Part One: Spatial Strategy and Policies (Regulation 19)

Ended on the 29 November 2024

Housing Density, Type and Accessibility

8.8. It is important that the new homes delivered over the plan period are located in places with good sustainable transport, access to key residential services and provide a mix of types and densities which are appropriate to their location and help meet local needs.

Policy DLP11 Housing Density, Type and Accessibility

  1. The density and type of new housing provided on any housing site should be informed by:
    1. The need for a range of types and sizes of accommodation to meet identified sub-regional and local needs,
    2. The level of accessibility by sustainable transport to residential services, including any improvements to be secured through development, as set out in Table 8.2,
    3. The need to achieve high-quality design and minimise amenity impacts, considering the characteristics and mix of uses in the area where the proposal is located.
  2. Developments of ten homes or more should provide a range of house types and sizes that will meet the accommodation needs of both existing and future residents, in line with the most current evidence base supporting this policy, and any relevant revisions (see Table 8.3).
  3. All developments of ten homes or more should achieve the minimum net density set out below, except where this would prejudice historic character and local distinctiveness as defined in Policy DLP55:
    1. 100 dwellings per hectare where Table 8.2 accessibility standards for very high-density housing are met and the site is located within a Strategic Centre or Town Centre,
    2. 45 dwellings per hectare where Table 8.2 accessibility standards for high-density housing are met,
    3. 40 dwellings per hectare where Table 8.2 accessibility standards for moderate-density housing are met.
  4. DLP Part 2 provides details of the appropriate density and, where appropriate, house type mix, to be sought on each housing allocation site, in accordance with the requirements set out in this Policy. Further details of design requirements for housing developments will be set out in Supplementary Planning Documents.

Table 8.2 Dudley Borough Housing Accessibility Standards

Density

(homes per hectare net)

Very High 100+

Only appropriate within a Strategic Centre or Town Centre

High 45+

Moderate 40+

Indicative proportion of flats

100%

>15%

0-15%

Indicative amount of housing suited to families

Low

Medium

High

Accessibility (by either walking or public transport, unless stated)

Employment – Strategic Centre or other employment area

20 mins

20 mins

30 mins

Health – Primary Care e.g., GP Surgery or Health Centre

10 mins

10 mins

15 mins

Fresh Food – Centre or food store

N/A

10 mins

15 mins

Education – Primary School (walking distance only)

N/A

15 mins

10 mins

Education – Secondary School

N/A

25 mins

20 mins

Justification

8.9. Achieving an appropriate density and housing 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.             

8.10. The accessibility of all housing developments to a range of residential services by walking, cycling or public transport is key to achieving sustainable communities. As high-density developments tend to accommodate more people, they should generally be located in those areas with the best 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 density development presents the best design solution to reflect historic character and distinctiveness. Therefore, such densities will only be acceptable within Strategic Centres and Town Centres. 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 area of historic character, to reflect the density of adjacent uses or to meet the need for a mix of housing types.

8.11. Table 8.2 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 Strategic Centres 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 DLP37 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.

8.12. Housing developments of ten homes or more will be expected to meet the accessibility standards set out in Table 8.2, which vary according to density and likely house type mix. 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. New service provision, including for centre uses, should be located, and justified in accordance with Policies DLP25, DLP26 and DLP27 in particular.

8.13. Current accessibility to residential services by sustainable transport modes across Dudley has been modelled. This modelling shows the high levels of accessibility achieved by the Spatial Strategy. However, there are some gaps in the 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.

8.14. The Dudley Housing Market Assessment (HMA) 2024 demonstrates that new households to be generated over the Plan period will need the following mix of home tenures and types.              

Table 8.3 Dudley Housing Market Assessment Mix

One bedroom

Two bedrooms

Three bedrooms

Four + bedrooms

Market Housing*

23.6%

27.9%

25.1%

23.5%

First Homes**

19.4%

27.2%

25.9%

27.6%

Shared Ownership

22.8%

31.2%

33.5%

12.6%

Social Rent / Affordable Rent

24.8%

19%

22.2%

34%

*Market housing includes both owner-occupied and private rented
**first homes figures represent potential demand rather than a requirement. these figures represent the distribution of housing that should be delivered

8.15. It is important that housing provision reflects the needs of these new households, allowing for at least one bedroom per person, whilst also reflecting the varying needs set out in the HMA.

Evidence
  • Dudley Housing Market Assessment (2024)
  • Urban Capacity Review (UCR, 2024)
Delivery
  • Supplementary Planning Documents
  • Development Management process
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