Local Development Framework Supplementary Planning Document Residential Character Areas June 2010 Supplementary Planning Document - Residential Character Areas Contents 1 Introduction 2 2 Policy Context 3 National Policy 3 Regional Policy 3 Local Policy 3 Links to Other Plans 4 3 How to apply this Guidance 6 Pre-application stage 6 Planning applications 6 Planning decisions 6 Planning conditions 6 4 What is a Residential Character Area? 7 Background 7 What is a residential character area? 7 How do they differ from Conservation Areas? 7 What characteristics identify a residential character area? 7 The need for residential character areas. 8 5 General Principles for future development 9 6 Residential Character Areas 11 7 Further Information 12 8 Resources and Further Reading 13 Appendices Appendix 1 - Eccleston: Brooklands Road, Arcadia Grove, Springfield Lane 14 Appendix 2 - Eccleston Park: Central Avenue, Elm Grove, Albany Avenue 17 Appendix 3 - Rainhill: Old Lane, Warrington Road, View Road 20 Appendix 4 - Town Centre: Birchley Street, Hall Street, Parade Street 23 Appendix 5 - West Park: Cambridge Road, Rivington Road, Knowsley Road 26 Appendix 6 - West Park: Regents Road, Grosvenor Road, Laurel Road 29 Appendix 7 - Windle: Dentons Green Lane, Windleshaw Road 33 Appendix 8 - Windle: Rainford Road, Kiln Lane, Walton Road 37 St.Helens Supplementary Planning Document - Residential Character Areas 1 Introduction 1.1 One of the Government’s key objectives is that design is important in the delivery of sustainable development in that development should be appropriate to its context and improve the character and quality of an area (PPS 1). The quality of design of new developments also affects their success and can have a wider impact on the quality of life of residents in the Borough. Planning can play an important role in improving the built environment and ensuring development has due regard to existing areas. 1.2 The aim of this Supplementary Planning Document (SPD) is to set out the expectations of the Council in relation to development in areas of residential character and to provide guidance on the design and appearance of new development. This guidance will provide information for all those involved in the development process about what should be considered when designing schemes that are to be submitted for planning approval. 1.3 The SPD will not have the same status as the development plan, but once adopted, will be an important material consideration in planning decisions. It is envisaged that this SPD will ultimately form part of the St Helens Local Development Framework that will eventually supersede the Unitary Development Plan. 1.4 The key objectives of this SPD are: To provide clear and consistent guidance on the design of new development. To assist in the determination of planning applications for developments in residential character areas. To encourage good practice in the design of new developments to ensure that it makes a positive contribution to their location and does not detract from their context. To ensure that any features that are highlighted as a characteristic of a residential area are not removed in any development proposals put forward. To ensure developments are sympathetic and appropriate to the character of the Borough’s residential character areas. To improve the quality of the built environment in the Borough. 1.5 The residential character areas have been identified through constant survey and review by the Council. Some have been identified by residents and comminity groups through other public consultations in relation to other planning documents whilst otheres have been highlighted from particular concerns identified when dealing with planning applications in such areas. 1.6 The SPD will be continually monitored through analysis of development control decisions and through annual survey of areas and identification of new areas. 2 St.Helens Supplementary Planning Document - Residential Character Areas 2 Policy Context National Policy 2.1 Government guidance contained within Planning Policy Statement 1 (PPS1) Delivering Sustainable Development (2005) sets out the Government’s national planning policies on the delivery of sustainable development through the planning system. PPS1 emphasises the importance of good design to make attractive, usable, durable and adaptable places. It states that “design that is inappropriate in its context, or which fails to take opportunities available for improving the character and quality of an area and the way it functions should not be accepted”. 2.2 Planning Policy Statement 3 (PPS3) Housing (2006) emphasises the need for all local authorities to ensure that new development “Is well integrated with, and complements, the neighbouring buildings and the local area more generally in terms of scale, density, layout and access” and, “creates, or enhances, a distinctive character that relates well to the surroundings and supports a sense of local pride and civic identity”. 2.3 The Department for Communities and Local Government (DCLG) Circular 01/06: Guidance on Changes to the Development Control System, highlights that design and access statements for outline and detailed planning applications should demonstrate how the design has taken into account the existing features of the site and the characteristics of the surrounding area. Regional Policy 2.4 This SPD will take into account the new North West Plan (North West Regional Spatial Strategy – Proposed Changes Version – RSS), which provides a framework for the physical development of the region. The RSS was adopted on the 30th September 2008 and replaces the old Regional Planning Guidance (RPG). It now constitutes part of the Development Plan for the Borough. 2.5 The RSS details relevant policy to be considered within this SPD. Notably with regards to: DP1 Spatial Principles SP2 Promote Sustainable Communities Local Policy 2.6 For the purpose of this SPD, policies referred to will be from the saved version of the St Helen’s Unitary Development Plan (UDP, adopted in 1998), until the Core Strategy from the Local Development framework replaces this. Unitary Development Plan (UDP) 2.7 St Helens Unitary Development Plan (UDP) contains a number of primary strategic aims that are relevant to the SPD which are set out in Part 1 of the written statement. These include: To secure urban regeneration. To balance the needs of new development and protection of the environment. St.Helens 3 Supplementary Planning Document - Residential Character Areas To improve the quality of the environment to make St Helens a more attractive and safer place in which to live, work, play, invest and visit. To take account of the need of all sectors of the community in the provision of housing, employment, transport, recreation facilities and infrastructure. To conserve resources and work towards the principles of sustainable development. 2.8 In addition UDP Policy GEN 1 (Primacy of the Development Plan), expects that policies and proposals maintain and enhance the character and appearance of St Helens through appropriate design. 2.9 The Design Guidance SPD (2007) provides additional advice on the design and layout of new developments as well as outlining the process that needs to be followed to achieve these objectives. The Design Guide sits alongside this SPD and also supports the approaches taken to ensure good design. 2.10 The Landscape Character Assessment for St Helens (2006) provides a comprehensive character assessment of the Borough. It recognises the importance of maintaining and enhancing the different character areas, giving guidance on both positive and negative features as well as recommendations for protection and enhancement of the landscape. With the different character areas it assesses the contribution of trees and woodland to the landscape. It also identifies opportunities for enhancing, restoring and creating new landscapes through tree and woodland planting. The document is used to inform planning and development proposals. 2.11 The content of this SPD needs to be considered alongside any others adopted by the Council. The Core Strategy 2.12 When the Core Strategy is adopted by the council in 2010, this will replace the UDP within the Borough as the Development Plan. At this point, all reference for the SPD will be made to the Core Strategy upon adoption. However, the published Draft Core Strategy (2009), Policy CH1 - Providing Housing Quality in St Helens, recognises the need to safeguard "the character of established residential areas from over-intensive and inappropriate new development". Policy CP1 - Ensuring Quality Development in St Helens expects development proposals to "maintain and enhance the overall character and appearance of the local environment (with regard to siting, layout, massing, scale, design, materials, building to plot ratio and landscaping)". Links to Other Plans 2.13 This SPD takes into account the requirements of the Human Rights Act (1998) in that all design principles will comply with the Articles of the Convention and Protocols of this Act, unless there is a lawful justification not to. Article 8 of this Act in particular requires public authorities to respect the right for private and family life in policies, decisions and service delivery. 2.14 The guidelines set out in The Disability Discrimmination Acts (1995 and 2005) provide advice on the need to ensure access for disabled people in all development proposals. The Merseyside Code of Practice on Access and Mobility is an advisory document that offers guidance 4 St.Helens Supplementary Planning Document - Residential Character Areas on best practice in designing environments not only to meet the needs of disabled people but also those who may otherwise be restricted by the design of buildings, structures, highways or transportation. The principles in this SPD will comply with these requirements. 2.15 For information on resources and further reading see Chapter 8. St.Helens 5 Supplementary Planning Document - Residential Character Areas 3 How to apply this Guidance 3.1 Development control is key to ensuring that all proposals have due regard to their context and any special characteristics of an area within St Helens.