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Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing
- 1. PAS Peer Day 10th February 2015 Zoe Willcox Service Director Planning Place Directorate Positive Planning: Delivering Housing Unblocking stalled sites
- 2. PAS Peer Day 10th February 2015 1. What has been delivered to date 2. What are the issues for Bristol? 3. Housing Delivery Initiatives? Delivering Housing in Bristol
- 3. PAS Peer Day 10th February 2015 What has been delivered? Bristol housing completions Source: BCC, Bristol Residential Development Survey 2014 • Housing supply peaked in 2008/09 • Supply has declined and not projected to recover to pre-recession highs • Core Strategy housing target requirements likely to be met over next 5 years • Over 82% of supply since 2006/07 has been flats Source: BCC, Bristol Residential Development Survey 2014
- 4. PAS Peer Day 10th February 2015 What has been delivered? Source: BCC, Bristol Residential Development Survey 2014 Affordable Housing supply 2000/01 – 2013/14
- 5. PAS Peer Day 10th February 2015 What are the issues for Bristol? 1. Demand is up but supply is down 2. Significant need for affordable housing in the city that cannot be met - existing supply declining 3. Significant increase in private renting
- 6. PAS Peer Day 10th February 2015 What are the issues for Bristol? 4. Limited number of strategic sites within Bristol 5. Over-supply of flats and smaller units of accommodation 6. Increasing student population 7. High existing land values and high build costs in the central area
- 7. PAS Peer Day 10th February 2015 Housing delivery initiatives Bristol Local Plan • Focus on housing delivery (84 major sites identified) • Flexible policies seeking affordable housing • Re-use of vacant offices and upper floors for housing • Higher housing densities with a focus on accessible centres • Helping to redress housing imbalance including more family housing • Set housing standards • Clear strategy for student accommodation PAS Peer Day 10th February 2015
- 8. PAS Peer Day 10th February 2015 Housing delivery initiatives Bristol Local Plan Review • Requirement to review housing numbers in the Plan for 2016 • Bristol’s housing market – area in the context of the West of England (WoE) • Commissioned a WoE Strategic Housing Market Assessment • Commitment to produce a WoE Joint Strategic Planning Strategy PAS Peer Day 10th February 2015
- 9. PAS Peer Day 10th February 2015 Housing delivery initiatives Mayoral Homes Commission Key recommendations include: • Review of council land and property assets to increase land supply • Jointly identify and plan for new homes on a sub-regional basis • Create a ‘Results-not-Process’ culture • Establish a specialist stalled site team • Develop and nurture an alternative homes sector • Create a revolving investment fund set up by the council to promote and support the development of site for new homes where short term finance represents an obstacle to development PAS Peer Day 10th February 2015
- 10. PAS Peer Day 10th February 2015 Housing delivery initiatives Affordable Housing Delivery Framework Sets out objectives (and action plan) to increase the supply of affordable housing in the city, including: • Bringing forward development opportunities in the Council’s ownership • Encouraging the release of other public sector development land. • The Council as a direct developer of new homes. • Encouraging new models of provision. • Working effectively with our partners. • Streamlining decision-making and working as a team. • Using the planning system to best effect. PAS Peer Day 10th February 2015
- 11. PAS Peer Day 10th February 2015 Housing delivery initiatives Open for business To ensure economically viable schemes can continue to be delivered. In particular: • Positive approach to renegotiation of planning obligations • Interim approach to affordable housing targets • Flexibility over affordable housing tenures • Production of Planning Briefs PAS Peer Day 10th February 2015
- 12. PAS Peer Day 10th February 2015 Housing delivery initiatives Stalled sites programme • 5000 residential units stalled • Study to review and understand the lack of progress/delivery since planning consent was granted • Detailed analysis of 16 sites with largest number and prospects of coming forward. • Range of reasons including viability, developer in receivership, relocating existing uses, discharging conditions, sites mothballed, alternative use implemented. PAS Peer Day 10th February 2015
- 13. PAS Peer Day 10th February 2015 Stalled Sites : Recommendations to the 4 UAS • To review signpost advice, guidance and further info • To review planning processes post-consent, i.e. discharge of conditions • To consider how to better monitor, collate and review planning intelligence • To consider whether engagement with property agents could be improved, and whether the link with ‘Invest in Bristol and Bath’ could be strengthened • To consider whether better use could be made of the LEP network to monitor and benchmark against similar projects Housing delivery initiatives PAS Peer Day 10th February 2015
- 14. PAS Peer Day 10th February 2015 Stalled Sites : Action to date • Proactively contacting all owners – including reference to funding opportunities • Establishing a stalled sites team – support from HCA • Targeting developer interest – particular focus on private rented sector • Focusing on post decision support – reallocating resources Housing delivery initiatives PAS Peer Day 10th February 2015
- 15. PAS Peer Day 10th February 2015 Stalled Sites : More to be done • Incentivise the rapid delivery of permitted schemes • More resources to bolster proactively unblock sites Housing delivery initiatives PAS Peer Day 10th February 2015
- 16. PAS Peer Day 10th February 2015 Five Neighbourhood Development Plans What will they contribute to the delivery of housing? • Community awareness of and greater involvement in planning process • Up front community support for development • Potential for small increase in housing delivery on sites not allocated by BCC • Potential for change to local mix and balance of housing tenure Housing delivery initiatives
- 17. PAS Peer Day 10th February 2015 Housing delivery initiatives Number of Prior Approval applications 56 Loss of floorspace (m2) 71,234 Dwellings 1015 Source: BCC, June 2014 Permitted Change of Use from Office (B1(a)) to Residential (C3) Prior Approval applications: November 2014 Place Directorate, Bristol City Council • Understanding the consequences – affordable housing and sustainability • Regeneration benefits in specific parts of the city
- 18. PAS Peer Day 10th February 2015 Thank You Zoe Willcox Service Director Planning Place Directorate zoe.willcox@bristol.gov.uk PAS Peer Day 10th February 2015
Editor's Notes
- Turning to what has been delivered Highest level of delivery seen in 2008/09. House building in decline since 2008/09 but has started to recover though projections do not indicate a return to pre-recessionary highs Bristol currently has sufficient 5yr supply to meet the Core Strategy annual target requirement (959 units) over that period including an additional 5% as required by the NPPF. Objectively Assessed Need – When the new SHMA will work out
- Affordable Housing Affordable Housing supply peaked in 2008/09 Supply has declined year on year falling to the lowest level in over a decade Average house prices x10 average income 14,000 people on the Council waiting list
- Move onto to the Issues and what we need to be doing to address them ONE Need to refresh housing targets for Bristol Need to find new ways of promoting overall housing delivery TWO Need to find new ways of promoting supply of affordable housing including addressing viability issues THREE Need to promote supply of private rented accommodation – ‘build to rent’
- FOUR Need to maximise redevelopment opportunities and density Need to work as part of the wider WoE region FIVE Need to re-balance supply towards family houses to meet need and demand SIX Need to promote specialist student accommodation to meet demand and relieve pressure on the local housing stock SEVEN Need to ensure that planning requirements are understood in terms of scheme viability
- We have a Planning Policy base that responds to Bristol’s issues With an adopted Core Strategy 2011 Site allocation and DM policies 2014 Central Area Plan – EIP October 2014 BCC AH policy takes into account viability Promotes high density Prioritises family housing Strategy for students
- We have a Planning Policy base that responds to Bristol’s issues With an adopted Core Strategy 2011 Site allocation and DM policies 2014 Central Area Plan – EIP October 2014 BCC AH policy takes into account viability Promotes high density Prioritises family housing Strategy for students
- Set up to examine how the supply of new homes can be increased and delivered faster in Bristol Mayor called for 4 Commissions: education and skills, sports, fairness and homes. Independent of the Council but hosted and supported by BCC included finance orgs/developers/HCA/UWE Identifie4d recommendations and some of these are the set out on the slide
- Sections step change in affordable housing delivery Action Plan Council and its Partners Partners: Neighbouring LA’s/RP/Development Home Builders/LEP/HCA/Bristol Property Board/Custom Build and Community led HSS/extra Care HSS provides
- Renegotiation of planning obligations Has helped to address potential viability issues allowing stalled housing development to come forward under more challenging market conditions. Developers required to progress schemes swiftly. Interim approach to affordable housing targets Temporary lowering of affordable housing requirements has helped to address potential viability issues allowing housing development to come forward under more challenging market conditions. Developers required to progress schemes swiftly. Flexibility over affordable housing tenures Flexibility in negotiations over Affordable Housing tenures, including provision of Affordable Rent, has helped to ensure that viability is maintained whilst achieving policy compliant schemes. Production of planning briefs – for housing disposal sites
- August 13 identified 5000 units stalled Housing Delivery Group on behalf of the LEP/IPG Commissioned consultants to carry out investigation and Atlas to look at one particularly large and complex site Rapidly changing property market – signs of recovery Small study but some common themes
- Actions in hand: Promote the planning toolkit Bolster resources clearly with major proposals Focus on discharge of conditions – recent site delivery funding for this area and use of site Delivery Agreements Continue collaborative working with the BPAA
- 3 in outer suburbs Identifying largely allocated sites in BCC ownership Gaining support of established communities for development Challenging mix of tenure, encouraging increase in mix (ownership vs social) 2 Inner suburbs 1. Redcliffe Way Substantial opportunities for change Seeking creation of an ‘urban village’ provision of family courtyard housing 2 .Old market Increasing mix of uses and potential for residential Protecting area for future family housing Protecting night-time economy
- Figure closer to 1000 units Issue – air quality/no affordable housing/sustainability standards Concern over loss of control and ability to properly plan for an area Unforeseen consequences to de-regulation Significant level of interest and take up of absolute office buildings in parts of the City Centre