• Contents
• Introduction
• Strategic Policies
• Economy, Industry & Commerce
• Housing
• Town Centres, Retailing & Leisure
• General Community Services
• Transport
• Open Environment
• Built & Historic Environment
• Waste, Pollution, Minerals, Water & Energy
• Planning Standards & Controls
• Car Parking Standards
• Cycle Parking Standards
• Proposals Map Schedules
• Glossary of Terms

CHAPTER 3: HOUSING

INTRODUCTION

BACKGROUND

POLICY CONTEXT

OBJECTIVES

POLICIES AND PROPOSALS

Housing Quantity
HSG1 New Developments Identified Sites.
HSG2 New Developments Unidentified Sites
Table 3.1 Housing Trajectory 2002-2012
HSG3 Proposals involving a loss of residential accommodation.
HSG4 Mixed Use Schemes - The Urban Renaissance.
HSG5 Redevelopment of redundant or underused land and buildings for housing.
HSG6 Affordable Housing Target From All Sources
HSG7 Affordable Housing Target from Private Developement
Table 3.2 Net Annual need for Affordable Housing
HSG8 Housing Quality.

Housing Match
HSG9 Size of Units.
HSG10 Housing for Disabled People.
HSG11 Housing for People Requiring an Element of Care.
HSG12 Permanent Accommodation - House Conversions.
HSG13 Hostels and Other Temporary Accommodation.
HSG14 Travellers.
Table 3.3 Housing Targets: Existing & Projected Progress 2002-2012
Table 3.4 Lifetime Homes Standard

BACKGROUND

Quantity of Housing

3.3 The quantity of housing required by the borough during the plan period is determined by local population trends. The London Plan (2004) outlines strategic trends affecting London and which provide a context for looking at housing and household growth in Waltham Forest. In 2002 London’s population was estimated to be more than 7.4 million. Projections show that it will rise to 8.1 million by 2016 - an increase of 700,000. Annual growth is made up of three main components to give net population growth - natural growth, in migration and losses. Natural growth (the excess of births over deaths) represents a growth of about 40,000 people each year. In-migration is increasing rapidly and accounts for an average net increase of 62,000 people. Losses to other parts of the UK (mainly other parts of the South East) equate to 51,000. London’s population growth is therefore in the order of 51,000 people per year. Planning for London’s Growth (GLA, 2002) indicates that each year London gains many predominantly young people - either taking up their first job or as students. At the same time other older people move out. However, inward migration from overseas helps to maintain continued overall growth. About 50% of the new arrivals are British born people returning home after living overseas, whilst the remainder are such groups as residents of other EU countries - those entering the country with work permits and asylum seekers.

3.4 Waltham Forest has an estimated population of 220,941 - living in 92,336 households (2001) (Source: GLA Demographic and Household Projections- Year 2000 Base). However, it should be noted that the 2001 Census: First Population Statistics (GLA, Oct 2002) indicates the population of Waltham Forest to be 218,277. Projections suggest that the population total is expected to remain relatively stable, slightly falling over time. However, significant changes in population composition and household formation are predicted. GLA Household projections (Year 2000 Base) indicate a rise in the number of households from 92,336 in 2001 to 98,039 in 2016. A significant rise in one person households is projected. GLA housing projections predict a 17% rise from 30,726 in 2001 to 35,958 in 2016.

3.5 This expected rise in the number of one-person households should not be taken to indicate a need for correspondingly many more single bedroom homes in the borough. Lifestyle expectations and needs often dictate that two (or more) bedroom homes will be demanded by many single people.

3.6 Notably, the percentage of the borough’s households made up of black and other ethnic minority community members is due to increase so that by 2011 they will account for 39% of the population. This means that meeting the need for housing can also increasingly be seen as an equal opportunities issue.

3.7 The continued rising demand for housing is reflected in the increasing number of households in the borough who are homeless or who are in inadequate housing.

3.8 Underlying factors behind the growing problem of homeless and inadequate housing are well-documented for London. Waltham Forest reflects trends seen elsewhere in the capital, namely increasing numbers of small households, a decline in the private rented housing sector owing to private landlords selling off their stock over recent years, and a fall in the public sector housing stock. The Council has not been able to replace homes sold off under the "Right to Buy" initiative by building new homes itself. The general shift upwards in the cost of housing seen during the 1990's has priced many households out of the purchased or rented housing sectors.

Affordable Housing

3.9 The London Borough of Waltham Forest carried out and published a Housing Needs Survey in 2000. This survey established that in Waltham Forest nearly 14,000 households were in housing need, 15% of all borough households. This group incorporating people in a variety of tenures, public and private renting sectors and market housing; households with no wage earner but also low income households including the borough's key workers. Of this total 11,900 households were in need of new or improved housing and could not meet their needs without assistance; there were some 2,500 concealed households and 300 homeless households. Projections for 2006 suggest there will be 20,400 borough households in need, of which over 9000 will not be able to have their needs met from existing services (Source: Waltham Forest Housing Needs Survey 2000).

3.10 The Housing Needs Survey Update 2004 indicated that in Jan 2004 the average price/rent of a property in Waltham Forest was £198,500 or £881 pcm. The mean average gross household income excluding benefits was £22,475 per annum. Having regard to local housing market information and estimates of household income and affordability, the Housing Needs Survey Update 2004 quantified housing need at 2,972 units per annum over 5 years.

3.11 The Council through its planning policies seeks to provide an appropriate proportion of affordable housing units on suitable sites. Affordable housing is for households whose incomes are insufficient for them to access decent and appropriate housing in the Borough. It comprises:
a). Social Rented Housing, which is provided by a landlord where access is on the basis of housing need and rents are no higher that target rents set by central government for housing association and local authority rents; and
b). Intermediate Housing, which is above social rents, but is substantially below open market rents or prices. It can include sub-market renting (including key worker housing that meets that definition), low-cost home ownership and shared ownership.

Quality of Housing

3.12 The Waltham Forest Housing Strategy Statement 2000 noted that the borough's housing stock comprised 21,800 public housing units and 71,000 private housing units; 1,500 establishments for the elderly; and 4,400 for the disabled. Some 3,000 vacant dwellings accounted for 3.2% of the total housing stock. Some of this stock suffers from severe maintenance problems or lack of facilities. There were 2,500 unfit dwellings and 5,400 dwellings in need of renovation in the public stock; 15,240 private dwellings were either unfit, of borderline fitness or in substantial disrepair.

3.13 The elderly occupied 19% of all the unfit housing. 19% of the borough's Black Afro-Caribbean households and 25% of its Asian households were unsuitably housed. (Source: Waltham Forest Housing Strategy Statement 2000).

3.14 These borough-wide statistics disguise the fact that substandard private dwellings are mainly found in the southern part of the Borough (Leyton, Leytonstone and Walthamstow), an area with acute problems of urban deprivation - described in the Council's Housing Investment Strategy as the part of Waltham Forest which has all the features associated with inner urban deprivation. There is a substantial housing shortage and much of the existing housing is in extremely poor condition.

3.15 The planning system can assist with the problems of the existing housing stock when contributing to the plans for estate renewal or regeneration schemes. The system will also assist with the provision of good quality new housing units through the Council's policies on new build housing, conversions and changes of use. When plans are formulated for new housing the Planning Authority will ensure design, landscaping, parking provision, amenity space, community safety, transport provision, densities, privacy and environment standards are as such that quality is much improved. Particular attention will be placed on good design and Community Safety as recommended in Government guidance and advice e.g. “By Design: Urban Design in the Planning System - Towards better Practice” (DETR/CABE, 2000) and Safer Places - the Planning System and Crime Prevention (ODPM/Home Office, 2003).

Housing Match

3.16 People's housing needs vary - depending upon their circumstances and the different stages of their lives. Different housing is required by young starter families, single people, larger families, elderly people, the disabled, those with mental health problems etc.

3.17 Waltham Forest’s Housing Strategy Statement – Update 2002 noted a number of key factors affecting housing supply and demand in the borough:

• There is a shortfall of family sized-accommodation to meet current and predicted social housing needs. The supply and demand figure for social housing have shown that 80% of all households require family sized accommodation yet 49% of all lettable units are one bed.
• Homelessness increased overall by 15% over the period 1998 – 1999. From 1999/2000 to 2001/2002 Waltham Forest saw an increase of 23% in homeless approaches and a 34% increase in homeless acceptances.

3.18 The London Borough of Waltham Forest Housing Needs Survey 2000 found that the number of households in the borough with at least one person with special needs was estimated to be 13,300 households (14.3% of all households). Of these 8,400 households contained someone with a physical disability and 2,600 contained a frail elderly person. Of these households 3700 (27.9%) were identified as requiring improved or new housing over the period 2001 – 2006.

3.19 People from the ethnic minority communities often suffer barriers of language and culture when trying to seek a solution to their housing problems. Some of these communities have particular housing needs, especially those which live as extended families and need larger than average properties. A high proportion of other communities live alone or as single parent families and need small units of accommodation in contrast.

3.20 Other groups of people who have specialised housing needs are women, children, young adults, elderly people and people with disabilities. Women tend to be more affected by their home environment than men - they tend to be at home more often in their role as carers, for example, if looking after children or elderly relatives (increasing numbers of whom will be cared for at home with the "Care in the Community" initiative). Good housing design which takes into account factors such as the need for usable amenity space, gardens, ease of access, and personal safety is important as a result.

3.21 Young adults - perhaps leaving the parental home for the first time - have a variety of housing needs. Low-cost, smaller housing both for sale and to rent is their primary need.

3.22 Many elderly people (the majority of whom are women) want to stay in their own homes as long as possible, but often need help to finance repairs and improvements which they cannot afford out of a pension. The provision of sheltered accommodation is also important in enabling elderly people to live independently for as long as possible. Over the next 10 years the total number of elderly people living in the Borough is likely to fall, but there will be an increasing number of frail elderly people (aged over 80 years) and a three to four-fold increase in elderly people from the black and ethnic minority communities.

3.23 People with physical or mental disabilities present a wide variety of housing needs. The shift in previous years towards a health services strategy of "Care in the Community" has created demands for purpose-built or specially adapted accommodation of all types rather than the traditional residential institutions. Individuals' needs often change over time and therefore provision needs to be as flexible as possible. Accessible housing is a vital factor in enabling disabled people to live independently in the community, and should not be limited to segregated clusters, but should include accessible dwellings within ordinary estates and developments.

POLICY CONTEXT

3.24 Government policy is primarily detailed in PPG3. However, there is also relevant guidance in RPG3, the London Plan, RPG9 and Circular 6/98. Where relevant these will be referred to.

OBJECTIVES

3.25 The Plan's housing policies and proposals will be guided by the following objectives:
a) To increase the number of dwellings so far as is compatible with maintaining and improving environmental standards.
b) To ensure the availability of a range of housing accommodation, including new build, conversions and change of use, to meet accessible housing needs, including affordable housing.
c) To improve the quality of the housing stock.

POLICIES AND PROPOSALS

Housing Quantity Policies

3.26 It is anticipated that those sites listed in Schedule 6 will produce 750 new dwellings over the period 2002 - 2016. A list of sites is contained in Schedule 6. The sites are also indicated on the Proposals Map. The London Plan indicates a target of 9140 additional ‘homes’ in Waltham Forest between 1997 and 2016. The sites for new dwellings identified will contribute to the provision of this increased capacity. The GLA has overseen a further London Housing Capacity Study (published July 2005) which will result in further sites being identified and alterations to this target.

3.27 Table 3.1 shows Waltham Forest's existing and projected progress towards achieving the targets set by the GLA, in the London Plan, for the period 2002 - 2012.

* The monitoring period changed from calander year to financial year in 2003-04 therefore this period includes data for Jan 03 to Mar 04

3.28 The graph shows that, despite major estate redevelopment that has led to a net reduction in dwelling stock on some estates, progress against the conventional completions target is good.

3.29 Net completions during the period 2002 to 2005 have been below the target set by the GLA. However, this is due to reporting of demolitions as a result of estate redevelopment. The level of construction on large sites in the borough at present indicates that this will be offset during 2005-06 and progress will be maintained in the following period on sites identified through the Housing Capacity Study.

3.30 Table 3.1 at the end of this Chapter shows the figures for existing and projected progress against housing targets 2002-2012.

3.31 The majority of housing demands in Waltham Forest will have to be met by the existing stock of dwellings, as opportunities for new development at a large scale are limited. Therefore it is important to ensure that existing dwellings remain in residential use.

3.32 In considering the validity of arguments presented as exceptional circumstances the Council will also apply the density and design principles set out in PPG3.

3.33 The London Plan (GLA, 2004) indicates that
"In line with the concept of the sustainable and compact city, future residential development needs to be located so as to maximise the use of scarce land, to conserve energy and to be within easy access of jobs, schools, shops and public transport. The provision of new housing should also help to support economic growth and offer a range of choice for new households including affordable housing." Para 3A.6.

3.34 The Urban White Paper “Our Towns and Cities: the Future” (DETR, Nov 2000) sets a new vision for urban living offering a high quality of life and opportunity for all. A key element of this vision is good design and planning which makes it practical to live in a more environmentally sustainable way, with less noise, pollution and traffic congestion. It states
“This urban renaissance will benefit everyone, making towns and cities vibrant and successful, and protecting the countryside from development pressure.” Para 7.27

3.35 There are opportunities in the borough to promote well designed new housing schemes as part of mixed use developments. At Whipps Cross Hospital new key worker housing is proposed alongside the new hospital buildings. The new facilities - housing, hospital, transport and open space improvements will have a significant effect of improving the environment in Leytonstone, Wood Street and Bakers Arms. Another project involves new development on the Arcade site (MOS1) in Walthamstow Major Centre. This project will lead to a significant environmental improvement in the eastern end of Walthamstow's town centre. Leyton Orient Football Club also have proposals which involve building new housing alongside improved facilities for the football club and local community. Blackhorse Road/ Hawarden Road represents an opportunity for comprehensive mixed use development at high density given its good transport links and access to a range of services and jobs given its proximity to Walthamstow Town Centre and employment areas. Whipps Cross Hospital, the Arcade Site, Leyton Orient Football Club and Blackhorse Road/Hawarden Road proposals are identified as 'Major Opportunity Sites' on the Proposals Map and in Schedule 7. It should of course be clear that housing is one element of a mixed use development opportunity.

3.36 The key sources of supply for new housing in the context of the London Plan and PPG3 are:

• Maximising the re-use of previously developed land
• Conversion and re-use of existing buildings
• Redevelopment of low density commercial sites to secure mixed use residential development
• Change of use of unneeded industrial/employment land to residential or mixed use development
• Redevelopment in town centres, suburban heartlands and small scale residential infill
• Intensification of housing provision through development at higher densities particularly where there is good access to public transport
• Bringing empty property back into use
• Provision of non-self contained accommodation

3.37 When sites become available for redevelopment, their re-use for housing will be encouraged by the Council wherever suitable - subject to the other policies and proposals in this Plan. In doing this the Council is following the Secretary of State's Strategic Guidance which encourages the construction of new housing partly through the use of under-used and 'recycled' urban land. This has the objective of assisting in the preservation of existing Green Belt and Metropolitan Open Land as well as making the best use of existing infrastructure. All proposals will be expected to meet the Council's usual criteria in respect of design, car parking and relationship to the highway network (see especially policies BHE1 – BHE5 of Chapter 8 Built and Historic Environment and Chapter 10 Planning Standards and Controls.)

3.38 The Government believes empty properties and house conversions are fruitful sources of additional housing units. The Council will encourage the renovation and re-use of empty homes plus the conversion of larger properties into smaller homes. Empty shops, community buildings or public houses in residential areas may be suitable for residential conversion. The Council will also encourage the provision of self contained residential accommodation above shops. The Council will consider using Compulsory Purchase Order powers to carry out its work to remove the under-utilisation of properties. The Council will also encourage changes of use to residential where appropriate; this includes shops outside primary and secondary shopping frontages. (See Chapter 4 Town Centres, Retailing and Leisure, Policy TRL13; and Chapter 2 Economy, Industry and Commerce, Policy INB 10 regarding live-work units.)

3.39 PPG3 Housing (DETR, 2000) and RPG9 Regional Planning Guidance for the South East (GOSE et al, 2001) both indicate that local planning authorities should make more efficient use of land by reviewing planning policies and standards. The London Plan (GLA, 2004) indicates that the Mayor will expect a maximum contribution to housing provision by ensuring that UDP Reviews are in conformity with its density matrix.

3.40 In areas of high public transport accessibility, careful manipulation of density, car parking and dwelling mix can give an increase in the number of dwellings, without harm to the residential environment. Regard will be had to the Density Location and Parking Matrix in the London Plan (Table 4B.1). Indicative boundaries showing where the highest densities, in principle, are likely to be acceptable in Walthamstow, Leyton and Leytonstone are at Annex 1 to Chapter 10 (Planning Standards and Controls) of the UDP. Other factors such as design, the effect on the surrounding townscape, the existence of a Controlled Parking Zone and constraints imposed by the shape of the site or nature of the building will also be important considerations. Figure 6.4 (at the end of Chapter 6) shows Public Transport Accessibility Levels within the Borough. Car free development may also be acceptable in the conditions set out in Policy TSP7 of Chapter 6. Supplementary Planning Guidance will be prepared for higher density and car free development.

3.41 Previously developed land may be contaminated and a full appraisal will be required where there is evidence to suggest this is necessary. Flood risk will be another important consideration. (See Chapter 9 WPM7 (Contaminated Land) and WPM 18 (Flood Risk).

3.42 Additional guidelines on new housing, including design and community safety are outlined in the Built Environment chapter, Planning Standards and Controls chapter, also in Supplementary Planning Guidance Notes 1 (Residential Developments – Design Standards), 2 (Dwelling Conversions – Self Contained Flats) and 3 (Dwelling Conversions – Non Self Contained Flats and Bedsitters including Bed and Breakfast Accommodation). The Council’s Access Guidelines “Accessible Housing” provide best practice on how new housing units should provide for the needs of those who are mobility impaired.

Affordable Housing

3.43 A Housing Needs Survey was commissioned by the Council and was conducted by Fordham Research. This was published in November 2000 as The Waltham Forest Housing Needs Survey 2000. It produced a comprehensive study of the borough’s housing needs and made various recommendations. The survey found that there were 9,059 households in the borough which will need re-housing over 5 years i.e. 1812 per annum. This report was updated by Fordham Research in April 2004. Its findings indicate that housing needs have increased with 2,972 per annum additional affordable homes being needed over the next 5 years.

3.44 The survey indicated:
"adherence to the standard site threshold (of 25+ dwellings) at 25% affordable housing provision would yield a very useful but very modest 74 dwellings, reducing the size threshold to 5+ dwellings (with a 40% target) would yield an extra 413 dwellings. This suggests where viability allows, negotiation for a higher target of 40% affordable housing development to be affordable is justifiable."

3.45 Applying the indicative target percentage of 40% to sites of 0.5ha or more (or 15 dwellings or more) would yield in the region of 100 affordable dwellings from allocated and windfall private development sites.

3.46 Current national guidance does not allow for a lower threshold than 0.5ha or 15 dwellings. If that guidance is revised to allow a lower threshold, then, given the level of need for affordable housing in the Borough, the Council will seek to negotiate for affordable dwellings on suitable smaller sites or developments.

3.47 The Housing Needs Survey Update 2004 estimated that an additional 2,972 affordable homes per annum would be needed over the next five years in order to meet the total current housing need in Waltham Forest. The following table shows the breakdown of need by type.

3.48 Since intermediate housing would account for just over 30% of this net annual need it would be appropriate to seek a target local mix based on a 70:30 split between social and intermediate housing as per the London Plan.

3.49 Where development is considered to be unviable at the indicative target or site threshold in Policy HSG7, an applicant will be asked to demonstrate this fully to the Local Planning Authority.

3.50 Affordable housing should be provided on-site. However, where it can be clearly demonstrated that there are advantages to overall housing provision in general and affordable housing in particular from a commuted payment towards off-site provision, that may, exceptionally, be an acceptable alternative.

3.51 The Council will seek to ensure that occupancy of affordable housing is controlled for the long term for the benefit of those who need it. This can be done either through a planning condition or more usually as part of a Section 106 Planning Obligation. Involving a Registered Social Landlord is an effective means of achieving this since they a) are required to have publicly available policies on tenancy allocations that are open and fair and based on housing need; and b) the Housing Corporation would control any disposal of a Registered Social Landlord’s assets should it be necessary to do so. Other ways of controlling occupancy may however be acceptable subject to the Council being satisfied that equivalent safeguards can be secured. The Council will aim to work in partnership with house builders and registered social landlords to facilitate individual proposals that include affordable housing and within sub-regional partnerships to secure the longer term delivery of affordable housing.

Housing Quality

Redevelopment of Public Housing Stock

3.52 The improvement of the borough’s existing housing stock is primarily overseen by the Council’s Community Services Directorate. The planning system has a role to play in the renewal of existing public housing estates. As indicated in the background to this chapter, public housing amounts to around 25% of all housing in the borough, and accounts for the vast majority of affordable housing in the borough.

3.53 However, the need to retain as many dwellings as possible means that the Council will negotiate over the application of its planning standards and controls relating to new residential development. Nonetheless, the Council will be keen to ensure that any redevelopment of the estates is of a sufficiently high quality to ensure that the current social and environmental problems are not repeated.

3.54 High density redevelopment may require improved access to useable open space by its occupiers. Some such estates adjoin public open spaces in use for other purposes, such as allotments and playing fields. Improved layout and provision of community facilities could be achieved by using some such land. It may thus be necessary in these circumstances to carefully weigh the needs of occupiers of high density housing with the need to safeguard those open space uses, for which other policies of the plan provide.

3.55 The Borough's non traditionally constructed estates are indicated in Schedule 8 and are indicated on the Proposals Map.

Housing Match

Size of Unit

3.56 PPG 3 advises Planning Authorities that they must make provision for all types of housing demands, a variety of needs have been indicated above. There will be an increasing need for homes for single person households – not just involving one bedroom flats. At the same time the Council needs to ensure the retention of enough family size dwellings to ensure the needs of larger families are met. If required in response to monitoring housing needs, the Council will produce Supplementary Planning Guidance in relation to the range of dwelling sizes and types for both family and non-family housing.

Housing for Disabled People

3.57 The London Borough of Waltham Forest Housing Needs Survey 2000 found that the number of households in the borough with at least one person with special needs was estimated to be 13,300 households (14.3% of all households). Of these 8,400 households contained someone with a physical disability and 2,600 contained a frail elderly person. Of these households 3700 (27.9%) were identified as requiring improved or new housing over the period 2001 – 2006. This information clearly indicates the significance of this issue in the borough.

3.58 The London Plan 2004 sets out the Mayors policy in relation to housing choice under Policy 3A.4. Amongst other issues it identifies policy proposals, which will contribute to redressing the shortage of accessible housing in London. Specific requirements are made in this policy in relation to lifetime homes and wheelchair accessible housing. It is the Council's intention to conform with this policy and in due course to make a more detailed assessment in relation to the need for wheelchair housing in the borough.

3.59 Lifetime Homes standards (Joseph Rowntree Foundation) incorporate 16 design standards that make homes more flexible, convenient, safe and accessible. The Council seeks to ensure all housing meets this standard. A summary of the standard appears at Table 3.3 at the end of this Chapter.

3.60 Wheelchair housing is of course a specific need requiring a different level of provision to ‘Lifetime Homes’. Reference will be made to the Waltham Forest “Access for All” Guidelines and the National Wheelchair Housing Association Group “Wheelchair Housing Design Guide 2006 (2nd Edition)” in meeting this requirement.

3.61 It is the Council’s intention that inclusive design and accessibility are built into every stage of the development process to ensure the delivery of well designed schemes that meet the above requirements. To facilitate this the Council will require an access statement to be submitted alongside applications for housing development. This will show how the principles of inclusive design, including the specific needs of disabled people, have been integrated into the proposed development, and how inclusion will be managed and maintained. Moreover, the Council will, where appropriate and necessary, use a planning condition or legal agreement to secure the implementation of such proposals.

Housing for People Requiring An Element Of Care

3.62 This policy should be read in conjunction with policy GCS1 regarding residential care homes in relation to design, community safety, location, amenity and over – concentration issues.

3.63 Developments should preferably be located on flat, level sites and be near to general community services such as day centres, doctors' surgeries, etc

3.64 In all cases the Council will expect developers to enter into legal agreements to ensure the continued occupation of sheltered housing schemes by the appropriate client group.

3.65 With all sheltered housing schemes the Council will expect them to be fully accessible and look towards encouraging their even distribution across the Borough - so as to give their intended occupiers the opportunity to continue to live in their local area.

Dwelling Conversions – Permanent Accomodation.

3.66 Dwelling Conversions increase the number of people housed in the borough and increase the supply of housing for single person households which, as has been indicated, are the largest group of people whose numbers are set to increase over the plan period. The Government recognised the value of conversions by reducing the rate of VAT to 5% (in its 2000 Budget). With little spare land for new building, the Council will be looking for a significant contribution to its additional housing requirements from this source. Such development is particularly appropriate in town centre and town centre pedshed locations where higher densities may be appropriate – see policy HSG5.

3.67 Houses in Multiple Occupation (HMOs) can be problematic owing in particular to the potential increased noise and traffic. When providing family housing by conversion private gardens are welcomed especially for ground floor family sized units. There should be ready access to public open space if gardens are not to be provided for family sized dwellings. To retain an appropriate stock of family housing throughout the borough the conversion of dwellings with a gross floorspace of less than 105 square metres (as originally built) will not be allowed. Conversions should also comply with policies in Chapter 8, especially BHE1, BHE2 and BHE3, Chapter 10 (Planning Standards and Controls), Appendix 1 (Car Parking) and to Supplementary Planning Guidance Notes 2 (House Conversions – Self-contained) and 3 (House Conversions – Non Self-contained).

Hostels and Other Temporary Accommodation.

3.68 The Council recognises that hostels and other temporary accommodation can provide suitable short term accomodation for those who are homeless or seeking refuge. The criteria which the Council will take into account when considering such proposals will include:
a) They must be intended for people who are homeless or seeking refuge only - and intended to be temporary housing pending more suitable long stay accommodation becoming available. Normally, occupation should be determined by prior planning agreement - and limited to persons nominated by this or immediately adjoining boroughs or other agencies formally recognised by Waltham Forest Council.
b) Proposals must not lead to an over-concentration of hostels, or other temporary accommodation or other community uses which would be detrimental to the residential character or amenity of an area. This will depend on individual circumstances and take into account the ability of an area to accommodate further hostels or other temporary accommodation without harm to the community in terms of overstreched local facilities - parking, transport, amenity space, retail, education, health or welfare services, etc.
c) The increase in numbers of local residents will mean the possibility of increased noise and disturbance and a requirement for more amenity space and parking provision. Community safety will be a consideration taken into account by the Council.
d) Hostels or other temporary accommodation should be well located for public transport, job centres and other local services. Town centre sites may be more appropriate as the users of these facilities may need local services to organise their lives and find work and are unlikely to have access to a car.
e) It is expected that conversions into hostel or other temporary accommodation will come from the stock of larger dwellinghouses (i.e. those comprising 5 or more bedrooms or 170 sq.ms floor area).
f) Adequate space for satisfactory communal facilities – e.g. television rooms/lounges or dining rooms - will also be expected.
g) Hostels and other temporary accommodation must satisfy the standards, including design and community safety criteria outlined in the Chapter 8: Built and Historic Environment and Chapter 10 :Planning Standards and Controls and Access For All Guidelines. They must also fulfil requirements in Supplementary Planning Guidance Note 3 House Conversions (Non Self-contained).
h) Hostel and other temporary accommodation applications in Conservation Areas and Areas of Special Character will normally be resisted unless where they are considered likely to affect their character and amenity.

Travellers

3.69 Travellers are an ethnic group defined within the meaning of the Race Relations Act, 1976. As part of its Equal Opportunities policies the Council takes account of the needs of the travelling community and seeks to ensure their equal access to the Council's services and facilities.

3.70 Advice on planning policy for travellers is contained in Department of the Environment Circular 1/94, as amended by Circular 18/94 (updated July 2000). The Circular makes it clear that the local authorities are no longer required to make provision for travellers "residing in or resorting to" their areas. Nethertheless, Local Authorities still have the power to make arrangements to cater for travellers in their area, either themselves or by using the services of other agencies so as to avoid nuisance being caused to local communities.

3.71 An official site for travellers in the borough was designated by the Council at Folly Lane, E17 in 1972 and provided 16 pitches. This site was replaced by a new 17 pitch site, also at Folly Lane but in a location better suited to the needs of travellers. This site is run by the Council’s Community Services Directorate and has been extended so as to provide for a play area for children.

3.72 Given the heavily built-up nature of Waltham Forest, it is unlikely that there will be any further official sites catering for travellers in the borough. Nevertheless, the Council intends keeping in review the needs of travellers in the borough through a multidepartmental approach – Education, Community Services, and Environmental Services all having a role.

3.73 Policy 3A.11 of the London Plan indicates that boroughs should, in co-ordination with neighbouring boroughs and districts, assess the accommodation needs of gypsies and travellers and review the pitch capacity of each borough. The Council is committed to reviewing the policy at the earliest opportunity, in the light of such work, having regard to national policy and the needs of gypsies and other travellers.

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