Tracked Version of Core Strategy, November 2012 - Selby District ...

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Selby District Submission Draft Core Strategy – May 2011 ___________________________________________________________________ appropriate housing mix will be achieved in the light of local evidence. Policy CP4 Housing Mix All proposals for housing must contribute to the creation of mixed communities by ensuring that the types and sizes of dwellings provided reflect the demand and profile of households evidenced from the most recent strategic housing market assessment and robust housing needs surveys whilst having regard to the existing mix of housing in the locality. Providing Affordable Housing Context 5.71 The provision of affordable housing is an essential element in promoting healthy balanced communities which meet the needs of all its residents, including vulnerable people and key workers (PC6.52) and those making the step from social-rented housing to home ownership. 5.72 In common with all North Yorkshire Authorities there is a high level of identified need for affordable housing in Selby District. The Council is addressing this need by working with partner organisations on a range of measures, including establishing a target for the amount of affordable housing to be provided through market housing schemes, and securing related ‘developer contributions’ toward affordable housing. Relevant Strategic Objectives 2, 3 and 5 Local issues The Need for Affordable Housing in Selby District 5.73 The Council’s Strategic Housing Market Assessment, which was completed in June 2009, concludes that the affordable housing need arising from local requirements in the District will amount to some 409 affordable homes (gross) each year over the period 2009 - 2014. 5.74 The assessment notes the relatively low level of affordable housing delivered in recent years - (over the six years from April 2004 to March 2010, some 769 affordable dwellings have been constructed or are committed through planning permissions) - and suggests that given the low level of provision in more rural parts of the District, site thresholds may need to be reduced to maximise development opportunities in the future. 5.75 The assessment also provides guidance on the tenure split that - 72 -
Selby District Submission Draft Core Strategy – May 2011 ___________________________________________________________________ should be secured in connection with affordable housing. A split of 30-50% intermediate tenure and 50 –70% social rent is suggested by the analysis. Intermediate tenure could include shared ownership, discounted sale and fixed equity products, as well as intermediate rented options. 5.76 The assessment recommends that affordable homes should be similar to private homes in terms of style, quality of specification and finish and that on larger sites, affordable housing is integrated throughout the site as a more sustainable and socially acceptable solution. The report also emphasises that securing affordable housing in perpetuity is critical and key to this process is the use of comprehensive Section 106 agreements. The Viability of Affordable Housing Provision 5.77 Evidence on the viability of different sized affordable housing schemes at a range of different locations is provided by the Selby District Economic Viability Study 20 . The study base date of mid 2009 coincides with the low point of the economic downturn which occurred from 2008 onwards. 5.78 As a consequence of the timing of the Study, 10% affordable housing was found to be an appropriate requirement across the District. However, the Study assessed conditions over a range of scenarios including consideration of viability in very good market conditions similar to those which existed immediately prior to the economic downturn (2006/07). The equivalent percentage requirement in this case was 50%. The Study also considered variations in viability in differing areas of the District which illustrated substantial variations between the rural areas in the north and north-western parts and the south-east part of the District. The three towns of Selby, Sherburn in Elmet and Tadcaster fall between the two extremes in viability terms. 5.79 The Study therefore illustrates the inherent problems in producing a robust, yet relatively straightforward policy for the requirement of affordable housing in association with private housing developments across the District. Affordable Housing Policy 5.80 The two main aims of the Core Strategy affordable housing policy are: a) To establish the overall target for the provision of affordable housing in the District in accordance with PPS3 national guidance on the definition and provision for affordable housing (PC3.8); b) To set out the broad framework within which developer contributions towards meeting affordable housing need will be sought in association with normal market housing. 5.81 PPS 3 – Housing (July 2010) indicates that Local Development Documents should set an overall (plan-wide) target for the amount of 20 Affordable Housing Economic Viability Assessment by consultants DTZ for the Council , August 2009 http://www.selby.gov.uk/service_main.asp?menuid=&pageid=&id=1821 - 73 -
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The Status of RSS and the Implicati
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List of Maps, Figures and Appendice
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General PC6.1 PC6.2 PC6.3 Selby Dis
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gradually diminish as those sites a
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Table 2 Settlement Hierarchy (Round
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in total over the Plan period. A fu
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