zoe willcox, bristol cc - positive planning - delivering housing

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PAS Peer Day 10 th February 2015 Zoe Willcox Service Director Planning Place Directorate Positive Planning: Delivering Housing Unblocking stalled sites

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Page 1: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Zoe WillcoxService DirectorPlanningPlace Directorate

Positive Planning: Delivering Housing Unblocking stalled sites

Page 2: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

1. What has been delivered to date

2. What are the issues for Bristol?

3. Housing Delivery Initiatives?

Delivering Housing in Bristol

Page 3: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

What has been delivered?

Bristol housing completions

Source: BCC, Bristol Residential Development Survey 2014

• Housing supply peaked in 2008/09

• Supply has declined and not projected to recover to pre-recession highs

• Core Strategy housing target requirements likely to be met over next 5 years

• Over 82% of supply since 2006/07 has been flats Source: BCC, Bristol Residential

Development Survey 2014

Page 4: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

What has been delivered?

Source: BCC, Bristol Residential Development Survey 2014

Affordable Housing supply 2000/01 – 2013/14

Page 5: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

What are the issues for Bristol?

1. Demand is up but supply is down

2. Significant need for affordable housing in the city that cannot be met - existing supply declining

3. Significant increase in private renting

Page 6: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

What are the issues for Bristol?

4. Limited number of strategic sites within Bristol

5. Over-supply of flats and smaller units of accommodation

6. Increasing student population7. High existing land values and

high build costs in the central area

Page 7: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Bristol Local Plan

• Focus on housing delivery (84 major sites identified)

• Flexible policies seeking affordable housing

• Re-use of vacant offices and upper floors for housing

• Higher housing densities with a focus on accessible centres

• Helping to redress housing imbalance including more family housing

• Set housing standards

• Clear strategy for student accommodation

PAS Peer Day 10th February 2015

Page 8: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Bristol Local Plan Review

• Requirement to review housing numbers in the Plan for 2016

• Bristol’s housing market – area in the context of the West of

England (WoE)

• Commissioned a WoE Strategic Housing Market Assessment

• Commitment to produce a WoE Joint Strategic Planning Strategy

PAS Peer Day 10th February 2015

Page 9: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Mayoral Homes Commission Key recommendations include:• Review of council land and property assets to increase land supply• Jointly identify and plan for new homes on a sub-regional basis • Create a ‘Results-not-Process’ culture • Establish a specialist stalled site team• Develop and nurture an alternative homes sector• Create a revolving investment fund set up by the council to promote

and support the development of site for new homes where short term finance represents an obstacle to development

PAS Peer Day 10th February 2015

Page 10: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Affordable Housing Delivery FrameworkSets out objectives (and action plan) to increase the supply of affordable housing in the city, including: • Bringing forward development opportunities in the Council’s ownership• Encouraging the release of other public sector development land. • The Council as a direct developer of new homes. • Encouraging new models of provision. • Working effectively with our partners. • Streamlining decision-making and working as a team.• Using the planning system to best effect.

PAS Peer Day 10th February 2015

Page 11: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Open for business

To ensure economically viable schemes can continue to be delivered. In particular:

• Positive approach to renegotiation of planning obligations

• Interim approach to affordable housing targets

• Flexibility over affordable housing tenures

• Production of Planning Briefs

PAS Peer Day 10th February 2015

Page 12: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Stalled sites programme

• 5000 residential units stalled

• Study to review and understand the lack of progress/delivery since

planning consent was granted

• Detailed analysis of 16 sites with largest number and prospects of

coming forward.

• Range of reasons including viability, developer in receivership,

relocating existing uses, discharging conditions, sites mothballed,

alternative use implemented.

PAS Peer Day 10th February 2015

Page 13: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Stalled Sites : Recommendations to the 4 UAS

• To review signpost advice, guidance and further info

• To review planning processes post-consent, i.e. discharge of conditions

• To consider how to better monitor, collate and review planning

intelligence

• To consider whether engagement with property agents could be

improved, and whether the link with ‘Invest in Bristol and Bath’ could

be strengthened

• To consider whether better use could be made of the LEP network to

monitor and benchmark against similar projects

Housing delivery initiatives

PAS Peer Day 10th February 2015

Page 14: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Stalled Sites : Action to date

• Proactively contacting all owners – including reference

to funding opportunities

• Establishing a stalled sites team – support from HCA

• Targeting developer interest – particular focus on

private rented sector

• Focusing on post decision support – reallocating

resources

Housing delivery initiatives

PAS Peer Day 10th February 2015

Page 15: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Stalled Sites : More to be done

• Incentivise the rapid delivery of

permitted schemes

• More resources to bolster

proactively unblock sites

Housing delivery initiatives

PAS Peer Day 10th February 2015

Page 16: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Five Neighbourhood Development Plans

What will they contribute to the delivery of housing?• Community awareness of and

greater involvement in planning process

• Up front community support for development

• Potential for small increase in housing delivery on sites not allocated by BCC

• Potential for change to local mix and balance of housing tenure

Housing delivery initiatives

Page 17: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Housing delivery initiatives

Number of Prior Approval applications 56

Loss of floorspace (m2) 71,234

Dwellings 1015

Source: BCC, June 2014

Permitted Change of Use from Office (B1(a)) to Residential (C3)Prior Approval applications: November 2014

Place Directorate, Bristol City Council

• Understanding the consequences – affordable housing and sustainability • Regeneration benefits in specific parts of the city

Page 18: Zoe Willcox, Bristol CC - Positive Planning - Delivering Housing

PAS Peer Day 10th February 2015

Thank You

Zoe WillcoxService Director PlanningPlace Directorate

[email protected]

PAS Peer Day 10th February 2015