Q-H2-1: What is the best way to significantly increase the supply of affordable housing across South Warwickshire?
No answer given
selected
selected
selected
I suggest the plan would be improved by including the ability to construct highly sustainable homes built to Agile Ageing Standards in villages allowing elderly residents to move into suitable accommodation within their established community potentially reducing pressure on the care system. The added advantage could be to free up existing houses for younger families to which they may be more suitable. I believe this would be a long term improvement to the housing stock with potential wide ranging benefit and projects could be carried out on a small scale to avoid contentious planning issues.
IM Land considers that there is an opportunity to increase the overall housing requirement for the plan period to help deliver a higher amount of affordable housing. Table 8.45 of the HEDNA states that Warwick District and Stratford-on-Avon District have a combined affordable annual need of 1,386 dwellings per year, this is a significant need and would justify a higher overall housing requirement to ensure that sufficient affordable homes are being provided throughout the plan period. It is also relevant to note that constraints on the release of land for residential development, and in turn the provision of houses on that land (for sale or as affordable provision), can lead to increased house prices in an area. The Plan should therefore be focused on creating a policy environment that does not place undue constraints on sites that are allocated, thereby maintaining a supply that will in turn address issues of affordability.
selected
selected
selected
No answer given
2.24 Whilst we would have no fundamental objection with any approach, we consider Option H2-2b or H2-2c are likely to be preferable for the following reasons. Whilst it is an acceptable solution to view affordable housing on a Plan area basis, this risks the ability to locate specific or acute issues that can be better established on either a Local Authority or more local basis. A localised approach, as advocated through Option H2-2c is considered likely to be preferable in that it will more clearly demonstrate localised problems where the exist, which could serve to stimulate intervention, through for example an exception scheme. This ensures that affordable housing delivery best meets the needs of those who require it, and does not enforce people being moved far away from their current locations which could have significant social impacts, such as social isolation or a lack of support.
selected
selected
selected
No answer given
The delivery of affordable housing is, for the most part, via allocated and windfall sites. If the housing requirement is reduced, so too will affordable delivery. And affordability ratios in Warwickshire are substantial. The best way therefore to significantly increase the supply of affordable housing is to allocate greenfield sites, including the release of Green Belt, for 10+ units across the District. Non-brownfield sites have fewer viability and deliverability issues than brownfield sites and are therefore often capable of delivering a policy compliant level of affordable housing, unless site specific constraints such as the need to ground large overhead powerlines indicates otherwise.
selected
selected
selected
No answer given
No answer given
selected
selected
selected
National Policy Context Government's policy, as set out in the revised NPPF, is to boost significantly, the supply of housing. Paragraph 60 reads: "To support the Government's objective of significantly boosting the supply of homes, itis important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay." The revised NPPF looks at delivering a sufficient supply of homes, Paragraph 62 identifies within this context, the size, and type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies including older people. The January 2023 consultation on proposed amendments to the NPPF enhances the requirement for assessing the housing needs of older people to differentiate between specialist housing typologies such as 'retirement housing, housing-with-care and care homes' (Paragraph 63). In June 2019 the PPG was updated to include a section on Housing for Older and Disabled People, recognising the need to provide housing for older people. Paragraph 001 states: "The need to provide housing for older people is critical. People are living longer lives and the proportion of older people in the population is increasing. In mid-2016 there were 1.6 million people aged 85 and over; by mid-2041 this is projected to double to 3.2 million. Offering older people a better choice of accommodation to suit their changing needs can help them live independently for longer, feel more connected to their communities and help reduce costs to the social care and health systems. Therefore, an understanding of how the ageing population affects housing needs is something to be considered from the early stages of plan-making through to decision-taking" (emphasis added) Paragraph 003 recognises that "the health and lifestyles of older people will differ greatly, as will their housing needs, which can range from accessible and adaptable general needs housing to specialist housing with high levels of care and support." Thus a range of provision needs to be planned for. Paragraph 0063 sets out"plan-making authorities should set clear policies to address the housing needs of groups with particular needs such as older and disabled people. These policies can set out how the plan-making authority will consider proposals for the different types of housing that these groups are likely to require." Therefore, recognising that housing for older people has its own requirements and cannot be successfully considered against criteria for general family housing. Need for Older Persons' Housing It is well documented that the UK faces an ageing population. Life expectancy is greater than it used to be and as set out above by 2032 the number of people in the UK aged over 80 is set to increase from 3.2 million to five million (ONS mid 2018 population estimates). The Homes for Later Living Report notes the need to deliver 30,000 retirement and extra care houses a year in the UK to keep pace with demand (September 2019). The age profile of the population can be drawn from the most recent Census (2021). This advises that the total population size in 2021 was 283,179 of which 61,942 persons were aged 65 and over, comprising 21.8% of the total population. The populated aged 80 and over, who are generally more likely to be frail and in need of long-term assistance comprises 17,426 persons or 6.1% of the population. The 2018 population projections from the Office for National Statistics advises that the population aged 65 and over is projected to increase by 23,226 (39.5%) to 85,168 persons by 2040, accounting for 26% of the total population of the Region. The number of individuals aged 80 and over is expected to increase more sharply with an increase of 12.363 residents (70.9%) to 29,789 persons over the same period. It is therefore clear there will be a significant increase in older people over the Plan Period and the provision of suitable housing and care to meet the needs of this demographic should be a priority of the emerging Local Plan. Benefits of Older Persons' Housing Older peoples housing produces a large number of significant benefits which can help to reduce the demands exerted on Health and Social Services and other care facilities – not only in terms of the fact that many of the residents remain in better health, both physically and mentally, but also doctors, physiotherapists, community nurses, hairdressers and other essential practitioners can all attend to visit several occupiers at once. This leads to a far more efficient and effective use of public resources. Economic The report 'Healthier and Happier' An analysis of the fiscal and wellbeing benefits of building more homes for later living" by WPI Strategy for Homes for Later Living explored the significant savings that Government and individuals could expect to make if more older people in the UK could access this type of housing. The analysis showed that: • 'Each person living in a home for later living enjoys a reduced risk of health challenges, contributing to fiscal savings to the NHS and social care services of approximately £3,500 per year. • Building 30,000 more retirement housing dwellings every year for the next 10 years would generate fiscal savings across the NHS and social services of £2.1bn per year. • On a selection of national well-being criteria such as happiness and life satisfaction, an average person aged 80 feels as good as someone 10 years younger after moving from mainstream housing to housing specially designed for later living. Each person living in a home for later living enjoys a reduced risk of health challenges, contributing fiscal savings to the NHS and social care services of approximately £3,500 per year (Homes for Later Living September 2019). More detail on these financial savings is set out within the report. A recent report entitled Silver Saviours for the High Street: How new retirement properties create more local economic value and more local jobs than any other type of residential housing (February 2021) found that retirement properties create more local economic value and more local jobs than any other type of residential development. For an average 45 unit retirement scheme, the residents generate £550,000 of spending a year, £347,000 of which is spent on the high street, directly contributing to keeping local shops open. As recognised by the PPG, Retirement housing releases under-occupied family housing and plays a very important role in recycling of housing stock in general. There is a 'knock-on' effect in terms of the whole housing chain enabling more effective use of existing housing. In the absence of choice, older people will stay put in properties that are often unsuitable for them until such a time as they need expensive residential care. A further Report "Chain Reaction" The positive impact of specialist retirement housing on the generational divide and first-time buyers (Aug 2020)" reveals that about two in every three retirement properties built, releases a home suitable for a first-time buyer. A typical Homes for Later Living development which consists of 40 apartments therefore results in at least 27 first time buyer properties being released onto the market. Social Retirement housing gives rise to many social benefits: • Specifically designed housing for older people offers significant opportunities to enable residents to be as independent as possible in a safe and warm environment. Older homes are typically in a poorer state of repair, are often colder, damper, have more risk of fire and fall hazards. They lack in adaptions such as handrails, wider internal doors, stair lifts and walk in showers. Without these simple features everyday tasks can become harder and harder. • Retirement housing helps to reduce anxieties and worries experienced by many older people living in housing which does not best suit their needs by providing safety, security and reducing management and maintenance concerns. • The Housing for Later Living Report (2019) shows that on a selection of wellbeing criteria such as happiness and life satisfaction, an average person aged 80 feels as good as someone 10 years younger after moving from mainstream housing into housing specifically designed for later living. Environmental The proposal provides a number of key environmental benefits by: • Making more efficient use of land thereby reducing the need to use limited land resources for housing. • Providing housing in close proximity to services and shops which can be easily accessed on foot thereby reducing the need for travel by means which consume energy and create emissions. • Providing shared facilities for a large number of residents in a single building which makes more efficient use of material and energy resources. • The proposal includes renewable technology through the use of solar panels to assist in the reduction of CO2 emissions. • All areas of the building will be lit using low energy lighting and where applicable utilise daylight and movement sensor controls. Recommendations Given all these factors and the guidance of the PPG, we consider that the best approach towards meeting the diverse housing needs of older people is for the Local Plan to give the earliest consideration towards how best to meet these needs and to include a standalone policy in this respect. Such policies should encourage the delivery of specialist forms of accommodation for older people and not be criteria led. Developers should not be required to demonstrate need given the many benefits that such developments bring and if a quantum is specified this should be regarded as a target and not a ceiling. Given also that such developments "help reduce costs to the social care and health systems" (PPG refers), requirements to assess impact on healthcare services and/or make contributions should be avoided. While we appreciate that no one planning approach will be appropriate for all areas, an example policy is provided that, we hope, will provide a useful reference for the Council: "The Council will encourage the provision of specialist housing for older people across all tenures in sustainable locations. The Council aims to ensure that older people are able to secure and sustain independence in a home appropriate to their circumstances by providing appropriate housing choice, particularly retirement housing and Extra Care Housing/Housing with Care. The Council will, through the identification of sites, allowing for windfall developments, and / or granting of planning consents in sustainable locations, provide for the development of retirement accommodation, residential care homes, close care, Extra Care and assisted care housing and Continuing Care Retirement Communities." We would respectfully remind the Council of the increased emphasis on Local Plan viability testing in Paragraph 58 of the NPPF and that the PPG states that "The role for viability assessment is primarily at the plan making stage. Viability assessment should not compromise sustainable development but should be used to ensure that policies are realistic, and that the total cumulative cost of all relevant policies will not undermine deliverability of the plan" (Paragraph: 002 Reference ID: 10-002-20190509) The evidence underpinning the Council's planning obligations and building requirements should therefore be robust We would also like to respectfully remind the Council that the viability of specialist older persons' housing is more finely balanced than 'general needs' housing and the respondents are strongly of the view that these housing typologies should be robustly assessed in the forthcoming Local Plan Viability Assessment This would accord with the typology approach detailed in Paragraph: 004 (Reference ID: 10-004-20190509) of the PPG which states that. "A typology approach is a process plan makers can follow to ensure that they are creating realistic, deliverable policies based on the type of sites that are likely to come forward for development over the plan period. If this is not done, the delivery of much needed specialised housing for older people may be significantly delayed with protracted arguments about failure to meet affordable housing policy requirements which are wholly inappropriate when considering such housing.
The affordability gap in both Stratford and Warwick Districts is acknowledged to be substantial, with a particular need in the more rural areas. The issue of people being offered homes away from their communities is also a substantial problem, in communities where money to travel is limited. The only obvious way to boost the supply of affordable housing is to boost the supply of market housing and require affordable housing as part of proposals. There should be strong support for a dispersed pattern of development to ensure affordable housing is provided in all parts of the South Warwickshire area, including in the Green Belt. Moreover affordable housing tends to be the first element of a development to be dropped where sites are complex or have substantial infrastructure costs. This is often the case with new settlements and as such the focus of development should be at existing settlements where infrastructure costs are generally lower. Brownfield sites can have additional site clearance and contamination costs, which can reduce their ability to provide the full requirement of affordable housing and thus there is a key role for greenfield sites in meeting affordable housing needs.
selected
selected
selected
No answer given
Affordable housing is a significant issue for the SWLP. It is firstly important to have in mind that delivering housing to meet identified needs will assist in keeping affordability ratios in check, since demand will meet need and will avoid housing prices rising due to elasticity of supply issues. Even in circumstances where housing need is being identified and met, there is an acute need for affordable housing in South Warwickshire. The public sector is unable to deal with this issue, it is therefore for the private sector to deliver necessary affordable housing provision. Exception type housing will deliver a proportion of affordable provision, this however will be very low. The most effective way of delivering affordable housing is via allocations and windfall development over the plan period, by way of an appropriate – viability tested – threshold and percentage delivery requirement. The SWLP should maximise the delivery of market housing delivery, so as to correspondingly maximise the opportunity to deliver affordable housing. This is singularly the only way in which meaningful quantities of affordable housing will come forward in the plan period.
selected
selected
selected
No answer given
No answer given
selected
selected
selected
No answer given
Affordable housing is a significant issue for the SWLP. It is firstly important to have in mind that delivering housing to meet identified needs will assist in keeping affordability ratios in check, since demand will meet need and will avoid housing prices rising due to elasticity of supply issues. Even in circumstances where housing need is being identified and met, there is an acute need for affordable housing in South Warwickshire. The public sector is unable to deal with this issue, it is therefore for the private sector to deliver necessary affordable housing provision. Exception type housing will deliver a proportion of affordable provision, this however will be very low. The most effective way of delivering affordable housing is via allocations and windfall development over the plan period, by way of an appropriate – viability tested – threshold and percentage delivery requirement. The SWLP should maximise the delivery of market housing delivery, so as to correspondingly maximise the opportunity to deliver affordable housing. This is singularly the only way in which meaningful quantities of affordable housing will come forward in the plan period. Q-H2-2a We consider that with a single plan for South Warwickshire, combined as a unified policy area, there should be a single South Warwickshire wide affordable housing requirement – both in terms of threshold and percentage requirement. This would allow the requirement to be applied consistently across both Districts.
selected
selected
selected
No answer given
36. The Local Plan needs to address the key strategic issue of housing and affordability. The main approach of dealing with this issue is by facilitating housing growth to ensure a balance of demand and supply which will be the only means of driving housing prices down. The allocation of sites will also facilitate the delivery of affordable housing. Since the adoption of the Core Strategy, national policy has developed following first the Housing White Paper, Fixing the Broken Housing Market (February 2017), and then latterly the Revised NPPF (2021), which build on that original document. 37. The key messages of national policy have therefore been ensuring faster delivery, diversification of supply and consequent strong support for small and medium housebuilders and smaller sites in sustainable rural locations. NPPF paragraph 20a emphasises the importance of a comprehensive strategy in respect of housing delivery, which in turn reflects section 19(1B)-(1C) of the PCPA 2004. 38. NPPF paragraph 60 continues to emphasise the importance of boosting supply. This is reinforced by NPPF paragraphs 74 to 77, which collectively set in place a requirement to ensure a healthy, rolling 5 year housing land supply. 39. NPPF paragraph 69 reflects the need to ensure a range of small and medium sized sites, as these can be built out quickly on the importance of choice and competition and paragraphs NPPF 78-79 in respect of delivering supply at villages). These are all key components of soundness under NPPF paragraph 35. 40. A number of these principles are reflected in the most recent Housing White Paper: Planning for the Future (August 2020) and Changes to the Current Planning System (August 2020), which represent a clear direction of travel for national policy in the early part of 2021, and thus during the examination of the new Local Plan.
selected
selected
selected
No answer given
34. The Local Plan needs to address the key strategic issue of housing and affordability. The main approach of dealing with this issue is by facilitating housing growth to ensure a balance of demand and supply which will be the only means of driving housing prices down. The allocation of sites will also facilitate the delivery of affordable housing. Since the adoption of the Core Strategy, national policy has developed following first the Housing White Paper, Fixing the Broken Housing Market (February 2017), and then latterly the Revised NPPF (2021), which build on that original document. 35. The key messages of national policy have therefore been ensuring faster delivery, diversification of supply and consequent strong support for small and medium housebuilders and smaller sites in sustainable rural locations. NPPF paragraph 20a emphasises the importance of a comprehensive strategy in respect of housing delivery, which in turn reflects section 19(1B)-(1C) of the PCPA 2004. 36. NPPF paragraph 60 continues to emphasise the importance of boosting supply. This is reinforced by NPPF paragraphs 74 to 77, which collectively set in place a requirement to ensure a healthy, rolling 5-year housing land supply. 37. NPPF paragraph 69 reflects the need to ensure a range of small and medium sized sites, as these can be built out quickly on the importance of choice and competition and paragraphs NPPF 78-79 in respect of delivering supply at villages). These are all key components of soundness under NPPF paragraph 35. 38. A number of these principles are reflected in the Housing White Paper: Planning for the Future (August 2020) and Changes to the Current Planning System (August 2020), which represent a clear direction of travel for national policy in the early part of 2021, and thus during the examination of the new Local Plan.
selected
selected
selected
No answer given
No answer given
selected
selected
selected
No answer given
4.9. There is an acute recognition in the Issues and Options consultation documents of an affordability problem across South Warwickshire Plan area, where those on low incomes and young people struggle to access the housing market. 4.10. Warwick District Council’s latest ‘Authority Monitoring Report’ (AMR) (for the period 2020-2021) indicates that against an annual requirement of 280 affordable dwellings since the beginning of the currently adopted Plan period in 2011 (within its own area), the Council have delivered 841 affordable dwellings (out of a total requirement for 2,800), 30% of the target. 4.11. Stratford-on-Avon’s latest AMR for the period 2021-2022 (published December 2022) identifies that in the current Core Strategy plan period of 2011-2031, 3,204 affordable dwellings have been provided out of a total 10,019 dwellings (net) built. This equates to 37% of all dwellings and is just above the Plan’s affordable housing policy requirement of 35% of all dwellings to be affordable. 4.12. Notwithstanding Stratford-on-Avon’s marginal reported over delivery, the HEDNA considered the affordability issue across the District further. It identifies at Table 8.45 that the estimated annual need for affordable housing (rented and affordable home ownership) across Stratford-on-Avon and Warwick is 1,386 dwellings per annum. 4.13. Whilst it is recognised that these are ‘net’ figures and not ‘newly arising need’, PPG paragraph 2a-024 makes provision to encourage local authorities to consider increasing planned housing numbers where this can help to meet the identified affordable need: “The total affordable housing need can then be considered in the context of its likely delivery as a proportion of mixed market and affordable housing developments, given the probably percentage of affordable housing to be delivered by market housing led developments. An increase in the total housing figures included in the strategic plan may need to be considered where it could help deliver the required number of affordable homes.” 4.14. The Issues and Options consultation recognises that the area has an acute affordability problem and it is suggested that to address this, the Plan could consider providing housing above the ‘minimum’ need, to boost supply, and in turn deliver additional affordable housing.
selected
selected
selected
No answer given
4.9. There is an acute recognition in the Issues and Options consultation documents of an affordability problem across South Warwickshire Plan area, where those on low incomes and young people struggle to access the housing market. 4.10. Warwick District Council’s latest ‘Authority Monitoring Report’ (AMR) (for the period 2020-2021) indicates that against an annual requirement of 280 affordable dwellings since the beginning of the currently adopted Plan period in 2011 (within its own area), the Council have delivered 841 affordable dwellings (out of a total requirement for 2,800), 30% of the target. 4.11. Stratford-on-Avon’s latest AMR for the period 2021-2022 (published December 2022) identifies that in the current Core Strategy plan period of 2011-2031, 3,204 affordable dwellings have been provided out of a total 10,019 dwellings (net) built. This equates to 37% of all dwellings and is just above the Plan’s affordable housing policy requirement of 35% of all dwellings to be affordable. 4.12. Notwithstanding Stratford-on-Avon’s marginal reported over delivery, the HEDNA considered the affordability issue across the District further. It identifies at Table 8.45 that the estimated annual need for affordable housing (rented and affordable home ownership) across Stratford-on-Avon and Warwick is 1,386 dwellings per annum. 4.13. Whilst it is recognised that these are ‘net’ figures and not ‘newly arising need’, PPG paragraph 2a-024 makes provision to encourage local authorities to consider increasing planned housing numbers where this can help to meet the identified affordable need: “The total affordable housing need can then be considered in the context of its likely delivery as a proportion of mixed market and affordable housing developments, given the probably percentage of affordable housing to be delivered by market housing led developments. An increase in the total housing figures included in the strategic plan may need to be considered where it could help deliver the required number of affordable homes.” 4.14. The Issues and Options consultation recognises that the area has an acute affordability problem and it is suggested that to address this, the Plan could consider providing housing above the ‘minimum’ need, to boost supply, and in turn deliver additional affordable housing.
selected
selected
selected
No answer given
We do not have a housing crisis, but we do have an affordability crisis. We must be bold. Other councils, have much better affordability quota than the current Core Strategy (for example in neighbouring Gloucestershire, one similar council’s current policy set that residential developments of at least four dwellings (net) or a site area of 0.16 (net) should provide 30% of affordable housing). The affordable housing provision must meet the local housing needs and must be built at very high standards. • We must plan for mixed and balanced places so that both new and established communities have access to services and open and wild green spaces. • We must provide more affordable and accessible accommodation, such bungalows for our elderly demographics and above all ensure that these cannot be varied in subsequent applications, as it is often the case. • Look at current park homes sites in our district as one option of providing affordable, accessible accommodation in otherwise unaffordable villages. Help with insulating and retrofitting these should also be made available. • The council should demand more social housing which is pet-friendly.
selected
selected
selected
No answer given
Subsidy from Homes England.
selected
selected
selected
The comment in section H2.1 applies equally to the provision for elderly people.
The most appropriate way of “significantly increasing” the overall supply of affordable housing across South Warwickshire is to have a housing requirement that is sufficient to support the delivery of much needed affordable housing through planning obligations. This matter is addressed in response to Q-H1-1 above.
selected
selected
selected
No answer given
In considering the options for Q-H2-2 we would suggest a hybrid option with a South Warwickshire wide requirment being set, and for that to then be divided between key areas of the district as required.
selected
selected
selected
We broadly support the suggestions in Chapter 6 of the Local Plan as to how this type of housing should be delivered, but a would alos note that nowhere in this section is "accessible and inlcusive" housing mentioned. The Local Plan could include a policy stance on the quanityt of accessible housing which should be provided (wheelchair accessible ad so forth), which may also overlaps with some of the needs for the older population.
2.14.1 Question H2.1 asks what is the best way to significantly increase the supply of affordable housing across Warwickshire? Affordable housing needs to be delivered in key settlements and villages to meet local need where it arises over the plan period. If a halt is put on development in such settlements as part of the spatial strategy this will only lead to increased affordability issues in rural areas. 2.14.2 Paragraph 62 of the NPPF highlights the importance of assessing needs and reflecting these in planning policies: “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, travellers27, people who rent their homes and people wishing to commission or build their own homes). 2.14.3 Paragraph 63 continues: “Where a need for affordable housing is identified, planning policies should specify the type of affordable housing required, and expect it to be met on-site.” 2.14.4 This emphasises the need for the Local Plan to set out a spatial strategy with sufficient granularity to ensure that local housing needs are met where the need arises and especially those settlements which offer sustainable development opportunities such as Harbury. 2.14.5 Table 8.5 of the HEDNA highlights the income gap between private renting and buying. Table 8.45 of the HEDNA identifies a total need for affordable housing (rented and affordable home ownership) of 547 dwellings per annum in Stratford on Avon and 830 dwellings per annum in Warwick. Affordable housing delivery is therefore a key challenge for the South Warwickshire Local Plan and the best way to significantly increase the supply of affordable housing is to ensure that sufficient deliverable and developable sites are allocated for housing over the plan period. This should include a balanced portfolio of sites, in terms of their size and location. Over reliance on large sites (with associated lead in times and build out rates) could inhibit the ability to deliver affordable housing over the plan period. 2.14.6 Question H2.2 relates to the approach to affordable housing requirement, with the options of a single affordable housing requirement for the whole of South Warwickshire, separate affordable housing requirements for Stratford-on- Avon and Warwick Districts or a more localised approach with separate affordable housing requirements for different localities across South Warwickshire. It is noted that the existing Stratford Core Strategy has different thresholds for different areas. This approach was based on the findings of the Affordable Housing and Core Strategy Viability Assessment (March 2014) and it is suggested that this approach should therefore be replicated, unless the emerging evidence base indicates otherwise. H2-2c is therefore the preferred approach.
selected
selected
selected
2.15.1 It is important to provide accommodation for people to downsize into that is also capable of adaptation. The viability of such housing is best achieved via larger developments that can offer a dwelling and tenure mix and still remain viable, this approach also helps ensure the provision of mixed communities.
The affordability gap in both Stratford and Warwick Districts is acknowledged to be substantial, with a particular need in the more rural areas. The issue of people being offered homes away from their communities is also a substantial problem, in communities where money to travel is limited. The only obvious way to boost the supply of affordable housing is to boost the supply of market housing and require affordable housing as part of proposals. There should be strong support for a dispersed pattern of development to ensure affordable housing is provided in all parts of the South Warwickshire area, including in the Green Belt. Moreover affordable housing tends to be the first element of a development to be dropped where sites are complex or have substantial infrastructure costs. This is often the case with new settlements and as such the focus of development should be at existing settlements where infrastructure costs are generally lower. Brownfield sites can have additional site clearance and contamination costs, which can reduce their ability to provide the full requirement of affordable housing and thus there is a key role for greenfield sites in meeting affordable housing needs.
selected
selected
selected
No answer given
The problem of providing affordable homes in high land and house price areas has proved intractable nationally so that affordable and social housing numbers have declined sharply. In Henley and the surrounding villages it would have to be by discounted land price (unlikely) or public subsidy. When the SWLP announces proposed targets it must indicate the level of subsidy Homes England will allocate to areas such as the JPC .
selected
selected
selected
The comment in section H2.1 applies equally to the provision for elderly people
On this basis, in devising an overall housing requirement in the SWLP, if the SW authorities are serious about addressing affordable housing delivery then consideration should be given to how the delivery of affordable can be maximised across the C&WHMA in order to deliver sufficient affordable homes to meet local needs, in line with national policy14. The best way to increase the supply of affordable housing across South Warwickshire is therefore simply to allocate more land in sustainable locations within the area. This is best achieved through the development of mixed-tenure private sector-led development in areas where viability is less of a problem, notably in South Warwickshire, relative to metropolitan areas such as Coventry.
selected
selected
selected
No answer given
36. The best way to increase the supply of affordable housing is to increase the supply of viable and deliverable residential sites. The majority of affordable homes are delivered as part of housing schemes. Accordingly, the greater the level of housing to be provided across South Warwickshire the greater the prospect of delivering more affordable homes. 37. However, if the new settlement option is to be adopted then the concerns would be the viability of the scheme would inevitably squeeze the delivery of affordable homes. Similarly, the concerns about the costs of delivering housing schemes which have already been highlighted affect viability and have the potential to squeeze the delivery of affordable homes. 38. Richborough Estates commend a specific affordable housing target based upon the two constituent authorities because each has different circumstances. However, if there is to be a single target then it may well be that a higher localised target is adopted in the AONB given the affordability difficulties of purchasing homes in this particular area.
selected
selected
selected
Richborough Estates recommend that specific allocations are made to meet the specialist housing needs for older people.
There is an acute recognition in the Issues and Options consultation documents of an affordability problem across South Warwickshire Plan area, where those on low incomes and young people struggle to access the housing market. 4.10. Warwick District Council’s latest ‘Authority Monitoring Report’ (AMR) (for the period 2020- 2021) indicates that against an annual requirement of 280 affordable dwellings since the beginning of the currently adopted Plan period in 2011 (within its own area), the Council have delivered 841 affordable dwellings (out of a total requirement for 2,800), 30% of the target. 4.11. Stratford-on-Avon’s latest AMR for the period 2021-2022 (published December 2022) identifies that in the current Core Strategy plan period of 2011-2031, 3,204 affordable dwellings have been provided out of a total 10,019 dwellings (net) built. This equates to 37% of all dwellings and is just above the Plan’s affordable housing policy requirement of 35% of all dwellings to be affordable. 4.12. Notwithstanding Stratford-on-Avon’s marginal reported over delivery, the HEDNA considered the affordability issue across the District further. It identifies at Table 8.45 that the estimated annual need for affordable housing (rented and affordable home ownership) across Stratford-on-Avon and Warwick is 1,386 dwellings per annum. 4.13. Whilst it is recognised that these are ‘net’ figures and not ‘newly arising need’, PPG paragraph 2a-024 makes provision to encourage local authorities to consider increasing planned housing numbers where this can help to meet the identified affordable need: “The total affordable housing need can then be considered in the context of its likely delivery as a proportion of mixed market and affordable housing developments, given the probably percentage of affordable housing to be delivered by market housing led developments. An increase in the total housing figures included in the strategic plan may need to be considered where it could help deliver the required number of affordable homes.” 4.14. The Issues and Options consultation recognises that the area has an acute affordability problem and it is suggested that to address this, the Plan could consider providing housing above the ‘minimum’ need, to boost supply, and in turn deliver additional affordable housing.
selected
selected
selected
No answer given
38. The best way to increase the supply of affordable housing is to increase the supply of viable and deliverable residential sites. The majority of affordable homes are delivered as part of housing schemes. Accordingly, the greater the level of housing to be provided across South Warwickshire the greater the prospect of delivering more affordable homes. 39. However, if the new settlement option is to be adopted then the concerns would be the viability of the scheme would inevitably squeeze the delivery of affordable homes. Similarly, the concerns about the costs of delivering housing schemes which have already been highlighted affect viability and have the potential to squeeze the delivery of affordable homes. 40. Richborough Estates commend a specific affordable housing target based upon the two constituent authorities because each has different circumstances. However, if there is to be a single target then it may well be that a higher localised target is adopted in the AONB given the affordability difficulties of purchasing homes in this particular area.
selected
selected
selected
41. Richborough Estates recommend that specific allocations are made to meet the specialist housing needs for older people.
38. The best way to increase the supply of affordable housing is to increase the supply of viable and deliverable residential sites. The majority of affordable homes are delivered as part of housing schemes. Accordingly, the greater the level of housing to be provided across South Warwickshire the greater the prospect of delivering more affordable homes. 39. However, if the new settlement option is to be adopted th3n the concerns would be the viability of the scheme would inevitably squeeze the delivery of affordable homes. Similarly, the concerns about the costs of delivering housing schemes which have already been highlighted affect viability and have the potential to squeeze the delivery of affordable homes. 40. Richborough Estates commend a specific affordable housing target based upon the two constituent authorities because each has different circumstances. However, if there is to be a single target then it may well be that a higher localised target is adopted in the AONB given the affordability difficulties of purchasing homes in this particular area.
selected
selected
selected
41. Richborough Estates recommend that specific allocations are made to meet the specialist housing needs for older people.
35. The best way to increase the supply of affordable housing is to increase the supply of viable and deliverable residential sites. The majority of affordable homes are delivered as part of housing schemes. Accordingly, the greater the level of housing to be provided across South Warwickshire the greater the prospect of delivering more affordable homes. 36. However, if the new settlement option is to be adopted then the concerns would be the viability of the scheme would inevitably squeeze the delivery of affordable homes. Similarly, the concerns about the costs of delivering housing schemes which have already been highlighted affect viability and have the potential to squeeze the delivery of affordable homes. 37. Richborough Estates commend a specific affordable housing target based upon the two constituent authorities because each has different circumstances. However, if there is to be a single target then it may well be that a higher localised target is adopted in the AONB given the affordability difficulties of purchasing homes in this particular area.
selected
selected
selected
38. Richborough Estates recommend that specific allocations are made to meet the specialist housing needs for older people
Q-H2-1 36. The best way to increase the supply of affordable housing is to increase the supply of viable and deliverable residential sites. The majority of affordable homes are delivered as part of housing schemes. Accordingly, the greater the level of housing to be provided across South Warwickshire the greater the prospect of delivering more affordable homes. 37. However, if the new settlement option is to be adopted then the concerns would be the viability of the scheme would inevitably squeeze the delivery of affordable homes. Similarly, the concerns about the costs of delivering housing schemes which have already been highlighted affect viability and have the potential to squeeze the delivery of affordable homes. 38. Richborough Estates commend a specific affordable housing target based upon the two constituent authorities because each has different circumstances. However, if there is to be a single target then it may well be that a higher localised target is adopted in the AONB given the affordability difficulties of purchasing homes in this particular area.
selected
selected
selected
Q-H2-3 39. Richborough Estates recommend that specific allocations are made to meet the specialist housing needs for older people.
Issue H2.Q-H2-2a&bThe provision of a supply of Affordable Housing is by the same token an important ingredient of a balanced local economy .The draft recognises the challenge of maintaining a sufficient supply of affordable housing. Section 106 agreements have provided a major source of deriving affordable homes associated with the development of larger scale housing developments. This must continue and the Chamber would caution against an alternative approach where the mechanism of S106 agreement’s to achieve this provision is abandoned .In addition, the Chamber would welcome further initiatives created by joint working with other social housing providers and any initiative to directly build more local authority housing stock that can be effectively controlled by local authorities.
selected
selected
selected
No answer given