A meeting of the council executive on 1st June passed a motion to run a public consultation on site options for the local plan from 14th June to 9th August.
Executive Committee meeting
You can watch the proceedings of the executive committee here , this gives access to a recording of the whole meeting, the local plan is item 6 on the agenda, which you can select from the menu on the right.
Jackie Hook said “We will have to choose some sites, help us to choose the least damaging. This isn’t however about who can gather the biggest petition against a site, this is about bringing to the council’s attention additional planning related information and knowledge.”
Local plan consultation on sites
Part 2 of the local plan has now been published and can be found here.
As you may know, the Government has told Teignbridge it must build 751 houses a year (they had planned to order 1,532 houses a year!). The council therefore has to identify the sites where the houses can be built. If we do not do this the Government will take over planning at Teignbridge and increase the numbers by 20%.
This consultation asks that members of the public help by:
Checking through the sites and see what may be proposed in your community and commenting about the sites.
Sharing the consultation with your friends and family living in Teignbridge. It’s really important as many people as possible know about the proposals and say what they think to Teignbridge.
This could well be the last time local people are given a say in major planning decisions like this. The Government is proposing to bring in a new system under which land will be zoned. Anything designated for ‘growth’ will be deemed to have ‘planning permission in principle’. Government ministers claim their plan will eliminate ‘red tape’ but many fear that it abolishes any meaningful involvement of residents and local councils in planning matters. The consultation on the possible housing sites ends at 12 Noon on Monday 9th August 2021. Do please have your say
Chapter 11 states Teignbridge’s 2018 carbon footprint and analyses emissions trends over the period 2008-2018, showing that the transport, buildings, agriculture and waste sectors have not reduced over that period.
Electricity consumption is estimated to grow from 468GWh to 940GWh (101%) as a result of electrification of heat and transport, as well as growth associated with growth mandated by the plan.
The report doesn’t give any detail of how this electrification will be achieved, but the proposed increase in electricity consumption is close to our own estimates based on widespread EV take-up and retrofitting the existing housing stock to near Passiv Haus standards. Indeed the growth in electricity demand is slightly lower than we estimated, so some other demand reduction must be assumed.
Possible sites are identified for 217GWh of wind and 726GWh of solar, totalling 953GWh. So on a whole year basis enough to meet demand. The report identifies a number of constraints, which mean that this much renewable generation is unlikely to be buildable.
Peak demand occurs in the winter, when solar generation is producing least. We see already that in the recent sunny period that grid carbon intensity for the South West can get as low as 30g/kWh when most energy comes from solar and nuclear. Contrast this with winter when on a calm day most of our electricity in the South West comes from gas when grid carbon intensity can exceed 400g/kWh.
The report identifies an increase of 201GWh of demand from heating, which will mainly be needed in the winter months. It also identifies 49 GWh from additional housing, if we assume that this will also be biased towards winter, the additional winter demand could increase to 230GWh. This is more than could be supplied by the identified wind resource. So Teignbridge will need to import more renewable energy from elsewhere during the winter.
A large amount of land is identified as suitable for solar development. Here there is also scope for a significant contribution from rooftop PV, however, this is limited in practice by the ability of local substations to deal with local generation.
We have written a tool which enables you to see details of all active planning applications on a single interactive page. This enables applications to be filtered by date range, parish, ward or Wildlife Warden area, type, decision level. Text search on address, proposal and document description and title is also provided.
A summary of each application is shown with reference number and proposal, this can be expanded to show all details and the latest documents relating to the application. There are links from the reference number to the application on the TDC site, as well as to the documents page for the application.
University of Exeter is developing a low carbon strategy to determine where and how renewable energy generation and low carbon development should feature in the district, and will feature in Part 2 of the local plan.
Authority participating in DELETTI and will install double rapid EV chargers in four of Teignbridge’s AQMAs.
Shortlist of 12 sites selected in collaboration with parish councils for On-street Residential Charging Scheme (ORSCS) in car parks.
Draft local plan requires installation of EV chargers in new development.
Joint bid submitted under the Cosy Devon partnership to delivery energy efficiency improvements for low-income households. A further bid for £1.14M has been submitted to deliver authority led improvements.
The Authority has participated in the Solar Together scheme. 917 solar PV and 153 battery storage systems are proposed as part of the scheme across Devon.
Low-carbon social housing projects include Drake Road, East Street and Sherbourne House. These will achieve high carbon and energy standard and feature Air Source Heat Pumps and EV charging points.
William Elliot has been measuring the authority’s own carbon footprint, annually Scope 1 & 2 emissions are 2Mt CO2 and Scope 3 emissions 6.7Mt
The Authority is currently working on a Carbon Action Plan to identify a cost and carbon efficient pathway to becoming carbon neutral, which will cover about 40 projects across 15 buildings owned by the authority. A budget of £E3.6M over 2021-2024 has been allocated, and a grant application for £3.1M has been submitted covering seven sites, which could deliver a combined reduction of 400 tonnes of CO2/yr. A full report will be submitted to Executive Council in April 2021.
TDC is a signatory of the Devon Climate Emergency and is supporting the Devon Carbon Plan, the consultation on the interim plan has just ended, following a Citizen’s Assembly the final Devon Carbon Plan is due for adoption by Local Authorities in summer 2021.
Following the declaration of an Ecological emergency in September 2020, plans are in hand to plant 1,500 trees in Q1 2021 in partnership with the Woodland Trust and Idverde. A tree strategy is progressing and a draft will be available for consultation in Q1 2021. The Authority has committted £5,000 to Devon Wildlife Trust to support a habitat mapping exercise.
It was reported that ACT’s Wildlife Warden Scheme has received 75 applications and has trained 50 wardens to date.
In a year that has been difficult for everyone, it has been immensely uplifting to see so many people enthusiastic about helping nature bounce back. Thanks to all of you for the time and energy that you have put into this scheme. At the time of writing, we have almost 50 Wildlife Wardens signed up , representing 24 of the 54 parishes in Teignbridge. I look forward to seeing your great ideas being implemented in 2021!
An annual baseline is set by dividing the growth in household numbers over 10 years by 10.
This baseline is multiplied by an adjustment derived from workplace affordability and the difference between workplace affordability now and 10 years earlier.
The formula is designed to add at least 300,000 new houses per year in England.
Full details of the formula and a worked example are given in our detailed paper.
Growth in household numbers
ONS project a 7,920 growth in Teignbridge household numbers between 2020 and 2030. The chart on the right shows that the majority of these will be pensioners. Of those who are of working age it is likely that a significant proportion will be commuters.
Growth of 7920 over 10 years gives an annual baseline of 792 houses.
Workplace affordability is median house prices divided by median workplace earnings. So is a measure of the relationship of house prices in Teignbridge to pay in Teignbridge. The following chart shows the workplace affordability now and 10 years ago over the last few years:
Both now and 10 years ago affordability has been falling, which means that houses are becoming more affordable. 10 years ago we were recovering from a financial crisis and in 2010 after the general election the housing market stalled, causing a low in house prices and so affordability.
The government’s stated purpose in to have a formula which is reactive to deterioration in affordability in areas that are growing, such as areas of the Northern Powerhouse. Comparison with 10 years ago in this case fails because slight changes now are dwarfed by big changes 10 years ago.
The adjustments calculated using affordability over the last few years are shown below:
The adjustment varies considerably from year to year and does not have to have a relationship to recent changes in availability.
As many worker commute out of the district and the majority of household growth is in the older non-working population, we don’t think that workplace affordability is an appropriate measure.
Age based affordability
We have calculated affordability for pensioners aged under 75, and those aged 75 and over, based on median gross incomes for England. Currently pensioner incomes in the South West are higher that nationally:
This suggests that affordability for older pensioners is about the same as for the working population, but affordability is substantially lower for younger pensioners. This only considers earnings, it does not consider the larger capital resources that pensioners can have in housing, pensions and other investments.
Residential earnings are the earnings of residents of a district.
Residential affordability is median house price divided by median residential earnings.
ONS also publish median residential earnings for each financial year, so we can compare median residential and workplace earnings.
Residential earnings for Teignbridge are consistently higher that workplace earnings.
Comparison with Exeter
We have also considered the relationship of residential and workplace earnings in Exeter, and see an opposite relationship:
Here residential earnings are lower than workplace earnings, though recently the two have converged.
The effect of using residential earnings, rather than workplace earnings would be to make affordability lower in Teignbridge, and in earlier years higher in Exeter. This would result in more houses in Exeter and fewer in Teignbridge.
This would mean that more people who worked in Exeter lived in Exeter, so there would be less commuting, which would be likely to be by car.
What has this to do with climate change?
When a traditionally built house is constructed there are about 60tonnes of Carbon Dioxide equivalent (t CO2e) of Green House Gas (GHG) emissions. Building 1532 additional houses would cause embedded emissions of 93kT CO2e which is about half Teignbridge’s domestic emissions of 182kT CO2e (for 2018). On this basis the previous formula’s 760 houses would have emitted 46kT CO2e.
We have also demonstrated that using residential earnings would lead to more homes being built in areas with high earnings, which would lead to less commuting.
In 2018 road transport emissions for Teignbridge were 402 ktCO2e of which 329.8 ktCO2e were on A roads and motorways. These roads account for 45% of all emissions produced in Teignbridge.
The following map shows these emissions allocated according to traffic flows in the road network in Teignbridge.
An interactive version of this map can be found here.
Are 300,000 houses per year needed
ONS project that between 2020 and 2030 1.6 million households will be formed in England, nowhere near 3 million.
The consultation says: “The Government has based the proposed new approach on a number of principles for reform. These include ensuring that the new standard method delivers a number nationally that is consistent with the commitment to plan for the delivery of 300,000 new homes a year, a focus on achieving a more appropriate distribution of homes, and on targeting more homes into areas where they are least affordable.”
So the new standard method for calculating housing numbers takes into account existing housing stock, as well as projected household growth. It also puts more emphasis on affordability by taking into account changes over time, and it inflates the final number by removing the 40% cap that currently applies.
Building 300,000 houses a year, rather than 160,000 means that 140,000 extra houses will be built. Using 60t per house, embedded emissions from these additional houses will be 8.4Mt , UK GHG emissions in 2019 were 351.5Mt, so this is unnecessary housebuilding could add 2.4% to UK emissions each year.
It would be better to reduce new housing numbers, and divert building trades resources to retro-fitting existing buildings so that these are as energy efficient as possible.
Research by the UK Collaborative Centre for Housing Evidence provides an alternative, and in our view more plausible explanation of the causes. Housing evidence has calculated that there were 1.12million surplus houses by March 2018, and that taking this into account net additions to housing stock exceed household formations.
In Teignbridge, since compatible records began in 2001, 497 houses have been completed than households formed. In addition there have been changes of use, conversions and retrofits that have effectively increased the housing stock, that are not counted in new build housing numbers.
In Teignbridge it is doubtful that building more houses will have much effect on affordability, because the majority of new housing that is built is out of reach for people on Teignbridge median earnings, and will mainly be bought by people whose income comes from outside the district. If house prices were to drop such that development was unprofitable, developers would just stop building and wait for the situation to correct.
We agree that tackling some of the other causes would be more effective:
Privatisation of council housing
Relaxation of restrictions on buy to let mortgages
Low median incomes
The lack of income progression recently in early careers.
Difficulty of accessing mortgage finance.
Competition with buy-to-let landlords.
Speculative purchase of housing as an investment asset, particularly by foreign buyers.
Unfortunately the government is intent on building 300,000 houses a year, so the consultation doesn’t offer much opportunity to comment on that.
Timetable for Teignbridge Local Plan
The consultation gives a tight timetable for submission of part 2 plans in order to be exempt from these requirements.
This starts development of part 2 of the plan in January 2021, and consults on sites in the period leading to September 2021. This plan is then submitted for inspection in April 2023. If the new formula is adopted by the end of 2020, then in order to be exempt from the new requirements, the council will have until September 2021 to submit a plan to the inspector. This sounds like an extremely challenging contraction of the planning process.
It is therefore likely that TDC will be obliged to comply with this formula, and so will need to identify additional sites, which will extend the plan timetable further.
It is important that everyone responds to this consultation by the 15th June as the new Local Plan will shape development in Teignbridge for the next 20 years. It is a key opportunity to demonstrate community support so the council is strengthened in its resolve to put Climate Change at the centre of everything it does.
We will share a final version before the consultation closes, you can use this or the current draft to help you prepare your own response.
We have developed a carbon calculator which is simple to use and will enable you to track your carbon footprint from year to year.
The calculator covers everything you and your household consume including domestic energy use, transport, food and stuff. Domestic energy use and car use are based on accurate readings. As well as accounting for petrol and diesel cars, plugin-in cars are also handled. The food section’s calculation is based on both your diet type and expenditure. Spending on goods is based on expenditure, with a fixed amount for services.
The calculator allows you to store your results for each year, and sets an annual target for each of the following years.
After a period of use for the spreadsheet based calculator, we will introduce a web application which will reflect feedback you give us on this calculator.
You can download the calculator and read more about it here.
A message to all ACT members with an interest in Wildlife.
To help wildlife, find new friends, keep people in touch and encourage them to share the wildlife they see on their daily walk, we’ve just started a Teignbridge Wildlife Watchers Facebook Page.
You can Like and Follow it by going to this facebook page or go onto your Facebook page, click ‘Find Friends’ and put in Teignbridge Wildlife Watchers. You don’t have to be a member of ACT to use this page, so you can share it with all of your friends in Teignbridge. When you post a photo, video or observation, try to remember to put your Parish in the Post, so we can get some useful wildlife info from it!
If you aren’t on Facebook, you can look at the Page, but you won’t be able to post your wildlife notes; maybe you could email them to a friend who does Facebook and ask them to put your observations on the Page for you? If there is a demand, we could possibly start an email group for people who don’t want to use Facebook .
Covid19 is bringing great sadness and suffering – but it is also bringing hope for the future of our planet. Worldwide, virus precautions are shrinking our footprints and our pollution (it’s even reduced the death rate for people who have been made ill by polluted air) and it may be giving our climate and wildlife its last chance for survival. The question is, can we keep our footprints small and continue to make our wild places bigger when the virus has dwindled? We need your help and encouragement to do it!
DfT has launched Decarbonising Transport setting the Challenge. This recognises that current and planned policies will not result in net zero by 2050. This consultation plans to produce a Transport Decarbonisation Plan within 7 months.
This document reviews current and already proposed future policies towards meeting net zero by 2050. The challenge recognises that these policies alone will not achieve net zero. Public participation in the challenge will take the form of:
On going public engagement
You can share your views on decarbonising transport, register to receive regular updates on the progress of the Transport Decarbonisation Plan and information about the consultation workshops by emailing TDP@dft.gov.uk.
We will publish our views and hope to take part as an organisation.