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Policy H16

'Windfall' Housing Development Within Settlements

Housing development on sites not identified for that purpose in the Local Plan will be allowed within the development boundaries of settlements provided the following criteria are met :

1. Development of the site will not lead to a scale of housing growth inappropriate to the settlement, and

2. The size, shape and orientation of the site are sufficient to enable its development without significantly prejudicing the residential amenity of the locality, and

3. A safe and satisfactory highway access can be obtained, and the development does not lead to unacceptable levels of traffic on the surrounding highway network, and

4. The site can be adequately drained, and

5. The development does not involve the loss of open spaces which make a special contribution to the settlement's character, and

6. The development does not involve the sub-division of the curtilage of dwellings, where this adversely affects the setting of the original dwelling or the character of the street or village scene, and

7. The residential amenity of the site will not be unduly compromised by the impact of nearby land uses, and

8. All proposals satisfy Policy H4 .

UNIDENTIFIED (OR 'WINDFALL') HOUSING SITES

3.123 - The Local Plan cannot identify all possible new housing sites as some may come forward unexpectedly, for example through the redevelopment of sites currently occupied by other uses, or by the subdivision of private curtilages to create infill plots. These sites are generally referred to as 'windfall sites'.

3.124 - The Borough Council has made an assessment of the number of dwellings likely to come forward from the development of windfall sites within settlements. This is included in the calculation in Table 3.2.

3.125 - A significant proportion of these dwellings will arise from the conversion of buildings or redevelopment of vacant or under-used land in Oswestry Town Centre. This will support the objective of sustainable development, and will reduce the need for development on 'green-field' sites.

3.126 -This policy sets out the detailed criteria which will be used to ensure an acceptable standard of development on windfall sites.

SCALE OF HOUSING GROWTH

3.127 - When planning permission is sought on a windfall site, the Borough Council will assess whether the development of the site is in the best interests of the ordered development of the settlement.

3.128 - This will involve an assessment of the level of services and facilities which are available to serve development, and the physical ability of the settlement to absorb further growth.

CHARACTER OF THE SETTLEMENT

3.129 - Although the development boundaries of settlements will include a number of vacant sites, this does not mean that all such areas are suitable for, or capable of, development. Before allowing development on a potential windfall site, the Borough Council will need to be satisfied that the site is an acceptable location for development taking account of the character of the settlement.

3.130 - The development of open spaces, which form an integral part of a settlement's character, will not be permitted. Those areas of open space which are within the development boundaries of settlements, but which are identified as being of particular importance to the character of the settlement, are identified on the Inset Maps (see Policy OS2 ).

3.131 - Settlements will often contain larger dwellings set in their own grounds, which make a significant contribution to the character of the settlement. The subdivision and development of their curtilages will not be allowed if it affects the setting of the original building or the character of the street scene.

AMENITY OF SURROUNDING PROPERTIES

3.132 - The Borough Council will need to be certain that the size, shape and orientation of a vacant site is sufficient to enable its development without adversely affecting the amenity of adjoining properties. Sites which are too small to accommodate a new dwelling or dwellings and which would ultimately lead to a cramped form of development, will be resisted, as will sites which are restricted by their shape and orientation in relation to adjoining properties.

3.133 - The Borough Council will also consider the effect that nearby land-uses may have on the amenity of dwellings built on windfall sites.  New housing development close to other established land-uses which may adversely affect the amenity of the proposed dwellings will be resisted.

HIGHWAY ACCESS

3.134 - The Borough Council will consult with the Highway Authority in order to ensure that proposed windfall sites can be properly accessed. Sites which generate levels of traffic which the surrounding highway network cannot accommodate safely, or which seriously affect the amenity of surrounding properties, will be resisted.

AFFORDABLE HOUSING

3.135 - On suitable larger windfall sites, the Borough Council will seek a proportion of 'affordable housing', in line with Policy H27.

Policy H17: Conversion Of Buildings To Dwellings (Within Settlements)
Back To Section 3: Housing Development In Settlements
Back To Local Plan 1996-2006