Agenda item

The Planning Policy Manager presented a report that recommended an approach to housing targets for inclusion in the draft Local Plan, based on the 2016 household projections as a departure from the standard Government methodology based on the 2014 projections.  He explained in detail the reasons for taking this alternative approach, which would aim to deliver up to 560 dwellings per year, including 2000 affordable homes over the plan period.

Councillor J Toye emphasised the need to set the target at the right level to suit the District and expressed concern at the environmental impact if it became necessary to build more large estates to achieve a higher number of affordable dwellings.

The Planning Policy Manager explained that the proposals aimed to strike a balance in terms of the amount of housing that was necessary to give a reasonable yield of affordable dwellings to address housing need.  Market failure could result if an excess of market housing was built simply to provide a higher yield of affordable dwellings.

Councillor Mrs W Fredericks asked how the Planning Policy Manager considered the affordable housing issue could be addressed without relying on market housing.

The Planning Policy Manager explained that the Working Party’s focus was on whether or not its policies were restricting the delivery of affordable homes in an unacceptable way.  The rural exceptions policy was very flexible, the percentage of affordable dwellings required on large developments was as high as it could be without rendering the developments unviable, and the site size thresholds were being lowered to require an affordable housing contribution on smaller sites.  These policy approaches should help to deliver a reasonable amount of affordable housing.  There were a number of other delivery methods that were outside the remit of the Working Party, and a strategic housing workshop to consider the wider issue of affordable housing delivery would be taking place in the coming weeks. 

Councillor N Pearce asked for an explanation of ‘affordable housing’, and if consideration had been given to the proportion of affordable housing that would be available for rent, given that low wages, types of employment and a high level of second home ownership in the District meant that many people were unable to afford the other types of affordable housing products.

The Planning Policy Manager explained that the term ‘affordable housing’ applied to a number of different types of tenure, but all were products that were made available to people who could not afford to meet their needs in the market, whether they were buying or renting.  There were a number of controls over who could access the products, which had to meet certain price criteria and remain affordable in perpetuity.  The mix of products was a housing strategy matter to be considered when planning applications were made; it was not a planning policy issue.  The Government required a minimum of 25% of affordable housing to be a low cost to purchase type, but social housing would be included as part of the mix.

Councillor Pearce responded that he considered there should be more emphasis in the Plan on the social rented sector to help local people who were unable to purchase.

The Planning Policy Manager stated that the focus should be on housing policy and housing numbers and that the debate regarding other housing issues, although important, was a broader issue that would be considered elsewhere.

Councillor Ms V Gay considered there was clear evidence that careful consideration had been given to the household projections over a long period and it had always been the Working Party’s conclusion that the 2016 projections were more robust than those for 2014.  It was also evident that the District’s population profile was different from many other areas and that population growth came from inward migration.  She considered that 460 dwellings per year was a realistic and viable figure and she was inclined to support the recommendation.

The Chairman stated that he was satisfied that the mechanism would support the Corporate Plan for delivering local affordable housing for local need.  It was a matter of balance as market properties were needed to cross-finance the affordable housing.  He was sure that that the Planning Policy Team would ensure that the examining Inspector was aware of the particular factors that affected the District in terms of second home ownership and population growth etc.

It was proposed by Councillor P Heinrich, seconded by Councillor J Toye and

RECOMMENDED unanimously

1.     That the Authority uses the 2016 based National Household Projections as the starting point for deriving a Local Plan Housing Target.

2.     That the Plan includes a target to deliver a minimum of 460 dwellings on average in each year of the Plan period.

3.     That the Plan includes policies and proposals which will ensure that more than the minimum target, and up to 560 new dwellings per year, could be delivered.

4.         That revised Policy HOU1 be endorsed.