Proposed by Cllr Ratcliffe:
Background:
“House prices in our Borough are the least affordable in Devon, with the average house costing more than 12 times the average salary.
There is an almost complete absence of long term rented accommodation and an ever increasing pressure on housing stock that is available due to relocation trends from urban areas into more rural locations.
West Devon Borough Council continues to deliver what is required through the Joint Local Plan, by exceeding its housing delivery targets, but this alone will not tackle the problem or deliver the types of houses local people need, where they need them at a price they can afford.
I bring before the Council a motion to elevate the Council’s response to this crisis, to go further and do more: collectively, strategically and financially.
In proposing this motion, to declare a ‘housing crisis’ I am asking for the commitment of all members of this Council to step up to meet this challenge. This issue should be foremost in member’s minds when engaging with our communities, debating, challenging, setting strategy and exercising your democratic decision making powers.
Motion:
That West Devon Borough Council should recognise current difficulties in the housing market and the effect on the affordability of good quality housing within the Borough and:
1. Demonstrate our commitment to the wellbeing of homeless people in the Borough by providing quality temporary accommodation (such as is proposed at Springhill Tavistock) and reduce the need for less appropriate forms of temporary accommodation.
2. Act where the Council has a land holding and take an interventionist approach to the housing market over the longer- term, where there is demonstrable housing need, leading to improved long term housing outcomes.
3. Recognise the market failures locally around accommodation options for vulnerable people (exempt accommodation), work in close partnership with Devon County Council to provide alternatives – putting people before profit. At the same time lobby national government to make legislative changes to remove the incentives for unscrupulous providers and to protect the needs of this vulnerable group.
4. Recognise the need for extra care accommodation in the Borough (such as proposed at Plymouth Rd) and ensure such schemes are supported to come forward.
5. Actively contribute to ‘Team Devon’s’ housing task force and housing commission to build the case for affordable housing as a key priority in any pan-Devon devolution ask.
6. Lobby government through our MPs and the LGA to review the regulation of holiday accommodation, to ensure all holiday accommodation is suitably regulated and made subject to local planning policies and taxes. We should also appeal for an extension to the 90-day short term let legislation to be extended outside London and lobby DLUC for a separate planning class for short term lets and a proper licensing system to cater for them.
7. As the Council moves towards a review of the JLP, aspire to the highest affordable housing threshold that is sustainable and underpin it in policy.
8. Create a long term strategic partnership with a high quality Registered Provider to see the delivery of affordable-led housing at scale and over the long term in the Borough.
9. Continue to work closely with our main Registered Providers to ensure best occupancy of stock, not just by providing financial incentives for downsizing, but, where a step into home ownership may be possible, supporting tenants to make that move through a deposit grant scheme.
10. Use any Section 106 affordable housing contributions as soon as possible to help fund developments anywhere in the Borough where the terms of the Section 106 Agreement permit this.
11. As agreed at the last Hub Committee meeting, campaign for changes to the Broad Market Area to better reflect the costs of rents in West Devon.
12. Actively seek opportunities to invest in Council owned social housing with high sustainability specification (including modular housing) to support those on low incomes who are unable to afford ‘affordable’ rented housing.
13. Aligned with our Climate Change Emergency, continue to fund (and bid for further national funding) improvements to existing private sector houses within the Borough, recognising that housing is responsible for 40% of national CO2 emissions.”
Minutes:
CM.56/21
In the absence of Cllr B Ratcliffe, it was moved by Cllr N Jory and seconded by Cllr C Edmonds that:
“Background:
“House prices in our Borough are the least affordable inDevon, with the average house costing more than 12 times the average salary.
There is an almost complete absence of long term rented accommodation and an ever increasing pressure on housing stock that is available due to relocation trends from urban areas into more rural locations. West Devon Borough Council continues to deliver what is required through the Joint Local Plan, by exceeding its housing delivery targets, but this alone will not tackle the problem or deliver the types of houses local people need, where they need them at a price they can afford.
I bring before the Council a motion to elevate the Council’s response to this crisis, to go further and do more: collectively, strategically and financially.
In proposing this motion, to declare a ‘housing crisis’ I am asking for the commitment of all members of this Council to step up to meet this challenge. This issue should be foremost in member’s minds when engaging with our communities, debating, challenging, setting strategy and exercising your democratic decision making powers.
Motion:
That West Devon Borough Council should recognise current difficulties in the housing market and the effect on the affordability of good quality housing within the Borough and:
1. Demonstrate our commitment to the wellbeing of homeless people in the Borough by providing quality temporary accommodation (such as is proposed at Springhill Tavistock) and reduce the need for less appropriate forms of temporary accommodation;
2. Act where the Council has a land holding and take an interventionist approach to the housing market over the longer- term, where there is demonstrable housing need, leading to improved long term housing outcomes;
3. Recognise the market failures locally around accommodation options for vulnerable people (exempt accommodation), work in close partnership with Devon County Council to provide alternatives – putting people before profit. At the same time lobby national government to make legislative changes to remove the incentives for unscrupulous providers and to protect the needs of this vulnerable group;
4. Recognise the need for extra care accommodation in the Borough (such as proposed at Plymouth Rd) and ensure such schemes are supported to come forward;
5. Actively contribute to ‘Team Devon’s’ housing task force and housing commission to build the case for affordable housing as a key priority in any pan-Devon devolution ask;
6. Lobby government through our MPs and the LGA to review the regulation of holiday accommodation, to ensure all holiday accommodation is suitably regulated and made subject to local planning policies and taxes. We should also appeal for an extension to the 90-day short term let legislation to be extended outside London and lobby DLUC for a separate planning class for short term lets and a proper licensing system to cater for them;
7. As the Council moves towards a review of the JLP, aspire to the highest affordable housing threshold that is sustainable and underpin it in policy;
8. Create a long term strategic partnership with a high quality Registered Provider to see the delivery of affordable-led housing at scale and over the long term in the Borough;
9. Continue to work closely with our main Registered Providers to ensure best occupancy of stock, not just by providing financial incentives for downsizing, but, where a step into home ownership may be possible, supporting tenants to make that move through a deposit grant scheme;
10. Use any Section 106 affordable housing contributions as soon as possible to help fund developments anywhere in the Borough where the terms of the Section 106 Agreement permit this.
11. As agreed at the last Hub Committee meeting, campaign for changes to the Broad Market Area to better reflect the costs of rents in West Devon;
12. Actively seek opportunities to invest in Council owned social housing with high sustainability specification (including modular housing) to support those on low incomes who are unable to afford ‘affordable’ rented housing;
13. Aligned with our Climate Change Emergency, continue to fund (and bid for further national funding) improvements to existing private sector houses within the Borough, recognising that housing is responsible for 40% of national CO2 emissions.”
In his introduction, the Leader emphasised the scale of the current housing issues in the Borough and felt that the Council must take every possible step to attempt to address the crisis. In so doing, it was recognised that every Member of Council had a role to play.
During the ensuing debate, the following points were raised:-
(a) A proposal to defer the motion for consideration at the next Council meeting (to be held on 5 April 2022) was PROPOSED and SECONDED. In support of the proposal to defer, some Members made reference to the absence of the lead Hub Committee Member from this Council meeting and the wish for each aspect of such a detailed motion to be given in-depth consideration by the Homes Hub Advisory Group. In contrast, other Members emphasised the urgency of the situation and the need to make swift progress on declaring a housing crisis rather than creating any further unwarranted delays.
When put to the vote, the proposal was declared LOST;
(b) With the agreement of the meeting, the proposer and seconder accepted the following three amendments for inclusion within the substantive motion:
1. Deletion of the following at point 4: (such as proposed at Plymouth Rd);
2. The following additional point 14:
“That this authority lobbies our MP’s and Central Government to provide an incentive to landowners for the provision of land specifically for Local Needs Affordable Housing. Giving landowners a tax break when providing land for affordable housing where there is an identified need, would, it is believed, help to release land at a reduced cost to support the small scale provision of affordable housing in our rural communities. As Members and Officers will be aware, the cost of land for housing is a significant deterrent to bringing forward low cost quality housing in most of the Borough area, without the provision of open market housing, which most communities do not want;”
3. The following additional point 15:
“That, having declared a Housing Crisis (and recognising the importance of making quick progress), the ideas set out in points 1 to 14 of the substantive motion be given further consideration at:
1. a meeting of the Homes Hub Advisory Group;
2. an Informal Council session; and
3. future meetings of the Hub Committee and Full Council to be supplemented by published agenda reports and an evolving draft Action Plan.”
When put to the vote, each of these three additions were declared CARRIED.
It was then “RESOLVED that West Devon Borough Council should recognise current difficulties in the housing market and the effect on the affordability of good quality housing within the Borough and:
1. Demonstrate our commitment to the wellbeing of homeless people in the Borough by providing quality temporary accommodation (such as is proposed at Springhill Tavistock) and reduce the need for less appropriate forms of temporary accommodation;
2. Act where the Council has a land holding and take an interventionist approach to the housing market over the longer-term, where there is demonstrable housing need, leading to improved long term housing outcomes;
3. Recognise the market failures locally around accommodation options for vulnerable people (exempt accommodation), work in close partnership with Devon County Council to provide alternatives –putting people before profit. At the same time lobby national government to make legislative changes to remove the incentives for unscrupulous providers and to protect the needs of this vulnerable group;
4. Recognise the need for extra care accommodation in the Borough and ensure such schemes are supported to come forward;
5. Actively contribute to ‘Team Devon’s’ housing task force and housing commission to build the case for affordable housing as a key priority in any pan-Devon devolution ask;
6. Lobby government through our MPs and the LGA to review the regulation of holiday accommodation, to ensure all holiday accommodation is suitably regulated and made subject to local planning policies and taxes. We should also appeal for an extension to the 90-day short term let legislation to be extended outside London and lobby DLUC for a separate planning class for short term lets and a proper licensing system to cater for them;
7. As the Council moves towards a review of the JLP, aspire to the highest affordable housing threshold that is sustainable and underpin it in policy;
8. Create a long term strategic partnership with a high quality Registered Provider to see the delivery of affordable-led housing at scale and over the long term in the Borough;
9. Continue to work closely with our main Registered Providers to ensure best occupancy of stock, not just by providing financial incentives for downsizing, but, where a step into home ownership may be possible, supporting tenants to make that move through a deposit grant scheme;
10. Use any Section 106 affordable housing contributions as soon as possible to help fund developments anywhere in the Borough where the terms of the Section 106 Agreement permit this;
11. As agreed at the last Hub Committee meeting, campaign for changes to the Broad Market Area to better reflect the costs of rents in West Devon;
12. Actively seek opportunities to invest in Council owned social housing with high sustainability specification (including modular housing) to support those on low incomes who are unable to afford ‘affordable’ rented housing;
13. Aligned with our Climate Change Emergency, continue to fund (and bid for further national funding) improvements to existing private sector houses within the Borough, recognising that housing is responsible for 40% of national CO2 emissions;
14. That this authority lobbies our MP’s and Central Government to provide an incentive to landowners for the provision of land specifically for Local Needs Affordable Housing. Giving landowners a tax break when providing land for affordable housing where there is an identified need, would, it is believed, help to release land at a reduced cost to support the small scale provision of affordable housing in our rural communities. As Members and Officers will be aware, the cost of land for housing is a significant deterrent to bringing forward low cost quality housing in most of the Borough area, without the provision of open market housing, which most communities do not want;
15. That, having declared a Housing Crisis (and recognising the importance of making quick progress), the ideas set out in points 1 to 14 of the substantive motion be given further consideration at:
4. a meeting of the Homes Hub Advisory Group;
5. an Informal Council session; and
6. future meetings of the Hub Committee and Full Council to be supplemented by published agenda reports and an evolving draft Action Plan.”