Chapter One Introduction
1.1 Tribal Consulting was commissioned to undertake a research project reviewing the allocation of land for affordable housing through the planning system. We were asked to carry out research into the effectiveness of current arrangements and the potential value of introducing other mechanisms to assist the provision of affordable housing. Our team for the study included Dr Mark Robertson of Ryden, and Colin Innes of Shepherd & Wedderburn, who provided advice on property, valuation and legal issues.
Aims of the research
1.2 The aims identified in the research brief were:
i. To determine whether the planning system in Scotland requires to take further measures to ensure that sufficient land for affordable housing is available to meet the need for affordable housing.
ii. To determine whether there are measures that the planning system in Scotland could take to secure the longer term affordability of a supply of affordable housing e.g. more extensive use of title conditions/burdens etc. It may be useful to consider experience in a limited number of other nations.
iii. In particular, to advise on the potential value of introducing a separate planning Use Class for affordable housing, taking account of potential benefits and also any potential negative consequences, by:
- Assessing the practicality of introducing and operating a separate use class.
- Assessing its likely effectiveness as a tool for safeguarding sites for affordable housing and ensuring retention of housing units as part of affordable supply.
- Considering possible links to the valuation of land under the new Planning Gain Supplement.
- Taking account of the potential impact on future rates of development as a result of constraints outwith the planning system, such as availability of Communities Scotland investment programme funding.
iv. To indicate whether there are implications for the process of planning reform.
v. To recommend a course of action.
1.3 In essence, we were asked to review four main issues:
- The adequacy of the supply of land for affordable housing.
- The role of separate allocations in ensuring an effective land supply.
- The potential merits of an affordable housing use class, which would be both a mechanism for securing sites and also a means of ensuring affordability in perpetuity.
- Other mechanisms for securing affordability in perpetuity.
1.4 This report is structured as follows:
- In Chapter Two we set out how this research was conducted.
- In Chapter Three we review the literature on the availability and delivery of land for affordable housing, focusing particularly on literature relating to Scotland.
- In Chapter Four, we review the current affordable housing policies in Scotland
- In Chapter Five, we review the factors which influence land supply for affordable housing in Scotland.
- In Chapter Six, we discuss the issues which would need to be addressed in the development of any new delivery mechanisms.
- In Chapter Seven we consider three alternative delivery mechanisms:
- Allocation of sites for affordable housing.
- An affordable housing use class.
- Rural exceptions policies.
- And finally, in Chapter Eight, we set out the conclusions and recommendations of our study.
The findings from each of the local authority areas we investigated are provided in Appendix 1. The topic guides used for consultations are also included as Appendices 2 and 3.