Comment
Specialist housing for later living in the Cheshire Green Belt
With the impact of the Standard Methodology being felt in regards to plan-making and the delivery of new homes, particularly in the North West, it is positive to hear of the Planning Inspectorate allowing a scheme for 110 units in the Cheshire Green Belt (Ref: APP/A0665/W/18/3203413).
In line with recent changes to Planning Practice Guidance aimed at highlighting the critical need for the delivery of housing for older and disabled people, an inspector weighed the balance in favour of delivering care apartments and bungalows.
Despite Cheshire West and Chester having a 7.56 year housing land supply and achieving 365% for their Housing Delivery Test (the second highest in the North West), an Inspector issued a decision yesterday that allowed the redevelopment of a former garden centre for a 110 unit scheme of care apartments and bungalows on land in the Green Belt.
The appeal decision cites evidence which suggests that there is an existing need for 428 extra care units within the defined market catchment of the proposal, and 884 units within the local authority area. It was also highlighted that this need is set to rise to 696 in the market catchment, and 1,306 in the district by 2028. While this data does not comprise a formal requirement, as Cheshire West and Chester’s Development Plan does not include a specific requirement for housing for older people, it is clear that there is a level of need that is not currently being met, nor is it expected to be met in the future.
The Ministry of Housing, Communities and Local Government published updated Planning Practice Guidance in June 2019 to help councils prepare planning policies for housing for older and disabled people (see our comment on this here). The guidance confirms: “In mid-2016 there were 1.6 million people aged 85 and over; by mid-2041 this is projected to double to 3.2 million. Offering older people a better choice of accommodation to suit their changing needs can help them live independently for longer, feel more connected to their communities and help reduce costs to the social care and health systems.” (ID: 63-001-20190626)
In light of this decision in Cheshire, and the critical need brought about by an ageing population, councils must look to take steps to be able to accommodate this growing demographic in the future. Without specialist or elderly provision we risk housing our elderly generation in accommodation that is not fit for purpose, thus restricting their ability to live independently and safely. While it is encouraging that the Government’s position has been positively reflected in decision taking, we wait to see how it will be applied to policy making.
The weight to be placed on the level of need for specialist housing is shown by the Inspector’s balancing of the very special circumstances. The inspector noted that, although the proposals comprised C2 use (residential institution), the council’s affordable housing policy still applies and the lack of any affordable housing is a harm to be weighed in the overall balance. The appeal is allowed despite the recognised substantial impact on the openness of the Green Belt, encroachment into the countryside and the failure to deliver any affordable housing.
For further information on this case or housing for later living in the North West please contact Jenny Fryer or Mike O’Brien.
22 July 2019