No need for more Borders housing land - council

by DOUG COLLIE

An annual land requirement for the construction of 480 new houses would be acceptable for the Scottish Borders over the next ten years, planning officers for the region have told their counterparts in national government.

A minimum need for 4,800 housing plots during the coming decade has been set by the recently implemented National Planning Framework (NPF4) although critics argue that figure is too low to have a significant impact on regional economic growth.

But Scottish Borders Council, in a submission to government planning reporters examining the area's proposed Local Development Plan (LDP) has outlined the reasons behind its thinking on future housing land requirements.

NPF 4 states: “LDPs are expected to identify a Local Housing Land Requirement for the area they cover. This is to meet the duty for a housing target and to represent how much land is required. To promote an ambitious and plan-led approach, the Local Housing Land Requirement is expected to exceed the 10-year Minimum All-Tenure Housing Land Requirement (MATHLR) set out in NPF4”. 

The council explains that the Housing Land Requirement [HLR] set out within its proposed LDP needs to be updated to take into consideration NPF4, specifically the MATHLR. The land requirement, as it is a minimum, can be revised upward as LDP’s are prepared, where evidence justifies an increase. 

According to SBC: "However, NPF4 has been recently adopted and the evidence base is recent and up to date. Therefore, it is considered that an annual Local Housing Land Requirement of 480 units per annum (4,800 over a ten year period) would be acceptable for the Scottish Borders. It should be noted that this takes into account 30% flexibility allowance for a rural area. 

"It is not considered that there is a need to apply an increase to the MATHLR figure that is set out within the NPF4, at this point in time."

The proposed HLR figure contained in the proposed LDP is 383 units per annum, which includes 10% flexibility. 

"Therefore, it is acknowledged that the proposed Local HLR figure, 480 units per annum, exceeds the  figure contained within the proposed plan. It is considered that this adjustment, takes into account NPF4 and reinforces the Council’s ambition for growth in the economy within the Scottish Borders."

The submission also points out: "It should be noted that the council did not consider that the initial default figures circulated by the Scottish Government, prior to Draft NPF4, were realistic and were considered to be too low (175 units per annum)."

SBC considers that there remains a sufficient housing land supply, to meet a local HLR of 480 units per annum and 4,800 units over ten years. After various adjustments the land supply figure totals 8.348 units. 

"It is not considered that NPF4 or the proposed adjustment to the local HLR alters the council’s previous position, in respect of ensuring that there is sufficient housing land allocated within the proposed plan to meet the ten year local HLR."

At least one submission to the LDP examination suggests a HLR figure of 8,000 units over the next ten years should be adopted. 

But other parties point to the relatively low level of house completions in the Borders over recent years while arguing that land already allocated for development is more than adequate to cope with future demand.

The team of Scottish Government reporters working on the proposed Borders LDP may decide to arrange a public hearing to gain the views of various stakeholders on the region's HLR.