Housing Strategy Flashcards
(73 cards)
1
Q
- What is the importance of 5 year land supply ?
A
If a council can not show a five year land supply then there should a presumption in favour of sustainable development as noted in Paragraph 11 of the NPPF unless:
i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed;
ii. or ii. 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.
2
Q
- What is a SHMA
A
A Strategic Housing Market Assessment (SHMA) is an assessment of future housing requirements in an area.
3
Q
- What is a SHLAA
A
The Strategic Housing Land Availability Assessment (SHLAA) aims to provide an evidence base of potential land for housing development, which will be used to inform site allocations and strategic policies in the emerging Local Plan
4
Q
- How do local authorities ensure that they are keeping track on their land supply ?
A
Annual delivery test
Annual position statement
5
Q
- What is an Annual position statement ?
A
The Annual position statement is a document setting out the 5 year land supply on the 1st of April each year prepared in consultation with Developers, land owners etc.
6
Q
- How can you increase supply ?
A
Utilise brown field sites
Impose shorter limits on when development can be carried out
Bring disused housing back into use.
Release surplus land already in public ownership.
7
Q
- What is an housing delivery test
A
Housing Delivery Test is an annual measurement of housing delivery in the area of relevant plan-making authorities.
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8
Q
- What factors impact the value of a property ?
A
Location Interest rate Size of property Infrastructure Transport Age Economic outlook
9
Q
- What is the current UK housing target ?
A
300,000 a year
2019- 151,020 homes built
10
Q
- What is the proposed housing mix in your current area of development ?
A
20% social rent, 20% shared ownership and 60% private.
11
Q
- Why did you propose an intermediate product when the area was mainly social ?
A
The Council in question wanted to increase the level of home ownership on the estate and still have a good level of social rented.
12
Q
- Why did you split the cores ?
A
Ownership of block
Block management arrangements
Ensure that blocks are tenure blind in all developments.
13
Q
- How do local authorities assess local housing need?
A
a. Housing and economic need assessment
b. Strategic Housing Market Assessment (SHMA)
14
Q
- How do local authorities identify sites for their Local Plans?
A
a. Strategic Housing Land Availability Assessment (SHLAA)
15
Q
- Why do local authorities need to have a local plan?
A
a. Among other reasons it is dictated by the NPPF
16
Q
- When was the first NPPF published
A
March 2012
17
Q
- What has changed since the last NPPF in 2012 in relation to housing supply ?
A
Inclusion of housing delivery test
Para 76- to allow developments to begin quicker.
Para 60- Introduces consistent methodology of how to calculate housing need
Para 63- affordable housing should not be sought for residential developments that are not major developments
Includes the definition of major development.
18
Q
- What is shared ownership housing?
A
It is a form of affordable housing which is part buy part rent.
Owner can staircase to purchase more of the property.
19
Q
- What is the difference between supply-side and demand-side housing creation and can you give an example of each?
A
Demand side- First time buyers (Help to buy, stamp duty exemption to first time buyers life time ISA and shared ownership), older person homes and Private rented sector housing. Help to buy could push prices higher.
Supply side- Releasing public land for development and planning policies to support house building.
20
Q
- What is the significance of a site being listed in the Local Plan ?
A
Means the Council favour development in the location and if a good proposal is accepted, it should receive planning subject to consultation and planning committee.
21
Q
- Is there a difference in value between shared ownership and social/ affordable rent ?
A
Shared ownership is a intermediate housing product which is part buy part rent. Owners have the opportunity to staircase.
Social rented- based on the 1999 value of a property
Affordable rent- 80% of market rent
22
Q
- What is the process of putting a SHLAA together ?
A
Stage 1 β Identification of sites
Stage 2- site/ broad location assessment
Stage 3- Windfall assessment (where necessary)
Stage 4- Assessment review
Stage 5- Final evidence base
23
Q
- What is a Housing delivery test
A
It measures whether planned requirements (Housing need) have been met over a 3 year period
Published every November.
HDT = Total homes delivered over three years/ Total homes required over three years
24
Q
- What is an annual position statement
A
Is a document setting out the 5 year land supply on the 1st April of each year and prepared in consultation with developers landowners etc.
25
26. How do you carry out a Housing and Economic Needs Assessment (OAN)
(1) Setting the baseline- using national 2014 projections
(2) An adjustment to factor in affordability
(3) Capping the level of any increase
26
What is a 5 year land supply
A 5 year land supply is a supply of specific deliverable sites sufficient to provide 5 years' worth of housing (and appropriate buffer) against a housing requirement set out in adopted strategic policies, or against a local housing need figure, using the standard method, as appropriate in accordance with paragraph 73
27
What is the purpose of a a 5 year land supply
The purpose of the 5 year housing land supply is to provide an indication of whether there are sufficient sites available to meet the housing requirement set out in adopted strategic policies for the next 5 years. Where strategic policies are more than 5 years old, or have been reviewed and found in need of updating, local housing need calculated using the standard method should be used in place of the housing requirement.
28
How can an authority demonstrate a 5 year supply of deliverable housing sites?
In plan-making, strategic policies should identify a 5 year housing land supply from the intended date of adoption of the plan.
For decision-taking purposes, an authority will need to be able to demonstrate a 5 year housing land supply when dealing with applications and appeals. They can do this in one of two ways:
using the latest available evidence such as a Strategic Housing Land Availability Assessment (SHLAA), Housing and Economic Land Availability Assessment (HELAA), or an Authority Monitoring Report (AMR);
βconfirmingβ the 5 year land supply using a recently adopted plan or through a subsequent annual position statement (as set out in paragraph 74 of the National Planning Policy Framework).
29
What happens if the identified housing requirement is not delivered?
the authority should publish an action plan if housing delivery falls below 95%;
a 20% buffer on the local planning authorityβs 5 year land supply if housing delivery falls below 85%;
and application of the presumption in favour of sustainable development if housing delivery falls below 75%, subject to the transitional arrangements set out in paragraph 215 of the Framework.
30
What information goes into a SHMA
The Strategic Housing Market Assessment (SHMA) seeks to identify the scale and mix of housing and the range of tenures that the local population is likely to need over the Local Plan period. This includes the need for affordable housing and the range of housing required to meet the needs of different groups, for example; older people, disabled people and service families.
31
What is a local plan
Local Plans, prepared by a local planning authority in consultation with its community, set out a vision and a framework for the future development of an area. Once in place, Local Plans become part of the statutory development plan. The statutory development plan for the area is the starting point for determining local planning applications.
32
How often to local authorities need to review local plans
Should be reviewed in whole or in part every 5 years to respond flexibly to changing circumstances and are likely to require updating in whole or in part at least every five years.
33
What is the purpose of the 5 year housing land supply?
The purpose of the 5 year housing land supply is to provide an indication of whether there are sufficient sites available to meet the housing requirement set out in adopted strategic policies for the next 5 years. Where strategic policies are more than 5 years old, or have been reviewed and found in need of updating, local housing need calculated using the standard method should be used in place of the housing requirement.
34
What constitutes a βdeliverableβ housing site in the context of plan-making and decision-taking?
Sites with planning permission
firm progress being made towards the submission of an application- pre-app
Outline planning permission
Clear relevant information about site viability, ownership constraints or infrastructure provision, such as successful participation in bids for large-scale infrastructure funding or other similar projects.
35
How can a local authority confirm their 5 year land supply
using the latest available evidence such as a Strategic Housing Land Availability Assessment (SHLAA), Housing and Economic Land Availability Assessment (HELAA), or an Authority Monitoring Report (AMR);
βconfirmingβ the 5 year land supply using a recently adopted plan or through a subsequent annual position statement (as set out in paragraph 74 of the National Planning Policy Framework).
36
What are the buffers if a 5 year land supply can not be achieved
Buffers are not cumulative, meaning that an authority should add one of the following, depending on circumstances:
5% - the minimum buffer for all authorities, necessary to ensure choice and competition in the market, where they are not seeking to demonstrate a 5 year housing land supply;
10% - the buffer for authorities seeking to βconfirmβ 5 year housing land supply for a year, through a recently adopted plan or subsequent annual position statement (as set out in paragraph 74 of the National Planning Policy Framework), unless they have to apply a 20% buffer (as below); and
20% - the buffer for authorities where delivery of housing taken as a whole over the previous 3 years, has fallen below 85% of the requirement, as set out in the last published Housing Delivery Test results.
37
How to calculate 5 year land supply
Housing requirements + shortfall/ surplus + buffer = 5 year land supply target
5 year land supply target / 5 = annual target
5 year land supply target - deliverable supply =surplus/ deficit
Deliverable supply/ annual target = supply in years
38
What are the key paragraphs in the NPPF relating to SHMA ?
Paragraph 60- setting out that βto determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard methodologyβ
61. Within this context, the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to, those who require affordable housing, families with children, older people, students, people with disabilities, service families, travellers, people who rent their homes and people wishing to commission or build their own homes).
39
What are the key steps in the Housing white Paper 2017
Step 1, Planning for the right homes in
the right places,
Step 2, Building homes faster,
Step 3, Diversifying the market and
Step 4, Housing people now. There are a number of proposals to achieve the strategic direction of each step
40
What does step 1 of the hosing white paper 2017 involve ?
Step 1, planning for the right homes in the right places focuses on the ability of local authorities in ensuring new housing is delivered near employment and updating local plans
41
What does step 2 of the hosing white paper 2017 involve ?
Step 2, the UK Government will invest in making the local planning system more open and
accessible.
42
What does step 3 of the hosing white paper 2017 involve ?
Step 3 focuses on diversifying the housing market to open it up to smaller builders. The proposals
under this step explore opportunities for the UK Government to support housing associations to build
more and encourage local authorities to build again, encourage institutional investment in the private
rented sector and support people who want to build their own home
43
What does step 4 of the hosing white paper 2017 involve ?
Step 4 explores opportunities to help people to afford their own home, by overcoming some of the impacts of the housing shortage.
44
What are the key components in a SHMA
Planning policy considerations
Market signals (Local house prices, waiting list, rental value, Agent consultation, affordability ratios and housing completions).
Future housing need and population growth (OAN)
Affordable housing need- Salaries, house prices and rental values
Housing mix
Older person need
Private rented sctor
Student housing
45
How often is the census carried out ?
The next UK census is scheduled to take place in March 2021.
It is carried out every 10 years
46
What projections should be used to calculate houisng need ?
Household growth projections (2014-based household projections in England, table 406 unitary authorities and districts in England) for the area of the local authority
47
What is a annual position statement
A document setting out the 5 year housing land supply position on 1st April each year, prepared by the local planning authority in consultation with developers and others who have an impact on delivery.
48
What is an annual monitoring report ?
Section 35 of the Planning and Compulsory Purchase Act 2004 (as amended by section 113 of the Localism Act 2011) sets the formal requirement that each Local Planning Authority must prepare a Monitoring Report. Whilst local planning authorities no longer need to monitor National Core Indicators, monitoring reports should, as stated in the Localism Act 2011, AMRs contain as a minimum:
* Progress on the production of the Councilβs Local Plan against the Councilβs published timetable (the Local Development Scheme) and
* The extent to which policies set out in their Local Development Documents are being achieved.
1.2 The AMR is used to assess the performance and effectiveness of Enfieldβs planning policies in delivering the key objectives of the Local Plan. The AMR also includes an update on the progress and implementation of the Councilβs Local Development Scheme (LDS), which sets the timetable for the preparation of future Local Plan documents.
49
What is included in Local plans
This should include policies to deliver:
housing, including affordable homes;
retail, leisure and other commercial development;
infrastructure for transport, minerals, waste, energy,
telecoms, water supply and sewage treatment;
education, health, police and community facilities;
energy, including from renewable sources;
protection and enhancement of the natural and historic environment, including landscape, wildlife, open space, listed buildings and archaeology; and
protection of homes and property from flooding from rivers and the sea.
50
What must Local plans do ?
Plan positively for the development and infrastructure required in the area to meet the objectives, principles and policies of the National Planning Policy Framework.
Be drawn up over an appropriate time scale, preferably a 15-year time horizon, take account of longer term requirements, and be kept up to date.
Indicate broad locations for strategic development on a key diagram and land use designations (e.g. nature reserves) on a proposals map.
Allocate sites to promote development and other uses of land, providing detail on form, scale, access and the amount of development where appropriate.
Identify areas where it may be necessary to limit freedom to change the uses of buildings.
Identify land which it is genuinely important to protect from development, for instance because of its environmental or historic value.
Contain a clear strategy for the environmental enhancement of the area.
51
What makes a local plan Sound ?
a) Positively prepared β providing a strategy which, as a minimum, seeks to meet the areaβs objectively assessed needs and is informed by agreements with
other authorities, so that unmet need from neighbouring areas is accommodated where it is practical to do so and is consistent with achieving
sustainable development;
b) Justified β an appropriate strategy, taking into account the reasonable alternatives, and based on proportionate evidence;
c) Effective β deliverable over the plan period, and based on effective joint working on cross-boundary strategic matters that have been dealt with rather than deferred, as evidenced by the statement of common ground; and
d) Consistent with national policy β enabling the delivery of sustainable development in accordance with the policies in this Framework.
52
What are the components to the Housing Delivery Test ?
If delivery has been less than 95% the local planning authority should prepare an Action Plan to address the reason for the shortfall;
If delivery has been less than 85% the local planning authority should include a 20% buffer in calculating its five-year housing land supply; and
If delivery has been less than 75% the presumption in favour is applied.
53
When was the last Housing Delivery Test Results Published ?
In February each year and published by central government
54
What is your local authority housing need and how have they performed
Over the past 3 years Enfield were required to deliver 2394 homes but only delivered 1839 homes meaning it is currently achieving 77% which means it should include a 20% buffer when calculating its five year land supply.
55
Is your Local authorities Local plan still up to date ?
Enfield has updated their local plan and have consulted on a new local plan.
56
How long can it take to get a local plan adopted ?
Take an average of 19 months to adopt from the point of final publication, with the slowest being 45 months and the fastest being 7 months.
57
What key factors drive housing demand?
Affordability, mortgage availability, population, economy, confidence, salaries and cost of renting and house values
58
What is the GLA desired tenure mix for affordable homes?
70% social rent and 30% shared ownership
59
Name 3 adopted SPDβs in Enfield?
S106 supplementary planning document
Ponders end central area planning brief
Decentralised energy networks
60
What is the difference between affordable rent and London living rent?
Affordable rent can charge up to 80% of MR
London living rent is based on 1/3 of the median gross household income in a local borough.
61
How do housing associations typically fund the affordable housing to developers?
Through Grant funding from the GLA in London and through their owns funds that they generate through rent.
62
What is the current UK unemployment rate (latest data)?
Jan- March 3.9%
63
What online databases did you use on Stone bridge ?
Rightmove, zoopla, and land registry
64
Stonebridge, NW10 β What did you find when researching local, regional and national policies in relation to housing mix and tenure?
I found that planning policy supported residential development on disused council land.
When reviewing the housing mix, I ensure that there was a 2 bed+ homes as it was a requirement as per the SHMA. The scheme was proposed to be 100% affordable housing.
65
Church End, NW10 β Roughly what were the monthly rents for the affordable rent units?
80% of MR
Β£1100 for a 1 bed
Β£1314 for a 2 bed
Β£1541 for a 3 bed
66
1. Stonebridge, NW10 β Describe the housing type / mix that you found in the Councilβs SHMA?
```
Market Housing
1 bedroom 7.7%
2 bedrooms 11.0%
3 bedrooms 28.1%
4 bedrooms 6.9%
5+ bedrooms 0.2%
```
```
Affordable Housing
1 bedroom 8.8%
2 bedrooms 18.8%
3 bedrooms 12.1%
4 bedrooms 5.2%
5+ bedrooms 1.3%
```
67
Ponders End, EN3 β What was the typical mix that the Council wanted for the social ending?
a. the borough-wide affordable housing target of 40%;
b. the need to provide an appropriate mix of tenures to meet local housing need and reflect a borough
wide target of 70% social rent and Affordable Rent; and 30% intermediate.
68
How would a developer promote land for planning for housing on greenfield land?
1. planning promotion agreement
2. written representation in call for sites
3. submit planning application
4. Appeal
5. Decision- Purchase or sell and split profit with landowner
69
What is the process of establishing a housing number ?
1. Starting point Estimate- House hold projections (Overall) from CLG. 2014-based projections for period 2014-39
2. Household projects based on local circumstances (Market Signals)
3. Objectively assessed need
4. Housing Requirement
70
What do you need to establish an Objectively Assessed Need ?
CLG 2014-based household projections (the starting point);
GLA 2016 based household projections
Market signals, incorporating an uplift for concealed families;
Converting from household growth to a requirement for dwellings, taking account of
vacancies and second homes.
71
What are Market Signals
```
The Market Signals include:
Β» Land and house prices;
Β» Rents and affordability;
Β» Rate of development; and
Β» Overcrowding
```
72
What is an Objectively Assessed Need ?
The Objective Assessment of Need identifies the quantity of housing needed (both market and affordable)over future plan periods. This evidence assists with the production of the Local Plan (which sets out the spatial policy for a local area).
73
What must local plans be ?
Positively prepared β the plan should be prepared based on a strategy which seeks to meet objectively assessed development and infrastructure requirements, including unmet requirements from neighbouring authorities where it is reasonable to do so and consistent with achieving sustainable development.
Justified β the plan should be the most appropriate strategy, when considered against the reasonable alternatives, based on proportionate evidence.
Effective β the plan should be deliverable over its period and based on effective joint working on cross-boundary strategic priorities.
Consistent with national policy β the plan should enable the delivery of sustainable development in accordance with the policies in the Framework.
