Regulation 19 - Proposed Draft Local Plan Submission

6. Strategic Policies for Housing

6.1 We want to make sure that people continue to have the opportunity to find a home in Harborough. Providing new homes is also important to make sure that younger people in our District have reasons – and the choice – to make Harborough their home. We are also aware of the need to provide homes that cater to the lifestyles and requirements of our residents as they age. To do this, we need to create a wider choice of homes at a range of price points. Comment

6.2 Addressing housing needs through thoughtful planning is crucial for creating strong, inclusive communities that cater to residents at every stage of life. The following policies are designed to ensure that our housing strategy meets the diverse needs of our District, from providing affordable homes and supporting different housing types to accommodating those with specific requirements, such as older residents or the Gypsy and Traveller communities. Comment

6.3 We recognise that delivering a balanced mix of housing is essential to support economic growth, maintain social cohesion, and foster vibrant, well-integrated neighbourhoods. Each policy is tailored to address distinct aspects of housing need, guided by robust evidence and local priorities. This includes ensuring that new developments contribute to the supply of affordable homes, promoting self and custom-build opportunities, meeting the demand for specialist housing, and providing suitable sites for Gypsies and Travellers. Comment

6.4 The policies in this chapter also consider the unique challenges facing our communities, such as rising house prices and an ageing population, and aim to deliver high-quality, accessible homes that promote independence and wellbeing. By setting clear, fair and achievable requirements for housing development, we aim to create places where people can thrive - and provide certainty to developers on our expectations. Comment

Our reasons for this policy

6.5 This policy is designed to help provide more affordable housing. It will help ensure that families and younger people, including those who have a local connection, can find a home they can afford. By addressing affordability, we can help ensure that living in Harborough is not just a possibility for those on high incomes. Comment

6.6 As house prices in our district have risen, it has become increasingly challenging for some people to access homes in the private sector – whether buying or renting. Affordability in the district has worsened over the last decade. The average house price of £327,000 is one of the highest in Leicestershire and the affordability gap for many renters is also significant (see Harborough Local Housing and Employment Land Evidence, 2024). Our main source of affordable housing is where it is delivered along with market homes by developers. Comment

6.7 We have identified a need for 421 affordable homes each year. Most of our affordable housing need can be met if developments deliver 40% affordable homes. Additionally, we anticipate that, based on our experience, some developments by registered providers, such as housing associations, will deliver up to 100% affordable housing. Comment

6.8 Our evidence indicates a strong need for affordable rent tenure housing. There is a need identified for approximately 310 rented affordable homes and approximately 111 affordable ownership homes per year. As such and we have set a minimum requirement for this tenure of a 75%/25% split between social/affordable rented and affordable home ownership homes (see Harborough Local Housing and Employment Land Evidence, 2024). There is a need for other affordable home ownership products, but these are influenced by various factors such as the availability of government-funded equity loans. Therefore, we may allow flexibility for this tenure supported by up-to-date evidence of demand in the area. Comment

6.9 We have carefully considered the amount of affordable housing we can ask for, setting it at a rate high enough to contribute to need, but not so high that it makes development unviable. This testing gives confidence that it can be delivered, even if there are extra unanticipated costs (see Harborough Local Plan Viability Assessment, 2025). Comment

6.10 Development proposals that do not meet our minimum requirement for on-site affordable housing will normally be refused. We will only make exceptions where it can be robustly demonstrated that our affordable housing ask would genuinely make the development too expensive to deliver. We insist that viability assessment evidence is independently reviewed to make sure that if we accept a lower level of affordable housing it is justified given the high level of need. Comment

6.11 We have included an upward review mechanism where a policy-compliant level of affordable housing cannot be viably supported on site, as evidenced at the decision-making stage by the independent viability assessment and subsequent review. This will enable affordable housing contributions to be reassessed over the lifecycle of a development. This is particularly important at present, due to challenging wider economic conditions and high build costs. For larger schemes of 500 dwellings or more we require reviews at agreed stages as appropriate dependent upon the scale of the development, to be secured through the s106 agreement. The purpose of this review mechanism is in order to achieve greater policy compliance and optimal affordable housing delivery. Comment

6.12 Our 10-home threshold for when affordable housing must be on-site helps ensure requirements are applied consistently and fairly across developments. The 10-home starting point for onsite provision aligns with national planning policy; however, it has been primarily informed by our locally specific assessment of development costs and values. Comment

Our reasons for this policy

6.13 The needs of our population are evolving. Alongside a strong demand for family homes, we anticipate a rise in single-person households, particularly among older residents in the district (see Harborough Local Housing and Employment Land Evidence, 2024). This policy aims to address these changing needs, ensuring that everyone has access to suitable and affordable housing. Comment

6.14 Our evidence identifies a range of factors influencing demand for difference sizes of homes. Table 10 below shows the recommended mix of housing size (number of bedrooms) by tenure to meet demand. This should be used as a starting point for considerations as to the size of homes needed across the different tenures Comment

Table 10 Harborough housing mix required to meet needs

Source: Harborough Local Housing and Employment Land Evidence, 2024

6.15 Our evidence suggests that bungalows can play a role as part of the future mix of housing since they are particularly attractive to older owner-occupiers and may assist in encouraging households to downsize. They can also address the need arising from the growth in households with mobility problems and wheelchair user households. As a result, particular need and demand for bungalows is likely in both the market and affordable sectors. Comment

6.16 The policy reflects a projected significant increase in demand in wheelchair users (see Harborough Local Housing and Employment Land Evidence, 2024), which provides evidence that: Comment

• there is an estimated need of 364 wheelchair user homes between 2020-2041, equating to 17 dwellings per annum;
• the prevalence of wheelchair use increases with age, with significant increases in households headed by individuals over 65 years; and
• nationally 7.1% of social tenants are wheelchair users, compared to 3.1% of owner-occupiers, indicating a higher need for wheelchair accessible homes in the social housing sector.

6.17 We have also tested the viability implications for our expectations of this size and mix of homes. We are confident that sales prices for residential development in the district provide sufficient development value to achieve these standards (see Harborough Local Plan Viability Assessment, 2025). Comment

Our reasons for this policy

6.18 The minimum density standards are there to ensure efficient land use, helping us meet housing needs without excessively expanding our built footprint. More compact development can make infrastructure and services easier to deliver and access through walking or cycling. Permitting higher densities in the town centres of our Market Towns, reflects the better access to public transport and other services in these locations. Our approach to density aligns with our objectives to reduce reliance on private vehicles, reducing the associated carbon emissions and potential congestion impacts. Comment

6.19 We decided to stop short of setting specific standards for the ratio of houses to flats. This is to allow for flexibility and because the form of housing that may be appropriate can vary, even on sites within proximity to each other. We already know houses are needed more than flats and that bungalows can also have a role in meeting the needs of older residents looking to down-size, potentially freeing up larger homes for families. However, well-designed flats can provide suitable options for residents of all ages, especially in our market towns. There are already higher residential densities, particularly in Market Harborough and Lutterworth town centres. Flats may be more suitable in these locations, supporting higher density living while meeting the diverse needs of our community. Comment

Our reasons for this policy

6.20 Supported and specialist accommodation can support the diverse needs of a wide range of groups within the district seeking to live independently. Whilst the term independence is often used in the context of older people, promoting independence is important across all stages of life, from young children throughout adulthood and into old age. As well as provision for older persons, supported and specialist provision could include accommodation for people leaving hostels or refuges, care leavers, people with a disability who require support or for whom living independently is not possible, people with a mental health condition who require intensive support and victims of domestic abuse. The policy seeks to enable such provision over the plan period. Comment

6.21 We are aware that our community is growing and with it the housing needs of our older residents. Approximately 22% of the population in Harborough is aged 65 and over, with 11% aged 75 and over. By 2041, the population aged 65+ is projected to increase by 59% and the population aged over 75 is expected to almost double. Our assessment of needs shows a particular requirement for housing with support in both the market and affordable sectors as shown in Table 11. Comment

Table 11 Types of Specialist Housing for Older People Required

Source: Harborough Local Housing and Employment Land Evidence, 2024

6.22 We want to make sure that these homes are not just available but also suitable for older people. Of the approximately 2,000 new specialist homes and 800 bedspaces required, various types of housing to support different levels of care and independence are needed. This means designing them with the specific needs of older residents in mind, ensuring they are safe, accessible, and comfortable. It is about creating homes that support the dignity, independence, and wellbeing of our older residents. Developments should offer a suitable location that provides easy access to services, community and support facilities, including health facilities and public transport. Comment

Our reasons for this policy

6.23 The Council recognises the potential benefits of self and custom build development including increasing housing choices and adding to the character of neighbourhoods, fostering a sense of individuality and community pride. This type of development can often involve local contractors, suppliers and tradespeople, supporting the local economy and creating jobs. Comment

6.24 We are required by law to maintain a register of those seeking serviced plots of land to build their own homes. Our register suggests demand for 298 plots as at 30 October 2024, and we have typically seen an average of 36 registrations a year. The strongest demand is for 4-bed properties and plots over 500 sqm and around 10% are seeking 2- or 3-bedroom bungalows (see Harborough Local Housing and Employment Land Evidence, 2024). Comment

6.25 To help meet this demand, the policy sets out requirements for integration of self and custom build plots into larger housing developments that are not solely for specialist housing. This promotes diversity in housing types and allows self and custom-builders to benefit from the infrastructure and community amenities available in locations where larger development is supported by our strategy and which are more likely to be closer to public transport and other services. Our evidence suggests around 10% provision on sites of 40 homes or more should be sought. Our viability testing supports this approach and shows that requiring this level of self and custom build plots as part of residential schemes has a negligible effect on overall development viability (see Harborough Local Plan Viability Assessment, 2025). Comment

6.26 An appropriate legal undertaking will be required as part of any planning permission for self-build or custom build development to allow the Council to secure the provision. Comment

6.27 Our requirements for the marketing strategy are there to ensure an active local marketing campaign such as promotion on social media and relevant websites and targeted marketing to potential self and custom builders and local groups, alongside roadside marketing boards. We will be able to support this marketing activity by making it available to individuals on the Council's Self and Custom Build register who have expressed an interest. Comment

6.28 Plot passports, together with design codes, are a simple way of helping private homebuilders understand what they can build on a site. They are a key reference point for the purchaser, capturing relevant information from the planning permission, design constraints and procedural requirements in an easily understandable and readily accessible format. Comment

6.29 They can usefully be part of the marketing material for the plot and should be concise and set out the key design parameters for the plot and include access and services provision including: Comment

• the site location;
• the plot size (sqm)
• the ratio of built footprint to overall plot size;
• the indicative developable footprint;
• permissible building lines;
• building heights;
• access and servicing arrangements and easements; and
• additional design specifications, such as but not limited to materials, landscaping details, and access arrangements on each plot.

6.30 We encourage groups preparing neighbourhood plans to actively plan for this type of development. Comment

Our reasons for this policy

6.31 The Gypsy and Traveller and Travelling Showpeople communities have a long-standing presence in Harborough District, contributing to its historical and social fabric. This policy is designed to meet the specific housing needs of these communities, ensuring they have safe and suitable places to live that respect their cultural and lifestyle needs. Comment

6.32 The Gypsy and Traveller Accommodation Assessment (GTAA) (2024) provides an assessment of current and future need for Gypsy, Traveller and Travelling Showpeople accommodation. The pitch needs for Gypsies and Travellers and Travelling Showpeople for the period 2024-2041 are set out in Tables 11 and 12 below. Comment

Table 11 Need for Gypsy and Traveller households in Harborough that met the Planning Definition by year periods

Table 12 Need for Travelling Showpeople households that met the Planning Definition by year periods

6.33 Our assessment identified a requirement to allocate land for a minimum of 5 Gypsy and Traveller permanent residential pitches and 53 plots for Travelling Showpeople to meet needs up to 2028. This reflects the five-year minimum time period defined in national policy for this type of accommodation. Comment

6.34 Only the need from those households who met the 2023 Planning Policy for Traveller Sites planning definition should be formally considered as need arising from the GTAA. The study identifies that all of the need for Gypsy and Traveller pitches, and up to 29 Travelling Showpeople plots can be addressed through the use of vacant pitches/plots and intensification of existing sites. The remainder of the need for Travelling Showpeople (minimum 24 plots) can be accommodated on the allocations Land South of Gartree Road (in accordance with Policy SA02) and Land at Mere Lane, Magna Park (in accordance with Policy SA01). Comment

6.35 The GTAA also identifies a proportion of need for pitches and plots arising from 'undetermined' travellers that could meet the definition of a Traveller over the plan period. Policy HN06 includes criteria to support the delivery of new sites that come forward to meet the remaining need for 16 Travelling Showpeople plots and proportion of undetermined need over the plan period, including the ongoing allocation of land at Bonehams Lane from the 2019 Local Plan for up to 12 Gypsy and Traveller pitches. Comment

6.36 It is essential we safeguard existing sites against their loss to other land uses to ensure the existing supply of pitches and plots is maintained. Furthermore, we will continue to impose planning conditions to sites granted planning permission for Gypsy and Traveller and Travelling Showpeople uses to support the safeguarding of the pitches and plots for those who meet the definition of a Gypsy and Traveller or Travelling Showpeople set out in national policy. Comment

6.37 Gypsies, Travellers and Travelling Showpeople have particular accommodation requirements. Travelling Showpeople require significantly larger plots compared to Gypsy and Traveller site pitches. This is because they need space to store and maintain their showground equipment, particularly during the winter months. We want to enable this ancillary commercial development for Travelling Showpeople where operation requirements can be carried out in harmony with neighbouring land uses. Comment

6.38 Transit sites tend to contain many of the same facilities as a residential site, except that there is a maximum occupancy period of residence which can vary from a few days or weeks to a period of months. An alternative to a transit site is an emergency or negotiated stopping place. This type of site also has restrictions on the length of time someone can stay on it and has much more limited facilities. Comment