The Planning process: How Development must Contribute

Design

4.1 In line with Local Plan Policy GE1 it is recommended that a stand-alone green infrastructure parameters plan, with open space typologies and area by square meter highlighted, is provided as part of any major planning application where on-site public open space is to be provided. This will assist council officers when assessing the necessary requirements for the provision of on-site open space.

4.2 Where possible green and open spaces within a development should connect to each other so that the entire development can be traversed seamlessly via green routes by pedestrians and cyclists. Developments should pay special attention to connecting their site to any neighbouring developments; whether established, in progress or due to come forward in the future. Connections need to extend to the wider network of pedestrian routes, cycle routes and green spaces. Such linkages also provide vital connections for wildlife, ensuring that green spaces are linked and not fragmented. Residents, workers and visitors need to be able to access the extensive areas of open space throughout the city and the surrounding area via safe and, where possible, green routes. Pedestrian and cycle routes throughout the development should be integral to the design and provide sufficient green links to the surrounding area and existing areas of settlement.

Calculating need

4.3 In determining how much new and/or improved open space provision should be delivered alongside new housing development, the starting point is to calculate the level of demand (additional population) generated by that development. Depending on whether a planning application is made in full (including reserved matters applications) or outline form, the method of calculating the resultant population and the consequent level of demand will vary.

4.4 The flow chart below outlines the process which should be followed in order to identify the amount of open space to be provided by a particular proposal. The flow chart should be read in conjunction with:

Table 3: Household Size

Table 4: Provision of Open Space by Accommodation

Table 5: Minimum Requirements for On-site Open Space

Table 6: Worked examples of minimum standard requirements

4.5 Where the precise details of a development scheme are available, i.e. the size, mix and number of dwellings, the most appropriate way of calculating the population to be generated is to use the number of bed-spaces within a dwelling type as an approximation of household size. Table 3 below sets out the average household size (number of people) for each size of dwelling. The number of units of a given size within a development scheme should be multiplied by the relevant average household size to calculate the resultant population. See Table 6 for worked examples.

Table 3: Household Size

4.6 It is important to note that certain types of residential development will not generate demand / place additional pressure on certain types of open space, e.g. an extra care housing scheme will not generally generate demand for Equipped Play Areas. Table 4 sets out what forms of development will generate additional demand for each form of open space. However, this can only be taken into consideration where the precise details of the scheme are available. Local context will also be relevant in determining the precise requirements, particularly the proximity to existing facilities. If a proposal does not generate demand for a particular type of open space, then the equivalent provision of an alternative typology should be provided. Applicants will be required to justify through evidenced documentation, why a particular typology cannot be provided.

Table 4: Provision of open space by accommodation

Outline Applications

4.7 For applications seeking outline planning permission, population should be calculated using an average household size of 2.4 people per dwelling, which accords with evidence provided by the City Councils Strategic Housing Market Assessment. The density of developments will be determined at the Reserved Matters stage.

4.8 Having calculated the number of people generated by development, the minimum requirement for each form of open space is to be calculated using the information in Table 5 below. As a minimum we expect sites of 10 dwellings or more to provide these on-site open spaces. It should be noted that these are taken from the Green Space Strategy, which includes a wider range of open space typologies. These can be seen in full in Appendix 3. In some instances, additional types of open space may be required depending upon the nature of the scheme proposed. For example, allotments in an area where there is high demand and a shortfall of provision. These cases will be considered on their own merits.

Table 5: Minimum Requirements for On-site Open Space.

(Figures are taken from the Green Space Strategy Appendix A)

4.9 Table 6 below demonstrates how this calculation should be applied.

Values for the minimum standard requirements should replace the "X" in the first column of the calculation formula, e.g. 0.84 ha per 1,000 population for the provision of formal open space for Children and Young People. Appendix 3 of this SPD provides further information on the necessary standards in terms of quantity but also the expected quality and design aspects. For the purposes of these worked examples the figure of 2.4 people per dwelling has been used in order to replicate an outline application (see para 4.6).

The minimum threshold which would result in a requirement for delivering on-site open space is 0.1ha (gross).

4.10 Depending on whether or not the minimum size standard is exceeded, either an on-site or off-site contribution will be required.

Table 6: Worked examples of minimum standard requirements

The above example would require delivery on-site as its above the minimum threshold of 0.1ha.

The above example would require delivery on-site as its above the minimum threshold of 0.1ha.

Worked examples where the minimum threshold is not met

The above example would require delivery off-site, as its below the minimum threshold of 0.1ha.

The above example would require delivery off-site, as its below the minimum threshold of 0.1ha.

4.11 If the quantitative requirement is greater than or equal to the minimum size standard (0.1ha), that requirement should be delivered on-site. If the quantitative requirement is lower than the minimum size standard, an off-site contribution which is equivalent to that requirement will be sought. Site contributions for the improvement of an existing open space will be equivalent to the quantitative requirement calculated using the method outlined above.

4.12 Open spaces that do not meet the required minimum size standard will not count towards meeting the quantitative requirement. Nevertheless, this should not preclude the incorporation of grass verges, planted areas and other smaller landscaping features within development schemes where they help to provide visually attractive housing developments. Local Plan Policies H9: Density and DE1: Ensuring High Quality Design are of relevance in this regard.

4.13 A clear management strategy to ensure appropriate and long-term maintenance should be provided. If a green space is to be adopted by the City Council, then a commuted sum will be required. These costs will be determined on a case by case basis.

Costings

4.14 Indicative costings for the provision of formal open space including equipped play areas are set out in Appendix 4 of this document. The costs serve as guidance only and are based on 2019 figures which will be refreshed when new costings are available. Final costs will be subject to the context of the specific proposal, its location, accessibility and the quantity and quality of existing local provision, as set out in the Green Space Strategy. Guidance on design and standards is set out in Appendix 3.

Off Site contributions

4.15 A set out earlier in this SPD, there may be exceptional circumstances where off site contributions are needed. This includes development inside the ring road where on site provision is unlikely to be realistic and contributions must contribute to the shared public spaces within the city centre along with innovative on-site provision such as roof gardens and other opportunities for shared spaces such as balconies and terraces for example. These features are in-line with Local Plan Policy H3, where the amenity of residents and users of space is considered.

Securing Delivery

4.16 Paragraphs 56 and 57 of The National Planning Policy Framework (NPPF) state that Local Planning Authorities should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations. Planning obligations should only be used where it is not possible to address unacceptable impacts through a planning condition. It also states that planning obligations should only be sought where they meet all of the following legal tests:[1]

A planning obligation may only constitute a reason for granting planning permission for the development if the obligation is:

(a) necessary to make the development acceptable in planning terms;

(b) directly related to the development; and

(c) fairly and reasonably related in scale and kind to the development