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Housing

7.1 Context

7.1.1 Good quality housing is a fundamental need that plays a significant role in shaping our lives and our communities. A home is a vital part of people’s lives and contributes to creating a safe, healthy and prosperous society. The planning system can play a positive and supporting role in the delivery of homes to meet the full range of housing needs of society, within the wider framework of sustainable development. The Borough Local Plan (BLP) is a vital tool in addressing the scale, distribution and type of new homes that need to be provided up to 2033.

7.2 Amount and Distribution

7.2.1 The National Planning Policy Framework (NPPF) states that local planning authorities should prepare a Strategic Housing Market Assessment (SHMA) to assess their full housing needs and work with neighbouring authorities where housing market areas cross administrative boundaries. This assessment should identify the scale and mix of housing that meets the household and population projections, taking account of migration and demographic change.

7.2.2 The Borough forms part of a wider Strategic Housing Market Area and has close links with neighbouring Housing Market Areas. The Council has worked collaboratively with the other Berkshire authorities and the Thames Valley Berkshire Local Enterprise Partnership (LEP) to produce a joint Strategic Housing Market Assessment (SHMA). The SHMA defined two separate housing market areas, namely:

• A Western Housing Market Area (WHMA) comprising Bracknell Forest, Reading, West Berkshire, and Wokingham; and
• An Eastern Housing Market Area (EHMA) comprising Windsor and Maidenhead, Slough, and South Bucks.

The Berkshire wide SHMA has identified a level of objectively assessed need for the EHMA as 2,015 dwellings per annum. For the Borough an Objectively Assessed Housing Need (OAHN) of 712 dwellings per annum, or 14,240 new dwellings over the plan period from 1st April 2013 to 1st April 2033, has been identified.

7.2.3 Paragraph 14 of the NPPF states local authorities should meet the full objectively assessed need for housing unless the impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the NPPF as a whole, or specific policies indicate that development should be restricted.

7.2.4 The BLP aims to accommodate a significant increase in housing provision over the plan period. This includes continued work to identify emerging windfall sites and working with other agencies such as central government, to ensure the optimum use of surplus land and facilities to accommodate need, and working with Neighbourhood Plan groups to identify further sites for housing. This is placed against the background of positively seeking opportunities to meet housing need and the BLP takes a proactive approach to providing for the identified level of need across the Borough as noted in the spatial strategy. The spatial strategy proposes the provision of new homes within the Borough. This growth will be focused in growth locations identified in the Spatial Strategy and particularly in the strategic growth location of Maidenhead. Additional development is proposed in existing settlements, and on previously developed sites in the Green Belt. A limited number of sites will be released from the Green Belt. The spatial strategy pursues with vigour the more intensive use of urban land, particularly in town centre locations.

Housing Provision

7.2.5 The BLP makes provision for at least 14,240 new dwellings over the plan period from 2013 to 2033 as set out in Table 7 and identifies sites for specific or mixed uses and activities across the Borough. The Council does not need to allocate land in the BLP to meet the total housing need identified because sites have already been developed since the start of the plan period, some sites have planning permission, and small unidentified sites will become available. A significant contribution of 6,955 new dwellings towards meeting this target has already been made by sites which have either been developed or are committed.

7.2.6 The Council will be supportive of new residential development on the number of sites that unexpectedly become available during the plan period but are impractical to identify in advance providing that the sites are suitable and appropriate for residential development. This windfall source of land recycling is expected to provide for at least an additional 1,934 new dwellings over the plan period based on recent trends.

7.2.7 Development in and adjacent to Maidenhead town centre is anticipated to provide a large number of new dwellings, including the redevelopment of existing sites for higher intensity development. The result of the step change in the level of housing provision within Maidenhead town centre will result in higher urban intensity development through mixed use sites, thereby increasing the number of residents and enhancing the vitality and vibrancy of the town centre particularly into the evenings and weekends. This also ensures the use of previously developed land in sustainable locations is maximised.

7.2.8 A number of smaller brownfield sites are also being allocated elsewhere that will make a valuable contribution towards meeting the identified need for housing. Relying on sites located in existing excluded settlements does not provide enough land to meet the identified housing need without compromising the character and appearance of existing towns and villages. It is proposed to allocate a limited number of sites in the Green Belt to help meet the identified housing need, and to provide a greater mix of housing types in addition to the higher density development proposed in Maidenhead. The Council is satisfied that the exceptional circumstances required for the limited release of the Green Belt can be demonstrated.

7.2.9 It is important to note that the BLP housing requirement does not represent the only source of new dwellings that can be accommodated. Ancillary accommodation created through the extension of properties and some forms of shared accommodation do not require planning permission but will still make an important contribution to meeting housing needs. Contributions will also arise from changes to permitted development rights, which in the case of office to residential conversions have been made permanent.⁽⁸⁾

7.2.10 The housing supply position set out in Table 7 is higher than the identified need set out in the Berkshire (including South Bucks) SHMA (2016) which allows a degree of flexibility in housing delivery.

Category	Amount
Completions since 1st April 2013	4,018
Commitments (sites with planning permission)	2,937
Windfall sites	1,934
Allocations (defined in 7.4 'Policy HO1 Housing Development Sites')	7,059
Total	15,948

Table 7 : Housing supply

Housing Delivery and Targets

7.2.11 Government policy requires the Council to set out the expected rate of housing delivery through a housing trajectory for the plan period and to identify a supply of deliverable sites to provide five years of housing against its housing requirements. Housing delivery in the first eight years of the plan period was as follows:

Table 8 : Historic Housing Delivery

7.2.12 The Planning Practice Guidance (PPG) recommends that the assessment of a local delivery record is likely to be more robust if a longer term view is taken, since this is likely to take account of the peaks and troughs of the housing market cycle. Housing delivery within the Borough has historically been above the Berkshire Structure Plan housing target, and South East Plan housing target of 346 with the exception of 2010/11 to 2012/13, due to the effects of the economic recession.

7.2.13 Delivery rates have since recovered and were rising above past trends although these have fallen again in recent years. The Council will publish annually, via the Monitoring Report, details of the five year housing land supply targets for the delivery of housing for each year over the plan period. Targets for the delivery of housing for each remaining year of the plan period are presented in Table 9 below and indicate the implications of achieving the objectively assessed need over the first five year period. The projected housing delivery over the plan period is set out in Appendix B.

7.2.14 The five year housing land supply figure comprises sites considered to meet as closely as possible the criteria for deliverability as required by Paragraph 47 of the NPPF (2012) in that they are available, suitable and achievable within five years. Paragraph 48 of the NPPF (2012) permits an allowance for small windfall sites in the five year supply, based on previous historical patterns of delivery within the Borough, with sites with planning permission, and site allocations as identified in Policy HO1 Housing Development Sites also contributing. Further detail is set out in the supporting evidence. Housing delivery from past trends to the levels required to meet the need identified during the plan period will require a market adjustment and delivery of significant infrastructure, particularly for larger sites.

Table 9 Stepped Housing Requirement

7.3 Housing Development Sites

7.3.1 Sites are allocated for housing through a process that takes into account a large amount of information from technical studies, developers and landowners, consultation responses and many others. Allocated sites in 7.4 'Policy HO1 Housing Development Sites' are in the following place categories:

• Maidenhead
  • Maidenhead Town Centre
  • South West Maidenhead
  • Other Maidenhead
• Windsor
  • West of Windsor
  • Other Windsor
• Ascot
  • Ascot Strategic Placemaking Area
  • Other Ascot
• Other places

7.4 Policy HO1 Housing Development Sites

7.5 Meeting Housing Need

7.5.1 The NPPF states that Local Planning Authorities should plan for a mix of housing based on current and future demographic trends and the needs of different groups in the community. It also says that they should identify the size, type, tenure and range of housing that is required in particular locations reflecting local demand.

7.5.2 The Borough seeks to deliver a wide variety of high quality homes that will provide the tenures, types and sizes of housing to meet the needs and demands of different people in the community. This will include housing for older people, people with disabilities, the travelling community and others in the community with specialist housing needs. The provision of new dwellings will take account of local need to allow for a genuine choice of housing options and the creation of sustainable, balanced and mixed communities.

Housing Size and Mix

7.5.3 The 2016 Berkshire SHMA identified a need for a focus on 2 and 3 bedroom properties in the market housing sector with an emphasis on 1 bedroom units in the affordable sector.

7.5.4 Table 12 shows the mix of housing recommended across the whole housing market area in the 2016 SHMA. The policy for a mix of homes should be able to react to changing circumstances and ensure that it contributes to the mix of both the wider area as well as the development site itself. Therefore, the policy for a mix of homes does not prescribe the size of homes. Developers will be expected to have regard to the Borough-wide housing mix target set out in the 2016 SHMA (and subsequent successors) as a starting point when bringing forward proposals for individual sites.

Table 12 Housing Size Mix by tenure set out in 2016 SHMA for Eastern Berks & South Bucks HMA

Specialist needs

7.5.5 The PPG identifies a number of groups which may have housing needs which differ from those of the wider population. From the SHMA 2016 we know that in the Royal Borough over the period 2013 - 2036:

We have an ageing population with a significant projected growth in the over 65 year olds. The rate of increase in the 65+ population is expected to be 62%. This however, is the lowest rate of increase across the Berkshire SHMA area.

• There is a projected increase of 9,622 people living with long term health problems or disability.
• The population aged 15 or under is expected to increase by 10%.
• The number of households headed up by someone aged under 35 is expected to increase by 12%.
  This age group have a high reliance on the private rented sector.

We want a flexible housing stock that will help meet the wide range of accommodation needs so we will expect all new homes to be flexible, accessible, adaptable and age friendly. New homes should support the changing needs of individuals and families at different stages of life. Therefore we will expect that a proportion of new housing should meet the higher accessibility standards of Requirement M4(2) of the Building Regulations. Housing built to this standard will make reasonable provision for most people to access the dwelling and incorporates features that make it potentially suitable for a wide range of occupants, including older people, those with limited mobility and some wheelchair users. The features of this enhanced accessibility housing mean that it is not suitable to be located on all sites or in all situations (such as steep slopes or flooding vulnerability). Therefore it is only required to be provided on sites of more than 20 units where the overall scale can reasonably accommodate the additional requirements having regard to townscape, design and amenity. Provision to meet the higher wheelchair user standard M4(3) will be encouraged where this is practicable given site considerations and financially viable to do so.

Self and Custom Build

7.5.6 The Government is actively supporting the self and custom-build sectors for people who wish to design and build their own home. The Self Build and Custom Housebuilding Act 2015 requires relevant authorities to keep a register of people and interested associations that are seeking land to construct self-build or custom build housing.(11)

7.5.7 Self-build and custom housebuilding registers provide valuable information on the demand for self-build and custom housebuilding in a relevant authority’s area and provide evidence base of demand for this type of housing. Future demand for such plots will be kept under review. Interest in the register indicates that there is demand for the allocation of self build and custom housebuilding plots in the Borough. Custom and self-build plots will be required on certain residential allocations, and will be encouraged on other sites to help meet this indicative demand. The proformas in Appendix C confirm which sites are required to make provision for self-build and custom plots. A plot passport should be issued to every self/custom build plot available on a self-build site. This should set out the rules for design as well as a summary of the main features to be delivered.

7.6 Policy HO2 Housing Mix and Type

Policy HO 2 Housing Mix and Type The provision of new homes should contribute to meeting the needs of current and projected households by having regard to the following principles provide an appropriate mix of dwelling types and sizes, reflecting the most up to date evidence as set out in the Berkshire SHMA 2016, or successor documents. Where evidence of local circumstances/market conditions demonstrates an alternative housing mix would be more appropriate, this will be taken into account. be adaptable to changing life circumstances for proposals of 20 or more dwellings, 30% of the dwellings should be delivered as accessible and adaptable dwellings in accordance with Building Regulations M4(2), and 5% of the dwellings should meet the wheelchair accessible standard in Building Regulations M4(3), unless evidence can be provided to demonstrate that such provision would be impracticable or render the scheme unviable. The provision of purpose built and/or specialist accommodation with care for older people will be supported in settlement locations, subject to compliance with other policy requirements. Development proposals should demonstrate that housing type and mix have been taken into account and demonstrate how dwellings have been designed to be adaptable. Proposals for 100 or more net new dwellings (on greenfield sites) are required to provide 5% of the market housing as fully serviced plots for custom and self-build housing.(12)On other allocated and windfall sites, the Council will encourage the provision of custom and self-build plots. Self-build plots will generally be expected to be provided in clusters. Where developers provide custom and self-build plots, these plots must be made available and appropriately marketed for 12 months. Marketing should be agreed with the Council before it is commenced. If the plots have not been sold in the 12 month period, these plots may be reverted back to the developer to build. All self-build plots will need to be provided with a plot passport. Community-led housing approaches (such as co-housing, community land trusts and co-operatives) will be encouraged in sustainable settlement locations and on allocated sites.

7.7 Affordable Housing

7.7.1 The Borough is considered to be one of the most prosperous areas in the country with very high house prices and lack of supply, particularly with regard to affordable housing. The Borough enjoys a close proximity to London with excellent transport links, a great number of employment and leisure opportunities and a vibrant local economy, and this serves to increase demand for housing which in turn leads to increased house prices.

7.7.2 Affordability is a measure of whether housing can be afforded by certain groups of households and is defined by the relationship between local incomes and the local general housing market. Therefore, the ability of a household to satisfy its own housing requirement is fundamentally a factor of the relationship between local house prices and household income.

7.7.3 The high cost of home ownership in the Borough has always presented an issue of affordability for many of the Borough’s residents and leaves many people unable to afford market housing. In addition the high cost of renting on the open market leaves many local people unable to afford this tenure and can lead to increasing dependency on benefits. This increases the demand for the provision of affordable housing. The SHMA shows that there is a need for an additional 434 new affordable homes in the Borough every year.

7.7.4 Affordability is a major concern to those on the lowest earnings, who are generally first time buyers. The Borough’s affordability ratio of median house price to median gross annual residence based earnings is 12.02 which means that houses cost, on average, over twelve times the average salary.⁽¹³⁾ Due to the high price of housing many lower paid and lower skilled jobs are filled by people who cannot afford to live in the Borough and this has led to an increase in commuting.

7.7.5 The Council has a corporate policy to encourage affordable housing, including key worker housing. The Council seeks to encourage more residents to invest in securing their own housing in the Borough and thus the provision of a broader range of affordable housing products to meet the demand across the whole of the local housing market.

Hierarchy of Provision - Alternative Sites

7.7.6 The Council will expect new affordable housing to be provided on site in the first instance. If, in accordance with the policy, a case is advanced justifying provision on an alternative site, it will be the responsibility of the applicant to identify a suitable alternative or donor site. To ensure no overall loss of affordable units, the alternative site will be expected to deliver those units foregone on the original site plus any affordable units that would be required should the alternative site in itself also trigger the requirement to provide affordable housing. In such circumstances the Council will require an amount of affordable housing commensurate with that which could have been secured had the site come forward in its own right in addition to the quantum of affordable housing to be provided to secure compliance with obligations for the original site.

7.7.7 The delivery of affordable housing will be provided in accordance with the following order of priority:

1. on-site as part of the development and distributed across the development as much as is reasonable and practical to create a sustainable, balanced community
2. on an alternative site, only if provision would result in a more effective use of available resources or would meet an identified housing need, such as providing a better social mix and wider housing choice
3. financial payment to be utilised in providing affordable housing on an alternative site will only be used in exceptional circumstances to the satisfaction of the Council. Financial contributions should however be used for any fractions of Affordable Housing units required on site. In the case of small (5 to 9 dwellings) sites in the Designated Rural Areas, the preference is still for delivery on site, but the small numbers involved means it is more difficult to find a Registered Provider to take them on.

7.7.8 Planning conditions and/or obligations will be used to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision.

Viability

7.7.9 In exceptional circumstances, where the provision of affordable housing in accordance with this policy is not economically viable, the Council will expect the submission of open book financial appraisal information alongside the planning application. Applicants will be expected to pay for an independent review of the information submitted.

7.7.10 If the Council is satisfied that affordable housing cannot be provided in accordance with this policy, it will seek to negotiate alternative provision. Reference may be made to the economic viability analysis provided for the Community Infrastructure Levy (CIL) which is now implemented.

Affordable Housing Delivery

7.7.11 On the basis of the results of the SHMA and the Housing and Economic Land Availability Assessment (HELAA), it is clear that the Council will not be able to deliver sufficient affordable housing to meet the level of identified need. The Council will therefore explore opportunities to deliver affordable housing from other sources of sites. The details will be determined on a site-by-site basis through negotiation.

7.7.12 The proportion of affordable housing should not prejudice the provision of other planning elements necessary and reasonably related to the scheme. This will not override the objective of achieving sustainable development in the Borough.

7.7.13 This policy applies to all sites where new residential development is proposed, including mixed use schemes. This will include sheltered and extra care accommodation and other forms of residential accommodation where relevant.

7.7.14 Financial contributions collected by the Council in lieu of on-site provision will be used to fund new affordable homes through the following mechanisms:

• the provision of grant funding to Registered Providers
• the provision of grant funding directly to a developer
• a local housing company, providing it is a Registered Provider.

7.7.15 The Council will prepare and keep under review an Affordable Housing Delivery Supplementary Planning Document (SPD) which will provide detailed information regarding the implementation and delivery of this policy. Specifically, the SPD will include:

• a formula for calculating financial contributions in lieu of on site provision
• details of the size and type of units that the Council will expect to be delivered on site
• details of the distribution of affordable housing across developments (e.g. approach to ‘pepper potting’ and ‘clustering’)
• the Council’s approach to rounding
• details of any exceptional circumstances
• advice on the open book approach to viability assessments
• details of the requirement for affordable units to be secured in perpetuity through the use of Section 106 agreements.

In the interim the tenure and number of bedrooms of the affordable homes provided on each qualifying site must contribute, to the Council’s satisfaction, towards meeting the mix of affordable housing needs identified in the Berkshire Strategic Housing Market Assessment 2016, or subsequent affordable housing needs evidence.

This currently includes a tenure split of at 20-25% - intermediate housing and 75-80% - social/affordable rented housing. A minimum of 10% of the affordable homes provided on each site under this policy must be available for affordable home ownership, except where an exemption applies in the NPPF (2012).

Rural Exception Sites

7.7.16 The countryside areas of the Borough have high house prices and a very limited supply of affordable homes. This acts to restrict the ability for residents to live in a home in which they have an element of equity. There is a considerable component within the community across the Borough, particularly in the countryside areas who cannot afford the homes that are available on the open market. There is justification therefore for an exception to be made against normally restrictive policy such as Green Belt, to allow for affordable housing to be provided on sites that would not normally be considered for housing use.

7.7.17 There are few opportunities to build in the countryside due to the Green Belt. Certain parts of the Borough are designated as 'Rural Areas' under current guidance and legislation and there are provisions within legislation that allow for the provision of affordable housing provided on an exception basis and which will remain affordable in perpetuity, secured as appropriate by planning obligations. The Borough will continue to work with a variety of housing providers including Registered Landlords and other developers to understand the needs of the local community for affordable housing and to explore the means to provide it on such rural exceptions sites.

7.7.18 The provisions of the legislation that allows for rural exceptions housing sites also allows for an element of market housing on the site in order to enable the scheme to be viable. In these circumstances it will be expected that a development appraisal will need to accompany any planning application. The inclusion of any element of open market housing must serve to benefit the provision of rural affordable housing and must not inflate the 'threshold land value', that is, the minimum land value likely to trigger an owner to sell the land.

7.8 Policy HO3 Affordable Housing

Policy HO 3 Affordable Housing The Council will require all developments for 10 dwellings gross, or more than 1,000 sq. m of residential floorspace, to provide on-site affordable housing in accordance with the following: On greenfield sites providing up to 500 dwellings gross - 40% of the total number of units proposed on the site; On all other sites, (including those over 500 dwellings) – 30% of the total number of units. Within designated rural areas(14), the Council will require 40% affordable housing from all developments of between 5 and 9 dwellings. Where a development falls below the size thresholds in 1 or 2 but is demonstrably part of a potentially larger developable area above those thresholds, the Council will require affordable housing on a pro rata basis. The required affordable housing size and tenure mix shall be provided in accordance with the Berkshire Strategic Housing Market Assessment 2016, or subsequent affordable housing needs evidence. This currently suggests a split of 45% social rent, 35% affordable rent and 20% intermediate tenure overall. The delivery of affordable housing will be provided in accordance with the following order of priority: On-site as part of the development and distributed across the development to create a sustainable, balanced community On an alternative site, only if provision would result in a more effective use of available resources or would meet an identified housing need, such as providing a better social mix and wider housing choice If the Council consents to the affordable housing not being provided on-site under clause 5(b) a financial contribution equivalent to the cost of providing the same quantum of affordable housing which would otherwise be sought on site will be required in order to provide affordable housing on an alternative site. Financial contributions will also be required in respect of any fraction of an affordable unit that would be required to meet clauses 1 and 2 of the policy. Planning obligations will be used to ensure delivery of affordable housing on an alternative site and to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision. Rural Exception Sites Development proposals for limited affordable housing within the Green Belt, to meet local needs only, will be permitted as an exception where all of the following criteria are met: a demonstrable local community need for affordable housing has been established; the number, size and tenure of the dwellings are suitable to meet the identified need; the site and the development proposal are well related to an existing settlement and not located in the open countryside; the proposal is designed to respect the characteristics of the local area including the countryside setting, and schools with capacity, health, shops and other community facilities are within reasonable travelling distance.

7.9 Gypsies and Travellers

7.9.1 Gypsies and Travellers form part of the community within the Borough with particular housing needs. To plan positively and manage development to meet the needs of this group, a separate Traveller Local Plan is being developed. This will be informed by a Gypsy and Traveller Accommodation Assessment study which was published in 2018. In the meantime there is a need to provide guidance for consideration of applications that may come about before the Traveller Local Plan is adopted. Best practice set out in the national Planning Policy for Traveller Sites 2015, states that locally specific criteria should be used to guide both the allocation of sites in plans, and form the policy used to assess applications which come forward on unallocated sites.

7.10 Policy HO4 Gypsies and Travellers

Policy HO 4 Gypsies and Travellers The need for Gypsy and Traveller Accommodation will be addressed through the proposed Traveller Local Plan.(15) The current Gypsy and Traveller Accommodation Assessment has identified a need for transit and permanent pitches to meet needs in the area. Meanwhile applications for planning permission will be considered positively in the light of national planning policy and the criteria listed below. Planning permission for Gypsy and Traveller and Travelling Showpeople accommodation will be granted providing all of the following criteria are met: the site is suitably connected by sustainable modes of transport to a settlement with health care, retail, and school facilities with capacity the impact of development including in combination with existing pitches would not harm the landscape, heritage assets, biodiversity or visual character and amenity of the area, in particular the Green Belt the site can be safely accessed by pedestrians, vehicles and caravans to and from the highway the site is not located in an area at high risk of flooding as defined by the Council's strategic flood risk assessment and shown on the Policies Map adequate on-site utilities, including water resources and supply, waste disposal and treatment, are provided for the benefit of residents and also in order to avoid adverse impacts on the natural environment. In addition to the above, the following criterion applies to Travelling Showpeople accommodation only: the site should be suitable for the storage and maintenance of show equipment and associated vehicles without causing harm through conflict with other policies in the Plan. Due to the nature of this housing need, there will be continuing cooperation with neighbouring local planning authorities to ensure that the appropriate demand is identified and provision made.

7.11 Loss and Sub-division of Dwellings

7.11.1 The sub-division of dwellings can provide additional residential accommodation that makes more efficient use of existing properties, particularly due to the limited number of suitable development sites available in the Borough. This also provides access to existing services and facilities available in settlements. However, it is important to consider the individual and cumulative impact such changes can have on the character of properties and residential areas. Residential developments will be expected to provide a high quality of amenity for their occupants, including sufficient internal space and external amenity space.

7.11.2 Given the pressure on existing housing stock the Borough wishes to offer protection to land that benefits either from a planning permission that allows for residential development or that comprises part of the extant housing stock. This will also help towards creating a balanced and mixed community in line with national guidance. Offering protection to existing housing stock will also help to reduce the need to travel by providing accommodation within the Borough and going some way to reducing the pressure on the Green Belt to provide housing land. Proposals that result in the net loss of housing will ordinarily be resisted, unless there is clear justification for such a loss.

7.11.3 There may be circumstances where development proposals would result in the partial loss of residential accommodation to non-residential use. Such proposals will be carefully considered in relation to the impact on remaining residential accommodation.

7.12 Policy HO5 Loss and Sub-division of Dwellings

Policy HO 5 Loss and Sub-division of Dwellings Development proposals for the sub-division of dwellings to form additional dwellings or housing in multiple occupation in areas excluded from the Green Belt will be permitted where the proposal can demonstrate it meets all of the following criteria: no loss of small family accommodation respect for the character and appearance of the original property be compatible with the character and appearance of the area provide satisfactory levels of residential amenity for future occupiers and would not unacceptably affect the residential amenities of nearby properties provide a satisfactory standard of accommodation, including adequate living space, appropriate noise insulation, layout of rooms between units of accommodation and a quality external and internal environment provide usable outdoor amenity space provide suitable space for refuse and recycling storage and drying space provide satisfactory access, car parking and secure cycle parking. Development proposals should not result in a net loss of existing dwellings or land that provides for residential uses unless such a loss is justified by specific circumstances. The Council will only support development proposals that would result in the net loss of residential accommodation where one or more of the following criteria are met: retention of the residential use would be undesirable due to proven environmental constraints the development proposal would provide an essential community service or another form of residential accommodation. Development proposals that would result in the partial loss of an existing unit of residential accommodation to non residential use will only be permitted where one or more of the following criteria are met: the nature and intensity of the non residential use would not detract from the occupation of the retained residential accommodation, or the retained residential accommodation would be of a satisfactory standard including living space and residential amenity.

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⁸ The Town and Country Planning (General Permitted Development) (England) (Amendment) Order 2016

⁹ The South East Plan was the Regional Spatial strategy for the South East. It was revoked by government on 25 March 2013

¹⁰ The Council's preference is for a mixed use scheme including residential development.

¹¹ Further information regarding the register is available on the Council's website

¹² The site proformas at Appendix C confirm which sites are expected to deliver custom and self-build housing. At the planning application stage, if less than 100 net new dwellings are deliverable on the site allocation as a whole, no custom or self-build plot provision will be required.

¹³ Office for National Statistics (ONS) March 2017

¹⁴ As listed in Schedule 1 of The Housing (Right to Acquire or Enfranchise) (Designated Rural Areas in the South East) Order 1997, rural areas in the Borough are as follows: the parishes of Cookham, Eton, Horton, Hurley, Old Windsor, Waltham St. Lawrence, White Waltham, and Wraysbury.

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