Reviewing the Plan for Solihull’s Future

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Reviewing the Plan for Solihull’s Future Draft Local Plan 188. The SHMA also demonstrated a growing need for homes which are suitable for older people and those with disabilities (physical, sensory and learning). This is also evidenced by local Borough wide data and the Independent Living and Extra Care Housing Strategy. 189. The level of need for affordable housing is high in relation to the level of new provision. Provision of affordable homes is limited by the proportion of development that takes place, and will continue to take place, on sites below the national affordable housing threshold. The site size threshold below which there is no requirement to provide affordable housing will result in many sites which could reasonably have provided affordable homes being fully developed only with market housing. 190. The affordable housing threshold adopted in the 2013 Solihull Local Plan was 0.2 hectares or 3 or more net dwellings. This threshold did not discourage development of small sites or the replacement of individual homes at the end of their lifespan, and the Council considered that it was appropriate to Solihull’s local circumstances 191. The new threshold is dictated by changes to National Planning Policy Guidance and is consistent with this. Setting the threshold at developments of 11 units or more, or which have a maximum combined gross floor space of more than 1,000 sqm is justified on the basis that housing developments at and above this level should contribute to meeting the need for affordable housing. 192. Since the adoption of a 40% affordable housing target (Policy H4 in the Solihull UDP, February 2006 and Policy P4 in the Solihull Local Plan, December 2013), a wide range of privately led residential developments have made provision at this level. The implementation of the policy has had due regard to the suitability of each site and its capacity to provide affordable homes. It is therefore considered appropriate to the Borough’s local circumstances. 193. Evidence of housing need from the 2016 SHMA, the higher threshold and the requirement to provide Starter Homes as a part of the affordable housing has resulted in the Council reviewing the affordable housing target. The target has been set at 50%. This reflects the requirement that 20% must be provided through Starter Homes. The remaining 30% of the affordable housing obligation will be shared as evidenced by the SHMA by rent of 22% and shared ownership of 8%. It is anticipated that the greater value from starter homes will be able to support this approach, but further evidence will be pursued to justify this. 194. The Council recognises that provision of affordable housing will result in a cost to developers and so the implementation of this policy requires a reasonable and flexible approach, reflecting individual site characteristics. Where there are factors that could threaten the viability of developments as a result of site specific constraints or circumstances these will be considered in negotiations. However, the overall target is that 50% of all new housing built in the Borough will be affordable housing. 195. The Council is justified in adopting its definition of affordability because it provides clear guidance to developers on what is required. The definition will be based on Borough data on incomes and house prices, subject to monitoring and review. 196. The Council is justified in defining the tenure of ‘affordable’ homes on the basis that a spread of tenure options is required to satisfy needs and aspirations of households. 197. Most households in housing need are only able to afford to rent below market level, so the provision of homes at social rent or affordable rent is the most important aspect of affordable housing provision. In view of the greater cost to land value of rented provision, the ability to require a proportion of any affordable provision to be for rent is essential. The Solihull MBC - 68 - November 2016
Reviewing the Plan for Solihull’s Future Draft Local Plan objective will be to maximise housing provision for those in most need whilst producing balanced communities and to secure a level and mix of provision which is viable and practicable to the developer. 198. The Council also wishes to promote opportunity for affordable home ownership through Starter Homes and shared ownership. The policy therefore provides a range of affordable housing provision. 199. The Council is justified in requiring the provision of homes which are designed to meet specific needs of older and/or disabled people (including people with learning and/or physical or sensory disabilities) because of the outstanding need for such accommodation and the relatively high cost of provision. 200. Because of the age and disability of many of those who require specialist or supported housing, the required provision is most often social or affordable rent. Insofar as this is the case on any development the provision will be part of the affordable housing requirement. 201. It is recognised that this provision can be relatively expensive to Registered Providers so a policy requirement which secures a reasonable level of provision on suitable sites is appropriate. 202. The Council is justified in requiring the on-site provision of affordable housing wherever feasible in order to maximise the provision of affordable homes on sites of all values. It is recognised that the provision of affordable housing in some parts of the Borough can present challenges to developers because of existing use values. These are often in parts of the Borough where affordable homes are in particularly short supply so insistence on on-site provision is justified to ensure that homes are provided in these locations. 203. This policy is consistent with the Government’s policy that where local authorities have identified that affordable housing is required they should set policies for meeting this need on site, unless off-site provision or a financial contribution of broadly equivalent value can be robustly justified and the agreed approach contributes to the objective of creating mixed and balanced communities. Policy 4(B) – Rural Exceptions 204. Policy 4(b) responds to the identified need in some Parish and Neighbourhood Plan areas of providing affordable housing for people with a local connection to the Parish or Neighbourhood Plan area and the importance of development in helping to sustain local community services. 205. The policy supports the provision of affordable housing where there is evidence of need that cannot be met through affordable housing provision on an allocated housing site. The provision of affordable housing developments to meet the needs of people with a local connection to the Parish or neighbourhood will be supported on green belt land. The policy will ensure that the most suitable site in the village is used as outlined in the Parish or Neighbourhood Plan. All sites will be assessed for their accessibility to services and facilities, the impact of development on the Green Belt and environmental considerations. 206. The policy is justified by the acknowledged role that providing homes for local people in these Parishes or Neighbourhood Plan areas has in supporting communities and maintaining the vitality of rural settlements through retaining population which supports local services and facilities. Solihull MBC - 69 - November 2016
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