Category Archives: Weekly Updates

HomeTruths #2

Created with GIMP

The tilted balance

Every year Spelthorne Council (and every other Planning Authority in England) has to show how much housing it is delivering compared to the target handed down from Whitehall, and other measures of the Council’s planning performance. The Council’s annual report to Whitehall is known as the Housing Delivery Test Action Plan. The latest report (published in November 2021, based on the test conducted in January 2021) can be viewed at:

https://www.spelthorne.gov.uk/article/19626/Housing-Delivery-Test-Action-Plan-2020

The test compares the number of new homes delivered over the previous three years with the Authority’s housing requirement. In the case of Spelthorne, these are as follows:

2019       63%

2020       60%

2021       50%

2022       69%

There are sanctions for this under-delivery:

  1. Where housing delivery over the previous three years has been less than 95% of the housing requirement, Local Planning Authorities should prepare an action plan setting out the causes of under-delivery and the intended actions to increase delivery;
  2. Where delivery has been less than 85% of the housing requirement, a 20% buffer should be applied to the supply of deliverable sites for the purposes of housing delivery assessment;
  3. Where delivery has been less than 75% of the housing requirement, the NPPFs presumption in favour of sustainable development will apply.

Spelthorne’s under-delivery therefore means that a 20% buffer should be applied to our annual five year supply target, from 611 to 733, and also that a presumption in favour of development will apply, until the target is reached. This is known as the “tilted balance”. The explanation is worth quoting in full:

“2.9 Where there is a presumption in favour of development, the “tilted balance” applies where the balance is skewed in favour of sustainable development and granting planning permission except where the benefits are ‘significantly and demonstrably’ outweighed by the adverse impacts or where specific policies in the National Planning Policy Framework (NPPF) indicate otherwise. The “tilted balance” also applies where there is the absence of relevant up to date development plan policies or where the local authority does not have a five year housing land supply which is presently the case for Spelthorne.

2.10 The tilted balance therefore increases the prospect of planning permission being granted because it ‘tilts’ the balance in favour of approving an application.

Note the section in bold above. Not only is there a “tilted balance” because of the under-delivery of dwellings against the target, but also because Spelthorne does not have a valid Local Plan.

The dangers of a delay to implementing our new Local Plan could not be put more starkly. Without a Local Plan, development will beat more risk of approval, with less power to Spelthorne Council.

And if you think we are being alarmist, it is already happening.

This is what the Planning Inspector said in his conclusions to the Appeal lodged by the developers of the Old Telephone Exchange site in Staines, at paragraph 76:

“76. The benefit of providing homes in an area of under-delivery of housing and where there is not a five-year supply of housing land, adds significant weight in favour of the scheme.”

There you have it. A Brownfield site given permission for development in terms of the “tilted balance”, because Spelthorne does not have a Local Plan. Although the “tilted balance” does not apply to Green Belt sites, the lack of an up-to-date Local Plan, and the absence of a five year housing supply makes these sites vulnerable to approval, particularly on Appeal.

This is what the Planning Inspector said in his conclusions to the Appeal lodged by the developers of the Bugle Nurseries site, at paragraph 61:

“61. In terms of Appeal B, I have found that this would not constitute inappropriate development within the Green Belt. The proposed development would contribute 31 dwellings towards the existing housing stock within the Borough, where there is no 5-year land supply.”

We hear that developers are queuing up to take advantage while they can.

Advertisement

Home Truths #1

Why the Spelthorne housing target is not going to be reduced …

The overall target

Since 2017, the government has had a housing target for England of 300 000 dwellings per year. It has never been achieved, but it is obviously in the interests of the construction industry that this target is as large as possible.

This overall target of 300 000 dwellings per year is not going to be reduced. There is too much political capital invested in it.

Source: Transparency International; Companies House, Electoral Commission

The geographical distribution

The question then becomes, where are these 300 000 dwellings going to be built?

The new Standard Method of calculating the housing requirement, which local authorities must follow in drawing up their Local Plans, was introduced in September 2017. Using that method, Spelthorne’s housing requirement was set at 611 per year – a massive increase from the previous target of 166 per year.

There was widespread dissatisfaction with the new increased figures across the country. So in August 2020, Whitehall began a consultation about a change to the Standard Method, which was intended to shift the requirement to build away from those areas from which the complaints had emanated. Spelthorne would have been a beneficiary of this revised Standard Method. The annual requirement, had it been implemented, would have fallen from 611 to 489 per year – still a very large increase from 166, but not quite so bad. Not everyone was so fortunate, however. The target for Elmbridge Council, just across the river from us, went up even more under the revised methodology.

There were even more complaints countrywide about the revised Standard Method, and it was shelved in December 2020.

It is highly unlikely that there will be any future England-wide changes to the Standard Method.

Spelthorne’s target therefore remains 611 dwellings per year.

Spelthorne as a special case

There is a view among some Spelthorne Councillors that somehow a special plea to Whitehall will result in our housing target being reduced. A special exercise in “Visioning” was undertaken last year, at some expense in time lost, and money spent, to try and reinforce this view. But attempts at special pleading are nothing new. Attempts to persuade Whitehall have been going on for more than 3 ½ years, since July 2018. All the related correspondence can be read at:
https://spelthorne.gov.uk/article/20561/Council-challenge-the-Government-and-local-MP-on-housing-numbers

It would be marvellous if these targets were suddenly reduced, but so far these repeated approaches by Spelthorne to Whitehall have had no effect whatsoever. It is a mystery to us as to why people think that YET another attempt will be successful.

And all the while the clock is ticking.

Make a note in your diaries for 7 November 2020 and 13 June 2021 …

As you will be aware, we have postponed our Open Gardens event until 13 June next year for obvious reasons. Please make a note of the new date in your diary.

We are also planning to hold some other fundraising events in the meantime.

The first event to be confirmed is a piano recital by the international pianist Panayiotis Gogos in the award-winning Riverside Arts Centre in Lower Sunbury on Saturday evening, 7 November. 

Full details will be provided shortly, but, again, please make a note in your diary.