Policy HBE1: Mixed Housing
Policy HBE1: Mixed Housing
- Substantial weight will be given to the benefits of providing small (1-2 bedroom) homes as this will contribute towards meeting the evidenced needs for Horsford.
- All homes should be constructed to Building Regulations Part M4(2) accessible and adaptable standard (as amended) unless it can be demonstrated that this requirement would render a development unviable, supported by an independent viability assessment that demonstrated that the application of the standard would make the development unviable. The minimum 20% requirement of the GNLP will continue to apply in this respect. In addition, the provision of homes constructed to Building Regulations Part M4(3) will also be supported.
- The provision of housing specifically for the elderly or disabled will be particularly supported where there is access to village amenities.
- The aim of this policy is to diversify the local housing stock to help satisfy the increased demand for smaller, lower cost dwellings and generally to improve choice. A Housing Needs Assessment (HNA) for Horsford was prepared in August 2023, published alongside this document, and its content has informed the specific provisions of the policy. It responds to the provisions of Policy 5 of the GNLP which seeks to ensure that the varied and changing need for homes for all sectors of the community are addressed and looks to the latest housing evidence as a starting point.
- The provision of a stock of small housing units, particularly within the heart of the village, would give the elderly an opportunity, if they wish, to vacate their larger dwellings, yet remain resident in the Parish and provide an opportunity for younger and/or key worker, one and two person households to find suitable accommodation in the area. Better utilisation of the existing housing stock is unlikely to occur unless smaller units are available either by the construction of new small dwellings or by the conversion of existing properties. Clause A of the policy therefore implements national decision-making policy HO7 in meeting the need for new homes by translating the conclusions of the HNA in order to rebalance Horsford’s housing stock, tenure mix in Horsford. BDC has also confirmed that recent delivery of open market homes in Horsford has concentrated on larger 3+ bedroom homes. If future scheme delivery continues this trend, given the GNLP requirements to deliver new homes to Nationally Described Space Standards, these larger family homes will generally be unaffordable for many purchasers, especially first-time buyers.
- The provisions of Policy 5 of the GNLP on the overall level of affordable housing which will be sought will be lower than the needs identified.
- Clause B of the policy responds to national plan-making policy PM13 which encourages local accessibility standards. There are currently three building regulations categories for new homes: M4(1) visitable (current requirement); M4(2) accessible and adaptable (currently optional); and M4(3) wheelchair user (currently optional).
- The Horsford HNA provides evidence which demonstrates that there is a need for Building Regulation M4(2) category homes in the designated neighbourhood area. The policy therefore makes this a requirement for all new homes but provides flexibility where a financial appraisal proves there is a viability issue so that the requirement for all properties to meet Regulation M4(2) can be relaxed. This flexibility does not apply to the minimum 20% requirement set by Policy 5 of the GNLP which will continue to apply. The Horsford HNA also demonstrates that there is a small need for M4(3) category homes and supports the provision of these kinds of homes. It is noted that the GNLP continues to require Nationally Described Space Standards for internal spaces which will also assist in providing homes with internal spaces that can accommodate wheelchair users/wheelchair accessibility. Negotiations often also secure level access (meaning no steps) front and rear, widened access doors throughout (min 900mm) including front and rear access doors, widened corridors and a wet room installed as standard for bungalows and ground floor flats. This specification falls somewhere between M4(2) and M4(3) and is also supported.
- Finally, Clause C of the policy continues to support the provision of elderly and specialist accommodation (extra-care C3 housing and/or C2 care home units) in Horsford in a location with access to village services amenities in line with the provisions of Policy 5 of the GNLP and Policy H5 of the Broadland Development Management DPD.