Agenda item

Report of the Leader

The Leader of the Council introduced the report which set out the key topics covered in the Government consultation on proposed changes to the National Planning Policy Framework (NPPF) which would have a potential impact on Cheltenham Borough Council. The deadline for responses had been extended until 22 February.

The Leader outlined the major concerns as follows :

1. Inclusion of Starter Homes as a type of affordable housing- The council’s strategy had been to maximise affordable housing in the town as the higher cost of housing in Cheltenham relative to other towns made it difficult for those on low incomes living in the town to find affordable accommodation. The inclusion of starter homes as a type of affordable housing was considered a major attack on social housing with the likely impact being ‘squeezing out’ affordable rented housing without any guarantee of a net increase in overall housing supply, thus failing to meet local housing need.

2. Converting commercial units to become accommodation was likely to cause amenity issues- there was already a lack of office accommodation in the town centre and this proposal was likely to undermine employment provision in Cheltenham. It was vital that a balance between affordable homes and office accommodation was achieved.

In the discussion that ensued Cabinet Members spoke strongly against the proposals which they believed to be damaging and did not provide an equitable solution to providing decent quality affordable housing. They highlighted the fact that Cheltenham’s house prices were some 15-25% higher than in surrounding districts. They believed that the consequences of these proposals had not been thoroughly thought through and these included ultimately housing only being provided in the private rented sector.

The Planning Policy Team Leader was invited to address Cabinet. He reported that the JCS Inspector had asked housing policy to include starter homes in the definition on that day. Important to note was that according to the current Housing Market Assessment starter homes would still be unaffordable to those on modest incomes. It was vital to have regard to the strategic HMA as part of the planning policy review to ensure housing needs are being met. Redefining social housing would make it easier for developers to sell on the open market.

Members also commented on the Government’s proposal to take action where planning applications had not been delivered. The point was made that it was important to encourage developers with building out the permissions they were granted rather than sanction them. This position had been worsened by the proposal that housing association rents must decrease by 1 % per year for the next 4 years, effectively limiting their ability to build properties and contributing the town’s housing supply.

Members also made reference to the Government’s aim to strengthen policy on development of brownfield land for housing by the proposal to remove the right of local authorities to reject brownfield developments even if there is good reason. There was potential that this could weaken local planning policy.

In summing up the Leader said there were widespread concerns about the proposals; there should be an opportunity to address the issues locally rather than following national guidelines, as each area had its own unique issues.

RESOLVED THAT

The comments as set out in appendix two be endorsed and authority be delegated to the Leader to agree minor amendments prior to submitting the Council’s final response to DCLG.