CSJ PLANNING and CSJ BROOKE SMITH

Bristol Core Strategy Hearing

A key document of the Bristol Local Development Framework the Core Strategy is undergoing its examination at a Hearing led by Inspector Simon Emerson.

It opened on June 21^st and will run through to September.

The Core Strategy sets out the future growth and policies for the city up to 2026 with its main headlines: 30,000 new homes; with a focus for regeneration in South Bristol; an expansion of the city centre; and the northern arc regeneration (Lockleaze).

CSJ Planning has been attending several sessions and giving evidence sponsored by a range of clients.

On Tuesday 22^nd June Director Andrew Beard attended the session on the proposed housing supply figures. Concern was expressed that the 30,000 figure for growth should be higher given the current economic climate, so that lack of supply doesn't drive prices up further. An analysis was also given of the true level of growth testing the assumptions that all the existing planning permissions would be implemented, which is questionable given the market and constraints such as ever increasing obligations on developers (s106, affordable housing, code for sustainable homes levels etc).

This session will resume in September when further details of the Regional Spatial Strategy abolition are known.

On Monday 28^th June Director Mike Orr gave evidence with regard to the proposed policy to increase affordable housing to 40%. The Inspector has already questioned the soundness of including in the policy the requirement for a reduction due to viability being an exceptional circumstance. Viability is a key material consideration. Mike Orr tested the analysis that of the developments that had come forward the viability was highly suspect in 53% of schemes. This did not even take into account those schemes that had not come forward due to other viability issues. The Inspector appears to share these concerns and it is to be hoped that a pragmatic approach may be to reduce the figures down to 30 or 35%

Our view is that as the document lasts until 2026, the first phase of the core strategy should not dissuade developers in this market and policies should be relaxed accordingly with later phases adjusted to follow an upturn in the economy. It is not acceptable just to wait until the economy improves and under perform in the short term.

It is interesting that CSJ was the only consultancy to engage with the process on the affordable housing issue whilst any success in facilitating future development will be shared by the whole industry.

An important next step is the recent publication of the Sites Allocation document with representations required by the autumn. Clients ought to check their landholdings or options with this document and can contact CSJ Planning if you feel professional representation would be beneficial. It is important to engage with this process as this will lead also to a future Hearing with an Inspector on the allocations.  

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