Local policy can overrule affordable housing small sites exemption

Published on: 17th March 2017

Recent appeal decisions have brought to light the fact that national policy exempting small housing schemes from affordable housing contributions does not automatically override local policy.

Owen Pike, planning expert in our Bristol office, comments on the changes and how they might affect new residential developments.

 “Previously, local affordable housing needed to be provided by major and minor developments, subject to viability considerations and tended to be a proportion of the total number of new units, as set out in local policy. In recent years, however, as the development market has slowed, fewer affordable buildings have been built on grounds of viability.”

 “Local planning authorities were then forced to change their approach because of a Written Ministerial Statement (WMS) introduced in 2014; this stipulated that affordable housing should not be sought on schemes comprising fewer than ten units or less than 1,000 square metres of floor space, unless in National Parks or other sensitive landscapes.”

“But some recent appeal decisions have given more weight to the WMS whereby small sites have not had to make a contribution. Other decisions have favoured local policy requirements and accordingly, small sites have been refused permission due to an absence of affordable housing. The picture varies across the country.”

“Moving forward I believe that in areas where local policies are based on recent evidence and/or where small sites of less than 10 units have historically represented a large proportion of an authority’s new housing stock, the local planning authorities will be able to give more weight to their own policy requirements, rather than the WMS, in an attempt to ensure that sufficient affordable housing continues to be provided.”

For further information please contact Owen on 0117 338 1813 or owen.pike@sw.co.uk .

Planning appeal successful at South Devon Park Home

Planning permission has been granted for seven residential park homes on a site in Teignmouth, Devon. The new park homes will be located at Bronzerock View, a residential park home site offering a luxury lifestyle in the heart of South Devon. The planning permission, which had previously been refused, will allow the change of land use from stationing holiday caravans to residential park homes. Head of planning, Owen Pike, commented, “I am delighted that our appeal, which we made on behalf of the park owners, has been successful.

Read More....

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Planning permission has been granted for seven residential park homes on a site in Teignmouth, Devon. The new park homes will be located at Bronzerock View, a residential park home site offering a luxury lifestyle in the heart of South Devon.

The planning permission, which had previously been refused, will allow the change of land use from stationing holiday caravans to residential park homes.

Head of planning, Owen Pike, commented, “I am delighted that our appeal, which we made on behalf of the park owners, has been successful.

[fulltext] =>

“The permission was first refused due to it being contrary to local planning policy. However, we noted that the loss of holiday use on the land would not be harmful to the local tourist economy, and therefore the park owners should be able to sell all the units on the site for residential purposes.

In addition to managing the successful appeal we also advised the park owner on the park’s wider redevelopment; including advice on permitted development rights.

Throughout the project, our planning team were supported by our South West building consultancy and agency teams who provided project management and viability advice respectively.

Contact Us

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The new park homes will be located at Bronzerock View, a residential park home site offering a luxury lifestyle in the heart of South Devon. 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Planning conditions revised to enhance prospects of site sale

Our planning team was approached by a medium-sized holiday and mobile home park operator to provide advice on planning permission for a holiday lodge development, which had been obtained by a third party on a site that neighboured one of its established parks. The operator was interested in buying the holiday lodge site but was not initially willing to proceed because some of the conditions attached to the permission were onerous. We met the operator to explain that a new planning application could be made to the Local Planning Authority (LPA) and suggested that our client should enter into an option agreement to ensure they would be in prime position to purchase the site if the LPA agreed to vary the conditions.

Read More....

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Our planning team was approached by a medium-sized holiday and mobile home park operator to provide advice on planning permission for a holiday lodge development, which had been obtained by a third party on a site that neighboured one of its established parks. The operator was interested in buying the holiday lodge site but was not initially willing to proceed because some of the conditions attached to the permission were onerous.

We met the operator to explain that a new planning application could be made to the Local Planning Authority (LPA) and suggested that our client should enter into an option agreement to ensure they would be in prime position to purchase the site if the LPA agreed to vary the conditions.

[fulltext] =>

We subsequently submitted a planning application and attended a meeting with the LPA to explain that the conditions as originally worded meant it would be less viable to run a successful holiday park business at the site.

Our knowledge of numerous issues meant we were able to devise a convincing case and consequently the LPA granted a new planning permission with the onerous conditions reworded to reflect our suggestions.

As a result of our work, the prospects that the owner of the holiday lodge site will be able to sell it (most likely to our client) have been increased. This demonstrated that planning consultant’s knowledge of the planning process as well as project delivery can be vital to ensuring that planning permissions are actually valuable and implementable.

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New planning boost for park home sector

Owen Pike, head of our planning team, comments on how park home operators could benefit from changes to planning laws, which identify residential caravans as an additional type of housing for the first time. Clause 124 of the Housing and Planning Act 2016, which came into force on 12 July, recognises residential caravans as having a role in contributing towards the supply of housing in a given area.

Read More....

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Owen Pike, head of our planning team, comments on how park home operators could benefit from changes to planning laws, which identify residential caravans as an additional type of housing for the first time.


Clause 124 of the Housing and Planning Act 2016, which came into force on 12 July, recognises residential caravans as having a role in contributing towards the supply of housing in a given area.

[fulltext] =>


In a significant step change from previous planning guidance, it means local housing authorities will need to start forward planning for the provision of park homes – increasing the prospects that new park home applications will be given planning approval.


The Government’s online Planning Practice Guidance (PPG), which sets out the methodology for assessing housing need, is now expected to be updated in line with Clause 124, to specifically identify park homes as an additional type of housing that needs to be considered and planned for.


This is a significant change for the park homes sector and it could have a positive impact on numerous sites across England when applying for planning permission for new residential caravans. 


We support operators throughout the planning process and we have been successful recently in obtaining planning permissions for park homes by explaining their social and economic benefits. However, this change is set to boost the status of park homes within National Planning Policy, as reflected in the NPPF, which requires Local Planning Authorities to produce Local Plans that will deliver the full, objectively assessed ne eds for market and affordable housing in their housing market area.


For the first time, residential caravans have been identified as contributing towards housing supply and that could be great news for those sites looking to increase in size.


Please click here to see the briefing note, prepared by Owen on the potential opportunity for the park homes sector.

 

Contact Owen

Mobile: 07889 701547


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Planning

We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors. Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery. We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value. The Planning Process   The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services.  Our Services We offer the following services: • Planning Strategy Formulation • Planning Appraisals • Planning Applications & Appeals • Community & Stakeholder Engagement • Environmental Impact Assessment • Planning Obligation Negotiation • Land Promotion • Policy Representations • Monitoring Services • Master Planning & Development Briefs • Due Diligence   Contact Us

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We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors.

Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery.

We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value.

The Planning Process

SandersonWeatherall-Planning-Flowchart

 

The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services. 

Our Services

We offer the following services:

• Planning Strategy Formulation

• Planning Appraisals

• Planning Applications & Appeals

• Community & Stakeholder Engagement

• Environmental Impact Assessment

• Planning Obligation Negotiation

• Land Promotion

• Policy Representations

• Monitoring Services

• Master Planning & Development Briefs

• Due Diligence

 

Contact Us

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[menu-meta_description] => News, industry insight and features on the UK Commercial Property Market from Award Winning Property Consultancy Sanderson Weatherall [secure] => 0 [page_description] => [page_rights] => [robots] => [access-view] => 1 ) [initialized:protected] => 1 [separator] => . ) ) URL: /planning

The Housing and Planning Act 2016

A Potential Significant Opportunity for the Park Homes Sector: 'Park Home' is the industry name for a caravan which is used for residential purpose. National Planning Policy, as reflected in the NPPF, requires Local Planning Authorities (LPAs) to produce Local Plans that will deliver the full, Objectively Assessed Needs (OAN), for market and affordable housing in the housing market area. The Government's online Planning Practice Guidance (PPG) sets out the methodology for assessing housing need; it refers to specific types of housing which should be considered. No reference is made to Park Homes or residential caravans. Accordingly, there is no duty for LPAs to forward plan for provision of this type of housing. Clause 124 of The Housing and Planning Act 2016: The Act received Royal Assent on 12 May 2016 and Clause 124 relates to the Assessment of accommodation needs. It requires local housing authorities in England to consider: "...the needs of people residing in or resorting to their district with respect to the provision of-  (a) sites on which caravans can be stationed..." This suggests that local housing authorities (this includes District Councils and London Borough Councils) will need to start forward planning for provision of residential caravans. This is a significant step change from other recent planning legislation because it is the first time non-gypsy caravans have been recognised as having a role in contributing towards the supply of housing in a given area. Clause 124 comes into force on 12 July 2016. Potential Implications for Planning: It is predicted that the online PPG will be updated such that it will specifically identify Park Homes (either this specific term or residential caravans) as an additional type of housing that needs to be considered and planned for. If this does not happen soon after 12 July 2016, it is suggested that the Park Homes sector should lobby the Government and request that it updates its planning guidance to reflect the Housing and Planning Act. In the meantime, it is suggested that Clause 124 could be used by applicants in planning statements of case as an additional reason t justify additional Park Homes. How We Can Help: Undertake planning appraisals to establish the prospects for obtaining planning permission for park homes, or holiday caravans; Devise planning statements of case – we have been successful recently in obtaining planning permissions for park homes by explaining their social and economic benefits; Manage the application process – timescales and delivery; and. Monitor applications, respond to comments from consultees and negotiate permissions   Contact Owen Mobile: 07889 701547 13/07/2016

Read More....

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A Potential Significant Opportunity for the Park Homes Sector:

'Park Home' is the industry name for a caravan which is used for residential purpose.

National Planning Policy, as reflected in the NPPF, requires Local Planning Authorities (LPAs) to produce Local Plans that will deliver the full, Objectively Assessed Needs (OAN), for market and affordable housing in the housing market area. The Government's online Planning Practice Guidance (PPG) sets out the methodology for assessing housing need; it refers to specific types of housing which should be considered. No reference is made to Park Homes or residential caravans. Accordingly, there is no duty for LPAs to forward plan for provision of this type of housing.

Clause 124 of The Housing and Planning Act 2016:

The Act received Royal Assent on 12 May 2016 and Clause 124 relates to the Assessment of accommodation needs. It requires local housing authorities in England to consider:

"...the needs of people residing in or resorting to their district with respect to the provision of-  (a) sites on which caravans can be stationed..."

This suggests that local housing authorities (this includes District Councils and London Borough Councils) will need to start forward planning for provision of residential caravans.

This is a significant step change from other recent planning legislation because it is the first time non-gypsy caravans have been recognised as having a role in contributing towards the supply of housing in a given area.

Clause 124 comes into force on 12 July 2016.

Potential Implications for Planning:

It is predicted that the online PPG will be updated such that it will specifically identify Park Homes (either this specific term or residential caravans) as an additional type of housing that needs to be considered and planned for. If this does not happen soon after 12 July 2016, it is suggested that the Park Homes sector should lobby the Government and request that it updates its planning guidance to reflect the Housing and Planning Act.

In the meantime, it is suggested that Clause 124 could be used by applicants in planning statements of case as an additional reason t justify additional Park Homes.

How We Can Help:

  • Undertake planning appraisals to establish the prospects for obtaining planning permission for park homes, or holiday caravans;
  • Devise planning statements of case – we have been successful recently in obtaining planning permissions for park homes by explaining their social and economic benefits;
  • Manage the application process – timescales and delivery; and.
  • Monitor applications, respond to comments from consultees and negotiate permissions

 

Contact Owen

Mobile: 07889 701547

13/07/2016

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Planning permission granted following previous refusals

Our planning team assisted Principality Holdings Ltd in securing planning permission for two single storey flats in Clifton Wood, Bristol. Prior to our involvement the site had a negative planning history, largely due to the fact that the site falls in a designated Conservation Area. There have been three previous refusals for planning permission and two dismissed appeals for residential development of the site.

Read More....

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Our planning team assisted Principality Holdings Ltd in securing planning permission for two single storey flats in Clifton Wood, Bristol.

Prior to our involvement the site had a negative planning history, largely due to the fact that the site falls in a designated Conservation Area. There have been three previous refusals for planning permission and two dismissed appeals for residential development of the site.

[fulltext] =>

We were appointed to take a second look at the site and advise on the best steps for the client moving forward. Subsequently, we were instructed by Principality Holdings Ltd to submit and negotiate a planning application for the flats, which are located above a single storey flat roof extension.

We carefully devised a planned strategy that enabled us to obtain planning permission for two flats in July 2016, before negotiating with the local planning authority to obtain permission to increase the living space inside the flats in November 2016.

Our supporting case for the first application demonstrated that the design, massing and roof form would not be detrimental to the Conservation Area. The second application enabled the living space within the flats to be enhanced as well as the provision of vital dry loading space for the commercial units below.

Our ability to think outside the box, by securing the planning permission in two stages and our continued negotiation with the local councillors in addition to the planning officers helped guarantee a final result that exceeded our client’s expectations.

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