1 How the standards should be applied

• The amount of land to meet the standard is calculated for each type of open space required (see Appendix E for types).
• This will be done by calculating the number of new residents accruing from the development using the number of bedrooms in each unit
• Number of people is taken to be the same as the number of bedrooms, except for one bedroom units which will be assumed to have 1.5 people.
• In relation to student housing, the number of students to be accommodated will be used
• In relation to housing schemes that are to particularly meet the needs of the elderly then contributions for amenity open space will be the Council's main focus.
• To calculate the open space required, multiply the number of people accruing from the development by the open space standard (Appendix B)
• Provision will be on-site or off-site enhancement (capital sum) or a combination of the two

2 Calculation of Commuted Sum for maintenance of open space provided on-site, where the land is to be adopted by the Council

• Arrangements will need to be made for the maintenance and management of any public open space to be provided. This will normally involve the payment of a commuted sum to the District Council. This will involve a site -specific calculation of the annual maintenance costs over an appropriate period taking into account the various components that make up the open space

3 Calculation of the Capital (off-site) sum

• The sum calculated for each type of open space where full provision is not made on site will be based on the estimated cost of creating the open space (and subsequent maintenance costs over a twenty year period). It is intended that guidance in relation to these costs will be produced by the Council's Cultural Services department and made available alongside this SPD. This will be updated periodically in line with the retail prices index to take account of inflation.

4 Administering the System

• On-site provision of Open Space: Commuted sum for maintenance to be paid to the District Council upon formal land adoption by the authority
• Formal adoption of open space will only take place when the Council considers that the open space contribution has reached an acceptable standard / practical completion and any commuted sum for maintenance has been received.
• Off-site provision: capital sums will be spent on open space improvements identified by the Council. A central fund will be set up to allow monies to accumulate from more than one scheme in order to enable strategically important projects to be carried out. Improvements to open space shall include; the creation of new areas where there is a deficiency; raising existing standards and 'adding value' to an area in terms of the leisure experience on offer.
• In addition to the commuted sum, applicants will be expected to pay legal costs involved in the planning obligation.

5 A three step guide for calculation of open space is required for each development

1. The total quantity of open space for each of the open space types required is calculated.
2. The quantity of each type of open space to be provided on-site is agreed/ established. Where a development is considered too small to provide the minimum standard/size threshold on site, the developer shall normally be expected to provide a financial contribution in lieu of the open space not being provided (unless there is an agreed position whereby an on-site contribution is delivered that is to be managed / maintained in perpetuity by the developer or any agreed / nominated group stipulated within a legal agreement).
3. The capital sum to be paid for 'off-site' improvements to open space provision, which shall be the equivalent to the open space that should have been provided on site, were it possible to meet the minimum standards required. This capital sum will be used wherever possible by the Council to carry out improvements in open space provision at both the local level (in the vicinity of the 'enabling development') or as necessary, put to use at other sites at a strategic level.

6 A Working Example:

A development proposal is submitted to the Council for 100 dwellings. It is established that the 100 dwellings will be made up of the following (based on Housing Mix Guidance):-

However, it should be noted that the above requirements would then be considered in the context of the current position in the locality of the new development and an acceptable combination of size/types of provision for any on site provision would be negotiated.