8.1 The provision of a sufficient quality and quantity of housing to meet the City's growing population is a central part of the strategy of the BDP. The type and condition of homes, together with the quality of the immediate surroundings, is one of the most important factors affecting quality of life.
8.2 The following policies contribute to the strategy for urban regeneration and economic revitalisation by ensuring that Birmingham's residents can live in comfortable and affordable homes in sustainable and successful neighbourhoods. The approach will need to ensure that there is sufficient land available to enable a variety of good quality housing to meet a wide range of needs, and that the City is increasingly attractive as a place to invest and live.
8.3 At the heart of the City's growth agenda is the concept of sustainable neighbourhoods ensuring that future housing, within and outside the growth areas, is delivered in the most sustainable way contributing to creating a strong sense of place, high standards of design and environmental sustainability, climate proofing and supported by high quality infrastructure and facilities.
| Policy TP27 Sustainable neighbourhoods | ||||||||||||||
New housing in Birmingham is expected to contribute to making sustainable places, whether it is a small infill site or the creation of a new residential neighbourhood. All new residential development will need to demonstrate that it is meeting the requirements of creating sustainable neighbourhoods. Sustainable neighbourhoods are characterised by:
Implementation
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8.4 The City is experiencing a period of rapid population growth, which leads to a requirement for many new homes and jobs. At the same time Birmingham has set itself a demanding target in terms of reducing its carbon emissions and needs to deliver development with high sustainability credentials.
8.5 All new residential development will need to demonstrate that it is meeting the requirements of Policy T27, thus ensuring that it contributes toward meeting the broader objectives of the BDP.
8.6 The principle underpinning the policy is that not only should new development be as 'sustainable' as possible, but it should also wherever possible contribute to the increased sustainability of what already exists, for example through reducing travel needs, extending CHP and the use of renewable energy.
8.7 Housing is the predominant land use within Birmingham and new housing will be appropriate in many locations across the City.
| Policy TP28 The location of new housing | ||||||||||||||
New residential development should:
* As defined in the Strategic Flood Risk Assessment. Implementation
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8.8 In identifying potential development opportunities the City Council has sought to create a sustainable pattern of development. Account has been taken of the availability of previously developed sites, their location and accessibility, the capacity of infrastructure, the ability to build mixed and balanced communities and constraints on development land, both physical and environmental.
8.9 Although every effort has been taken to make the Strategic Housing Land Availability Assessment (SHLAA) as comprehensive as possible, it is inevitable, given the built-up nature of Birmingham, that other opportunities for development/ redevelopment for housing will arise. The same principles will be followed in assessing planning applications for new housing development.
8.10 The majority of new housing provision within Birmingham will be located on previously developed land within the existing urban area. Based on an assessment of future land supply, the City Council expects that a minimum of 80% of new homes provided in the city over the plan period will be built on previously developed land. As set out in Section 3 it has been necessary, in order to meet the needs of Birmingham's growing population, to identify some land other than brownfield for housing development.
8.11 Over the period 2011-2031 51,100 homes are planned to be delivered. This reflects the current capacity and land allocations available within Birmingham's administrative area. It is however, insufficient to meet objectively assessed need and additional provision will be required beyond the City's boundary. This reflects the growth agenda and the desire to accommodate as much of the City's projected housing growth as possible within the City's boundary..
8.12 The trajectory takes account of the anticipated capacity of the urban area to accommodate additional housing; evidenced by the SHLAA, and the technical work to assess the deliverable capacity on land removed from the Green Belt to the north-east of the City.
| Policy TP29 The housing trajectory | ||||||||||||||
The housing requirement will be delivered in accordance with the following indicative average annual rates:
Implementation
Figure 1 Housing trajectory
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8.13 The City Council's aim is to increase the level of housing provision as quickly as possible as the country emerges from the difficult economic climate which prevailed at the beginning of the plan period. This has had a major impact on the house building industry with significant reductions in both housing starts and completions. In the short term it is unlikely that there will be a return to the levels of buildingexperienced pre-2008 and this, together with a significantly increased house building target, will require a stepped approach if the trajectory is to be delivered. Whilst the trajectory sets out annual provision rates, they are not ceilings. Housing provision over and above that set out in the trajectory will be encouraged and facilitated wherever possible.
8.14 Housing completions reached a low point between 2010/2011 and 2012/2013. The City Council will seek to stimulate house building in the short term, and a range of measures will be set out in the Housing Growth Plan. In the medium term the trajectory increases in line with anticipated improvements to market conditions and delivery on the sustainable urban extension taking place. In the longer term it is assumed that there will be stronger market growth in the City Centre and other growth areas making a significant contribution to housing provision.
8.15 Over the Plan period a significant increase in the delivery of new housing will be required to meet the needs of the City's growing population. In bringing forward new housing schemes the type, size and density of residential developments will be just as important as the overall numbers that are delivered.
| Policy TP30 The type, size and density of new housing | ||||||||||||||
Proposals for new housing should seek to deliver a range of dwellings to meet local needs and support the creation of mixed, balanced and sustainable neighbourhoods. Account will need to be taken of the:
New housing should be provided at a target density responding to the site, its context and the housing need with densities of at least:
In assessing the suitability of new residential development full consideration will need to be given to the site and its context. There may be occasions when a lower density would be appropriate in order to preserve the character of the locality, for instance, within a conservation area or mature suburb, or where a proposal would make a significant contribution to the creation of mixed and balanced communities, for instance, through the provision of family housing in appropriate locations within the City Centre. Where the density falls below those specified above, the applicant will be expected to provide supporting information justifying the density proposed. Implementation
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8.16 New housing provision in Birmingham should be made in the context of creating sustainable communities, which contain a mix of dwelling types, sizes and tenures together with the local facilities that make a neighbourhood successful. The amount of new housing provided over the plan period will be relatively small compared to the level of the existing dwelling stock. It is important that new housing is provided across all sectors of the housing market and that it meets the needs of a wide variety of households. New housing should add to the choice of accommodation available to people, whatever their circumstances. It should therefore be a mix of both market and affordable housing, and should consist of a mixture of tenures and prices, sizes and types. It should cater for specific needs, such as a wider choice of housing options for people whose current home is no longer suitable for their needs.
8.17 The City Council has undertaken a Strategic Housing Market Assessment (SHMA) and will review this periodically during the life of the BDP. The table on page 113 sets out the current proportion of housing by tenure and Policy TP31 on Affordable Housing should be cross referenced when considering the overall mix of dwellings.
8.18 In ensuring an appropriate mix of housing is provided it is also important that the most efficient use of the land is made. Land is a scarce resource so it is important that it is used efficiently when new residential schemes are proposed. As such, the density at which development occurs should be maximised subject to the density being appropriate to the character of the area. Appropriate densities will vary across the City, with higher densities in the City Centre to lower density housing in the suburbs. Higher densities should be accompanied by high quality design and ensuring the impact on its surroundings is fully considered.
8.19 The spacious nature and low density of some of the City's mature suburbs has led to development pressure for the intensification of existing housing areas through redevelopment at higher densities and the development of infill plots and backland areas. This can have a significant impact on local distinctiveness by the erosion of the unique character that makes these places special, particularly if the principles of good design are not taken into account. It is essential therefore if development takes place in these areas, that it is appropriate in all respects and that it makes a positive contribution to the environment and community within which it is located.
8.20 The private rented sector, where multiple units are developed and held in single ownership for long term rental, is supported by the City Council as making an important contribution to the supply of housing in the city, and meeting the needs of a mobile workforce, young professionals, households who have deferred house purchase or those who prefer to rent as a lifestyle choice. The City Council recognise the different characteristics of such developments (typically funded by large institutions or investors), including the lifetime development economics, which look to longer term returns rather than short term 'market' gains (compared to more traditional open market schemes), and will have regard to its particular characteristics during the decision making process when assessing the acceptability and viability of schemes.
8.21 The City Council is committed to providing high quality affordable housing for people who are unable to access or afford market housing. This is an important commitment to ensure that a choice of housing is available to all in mixed income and mixed tenure sustainable communities.
| Policy TP31 Affordable housing | ||||||||||||||
The City Council will seek 35% affordable homes as a developer contribution on residential developments of 15 dwellings or more. The level of developer subsidy will be established taking account of the above percentage and the types and sizes of dwellings proposed. The City Council may seek to negotiate with the developer in order to revise the mix of affordable dwellings (for instance to secure additional larger dwellings) or to adjust the level of subsidy on individual dwellings (a higher subsidy may be required in high value areas). Where such negotiations impact on the number of affordable dwellings secured the level of developer subsidy should be unchanged. There will be a strong presumption in favour of the affordable homes being fully integrated within the proposed development. However the City Council may consider off site provision, for instance to enable other policy objectives to be met, subject to an equivalent level of developer contribution being provided. Off site provision could be either by way of the developer directly providing affordable dwellings on an alternative site, or by making a financial contribution which would enable provision either through new build on an alternative site, by bringing vacant affordable dwellings back into use or through the conversion of existing affordable dwellings to enable them to better meet priority needs. In addition to general needs housing, development proposals for housing of a specialist nature within the C3 use class, such as housing for the elderly including extra care, supported housing and age restricted housing, will be expected to deliver affordable housing in accordance with this policy in order to assist in meeting the affordable housing needs of all members of the community. In phased housing developments, developers will be expected to provide details of the affordable housing provision in each phase,including the number and type of affordable dwellings to be provided. Where the applicant considers that a development proposal cannot provide affordable housing in accordance with the percentages set out above, for example due to abnormal costs or changing economic conditions, the viability of the proposal will be assessed using a viability assessment tool as specified by the City Council. The use of a standard assessment tool* will ensure that viability is assessed in a transparent and consistent way. The level of provision will only be revised where viability has been assessed using the specified tool. The different characteristics of developments which look to longer term returns rather than short term ‘market’ gains, such as multiple units of private rented sector housing in a single ownership intended for long term rental, will be taken into account when assessing viability. Costs associated with assessing the viability of a proposal shall be borne by the applicant. * Currently the Homes and Communities Agency’s Economic Assessment Tool (EAT) Implementation
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8.22 The most recent City wide SHMA, published in 2012, found that about 38% of the City's overall housing requirement is for affordable housing. The City Council will continue to seek to deliver the levels of affordable housing as set out below and so help meet the needs of the City's growing population. Figure below shows the split by tenure of affordable and market housing required for the City as a percentage.
| Tenure | One bed | Two bed | Three bed | Four bed | Total |
| Market | 8.1 | 14.9 |
17.3 | 21.9 | 62.2 |
| Shared ownership | 1.1 | 1.2 | 2.2 | 0.3 | 4.8 |
| Affordable rent | 3.7 | 11.6 | 5.3 | 0.9 | 21.6 |
| Social rent/ requires subsidy* |
1.7 | 3.0 | 1.6 | 5.0 | 11.4 |
| Total | 14.6 | 30.8 | 26.3 | 28.1 | 100 |
* Can be provided in either the social or private sector. Note: Figures may not sum due to rounding.
Figure Tenure of housing required (as a percentage)
8.23 The City Council will seek to achieve this challenging target by making the best use of the finance available including public subsidy, by directly building new council housing and by exploring all partnership opportunities to increase supply. Affordable housing provided through developer contributions will continue to play an important role in meeting the City's affordable housing needs.
New affordable housing
8.24 Whenever practicable within mixed tenure developments, the affordable dwellings should be located in clusters to enable effective management of them.
8.25 The quality of residential neighbourhoods and the housing stock within them is an important factor affecting the quality of life. The City Council will work to improve the quality of existing residential neighbourhoods through a programme of regeneration. Some regeneration areas have already been identified whilst others will be brought forward during the plan period.
| Policy TP32 Housing regeneration | ||||||||||||||
The regeneration and renewal of existing housing areas will continue to be promoted to ensure that high quality accommodation and environments are provided in line with the principles of sustainable neighbourhoods. The initial priorities will be:
Replacement rates on cleared sites will be maximised subject to the provision of high quality accommodation within a high quality environment. In redeveloping cleared sites the focus will not only be on addressing housing needs but, where appropriate, will need to identify and provide opportunities to improve local employment, open space provision, playing fields, sports facilities and the quality of the local environment and community, health and education facilities. Implementation
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8.26 The City has a long tradition of supporting regeneration and the renewal of existing housing estates to deliver an improved environmental quality and housing offer. A large proportion of the City's housing offer is contained within existing large residential estates. Some of these areas do not provide the quality of accommodation or environment that ensures a high quality of life for residents. The City Council will continue to support the regeneration and renewal of housing estates/areas. In particular the following have been identified as key opportunities:
8.27 Over the plan period other areas will come forward for regeneration and a proactive approach between the City Council, delivery partners and local residents will be taken to deliver the change and improvements.
8.28 Birmingham has five universities attended by around 72,000 students. These universities are important assets for the City. The City Council's vision for the future is for the City's universities to flourish and grow and for their strong academic and research base to stimulate growth in both the current and emerging business sectors.
8.29 Student accommodation plays a major role in the student experience at a university. Well designed and managed accommodation in the right location provides not only a place to live but also a place to study and relax in a safe and secure environment.
| Policy TP33 Student accommodation | ||||||||||||||
Proposals for purpose built student accommodation provided on campus will be supported in principle subject to satisfying design and amenityconsiderations. Proposals for off campus provision will be considered favourably where:
Implementation
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8.30 In addition to the City’s universities, Birmingham has six large further education colleges for students over 16 years of age who have left school and wish to continue their education towards academic and vocational education qualifications.
8.31 The universities/colleges and their students bring many positive benefits to the City. They enhance its reputation as a dynamic and vibrant location, they create a critical mass for the delivery of goods, services and events, they boost the local economy, they provide local businesses with skilled workers and seasonal part time workers, and they can aid regeneration and investment.
8.32 The City Council wishes to ensure that there is a sufficient supply of good quality accommodation which meets the needs of all members of the student community which is provided in a suitable and sustainable location, is well designed and provides a high quality living experience in attractive buildings which enhance the local area.
BCU Campus Eastside
8.34 Gypsies, Travellers and Travelling Showpeople have distinct accommodation needs. The lack of good quality sites impacts on the health and education of these communities. The City Council will seek to meet identified need on suitable sites in sustainable locations and maintain a 5 year supply of deliverable pitches/plots.
| Policy TP34 Provision for Gypsies, Travellers and Travelling Showpeople | ||||||||||||||
The following sites are allocated to provide for accommodation for gypsies and travellers:
Other proposals for accommodation for Gypsies, Travellers and Travelling Showpeople will be permitted where:
Implementation
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8.35 The Gypsy and Traveller Accommodation Assessment (2014) identified a need for an additional 8 permanent pitches in Birmingham by 2031. The GTAA also identified a need for 10-15 transit pitches and recommended that 5 stopping places be provided.
8.36 There is currently one site for Travelling Showpeople in the City. This has sufficient spare capacity to accommodate additional needs up to 2031.
8.37 The City Council will identify sufficient sites to address identified need in accordance with relevant national planning guidance, currently the PPTS. In particular a 5 year supply of specific deliverable sites will be maintained. 2 sites at Hubert Street/Aston Brook Street East and Rupert Street/Proctor Street have been identified and are shown on the Policies Map. These sites are of sufficient size to provide a 5 year supply and may, subject to good design, also be sufficient to meet identified needs for years 6 to 10.
8.38 The City Council will review the level of need periodically during the plan period. The broad location of search for additional sites required beyond the first five years, either to meet additional needs or to help meet current needs, will be the South Western part of the city's urban area. The criteria set out in the policy will be used to assess the suitability of potential sites and to determine planning applications. When sites have been identified in line with national policy, planning permission will not be granted for sites in the green belt.
8.39 The level of new housing provision in the City over the plan period is relatively small compared to the size of the existing dwelling stock. As the majority of the City's households will continue to live in the existing stock, the condition of that stock will have an important impact on the quality of life of many of the City's population, particularly those who live in parts of the inner city.
| Policy TP35 The existing housing stock | ||||||||||||||
Best use will be made of the existing dwelling stock and the City Council will seek to:
The City Council will also encourage retrofitting of the existing dwelling stock to achieve the sustainability standards set out in other planning policies. Implementation
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8.40 In view of the size of Birmingham's new housing requirement over the plan period,it is important to make the best possible use of the existing housingstock.
8.41 The continued improvement and maintenance of the City's existing dwelling stock will be a major priority for the City Council over the plan period. At the same time the City Council will seek to both protect and make the best use of that existing dwelling stock.
8.42 The City Council will seek to prevent the loss of 'decent' housing to other uses, to maximise use of the existing stock by reducing vacancies and to improve the existing stock where it has fallen into a sub standard condition or where it has the potential to become sub standard.
8.43 The City Council's Empty Homes Strategy sets targets for bringing empty private sector homes back into use. Empty homes can have a negative impact on adjacent residents and the environment in the wider area. As a general rule the longer a property remains vacant the more dilapidated it becomes. For that reason the Empty Homes Strategy targets private sector properties that have been vacant for more than five years. Once back in use these properties will increase the supply of housing in the City.
Existing housing
8.44 Education has a central role in the successful delivery of the growth agenda and a prosperous City. The provision of high quality facilities to create a learning environment will be as important as the overall level of education provision.
| Policy TP36 Education | ||||||||||||||
The development and expansion of the City's Universities (Aston University, The University of Birmingham, The Birmingham City University, Newman University and University College Birmingham) and the City's Higher and Further Education Colleges will be supported. Links between the Universities and other research and development establishments will also be promoted. As the City's population grows there will also be a need for additional Primary, Secondary and Special Needs school and college provision. Proposals for the upgrading and expansion of existing schools and development of new schools in locations where additional provision is required will be supported subject to the criteria below. The City Council may use its Compulsory Purchase powers to facilitate the development of new schools where this is necessary. Proposals for new education facilities should:
Implementation
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8.45 Ensuring that children and adults have the opportunity to discover and develop their talents through learning is a key objective of the City Council and other organisations involved in education provision. As the City's population grows the demands placed on the education and skills sector will increase. The planning system can support education by ensuring that sufficient land is available to accommodate the future growth in provision. Similarly successful schools are an important component of successful residential neighbourhoods.
8.46 Birmingham has seen a substantial increase in the number of births since 2001 and projections by the ONS suggest that this increase will continue. In response to this by 2013 more than 11,000 additional primary school places have already been provided in Birmingham. Current forecasts suggest that in 10 years time approximately 20,000 additional school places will be required at primary and secondary levels. This growth is not uniform across the City with some areas experiencing growth beyond existing provision while others have a surplus in capacity.
8.47 The Council's response to meeting this challenge is set out in the Education Infrastructure Plan.
8.48 It is recognised that any major housing development such as the Langley Sustainable Urban Extension and the Greater Icknield proposal will generate the need for additional early years education provision and school places and these will be planned as an integral component of the new developments.
8.49 In addition to schools, the various Universities in Birmingham also have plans for growth. The University of Birmingham for example, has emerging plans for its Edgbaston Campus and other Universities such as Birmingham City and Aston are implementing their own plans for expansion and/ or relocation.
Matthew Boulton College
8.50 Birmingham is a City that sets the health and well-being of its residents, and in particular the vulnerable, as a high priority. Planning can play a key role in providing access to a healthier environment by ensuring both high quality development and protection, enhancement and increased accessibility to open spaces. It can also assist in the potential for new or improved health facilities.
| Policy TP37 Health | ||||||||||||||
The City Council is committed to reducing health inequalities, increasing life expectancy and improving quality of life by:
Proposals for the development of new and the improvement of existing health care infrastructure required to support Birmingham's growing population will be permitted provided they meet the requirements of other policies. Implementation
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8.51 Poor health can be inextricably linked to a number of factors including environmental, social, and cultural factors and high levels of deprivation. As an example, poor housing standards are well known to contribute to respiratory diseases, as are cold homes. Poor access to green space, walking and cycling opportunities and fear of crime contribute significantly to our obesogenic environment. Homelessness can lead to extremely poor health outcomes, often catalysed by poor employment opportunities, overcrowding, and a lack of access to affordable homes and a mixture of suitable tenures.
8.52 Although planning is not the solution alone - it is an integral part of it. The provision of an environment that allows people to participate in physical activity such as walking and cycling is of paramount importance to a City as large and diverse as Birmingham. Active travel that encourages access to local employment can have real positive public health outcomes. Planning can also contribute to closing the gaps in life expectancy, health inequality and health inequity, with the provision of affordable homes and developments that encourage healthy lifestyle choices for example.
8.53 Planning for health is not just about public health. It is also important for planning departments to engage with CCGs and NHS area teams, to promote relationship that enable existing health facilities and services to be mapped early on in the planning stage of any developments. This will assist both parties in understanding existing and new health service provision early on in the planning process, and how to best facilitate this.
8.54 Most importantly, the City Council has a duty to work in partnership to deliver the priorities outlined in the Health and Wellbeing Strategy, and the Public Health Outcomes Framework.
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