Carlisle District Local Plan.indd - Carlisle City Council

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Carlisle District Local Plan 2001 - 2016 Revised Redeposit draftThe delivery of affordable housing will be dependent upon the situation at the time of aplanning application to provide the detailed level. In addition a Supplementary PlanningDocument on affordable housing will be produced to complement and support this policy.This will include clear guidance on the process and formula to determine the contribution tobe made through commuted sums and the level of provision required.POLICY H6 Rural Exception SitesProposals for residential development may be permitted in locations where suchdevelopment would not usually be permitted, provided the following conditions are met:1. the proposal is for low cost affordable housing to meet an identified need; and2. the proposal is supported by an S106 agreement which will satisfy therequirement that once built the residential units are retained for the benefit ofsuccessive as well as initial occupiers; and3. the proposal is well related to the settlement were the need has been identifiedand respects the local landscape character.5.37 PPG 3 advises that in appropriate circumstances Local Planning Authorities should considerthe release of land within or adjoining existing villages for housing which would notnormally be allocated or given planning permission in order to provide affordable housingfor local needs in perpetuity. The use of vacant rural buildings, within settlements, foraffordable housing may also be considered acceptable where they can meet the criteriaset out above. This is provided that need can be demonstrated, that local need can not beaccommodated in any other way and that long term arrangements can be made to reservethe housing for local people.5.38 Since planning conditions can not normally be used to impose restrictions on tenure oroccupancy, the City Council must be satisfied that adequate arrangements have been madeto ensure that houses built on such sites remain available for low cost housing and do notfind their way onto the open market. Before the City Council is prepared to consider anapplication under this policy, specific evidence will have to be provided, in the form of anup-to-date local survey, to demonstrate the particular need for low cost housing in the area.Such surveys can be carried out by Parish Councils and must indicate the particular sector(s)of the market where need is apparent. Cumbria Rural Housing Trust undertakes many ofthese surveys on behalf of Carlisle City Council.5.39 Examples of such need are as follows:1. existing residents needing separate accommodation in the area (e.g. couples living insingle person lodgings, people needing to leave tied accommodation, overcrowdedhouseholds);2. people whose work provides important services and who need to live closer to thelocal community;3. people who are not resident locally but have long-standing links with the localcommunity and wish to return (e.g. elderly persons requiring family support);4. people with a job offer who can not take up the offer because of lack of affordablehousing.5.40 In each case, the particular site put forward will be carefully examined. Although proposalsof this nature will be viewed more flexibly and sites considered which would otherwise not80 September 2006
Carlisle District Local Plan 2001 - 2016 Revised Redeposit draftreceive planning permission, sites must be well related to the existing settlement and mustavoid undue landscape impact, as well as complying with other policies of the Plan.5.41 Crucial to any scheme of this nature will be a secure agreement to ensure that the housesbuilt remain available for low cost housing to meet the local need identified at the outset.The City Council will only approve schemes of this nature if they are accompanied by alegal agreement which will achieve this objective. The most straightforward arrangementfor schemes for low cost housing is considered to be those developed by HousingAssociations, with a suitable lettings policy. Schemes from private developers, accompaniedby agreements under Section 106 of the Town and Country Planning Act 1990, will also beconsidered provided there are guarantees that the site will continue to be available for lowcost housing to meet the identified need. This can be achieved through a Local HousingTrust. In each case, the intention will be to ensure that sites permitted under this policy canbe developed for low cost housing because of the lower land values which will apply.5.42 The Council’s preferred method of Low Cost Scheme is for the Council to administer thescheme in perpetuity as it currently does for around a hundred homes in the District.POLICY H7 Agricultural and Forestry NeedWithin the remainder of the Plan area, outside areas covered by Policy H1 andProposal H156, permission will not be given for dwellings, except where applicationsare supported by a proven agricultural or forestry need. The size of dwelling should becommensurate with the scale of the business to which it relates.Section 106 agreements will be used to ensure that such dwellings are only occupied bythose working in agriculture or forestry.5.43 The protection of areas of open countryside is one of the fundamental principles of PlanningPolicy, as set out in National and Structure Plan guidelines. This policy seeks to apply thisprinciple, but at the same time to allow for essential development to take place. It is wellestablished that in certain cases, agricultural and forestry workers will need to live on theland where they work. In such cases, in assessing whether a need exists, the Council willrefer to the advice contained in Annex E to PPG7. This Annex remains extant and has notbeen superseded by PPS 7 Sustainable Development in Rural Areas. It should be noted thatin situations where areas of land are sold separately from a holding and farmsteading thereis no guarantee that permission will be given for a new dwelling.5.44 Where an agricultural or forestry need is established, the City Council will be particularlyconcerned to ensure that the siting of the new dwelling is well related both to existingdevelopment and local landscape features. The fact that the principle of a new dwellinghas been established does not mean that development in sensitive locations should beapproved.5.45 Applications for the removal of occupancy conditions will be considered on the realisticassessment of the continuing need for the dwelling. This assessment will be based on thecontinuing need for a dwelling for someone solely, mainly or last working in agriculture inthe area as a whole rather than just on the particular holding.September 2006 81
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