B2 - Village Development Supplementary Planning Document

4. Local Need for Housing

4.1 A major issue in many rural settlements is the availability of a range of house types, both affordable and otherwise, for a range of buyers who need to be in the area. This could include:

• Families who need a larger property within the settlement
• First time buyers who currently live in the settlement but are unable to afford to buy a property there
• Older people who are looking to downsize
• People who have links to the settlement, such as they grew up there, but are unable to afford to buy a property in the settlement and either have had to, or will have to, move elsewhere to get on the property ladder.

For residential development, both market housing and affordable, the local need must be clearly demonstrated within the settlement boundary that the development falls within - a need within another settlement will not be considered acceptable.

5. Demonstrating a Local Need For Housing

5.1 Any evidence submitted to demonstrate a local need for either affordable or market housing will need to be corroborated by a suitably qualified independent individual(s) whose identity has been agreed in writing by the Local Planning Authority.

Affordable Housing

5.2 For all of the sites allocated under this Policy, local need should be identified by undertaking a Local Housing Needs Survey in the settlement which the development is proposed.

If the Council does not have an up-to-date Housing Needs Survey (within the last 5 years) for the settlement which the development is proposed, the Developer should undertake this survey. The scope of this Survey should be agreed in advance with the Strategic Housing Officer at the Council, and the Town or Parish Council (where relevant).

5.3 The Local Housing Needs survey should be undertaken the Developer, if the Council does not already have one in place.

5.4 The number and type of affordable housing proposed should match the need from the survey. For example, if the survey shows there is a demand for 3 bedroomed affordable properties, these should be what is proposed. Equally if the survey shows there is only a need for 5 affordable homes then any marketable homes should be proportionate i.e. affordable is 35% of the total so only 10 marketable homes to make it viable. This is in line with the Council's Affordable Housing SPD. 5.5 The affordable homes that are built should be locked into village need in perpetuity so that the next generation can benefit from them.

5.6 The Local Housing Needs Survey can be accompanied by other evidence, to support the application. This could include:

• Self-build Register - the number of people who are looking to build their own home in the area
• Affordable Home Ownership Register  Select Move Policy (waiting list) - the number of people who are currently on the waiting list for an affordable property in the locality of the site.
• North-West help to buy - people wanting to buy a new home in the area, but need support to do so.
• SHMA - The Strategic Housing Market Assessment - a detailed study and assessment of the housing market, of peoples housing needs within our Borough based on statistical evidence. It also provides our Objectively Assessed Housing Need.
• Census Information - wider statistical data for an area, taken from the Census. Examples of information could be population and household projections and house price data. This should be taken from either wards, output areas or super output areas, whichever best reflects the settlement boundaries.
• Working with local communities and Parish Councils (where applicable) to work up any development proposals.

Market Housing

5.7 For all of the sites allocated under this Policy, local need should be identified by undertaking a Local Housing Needs Survey in the settlement which the development is proposed.

If the Council does not have an up-to-date Housing Needs Survey (within the last 5 years) for the settlement which the development is proposed, the Developer should undertake this survey. The scope of this Survey should be agreed in advance with the Strategic Housing Officer at the Council, and the Town or Parish Council (where relevant).

5.8 The number and type of market homes proposed should match the need demonstrated in the survey.

5.9 The Housing Needs Survey should be accompanied by other evidence to support the proposals. This could include:

• Local Estate Agents - evidence of demand outstripping need. Inflated prices as a consequence of this compared to neighbouring comparable areas.
• Local anecdotal evidence - letters from locals saying for example grown up children are struggling to find property in the locality.
• SHMA - The Strategic Housing Market Assessment - a detailed study and assessment of the housing market, of peoples housing needs within our Borough based on statistical evidence. It also provides our Objectively Assessed Housing Need.
• Census Information - wider statistical data for an area, taken from the Census. Examples of information could be population and household projections and house price data.
• Working with local communities and Parish Councils (where applicable) to work up any development proposals.