Download Housing Provision

LIVING AND WORKING SUB COMMITTEE 6TH SEPTEMBER 2005
AGENDA ITEM 9
PLANNING FOR HOUSING PROVISION - CONSULTATION RESPONSE
Summary:
This report suggests a response to the Government’s consultation on new planning
for housing policy.
Author:
Malcolm Watt, Planning Officer
Recommendation: That the responses suggested in the report be forwarded to the Office of
the Deputy Prime Minister.
Background
1.
The Office of the Deputy Prime Minister (ODPM) has issued a consultation paper “Planning
for Housing Provision”. Reponses are requested by 9th September 2005. Subsequently the
Government intends to publish a new draft Planning Policy Statement on Planning for
Housing (PPS3) to supersede the existing Planning Policy Guidance note on Housing
(PPG3).
2.
A copy of the consultation paper is attached at Appendix ‘A’.
3
The Cotswolds AONB Management Plan includes two references to the provision of housing
in the section “Living and working in the Cotswolds”. Key issues of the need for affordable
housing and the proliferation of second homes are highlighted in that Section. The following
policy is also relevant:
LWP3: To support the provision of well-designed affordable housing in keeping with
landscape character across the AONB, particularly where it is related to local employment
opportunities.
4
A “Priority Action” in this Section is
LWA3: Clarify the scale of need for affordable housing for local people, support its provision,
and lobby for improved mechanisms to provide it.
New approach to housing provision proposed by the Government
5
The new approach to the planning for the provision of new housing as set out in the
consultation document consists of the following two elements, the first of which is more
relevant to the concerns of the Board.
 The need for housing, together with demand, is to be assessed in future on a robust
evidence base which looks at housing markets and is developed in partnership with
stakeholders; and

6
Proactive planning to maintain a five year supply of housing land within a 15 year
time horizon.
The Government considers that the present approach to planning for housing set out in
PPG3 does not take enough heed of market conditions, resulting in under-supply in areas
of high demand. This leads to worsening affordability, as poorer households are unable to
enter the housing market. In paragraph 24, the Government “expects regions and local
planning authorities to take account of housing markets when developing housing plans,
and in planning decisions”. However in paragraph 27 it is recognised that “The desirability
LIVING AND WORKING SUB COMMITTEE 6TH SEPTEMBER 2005
AGENDA ITEM 9
of increasing land supply for housing has to be balanced against other objectives, social
and environmental”.
7
Section 2 of the paper sets out the proposed policy approach. Of relevance to the
Cotswolds AONB and the remit of the Board are the following.
7.1
The paper proposes the identification by Regional Assemblies of sub-regional housing
markets, not simply based on administrative boundaries.
7.1.2 In the Regional Spatial Strategy decisions are required as to whether these markets should
be designated for high levels of new homes; managed growth; low levels of new homes; or
for managed reductions in housing.
7.1.3 An example of this approach can be seen in the South East Regional Housing Strategy
Plan on page 22 of the paper. Within these sub-regional markets local authorities would be
expected to work together in collaboration with other stakeholders on joint housing need
assessments and assessments of housing land availability. Local authorities are
encouraged to produce joint Development Plan Documents to deliver housing at a Subregional level. This would be of particular value for the Cotswolds AONB, if that were
identified either as itself or as part of a larger, sub-regional market.
7.2
The contents of Paragraph 19 (p24) of Section 2 are of importance to the designated
landscapes in areas of high housing demand such as the Cotswolds. It says “,The
approach of using ‘floors’ and ‘ceilings’ could be extended to more local areas to recognise
that there are often significant differences within broad housing market areas. Whilst the
housing market as a whole might be identified for high growth, certain areas within it might
be managed more closely in order to deliver other objectives. In areas of restricted growth
however, for example, some rural areas, particular attention will need to be given to
accompanying policies on the provision of affordable housing to ensure that land supply is
able to deliver a range of affordable housing that will help support the creation of mixed and
inclusive rural communities”.
7.3.
Paragraph 27 (p27) of Section 2 makes clear that “Local authorities should allocate
developable, urban brownfield land first, where these sites offer the most sustainable option
for development. Sustainability Appraisal provides the framework to test the sustainability
(in economic, social and environmental terms) of sites and areas for future development”.
Discussion
8
New housing in rural areas is subject to strict control, subject to guidance in Planning Policy
Guidance note 3 and Planning Policy Statement 7. Outside areas allocated for housing in
Local Plans, only housing required to meet local needs is permitted. Exceptions can be
made for affordable housing where a need is identified. All current Local Plans reflect these
national policies.
9
The introduction of a consideration of the needs of the market for housing could, on the
face of it, undermine this policy framework. There is undoubtedly a huge demand for new
housing in attractive rural areas such as the Cotswolds. To meet this demand, much of
which is for second homes, thereby bringing about in due course an increase in affordability
would require new house building on a scale which would threaten the purpose of
designation. The response from the Board should clearly indicate the harm which
could be caused by reliance on market forces alone in an attractive area such as the
Cotswolds.
LIVING AND WORKING SUB COMMITTEE 6TH SEPTEMBER 2005
AGENDA ITEM 9
10
As noted above, the government recognises that these market forces have to be tempered
by amongst other things, environmental objectives. These must include the conservation
and enhancement of designated landscapes. The response from the Board should
welcome this recognition of the damage unfettered market forces could cause.
11
The proposal for closer collaboration by local authorities on planning for housing in
sub-regional market areas should be welcomed by the Board. There would be a role
for the Board in such a process, not least to ensure that affordable housing needs were
being assessed and met on an AONB wide basis as proposed in the Management Plan.
12
The recognition of the need to make provision for affordable housing in areas of
restricted new housing should be welcomed by the Board. This is in accordance with
the relevant policy of the AONB Management Plan.
13
The need for a Sustainability Appraisal of any housing strategy should be welcomed
by the Board. This will include an assessment of environmental impacts, including
reference to the AONB Management Plan.
Supporting Documents
Planning for Housing Provision ODPM Consultation Paper July 2005