Southend-on-Sea City Local Plan

Policy H1 - Housing Provision - Not saved

Provision is made for 9,500 gross (7,500 net) dwellings in the City over the period 1986 to 2001. All current and future housing needs throughout the Plan period will be met only by the development of committed land, small sites and recycled urban land within the existing built-up area of Southend.

Policy H2 - Future Housing Needs - Not saved

In order to meet identified long-term housing needs, the City Council will positively encourage proposals which provide low-cost accommodation suitable for small households and those in housing need, subject to the protection of the character and amenities of residential areas.

To achieve these objectives the City Council will, wherever appropriate, seek by negotiations, planning condition or legal agreement the involvement of a Housing Association or other social body in order to achieve and retain for the foreseeable future an element of affordable housing provision within new residential proposals (see in particular Proposal Sites P3b, P3c, P3e and P6f).

In seeking to provide small, low-cost housing units whilst making optimum use of existing land resources, the City Council will promote the adaptation of areas of vacant or under-used floorspace above shops and commercial premises for residential use, having regard to the suitability of the building for such a use. (See also Policy E3).

Policy Cross References : E3 Secondary Offices, Proposals P3b (Land at Burnaby Road), P3c (Southend East Goods Yard), P3e (Windermere Road) and Proposal P6f (Land at London Road and to the Rear of Imperial Avenue).

Policy H3 - Retention of Small Family Houses - Saved

In order to retain an adequate stock of small single family dwellinghouses, the City Council will normally refuse permission for the redevelopment or conversion of such properties having a gross floor area, as originally constructed, of 125 square metres (1345 square feet) or less. (A minimum of 160 square metres is required for certain types of residential conversion - see Policies H8, H9, L6 and U6).

Only where the premises meet the criteria detailed in Policy H4 (iv) or it can clearly be demonstrated that, due to the property's location, age or condition, it is unlikely to have a viable future as a single family dwellinghouse, will the Council consider granting permission for redevelopment or conversion as an exception. In such cases the Council may require new development to include small family houses. Where demolition occurs before the determination of a planning application, the Council may also require the development scheme to include the replacement of the small family houses lost.

Policy Cross References : H8 Residential Institutions, H9 Non Self Contained Residential Accommodation, L6 Hotels and Guest Houses and U6 Non-Residential Health Care Facilities.

Policy H4 - Preservation of Residential Uses - Saved

The City Council will not, except in special circumstances, grant permission for the change from residential use (either by redevelopment or conversion) of a building which can, with or without adaptation, be used for residential purposes of any kind. Consideration will only be given to a relaxation of this policy where the proposal is not speculative and:

1. no separate access to the residential part of the premises exists or can readily be provided, and the living accommodation can, therefore, only be occupied by the business tenant; or
2. the access to the living accommodation is clearly unsatisfactory, for example through rear yards and alleyways; or
3. the premises have been neglected for many years and the likelihood of their return to residential use is remote without excessive expenditure; or
4. the premises are required for:
   1. office purposes and are located within a Secondary Office Frontage (see Policy E3), or
   2. visitor accommodation and are located within the Central Seafront Area or a Visitor Accommodation Area (see Policies L6 and L8); or
5. no suitable premises in non-residential use exist in reasonably close proximity, and
   1. the premises are required for a community use which meets an identified local need and the provisions of Policies U6, U8, U9 or U10; or
   2. the premises are required for visitor accommodation outside the Central Seafront Area and Visitor Accommodation Areas and the provisions of Policies L6 and L8 are achieved; or
   3. the premises are required for an employment generating use. This relaxation will normally only apply to proposals affecting premises located above a Primary Shopping Frontage as defined on the Proposals Map.

Any such relaxation will be subject to each case being considered on its individual merits, having regard to other material factors including the quality of the existing accommodation, access arrangements, the level of activity proposed, the desirability of maintaining a residential character to the area and the requirements of Policy H3.

Policy Cross References : H3 Retention of Small Family Houses, E3 Secondary Offices, L6 Hotels and Guest Houses, L8 Self-Catering Accommodation, U6 Non-Residential Health Care Facilities, U8 Provision of New Education Facilities, U9 Childminding Facilities and U10 Provision of Other Community Facilities.

Policy H5 - Residential Design and Layout Considerations - Saved

The City Council will require all development within residential streets and housing development elsewhere to be appropriate in its setting by respecting neighbouring development, existing residential amenities and the overall character of the locality, whilst also achieving a high standard of layout and design. In addition, where housing developments involve sites in excess of 0.5 hectares (net) the City Council will normally require developers to set aside an area representing at least 10% of the net site area for use as public amenity open space, to be provided in easily maintainable areas appropriate for adoption by the local authority and suitably landscaped. The City Council will also encourage developers to have regard to access and safety aspects when preparing proposals for housing development (see Policy U5).

Accordingly, in assessing design and layout aspects of development proposals within residential streets and other housing schemes, the City Council will have regard to its adopted design and layout guidelines contained in Appendix 4 to this Plan.

Policy Cross Reference : U5 Access and Safety in the Built Environment and Appendix 4 Design and Layout Guidelines for Housing.

Policy H6 - Protecting Residential Character - Saved

In order to protect the character and amenities of residential streets and to ensure that they remain attractive for single family housing use, the City Council will limit proposals for residential redevelopment, infill or conversion to form flats, to a level which would not have an adverse effect on the environment, having regard to the following considerations:

1. Redevelopment and Infill: Redevelopment and infill proposals for purpose built self-contained flats, sheltered housing and residential institutions will normally be limited so that the proportion of such schemes, both existing and committed* (including non-self-contained accommodation), does not exceed 10% of the total residential frontage in the street block. In addition in those streets where the proportion of such schemes already exceeds10%, the Council will also normally refuse permission for further intensification by redevelopment.
2. Conversions: Conversion proposals for self-contained flats, sheltered housing and residential institutions will normally be refused where the number of properties originally constructed as single family dwellinghouses which have already been converted into such uses (in addition to non-self-contained accommodation), both existing and committed, represents more than 10% of the total residential frontage in the street block.
3. Exceptions: The City Council will consider granting permission as an exception to (i) and (ii) above only where it can clearly be demonstrated that the application site is unlikely to be viable or appropriate for single family dwellinghouse use, due to its location or the character of the street block or the size, age and condition of the property proposed to be converted. In addition, the Council will, in considering exceptions, normally refuse applications for sheltered housing or residential institutions which would result in the undue clustering of such accommodation (both existing and committed*) in a residential street, in order to prevent residents from becoming isolated from the wider community.
4. Permissions: In order to discourage the stockpiling of permissions for residential redevelopment, infill or conversion, any permission granted in accordance with the percentage limitations detailed above will lapse unless commenced within three years of the date of approval.
5. Other Considerations: Where the above character and location criteria can be satisfactorily achieved, the City Council will also require each scheme to be in accordance with Policies H3, H7 and H8 as appropriate.

Policy Cross References : H3 Retention of Small Family Houses, H7 The Formation of Self-Contained Flats, and H8 Residential Institutions.

Policy H7 - The Formation of Self-Contained Flats - Saved

Applications for the development, redevelopment or conversion of residential premises to self-contained flats will be assessed in accordance with Policies H3 and H6. Where the requirements of these Policies can be satisfactorily achieved, and in all other conversion proposals, the City Council will wish to ensure that the design and layout requirements of Policy H5 are met to ensure compatibility with existing development and the enhancement of residential amenity.

In particular, purpose-built schemes should avoid over intensive development, whilst conversions should achieve an internal layout which limits noise transmission and provides adequate accommodation standards. Where the property was originally constructed as a single family dwellinghouse, its external appearance as a house should be retained. In addition, all proposals should achieve adequate areas of amenity open space and landscaping together with satisfactory means of access and off-street parking facilities.

These considerations will also apply to extensions and alterations to previously approved/implemented purpose-built and conversion schemes, including the sub-division of existing flats into additional self-contained flats within a single property.

Policy Cross References : H3 Retention of Small Family Houses, H5 Residential Design and Layout Considerations and H6 Protecting Residential Character.

Policy H8 - Sheltered Housing and Residential Institutions - Saved

Applications for sheltered housing and residential institutions will be assessed in accordance with Policies H3 and H6 and the following criteria:

1. Design and Layout: All proposals will be required to meet the provisions of Policy H5 to ensure compatibility with existing development and the enhancement of residential amenity. In particular, purpose built schemes should avoid over intensive development whilst conversions should achieve a lay out which limits noise transmission and, in the sub-division of property originally constructed as a single family dwellinghouse, retains the external appearance of the property as a house. in addition proposals should achieve adequate areas of amenity open space and landscaping together with satisfactory means of access and off-street parking facilities. These considerations will also apply to extensions and alterations to previously approved/implemented purpose-built and conversion schemes, including the sub-division of existing flats into additional self-contained flats within a single property.
2. Suitability of Premises for Conversion: Conversions to sheltered housing and residential institutions will normally be refused where the premises have a gross floor area, as originally constructed, of less than 160 square metres (1720 square feet). In addition permission will only normally be given for detached premises, or semi-detached houses where the adjoining unit is or will be in a similar use.
3. Residential Institutions: In order to safeguard the character and amenities of residential streets, the City Council will consider the need to limit permissions for residential institutions to those uses which are purely long-stay residential in character, including children's homes and homes for the elderly and handicapped and to prohibit future changes to a particular use or uses which would otherwise be permitted by virtue of the Use Classes Order. Other institutions in Class C2 which require regular attendance by persons other than immediate internal staff will only normally be regarded as acceptable where:
   1. the application site or property is unlikely to be viable or appropriate for single family dwellinghouse use, due to its location and the character of the street block, or the size, age and condition of the property proposed to be converted, and
   2. the character of the area and the residential amenities of adjoining occupiers would not be adversely affected having regard to the nature of the use and the levels of activity which can be generated.
4. Legal Agreements: In addition, before granting permission for sheltered housing schemes which involve car parking provision to a reduced standard, the Council will require the applicant to enter into a legal agreement restricting the type of occupancy. Where the occupancy is not restricted, the Council's full parking standards for general purpose housing, as set out in Appendix 8, will be applied.

Policy Cross References : H3 Retention of Small Family Houses, H5 Residential Design and Layout Considerations, H6 Protecting Residential Character and Appendix 8 Car Parking Standards.

Policy H9 - Non-Self-Contained Residential Accommodation - Saved

Whilst considering that self-contained flats and bedsits are the most satisfactory way of providing low-cost housing accommodation, the City Council recognises the contribution made by non-self-contained rented accommodation in meeting local housing needs. Accordingly, proposals for such accommodation will normally be permitted, provided that the following considerations are met:

1. the proposal is compatible with the existing character of the area, and the residential amenities of adjoining occupiers would not be adversely affected, particularly by way of noise, overlooking, lack of privacy or general disturbance, having regard to the nature of the use and the levels of activity which can be generated.
2. in conversion schemes the property:
   1. has a gross floor area, as originally constructed, of 160 square metres (1720 square feet) or more,
   2. is not a two-storey mid-terrace property in single family dwellinghouse use;
3. the proposal would not result in the clustering of non-self-contained accommodation (both existing and committed*) in any residential street;
4. the provisions of Policy H5 can be achieved, to ensure compatibility with existing development, the protection of residential amenity and the satisfactory provision of off-street parking facilities. conversions involving property originally constructed as a single family dwellinghouse should retain the external appearance of the property as a house.

These considerations will also apply to extensions and alterations to previously approved/unauthorised multiple occupation premises.

Unauthorised Uses

Where any unauthorised use is identified as being materially detrimental to the character of the street and/or the residential amenities of adjoining occupiers, appropriate action will be taken by the City Council to gain the cessation of the use as a matter of priority. In all other cases, such unauthorised uses will be subject to normal planning control in accordance with adopted planning policies, except where such development has been established for at least five years (and has remained in that use) and the local environment is not adversely affected, when no action will normally be taken.

Policy Cross Reference : H5 Residential Design and Layout Considerations.

Policy H10 - Backland Development - Saved

Applications for residential development on backland sites will only be permitted where proposals respect the character of the area, residential amenities of adjoining dwellings and are in accordance with Policies H3 and H5. In particular all proposals should provide for adequate distances between buildings and areas of private amenity open space, together with satisfactory means of access and off-street car parking facilities.

Backland development which would produce a 'tandem' relationship between buildings or result in overlooking and privacy problems, or would produce development out of scale with and obtrusive to the streetscene and/or the outlook of surrounding development, will normally be refused.

Policy Cross References : H3 Retention of Small Family Houses and H5 Residential Design and Layout Considerations.

Policy H11 - North Shoebury - Not saved

Within the area delineated on the Proposals Map, the design and layout of all new residential development shall be in accordance with Policies C1, C11, C15, H2, H5, U1 and T11 (and Appendix 5). The layout of housing areas shall also have regard to Proposals P8b and P8c (Chapter 8) and to proposals to provide a comprehensive footpath system and associated amenity open spaces based upon established rights of way and a gas main easement in the area. In addition, development proposals within the curtilage of existing properties need to allow for satisfactory integration with future phases of development.

Policy Cross References : C1 Ancient Monuments and Archaeological Sites, C11 New Buildings, Extensions and Alterations, C15 Retention of Open Spaces, H2 Future Housing Needs, H5 Residential Design and Layout Considerations, U1 Infrastructure Provision, T11 Parking Standards, Appendix 5 Non-Residential Policy Guidance and Proposal P8b (Proposed Community Hall, South of Frobisher Way) and P8c (Land North of Parsons Barn, Frobisher Way).

Policy H12 - Environmental Improvement of Residential Areas - Saved

The City Council will explore opportunities for improving those residential areas identified as experiencing environmental problems, to be achieved by the redevelopment of incompatible non-residential uses, the re-use of vacant or derelict land, improvements to car parking facilities, traffic calming, landscaping and other appropriate measures. The Council will formulate a programme to implement such improvements as resources permit.

In furtherance of these objectives, the City Council will safeguard the environment of housing areas adjoining Southend Town Centre by encouraging major town centre commercial development proposals to locate within the Central Business District as defined more precisely on the Proposals Map (see also Policies H13 and T10 and Proposals P9g andP9h).

Policy Cross References : H13 Queens Road Area, T10 Town Centre Parking (On Street) and Proposals P9g (Alexandra Street and Clifftown Road) and P9h (York Road and Tylers Avenue).

Policy H13 - Queens Road Area, Southend-on-Sea - Not saved

The further consolidation, redevelopment or extension of existing retail or other non-residential uses, including the loss of residential accommodation, will not be permitted in that part of the Queens Road area identified on the Proposals Map. Proposals to provide residential accommodation either by redevelopment or conversion of existing commercial premises will normally be supported by the City Council, together with traffic calming measures to provide for an improved residential development.