Draft Regulation 18 Sandwell Local Plan

Housing Density, Type and Accessibility

7.14 It is important that the new homes delivered over the plan period:

• are provided in places with good sustainable transport access to key residential services;
• can provide a mix of types and densities that are appropriate to their location; and
• can help to meet local needs.

Justification

7.15 Achieving an appropriate density and house type mix is crucial both to the success of each new housing development and the overall sustainability of the Spatial Strategy. It is important that every major development, of ten homes or more, contributes to providing an appropriate house type mix and density, aligned with current local needs. Achieving the right density and mix of house types will also help to protect and improve physical, social and mental health and wellbeing, as set out in the Health and Wellbeing Chapter.

7.16 The accessibility of all housing developments by walking, cycling or public transport to a range of residential services is key to achieving sustainable communities. As higher density developments will accommodate more people, they should generally be delivered in those areas with good access to services, to encourage use of sustainable transport modes. The highest densities of 100 homes per hectare should be in areas with the best access to public transport and services, but also where a high proportion of flats will provide design solutions that best reflect historic character and local distinctiveness. Therefore, such densities will only be acceptable within West Bromwich Strategic Centre.

7.17 Conversely, lower density developments, accommodating more families, should enjoy high levels of accessibility to schools. Not all developments with good sustainable access to services will be suited to the highest densities – in some cases a lower density will be more appropriate, for example in areas of historic character, to reflect the density of adjacent uses or to meet the need for a mix of housing types.

7.18 Table 6 provides access standards for differing house type mixes / densities, in relation to four priority residential services: employment, health, fresh food and education. Proxies have been selected for each service. Employment is represented by West Bromwich Strategic Centre and retained employment areas. The proxy used for fresh food is a centre, or an existing food store outside a centre that currently provides a range and choice of fresh food. The access standards have been developed based on survey evidence regarding the distance people are prepared to travel to each service by foot and public transport and are designed to help create well-connected and walkable neighbourhoods. Although open space does not form one of the priority residential services for the purposes of establishing the appropriate density and type of housing, Policy SHW4, taken together with local standards and policies, will ensure that a sufficient quantity and quality of different types of open space is available close to where people live.

7.19 Housing developments of ten homes or more will be expected to meet the accessibility standards set out in Table 6, which vary according to density and likely house type mix. The priority is for the service needs of future communities to be served by the existing network of centres, to ensure their future vitality and viability, and to secure future regeneration. Any on-site service provision potential required to meet accessibility standards is identified in the housing allocations. Where there is an identified gap in service provision against one or more of these standards, investment will be sought to improve either service provision or access to existing services sufficient to ensure standards are met.

7.20 New service provision, including for centre uses, should be located and justified in accordance with Policies SCE3 and SCE4.

7.21 Current accessibility to residential services by sustainable transport modes across Sandwell has been modelled. This modelling shows the high levels of accessibility achieved by the Spatial Strategy. However, there are some gaps in provision that will need to be addressed through service or access improvements. The model will be updated on a regular basis to reflect changes in service provision and public transport services. Local circumstances, such as planned changes to service provision, will be considered when assessing accessibility on a site-by-site basis.

7.22 The Black Country Housing Market Assessment (HMA) 2021 demonstrates that new households generated by 2039 will need the following mix of home tenures and types:

Table 7 - New housing types and tenures in Sandwell

It is important that housing provision reflects the needs of these new households, allowing for at least one bedroom per person

7.23 Land supply is limited, and this has an impact on the number of homes that can be delivered, therefore it is essential that any new development makes the most efficient use of the land. On sites where homes are proposed to be delivered, the Council will be looking for housing sizes that improve the choice in an area; the Council will also expect smaller family housing to be included in the overall mix of housing. Furthermore, new developments need to provide a range of typologies / mix of homes to complement the existing / surrounding housing context; a consistent run of overly-large units on a site can be at odds with neighbouring sites in terms of street or plot context. Therefore, developments that fail to make the most efficient use of land by proposing developments of 4+ bedroom homes when compared with evidenced local housing need, will be refused in accordance with the requirements of this policy and Policy SHO1.