Badby Neighbourhood Development Plan Response to Examiner’s Questions
1. The BPNP mentions that the definition of the development confines has been undertaken for the first time in this neighbourhood plan (5.2.6). However the Local Plan 1997 mentions ‘within the existing confines of the village’ with relation to Badby (Policy HS22). There is a paragraph explaining what this term means (4.90), so presumably the boundary not defined on an accompanying proposals map? The BPNP mentions (3.2.6) that the Confines were drawn up by DDC in 2003, could I please have further details on this. Could I please also see the DDC guidance on defining village confines, which I understand was used for the emerging new local plan. Response Badby was defined as a restricted infill village in the 1997 Daventry Local Plan. The confines were not physically mapped for the purpose of the Local Plan, instead the textual description in paragraph 4.90 has been used to determine whether land is within or outside the confines.
The District Council undertook some work to map the confines for a number of villages, including Badby some years ago (early 2000’s), with the intention that these would be used for a review of the Local Plan. Officers of the District Council engaged with Badby Parish Council to define confines, however, these were never formally considered or adopted and the intention to review the Local Plan was overtaken by the introduction of the new planning system in 2004. There are a number of different versions of the confines on file. The Qualifying Body would like to submit the version that the Parish Council has been using on an informal basis and this is contained in Appendix 1. A version that the District Council has on file appears as Appendix 2. Given that the confines work was just preparatory work for the plan review, which did not progress, that they did not have any endorsement from Members, and that the policy context has since changed, the confines from the early 2000’s have little, if any weight. However, the Parish Council has used them on an informal basis.
The District Council’s response to the Regulation 16 consultation followed the consultation on the Emerging Draft Local Plan Part 2. This is now at Proposed Submission Stage.
Appendix 3 contains a copy of the District Council guidance note for neighbourhood plan groups which pre-dates the confines guidance contained in the Proposed Submission Local Plan Part 2 (page 37). The guidance note is still available on the Council’s website and will be updated after the Local Plan has been adopted.
2. The Parish Council have indicated they support the suggested amendments from DDC on Policy 7, but the amendment is requiring clarity on whether or not the policy applies outside of the confines, and presumably if it does, in what circumstances. It would be talking about acceptable development to promote the rural economy if that was so. Saved policies EM15 and EM16 would be relevant, although rather restrictive given guidance in the NPPF2012 (para28). You will be aware that I am using the earlier NPPF to assess your Plan against, in line with the transitional arrangements. Response The Qualifying Body proposes the following revisions of policy 7 (new text is shown as underlined; deleted text is shown as strike through):
1. Proposals for agricultural development will be supported provided they do not detract from the character and appearance of the area. They should not cause adverse impact on the local area by reason of noise, light pollution, or traffic levels beyond the capacity of local rural roads. 2. New business and industrial development within the parish confines will be supported provided the scale and character of the proposal reflects the residential nature of the surroundings and provides vehicle parking and access using the NCC Parking Standards and Standing Advice as a guide. 3. Proposals for new business and industrial development within the open countryside will not normally be supported, exceptions may include proposals for small-scale developments related to the re-use of buildings 4. Proposals that promote homeworking and self-employment through the small-scale changes of use of buildings and improvements in the telecommunications infrastructure will be supported.
3. BPNP mentions (para 3.2.5) a housing survey undertaken by DDC. Can I please see a copy of this.
Response The District Council undertook a Housing Needs Survey for Badby in 2016 to inform the neighbourhood plan. A copy of the report is attached as Appendix 4, it can also be accessed from the following webpage:
https://www.daventrydc.gov.uk/living/housing-strategy/housing-needs-surveys/
List of Appendices
1. Informal Badby Confines as perceived by Badby Parish Council (early 2000’s)
2. Informal Badby Confines as perceived by Daventry District Council (early 2000’s)
3. Confines Guidance Note
4. Housing Needs Survey
Appendix 1 /:.' / /;:/
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-! Appendix 2 Appendix 3 Guidance Note for Defining Village Confines
Guidance note for defining village confines
Version 2 – January 2017
Village confines (also referred to as settlement/village boundaries) can only be defined or amended through the production of a local plan or neighbourhood development plan. This guidance note has been prepared to assist neighbourhood development plan groups define village confines for their neighbourhood plans. This is the first version of this resource therefore feedback on the usefulness of this tool would be appreciated and then we can improve it for the benefit of other Groups. Please send any comments to [email protected]
The Council mapped confines for the limited development villages in the Saved policies of the Daventry District Local Plan but it is acknowledged that whilst the boundary is current in some parts of these villages there are areas where development has taken place whereby the confines could be updated. For restricted infill villages, these were defined through paragraph 4.90 of the Saved Local Plan, however a neighbourhood plan provides the first opportunity to define the confines boundary on a map should the group developing the plan wish to do so.
The starting point for establishing the village confines is the Saved policies of the Local Plan, which sets out the current method for defining confines for restricted infill villages in paragraph 4.90, supporting text to Policy HS221. It is considered that this method is equally applicable for limited development villages where the Neighbourhood Planning Group wishes to review their village confines in a Neighbourhood Plan. The Issues and Options consultation report for the Part 2a Daventry District Local Plan, which will eventually replace the Saved polices of the Local Plan, contains additional criteria for defining confines. 2
Principles from the two documents have been combined to form this guide:
Principles for inclusion within the confines
A. Buildings and curtilages which are contained and visually separate from the open countryside that are clearly part of a coherent network of buildings that form the village
B. Areas of land with planning permission for built development that are directly adjacent to the village
C. Allocations for built development in the plan or an NDP
1 https://www.daventrydc.gov.uk/living/local-plan/?Local%20Plan
2 https://www.daventrydc.gov.uk/living/planning-policy/part-2-local-plans/
Guidance Note for Defining Village Confines
Principles for exclusion from the confines
D. Gardens which are visually open and relate to the open countryside
E. Individual, groups of dwellings and agricultural buildings that are detached or peripheral to the village
F. Areas of employment or leisure use, including public open space, that is detached or peripheral to the village
G. Land which would otherwise be outside the confines, even if it is between the edge of the village and a bypass
Groups may feel that they wish to add locally specific principles. These may be acceptable if they conform with the principles set out in this guide, are justifiable and meet the basic conditions..
A record of confines definition or amendment should be kept, this will form part of the evidence base for the neighbourhood development plan.
This is part of a series of tools to help Neighbourhood Planning Groups, which currently includes:
• Site Assessment Form
• Evidence Base Checklist
• Project Management Template
• Referendum Expenses
Appendix 4
Badby Parish Housing Survey
October 2016
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Badby Parish Housing Survey October 2016
Contents
Introduction ...... 4 Strategic and Planning Context ...... 5 Methodology ...... 6 Badby Parish Statistics ...... 7 Affordability in Badby Parish ...... 8 Survey Analysis ...... 10 Housing Need Analysis ...... 13 Badby Parish Housing Need Conclusion ...... 17
Badby Parish Housing Survey October 2016
Introduction
Housing need is a particularly complex issue that local authorities Whilst this, together with the earlier Strategic Housing Market across the country are facing. Assessment (June 2010)1, allow DDC to plan for the future of the district as a whole, we also need to understand the housing need Nationally there is a significant shortfall in the provision of housing on a more local level, whether this is for market or affordable compared with the level of need. homes.
All over the country, local people are not able to find a home within Whilst there is no single approach that will provide a definitive their communities, that is suitable for their needs and they can answer to the exact housing need of a parish, Housing Surveys and afford. There are a number of contributing factors to this including analysis of the DDC Housing Register will give a credible result
Increases in rural house prices
The after effects of the recession
Lack of available affordable homes
Lack of specialist housing
Availability of finance for developers and prospective homeowners
Availability of sufficient land for new homes
Local opposition for new homes
The Objectively Assessed Housing Needs (OAHN) Report (August 2013)1, identifies the level of housing need across the district.
1westnorthamptonshirejpu.org/connect.ti/website/view?objectId=2737904
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Badby Parish Housing Survey October 2016
Strategic and Planning Context
Daventry District Council has a statutory responsibility to assess Local local housing needs as per the 1985 Housing Act. Daventry District Council Corporate Plan 2014-2017 To help achieve this and aid in the delivery of housing, a number of strategies, policies and documents are available to or produced by Daventry District Council Community Strategy (2014 Update) the Council including on a national, sub-regional and local level. Affordable Housing Supplementary Housing Document National (December 2012) to be replaced by the Housing SPD once adopted National Planning Policy Framework (March 2012) Allocations Scheme (February 2013 revised December 2014)
Planning Practice Guidance (Launched March 2014 ) Tenancy Strategy (December 2012)
Sub-Regional The Strategic Housing Plan 2014-2019 (February 2014)
West Northants Joint Core Strategy (December 2014) The Saved Policies from the Daventry District Local Plan 1997 Affordable Housing Marketing and Communication Strategy Objectively Assessed Housing Need (August 2013) (December 2007 revised Dec 2010) Daventry District Community Strategy 2014 West Northants Strategic Housing Market Assessment (June 2010) Daventry District Area Profile (December 2014) Travellers Accommodation Needs Study (April 2013)
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Badby Parish Housing Survey October 2016
Methodology
The methodology that will be used for housing needs surveys in the Stage 4 – Survey District is set out below A letter will be sent to all households within the parish, explaining how to access and complete the survey. Stage 1 – Identification of Parish Surveys will be available to complete online. The order in which parishes will be surveyed is not definitive and If someone cannot access the survey online, paper copies will be can change for a number of reasons including where villages are made available. undertaking neighbourhood planning activity or if a village is faced The Survey will remain open for a minimum of 4 weeks. with a planning application/appeal and there would be a benefit from having an up to date survey to help inform the decision. Stage 5 – Collection & Analysis Parishes can also request Housing Surveys to be carried out if the Daventry District Council’s Local Strategy Service will collate and existing survey is more than three years old. analyse the completed surveys to enable a draft report to be compiled. Stage 2 – Engaging with the Parish Council The report will detail the number, type and tenure of homes Early discussions will take place with the Parish Council or their required, as identified via the surveys and analysis of the DDC nominated representatives about the survey. Housing Register. Officers will talk through the process and objectives of the survey, and establish any priorities the Parish Council may have. Stage 6 Review The Parish Council will also be given the opportunity to add any The Parish Council/nominated representatives will be given the bespoke questions to the survey. Unfortunately the core questions opportunity to factually comment on the draft report prior to its and format cannot be changed to ensure consistency across the publication. This will be for a maximum of 4 weeks. Housing Surveys. Stage 7 Publication Stage 3– Marketing The final version of the Housing Survey will be published on the Posters and literature on the Housing Survey will be distributed to Daventry District Council website taking into account any relevant the Parish Council to place in relevant areas. comments which may have been received from the Parish Council Officers from Daventry District Council’s Local Strategy Service can . attend one public event in the area. This could take the form of a drop-in event, a public meeting or an item on the Parish Council Meeting Agenda.
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Badby Parish Housing Survey October 2016
Badby Parish Statistics
The following information is taken from the Neighbourhood Population 2 Statistics Site which uses the Census 2011 data. Badby has a population of around 632 of which
Location 312 (50%) are male Badby is located in Daventry District within the county of 320 (50%) are female Northamptonshire. 94 (15%) are 17 or under Dwellings3 313 (50%) are aged between 18-59 Census information for Badby reports 272 dwellings at 2011. 27 of 60 (9%) are aged between 60-64 these dwellings are social housing. However, since the census, 91 (14%) are aged between 65-74 additional development has taken place in the area. 55 (9%) are aged between 75-84 19 (3%) are aged 85 and over Household & Tenure3 Badby contains 265 households
264 (99%) households live in bungalows or houses 1 (1%) live in flats
217 (82%) households are owner occupiers 25 (9%) are renting from a Registered Provider 1 (>1%) are in shared ownership 17 (6%) are renting from a Private Landlord 5 (2%) are living rent free
2 Neighbourhood.statistics.gov.uk 3 gov.uk/definitions-of-general-housing-terms
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Badby Parish Housing Survey October 2016
Affordability in Badby Parish
The National Picture Daventry District The Financial Conduct Authority carried out a comprehensive review The 2013/14 Department of Communities and Local Government of the mortgage market in 2014 and capped the loan to income ratio (DCLG) Live Table 576 4showed Daventry District’s lower quartile at four and a half times a person’s gross income. Previous to this house price to income ratio to be 7.89. borrowers could get a loan which equalled five times their income. This illustrates that house prices in the district are nearly eight times The review also saw the introduction of a stress test to determine the higher than incomes. borrower’s ability to repay the mortgage should any changes occur to their household finances e.g. an increase in interest rates or a loss of This figure is higher than the national ratio of 6.45 and is the second employment. highest figure in the County after South Northamptonshire district.
The Council of Mortgage Lenders October 2016 report showed that in Daventry District income to house price ratio August 2016, first time buyers were typically borrowing 3.56 times 2013 2012 2011 2010 2009 their gross income and were tending to use around 18% of their 7.89 7.82 7.25 8.00 8.27 income towards paying off the loan. The average loan size was DCLG Live Table 576: ratio of lower quartile house price to lower quartile earnings
£136,300 Northamptonshire authorities’ income to house price ratio
Authority Ratio Assessing Affordability Northamptonshire Overall 6.43 Assessing affordability involves comparing the house costs against the Corby 5.35 ability to pay. East Northants 6.37 Kettering 5.93 This is done by determining the ratio of lower quartile house prices to Northampton 5.98 lower quartile earnings which indicates whether people on the lowest South Northants 9.33 Wellingborough 6.32 earnings can afford to access the cheaper housing in their area. DCLG Live Table 576: ratio of lower quartile house price to lower quartile earnings
The lower quartile house prices are determined by ranking all property prices within the area and taking the lowest 25%
The lower quartile incomes are determined by ranking all incomes in 4 .gov.uk/government/statistical-data-sets/live-tables-on-housing-market-and- the area and taking the lowest 25%. house-prices The higher the ratio the less affordable the homes are within an area.
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Badby Parish Housing Survey October 2016
The English indices of Deprivation5 provide a relative measure of The Minimum Income Standard for the United Kingdom7 reports on deprivation at a small area level across England. Areas are ranked how much income households need to afford an acceptable standard from the least deprived to the most deprived on seven aspects of of living by using a Minimum Income Calculator8. deprivation including ‘Barriers to Housing and Services’ which The programme is carried out by Centre for Research in Social Policy contribute to an overall combined measure of multiple deprivation. at Loughborough University with funding from the Joseph Rowntree Daventry District is currently ranked 148 out of 326 authorities with 1 Foundation. being the most deprived and 326 being the least deprived. The calculator estimates that an average family of 2 parents and 2 Badby Parish children in primary education, living to a minimum standard and 8 properties were sold within Badby Parish between September 2015 excluding any housing costs and tax payments, requires the following and August 2016, ranging from £175,000 for a 1 bedroom cottage to (gross) household income for a basic standard of living £532,000 for a 3 bedroom detached house. (Land Registry Data). Weekly Monthly Annually The average price paid for a property in Badby was therefore just £610 £2,643 £31,720 under £327,375. If the housing costs opposite were added to the above figures, a 6 Using this value and the Money Advice Service mortgage calculator, person in Badby would require an income of repayments would equate to Weekly Monthly Annually Weekly Monthly Annually £932 £4,040 £48,484 £322 £1,397 £16,764 The survey asked respondents about their household income and of This is assuming a 10% deposit (£32,737), 5% interest rate and 25 year the 14 people who responded to the question, only 4 could possibly mortgage term. The repayment costs stated above are for housing only and would afford to buy a property in Badby. need to be added to living costs to determine the level of household income required.
7lboro.ac.uk/research/crsp/mis/ 5 gov.uk/government/statistics/english-indices-of-deprivation-2010 8lboro.ac.uk/research/crsp/mis/calculator/ 6 MoneyAdviceService.org.uk
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Badby Parish Housing Survey October 2016
Survey Analysis
Responses 279 letters were sent to households within Badby Parish, inviting them to complete a Housing Survey for the area. 58 surveys, equating to 21%, were returned
Mix of Properties The graph below shows the opinion of Badby Parish Households on the mix of properties within the parish. The majority of respondents thought the mix of properties was ‘about right’ across all property types except for sheltered housing where it was felt a few more were needed.
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Badby Parish Housing Survey October 2016
Demographics of all Respondents The following charts show the demographics for all households that completed the Badby Parish Housing Survey.
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Badby Parish Housing Survey October 2016
Housing Need Responses Of the 58 responses received, 14 respondents stated they have or could have a housing need. This equates to 24% of all respondents. However, not all respondents gave further details so their need could not be assessed. They have therefore been omitted from the figures below.
Demographics of Housing Need Respondents The charts below show the demographics for those households who stated they had housing need.
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Badby Parish Housing Survey October 2016
Housing Need Analysis
The tables below show a breakdown of respondents who have expressed a particular housing need.
It should be noted that whilst the Daventry District Council Allocations Policy can be applied to those households requiring Social Housing to determine exact need, it cannot be applied to those who have expressed a preference in any other tenure as this is an individual choice.
Breakdown of respondents whose preferred tenure option is to rent from a housing association
Respondent Household Current Tenure & Size Required Need Local Connection Reason Makeup Bedrooms Property Tenure Bedrooms Property 30 Single 3 House Living with family 1 Flat Yes Residency Independence 42 Older Person 3 House Owner Occupier 2 Bungalow Yes Residency Independence – Single Extra Care Need adapted Flat property Difficulty using stairs Support relative Cannot afford to live in parish
Breakdown of applicants on the DDC Housing Register who did not complete a housing survey
Respondent Household Current Tenure & Size Required Need Local Connection Reason Makeup Bedrooms Property Tenure Bedrooms Property 51 Older Person 1 Flat Private Tenant 2 Bungalow Yes Relatives Housing Register Couple Extra Care 52 Couple 3 House Living with family 2 Flat/house Yes Relative Housing Register 53 Older person 2 Flat Private Tenant 2 Bungalow Yes Relative Housing Register – Single Extra Care 54 Older person - 3 House Housing 2 Bungalow Yes Residency Housing Register single Association Extra Care 55 Older person - 2 House Housing 2 Bungalow Yes Relative Housing Register single Association
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Badby Parish Housing Survey October 2016
56 Older person - 1 Bungalow Housing 1 Bungalow Yes Relative Housing Register single Association Extra Care
Breakdown of applicants requiring Shared Ownership Properties Respondent Household Current Tenure & Size Required Size Local Connection Reason Makeup Bedrooms Property Tenure Bedrooms Property 42 Older Person – 3 House Owner 2 Bungalow Residency Independence Single Occupier Extra Care Need adapted Flat property Difficulty using stairs Support relative Cannot afford to live in parish
Breakdown of respondents whose preferred tenure option is Starter Homes Respondent Household Current Tenure & Size Required Size Local Connection Reason Makeup Bedrooms Property Tenure Bedrooms Property 19 Single 3 House Living with 2 House Residency Independence Family Buy a home for the first time 31 Single 3 House Living with 3 House Residency Living with family Family Buy a home for the first time
Breakdown of respondents whose preferred tenure option is to self-build a property Respondent Household Current Tenure & Size Required Size Local Connection Reason Makeup Bedrooms Property Tenure Bedrooms Property 3 Older Person – 4 House Owner 2 Bungalow Yes Current Property too Couple big Medical Reasons Other
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Badby Parish Housing Survey October 2016
Breakdown of respondents whose preferred tenure option is to buy on the open market Respondent Household Current Tenure & Size Required Size Local Connection Reason Makeup Bedrooms Property Tenure Bedrooms Property 3 Older Person – 4 House Owner 2 Bungalow Residency Current Property too Couple Occupier Extra Care big Medical Reasons Other 14 Older Person - 6+ House Owner 3 House Residency Current Property too Single Occupier big 15 Older Person – 4 House Owner 2 Bungalow Residency Independence couple Occupier Extra Care Current Property too big Difficulty using stairs Require older person accommodation Difficulty maintaining property 18 Older Person – 4 House Owner 2 Bungalow Residency Current Property too Couple Occupier Extra Care big 27 Older Person – 3 House Owner 2 Bungalow Residency Difficulty using stairs couple Occupier Difficulty maintaining property/Garden 31 Single 3 House Living with 3 House Residency Living with family Family Buy a home for the first time 36 Older Person – 4 House Owner 3 Bungalow Residency Other Couple Occupier 42 Older Person – 3 House Owner 2 Bungalow Residency Independence Single Occupier Extra Care Need adapted Flat property Difficulty using stairs Support relative Cannot afford to live in parish 43 Older person – 4 House Shared 3 Bungalow Residency Property too big Couple ownership Difficulty using Stairs Difficulty maintaining property/garden P a g e | 15
Badby Parish Housing Survey October 2016
50 Older person – 4 House Owner 2 Bungalow Residency Property too big Single Occupier
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Badby Parish Housing Survey October 2016
Badby Parish Housing Need Conclusion
The Badby Parish Housing Survey was carried out during October 2016. The results can be seen below. It should be noted that some households have expressed more than one tenure preference.
Custom Affordable Homes Shared Ownership Homes Starter Homes Market Homes Build Respondent Flat House Bungalow Extra Care Flat Bungalow Older Person House House Bungalow House Bungalow Older Person 1 Bed 2 Bed 2 Bed 2 2 N/a 2 Bed 3 Bed 2 Bed 3 Bed 2 Bed 3 Bed N/A 3 14 15 18 19 27 30 31 36 42 43 50 51 52 53 54 55 56
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