Affordable Housing In Malvern Hills District Supplementary Planning Guidance

What is Supplementary Planning Guidance?
The Malvern Hills District Local Plan contains policies aimed at increasing the amount of affordable housing provided within the District through the planning process. The purpose of Supplementary Planning Guidance or SPG as it is commonly referred to, is to provide additional information explaining how Local Plan policies are implemented when planning applications for new housing development are submitted by landowners and developers.

Supplementary Planning Guidance is essentially local guidance and does not have the same weight as the Local Plan. However, it is regarded as an important supporting document for policies contained in the Local Plan.

What does it contain?
Some highlights of the SPG are summarised below:

Definition of affordable housing
Affordable housing is housing provided for rent or sale, at a price level which can be sustained by local people in housing need. It can include subsided housing for rent, shared ownership and low cost market housing.

Based on income levels as at the beginning of 2003 the affordability level within Malvern Hills District for housing for sale was estimated at £81,500.  This figure has now been revised. On the basis of data in the Annual Survey of Household Incomes included within the Worcestershire Economic Assessment 2005/6, the affordability threshold for the year commencing 1st October 2006 is estimated at £93,500.  Above this cost open market value housing is not considered to be generally available as an outright purchase for a significant proportion of the District's working population.

For rented housing, affordable rents relate to maximum Housing Benefit eligibility needs.

• Definition of local housing need
  A local housing need exists where a household is financially unable to obtain a dwelling in the open market and where they meet one of a number of criteria relating to accommodation requirements, local employment and family needs.
  
  
• Legislative and policy background planning policies on affordable housing
  There is clear policy support at national, regional and county level for the provision of affordable housing through the planning process. Policies CN2 (Providing Affordable Housing in New Housing Development) and CN3 (Rural Exception Sites) of the Draft Malvern Hills District Local Plan reflect this policy background.
  
  
• Thresholds for affordable housing
  Policy CN2 of the Draft Malvern Hills District Local Plan requires up to half of all new housing development on sites of 0.5 hectares and over, or 15 dwellings or more, in Malvern to be made available for affordable housing.
  
  For the rest of the District up to half of sites of 0.2 hectares, or 5 dwellings or more, should be made available for affordable housing.
  
  
• Funding for affordable housing
  Affordable housing should be made available as an integral part of the new housing development. Exceptionally a financial contribution can be made by the landowner/developer to the District Council in lieu of on-site provision, or off-site provision may be considered. Financial contributions will be based on the Total Cost Indicator (TCI) figures published annually by the Housing Corporation.
  
  
• Legal Agreements
  All affordable housing provided within the District will be the subject of a legal agreement which will set out the arrangements for its delivery, normally to a Registered Social Landlord (RSL), and guaranteeing that it remains affordable in perpetuity, regardless of tenure.

Consultation
The draft Affordable Housing SPG was consulted on from 16th January 2004 until 27th February 2004. Consultation on the Draft SPG including the publication of a summary leaflet, was wide ranging and included all local authorities within Worcestershire, other adjoining Districts, Government Office for the West Midlands, Housing Corporation, Countryside Agency, all town and parish councils and housing associations. The consultation undertaken for the Draft SPG, which included adverts in the local press and other publicity, has been comparable with that undertaken to meet the statutory requirements for consultation required under the legislation for development (Local) plans.

A total of 34 responses were received from 9 respondents. Following consideration of the responses received during the public consultation stage, the SPG was adopted for Development Control purposes at Planning Committee on the 1st June 2004.

Where can I see a copy of the Supplementary Planning Guidance?
The Affordable Housing Supplementary Planning Guidance is available to view at the following locations:

• At any of our Customer Service Centres, and
• Upton Library

You can also view the document from here- Affordable Housing SPG  (1.27 MB).
Also available is the Addendum (October 2006).  (11.36 KB)

(A hard copy of the Affordable Housing SPG can be purchased from Customer Services at a cost of £10.00 plus £1 p+p).