DETR e-mail response - clarification of 58 PPG3 - Density

Subject: Plannning Policy Guidance Note 3 - interpretation of Paragraph 58

Date: 10/25/00 12:32:49 SA Eastern Standard Time

From: (Michael Taylor)

To: [ since 20002: ]

Thank you for your e-mail about the interpretation of para 58 of PPG3. You will appreciate that I am unable to comment on specific developments schemes. However, I can help to clarify particular aspects of PPG3.

By way of background, new housing developments in England have been built recently at an average of 25 dwellings per hectare, with more than half of all new housing built at less than 20 dwellings per hectare. As PPG3 notes, that represents a level of land take which is historically very high and which can no longer be sustained. Building at such low densities is also less likely to support local services or public transport, ultimately adding to social exclusion. Therefore, to promote more sustainable residential environments the Government expects local planning authorities to avoid developments which make inefficient use of land (those of less than 30 dwellings per hectare net).

On your specific point about densities, you should be aware that there is technically no upper ceiling on densities, but having said that developments should be set in context. All proposed development should take into account the detail contained in para 56 of PPG3. Considerations of design and layout must be informed by the wider context having regard to such things as townscape, landscape, local pattern of streets, building traditions etc. However, designing for quality does not necessarily mean low densities in existing low density areas or the countryside.

DENSITY - cramming ? lifestyle ?
The high density development of Telephone House, Tunbridge Wells

The Telephone House Neighbours Association, Tunbridge Wells
The aims are to heighten peoples' awareness and concern for the controversial high density development on Telephone House site, Church Road / York Road, Tunbridge Wells.