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EITHER BY CONVERSION OR REDEVELOPMENT, SO LONG AS THE OVERALL EFFECT WOULD BE TO MAINTAIN OR IMPROVE THE APPEARANCE AND CHARACTER OF THE AREA.

HOUSING LAND AVAILABILITY

3.20. Since the introduction of Department of the Environment Circular 15/84 "Land for Housing", there has not been a problem in identifying a five year supply of available housing land in Northampton, indeed it has invariably been met from unimplemented planning permissions. However, there has been concern at the rate of development in relation to the overall Plan period and the Structure Plan (Alteration no 1) housing allocation. Of the 16,550 dwellings to be provided in the former (1989) Structure Plan during the 18 year period between 1983 and 2001, approximately 8,200 were completed between 1983 and 1988, i.e. virtually half of the allocation in less than a third of the Plan period.

3.21. The Structure Plan (Alteration No. 1) figure of 20,000 dwellings means an average build rate of 1,111 dwellings per annum. Between 1983 and 1988 the average rate of completion was over 1,600 and even between 1988 and 1989 (June 1988-July 1989) when the downturn in house building had begun to take effect, 1,470 were completed, although in the following 4 years (June 1989-July 1993) the average has dropped to 823. Whilst this situation may continue for some time, it is reasonable to expect that build rates will eventually increase again, although not necessarily to their former levels.

3.22. Whilst the Council would not wish to restrict house building on a year by year basis, it does recognise the need to ensure that the supply of housing land is not exhausted during the early part of the Plan period, particularly as once the sites referred to in policy H1 and Appendices 4 and 5 have been developed there is little scope for additional provision of any significance. Furthermore, were there to be an early and rapid take up of land it would inevitably result in pressure for the development of other land which the Council would wish to remain undeveloped. In terms of land availability it is estimated that the figure of 20,000 represents the town's capacity for additional housing development beyond 1988 although such estimates can never be precise. However it is quite clear that the previous annual build rates of the mid 1980s cannot be sustained throughout the Plan period within the town boundary unless other land allocations are changed.

3.23. In view of the continuing decline in housing development and take up of housing land, it is considered that there is no need to include policies for the phasing of residential development at this stage. The need for such policies will be considered at the first review of the Local Plan.

3.24. On the basis of the following information and assumptions, the Structure Plan (Alteration No.1) requirement of 20,000 dwellings would be achieved as follows:

1. Housing Completions July 1988 - June 1993 4,302

(Sites >10 dwellings)

(Sites <10 dwellings)

3. Unimplemented planning permissions at June 1993 including those awaiting planning agreements

and under construction (Appendix 5) 8,696

(9154 less a "lapse factor" of 5%)

All figures are "net" in that any loss of existing dwellings, either by conversion or redevelopment, is taken account of for example the conversion of a house into 3 flats would be listed as 2 dwellings.

4. Sites less than 0.4 hectare 1,950

An allowance is made of planning permission being granted for 150 dwellings per annum: i.e. 1993-2006 = 13 years x 150

5. Sites in the range 0.4 hectare - 1 hectare 936

An allowance is made of planning permission being granted for 72 dwellings per annum (80 less a "lapse factor" of 10%) i.e. 1993-2006 = 13 years x 72

6. Proposed Housing Sites (Appendix 4). 1,252

Whilst it is difficult to make an accurate assessment of their potential, it is estimated that the development of all of the sites would provide 1,252 dwellings

7. Kings Heath 2,000

8. Addition for changes made due to accepting the recommendations of the Local Plan Inquiry

Inspector 100

Total 1-8: 19,695

* the "lapse factor" is the average annual percentage of planning permissions that will expire in any one year.

It should be noted that the allowance for sites of < 0.4 ha and between 0.4 ha and 1 ha has been based on the 4 years between 1988 and 1992 which because of the cut back in house building is less than could normally be expected.

DESIGN, LOCATION AND LAYOUT

3.25. Whilst there have been some notable exceptions, the appearance of much of the housing development in the town, although acceptable, is uniform and lacking in character. In the eastern and southern expansion areas the former NDC did create attractive and functionally successful layouts by the use of imaginative designs, integrated with carefully considered landscaped areas and other facilities. As a result this has set something of a precedent for subsequent development in those areas following the demise of the NDC. Also the mutual competition resulting from many developers operating in the same area, particularly in recent years, has in itself resulted in some improvement in the standard of development. However, it is desirable that further improvements to the overall standard of design and external appearance should be achieved.

3.26. Annex A of Planning Policy Guidance Note 1 makes quite clear the role of the local planning authority on the control of design. In the preparation of the Local Plan, the Council has reviewed its design policies and whilst not wishing to impose restrictions which would be contrary to government advice it is seeking to improve the overall standard of development.

3.27. "Secured by Design" is a South East police initiative aimed at encouraging the house building industry to adopt crime prevention guidelines in both home and estate design. In 1991 the project was launched in the Midlands and was welcomed by the Council. In dealing with applications for residential estate development the Council refers to the Police Architectural Liaison Service and incorporates its advice where possible in the grant of planning permission.

3.28. In many recent developments there has been a tendency not only to reduce the amount of space available for garden areas and car parking but also to ignore the spatial relationship between dwellings. Much of this is undoubtedly due to a desire to maximise densities for economic reasons although this further emphasises the need to re-assess the criteria for good design. In a rapidly expanding town like Northampton there has been pressure to develop land which because of its location in relation to adjoining development has been incapable of providing a proper living environment. This has been resisted. Where permission has been granted, consideration has been given to safeguarding against potential nuisances such as the effects of traffic noise from major roads. New housing development adjacent to major roads shall be in accordance with the requirements of Department of Environment Circular 114/75 and Department of Transport Circular 2/88.

H12 PLANNING PERMISSION FOR HOUSING DEVELOPMENT WILL NOT BE GRANTED UNLESS ITS