NM2: Diversifying Housing
Policy NM2: Diversifying Housing
Proposals for all residential development should seek to include in their housing mix a type and tenure suitable for first time buyers or those looking to rent their first home.
- Housing development of 11 or more dwellings, must deliver 50% affordable housing on site.
- Affordable housing must be delivered in the form of:
- 30% affordable home ownership
- 70% affordable rent and social rent, with the mix to be determined on a site-by-site basis at the planning application stage
- Proposals for residential development will be expected to provide a mix of dwelling types and sizes to address the nature of local needs and contribute to the objective of creating a mixed and balanced community. To achieve this objective, provision should be made for smaller dwellings (1 & 2 bedrooms) which should comprise 60% or more of the total in schemes of five or more dwellings.
- All Development proposals should be delivered as accessible and adaptable dwellings in accordance with Building Regulations M4(2), unless evidence can be provided to demonstrate that such provision would be impracticable or render the scheme unviable. The provision of homes constructed to Building Regulations Part M4(3) for wheelchair accessible homes will also be supported.
Supporting text
This policy refines the Local Plan objective of diversifying local housing supply and is intended to contribute to the core aspiration of the Neighbourhood Plan to diversity the demographic profile of the parish.
Census 2021 data shows that New Milton has noticeably older population compared to both the New Forest and England as a whole. The 65-84 age group represents the single largest age group in New Milton, surpassing 30%. New Milton also has a higher proportion within the 85 and over group, whilst the younger age groups (0–14, 15–24 and 25-44) are underrepresented relative to the district and national averages. The 45–64 age group is well represented, reflecting a substantial middle-aged population.
The Census data also illustrates a marked increase of over 21% in the last decade of households where non-dependent children cite as their primary residence, (compared to a national increase averaging 3.5% ) This indicates the relative unaffordability of entry-level homes, where young people are financially unable to move out and form their own households.
The Town Council views the Neighbourhood Plan as a potential way to reduce the aging population trend. Without intervention nearly half of the population of New Milton will be aged 65 and over within the next decade. Developers are therefore strongly urged to include housing size, type and tenures which will be attractive to younger buyer and renters.
In recent years there has been a shift in the composition of housing stock with increases in larger homes, with the share of one and two bed dwellings declining modestly. Just under 10% of homes are second homes (mostly smaller properties such as sea front flats) and there is a sizeable number of one and two bed dwellings in age restricted developments. Cumulatively, this means that whilst it would appear to be a reasonable stock of smaller dwellings, with the Housing Needs Assessment indicating that in order to support a balanced mix of properties, larger properties should be the priority, in reality the smaller dwelling housing stock is not available to address the housing needs for younger residents and as such the policy seeks to overcome this deficit.
This policy does, however recognise that with an aging population, whilst encouraging all residential development to include a greater contribution of the types of homes that will support the needs of younger people and families, the policy should address the need to provide accessible and adaptable dwellings to reduce the need for age restricted housing. By encouraging developers to build to at least M4(2) standard this ensures new builds provide options for buyers to remain in their home in later years, rather than moving out into care facilities, helping to maintain a balanced mix of demographics within any given neighbourhood.
Due to the lack of affordable housing options within New Milton, it is expected that the LPA and developers will enter into a legal agreement to secure any affordable housing on site as affordable in perpetuity to prevent any reduction in affordable housing options in the longer term.