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Your approach to the on-going use of S106 and S278 impacts on: Viability evidence, Infrastructure evidence and the Regulation 123 list - so it's very important!
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These seminars are particularly designed for councillors (in England) but officers who wish an overview of developer payments in light of a significant legislation and guidance changes over the last few years should find it beneficial. - See more at: http://www.pas.gov.uk/events/-/journal_content/56/332612/6555744/ARTICLE#sthash.NIWWOLkl.dpuf
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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
