Policy HC8: Self-build and Custom Housebuilding

Object

Representation ID: 4169

Received: 20/12/2022

Respondent: Miller Homes

Agent: PlanIt

Legally compliant? Yes

Sound? No

Duty to co-operate? Yes

On site provision of custom and self build not necessary as the very small level of need can be addressed on small windfall sites. There is unlikely to be a take-up of self-build plots on large housing estates. Those plots are unlikely to appeal to those on the self-build register whose requirements are larger, individual plots.

The better approach to meet the scale of the identified need for Self-Build homes is to provide support for such applications from windfall opportunities. The policy should be revised. The first paragraph in the policy
should be retained and the remaining sections should be deleted.

Comment

Representation ID: 4279

Received: 22/12/2022

Respondent: Hampton Oak Developments

Agent: PlanIt

On site provision of custom and self build not necessary as the very small level of need can be addressed on small windfall sites. There is unlikely to be a take-up of self-build plots on large housing estates. Those plots are unlikely to appeal to those on the self-build register whose requirements are larger, individual plots.
The better approach to meet the scale of the identified need for Self-Build homes is to provide support for such applications from windfall opportunities. The policy should be revised. The first paragraph in the policy should be retained and the remaining sections should be deleted.

Support

Representation ID: 4473

Received: 22/12/2022

Respondent: Bloor Homes

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand. Bloor Homes considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.

Comment

Representation ID: 4508

Received: 22/12/2022

Respondent: Cameron Homes Ltd

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Cameron Homes considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.

Comment

Representation ID: 4537

Received: 22/12/2022

Respondent: Cameron Homes Ltd

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Cameron Homes considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the
Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.

Comment

Representation ID: 4563

Received: 22/12/2022

Respondent: Cameron Homes Ltd

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Cameron Homes considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the
Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.

Comment

Representation ID: 4587

Received: 22/12/2022

Respondent: Taylor Wimpey UK Ltd

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Taylor Wimpey considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.
Taylor Wimpey supports the approach that should a proposed custom self-build plot not be sold after 12 months following active marketing, then the developer will be permitted to build out the plan as a standard property type, recognising from experience that many of those who are on the Council’s register will not be seeking a plot on a larger housing development.

Comment

Representation ID: 4620

Received: 22/12/2022

Respondent: Four Ashes Road LTD

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the Council’s Self Build
Register on major developments but falls short of requiring a specific percentage of provision.

Support

Representation ID: 4636

Received: 22/12/2022

Respondent: CWC Group - Clowes Developments

Agent: Savills

Clowes supports Policy HC8, which states that major developments will be required to have regard to the need on the council’s self-build register, and make provision of self and custom build plots to reflect this. Clowes supports the flexible approach being proposed in this policy.

Comment

Representation ID: 4676

Received: 22/12/2022

Respondent: Keon Homes

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Keon Homes considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.

Comment

Representation ID: 4716

Received: 22/12/2022

Respondent: Lovell Homes

Agent: Evolve Planning & Design

The 2022 SHMA identifies 30 applicants on the self-build register as of Spring 2022, recognising that 10 of these applicants are also on a register within another LPA. This demonstrates a very low level of demand.
Lovell Homes considers Policy HC8 provides a justified and proportionate approach to meeting this specific need, which requires the consideration of the Council’s Self Build Register on major developments but falls short of requiring a specific percentage of provision.

Object

Representation ID: 4738

Received: 22/12/2022

Respondent: Hallam Land Management

Agent: Acres Land & Planning

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

The positive nature of this policy and the encouragement is welcomed. However the second paragraph is vague and unhelpful. Most sites are major development and will involve unnecessary research and expectation that plots need to be provided on market sites where developers and self-builders have opposing objectives in terms of design style, working hours, security matters and building timescales.

The paragraph need amending as a single or very few numbers of self-build plots would make complex land transactions, and Section 106 agreements onerous and time consuming.

Object

Representation ID: 4764

Received: 19/12/2022

Respondent: Mrs Joanne Harding

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

The Council can play a key role in facilitating the provision of land as set in the PPG . This could be done for example by allocating sites specifically for self and custom-build home builders could also be appropriate. The HBF does not consider that requiring major developments to provide for self-builders is appropriate, and the HBF considers that this element of the policy should be deleted.

Object

Representation ID: 4805

Received: 21/12/2022

Respondent: L&Q Estates Limited

Agent: Marrons Planning

Legally compliant? Yes

Sound? No

Duty to co-operate? Yes

The policy is ambiguous and does not provide sufficient clarity for what is expected on major developments, particularly given that the Self-Build and Custom Housebuilding Register or data from it is not published publicly. The register can't be relied upon as evidence for a policy as individuals can enter their details on multiple registers, skewing the data. Delivery of self and custom build plots on major development schemes are unlikely to be desirable to those on the Council's register as most self and custom builders seek standalone plots in the countryside. This approach also raises practical issues and potential for impact on development viability. Marketing the plot at a reasonable price for a period of 12 months is considered unreasonable and could cause delay in bringing forward supply.

Object

Representation ID: 4816

Received: 22/12/2022

Respondent: Crest Nicholson

Agent: Avison Young

Legally compliant? Yes

Sound? No

Duty to co-operate? Not specified

It is not considered appropriate to require major developments to provide for self-builders. There is no legislative requirement, or national policy stipulation. The NPPG encourages not requires councils to engage with developers about the contribution their schemes could make towards the supply, only where housebuilders have expressed an interest in this.

The requirement for development to have regard to the self and custom build register and make a provision of plots to meet this is unsound and should be deleted.

Object

Representation ID: 4921

Received: 22/12/2022

Respondent: Gladman

Agent: Gladman

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Gladman broadly support the inclusion of Policy HC8 relating to self-build and custom-build housing in line with current government objectives. That said, Gladman do not consider that a blanket requirement for major developments to provide self and custom build plots is justified, and thus consider that element of the policy should be deleted as there may not be necessary demand in all locations.

Support

Representation ID: 4966

Received: 20/12/2022

Respondent: Barratt West Midlands

Agent: Savills

Policy HC8 states that major developments will be required to have regard to the need on the council’s self-build register, and make provision of self and custom build plots to reflect this. Barratt supports the flexible approach being proposed in this policy.

Support

Representation ID: 4988

Received: 20/12/2022

Respondent: Barratt West Midlands

Agent: Savills

Policy HC8 states that major developments will be required to have regard to the need on the council’s self-build register, and make provision of self and custom build plots to reflect this. Barratt supports the flexible approach being proposed in this policy.

Comment

Representation ID: 5090

Received: 19/12/2022

Respondent: Barberry

Agent: RCA Regeneration

Policy HC8 talks about major developments but does not give a percentage requirement of self-build/custom-build plots. We consider that the policy is vague and would benefit from clarification, given how precise the council have been about the proportion of affordable housing, for instance.In light of the fact that the council are under an obligation to maintain a custom and self-build register, it should be clear what the requirements are and how a policy could address this appropriately.

Object

Representation ID: 5118

Received: 22/12/2022

Respondent: Redrow Homes

Agent: Harris Lamb Property Consultancy

Legally compliant? Yes

Sound? No

Duty to co-operate? Yes

Policy HC8 is flawed. It advises that major developments should include self build plots. In our experience the demand for self build plots cannot be met by individual
plots within PLC housebuilder schemes. They are not attractive to individuals who require self build plots, who tend to require larger plots in more rural locations. In
this regard, given that the Council require a minimum of 35dph to be achieved in development sites, the size of any self build plot will naturally be restricted.
This approach will also have an adverse effect on housing delivery. As the details of the self build plot will not be known, it means that full planning application cannot be submitted for any major site within the district. The self build plot element will necessitate the preparation of hybrid planning applications. This will complicate tiggers in conditions and the S.106 agreements.
The policy is not practically implementable. The policy should be re-drafted to support the delivery of self build and custom build housing and the Plan should put in
place criteria to direct development to appropriate sites, rather than to work under the incorrect assumption that self build plots are attractive to home builders on
commercial housing sites.

Comment

Representation ID: 5129

Received: 13/12/2022

Respondent: Seven Homes

Agent: RCA Regeneration

Policy HC8 talks about major developments but does not give a percentage requirement of self-build/custom-build plots. We consider that the policy is vague and would benefit from clarification, given how precise the council have been about the proportion of affordable housing, for instance.

In light of the fact that the council are under an obligation to maintain a custom and self-build register, it should be clear what the requirements are and how a policy could address this appropriately.

Object

Representation ID: 5142

Received: 19/12/2022

Respondent: St Philips

Agent: RCA Regeneration

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Policy HC8 talks about major developments but does not give a percentage requirement of self-build/custom-build plots. We consider that the policy is vague and would benefit from clarification, given how precise the council have been about the proportion of affordable housing, for instance.

In light of the fact that the council are under an obligation to maintain a custom and self-build register, it should be clear what the requirements are and how a policy could address this appropriately.

Comment

Representation ID: 5154

Received: 21/12/2022

Respondent: Taylor Reed Homes

Agent: RCA Regeneration Ltd

Policy HC8 talks about major developments but does not give a percentage requirement of selfbuild/custom-build plots. We consider that the policy is vague and would benefit from clarification, given how precise the council have been about the proportion of affordable housing, for instance.

In light of the fact that the council are under an obligation to maintain a custom and self-build register, it should be clear what the requirements are and how a policy could address this appropriately.

Object

Representation ID: 5176

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Clarify the requirement about having regard to the self build register that this applies only to part 1 of the register. Policy should also recognise that delivery of self build successfully occurs when there is a distinct phasing or grouping of plots.

Whilst supporting the principle of self build, this is best delivered on smaller more bespoke sites.

Support

Representation ID: 5177

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Support the provision for developer to build a standard housing unit on any un-sold self-build plot after twelve months.

Object

Representation ID: 5239

Received: 21/12/2022

Respondent: Richborough Estates

Agent: RCA Regeneration Ltd

Legally compliant? No

Sound? No

Duty to co-operate? No

Policy HC8 talks about major developments but we have two concerns over this. Firstly, incorporating self and/or custom build into larger residential schemes is unlikely to meet the need for this type of accommodation because the very reason why many self and custom builders want
to go down that route is because they do not want to live on large developments. Secondly, if the emerging Plan does continue with this approach then it needs to give a percentage requirement of self-build/custom-build plots. We consider that the policy is vague and would benefit from clarification, given how precise the council have been about the proportion of affordable housing,
for instance.
In light of the fact that the council are under an obligation to maintain a custom and self-build register, it should be clear what the requirements are and how a policy could address this appropriately.

Object

Representation ID: 5251

Received: 21/12/2022

Respondent: CCB Investments

Agent: RCA Regeneration

Legally compliant? No

Sound? No

Duty to co-operate? No

Policy HC8 talks about major developments but does not give a percentage requirement of self-build/custom-build plots. We consider that the policy is vague and would benefit from clarification, given how precise the council have been about the proportion of affordable housing, for instance.
In light of the fact that the council are under an obligation to maintain a custom and self-build register, it should be clear what the requirements are and how a policy could address this appropriately.

Object

Representation ID: 5288

Received: 22/12/2022

Respondent: Taylor Wimpey UK Ltd

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Clarify the requirement about having regard to the self build register that this applies only to part 1 of the register. Policy should also recognise that delivery of self build successfully occurs when there is a distinct phasing or grouping of plots.

Support

Representation ID: 5289

Received: 22/12/2022

Respondent: Taylor Wimpey UK Ltd

Agent: Pegasus Group

Support the provision for developer to build a standard housing unit on any un-sold self-build plot after twelve months.

Object

Representation ID: 5300

Received: 22/12/2022

Respondent: Miller Homes

Agent: Pegasus Group

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Policy is not justified as currently drafted and should be amended as suggested above.

The second and third paragraphs suggest that major developments will be required to provide for self-builders, and may also be required to provide design codes to support delivery of these plots, and to market such plots for a 12 month period before they can be brought forward as standard homes.

We do not consider a blanket approach to all large sites with the associated restrictions noted above to be appropriate, as this is likely to have significant negative impacts on delivery and viability for both regular housing and self-builds; particularly for volume housebuilders who will be bringing the majority of large sites forward, as their approach is not always compatible with self-building. We would therefore ask that this requirement is removed.

Instead, the Council should look to allocate sites specifically for self and custom-build housing, in and negotiation with landowners; supported by a more flexible policy that supports self-build on a site by site basis where there is a demand and appetite for it, and in line with relevant design parameters and other policies.