Agenda Item No.
THE VALE OF GLAMORGAN COUNCIL
PLANNING COMMITTEE: 25TH JULY 2013
REFERENCE FROM CABINET: 1ST JULY 2013
C1389 PROPOSED REVIEW AND CONSULTATION ON SUPPLEMENTARY PLANNING GUIDANCE – AFFORDABLE HOUSING (RIPT) (SCRUTINY COMMITTEE – ECONOMY AND ENVIRONMENT) –
Approval was sought for the revised Supplementary Planning Guidance attached at Appendix 1 to the report to be subject to a public consultation exercise.
Supplementary Planning Guidance (SPG) was produced by the Council to give guidance to the public, applicants and developers on specific planning related topics. The aim of the guidance was to provide further clarification on how to satisfy the Council’s requirements of certain development plan policies or site specific matters. SPGs were one of the 'material considerations' which the Council took into account when determining planning applications. The Welsh Government (WG) advised that SPG may be taken into account as a material consideration where it had been prepared in consultation with the general public and interested parties and it had been the subject of a Council resolution.
Planning Policy Wales (paragraph 9.14) placed a requirement on Local Planning Authorities to have a clear understanding of the extent of affordable housing need through the undertaking of a Local Housing Market Assessment (LHMA).
Accordingly, in 2010 the Council commissioned Three Dragons to undertake an Affordable Housing Viability Assessment (AHVA 2010) to examine the economically viable levels of affordable housing that could be sought through the planning system within the Vale of Glamorgan.
The AHVA identified a marked viability divide between the Rural South and Coast and Barry (West and East); and on the other hand the sub markets of Penarth, Rural and East Vale where site viability provided greater opportunities for the delivery of affordable housing.
In view of the findings of the AVHA the revised SPG proposed the adoption of a standard site threshold across the Vale of Glamorgan, in combination with a two tier contribution requirement to reflect the levels of viability found within the housing submarket areas. Additionally, the revised SPG attached at (Appendix 1) to the report proposed a flexible approach to meeting affordable housing need by allowing an element of off site affordable housing contributions where appropriate to meet affordable housing within areas where the need was greater.
In the housing sub market areas of Barry (East and West) and Rural South and Coast, the Council required development proposals of 5 or more units (or 0.15 hectares) to provide as a minimum 30% on site affordable housing.
In the Housing sub market areas of the East Vale, Penarth and Rural Vale, the Council required development proposals of 5 or more units (or 0.15 hectare) to provide as a minimum 35% affordable housing.
In the East Vale and Rural Vale Housing Sub Markets an element of off site contribution towards the delivery of affordable housing may be acceptable, where it was demonstrated that appropriate alternative sites were available to deliver affordable housing in a timely manner elsewhere.
It was considered that this approach would allow the Council to secure affordable housing more strategically than previously, provide for a clear and consistent policy framework across the authority, whilst setting contributions within the thresholds identified in the AVHA in recognition of the current economic climate.
The SPG proposed that the implementation of the affordable housing requirements would be determined against the relevant sub housing market area postcodes taken from the AHVA within which the development was proposed. To assist proposers of new development, the SPG included a map that identified the 6 submarket areas and a table containing the relevant postcodes for each submarket. This would also complement the approach currently being developed by the Council in preparing its Community Infrastructure Levy (CIL).
In accordance with the Council's procedures for the preparation of SPG's, a 4 week consultation would be undertaken on the proposed changes. This would involve directly inviting relevant interested parties such as Registered Social Landlords (RSL), the Home Builders Federation and agents to comment on the revised SPG. Following consultation, a summary of the comments and any subsequent proposed changes to the draft SPG, including a recommendation to adopt the SPG would be reported to Cabinet.
This was a matter for Executive decision.
That subject to consultation with Planning Committee and Scrutiny Committee (Economy and Environment)
(1) T H A T the Revised Affordable Housing Supplementary Planning Guidance (SPG) attached at Appendix 1 to the report be approved for public consultation purposes.
(2) T H A T a further report be presented to Cabinet in due course setting out the findings of the public consultation exercise.
Reasons for decisions
(1) To carry out public consultation on the Revised SPG in accordance with the Council's adopted protocol for the production of SPG so as to afford the SPG additional weight as a material consideration in determining planning applications and appeals.
(2) To advise members of the responses to the public consultation.
Attached as Appendix – Report to Cabinet – 1 JULY 2013