Windfall policy

H010 Windfall policy HO10: Windfall policy 1. Development on unallocated sites in settlements will be permitted, if it is of a scale, density and character that is in keeping with the existing form of the settlement, and does not adversely impact its character and appearance, through being: a) Within the existing built-up area of a settlement*, including the redevelopment of suitable previously developed sites for both housing and employment purposes, or b) Development that consolidates existing settlement patterns without harming important settlement characteristics and does not comprise partial development of a larger site. c) Development on unallocated sites will have to meet all the following criteria: d) Not lead to coalescence with any neighbouring settlement e) Not have significant adverse impact on environmental assets such as landscape, historic environment, biodiversity, waterways, open space and green infrastructure, and f) There is the necessary infrastructure capacity, including transport infrastructure, to support the development, and provision is made for any appropriate infrastructure required. * The following criteria should be considered to determine whether a site is within a settlement or not, if a Neighbourhood Plan does not already define a settlement boundary: a) Clearly follows defined physical features such as walls, fences, hedgerows, roads and streams, where practical. b) Includes built and commenced development, which physically relates to the settlement. c) Includes planning permissions and site allocations which physically relate to the settlement. d) Considers the visual character of the settlement, the density and pattern of built development. e) Includes the curtilage of a property that relates more closely to the built-up area (e.g. a garden) and where inclusion or development would not harm the structure, form and character of the settlement. f) Includes small pieces of land, which directly relate to the built-up area and would be rounding off the boundary. g) Is not isolated and sporadic development that is clearly detached from the main built-up area. 7.64 The Local Plan allocates sites over five dwellings to meet most of the development needs of Buckinghamshire, while some homes will be delivered on smaller unallocated sites. This figure is supported by the Council’s evidence on windfall. This policy provides guidance on the appropriateness of sites to come forward to meet the identified windfall supply. 7.65 In general, windfall sites will be smaller than the threshold above which the Local Plan will allocate sites, as suitable sites larger than this threshold have been allocated through the Local Plan. The NPPF, at paragraph 73 , sets out the important contribution small and medium sized sites can make to housing delivery. The policy provides guidance on the appropriate scale of sites within individual settlements, this is intended to ensure windfall sites reflect the level of infrastructure, services and facilities that existing settlements have. Appropriate infrastructure, referred to in criteria g, includes utilities such as water, sewerage and electricity, healthcare facility contributions, school contributions, greenspace, leisure facilities and retail units. 7.66 In exceptional cases, sites not meeting criteria a or b might be justified outside of the plan making process, if a scheme offers benefits to the community. Benefits could include the reuse of a vacant brownfield site, the provision of community facilities or preservation of a historic building or asset.