WYG WELLINGTON BUSINESS BREAKFAST SEPTEMBER 2016

Transcription

1 WYG WELLINGTON BUSINESS BREAKFAST SEPTEMBER 2016

2 About this morning Welcome Simon Coles Housing Land Supply in the South West Robin Upton Exeter Market Darren Summerfield & James McMurdo Q & A 1

3 WYG Wellington Jct 26, M5 - Chelston Business Park Planning Transport Ecology Architecture and design Project management 2

4 Wellington Planning Team Part of a national network of 18 offices with about 140 planners 6 planners: Simon Coles Robin Upton James McMurdo Catherine Knee Alex Bullock Darren Summerfield Linda Radice, office manager 3

5 What we do Full planning service Residential Commercial Retail And heliports! 4

6 Housing Land Supply in the South West Robin Upton

7 5 Year Supply Overview NPPF Paragraph 47 requires: Evidenced Housing Requirement FOAN to identify the housing requirement Add a 5% buffer to ensure delivery Add a 20% buffer where persistent under delivery Only include windfall sites if compelling evidence Supply of Allocations Identify a supply of deliverable sites to provide 5 years worth of housing against the requirement Identify specific site or broad locations for growth for year 6-10 Council s must provide a delivery trajectory from allocations 6

8 Why is 5 Year Housing Land Supply Important? NPPF paragraph 49 Relevant policies for the supply of housing should not be considered up-todate if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites. NPPF Paragraph 14 where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in this Framework indicate development should be restricted.9 7

9 WYG Assessment We have assessed the 5 year housing supply for all SW authorities We have looked at four key areas: 1. The council s current stated position 2. Status of housing requirement evidence 3. Completion of development plan 4. Progress with delivery following adoption (where applicable) 8

10 Step 1 - SW Authorities Position Map Adequate Supply Acknowledged Shortfall 9

11 Step 1 - Stated Position of SW Authorities The following table outlines the stated 5 year supply position of each SW authority based on its latest position statement or at adoption. Authority 5 Year Land Supply Authority 5 Year Land Supply Bath & NE Somerset 5.4 East Devon 5.54 Bournemouth 5.3 East Dorset 5.2 Bristol 7.9 Exeter 2.5 Cheltenham 3.9 Forest of Dean 5.6 Christchurch 5.2 Gloucester 4.5 Cornwall 5.3 Mendip 5.7 Cotswold 7.5 Mid Devon 4.5* 10

12 Step 1 - Stated Position of SW Authorities Contd. Authority 5 Year Land Supply Authority 5 Year Land Supply North Devon 6.0 Swindon 4.7 North Dorset 6.5 Taunton Deane 6.1 North Somerset 5.1 Teignbridge 7.24 Plymouth 1.8 Tewkesbury 4.5* Poole 6.0 Torbay 5.6 Purbeck 5.7 Torridge 3.5 Sedgemoor 6.0 West Devon 3.2* South Gloucestershire 4.3 West Dorset, Weymouth & Portland South Hams 1.9 West Somerset 6.2 South Somerset 4.3 Wiltshire 6.5 Stroud

13 Notes on Step 1 Those with a * are figures agreed within recent appeal decisions Some authorities change their tune regularly Some authorities positions are optimistic 12

14 Step 2 Status of Housing Requirement Evidence On 6 th March 2014 DCLG launched the national planning practice guidance (NPPG) as a web-based resource The NPPG methodology requires consideration to be: given to factors affecting local demography and household formation rates that are not captured by past trends. Kingsbridge Appeal, South Hams (Appeal Ref: APP/K1128/A/13/ ) Step 2 therefore considers whether adopted housing requirements pre-date the updated guidance 13

15 Step 2 Status of Housing Requirement Step 2 therefore considers whether adopted housing requirements pre-date the updated guidance. Authority Adopted Housing Requirement Post-NPPG Authority Adopted Housing Requirement Post-NPPG Bath & NE Somerset Yes East Devon Yes Bournemouth* No East Dorset Yes Bristol* No Exeter No Cheltenham No Forest of Dean* No Christchurch Yes Gloucester No Cornwall* No Mendip Yes Cotswold No Mid Devon No 14

16 Step 2 Status of Housing Requirement Contd. Authority Adopted Housing Requirement Post-NPPG Authority Adopted Housing Requirement Post-NPPG North Devon* No Swindon Yes North Dorset Yes Taunton Deane* No North Somerset Yes Teignbridge Yes Plymouth No Tewkesbury No Poole* No Torbay Yes Purbeck* No Torridge No Sedgemoor* No West Devon No South Gloucestershire No West Dorset, Weymouth & Portland South Hams No West Somerset Yes South Somerset Yes Wiltshire Yes Stroud Yes Yes 15

17 Notes on Step 2 Those authorities with a * are those that consider they have an adequate supply but have a pre-nppg housing requirement Vulnerable if applications supported by a developer led FOAN Mid Devon found this out recently at Uffculme Road, Uffculme (APP/Y1138/W/15/ April 2016) Some authorities are close to adopting an up to date housing requirement e.g. Cheltenham/Gloucester/Tewkesbury (Joint Core Strategy), North Devon and Cornwall 16

18 Step 3 Is the Development Plan Complete? Increasingly development plans are being split Part 1 dealing with housing requirement Part 2 dealing with allocations e.g. North Somerset Council and Cornwall Council At what point is the development plan complete or up to date? Development plans should make sufficient allocations to deliver the total plan housing requirement Overlands, North Curry - The Council acknowledges that because the SADMPP is still at consultation stage (the draft plan is expected to be published this summer, independently examined in February 2015 and adopted May 2015), the CS is technically silent with regards to allocations. 17

19 Step 3 Is the Development Plan Complete? Step 3 are the local authorities intending to adopt site allocation DPD s Authority Is the development plan complete? Authority Is the development plan complete? Bath & NE Somerset* No East Devon Yes Bournemouth Yes East Dorset* No Bristol Yes Exeter No Cheltenham No Forest of Dean Yes Christchurch* No Gloucester* No Cornwall* No Mendip* No Cotswold* No Mid Devon No 18

20 Step 3 Is the Development Plan complete? Contd. Authority Is the development plan complete? Authority Is the development plan complete? North Devon* No Swindon Yes North Dorset* No Taunton Deane* No North Somerset* No Teignbridge Yes Plymouth Yes Tewkesbury No Poole Yes Torbay Yes Purbeck* No Torridge No Sedgemoor Yes West Devon No South Gloucestershire No West Dorset, Weymouth & Portland South Hams No West Somerset Yes South Somerset No Wiltshire* No Stroud Yes Yes 19

21 Notes on Step 3 Those authorities with a * are those that consider they have an adequate supply but do not have a completed development plan A development plan is only capable of being complete once all constituent parts have been adopted At that point, it is time to undertake a review and start again! 20

22 Step 4 Progress with Delivery Once adopted there is a grace period of between months to prove delivery e.g. Teignbridge Within this timeframe it would be unreasonable to challenge their adopted position or have sufficient evidence to undermine delivery South Somerset exception admitted absence of a 5 year supply 6 months after Local Plan adoption 21

23 Step 4 Progress with Delivery contd. Authority Date of Adoption End of Immunity Christchurch Borough Council 22/04/2015 October 2016 East Devon District Council 28/01/2016 June 2017 East Dorset District Council 22/04/2015 October 2016 North Dorset District Council 15/01/2016 June 2017 Stroud District Council 19/11/2015 May 2017 Torbay Council 10/12/2015 June 2017 West Dorset, Weymouth & Portland 22/10/2015 April 2017 West Somerset Council October 2016* April

24 Notes on Step 4 * = Plan recently found sound subject to main modifications but not yet adopted Gather evidence now to be at the front of the queue Immunity doesn t stop Council s doing a South Somerset 23

25 WYG Assessment 24

26 Step 1 - SW Authorities Position Map Adequate Supply Acknowledged Shortfall 25

27 Development Opportunities So where should you all be looking to for your next option? Lundy Island, Torridge District Council No 5 Year Supply, Pre PPG Housing Requirement, development plan incomplete Hurry NOW!! 26

28 On a more serious note. An adopted Local Plan may not be the end of the matter Housing requirement or delivery rate can be challenged e.g. Taunton Deane and Cornwall Council And don t forget Exeter! The key as always is evidence and timing WYG now offers in house FOAN assessment both in relation to evidence for local plan examination and in support of an application submission 27

29 The Exeter Market Darren Summerfield & James McMurdo

30 Devolution: Prospectus for Productivity Partnership of 17 local authorities, 2 national parks, 3 Clinical Commissioning Groups and LEP Negotiating devolution deal with Government Address productivity (80% England Average) Accelerate delivery of new jobs and homes 1/Heart-of-the-South-West-Devolution- Prospectus.pdf 29

31 Creating the Right Conditions for Growth 30

32 Delivery 31

33 Why does Devolution Matter? Combined Authority Oversee Productivity Plan & Investment Single Investment Framework Infrastructure Fund Housing Delivery Instrument Commitment to accelerated housing growth (inc. Greater Exeter) Promotes high level of growth Delivery of starter homes, housing investment pots and Local Authority contributions to new housing 32

34 Greater Exeter Strategic Plan Authorities aspirations are: Coordinated growth & delivery across functional area Limited to strategic allocations & policies To 2040 Supported by linked local plans 33

35 Greater Exeter Strategic Plan Alignment of housing market area to functional area Rate of population growth 3 rd highest in the UK Second highest level of net incommuting in England & Wales (48%) Number employed in City has risen by 34% 2004 to ,000 jobs created in last 5 years (80% employment growth across HotSW) Productivity per job in Exeter 25% higher than HotSW Exeter s travel to work area 34

36 Implications for the Exeter HMA Authorities have agreed principle & initial budgets (not dependent on devolution) Project Board in place & Core Team to be set up Indicative timeline proposes adoption 2019/2020 Coordinated approach to delivery of development needs e.g. address Exeter constraints jointly Coordinated infrastructure funding bids & delivery A clear strategy for growth Shared evidence base (SHMAA, SHLAA, Transport, Infrastructure, Environment etc) Call for sites end 2016? 35

37 Summary 5 Year Land Supply Mixed position across HMA Presumption in favour of Sustainable Development Evolving High Level Political Landscape Towards a Combined Authority Commitment to accelerated housing delivery (mechanisms to support) Emerging Planning Policy Planning across functional area Commitment to growth 36

38 Opportunities With or without Devolution or Strategic Plan in place To meet need: Significant Strategic Allocations Urban extensions New Town(s) Garden Village(s) Supporting physical, social, community & green infrastructure Influence emerging plans Call for sites end 2016 Submit planning application (5 year supply) Devolution and/or Strategic Plan or NPPF and Local Plan Source: Draft Regional Spatial Strategy for South West (Panel Report Dec 2007) 37

39 If you would like any more information, please visit