Masterplanning New Communities to

Meet Housing NeedShared Learning Event

Wednesday 16 October 2019 Dominic Houston

Lin Cousins

Emily Howbrook

The challenge• What mix and type of dwellings should be provided

on large new developments?

• EBC acquired land 2018 (for 1,800-2,000 new homes)

• Landowner and developer role

• Demand? Need? Aspiration?

• Can we ‘prescribe’ a mix at the outset?

• Inputs to masterplanning?

Approach to the study• Focused on “……….the Council’s approach to providing mixed and

balanced communities………..”

• Research tasks – responded to the issues:– Review of housing delivery - Eastleigh plus ‘family’ of comparator authorities

– Review of dwelling mix on other strategic sites

– Consultation with council officers

– Consultation with local development industry (9 house builders, housing associations and estate agents)

– Consultation on arrangements for delivering large strategic site elsewhere

• Important emphasis on comparators –

‘holding a mirror to Eastleigh’

Horton Heath

Context ……….• Existing – c.1,300

households (new scheme

1,800 dwellings)

• Established residential area

• Predominately family

housing

Picture from the data reviewSale House Prices (new

build since 2016)

• Like Fareham and Test

Valley

• Others much higher

priced e.g. Winchester

• But coastal conurbation

lower prices

Picture from the data reviewRecent newbuild

homes delivery

• Emphasis on

detached homes

• Very low %

apartments

Not the policy!2003 SPD

Requires:

1 and 2 bed – 35%

3 bed – 50%

4+bed – 15%

• Market housing being built

• 44% detached (est. as 4 bed)

Industry views • “Mainly a family market - 3 and 4 bed…”

• “Still demand for family houses - Would prefer to see

larger houses built in new areas - Eastleigh has plenty of

first time buyer properties in traditional terrace areas.”

• “3 bed houses most popular, but also 2 beds.”

• “Mix of products - 2 to 5 bed houses all do well - biggest

demand is 3 and 4 beds but 2 beds recently more

successful.”

Comparator strategic developments • Illustrations of format of large-scale developments in

this area

• 10 strategic sites – Hampshire - website

• 540 to 6,000 dws (4 out of 10 = 2,000+)

• But different approaches in different locations

• Only 3 with a density policy

• Variety of approaches to mix – but somewhere between 60% and 70% are 3+ bedroom

Market v affordable housing

• Very different dwelling types

• Market – 23% semi & 44% detached (est. as 3 & 4 bed

respectively)

• Affordable - 67% 1 and 2 bedroom

• Issues in achieving SPD (2009) objectives for AH -

“……generally reflect the size and characteristics of the

market units,….”

Achievability of (draft) local plan objectives

• Density – minimum 40 dph

• NDSS

• Accessibility – 80% to M4(2)

• Open space/gardens

• 75% of market, 65% of affordable sector …………should be two or three bedroom

Goldsmith Street, Norwich -

82 dph

OutcomesPut forward a mix

Type All Market Affordable

1 bed flat 6% 0% 18%

2+ bed flat 9% 5% 16%

2 bed house 28% 25% 33%

All 1 and 2 bed

dwellings43% 30% 67%

3 bed house 41% 50% 24%

4+ bed house 16% 20% 9%

Need to plan for:

• Mixing smaller affordable housing

units interspersed with (larger)

market housing

• Resolving tension between

density policy and other policy

objectives

Horton Heath – a family housing area

but can accommodate a shift to more

mixed development – but not a total

change

Learning points from the study• Flexibility in planning new schemes:

– ‘Exit strategies’ and tenure switches

– Review mix by phase

• Test accommodation schedules in design terms too

• Understand volume and SME housebuilders (and buyers)

• Avoid uniformity

Learning points from the process• Be prepared to crack on

• External ‘critical friend’ advisor

• Welcome the challenge

• Focus on the scope

• Involve your councillors

• Work backwards from the practical application of the findings

Questions & Discussion