Issue - meetings

To consider the report on Local Plan Housing Numbers.

RESOLVED: to consider the draft housing requirement for the new Local Plan

for 706 dwellings per annum.

Councillor Evans presented the report relating to Local Plan Housing Numbers, which had also been considered by the Local Plan Leadership Group (LPLG).

He said there was a need to consider the proposed housing numbers in order to inform the officer assessment of sites that would be necessary to understand the likely required number of homes the Council would be planning for. He said the figure of 706, as outlined in the report, had been reached by using the Government’s formula, which was non-negotiable, although this figure could be subject to a buffer and therefore the figure of 706 was “not written in stone”. He said a number of observations had been made at the Community Stakeholder Forum which gave rise to questioning whether the Government’s formula was reasonable and correct, and whether evidence should be considered for an alternative housing requirement. However, the Council was obliged to use the Government formula and would only be allowed to deviate if exceptional evidence was put forward. The LPLG would consider the matter again before the housing requirement was put forward to Cabinet at a later date. It would also need to be subject to a further buffer as explained in the report He asked Members to consider the housing requirement and note the report.

Councillor Reeve said he supported the position outlined in the report as the algorithm was directed by Government and it would be foolhardy to do anything else at this time.

Councillor Hargreaves said he did not understand why the Government continued to use the 2014 household growth figures rather than the updated 2018 figures, which suggested a reduction in household growth. He said if outdated figures were used in any other are of planning work, they would be thrown out by the Inspector.

Councillor Evans said the 2014 - 2018 figures had not been used in the calculation but this would be looked at. He said that external dialogue had been ongoing with the Minister regarding which set of figures would be applied in the Government’s formula but the final word was that the 2014 figures would be used.

The Leader thanked Councillor Evans and said Cabinet had considered the housing requirement although this would come back for further discussion in due course.   

To consider the draft housing requirement for the new Local Plan.

The Local Plans and New Communities Manager presented a report on the draft housing requirement for the new Local Plan.

In response to questions from members, officers clarified the following:

·         Wages of employees in the district impact the affordability uplift; this is a policy decision of government. Whilst officers did not know the specific impact of Stansted Airport, they said that if they generally offer lower wages, then this would affect the affordability uplift.

·         The housing supply includes a buffer which will all be allocated onto deliverable sites. If they all come forward, the Council will over deliver on their requirement.

·         Officers monitor Planning Permission annually and these statistics will be included within the five-year land supply statement.

·         Where a local authority fails their housing delivery test, they are asked to create an action plan to address it. Currently, the Council contacts agents when they have not used their planning permission.

·         The high number of self-employed residents in Uttlesford is considered a statistical anomaly and could be capable of demonstrating exceptional circumstances. However, it is difficult to collect reliable data of self-employed earnings to include in the calculations and so there is not sufficient evidence to justify exceptional circumstances.

·         The 2014-based household forecasts that have been used to determine the minimum annual housing need figure of 706 dwellings per annum, as per the government guidance, however the affordability ratio is updated annually.

·         There are permitted development rights to convert sites, such as office blocks, into residential spaces, although Uttlesford lack many of these site in the district.

·         Further work will be conducted around employment in the district which will involve the Economic Development team and the employment consultants.

·         It is not currently known how Covid-19 will be impacting the number of people moving into the area, from urban areas such as London.

·         Care home places are included within the housing numbers.

·         The housing number can also be influenced by supply side reasons, e.g. if the evidence suggests that supplies such as water cannot meet the demand.  This evidence is underway.

·         If the group did not recommend the numbers to Cabinet, then officers would have to return with another suggestion and planning justification. It was important for officers to have a target at this point in the process which they can then refer to when assessing to Calls for Sites submissions.

AGREED: To recommend to Cabinet the draft housing requirement for the new Local Plan and planning for 706 dwellings per annum.

It was noted that Councillor Light voted against the recommendation as the numbers were based on old statistics and are worse than last time.