SWAN4: Second Homes
Development proposals for new homes, including changes of use to residential, will be supported provided there is a restriction in perpetuity to ensure that such homes are occupied only as a principal residence.
This policy will not apply to proposals for new homes which are intended to be commercially let for holiday makers or to proposals for a single home that is proposed as a replacement for an existing home which is not subject to the principal residence restriction.
The restriction will be imposed through a planning condition attached to the planning permission or by a planning obligation. The condition or obligation will require that any new housing to which this policy applies is occupied as a principal residence. Where an applicant is seeking permission for a commercial holiday let, the Council will restrict the use through a planning condition attached to the planning permission or by a planning obligation.
Occupiers of such homes will be required to keep evidence that they are meeting the condition or obligation and produce that evidence should the Council request proof of compliance. Proof of principal residence will be by verifiable evidence which could include, but is not limited to, occupiers being registered on the local electoral register and being registered with a local general practitioner. Proof of occupation as a holiday let will be by verifiable evidence which could include, but is not limited to, audited accounts, booking records, marketing activity, Council tax records and payment of business rates.
- Average second home ownership in Swanage is 11%, which is significantly above the regional average of 1.6% (ONS data October 2023), although the actual, up to date figure for second, holiday, and vacant homes in Swanage is thought to be much higher at around 20% (total households 4,512 – ONS 2021 Census). This is having a significant harmful effect on the economic and social viability of the town outside of the peak summer holiday season.
- This policy is therefore necessary to manage the number of new homes which are built as, or become, second homes. Even though it can only apply to the occupation of new homes, which will inevitably remain a small proportion of the town’s approx. 6,000 housing stock, their total number of more than 300 provided for in Policy SWAN1 should pause and turn around the long-term trend.
- For the purpose of operating this policy, a principal residence is defined as a property that is the occupier’s only or main residence, where the residents spend the majority of their time when not working away from home. This includes tenants renting a property from a landlord and homes occupied by military personnel as their principal residence when not posted away from home.
- A second home is therefore defined as a property which is not occupied by anyone as their only or principal residence. This includes holiday homes which are accommodation for the property owner’s personal use for holidays. However, holiday lets which are run as a business are not considered a second home, although approved new build holiday lets will be restricted for that use through a planning condition and/or under the terms of a planning obligation.
- The principal residence restriction will not be applied where an existing dwelling is replaced with another dwelling, provided the existing dwelling is not subject to the principal residence restriction. Where an existing dwelling is replaced and there is a net increase in the total number of dwellings the Council will apply the principal residence restriction on all additional dwellings. Examples may include replacing an existing dwelling with more than one dwelling or changing the use of an existing dwelling into more than one dwelling.