Object

Representation ID: 5145

Received: 19/12/2022

Respondent: St Philips

Agent: RCA Regeneration

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

We note that this policy mentions outlook and mentions a garden area ratio under ‘external space’. However, has this been tested against the proposed net densities of 35 dwellings per hectare or more?

We also feel that the suggested 21m distance between dwellings from principal elevations should be subject to further review because it could result in excessively wide streets which may affect developments achieving net density targets. Moreover, it would not accommodate the sorts of street hierarchies that would typically be advocated in larger developments with multiple character areas. Furthermore, such separation distances could result in wide carriageways appearing over-dominant, creating a poor environment with a lack of a sense of place.

We consider the policy, as worded, would be contrary to para 130 of the NPPF which states that 'Planning policies and decisions should ensure that developments … (d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;’