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5 HOUSING

5.1 Meeting housing needs, particularly for affordable housing, is a strategic priority of the Royal Borough of Windsor and Maidenhead. Key drivers for these policies are the demographic trends at in the borough, the evidence of need for affordable housing set out in the strategic housing market assessment, and the needs of individual communities for additional housing of a range of costs and tenures as part of their development as communities and more sustainable places.

5.2 For Old Windsor, these needs apply but must be balanced against the significant constraints that are imposed by the green belt designation and the sensitive nature of the Neighbourhood Plan area in respect of flooding, biodiversity and archaeology.

5.3 It is therefore considered that housing development within the Neighbourhood Plan area will be relatively limited. The focus of the Neighbourhood Plan is on ensuring that the right type of housing development is brought forward.

Housing mix

5.4 The housing mix in terms of dwelling size is an important issue in Old Windsor. As the earlier analysis has shown, Old Windsor parish has an ageing population, coupled with a relatively limited amount of smaller (1- and 2-bed properties). Whilst it is important to address the needs of the ageing population over the plan period, it is also important to seek to address the needs of first-time buyers that are unable to access small starter homes.

5.5 For many older people currently living in larger properties in Old Windsor, there is commonly a wish to downsize to a smaller, more manageable property. This then frees up larger family housing which will help to boost the proportion of the population aged between 25 and 45. Within the context of limited potential to deliver new housing, this is vital.

5.6 This is supported by evidence from local estate agents. The greatest demand is for 2- and 3-bed semi-detached properties with a garden and parking. There is also demand for flats, including 1-bed flats. The most common group that is seeking this type of housing is young families moving out of London.

5.7 This is not only relevant to the private housing market. Demand for larger affordable units by those on the Housing Register is very limited, with the predominant demand being for 1- and 2-bed units. As at May 2018, the Housing Register showed the following breakdown of applications:

• 1 bedroom - 307 applications
• 2 bedrooms - 298 applications
• 3 bedrooms - 91 applications
• 4 bedrooms – 22 applications

5.8 This is supported by the Strategic Housing Market Assessment (SHMA)¹ which covers the East Berkshire and South Buckinghamshire Housing Market Area that includes Old Windsor. This recommends the following housing mix²:

• 1 bedroom – 15%
• 2 bedroom – 30%
• 3 bedroom – 35%
• 4 bedroom – 20%

Residential infill and backland development

5.9 The green belt and the River Thames form strong boundaries to Old Windsor in terms of where development can be located. This places considerable pressure on backland and infill sites within the existing built up area to deliver development.

5.10 Backland development is defined as development on land behind the rear building line of existing housing or other development, and is usually land that has previously been used as gardens, or is partially enclosed by gardens.

5.11 Infill development involves the development of a small gap in an otherwise built up frontage. It usually consists of frontage plots only and often comprises side gardens of existing houses.

5.12 The pressure on these sites has resulted in development at densities much higher than the prevailing levels in the village – ‘we already have high density development as it is’, was a common theme of comments made at Neighbourhood Plan engagement events.

5.13 These pressures have led to ‘cramming’ of sites. A growing trend of concern to the community has been the development of ‘beds in sheds’. These are most commonly cases where planning permission has been sought for extensions and/or conversions of existing structures in gardens. This has resulted in the creation of subordinate dwellings which have then, over time, become separate stand alone dwellings for individual use. Most have no amenity space or parking.

5.14 The community of Old Windsor, in thinking about the impacts of poorly planned, high density development has identified the following adverse impacts in a number of recent developments:

• Loss of amenity, overshadowing, overlooking
• Loss of sunlight/ daylight
• Noise
• Loss of green links/ trees /hedgerows/vegetation
• Visual intrusion
• Loss of space between buildings
• Loss of parking
• Difficulties with recycling and waste collections/bin storage

5.15 Paragraph 70 of the NPPF states that:

“Plans should consider the case for setting out policies to resist inappropriate development of residential gardens, for example where development would cause harm to the local area.”

5.16 It is considered important that infill development, whilst generally acceptable within the settlement area, must be designed so that it sits appropriately within its surroundings. It is acknowledged that, if development is of a different mix of housing, e.g. 2- and 3-bed dwellings in a predominantly 4- and 5-bed dwelling area, then densities may differ slightly. However, it is vital that the design of such developments does not have a negative impact on the amenity of existing residents in the neighbouring properties. In particular, it should be ensured that such properties have reasonably sized gardens, based on the size of the property.

5.17 The objectives of this policy are to ensure that:

• infill development respects and reflects the character of the area and the existing street scene;
• safe and attractive residential layouts are promoted; and
• local distinctiveness and identity are promoted.

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¹ GL Hearn (2016) Berkshire (including South Bucks) Strategic Housing Market Assessment, for the Berkshire Authorities and Thames Valley Berkshire Local Economic Partnership

² Table 141

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