Non-Allocated Sites
5.34 Previously developed sites or buildings for conversion are expected to continue to come forward as windfalls and contribute to the supply of housing land in the District. Previously developed sites are defined in Annex C to PPG3 and this definition is further clarified in PPG17 ‘Planning for Open Space and Recreation’ (2002). Sites not to be regarded as previously developed include parks, recreation grounds, playing fields and allotments. Clearly sites must be assessed against the general need to protect areas of open space which are of public value as defined in PPG17 ‘Planning for Open Space and Recreation’ (2002). The areas of identified open space are shown on the Proposals Map. However, there may be areas of open space that could be considered to be of public value under the definition of open space contained within PPG17 but which are not identified on the Proposals Map, such as domestic gardens (due to constraints brought about by the release date of PPG17 in July 2002). PPG17 is a material consideration in the assessment of planning applications relating to areas of open space. This is particularly pertinent where development proposals are located within areas of open space that are not designated on the Proposals Map. For a definition of open space refer to the Glossary of Terms.
5.35 In order not to undermine the brownfield land target of the Plan (see paragraph 5.18), strict control is required over greenfield development. Granting planning permission on greenfield sites when there is an adequate supply of housing land would mean that greenfield sites were being brought forward unnecessarily. Therefore, greenfield windfall sites will not be granted planning permission. Should monitoring show that there is a shortage of housing land within Calderdale to meet RSS housing requirement appropriate action will be taken to increase the supply of land for housing.
5.36 A fundamental consideration for all windfall sites will be the relationship of a site to essential facilities and to good quality public transport services with all new residential development ideally located within easy walking distance of such facilities. Easy walking distance for the purpose of Policy H 9 ‘Non-Allocated Sites’ is taken as within 400 metres of a bus stop or 800 metres of a railway station. Within walking distance of local services such as convenience shops, post office, health centre/surgery and primary school is taken as up to 800 metres for the purpose of the policy. These distances reflect those employed by West Yorkshire Metro but should be interpreted with care taking into account the individual circumstances of each site, including matters such as topography and the amenity or general safety of any route. In assessing proposals on all windfall sites the amenity and character of existing residential areas must be protected. Therefore:-
Policy H 9
Non-Allocated Sites
Proposals for residential development (including those for the renewal of a previous planning permission) on a non-allocated brownfield site or building for conversion will be permitted where:-- the site is located within easy walking distance of a bus stop or a railway station and, wherever possible, is within walking distance of local services (such as convenience shops, post-office, health-centre/surgery, primary school);
- existing and planned infrastructure can cater for the development, including the ability of schools in the area to accommodate additional pupils;
- there are no physical and environmental constraints on development of the site, including flood risk;
- the development creates no unacceptable environmental, amenity, traffic, safety, or other problems;
- the development preserves or enhances Conservation Areas and does not adversely affect Listed Buildings or their settings, where these are material considerations;
- the development complies with the requirements of other relevant UDP Policies.
Proposals for residential development on unallocated greenfield land will not be permitted.
5.37 There are sites where constraints will have to be overcome in order for development to take place. In certain cases improvements are needed to infrastructure (e.g. highways or drainage) before the land can be released for development. POLICY GCF 1 ‘INFRASTRUCTURE AND OTHER NEEDS ARISING FROM DEVELOPMENT’ provides more detailed guidance on how infrastructure needs arising from development will be met.