Joint Core Strategy - Proposed Changes

Joint Core Strategy - Minor Proposed Changes.

09.0 Housing

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC001/H

Para. 9.1

In the second sentence replace "around" with 'adjoining'.

The reference to development being 'around' the towns could be interpreted too widely. The use of the word 'adjoining' is more precise and is consistent with Policy S1.

Daventry District Council 4623361/JCS_Full/1104757

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC002/H

Para. 9.4

Add the following at the end of the second sentence:

"and have been updated to reflect the 2008 based household projections."

Amend the final sentence to read:

"The percentage requirements for affordable housing specified in Policy H2, below, reflecthave regard to the estimated requirements for intermediate and social rented housing set out in Table 4, together with the results of a series of sensitivity tests. [1] [2]  .

Insert the following footnote:

"2. Details of the sensitivity tests undertaken as part of the SHMA update are set out in a separate technical paper."

Factual update to reflect the updated Strategic Housing Market Assessment (SHMA).

To more accurately reflect the role and status of the SHMA in terms of informing the policy requirements for affordable housing set out in Policy H2.

JPU Officer

1. http://ldfconsultation.westnorthamptonshirejpu.org/consult.ti/wc_jcs_changes/viewCompoundDoc?docid=1343348&sessionid=&voteid=&partId=1347796" \l "notes1347828 [back]

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC004/H

New Paras. Added after Para. 9.4 and Table 4

Insert the following paragraphs after Paragraph 9.4 and Table 4:

"9.5 In October 2010 the Government announced its new Affordable Rent model which allows Registered Providers of affordable housing to charge rents which are up to 80% of market rents for the area on new build developments and relets. The Affordable Rent tenure has now been included within the definition of affordable housing set out in the National Planning Policy Framework."

"9.6 A further update of the SHMA5 was undertaken to consider the possible impact of the introduction of Affordable Rents on the housing requirements in the area. The study concludes that although affordable rent represents a change in tenure it will still be used to meet the needs of households who require affordable housing. If allocation policies remain constant and households who cannot afford to meet the costs of Affordable Rent receive housing benefit to cover the costs then Affordable Rent will be the equivalent of social rent. It follows therefore that the findings of the revised SHMA assessment are still valid for the affordable housing requirements in the area."

Insert the following footnote:

"5. Opinion Research Services (2011) West Northamptonshire Strategic Housing Market Assessment Update."

To set out the findings of the SHMA update in respect of the implications of the Affordable Rent tenure announced by Government in October 2010.

 JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC005/H

Existing Para. 9.6 (New Para. 9.8)

Add the following after the third sentence in existing Paragraph 9.6 (new Paragraph 9.8):

"The provision of 2 bedroom units rather than 1 bedroom units is more flexible for allocation purposes and as such is favoured by Registered Providers."

To explain that the provision of 2-bed units as opposed to 1-bed units provides greater flexibility for Registered Providers in terms of allocations.

 Daventry District Council

4623361/JCS_Full/1104757

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC006/H

New Para. 9.11

Insert a new paragraph as follows:

"9.11 A further update of the Viability Appraisal was published in March 20127. This presents an analysis of the implications of the new Affordable Rent tenure and the costs associated with the delivery of different standards of Zero Carbon Housing. The update shows that viability has not changed significantly since the main report was produced. As such the conclusions of the main report remain valid."

Insert the following footnote:

"7. Three Dragons (2012), Analysis of the Implications of Affordable Rents and Costs Associated With The Delivery of Different Standards of Zero Carbon Housing."

Factual update to reflect the findings of a further update to the Viability Appraisal.

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC007/H

Existing Para. 9.10 (New Para 9.13)

Delete the first sentence and add the following at the end of the paragraph:

"The calculation of minimum average densities will be based on the net developable area of the allocated SUE site."

Factual update to reflect the National Planning Policy Framework.

To provide clarification of the operation of the policy.

JPU Officer

Home Builders Federation 4638113/JCS_Full/1080981

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC008/H

Existing Para. 9.11 (New Para. 9.14)

Amend the paragraph as follows:

"Policy H2 below sets out the percentage requirements and site size thresholds for the onsite provision of affordable housing based on the findings of the SHMA and the Viability Appraisal. "[2] [1] Whilst there is a clear preference for on-site provision it is recognised that in the case of very small sites on site provision may not be practicable. In these cases financial contributions in lieu of onsite provision should ensure that at least an equivalent amount of affordable housing can be built off site. Further guidance on the operation of the affordable housing policy, including where financial contributions in lieu of onsite affordable housing will be considered appropriate, will be provided in the AffordableHousingthrough Supplementary Planning Document(s)."

To provide clarification of the operation of the policy.

JPU Officer

2. http://ldfconsultation.westnorthamptonshirejpu.org/consult.ti/wc_jcs_changes/summaryCompoundDocPart?docid=1343348&partid=1347956&done=OBJChangesSaved" \l "notes1347956" [back]

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC009/H

Existing Para. 9.12 (New Para. 9.15)

Amend the paragraph as follows:

"The findings of the Viability Assessment have informed the percentage affordable housing requirements, but it is acknowledged that viability will have to be considered on a site by site basis. The thresholds for affordable housing proposed in Policy H2 have also been informed by the Viability Assessment together with an assessment of the likely contribution that small sites will make to overall housing provision. An analysis of the five-year land supply and the housing trajectory indicates that almost 15% of housing provision in Daventry District and at least 13% of housing provision in South Northamptonshire will be on sites of 15 dwellings or less. Within the Northampton Related Development Area less than 6% of housing provision is anticipated on sites below 15 dwellings.For South Northamptonshire the Viability Assessment concluded that the actual threshold for seeking affordable housing could be set at zero, but in practice for sites of 4 dwellings or fewer a commuted sum would be sought in lieu of on site provision."

Factual update to reflect an assessment of the likely contribution that small sites will make to future housing provision.

The reference to seeking commuted sums on sites of 4 dwellings or fewer in South Northamptonshire is proposed to be deleted as this will be a matter for local policy.

JPU Officer.

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC010/H

New Para. 9.16

Insert a new paragraph as follows:

"The full proportion of affordable housing, as set out in Policy H2, will be expected to be delivered on each site unless a viability assessment that is prepared in conjunction with the relevant local planning authority, clearly demonstrates that it cannot be delivered. In exceptional circumstances and when agreed with the local planning authority, an off site financial contribution of equivalent value will be appropriate on sites between 5 and 14 dwellings within the rural areas of Daventry District and South Northamptonshire to meet identified needs within the locality2."

Insert the following footnote:

"2. For the purposes of this policy a locality is defined as the ward within which the development is proposed or any adjoining wards."

To provide further guidance on the operation of the policy within the rural areas of Daventry District and South Northamptonshire.

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC013/H

Existing Para. 9.15 (New Para. 9.20)

At the end of the paragraph insert the following sentence:

"Where on site provision is not practicable then an offsite contribution of equivalent value will be acceptable."

To recognise that on site provision of affordable housing will not always be practicable within market specialist housing schemes.

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC014/H

Policy H4

After the words: "A LOCAL COMMUNITY" delete the comma and replace with a full stop so that the second sentence starts with the words "REGARDLESS OF TENURE".

To correct a drafting error.

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC015/H

Existing Para. 9.16 (New Para. 9.21)

In the third sentence replace "S10" with "S11".

At the end of the paragraph insert the following sentence:

"For the purposes of this policy residential development refers to development falling within Class C3 'Dwellinghouses' of the Town and Country Planning (Use Classes) Order 1987 (as amended)."

To reflect changes to policy numbering and wording in the Spatial Strategy section of the Joint Core Strategy.

To clarify the scope of the policy.

JPU Officer

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC016/H

Policy H5

Amend Policy H5 to read:

"RESIDENTIAL DEVELOPMENT MUST BE DESIGNED TO PROVIDE ACCOMMODATION THAT MEETS THE REQUIREMENTS OF THE LIFETIME HOMES STANDARD SUBJECT TO THE ASSESSMENT OF VIABILITY ON A SITE BY SITE BASIS. NEW HOUSING MUST ALSO MEET THE SUSTAINABLE DEVELOPMENT PRINCIPLES AND STANDARDS SET OUT IN POLICIESY S10 AND S11 IN THE SPATIAL STRATEGY."

1. To acknowledge the additional costs involved in constructing dwellings to Lifetime Homes standards and recognise that the level of provision will be subject to viability.

2. To reflect changes to policy numbering and wording in the Spatial Strategy section of the Joint Core Strategy.

Persimmon Homes / Bloor Homes 4622465/JCS_Full/1019093

Capel House Property Trust Ltd 4626465/JCS_Full/1035861

Haselwood

4638625/JCS_Full/1080501

Barratt Strategic (Overstone Leys) 4638657/JCS_Full/1081781

Taylor Wimpey and Barratt Strategic 4638593/JCS_Full/1082997

Persimmon Homes/ Barratt Homes (Dallington Grange) 4639873/JCS_Full/1086101

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC017/H

Existing Para. 9.19 (New Para. 9.24)

Amend existing Paragraph 9.19 (new Paragraph 9.24) as follows:

"The Local Development Framework isLocal Planning Authorities are required by national planning policy (ODPM Circular 01/2006 and CLG Circular 04/2007) to set pitch and plot targets provide sufficient sites to meetaddress identified accommodation needs for gypsies, travellers and travelling showpeople. National policy also emphasises the importance of a robust evidence base to establish need and inform development plan preparation. assessing needs at a sub-regional level, and to identify and make provision for the resultant land and accommodation requirements."

To reflect the National Planning Policy Framework and the withdrawal of Circulars 01/2006 and 04/2007.

 JPU Officer change

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC018/H

Existing Para. 9.21 (New Para. 9.26)

In the first sentence replace "the West Northamptonshire Site Allocations Development Plan Document" with "a joint Local Plan".

To reflect the Revised Local Development Scheme which now includes the preparation of a joint Local Plan to address the accommodation needs of Gypsies, Travellers and Travelling Showpeople.

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC019/H

Existing Para. 9.23 (New Para 9.28)

Insert the following sentence at the end of the paragraph:

"Consideration will be given to the allocation of sites which are suitable for mixed residential and business use in recognition of the benefits that such sites offer in terms of supporting traditional lifestyles and reducing the need for travel to work journeys."

To reflect national policy set out in "Planning Policy for Traveller Sites" (March 2012)

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC020/H

Existing Para. 9.26 (New Para. 9.31)

Amend the paragraph as follows:

"The GTAA for Northamptonshire only identifies pitch requirements up to 2017.  A joint Local Plan will be prepared which will review the need for accommodation in West Northamptonshire up to and beyond 2017 and identify sites to meet this need in accordance with national policy.Clearly it will be necessary to review and update the GTAA and any revised requirements beyond 2017 will need to be addressed through a future review of the JCS."

To reflect the Revised Local Development Scheme which now includes the preparation of a joint Local Plan to address the accommodation needs of Gypsies, Travellers and Travelling Showpeople.

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC021/H

Policy H7

Insert the following sentence after the third bullet point of the policy:

"CONSIDERATION WILL BE GIVEN TO THE ALLOCATION OF SITES SUITABLE FOR MIXED RESIDENTIAL AND BUSINESS USE."

To reflect national policy set out in "Planning Policy for Traveller Sites" (March 2012)

JPU Officer

Change ID

Policy/ Paragraph

Proposed Change

Reason for Change

Source of Change (e.g. JPU Officer, Representation Number/s)

PC022/H

Policy H7

Change numbered list to a bullet point list.

To be consistent with other policies. A numbered list could infer an order of priority.

JPU Officer