Policy SPS1 – Delivering the Spatial Strategy
Policy SPS1 is supported in terms of the headline housing figure proposed. 16,180 in the period to 2040, as this is based upon the use of the standard methodology.
We do however hold concern regarding the proposal to step the housing trajectory in a manner that will effectively ‘back-load’ the plan with the delivery of 9,550 homes (955 each year) in the last 10 years compared to just 660 homes each year between 2026 and 2031.
This will have the effect that identified need for housing and importantly affordable housing will not be addressed in the early years of the plan and there will be a need to ‘catch up’ in the period post 2031.
This does not deliver a consistent housing land supply and will adversely impact affordability at a time where this is already stretched making it difficult for first time buyers to enter the local housing market. The Housing Market Assessment contained within the evidence base already confirms an affordability ratio within the district of 8.44 which has worsened by 10.7% in the ten years since 2014.
The decision to step the housing trajectory appears based upon the Council’s decision to rely upon a small number of very large sites (North Manydown 4,000, South Manydown 7,500, Popham Village 3,000) to deliver a large proportion of the overall plan requirement. These sites require significant infrastructure provision and so result in lengthy lead in periods before meaningful levels of housing completions are likely.
It is our submission that the Council should make additional allocations on sustainable sites which can deliver in the period 2026 – 2031 thereby flattening the trajectory to a more even 850 per annum across the plan period. This would reduce the pressure on the larger sites and provide flexibility to accommodate any slippages in the timing of these allocations. The larger sites would of course continue to deliver into and so provide a useful contribution to future needs as part of the subsequent plan review.
Our clients land South of Wildmoor Lane (LPA assessment reference SOL007) is available in this regard and could be delivered in the short term to provide approximately 90 – 100 new homes as an extension of the allocated site at Shefield Hill Farm (SPS5.7).