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Housing Requirements, and to Meet the Identified Housing Needs of Its Residents

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Housing Requirements, and to Meet the Identified Housing Needs of Its Residents 6 SOCIAL MATTERS T DRAF Luton Local Plan 2001 - 2011 47 SOCIAL OBJECTIVES 6.1 Luton is expected to contribute to county-wide and regional housing requirements, and to meet the identified housing needs of its residents. However, Luton has difficulty in realising this expectation as scope for further residential development is severely restricted because the town is already built up to its boundaries. The main opportunities for new residential development arise as a result of the reuse of vacant or underused employment or commercial land, and the intensification of existing residential areas, mostly through conversions to flats, and development of ‘backland’ sites. 6.2 The provision of adequate community facilities, together with green space and leisure uses, is important to the quality of life for the residents of Luton and is a major land use issue. Luton is generally deficient in green space, with particular shortages in some inner areas, such as Bury Park. Development pressures in such a tightly constrained built up area have to be balanced against the need to protect green spaces and other community facilities. T 6.3 Thus the social objectives of the Plan are: Housing G Meeting local housing needs, including the need for affordable housing Leisure and DRAFCommunity Facilities G Making adequate and appropriate provision for sport, leisure, community development and green space to meet local community needs 6.4 The following chapters on housing and leisure and community facilities seek to deliver these objectives, through policies intended to satisfy both Government guidance and local concerns. 48 Luton Local Plan 2001 - 2011 HOUSING Introduction 6.8 There is a limited scope in Luton for new housing due to a lack of available developable land. Luton is a small compact urban area 6.5 The Government intends that everyone with many of the characteristics of a London should have the opportunity of a decent home. Borough. As a result of this, former Tackling the housing problems in Luton is employment ‘windfall’ sites have been the recognised by the Borough Council as being a main source of housing sites in recent years. fundamental quality of life issue for the Recently these have included redevelopment residents of the town. on the former Electrolux factory in Leagrave, Social matters the former Gas Works site on Dallow Road, 6.6 The Borough Council’s Housing Strategy and the Croda factory site on New Bedford Statement 2002/05 lists the particular Road. problems facing the town including: T G high levels of demand for social housing 6.9 PPG3 (Housing) emphasises the need to that cannot be met within existing achieve a more sustainable pattern of resources development, and a national target has been set to achieve 60% of additional housing G projections that the level of demand for development on previously developed land. social housing will increase in the There has also been a change in the approach foreseeable future DRAFfor planning for new housing; from ‘Predict and Provide’ to ‘Plan, Monitor and Manage’. G increasing levels of homelessness G severe shortage and high cost of suitable Housing policy guidance building land within the town 6.10 PPG3 states that local planning G high levels of disrepair in private sector authorities should plan to meet the housing housing requirements of the whole community, including those in need of affordable and G pressure of maintaining the quality of special needs housing. It says that authorities service to the Borough Council’s own should provide sufficient housing land but give tenants. priority to re-using previously developed land. It also suggests that planning policies and 6.7 Between May and June 1999, a survey standards should be reviewed to make more was carried out to determine the housing efficient use of land. PPG3 specifies that this needs of the residents of Luton. The resulting could be achieved, for example, by avoiding Housing Needs Survey (July 1999) found that low-density development, seeking greater there are a high number of people living in intensity of development in locations with housing not suited to their requirements. It good public transport accessibility and also found that most of these people are lowering parking standards where appropriate. unable to afford the cost of market housing. It also emphasises that local authorities should Luton Local Plan 2001 - 2011 49 promote development that is linked to public transport, encourage more mixed use development and put a greater emphasis on quality and designing places for people. Table 2: Housing Land Supply (as of January 2004) A Structure Plan requirement (net gain 1991-2011) 6,200 B Dwellings completed 1991-2003 (net gain) 3,972 C Shortfall from Structure Plan requirements on 1/1/04 (A-B) 2,228 D Dwellings under construction or with full or outline planning permission on 1,636 1/1/04 Minus 10% discount for uncertainty -164 1,472 E Large sites (10 dwellings and above) identified on Proposals Map (allocations 432 in Policy H2A) Minus 10% discount for uncertainty -43 389 F Windfall allowance for 2004-2011 @ 72 dwellings a year 504 G Expected surplus over Structure Plan requirement 137 (D + E + F – C) Notes: 1. Information is no longer collected on Houses in Multiple Occupation as this is impossible to monitor accurately through the planning system. 2. The figures for housing completions do not include numbers of units for student accommodation or residential care homes, as these do not count against the Structure Plan target. However between 1993 and 2001, there was a net gain of almost 1800 student units and almost 300 residential care home units in the town. 6.11 Regional Planning Guidance for the housing could potentially be accommodated South East of England (RPG9) sets authorities a within urban areas. The study followed the target of 60% of all new development on guidance on urban capacity studies produced previously developed ‘brownfield’ land. by the DTLR (now the ODPM) entitled ‘Tapping Almost every recent housing development in the Potential’ (2000). The Borough Council did Luton has been on brownfield sites, as the Tnot accept all of its findings in the production town already has a shortage of green spaces, of this Local Plan. and the Borough Council has been keen to prevent the loss of such important uses. 6.13 The current adopted Structure Plan 2011 gives Luton a target of 6200 additional 6.12 An Urban Capacity study was carried out dwellings to be provided between 1991 and in 2002 by independent consultants, in order 2011. It is phased between two periods: 5,200 to assist the Council’s decision-making in (1991-2006) and 1,000 (2006-2011). Using respect ofDRAF housing allocations in the Local Plan the most recent Housing Land Availability review. The study was commissioned in line survey information (January 2004) and other with guidance in PPG3 (Housing) to provide information, the housing land supply position objective advice on how much additional is shown in Table 2. 50 Luton Local Plan 2001 - 2011 6.14 Table 2 shows that 3,972 additional located, such as near industrial areas. Housing dwellings had been provided in the Borough could also be unsuitable for continued between 1991 and the beginning of 2004, residential use if it cannot provide adequate compared to the Structure Plan target of amenities or access. There may also be an 6,200. It also shows how that target may be accepted local need for a small-scale social, met by 2011. At the start of 2004 there were community or leisure facility, for which no outstanding planning permissions for 1,636 alternative sites are currently available. additional dwellings, a number of which were Proposals for such uses will be assessed against already under construction. Even if 10% of Policy LC4. these permissions were not taken up by 2011, the housing stock would increase by 1,472 dwellings. Using the best available Policy H1 information from the Urban Capacity Study and other sources, potential housing sites have Existing housing been identified. The larger of these identified sites are allocated for development on the Planning Permission for the loss of Social matters Proposals Map and are listed in Policy H2[A] of residential accommodation or land to the Local Plan. The remaining identified sites other uses will be refused except where: are too small to be shown individually. Even if 10% of the potential capacity of the allocated [A] the design or location of the existing residential development sites is not taken up by 2011, they will still is such that it is inappropriate yield some 389 dwellings. Experience has for it to continue in such a use; shown that on average, about 72 additional and dwellings a year are provided on sites that have not previously been identified by the [B] either (i) small scale social, community Council as housing opportunities. There is no or leisure facilities are reason to expect the amount of this ‘windfall’ proposed for which no development to decline. If it continued at its suitable alternative site is present rate, it would yield a further increase available; or of some 504 dwellings by 2011. In view of (ii) there is a recognised local this assessment, it is estimated that there may need for the proposed use. be a surplus of more than 130 dwellings over the Structure Plan target by the end of the Local Plan period. Existing Residential AreasT Additional Dwellings 6.15 Because of the limited amount of 6.16 The table below in Policy H2 [A] available housing land and the high levels of identifies sites allocated for housing housing need in the town, it is important to development during the plan period.
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