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New Vision for a New York Friday, 28 June 2013 Mark Dixon INTRODUCTION 1 Topics for today's seminar: Planning and Market Compulsory Update and The New Plan - Purchase Act Viability in Vision and 2004 Planning Strategy (Rollits) (DTZ) (Spawforths) David Myers PLANNING AND COMPULSORY PURCHASE ACT 2004 2 Section 19(2) Planning and Compulsory Purchase Act 2004 In preparing a development plan document or any other local development document the local planning authority must have regard to: (a) national policies and advice contained in guidance issued by the Secretary of State; (b) the regional strategy for the region in which the area of the authority is situated, if the area is outside Greater London; (c) the spatial development strategy if the authority are a London borough or if any part of the authority's area adjoins Greater London; (d) the regional strategy for any region which adjoins the area of the authority; Section 19(2) Planning and Compulsory Purchase Act 2004 (e) the Wales Spatial Plan if any part of the authority's area adjoins Wales; (f) the sustainable community strategy prepared by the authority; (g) the sustainable community strategy for any other authority whose area comprises any part of the area of the local planning authority; (h) any other local development document which has been adopted by the authority; (i) the resources likely to be available for implementing the proposals in the document; (j) such other matters as the Secretary of State prescribes 3 Localism Act 2011 . Neighbourhood Planning . Duty to Co-operate . Abolition of Regional Spatial Strategies Yorkshire and Humber Regional Spatial Strategy Saved Policies POLICY YH9: Green belts . C The detailed inner boundaries of the Green Belt around York should be defined in order to establish long term development limits that safeguard the special character and setting of the historic city. 4 Yorkshire and Humber Regional Spatial Strategy Saved Policies POLICY Y1: York sub area policy . Plans, strategies, investment decisions and programmes for the York sub area should: . C Environment 1. In the City of York LDF, define the detailed boundaries of the outstanding sections of the outer boundary of the York Green Belt about 6 miles from York city centre and the inner boundary in line with policy YH9C. 2. Protect and enhance the nationally significant historical and environmental character of York, including its historic setting, views of the Minster and important open areas National Planning Policy Framework . The presumption in favour of sustainable development . For plan-making this means that: – local planning authorities should positively seek opportunities to meet the development needs of their area; – Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: i.) any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or ii.) specific policies in this Framework indicate development should be restricted 5 Housing supply requirement (Paragraph 47) Local planning authorities should identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land. Where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% (moved forward from later in the plan period) to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land National Planning Policy Framework (Paragraph 212) the policies contained in this Framework are material considerations which local planning authorities should take into account from the day of its publication. The Framework must also be taken into account in the preparation of plans 6 National Planning Policy Framework (Paragraph 213) Plans may, therefore, need to be revised to take into account the policies in this Framework. This should be progressed as quickly as possible, either through a partial review or by preparing a new plan. National Planning Policy Framework (Paragraph 214) For 12 months from the day of publication, decision-takers may continue to give full weight to relevant policies adopted since 2004 even if there is a limited degree of conflict with this Framework. 7 National Planning Policy Framework (Paragraph 215) In other cases and following this 12- month period, due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given). Mark Dixon David Myers 01482 3372286 01482 337287 [email protected] [email protected] 8 A New Vision for A New York Market Update and Viability in Planning 28 October 2013 PRIVATE & CONFIDENTIAL www.dtz.comCOVER SLIDE: If you see this text, you must copy the ‘swish’ graphic from a pre-built COVER slide and onto this slide. This text will no longer be visible if done correctly. Market Update and Viability in Planning Stephen Miles MRICS MRTPI Jenny Purple MRICS Associate Director, DTZ Associate Director, DTZ Development Consulting Residential Viability in Planning Market Update PRIVATE & CONFIDENTIAL www.dtz.comCOVER SLIDE: If you see this text, you must copy the ‘swish’ graphic from a pre-built COVER slide and onto this slide. This text will no longer be visible if done correctly. 9 Market Update– Key Drivers of Market Performance Jenny Purple – DTZ COVER SLIDE: If you see this text, you must copy the ‘swish’ graphic from a pre-built COVER slide and onto this slide. 19 This text will no longer be visible if done correctly. 19 Key Drivers of Market Performance Demand: Household Projections By Region, 2006-2013. Demand in York: • Arup March 2013 – between 650 and 1,250 net new household additions per annum.. • Ageing Population – Largest growth in 65+ age bracket • Student Population • Range of Household sizes • Connectivity • Tourism Source: DCLG- Household Projections to 2013, England • Traditional Housing Stock 20 10 Key Drivers of Market Performance Supply: Annual Housing Starts in Yorkshire and Humber Supply in York: • Arup March 2013 • Average Completions (2002-2012) 653 units per annum • Average Completions (2008-2012) 448 units per annum • Completions have fallen steadily over last few years with 2011/12 – 321 units – lowest in 12 years • Supply of Land - Opportunity Source: Communities and Local Government 21 Key Drivers of Market Performance Affordability • House Prices • Viability • Incomes • Deliverability • Affordable Housing Policy • Community Infrastructure Levy 22 11 Key Drivers of Market Performance Mortgage Finance 23 Housing Delivery – The Impact of a Two Tier Market Jenny Purple – DTZ 2424 12 Leeds City Region Source: Leeds City Region Ggg 25 Yorkshire and Humber Market Nationwide House Price Index Yorkshire & Humber – March 2013: Average House Price: £119,071 (compared to £163,356 UK Average) Quarterly Change: +3% (compared to +1.2% UK Average) Annual Change: -2.1% (compared to +1.1% UK Average) House Price to Earnings ratio: 3.49 (compared to 4.15 UK Average) • Variance Across Yorkshire & Humber – HM Land Registry High Value Mid Value Low Value Harrogate Leeds Barnsley Average Price: £277,478 Average Price: £161,156 Average Price: £114,371 Annual Change:+9% Annual Change:-5.3% Annual Change:+2.4%% Sales: circa 400 per quarter Sales: circa 1,700 per quarter Sales: circa 500 per quarter York Ggg Average Price: £200,186 Annual Change:+0.1% Sales: circa 580 per quarter Source: Land Registry 26 13 Development – Upper Tier Adel, Leeds 27 Development – Upper Tier – What the Industry Wants 28 14 Development – Lower Tier – What the Industry Doesn’t Want 29 Viability in Planning Stephen Miles– DTZ 3030 15 Viability context – NPPF / CIL regulations Paragraph 173: • “careful attention to viability and costs in plan making and decision taking” • “the sites and scale of development identified in the plan should not be subject to such a scale of obligations and policy burdens that their ability to be developed viably is threatened.” • “provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable” CIL guidance • Charging authorities should set rates that “will not put the overall development of their area at serious risk” 31 Viability context - NPPF On the five year housing supply: “To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable” 32 16 Definition of viability – RICS Financial Viability in Planning 2012 Paragraph 2.1: “An objective financial viability test of the ability of a development project to meet its costs including the costs of planning obligations, while ensuring an appropriate site value for the land owner and market risk adjusted return to the developer in delivering the project” 33 Basis for assessing viability 34 17 Method of assessing viability 35 Application of viability in planning 1. Local plan making - has the plan been positively prepared? - is the cumulative impact of policies viable? - is land supply viable?
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