Wigan's Core Strategy unsound due to lack of housing supply land, says examiner

The Inspector suspended the examination of the Core Strategy by six months but has "serious reservations" about whether the Council can modify the plan without making it "substantially different".

Wigan must demonstrate a five year housing land supply with a 20% buffer, due to "past performance in relation to housing requirements", the Inspector's letter to the Council said (3-pages / 30KB PDF)

Under the National Planning P.olicy Framework, each local authority must be able to demonstrate a rolling five year land supply for housing, with a buffer of 5% or 20% dependent on past performance.

"I am conscious that the Council considers that modifications could be made without fundamentally altering the plan and its spatial strategy," the Inspector's letter said. "I have taken account of the Council’s strongly held view that the Core Strategy should not be withdrawn and that it favours a suspension of the examination.

"I have made it clear that I have serious reservations about whether it is appropriate to undertake the work necessary at this late stage in the process," the letter said. "However, I am conscious that I have also taken account of the benefits of having an up to date plan in place as soon as possible."

The Inspector said that he has "significant doubts" regarding a number of the assumptions made by the Council in attempting to demonstrate an adequate supply of deliverable housing land.

Wigan would need to demonstrate provision for at least 16,500 dwellings over a 15 year plan period from 2011 to 2026, the Inspector said. "In my view there is a shortfall of at least 2,500 dwellings in terms of realistically deliverable supply within that period."

Hearing sessions are expected to be re-opened in January 2013.