PROTOCOL FOR DETERMINING PLANNING APPLICATIONS FOR HOUSING DEVELOPMENT

To be reviewed April 2012 or upon implementation of the National Planning Policy Framework (NPPF) (whichever is the sooner)

Matters for consideration

Is the land inside a Local Plan Development Boundary? If not, the following considerations will apply:

• If the application site lies within the Green Belt, the AONB or an identified flood plain, permission should be refused.  There will be presumption against the grant of permission for proposals for development in Areas of Development Restraint (ADRs), unless there are extenuating circumstances.
  

• If the application site does not feature in the Preferred Options of the South Worcestershire Development Plan (SWDP) there will generally be a presumption against the proposed development unless it out-performs an allocated site.  Matters such as sustainability, relationship of the site/development to the existing pattern of development in the settlement, landscape impact and physical and technical constraints will be taken into account in any such assessment.

• If the proposal is strategic, ie. it relates to one of the urban extensions to Worcester, Pershore, Droitwich Spa or Evesham identified in the Preferred Options of the SWDP, or a competing alternative, there is a possibility that the overall strategy for directions of growth could still change. There will be a presumption against the grant of permission at this stage.

• Proposals for urban extensions to Worcester City will need to be assessed against the City’s 5-year housing land supply, and the likelihood of sites within the City boundary coming forward in the near future.  The formal views of the City Council will be given appropriate weight in any recommendation.

• ·If the proposal does not relate to an urban extension, the extent to which the proposal would contribute to the 5 year housing land supply shortfall will be a consideration (50 units would equate approximately 10% of the current shortfall). If the granting permission is to be considered on these terms, it will be necessary to have regard to the consultation on the Preferred Options of the SWDP.  Matters such as whether there are significant objections to development of the site, or potentially better alternative sites being submitted, will be taken into account.

• If it is considered that the development is needed to contribute to our 5-year housing land supply, the following criteria will need to be satisfied before the grant of planning permission can be considered:

       -   It is a full application
  
       -   There are no environmental or technical reasons why planning permission should not be granted:
           landscape impact, design and layout, highway impact, drainage concerns, etc.
         
       -   The proposed development includes enhanced environmental performance measures (exceeding
           current Building Regulation requirements)
  
        -  The applicant/developer has indicated acceptance of a planning permission restricted to 12 months,
           to demonstrate an early commencement on site and delivery of the housing
  
        -  The proposed development includes at least 40% affordable homes (of mixed tenure)
  
        -  The applicant agrees to contribute towards strategic infrastructure needs, in particular towards the
           Worcester Transport Strategy (where appropriate),  as well as pay the normal developer contributions
           generated by the development itself
  
        -  There is generally community support for the proposed development
  
        -  Where required, the Departure procedure is followed.
  
  Note:  Nothing in the Protocol will prevent consideration of planning application for rural exception sites or for proposals coming forward through the Neighbourhood Planning process.