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HS10  Backland Development  Policy

Proposals for the development of between one to three dwellings behind existing dwellings and accessed by a dedicated private drive will not be permitted unless the proposal fulfils all the following criteria:

(i) the retention by the existing frontage dwellings of sufficient garden space;

(ii) the proposed development including its access, not resulting in a detrimental change in the character of an area, nor in undue noise, disturbance, loss of privacy or sense of enclosure affecting adjoining residents;

(iii) the proposed access being of sufficient width to provide a private drive of 3.0 metres width with amenity strips to one or both sides, and adequate passing places. The access must be properly formed and hard-surfaced, with adequate sight lines and visibility splays at its junction with the existing road. It should not have a seriously detrimental effect on the street scene or on highway safety;

(iv) the proposed dwellings having adequate private garden space and adequate vehicle turning and parking/ garaging provision;

(v) the proposed development not prejudicing the comprehensive development of a larger area of land; and

(vi) the proposal otherwise complying with Policy HS4 and Policy HS5.

Reasoned justification :

6.55 Backland is land which lies behind existing houses which front one or more roads. It may be land comprising large garden areas, neglected land, land in other uses or a mixture of these. The existence of large gardens does not necessarily point to scope for development, as the size and appearance of gardens can be of great importance to the character of a neighbourhood.

However, areas of backland can sometimes be developed, subject to controls over access and the relationship of the proposed dwellings to those existing. Driveways should be of sufficient width to provide a safe access onto the highway, yet not so dominant as to have a detrimental effect on the streetscape. Further guidance on backland development is contained in Supplementary Planning Guidance Note 10.