9.1 In 2011 Portland was home to 12,884 people forming 5,175 households. The average household size was 2.48 persons. The total number of dwellings on was 5,608 dwellings. Indicating that almost 8% of dwellings in 2011 were either empty or second homes.
9.2 A majority of Portland’s housing stock is over 60 years old. Portland being dominated by terraced houses (approaching half of the dwelling stock). Portland has a lower proportion of owner-occupied homes and a higher proportion of homes that are privately rented than across the Borough. Almost a third of Portland residents rent their home.
9.3 The rate of new house-building on Portland is constrained by the amount of suitable development land available. 744 new dwellings were built between 2001 and 2013. A relatively small number of sites on Portland were identified as being available for housing development and suitable for inclusion in the latest SHLAA40. A lack of sites is one of the reasons why the population of Portland has been constrained and is forecast only to increase by 2.7% between 2011 and 203141. The population profile for Portland is likely to ‘age’ significantly if many of our young people and families are unable to find suitable, affordable accommodation on Portland. There are not enough small dwellings for the young, or suitable for those more elderly households wishing to down-size and thereby release much wanted family homes.
9.4 House prices in Weymouth and Portland are, on average, 11 times higher than average wage levels and overall, the affordability of housing is a major issue for the local population. Around 25% of households across the ‘housing market area’42 cannot afford housing at current market prices/rents without the need for some form of subsidy. There is considerable concern about the likely growth of second homes as Portland gets ‘discovered’ in the wake of growth in tourism and visitor attractions and reduced opportunities further west.
9.5 Housing condition also remains an issue. There are too many dwellings that are in a poor state of repair and well below acceptable standards for today and tomorrow.
9.6 In 2017, there are around 380 people on the housing waiting list with a Portland local connection. Many are single persons or younger families looking for 1 or 2 bedroomed properties. We are aware that there are a substantial number of elderly people who are currently living in larger homes and wish to downsize. Part of the local housing need will be met off the Island, but imaginative and innovative solutions are needed if much of it is to be met, and our population is to be properly housed, on the Island.
9.7 The Neighbourhood Plan Group commissioned its own study of site suitability to establish what land may be available to provide a continued supply of new dwellings. The study43 shows that, with the phased release of redundant public-sector sites and supportive facilitating policies, there is sufficient land within or adjacent to existing built-up areas to provide housing to meet local needs and allow building rates to continue at their current level. Policy Port/EN7 seeks to ensure that there is sufficient development land available, whilst protecting the more sensitive environments. The Neighbourhood Plan’s housing policies are aimed at ensuring that local needs and demands are recognised and have primacy when housing development takes place.
| Housing | |
|---|---|
| Aim | Provide the housing that local people want and need |
| Objectives |
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Policy No. Port/HS1 Housing Mix
New residential development should favour small dwellings.
Development proposals on major housing sites, of 10 or more dwellings or on sites of 0.5ha. or more, must contain an appropriate mixture of house types and sizes and show how they contribute to meeting the current housing needs of the neighbourhood area.
9.8 The NPPF (para. 61) says “the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies”. Policy HOUS1 of the Local Plan requires, subject to viability assessment, 25% of affordable dwellings on larger developments (over 10 dwellings) and “the type, size and mix of affordable housing will be expected to address the identified and prioritised housing needs of the area and should be proportionate to the scale and mix of market housing”.
9.9 Portland is a relatively low wage economy with a relatively limited number of development opportunities, so affordability and accessibility for local people is a real issue. We recognise too, that there are not enough small (one and two bedroomed) dwellings for the young or for mature households wishing to down-size, and thereby release much wanted family homes; nor ‘accessible housing’ that would benefit those with disabilities.
9.10 Policy Port/HS1 seeks to address the realities of housing development opportunities and housing needs on Portland. It requires residential development proposals on larger sites to provide justification for the housing mix on the site. In 2018 there is clear evidence, from our recent consultations, of a local demand for smaller dwellings that will help meet the needs of young households and mature households wanting to downsize. We do recognise that housing needs will change and will require regular re-assessment. The most recent assessment of local housing need should be used as the ‘starting point’ for judging the acceptability of the housing mix on any specific site. In making any judgement on this matter, consideration will also be given to whether the assessment remains relevant, and whether there are any particular strategic or local circumstances that may justify a different housing mix.
9.11 The NPPF (para. 68) recognises that “small and medium sized sites can make an important contribution to meeting the housing requirement of an area”. Many of the development opportunities on Portland are likely to be on smaller sites, yielding less than 10 dwellings. Unless viability or other material considerations, such as the character of the surrounding area, show a robust justification for larger dwellings, developments on smaller sites should also favour smaller (one and two bedroomed) dwellings. This should apply whether the development is for affordable or open-market dwellings or a mix. All new housing development should conform to the design and layout requirements of Local Plan Policy ENV 12.
Policy No. Port/HS2 Affordable Housing Assets
Proposals for community housing schemes on ‘affordable housing exception sites’, will be supported where the proposed development is:
9.12 National policy is very supportive of self-build and custom-built homes. The 201544 Act places a responsibility on the local planning authority to promote such housing and keep a register of individuals and associations of individuals who are seeking to acquire serviced plots of land in the authority’s area for their own self-build and custom housebuilding.
9.13 Whilst self-build housing projects may have some impact on meeting the need for more affordable housing, there is also a role for other forms of community housing. There are several models including co-housing, self-help housing, cooperative and tenant-controlled housing and community land trusts. Community housing is often designed to help certain groups – for example young people, older people, or those in need of affordable family homes. Housing can be rented to local people at affordable rates which are kept low over the long-term, or sold to create income for the community. It’s often eco-friendly and sustainable. Quite commonly the land remains in community ownership. Community housing may be the way for the community of Portland to provide decent and affordable homes for local people.
9.14 We are particularly keen to promote community-led housing projects, which are developed, owned and run by local community organisation or enterprise and focus on local housing needs and priorities. The Portland Community Land Trust45 has been incorporated as a Community Benevolent Company and founding directors have been appointed.
9.15 Community-led housing projects that provide affordable housing within the defined development boundaries are facilitated by policy Port/EN7 of the Neighbourhood Plan. Policy Port/HS2 supports an ‘exception-site’ approach to further the provision of community-led housing, if a suitable site is identified outside, but relatively close, to the current built-up area. Any community housing proposed on an affordable housing exception site, must fall within the definition of affordable housing set out in the Glossary.
9.16 Exception site development for a community-led housing scheme that meets the criteria will be supported. Any development proposal would need to show in terms of scale and design that it would not have an unacceptably adverse impact on its locality. Whilst we encourage innovation, we expect all dwellings to be designed and constructed to high standards that takes account of the challenging climatic conditions that can be experienced on the more exposed sites on Portland.
40 Weymouth & Portland Strategic Housing Land Availability Assessment, Weymouth & Portland BC, 2013.
41 Review of Future Housing Requirements for West Dorset District and Weymouth & Portland Borough, K Woodhead, Jun 2013
42 Weymouth, Portland and West Dorset
44 Self-build and Custom Housebuilding Act 2015 https://www.legislation.gov.uk/ukpga/2015/17/contents
45 For explanation of a Community Land Trust see Glossary
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