Density and Type of Dwellings

5.38 During the period covered by the previous UDP (1997) the average density of new housing, excluding conversions, was 26 dwellings per hectare (dph). PPG3 advises local authorities to avoid developments that are built at less than 30dph, as this results in an inefficient use of land. Developments making more efficient use of land are to be encouraged (30-50dph). At certain locations, such as those with good public transport accessibility (town centres and around nodes along good quality public transport corridors) sites should be developed more intensively. The target for the development of brownfield sites in RSS for Yorkshire and the Humber (2004) is based on an average of 38dph and clearly developments at lower densities, if repeated frequently, would undermine this fundamental objective of the Plan. Developers will be expected to provide innovative design solutions to achieve higher densities rather than simply building at the minimum density specified in PPG3.

5.39 The appropriate density will be determined by several factors. These include the nature and location of the site, the character of the surrounding area, together with the type of development proposed and the type of housing need being met. Where the Calderdale Housing Requirements Study (2005) demonstrates a need for smaller units of accommodation such as for single person’s accommodation or dwellings for the elderly, higher densities will be required. Whilst lower densities may be appropriate in certain situations, these will be very much the exception and special circumstances will have to be demonstrated by the applicant to justify a density below that of 30dph.

5.40 One of the Government’s fundamental objectives for housing is to create mixed communities through the provision of a better mix in the size, type and location of housing. Building large areas of housing of similar characteristics is to be avoided. Equally in areas of existing housing of similar characteristics, such as exist in large parts of North Halifax, where a lower density development would stimulate private sector investment an exception may be made to the general density requirements of Policy H 10 ‘Density of Housing Developments’. Given that the majority of the projected growth will be in one-person households opportunities should be provided to enable these to be met. The Council’s Housing Strategy and Housing Requirements Study will inform Policy H 11 ‘Mix of Housing Types’. Providing a mix of dwellings is likely to be more appropriate in town centres and in larger development schemes. The reference to developments of 12 or more dwellings in Policy H 11 ‘Mix of Housing Types’ is included in order to indicate the size of site where a mix of dwellings will be required. The degree of mix will be expected to increase with site size. Given that the Council’s Housing Land Availability Database shows some 25% of dwellings are built on sites between 0.4 hectare and 1.0 hectare in size (the equivalent of between 12 and 30 dwellings at the minimum density of 30dph advocated in PPG3), it is important to achieve a mix of housing on these sites, as well as on sites over 1.0 hectare, if the objective of creating mixed and balanced communities in PPG3 is to be achieved.

5.41 There is clearly a relationship between the types of dwellings built and the densities achieved. The following Policies will therefore apply:-

Policy H 10

Density of Housing Developments

All new housing developments including conversion schemes shall be constructed at a minimum net density (as defined in PPG3) of at least 30 dwellings per hectare except where special circumstances justify a lower density. These will include:-
  1. the character of the site itself;
  2. the character of the surrounding area;
  3. the need to preserve the amenity of existing or future residents;
  4. the availability of local facilities and infrastructure;
  5. the need to influence the housing mix of an area.
In appropriate locations higher densities of development will be expected including:-
  1. in and around the main town centres;
  2. close to main public transport routes and bus and rail stations.

Policy H 11

Mix of Housing Types

Planning permission for residential development will only be granted where provision is made for a mix of housing in terms of the size, type and affordability of dwellings on suitable sites, defined as developments of 12 or more dwellings or sites in town centres, in order to meet the full range of housing need in Calderdale.

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