HS5 Density and Design Guidelines Policy
In the following existing residential areas as outlined on the Proposals Map, in addition to the criteria in Policy HS4, proposals for new residential development will be subject to controls over density and layout as follows:
1. Noctorum Ridge, Noctorum
Maximum density of 10 dwellings per hectare in low-rise development. New purpose-built blocks of flats and the conversion of existing property into self-contained flats will not be permitted.
Density range 25-30 dwellings per hectare in two or three storey houses. New purpose-built three storey blocks of flats will not be permitted, although the conversion of existing property into self-contained flats will be permitted subject to Policy HS13.
Density range up to 30-60 dwellings per hectare for new purpose-built three storey blocks of flats. New sheltered housing of a higher density and nursing/ residential care homes will be permitted subject to Policy HS7 and Policy HS8. The conversion of existing property into self-contained flats will be permitted subject to Policy HS13.
2. Mountwood, Prenton
Maximum density of 7.5 dwellings per hectare, with plot frontages comparable to those of plots in close proximity. The conversion of existing property into self-contained flats will not be permitted.
3. Meols Drive, Hoylake
Maximum density of 20 dwellings per hectare, with plot frontages comparable to those of plots in close proximity.
Within Zones 4, 5 and 7 new purpose-built flats will not be permitted.
In Zone 5 any new development should access Eddisbury Road and not Meols Drive.
New sheltered housing of a density higher than 20 dwellings per hectare and nursing/ residential care homes will be permitted in Zones 1, 2, 3 and 6, subject to Policy HS7 and Policy HS8.
4. Stanley Road, Hoylake
The conversion of existing dwellings into self-contained flats will be permitted.
The conversion of existing dwellings into self-contained flats will be permitted, as will the redevelopment of pairs of dwellings to provide three storey blocks of flats at a maximum density of 35 dwellings per hectare.
Redevelopment should be at a maximum density of 35 dwellings per hectare.
Redevelopment should be at a maximum density of 25 dwellings per hectare.
New purpose-built flat development will not be permitted.
Plot frontages for new purpose-built flat developments to be comparable to those of plots in close proximity. New sheltered housing of a density higher than 35 dwellings per hectare and nursing/ residential care homes will be permitted in Zones 2 and 3 subject to Policy HS7 and Policy HS8.
Any development permitted should be of small scale.
Density should be at a maximum of 7.5 dwellings per hectare, with plot frontages and set backs comparable to those of plots in close proximity. Open plan frontages will not be permitted.
Development will only be permitted on plots with a frontage and depth comparable to those of plots in close proximity.
6. Gleneagles Park, Caldy
On plots 7-31 and 35-38 only bungalows will be permitted. On all other plots only two storey dwellings will be permitted. Each dwelling should have a minimum of 6.0 metres between it and the side boundary and a set back from the plot frontage of at least 12.0 metres.
Maximum density of 2.5 dwellings per hectare.
Higher densities may be permitted subject to the development preserving or enhancing the Conservation Area.
Reasoned justification :
6.14 Many of the Borough's older established residential areas have a special character derived from their architecture and extensive mature gardens. These areas are attractive to residents and there is always pressure for new dwellings through both infill and redevelopment.
6.15 Many of the existing dwellings are large and require adaptation and conversion to accommodate today's smaller households. New development therefore offers a challenge to their existing character which can be addressed by specific controls on the density of new development. The guidelines set out in Policy HS5 are long established and have been successful in controlling new and converted housing, by retaining the best property as far as possible and by preserving the spaces between buildings.
6.16 The Noctorum Ridge extends for 2.5 kilometres from Bidston Hill in the north to Woodchurch Road in the south and for 2 kilometres from Ford Hill in the west to Slatey Road in the east. It includes a number of different areas of mature housing, ranging from the large detached houses around the Wirral Ladies Golf Course to the densely developed Victorian housing around Oxton Village.
6.17 However, the pressure for development on the Ridge, which is one of Birkenhead's most popular housing areas, has led to a threat to its character. The Council's response has been to divide the area into a number of separate zones of differing character and capacity for varied development. This diverse area provides for a full range of housing needs, from converted flats for small households in the east of the area, to large high-quality family housing in the west.
6.18 Zone 1 is comprised of large detached houses with extensive gardens. The abundance of mature trees and shrubs together with the low density of development create an area of considerable environmental quality.
6.19 Zone 2 contains many of the older two and three storey houses on the Ridge. A number of these original properties have been refurbished for use as single family dwellings, some have been sub-divided into flats, while others have been converted into residential/ nursing homes. The retention and refurbishment of existing properties is to be encouraged.
6.20 Zone 3, although similar in basic character to Zone 2, is considered suitable for new three storey flat developments or conversion to flats because of the large plot sizes, adjoining open spaces and the massing of buildings. Further advice on the Noctorum Ridge Guidelines Area is contained in Supplementary Planning Guidance Note 2.
6.21 The Mountwood area, to the west of Mount Road, south of Prenton Lane, is characterised by large Edwardian and post-Edwardian detached houses in well-treed gardens. It is important that this character is preserved and that any new development should reflect the existing density, frontage length, quality of enclosure and landscaping. The area retains its function of providing for high quality medium-sized family accommodation and it is felt that the replacement of existing houses with flats is not appropriate. Further advice on the Mountwood Guidelines Area is contained in Supplementary Planning Guidance Note 3.
6.22 Meols Drive between Hoylake and West Kirby has a distinctive character based on mature landscaping and consistently large houses with a variety of architectural form and detailing. Whilst many of these houses have remained in single family occupation, some have been converted into flats and there is pressure to redevelop others for blocks of flats or for smaller houses. New dwellings should, as far as possible, reflect the size of existing buildings, having two or three storeys with pitched roofs and generous architectural features. Further advice on the Meols Drive Guidelines Area is contained in Supplementary Planning Guidance Note 4.
6.23 The Stanley Road/ Kings Gap area of Hoylake has a distinctive character, deriving from the large houses, variety of architecture and open coastal location. The size and design of the largest houses has in many cases precluded their continued use as single dwellings and there is pressure for redevelopment. New development should be sympathetic to the existing character of the area and as far as possible reflect the size and scale of the existing buildings.
6.24 In Zone 1, although the majority of proposals are likely to be for the conversion of dwellings to provide flats, redevelopment of pairs of semi-detached houses should respect the formal and rigid layout of the Kings Gap.
6.25 In Zones 2, 3 and 4 the proposed densities will assist in maintaining the prevailing character of the area.
6.26 Zone 5 contains some of the best large family houses in west Wirral set in large plots with fine architectural detailing. Further advice on the Stanley Road/ Kings Gap Guidelines Area is contained in Supplementary Planning Guidance Note 5.
6.27 Gayton lies to the south-west of Heswall Town Centre, between the Chester High Road and the Dee Estuary. The area of control is a mixture of the historic village and the newer, extensive suburbs.
6.28 Zone 1 consists of Gayton Village, formerly a self-contained farming community. The village is centred on Gayton Hall which is surrounded by wooded grounds and approached by the original cobbled lane with high walls on either side.
6.29 Zone 2 consists of large family houses set in extensive, well-treed grounds with strong boundaries. New development should reflect this character in its density and siting.
6.30 Zone 3 is more mixed, with higher densities and a more varied layout, including building lines much closer to the road frontage. Further advice on the Gayton Guidelines Area is contained in Supplementary Planning Guidance Note 6.
6. GLENEAGLES PARK
6.31 The Gleneagles Park estate lies to the south of Caldy Village and provides one of the largest sites for new, high-quality housing in Wirral. It has been divided into plots which are being sold for development with individual houses or bungalows.
6.32 The area around Caldy Village itself is characterised by large family houses set in landscaped gardens with high hedges or solid, dark wooden fences. It is intended that the Gleneagles Park area can eventually mature into a similar form of development.
6.33 Whilst most of the remaining plots are suited to two storey houses, some plots including those backing onto the Green Belt to the south and the Wirral Way to the west should be restricted to bungalows only. This should minimise the impact on the surrounding countryside and impart a unity of design to the development. Further advice on the Gleneagles Park Guidelines Area is contained in Supplementary Planning Guidance Note 7.
6.34 Caldy is a high-quality housing area centred on a small village which has developed eastwards to Caldy cross-roads and north towards West Kirby. Most areas were developed from the beginning of the 20th Century with large family houses in landscaped grounds.
6.35 Zone 1 forms the core of the village and is densely developed with frontages close to the road. Much of this area has been recently redeveloped and there
are few other opportunities for new housing. A density of 2.5 dwellings per hectare should maintain the character of this area.
6.36 Zone 2 outside the core area contains larger plots with their houses set back from the road frontage. Within this area higher densities will only be appropriate subject to the proposals effect on the character of the area. Further advice on the Caldy Guidelines Area is contained in Supplementary Planning Guidance Note 8.