Mark Behrendt, Planning Policy Manager - PowerPoint Presentation

1. Mark Behrendt, Planning Policy ManagerShaping ElmbridgeA New Local Plan

2. Why we are preparing a new PlanGovernment positionHousing needsLand supplyWhat happens if we do nothingAbout the consultation documentApproachOptionsPreferred OptionNext StepsIntroduction

3. Background2011 – Council adopts Core Strategy to deliver 252 homes pa. Regional target based on capacityHigher growth elsewhere to compensate2012 - Regional Spatial Strategies abolished and National Planning Policy Framework adopted.No regional targetNPPF – assess and meet all housing need locally2014 – Decision to review evidenceLegal challenges and inspectors decisions showed pre NPPF plans out of date Background

4. Sajid Javid – Secretary of State for CommunitiesGovernment to publish a white paper outlining “some more radical measures to really boost housing supply”“[local and national politicians] must be prepared to make difficult calls, even if they’re unpopular" "Everyone agrees we need to build more homes. But too many of us object to them being built next to us. We’ve got to change that attitude“Gavin Barwell – Housing and Planning Minister“My main role is to insist that every council in the country does not try to duck the hard decision of meeting the need in their area.”Government’s position

5. National Planning Policy Framework published in 2012. Reduced 6000 pages of guidance to 60. Key elements affecting EBCPresumption in favour of sustainable developmentPositively seek opportunities to meet development needs in their areaAssess and meet housing needsSignificantly boost the supply of housing to ensure that identified needs for market and affordable housing are met in fullReview Green Belt as part of the preparation of a local planEnsure they are capable of enduring beyond the plan period.Ensure consistency with the Local Plan strategy for meeting identified requirements for sustainable developmentNot to include land which it is unnecessary to keep permanently openDefine boundaries using physical features that are readily recognisable and likely to be permanentGovernment’s planning policy

6. Government directly intervene and prepare plan:Housing and Planning Act 2016Planning by Appeal:23 green belt sites submitted as part of call for sites in the urban areaBetween 6 and 2000 homes Applications already coming forward – Drake ParkCould lose funding – New Homes BonusIf we don’t plan positively?

7. Housing need and land supplyUnimplemented Permissions 1,300Opportunity sites1,700Windfall725Urban capacity3,725Housing Need9480Residual need5,755

8. Affordable HousingKey issue in Elmbridge is the cost of housingHigh average costPrices significantly beyond local salariesVery few 2 and 3 bedroomed homes developedAssessed need for affordable housing – 332 per annumHigh proportion due to affordability gap and housing waiting list backlogWhat is affordable HousingStarter HomesShared ownershipAffordable RentSocial Rented

9. Options – meeting development needs

10. Maintain existing Green Belt boundaries and deliver all development by concentrating development within the urban area by:Significantly increasing densities on all sites in the urban areas; andIdentifying open spaces such as allotments and playing fields for redevelopment and relocating these uses within the existing Green Belt.Using the Duty to Co-operate to enquire as to whether other authorities have the potential to meet some of our need.1. Increasing urban densities

11. Only in Exceptional Circumstances through the preparation of a Local PlanWhat are Exceptional Circumstances?Significant unmet need for housing not on its own an exceptional circumstances.Worst affordability in the South East and 4th worst in the country (including London)Delivery on small sites been skewed to larger housesNeed to provide smaller units (2 & 3 bed)Amending Green Belt Boundaries

12. What is Green Belt?Not an environmental designation or a landscape designationGreen Belt is land kept permanently open in order to:check the unrestricted sprawl of large built-up areas;prevent neighbouring towns merging into one another;assist in safeguarding the countryside from encroachmentpreserve the setting and special character of historic towns; andassist in urban regeneration, by encouraging the recycling of derelict and other urban land.Review tested how different defined areas met these purposesApproach to GB Review

13. Identify parcels - Parcels defined by permanent boundaries (Motorways, A and B roads, major watercourses, railway lines, reservoirs)Assess each parcel against the purposes of Green Belt (except supporting urban regeneration and historic towns):Countryside – percentage of built form and visual assessmentCheck unrestricted sprawl – durability of boundaries, degree of enclosurePreventing merging of towns – distance between neighbouring towns, considers topographyEach purpose scored from 1 to 5No total score – each purpose equally important in delivering green beltApproach to GB Review

14. Strongly Performing Moderately Performing Weakly Performing Review Results

15. Green Belt ParcelLand affected by one or more absolute constraint Includes:Sites of Special Scientific InterestAncient WoodlandFlood Zone 3b (Flood Plain)Historic Parks and GardensSchedule Ancient MonumentsVillage Greens and CommonsAbsolute Constraints

16. Option 2Seek to meet needs as far as possible by amending Green Belt where it is at weakestOption 3Meet needs in full by amending Green Belt boundaries regardless of the strength with which it meets the purposes of Green Belt.Options 2 and 3Benefits Protects the character of the urban areaProtects 97% of the Green Belt ensuring boundaries endure beyond the planMaintains existing settlement pattern whilst increasing in housing provision Larger sites enable infrastructure to be delivered alongside developmentIncrease in the delivery of affordable housing and smaller unitsDisadvantages Will not meet housing needs in fullSome loss of Green BeltDevelopment may be in less sustainable locations on the edge of urban areasIncreased pressure on highwaysReliance on other Local Planning Authorities to meet residual needsBenefitsProtects the character of the urban areaMeets housing needs in fullLarger sites enable infrastructure to be delivered alongside development Increase in the delivery of affordable housing DisadvantagesThe loss of a significant amount of Green BeltSignificantly increases the risk of settlement coalescence, encroachment into countryside and excessive sprawlFundamental changes to the nature of the Borough and its settlement patternsMassive pressure on infrastructure in particular highways

17. Option 2 – whyBalances government directive to increase housing whilst recognising constraintsVery limited release of Green Belt – 3% of total GB in ElmbridgeDifficulties in delivering affordable housing and smaller homes - need to plan for next generationStrengthen remaining Green BeltSupports better infrastructure planningWhere – 3 key areas identifiedAssessed as only weakly meeting purposes of Green BeltNot wholly constrained by absolute constraints (Flood Plain, SSSI)Our preferred option

18. Area 1

19. Area 2

20. Area 3

21. 8 week consultation: 16 December 2016 – 10 February 2017Prepare consultation statement setting out concerns and responsesPrepare Preferred Approach – More detailed plan including policies, allocations and designations – Summer 2017Pre submission – seek representations on the final plan. These representations then submitted to Inspector alongside plan for public examinationConsultation and Next Steps

22. If we don’t someone else will – either the Government or developers through appealsBy releasing some Green Belt we can plan positively and recognise there are limitsLarger sites better for delivery of infrastructure – schools and other services and come forward on sitesStrengthens rest of GBWe can improve our delivery of affordable housingSummary

23. Questions