Reading Borough Council Local Plan

Size: px
Start display at page:

Download "Reading Borough Council Local Plan"

Transcription

1 Reading Borough Council Local Plan Draft Alteration to the Reading Borough Local Development Framework (Local Plan) on Affordable Housing Provision Issues and Options November 2013

2 Draft Alteration to the Reading Borough Local Development Framework (Local Plan) on Affordable Housing Provision Issues and Options 1.0 Background 1.1 Reading Borough Council has long supported a policy position that seeks to achieve high levels of affordable housing provision as part of developments to meet the acknowledged high levels of need for such housing in the Borough. Over the years, various studies have demonstrated high levels of need for affordable housing in the Borough. A brief summary of the findings of the most recent study, the Housing Needs Assessment for Berkshire, carried out by DTZ and published in 2012, can be found at Appendix Existing policies CS16 and DM6 were drafted and adopted/largely adopted before the new planning regime brought in by the publication of the National Planning Policy Framework (NPPF) in March In preparing a draft Charging Schedule under the Community Infrastructure Levy, it is apparent that these policies may not fully fit in with the way that the NPPF views policy drafting in relation to the assessment of viability and the deliverability of development. Essentially, the NPPF indicates that all the policy requirements in a local plan need to be fully costed and assessed and should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable Policy CS16, in particular, reflects the Council s long-term policy target for affordable housing on sites of 15 or more dwellings of 50% affordable housing provision. The target of 50% was considered achievable in terms of viability in instances of development where some form of subsidy for affordable housing provision was available. It was an aspirational target. The text to the policy indicates that the council will be sensitive to exceptional costs in bringing a site to market. In practice this has meant that most applications for developments of this size have been accompanied by viability assessments and involved negotiation of the affordable housing content of each scheme. Generally, there has been agreement on the provision of affordable housing as part of schemes, the system has worked well and there has been a high level of delivery of housing, including affordable housing, in the Borough. 1.4 Monitoring of affordable housing provision as part of larger schemes in the Borough since 2006, shows that the proportion of affordable housing provided as part of schemes has varied widely. Except for schemes where 100% provision has been made, the proportion provided has varied from less than 20% up to 50%. Schemes proposing 50% provision have been achieved and a number of schemes have provided more than 40%. The average provision has been around the 30-35% mark, more towards the lower end since the start of the recession in Under the NPPF, the expectation is that authorities will set policy targets having carried out an assessment of viability, taking account of, all the likely cumulative impacts on development in their area of all existing and proposed local standards, supplementary planning documents and policies that support 1 Paragraph 173 and following, see: https://www.gov.uk/government/publications/national-planningpolicy-framework--2

3 the development plan, when added to nationally required standards. In order to be appropriate, the cumulative impact of these standards and policies should not put implementation of the plan at serious risk, and should facilitate development throughout the economic cycle. 1.6 Community Infrastructure Levy Charging Schedules are being assessed on these principles. In the light of this significant change to national policy, the Council has reluctantly accepted that it can no longer sustain a target of 50% affordable housing for schemes of more than 15 dwellings. It must therefore change the policy to provide a policy target that has been tested as part of an exercise that assesses the cumulative impact of all requirements on the viability of development in the area. Further commentary on the national and local policy position is provided in Appendix Similarly, Policy DM6 in the Sites and Detailed Policies Document sets targets that were intended to be relevant for a number of years as the economy comes out of recession. Its targets assumed that the economy will come out of recession reasonably quickly. It provided for the policy targets to be considered in each case in the light of individual viability assessments. However, in relation to the viability assessment that will inform the setting of a CIL rate, the targets in the policy may be ambitious in the current market. An exercise is being carried out to assess whether those targets are appropriate in 2014, as the Council goes forward with its CIL Charging Schedule, or whether they need to be adjusted. 1.8 The viability work undertaken for the Community Infrastructure Levy along with recent experience of negotiating viability for a number of planning applications provides an indication of current general viability in the Borough. A more detailed viability assessment is being prepared using a range of sample hypothetical sites. This will inform the drafting of the Pre-Submission Draft Alteration. 2.0 ISSUES AND OPTIONS 2.1 The proposed revisions to policies CS16 and DM6 arise from the publication of the NPPF and the considerations for determining the viability of proposed charges under the Community Infrastructure Levy. It is intended that the policies will continue to rely on existing evidence in terms of identified need, priorities, mechanisms and methodology to guide the provision of affordable housing. A new Background Paper will be produced to inform the Pre-Submission Draft Policies but this will rely on evidence previously produced for the Core Strategy and the Sites and Detailed Policies Document This issues and options consultation provides for stakeholders and consultees to comment on the policies. The starting point is obviously the existing policies that, as indicated above, have been used in operation and, from the Council s point of view, work well. An Affordable Housing SPD 3 was adopted in September 2013 to add further detail on how the existing policies will be operated. 2 Housing Background Paper (Core Strategy Background Paper, RBC, 2007) and Affordable Housing Background Paper (Sites and Detailed Policies Document Background Paper, RBC 2011) 3 Affordable Housing Supplementary Planning Document, Adopted July 2013 (Affordable Housing SPD, RBC, 2013)

4 2.3 This document forms the basis for consultation and involvement on the review of the Council s Affordable Housing policies. The main changes to the policies are their target levels of provision. These will be revised downwards to reflect the general level of viability of development in the Borough at the current time. The suggestion is that policy CS16 will have a target somewhere between 30 and 35%, the exact figure to be determined following further viability assessment. Similarly, the targets in Policy DM6 will be reviewed and subjected to further viability assessment. This may result in one or two of the targets being lowered by small amounts to reflect actual viability in the current market conditions. However, this is also an opportunity for you to comment on the policies more generally. Are there ways that we could improve the operation of the policies? 2.4 The next section comprises suggested wording for the Draft Alteration to provide an indication of what the Draft Alteration might look like. It uses the existing wording of the policies and their explanatory text as a starting point 3.0 Community Involvement 3.1 This Issues and Options document forms the basis for community involvement on the review of the Council s existing affordable housing policies. Stakeholders and consultees are being invited to comment on the contents of this document. A direct phone number is provided for anyone who wishes to discuss the proposed Alteration in more detail. Comments and views will be considered in the drafting of the Pre-Submission Draft Alteration. 3.2 Consultation will take place during December 2013 and January Any representations and comments, along with further evidence gathering, will be taken into account in preparing the Pre-Submission Draft Alteration. The closing date for comments will be 24 th January 2014 (this allows 8 weeks, longer than the normal 6 weeks consultation to take account of the Christmas break at the end of December 2013). 4.0 Programme 4.1 It is anticipated that the Pre-Submission Draft Alteration will be published at the end of March The Draft Alteration will then be submitted to the Secretary of State during June/July An examination of the Alteration is anticipated during autumn 2014.

5 Revised Policies Replacement Policy CS16 - What the revised Policy might look like. (New wording is in red and underlined). The following sets out the existing wording of Policy CS16 with indications of how the policy might change in order to provide a draft altered policy: Replacement Policy CS16: Affordable Housing All developments of 15 dwellings and above or of any alternative lower threshold contained in a future adopted Development Plan Document will provide (30-35%) of the total number of dwellings in the form of affordable housing to meet the needs of the area, as defined in a housing needs assessment. Housing is subsidised housing that enables the asking price or rent to be substantially lower than the prevailing market prices or rents in the locality, and which is subject to mechanisms that will ensure that the housing remains affordable for those who cannot afford market housing. What the revised text to the Policy might look like. A.1 The text to the policy also remains largely relevant although it is felt that some additional detail related to experience in implementing the policy will help in its interpretation. It is copied below with indications in red of how it might change. A.2 Affordable housing is defined (in the National Planning Policy Framework (NPPF)) as Social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market. Where they have identified that affordable housing is needed, authorities have to set policies for meeting this need and contributing to the objective of creating mixed and balanced communities 4. A.3 The Berkshire Strategic Housing Market Assessment (SHMA), along with the Housing Needs Assessment published in 2012, provide evidence of the high level of need for affordable housing that exists in Reading and the surrounding areas. The Reading Borough Housing Strategy sets out strategic housing objectives and priorities for housing provision within the overall needs identified. The provision of family sized housing, specialist accommodation for vulnerable people and extra care housing for the elderly have the highest priority under the Strategy. A.4 Affordable housing contributions will be sought from residential-only developments, mixed-use developments, and major B1 employment developments of more than 2,500m 2. On-site provision (serviced land or completed units) of affordable housing will always be sought in the first instance. Where there are exceptional reasons, the provision of surrogate sites (serviced land or completed units) or commuted sums that will enable the provision of a commensurate number and mix of affordable units, will be considered. In the 4 DCLG, National Planning Policy Framework (NPPF) (2012). See Glossary - extract provided at Appendix 1.

6 case of commuted sums, the Council will choose the HA registered provider (RP) partner to which to direct the funding. A.5 The target set in the policy has been determined as the result of an assessment of the viability of development of sites of various sizes in the Borough during early 2014 in accordance with the requirements of the NPPF. This will be the expected level of affordable housing provision. A.6 However, the Council will be sensitive to exceptional costs of bringing a site to market such as for reasons of expensive reclamation, or infrastructure costs, or high existing use values such as in the case of re-using office accommodation. Where applicants can demonstrate, to the satisfaction of the Council, exceptional difficulties in bringing a site to market, the Council will be prepared to consider detailed information on the viability of a particular scheme and, where justified, to reduce the affordable housing requirement. As development costs are usually reflected in the residual land value, the purchase price of a particular site will not, on its own, be a reason for reducing the affordable housing requirement. The Council will generally secure provision of affordable housing through a Section 106 agreement. A.7 The tenure, size and type of affordable housing provided as part of any scheme should respond to the identified need for affordable housing taking account of the details and specific priorities set out in any Affordable Housing Supplementary Planning Document or other Supplementary Planning Document. New development should therefore include a range and mix of tenures, sizes and types (e.g. house types, flats) of affordable housing (as appropriate depending on site size) to reflect local needs and to reflect the range and mix of house types in the scheme as a whole (i.e. the mix of dwelling sizes in the provision of affordable housing should reflect the mix proposed for the private housing). Replacement Policy DM6 - What the revised Policy might look like. Replacement Policy DM6: Affordable Housing On development sites of less than 15 dwellings, the following proportions of affordable housing provision will be provided: o o o on sites of dwellings 30%? provision; on sites of 5 9 dwellings 20%? provision; and on sites of 1 4 dwellings, a financial contribution will be made that will enable the equivalent of 10%? of the housing to be provided as affordable housing elsewhere in the Borough. For sites of more than 4 dwellings, provision should be made on site in the first instance with a financial contribution being negotiated to make up the full requirement as appropriate. In all cases where proposals fall short of the policy targets/thresholds as a result of viability considerations, an open-book approach will be taken and the onus will be on the developer/landowner to clearly demonstrate the circumstances justifying a lower affordable housing contribution. In determining residential applications the Council will assess the site size, suitability and type of units to be delivered in relation to the current

7 evidence of identified needs and against Policy CS15. The Council will seek a tenure split of 70% social rented and 30% intermediate affordable units, with the affordable units integrated into the development. Priority needs are for family sized housing, specialist accommodation for vulnerable people and extra care housing. The Council will regularly monitor and review the need for, and delivery of, affordable housing. What the revised text to the Policy might look like. Aim of the Policy B.1 The key national policy goal is that everyone should have the opportunity of a decent home, which they can afford. National policy seeks to provide sustainable, inclusive mixed and balanced communities in all areas. The key characteristics of a mixed community are defined as a variety of housing, particularly in terms of tenure and price, and a mix of different households such as families with children, single person households and older people. This policy seeks to achieve those aims. In doing so it achieves Core Objective 2 of the Core Strategy. Reason for the Policy B.2 The NPPF indicates that obligations and policy burdens should be weighed against viability considerations. It notes that affordable housing should involve high quality design. Policy H3 of the South East Plan (May 2009) seeks a high level of affordable housing that takes account of housing need split between social rented (70%) and intermediate housing (30%). The policy refers to viability considerations and locally set site size thresholds. B.3 The Berkshire Strategic Housing Market Assessment (SHMA) and the subsequent Housing Needs Assessment published in , provide up to date evidence of the high level of need for affordable housing that exists in Reading and the surrounding areas. The Berkshire SHMA has informed the preparation of a new Reading Borough Housing Strategy that sets out strategic housing objectives and priorities for housing provision within the overall needs identified. The provision of family sized housing, specialist accommodation for vulnerable people and extra care housing for the elderly have the highest priority under the Strategy. These priorities are reflected in the policy. How will the Policy be achieved? B.4 In implementing the policy, the Council will have regard to the definitions and provisions in relevant national guidance. The type/mix of affordable housing provided should reflect the type/mix of the development as a whole and at least reflect the type/mix sought under Policy CS16. Affordable housing provision should include an appropriate proportion of wheelchair accessible homes within the mix, and should comply with the Lifetime Homes requirements. All development should meet the appropriate standards for Sustainable Design and Construction and an appropriate quality of design. 5 Berkshire Strategic Housing Market Assessment (SHMA), DTZ, 2007 and Housing Needs Assessment, 2007, see

8 B.5 In the case of residential-only and mixed-use schemes, Reading s policy preference is for the affordable housing contribution to be in the form of serviced land or completed units on site. This contributes to forming mixed communities in line with national and other planning policy. In exceptional cases, it may be acceptable for the required affordable housing to be provided off-site, or for an appropriate financial contribution to be made instead of onsite provision. Examples may include sites where there are existing concentrations of particular types of affordable housing, where there are demonstrable benefits to be gained by providing the new units elsewhere (e.g. to create more socially-balanced communities), or where there is an opportunity to provide a particular type of much needed housing elsewhere (e.g. family housing). Under this policy it is accepted that affordable housing provision can take place off site or through contributions in the case of sites of less than 5 dwellings. B.6 Affordable housing contributions must be secured in perpetuity and thus be available to successive generations of households in recognised housing need. The most effective way of doing this is through the involvement of a registered provider (RP). B.7 The Council has carried out an informed assessment of the viability of the various thresholds and proportions of affordable housing proposed under its affordable housing policies. In reasonably buoyant economic circumstances (such as those that existed at September 2007), on sites with few exceptional costs and where grant funding is available, this assessment shows that the thresholds and proportions required can be achieved without making these forms of development unviable. However, it is accepted that these circumstances will not always exist and that meeting the targets set will be ambitious in some cases in different economic conditions. Where applicants can demonstrate, to the satisfaction of the Council, exceptional difficulties in bringing a site to market, it will be prepared to consider detailed open book evidence on the viability of a particular scheme and, where justified, to reduce the affordable housing requirement. However, as development costs are usually reflected in the residual land value, the purchase price of a particular site will not, on its own, be a reason for reducing the affordable housing requirement. B.8 It is intended that some Additional detail on the provision of affordable housing will be is provided in a separate Supplementary Planning Document(s) 6. This existing document will be updated from time to time to take account of changes in policy and circumstances. might include details of how economic conditions and other factors are accepted as affecting the viability of development at a particular point in time. It will also consider how LDF policies will be interpreted in the light of changes to government affordable housing policies and provision. 6

9 Appendix 1 Briefing on Housing Need Assessment and Affordable Rent Review Update, During summer 2011, the housing officers of five of the six Berkshire Unitary Authorities (The Royal Borough of Windsor and Maidenhead has its own housing needs assessment) commissioned DTZ to update the housing need assessment in the original Berkshire Strategic Housing Market Assessment. 2. There were two key objectives in relation to this study. These were: To update the housing need assessment for 5 of the authorities to ensure a robust evidence base; To take account of the government s policy on Affordable Rent and the implications of this for those identified as in housing need. 3. The analysis in the report consists of three stages which includes a repeat, with minor refinements, of the housing need assessment undertaken for the five local authorities in 2007 as part of the Berkshire SHMA. In essence, this comprised the following analysis: Estimating the level of housing need, comprising current need and newly arising need less annual average supply; Calculating market and affordable rents; Analysing the incomes levels of those in housing need and the affordability of different rents 4. The main product of the study was individual assessments for each of the unitary authorities. In relation to Reading Borough, the study contains a table, Housing Need Assessment Update, which is attached at the end of this appendix. 5. The update table identifies a shortfall of 930 affordable dwellings per annum. This compares with the range of affordable dwellings per annum identified in the earlier 2007 study. This could suggest that the need for affordable housing has worsened and is even more acute than in However, some caution is needed as the 2011 figures incorporate some refinements in methodology. Regardless of that, the evidence for 2011 is that the level of need is, as in 2007, extremely high and way beyond the total housing currently being, or likely to be, provided in the Borough. 6. Section 2.2 provides an assessment of average market rents in Reading Borough, comparing them with Housing Benefit (Local Housing Allowance) rates. Housing benefit is insufficient to cover full market rent in Reading. It goes on to provide a table of Affordable Rents of market rents) indicating that, at the time of writing, these would only be accessible to those receiving full Local Housing Allowance. 7. Section 2.3 provides an analysis of incomes and affordability. It assesses affordable rent against income data for all households in Reading, showing that

10 26% of Reading households have incomes of less than 20,000, which is less than the income needed to afford to buy a one bedroom property. 8. At Section 2.4, there are a number of key points that it is useful to highlight from this analysis: There is a shortfall of around 932 affordable homes each year within Reading, based on a backlog of over 4,000 households on the housing register and taking into account estimates of newly arising need in the future; New supply of affordable homes has made a significant contribution to addressing needs over the last 5 years without which the shortfall would be even higher. Most of those identified as in housing need have very low incomes and are therefore accommodated either through social rented homes or in the private rented sector, supported by Housing Benefit. The majority of those on Reading s waiting list in housing need are likely to be unable to afford Affordable Rents set at 80% of market rents but in practice many will spend more than 33% of their income on rent because most have very low incomes. In theory, any households in receipt of the full amount of Housing Benefit would be able to afford Affordable Rent, since these would likely fall within Local Housing Allowance limits. If Affordable Rents are set in relation to average market rents there will be a large number of open market properties that are cheaper than those available at Affordable Rents unless Affordable Rents are set at or below 70% of average open market values. However, there is uncertainty around the level of Housing Benefit that will be available in the future, particularly when a cap is introduced on the overall level of benefits that can be received by an individual household. This may mean that Affordable Rents on larger properties will need to be set at levels well below 80% of market rents to remain affordable to those on benefits. There is a group of existing social rented tenants who would be able to afford other tenures, including Affordable Rent. These households have expressed an interest in intermediate housing options through the Local HomeBuy Agent, Catalyst. The Housing Need Assessment Update, a calculation of the need for affordable housing in the Borough, follows on the next page.

11 Figure 2.1: Housing Need Assessment Update READING HOUSING NEED ESTIMATE Version 1 Stage and Step in Calculation Estimate STAGE 1: CURRENT NEED 1.1 Current Occupiers of affordable housing in need 1, plus households from other tenures in housing need plus Households without self-contained accommodation 3, equals Total current housing need (gross) ( ) 4, times annual quota for the reduction of current need 20% 1.6 equals annual requirement of units to reduce current need (2.6 x ) STAGE 2: NEWLY ARISING NEED 2.1 New household formation (per year) times proportion of new households unable to rent in the market 57% 2.3 plus existing households falling into need equals Total newly arising need per year (2.1 x 2.2) STAGE 3: SUPPLY OF AFFORDABLE HOUSING 3.1 Current occupiers of affordable housing plus annual Supply of social re-lets (net) plus annual supply of intermediate housing available for re-let or 26 re-sale at sub market levels 3.4 plus surplus stock plus committed supply of new affordable units (per annum) minus units to be taken out of management equals annual supply of affordable units ( ) NET SHORTFALL (OR SURPLUS) OF AFFORDABLE UNITS PER ANNUM Overall shortfall (or surplus) ( ) per annum 932

12 Current (November 2013) National and Local Planning Policy Position The Development Plan Appendix Applications must be determined in accordance with the development plan. In relation to affordable housing, applications to RBC for development containing residential accommodation will be determined in accordance with Core Strategy policy CS16 7 for sites providing 15 dwellings or above and policy DM6 in the Sites and Detailed Policies Document 8 for sites of less than 15 dwellings. 2.2 Policy CS16 (Affordable Housing) requires the provision of 50% of the total number of dwellings on sites of 15 dwellings and above in the form of affordable housing to meet the needs of the area as defined in a housing needs assessment. Such housing should remain affordable. 2.3 Policy CS13 (Impact of Employment Development) indicates that employment development should provide mitigation measures in line with its impacts on the demand for housing (including affordable housing), labour and skills, and on the transport network. The tight labour market of Reading and the wider Thames Valley area means that additional employment development could result in still greater pressures on housing in the Borough. Pressure on housing can particularly affect those who cannot afford open market housing. New employment development is therefore expected to contribute to the provision of affordable housing. 2.4 Policy DM6 (Affordable Housing) relates to sites providing 1 14 dwellings and requires the provision of differing proportions of affordable housing depending on the size of the site with the amount decreasing from 30% to 10% as the total number of dwellings falls. This takes into account the differing viability of developing sites of different sizes. Policy DM7 relates to accommodation for vulnerable people which will often be provided as affordable housing. 2.5 The various relevant adopted policies are accompanied by supporting text that provides some guidance on the implementation of the policies. The National Planning Policy Framework (NPPF) 2.6 The NPPF indicates that where a local authority has, identified that affordable housing is needed, it should, set policies for meeting this need on site, unless off-site provision or a financial contribution of broadly equivalent value can be robustly justified (for example to improve or make more effective use of the existing housing stock) and the agreed approach contributes to the objective of creating mixed and balanced communities. Such policies should be sufficiently flexible to take account of changing market conditions over time. (Paragraph 50) 7 LDF Core Strategy, RBC, 2008 see: Core Strategy, Adopted January LDF Sites and Detailed Policies Document, RBC, 2012, see: Sites and Detailed Policies Document, Adopted October 2012

13 2.7 Paragraphs refer to viability. The provision of affordable housing has an impact on the costs of development and thus viability. Viability has been taken into account in the preparation and examination of the development plan policies. Both policies CS16 and DM6, however, allow for viability considerations to be taken into account in the implementation of their requirements in relation to individual schemes. 2.8 The Glossary to the NPPF, published in 2012, defines affordable housing as follows: Annex 2: Glossary Affordable housing: Social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market. Eligibility is determined with regard to local incomes and local house prices. Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision. Social rented housing is owned by local authorities and private registered providers (as defined in section 80 of the Housing and Regeneration Act 2008), for which guideline target rents are determined through the national rent regime. It may also be owned by other persons and provided under equivalent rental arrangements to the above, as agreed with the local authority or with the Homes and Communities Agency. Affordable rented housing is let by local authorities or private registered providers of social housing to households who are eligible for social rented housing. Affordable Rent is subject to rent controls that require a rent of no more than 80% of the local market rent (including service charges, where applicable). Intermediate housing is homes for sale and rent provided at a cost above social rent, but below market levels subject to the criteria in the Affordable Housing definition above. These can include shared equity (shared ownership and equity loans), other low cost homes for sale and intermediate rent, but not affordable rented housing. Homes that do not meet the above definition of affordable housing, such as low cost market housing, may not be considered as affordable housing for planning purposes.

AFFORDABLE HOUSING SUPPLEMENTARY PLANNING DOCUMENT BOLTON COUNCIL

AFFORDABLE HOUSING SUPPLEMENTARY PLANNING DOCUMENT BOLTON COUNCIL AFFORDABLE HOUSING SUPPLEMENTARY PLANNING DOCUMENT BOLTON COUNCIL February 2013 CONTENTS 1 INTRODUCTION... 1 WHAT IS THIS DOCUMENT?... 1 WHAT IS AFFORDABLE HOUSING?... 1 PARTNERSHIP WORKING... 2 BOLTON

More information

London Borough of Havering. Draft Planning Guidance Note on Affordable Housing. Commuted Sum Payments

London Borough of Havering. Draft Planning Guidance Note on Affordable Housing. Commuted Sum Payments London Borough of Havering Draft Planning Guidance Note on Affordable Housing Commuted Sum Payments May 2016 Affordable housing circumstances where Havering Council will use commuted sum payments to the

More information

Affordable Housing Supplementary Planning Document

Affordable Housing Supplementary Planning Document Teignbridge Local Development Framework Affordable Housing Supplementary Planning Document Adopted December 2010 Teign Housing Sovereign Housing Group Teign Housing If you need this document in another

More information

AFFORDABLE HOUSING IN BLACKBURN WITH DARWEN: GUIDANCE FOR DEVELOPERS

AFFORDABLE HOUSING IN BLACKBURN WITH DARWEN: GUIDANCE FOR DEVELOPERS AFFORDABLE HOUSING IN BLACKBURN WITH DARWEN: GUIDANCE FOR DEVELOPERS 1.0 Introduction Blackburn with Darwen Council is committed to providing for a full range of housing to meet the Borough s future housing

More information

Meeting Housing Needs. Mid Devon Supplementary Planning Document

Meeting Housing Needs. Mid Devon Supplementary Planning Document Meeting Housing Needs Mid Devon Supplementary Planning Document Adopted June 2012 Contents Introduction 1 MHN/1 Affordable Housing Mix 2 MHN/2 Dwelling Mix 3 MHN/3 Housing of an Acceptable Standard 4 MHN/4

More information

Affordable Housing and Extra Care Housing

Affordable Housing and Extra Care Housing South Gloucestershire Council Affordable Housing and Extra Care Housing Supplementary Planning Document May 2014 CONTENTS 1. PURPOSE 1.1 Objectives 3 1.2 Status of the document 4 2. POLICY BACKGROUND 2.1

More information

Affordable Housing Supplementary Planning Document

Affordable Housing Supplementary Planning Document Affordable Housing Supplementary Planning Document Contents: Page: 1 Introduction and Context 2 2 Definition of affordable housing: the scope of this document 6 3 Assessing housing need 10 4 Local Need

More information

Taunton Deane Borough Council Affordable Housing SPD - Adopted May Affordable Housing Supplementary Planning Document

Taunton Deane Borough Council Affordable Housing SPD - Adopted May Affordable Housing Supplementary Planning Document Taunton Deane Borough Council - Adopted May 2014 Affordable Housing Supplementary Planning Document Taunton Deane Borough Council Contents 1.1 Introduction 1.2 Affordable Housing Threshold 1.3 Location

More information

CITY OF LONDON LOCAL DEVELOPMENT FRAMEWORK CORE STRATEGY: DELIVERING A WORLD CLASS CITY AFFORDABLE HOUSING VIABILITY STUDY

CITY OF LONDON LOCAL DEVELOPMENT FRAMEWORK CORE STRATEGY: DELIVERING A WORLD CLASS CITY AFFORDABLE HOUSING VIABILITY STUDY CITY OF LONDON LOCAL DEVELOPMENT FRAMEWORK CORE STRATEGY: DELIVERING A WORLD CLASS CITY AFFORDABLE HOUSING VIABILITY STUDY MAY 2010 CONTENTS PAGE EXECUTIVE SUMMARY 4 1 INTRODUCTION 5 2 METHODOLOGY 8 3

More information

Supplementary Planning Document: Affordable Housing. Adopted October Local Development Framework

Supplementary Planning Document: Affordable Housing. Adopted October Local Development Framework Supplementary Planning Document: Affordable Housing Adopted October 2011 Local Development Framework Contents 1 2 3 4 5 6 7 8 9 Purpose and Status Policy Context Definitions What Developments Should Contribute

More information

Housing and Affordable Housing Supplementary Planning Document

Housing and Affordable Housing Supplementary Planning Document Christchurch And East Dorset Councils Housing and Affordable Housing Supplementary Planning Document Adopted April 2014 www.dorsetforyou.com Contents Section 1 1 Introduction and Background 2 2 Christchurch

More information

WOLVERHAMPTON CITY COUNCIL

WOLVERHAMPTON CITY COUNCIL WOLVERHAMPTON CITY COUNCIL AFFORDABLE HOUSING SUPPLEMENTARY PLANNING DOCUMENT (SPD) INCLUDING: SUSTAINABILITY APPRAISAL REPORT STRATEGIC ENVIRONMENTAL ASSESSMENT SCREENING REPORT September 2006 Costas

More information

East Ayrshire Local Development Plan: Proposed Plan. Affordable Housing. Draft Supplementary Guidance MARCH 2015

East Ayrshire Local Development Plan: Proposed Plan. Affordable Housing. Draft Supplementary Guidance MARCH 2015 East Ayrshire Local Development Plan: Proposed Plan Affordable Housing Draft Supplementary Guidance 1 MARCH 2015 CONTENTS 7 On site provision 6 8 Off-site provision - alternative site 6 9 Off-site provision

More information

Newark & Sherwood Local Development Framework. Affordable Housing Supplementary Planning Document

Newark & Sherwood Local Development Framework. Affordable Housing Supplementary Planning Document Newark & Sherwood Local Development Framework Affordable Housing Supplementary Planning Document July 2013 Document Passport Title: Status: Summary: Newark and Sherwood Affordable Housing Supplementary

More information

Affordable Housing Supplementary Planning Document

Affordable Housing Supplementary Planning Document Affordable Housing Supplementary Planning Document July 2007 Page Supplementary Planning Document Introduction 1. Introduction 4 2. Preparation of SPD 4 3. Monitoring and Review 5 4. Objectives of SPD

More information

AFFORDABLE HOUSING STATEMENT

AFFORDABLE HOUSING STATEMENT AFFORDABLE HOUSING STATEMENT Prepared by Tetlow King Planning on behalf of Barratt Homes (Exeter) 05 January 2016 LAND AT REDWOOD DRIVE & POPLAR CLOSE CHADDLEWOOD - PLYMOUTH Contents Section 1 Introduction

More information

Bath & North East Somerset Council

Bath & North East Somerset Council Bath & North East Somerset Council Planning Obligations Supplementary Planning Document April 2015 1 CONTENTS EXECUTIVE SUMMARY 1. INTRODUCTION - Purpose and scope of the SPD - The Council s overall approach

More information

The Off-Site Rule. Improving planning policy to deliver affordable housing in London

The Off-Site Rule. Improving planning policy to deliver affordable housing in London The Off-Site Rule Improving planning policy to deliver affordable housing in London Contact: London First Jonathan Seager Programme Director, Policy Middlesex House 34-42 Cleveland Street London W1T 4JE

More information

HERTSMERE BOROUGH COUNCIL REPORT TO EXECUTIVE

HERTSMERE BOROUGH COUNCIL REPORT TO EXECUTIVE HERTSMERE BOROUGH COUNCIL REPORT TO EXECUTIVE Item no: 7.1 Document Reference No: EX/12/91 Date of Meeting / Decision: 12 December 2012 This is not a key decision call-in on the grounds of urgency Urgency:

More information

This page is intentionally blank

This page is intentionally blank 0 This page is intentionally blank 1 Contents Page 1. Introduction 4 Purpose of the Background Paper 4 History of Affordable Housing Provision in Rother 4 Affordable Housing Delivery 5 Affordable Housing

More information

Draft London Plan Early Minor Alterations Mayor s response to comments at Assembly & Functional Bodies consultation stage

Draft London Plan Early Minor Alterations Mayor s response to comments at Assembly & Functional Bodies consultation stage Summary The consultation ran from 7 th November to 20 th December 2011 and generated 15 responses. 1 Transport for London Welcome alterations, particularly greater provision for cycle parking for office

More information

Affordable Housing Supplementary Planning Document (SPD)

Affordable Housing Supplementary Planning Document (SPD) South Hams Affordable Housing Supplementary Planning Document (SPD) DRAFT INTERNAL CONSULTATION COPY 1 Index Section A: Introduction, Purpose & Context A1 - Introduction A2 - Background A3 - Purpose and

More information

COVENTRY CITY COUNCIL AFFORDABLE HOUSING SUPPLEMENTARY PLANNING GUIDANCE

COVENTRY CITY COUNCIL AFFORDABLE HOUSING SUPPLEMENTARY PLANNING GUIDANCE COVENTRY CITY COUNCIL AFFORDABLE HOUSING SUPPLEMENTARY PLANNING GUIDANCE CONTENTS 1. Introduction 2. Planning Policy Affordable Housing 3. Definition of Affordable Housing 4. Coventry City's Housing Need

More information

Developer s guide to delivering affordable housing in the county of Herefordshire

Developer s guide to delivering affordable housing in the county of Herefordshire Developer s guide to delivering affordable housing in the County of Herefordshire Developer s guide to delivering affordable housing in the county of Herefordshire Information to support the Planning Obligations

More information

Economy, Planning and Regulation. Supplementary Guidance SG04. Affordable Housing

Economy, Planning and Regulation. Supplementary Guidance SG04. Affordable Housing Economy, Planning and Regulation Supplementary Guidance SG04 Affordable Housing Stirling Council Local Development Plan October 2014 de Supplementary Guidance Affordable Housing SG04 1. Introduction 1.1

More information

SUPPLEMENTARY PLANNING DOCUMENT PLANNING OBLIGATIONS

SUPPLEMENTARY PLANNING DOCUMENT PLANNING OBLIGATIONS London Borough of Hillingdon SUPPLEMENTARY PLANNING DOCUMENT PLANNING OBLIGATIONS July 2014 Planning Policy Team Residents Services London Borough of Hillingdon 1 CONTENTS Chapter Page 1. Introduction

More information

Affordable Housing Supplementary Planning Document

Affordable Housing Supplementary Planning Document Harlow District Council Affordable Housing Supplementary Planning Document Adopted March 2007 Harlow Council Planning Services Civic Centre The Water Gardens Harlow Essex CM20 1WG Affordable Housing Supplementary

More information

AFFORDABLE HOUSING TEWKESBURY BOROUGH SUPPLEMENTARY PLANNING GUIDANCE

AFFORDABLE HOUSING TEWKESBURY BOROUGH SUPPLEMENTARY PLANNING GUIDANCE AFFORDABLE HOUSING IN TEWKESBURY BOROUGH SUPPLEMENTARY PLANNING GUIDANCE August 2005. Updated November 2006 Tewkesbury Borough Council 2002-2003 Crime Reduction in Rural Areas 2003-2004 Community Cohesion

More information

There will be a wide choice of high quality homes to address the requirements of the District.

There will be a wide choice of high quality homes to address the requirements of the District. Affordable and Low Cost Housing Where we want to be All households have the ability to access good quality housing. There will be a wide choice of high quality homes to address the requirements of the

More information

Interim Planning Statement No. 2. The Provision of Affordable Housing in Preston

Interim Planning Statement No. 2. The Provision of Affordable Housing in Preston Interim Planning Statement No. 2 The Provision of Affordable Housing in Preston August 2007 Interim Planning Statement No. 2 The Provision of Affordable Housing in Preston Contents Page 1. Introduction

More information

Development Viability Guidance Note for Developers. 1. Application of Wigan s Affordable Housing Planning Policy

Development Viability Guidance Note for Developers. 1. Application of Wigan s Affordable Housing Planning Policy Development Viability Guidance Note for Developers January 2016 This guidance note has been written in relation to provision of affordable housing but a similar approach will be taken in relation to viability

More information

Delivering Affordable Housing

Delivering Affordable Housing Delivering Affordable Housing Delivering Affordable Housing November 2006 Communities and Local Government: London On 5th May 2006 the responsibilities of the Office of the Deputy Prime Minister (ODPM)

More information

Knowing our Borough 2014

Knowing our Borough 2014 Knowing our Borough 2014 Housing 1 Introduction In Richmond Borough, the majority of households own their own home. The borough has the fourth smallest social housing sector in London. The local authority

More information

Milton Keynes Strategic Housing Market Assessment 2008 Update 2009

Milton Keynes Strategic Housing Market Assessment 2008 Update 2009 ANNEX TO ITEM 5 Milton Keynes Strategic Housing Market Assessment 2008 Update 2009 Executive Summary of Study Findings DRAFT: October 2009 (8) Project Overview 1 2 3 4 Opinion Research Services (ORS) were

More information

Planning Obligations under Section 106

Planning Obligations under Section 106 Reading Borough Council Supplementary Planning Document on Planning Obligations under Section Adopted April 2015 CONTENTS: Page number 1.0 Purpose of this Guidance 3 2.0 Legislative and Policy Framework

More information

Draft Supplementary Planning Guidance Affordable Housing. July 2016

Draft Supplementary Planning Guidance Affordable Housing. July 2016 Draft Supplementary Planning Guidance Affordable Housing July 2016 PART ONE: INTRODUCTION 1. Introduction 2 2. What is Affordable Housing? 3 3. Why do we need Affordable Housing in Guernsey? 4 4. What

More information

AFFORDABLE HOUSING Supplementary Planning Document. Adopted 7 April 2015

AFFORDABLE HOUSING Supplementary Planning Document. Adopted 7 April 2015 AFFORDABLE HOUSING Supplementary Planning Document Adopted Contents Introduction... 1 Housing Need... 3 What is Affordable Housing?... 4 Affordability and Tenure... 5 The Planning Policy Context... 6 Local

More information

Starter Homes Regulations

Starter Homes Regulations Starter Homes Regulations Technical consultation March 2016 Department for Communities and Local Government Crown copyright, 2016 Copyright in the typographical arrangement rests with the Crown. You may

More information

Great Yarmouth Borough Council Affordable Housing Viability Assessment. Final Report. October 2012

Great Yarmouth Borough Council Affordable Housing Viability Assessment. Final Report. October 2012 Great Yarmouth Borough Council Affordable Housing Viability Assessment Final Report October 2012 Dr Andrew Golland, BSc (Hons), PhD, MRICS drajg@btopenworld.com Contents page Page Chapter 1 Introduction

More information

Strategic Housing Market Assessment South Essex. May 2016

Strategic Housing Market Assessment South Essex. May 2016 Strategic Housing Market Assessment South Essex May 2016 Contents Executive Summary i 1. Introduction 7 2. Defining the Housing Market Area 17 3. Demographic Projections of Need 35 4. Likely Change in

More information

North Somerset Council Core Strategy Affordable Housing Policy: Viability and Deliverability Advice

North Somerset Council Core Strategy Affordable Housing Policy: Viability and Deliverability Advice North Somerset Council Core Strategy Affordable Housing Policy: Viability and Deliverability Advice Final Report February 2011 Dr Andrew Golland, BSc (Hons), PhD, MRICS drajg@btopenworld.com Three Dragons

More information

Camden Development Policies

Camden Development Policies Camden Local Development Framework Camden Development Policies Adoption version 2010 1 CAMDEN LOCAL DEVELOPMENT FRAMEWORK CAMDEN DEVELOPMENT POLICIES Camden Development Policies 2010 Introduction 1. Location

More information

Understanding Planning Obligations (Section 106) - Willenhall LNP 14th March 2008

Understanding Planning Obligations (Section 106) - Willenhall LNP 14th March 2008 Understanding Planning Obligations (Section 106) - Willenhall LNP 14th March 2008 Mike Brereton Monitoring Officer, Planning and Building Control David Elsworthy Head of Planning and Building Control Purpose

More information

DUMFRIES AND GALLOWAY COUNCIL. Local Development Plan. Supplementary Guidance. Affordable Housing. Adopted 23rd July

DUMFRIES AND GALLOWAY COUNCIL. Local Development Plan. Supplementary Guidance. Affordable Housing. Adopted 23rd July DUMFRIES AND GALLOWAY COUNCIL Local Development Plan \ Supplementary Guidance Adopted 23rd July 2015 Affordable Housing www.dumgal.gov.uk , DUMFRIES AND GALLOWAY LOCAL DEVELOPMENT PLAN SUPPLEMENTARY GUIDANCE

More information

Affordable Housing Supplementary Planning Document

Affordable Housing Supplementary Planning Document Local Development Framework Affordable Housing Supplementary Planning Document Adopted Version February 2007 COTSWOLD DISTRICT COUNCIL Cotswold District Council Local Development Framework Affordable Housing

More information

City of London. Planning Obligations. Supplementary Planning Document

City of London. Planning Obligations. Supplementary Planning Document City of London Planning Obligations Supplementary Planning Document July 2014 Table of Contents NATIONAL POLICY CONTEXT... 3 LONDON PLAN - CONTRIBUTIONS TOWARDS CROSSRAIL... 4 CITY OF LONDON POLICY COMMUNITY

More information

Viability Study Update

Viability Study Update Bath and North East Somerset District Council Viability Study Update Dr Andrew Golland BSc (Hons) PhD MRICS Andrew Golland Associates drajg@btopenworld.com December 2012 B&NES Viability Update Study December

More information

WRITTEN STATEMENT ON BEHALF OF CANARY WHARF GROUP

WRITTEN STATEMENT ON BEHALF OF CANARY WHARF GROUP LONDON BOROUGH OF TOWER HAMLETS COMMUNITY INFRASTRUCTURE LEVY SCHEDULE EXAMINATION HEARING SESSION 1: WRITTEN STATEMENT ON BEHALF OF CANARY WHARF GROUP Introduction 1. This Written Statement is submitted

More information

Cabinet Decision 7 th January 2015

Cabinet Decision 7 th January 2015 Cabinet Decision 7 th January 2015 Report of: Aman Dalvi Corporate Director Development & Renewal Classification: Housing Revenue Account Rent Setting report 2015/16 Lead Member Wards affected Community

More information

The Council s wider objectives are set out in the Corporate Plan and seek ensure that Barnet is a place:

The Council s wider objectives are set out in the Corporate Plan and seek ensure that Barnet is a place: Appendix 1 Barnet Council Draft Rents Policy June 2015 1. Introduction The Council has identified the need for more homes that people can afford in its Housing Strategy. This draft rents policy aims to

More information

The Kent Economic Viability for Development Infrastructure Tool (KEVDIT)

The Kent Economic Viability for Development Infrastructure Tool (KEVDIT) The Kent Economic Viability for Development Infrastructure Tool (KEVDIT) 1 Purpose and scope of the Toolkit 1.1 Overview The Kent Economic Viability for Development Infrastructure Tool (KEVDIT) has been

More information

Adur District Council Housing and Central Services Committee 22 March 2007 Agenda Item 9

Adur District Council Housing and Central Services Committee 22 March 2007 Agenda Item 9 Adur District Council Housing and Central Services Committee 22 March 2007 Agenda Item 9 Report by the Head of Housing Need and Environmental Health Consultation Draft Regional Housing Strategy Review

More information

Representations to the Cheshire East Local Plan Policy Principles Document and Development Strategy for Jobs and Sustainable Communities Document

Representations to the Cheshire East Local Plan Policy Principles Document and Development Strategy for Jobs and Sustainable Communities Document Representations to the Cheshire East Local Plan Policy Principles Document and Development Strategy for Jobs and Sustainable Communities Document Representations on behalf of: Harrow Estates plc and Avro

More information

Implications of the Housing & Planning Bill and Welfare Reform Bill 2015 on HRA Services and Affordable Housing Programme

Implications of the Housing & Planning Bill and Welfare Reform Bill 2015 on HRA Services and Affordable Housing Programme 9 December 2015 ITEM: 15 Cabinet 01104433 Implications of the Housing & Planning Bill and Welfare Reform Bill 2015 on HRA Services and Affordable Housing Programme Wards and communities affected: All Key

More information

Our Commitment to Affordable Homes- June 2015 Our Commitment to Affordable Homes Carmarthenshire County Council

Our Commitment to Affordable Homes- June 2015 Our Commitment to Affordable Homes Carmarthenshire County Council Our Commitment to Affordable Homes 2015-2020 Carmarthenshire County Council Increasing the supply of affordable homes should be done in a variety of ways, but they must be cost effective. It should also

More information

Local Development Plan: from Adoption (2013) 2021

Local Development Plan: from Adoption (2013) 2021 SUPPLEMENTARY PLANNING GUIDANCE Affordable Housing For use alongside: Local Development Plan: from Adoption (2013) 2021 PEMBROKESHIRE COUNTY COUNCIL 2 Contents Part 1... 4 1. The purpose of this Guidance...

More information

Wandsworth Local Plan Supplementary Planning Document. Planning Obligations

Wandsworth Local Plan Supplementary Planning Document. Planning Obligations Wandsworth Local Plan Supplementary Planning Document Planning Obligations Adopted March 2015 Planning Obligations SPD 1 Introduction Background Policy framework Purpose of this document 2 Ensuring development

More information

EMPLOYMENT AND TRAINING CODE

EMPLOYMENT AND TRAINING CODE EMPLOYMENT AND TRAINING CODE September 2013 1.0 Planning Obligations and Section 106 Agreements 1.1 Islington Council is committed to improving job opportunities for local residents, especially those who

More information

Valuation of Land For Affordable Housing

Valuation of Land For Affordable Housing Valuation of Land For Affordable Housing Version 5.0 Contents CONTENTS... 2 COURSE OBJECTIVES... 3 PERSONAL OBJECTIVES & CONCERNS... 4 COURSE AGENDA... 5 INTRODUCTION... 6 DEFINITIONS... 7 WHEN DOES AFFORDABLE

More information

Tenancy Strategy 2013

Tenancy Strategy 2013 Tenancy Strategy 2013 Environmental and Health www.staffordbc.gov.uk Contents Key Facts about Affordable Housing in Stafford Borough Pg 4 Introduction 5 Background 5 Aims of the Strategy 7 Regulatory Requirements

More information

Houses in Multiple Occupation questions

Houses in Multiple Occupation questions Houses in Multiple Occupation questions Contents 1. What is a Dwellinghouse?... 3 2. What is a House in Multiple Occupation?... 3 3. Is a block of flats an HMO?... 3 4. Do all HMOs require Planning Permission?...

More information

Viability A Planner s Perspective

Viability A Planner s Perspective Viability A Planner s Perspective Structure PART A CONTEXT The Government s Housing Supply Aspirations Economic Context Policy Context PART B - VIABILITY What is viability? Viability in the Planning Process

More information

Thames Basin Heaths Special Protection Area Delivery Framework. Thames Basin Heaths Joint Strategic Partnership Board

Thames Basin Heaths Special Protection Area Delivery Framework. Thames Basin Heaths Joint Strategic Partnership Board Thames Basin Heaths Special Protection Area Delivery Framework Thames Basin Heaths Joint Strategic Partnership Board This Delivery Framework has been endorsed by the Thames Basin Heaths Joint Strategic

More information

Colchester Borough Council- Housing Trends Quarterly Report July 2014

Colchester Borough Council- Housing Trends Quarterly Report July 2014 Colchester Borough Council- Housing Trends Quarterly Report July 2014 Data on the housing market, housing register, new affordable homes and the homelessness and housing options service This bulletin contains

More information

Section 2. Commentary. Chapter 6 Help with housing costs

Section 2. Commentary. Chapter 6 Help with housing costs Section 2 Commentary Chapter 6 Help with housing costs Commentary 82 This year this chapter of the Review focuses on two issues, as well as drawing out some key developments from the body of Compendium

More information

Affordable housing provision in. A guide to delivery. South Derbyshire. March District Council. Planning Services & Housing Services

Affordable housing provision in. A guide to delivery. South Derbyshire. March District Council. Planning Services & Housing Services South Derbyshire District Council Planning Services & Housing Services Affordable housing provision in South Derbyshire A guide to delivery March 2008 1.0 Introduction and Status of this Guide 1.1 The

More information

A HOME OF YOUR OWN. A Guide to Low Cost Housing in Hounslow for People on Moderate Incomes and for Key Workers

A HOME OF YOUR OWN. A Guide to Low Cost Housing in Hounslow for People on Moderate Incomes and for Key Workers A HOME OF YOUR OWN A Guide to Low Cost Housing in Hounslow for People on Moderate Incomes and for Key Workers WHAT IS LOW COST HOUSING? Low Cost Housing is a general term for a number of schemes aimed

More information

LONDON BOROUGH OF BROMLEY TEMPORARY ACCOMMODATION PROCUREMENT STRATEGY 2015

LONDON BOROUGH OF BROMLEY TEMPORARY ACCOMMODATION PROCUREMENT STRATEGY 2015 LONDON BOROUGH OF BROMLEY TEMPORARY ACCOMMODATION PROCUREMENT STRATEGY 2015 1. Overview 1.1 This strategy provides a framework for the procurement of suitable temporary accommodation within and outside

More information

Lambeth Local Plan Proposed Submission November Section 05: Housing. 05 Housing

Lambeth Local Plan Proposed Submission November Section 05: Housing. 05 Housing Section 05: Housing 05 Housing 43 Housing Section 05 5.1 The policies in this section support the implementation of the Lambeth Housing Strategy 2012 and the delivery of the London Plan housing target

More information

Affordable Housing Supplementary Guidance

Affordable Housing Supplementary Guidance Affordable Housing Supplementary Guidance The Town and Country Planning (Scotland) Act 1997, section 22 Scottish Government Circulars 6/2013: Development Planning 3/2012: Planning Obligations and Good

More information

London Borough of Hackney. Housing Needs Assessment

London Borough of Hackney. Housing Needs Assessment London Borough of Hackney Housing Needs Assessment Final Report July 2009 Table of Contents Table of Contents Executive Summary...1 SECTION A: CONTEXT...19 1. Introduction...21 2. Data collection...25

More information

SUPPLEMENTARY PLANNING GUIDANCE AFFORDABLE HOUSING MARCH 2004

SUPPLEMENTARY PLANNING GUIDANCE AFFORDABLE HOUSING MARCH 2004 SUPPLEMENTARY PLANNING GUIDANCE AFFORDABLE HOUSING MARCH 2004 City and District of St Albans Council Offices Civic Centre St Albans Hertfordshire AL1 3JE CONTENTS 1.0 Introduction...1 2.0 Policy framework...2

More information

Local Plan. Supplementary Planning Document: Delivering Skills, Employment, Enterprise and Training from Development through S106

Local Plan. Supplementary Planning Document: Delivering Skills, Employment, Enterprise and Training from Development through S106 Supplementary Planning Document: Delivering Skills, Employment, Enterprise and Training from Development through S106 Page 2 Contents 1. Introduction and policy context... 5 Introduction... 5 Council s

More information

AFFORDABLE HOUSING STRATEGY

AFFORDABLE HOUSING STRATEGY AFFORDABLE HOUSING STRATEGY Medway s Affordable Housing Strategy 2008-11 aims to improve the quality and quantity of affordable homes within Medway and deliver the vision of decent and safe homes for all

More information

Deliverability of Housing and the Strategic Housing Land Availability Assessment Housing Evidence Base Briefing Note 8:

Deliverability of Housing and the Strategic Housing Land Availability Assessment Housing Evidence Base Briefing Note 8: Deliverability of Housing and the Strategic Housing Land Availability Assessment Housing Evidence Base Briefing Note 8: National Policy Context The NPPF i (paragraph 159) states that local planning authorities

More information

Affordable housing. Supplementary planning document Adopted version, October 2009. City of Norwich Replacement Local Plan

Affordable housing. Supplementary planning document Adopted version, October 2009. City of Norwich Replacement Local Plan Affordable housing Supplementary planning document Adopted version, October 2009 City of Norwich Replacement Local Plan Contents Executive summary 4 Introduction and purpose 5 National and regional policy

More information

Asset Based Income Streams

Asset Based Income Streams AGENDA ITEM 5 Asset Based Income Streams Report of the Select Committee Policy Committee 22 July 2014 FOREWORD On behalf of the Select Committee I am pleased to present this report. The Council s long

More information

HOUSING NEEDS SURVEY FOR THE PARISH OF St JAMES ISLE OF GRAIN JUNE Tessa O Sullivan - Rural Housing Enabler

HOUSING NEEDS SURVEY FOR THE PARISH OF St JAMES ISLE OF GRAIN JUNE Tessa O Sullivan - Rural Housing Enabler HOUSING NEEDS SURVEY FOR THE PARISH OF St JAMES ISLE OF GRAIN JUNE 2009 Tessa O Sullivan - Rural Housing Enabler With the support of St James Isle of Grain Parish Council & Medway Council CONTENTS Page

More information

Section 106 affordable housing requirements

Section 106 affordable housing requirements Section 106 affordable housing requirements Review and appeal April 2013 Department for Communities and Local Government Crown copyright, 2013 Copyright in the typographical arrangement rests with the

More information

Guildford borough Local Plan Local Development Scheme 2015

Guildford borough Local Plan Local Development Scheme 2015 Guildford borough Local Plan Local Development Scheme 2015 Summary The Local Development Scheme (LDS) is the timetable and project plan for the new Guildford borough Local Plan. The LDS explains what documents

More information

RE: CONSULTATION ON THE DEVELOPMENT MANAGEMENT AND THE SITE ALLOCATIONS DPD CONSULTATION DOCUMENT REPRESENTATIONS MADE ON BEHALF OF SAFESTORE.

RE: CONSULTATION ON THE DEVELOPMENT MANAGEMENT AND THE SITE ALLOCATIONS DPD CONSULTATION DOCUMENT REPRESENTATIONS MADE ON BEHALF OF SAFESTORE. 23 March 2015 Haringey Planning Policy River Park House 225 High Road London N22 8HQ Dear Sir RE: CONSULTATION ON THE DEVELOPMENT MANAGEMENT AND THE SITE ALLOCATIONS DPD CONSULTATION DOCUMENT REPRESENTATIONS

More information

Summary report on Opinion Survey on Possibility of Housing development on Church Farm site March 2012

Summary report on Opinion Survey on Possibility of Housing development on Church Farm site March 2012 Summary report on Opinion Survey on Possibility of Housing development on Church Farm site March 2012 Authors Sheridan Allman Liz Dowding Parish Councillors CONTENTS PAGE 1.0 Background... 3 2.0 Summary

More information

Page 79. London Borough of Sutton. The Executive - 6 July 2010. Report of the Executive Head of Community Living

Page 79. London Borough of Sutton. The Executive - 6 July 2010. Report of the Executive Head of Community Living Page 79 Agenda Item 9 London Borough of Sutton The Executive - 6 July 2010 Report of the Executive Head of Community Living SUTTON S HOUSING REVENUE ACCOUNT BUSINESS PLAN 2010/11-2039/40 PROPOSED REFORM

More information

Hart s Housing Strategy Helping local people find housing solutions

Hart s Housing Strategy Helping local people find housing solutions Hart s Housing Strategy 2015-2020 Helping local people find housing solutions January 2015 Contents Forewords 3 Introduction 5 Objective 1: Making the most of development opportunities 7 Objective 2: Helping

More information

Rural Affordable Housing Guide BADINGHAM

Rural Affordable Housing Guide BADINGHAM Rural Affordable Housing Guide BADINGHAM Contents Introduction and acknowledgements (P.3) 1. What is Affordable housing? (P.4) 2. Why is affordable Housing needed in rural communities? (P.6) 3. What is

More information

Page 69. Sutton Living Business Plan and Loan Agreement. Mary Morrissey, Strategic Director of Environment, Housing and Regeneration

Page 69. Sutton Living Business Plan and Loan Agreement. Mary Morrissey, Strategic Director of Environment, Housing and Regeneration Page 69 Agenda Item 5b Report to: Opportunity Sutton Limited Sub- Committee Date: 4 August 2015 Report title: Report from: Ward/Areas affected: Chair of Committee/Lead Member: Author(s)/Contact Number(s):

More information

Shaping the Future of North East Lincolnshire

Shaping the Future of North East Lincolnshire North East Lincolnshire New Local Plan Issues Paper: Housing Analysing the evidence and identifying the issues October 2014 Shaping the Future of North East Lincolnshire Executive summary 1 This paper

More information

3. HOUSING FOR RENT... 3

3. HOUSING FOR RENT... 3 3. HOUSING FOR RENT... 3 3.1. Affordable Rent... 3 AR Overview... 3 Purpose... 3 Context... 3 Scheme Administration... 3 Right to Acquire... 3 AR Rents... 4... 4 Rent setting and valuations... 4 Setting

More information

TOPIC PAPER AFFORDABLE HOUSING. August of 49

TOPIC PAPER AFFORDABLE HOUSING. August of 49 TOPIC PAPER AFFORDABLE HOUSING August 2013 0 of 49 About This Document This document is one of series of Topic Papers : www.swansea.gov.uk/ldpps which provide the supporting evidence to underpin the preparation

More information

top performing housing association providing high quality homes and services in east London and Essex

top performing housing association providing high quality homes and services in east London and Essex Our vision: to be a top performing housing association providing high quality homes and services in east London and Essex East Thames Strategic Plan 2015 18 Our mission: To make a positive and lasting

More information

Section 106 planning obligations in Croydon and their relationship to the Community Infrastructure Levy. Non-statutory guidance

Section 106 planning obligations in Croydon and their relationship to the Community Infrastructure Levy. Non-statutory guidance Section 106 planning obligations in Croydon and their relationship to the Community Infrastructure Levy Non-statutory guidance January, 2015 1 Contents 1. Introduction to Section 106 and the borough s

More information

The place of Low Cost Home Ownership in Islington's housing market

The place of Low Cost Home Ownership in Islington's housing market www.islington.gov.uk The place of Low Cost Home Ownership in Islington's housing market Contents 4 5 7 8 11 12 19 23 25 Foreword Islington s housing market - an expensive place to live Aspiration for home

More information

an Inspector appointed by the Secretary of State for Communities and Local Government

an Inspector appointed by the Secretary of State for Communities and Local Government Appeal Decision Hearing held on 23 October 2013 by Philip Major BA(Hons) DipTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 19 November 2013

More information

To approve the revised policy Helping tenants to move to a smaller house as attached.

To approve the revised policy Helping tenants to move to a smaller house as attached. EXECUTIVE DECISION SHEET Name of decision maker: Cllr Margaret Griffiths Portfolio: Housing Date of Portfolio Holder Decision: 20/03/13 Title of Decision: Helping Tenants Move to a Smaller Home Policy

More information

EXAMPLE S106 OBLIGATIONS

EXAMPLE S106 OBLIGATIONS EXAMPLE S106 OBLIGATIONS 12581533.1 COMMUNITY INFRASTRUCTURE LEVY CLAUSE 1. For the purposes of this clause CIL means a tax, tariff or charge introduced by the Council in accordance with regulations made

More information

Cornwall Council affordable home ownership policy

Cornwall Council affordable home ownership policy Cornwall Council affordable home ownership policy Introduction This policy applies to: Affordable homes for sale by private developers and individuals where the Council has nomination rights in the s106

More information

Hart s Older Persons Housing Strategy 2011-14

Hart s Older Persons Housing Strategy 2011-14 Hart s Older Persons Housing Strategy 2011-14 Helping local people find housing solutions Final Version Date: May 2011 Contents Introduction 3 Objective 1: Deliver a choice of good quality housing for

More information

SUPPLEMENTARY HOUSING REGISTER FOR AFFORDABLE HOMES

SUPPLEMENTARY HOUSING REGISTER FOR AFFORDABLE HOMES SUPPLEMENTARY HOUSING REGISTER FOR AFFORDABLE HOMES EXPLANATORY NOTES WHAT IS THE SUPPLEMENTARY HOUSING REGISTER? The Supplementary Housing Register (Affordable Housing) is a registration scheme for households

More information

Supplementary Planning Guidance: Affordable Housing. Adopted March 2011

Supplementary Planning Guidance: Affordable Housing. Adopted March 2011 Supplementary Planning Guidance: Affordable Housing Adopted March 2011 Affordable Housing Contents Contents 1 Introduction...4 2. Policy Context...4 3. Issues...8 3.1 Definition of Affordable Housing...8

More information

DWP: Evaluation of Removal of the Spare Room Subsidy (Bedroom Tax)

DWP: Evaluation of Removal of the Spare Room Subsidy (Bedroom Tax) Housing Strategy and Development Briefing Note 14/10 DWP: Evaluation of Removal of the Spare Room Subsidy (Bedroom Tax) October 2014 Introduction Welcome to a series of regular briefings prepared by the

More information