Measuring Demand for Custom and Self Build

Transcription

1 Measuring Demand for Custom and Self Build Laura Easton and Lin Cousins Three Dragons (in association with RTPI South West) Taunton 24 th January 2018

2 A few definitions to start. self-build and custom housebuilding means the building. of houses to be occupied as homes by individuals Maybe definition of what is not included is more helpful it does not include the building of a house on a plot acquired from a person who builds the house wholly or mainly to plans or specifications decided or offered by that person. (H and P Act 2016)

3 A few definitions to start No single definition of Self Build v Custom Build housing in reality a spectrum Self build - someone directly organises the design and construction of their new home (Doesn t have to build it themselves!) Custom build People choose the design and layout of their home, while a developer finds the site, secures planning permission and builds the property. (HWP) Note CSB is not Affordable Housing but it may be more affordable!

4 Why measure demand for Custom and Selfbuild housing? 2012 NPPF plan for a mix of housing based on.the needs of different groups in the community (such as..people wishing to build their own homes) SHMAs might mention but not measure Plans might enable but not directly make provision (with honourable exceptions) But then a step change. Self-build & Custom Housebuilding Act (2015) +Housing and Planning Act (2016) + Regs Housing White Paper If we do not believe local authorities are taking sufficient action to promote opportunities for custom-building and self-building, we will consider taking further action.

5 Why measure demand for Custom & Self-build housing? Duties on LAs - legislation Keep a register of individuals and associations seeking to acquire serviced plots of land Have regard to the register when carrying out functions - housing, planning, land disposal and regeneration Provides basic information on shortterm demand Impact on local plans and as landowners Grant sufficient suitable development permission for land to meet the demand for CSB Impact on local plans and permissions (s106 etc)

6 Relationship between the register and supply Measured in base periods to 30/10 Rolling 3 year deadline to meet demand in each base period Can identify those with a local connection Demand has to be met by sufficient suitable development permissions of serviced plots (a serviced plot = plot with access to a public highway and has connections for electricity, water and waste water, or. can be provided) Plot delivery and so on Beware clock stops at the end of the base period no concession for names subsequently withdrawn

7 In the longer term Wider assessment of demand (within Housing and Economic Development Needs Assessments) In order to obtain a robust assessment of demand for this type of housing local planning authorities should supplement the data from the registers with secondary data sources..(nppg)

8 What do we know about the patterns of demand? Traditionally Relatively wealthy Owners (2/3) Couples with no children Older households But this might be changing More interest from HH on lower incomes More single people More families Younger cohort Profile of self builders from University of York/Lloyds Profile of self builders (Ipsos Mori/NaCSBA)

9 Measuring CSB Demand a longer term view Registers major step in measuring short term demand Need for longer term assessments (overall nos. - types) For local authorities For developers/landowners - need confidence about demand No standard mechanism We are developing a model with support from the Task Force

10 The Demand Assessment Model Design Initial assessment Nationally % of households by type who are potential CSB and their characteristics (age, household type, income) data thanks to NACSB Match this to the local profile National profile of demand by household type Household numbers locally POTENTIAL DEMAND CSB LOCALLY

11 The Demand Assessment Model Design Then.. Take account of drop out rates, timescale for development and local supply Review household types making up the demand Check against register Check against historic patterns of CSB development (single/two dwelling sites, CIL exemptions) Check against 20% of total (Regs for serviced plots) Consider special local +s and s e.g. local tradition of community self build Model takes account of new OAN calculation

12 Results: Demand for Custom & Self-build by Area Estimate of plots needed over next 5 years Indication for longer term (local plans 15 years)

13 Camelot How many plots per year? Factors of net demand Example figures Gross potential demand 900 Adjustments for local factors e.g. income to land ratio / local supply 930 Adjustments for propensity factors e.g. drop out rate / timescales 450 Number of plots required pa years 1 to Adjustment for longer term - Number of plots required pa years 5 to Of which Self-build plots vs Custom build units Larger detached v smaller plot Intermediate

14 The Demand Assessment Model Design Refinements Currently Finalising the model Piloting with small sample of local planning authorities (part of a wider package of information)

15 Take-away points This is all very new..but it is not going away! Knowing about demand for CSB impacts on plan making and planning decisions Knowing about demand also important or landowners/developers CSB registers provide crucial short term picture (beware falsely high numbers) Longer term view requires a different approach with knowledge about make-up of demand. If you want to know more please contact us at lin.cousins@three-dragons.co.uk laura.easton@three-dragons.co.uk