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SHELL PODIUM SHELL PODIUM SITE LAMBETHSITE LAMBETH
Prominent location
Fine views
On a main pedestrian route
In an area of identified deficiency
SHELL PODIUM SHELL PODIUM
SITE, LAMBETHSITE, LAMBETH Not shown as
open space in the UDP
Measures in place to address deficiency
Private ownership, access could be limited
Low quality
Few facilities
CABE SPACECABE SPACE
“Policies related to development planning should be incorporated into statutory development plan documents and the strategy adopted as supplementary planning guidance.”
Greenspace Strategies – A Good Practice Guide – CABE SPACE – May 2004
PPG 17PPG 17
“Well-designed and implemented planning policies for open space, sport and recreation are therefore fundamental to delivering broader Government objectives.”
PPG17PPG17KEY CONCERNSKEY CONCERNS
Most authorities will require policies on:
Protection and enhancement Re-location Redevelopment New provision to fill gaps New provision to meet the demands of
new development
and Local standards of provision
ISSUES ISSUES
1. Defining open space
2. Developing protective policies
3. Defining criteria for redevelopment
4. Setting local standards
5. Using planning obligations
6. Integrating SEA/SA
1. DEFINING OPEN SPACE 1. DEFINING OPEN SPACE – GUIDANCE– GUIDANCE
Statutory Definition “….land laid out as a public garden, or used
for the purposes of public recreation, or land which is a disused burial ground.Town and Country Planning Act 1990
1. DEFINING OPEN SPACE 1. DEFINING OPEN SPACE – GUIDANCE– GUIDANCE
PPG 17 “….all open space of public value
….which offer important opportunities for sport and recreation and can also act as a visual amenity.”PPG 17 –Annex 1- July 2002
1. DEFINING OPEN SPACE 1. DEFINING OPEN SPACE – GUIDANCE– GUIDANCE
PPG 17 Typology Parks and gardens Natural and semi-natural urban
greenspaces Green corridors Outdoor sports facilities Amenity greenspace Provision for children and teenagers Allotments, gardens and city farms Cemeteries and churchyards Accessible countryside in urban fringe
areas Civic spaces
1. DEFINING OPEN SPACE - 1. DEFINING OPEN SPACE - ISSUESISSUES
How should LDF define open space? Should LDF identify and enumerate all
open spaces? Should LDF identify ownership? Should LDF include a typology?
1. DEFINING OPEN SPACE 1. DEFINING OPEN SPACE – GOOD PRACTICE– GOOD PRACTICE
Sutton Draft Open Space Strategy:
PPG 17 definition Typology based on primary
purpose/accessibility/size
2. DEFINING PROTECTIVE 2. DEFINING PROTECTIVE POLICIES - GUIDANCEPOLICIES - GUIDANCE
PPG 17 “Open space and sports and
recreational facilities that are of high quality, or of particular value to a local community, should be recognised and given protection by local authorities through appropriate policies in plans.”
PPG 17 – Para. 11 - July 2002
2. DEFINING PROTECTIVE 2. DEFINING PROTECTIVE POLICIES - GUIDANCEPOLICIES - GUIDANCE
PPG 17 “Areas of particular quality may include:
i. Small areas of open space in urban areas….
ii. Areas of open space that provide a community resource….
iii. Areas of open space that particularly benefit wildlife and biodiversity.”
PPG 17 – Para. 11 - July 2002
2. DEFINING PROTECTIVE 2. DEFINING PROTECTIVE POLICIES - GUIDANCEPOLICIES - GUIDANCE
PPG 17 Companion Guide: “…the highest level of protection by the
planning system (should be afforded to those which are):i. Critically important in avoiding
deficiencies in accessibility, quality or quantity and scored highly in the value assessment; or
ii. Of particular nature conservation, historical or cultural value.”
Assessing Needs and Opportunities: PPG 17 Companion Guide – Chapter 8 - July 2002
2. DEFINING PROTECTIVE 2. DEFINING PROTECTIVE POLICIES - ISSUESPOLICIES - ISSUES
Are different levels of protection appropriate for different open spaces?
Should all open space be protected with an exceptions policy?
2.2. DEFINING PROTECTIVE DEFINING PROTECTIVE POLICIES – GOOD POLICIES – GOOD PRACTICEPRACTICE
Southwark Council UDP/SPG
Metropolitan Open Land Borough Open Land Other Open Space
3. DEFINING CRITERIA FOR 3. DEFINING CRITERIA FOR REDEVELOPMENT - REDEVELOPMENT - GUIDANCEGUIDANCE
PPG 17 tests: Demonstrably surplus to requirements Developers will need to “consult the
public and demonstrate that their proposals are widely supported by them”
Poor quality not necessarily a criterion for redevelopment
Under-use not necessarily a criterion for redevelopment
PPG 17 July 2002
3. DEFINING CRITERIA FOR 3. DEFINING CRITERIA FOR REDEVELOPMENT – REDEVELOPMENT – ISSUESISSUES
What are the key criteria to be fulfilled in order to allow the release of an open space for development?
4. SETTING LOCAL 4. SETTING LOCAL STANDARDS - GUIDANCESTANDARDS - GUIDANCE
PPG 17 “Local standards should include:
quantitative elements (how much provision may be needed)
a qualitative component (against which to measure the need for enhancement of facilities)
accessibility (including distance thresholds and consideration of the cost of using the facility).”
PPG 17 – Para. 7 - July 2002
4. SETTING LOCAL 4. SETTING LOCAL STANDARDS - ISSUESSTANDARDS - ISSUES
Is an overall quantitative standard appropriate or are different quantitative standards needed for different areas?
Should quality standards be included in LDFs?
How should accessibility standards be expressed in LDFs?
4. SETTING LOCAL 4. SETTING LOCAL STANDARDS - GOOD STANDARDS - GOOD PRACTICEPRACTICE
Tower Hamlets Core Strategy: “The Council will seek to protect,
increase and improve the provision of all types of open spaces in the Borough, to a standard of 1.2 hectares per 1000 population, and improve accessibility to, between and within open spaces.”
4. SETTING LOCAL 4. SETTING LOCAL STANDARDS – GOOD STANDARDS – GOOD PRACTICEPRACTICE
Local Authority Standard
Fareham 2.4ha/1000 pop.
Sutton 2.88ha/1000 pop.
Tower Hamlets 1.2ha/1000 pop.
5. USING PLANNING 5. USING PLANNING OBLIGATIONS - GUIDANCEOBLIGATIONS - GUIDANCE
PPG 17: “Planning obligations should be used
as a means to remedy local deficiencies in the quantity or quality of open space, sports and recreation provision.”PPG 17 – Para. 33 - July 2002
5. USING PLANNING 5. USING PLANNING OBLIGATIONS - ISSUESOBLIGATIONS - ISSUES
In what circumstances should provision or a contribution be sought?
What should be the level of contribution?
How should future management be assured?
5. USING PLANNING 5. USING PLANNING OBLIGATIONS – GOOD OBLIGATIONS – GOOD PRACTICEPRACTICE
Sutton Council: “Developments of 10 or more
residential units in areas of open space deficiency will be required to provide open space on site, or contribute towards the provision or enhancement of open space off site.”
5. USING PLANNING 5. USING PLANNING OBLIGATIONS – GOOD OBLIGATIONS – GOOD PRACTICEPRACTICE
Sutton Council: “Developments of 25 or more
residential units in areas where there is no identified deficiency of open space, will be required to make a contribution towards the enhancement of public open space off site ate a rate of 50% of the full cost of provision/enhancement.”
5. USING PLANNING 5. USING PLANNING OBLIGATIONS – GOOD OBLIGATIONS – GOOD PRACTICEPRACTICE
Sutton Council: Provision 18.3m2 per person (derived
from 1.83 ha per 1000 population) Cost of providing open space £10 per
square metre (derived from Sport England/Milton Keynes/English Partnerships pilot project 2004)
Three bed house (average occupancy 2.8) Cost per unit £500
Council will not normally adopt and maintainConsultation Draft Planning Obligations – SPD - 2006
5. USING PLANNING 5. USING PLANNING OBLIGATIONS – GOOD OBLIGATIONS – GOOD PRACTICEPRACTICE
Fareham Council: Only applicable where development will
exacerbate or create a deficit in provision
Three bed house Cost per unit : £2351.88 Maintenance contribution : £1464.20
Supplementary Planning Guidance – Open Space – Revised April 2006
6. INTEGRATING SEA/SA - 6. INTEGRATING SEA/SA - ISSUESISSUES
SEA/SA is normally necessary for SPDs
SEA/SA requires consideration of alternatives
Therefore should SEA/SA be integrated into Open Space Strategy preparation?
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