4.32 The effective development of the housing land supply remains critical to the objective of stemming population flows from the City. In addition to ensuring that there are sufficient housing sites of suitable quality, it is important that these opportunities are developed effectively. New residential development should complement the existing urban form and provide good quality housing that enhances the City.

4.33 The density of development is one of the main factors that influences housing form. The policy for residential density is, therefore, a key component of this Plan. National planning advice, which aims to ensure that development takes place in locations that reduce the need to travel, guides the Plans approach.

4.34 Cities generally work best when they are built to high densities. Densities should vary from one part of the City to another but the overall feel of development should be distinctively urban in character, particularly within the Inner Urban Area. Relatively high population densities in appropriate locations create a sense of place, help sustain local facilities, provide security and support public transport services. There are of course exceptions. In pursuance of the Councils objectives to increase the Citys supply of upper-market family housing it will be necessary to prescribe lower densities on sites capable of supporting this type of development.

4.35 Within the Councils overall objectives for housing, densities will generally be allowed to vary, with higher densities being encouraged for sites close to public transport corridors, stations or key intersections. In areas where the development of housing for the upper-market is to be encouraged, such as in greenfield or certain suburban locations, lower densities will be sought. Full details of the Councils residential density policy are set out in Part 2, policy RES 1: Residential Density.