Self-Build and Custom-Build Housing

Self-Build and Custom-Build Housing A. Overall Principles Self-Build and Custom-Build housing will be supported in the following scenarios: 1. On New Settlements and Strategic Growth Locations in accordance with Policy DS.2 and Part B of this Policy 2. On allocated sites in accordance with Policy DS.7 3. As a requirement to provide serviced plots as part of large housing sites in accordance with Part B of this Policy 4. On unallocated sites in accordance with Part C of this Policy. B. Required Provision on Large Housing Sites: Within all large developments (500 or more dwellings): • 2% of the dwelling must be provided as serviced self-build and custom-build plots unless demand identified on the LPA Self Build and Custom Housebuilding Register, or other relevant evidence, demonstrates that there is a lower level of demand for plots. • The allocated plots are to be provided at a range of costs, sizes, and types, in accordance with the latest identified local need and should achieve an average density of 25 dwellings per hectare. Self-Build and Custom Housebuilding sites are intended to help meet a specific form of identified housing need. Applications for schemes that provide for general market housing on such sites will not be supported. C. Unallocated Self-Build and Custom Build Housing Sites Proposals solely for self-build and/or custom-build housing will be supported in principle in the following locations subject to the following criteria: 1. As individual and small groups of plots within defined settlement boundaries. 2. On suitable sites outside of the Green Belt or Cotswolds National Landscape and adjacent to the defined settlement boundaries of Main Urban Areas, Main Service Centres and Local Service Centres (as defined by Policy DS.8 and DS.12) to meet a district-wide need. 3. On suitable sites outside of or within the Green Belt or Cotswolds National Landscape and adjacent to defined settlement boundaries to meet a local need identified by the local community. Developments should be small-scale and appropriate to the size and character of the settlement where the site is located. The proposed plots should be provided at a range of costs, sizes and types, in accordance with the latest identified local need. D. General Requirements Where in-principle support is conditional on meeting a district-wide need, planning applications will be required to include evidence regarding the demand for and supply of self-build and custom-build dwellings and how the proposed development responds to the need. Where in-principle support is conditional on meeting a local need identified by the local community, planning applications will be required to demonstrate need through a housing needs survey and support from the community for the scheme. On sites providing self-build and/or custom-build housing alongside other housing, schemes should also meet the following criteria: • Provision of plots in small clusters (usually between 5-9 plots) and not as individual plots throughout a site so as to prevent an inharmonious street scene. • Submission of a phasing plan to ensure CIL is not triggered for the self-build dwellings due to commencement of construction elsewhere on the site. Where outline permission is granted, individual plots should come forward for reserved matters approval to allow each one to be a separate chargeable development for the purposes of the Community Infrastructure Levy. E. Plot Passports and Design Codes For sites of more than one Self-Build or Custom-Build plot, Design Codes and Plot Passports will be required. Design Codes will set the overall standards for the site through written and visual directions while Plot Passports will provide potential purchasers with a clear and concise summary of the design parameters for an individual plot. It should include the location, permissible building lines, heights, footprints and access to services as well as separation distances to adjacent plots. F . Marketing and Legal Requirements A marketing strategy which specifies the minimum length of time for advertising plots and the appropriate means of doing so for schemes of more than 1 self-build or custom build plot. This must include an independent valuation of each plot taking into account the specific restrictions that apply to such schemes. If the plots are robustly marketed and there is no sale of these plots after 12 months at a reasonable price, or another period if mutually agreed between the relevant Council and developer, then dwellings may be built and brought forward for open market housing. All schemes comprising more than 1 plot will be subject to a legal agreement requiring: • All plots to be offered in the first instance to individuals or households that have a local connection through living and/or working in South Warwickshire or by having close family living in South Warwickshire (excluding those currently serving in the armed forces or who have recently served as explained in the Development Management Considerations below). • Each plot to be fully serviced by the site developer prior to first occupation of the development. • Any other matters that are deemed appropriate by the relevant District Council e.g. identified through adopted guidance, and those introduced by national legislation. HO.12 ~ Development Management Considerations Site Specific Considerations In addition to all national and local planning policy, self and custom build schemes should also address the following: • The scale of the proposed development in relation to the size and character of the settlement involved and relationship of the site to it. • The proposed density of the proposal in relation to the character and setting. • The design characteristics that have been used to define the character of the development. • The treatment of highways, drives and paths, including all internal roads and shared private drives. • The relationship of dwellings to adjacent road frontage, including boundary treatment. • The identification of all open spaces outside plots and how they are intended to be managed and maintained. • The identification of all structural landscaping outside plots and how it is intended to be managed and maintained. The design of self-build homes and their integration with other housing is an important consideration for the Councils. The use of Design Codes and Plot Passports will help in this regard and the points identified in the policy should be taken into account when preparing these documents and when developing detailed designs for individual homes. In the case of outline planning applications for schemes involving more than 1 plot, all matters relating to the development that lie outside individual plots should be covered at that stage and not through a reserved matters application. This includes access, roads and footways, drainage, landscaping and open space, together with arrangements for their maintenance. The need for a Construction Management Plan for an individual site will be considered, in collaboration between the applicant, the relevant Council and the local community. For schemes comprising over ten plots, the development should be implemented in two or more phases to ensure that the marketing of plots and the impact of construction are managed in an appropriate manner. General Requirements For schemes comprising more than one self-build or custom-build plot, the policy includes several requirements. The first is that plots must be offered to those with a local connection to South Warwickshire. This includes: • Those who live in South Warwickshire; • Those who have a permanent or temporary job in South Warwickshire and have held that job for at least 12 months; • Those who have close family living in South Warwickshire. Close family is defined as parents, siblings and children. Other family connections may be considered in exceptional circumstances; The requirement for a local connection does not apply those currently serving in the armed forces or who have served within five years of the date of their application to purchase a plot. Plots must be fully serviced meaning they must be connected to key utilities including water, electricity and broadband/telephone. They must also have access from the highway which can include sections of private or unadopted road with guaranteed right of access to the public highway. Marketing A marketing strategy will be required to ensure plots are widely and comprehensively advertised. It will be expected that the marketing period will last for at least 12 months. The marketing strategy should include: • Where the plots will be advertised (online, printed material, flyers etc) • How long those adverts will be available • Details of the prices plots are to be advertised for An independent valuation of plots is required to support the marketing strategy to ensure plots are marketed at a fair price. In the event that plots are marketed in accordance with the agreed marketing strategy and a sale is not agreed within 12 months, the Councils will allow the sites to be brought forward for open market housing. A variation to any signed legal agreement will be required and the Councils will expect robust evidence to be submitted to evidence that the marketing strategy has been adhered to before agreeing to change any legal agreement. This includes (but is not limited to): to before agreeing to change any legal agreement. This includes (but is not limited to): • details and copies of the relevant adverts placed, including the duration of the adverts, • details of all inquiries and offers received, • explanation for why offers did not proceed. Community Infrastructure Levy The implications of the Community Infrastructure Levy (CIL) on custom and self-build schemes also require careful consideration. Custom and self-builders can claim an exemption from the CIL charge, subject to meeting certain criteria. However, any exemption must be claimed prior to commencement, and it is therefore important that commencement on one plot of a multi plot scheme doesn’t prevent other self- builders from claiming an exemption. Early engagement with the CIL Officers at each Council is recommended. Policy Justification 5.5.2 The Self-Build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016), places a duty on Local Authorities to keep a register of individuals, and associations of individuals, who wish to acquire serviced plots of land to bring forward Self-Build and Custom Housebuilding projects. 5.5.3 The Act also places a duty on Local Authorities to have regard to the register when carrying out planning and other functions, including giving permission for sufficient serviced plots of land to meet the demand in their area. 5.5.4 The Councils will apply the definition of Self-Build and Custom Housebuilding from the Self-Build and Custom Housebuilding Act 2015. Larger Housing Sites 5.5.5 The policy provides several routes for self and custom build schemes to come forward. The primary route is through larger housing allocations by requiring a proportion of homes to be delivered as self-build plots. This will ensure new self-build homes are located in the most sustainable locations with convenient access to services and sustainable transport options. 5.5.6 The requirement for 2% of plots to come forward for self and custom build plot is based on demand trends from both Councils registers. It is however acknowledged that demand may change over the plan period and therefore flexibility is included in the policy to adapt to falling demand. If demand increases and a developer wishes to provide more than 2% self and custom build plots, the Councils will give this consideration, taking into account other policy aims of this plan. 5.5.7 To balance the efficient use of land with the practicalities of self-building, self- build and custom build developments are expected to achieve a density of at least 25 dwellings per hectare. Unallocated Sites 5.5.8 Individual and small-scale self and custom build proposals will supported within existing settlement boundaries, as defined in this plan. Small scale is considered to be less than 10 plots. 5.5.9 In addition, there may be circumstances where demand for self and custom plots, as shown by the Councils respective registers, is not being met by larger housing sites, particularly if there are delays developing large sites or if demand increases relative to current trends. Where there is unmet demand, suitable individual or small- scale sites adjacent to larger settlements to meet this demand will be supported. 5.5.10 There may also be circumstances where local communities wish to bring forward self and custom build sites to meet the needs of their community. This need should be evidenced by a suitable and robust Housing Needs Survey (as per Policy HO.4) for further guidance on Housing Need Surveys. Given such schemes are for the benefit of local communities, they are permissible