Main Modifications

Chapter 13 - Quality Development

MM/139

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/139

Policy QD01

Policy QD01 - Sustainable Design

All new buildings and conversions of existing buildings must be designed to reduce emissions of greenhouse gases and have resilience to function in a changing climate. All developments will be required to:

1) Achieve a high standard of energy efficiency in line with most recent government guidance and building regulations.to the equivalent of Level 4 of the Code for Sustainable Homes (subject to HE05 where applicable). Where viability is an issue, it will be incumbent an on an applicant to demonstrate to the satisfaction of the Council why this standard cannot be achieved.
2) Make the best use of solar energy passive heating and cooling, natural light, natural ventilation and landscaping.
3) Provide safe and attractive cycling and walking opportunities to reduce the need to travel by car.

All new buildings and conversions of existing buildings must be designed to use resources sustainably. This includes, but is not limited to:

4) Re-using existing buildings and vacant floors wherever possible;
5) Designing buildings flexibly from the outset to allow a wide variety of possible uses;
6) Using sustainable materials wherever possible and making the most sustainable use of other materials;
7) Minimising waste and promoting recycling, during both construction and occupation.

To improve effectiveness and in line with matter statement.

MM/140

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/140

Policy QD02

QD02 - General Design Principles

The primary planning aim in all new development is to promote or reinforce the local character of the area and provide high quality and inclusive design and be sustainable in all other respects. Development must:

1) Relate to the surrounding development, form and layout and strengthen links to the adjacent areas.
2) Be well designed, respect and enhance the character of the area paying particular attention to context and identity of its location, scale, massing, rhythm, density, layout and use of materials appropriate to the locality. The development itself must be compatible with neighbouring buildings and spaces and be inclusive in its design for all users.
3) Incorporate a high degree of permeability for pedestrians and cyclists, provide safe and satisfactory access for pedestrians, public transport and other vehicles, ensuring provision for disabled  access.
4) Improve people's quality of life by creating safe and accessible environments, and promoting public safety and security by designing out crime.

External spaces, landscape, public realm, and boundary treatments must be designed as an integral part of new development proposals and coordinated with adjacent sites and phases. Development will be supported where it is demonstrated that:

5) Existing features including trees, natural habitats, boundary treatments and historic street furniture and/or surfaces that positively contribute to the quality and character of an area are should be retained, enhanced and protected where appropriate.
6) An integrated approach is taken to surface water management as part of the overall design.
7) A coordinated approach is taken to the design and siting of street furniture, boundary treatments, lighting, signage and public art to meet the needs of all users.
8) Trees and other planting is incorporated appropriate to both the scale of buildings and the space available, to provide opportunities for increasing biodiversity interest and improving connectivity between nature conservation sites where appropriate

Residential development on garden land will be permitted where not judged harmful to the local area in terms of the character and residential amenity if it will make a positive visual contribution to the area, the intrinsic value of the site as an open space is not considered worthy of retention, and will not conflict with any other requirements of other design policies and policy HO1.

To improve effectiveness.

MM/141

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/141

Policy QD03

Policy QD03- Living Conditions

All new development should:

1) Be compatible with neighbouring buildings and spaces and not lead to the unacceptable living conditions through overlooking, noise or vibration, light pollution, overshadowing, loss of natural light or sense of enclosure.
2) Be of appropriate size and layout with sufficient usable space to facilitate comfortable living conditions and meet the standards set out in QD04.
3) Residential development should include the provision of private or shared external amenity space/play space, where possible.
4) Provide for clothes drying facilities and waste disposal or bin storage, with a collection point for storage containers no further than 15 metres from where the collection vehicle will pass.

To improve effectiveness and be in line with matter statement.

MM/142

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/142

Policy QD05

Policy QD05- Accessible and Adaptable Accommodation

Accessibility provision in new developments as required by Building Regulations Part M4 shall be provided as follows:

1) 10% of new build developments will be expected to be built in compliance with building regulation part M4(2) accessible and adaptable dwellings;
2) 5% of the affordable housing units on housing developments will be expected to be built in compliance with building regulations part M4(3) wheelchair user dwellings. Within new build developments which are affordable, a proportion of wheelchair accessible homes; complying with building regulations part M4 (3) will be required. The exact proportion will be dependent on the number of households identified as requiring accessible homes on the Council's housing register, in suitable locations. This should be provided as part of the affordable element of the scheme.

The above requirements will only be reduced if it would make the proposed development unviable or site specific factors prevent their inclusion.

To improve effectiveness and to reflect the Council’s evidence.