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3.1 Housing is an ingredient of fundamental importance in adopting an holistic approach to sustainable regeneration. This Chapter sets out the District Council's proposed approach in accommodating housing needs and requirements in the local plan period. A key objective will be to ensure sufficient quality housing of appropriate range and affordability can be provided to meet the aspirations of high profile investors, management and key employees together with essential workers such as nurses and teachers necessary to sustainable economic regeneration. Thanet has a significant advantage in that flood risk does not present a constraint in identifying sufficient housing site opportunities.

3.2 Sustainable development is promoted by optimising use of previously developed ("brownfield") sites and locating housing where best use can be made of public transport, walking and cycling. The Chapter addresses housing requirements in support of economic regeneration, and deals with housing land supply, constraints and opportunities in new housing provision, safeguarding of the existing stock and multiple occupation. It also addresses special housing needs including those of small households, low-income groups, and people in need of care.

3.3 The Council’s vision is that by 2011 Thanet will have a wider range of housing opportunities than exists today and will be able to provide housing to meet the needs of both local people and those attracted to the area by the growing number of quality jobs that have been provided on our Business Parks and at London Manston Airport.

3.4 As the image of our towns has improved so those currently vacant brownfield sites in and on the edge of the town centres will have been developed with quality accommodation to meet the needs of people who want to live near to these hubs of activity.

3.5 A new community with a thousand new homes, a school and other facilities will have been developed at Westwood close to the new town centre shopping area. Here there is a mix of houses to suit all pockets and within walking or cycling distance of jobs, shops, schools and leisure activities.

3.6 Policy guidance on housing (PPG3) states that the planning system should provide a choice of sites suitable and available for house building. The aim is to ensure that everyone has the opportunity of a decent home and to maintain the momentum of economic growth. The Guidance promotes greater choice of housing and recognition of community housing needs including affordable and special housing. It stresses that economic growth should not be frustrated by lack of homes for those looking to take up new employment opportunities. It also promotes sustainable patterns of development and making better use of previously developed land, (sometimes called "brownfield land"), re-use and conversion of existing buildings, and locating housing where occupiers will be less dependent on cars to reach jobs, shops and services. A national target is that by 2008, 60% of additional housing should be on previously developed land.

3.7 Regional Planning Guidance has recently been reviewed. The general thrust of the new guidance is towards a concentrated pattern of development making maximum use of opportunities for new dwelling provision in the urban areas in ways which enhance the quality of urban living. Housing distribution in the Guidance implies an average annual rate of provision for Kent of 5,700 units in the period up to 2006, with subsequent provisions for the region to be reviewed. It notes that a substantial element of affordable housing is required in the region, and that local plans should make provision to meet locally assessed needs.

3.7.1 The Guidance acknowledges the significant disparities in prosperity and areas of deprivation across the Region, and identifies Thanet as part of an East Kent Priority Area for Economic Regeneration (PAER). The Guidance recognises the existence of an adequate supply of employment land in East Kent PAER and that the development of infrastructure and port diversification are the springboard for its economic regeneration. It states "It is clear therefore that generally the provision of new employment land in the coastal area is less important than other factors in attracting investment. The quality of infrastructure and the availability of trained labour are two important factors, but of equal importance are those aspects which contribute to the quality of life; attributes such as the quality and type of available housing, the quality of the environment, range and quality of shopping and leisure facilities in towns, and the quality of schools in the area." This Chapter of the Local Plan aims to provide for an appropriate quantity and mix of housing as key infrastructure supporting Thanet’s regeneration agenda.

3.8 The level of housing provision, and its distribution between the Kent districts, is set by the Structure Plan. This is likely to be reviewed within the Local Plan period, in the light of revised regional housing provisions included in the revised regional planning guidance. The exact nature and location of Thanet's provision is a matter for this Local Plan.

3.9 In the 1980's Thanet experienced the highest level of migration of all Kent Districts. Because much of this migration was unrelated to economic performance or growth, due to the vulnerability of the local economy and natural resource constraints on the further outward expansion of the Thanet towns, restraint has been applied to projected requirements in setting Structure Plan housing quantities for Thanet. Therefore, current Structure Plan policy resists fresh land release for housing where an adequate supply already exists. However, recent Housing Land Availability Studies show that the historic surplus in land-supply in Thanet has since been depleted.

3.10 Subject to safeguarding policies to avoid "town cramming", Structure Plan policy gives priority to maximising the use of the building stock and land within existing urban areas particularly for small households who will benefit from being close to urban amenities. Growth in one-person households is projected to be by far the largest component of growth over the Structure Plan period (to 2011). The Plan points to the desirability of increasing the stock of smaller units in the housing stock.

3.11 It remains a fundamental aim of the Local Plan to safeguard and enhance the character and amenity of the district. This includes protection of the limited separation between the urban areas, and of the separate character of the Thanet towns, provided by the designated Green Wedges. The Local Plan contains specific policies to safeguard areas of environmental character and quality, areas of open space providing important physical separation, passive or other recreational value, sites of nature conservation value, and areas and buildings of historic significance. All housing proposals will be judged in relation to these policies, and where there is overriding conflict with these policies then such proposals will be resisted. 

3.12 The Plan encourages full use of opportunities arising from conversion, improvement and redevelopment of redundant land and buildings. Development of this kind can make useful additions to the dwelling stock and assist in urban regeneration. In aiming to maximise the use of the existing built up areas to meet housing requirements there is, however, an important balance to be drawn with the need to protect the amenity and functioning of the district as a place to live, work and visit. The Local Plan addresses the need to safeguard against "town cramming", and contains policies to safeguard urban environmental quality and valuable open spaces. Individual proposals for development or redevelopment including housing will be judged in relation to these policies.

3.13 This Local Plan considers housing needs throughout the plan period. However, it allocates land to provide a supply to the year 2009 only, and subsequent provisions will be a matter for review in the local plan period. The Plan promotes a mix of types of housing within quality residential environments. The aim is to provide for a variety of local needs ranging from single person/small household homes to selected opportunities for more spacious dwellings attractive to higher income family occupation and as a means of attracting quality investment in support of Thanet’s economic regeneration. Key principles in identifying housing land are optimising use of previously developed urban sites and maximising housing quantities in locations where services and jobs can be conveniently accessed by public transport, on foot and by cycle. As stressed in the Design chapter, quality design is fundamental to achieve successful schemes, and will be a requirement in promoting optimum site development potential. Assessment of the capacity of previously developed urban land in Thanet has shown that greenfield land release is required in order to maintain an adequate supply of house building land to 2009.

3.14 Housing is an essential ingredient in securing sustainable economic and social regeneration in the District. The housing requirements expected to be generated by prospective economic development potential identified and promoted in this Local Plan are fundamental in establishing the level of housing provision to be made in the Local Plan period. Four main sources of employment growth are identified below.

1. Expansion of activity at London Manston Airport with potential capacity for handling 1 million passengers and 250,000 tonnes of freight per annum within the plan period, together with freight, warehousing, aircraft maintenance/repair and other airport operational activities.
2. Economic development at allocated Business Parks (Manston Park, EuroKent and Thanet Reach)
3. Economic development at employment land located adjacent to the District within the Sandwich Corridor, which is expected to become available as serviced employment land within the Local Plan period.
4. Expansion proposals at Pfizer Ltd., located in the Sandwich Corridor, which are expected to generate demand for additional homes early in the local plan period.

3.15 These employment sources may impact on Thanet’s prospects for achieving sustainable economic regeneration by attracting employees (including middle income groups) to live in the District. The Council is therefore concerned to provide a sufficient quantity and range of homes as a means of accelerating sustainable economic regeneration. In addition to quantity limitations, the current land supply consists predominantly of small sites in an urban setting, and in some instances in locations where current market value makes site development economically unviable and unattractive to providing a range of homes.

3.16 Development of the above employment sites will be dependent on provision of utilities and market take up. Strategies to gear utilities infrastructure provision with development of employment land suggest that approximately 75% of Thanet’s allocated Business Parks and an element of employment land in Sandwich Corridor could be taken up by the end of the Local Plan period. Application of jobs to floorspace ratios suggests that sources 2 & 3 could generate some 9,000 6,000 new jobs by 2011. The airport may be expected to generate a further 4,000 3,660 additional new jobs by 2011. Resultant need for new homes has been assessed on the basis that a proportion of these jobs will be taken by unemployed people, employees currently commuting outside the district for work, and by people choosing to live outside Thanet. In addition the Council believes that it should provide additional housing opportunities to attract 50% of employees associated with planned expansion at Pfizer Ltd. In total these prospective jobs are expected to generate a housing requirement of some 4,700 4,200 homes in the period to 2009 2011.

3.17 Reflecting government guidance, this Local Plan adopts a phased managed approach to housing land provision, allocating sufficient sites to meet expected requirements to 2009 only. The above approach points to a requirement for approximately 4,700 additional homes to 2009. With potential reduction in projected average household size, this the total level of provision may be conservative.

3.18 The (1996) Kent Structure Plan sets firm housing provisions from 1991-2006. Provisions in the period 2006-2011 will be reviewed as the Structure Plan is rolled forward, reflecting revised regional planning guidance. It sets the following provisions for housing (all forms of housing units) in Thanet district.

3.19 Land availability has been monitored regularly, often in conjunction with the House Builders' Federation. The most recent study (base date April 1999 31st March 2001) shows the following supply in Thanet in relation to current Structure Plan requirements.

* Outstanding units reflects units constructed since the start of the Structure Plan period.

Table 2 shows that over the local plan period to 2011 there is a shortfall of some 1,303 750 units in relation to the current Structure Plan requirement. There is also a shortfall of 583 77 units to 2006.

3.20 The 1996 Structure Plan did not anticipate the level of new job creation associated with them impact of London Manston Airport on committed employment land, nor that relating to land at Sandwich Corridor and Pfizer’s planned expansion, now envisaged in the Local Plan.

3.21 In order that current opportunities for sustainable economic development are not frustrated by lack of housing opportunities, this Local Plan identifies sufficient land to accommodate 4,700 4,200 homes in the period to 2009 2011. Provisions beyond that period will be a matter for review, and housing land Housing provisions and take up will be reviewed early in the Plan period, by or before 2006. Housing land release will be managed by placing allocated sites into two phasing periods (2001-2006 and 2006-2011) which dovetail with the phasing periods applied in the current structure plan. Such a phased approach will enable employment and housing land take up to be monitored thus informing the need for any further land provision required later in the Local Plan period.

3.21.1 Reflecting the fact that a significant part of the housing provisions in the Plan consist of brownfield sites with existing planning commitments it is considered reasonable to adopt a split of approximately 60%: 40% between the two phasing periods. Policy HNP1 apportions appropriate quantities to the two periods.

Approach To Identification of Housing Land Supply

3.22 The location of new housing presents a major opportunity for promoting a sustainable development pattern. Site identification has followed a sequential search process, considering first previously developed land and buildings in urban areas, urban extensions and finally new development around nodes in good public transport corridors.

3.23 The Council has aimed to optimise the use of previously developed land and sites particularly where jobs, shops and services will be accessible without car reliance. Thanet is a relatively compact District and few locations in its urban belt are "remote" in these terms. Existing commitments provide a significant contribution to previously developed land opportunities.

3.24 The Council has undertaken an Urban Capacity Study (as required by PPG3) to assess the potential contribution that can be expected from these commitments and other opportunity sites, including an allowance for bonus "windfall" sites coming forward, on previously developed land. Identified opportunities arise mainly from small sites, including residential conversions. However, cumulatively these contribute quite significantly to total housing provision. The built-up areas of Thanet’s rural settlements also make a minor contribution.

3.25 The Council’s Urban Capacity Study has assessed the potential capacity of the previously developed land supply and anticipates that this source could, theoretically, yield some 3,400 homes in the period to 2009. In addition, this Local Plan anticipates provision of approximately 100 units at Ramsgate waterfront, (Policy T3) adding some 100 extra dwellings to the quantity of previously developed land, and reflected in Table 3 below.

3.26 The estimated supply of previously developed land includes an allowance of 100 units per annum from windfall sites. Depending on the actual rate of contributions, the theoretical proportion of total provision that could be met on previously developed land ranges from between 55-74%. Due to local land market conditions, the Urban Capacity Study concludes that theoretical capacity in Table 3 would be extremely difficult to achieve. The Council has therefore adopted a target of achieving 60% of the above provisions on previously developed sites. It will review actual completions on previously developed land in assessing achievement of these targets and any future greenfield balance that may be required.

3.25 The Council’s Urban Housing Capacity Study has assessed the potential capacity of the urban area and anticipates that this could, theoretically, yield some 3,000 homes in the period to 2011. This includes allowance for unidentified "windfall" sites that may come forward in the period. Table 3 summarises the Study’s conclusions on potential capacity in the plan period and for the two phasing periods to be applied in managing land release. The individual sites are listed at Appendix B1.The total capacity indicated in the Urban Capacity Study includes a small quantity of urban land that was not previously developed (57 units). On this basis the Study suggests a capacity of 2,943 units from previously developed land. This represents 70% of total provision in the Plan period. On this basis the Council has adopted a target of achieving 70% of housing provision on previously developed land in the Plan period.

3.25.1 Table 3 indicates the balance of greenfield land needed to meet the total provisions. This Local Plan identifies sufficient greenfield land to accommodate this balance. (See heading Greenfield Land Allocations below). Sites contributing to total provision in the Plan are those identified in the Urban Capacity Study together with these additional greenfield allocations. These (excluding windfall sites) are listed Appendix B1.

3.25.2 PPG3 has introduced a Plan Monitor Manage approach to new housing development. An essential feature of this is managed release of housing sites. The objectives of the Council’s phasing policy are to regulate and gear the rate of housing provision in line with anticipated employment growth through the Plan period, to control the rate at which the Greenfield site component comes forward, and to meet the Council’s land recycling target.

3.25.3 Suitability and phasing of identified housing sites were tested using a sequential approach reflecting PPG3 and based on the criteria set out in HNP3 below. Release of identified sites will be regulated through Policy HNP2, after making allowance for windfall sites coming forward over the Plan period.

3.25.4 Applications for windfall sites will be assessed against Policy HNP3 (the same criteria applied to identified sites). In order to support the Plan’s housing strategy, the Council will aim to ensure that a rolling three-year supply of house building land exists across the plan period. This will be used as a general benchmark when periodically monitoring the take-up of allocated sites and incidences of windfalls against total housing provisions.

3.27 Committed and new housing sites identified in this Local Plan making up total provision in this Local Plan are allocated for such purposes on the Proposals Map and listed in Appendix B1. (See note 2 to Policy H1). A substantial proportion of this supply is already committed for such use and is identified in a schedule in the Appendices. New sites are identified in a separate schedule (in the Appendices) which also indicates where allocation of particular sites is through policies additional to Policy H1 below. The contribution of the various sources to the total supply is indicated in a table in the Appendices.

3.28 In allocating land to meet provisions to 2009 2011, this plan identifies, on the Proposals Map, greenfield housing land to meet the balance identified in table 3. Identification of greenfield housing provisions has been guided by the need to identify sustainable locations, where infrastructure provision is adequate/economically feasible, where sites are of sufficient size to accommodate a mix of housing sizes and types to support balanced communities, to provide locational choice in support of economic regeneration, and avoid any conflict with operational considerations relating to London Manston Airport. Land at Westwood is allocated as a sustainable greenfield site of sufficient size to accommodate 1,000 dwellings. Smaller greenfield sites, providing additional potential capacity of 200 dwellings, are identified at Minster to provide a degree of locational choice together with land on the east side of Manston Road, Ramsgate. Existing greenfield commitments, identified in the 1999 Housing Land Study, are expected to provide 70 units, and are carried forward as allocations on the Proposals Map. (Anne’s Close, Birchington and Dumpton Gap Road, Fair Street and Bromstone Stables, Broadstairs). A small number of sites which are not previously developed was identified in the Urban Housing Capacity Study. Some of these sites already have consent and some were already under construction at the Study base date. These sites are expected to accommodate some 57 dwelling units in total. Being located within the urban area they are considered sufficiently sustainable and are allocated as greenfield housing sites. All greenfield sites are listed at Appendix B2. This Appendix also lists previously developed housing sites where allocation is through a different Policy to H1. A summary of total housing provisions from all sources is provided in Appendix B3.

3.29 The Local Plan will be reviewed to assess options to meet outstanding balances beyond 2009, in line with strategic policy review and monitoring of employment and housing land take-up. The flow of brownfield windfall sites coming forward will be monitored to inform the appropriate greenfield balance to be accommodated.

3.30 The Council wishes to see efficient use of housing land. It envisages that densities of 50 or more dwellings per hectare net may be achieved through quality residential and mixed-use developments especially in accessible locations such as the town centres and adjoining quality transport corridors. Developments of less than 30 dwellings per hectare net on any site will usually require special justification. No specific densities are prescribed in this Plan as compatibility with the character of the locality, securing a mix of housing types to meet local demand, achieving attractive living environments through quality design and optimising use of land will influence design and layout. However, this plan places emphasis on making best use of land, and optimum densities will be expected on all sites through good design.

3.31 The level of car parking provided in new residential developments can have a major impact on the quantity of dwellings which can be provided on any site. The Council intends to impose less demanding residential parking requirements based on maximum standards, and to encourage nil provision in specific locations where a range of services are accessible on foot, by cycle or public transport. Policy TR17 refers. Planning consent will not be renewed for previous schemes where the number of units to be provided is considered to be wasteful of land.

3.32 Policy H1 reflects the District Council's intention to resist housing proposals where there are planning objections or constraints to development, and protects the identified housing land supply for such use.

1. Accessible locations referred to in the 3rd 4th paragraph of Policy H1 are defined as within 
   
   A) within 
   • 800 metres convenient walking distance of the town centres or local centres providing a range of shops and services, and/or 
   
   B) within both 
   • 800 metres convenient walking distance of a railway station and
   • 400 metres convenient walking distance of bus routes with frequent services or public transport interchanges.
   
2. H1 Sites are featured on the Proposals Map and in schedules in the Appendices. These include only large sites (5+ units net) granted up to 31/3/2000  most of which were identified within the Urban Housing Capacity Study (which has a base date of 31 March 2001). It is only practical to feature such new build sites on the Proposals Map, and for conversions the Appendices should be consulted. In order to facilitate the bringing forward of committed housing land for development, the District Council maintains a separate register, which is reviewed annually, and updated quarterly to include any newly identified sites. This is available for public inspection. As it is impractical to feature small sites of less than five units net on the Proposals Map and in the appendices, the register of housing land is the appropriate source of reference.
3. In expressing density in dwellings per hectare, the term ‘net’ refers to inclusion within the site area of access roads, private garden space, car parking areas, incidental open space and landscaping and children’s play areas.
4. Applications to renew consent for lapsed permissions need to be assessed afresh against sustainability issues and potential densities explored in the Urban Capacity Study, and will specifically be considered in relation to Policy H1.
5. A specific enhancement brief is in preparation for Trinity Square, which will provide further guidance on the form of housing development and enhancement, appropriate in this conservation area location.

3.33 The District Council will continue to monitor the adequacy of the available supply of land for house building. The District as a whole is the appropriate policy planning area for the purposes of calculating assessing the adequacy of supply. Maintaining a supply throughout the Plan period will be a matter to be addressed in reviewing the Local Plan, and having regard to expected contributions from previously developed windfall sites. The suitability of particular sites would be judged in relation to relevant Structure and Local Plan policies.

HNP4

3.34 This Plan identifies Westwood as a Town Centre, and promotes its development as such, with associated reinforcement of its accessibility by public transport as a central District location. This role, the development of the EuroKent Business Park, establishment of Christ Church College University campus, together with existing business and industry will mean that a substantial range of employment, retail, education and leisure opportunities will be accessible at Westwood. Identification of housing land at Westwood optimises potential for concentrating new dwelling provision at a single sustainable central location. It also provides the opportunity to create an integrated community, with a mixture of dwelling types, sizes, and affordability including housing to meet the expectations of prospective employees at London Manston, Sandwich Corridor, and Pfizer. There are potential economies in developing additional infrastructure for town centre and housing development in parallel. Westwood was thus identified as having a distinctive and definitive advantage in sustainability terms over other urban extension site alternatives. The secondary town centre area (Policy TC4) is expected to provide for up to 200 new homes. In addition, the adjacent greenfield site of 28.5 hectares is identified for a further 800 dwelling units and associated community facilities over the Local Plan period to 2011 in Policy H2A. Under Policy HNP2, land for 300 new dwellings would be released in the period 2001-2006, and the balance (700 dwellings) released in the period 2006-2011.

3.35 Residential development at Westwood would generate the need to co-ordinate provision of transport infrastructure in parallel with retail development associated with the area’s town centre role. Residential development will be required to enable these facilities to be provided. A major Traffic Assessment will be required in order to inform how a sustainable transport network and infrastructure can be provided as part of a Westwood Masterplan covering the sites subject of policies H2A and TC4. This Assessment and Masterplan will need to address safe and convenient movement for pedestrians between the residential and town centre areas, and how traffic using the A256 can be diverted around the town centre in favour of pedestrian movement, and reflecting long-term capacity at Pearce Signs Roundabout. It is intended that a Development Brief reflecting the Master Plan will elaborate on the implications of this requirement as set out in Policy H2A below. As indicated in the Transportation Chapter, phases of residential development will be required to make provision pro-rata to provide for appropriate highway improvements after completion of the 300th dwelling on sites H2A/TC4. Essential tasks of the Westwood Masterplan will be to demonstrate how residential development at sites subject of Policies TC4 and H2A will be co-ordinated alongside development of the Westwood Town Centre Area (Policy TC2). Specifically the Masterplan shall provide details of: 

• layout and logical phasing programme for development on sites TC4 and H2A (including all uses included in those policies respectively) 
• pedestrian and cycle links with the primary town centre, and public transport links and facilities 
• associated highway improvements including any realignment of the A256

3.36 There is currently little spare primary school capacity in the Westwood locality. Development will therefore be expected to accommodate and provide for a new 2-form entry primary school of 2 hectares, within on the site allocated under Policy H2A in accordance with terms to be agreed within the planning brief referred to in paragraph 3.35. Individual phases of residential development will also be expected to make cumulative proportionate contributions, pro-rata, towards the cost of providing such a school, in order to enable construction to 1 form entry capacity at such time as 350 dwellings have been completed, (either on the site subject of Policy H2A or TC4 or both) and 2-form entry on completion of 600 dwellings. Development will be expected to incorporate usable amenity space together with local play area provision, and provide a community assembly facility and land for a medical care centre. The Masterplan will also assess the capability of existing/programmed sports facilities to accommodate the additional demand generated by the housing development. Where appropriate, additional provision shall be incorporated in the Development Brief, and the Council will seek developer contributions under the terms of policy CF2 as appropriate.

3.36.1 The Environmental Protection Chapter indicates the Council’s intention to monitor air quality in line with the requirements of the Environment Act 1995. Development of the new housing at Westwood will introduce a significant new exposure group, and therefore the development will be expected to include and provide for the appropriate air quality monitoring equipment.

3.37 Policy R1 indicates that new residential development at rural settlements will be restricted to minor development in line with Kent Structure Plan Policy RS2, unless specifically permitted by policies in this Local Plan. Growing emphasis on sustainable development and the need to promote a choice in housing location, has caused the Council to re-assess Thanet’s rural settlements in terms of this Policy. Minster Village, which has a population of over 3,000, a railway station, and a good range of local shops is identified in the context of Structure Plan Policy RS3a as an exception to the policy, where more than minor residential development can be provided.

3.38 A further greenfield housing site of some 2.4 hectares is identified and allocated near Monkton Road, Minster in order to provide additional choice in location. In order to make efficient use of the site, average density shall be at a minimum of 40 dwellings per hectare net. This Plan provides for up to 50 units at the site in the period to 2009 2006, with release of the remainder to be determined in the light of review referred to above in the period 2006-2011.. This quantity of housing and phased release is considered consistent with the scale of the settlement and its ability to absorb a growing community. Principal vehicle access would need to be provided from Monkton Road. Landscaping will specifically be required along the southern and western site boundaries in order to soften the impact of built development upon the adjacent open countryside and protect the setting of the Wantsum Channel and adjacent marshes. A financial contribution, (Policy CF2 refers) is likely to be needed to provide additional primary school places arising as a direct result of the housing development.

3.38.1 In December 2001 a Housing Needs Survey for the Parish of Minster was undertaken by Kent Rural Community Council with the support of Minster Parish Council and Thanet District Council . This concludes that there is a need for up to 18-26 affordable homes, to meet current and expected local needs arising within the Parish. The Survey indicates that this should comprise a mix of 2 and 3 bedroom houses and a lesser number of bungalows, with a higher proportion of properties for rent than shared ownership. Based on this evidence of such need, the following policy requires that an appropriate element of affordable housing be included as part of the development of the allocated site. Such affordable housing will be expected to meet local needs specific to Minster Parish as identified in the Housing Need Survey for the Parish as priority. Occupation to meet local needs originating within the wider District will be considered after such priority has been afforded to needs associated with the Parish. The affordable housing is expected to remain available for occupation on such basis by subsequent as well as initial occupiers.

3.39 Flooding has been reported at southern Minster, apparently resulting from storm water capacity limitations in sewerage. Any development at the site would be dependent on investigation of drainage capacity and any identified deficiencies being effectively remedied. In addition, the site lies in proximity to an area at risk of flooding, and development would only be permitted at such time as it is demonstrated that any flood risk issues can be dealt with.

3.40 Development of the site will result in additional demands upon recreational and amenity space in the village. The site’s location offers the opportunity to rationalise open space provision, which is currently shared with the primary school. Proposals for residential development under this policy will be expected to include provision of additional recreational and amenity space, including grassing, landscaping, provision of fixed play equipment, and maintenance and management as set out in Policies D9 & 10.

3.41 There is anecdotal evidence of need in Minster for a nursing home and sheltered housing principally for Minster residents, together with reported need for accommodation for rent and low cost housing for younger residents. In the event that such a need can be substantiated and cannot be addressed through existing housing allocations, then provision through means of Policy H10 may be appropriate subject to the criteria set out in that policy. The capability of existing/programmed sports facilities to accommodate the additional demand generated by the housing development will be assessed. Where appropriate developer contributions will be sought to secure such provision under the terms of Policy CF2 as appropriate.

POLICY H2B RESIDENTIAL DEVELOPMENT/AMENITY SITE AT MINSTER

3.42 As a result of under-use, the Council has resolved to rationalize its allotment holdings. This includes disposal of part of the Manston Road allotments. Such disposal will provide specific funding for much needed improvements to security and other enhancements to encourage full use of remaining allotment holdings. The 2.8 hectare site at Manston Road is allocated for residential purposes (H1) in this Local Plan, is located adjoining an existing roundabout and with a supermarket opposite. The District Council has decided that 25% of the site should will be developed with affordable housing.

3.43 In line with Government Policy Guidance, the Council wishes to meet the housing requirements of the whole community. A Housing Needs Study of Thanet, carried out in 1997, indicated that the existing stock by type and size is over represented by smaller units, but that this may be beneficial in meeting future needs and the scale of small households in the current population. There is was also under representation in 3-bedroomed accommodation. Compared with national levels Thanet has had a higher proportion of households with no children. Preliminary conclusions from a 2002 Housing Needs Survey indicate a shortfall against expected demand for one and two bedroom homes in the owner-occupied sector.

3.44 Government projections suggest that much of the projected national household growth results from changes in composition of households, in particular growth in the number of one-person households. The 1991 census indicates that Thanet had the highest percentage (30.5%) of single person households in the County. Average household size in Thanet is projected to decline (from 2.3 in 1991) to 2.14 in 2011. While consumer choice may not result in close correspondence between family size and consumption of household space, there are nonetheless planning benefits in increasing the proportion of smaller units in the housing stock to provide for choice and special needs, and to extend accessibility by expanding the stock of lower cost housing.

3.45 By contrast, perceptions of local property agents suggests that in relation to demand there are supply shortfalls in 2,3 & 4 bedroomed houses, with particular demand for new build 3/4 bedroomed houses with garden and parking space. There is also evidence that a shortfall in spacious property of modern construction is restricting Thanet’s ability to attract higher paid employees and investment by quality employers. This argues that the Plan should provide for a mixture of housing sizes and types including specifically housing suited to the needs of small households and an element of spacious property capable of underpinning sustainable regeneration, and freeing up movement through the housing stock. The Council will aim to secure a mix of housing sizes, types and affordability on individual sites, compatible with the character of the locality, in order to promote establishment of mixed and balanced communities. Policy H3 amplifies Structure Plan Policy H7 in this context, and policy H2 A & B provide specific guidance in relation to housing land at Westwood and Minster. Opportunities for mixed housing may be limited on smaller sites, and the provision of small dwelling units will continue to be encouraged through conversion, change of use and redevelopment in line with policy H4. Policies H8, H9, HNP6 & H10 & 11 relate to provision of affordable housing.

3.46 In aiming to optimise the use of previously developed land within built up areas the objective will be to create compact and high quality neighbourhoods, mixed communities and to reinvigorate Thanet’s urban centres as attractive areas to live and vibrant places of mixed activity. Accordingly, the Plan contains specific policies requiring quality designs to provide attractive living environments and safeguarding valuable open space. Subject to compliance with these policies the District Council intends to encourage optimum use/rehabilitation and conversion of the existing building stock, use of suitable vacant or under-used accommodation, and maximisation of the housing contribution that can satisfactorily be made on previously developed sites, through Policy H4. Vacant sites and premises formerly in employment use may provide additional brownfield housing site opportunities, where such sites are not specifically earmarked for retention in employment related use (policy EC11).

3.47 Because of the era and nature of its development, Thanet contains many residential buildings of substantial proportions. Conversion of such large buildings no longer suited to modern living styles or to their original purpose will continue to be regarded as a wholly appropriate way of meeting dwelling requirements. There is a need for a range of dwelling sizes to suit all pockets in the District. In encouraging such conversion through Policy H4(i) the Council will seek to secure a range of sizes of accommodation to complement Policy H3, and to help meet local needs for affordable housing. In general, proposals under H4(i) will be expected to reflect their locational context and occupier preferences so that, for example, smaller units will be provided in and around town centre core areas, and modern family sized units with gardens, accommodated in the wider urban areas.

3.48 The District Council wishes generally to encourage provision of new housing close to the employment, amenity, shopping and transport facilities of the town centres and commercial local centres.

3.49 Thanet's traditional shopping areas have experienced varying degrees of decline and contraction. This decline has tended to manifest itself in notable and sometimes long-standing vacancy in shop premises in secondary locations e.g.: King Street, Ramsgate. The District Council will give favourable consideration to applications for residential use in secondary commercial locations, except where there is conflict with other Local Plan policies (see note 1 to Policy H4). An appropriately designed house front or adaptation of the shopfront will usually be required in order to present a satisfactory appearance in the street scene (see reference to supplementary planning guidance in note 2 to Policy H4).

3.50 A considerable amount of accommodation attached to shops and other commercial premises in the Thanet towns is under-used or vacant. The District Council wishes to encourage bringing accommodation above shops and other commercial premises into residential use. Where proposed residential accommodation is unrelated to the shop use, it is considered essential that there should be separate self-contained access.

3.51 Accommodation in commercial areas, including above shops, can provide useful additions to the housing stock including smaller and low cost accommodation. It can also provide a source of ready trade for local shops and services, and easy access to them for the residential occupiers who may typically have a low level of car ownership. Potential additional benefits include income and security for owners and the area generally, life outside normal business hours and stimulation of further investment in the building stock.

3.52 Supplementary guidance on conversion to flats (Conversion to Flats Guidelines) has been adopted by the District Council. These Guidelines set out comprehensive standards relating to design and layout of accommodation, amenities, and parking requirements, which the District Council would expect to be achieved. It is important to note that buildings which have an overall floor area of less than 110 square metres (1184 square feet) are considered unsuitable for conversion to smaller units. The standards and criteria set out in the Guidelines are taken into account when determining applications for conversion of buildings to flats. Where it is not possible to meet in full the standards relating to room sizes, exceptional consideration may be given to proposals to provide residential accommodation in longstanding vacant commercial premises or as over the shop accommodation. Such exceptions may be made where a small shortfall is considered to be offset by the benefits of bringing the accommodation into residential use, and provided that all other criteria in the Guidelines can be met.

POLICY H4 BETTER USE OF LAND FOR HOUSING

1. Town centre core locations include those areas referred to in Policies TC2 and TC7.
2. Where granted, consent will normally be subject to a condition that any agreed alterations to present a satisfactory residential appearance shall be fully implemented before residential occupation commences. General guidance on alterations/measures to present a satisfactory residential appearance, to which the Council will have regard in determining planning applications, is contained in supplementary guidance available from the District Council.

3.53 This Local Plan identifies (on the Proposals Map) four areas meriting special attention.

1. Margate Old Town Area
2. King Street, Ramsgate
3. Upper High Street,Ramsgate
4. Western Cliftonville 

The objective is to achieve their revitalisation in parallel with Thanet’s wider regeneration programme. In all four areas, housing has a potentially significant role in overcoming their stagnation, urban decay and stimulating confidence and investment. Two Three of these areas (Margate Old Town, and King Street and upper High Street, Ramsgate) are the subject of current action programmes as part of the Council’s Town Centre Regeneration and Empty Property Programme, supported by various sources of funding. Margate Old Town Action Plan encourages mixed uses including a cultural quarter, capitalising on the area’s built heritage and waterfront. Policy T2 permits certain mixed uses including housing, "living over the shop" and live-work space in support of this.

3.54 The regeneration programme for King Street Ramsgate promotes selective redevelopment, investment and refurbishment at the concentrations of run-down and vacant property beyond the commercial core of the town centre. Programme proposals, in partnership with the private and voluntary sector, focus on residential refurbishment including "living over the shop" together with environmental improvements. Extension of tThe programme has recently been extended to include the upper High Street area may also be considered within the Plan period.

3.55 The fourth area in need of special action is western Cliftonville centred on its concentrations of former hotel buildings. Decline in the long stay holiday trade has led to concentrations of accommodation being given over to private renting and multiple occupation. This, in turn, has given rise to a polarised and deprived community and a disincentive to property investment. There is anecdotal evidence that perceptions relating to crime risk and other problems associated with deprived areas are falsely tainting Thanet’s overall image as a place to live, visit and invest. The Council continues to apply its enforcement powers to curtail unauthorised uses and bring accommodation up to appropriate standards. However, a specific action programme is warranted to reinstate a balanced and confident community and stimulate property investment. The Council is investigating an appropriate strategy and availability of resources needed to support a rolling programme of improvements to pump prime investment and reintroduce a balanced community structure in western Cliftonville. The Council and its partners are proposing a pilot project to regenerate the housing stock and local environment and to bring about neighbourhood renewal in western Cliftonville. This will be targeted on the area where deprivation is most deep-seated. It is expected that the rolling programme will include land purchase where necessary and be funded by a range of sources including the Council, the private sector, a housing association and SEEDA. The objective of this initiative will be to bring about a change in perception by investors, break the deprivation cycle associated with poor quality housing, and build a more confident community. It is anticipated that this programme will incorporate elements of affordable housing to help accommodate the substantial level of unmet local need, and this will be generally supported.

3.56 In support of such area specific programmes the following policy promotes refurbishment for housing and other appropriate uses together with environmental improvements in the areas identified (H5) on the Proposals Map. Three of these areas lie within or adjoin Conservation Areas. Selective redevelopment is also encouraged where compatible with conservation policies. Such support for Margate Old Town area is expressed in Policy T2.

3.56.1 Property and land that are under-used, semi-derelict, vacant or in poor repair also exist outside the areas specifically identified above as being in need of special action. Such property and land are wasteful of resources and detract from local quality of life. Therefore, in addition to area-specific policies and revitalisation programmes the Council is also developing proposals for a rolling programme of action to bring land and property back into beneficial use and to secure appropriate repairs and improvement. Action will be tailored to tackle individual circumstances by applying a mix of powers available to the Council. This initiative is expected to make a valuable contribution to the Council’s regeneration objectives by providing additional homes (including an element of affordable housing) on previously developed land, recycling the use of such land and buildings, and improving the image of the District.

IN SUPPORT OF THE REGENERATION OF THE FOLLOWING AREAS (AS SHOWN ON THE PROPOSALS MAP), THE COUNCIL WILL PERMIT APPROPRIATE REDEVELOPMENT TO ACCOMMO

3.57 Accommodation within a building can be regarded as non-self contained where unrelated households share one or more facilities e.g.: bathroom, kitchen. Houses in Multiple Occupation (HMOs) are an example where a high degree of sharing of facilities is typical, and where living arrangements, being more intense than single family occupation, can give rise to noise, nuisance*, more callers, a higher parking requirement and visual deterioration of buildings and gardens. While the District Council does not wish to encourage proliferation of HMO's as a permanent measure, it does recognise that such sharing arrangements can provide a source of cheap rented accommodation, and are typically suited to the needs of small households. Accordingly it wishes only to resist the establishment or continuation of those which would have an unacceptable impact on their locality. (* See operational note to Policy H6).

3.58 The extent to which non-self contained accommodation may generate the problems referred to above depends not only on intensity of occupation, sharing of facilities and management of the building, but also the nature of the area in which it is situated, the type of building, and the concentration of similar uses in its vicinity.

3.59 Control is exercised under both Planning and Environmental Health powers, which involve different considerations. Proposals for premises in use as multiple occupation will not only be required to meet the District Council's adopted standards for HMO's, but will also be subject to the need to obtain planning consent and listed building consent, for instance relating to alterations to the building (e.g.: to meet Fire Prevention Officer's requirements). Where there are no other planning objections (Policy H6), the District Council as planning authority will be as sympathetic as possible to fire safety requirements, and will endeavour to negotiate an arrangement which minimises impact, in planning terms, to an acceptable level.

3.60 In exceptional circumstances, e.g. where it is not possible to render accommodation fit for habitation and/or there are planning objections to the use, enforcement action may be taken under planning and/or housing legislation. In such cases, the Council, as planning authority would normally wish to encourage conversion to self contained flats provided that a satisfactory standard of accommodation could be provided.

3.61 In considering the level of parking requirement likely to be generated by individual proposals in relation to the standards set out in the County Council's Adopted Vehicle Parking Standards, account will be taken of vehicle parking requirements generated by the authorised use and the intensity and type of non self contained occupation proposed. Regard will also be had to the visual impact of any on-site parking arrangements. Advice on landscaping of parking areas is contained in the Conversion to Flats Guidelines (referred to in text supporting Policy H4).

3.62 A dustbin storage area should be accessible to all occupiers, and will be expected to be provided in the rear garden space. Exceptionally, alternative siting, but not in the front garden area, may be acceptable provided it is not in public view. The District Council's expectations in relation to dustbin storage are amplified in Section 6 of the Conversion to Flats Guidelines.

Operational Note
* Noise problems generated by particular individuals in non-self contained residential accommodation are essentially a management matter. In considering regularisation of non-self contained accommodation, the District Council will have regard only to the extent that noise is generated as a result of the nature of that use i.e. resulting from intensity of occupation and living arrangements.

3.63 To avoid unnecessary use of greenfield housing land in line with national planning guidance it is valid to generally encourage retention of the existing housing stock.

Explanation: This policy is intended to safeguard the stock of residential accommodation in such use, and complements the objectives of Policy H7

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