Agenda item

The Business Manager Strategic Place and Principal Delivery Officer presented a report which detailed proposed changes to the National Planning Policy Framework (NPPF) which were published on the 5 March.  The Principal Delivery Officer invited Members to comment on a draft which would inform the Council’s emerging response.  There was only a limited timeframe to respond and it was likely that the Council’s final response would be subject to significant change.  A further draft would be presented to Executive on 1 May setting out the update and revised response to meet the consultation deadline of 10 May 2018.

The current framework was introduced in 2012, as part of a bid to reform the planning system.  The Principal Delivery Officer outlined the main implications and stated that the proposed NPPF changes had a focus on boosting housing supply and the main implication of the changes would be around the delivery of new homes. 

The report outlined the key points which included:-

• Calculation of Housing Need
• Housing Delivery Test
• Five Year Housing Land Supply
• Explicit support for Joint Strategic Plans
• Introduction of more detailed Viability Guidance
• Development allocations of varying sizes and custom build implications
• Redefining Affordable Housing
• Providing high quality broadband 

The Principal Delivery Officer responded to Members’ enquiries and comments on the document: - 

·         Clarification was given over the impact of the housing delivery test.  Initial indications were that this would not have a significant bearing in Teignbridge in the early years, but this could change depending on the ongoing pace of development.

·         The proposed changes to the definition of deliverability would mean that evidence would be needed to include sites with outline planning permission as part of the Council’s five year housing land supply.  There should be a robust response to this.

·         Guidance on assessing development viability would be published alongside the NPPF.  It provided clearer guidance on land value expectations but it was commented that this could be strengthened and a more accurate approach to accounting for build cost should be firmly sought.

·         Again on viability, review mechanisms that capture increases in the value of a large of multi phased development should be strengthened, especially in an appreciating market.  It was recognised that this was a national issue rather than a Local Plan issue and one that presented challenges across the country.

·         Question 10 – There was a request to strengthen the need for planning conditions associated with matters like early infrastructure delivery to be in place before development commences.

·         Sustainable transport should be acknowledged amidst concern that some roads in the District were congested and no longer fit for purpose, but also the availability of other forms of transport including green modes of travel, with high quality cycling and local rail to be recognised.

·         A minor rewording to the responses in Question 23 and Question 24 was suggested. 

·         Question 28 – Members discussed the adequacy and dominance of parking arrangements on residential developments. (size of garaging provided) 

·         Question 30/31 - Members confirmed that greenbelt policies were not relevant in Teignbridge because there is no greenbelt here.

·         Question 32/33 – Members sought a strong comment on policy that provides a local veto against onshore wind development.

A Member welcomed the acknowledgement of the Housing White Paper ‘Fixing our Broken Housing Market’, but also referenced a lack of fibre optic broadband on development sites in Dawlish.  Another Member considered that broadband should be considered as part of the basic service to be offered and of the planning process. 

The Principal Delivery Officer confirmed that it was the intention to collate all comments and redraft a final draft response that would be presented to Executive on 1 May.

Resolved – Members noted the Government consultation on a revised draft National Planning Policy Framework and provided input into the Council’s emerging response, a final draft would be considered by Executive on 1 May 2018.