(20) 2. Housing, Character of Place and Residential Amenity

Vision

Short Term

• New sustainable, residential developments are planned that are well related to infrastructure, community facilities, and play space. These have begun to be implemented. A number of residential developments, along with additional infrastructure, have been completed and are meeting the needs of local communities.

• The Council has adopted a Local List which has afforded additional protection to locally significant buildings.

• Work continues on implementing the Conservation Area Management Plans which is having a positive impact on the character and appearance of the District’s Conservation Areas.

Medium/Long Term

• A range of high-quality, sustainable new dwellings that meet the needs of local people of all social groups are in place and integrated into communities that have a strong sense of place.

• The vast majority of the District’s Green Belt remains undeveloped.

• New infrastructure has accompanied new residential development, meeting the needs of local communities.

• The District’s distinctive character and historical built environment has been retained.

• New development has been implemented which contributes positively towards the District’s character.

Objectives

1. Ensure the delivery of an adequate supply of sustainable dwellings to cater for the District’s growing demand, as per the requirements of the East of England Plan and a 15 year housing land supply.

2. Deliver a balanced strategy for the distribution of housing, directing housing growth to the most sustainable locations having regard to social, economic and environmental considerations.

3. Ensure the District’s settlements remain viable and that rural services can be sustained.

4. Prioritise the redevelopment of appropriate brownfield sites for housing, to minimise the release of Green Belt land for development.

5. Ensure the delivery of housing which caters for the needs of all communities in terms of tenure, type and location.

6. Ensure that appropriate infrastructure accompanies new housing development.

7. Ensure that new development respect and make a positive contribution towards the built environment.

8. Support and enhance the local built heritage.

Introduction

2.1 The Core Strategy contains key policies to ensure the efficient and effective use of available land for housing through the utilisation of previously developed land, and identifies general locations which could accommodate appropriate sustainable extensions to the residential envelope to meet housing need. Whilst ensuring that the required quantum of housing and gypsy and traveller sites in the District are sustainably delivered, the Core Strategy also seeks to ensure the appropriate mix of housing tenure and dwelling types, and requires compliance with the Lifetime Homes Standard to ensure that new dwellings are capable of meeting the District’s changing demographic needs (i.e. the character and composition of the population). Partnership working with a range of stakeholders, including Essex County Council, the Environment Agency and Natural England, and consultation with the Council’s Housing Strategy Team amongst other Council departments is required to ensure that this is achieved.

2.2 The protection and enhancement of the District’s distinct settlement characteristics are also key issues which are covered in the Core Strategy. Information relating to the distinctiveness of the District is contained within the Local Development Framework evidence base. It is important to ensure the high quality design of new developments and that local design guidance is taken into account within development proposals in order to create a strong sense of place. The Core Strategy also recognises the importance of protecting locally significant buildings which are of historic and architectural importance (Listed Buildings), through the appropriate management of the District’s Conservation Areas, and the reintroduction of a Local List of important buildings and structures.

2.3 This chapter elaborates on the core strategic issues by providing policies on specific housing issues and the protection and enhancement of the historic environment. The design, scale and form of new dwellings, or modifications to existing dwellings within existing settlements can impact on the character of the streetscene (i.e. the appearance and character of the street) and the surrounding built environment. It is important to ensure a positive impact on the surrounding environment and a coherent and interesting character through following good design principles and using locally distinct settlement characteristics. The design of new developments must also be considered with respect to the wider implications of such development on the form, flow and character of the built environment and its impact on sustainability objectives.

2.4 Protecting and enhancing the existing character and individual identities of the District’s settlements is a key objective of the Core Strategy, as set out within the Housing and Character of Place chapters of the Core Strategy. Therefore new development both within, and on the periphery of, existing settlements is encouraged to take into consideration the character of the established streetscene, in addition to the District’s dwelling type requirements.

2.5 Reducing the District’s carbon emissions and planning to adapt to climate change is an important theme running through the Sustainable Community Strategy (2009), and this is reflected in the Core Strategy (specifically within the Environmental Issues chapter of the Core Strategy). Planning can play an important role through ensuring the sustainability of new developments and alterations to existing buildings, whilst seeking to increase the energy efficiency of existing dwellings, as appropriate. The Core Strategy, for example, promotes the development of new dwellings to the Codes for Sustainable Homes and Lifetime Homes Standards, and supports both small and large scale renewable energy projects.

2.6 The historic environment of the District contributes to the unique character and history of individual settlements, as well as the established local streetscene. The significant historic townscapes, village centres and other smaller areas which merit statutory protection are protected through Conservation Area designations, and the most nationally important buildings and items of street furniture of ‘special interest’ are protected through Listed Building status. It is, however, also important to consider the impact of development and change on the wider area beyond the boundary of protected areas and on locally important unlisted buildings which are cherished by the local community.

Housing

Design of New Developments

2.7 The design of new developments, whether major¹ or small-scale, can impact on the character of an area. It is important that additions or alterations to the residential envelope are in-keeping with the local characteristics and reflect the distinctiveness of the District’s towns and villages to ensure the cohesion of new communities into existing settlements.

2.8 The planning of sustainable extensions to the residential envelope will be design-led and community focused to secure high quality sustainable development. This will require the appropriate integration of the means of access for pedestrians, cyclists, cars etc. and allowing sufficient functioning of the Council’s waste management and recycling scheme. This will also require the integration of public open space, historic features, landscaping, public art and habitat creation, recreational facilities and educational provision, community facilities, including the provision of primary health care, as appropriate, and dwellings of mixed size and tenure within the new and adjoining communities. Accessibility is an important aspect of design, and development should be designed to be accessible to all, taking account of people’s different needs (for example, by accounting for the potential use of mobility scooters). The provision of public open space within any proposed development should have regard to the findings of the most up-to-date Open Space Study.

2.9 It is important that new developments are fully equipped with well designed and suitable waste and recycling storage facilities that will ensure sound site management and that waste and recyclable materials can be collected easily and efficiently from the site. Appropriate facilities should be integrated into development proposals. Technical information to assist in the design of development proposals can be found in Appendix1. The Council’s Recycling Team should be properly consulted on proposals.

2.10 It is also important to promote and support the enhancement of the environmental quality of the District’s countryside and settlements. As such, regard should be had to the landscape character areas, which define the different geographical regions with a recognisable pattern of landscape characteristics, which create a distinct sense of place. We will also encourage the preparation of Village Design Statements and Parish Plans by local community groups throughout the District, which will provide developers with guidance on the local character of individual settlements and help ensure that developments are sensitive to the local area and designed in a way that would be acceptable to the local population. Village Design Statements will be expected to have been produced in consultation with the public to ensure that they reflect local opinions, and they must be endorsed by the Council before they can be used. It is also important to take into consideration the findings of the Rochford District Historic Environment Characterisation Project (2006); which provides a wealth of information on the importance of the historic environment within the District, depicting how historic patterns of development have influenced the variability of the historic environment, for example, in terms of archaeological conservation and value. This will enable the sensitivity of landscapes and the characteristics of local places to be fully considered in the context of individual planning applications.

2.11 We are concerned about the potential impact of climate change and will therefore expect developers to implement appropriate initiatives to mitigate the impact of new developments. The design and construction of buildings can directly affect the environment in terms of energy use and the generation of greenhouse gases, and the subsequent impact on climate change through global warming. This will also affect the consumption of non-renewable natural materials. The implementation of appropriate measures to reduce the consumption of energy and natural resources will help achieve the wider objective of securing more sustainable forms of development within the District.

2.12 We will therefore expect that all new buildings are well designed, fit-for-purpose, appropriate for the site and its setting, and adaptable for long-term use. New buildings should achieve high environmental standards through energy and resource efficient sustainable design and make best use of sustainable construction techniques. All dwellings (i.e. domestic buildings) must achieve the required Code for Sustainable Homes and Lifetime Homes Standards and non-domestic buildings must aspire to achieve the appropriate BREEAM (Building Research Establishment Environmental Assessment Method) rating. Further information on the Code for Sustainable Homes Standard, Lifetime Homes Standard and the BREEAM rating can be found within Policy ENV9, H6 and ENV10 of the Core Strategy.

2.13 Whilst aspiring for sustainable construction of new buildings, we also actively encourage the provision of well designed high quality places, which is pivotal for both major and small-scale developments. Schemes should have a safe, inclusive layout with legible and well planned routes, blocks and spaces, integrated residential, commercial and community activity, safe public spaces and pedestrian routes without traffic conflict, secure private areas, attractive buildings and landscaped spaces. Existing features such as trees and woodlands should be retained, where possible, and appropriate mitigation measures taken (Policy DM25). Security principles set out in the national guidance ‘Secured By Design’² should be taken into account in the formulation of development proposals.

2.14 Concept Statements have been prepared by the Local Planning Authority for major developments proposed on Green Belt sites which are to be reallocated for residential use in the Allocations Document to facilitate sustainable extensions to the existing residential envelope. These Concept Statements outline the appropriate design principles for a particular site in order to deliver the best possible social, economic and environmental benefits for the community. All proposals for sustainable extensions to the existing residential envelope should therefore take into consideration the advice, guidance and visions set out in the Concept Statements.

Density of New Developments

2.15 The density of new developments is critical to the efficient and effective use of available land in accessible and sustainable locations. However, it is also important to create high quality environments with sufficient public open space, parking and other amenities to promote good quality of life for new and existing communities.

2.16 The NPPF provides guidance on the provision of high quality, sustainable housing, with a mix of housing tenures which reflects local needs, ensuring the effective use of existing housing stock, and providing enough homes in appropriate locations through the efficient and effective use of land. It gives the Local Planning Authority flexibility in setting appropriate densities to specific localities. However, it is still imperative that land contributing towards the District’s housing land supply is appropriately and efficiently utilised. As such promoting a minimum density threshold of 30 dwellings per hectare is considered to be appropriate.

2.17 The density of dwellings within the existing residential area varies across the District, both between individual settlements and within each settlement. Density was randomly sampled within the existing residential area of each ward to illustrate this disparity, however, it is important to emphasise that this is a purely indicative exercise and does not in any way represent the average density for each ward, or suggest appropriate densities for each area; it is simply a guide. The densities presented on the map below by ward (Figure 2) were determined through sampling the number of dwellings within two separate one hectare areas which were selected at random, and working out the average of these. Figure 2 depicts the average gross density of dwellings (in that it does not account for the presence of roads etc.) within the areas sampled in each ward.

2.18 Density can impact on the character and form of development, and as such, we will maintain a flexible approach towards the appropriate density of new developments to reflect the individual identities of each area. However, it is recognised within Policy H1 (The efficient use of land for housing) of the Core Strategy that some locations, namely town centres, are more sustainable in terms of infrastructure provision and access to amenities, and can thus accommodate higher density development.

2.19 We therefore do not seek to be overly prescriptive with regard to density but will encourage appropriate densities which reflect the character, scale and form of the locality to create cohesive, sustainable environments.

2.20 However, in addition to impacting on the built environment, density of developments can also impact on the natural environment. As such, when determining the appropriate density for a site, the potential impact on areas of local, national and international nature conservation importance should also be taken into consideration.

Infilling and Residential Intensification

2.21 Infilling can be defined as filling the small gaps between existing groups of dwellings with new development. Although gaps in the streetscene can add to the visual and recreational amenity value of places, we consider the limited infilling of settlements to be acceptable where the development conforms to the existing street pattern and density of the immediate locality. We will also permit an appropriate level of residential intensification within town centre areas where densities are higher due to their sustainable locations; this will help safeguard Green Belt land in the District. The suitable density for town centre locations is 75 dwellings per hectare as set out in Policy H1 (The efficient use of land for housing) of the Core Strategy. However, the appropriateness of infilling in residential areas will be determined on a case by case basis primarily having regard to residential intensification, ‘town cramming’ (i.e. where too much infill development in the existing residential area would be detrimental to the area’s character) and the impact on the character of the streetscene.

2.22 A restrictive approach is appropriate as infilling and residential intensification can havea negative impact on the amenity and character of settlements, and lead to increased traffic generation, and ‘town cramming’. As such, we will seek to avoid these adverse effects.

2.23 ‘Backland’ development is where development is proposed to the rear of existing residential dwellings in large back gardens, or where several smaller plots can be amalgamated into one. ’Backland’ development may be inappropriate due to the creation of a tandem relationship³ between dwellings, loss of private amenity space, residential intensification, the detrimental impact on the character of the streetscene and the amenity of neighbouring dwellings. Such development can often create problems of overlooking and loss of privacy as well as issues with inadequate access and parking. Generally such development is undesirable, although it may be considered appropriate in some circumstances. Thus the suitability of proposals will be determined on a case by case basis.

2.24 Whilst providing a mix of dwelling types within new developments is supported in the Core Strategy, we will seek to resist the loss of existing dwelling types, which can impact on the character of the streetscene in the District’s existing settlements. Therefore the replacement of dwellings should usually be on a like for like basis, as appropriate. However, if it can be demonstrated that an alternative dwelling type would be more appropriate and ensure better utilisation of a site, without creating undue residential intensification and ‘town cramming’ e.g. the replacement of one bungalow on a wide plot of land with a pair of semi-detached houses, then this may be considered acceptable. We will determine whether the loss of an existing dwelling type is appropriate and applicants should consult the Council for advice and guidance. The demolition of individual dwellings to be replaced by multiple dwellings e.g. the replacement of a bungalow with flats, is not generally supported. Resisting the intensification of smaller sites within residential areas will protect the character of existing settlements. However, limited infilling is considered acceptable, and will continue to contribute towards housing supply, provided it relates well to the existing street pattern, density and character of the locality. An appropriate level of residential intensification within town centre areas, where higher density schemes (75+ dwellings per hectare) may be appropriate will be encouraged.

Habitable Floorspace for New Developments

2.25 The habitable floorspace of a dwelling is considered by the Council as encompassing the floor area of bedrooms, living rooms, dining rooms, kitchens and spare rooms. The term ‘habitable floorspace’ in this context also encompasses large rooms greater than 20sq.m, which could be subdivided, and as such, will be counted as two habitable rooms. Habitable floorspace, however, does not include any bathrooms, separate toilet facilities, cupboards, landings, hallways, or conservatories.

2.26 We recognise the importance of ensuring high quality development in addition to providing enough dwellings to meet the District’s housing needs. Dwellings, whether comprising housing or flats, which are market or affordable, should be of an appropriate size and layout to provide suitable and comfortable accommodation for modern living.

2.27 Dwelling size must be proportionate and sufficient to meet the needs of the potential number of inhabitants and all habitable rooms must have an adequate size, height, and shape, with plentiful natural lighting and ventilation. An adequate dwelling size can also increase the adaptability and flexibility of the District’s housing stock, accommodate features of the Lifetimes Homes Standard and give greater choice, whilst supporting the needs of the population. The requirement to comply with the Lifetime Homes Standard within proposals for new developments can be found within the Core Strategy (Policy H6 – Lifetime Homes).

2.28 The internal floor area of a dwelling must comply with the minimum guidance standards set by the Homes and Communities Agency (HCA)⁴ to ensure that the District’s future housing stock is flexible and that all dwellings are of an adequate size to be utilised for affordable housing as appropriate. The HCA use Housing Quality Indicators (HQIs) to measure the quality of housing schemes funded through the National Affordable Housing Programme, however, these indicators score the internal dwelling area by bedspace rather than number of bedrooms, which from a development management perspective is considered to be impractical to implement. As such other standards have been sought, by number of bedrooms, which would meet the HCA’s requirements. In 2007, English Partnerships (which is now part of the HCA) produced a quality standards document⁵ which identified minimum internal floor areas according to the number of bedrooms and occupancy.

2.29 The table below sets out English Partnership’s minimum internal floor area according to the HCA standards based on bedspaces. As such, the former standards are considered to comply with the current standards of the HCA.

Table 2 – Homes and Communities Agency floorspace standards compared with those of English Partnership

Unit Type (Number of bedspaces and storeys)	Homes and Communities Agency: Internal Floor Area	English Partnerships: Minimum Internal Floor Area
1 bedspace	30 to 35 sq.m
2 bedspace	45 to 50 sq.m	51 sq.m (1 bedroom/2 person homes)
3 bedspace	57 to 67 sq.m	66 sq.m (2 bedroom/3 person homes)
4 bedspace	67 to 75 sq.m	77 sq.m (2 bedroom/4 person homes)
5 bedspace (1 storey)	75 to 85 sq.m	93 sq.m (3 bedroom/5 person homes)
5 bedspace (2 storey)	82 to 85 sq.m
5 bedspace (3 storey)	85 to 95 sq.m
6 bedspace (1 storey)	85 to 95 sq.m	106 sq.m (4 bedroom/6 person homes)
6 bedspace (2 storey)	95 to 100 sq.m
6 bedspace (3 storey)	100 to 105 sq.m
7 bedspace (2+ storey)	108 to 115 sq.m
7+ bedspace	add 10 sq.m per bedspace

2.30 It is possible, not to mention desirable in respect of implementation, to translate standards relative to bedspaces into standards relative to number of bedrooms.

2.31 Table 3 combines standards set by HCA with those of English Partnerships to provide a workable and relevant standard for development management.

2.32 Both market and affordable housing should aspire to meet minimum approved standards for internal floor area for habitable rooms. Each dwelling should comply with the minimum acceptable floorspace standards as defined below in Table 3.

Table 3 – Minimum Habitable Floorspace Standards

Unit Type (Number of bedrooms)	Minimum Internal Floor Area (sq.m.)
Studio flat	35 sq.m
1 bedroom flat	51 sq.m
2 bedroom flat	66 sq.m
2 bedroom house	77 sq.m
3 bedroom dwelling	93 sq.m
4 bedroom dwelling	106 sq.m

2.33 In addition to the minimum floorspace standards above, it is also important to take into account the functionality of the space within dwellings in that they are well planned and useable, particularly for habitable rooms. All habitable rooms should have a minimum floor to ceiling height of 2.5 metres⁶ (8.2 feet) and be of an appropriate width to accommodate their proposed uses/function. All non-habitable rooms should be of an adequate size, height and shape, with sufficient natural lighting, and be ventilated directly by external air via a window. These standards will apply to all dwelling types, and both market and affordable housing.

2.34 Whilst dwellings should be reasonably sized, they must also have a suitably designed internal layout to ensure comfortable habitation for potential occupants. Therefore we will not only have regard to whether the minimum standard has been applied to all dwellings within the development, but will also determine if the internal layout is appropriate and fit for purpose. In determining the appropriate design and layout of dwellings, the need to comply with the Lifetime Homes Standard as per Policy H6 of the Core Strategy must be taken into consideration. The 16 Design Criteria (5 July 2010)⁷ for the Lifetime Homes Standard, or the most up to date criteria, should be applied to all new developments.

Light Pollution

2.35 Inappropriate lighting can create light pollution which can affect rural, coastal and urban areas. This type of pollution can have a detrimental impact on ecology and wildlife, obscure vision of the stars, and introduce a suburban feel into rural areas which can thus affect local character and cause stress and anxiety for those adversely affected.

2.36 Light pollution, as defined by Environmental Protection UK⁸, can take several forms including:

• Intrusive lighting – overly bright lighting or light spilling beyond an area intended to be lit.

• Sky glow – the glow seen above urban areas caused by stray artificial light being scattered by dust particles and water droplets in the sky.

• Poor lighting – lighting which is set inconsiderately or incorrectly including glare, energy wastage, ecological effects and aesthetics.

2.37 There is a need to minimise the adverse impacts of illumination (which is the process of lighting an object or surface) by avoiding unnecessary lighting, ensuring the level of lighting in new developments (including roads) is the minimum necessary for public safety, is energy efficient and respects the character of the locality. In some cases, full horizontal cut-off (the prevention of light spillage into adjoining areas) and other forms of containment of the light source may be required to prevent spillage and glare.

2.38 The District has three distinguishable areas which have varying sensitivity in terms of landscape character, impact on the Green Belt, nature conservation importance, and visual amenity. It is therefore considered appropriate to set out different lighting thresholds for external artificial lighting for these different areas. These different areas are referred to as environmental zones. Three distinguishable environmental zones have been identified below, based on those defined by the Institute of Lighting Engineers⁹ (with the exception of Environmental Zone 4 which encompasses town/city centres with high levels of night-time activity, and is therefore not considered to be applicable to the District) taking into account the characteristics of the District.

2.39 Environmental Zone 1: Lighting proposals that neighbour or are near enough to significantly affect areas of nature conservation importance, e.g. Sites of Special Scientific Interest, Special Protection Areas and Local Wildlife Sites and habitats serving key foraging and/or habitat connectivity functions will only be permitted in exceptional circumstances. External artificial lighting can have severe implications for the natural behaviour patterns (such as eating and sleeping patterns) of a range of animals and plants, and therefore sites and habitats which are deemed important in terms of their provision of wildlife should not be in anyway adversely affected. When determining the potential impact of a lighting proposal on areas of nature conservation importance the Proposals Map in the Allocations Document and the most up-to-date Strategic Environmental Assessment Baseline Information Profile should be referred to. Consultation with statutory bodies e.g. Natural England would also be undertaken and would need to be taken into consideration.

2.40 Environmental Zone 2: Outside development boundaries in the Green Belt and wider countryside – Lighting proposals within the open countryside will only be permitted if the applicant can demonstrate to the Local Planning Authority that the scheme proposed is the minimum needed for security and/or working purposes and that it minimises the potential for obtrusive light from glare or light intrusion to an acceptable level. Artificial lighting in the open countryside can have a demonstrable effect on ‘dark skies’, one of the special qualities of the rural landscape.

2.41 Environmental Zone 3: Within development boundaries – Lighting proposals that are within or adjoining residential or commercial areas will only be permitted if the applicant can demonstrate to the Local Planning Authority that the scheme proposed is the minimum needed for security and/or working purposes and that it minimises the potential obtrusive light from glare or light intrusion to an acceptable level. Obtrusive light can have a significant impact on the amenity of residential areas in towns and villages. Where large scale lighting proposals are adjacent to a settlement boundary, regard will also be had to any detrimental impact on the surrounding countryside. Consultation with statutory bodies e.g. English Heritage, particularly where lighting is proposed within Conservation Areas or in proximity to Listed Buildings, would also be undertaken and would need to be taken into consideration.

2.42 The guidance produced by the Institute of Lighting Engineers¹ recommends the setting of lighting limits before and after curfews (an agreed time, usually late evening, at which the level of artificial lighting should be reduced) within these environmental zones. However, the lower thresholds which would be applicable after curfews is not considered to be reasonable or appropriate as we will seek to ensure that lighting is the minimum needed for security and working purposes in any case. Therefore the upper thresholds for each applicable environmental zone should be the maximum illumination permitted. Within the three environmental zones defined above the following thresholds should apply:

Table 4 – Obtrusive Light Limitations for External Lighting Installations
(amended from the guidance provided by The Institute of Lighting Engineers)

Environmental Zone	Sky Glow ULR (Max. %)	Light Trespass (into Windows) Ev (lux)	Source Intensity I (kcd)	Building Luminance L (cd/m2)
1	0	2	2.5	0
2	2.5	5	7.5	5
3	5	10	10	10

Notes: ‘ULR’ or Upward Light Ratio is the maximum permitted percentage of luminaire flux that goes directly into the sky.
‘Ev’ is Vertical Illuminance in Lux and is measured flat on the glazing at the centre of the window. Lux is the unit of measurement of illuminance (the amount of light falling on an object). One Lux equals one lumen per square metre. A lumen is the unit of luminous flux (light) emitted by a light source or falling on a surface or object.
‘I’ is light Intensity in Candelas. Candela is the unit of luminous intensity of a light source in a given direction.
‘L’ is luminance (the intensity of the light emitted) in Candelas per square metre.

2.43 Further information on the application of these standards can be found within ‘Guidance Notes for the Reduction of Obtrusive Light’ developed by the Institute of Lighting Engineers.

2.44 Any lighting proposed should be the minimum necessary for safety and working purposes, and should be appropriately designed and installed in order to avoid unnecessary light spillage and trespass. The design, appearance and scale (i.e. the height) of proposed lighting and the impact on the character and appearance of an area will be carefully considered. In particular careful consideration will be given to lighting installations which may affect buildings, features and areas which are recognised for their historic and/or architectural importance (for example Listed Buildings and Conservation Areas) where government advice is that the special character of these areas, buildings and their settings should be protected from inappropriate development. The impact on locally listed buildings should also be carefully considered. The guidance produced by the Institute of Lighting Engineers¹¹ should be taken into consideration in the development and installation of any lighting proposals.

2.45 An appropriately detailed lighting scheme should accompany all full planning applications; however, the submission of a detailed lighting scheme may not always be necessary. When submitting an outline planning application, it is considered that an appropriately detailed lighting strategy should accompany the application. The level of detail required should be determined in consultation with the Council’s Development Management team. It may therefore be necessary to submit a more detailed lighting scheme at a later date. However, depending on the level of detail provided within the lighting strategy, a scheme may not be considered necessary.

2.46 Floodlighting of sports and other leisure and recreational facilities also requires careful consideration as it can be a nuisance to adjacent land users, have a detrimental impact on the countryside and can cause unnecessary glow in the night sky. Any proposal for floodlighting must demonstrate how essential it is for the associated land use and must be of a design to minimise the impact on the environment and its surroundings. Details to be submitted must be adequate to enable the assessment of the effect of the lighting and the appearance of the fittings.

Telecommunications

2.47 The implementation and maintenance of effective telecommunications networks such as telephone and radio masts within the District are essential to the development of the local economy and for the benefit of the local community.

2.48 The NPPF recognises the need to ensure the continued functioning and extension of existing telecommunications systems and the development of new networks whilst balancing the need to protect visual amenity and minimise environmental impacts. Assuch, we will seek to ensure that, particularly in the more rural areas of the District, there are adequate telecommunications systems (either through the maintenance or extension of existing networks, or the provision of new networks). Adequate provision will be balanced against ensuring that there are no unacceptable effects on the natural and built environment, in particular sites of local, national and international nature conservation importance (including Sites of Special Scientific Interest (SSSIs), the Coastal Protection Belt, Ancient Woodland, Special Areas of Conservation (SACs), Special Landscape Areas (SLAs), Local Wildlife Sites (LoWS) and the Upper Roach Valley) or sites of historic significance (such as Conservation Areas and Listed Buildings), and the impact on visual and residential amenity is minimal.

2.49 Where environmental improvements are to be encouraged, especially in the District’s Conservation Areas, and other town and village centres, we will seek the co-operation of telecommunication providers in ensuring wherever possible that telephone cables areprovided underground and that telephone boxes are sensitively designed and appropriately sited. Providers will be encouraged to dismantle all disused overheadlines.

2.50 The siting of substantial masts, which are essential to the operations of the various mobile phone companies, must be carried out with great care to ensure that sensitive areas do not suffer a loss of residential or visual amenity. Regard must be had however, to the limitations imposed by the nature of the telecommunications network and the technology that can constrain operators' choice of sites. A balance, therefore, needs to be struck.

2.51 Where the erection of a mast requires planning permission, their siting must be avoided in the sensitive areas of the District, as far as practicable. These areas include Conservation Areas, Listed Buildings, Sites of Special Scientific Interest (SSSIs), the Coastal Protection Belt, Ancient Woodland, Special Areas of Conservation (SACs), Special Landscape Areas (SLAs), the Upper Roach Valley and Local Wildlife Sites (LoWS). There is also a need to assess whether masts will affect any bird migration patterns and consultation will be undertaken with Natural England to assess this risk.

2.52 It is noted that planning permission is not required for all forms of telecommunications development. However, technical information supporting an application for planning permission must be accompanied by an ICNIRP (International Commission on Non-Ionizing Radiation Protection) certificate, which confirms that the emissions for the proposed installation are in compliance with the ICNIRP exposure guidelines. This ensures that the potential impact on amenity is taken into consideration.

2.53 Furthermore, there is a clear need to ensure communication between the different telecommunication companies to avoid the need for the erection of duplicate masts. Careful consideration needs to be given to the potential for mast sharing and also the placing of masts on existing buildings where their overall impact can be less than for a freestanding structure.

Character of Place

Local List

2.54 The new Local List, which is being reintroduced through the Core Strategy, identifies individual buildings, groups of buildings or items of street furniture which are of local historic, architectural or visual importance, are locally distinctive or are considered to be character enhancing.

2.55 We recognise the importance of such buildings which contribute to the distinctive character of each area within the District and enhance the local environment. The setting of such buildings is considered to be of particular importance. We do not want to be overly restrictive but aim to provide guidance and criteria which will help to protect special characteristics of locally listed buildings or items of street furniture and encourage sensitive alterations and modifications, where appropriate.

2.56 We will work with owners of buildings included in the Local List at all stages of the planning process, and encourage them to avoid proposals for demolition, unsympathetic alterations or changes which will diminish the value of their buildings in historic, architectural or townscape terms.

Demolition within Conservation Areas

2.57 Conservation Areas, as designated by the Council, are areas of special architectural or historic interest where we have a statutory duty to preserve or enhance their character and appearance. The character of an area derives from a number of elements; these can include the siting and design of its buildings, open spaces, views and features such as walls, the landscape, streetscene, materials and the activities that take place there.

2.58 We have control over the demolition of most buildings (including walls and structures) within Conservation Areas by virtue of Section 74 of the Planning (Listed Building and Conservation Areas) Act 1990.

2.59 The prime consideration when assessing such applications will be the desirability of preserving or enhancing the appearance of the area. The contribution made by the building to the architectural and/or historical interest of the area, and the wider implications of the building's demolition on its surroundings and on the Conservation Area as a whole will be taken into consideration.

2.60 Consent for the demolition of any building will not be granted unless there are acceptable plans for the future use of the site. In cases where redevelopment of the site is proposed, consent for the demolition will not be granted until full planning permission has been approved for the redevelopment scheme, and no demolition may occur until a legal agreement between Rochford District Council and the developers for redevelopment is in place.

Development outside, but close to the boundary of, Conservation Areas

2.61 Conservation Areas are designated to protect the character and important value of particular townscapes. Conservation Area Appraisal and Management Plans have been produced to aid their protection and enhancement, and Conservation Areas are protected through national guidance and legislation.

2.62 Development in areas which are outside, but adjacent to, Conservation Areas can have an impact on the visual amenity, character and value of those areas which are protected and so will seek to ensure that they do not have a negative impact on the Conservation Area. The impact a proposed development may have on a Conservation Area will be determined on a site-by-site basis.

---

¹ The Council considers major development as defined within the Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006 ² ‘Secured By Design’ information available from www.securedbydesign.com/index.aspx ³ A tandem relationship between dwellings, where one dwelling directly faces the rear of another, should be avoided. This relationship is considered to be unacceptable as it can generate overlooking and privacy problems and can therefore be detrimental to the amenity of existing, and future, residents. ⁴ Housing Quality Indicators (HQIs) available from www.homesandcommunities.co.uk/ ⁵ Place, Homes, People Policy Guidance – English Partnership’s Quality Standards Delivering Quality Places. Revised: from November 2007 available from www.englishpartnerships.co.uk/qualityandinnovationpublications.htm ⁶ Housing Quality Indicators Form (updated April 2008) which identifies design and quality standards for affordable dwellings – available from www.homesandcommunities.co.uk/ ⁷ 16 Design Criteria from 5 July 2010 (REVISED) for the Lifetime Homes Standard available from www.lifetimehomes.org.uk ⁸ Environmental Protection UK (Light Pollution Criteria) available from www.environmental-protection.org.uk/neighbourhood-nuisance/light-pollution/ ⁹ The Institution of Lighting Engineers (Guidance Notes for the Reduction of Obtrusive Light) available from www.theilp.org.uk/uploads/File/Technical/RLP%202005.pdf ¹⁰ The Institution of Lighting Engineers (Guidance Notes for the Reduction of Obtrusive Light) available from www.theilp.org.uk/uploads/File/Technical/RLP%202005.pdf ¹¹ The Institution of Lighting Engineers (Guidance Notes for the Reduction of Obtrusive Light) available from www.theilp.org.uk/uploads/File/Technical/RLP%202005.pdf