Draft Regulation 18 Sandwell Local Plan
Protecting Family Housing
7.42 There is sufficient demand in Sandwell for family accommodation that the Council believe it is appropriate to include a policy requiring the retention of family houses except where identified circumstances apply.
Policy SHO7 - Protecting Family Housing (Use Class C3)
- To address the shortage of homes that are suitable and attractive to families throughout the borough, and to encourage the provision of sustainable, inclusive and mixed communities, there will be a presumption against the loss of dwelling houses (Use Class C3) for family occupation through either sub-division, conversion to Use Class C4[130], conversion to other non-residential uses or demolition and redevelopment, unless:
- the property / properties is / are located within a site allocation and the corresponding development principles indicate that an alternative use or mix of housing will be more appropriate;
- the proposed development fulfils other regeneration aspirations of the Council;
- evidence of local housing need and demand indicates that an alternative mix of housing is appropriate;
- alternative provision will help meet other housing priorities of the Council, such as provision for elderly persons (including bungalows); or
- an applicant can demonstrate that the property / properties will no longer be suitable for family occupation, in which case, replacement with a new Class C3 dwelling house(s), suitable for family occupation will be the preferred approach, unless one of the criteria set out above can be satisfied.
Justification
7.43 The Black Country Housing Market Assessment (2021) demonstrates a need for homes with one bedroom (19%), two bedrooms (26%), three bedrooms (27%) and four bedrooms (27%). Sandwell's waiting list register demonstrates that more people are waiting for one- and two- (42% and 32%) bedroom homes, with three- bedroom homes seeing the third highest level of demand (17.5%).
7.44 Sandwell is limited in its capacity to identify areas of land for housing to meet the borough's needs, and many family homes have been lost through conversion into separate flats and Houses in Multiple Occupation. Therefore, existing family homes should be retained unless there are circumstances identified where it may not be appropriate to do so.
7.45 Such circumstances may arise where the property or properties form part of a site allocation within this Plan, and the accompanying development principles for that site state that an alternative use for the property has been identified; or where an alternative type of housing is more appropriate.
7.46 Another example would be where an alternative form of development would fulfil regeneration aspirations endorsed by the Council or where alternative provision meets other housing priorities of the Council, as set out in the Housing Strategy.
7.47 Where applicants feel that a property or properties are no longer suitable for family occupation, a robust justification will be required for their conversion or replacement. Factors that will be taken into consideration will include:
- location of the property, compatibility of neighbouring uses;
- provision of private outdoor amenity space, car parking, outlook and adaptability of internal layout.
[130] Or subsequent / equivalent iterations
