WYG WELLINGTON SOUTH WEST BUSINESS BREAKFAST NOVEMBER 2017
Hello and Welcome Breakfast 2017 News Review News from the Team 2
About Today Housing Land Supply: Unlocking Sites Robin Upton CIL: How to save money and grief Rebecca Randall Transport: Expectations of Site Accessibility Luke Craddy Q & A Networking 3
Housing Land Supply: Unlocking Sites Robin Upton 4
5 Year Supply Overview NPPF Paragraph 47 requires: o 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 o 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 5
Why is a 5 Year Housing Land Supply Important? NPPF Paragraph 49 Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites. NPPF Paragraph 14 Tilted Balance Where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in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. 6
WYG Assessment 2017 Update We have assessed the 5 year housing supply for all SW Authorities. We have looked at six 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) 5. Impact of DCLG consultation on standardised OAN 6. Ministerial Statement 3 year supply for Neighbourhood Plan Areas N.B. NPPF Amendment 2018 7
Step 1 SW Authorities Position Map 2016 Adequate Supply Acknowledged Shortfall 8
Step 1 SW Authorities Position Map 2017 Adequate Supply Acknowledged Shortfall 9
Step 1 Stated Position of SW Authorities Main changes since 2016 West Dorset, North Dorset and North Somerset Torridge North Somerset additional 2,500 homes in the next 9 years Appeal, September 2017, Kewstoke, W-S-M (Appeal Ref: APP/D0121/W/17/3173104) JSP site in Backwell 700 homes brought forward by at least eight years West of England s Joint Spatial Plan (JSP) (Bristol, South Glous, Bath and NE Somerset & N Somerset) Greater Exeter Strategic Plan (GESP)? 10
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/13/2210602) Step 2 therefore considers whether adopted housing requirements pre-date the updated guidance. 11
Step 2 Status of Housing Requirement Evidence Joint Core Strategy between Gloucester City Council, Cheltenham Borough Council and Tewkesbury Borough Council October 2017 Inspector s Report. Joint North Devon and Torridge Local Plan December 2016 Inspector s Report Taunton Deane Adopted Core Strategy 2013 Bristol City Council Adopted Core Strategy 2011 Vulnerable if applications supported by a developer led FOAN Effect of Standardised OAN Consultation? 12
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. Taunton Deane, West Somerset, North Somerset and Cornwall Council Development plans should make sufficient allocations to deliver the total plan housing requirement Taunton Core Strategy (2013), Site Allocations (Dec 2016) Non-allocated Development Sites (NADS?!) Cornwall Local Plan November 2016 no site allocations (Feb 2018) Land at Moss Side, Callington, Cornwall Appeal, April 2017 (Appeal Ref: APP/D0840/W/16/3166117) District Wide Supply but 155 dwelling shortfall in Callington 13
Step 4 Progress with Delivery Once adopted there is a grace period of between 12-18 months to prove delivery e.g. Teignbridge Local Plan May 2014 South Somerset admitted absence of a 5 year supply 6 months after Local Plan adoption Callington example in Cornwall 7 months after adoption Taunton Deane Public Inquiry (Feb 2018) 200 dwellings Rockwell Green, Wellington (130 dwellings Wiveliscombe & 200 Creech St Michael) Joint Local Plans Joint 5 Year Supply Requirement? 14
Step 4 Progress with Delivery 15
Step 5 Standardised OAN Consultation South West Authorities with an Increased Annual Requirement (Part 1) Local Authority New OAN Current Requirement Difference Bristol 2420 1450 +970 Cornwall 2889 2625 +264 South Somerset 734 547 +187 Christchurch & East Dorset 792 626 +166 South Hams 354 196 +158 Taunton Deane 627 500 +127 Sedgemoor 754 644 +110 Tewkesbury 601 495 +106 Mendip 588 498 +90 Cheltenham 534 450 +84 16
Step 5 Standardised OAN Consultation South West Authorities with an Increased Annual Requirement (Part 2) Current Local Authority New OAN Requirement Difference West Devon 318 258 +60 Teignbridge 756 700 +56 Torridge 444 393 +51 Bournemouth 1022 979 +43 Exeter 627 589 +38 North Dorset 366 330 +36 Mid Devon 366 359 +7 West Dorset, Weymouth and Portland 780 775 +5 Cotswold 421 420 +1 17
Step 5 Standardised OAN Consultation South West Authorities with a Decreased Annual Requirement Local Authority New OAN Current RequirementDifference Gloucester 657 718-61 Bath & North East Somerset 626 720-94 North Devon 311 443.6-132.6 East Devon 844 981-137 Torbay 588 1049-461 18
Step 5 Standardised OAN Consultation Joint Local Plan Impact New OAN Adopted JLP Plymouth 647 911 South Hams 354 196 950 192.5 West Devon 318 258 192.5 Total 1,319 1,365 1335 19
Step 5 Ministerial Statement Ministerial Statement 3 year supply for Neighbourhood Plan Areas Judicial Review February 2018 20
WYG Assessment 21
CIL: How to save money and grief Rebecca Randall 22
CIL: How to save money and grief CIL background, context and how it works Good practice to reduce risks and expenditure Exemptions and relief Traps and pitfalls Summary 23
CIL How it works Financial charge per m² of new development (GIA) Rates set by local authority (Charging Schedule), often using zones Indexation set at point of decision, charged from November preceding the adoption of the Charging Schedule: R= Rate A=Area I=Indexation 24
Who s Charging? 25
Good practice to reduce risks and expenditure Existing floorspace to be demolished or converted can be counted within the CIL calculation but only where the existing floorspace has been in lawful use for a minimum of 6 months within the last 3 years (ending on the date that planning permission is granted). 26
Good practice to reduce risks and expenditure CIL is a planning matter it determines infrastructure payments, as important as S106 negotiations Phasing is key, check the CIL instalments policy Potential benefits of on-site affordable housing delivery 27
Exemptions and Relief Mandatory: Social housing rented & shared ownership Charitable Self build Discretionary Social housing affordable market units Charitable Exceptional circumstances relief All exemptions/relief are subject to: 1. Assuming liability to pay CIL 2. Submitting a CIL Commencement Notice 3. Clawback period 28
Traps and Pitfalls Completely different system of contributions R.123 List complexities Consider the effects of modifications to planning permissions and lapsed schemes Monitoring and paperwork Proving existing lawful use can be tricky 29
Summary CIL will be a key element of a lot of new applications. Must be considered at the start of the process to inform any development proposals. Ensure you have the relevant expertise to avoid the pitfalls and capitalise on good practice. 30
Transport: Expectations of Site Accessibility Luke Craddy 31
Accessibility? Easily Reached? Unlocking and accessing sites is about how we get in both regionally and through the front door. 32
The Regional Focus Major transport/highway infrastructure and unlocking/supporting site development. Recent/Developing Schemes: South Devon Link Road M5 Jct 29 / A30 / Clyst Honiton Bypass / Tithebarn Link A361 N Devon Link Road New Junction for Tiverton Urban Extension Expressway to the South West (A303 and A358 Dualling) A30 Chiverton to Carland Cross, Cornwall (Dualling) Unlocking Growth 33
Potential Opportunities? South Devon Link Road (SDLR) Forecast to lead to 8,000 jobs in South Devon SDLR forecast removes 95% of traffic from Kingskerswell 95% reduction in existing traffic leaves 1,750 vehicles This means new local development opportunities Plan Source: http://southdevonlinkroad.co.uk/ Plan Title Devon County Council, Torbay Council and Parsons Brinckerhoff Scheme Plan As Submitted for best and Final Funding Bid 34
Potential Opportunities? A30 Chiverton to Carland Cross Improvement Scheme Plan Source: www.gov.uk/government/organisations/highways-england Plan extracted from A30 Chiverton to Carland Cross Improvement Scheme Preferred Route Announcement 35
Potential Opportunities? The benefits of rail for introducing new development. Storms of 2014 and loss of rail line at Dawlish led to review by Network Rail to identify options to maintain a resilient rail service to the South West peninsula in the event of similar weather events occurring again. From that report some statistics: 20% increase in population in Devon and Cornwall forecast to 2026 Passenger growth on south west peninsula to 2019 equivalent of 3.2% annual growth Network Rail predicts 97% passenger growth to 2043 on the corridor through Dawlish Development near rail clearly beneficial for selling the site 36
Getting In! No matter how established a site appears in terms of access, sense check, revision and improvement is often essential. Exeter Gateway Phase II Access from upgraded London Road and Clyst Honiton Bypass. 37
Exeter Gateway Phase II 38
Summary Highway and Transport Infrastructure provides opportunity for new development Access is not always clear cut and review is recommended however certain the access arrangements may appear. 39
Q & A 40
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