Planning Policy & Built Heritage
Working Party
Please Contact: Linda Yarham
Please email: linda.yarham@north-norfolk.gov.uk
Please Direct Dial on: 01263 516019
16 July 2015
A meeting of Planning Policy & Built Heritage Working Party will be held in the Council Chamber at
the Council Offices, Holt Road, Cromer on Monday 27 July 2015 at 10.00am.
At the discretion of the Chairman, a short break will be taken after the meeting has been running for
approximately one and a half hours.
Members of the public who wish to ask a question or speak on an agenda item are requested to arrive at
least 15 minutes before the start of the meeting. It will not always be possible to accommodate requests
after that time. This is to allow time for the Committee Chair to rearrange the order of items on the
agenda for the convenience of members of the public. Further information on the procedure for public
speaking can be obtained from Democratic Services, Tel: 01263 516010, Email:
democraticservices@north-norfolk.gov.uk
Anyone attending this meeting may take photographs, film or audio-record the proceedings and report
on the meeting. Anyone wishing to do so must inform the Chairman. If you are a member of the public
and you wish to speak on an item on the agenda, please be aware that you may be filmed or
photographed.
Sheila Oxtoby
Chief Executive
To: Mrs S Arnold, Mrs A Claussen-Reynolds, Mrs J English, Mrs A Green, Mrs P Grove-Jones, Mr P
High, Mr N Pearce, Mr J Punchard, Mr R Reynolds, Mr S Shaw, Mrs V Uprichard
All other Members of the Council for information.
Members of the Management Team, appropriate Officers, Press and Public
If you have any special requirements in order to attend this meeting, please
let us know in advance
If you would like any document in large print, audio, Braille, alternative format or in
a different language please contact us
Chief Executive: Sheila Oxtoby
Corporate Directors: Nick Baker and Steve Blatch
Tel 01263 513811 Fax 01263 515042 Minicom 01263 516005
Email districtcouncil@north-norfolk.gov.uk Web site northnorfolk.org
AGENDA
1.
APOLOGIES FOR ABSENCE
To receive apologies for absence, if any.
2.
PUBLIC QUESTIONS
3.
MINUTES
(attached – page 1)
To approve as a correct record the Minutes of a meeting of the Working Party held on 15
June 2015.
4.
ITEMS OF URGENT BUSINESS
To determine any other items of business which the Chairman decides should be considered
as a matter of urgency pursuant to Section 100B(4)(b) of the Local Government Act 1972.
5.
DECLARATIONS OF INTEREST
Members are asked at this stage to declare any interests that they may have in any of the
following items on the agenda. The Code of Conduct for Members requires that declarations
include the nature of the interest and whether it is a disclosable pecuniary interest.
6.
UPDATE ON MATTERS FROM THE PREVIOUS MEETING
7.
PLANNING POLICY UPDATES
8.
(page 5)
(Appendix A – page 8)
Summary:
This report provides a general update on planning policy
matters including the progress made in preparing a new
Local Plan, the latest position in relation to the Duty to
Co-operate, and a summary of likely further changes to
the planning system announced as part of the budget.
Conclusions:
This report is for information only.
Recommendations:
This report is for information only.
Cabinet Member(s)
Ward(s) affected
All members
Contact Officer, telephone
number and email: Mark
Ashwell, Planning Policy
Manager ext. 6325
All wards
STRATEGIC HOUSING MARKET ASSESSMENT (SHMA) UPDATE
Summary:
This report provides an update on the Central Norfolk
Strategic Housing Market Assessment (SHMA). It
explains how such assessments are prepared and how
they are used to inform housing targets when preparing
Local Plans.
Conclusions:
This report is for information only.
(page 14)
Recommendations:
This report is for information only.
Cabinet Member(s)
Ward(s) affected
All Members
All wards
Contact Officer, telephone number and email:
Mark Ashwell, Planning Policy Manager ext. 6325
9.
EXCLUSION OF PRESS AND PUBLIC
To pass the following resolution (if necessary):“That under Section 100A(4) of the Local Government Act 1972 the press and public be
excluded from the meeting for the following items of business on the grounds that they
involve the likely disclosure of exempt information as defined in Part I of Schedule 12A (as
amended) to the Act.”
10.
TO CONSIDER ANY EXEMPT MATTERS ARISING FROM CONSIDERATION OF THE
PUBLIC BUSINESS OF THE AGENDA
15 JUNE 2015
Minutes of a meeting of the PLANNING POLICY & BUILT HERITAGE WORKING PARTY
held in the Council Chamber, Council Offices, Holt Road, Cromer at 10.00 am when there
were present:
Councillors
Mrs A Arnold (Chairman)
R Reynolds (Vice-Chairman)
Mrs A Claussen-Reynolds
Mrs J English
Mrs A Green
Mrs P Grove-Jones
J Punchard
Mrs V Uprichard
N Dixon - observing
Officers
Mr M Ashwell – Planning Policy Manager
Mrs S Ashurst – Planning Policy Team Leader
1.
APOLOGIES FOR ABSENCE
An apology for absence was received from Councillor P W High.
2.
MINUTES
The Minutes of the meeting held on 23 March 2015 were approved as a correct
record and signed by the Chairman.
The Planning Policy Manager updated the Working Party on the two workstreams
which had been identified at the meeting relating to public open space and the
Government’s starter homes incentive for first time buyers. These workstreams
would be considered by the Working Party in due course.
3.
ITEMS OF URGENT BUSINESS
The Chairman stated that there were no items of urgent business which he wished to
bring before the Working Party.
4.
DECLARATIONS OF INTEREST
No interests were declared.
5.
AN INTRODUCTION TO LOCAL PLANS AND THE REVIEW PROCESS
The Planning Policy Manager gave an introduction to the process and likely timetable
for a review of the Local Development Framework and the preparation of a new Local
Plan for North Norfolk. He outlined some of the main areas of work which would be
considered by the Working Party over the coming months.
The Planning Policy Manager answered Members’ questions.
 Growth was aligned with infrastructure provision. The Plan also allowed for
provision by others with contributions being made by developers.
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





There was no over-arching evidence of land banking in the area. If building rates
were low, local authorities were expected to maximise the possibility of its target
being met, possibly by making additional land available.
The Strategic Housing Market Assessment (SHMA) and Strategic Housing Land
Availability Assessment (SHLAA) provided evidence of how much need and
demand there was for housing, and how it could be accommodated.
Consideration would then be given to sustainability issues.
Sustainability was not only about location and proximity to facilities, but also
included issues such as environment, drainage and wildlife.
Brownfield sites had natural priority in terms of sustainability. There would be
discussions as to which sites were held for employment and which could be
available for housing,
Plans could be rejected by the Inspector if the Duty to Co-operate was not
discharged. There was a legal obligation to co-operate.
The Northern Distributor Road (NDR) had now been agreed and might alter the
Council’s view regarding distribution but this was not a certainty. There may be
discussion as to the future growth of Norwich and whether North Norfolk could
accommodate some of the additional housing.
Councillor N D Dixon commented that there could be an opportunity to rebalance
some of the imbalances which had occurred with regard to jobs and infrastructure. It
would become more apparent as the process evolved as to the challenges the
Council would face.
Councillor R Reynolds referred to the former airbases at West Raynham and
Sculthorpe which needed to be borne in mind.
The Working Party noted the report.
6.
THE LOCAL DEVELOPMENT SCHEME (LDS), REGULATION 18 NOTIFICATION
AND STATEMENT OF COMMUNITY INVOLVEMENT (SCI)
The Planning Policy Manager presented a report which summarised the contents of
the following documents:
1. Local Development Scheme (LDS) which sets out the likely timetable for adoption
of a new Local plan for the district, highlighting the main regulatory requirements the
emerging Local Plan must meet in order to be found ‘sound’ and legally compliant;
2. The Regulation 18 notification document which sets out what the Council
considers to be the required scope of the new Local plan, and;
3. The Statement of Community Involvement (SCI) which sets out how the Council
will consult people throughout the Local Plan preparation process and when planning
applications are made.
Town and Parish Councils would be aware of the LDS timetable and could attend the
examination. Consultation methods had not yet been decided upon.
Councillor R Reynolds stated that plans would last for at least 15 years, and possibly
for up to 20 years. Referring to site allocations, and in particular to Fakenham, he
stated that development could take many years, or proceed quickly. He proposed
the recommendation as set out in the report, which was seconded by Councillor Mrs
V Uprichard.
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Councillor J Punchard expressed concern that the consultation period had been set
for August when most Town and Parish Councils did not meet. The Planning Policy
Team Leader explained that this issue had been recognised and the planned
consultation period had been extended by two weeks to allow for it. Three was a
need to get the documents out as soon as possible.
Councillor Mrs P Grove-Jones referred to concerns raised by Stalham Town Council
in relation to the site allocations made under the current plan, and considered that
there should more information as to why particular sites were chosen.
In response to a question by Councillor Mrs A R Green, the Planning Policy Manager
explained that the Inspector was impartial and should not have any connection with
the area. The Inspector would take time to understand the plan before the
examination in public. The process from submission to issue of the decision would
take approximately one year.
RECOMMENDED to Cabinet unanimously
7.
1.
The publication of the Local Development Scheme (LDS) as the timetable
for production of a new Local Plan for the District as soon as reasonably
practicable following authorisation by Cabinet, but in any case having
effect from the 3 August 2015.
2.
The publication of the Regulation 18 Notification document as the scope
of the emerging Local Plan for North Norfolk and to authorise the formal
notification of all those specified in the regulations, and to invite
representations on the scope of the new local plan for a period of not less
than 8 weeks commencing on the 17 August 2015.
3.
The publication of the Statement of Community Involvement (SCI), and to
authorise a period of consultation of not less than 8 weeks commencing
on 17 August 2015.
HOUSING LAND SUPPLY – PUBLICATION OF STATEMENT OF FIVE YEAR
SUPPLY OF RESIDENTIAL DEVELOPMENT LAND
.
The Planning Policy Manager presented a report which gave an overview of the
amount of land available for housing development in the District, identified how much
of this land might reasonably be expected to be developed over the next five years
and sought authority to publish a statement of the Council’s position.
In response to Members’ questions, the Planning Policy Manager explained the
demographics which drove the need for development in the District. The SHMA
would provide an objective assessment of numbers. Vacant dwellings and second
homes had to be accounted for. Specialist consultants would be commissioned to
produce the SHMA as the Authority did not have the necessary expertise.
It was proposed by Councillor R Reynolds, seconded by Councillor J Punchard and
RECOMMENDED
1.
That the publication of the Land Supply Statement be recommended to
Cabinet.
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2.
8.
That the report be presented to the Development Committee as an item
for information.
UPDATE ON GENERAL ISSUES
The Planning Policy Manager considered that more changes to the planning process
could be expected, and that there could be changes to the plan making process.
The meeting closed at 11.45 am.
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Agenda Item No______7_____
PLANNING POLICY UPDATES
Summary:
This report provides a general update on planning policy
matters including the progress made in preparing a new
Local Plan, the latest position in relation to the Duty to
Co-operate, and a summary of likely further changes to
the planning system announced as part of the budget.
Conclusions:
This report is for information only.
Recommendations:
This report is for information only.
Cabinet Member(s)
Ward(s) affected
All members
All wards
Contact Officer, telephone number and email:
Mark Ashwell, Planning Policy Manager ext. 6325
1.
Introduction
1.1
The purpose of this report is to provide members with an update on the
progress of the Local Plan to date, decisions made under the Duty to
Cooperate, and following publication of the Government’s Productivity Plan,
the likely changes to the planning system which will be introduced.
2.
Local Plan Update
2.1
At the last meeting the Working Party recommended to Cabinet:
1) the publication of the Local Development Scheme (LDS) as the timetable for
production of a new Local Plan for the district as soon as reasonably
practicable following authorisation by Cabinet, but in any case having effect
from the 3rd August 2015.
2) the publication of the Regulation 18 Notification document as the scope of
the emerging Local Plan for North Norfolk and to authorise the formal
notification of all those specified in the regulations, and to invite
representations on the scope of the new local plan for a period of not less
than 8 weeks commencing on the 17th August 2015.
3) the publication of the Statement of Community Involvement (SCI), and to
authorise a period of consultation of not less than 8 weeks commencing on
the 17th August 2015.
2.2
Cabinet agreed all three recommendations at their meeting on the 6th of July.
The Regulation 18 notice (describing the intended scope of the new Local
Plan) and the statement of how the authority intends to involve others in the
planning process (the Statement of Community Involvement) will be published
on the 17th of August for an eight week consultation period. As part of the
consultation process Local Plan ‘launch’ events will be held on the 1st, 2nd and
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3rd of September for Town and Parish Councils, the main statutory
consultees, and planning agents. These events will provide an opportunity to
explain the process of plan-making, introduce a new web site which is being
developed for the emerging Local Plan and answer any questions. Further
details will be circulated closer to the date.
3.
Duty to Cooperate
3.1
The Duty to Co-operate Members Forum met on the 9th of July to consider
progress in relation to duty matters. Papers are attached as Appendix A.
3.2
In summary, all District Council’s in North Norfolk and the County Council
have agreed to proceed with the preparation of a non-statutory Strategic
Framework document to be called the ‘Norfolk Strategic Framework’. This will
document co-operation in relation to cross boundary strategic planning issues
and will seek to reach agreement on a set of common objectives which
should be followed by individual authorities when preparing their Local Plans.
3.3
Each Authority has agreed to provide funding to support the work including
the appointment of a Project Manager and Support Assistant. These staff will
be employed and hosted by Norwich City Council on behalf of the forum.
Project groups will now be formed primarily from the existing staff of the
member authorities and the detailed technical work, including the
commissioning of evidence, will progress shortly
4.
The Productivity Plan - ‘Fixing the foundations’
4.1
The Productivity Plan – ‘Fixing the Foundations’ was published alongside the
Budget. It includes announcements of further significant changes to the
planning system which can be expected over the coming months. These
include:

Government to introduce a deadline by which to adopt a new local plan
(deadline to be set before the summer recess). Failure to meet the deadline
will mean DCLG will step in and write your local plan for you (in consultation
with local communities).
There is no indication of what the deadline date will be but it is assumed that
government will set a short timetable supported by a stream-lining of the plan
preparation process (see below).

Significant streamlining of the length and process of plan-making to be
introduced.
No details of specific measures have been published but streamlining of the
process, consistent with ensuring plans are properly evidenced and subject to
public engagement would be welcomed. There is also a suggestion that
modification of an adopted plan is to be simplified.

Strengthening of guidance to improve the operation of the Duty to Cooperate.
Again no further details have been published at this stage but additional
guidance in this area would be welcomed. A wide range of approaches are
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being taken to the Duty to Co-operate and it remains one of the main points of
failure at Local Plan Examinations.

Legislation to be introduced for statutory registers for brownfield land, and
further legislation to grant planning permission in principle on brownfield sites
kept on the register.
There is already strong policy support for the development of brownfield land
in adopted planning policies. This measure is likely to go further and will
require the identification of qualifying sites. Once identified in a register such
sites would be deemed to have the equivalent of outline planning permission
for a specified density of development (permission in principle). A further
planning application would be required to develop the site assumed to be
similar to a Reserved Matters Planning application. It is not yet clear how, or
if, the Section 106 or CIL processes would apply to such sites as these are
matters which are usual addressed at Outline Planning Application stage.
It is assumed that to be included on a register such sites will need to fulfil
some sort of qualifying criteria perhaps in relation to size and location and
safeguards will be included in relation to issues such as flood risk, wildlife,
traffic and contaminated land which are currently addressed through the
planning system.

Further reforms to the planning process:
a. Major infrastructure projects with an element of housing can be
applied for through NSIP
b. Tightening of planning performance regime
c. Extension of the planning performance regime to minor applications
d. Fast track certificate process and tighten ‘planning guarantee’ for
minor applications
e. Dispute resolution system for S106 agreements

Starter Homes:
a. LPAs must plan for starter homes (assume this means allocate sites)
b. Extension of current ‘exception sites’ policy
c. Communities can plan for starter homes in neighbourhood plans
d. New proposals to ensure all ‘reasonably sized’ housing developments
include a proportion of starter homes
e. Exempt starter homes from CIL and S106 contributions
f.
4.2
New arrangements for monitoring starter homes delivery
The full document can be found here:
https://www.gov.uk/government/publications/fixing-the-foundations-creatinga-more-prosperous-nation
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APPENDIX A
Norfolk Duty to Cooperate Member Forum
Non Statutory Strategic Framework – Update
1. Purpose of report
1.1 At the meeting on the 16th of March the Forum considered a detailed report on the recommended scope and content of the
proposed Non Statutory Strategic Framework and the suggested practical arrangements for its preparation. There was discussion
about the scope of the document and a limited number of amendments were suggested. The Forum resolved to:
1) Endorse that the Strategic Framework should in the first instance focus on those areas identified in Table 1(see below) and
be produced using a structure outlined in Table 2 and the timetable outlined in paras 3.8-11;
2) Recommend that each authority formally agrees to participate in the preparation of the framework and agree to contribute up
to a maximum of £15,000 in 2015/16 and £10,000 in 16/17 to cover the anticipated costs;
3) Write formally to the LEP and the all Suffolk authorities to request confirmation of whether or not they wish to participate in
preparation of the framework and whether they are prepared to share costs.
1.2 This report provides an update on progress since the 16th of March.
1.3 Since the meeting in March, all of the Norfolk district councils, along with the Broads Authority and Norfolk County Council,
have agreed the principle of progressing a non-statutory strategic framework, along with the funding to progress that work.
1.4 Broadland, Norwich and South Norfolk may need to take further reports to their councils to agree the detail of their in principle
decisions, whilst the remaining councils are not expected to need to consider any further reports at this point.
1.5 In considering whether to endorse the preparation of a framework some Council’s raised additional issues for further
consideration:

North Norfolk requested that a mechanism should be established to enable cross boundary shared settlement planning,
particularly in relation to Hoveton and Wroxham;
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

The Broads Authority requested that some changes be made to anticipated work on the evidence base for the framework to
ensure that climate change, water quality, landscape, tourism and conservation issues are adequately covered;
Great Yarmouth requested that Waveney should be included in strategic considerations.
1.6 In the interests of simplification, and in recognition of the very limited likelihood that neighbouring authorities outside Norfolk
being directly involved in the production of the framework, officers recommend that the non-statutory strategic framework should be
known as the Norfolk Strategic Framework from now on.
1.7 Subject to final clarification from all partners, it is proposed that Norwich City Council will be the employing and hosting authority
for the two employees to be appointed, the project manager (0.5 part time) and the project assistant (full time). Both will be
employed on a fixed term basis for 18 months by the hosting authority.
1.8 Norwich is proposed by officers for this role firstly due to its highly accessible location both for the partner authorities and the
employees and secondly because the City Council is not proposing to chair the group, thus sharing responsibilities. For the same
reasons, whilst less accessible, Breckland’s offices in Dereham are also considered to be a suitable alternative should members
not favour Norwich as the host.
1.9 Acting as the employer and host authority will require the chosen Council to take on responsibilities for the employees such as
line management, pay and pensions.
1.10 In order to progress matters as quickly as possible, draft person specifications and job descriptions are being drawn up using
the city’s templates to enable grading of the positions to be done and adverts to be produced. It would be possible to amend these
specifications if necessary, with a slight delay to the employment process.
1.11 Discussions are on –going with both the LEP and the Suffolk Authorities. The Suffolk Authorities have welcomed the
engagement to date and will continue to be involved as appropriate but do not currently anticipate joining the Forum.
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2.
Budget and timetable
.
2.1 Each district has agreed to contribute up to £25,000 over an 18 month period to the project. Costs should be a maximum of
c£15,000 in the next financial year (2015/16) with no more than, £10,000 in the following financial year. It is anticipated that the
framework will be complete during the 2016/17 financial year.
3.
Revised Scope and Content
3.1 Table 1 below is an amended content description of the Framework incorporating those changes suggested at the March
meeting and the subsequent further suggestions made by each Council. For ease of references suggested changes are highlighted
in italics and under-lined. As previously stated the final content of the Framework is likely to evolve as it is prepared but initially the
work will focus on the workstreams identified in the table. As previously agreed the work will be progressed by four task groups
reporting via a steering group to the Forum.
Table 1. Potential Content of Framework Document
Topic Area
Spatial Vision
Framework to address
What is the overall spatial vision for
Norfolk taking account of cross
boundary issues with Waveney and
adjoining Counties (Suffolk, Cambs ,
Lincs) and the wider region as
necessary) and to identify and
describe the key drivers and
constraints in relation to growth. To
include a spatial portrait and overall
direction of travel addressing:
Quality of life; response to challenge
Planning Policy & Built Heritage Working Party
Evidence needed to support
Mainly drawn from review of
local and national policy
documents and further evidence
sources referred to below plus
census and ONS/CLG
projections of population and
households. Climate change
and coastal changes. May be a
need to commission some
further work to fill any gaps or
interpret evidence.
10
Preparation process
Initially prepared by existing
Strategic Planning Officer
Group to identify any
information gaps and revised
as Framework preparation
progresses and additional
evidence becomes available.
27 July 2015
Homes
of climate change; key headlines in
terms of what is being aimed for in
relation to role of settlements and
key growth locations. Summary of
impacts of broad population,
economic, environmental, social
trends and implications of known
national and local policies to include
water quality, landscape, tourism
and conservation. To have a longer
term vision – will need to look
beyond 2036, and will need to
ensure that full account is taken of
economic, environmental and social
aspects of sustainable development.
What is the overall quantity of
SHMA – assessment of
homes to be provided between 2016 objectively assessed housing
and 2036?
need and demand factors.
What is the proposed distribution of
housing growth between LPA
administrative Areas? If there are
constraints to growth how could
these be addressed?
Housing Growth Strategy.
SHMAs and other evidence to
be drawn together to derive an
agreed Housing Growth
Strategy.
Information on types and tenures
including possible shared
approaches to meeting affordable
needs and other forms of housing.
The potential need for gypsy and
traveller accommodation would be
considered outside of the
SHLAAs – Assessment of
‘unconstrained’ housing
capacity.
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Constrained Capacity–Need to
consider and address other
capacity/constraint
11
Five District SHMA nearing
completion. Possible
reconciliation/consistency
checking if others’ SHMAs
are within area of Framework.
SHLAAs to be completed to a
consistent methodology and
open to mutual scrutiny and
challenge across the entire
area covered by the
Framework. Work to be
undertaken by relevant LPA
27 July 2015
preparation of the framework in the
first instance.
considerations not covered in
SHLAAs.
Review of GTAAs and existing
planned provision.
Jobs Economic
Development
and Growth
Demonstrate understanding of the
strengths and weaknesses of the
local economy, likely growth areas,
patterns of distribution and interrelationships. Reference to the SEP
and investment/economic
strategies.
Employment Growth Study.
Further runs of EEFM.
Identification of indicative jobs
employment growth targets and land
supply implications/spatial
implications for planning policy.
Infrastructure
Are there any key infrastructure
constraints or opportunities
(physical, social and/or
environmental) which are likely to
impede growth or influence its
distribution at a strategic scale?
Analysis of current evidence
base to identify possible
constraints and opportunities,
and whether further work is
necessary to inform high level
strategy.
staff to an agreed timeframe
(with consultant support if
necessary/appropriate?).
Consideration of whether
further joint work to assess
needs of Gypsies and
Traveller is required to plan
for appropriate provision
Externally commission via
consultancy to a brief
produced involving County
Council(s) and LEP.
County Council to arrange
EEFM runs (possibly to
inform above study).
To be produced by officers
working with staff from key
agencies such as EA and NE.
To address transport infrastructure
(road, rail and other sustainable
modes), green infrastructure, water
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issues (both supply and disposal),
and flooding.
Potential to include high level
statement in relation to other
physical and social infrastructure
approach – health, education,
broadband etc if significant and
cross boundary.
Delivery
Is the development market in the
area likely to be sufficiently strong to
support delivery of the growth needs
identified in a sustainable manner?
Is any further stimulus necessary to
deliver?
High level market forces/viability
assessment focussing on issues
associated with strategic scale
growth proposals as opposed to
more dispersed/smaller scale
development.
Externally commissioned
4. Recommendation
4.1 It is recommended that the forum agrees to:
1. Amend the title of the proposed document to Norfolk Strategic Framework
2. Agree that Norwich City Council acts as host and employing authority
3. Amend the scope of the framework document as outline in Table 1
Report prepared by Mark Ashwell (NNDC) and Mike Burrell (Norwich City)
June 2015
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Agenda Item No______8_____
STRATEGIC HOUSING MARKET ASSESSMENT (SHMA) UPDATE
Summary:
This report provides an update on the Central Norfolk
Strategic Housing Market Assessment (SHMA). It
explains how such assessments are prepared and how
they are used to inform housing targets when preparing
Local Plans.
Conclusions:
This report is for information only.
Recommendations:
This report is for information only.
Cabinet Member(s)
Ward(s) affected
All Members
All wards
Contact Officer, telephone number and email:
Mark Ashwell, Planning Policy Manager ext. 6325
1.
Introduction
1.1
The purpose of producing a SHMA is to establish a housing number which is
called the Objectively Assessed Need (OAN) for housing. This is not a Local
Plan housing target, rather it is the evidence of demand and need for
dwellings across the full range of tenures (market and affordable).
1.2
Once the OAN number is established it should then be subject to further
consideration to derive the final housing target for inclusion in the Local Plan.
Amongst these further considerations would be:
1. What is the capacity of the District to accommodate the required amount
of growth?
2. Is there a requirement to accommodate growth from elsewhere under the
duty to co-operate?
2.
What is a Housing Market Area (HMA)?
2.1
Local Planning Authorities are required to work together to establish the need
and demand for housing across a defined Housing Market Area (HMA). This
area will rarely correspond to District Council boundaries and will often cover
several districts. Once an HMA has been defined it is generally accepted
practice that the outputs from the SHMA are ‘snapped’ to District boundaries
in order that each Council within the area has a sound basis from which to
determine Local Plan housing targets.
2.2
North Norfolk sits within an HMA covering five separate District Councils
which includes as well as North Norfolk, Broadland District Council, Breckland
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District Council, Norwich City Council and South Norfolk District Council.
These five authorities, alongside Norfolk County Council and the Broads
Authority have jointly commissioned a SHMA.
3.
Objectively Assessed Need (OAN) and how it is established
3.1
Guidance requires that the starting point for establishing OAN is the national
population projections which are based on Census data and published at
regular intervals by DCLG (Office for National Statistics (ONS)).
3.2
The population projection is then converted to a household projection which is
in turn modelled to produce the required number of dwellings. Within this
apparently straightforward exercise there are a wide range of variables which
need to be considered.
4.
The Central Norfolk SHMA
4.1
The Central Norfolk SHMA covers the five central District Council areas of
Norfolk and shares common boundaries with similar studies that have been
prepared, or are being prepared, for the Yarmouth and Kings Lynn areas. It
relates to the twenty four year period between 2012 and 2036 and takes as its
starting point the published mid 2012 household projections which are derived
from the 2011 Census based population. These are the latest available
figures published by DCLG.
4.2
These 2012 household projections are then re-modelled using a longer trend
period for the assessment of inward migration. This is an important
adjustment because the mid 2012 DCLG figures are based on a five year
migration trend which is widely regarded as too short a period to be reliable.
The Central Norfolk SHMA uses a ten year migration trend which has the
effect of pushing the expected population over the study period (2012-2036)
slightly upwards across the study area, with the exception of North Norfolk
where the figure falls compared to the five year trend. The rate of migration is
a key determining factor in North Norfolk as without migration the population
in the District is forecast to fall.
4.3
Once the overall population growth figure has been established it is then
converted to the need for households by applying headship rates (number of
people living in each household). The household figure is then converted to a
dwelling requirement (For example, not all households live in a single
dwelling).
4.4
At this stage the figure for new dwellings represents the need for all types of
housing, both market and affordable, which are required solely as a
consequence of population growth. The figure then requires further
adjustment to take account of the need for new dwellings which arises from
the existing population and other factors. This includes making allowance for
empty dwellings and second homes, over or under occupancy of the housing
stock, and taking account of all those that are currently in unsuitable
accommodation. The resulting number represents what would be required if
every housing need and demand was to be addressed.
4.5
Having established what the overall dwelling requirement might be for all
types of housing the study then separately quantifies the need for affordable
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housing. This exercise is designed to answer the question ‘Is it realistic to
deliver the required quantum of affordable housing as a reasonable
proportion of the overall dwelling requirement or should the overall housing
target be increased to improve the prospects of sufficient affordable housing
being provided?’
4.6
The study suggests that because the need for affordable housing is around
31% of the total housing target it is reasonable to conclude that this could
viably be delivered. If however it was concluded that the Authority was
unlikely to be able to deliver 31% of its housing growth as affordable housing
one possible policy response would be to increase the overall housing target.
4.7
The figure is then subject to one further set of adjustments which might be
described as ‘reality checks’. These include comparing the housing targets
with jobs growth predictions to make sure that adequate housing is proposed
to house the projected workers and similarly that the housing growth will
provide sufficient workers to fill the forecast jobs. The position in the Central
Norfolk area is then compared to similar locations to see if there are any
significant variations in a range of local factors (called Market Signals) such
as house price, rents, affordability and the rate of development which
effectively ground the number to the real world and check there is nothing
unusual in the local market which might justify further adjustment.
5.
Next Steps
5.1
As outlined above the OAN figure is not the Housing Target for Local Plan
purposes and the Authority will need to carefully consider the final report and
other evidence before deciding its housing target for the next Local Plan. At
the time of writing the commissioning Authorities are awaiting a final draft of
the study the results of which will be presented at a future meeting.
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