When addressing the question of whether end plots outside the Development Zone (ODZ) adjacent to a schemed development may be developed, a careful interpretation of both the Explanatory Note on Rationalisation of Development Zone Boundaries and Policy P6 of the DC15 Guidelines is essential. These two documents must be considered together, as they provide the legal framework for determining the permissibility of development on such plots.
To begin with, the Explanatory Note on Rationalisation offers important guidance with regard to “end plots,” specifically those located at the boundary of the DZ. The Note states:
“Not all end plots and proposed minor amendments to the Temporary Provisions Schemes indicated in the draft public consultation local plan documents are shown. Unless otherwise specifically indicated, scheme boundaries ending in blank party walls are considered to generally qualify for an additional edge plot with a lateral side garden but these would need to be determined on a case-by-case basis.”
This implies that edge plots, particularly those ending in blank party walls (i.e., walls without openings or windows), may qualify for additional development. In other words, it is emphasized that this eligibility is not automatic. However so, each case must be assessed individually, meaning that the Explanatory Note establishes that such plots may be considered for development only when it is determined that the specific conditions and context are appropriate.
Equally relevant is Policy P6 of the DC15 Guidelines which provides further clarification on the development of edge plots outside the DZ. According to Policy P6:
“While the development of existing edge plots located outside the DZ will be acceptable in principle, the Authority will ensure that a suitable transition will be achieved in terms of built volume between the sites within the DZ and the ODZ. The criteria for delineating such edge plots shall be: i) An existing street frontage not exceeding 10 metres. ii) Located adjacent to an existing blank party wall. The depth of the edge plot will not be allowed to exceed the length of such party wall.”
Policy P6 makes clear that the development of edge plots outside the DZ is permissible in principle, but only when the development meets specific criteria designed to ensure compatibility with the surrounding area. These criteria include having a street frontage not exceeding 10 meters, being adjacent to a blank party wall, and ensuring that the depth of the plot does not exceed the length of the party wall. These conditions are intended to maintain the scale and character of the area, preventing overdevelopment and ensuring that the development remains consistent with the broader planning objectives for both the DZ and the ODZ.
Thus, when interpreting both the Explanatory Note on Rationalisation and Policy P6, it becomes clear that the question of whether end plots outside the DZ may be developed is not a simple “yes” or “no” answer. The Explanatory Note indicates that such plots may be considered for development, but only after a careful case-by-case evaluation. Policy P6 further clarifies that development on such plots is permissible, provided it adheres to the criteria set out in the policy, particularly with regard to street frontage, plot depth, and the presence of a blank party wall.
