Agenda item

This report seeks member agreement of the updates to the draft Local Plan housing policies in response to changes to national planning policy, updated evidence base and consideration at previous Local Plan Sub-Committee meetings. More specifically, this report seeks updates to the Housing Mix and Affordable Housing Policy and the removal of the First Homes Policy.

This report also seeks member agreement to withdraw the Council’s Policy Position Statement on First Homes and remove it from the website.

Recommendations:

1.      That the Local Plan Sub-Committee notes the contents of this report, and recommends to the Policy & Resources Committee the following policy updates:

·            Housing Mix Policy (Appendix 2)

·            Affordable Housing Policy (Appendix 3)

·            Removal of First Homes Policy (Appendix 4)

2.     That the Local Plan Sub-Committee recommends to the Policy & Resources Committee to withdraw the Council’s Policy Position Statement on First Homes (Appendix 5) and remove it from the website, and the tenure mix for affordable housing under Policy CP4 of the Core Strategy (2011), which as a guide seeks 70% of the affordable housing provided to be social rented and 30% to be intermediate is re-instated until the adoption of the emerging Local Plan.

The Local Plan Sub-Committee received a report which sought member agreement for updates to the draft Local Plan housing policies in response to changes to national planning policy, updated evidence base, and consideration at previous Local Plan Sub-Committee meetings.  Specifically, the report presented updates to the Housing Mix and Affordable Housing Policy and removal of the First Homes policy.

In relation to Housing Mix, the Sub-Committee heard that this had been updated to reflect the 2024 Local Housing Needs Assessment; the remainder of the policy remained the same as previously agreed aside from minor amendments to figures in the supporting text.  The update had resulted in an adjustment to the housing mix for market housing which decreased the requirement for larger homes and increased the requirement for smaller homes.

Following discussions with the Council’s Housing Team, the social housing and affordable rented housing mix had also been adjusted to bring it into line with the needs of those on the housing register and those in temporary accommodation.  The mix of affordable home ownership had not been changed, as it was considered to remain appropriate.

Members commented and agreed changes to the Housing Mix and Type Policy as follows:

·         Point 10 should be amended to: ‘Proposals for Houses in Multiple Occupation (HMOs) that require planning permission will only be supported where the balance of housing types and character of the immediate locality would not be adversely affected….’

·         Officers undertook to give consideration to whether it would be appropriate to require the housing mix within developments to be set out at the outline application stage where there were no commercial reasons which prevented this.

·         A Member suggested replacing the table at paragraph 2.8 of the policy with table 8.21 of the Local Housing Needs Assessment, which gave a higher number of larger homes and a lower number of smaller homes and that this would reflect the wording at paragraph 2(a) of the policy.  Paragraph 2.10 of the policy, which explained the divergence from the LHNA figures could then be deleted.  Responses were given that the LHNA figures were indicative and did not preclude the Council having different policy aspirations; the change to the table to increase the provision of larger homes would adversely affect housing density; and that there was an over-supply of larger homes and a historic under-supply of small properties which needed re-balancing.   On being put to the vote the proposed amendment fell.

In relation to the Affordable Housing Policy, the Sub-Committee heard that this had also been updated in line with the 2024 Local Housing Needs Assessment.  The requirement for 40% of all new housing being affordable housing had been retained, including within minor developments.  In terms of affordable housing for rent, the policy set out that as a guide, 70% of affordable housing for rent should be social rent and 30% should be for affordable rent.  In terms of home ownership, the policy set out that as a guide 50% of affordable home ownership provision should be First Homes and 50% should be shared ownership.  These figures would be subject to a whole plan viability assessment, and as such may be subject to change.  Key changes to the policy included reference to specialist housing; addition of sections on tenure split, Green Belt and First Homes (following the proposal to remove a specific First Homes Policy from the emerging Local Plan), and an increase to the Local Connection Test residency criteria from 6 months to 12 months.

Members commented and agreed changes to the Affordable Housing Policy as follows:

·          A committee member suggested removal of the section on Green Belt, given that it replicated provisions of the National Planning Policy Framework.  Other committee members considered that it should remain in the interests of clarity for members of the public.

·          A committee member considered that the need for affordable home ownership was greater than 30% and suggested that the split between affordable home ownership and affordable rent should be 50%/50% rather than 30%/70%.  This view was not shared by some other committee members, who commented that the Housing Team had indicated there was a stronger need for social housing, meaning that the 70% figure was appropriate.

·          In terms of the Local Connection Test, a committee member suggested that this should apply to all affordable housing rather than just First Homes and this was accepted by the Sub-Committee, with officers to review the wording of the policy and reasoned justification.

·          A committee member suggested that the Local Connection Test should be waived for all veterans, and not only those who left service within the last 5 years and this was accepted by the Sub-Committee.

·          Officers were asked to look at section 3.15 and consider re-wording it so that it applied only to divorced or separate spouses or civil partners of a member of the Armed Forces where that spouse or civil partner was leaving Forces accommodation as a result of that divorce or separation.  This was accepted by the Sub-Committee.

·          A committee member suggested that the Local Connection Test should be amended to remove the sibling test and that the criteria required to meet the test should be strengthened.  Officers undertook to review the wording with consideration to the comments made by members, and to review the criteria against those authorities of a similar size and demographic with adopted local plans.

·          Officers were asked to consider adding keyworkers within the criteria for the Local Connection Test.

·          A committee member suggested amending the wording of paragraph 3.13 so that it referred only to the national standard criteria for First Homes (and not the annual income threshold which may be subject to change) and this was accepted.

In relation to the First Homes policy, the Sub-Committee noted that changes had been made to national policy following the publication of the new NPPF in December 2024 which, for the reasons set out in the officer’s report, meant that it was no longer considered appropriate to retain a First Homes Policy within the emerging Local Plan.  Officers were therefore recommending that it be removed as a standalone policy and incorporated within the Affordable Housing Policy.  Additionally, it was recommended that the Council’s policy position statement on First Homes be withdrawn and removed from the Council’s website and that the tenure mix for affordable housing under Policy CP4 of the Core Strategy (2011), which as a guide seeks 70% of the affordable housing provided to be social rented and 30% to be intermediate, is re-instated until the adoption of the emerging Local Plan.

Members discussed whether a First Homes discount of 40% might be included.  Officers responded that once the whole plan viability work had been completed, the Sub-Committee’s views would be sought on where the Council’s priorities should be and this would include consideration of the First Homes discount.

RESOLVED:

1.      That the Local Plan Sub-Committee notes the contents of the report, and recommends to the Policy & Resources Committee the following policy updates, subject to the amendments and comments noted above:

·            Housing Mix Policy (Appendix 2)

·            Affordable Housing Policy (Appendix 3)

·            Removal of First Homes Policy (Appendix 4)

2.     That the Local Plan Sub-Committee recommends to the Policy & Resources Committee to withdraw the Council’s Policy Position Statement on First Homes (Appendix 5) and remove it from the website, and the tenure mix for affordable housing under Policy CP4 of the Core Strategy (2011), which as a guide seeks 70% of the affordable housing provided to be social rented and 30% to be intermediate is re-instated until the adoption of the emerging Local Plan.