In the case of estate renewal schemes, if existing social housing units are being re-provided as part of redevelopment proposals, and the scheme is addressing the needs of existing tenants, and therefore an existing housing need, it may not be appropriate to meet borough-wide targets.
2.2.6 For sites of 10 units or more which do not comply with Core Policy 5, the developer will need to provide evidence to demonstrate why targets cannot be achieved. The Council will work with the developer and other partners to agree an appropriate mix, taking into account a range of factors including the specific nature of the site such as its location, accessibility and overall suitability for different housing types, the priorities for housing mix, local context, site constraints, development viability, the need to create mixed and balanced communities, as well as other planning priorities and obligations being provided by the scheme.
DMD 4 Loss of Existing Residential Units 1) Residential uses Development involving the loss of existing residential units, particularly family homes, that can still be used, with or without adaptation, will only be permitted if:
2) Affordable housing Development involving the net loss of affordable housing and of social rented accommodation in particular will be refused unless the net loss arises from the managed replacement of housing, planned through estate renewal programmes or adopted masterplans/regeneration strategies, and one of the following criteria are met. The development must:
Development must in all cases, provide new units of a higher quality and design standard, and deliver a scheme which improves the wider external environment This policy should be read in conjunction with Core Strategy policies 2, 3 and 5. |
Justification and guidance on implementation
2.3.1 The London Plan and Core Strategy make a commitment to deliver new housing and prevent the loss of existing units. Existing residential land and buildings play an important role in meeting the borough’s housing needs, particularly the needs of families.
2.3.2 The policy sets out exceptional circumstances when a loss may be acceptable. The Council recognises that certain uses and activities are appropriate in residential areas where they support the well-being and serve the needs of local communities. Where it can be demonstrated that there is a need for such facilities, which cannot be accommodated elsewhere, the loss of a residential use may be acceptable.
2.3.3 If it can be proven that the environment of the area or standard of accommodation, its amenities and access arrangements are not conducive to ensuring a safe and suitable residential environment, then the Council may consider alternative uses as long as it can be demonstrated that the identified issues cannot be overcome or mitigated against, and that any incoming uses will be more appropriate. The developer will be required to justify reasons for not continuing a residential use. The developer must provide an assessment of the identified issues, potential mitigation measures, and details and comparative analysis of the proposed incoming use.
2.3.4 The policy supports managed programmes of housing investment which target issues of housing quality. The Council's Housing Strategy and supporting streams of work, such as an Estate Renewal Strategy and the Council's Housing Revenue Account (HRA) Business Plan, will identify opportunities and priorities for housing stock and services within Enfield.
2.3.5 When assessing whether the proposal is of a high quality and design standard, the Council will apply all of the relevant DMD policies, including the consideration of the standards of the accommodation being provided, the overall design and impacts on the wider external environment (including the potential to address inappropriate buildings through the redevelopment), and the potential to improve the sustainability credentials of the development. The proposals must be compatible with and integral to achieving the objectives of the overarching strategy which manages the process. This requirement will ensure that any loss would be compensated by an overall improvement in housing quality.
DMD 5 Residential Conversions Development involving the conversion of existing units into self contained flats and houses of multiple occupation (HMO) will only be permitted if the following criteria are met: All development must:
2. For the conversion of existing family units into self contained flats: a. Compensatory provision for family accommodation (3 bedrooms +) is provided within the development. This policy should be read in conjunction with Core Strategy policies 5 and 6. |
Justification and guidance on implementation
2.3.6 Residential conversions play an important role in increasing housing supply. However, the uncontrolled intensification of residential uses can lead to unacceptable change in the character of established residential areas and impact on residential amenity. Enfield's Characterisation Study (2011) identifies the negative impacts caused by flatted development in parts of the Borough.
2.3.7 Houses of Multiple Occupation (HMO) are houses occupied by members of more than one household who share basic amenities such as a kitchen or bathroom. Amendments to legislation in 2010 3 allowed changes of use from single dwelling houses (Use Class C3) to Houses in Multiple Occupation (Use Class C4) to take place without the need for planning permission. In October 2013, the Council confirmed an Article 4 Direction covering the whole borough withdrawing permitted development rights for this change of use. DMD5 will therefore be used to assess planning applications for HMOs.
2.3.8 The requirement for compensatory provision for family accommodation will ensure that there is no net loss of family housing or harm to the strategic objective to increase supply of family homes. For the purposes of this policy, compensatory family housing is housing providing three or more bedrooms (at least one of which is a double bedroom) with direct, ground floor access to dedicated amenity space.
2.3.9 The Council will assess whether the development would affect the character of the area and then whether it would result in an excessive number or clustering of flat conversions in a locality. There may be cases where a single new flat conversion would undermine a strong established character, and the development would be considered to be unacceptable. The protection of the existing character of a locality is a particularly important issue in the case of Conservation Areas. For this reason there will be a general presumption against the conversion of single dwellings into flats in Conservation Areas.
2.3.10 The following factors will be taken into account in assessing the impact of development on residential character:
2.3.11 A "road" shall be regarded as the full length and both sides of an individually named highway. However, where such a highway is exceptionally long, it may be sub-divided for the purposes of applying this standard, having regard to:
2.3.12 In the case of classified roads, each side of the highway will be treated individually for the purposes of the percentage calculation and split in length, where appropriate, on the basis of the factors given above. If after applying the above, this would still result in a significant amount of properties, at least 100 properties must be surveyed. Purpose built flats will be included in the percentage calculation.
DMD 6 Residential Character Proposed development must be of a density appropriate to the locality. Development will be permitted if it complies with the London Plan density matrix and the following criteria are met:
Development exceeding the London Plan density ranges will only be permitted in the Council’s regeneration areas where this can be justified through the development of a masterplan/planning brief where there are opportunities to comprehensively consider and address the issues. This policy should be read in conjunction with Core Strategy policy 5. |
Justification and guidance on implementation
2.4.1 In line with the London Plan and Core Strategy, this policy outlines the key principles to be considered to ensure the scale of development is appropriate to the character of the locality, responsive to housing needs, and is well serviced in terms of infrastructure.
2.4.2 Enfield's Characterisation Study (2011) identifies areas of different residential forms and the distinct character of places within Enfield, which provide the existing backdrop for development. This study highlights key issues which need to be addressed including areas where inappropriate 'densification' is detrimental the character of places.
2.4.3 In line with the London Plan, the policy acknowledges that larger developments in areas of indeterminate character have the ability to create their own setting. Therefore higher densities may be permitted where they can be justified and could also be considered within the context of a wider masterplan/planning framework for an area.
2.4.4 Density is measured through the number of habitable rooms provided per hectare. For planning purposes a habitable room is usually defined as "any room used or intended to be used for sleeping, cooking, living or eating purposes. Enclosed spaces such as bath or toilet facilities, service rooms, corridors, laundries, hallways, utility rooms or similar spaces are excluded from this definition." Kitchens which are above 13 square metres are counted as a habitable room. Where kitchens or kitchen/diners exceed 13 sq metres and are capable of subdivision, they may be calculated as separate habitable rooms. Residential density figures should be based on net residential area, which only includes homes, gardens/open spaces and internal access roads.
2.4.5 If a separate study is provided and this meets or exceeds the minimum bedroom size in the London Housing Design Guide, for the purposes of density and counting habitable rooms, this will be counted as an additional bedroom. This will ensure that the maximum possible density is assessed.
DMD 7 Development of Garden Land The Council seeks to protect and enhance the positive contribution gardens make to the character of the Borough. Development on garden land will only be permitted if all of the following criteria are met:
This policy should be read in conjunction with Core Strategy policies 2 and 4. |
Justification and guidance on implementation
2.4.6 The NPPF prioritises previously developed land for development. Private residential gardens are excluded from the definition of previously developed land. The use of previously developed land instead of gardens is usually the most sustainable option, as it fits within an existing pattern of development. It also means that development can take advantage of and contribute towards, improving existing infrastructure. The reuse of derelict land or existing buildings helps alleviate the pressure to develop green field sites. The Council will prioritise the appropriate reuse of previously developed land in order to encourage sustainable forms of residential development.
2.4.7 The London Plan (2011) states that boroughs should recognise the important role of garden land. Within Enfield, private residential gardens are key to maintaining the distinct suburban character of the borough, providing access to open space and space for play, in contributing towards local biodiversity, climate change mitigation and managing the heat island effect, and flood risk.
2.4.8 The majority of Enfield's residential areas are based on a form of perimeter block, where the fronts of buildings face directly on to the street and the backs are enclosed by gardens to the rear of properties. Development of garden land can disrupt this pattern of development. The importance of the residential perimeter block structure, as the prevailing urban form of residential development in the borough is to be protected. The Council will seek to ensure that the development of garden land that harms the character of areas is resisted.
DMD 8 General Standards for New Residential Development 1) New residential development will only be permitted if all of the following relevant criteria are met. All development must:
This policy should be read in conjunction with Core Strategy policies 4 and 30. |
Justification and guidance on implementation
2.4.9 This policy seeks to ensure that development is high quality, sustainable, has regard for and enhances local character, can meet the existing and future needs of residents, and protects residential amenity for neighbouring residents.
2.4.10 The London Plan and London Housing Design Guide (LHDG) provide a renewed focus on ensuring good housing quality and design. Relevant extracts of these documents are provided in Appendix 4.
DMD 9 Amenity Space 1) New development must provide good quality private amenity space that is not significantly overlooked by surrounding development and meets or exceeds the following minimum standards: Table 2.1
2) In addition to the standards for private amenity space set out above, dwellings within part A) of Table 2.1 must have access to communal amenity space which:
This policy links to Core Strategy policy 4. |
Justification and guidance on implementation
2.4.11 Amenity space associated with housing provides opportunities for play, sport, biodiversity, socialising, to engage in interests such as gardening and food production. Access to multi-functional amenity space can enhance the 'liveability' and enjoyment of people's homes.
2.4.12 Private amenity space is defined as open space which is accessible only to and screened for the purposes of the resident/residents of the dwelling. It does not include space used for purposes such as access roads, driveways, garages/car ports/car parking spaces, outdoor storage areas; or landscaped areas which provide a setting for the development such as front gardens.
2.4.13 A minimum standard of provision is necessary to ensure that any amenity space provided is functional. It is acknowledged that providing private amenity space as part of flatted development may present different challenges than housing schemes due to the higher numbers of units which are accommodated and distributed across different storeys on the site. However, both types of development still need to offer access to good quality amenity space. For flats, the functions of amenity space can be divided between separate private areas.
2.4.14 The overall quality and design of amenity space is also important to how successfully it functions, screening to facilitate privacy, accessibility, sunlight to allow for prolonged usage and management arrangements can help to create a space which is attractive and inviting therefore promotes the use of the space for leisure and relaxation. Amenity space must able to be capable of being used by residents, accessible for maintenance purposes, and it should not be severed from the development. Amenity space should consist of a single plot of regular shape, sited immediately to the rear (or exceptionally at the side) of the dwelling.
2.4.15 Residential amenity space can be provided in the form of a garden, terrace, balcony or a wintergarden however, the appropriateness and amount of each type will depend on the nature of the housing being provided (as indicated in the paragraphs below). Balconies, wintergardens or roof terraces may be included as private amenity space provision where they would not be detrimental to the privacy of adjoining occupiers. Where noisy and/or there are issues with air quality, wintergardens are preferred above balconies.
2.4.16 The standards for private amenity space set out in the policy includes minimum requirement for individual unit types and an average which needs to be met across the development as a whole. An absolute minimum standard is applied to ensure that all units have usable amenity space, however, this does not take into account the potential for loss of amenity space resulting from permitted development extensions. In these circumstances, the Council may remove permitted development rights to ensure that the minimum standard of amenity space is retained. Meeting an average standard will help to provide a choice of accommodation within the development and across the borough; to cater for those who want larger, or smaller spaces; and to allow flexibility in the design and layout of sites.
2.4.17 The minimum requirement will not represent an acceptable standard of provision on all sites. There will be cases where new development will be required to provide more amenity space, such as when the development is within an area with identified open space or play deficiencies, or, alternatively where amenity space makes a greater contribution towards setting and the character of areas, having regard to Conservation Area Appraisals and the Characterisation Studies. However, any units which are below the minimum standard will not be acceptable. In line with the London Housing Design Guide, in exceptional cases, where it is impossible to provide all dwellings within new flatted development with sufficient private amenity space up to 5% of the units may be provided with a larger internal floor area (within the principal living areas) equivalent to the under provision of the minimum private amenity space. This would only apply to units which already meet the minimum internal floor areas to ensure that they realise an actual increase in space. The remaining 95% of units should meet the minimum private amenity space standards as a minimum.
2.4.18 These standards apply equally to all tenures. The Council will not consider it acceptable for any under-provision or application of any minimum standards to disproportionately affect affordable housing tenures; there must be a demonstrable balance in the quality of accommodation across tenures.
2.4.19 Development should demonstrate in the Design and Access Statement how the design of the amenity space accords with best practice. General open space and children and young people's play space provision, and what is required from development schemes in relation to these, is covered separately in Chapter 10 on Green Infrastructure.
DMD 10 Distancing 1. New development should maintain the following distances between buildings, unless it can be demonstrated that the proposed development would not result in housing with inadequate daylight/ sunlight or privacy for the proposed or surrounding development: Table 2.2
Development below these standards will only be permitted if it does not compromise development on adjoining sites. 2. Side windows will not be permitted unless it can be demonstrated that they are necessary to achieve positive surveillance (such as the overlooking of side alleys, streets), and do not result in an adverse degree of overlooking and loss of privacy. Consideration may be given to the use of high level windows or obscured glazing, obscure view/angled windows, use of level changes, or staggered windows. This policy should be read in conjunction with Core Strategy policy 4. |
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Justification and guidance on implementation
2.4.20 Distancing between developments serves a number of purposes: it helps to maintain a sense of privacy, it is also key to avoiding overshadowing and ensuring adequate amounts of sunlight are available for new and existing developments. The spacing between development at the rear offers the space for amenity uses. It is therefore important that an appropriate distance is achieved and maintained as a result of the development of new residential units and extensions.
2.4.21 The standards for new build residential accommodation set out in the policy should be applied unless evidence is submitted with the application through daylight/ sunlight assessments.
DMD 11 Rear Extensions 1. Proposed extensions will only be permitted if:
2. Single storey extensions must:
3. First floor extensions must:
This policy should be read in conjunction with Core Strategy policy 4. |
DMD 12 Outbuildings Proposals for outbuildings will only be permitted if all of the following criteria are met:
This policy should be read in conjunction with Core Strategy policy 4. |
DMD 13 Roof Extensions 1. Roof extensions to residential properties will only be permitted if all of the following criteria are met. Development must:
2. Roof extensions to the side of a property must not disrupt the character or balance of the property or pair or group of properties of which the dwelling forms a part. 3. Roof dormers on front facing roofs will generally only be permitted if they do not materially affect the character of the area and are not dominant or intrusive when viewed from the surrounding area. This policy should be read in conjunction with Core Strategy policy 4. |
DMD 14 Side Extensions Extensions to the side of existing residential properties will only be permitted where: 1. They do not result in the creation of a continuous facade of properties or ‘terracing effect’ which is out of character with the locality. A minimum distance of 1 metre from the boundary with adjoining property should be maintained. A greater distance may be required depending on the size and nature of the residential plots, and to prevent adverse impacts on the streetscene and residential amenity; and 2. They maintain a distance from the back edge of the pavement on the return frontage to the flank wall. This will be assessed having regard to the following:
This policy should be read in conjunction with Core Strategy policy 4. |
Justification and guidance on implementation
2.5.1 Extensions to residential properties can be an efficient and, in difficult housing markets, more affordable and practical way of adapting to household changes. However, extensions may disrupt the established pattern and form of development and therefore may have impacts on residential amenity.
2.5.2 There should be no chamfering of edges to avoid the policy. A well-designed extension with a single stepped wall may be acceptable, although the length of the step should be reasonable and the design should not be dictated by the need to maximise the depth of the extension at the expense of the overall aesthetic.
2.5.3 Where there are existing extensions on adjacent properties built either as permitted development or with planning permission, the criteria set out above will apply as from the original dwelling regardless of the depth of the adjoining extensions. If an extension of greater depth is justified to secure a common alignment of rear extensions, this may be permitted.
2.5.4 Outbuildings can provide space for activities ancillary to the residential dwelling such as space for a study, gym or playroom/summer house. The scale of the development will be expected to be proportional to its ancillary function, and therefore be subordinate within the site.
2.5.5 Roof and side extensions, due to their visibility, can have a more discernible impact on the street scene. Uniformity in architectural treatments, such as roof lines, and the rhythm of building widths are important to maintaining a continuity of character across parts of Enfield. Side facing dormers, in particular, can result in awkward development forms and disrupt the balance of a row of terraced or pair of semi-detached houses, where roof treatments are mirrored.
2.5.6 Side extensions can, if developed right up to the side boundaries adjoining neighbouring properties, lead to a 'terracing' effect, as semi-detached or detached properties become attached via extensions to those adjoining properties. In certain cases, this would be out of keeping with the character of the locality and, therefore to prevent this, a clear separation between the built form needs to be maintained. As a minimum, there needs to be a 1m separation from the side boundary, however, where this would give rise to a very large extension due to the size and nature of the residential plot, a greater distance may be required. The determining factors for the degree of separation include the impacts on the street scene and residential amenity (privacy, outlook, daylight, sunlight). Developers should also consider appropriate access for ongoing maintenance purposes.
2.5.7 Where the property is already at the end of a row of terraces, the circumstances are different and therefore the separation distance from the back edge of the pavement is important. Corner, or end of terrace properties occupy prominent places along a street frontage. Maintaining a separation from the pavement on a return frontage will help to ensure that side extensions on these properties are not overly dominant.
DMD 15 Specialist Housing Needs 1) In addition to the relevant criteria in DMD 4 'Loss of Existing Residential Units', development which would lead to a loss of specialist forms of housing will only be permitted if:
2) Development proposals for specialist forms of housing would only be permitted if all of the following criteria are met:
This policy should be read in conjunction with Core Strategy policy 6. |
Justification and guidance on implementation
2.6.1 Policy guidance on locating gypsy/traveller accommodation is provided in Core Strategy Policy 6. For the purposes of the above policy, specialist housing means housing designed to accommodate adults with support and care needs including:
2.6.2 Specialist housing accommodation and the associated care and support provided by such facilities plays a key role in supporting and enhancing the quality of life of a large number of individuals and their families. Where existing specialist housing provision helps to fulfil a local need for that type of housing, it needs to be maintained. This will help to maintain these essential services and ensure that we do not undermine this element of housing supply.
2.6.3 Development proposals for new specialist housing will be supported where they are required to address local housing need and are appropriate both in terms of their location and design. The Council are developing Health and Adult Social Care (HASC) Commissioning Strategies for the development of accommodation, support and care services for vulnerable adults. This strategy will be underpinned by the principles of, and will help to manage the local implications of the Personalisation agenda. The Market Statement provides an analysis of local need; an indication of future accommodation needs; spatial priorities for accommodation/service provision; and design and accessibility requirements. It is intended to provide a strategic overview of Enfield’s direction of travel and key priorities in relation to the strategic planning and purchasing of health and social care services.
2.6.4 The Market Statement (2011) indicates the need to expand the supply of specialist housing for some groups. This expansion may be met through the improvement and/or remodelling of existing service provision, or through new development. However, it also identifies an oversupply of residential care home provision for some groups in relation to local demand, and states that additional capacity in the residential care market over the next 5 years is not required, unless it meets a need for a more specialised form of provision identified in the Market Statement (this includes specialist dementia care services). 30 Enfield Council Enfield's Development Management Document Adopted (November 2014) 2 Housing
2.6.5 The Market Statement will be reviewed annually, and the HASC Commissioning Strategies will draw on this evidence of local needs and outline future accommodation and service priorities, both for those services the Council will commission and potential areas of development for non commissioned services. Developers need to demonstrate how they address identified needs in light of evidence presented in the Market Statement. Developers are encouraged to liaise with Health, Housing and Adult Social Care Services and the Development Management teams to discuss their proposals before submitting a planning application.
2.6.6 Appendix 2 of the Market Statement includes maps of the current supply and location of accommodation. The Council will use this and other evidence to assess the number and clustering of uses, and the need for that particular form of accommodation and location.
2.6.7 Good design is fundamental to successful housing developments, irrespective of the type of housing provided. However, the design of specialist housing does need to be more tailored to the needs of its user group otherwise it may have a significant adverse impact on the quality of life of those individuals. Developers must ensure that the internal and external design of the buildings and their accessibility help to facilitate independence and social integration taking account of local design guidance, best practice guidance including the HAPPI report (2008) and 'Inclusive Design for Getting Outdoors', and standards set by the Department of Health. Given the potentially changing needs of Enfield's population, developers of specialist housing should be responsive to change and aim to provide flexible accommodation which is adaptable. Developments certainly should not design out the possibility for this to happen i.e. allowing for the potential use of innovative technology, catering for a range of care needs/client groups (considering the dual registration of facilities), facilitating joint purchasing and commissioning of care by different people within a single development.
2.6.8 Developers will be required to provide information on the staffing requirements and visitors (number of staff, staff working hours, visiting hours, and number of visiting care professionals) so that an assessment can be made of any additional potential impacts.
2.6.9 The Council recognises that the bespoke housing requirements of older people mean that it may not be appropriate to apply general housing standards. Flexibility will be applied to requirements for amenity space, parking and housing mix.
2.6.10 Specialist housing can be a more intensive form of residential development, due to the nature of services and numbers of staff associated with the facilities. If there is an excessive number or concentration of similar uses in a locality this could have adverse impacts on amenity, such as increased car parking, and noise and disturbance. However, a greater proportion of wheelchair accessible units may be required for this type of development and there is a need for affordable housing. Policies on affordable housing will be applied equally to homes for older people.
1 £31,015 (Paycheck data, 2012)
2 Viability Assessment to support the Community Infrastructure Levy and Development Management Document (2013).
3 Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2010.
4 The London Plan refers to the Habinteg Wheelchair Housing Design Guide and the Mayor of London Wheelchair accessible Housing Best Practice Guide for further guidance on relevant design criteria. However, the Council will require the enhanced standards fordoor entrances/clear openings and thresholds, external and internal door widths for example should be a minimum of 900mm.
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