Affordable Housing Standing Advice Note 2025

Affordable Housing

Introduction

The Affordable Housing Standing Advice Note (SAN) is a strategic document published by Stratford-on-Avon District Council in November 2025 (Version 2.1). It serves as a comprehensive guide for applicants, developers, local communities, and registered providers on the delivery of affordable housing across the district. The SAN does not create new policy but explains how existing policies particularly those in the Core Strategy and the Development Requirements Supplementary Planning Document (SPD), are applied in practice.

The document acknowledges a long-term shortage of affordable housing within the district, which has serious social, economic, and environmental implications. It also responds to a material change in circumstances: the Council lacks a demonstrable five-year supply of housing sites. Consequently, a “presumption in favour of sustainable development” applies, making residential proposals more likely to gain permission. However, the SAN stresses that the right type, size, and tenure of new homes are as important as numerical quantity.

Status and Scope of the SAN

The SAN is an information source approved by the Council for stakeholders and partners. It applies to the whole of Stratford-on-Avon District and is published on the Council’s website. It references the National Planning Policy Framework (NPPF) 2024, the Core Strategy (2016), the SPD, and emerging plans like the South Warwickshire Local Plan (SWLP). The SAN is regularly reviewed, and this version corrects typos, adds a new section on the Renters’ Rights Act 2025, and amends several chapters.

Planning Consultations and the Role of Registered Providers (RPs)

The Housing Policy and Development Team (HPDT) is consulted on pre-applications, outline and full applications, reserved matters, and rural or community-led schemes involving 10 or more dwellings or specialised housing. For Extra Care and Specialised Supported Housing, the County Council (Adult Social Care Authority) is also consulted.

Registered Providers (RPs), including housing associations and the District Council itself, play a critical role in delivering affordable housing. They are regulated by the Regulator of Social Housing (RSH), which sets standards for governance, viability, safety, and tenant accountability. RPs are responsible for funding, delivery, ownership, and long-term management of affordable homes. The SAN emphasises that early engagement with RPs is increasingly important because RPs have become more selective about which market-led schemes they will partner with, given economic and regulatory pressures.

Self-Build Affordable Housing

The SAN recognises self-build affordable housing as a potential delivery model under the Self-build and Custom Housebuilding Act 2015. Individuals or groups can build their own homes using their labour to reduce costs, with mechanisms to keep homes affordable in perpetuity. However, no such schemes have yet been developed in the district due to challenges like land sourcing, grant funding, and mortgage finance. RPs may play an enabling role. Prospective self-builders are encouraged to contact the Rural Housing Enabler.

Public Sector Equality Duty

Under Section 149 of the Equality Act 2010, the Council must have “due regard” to the needs of people with protected characteristics, especially age and disability, when determining planning applications. This includes ensuring accessible homes, space for equipment and live-in support, and protection from climate extremes. The duty is particularly relevant to Policy CS.19(D) on flexible design and space standards.

Climate Emergency

The Council declared a Climate Emergency in July 2019, which is a material planning consideration. The SAN highlights that climate change impacts flood risk and overheating disproportionately affect elderly, disabled, and young people, who often rely on affordable housing. Design measures should include flood resilience, overheating mitigation, and sustainable construction. The SPD provides checklists for climate adaptation and mitigation.

Policy Framework Summary

The affordable housing requirements derive from:

Overall Affordable Housing Requirement

Under Policy CS.18, 35% affordable housing is required on eligible schemes. Thresholds vary by location:

The requirement applies to the total number of dwellings. Viability challenges are rare; if raised, all avenues (including capital grant from Homes England) must be explored before reducing the requirement. Off-site financial contributions are calculated using a formula in the SPD, indexed from 1 April 2017. For schemes of 11+ homes, on-site provision is mandatory except in exceptional circumstances. For 21+ homes, rounding to the nearest whole unit applies. 100% affordable housing schemes are supported where they meet an identified need, but larger schemes should still include a mix of tenures.

Tenure and Stock Profile

The SAN details the preferred tenure mix:

Due to the Renters’ Rights Act 2025, the SAN updates its position: Affordable Rent is no longer recommended. Instead, at least 80% of affordable homes should be Social Rent, with up to 20% Shared Ownership.

Fixed Equity Sale (discounted market sale at 40% discount) is acceptable only exceptionally, but it lacks targeting mechanisms. First Homes are not a preferred tenure locally due to conflict with CS.18 and administrative burden.

For stock profile, Policy CS.19(B) sets out bedroom size mixes. One- and two-bedroom affordable homes must have bedrooms capable of accommodating two people (double/twin) unless exceptional justification is provided. This avoids the “bedroom tax” under Universal Credit and meets the needs of disabled people or those with long-term health issues. Minimum floor areas follow the Nationally Described Space Standard (NDSS): e.g., 50m² for 1B2P single-storey dwellings. Larger dwellings (3-4 bedrooms) should be checked with RPs.

Bungalows are encouraged, especially for older people and those with mobility impairments. A benchmark of 12% of existing stock is mentioned, but not prescriptive.

Integration of Affordable and Market Housing

Policy CS.18(D) requires full physical and visual integration of affordable housing with market homes in mixed-tenure schemes. Affordable homes must be indistinguishable in external materials, garden space, and access arrangements. Clusters of affordable homes should be limited to around 6 units and rarely exceed 10. The model planning obligation clauses set a default maximum cluster size of 9 units. For outline applications, a masterplan must show how integration will be achieved. Flats and specialised housing require special consideration due to management and maintenance issues.

Accessibility and Flexibility

Policy CS.19(D) requires all new housing to be accessible and flexible. This means designing homes that can adapt to changing household needs (e.g., due to accident, illness, or home-working). While the policy does not mandate a specific standard, the SAN recommends designing to Building Regulations Part M4(2) (accessible and adaptable) and occasionally M4(3) (wheelchair accessible). A strategy for accessibility should be documented in the Design and Access Statement.

Delivery Arrangements

Part E of Policy CS.18 and the SPD require an affordable housing statement with every application. For market-led schemes, the statement must confirm that a named RP has approved the layout and design. The Council’s model planning obligation clauses (S106 Agreements) cover:

Communal areas (parking, landscaping, open spaces) should be designed to avoid costs falling on affordable housing residents. On-plot parking and adoptable roads are preferred. RPs scrutinise management costs and asset values carefully.

Funding expectations: affordable housing is required regardless of public subsidy. RPs use conservative assumptions, so developers must reflect this in land values and cross-subsidy from market sales. For community-led schemes, grant funding may be needed.

Community-Led (‘Local Needs’) Housing

Local Needs schemes (formerly Local Choice or rural exception schemes) are a priority. They must:

They are allowed in the Green Belt and Cotswolds National Landscape if they do not harm openness or landscape character. Most delivery is by RPs specialising in rural schemes, but community land trusts are possible. The Stratford-on-Avon Rural Housing Enabler (hosted by Warwickshire Rural Community Council) facilitates site canvassing, surveys, and community engagement. Single dwellings are possible under this policy if a specific need is evidenced.

Local Housing Needs Surveys

These surveys (normally conducted by the Rural Housing Enabler) provide evidence for Local Needs schemes. They cover a single parish and are adopted by the parish or town council. Findings are reliable for up to five years. They inform the size, type, and tenure of housing required.

Specialised Housing

Policy CS.19(C) covers Extra Care Housing and Specialised Supported Housing. Four criteria must be met: identified district need, good access to services, design capable of meeting care needs, and arrangements for care packages. Warwickshire County Council is a key consultee and commissioner. The Supported Housing (Regulatory Oversight) Act 2023 introduces a new licensing system and supported housing strategy, which developers should consider.

Cotswolds National Landscape (CNL)

Within the CNL, major development is refused except in exceptional circumstances. However, Policy CS.11 supports Local Needs schemes. The Cotswolds Conservation Board must be consulted on major development (10+ homes or 0.5ha). A statutory duty to “further the purposes” of protected landscapes applies. The Board suggests considering 50% affordable housing in market-led schemes, though current policy remains at 35%.

West Midlands Green Belt

Green Belt policies apply to large parts of the district. Local Needs schemes are acceptable if they do not harm openness. The NPPF “Golden Rules” (para 156-157) raise the affordable housing requirement to 50% on major developments released from the Green Belt. This applies to sites of 10+ homes or 0.5ha.

Infrastructure

Adequate physical and social infrastructure is essential. RPs and the County Council (for specialised housing) must be satisfied that infrastructure needs have been scoped. Climate resilience, accessibility, and connectivity are key considerations.

Also Read: “The New Poverty Line in Urban Sri Lanka: What It Means for Affordable Housing Design”