Agenda item

Application to modify S106 dated 1 October 2017 ( variation 10 July 2023 ) to planning approval 3/16/1446/OUT AND 3/19/2077/RM - To agree tenure of affordable homes as first homes tenure.

The Case Officer provided members with the following update:

 

•       The emerging Local Plan had reached Regulation 18 of the (Town and Country Planning (Local Planning) (England) Regulations 2012 stage and included policy maps and proposed allocations towards meeting housing need. Therefore, as detailed under Paragraph 226 of the NPPF (December 2023), for decision-making purposes only, the Council was only required to identify a minimum of 4 years’ worth of deliverable housing sites.

 

•       The East Dorset area could not demonstrate a four-year supply of deliverable housing sites as required by the National Planning Policy Framework (NPPF), with the current supply position standing at 3.9 years.  This meant that applications involving the provision of housing, the policies which are most important for determining the application are deemed to be out of date and the application should be considered favourably unless the proposal conflicts with specified NPPF policies or the adverse impacts would significantly and demonstrably outweigh the benefits (NPPF paragraph 11).

 

 

With the aid of a visual presentation including plans and aerial photographs, the Case Officer identified the site and explained the proposal and relevant planning policies to members. Photographs of site location, surrounding features as well as views from North and South from Ringwood Road were shown. Members were informed of the site history and were reminded of the outline application allowed at appeal, the reserved matters application which was approved in 2023 and the previous modification to affordable housing reducing it to 15% also approved in 2023. Included in the officer’s presentation was details of the approved dwelling mix with the inclusion of visual aids of sample one- and two-bedroom flats. The Case Officer highlighted the key planning issues and noted responses from consultees and local representatives. It was recognised that no objections had been raised from the Parish Council or Housing Officers. Comments from the Parish Council regarding the loss of 3 bed homes were noted but it was advised this was considered under the previously approved reserved matters application. Members were well informed that the loss of homes had been discussed, however, it was considered under previous modifications. The definition of first homes was outlined and the number of affordable homes agreed based on a viability assessment, was discussed. Members were informed that the details of the proposal before them would be secured by a section 106 legal agreement.

 

The officer’s recommendation was to:

 

a)    Grant permission subject to the completion of a legal agreement under section 106 of the Town and Country Planning Act 1990 (as amended) in a form to be agreed by the legal services manager to amend planning obligations as follows:

 

-replace affordable for rent units with first homes.

 

b)    Refuse permission if the legal agreement under section 106of the Town and Country Planning Act 1990 (as amended) is not completed by (6 months from the date of committee) or such extended time as agreed by the Head of Planning.

 

 

Public Participation

The agent spoke in support and thanked the officers for their comprehensive report. He informed members that they had sought a registered provider, however, they had been unsuccessful finding a one to take the affordable rent homes on. This had been raised with MPs as well as Dorset Council. Members were informed that without provision for affordable housing, they had reconsidered and proposed affordable first homes which would only be sold to people with a local connection as set out by Dorset Council. Mr Lofthouse assured members that they were not seeking to reduce the number of affordable homes and the proposed would respond to local needs.

 

 

Members questions and comments

·       Referred to Dorset Council’s housing strategy which was recently approved.

·       Questions raised why Dorset Council could not take the affordable to rent homes on and when this could happen in the future.

·       Confirmation of local eligibility criteria.

·       Clarification on discount for future sales.

·       Significant number of residents in Dorset in need of housing.

·       Members sympathised with the Local Ward member; however, it was noted that it was still affordable housing to purchase which would benefit residents.

·       Families and key workers would benefit from the opportunity to buy homes at a discounted price in their local area.

·       Considered as good homes in a needed area.

·       Some members were disappointed and felt the proposal was a disservice.

·       Substantially lower cost to help residents on the property ladder.

·       Developer could have considered arrangements with Dorset Council.

·       A motion to defer, was proposed by Cllr Dave Tooke, and seconded by Cllr Shane Bartlett. A vote was taken, and the motion was overturned.  

 

 

Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representatives; and what they had heard at the meeting, a motion to approve the officer’s recommendation to grant as recommended, was proposed by Cllr John Worth, and seconded by Cllr Robin Cook.

 

Decision: To grant the officer’s recommendation for approval.