HOUSING

3.1 The Suffolk Structure Plan (Incorporating Alterations 1, 2 and 3) has been adopted by the Suffolk County Council. This contains guidelines as to the number of dwellings which will be required in the District in the period of this Plan. This requirement reflects the relatively limited employment base of the District, the character of the settlements and the need to conserve the environments of the Area of Outstanding Natural Beauty, Heritage Coast, Special Landscape Area and the Countryside generally. This Plan reflects these requirements and has to make provision for them. Development which does take place must be at a suitable scale and in appropriate locations, respecting the pattern of settlements in the area and the need to protect the Countryside.

3.2 It is anticipated that a high proportion of the housing requirement will be taken up by existing planning consents and the residue will be developed naturally through the infilling or, in a limited number of cases, development of small groups of houses in villages. If those alone cannot meet the requirement, then some allocations of land may be necessary. This Plan must decide where those allocations should be made.

3.3 There is a recognised problem in respect of local housing need, in that first-time buyers often cannot afford to purchase dwellings locally, because of high prices or a lack of suitable properties. Housing for rent is also in short supply.

3.4 The aims and objectives of this Plan are:

(i) to make provision for housing development to meet the strategic requirements of the area, as identified in the Structure Plan, at a scale and in locations compatible with the need to retain the form, character, appearance and identity of the Area and its individual settlements;

(ii) to retain the separate identities of the Towns and Villages by preventing their coalescence, and to ensure that linear extension does not occur;

(iii) to ensure that new housing development is of a high standard of design and layout, with adequate provision made for physical infrastructure, parking, landscaping and, where appropriate, such factors as community facilities, play space and off-site improvements;

(iv) to ensure that a variety of dwelling types, size and tenure is available to meet the particular needs of individual settlements;

(v) to encourage the provision of affordable housing.

DEFINITIONS

3.5 Throughout this Plan, the following definitions will apply:

'Estate' - A number of dwellings, in excess of 5, related to a new estate road linking to the existing road system.

'Group' - Not more than 5 dwellings related one with another, utilising an existing road frontage, or short cul-de-sac or court.

'Infill' - The filling of a small undeveloped plot in an otherwise built-up frontage. A 'small undeveloped plot' is one which would normally be filled by one or two dwellings. If a plot can accommodate more than this scale of growth, its development will not be infilling. Even where a gap is small, it may be desirable to retain it as an essential feature in the street scene, and there is no automatic assumption that new housing will be approved.

'Countryside' - The area outside the physical limits boundaries of settlements, or other areas for which specific policies are set out, as identified in this Plan.

'Windfall' - A site which is not allocated in a Local Plan or other policy document at the time that planning permission is granted and, hence, cannot be identified in advance. 'Small' sites contain less than 10 units, and `large' sites 10 or more.

ENVIRONMENTAL FRAMEWORK AND POLICY BACKGROUND

3.6 The character of the District is described in more detail in each of the Sections in Part Two of the Local Plan. Overall, the environmental constraints are covered in more detail in the first Chapter on the Environment.

3.7 In recent years, Town Maps, informal Local Plans and various Policy Statements have made between them considerable residential allocations. Some of these areas are still being developed. After a period of rapid growth in the District, during which time the character of a number of settlements has changed, a reassessment of the scope for further large-scale development is appropriate. The physical factors referred to in Chapter One, together with poor communication links, particularly on the western side, indicate that some form of restraint is required. This would largely be in accordance with the Suffolk Structure Plan, which seeks to divert development pressures away from the sensitive areas towards the Towns. In particular, the A14 corridor between Ipswich and Bury St Edmunds is where provision should be made. In respect of the Suffolk Coastal District, there are already large-scale, estate-type developments under construction on the Ipswich Eastern Fringe.

3.8 The District Council supports the constraint policy for the District and considers that the principal reasons for adopting this policy, ie, the need to protect the landscape, particularly the AONB, the need to conserve high quality agricultural land, the need to protect the historic character of settlements, poor communications, and the need for restraint after two decades of rapid growth, are still valid today.

POLICY AP25

General Policy of Restraint

In recognition of its landscape, wildlife and agricultural importance, and the historic nature and character of its settlement pattern, other than on the Ipswich Eastern Fringe where major concentrations of growth are already permitted, a general policy of restraint will apply to the Suffolk Coastal District. Unless specific provision has been made in this Plan, estate-scale development will not be permitted, other than within the defined physical limits of the Towns.

HOUSING REQUIREMENTS

3.9 Housing requirement figures for the period up to 2006 are set out in the Structure Plan (Incorporating Alterations 1, 2 and 3). These are for Suffolk as a whole, subdivided into the seven Districts. The only further sub-division is for Ipswich and its immediate environment (the "Ipswich Policy Area"). This includes parishes on its eastern fringe within the district of Suffolk Coastal.

3.10 Housing stock requirements for the year 2006 for the Suffolk Coastal part of the Ipswich Policy Area, the remainder of the District and the District as a whole are shown in Table 1. The comparison between this figure and the mid-1988 housing stock for each area indicates the number of dwellings which will need to be constructed if the proposed 2006 estimate is to be achieved. This shortfall will be made up by:

(i) existing planning consents;

(ii) unidentified (`windfall') sites; and

(iii) allocations in the Local Plan.

3.11 The allowance for windfall sites, together with planning consents and Local Plan allocations, as set out in Table 1, shows that there would be an over-provision of dwellings in the Suffolk Coastal part of the Ipswich Area and in the District as a whole, in relation to the Structure Plan housing requirements. Completions on windfall sites over the six-year period mid-1990 to mid-1996 have averaged 27.5 in the Ipswich Policy Area and 191.0 in the remainder of the District. The estimate of the contribution from windfall sites included in Table 1 is based on 75% of the annual average windfall contributions over the last six years. This assumption of 75% is used, as it is expected that the incidence of windfall developments will decrease over the Local Plan period.

TABLE 1: HOUSING REQUIREMENTS 1998 - 2006

AREA	1988 - 2006			1988 - 1996		1996 - 2006
	1988 Stock	2006 Stock	1988-06 Required	Completions	1996-06 Required	1996 Commitment	1996-06 Windfall	1996-06 Supply	Balance
Ipswich Policy Area	6340	11810	5470	2430	3040	3045	210	3255	215
Suffolk Coastal excl Ipswich PA	38620	44630	6010	3558	2452	3099	1440	4539	2087
Suffolk Coastal	44960	56440	11480	5988	5492	6144	1650	7794	2302

Note: Windfall estimates based on 75% of the annual average rate of windfall completions over the 6 year period 1990-96.

3.12 Clearly, Table 1 shows that there is no need to make specific allocations of land for residential development to meet the housing requirements up to 2006 as identified in the Structure Plan. However, various areas of land are already identified in the adopted Local Plan as being suitable for development by virtue of their inclusion within defined physical limits boundaries. Those areas which already have the benefit of planning consents are not allocated specifically. These areas are considered in detail within the respective area chapters.

3.13 The First Review of the Local Plan has been carried out against the Suffolk Structure Plan (Incorporating Alterations 1, 2 and 3) and housing requirements are set against the 2006 predicted needs that it sets out for the District. In the event of the Government's recent predictions of much higher levels of housing provision being confirmed in Regional Planning Guidance and in the next Review of the Structure Plan, they will need to be borne in mind in a later Local Plan Alteration.

NEW SETTLEMENTS

3.14 The scope for the provision of housing in new settlements to meet identified needs is introduced in the Regional Planning Guidance and Planning Policy Guidance Note 3 on Housing. The District Council has noted that the Structure Plan makes no provision for a new settlement within the Suffolk Coastal District. Therefore, no allocation is made in this Local Plan.

SCALE AND LOCATION OF NEW DEVELOPMENT

3.15 New housing should be well related in scale and location to existing development. It should be well integrated with the existing pattern of settlement and surrounding land uses. As already described in Chapter One, paras 1.15 and 1.16, the character of the District is one of dispersed, fragmented settlements, and this pattern should be protected.

TOWNS

3.16 It is in Towns where most development, particularly of a large scale, is more appropriately located. This is because Towns are most able to absorb it in physical, environmental and infrastructure terms. The Towns are identified in the Suffolk Structure Plan and confirmed in this Local Plan:

Aldeburgh

Felixstowe

Framlingham

Ipswich Fringe (Suffolk Coastal part)

Leiston

Saxmundham

Woodbridge (with part of Melton)

3.17 Other sections of the Plan deal specifically with the individual Towns and areas within them. However, the following general policy will apply other than in respect of Aldeburgh, which is dealt with in Chapter Nine, paras 9.55 to 9.57.

POLICY AP26

Development in Towns

Within the defined Towns there will be opportunities for groups of dwellings, infilling or, in appropriate cases, estate-type developments to be built. Other than within Aldeburgh, development of such opportunities will be acceptable, providing they:

(i) are within the physical limits boundary, as defined on the Proposals Map;

(ii) do not cause problems to residential amenity, the existing character of an area, the environment or highway safety;

(iii) do not result in the loss of a recognised employment site, recreation facility or open space; or

(iv) conform to other policies of the Local Plan.

VILLAGES

3.18 Outside of the Towns, the settlement pattern varies, with a wide range of sizes from substantial villages to small, isolated groups. This Local Plan identifies which of those settlements are suitable for further, controlled development. The Suffolk Structure Plan applies the term Village to such settlements. It should be emphasized that this is a term to which a particular planning policy relates in respect of further development, and is not a reflection of a settlement's social function.

3.19 In identifying Villages, there is an obvious need for a consistent approach. It is necessary, therefore, to identify some criteria against which they can be measured. This is difficult when the variables could be extensive. However, the objective is to identify those settlements which, in principle, may be capable of absorbing development, whether residential or commercial and in doing so, to protect their character and setting by defining a 'physical limits boundary ' . It is accepted that the situation may arise whereby development opportunities are limited. However, the identification of physical limits will protect the settlement's character by preventing speculative development on the edge of the Village whilst, more significantly, providing potential opportunities for local need housing in accordance with other policies of the Plan. On that basis it is important that such settlements be depicted by the application of the following criteria as a minimum:

(i) having at least one community facility, such as a church, village hall, post office or shop;

(ii) being nucleated in form, rather than fragmented or scattered, as is the case with a number of parishes;

(iii) the size of the settlement will vary enormously and could be substantial. As the minimum, however, there should be somewhere in the region of 25--30 dwellings;

(iv) it being possible to define a physical limits boundary which is logical and practical.

3.20 It is the combination of all four criteria which will be critical because, quite clearly, there are a number of settlements which may be large in overall size and meet the other criteria but, because of their dispersed and fragmented form, are unsuitable for further development.

3.21 The settlements which meet these criteria are defined as Villages for the purposes of this Plan. Proposals for housing development will be considered in relation to the scale and character of the Village, the effect on the surrounding Countryside, highway safety, the availability of services and facilities, and residential amenity. The Structure Plan acknowledges that there are a number of larger villages that have a good range of services, facilities and local employment, where development on a larger scale could be acceptable. However, in conformity with the overall policy of restraint in this Plan, and the need to protect the character and identity of individual Villages in the area, further estate-scale development is not appropriate, unless specific provision is made in this Local Plan.

3.22 The District Council has drawn up physical limits boundaries for the Villages within which new development will be acceptable in principle, and these are shown on the Proposals Map. Further development outside, or abutting the physical limits boundary, will not be permitted unless it is for local need housing in accordance with Policy AP37 later. The presence of particular sites or areas which should be protected, is recognised in Policy AP28 below.

3.23 In respect of Villages, the following general policy will apply. The settlements to which it relates are defined in the appropriate Area Policies in Part Two of the Plan.

POLICY AP27

Development in Villages

Residential development in the settlements defined as Villages will only be permitted within their physical limits boundary, as defined on the Proposals Map, other than for local need housing in accordance with Policy AP37 and will normally take the form of either infilling or a group of dwellings well related to their surroundings, as appropriate and indicated in other Policies of this Plan. Proposals will be considered in relation to the scale and character of the Village, the effect on the surrounding countryside, their impact on residential amenity and highway safety, and the availability of services and facilities. Development in the form of estates will not normally be permitted.

'Infill', 'Group' and 'Estate' are defined in para 3.5. The only exception to this policy in respect of estates is on sites which have a valid planning consent, or estate-scale development in that particular Village has been recognised by the District Council.

3.24 The policies which identify the settlements to which LP27 relates, and the appropriate scale of development are:

Blyth Area	AP118	after para 9.10
Deben Peninsula	AP157	after para 10.7
Felixstowe Peninsula	AP167	after para 11.9
Grundisburgh Area	AP209	after para 12.6
Ipswich Eastern Fringe	AP211	after para 13.15
Woodbridge Area	AP230	after para 14.8

Areas to be Protected from Development

3.25 The inclusion of an area within a physical limits boundary does not mean that it will always be appropriate for development. Such an area may make an important contribution to the setting or character of a Town, Village or the surrounding Countryside in an undeveloped form. It may also be necessary to resist any infilling or development because it would be detrimental to the character, spacing or density of a particular area. The larger or more significant areas are shown on the Proposals Map and development will not normally be permitted in these areas. There may be exceptional circumstance where such an area is part of a larger one which lies either side of the physical limits. In such cases, the whole of that larger area is shown on the Proposals Map. In addition, there may be other gaps or open spaces which should also be protected, but they are too numerous to identify individually.

3.26 In implementing this policy, the District Council will have regard to a number of factors, notably the scale and location of the proposed development and whether there is likely to be any materially detrimental effect on the character and appearance of a particular area. In this respect, modest extensions or other minor works may be acceptable, so long as they do not violate the overall policy objective.

POLICY AP28

Areas to be Protected from Development

Development will not normally be permitted where it would materially detract from the character and appearance of:

(i) those areas identified on the Proposals Map to be protected from development, or further development; and

(ii) other sites, gaps, gardens and spaces which make an important contribution in their undeveloped form to a Town or Village, its setting, character, or the surrounding landscape or townscape.

Outside of the physical limits boundaries of Towns and Villages, the area is defined as Countryside .

RESIDENTIAL CURTILAGES

3.27 Planning consent is required for the change of use of land to form part of a residential curtilage. In some cases, the areas of land which it is intended to incorporate into the gardens of houses do not raise any concerns and can be readily approved. In some cases, however, the proposed extension is into areas of open landscape or agricultural land, which can lead to considerable visual amenity problems, particularly in designated areas such as AONBs and SLAs. Some of the proposed garden extensions can involve several hectares of land. If approved, the enlarged plots could enjoy permitted development rights for a range of domestic activities, such as extensions to the house, swimming pools, greenhouses and garden sheds. Such developments would detract from the openness of the landscape and could result in the possible subdivision of the planning unit. The existing use of the land is also an important consideration, as the District Council would not wish to see areas currently used for beneficial uses such as playing fields, recreation areas or allotments being lost to garden extensions. These concerns are already covered by existing or proposed Local Plan policies.

3.28 When the District Council considers applications for the extension of residential curtilages, the major considerations which need to be taken into account are the effect on the character of the countryside; the visual intrusion of residential paraphernalia; the loss of residential amenity; adverse impact upon AONBs, SLAs, Conservation Areas and wildlife habitats; and the existing use of the land concerned. Where planning consents for garden extensions are granted, the District Council will consider removing permitted development rights where it is considered that ancillary residential development could create visual amenity problems.

POLICY AP29

Residential Curtilages

In considering planning applications for the extension of residential curtilages into the Countryside, the District Council will have regard to:

(i) the effect on the character of the Countryside;

(ii) the potential visual intrusion of developments ancillary to the residential use;

(iii) the loss of residential amenity;

(iv) the adverse impact on the Area of Outstanding Natural Beauty, Special Landscape Areas, Conservation Areas and Wildlife Habitats;

(v) the existing use of the land (see also Policies AP50 on employment land, AP104 on sports facilities, and AP40 on open space).

In granting planning consents for the extension of residential curtilages, the District Council will consider the removal of Permitted Development Rights.

HOUSING IN THE COUNTRYSIDE

General

3.29 The concept of integrating development into existing settlements in order to protect the character of the Countryside and to minimise the cost of service provision, has been accepted for many years as a fundamental part of the planning function. This is an essential element in the strategy contained within Department of the Environment, Transport and the Regions, Policy Guidance and the Suffolk County Structure Plan. There is a need to seek to balance the requirements of development with the continuing need to protect the Countryside for its own sake, by exercising strict control over unnecessary development in the Countryside outside of existing settlements. In addition, there is an overall need to reduce demand for travel, thereby cutting carbon dioxide emissions (a key sustainable development objective, as set out in Chapter 1).

3.30 As a result of applying the criteria in para 3.19 earlier, there are a number of Hamlets, Clusters or Groups of houses within the Countryside which are of insufficient size or possess an insufficient range of facilities to be accorded Village status. This could include the whole of a particular parish, or `satellites' of development which often occur on the approaches to towns and large villages, or on main transport routes.

3.31 Revised Planning Policy Guidance Note No 7 (February 1997), issued by the Department of the Environment, Transport and the Regions recognises that the infilling of small gaps within such small groups of houses, or minor extensions to groups, may also be acceptable, though much would depend on the character of the surroundings and the number of such groups in the area.

3.32 The character of the Suffolk Coastal District derives from the dispersed nature of its settlements, the widespread occurrence of such groups, and their open form with gaps between dwellings. It is this character which the District Council considers should be safeguarded. There are an almost incalculable number of clusters and groups of houses in the Countryside of the District. The cumulative impact of development within them could be considerable, and seriously erode the character of the Countryside and the settlement pattern, as well as creating practical problems of interpretation.

3.33 It would not be appropriate for the discretion allowed for in Planning Policy Guidance Note No 7 to be exercised across the Suffolk Coastal District, in that it would be likely to lead to significant levels of sporadic growth which would adversely affect the character and overall settlement pattern of the District. Therefore, proposals for new residential development in hamlets, clusters, small groups of dwellings in the Countryside, and other settlements not identified as Villages, will be strongly resisted.

POLICY AP30

New Housing in the Countryside

In the interests of agriculture, rural amenity, road safety and the economy of services, new housing will be integrated into the physical limits boundaries of the settlements, as defined on the Proposals Map. In the Countryside, outside the Towns and Villages, and including hamlets, clusters or small groups of houses, permission will not be given for new dwellings, except as provided for in Policies AP31, AP32, AP33, AP34, AP37 and AP75.

The policies referred to relate to new country houses, agricultural workers' dwellings, replacement dwellings, local need housing and conversions.

New Country Houses

3.34 Government policy (as set out in Planning Policy Guidance Note No 7) now provides that, whilst the building of new houses in the countryside shall continue to be restricted, the building of new 'Country House' type dwellings may be acceptable under certain circumstances.

3.35 In formulating this exception to normal Countryside policy, the Government is trying to allow for the continuation of the traditional 'Country House'. Suffolk Coastal is richly endowed with large Country Houses, due very largely to its close proximity to the coast and its attractive landscape, and rich agricultural heritage. The key components of these Country Houses are that they are large buildings of architectural distinction and that they are generally set in large landscaped grounds, which are now defined as Historic Parklands in the Local Plan. PPG7 clearly indicates that these two factors need to be met in any new Country House, since it refers to any such houses being 'truly outstanding in terms of its architecture and landscape design.'

3.36 The District Council considers that there will be very few applications for new Country Houses which meet the PPG7 criteria, particularly since any such new Country House will need to 'significantly enhance its immediate setting and wider surroundings'. It is unlikely that a new Country House would be able to achieve this within the AONB, since this is already designated as being an area of high, natural landscape value of national significance. New, large buildings in prominent locations would detract from this natural environment. New Country Houses within the SLA may also create similar problems, since the SLAs are, by definition, largely areas of open river valley landscape. However, one part of SLAs where new Country Houses may be appropriate is within existing historic parklands where there is currently no house. Apart from restoring the historical association of a Country House with a surrounding Historic Parkland, the existence of a new house may help to preserve or even enhance the parkland for future generations.

3.37 In considering applications for new Country Houses the main points are that the house should be large, set in large grounds, and constructed using local or regional building traditions and materials, thus reflecting the defining characteristics of such houses existing in the District. These tend to be ÏgrandÓ in style and size, often designed by a well-known architect and the central feature of extensive, landscaped ground perhaps 50 hectares in extent at least. Such grounds themselves are attractive in their own right, well planned and containing smaller significant features (eg ice houses, gates, memorials etc). Any application should be supported by details of how the grounds are to be landscaped, following this tradition and heritage.

3.38 The proposed House and its associated landscaped grounds must significantly enhance its immediate setting and its wider surroundings. Evidence in support of this enhancement will be expected to be provided in the form of a landscape appraisal. The House will need to be of outstanding architectural design and layout, to a standard which will immediately set it aside as being a worthwhile addition to the landscape. The materials to be used in its construction should be of the highest quality and should reflect local or regional building traditions and materials. The House should be for single family occupation, with any ancillary domestic services being provided within the main entity of the building. A scatter of free standing smaller dwellings in association with the new Country House would not be acceptable.

POLICY AP31

New Country Houses

In considering planning applications for new Country Houses, the District Council will take the following considerations into account:

(i) the House should be large and set in grounds so that it reflects the size and scale of existing Country Houses in the District;

(ii) application should be accompanied by details of how the grounds are to be landscaped, such landscaping to reflect the tradition of historic parklands in the District, and there will be expected to be a legal agreement which requires the establishment of the landscaping before construction of the House, and its maintenance thereafter;

(iii) the application will need to be supported by a landscape appraisal showing that the House and its associated landscaped grounds will enhance significantly its immediate setting and its wider surrounding;

(iv) a high standard of architectural design and layout will be required and the materials to be used should be of the highest quality, reflecting local or regional building traditions and materials;

(v) the House should be for single family occupation, with any ancillary domestic services being provided within the main entity of the building;

(vi) proposals involving the establishment of a prominent building within the open landscape of the Area of Outstanding Natural Beauty and Special Landscape Areas will not be permitted.

(vii) a scatter of freestanding smaller dwellings in association with the new Country House will not be acceptable.

Agricultural Workers' Dwellings

3.39 The District Council will expect agricultural workers' dwellings to be provided in towns and villages wherever possible, unless it is essential for the efficient working of a farm unit for a new dwelling to be located away from a settlement. In this respect, the District Council will have regard to advice in PPG7 and consider whether it is essential for the proper function of the farm or enterprise for one or more workers to be readily available at most times. It will also be important for the District Council to consider the financial basis of the enterprise. The occupation of any such dwellings will be controlled by conditions.

POLICY AP32

New Dwellings for Agricultural Workers

New dwellings for agricultural personnel will generally be sited in the Towns or Villages unless, in the case of certain key agricultural personnel, the needs of the farming enterprise can be shown to justify an exception being made to the policy against residential development in the Countryside. However, planning permission for agricultural dwellings in the Countryside will normally only be permitted when the proposal passes:

(a) a "functional" test, i.e. that it is essential to the proper functioning of the holding that the intended occupant of the dwelling should live on the holding rather than in other accommodation that might be available nearby; and

(b) a "financial" test to establish that stated intentions to engage in farming are genuine, are reasonably likely to materialise and are capable of being sustained for a reasonable period of time. Financial tests are particularly applicable where applications relate to dwellings in association with new farm businesses.

The District Council will control, by conditions, the occupancy of any such dwellings.

3.40 Where it can be shown to the satisfaction of the District Council that it is essential for agricultural workers' dwellings to be located in the Countryside, they should, as far as possible, be sited in association with existing groups of farm buildings.

POLICY AP33

Location of Agricultural Workers' Dwellings

The District Council will ensure that, wherever possible, new agricultural dwellings are sited in existing settlements or, in exceptional circumstances, physically close to existing groups of farm buildings.

Development affecting existing Dwellings

3.41 Often, particular care needs to be taken in respect of extensions to existing dwellings in the Countryside or their replacement. In the case of replacement dwellings, a modest change in the size or appearance of a dwelling is likely to be acceptable, providing there is no detriment to landscape or amenity. On the other hand, the replacement of a dwelling with one which is a substantial increase in size in relation to the original dwelling, is likely to have a significant impact on the Countryside, particularly in visual terms, and will be regarded as unacceptable. Such replacements will be treated as applications for new dwellings in policy terms. The replacement of any property should not result in an increase in the number of dwelling units.

3.42 With regard to an extension to an existing dwelling in the Countryside, the District Council will wish to ensure that any such proposal is of a scale and design compatible with the existing dwelling and its surroundings. As with proposals for replacement, where a proposed extension involves substantial change, it will be treated as a proposal for a new dwelling in the Countryside. It is also essential to ensure that there remains a range of dwelling sizes, particularly small dwellings, which are available to meet local needs. This will be a factor which the District Council will consider when assessing proposals for extensions. In respect of self-contained residential annexes , these are considered in paras 3.67 to 3.71.

3.43 A 'modest' change will vary according to the circumstances. A 100% increase would not be a 'modest' change and in the vast majority of cases, only something considerably less than this will be acceptable. In respect of the 'original' building, as used in the following policy, this refers to the building as existing on 1 July, 1948 or, in relation to a building built on or after 1 July, 1948, as first built.

POLICY AP34

Replacement and Extension of Dwellings in the Countryside

Proposals for the replacement or extension of existing dwellings in the Countryside will generally be acceptable, provided the existing property is an authorised residential unit which has not been abandoned, does not result in an increase in the number of dwelling units, does not result in or exacerbate a serious traffic hazard and involves only a modest change in the size of the original building. In assessing proposals, the District Council will have regard to:

(i) the landscape setting of the house and its grounds;

(ii) the relationship between the dwelling and its plot;

(iii) the effect on residential amenity;

(iv) in the case of extensions, the need to retain a supply of small dwellings in rural areas;

(v) in the case of extensions, the effect on the character and appearance of the original building;

(vi) in the case of replacements, the character and quality of the existing building and its contribution to the landscape in comparison with its replacement.

Where proposals involve more than a modest change, they will be treated as proposals for new dwellings and, therefore, will not normally be permitted.

An "authorised residential unit" is a recognisable dwelling which has the benefit of planning permission or was built before the need for it.

Houseboats

3.44 The rivers, estuaries and coastline of the District are, on the whole, all extremely attractive and sensitive to visual intrusion. Although houseboats have been a feature of some parts of the District for many years, an increase in the number, or introduction of vessels into new areas could have a significant impact on the area in visual terms and in relation to wildlife. In addition, many houseboats fail to meet certain specific standards as places of human habitation.

3.45 Policies, particularly for the River Deben at Woodbridge and Felixstowe Ferry, are contained in the appropriate Area chapters. Elsewhere, the following policy will apply:

POLICY AP35

Houseboats

The creation of new moorings for houseboats will not be permitted on the estuaries, rivers and coastline of the District.

Conversion of existing buildings and Military Sites

3.46 The District Council's policies towards these matters within the Countryside are set out in the following chapters:

(i) Conversions: Chapter Four - 'Employment, Retail and Agriculture';

(ii) Military Sites: Chapter Ten - 'Deben Peninsula'.

AFFORDABLE HOUSING

3.47 It has become increasingly evident over recent years that many of the houses now being built in the District are beyond the financial reach of many local people. This, coupled with the decreasing stock of public sector housing as tenants exercise their 'right to buy', has meant that there are also fewer properties available to rent for local residents. There may also be a lack of suitable accommodation for the elderly and people with disabilities.

3.48 One way of achieving affordable housing is through the construction of an appropriate range of housing. The District Council will therefore expect any new housing development on a substantial scale, in both urban and rural areas, to incorporate a reasonable mix and balance of house types and sizes to cater for a range of housing needs.

POLICY AP36

House Type and Size

In considering applications for housing development, the District Council will seek to ensure, in conjunction with the building industry, that a wide range of type and size of houses is provided to cater for the needs of different social and economic groups and to avoid undue uniformity.

Please note that paragraphs 3.49 to 3.57, including policies AP37 and AP38, have been replaced. Follow this link to download the revised text and policies (PDF 40KB).

HOUSING ENVIRONMENT

RESIDENTIAL AMENITY

3.58 The District Council considers it important to protect the amenity of those areas which are residential in character, particularly within the Towns and the larger Villages. This amenity could be eroded by a number of types of development, including changes of use to non-residential, and redevelopment proposals, which occur at such a rate and in such numbers, that the character of the area would be substantially altered.

3.59 It is also important that 'town cramming' does not occur, the cumulative effects of which could damage the character and amenity of established residential areas. Equally, it is also important that planning policies recognise the need to retain valuable amenity open space within the urban environment. Parks, playingfields and informal open spaces not only provide valuable opportunities for recreation, but can also be of significance to the character of a neighbourhood. In respect of the latter, private gardens could be important components.

POLICY AP39

Residential Amenity

Subject to compatibility with other policies of the Local Plan, in order to protect the amenity and character of primarily residential areas, the District Council will strongly resist:

(i) changes from residential to non-residential use, where such a change would be to the serious detriment of residential amenity, or causes a significant untoward change in the character of the area;

(ii) the loss of open spaces which contribute to the character of an area or are valuable for recreation or amenity purposes;

(iii) redevelopment proposals which are significantly detrimental to the character or appearance of an area, or seriously impair residential amenity. The cumulative effect of a series of proposals will be taken into account;

(iv) 'tandem' and similar unsatisfactory types of backland development which would significantly reduce residential amenity, mainly as a result of increased noise and loss of privacy, and/or would result in the erosion of the particular character of the surroundings.

Footnote: 'Primarily Residential Areas' are those areas within the physical limits boundaries of settlements which are predominantly residential in use and character and, therefore, exclude:

(a) employment areas;

(b) tourist/leisure areas;

(c) the Town Centres.

3.60 Detailed Design policies are contained in the Design chapter, and policies relating to public open space and the loss of recreation facilities are contained in the Recreation chapter.

OPEN SPACE

3.61 Adequate provision of the following will normally be an essential requirement on new housing areas:

(a) outdoor playing space.

(b) amenity space, e.g. verges, landscape areas, ornamental gardens, woodland belts etc.

Both should be well related to the existing housing areas, with convenient and safe access, particularly for children in respect of (a). In the case of new development, both should be an integral part of the layout and not merely a use to which awkward corners or undevelopable areas can be put.

Outdoor Playing Space

3.62 The requirement to provide adequate levels of outdoor playing space, the standards adopted by the District Council in respect of the provision of open space, the potential requirement for developments to make financial contributions towards the provision and maintenance of outdoor playing space and associated facilities, and the need to retain existing playing pitches and sports grounds are all set out in the Recreation chapter (paragraphs 7.6 to 7.17) and Supplementary Planning Guidance.

Amenity Open Space

3.63 Amenity or incidental open space is largely those areas of public open space which may be of irregular shapes and sizes and unsuited to formal games. It could also include areas of landscaping, planting or grass. Its value to the character of a development cannot be overstated. In terms of its provision there is no precise formula and each development will be considered on its merits and against any Supplementary Planning Guidance in existence at the time. Development which would involve the loss of amenity open space will not be permitted.

POLICY AP40

Provision of Amenity Open Space

All new residential developments will be expected to include an appropriate amount of amenity space and landscaping which should be an integral part of the design and layout. Development which would involve the loss of amenity open space within housing areas will not be permitted.

New family dwellings should, wherever practicable, have direct access to private amenity or garden space. Where this is not possible - for instance, where the dwelling is not at ground level - there should be access to a communal open space, ideally within view of the building. Even non-family dwellings should have some private garden space, a balcony, or access to a communal open space.

HOUSING DENSITY

3.64 The appropriate density for a development will be determined by the characteristics of a particular site. In the case of the Suffolk Coastal District, where there is such a diversity of settlements, from an urban area to a small village, it is impractical to impose a target or a range within which development should fall. The following policy will, therefore, apply:

POLICY AP41

Housing Density

In the provision of new housing, the District Council will take into account the characteristics of the site itself, including the presence of natural features, and those of the surrounding area, and seek to achieve a housing density consistent with a satisfactory housing environment.

The term 'satisfactory housing environment' is clarified and explained in the Suffolk Design Guide Supplementary Planning Guidance which has been prepared and adopted.

HOUSES IN MULTIPLE OCCUPANCY AND FLAT CONVERSIONS

3.65 This relates to proposals for rooms, bedsits, and flats which are formed by the conversion of existing properties, and does not relate to new buildings. It also does not cover hotels, guest houses and other serviced or institutional residential accommodation.

3.66 In order to give firm policy guidance to prospective developers, and to aid the District Council in the decision-making process, the District Council has already adopted Supplementary Planning Guidance on the subject. This covers such aspects as car parking standards, internal space standards, facilities, appropriate locations and conversion works. The policies of that guidance, which is detailed in nature, against which planning applications will be considered, are set out below. The reasoned justification, appropriate standards, and the Council's attitude on retrospective permission and enforcement are set out in the Supplementary Planning Guidance itself. The Proposals for the conversion of properties to flats and bedsits should accord with the Council's internal space and facility standards, as contained in that Supplementary Planning Guidance.

POLICY AP42

Conversion of Houses into Multiple Occupancy and Flats

Planning applications relating to conversion of houses into units of multiple occupation and flats/bedsits, will be considered against the Council's Supplementary Planning Guidance on the subject, and the following:

i) the sub-division of housing suitable for single household occupation may be permitted, provided that there is no material adverse impact on the external character of the dwelling and the area within which it is located;

ii) the loss of existing self-contained flats which presently meet the Council's standards will be resisted. New proposals for the conversion of property to non self-contained dwelling units will not be supported;

iii) where there is a concentration of large houses or buildings in multiple occupation and no, or limited, on-street parking, each proposal will be considered on its merits and against the following criteria:

a) the availability of public car parking nearby;

b) the adverse effect of on-site parking on the overall character of the area;

c) the availability of public transport.

Where parking is required, it will be expected to be to the standard of one space per flat and one space per three bedsits. In circumstances where there is a proven shortage of on-street parking space, additional visitor parking may also be required;

iv) the loss of front gardens or substantial areas of rear gardens to provide car parking for flats and bedsits will be resisted;

v) external staircases and large extensions which reduce the amenities of adjoining residents and/or the private amenity space of future residents to an unacceptable degree, will not be acceptable; (see also Policy AP5 on Listed Buildings);

vi) the Council will have regard to the potential amenity problems resulting from structure-borne noise when considering planning application for conversion to flats and bedsits.

Footnote: A 'large' house in the context of iii) is normally considered to be one which has 5 bedrooms or more.

SELF-CONTAINED RESIDENTIAL ANNEXES

3.67 The demand for annexes is recognised, especially with the increasing number of elderly people and a desire on the part of children and parents to live close to each other, whilst allowing a degree of independence. This can often be met by purchasing property nearby, but it may be essential to be more immediately on hand during illness or advanced infirmity.

3.68 Annexes have a special relationship with the main accommodation, and different standards may be appropriate from those applied to independent dwellings. This manifests itself most obviously in reduced privacy standards and the shared use of parking and private amenity areas. Where an independent dwelling would not be acceptable, for design or amenity reasons, or in relation to other Local Plan policies, then any self-contained residential annexe should be capable of being used as an integral or ancillary part of the main dwelling, when no longer required as a separate unit for a relative. The main unit and annexe must be seen as an extended residence which would be sold and used together. With the increasing numbers of elderly persons, it is helpful if a specialist market in `extended household' accommodation develops.

3.69 An annexe as an extension to an existing dwelling is generally more satisfactory in planning terms than a separate building because:

(i) it is more likely to have a good design relationship to the main dwelling, its curtilage and nearby dwellings;

(ii) it is unlikely to lead to pressure for alternative uses when the initial need ends. It can simply be incorporated into the main accommodation.

3.70 Where annexes cannot take the form of extensions, due to the design and layout of the main house, a separate annexe in a converted outbuilding may be acceptable. Only exceptionally will a new building be allowed. In both cases the annexe must be in a location and of a form and size to:

(i) serve a useful ancillary function to the main house when no longer required for self-contained residential purposes; and

(ii) avoid pressure for it to become a separate dwelling.

3.71 Where these criteria cannot be met, the proposal will be treated as one for a new dwelling, and the appropriate policies will apply. In particular, such proposals will not be permitted in the Countryside, in accordance with Policy AP30:

POLICY AP43

Self-contained Residential Annexes

Self-contained annexes to existing dwellings will normally only be permitted in the form of extensions. Where an extension is not appropriate for design reasons, conversion of an existing outbuilding or, exceptionally, and not in the Countryside, a new building may be permitted, subject to the annexe being of a satisfactory scale, location and design in relation to the existing dwelling, its curtilage and surrounding dwellings. Such a separate annexe must be designed so that it will serve a useful ancillary function to the main house when no longer required for self-contained residential purposes, and should not be of a form which would encourage its occupation as a separate dwelling. Where an annexe would be capable of forming a separate dwelling in contravention of the housing policies of the Local Plan, a legal agreement under Section 106 of the Town and Country Planning Act, 1990 will be sought to ensure its occupation is tied to the main dwelling.

The following particular policies will also apply: AP19 (Design) and AP34 (extensions in the Countryside).

DESIGN OF NEW HOUSING DEVELOPMENT

3.72 District Council expects a high standard of design and layout for new housing with adequate regard being paid to people with disabilities and the immobile. Planning applications will be considered against the detailed policies contained in the Design chapter of this Plan.

TRAVELLERS

3.73 In some instances, residential caravans can provide a less costly and more flexible alternative to permanent housing, especially where short term accommodation is required. Whilst, in principle, residential caravans are acceptable on sites which would normally be appropriate for traditional housing, because of their form and design they can have a significant impact on the environment in that they are often difficult to reconcile with the character of existing development.

3.74 Due to their form and construction, mobile homes deteriorate and will not normally be considered appropriate for long term residential accommodation.

POLICY AP44

Residential Caravans

Planning permission will not normally be granted for residential caravans or mobile homes on sites which would not receive planning permission for permanent residential development and, in any event, new sites will not be permitted in the Countryside. Planning permission may exceptionally be granted for residential caravans on sites which would be appropriate for permanent dwellings, where a genuine short term need has been identified. Any permission issued will be of a temporary nature and will not normally be renewed.

3.75 The term 'Traveller' is used in the Local Plan to describe a number of different groups of people and includes gypsies, tinkers, Romanies, travelling people dealing in such business as furniture or laying tarmac, and New Age Travellers. These different groups generally do not mix on sites, whether authorised or unauthorised, and lead different lifestyles. This is one of a number of important factors which must be borne in mind when considering possible site provisions.

3.76 There is no statutory duty on local authorities to provide accommodation for gypsies or other travellers. There is a discretionary power, however, although sites are more likely to be provided by gypsies and other travellers seeking planning consent and developing their own sites.

3.77 There are three types of sites which are required for Travellers. These are outlined in Circular 1/94 and consist of:-

(i)Permanent sites for long term use. These will have access from properly surfaced roads. Individual pitches might have hard standings for existing caravans and additional parking space for extra caravans, cars and lorries, where necessary. There may need to be working spaces, and areas for clothes drying and other domestic purposes, and a safe playing area for children. A reasonable level of services would be expected, including electricity and drinking water supplies, washing facilities, sewage disposal, and regular refuse collections. Each pitch would have access to its own drinking water supply and sanitation. Suitable means of marking site boundaries would include fencing, or natural vegetation such as hedges or trees. Spare capacity would enable the accommodation of visiting families passing through an area or attending family events.

(ii)Temporary stopping places will have a hard surface entrance or access road, hard standing for caravans and vehicles, a convenient drinking water supply, means of sewage disposal, and a refuse collection point. A typical site might have an impassable barrier, such as hedging or an embankment to delineate its boundaries.

(iii) For transit sites , some provision to minimise impact and avoid health hazards should include a refuse collection point, access to a drinking water supply and sewage disposal. A drained and stable surface, particularly at entrances and where vehicles and caravans are likely to be parked, might also be desirable.

3.78 The idea of actually allocating a site or sites in the Local Plan presents numerous problems:

(i) Need

At present there are two permanent sites in the county - at Ipswich and Bury St Edmunds. There is also a transit site at Kessingland. These are used solely by gypsies. There is no evidence to suggest that a permanent gypsy site is required in this district and there is no permanent population of gypsies.

However, there is some evidence of a need for some form of permanent provision for New Age Travellers and temporary stopping places for gypsies. The difficulty would be identifying a site which would be in a location so as to be used.

(ii) Occupation of the site

The issue of who any site should be provided for remains contentious. Natural justice and equal opportunities tend to dictate that there should not be any differentiation. However, in practice, a site would become dominated by one group within the Traveller community.

(iii) Location

The potential location of a suitable site is fraught with difficulties. For example, gypsies prefer an urban location but, consequently, there is likely to be more impact on residential and other amenity. New Age Travellers, on the other hand, tend to seek more rural, semi-isolated locations.

(iv) Provision

There is now the ability for Travellers themselves to provide sites. For example, there are some small permanent gypsy sites in Suffolk and elsewhere provided by gypsies themselves. Some of the New Age Travellers originating from this area have also indicated, in discussions with officers, their willingness and ability to make site provision for themselves ie they state they can raise sufficient capital for the purpose.

3.79 The Local Plan, therefore, includes locational criteria, which will need to be met by a planning application, should proposals be made, rather than to seek to allocate a site which may not be in a suitable location and will be likely to create considerable opposition in advance of any particular scheme.

POLICY AP45

Sites for Travellers

Permanent or transit sites and temporary stopping places for Travellers in mobile units of accommodation will be acceptable:

(i) outside settlements, but within a reasonable distance of services;

(ii) where there is no material adverse impact on residential amenity;

(iii) with good access to the main road system;

(iv) where there is safe access and adequate facilities for the parking of cars and lorries;

(v) where adequate amenities and site services are present or can be provided, eg water supply and sewage disposal;

(vi) where there is no cumulative impact on the character of an area caused by more than one such site.

(vii) where there is no significant intrusion into the landscape and, in this respect, they will not be permitted in Historic Parklands, the Heritage Coast, or the following parts of the Area of Outstanding Natural Beauty and Special Landscape Areas:

(a) open and exposed areas;

(b) adjoining estuaries; or

(c) in flood plains;

(viii) where there is no material adverse impact on wildlife habitats and, in this respect, they will not be permitted on heathland, Sites of Special Scientific Interest or County Wildlife Sites;

(ix) where consistent with other policies of the Local Plan (eg archaeology, conservation, rural economy);

In granting consent, the District Council will ensure that adequate screening from the public view is available or provided, particularly in respect of storage areas. The District Council will also seek to ensure that there is no permanent residential development of sites located in the countryside, when no longer required for travellers, and may even seek their removal.