In total 462 net
additional homes were completed during the monitoring year.
This figure will be submitted through our Housing Flow
Reconciliation Return to Government later in the year.
This total comprises
two elements:
1.
Between 1 April 2023 and 31 March 2024, there have been a total
of 528 net housing completions.
This represents 69 more completed homes compared to the previous
twelve-month monitoring period.
The main features
of the housing completions that were carried out are:
·
480 homes (90.91%) were completed on housing sites (Use Class C3).
Of this, 390 were new build homes (81%);
·
8 homes were demolished during the monitoring period;
·
Individual sites that saw the construction of five or less
dwellings during the monitoring period contributed just 56 (10.61%)
homes.
·
Significant sites providing housing completions (to use class C3)
over the monitoring period have been Germany Beck (117), The Cocoa
Works, Haxby Road (Phase I Blocks B and C) (107), Former Civil
Service Club, Boroughbridge Road (79) and the former Vacant Site,
Eboracum Way (62).
·
A net total of 29 (5.49%) off campus, privately managed student
‘cluster flats’ were completed at Aubrey House Foss
Islands Road.
·
143 (27.08%) net additional homes were a result of changes from
other uses to residential homes
2. A
loss of 66 net equivalent homes resulted from the closure of
three care homes
within the authority area during the twelve-month monitoring
period.
Planning applications determined during the
full monitoring period resulted in the approval of 658 net
additional homes.
This compares to 1,559 net approvals granted the previous year.
However, a further 513 homes were approved at Planning Committee
during the monitoring period and are still awaiting legal agreement
sign off.
The main features of the housing approvals
are:
·
577 of all net homes consented (87.69%) were granted on housing
sites (use class C3).
·
Significant sites granted approval for housing (Use Class C3)
includes Land at New Lane, Huntington (300),
Os Field South of & Adjacent to 1 Tadcaster Road, Copmanthorpe
(158), Land East of Middlewood Close, Rufforth (21) and Clifton
Without County Junior School, Rawcliffe Drive (15).
·
59 homes were approved on sites of 5 or less homes.
·
A net total of 33 new homes across three sites were granted
‘prior approval’, the most significant of which was at
Gateway 2, Holgate Park Drive (31)
·
44 net new retirement homes were allowed on appeal at 11 The
Village, Wigginton.
·
A further 513 homes have been approved through a resolution to
grant consent at Planning Committee over the last twelve months and
are currently subject to the execution of a section 106 legal
agreement. These sites include:
o Land to
the East of Millfield Industrial Estate, Main Street, Wheldrake
(139),
o
Enterprise Rent-a-car, 15 Foss Islands Road (133),
o Paddock
Lying Between Park Lodge and Willow Bank, Haxby Road (117),
o Land to
the South-East Of 51 Moor Lane, Copmanthorpe (75) and
o Tramways
Club, 1 Mill Street (35).
1.1
A total of 528 net housing completionstook
place during the full 2023/24 monitoring year
(see Table 1 below).
1.2
This figure is the result of compiling data from several sources
comprising:
·
Results from 6 monthly site visits to verify the number of housing
completions which have been carried out on each consented housing
site,
·
Analysis of Building Control completion returns that provide
information of both City of York Council and private building
inspection records,
·
Regular contact with developers/applicants for each site over 10
dwellings to accurately monitor completions and to estimate the
likely level of completions over the term of the build programme,
and
·
Monitoring of extant consents, new permissions, and the inclusion
of development through certificates of lawful development
previously not included within housing returns.
Table 1: Housing
Completions 2023-24 (1 April 2023 to 31 March 2024)
|
Year
|
Completions
|
New Build
|
Net Conversions
|
Net Change of Use
|
Demolitions
|
Net Dwelling Gain
|
|
1 April 2023 – 30 September 2023
|
173
|
106
|
-3
|
52
|
3
|
152
|
|
1 October 2023 – 31 March 2024
|
396
|
284
|
6
|
91
|
5
|
376
|
|
Total 2023/24
|
569
|
390
|
3
|
143
|
8
|
528
|
1.3
Table 2, below, highlights the more significant developments that
resulted in housing completions on traditional housing sites (Use
Class C3) over the twelve-month monitoring period.
1.4
The development sites at the Cocoa Works, Haxby Road (Phase I),
Germany Beck, Former Civil Service Club, Boroughbridge Road and the
previously vacant site at Eboracum Way provided a collective total
of 365 new homes.
1.5
Collectively a total of 56 net additional homes were provided on
sites with five or less homes being built during the monitoring
period. This represents 10.6% of all completions.
1.6
Previous feedback from the monitoring process established that
labour and material shortages have affected housing delivery rates
over the last few years. Recent feedback suggests that the impact
of these factors has been reduced over the last year and that there
is more optimism within the housing market regarding access to
materials and labour supply. However, higher borrowing rates
continue to affect the viability of projects. Several sites have
not produced the levels of completions as anticipated in our last
update but this may change as optimism and access to materials
continue to increase.
Table 2: Housing
Completion Sites (Use Class C3)
|
Site Name
|
Net Completions
(1 April 2023 to 30 Sept
2023)
|
Net Completions
(1 October 2023 to 31 March
2024)
|
Net Completions (2023/24)
|
|
Glen Garage 12 Hawthorn Grove
|
0
|
7
|
7
|
|
11 The Crescent
|
9
|
0
|
9
|
|
George Chapman (York) Ltd 86 Heworth Green
|
4
|
5
|
9
|
|
Former York City Football Club Bootham
Crescent
|
0
|
10
|
10
|
|
Former Lowfield School Dijon Avenue
|
24
|
0
|
24
|
|
The Cocoa Works Haxby Road Phase I (Block
C)
|
35
|
0
|
35
|
|
Vacant Site Eboracum Way
|
0
|
62
|
62
|
|
The Cocoa Works Haxby Road Phase I (Block
B)
|
0
|
72
|
72
|
|
Former Civil Service Club & Agricultural
Land to North of Boroughbridge Road
|
25
|
54
|
79
|
|
Germany Beck East of Fordlands Road
|
27
|
90
|
117
|
|
Sites providing 5 dwellings or less during the
monitoring period
|
17
|
39
|
56
|
|
All Sites
|
141
|
339
|
480
|
1.7
Table 3 provides a breakdown of the components of housing
completions for the 6-month monitoring period.
Table 3: Components of
Housing Completion Sites
|
Year
|
Type of Approval
|
Number of Sites with Completions
|
Gross Additional Homes Completed
|
Net Additional Homes Completed
|
|
1 April 2023 – 30 September 2023
|
Residential (Use Class 3)
Approval
|
29
|
161
|
141
|
|
1 April 2023 – 30 September 2023
|
‘Prior Approval’ Sites (see para
1.7 below for details)
|
4
|
12
|
12
|
|
1 April 2023 – 30 September 2023
|
Sites Lost to Housing Through Change of
Use
|
1
|
n/a
|
-1
|
|
1 October 2023 – 31 March 2024
|
Residential (Use Class 3) Approval
|
45
|
353
|
339
|
|
1 October 2023 – 31 March 2024
|
‘Prior Approval’ Sites (see para
1.7 below for details)
|
1
|
4
|
4
|
|
1 October 2023 – 31 March 2024
|
Privately Managed Off Campus Student
Accommodation
|
1
|
30
|
29
|
|
1 October 2023 – 31 March 2024
|
Sites Granted Certificates of Lawful
Use/Development
|
4
|
9
|
7
|
|
1 October 2023 – 31 March 2024
|
Sites Lost to Housing Through Change of
Use
|
3
|
n/a
|
-3
|
|
Total 2023/24
|
All sites
|
|
569
|
528
|
1.8
Table 4 provides details of the five sites where completions took
place within the ‘prior approval’
category during the monitoring period. In total these sites added
16 dwellings to the housing stock, 8 of which resulted from
the change of Commercial, Business and Service Use at 128 Holgate
Road to residential homes.
1.9
These completions represent a small increase when compared to the
supply from this same source over the previous two years. For
future completions, there remains a number of unimplemented
consents that fall within this category and there is further
potential permitted development rights through the new use class
order introduced in September 2022 (see Appendix 1 for further
details).
Table 4: Housing
Completions Resulting from ‘Prior Approval’
Sites
|
|
Site Name
|
Gross Additional Homes Completed
|
Net Additional Homes Completed
|
|
1 April 2023 – 30 September 2023
|
Independent Home Living 77 Heworth Road
|
1
|
1
|
|
1 April 2023 – 30 September 2023
|
The Ashberry Hotel 103 The Mount
|
1
|
1
|
|
1 April 2023 – 30 September 2023
|
British Trust for Conservation Volunteers 3-7
Leake Street
|
2
|
2
|
|
1 April 2023 – 30 September 2023
|
TMS Development International Ltd 128 Holgate
Road
|
8
|
8
|
|
1 October 2023 – 31 March 2024
|
Wheldrake Hall Farm Church Lane Wheldrake
|
4
|
4
|
|
2023/24
|
All Sites
|
16
|
16
|
1.10
Table 5 presents the completions of privately managed off campus
student accommodation. Over the course of the monitoring year, this
has accounted for 29 net additional homes.
1.11
In line with DLUHC dwelling definitions,
student accommodation ‘can be included towards the housing
provision in local development plans’ and
“purpose-built (separate) homes (e.g. self-contained flats
clustered into units with 4 to 6 bedrooms for students) should be
included. Each self-contained unit should be counted as a
dwelling”. There is further explanation at Appendix 1 to
explain how student accommodation is assessed in terms of housing
completions.
Table 5: Completions via
Off Campus Privately Managed Student Accommodation Sites
|
Time Period
|
Site Name
|
Gross Additional Homes Completed
|
Net Additional Homes Completed
|
|
1 April 2023 – 30 September 2023
|
n/a
|
0
|
0
|
|
1 October 2023 – 31 March 2024
|
Aubrey House Foss Islands Road
|
30
|
29
|
|
Total 2023/24
|
|
30
|
29
|
1.12
A total of seven net additional homes resulted from the granting of
certificates of lawful use/development over the monitoring year.
Details of these properties are included in Table 6.
Table 6: Completions
through Certificates of Lawful Use and Permitted Use
|
Time period
|
Site Name
|
Gross Additional Homes Completed
|
Net Additional Homes Completed
|
|
1 October 2023 – 31 March 2024
|
Wisker Farm Wisker Lane Earswick
|
1
|
1
|
|
1 October 2023 – 31 March 2024
|
87 Cromer Street
|
4
|
3
|
|
1 October 2023 – 31 March 2024
|
72 Bootham Crescent
|
3
|
2
|
|
1 October 2023 – 31 March 2024
|
Co-op The Green Upper Poppleton
|
1
|
1
|
|
Total 2023/24
|
|
9
|
7
|
1.13
Table 7 provides details of approvals that have led to losses of
homes through changes to other uses. This has resulted in a net
loss of 4 homes over the monitoring year.
Table 7: Sites lost to
housing through change of use.
|
Time period
|
Site Name
|
Description of change/conversion
|
Net Homes Lost
|
|
1 April 2023 – 30 September 2023
|
J G Fielder and Son 48 Clarence Street
|
Change of use of first and second floors from
residential (use class C3) to office (use class B1)
|
-1
|
|
1 October 2023 – 31 March 2024
|
Brew House Cottage Bishopthorpe Road
|
Change of Use from dwelling (use class C3) to
offices (use class E)
|
-1
|
|
1 October 2023 – 31 March 2024
|
2A Fishergate
|
Change of use of first floor flat from
dwellinghouse (class C3) to office (class E)
|
-1
|
|
1 October 2023 – 31 March 2024
|
1 Deangate
|
Change of use of from dwellinghouse (Use Class
C3) to Use Class E
|
-1
|
|
Total 2023/24
|
All Sites
|
|
-4
|
10 Year Trend Data
1.14
Table 8 below provides details of all net housing completions over
the previous 10 full monitoring years.
Table 8: Dwelling
completions and Demolitions by Year, 1 April 2014 to 31 March
2024
|
Year
|
Completions
|
New Build
|
Net
Conversions/COU
|
Net
Conversions
|
Net
Change of Use
|
Demolitions
|
Net
Dwelling Gain
|
|
2014-2015
|
523
|
378
|
139
|
7
|
132
|
10
|
507
|
|
2015-2016
|
1171
|
908
|
219
|
1
|
218
|
6
|
1121
|
|
2016-2017
|
996
|
420
|
564
|
21
|
543
|
7
|
977
|
|
2017-2018
|
1336
|
1111
|
195
|
12
|
183
|
10
|
1296
|
|
2018-2019
|
481
|
299
|
155
|
18
|
137
|
5
|
449
|
|
2019-2020
|
596
|
437
|
134
|
11
|
123
|
11
|
560
|
|
2020-2021
|
643
|
469
|
159
|
14
|
145
|
6
|
622
|
|
2021-2022
|
419
|
350
|
58
|
18
|
40
|
6
|
402
|
|
2022-2023
|
494
|
411
|
55
|
1
|
54
|
7
|
459
|
|
2023-2024
|
569
|
390
|
146
|
3
|
143
|
8
|
528
|
|
Total
2014-2024
|
7228
|
5173
|
1824
|
106
|
1718
|
76
|
6921
|
1.15
The figures reveal that York experienced a mean average
of 692.1 annual completions over the last 10 monitoring
years (2014/15 to 2023/24). This compares to a median average of
544 over the same period. For the last 5 years, a mean
average of 514.2 additional homes per year have been built
(2019/20 to 2023/24) compared to a median average of 528 for
the same time.
1.16
The City of York Local Plan period commenced in 2017/18 and table 8
provides a record of all net housing completions since this time
and up to this current monitoring period.
1.17
This table has been compiled in accordance with guidance provided
through the Housing Delivery Test Measurement Rulebook
1.18
Submission of completions to the Government through annual Housing
Flows Reconciliation Returns
requires that full details of net homes delivered in a year should
be confirmed annually.
1.19
This calculation is based on:
1. Net
Additional Dwellings National Statistic, plus
2. net
increase in bedrooms in student communal accommodation in local
authority divided by average number of students in student only
households in England, plus
3. net
increase in bedrooms in other communal accommodation in local
authority divided by average number of adults in households in
England.
1.20
The adjustments for student and other communal accommodation are
calculated by DLUHC and applied to the Housing Delivery Test
submission. Adjustments are made using two nationally set ratios
and are based on England Census data. Currently bedspaces for
student communal accommodation are divided by 2.5 and all other
communal accommodation is divided by 1.8 based on 2011 Census
analysis.
1.21
Results of all completions calculated using this methodology are
represented in Table 9.
Table 9: All Housing
Completions Since 2017 (Inclusive of equivalent homes completed
through communal establishments)
|
Year
|
Net Dwelling Gain
|
Equivalent Net Homes through Communal
Establishments
|
Net Housing Completions
|
|
2017-2018
|
1296
|
35
|
1331
|
|
2018-2019
|
449
|
2
|
451
|
|
2019-2020
|
560
|
67
|
627
|
|
2020-2021
|
622
|
82
|
704
|
|
2021-2022
|
402
|
252
|
654
|
|
2022-2023
|
459
|
379
|
838
|
|
2023-2024
|
528
|
-66
|
462
|
|
Total 2017-2023
|
4316
|
751
|
5067
|
1.22
Three care homes in York closed during the monitoring year,
resulting in a loss of 119 bedspaces. These included Minster Grange
Care Home, Haxby Road (-62), Lamel Beeches, Heslington Road (-37)
and Cherry Tree House, Fifth Avenue (-20). Applying the national
ratio this results in a net loss of 66 homes to the overall net
housing figure for the year. No communal establishments were
completed during the monitoring year.
1
2
2.1
During the full 2023/24 monitoring year a total of 658 net new
homes were granted consemt within the City of York authority area.
Table 10 highlights that 593 of these approvals are for new build
homes whilst 66 new homes were consented for the change of use of
non-residential buildings.
Table 10: Housing
Consents (1 April 2023 to 31 March 2024)
|
Year
|
Consents (Gross)
|
Proposed New Build
|
Proposed Net Conversions
|
Proposed Net Change of
Use
|
Proposed Demolitions
|
Potential Net Dwelling
Gain
|
|
1 April 2023 – 30 September 2023
|
342
|
272
|
-1
|
58
|
5
|
324
|
|
1 October 2023 – 31 March 2024
|
342
|
321
|
8
|
8
|
3
|
334
|
|
2023/24
|
684
|
593
|
7
|
66
|
8
|
658
|
2.2
Of the 658 net additional homes granted consent, the greatest
proportion were the result of 577 net homes being approved on
standard housing (Use Class C3) sites (see Table 11).
2.3
Table 11 provides details of the largest contributors within the
housing approvals including the new homes planned for draft housing
allocations identified in the draft new Local Plan. This includes:
ST31: Land at Tadcaster Road, Copmanthorpe (158), H38: Land R/O
Rufforth Primary School, Rufforth (21), and H58: Clifton Without
Primary School (15). Consent for a further 300 homes was allowed on
appeal at New Lane, Huntington. 59 net new homes gained approval on
sites with a capacity of 5 homes or less.
Table 11: Housing
Consents (Use Class C3)
|
|
Site Name
|
Gross Additional Homes Allowed
|
Net Additional Homes Allowed
|
|
1 April 2023 – 30 September 2023
|
The Entertainer 36 Coney Street
|
7
|
7
|
|
1 April 2023 – 30 September 2023
|
The Magnet 57 Osbaldwick Lane
|
8
|
8
|
|
1 April 2023 – 30 September 2023
|
Clifton Without County Junior School Rawcliffe
Drive
|
15
|
15
|
|
1 April 2023 – 30 September 2023
|
Land to East of Middlewood Close Rufforth
|
21
|
21
|
|
1 April 2023 – 30 September 2023
|
Os Field South of & Adj to 1 Tadcaster
Road Copmanthorpe
|
158
|
158
|
|
1 April 2023 – 30 September 2023
|
Sites Granted Consent for 5 or less Homes
|
55
|
38
|
|
1 October 2023 – 31 March 2024
|
12 Sturdee Grove
|
10
|
9
|
|
1 October 2023 – 31 March 2024
|
Huntington South Moor New Lane Huntington
|
300
|
300
|
|
1 October 2023 – 31 March 2024
|
Sites Granted Consent for 5 or less Homes
|
27
|
21
|
|
2023/24
|
All Sites
|
601
|
577
|
Table
12 provides a detailed breakdown of the various categories of
housing approval that make up the consented totals, this being a
combination of traditional (Use Class 3) residential approvals,
sites with ‘prior approval’, over 55’s
accommodation/homes for the elderly with limited care requirements
and sites granted certificates of lawful use/development
.
Table 12: Components of
Housing Consents (1 April 2023 to 31 March 2024)
|
Year
|
Type of Approval
|
Number of Sites
Granted Consent for Housing
|
Gross Additional
Homes Consented
|
Net Additional Homes
Consented
|
|
1 April 2023 – 30 September 2023
|
Residential (Use Class 3) Approval
|
32
|
264
|
247
|
|
1 April 2023 – 30 September 2023
|
‘Prior Approval’ Sites (see
Appendix1 for details)
|
3
|
33
|
33
|
|
1 April 2023 – 30 September 2023
|
Development of over
55s accommodation / homes for elderly with
limited care
|
1
|
45
|
44
|
|
1 October 2023 – 31 March 2024
|
Residential (Use Class 3) Approval
|
20
|
337
|
330
|
|
1 October 2023 – 31 March 2024
|
Sites Granted Certificates of Lawful
Use/Development
|
2
|
5
|
4
|
|
2023/24
|
All Sites
|
|
684
|
658
|
2.4
Three sites were granted ‘prior approval’ through the
change of use from commercial, business and service (Use Class E)
or agricultural use (sui generis) to residential use (see Table 13
below), these all took place during the first half of the
monitoring year.
Table 13: Sites Consented
as a Result of ‘Prior Approval’
|
|
Site Name
|
Gross Additional Homes Approved
|
Net Additional Homes Approved
|
|
1 April 2023 – 30 September 2023
|
29 Front Street
|
1
|
1
|
|
1 April 2023 – 30 September 2023
|
Agricultural Building East of Mullingar Farm
and North of Low Moor Lane Hessay
|
1
|
1
|
|
1 April 2023 – 30 September 2023
|
Gateway 2 Holgate Park Drive
|
31
|
31
|
|
1 October 2023 – 31 March 2024
|
None
|
0
|
0
|
|
2023/24
|
All Sites
|
33
|
33
|
2.5
Table 14 shows that during the first half of the monitoring period,
Churchill Retirement Living were allowed on appeal a net additional
44 new retirement living apartments.
Table 14: Sites Consented
on Developments for Over 55’s Accommodation/Homes for Elderly
with Limited Care Requirements
|
|
Site Name
|
Gross Additional
Homes Approved
|
Net Additional Homes
Approved
|
|
1 April 2023 – 30 September 2023
|
11, The Village, Wigginton
|
45
|
44
|
|
1 October 2023 – 31 March 2024
|
None
|
0
|
0
|
|
2023/24
|
All Sites
|
45
|
44
|
2.6
Two sites gained approval via certificates of lawful
use/development, both of which were granted in the second half of
the monitoring year. A net total of 4 additional homes were
approved within this category, the details of which are shown in
Table 15.
Table 15: Consents
Granted through Certificates of Lawful Use/ Development
|
Time period
|
Site Name
|
Gross Additional
Homes Consented
|
Net Additional Homes
Consented
|
|
1 October 2023 – 31 March 2024
|
Wisker Farm Wisker Lane Earswick
|
1
|
1
|
|
1 October 2023 – 31 March 2024
|
87 Cromer Street
|
4
|
3
|
|
2023/24
|
|
5
|
4
|
2.7
In addition to the 658 net additional approvals, a further 513
homes were approved by Planning Committee during the twelve-month
period through resolutions to grant planning permission subject to
the execution of a section 106 legal agreement.
2.8
Significantly 331 (64.52%) of the net additional homes awaiting
legal agreement sign off are on draft allocations within the new
Local Plan:
·
ST33: Station Yard, Wheldrake (139),
·
H46: Land to North of Willow Bank and East of Haxby Road, New
Earswick (117) and
·
H29: Land at Moor Lane, Copmanthorpe (75).
Table 16: Sites with a
resolution to grant planning permission subject to the execution of
a legal agreement.
|
|
Site Name
|
Gross Additional Homes Approved
|
Net Additional Homes Approved
|
|
1 April 2023 – 30 September 2023
|
Morrell House 388 Burton Stone Lane
|
13
|
13
|
|
1 October 2023 – 31 March 2024
|
Land To the South-East Of 51 Moor Lane
Copmanthorpe
|
75
|
75
|
|
1 October 2023 – 31 March 2024
|
Land to the East of Millfield Industrial
Estate Main Street Wheldrake
|
139
|
139
|
|
1 October 2023 – 31 March 2024
|
126 Fulford Road
|
1
|
1
|
|
1 October 2023 – 31 March 2024
|
Tramways Club 1 Mill Street
|
35
|
35
|
|
1 October 2023 – 31 March 2024
|
Paddock Lying Between Park Lodge and Willow
Bank Haxby Road
|
117
|
117
|
|
1 October 2023 – 31 March 2024
|
Enterprise Rent-a-car 15 Foss Islands Road
|
133
|
133
|
|
2023/24
|
All Sites
|
513
|
513
|
2.9
To provide context to recent planning approvals Table 17 shows that
York has experienced a mean average of 1,226.8 annual
housing consents over the last 10 full monitoring years. This
compares to a median average of 1,118.5 annual consents over
the same period. For the last 5 years, during which 7,143 net homes
have been approved, a mean average of 1,428.6 annual
consents have been granted (2019 to 2024), this compares to a
median average of 1,133 over the same time.
Table 17: Housing
Consents Granted Between 1 April 2013 and 31 March 2024
|
Year
|
Gross Housing
Permissions
|
Net Housing
Permissions
|
|
2014/2015
|
1294
|
1264
|
|
2015/2016
|
710
|
680
|
|
2016/2017
|
487
|
451
|
|
2017/2018
|
1147
|
1104
|
|
2018/2019
|
1658
|
1626
|
|
2019/2020
|
3488
|
3466
|
|
2020/2021
|
1151
|
1133
|
|
2021/2022
|
354
|
327
|
|
2022/2023
|
1586
|
1559
|
|
2023/2024
|
684
|
658
|
|
2014 to 2024
|
12,559
|
12,268
|
Calculation of Student Accommodation Units
within the Housing Figures
DLUHC have produced a “Housing
statistics and English Housing Survey glossary” (see link
below)
https://www.gov.uk/definitions-of-general-housing-terms
and within the Dwelling (Housing supply; net
additional dwellings) section it is stated that
“purpose-built (separate) homes (eg self-contained flats
clustered into units with 4 to 6 bedrooms for students) should be
included. Each self-contained unit should be counted as a
dwelling”.
Updated National Planning Practice Guidance
(NPPG) provides direction for local authorities when dealing with
student housing in their housing supply and is covered in the
Counting Other Forms of Accommodation section (paragraph 034
Reference ID: 68-034-20190722).
Further clarification is provided through the
dwelling definition in the Housing Flow Reconciliation (HFR)
returns form and guidance notes
where DLUHC have provided direction to local authorities relating
to student accommodation and communal accommodation for their
assessment of completions.
(see link:
https://www.gov.uk/guidance/dwelling-stock-data-notes-and-definitions-includes-hfr-full-guidance-notes-and-returns-form)
Each housing site including off campus
privately managed student accommodation has been assessed in these
terms by CYC in calculating housing capacity and is represented in
the tables above.
For example, the Proposed Student
Accommodation at Hallfield Road comprised 326 bed spaces in 28 x 1,
2 x 3, 17 x 4, 40 x 5 and 4 x 6 bed cluster units and was
calculated as 91 housing units when the DLUHC definition was
applied. Whereas, St Josephs Convent, Lawrence Street included 660
bed spaces in 514 x 1, 1 x 3, 19 x 5 and 8 x 6 bed cluster units
which equated to 542 housing units when the DLUHC definition
was applied.
Assisted Living/Over 55’s
Accommodation.
Please refer to Policies H3: balancing the
Housing Market and H9: Older Persons Specialist Housing of the
emerging Local Plan (Publication Draft February 2018 –
Regulation 19 Consultation) that provides the annually assessed
need for this type of accommodation which has been evidenced
through the SHMA (2016), SHMA Addendum (2016) and SHMA Update
(2017). The need for this type of accommodation has been calculated
and forms part of our objectively assessed housing need (OAN) and
we now monitor completions against this demand figure. The City of York Council SHMA and Addendum
(2016) analysis identifies that over the 2012-2033 period there is
an identified need for 84 specialist units of accommodation for
older people (generally considered to be sheltered or extra-care
housing) per annum. Such provision would normally be within a C3
use class and is part of the objective assessment of housing
need.
Averages used within this document.
For clarity:
The calculation of a mean average results from
adding up all the numbers and then dividing by the number of
numbers – this is the usual way of displaying an average and
takes account of all figures.
The median average is the "middle" value in
the list of numbers. To find the median the numbers need to be
listed in numerical order from smallest to largest and the
mid-point is taken. The potential advantage of using a median
average is that very large and very small values don't affect
it.
On Campus Student Accommodation and other
Communal Establishments
Due to time constraints and ongoing collation
of evidence, an adjustment to the overall housing figure in
accordance with Paragraph 9 of the Housing Delivery Test Rulebook,
(whereby on campus student accommodation and other communal
accommodation that have two nationally set ratios applied, based on
England Census data), has not been included within this mid-year
report.
Prior Approval Sites
By way of background information, regulations
came into force in May 2013 that increased permitted development
and change of use rights in England so that some building work
could be undertaken without the need for full planning
permission. This
was to be a temporary arrangement for 3 years until May 2016.
However, in October 2015 the Housing and Planning Minister
announced new measures proposed in the Housing and Planning Bill
that the then temporary relaxation of permitted development (PD)
rights allowing for office to residential conversions (ORCs)
together with certain retail, financial services and existing
agricultural buildings were to become permanent.
When the new Use Class E came into force in
September 2020 it introduced flexibility into changes of use by
grouping together commercial, business and service uses and
allowing change between these uses without requiring planning
permission. The extension to PD rights now provides further
flexibility by allowing uses within Class E to change to
residential use. The new PD rights allow restaurants, medical
facilities, creches, gyms and indoor sports facilities to change to
residential use without requiring planning permission subject to
certain conditions and regulations such as Environmental Impact
Assessments and Habitats Regulations.
Housing Mix and Type Based on Gross
Completions
2023/24 Completions
(gross) – Housing Mix
|
Dwelling Type
|
1 Bed
|
2 Bed
|
3 Bed
|
4 Bed
|
5+ Bed
|
Totals
|
%
|
|
Detached House
|
1
|
1
|
18
|
34
|
10
|
64
|
11.25%
|
|
Semi-detached House
|
0
|
15
|
42
|
3
|
0
|
60
|
10.54%
|
|
Detached Bungalow
|
0
|
3
|
1
|
3
|
0
|
7
|
1.23%
|
|
Semi-detached Bungalow
|
0
|
5
|
0
|
0
|
0
|
5
|
0.88%
|
|
Town House/ Terraced House
|
0
|
49
|
22
|
12
|
2
|
85
|
14.94%
|
|
Flat/Apartment/Studio
|
129
|
197
|
11
|
0
|
11
|
348
|
61.16%
|
|
Totals
|
130
|
270
|
94
|
52
|
23
|
569
|
|
|
%
|
22.85%
|
47.45%
|
16.52%
|
9.14%
|
4.04%
|
22.85%
|
|
|
Dwelling Type
|
Totals
|
Percentage
|
|
Detached
|
71
|
12.48%
|
|
Semi-detached
|
65
|
11.42%
|
|
Terraced/Town House
|
85
|
14.94%
|
|
Flat/Apartment/Studio
|
348
|
61.16%
|
|
Totals
|
569
|
100%
|
Housing Mix (By
Bedroom Numbers) 1st April 2023 to 31st March
2014
Housing Type
Completed 1st April 2023 to 31st March
2024
2017/18 to 2023/24
Completions (gross) – Housing Mix
|
Dwelling Type
|
1 Bed
|
2 Bed
|
3 Bed
|
4 Bed
|
5+ Bed
|
Totals
|
%
|
|
Detached House
|
2
|
13
|
140
|
263
|
69
|
487
|
10.73%
|
|
Semi-detached House
|
1
|
103
|
243
|
27
|
2
|
376
|
8.29%
|
|
Detached Bungalow
|
15
|
43
|
33
|
13
|
0
|
104
|
2.29%
|
|
Semi-detached Bungalow
|
8
|
48
|
10
|
0
|
0
|
66
|
1.45%
|
|
Town House/ Terraced House
|
17
|
195
|
275
|
83
|
61
|
631
|
13.90%
|
|
Flat/Apartment/Studio
|
1703
|
962
|
105
|
14
|
90
|
2874
|
63.33%
|
|
Totals
|
1746
|
1364
|
806
|
400
|
222
|
4538
|
|
|
%
|
38.48%
|
30.06%
|
17.76%
|
8.81%
|
4.89%
|
|
|
|
Dwelling Type
|
Totals
|
Percentage
|
|
Detached
|
591
|
13.02%
|
|
Semi-detached
|
442
|
9.74%
|
|
Terraced/Town House
|
631
|
13.90%
|
|
Flat/Apartment/Studio
|
2874
|
63.33%
|
|
Totals
|
4538
|
100.00%
|
Housing Mix (By
Bedroom Numbers) 2017/18 to 2023/24
Housing Type 2017/18
to 2023/24
Affordable Housing
Completions – Housing Mix
|
Year
|
1-bed flat
|
2-bed flat
|
1-bed house
|
2-bed house
|
3-bed house
|
4-bed house
|
Total
|
|
2017/18
|
25
|
32
|
0
|
6
|
10
|
1
|
74
|
|
2018/19
|
5
|
24
|
2
|
14
|
15
|
0
|
60
|
|
2019/20
|
31
|
47
|
5
|
18
|
16
|
7
|
124
|
|
2020/21
|
41
|
27
|
6
|
29
|
22
|
5
|
130
|
|
2021/22
|
68
|
57
|
0
|
40
|
44
|
10
|
219
|
|
2022/23
|
6
|
0
|
32
|
32
|
42
|
9
|
121
|
|
2023/24
|
11
|
26
|
0
|
61
|
33
|
5
|
136
|
|
Total
|
187
|
213
|
45
|
200
|
182
|
37
|
864
|
|
% over 7
years
|
22%
|
25%
|
5%
|
23%
|
21%
|
4%
|
100%
|
Affordable Housing
Mix (By Bedroom Numbers) 2017/18 to 2023/24
Affordable Housing
Type 2017/18 to 2023/24
N.B. Within the
affordable housing tables "Houses" includes a small number of
bungalows.
City of York
Council | Strategic Planning Policy
e: localplan@york.gov.uk
t: 01904 552255
Directorate of City
Development |West Offices
|Station Rise |York YO1 6GA
www.york.gov.uk | facebook.com/cityofyork |@CityofYork
Dwelling houses – for full
definition see the Town and Country Planning (Use Classes) Order
1987
(as amended) 25th
February 2016. See also the 2017/18 Housing Flows Reconciliation
(HFR) form.