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capitaproperty.co.uk

PLACE NORTH

WEST

DEVELOPMENT

SERIES:

LANCASHIRE

UPDATE

WHAT’S IN

A NAME? Beckie Joyce

Project Director

Real Estate and Infrastructure

Leading the way in creating

places where people can prosper

Real estate and infrastructure

LANCASHIRE HOUSING MARKET...S

• No single Lancashire housing market

• Growth happens IN PLACES

• Politics of Place

• Two-tier administration has an influence

• Growth opportunities around towns and cities

• Implications of OAN for Lancashire

• Interventions depend upon Place

Places are at different stages of plan setting

Places create different values

Places deliver at a different pace

Places grow at different rates

Places produce different sales

OBJECTIVE ASSESSMENT OF NEED

• New methodology to cut down on technical arguments at Local

Plan Examination and Section 78 Appeals

• New “purist” approach takes household projections and increases

these with an uplift to address affordability

• Higher the affordability pressure the higher the uplift

• Consideration of economic uplift is removed from calculation

• Limited scope to challenge assumptions

• Mid Year projections may already be diverging from projections

OBJECTIVE ASSESSMENT OF NEED –

IMPLICATIONS FOR LANCASHIRELocal authority 2016 No of

Households

2026 No of

Households

Average

Annual

Change

Affordability

Ratio

DCLG

Calculation

BLACKBURN 63,891 64,760 87 5.1 93

BLACKPOOL 52,502 59,016 151 4.1 153

BURNLEY 37,856 38,555 70 3.9 70

CHORLEY 48,254 53,667 541 6.8 634

FYLDE 36,338 39,011 267 5.7 296

HYNDBURN 34,482 35,075 59 4.1 60

LANCASTER 60,040 63,802 376 5.1 401

PENDLE 38,315 39,967 165 3.9 165

PRESTON 58,439 60,579 214 4.8 225

ROSSENDALE 30,115 31,984 187 6.1 212

RIBBLE VALLEY 25,140 26,578 144 7.2 172

SOUTH RIBBLE 47,099 49,091 199 6.3 228

WEST LANCS 46,642 48,319 186 6.3 212

WYRE 48,645 51,396 275 6.2 313

Implications of OAN for Lancashire

• Clear North South Divide

• Methodology reiterates need for

cross boundary working

• LAs to be given support to exceed

need for their area – but must be

based on a plan

• Planning Inspectors to work on

assumption that approach is sound

– unless evidence otherwise

• Those with an existing plan should

carry on with old methodology

• Where there is no plan, decision

makers must take into account new

methodology

PLACE BASED APPROACH Blackburn with Darwen

• Land Allocations Plan

adopted in late 2015 and

identifies sites to build

over 9000 houses

• Over 100 housing based

projects

• Completions NEARLY

DOUBLED from 217

(16/17) to 418 (17/18)

• 12 active developers –

with 4 new entrants IN

2017

Growth and Development

Framework

Jan 20182016

Place Based Partnership

2017Pipeline for Growth

2018Growth & Development Framework

PLAN LED APPROACHNEW GARDEN VILLAGE IN LANCASTER

2016Infrastructure assessed

2017Garden Village Status

2019Local Plan Adopted

UP TO 5000 NEW

HOMES

DEAL LED APPROACHCity Deal in Central Lancashire

2013City Deal Signed

2014Housing Zone Status

Awarded

2017City Centre Living Strategy Published

17,400 New Homes.

2017 Over 3000

Completions

Skills and Action Plan

Expanded Partnership

PLACE BASED HOUSING GROWTH

SO……..