Housing Policy Technical Guidance SPD
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16070
Received: 17/01/2023
Respondent: Dr Simon Hughes
It is really difficult to know whether to support or oppose for reasons attached.
HP01
A04
It is really difficult to know whether to support or oppose for reasons attached.
Support
Housing Policy Technical Guidance SPD
Representation ID: 16072
Received: 17/01/2023
Respondent: Mr John Thorp
A very useful and important document which has worked well.
HP01
A01
A very useful and important document which has worked well.
Support
Housing Policy Technical Guidance SPD
Representation ID: 16073
Received: 18/01/2023
Respondent: Mr John Thorp
I support the publication.
HP01
A05
I support the publication.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16082
Received: 01/02/2023
Respondent: Harold Liberty
Sections 3 and 4 general; specific areas e.g. section 3.6.1; the proportion of "affordable" housing is too low. If people are to be encouraged to move to the area and build community they must be able to access housing market.
General; no provision for requiring sustainable energy (e.g. solar panels, solar water) as standard, which should be vital for growth of energy efficiency in housing provision.
HP02
A05
Sections 3 and 4 general; specific areas e.g. section 3.6.1; the proportion of "affordable" housing is too low. If people are to be encouraged to move to the area and build community they must be able to access housing market.
General; no provision for requiring sustainable energy (e.g. solar panels, solar water) as standard, which should be vital for growth of energy efficiency in housing provision.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16083
Received: 01/02/2023
Respondent: Harold Liberty
Sections 3 and 4 general; specific areas e.g. section 3.6.1; the proportion of "affordable" housing is too low. If people are to be encouraged to move to the area and build community they must be able to access housing market.
General; no provision for requiring sustainable energy (e.g. solar panels, solar water) as standard, which should be vital for growth of energy efficiency in housing provision.
HP06
A05
Sections 3 and 4 general; specific areas e.g. section 3.6.1; the proportion of "affordable" housing is too low. If people are to be encouraged to move to the area and build community they must be able to access housing market.
General; no provision for requiring sustainable energy (e.g. solar panels, solar water) as standard, which should be vital for growth of energy efficiency in housing provision.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16084
Received: 01/02/2023
Respondent: Harold Liberty
Sections 3 and 4 general; specific areas e.g. section 3.6.1; the proportion of "affordable" housing is too low. If people are to be encouraged to move to the area and build community they must be able to access housing market.
General; no provision for requiring sustainable energy (e.g. solar panels, solar water) as standard, which should be vital for growth of energy efficiency in housing provision.
HP04
A05
Sections 3 and 4 general; specific areas e.g. section 3.6.1; the proportion of "affordable" housing is too low. If people are to be encouraged to move to the area and build community they must be able to access housing market.
General; no provision for requiring sustainable energy (e.g. solar panels, solar water) as standard, which should be vital for growth of energy efficiency in housing provision.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16085
Received: 12/02/2023
Respondent: Mr Darren Brooker
I am concerned that wording of the document does not adequately consider existing neighbourhood plans, especially where the existing neighbourhood plan is based upon more local and/or more up-to-date information (such as a more recent Housing Needs Survey). This could lead to developers exploiting the solution that best meets their own objectives, rather than the objectives of the Local Plan and/or Neighbourhood Plan.
HP01
A05
I am concerned that wording of the document does not adequately consider existing neighbourhood plans, especially where the existing neighbourhood plan is based upon more local and/or more up-to-date information (such as a more recent Housing Needs Survey). This could lead to developers exploiting the solution that best meets their own objectives, rather than the objectives of the Local Plan and/or Neighbourhood Plan.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16086
Received: 12/02/2023
Respondent: Mr Darren Brooker
Typograhical error (typo): "8.12.1 Before individual applications are submitted, it is required to have all the side
wide issues addressed"...... Should refer to 'site wide issues'.
HP08
A04
Typograhical error (typo): "8.12.1 Before individual applications are submitted, it is required to have all the side
wide issues addressed"...... Should refer to 'site wide issues'.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16091
Received: 14/02/2023
Respondent: The Wyvern Shipping Co Ltd.
Where is the information about the need for open spaces, nurseries, schools, Health provisions (dentists, doctors or walk-in centres) as well as shops and pubs/cafes.
As you stated in your documents the population of Bedfordshire has grown by more than double the national average since 2015.
Your own website states that 'Leighton-Linslade is the largest settlement in Central Bedfordshire' this quotes 2021 figures and the town has grown significantly more than the 4800 additional residents quoted.
With a population of around 40,000 people, Leighton-Linslade is the largest settlement in Central Bedfordshire.
Leighton-Linslade is an area of significant growth. There will be an additional 6,000 new homes from southern and eastern expansion projects over the next decade. Current estimates project that by 2021 the population of Leighton Linslade, as a whole, will increase to 44,800 residents.
Leighton Buzzard has only had one new lower school built and no other facilities, where are the additional Doctors surgeries and health hub which have been 'sold' on the plans of the new estates to the new residents of our town? Building endless houses without facilities leads to many social problems.
HP03
A03
Where is the information about the need for open spaces, nurseries, schools, Health provisions (dentists, doctors or walk-in centres) as well as shops and pubs/cafes.
As you stated in your documents the population of Bedfordshire has grown by more than double the national average since 2015.
Your own website states that 'Leighton-Linslade is the largest settlement in Central Bedfordshire' this quotes 2021 figures and the town has grown significantly more than the 4800 additional residents quoted.
With a population of around 40,000 people, Leighton-Linslade is the largest settlement in Central Bedfordshire.
Leighton-Linslade is an area of significant growth. There will be an additional 6,000 new homes from southern and eastern expansion projects over the next decade. Current estimates project that by 2021 the population of Leighton Linslade, as a whole, will increase to 44,800 residents.
Leighton Buzzard has only had one new lower school built and no other facilities, where are the additional Doctors surgeries and health hub which have been 'sold' on the plans of the new estates to the new residents of our town? Building endless houses without facilities leads to many social problems.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16103
Received: 15/02/2023
Respondent: Fisher German
Thank you for your letter to Exolum Pipeline System Ltd regarding the above. Please find attached a plan of our client’s apparatus. We would ask that you contact us if any works are in the vicinity of the Exolum pipeline or alternatively go to www.lsbud.co.uk, our free online enquiry service.
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Thank you for your letter to Exolum Pipeline System Ltd regarding the above. Please find attached a plan of our client’s apparatus. We would ask that you contact us if any works are in the vicinity of the Exolum pipeline or alternatively go to www.lsbud.co.uk, our free online enquiry service.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16104
Received: 20/02/2023
Respondent: Mr Tony Tomkins
All future houses to be of pre-fabricated timber frame construction .
All to include maximum thermal insulation.
Photovoltaic cell arrays to be included on all roofs
All external claddings to be of natural materials – endeavour to avoid use of ‘wet’ finishes.
Companies in the UK offering a pre-fabricated product from their own workshops to be encouraged.
They do exist!
Options should enable an on-site erection schedule onto a prepared base, to be completed within seven days.
HP02
A03
All future houses to be of pre-fabricated timber frame construction .
All to include maximum thermal insulation.
Photovoltaic cell arrays to be included on all roofs
All external claddings to be of natural materials – endeavour to avoid use of ‘wet’ finishes.
Companies in the UK offering a pre-fabricated product from their own workshops to be encouraged.
They do exist!
Options should enable an on-site erection schedule onto a prepared base, to be completed within seven days.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16105
Received: 20/02/2023
Respondent: Mr Ron Beckett
2.2 New Buildings.
Overall Objective. (As stated in The Local Plan for Central Bedfordshire)
Ensure Council-led and commissioned capital building projects embrace sustainability, are energy efficient, water-efficient, low carbon, and economically viable, based on a sound business case and robust WLC. In doing so, the Council will lead by example for developers in the area.
These high ambitions prompted me to offer commentary on the quality of house building
My previous experience drives me to ask for a stronger policy enforcement body applying the rules governing the build quality of new houses.
I am a new-property owner in Houghton Regis, and had 'snags' forced on me by the fact of having to buy the house before I moved in. The 'snags' were, in my opinion, the result of incompetent supervision, poorly trained tradespeople, and carelessness of casual labour.
The current regulations allow the builders to check their own work, and sign off each stage as satisfactory before moving on to the next stage. The actual work of building is done by contract labour authorised by their employer. There is no demand placed on them to train their employees to a standard that is fit for purpose, or to supervise the quality of the work done during the building process. The contractor doing the work is forced by financial penalty to come back and deal with the problems they have left behind, instead of having a work ethic that prevents it happening at all.
There is much more to be said about building regulations that I am not qualified to say. The Council will be aware that there is much recorded evidence in the public area that condemns the build quality of the last decades.
I will be happy if you can find a place in the Local Plan, Overall Objective, to include a discussion and conclusion that will make better houses and happier buyer/residents.
HP02
A03
2.2 New Buildings.
Overall Objective. (As stated in The Local Plan for Central Bedfordshire)
Ensure Council-led and commissioned capital building projects embrace sustainability, are energy efficient, water-efficient, low carbon, and economically viable, based on a sound business case and robust WLC. In doing so, the Council will lead by example for developers in the area.
These high ambitions prompted me to offer commentary on the quality of house building
My previous experience drives me to ask for a stronger policy enforcement body applying the rules governing the build quality of new houses.
I am a new-property owner in Houghton Regis, and had 'snags' forced on me by the fact of having to buy the house before I moved in. The 'snags' were, in my opinion, the result of incompetent supervision, poorly trained tradespeople, and carelessness of casual labour.
The current regulations allow the builders to check their own work, and sign off each stage as satisfactory before moving on to the next stage. The actual work of building is done by contract labour authorised by their employer. There is no demand placed on them to train their employees to a standard that is fit for purpose, or to supervise the quality of the work done during the building process. The contractor doing the work is forced by financial penalty to come back and deal with the problems they have left behind, instead of having a work ethic that prevents it happening at all.
There is much more to be said about building regulations that I am not qualified to say. The Council will be aware that there is much recorded evidence in the public area that condemns the build quality of the last decades.
I will be happy if you can find a place in the Local Plan, Overall Objective, to include a discussion and conclusion that will make better houses and happier buyer/residents.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16106
Received: 20/02/2023
Respondent: Satnam Group
Number of people: 3
Agent: Satnam Group
See Attachments
HP03
A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16107
Received: 20/02/2023
Respondent: Historic England
Agent: Historic England
On the basis of the information available to date, we do not wish to offer any comments.
We do however recommend that the advice of your local authority conservation and archaeological staff is sought as they are best placed to advise on local historic environment issues and priorities, including access to data, indicate how heritage assets may be impacted upon by the plan, the design of any required mitigation measures; and opportunities for securing wider benefits for the future conservation and management of the historic environment.
HP01
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See Attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16109
Received: 20/02/2023
Respondent: Natural England
See Attachment
HP01
A03
See Attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16110
Received: 20/02/2023
Respondent: National Highways
See attachment.
HP02
A03
See Attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16128
Received: 07/03/2023
Respondent: Cllr Silvia Collins
Rural villages need more bungalows to meet demand and enable downsizing. Policy also needs to incentivise delivery of new ones and disincentivise conversions of existing ones. Clearer definition of 'bungalow' required to prevent creative interpretations.
Policy H3 needs clarification.
Potential financial incentives for developers, to put in applications close to where there are existing extra care facilities, need to be removed.
Developers need more encouragement to invest in rural facilities.
The approach to viability mitigation for affordable housing (costed at sale) is especially good but must avoid potential to game the system e.g. by mitigating offsite, in cheaper locations.
HP03
A05
Bungalows:
We need a clearer definition of what a bungalow is. Although bungalows are referred to in the glossary, this has been subject to creative interpretation by developers, in order to infer an application was meeting CBC's housing requirements for the older age groups. As an example, attached is a drawing of one dwelling which was described as a '3 bedroom bungalow' suitable for older residents.
More bungalows are needed in villages to allow elderly residents to downsize but remain in their established community. The document recognises the benefit of this and that this will free up larger properties for families etc but it is not strong enough on delivery. Bungalows are ‘encouraged’ but lumped in with other housing types considered suitable. They are unlikely to be the preferred option by developers because of the ground space they occupy. Thus, we are unlikely to see many come forward without specific policy requirements or incentives.
We should also consider how it might be possible to disincentivise investors buying up bungalows for conversion to houses. This has been very popular in the villages as the uplift property value can be considerable but it removes stock from the village. Even worse though is developers buying up bungalows in order to knock them down and develop their plots with multiple housing units.
I am supportive of the Council's approach to age inclusivity, when it comes to housing allocation for bungalows.
Policy H3:
It is not clear what type or size of extra care facility will be required for planning applications for more than 300 dwellings. I felt this was lacking some detail.
5.9.2: This introduces inequality to the system. Developers putting in planning applications close to where an existing extra care facility is, will have considerably less cost in provision onsite than those that have to commission a whole facility (which I assume will have a minimum size requirement to make it a viable operation (?))
5.15.4: It would be nice to be able to do more than ‘encourage’ developers to invest in rural facilities. Considering the growth Harlington is seeing, it is very disappointing that there will be no new facilities as part of this, yet the village only has a few shops.
6.15.1: I approve of this approach, to review viability mitigation at the time housing is sold. It needs to be robust so that all benefit from cost engineering is lost and gaming of the system will not pay off. It should be calculated in actual monetary terms for the site in question, so that developers are not incentivised to provide affordable housing elsewhere, where it can be achieved more cheaply.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16139
Received: 10/03/2023
Respondent: Storey Homes
Please see covering letter.
HP01
A04
Please see covering letter.
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16160
Received: 28/02/2023
Respondent: WSP
HP03
A03
See Attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16161
Received: 28/02/2023
Respondent: WSP
HP06
A03
See Attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16162
Received: 28/02/2023
Respondent: WSP
HP07
A03
See Attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16163
Received: 13/03/2023
Respondent: Barton Willmore
See attachment
HP03
A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16164
Received: 13/03/2023
Respondent: Barton Willmore
See attachment
HP05
A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16165
Received: 13/03/2023
Respondent: Barton Willmore
See attachment
HP06
A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16166
Received: 13/03/2023
Respondent: Barton Willmore
See attachment
HP04
A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16167
Received: 13/03/2023
Respondent: Barton Willmore
See attachment
HP08
A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16214
Received: 15/03/2023
Respondent: Marston Moreteyne Parish Council
See attachment
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A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16215
Received: 15/03/2023
Respondent: Marston Moreteyne Parish Council
See attachment
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A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16216
Received: 15/03/2023
Respondent: Marston Moreteyne Parish Council
See attachment
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A03
See attachment
Comment
Housing Policy Technical Guidance SPD
Representation ID: 16274
Received: 16/03/2023
Respondent: Gladman Developments Limited
See attachment
HP03
A03
See attachment