10 — Garden and backland development.

Proposals for residential development on garden and backland sites in Havering will be supported when they: i. Ensure good access and, where possible, retain existing through routes; ii. Retain and provide adequate amenity space for existing and new dwellings; iii. Do not have a significant adverse impact on the amenity of existing and new occupants; iv. Do not prejudice the future development of neighbouring sites; v. Do not result in significant adverse impacts on green infrastructure and biodiversity that cannot be effectively mitigated and; vi. Within the Hall Lane and Emerson Park Character Areas as designated on the Policies Map, the subdivision of plots and garden development will not be supported, unless it can be robustly demonstrated that the proposal would not have an adverse impact on the character of the area and that the proposed plot sizes are consistent with the size, setting and arrangement of properties in the surrounding area. 7.8.1 Much of the borough is sub-urban, characterised by spaciously set up neighbourhoods with large private gardens. Intensification of these areas by development on gardens or backland may provide valuable sources for housing. Development of such sites can be difficult as there are often a number of constraints. They require sensitive development and high quality design to ensure that the character of the area and the quality of life of existing and future residents is maintained. Particular care needs to be taken with proposals involving areas with a well-established character such as Emerson Park and Hall Lane. 7.8.2 This policy must be read in conjunction with Policy 7 and Policy 26 as sufficient privacy and amenity space for existing and new properties and the character and appearance are particular considerations for garden and backland development. 7.8.3 Private gardens also provide, besides important amenity and privacy roles, important ecological, drainage and flood mitigation functions. As a form of green infrastructure, these functions should be considered when any loss of garden land is proposed in line with Policy 29. 7.8.4 Land suitable for backland development may be in multiple ownerships. This may mean that not every parcel will come forward at the same time. Proposals must, therefore, demonstrate that the proposed development is of an acceptable size and that undeveloped parcels would not be landlocked or prejudiced. A comprehensive scheme removes the need for multiple entrances to small unconnected parcels which collectively may have a negative impact on highway safety and visual amenity. 7.8.5 The application will need to demonstrate that consideration has been given to all the land that has potential for development including land outside the ownership/control of the applicant. The layout must demonstrate how the additional land can be developed and that its future development will not be prejudiced. The access will need to be of a standard suitable to serve a comprehensive development with provision within the layout to extend the access to serve all the additional land. Applications which are for piecemeal development or do not satisfactorily demonstrate how a comprehensive development can be achieved will not be acceptable. London Borough of Havering Local Plan 2016-2031 Adopted 2021 7 Successful Places to Live 7.8.6 Emerson Park is one of the most mature and successful residential districts in the borough. It has a distinctive character and is typified by large, well maintained single family detached dwellings set within spacious plots with mature landscaping. 7.8.7 The Hall Lane area of Upminster is occupied mostly by established large detached and semi-detached dwellings, set in large gardens with considerable tree and shrub planting. The area's character derives primarily from the long and well landscaped rear gardens whose size and good tree cover create unusual spaciousness which is extensive and uninterrupted. 7.8.8 The Council has operated policies aimed at preserving the spacious character of these areas for around forty years. This has helped to maintain their special character and retain a critical stock of large good, quality family and executive homes which have contributed to the diversity of homes available within the borough. The Council will review the existing Supplementary Planning Documents for these area and will publish updated guidance to assist those bringing forward developments in these areas.

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