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Affordable housing

3.35 Government Guidance is clear that the provision of adequate amounts of affordable housing is critical to mixed and balanced communities. The planning system is an important element in the delivery of affordable housing. The delivery of affordable housing is a Corporate Priority of the Council. Poverty and high house prices in relation to incomes is a recognised problem within Torbay, and this generates a need for the provision of affordable housing. Affordable housing is housing that is available to people who cannot afford to rent or buy houses generally available on the open market. PPG3 and Circular 6/98 ‘Affordable Housing’ use the term ‘affordable housing’ to encompass both social (subsidised) and low cost market housing. However, the Government’s consultation document ‘Influencing the size type and affordability of housing’ (2003) indicates that affordability should be defined in terms of local income levels and house prices/rents for different types of housing. Planning policies on affordable housing should be based on an up to date assessment of housing need.

3.36 The Council’s former Housing Needs Survey (HNS) was produced by David Couttie Associates in 1997. The two key issues highlighted by the survey were the problem of affordability, with a large proportion of Torbay’s population living on relatively low incomes, and the level of ‘concealed’ households, i.e. living within an existing household, the vast majority of whom were not recorded on a register of housing need. The survey advocated that up to 30% or 100 new homes per annum of the remaining Structure Plan provision should be for social housing, principally for rent. In addition it identified a need for 35 units of low cost market housing per year. 3.37 The Council’s 2003 Housing Needs Survey, carried out by Fordham Research, identified a much higher level of housing need in Torbay than found by the 1997 Survey. It revealed that there was a need for 1816 units of affordable housing per year over the next five years to meet housing need. It found that around three quarters of this need was for social rented housing, due to the gap between house prices and incomes. The level of housing need identified by the 2003 Housing Needs Survey is comparable with inner London, and meeting it is clearly not achievable, as it amounts to over four times the average total house building rate in Torbay. However the figure does indicate an exceptional level of need for affordable housing in Torbay.

3.38 It is envisaged that the Local Plan’s affordable housing provision, which aims to provide at least 135 new units of affordable housing a year, will be found over a wide variety of sites. Policy H5 relates to affordable housing on identified sites. It is also recognised that a number of unidentified (windfall) sites, including some sites where it is proposed to renew extant or lapsed consents, should contain an element of affordable housing. Policy H6 outlines the criteria for considering whether windfall sites are appropriate for affordable housing.

3.39 Circular 6/98 (paragraph 15 et seq.) advises that Local Plans should ensure that affordable housing is occupied by those who need it and provides guidance for ensuring that affordable housing meets local needs without being unduly restrictive on developers. Further guidance on the provision of affordable housing through planning policy is set out in the Council’s Supplementary Planning Guidance on the Provision of Affordable Housing in Torbay (Adopted September 2003). Partnership working between planning, housing and registered social landlords is important to the successful operation of affordable housing policies. The Torbay Housing Partnership Strategy (2003-2006) addresses wider issues such as management, stock condition, homelessness and supporting people.

3.40 In order to achieve balanced communities, the Council aims to achieve the development of affordable housing in small clusters rather than in large estates, irrespective of the overall size of the proposed development. This is set out in Policy H9 Layout design and community aspects. Moreover, the Council intends to ensure that adequate social infrastructure is provided to support major new housing development (see Policies CF6 and CF7).

3.41 It is important to ensure that the Local Plan pays attention to specialised housing needs and these are addressed in Policies H5 and H10, as well as Policy CF15, which deals with a range of accommodation for people in need of care.

Making best use of the housing stock

3.42 Central to the Council’s strategy of minimising greenfield development, is making the best use of the existing housing stock. Torbay has around 60,500 dwellings (April 2004), about one fifth of it dating back to Victorian times. The Council intends generally to prevent the loss of housing to other uses (Policy H8) unless this would contribute to other key local plan objectives. The Local Plan also seeks to make optimum use of existing housing stock in order to encourage sustainable urban communities and is pursuing an empty homes strategy to reduce the number of empty properties in Torbay. An important issue for Torbay is the need to provide clear policy guidance on houses in multi-occupation (HMOs), which on the one hand provide much needed affordable housing and yet can present serious environmental health and planning problems. Policy H7 addresses HMOs.

3.43 In recent years the Council has recognised the increasing problems of under-use of town centre premises and the potential of using this resource for meeting housing needs, as well as the desirability of reintroducing residential communities into our town centres. The involvement of housing associations in schemes such as Living Over the Shop (LOTS) has given added security to the shopkeepers below, thereby enabling this potential accommodation to be realised. Policy H4 covers the sub-division of properties into flats, whilst Policy H3 promotes residential accommodation in town centres. Residential accommodation will often be part of town centre mixed use developments (see Policy S2).

Rural areas

3.44 The rural areas of Torbay are generally also a working environment for the farming community. The Local Plan restricts residential development in the countryside and sets out the criteria for assessing housing for agricultural or forestry workers (Policy H12). Policy H14 sets out criteria for travelling peoples’ caravan sites.

3.45 The effect of the continued and future use of residential caravans in the rural areas of Torbay is addressed by Policy H13.

Layout, design and amenity considerations

3.46 The Council intends to encourage the provision of a wide range of housing. However, this must not be at the expense of the environment enjoyed by the residents of Torbay. The Local Plan is supplemented by the Environmental Guide which gives guidance on the layout, design, access, amenity, security and the use of natural features to be taken into consideration in determining applications for new housing development. Policy H9 also deals with layout, design and community issues. The satisfactory provision of amenity open space is essential to providing greener urban environments and is addressed in Policy H11.

3.47 PPG3 stresses that local authorities should increase the density of development at and around places with good public transport accessibility to help minimise the take-up of greenfield sites. Land for housing in Torbay is scarce and the use of land, at densities which are as high as possible whilst being compatible with the character of surrounding areas, is encouraged. It also recognised that a blanket density coverage for the whole of Torbay is neither desirable nor appropriate in design or sustainability terms. PPG3 suggests that developments of less than 30 dwellings per hectare should be avoided (paragraphs 57 - 58). Policy H10 of the Local Plan covers density considerations. Policy H15 sets out considerations relating to applications for extensions to domestic properties.

HOUSING POLICIES AND PROPOSALS

HS Housing strategy

A sustainable housing strategy will be promoted which aims to meet Torbay’s housing requirements through:-

(1) giving everyone the opportunity of a decent home and so promote social cohesion, well-being and self-dependence;

(2) providing a mix and choice of housing of a balanced range of size, type and location to meet the needs of different types of household;

(3) securing a balance between:-

- new housing and the protection of environmental quality; and

- new housing and jobs;

(4) maximisation of the reuse of urban land and buildings with a target of 65% for Torbay of all housing development over the Plan period;

(5) implementing a sequential approach to make full and effective use of urban land by:-

- ensuring best use of housing stock and supporting new windfall housing developments on previously used urban sites; and

- permitting only the remaining part of the residual new housing requirement that cannot be met on previously developed urban land on allocated greenfield sites, subject to phasing over the Plan period; and

(6) generating sustainable patterns of residential development at optimum densities in safe and attractive environments, accessible by a variety of means of transport.

Explanation:

3.48 The Local Plan sets the framework for provision of housing in Torbay, to meet the target of 6200 new dwellings set out in the Adopted Devon Structure Plan First Review (1999).

3.49 The Local Plan housing strategy also incorporates the Government’s housing policy set out in PPG3 ‘Housing’ (2000) and ‘Planning for the Communities of the Future’ (1998). Central to this is a move away from ‘predict and provide’ to a regime of ‘plan, monitor and manage’.

3.50 It is important to conserve greenfield sites, many of which are protected by landscape or nature conservation designations. At the same time it is essential to meet people’s need for homes, both for market and affordable housing. Failure to do so would lead to housing shortages and increased social exclusion. Moreover, failure to meet the Structure Plan target could result in planning by appeal and place Torbay’s most valuable rural assets at risk.

3.51 The Local Plan housing strategy seeks to meet housing needs whilst minimising greenfield development, by adopting a sequential approach of making the best use of existing housing stock - including empty homes - followed by the development of previously used ‘brownfield’ land. Annex C of PPG3 defines previously developed land as “land which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development.” This definition excludes parks, allotments etc. which may have some structures in them, and previously developed sites that have become blended into the landscape so that they could be reasonably considered as part of the natural surroundings. The Council has undertaken an Urban Housing Potential Study (a supplementary document to the Plan) to assess the potential from smaller windfall sites.

3.52 Greenfield sites, identified in Policy H1 are only released to cover the housing need that cannot be met on brownfield sites. It is estimated that 65% of housing provision in Torbay will be achieved on previously developed land. This is above the national target of 60% by 2008 (PPG3 paragraph 23) and 50% for the South West as set out in the Regional Planning Guidance for the South West (RPG 10 - September 2001).

3.53 Release of greenfield sites will be split into two phases (1995-2005 and 2006-2011) and completions of housing will be monitored over the Plan period to ensure that housing development does not outstrip Structure Plan provision (see Policy H1A).

3.54 In order to make the best use of urban land, higher density housing is encouraged, where appropriate (Policy H10). However residential development will also be expected to provide adequate open space (Policy H11) and incorporate a high standard of design (Policies BES and BE1) to ensure attractive and sustainable living environments.

H1 New housing on identified sites

The policies of this Plan provide the capacity for the completion of 6200 dwellings, in accordance with the Devon Structure Plan, between April 1995 and March 2011, as indicated in Figure 10. As part of this total, housing development will be permitted on the large sites listed in Table 1 below, which have an estimated capacity for 1031 dwellings. Proposals for housing development on these sites will need to have regard to the footnotes to the table. Permission will not be granted for housing on any large greenfield sites other than those identified.

Explanation:

3.55 As noted in Policy HS, the Local Plan seeks to maximise the use of urban sites and utilise existing buildings. It has regard to the sequential approach to releasing land outlined in PPG3 ‘Housing’ (2000). However, notwithstanding the importance of this approach, some large housing sites are required to meet the area’s housing requirement that cannot be accommodated through conversions or on previously developed land. Policy H1 identifies large sites to meet around 48% of the residual housing need (i.e. an estimated completion of at least 885 dwellings as a percentage of the residual housing need of 1852 dwellings as of 2001) after allowance has been made for the number of dwellings already committed, completed or under construction (see Figure 10). This total, together with an allowance made for windfall sites (see Policy H2), satisfies the Structure Plan housing requirement and continues to ensure a five-year supply of land for house building.

3.56 Some of the sites identified in Policy H1 have received planning permission. However, it is considered appropriate to include them in this proposal because several sites have remained undeveloped for a considerable period since the granting of planning permission and other sites only have outline consent. All these sites will be due for renewal within the Plan period if implementation has not commenced. The Council is reaffirming through Policy H1 its commitment towards their satisfactory implementation.

3.57 The release of further large sites for new housing in addition to those identified in Policy H1 would be contrary to the Devon Structure Plan which proposes a more constrained approach to house building in the Torbay area.

3.58 All the sites identified should be developed in accordance with the relevant provisions and guidelines set out in the Local Plan, including the Environmental Guide, and those policies relating to design, layout and amenity (Policies H9, H10 and H11). In addition, a number of important considerations are identified in this proposal in relation to the development of individual sites.

3.59 Several sites are allocated for affordable housing development (including social housing), either in their entirety or as part of a mixed development with general needs market housing. Footnote A in Table 1 indicates where an element of affordable housing will be sought. Where other sites yield significantly larger numbers of dwellings than suggested in Table 1, the Council will consider whether it is appropriate to seek an element of affordable housing provision, having regard to current Government guidance and evidence of local need. Developers and others with an interest in these sites are referred to Policies H5, H6, H9and the Council’s Adopted Supplementary Planning Guidance ‘The Provision of Affordable Housing in Torbay’ which deal with these issues in more detail.

Table 1: Housing Policy H1 - New housing on identified sites

Notes:
The above table provides for 1031 dwellings, which is 10 dwellings less than shown in Figure 12 ‘Meeting the Structure Plan Requirement’. This is because Figure 12 includes Livermead, Torquay (former Revised Deposit H1.10) which obtained outline permission during the Plan preparation period and was therefore deleted as an H1 proposal (Modification no. 3.14), but is still counted as an H1 site in the calculation of Figure 12.

A Subsidised affordable housing, completely or in part (see Policy H5 Affordable housing on identified sites)

B Planning Brief in existence or required

C Detailed Phasing agreement needed

D Site of ecological importance, identified in the Torbay Wildlife Survey (1998) (see Policy NC3 Protected sites - locally important sites)

E Physical infrastructure requirement (see Policies INS Infrastructure Strategy, IN1 Water, drainage and sewerage infrastructure and WS Waste management and disposal strategy)

F Community provision requirement (see Policies CFS Sustainable communities strategy, CF6 Community infrastructure contributions, CF7 Educational contributions, S11 New Local Centres and H11 Open space requirements for new housing)

G Strategic landscaping requirement (see Policy L10 Major development and landscaping)

S These sites have been identified by the Environment Agency as requiring care to avoid flooding. Where possible, sustainable drainage measures should be employed (see Policy EP11 Flood control)

* Sites committed at April 2000 (site yields in brackets)

X Other sites committed at April 2000 which are close to expiry (site yields in brackets)

The potential yields of the committed sites (in brackets) have not been included in the total for Proposal H1 in order to avoid double counting i.e. they are included within the committed dwellings total for Torbay. However, they have been included in Proposal H1 to indicate the Council’s commitment to their development and an indication of their phasing has been included.

Note that the housing figures are approximate (to the nearest 5 dwellings) and actual yield from sites may vary depending on detailed site considerations.

Large sites are those of 0.4 hectares (1 acre) and above, as defined in Government Guidance.

3.60 The remaining phases of the two largest sites at Scotts Bridge/Barton and Great Parks only have outline planning approvals for the development areas in their entirety. Where there are no full planning permissions, they have been treated as fresh Local Plan proposals, with their estimated yields included in the H1 total. However, the yields from the other H1 sites which had planning permission in April 1999 have not been included in the H1 total but they are included instead in the planning permission total in Figure 12. There has been no double counting.

3.61 The Council has approved planning briefs for Scotts Bridge/Barton and Great Parks, and areas covered by Phase 1 of these briefs - which already have full planning permission and where implementation is well under way - are identified on the Proposals Map. The Council is committed to achieving a balanced community in a safeguarded and attractive environmental setting in these areas, both within the phases which already have planning permission and in those areas which are currently only covered by Local Plan Proposals. The approved briefs provide detailed guidance on land use, access, phasing, co-ordination of infrastructure and environmental management, and development proposals will be expected to reflect the guiding principles in these briefs.

3.62 At Scotts Bridge/Barton, phasing is needed to secure the provision of physical infrastructure, strategic landscaping, affordable housing as set out in Policy H5 and an orderly progression of development. Development to the north-east of this site is likely to continue into Phase 2 of the Plan period (Policies H1.1 - H1.4).

3.63 At Great Parks, phasing restrictions have been required to ensure that housing is initially restricted to a total which does not overload the existing King Ash Road, with the achievement of greater numbers linked to the implementation of findings contained within the Western Corridor Study (Policies H1.11 - H1.13).

3.64 The site of the former Great Parks Lakes would be used as part of the surface water drainage scheme to serve the Great Parks development. It would be able to cope with up to a 1 in 100-year flood. There would be no permanent depth of water, with the exception of a few shallow pools or ‘teardrop’ lakes for wildlife purposes.

3.65 Particular attention is drawn to the design aspects of several sites in this proposal.

3.66 Haldane, Barton (H1.6) contains derelict houses formerly used for educational purposes and offers scope for a small well designed housing scheme.

3.67 The Terrace Car Park (H1.9) is located close to Torquay town centre and harbour with good access to facilities. Opportunities exist for a small residential scheme at the north eastern end of the site, on the edge of the car park, subject to the entire area not being required for car parking to serve the Waterfront Scheme (see Policies TU1 and TU2).

3.68 Hawkins Avenue, Chelston (H1.7), whilst being a greenfield site, is under utilised and secluded land that has given rise to concerns about public safety. It is important that trees in and around the site which make a major contribution to the setting and character of the area are protected. It is desirable that an existing informal path over the site is retained and that developer contributions are made towards community facilities to serve the development.

3.69 Hollicombe Gasworks (H1.10) is likely to become available during the Plan period and is a brownfield site suitable for housing. Any contamination on site will need to be eradicated (see Policy EP7) and the site rendered suitable for use. The site is important in landscape terms and development will need to preserve the area’s integrity as a gap between Torquay and Paignton. The valley sides outside this site will be safeguarded from development. In addition, there is scope for part of the site to be used as public open space. Such community gains will be sought through a Section 106 agreement.

3.70 The Seafield Hotel (H1.17) is a brownfield site in a highly accessible location close to local community facilities. The housing development should be of a character and density appropriate to the location and surrounding area.

3.71 Residential development in Brixham Town Centre (H1.18) is expected to form an integral part of any redevelopment scheme, and design guidelines will be included in the planning brief for the site. The anticipated yield is a reflection of the relatively modest scale of the proposed town centre development scheme, in keeping with the sensitive urban grain of the centre of Brixham.

3.72 New housing is proposed at the former Dolphin Holiday Camp. See Policy H1.22(A).

3.73 The St. Mary’s development (H1.21) is expected to include the refurbishment of the existing buildings, which contribute greatly to the character of that part of the town.

3.74 Several sites are known to be of ecological significance and environmental appraisals or full statements will be required in these situations. All or part of Scotts Bridge/Barton and Great Parks are within Local Wildlife Sites (see Policy NC3). Where sites are known to contain the habitats of protected species, developers will need to have regard to the provisions of the Wildlife and Countryside Acts 1981 and 1985 and the Badger Act 1991. The Local Authority will consult with relevant bodies such as English Nature and Devon Wildlife Trust to ensure that development schemes make adequate provision to protect wildlife habitats.

3.75 Attention is drawn to sites which have ground contamination or geological problems and developers will need to have regard to Policies EP7 and EP8.

H1.22A Former Dolphin Holiday Camp, Brixham

The development of new housing at the former Dolphin Holiday Camp (H1.22) is proposed for an estimated 226 dwellings, subject to the following:-

(i) The development shall be implemented in a fully comprehensive manner in accordance with the principles set out in the Planning Brief and the requirements of the two development zones which are identified on the Proposals Map.

(ii) In Zone C (coastal fringe of the AONB):-

a) Exceptional design quality is required to ensure that development will be assimilated into the landscape and designed to respect the existing site levels.

b) Natural features should dominate, not built elements.

c) Building colours must be recessive, with natural colour rendering.

d) The maximum density permitted is 20 dwellings per hectare, with buildings situated within a robust landscape setting with large plots or shared landscape framework.

e) Careful control over the height and massing of buildings is required.

f) Lighting must be specially designed with low-level fixtures to avoid light pollution.

(iii) In Zone U (urban fringe of the AONB):-

a) Particular attention must be given to design and layout of the site in this area so that it is compatible with the urban form of Brixham.

b) A density of 30-50 dwellings per hectare is considered appropriate for most of this zone.

c) Existing natural features should be respected.

d) Careful control over the height and massing of buildings is required.

(iv) The development shall be implemented in two phases, with 186 dwellings in Phase 1 and 40 dwellings (in the West Star field) in Phase 2.

(v) Sustainable transport penetration, including a loop road, necessary off-site improvements, effective access and circulation for pedestrians, cyclists and buses, is required. The line of the loop road as it passes through the field to the south-west of the area allocated for housing is shown indicatively on the Proposals Map. Specific wildlife conservation measures are required in this field, including the protection and management of foraging areas for bats.

(vi) A local shopping centre, located on or adjacent to the southern access point of the loop road with Briseham Road, is required to be developed as an integral part of Phase 1, to comprise at least 3 retail units with residential accommodation above.

(vii) At least 30% of the dwellings in both phases should be developed for subsidised affordable housing, i.e. at least 68 dwellings.

(viii)Public pedestrian access from Briseham Road to the South Devon Coast Path should be provided as part of the development.

(ix) Advanced peripheral and other structural tree planting and landscaping is required.

(x) Development will be permitted only after an AONB recovery and management plan has been approved by the Council.

(xi) Wildlife protection measures will be required, including corridors for the flight of bats and provision for the protection and management of the field to the south-west of the housing allocation as a foraging areas for bats.

Explanation:

3.76 This special policy has been introduced in the light of the importance of the AONB, the site’s proximity to a candidate Special Area of Conservation and landscape, flora, fauna and other sustainability considerations in the development of the former Dolphin Holiday Park site. Nevertheless, it represents a significant brownfield opportunity, which if properly developed, will help relieve pressure on greenfield sites elsewhere in Torbay. Development for housing on this site will only be acceptable as part of a package of sustainable development measures which include protection of the area’s landscape and wildlife value. This includes the recovery of some of the AONB from derelict chalet development to its natural state. In addition, ongoing management measures, affordable housing provision, sustainable transport penetration, appropriate community facilities (including a new Local Centre - see Proposal S11.3) will be required. The Council is seeking the reclamation of the most sensitive part of the AONB which currently contains derelict chalet development for open space and public access. The site is the habitat of the horseshoe bat which is a protected species (see Policies NC1, NC2 and NC5).

3.77 A Planning Brief will be prepared as Supplementary Planning Guidance within the terms of this policy to ensure that the site is developed in a comprehensive manner. The Brief will set out:-

a) the design, landscaping and density requirements of the main residential areas, based on the two zones set out in this policy;

b) main pedestrian circulation, cycle routes, parking provision, road layout, and sustainable transport arrangements;

c) traffic calming measures/closure of the central section of Briseham Road to vehicular traffic;

d) provision of infrastructure, including water supply, sustainable drainage and energy;

e) provision of the local centre; and

f) the provision of amenity open space and recreational/play areas and facilities.

The Brief will also set out detailed requirements for any development proposal to meet the provisions of Policy H1.22.

3.78 A Section 106 Agreement under the Town and Country Planning Act 1990 will be required to secure necessary off-site highway improvements, off-site landscaping and recovery/management of the AONB, affordable housing, education contributions, leisure contributions and bus subsidy.

H1A The management of housing provision through phasing

Development on the greenfield sites listed in Table 1 of Policy H1 (noted in the third column) will be phased. Permission will not be granted for the second phase (commencing April 2006) unless there is evidence of a likely material under-provision of dwellings measured through the monitoring of completions in accordance with Policies HS, H1 and H5.

If monitoring reveals a materially higher capacity for development on previously-developed (brownfield) land than assumed in the Plan (Figure 10), including on those sites annotated B in Table 1, permission will not be granted for the development of Phase 2 sites unless and until there is a requirement for the development of Phase 2 sites to achieve the total Local Plan housing provision required by Policy H1.

However, permission may otherwise be granted for the whole or part of a second phase site where this would facilitate sustainable development, including the provision of community facilities, affordable housing or for access by public transport.

In addition, consideration will be given to the serving of completion notices on greenfield sites where development has ceased and where planning permission would not be granted for the renewal of any permission in accordance with the policies of this plan.

Explanation:

3.79 As noted in paragraph 3.55 of Policy H1, some large housing sites are required to meet the area’s housing requirement that cannot be accommodated through conversions or on previously developed land. The greenfield sites allocated for housing in the Plan under Policy H1 are noted in the third column of Table 1. These are divided into two phases for the completion of dwellings (1995-2006 and 2006-2011). Completions of housing will be monitored over the Plan period in order to:-

(i) ensure that enough dwellings are built to meet the total Local Plan housing provision of 6200 new dwellings completed between 1995 and 2011; and

(ii) enable the Local Plan to meet its target of 65% of new housing provision on brownfield sites, as stated in Policy HS(4), by regulating the release of greenfield sites for new housing development.

3.80 In keeping with the spirit of PPG3 and the sustainable development agenda, it is important to ensure that the greenfield sites allocated in Policy H1 are not implemented at a disproportionately faster rate than the brownfield sites in Torbay. The Council therefore intends to monitor the situation carefully and planning permissions for new greenfield sites will not automatically be granted if there is a serious risk of the Local Plan target of 65% of new housing provision on brownfield sites not being implemented, as set out in paragraph 3.23, unless significant community advantages can be demonstrated by the developer to the satisfaction of the Council.

3.81 The phasing strategy will be monitored on an annual basis. If this monitoring suggests a persistent and significant difference between the actual rate of housing completions and that assumed in the Plan, on both brownfield and greenfield land and in the balance between them, then action will be taken in accordance with Policy H1A. It is expected that the results of the annual Housing Land Survey and a new Urban Capacity Study will permit a review of the phasing strategy before the critical date of April 2006 when it might be expected that planning permission would be forthcoming for the phase two sites. At that date it might be expected that there have been 3880 housing completions since 1995 of which 2520 should have been on previously developed land. Any re-assignment of sites between phases, prior to any review of this Local Plan, will be the subject of Supplementary Planning Guidance which will be made available on public consultation before approval.

3.82 Any existing planning permissions for housing development on greenfield sites, should they lapse, will be re-assessed in accordance with the policies in this plan. In some cases, a minimal amount of development may take place in order to keep such permissions ‘alive’. In those circumstances the effect of the serving of a completion notice under s.94 of the 1990 Act (subject to approval by the Secretary of State) is to cause the permission to lapse should development not be completed by the specified date.