8.1.1 We have a national housing crisis due to a growing population, changing demographics and lack of housing supply. RBWM states that housing need projections based on population growth indicate a need to supply 712 new homes per year (over the next 15 years across the whole Borough)41. The Borough is struggling to find sites for these homes, particularly in and around Windsor where there are many constraints.
8.1.2 The WNP has found no new sites for housing development beyond those that the Borough has already identified in its Borough Local Plan proposals. At the time of development of our plan Sawyers Close was not available, and after investigations we have eliminated Ward Royal, as research has shown it is unlikely to be available for development during the life of the NP.
8.1.3 The main source of new housing developments in the WNP area will be “Windfall” sites (that is ones that are hard to predict) which will be infill and replacements which develop existing areas more densely. The NPPF states that there is a presumption in favour of such development and there are some areas where this is most likely to occur in Windsor, particularly where there are larger plots and houses and gardens without other constraints such as heritage or flood issues. These redevelopments are predicted to occur at the average rate for recent years of roughly 40 units per year42 in Windsor based on past trends. WNP Policies on Open Space (Section 5) and Design (Section 6) are intended to ensure that the sites that do emerge are developed in a way that enhances the town and avoids some of the pitfalls of increasing density.
8.1.4 It is very difficult to be specific on what densities should be. This plan sets out what would be permissible in terms of design and character and gives some suggestions as to general locations where development could occur. The appropriate quantum of development would be based on professional judgements on a case by case basis guided by strategic policies in the Borough Local Plan.
8.1.5 Affordable Housing - Our consultations showed that there was concern about the affordability of housing in the area and the difficulty for people even on average incomes have buying or renting homes. House prices are now around 14 times average incomes and at a historic high due to the imbalance between demand and supply of housing and high land prices. Existing Borough policies have not delivered the required numbers of affordable housing, and the emerging BLP recognises the need to deliver 43543 new affordable homes across the Borough every year.
OBJECTIVE 4 Support the delivery of new housing and community facilities
CONTEXT
8.2.1 Redevelopment opportunities exist where buildings are not using land efficiently, such as to the optimum height or density. This includes above shops, which could support additional housing.
POLICY Housing
HOUS 01
Proposals requiring planning permission for the conversion of premises above shops to residential use will be supported, subject to respecting local character, residential amenity and highway safety.
REASONED JUSTIFICATION
This policy applies particularly (but not exclusively) to single storey premises along Dedworth and Arthur Road. Allowing the space above shops to be used more effectively as covered by an NPPF objective44 of making “effective use of land…” could incentivise this.
OBJECTIVE 4 Support the delivery of new housing and community facilities
8.3.1 Local people have expressed concerns that some recent developments display poor standards of amenity for residents, both when new homes have been built and existing buildings have been converted. Existing Local Plan and emerging Local Plan policies already refers to the provision of adequate standards of residential amenity45, and conversions are allowed where adequate amenity space is provided.46
8.3.2 National Planning Policy now allows conversion of offices into flats through Permitted Development rights, Local Plans have limited control and NPs have no control over such conversions, even where residential amenity can be poor (e.g. no bin, bike, garden or parking space).
8.3.3 We feel that the pressure on land here is so great, especially in inner Windsor, that it is attractive for developers to bring forward schemes which pare space to the absolute minimum, reducing the interior and exterior amenity quality of developments, and overdeveloping plots. This has an impact on the quality of life of those inside as well as outside the development for example by forcing bin or bike storage to the front, providing inadequate parking, and creating a cramped appearance. (Our General Policies on Character and Design, are also relevant here).
POLICIES –Residential amenity
RES 01
Residential development should provide external amenity space that appears in keeping with local character and which respects privacy. Residential development should provide for recycling, including space for screening and storage.
REASONED JUSTIFICATION
8.3.4 We feel that developments should provide good quality exterior amenity space, so that people have access to appropriately sized gardens and recreation spaces close by. Many new developments, especially conversions from former offices have been allowed with very limited amenity space. Most people prefer private amenity space, although we accept that in some circumstances communal may be better, for example when private spaces would be so small they would be unworkable. We recommend that development proposals consider good practice, as set out in Building For Life 12 (published by the Design Council CABE), in the design of their proposals.
8.3.5 We would like to encourage developers to ensure that development does not result in unsightly and inappropriately placed bin and bike stores. Unsightly storage can harm the amenity of neighbours and the street scene and we will seek to encourage appropriate bin and bike storage for all dwellings.
8.3.6 Where there are existing identified problems we will support the community to find appropriate and innovative solutions and we will support the use of CIL funds for such purposes. Underground bin stores, communal bin or bike areas, and other ideas are used elsewhere and can be explored.
41 RBWM Housing and Employment Land Availability Assessment
42 RBWM Housing and Employment Land Availability Assessment
43 Paragraph 7.7.3 of the emerging BLP submission Version.
45 The Borough Wide Design Guide recently published for Consultation(March 2019) deals with Residential Amenity and may negate the need for these policies (if it goes through unchanged as it covers Residential Amenity). Emerging Local Plan policies BLP3 Design, deal with Residential Amenity as follows 3.2i Landscaping and Amenity, 3.2.1 storage refuse and recycling space and 3.2.g public realm. Also BLP19 Housing Layout and Design,BLP20 Housing Density BLP 24 Residential Amenity propose that all residential development new and extended-should display high standards of Layout and Design and adequate levels of residential amenity. This includes space for bins, storage, outside space for gardens and recreation, and other amenities for residents. The Borough’s Supplementary Planning Note - Sustainable Design and Construction (2009Para 3.106) states that all developments are expected to have access to appropriate facilities for the storage and collection of waste.
46 Existing Local Plan policies (H12) allow the conversion or subdivision of larger residential dwellings into smaller units under certain conditions. Emerging BLP policy (BLP 7.9 p78 Preferred Options consultation) has a similar approach, provided it does not harm the character and appearance, provides adequate amenity, car parking, garden space, etc. Conversion of two story dwellings into smaller units is regarded as less acceptable.
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