5 Year Housing Land Supply Report 2012 - 2017

Produced by Forward Planning September 2012

Contents Page

Introduction ...... 3 Monitoring and Review ...... 3 Important Notice - Disclaimer ...... 4 Calculating the 5 Year Requirement ...... 5 Residential Development Currently Under Construction ...... 6 Unimplemented Residential Planning Permissions ...... 8 Supply of Specific Deliverable Sites ...... 10 5 Year Land Supply Calculation ...... 14

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Introduction

This document demonstrates that Rossendale Borough Council has 8 years supply of deliverable housing sites for the period 1st April 2012 to 31st March 2017.

This document has been prepared in compliance with government advice set out in the National Planning Policy Framework (NPPF) and latest position described by the Planning Inspectorate in the Report to the Secretary of State for Communities and Local Government regarding the appeal by CALA Management Limited File Ref: APP/F1610/A/10/2130320 Land at Todenham Road, Moreton in Marsh, Gloucestershire, dated 26 January 2011.

In accordance with NPPF paragraph 47 and footnote 11, sites identified within the 5 year supply must be deliverable. “To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable. Sites with planning permission should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years”.

The 5 year supply consists of: Residential development that is currently under construction Unimplemented residential planning permissions Specific, identified sites that have the potential to make a significant contribution to housing delivery within the stated 5 year period.

Monitoring and Review

The Council monitors housing delivery on an annual basis and uses this data to inform and update the 5 year supply. The 5 year land supply is reported through the Annual Monitoring Report which is published in July. The Annual Monitoring Report and 5 Year Land Supply reports are available to view on the Council‟s website at www.rossendale.gov.uk

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Important Notice - Disclaimer

In relation to the information contained within this report (and any other report relating to the findings of Rossendale‟s Housing Land Supply), the Council makes the following disclaimer, without prejudice:

the identification of potential housing sites, buildings or areas does not imply that the Council would necessarily grant planning permission for residential development. All planning applications incorporating residential development will continue to be treated against the appropriate development plan and material planning considerations.

the inclusion of potential housing sites, buildings or areas does not preclude them from being developed for other purposes.

the boundaries that are attached to sites, buildings and areas are based on the information available at the time. The report does not limit an extension or contraction of these boundaries for the purposes of a planning application.

the exclusion of sites, buildings or areas from the study (either because they were never identified or are identified as being constrained) does not preclude the possibility of planning permission for residential development being granted on them or for these sites being allocated. It is acknowledged that sites will continue to come forward (particularly small sites) that will be suitable for residential development that have not been specifically identified in this report.

the capacity identified on the sites either relates to the numbers granted within a planning permission (where applicable) or is an estimate based on an appropriate density for the site in question. In arriving at these densities, Officers have taken into account locational and sustainability factors along with issues around local character and general views on the site. However, the capacities identified do not preclude densities being increased on sites, subject to details. Nor does it mean that the densities envisaged within the assessment would be appropriate and these would need to be assessed through the normal planning process when submitting a planning application.

the study is only a „snap-shot‟ of information held at that the time of writing. Therefore, some of the information held on the database will be subject to change over time. For example, sites that are identified as not having planning permission may have secured permission since the information was compiled, whilst planning permissions may have lapsed on other sites. The Council intends to use the report as a „living document‟ that will be continuously updated with a comprehensive overall update each year.

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Calculating the 5 Year Requirement

Policy 2 of the adopted Core Strategy DPD sets a target of 3,700 additional dwellings to be delivered over the 15 year plan period up to 2026. This equates to an annual average of 247 new dwellings a year.

However the Core Strategy also contains a graph of anticipated housing delivery known as the „Housing Trajectory‟. This takes a realistic view of house building over the plan period taking into account the effects of the recession on the house building industry and as such, the yearly targets vary from year to year.

Bullet point 2 of paragraph 47 of the National Planning Policy Framework (NPPF) states that “where there has been a record of persistent under delivery of housing, local authorities should increase the buffer to 20% to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land”.

Due to the inconsistent nature of housing delivery in Rossendale in recent years, the buffer of 20% has been incorporated into the assessment.

As such both scenarios have been assessed as set out below:

Scenario 1: Annual Average over Plan Period (2011-2026)

Serial Component Calculation Amount A Annual Requirement (Plan Period Requirement / 3,700 / 15 247 Length of Plan - 15 years) B 5 Year Requirement (A x 5) 247 x 5 1235 C 20% Buffer for Under Delivery (20% of B) 1235 x 0.2 247 D Total Housing Requirement (C + D) 1235 + 247 1482

Scenario 2: Annual Targets in Housing Trajectory

The annual targets set out in the Housing Trajectory are as follows: 2012/2013 = 170 2013/2014 = 221 2014/2015 = 270 2015/2016 = 270 2016/2017 = 275

Serial Component Calculation Amount 5 Year Requirement (Sum of Annual Targets 170 + 221 + 270 1206 A above) + 270 + 275 B 20% Buffer for Under Delivery (20% of A) 1206 x 0.2 241 C Total Housing Requirement (A + B) 1206 + 241 1447

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Residential Development Currently Under Construction

The table below identifies housing sites across the Borough that are currently under construction.

Application Site Name Site Address Dwellings Dwellings Number Approved Built 1996/341 Hollin Way Road, Constablee 175 109 1997/233 Park View Land off Mill Row/Woodcroft 5 0 Street 2000/484 Crown Estate Land between Rockcliffe Rd & 8 2 Rd 2002/293 Mangol Fold Barn Mangol Farm Elm Street 1 1 Rossendale 2003/143 Grane Road 20 Grane Road 8 7 2003/154 Land at Irwell Land at Irwell Springs Weir 56 14 Springs Weir 2003/310 Lea Bank, Hareholme Lane 18 17 Hareholme 2004/012 Former Chapel off 12 8 York Street 2004/277 Pendle Avenue 20 21 2004/360 Rear of 278-300 4 2 Newchurch Road 2004/401 (A) Woodland Grange Land between Douglas Road & 196 138 Tong Lane 2004/891 Land to rear of 278- 4 1 300 Newchurch Road 2005/106 Land of Beaufort Weir 8 5 Road 2005/142 Rochdale Road Rochdale Road Bacup 162 78 2005/526 Cockhall Farm Water Street Whitworth OL12 5 1 8XL 2005/647 Holme Street Stacksteads 2 1 2005/652 Former Rockcliffe Rockcliffe Road Bacup 16 4 Club 2005/729 Higher Mill Millgate Road East Parade 15 3 2005/733 Garage land Industry Street Whitworth 4 2 2006/280 Land off York Crawshawbooth 7 2 Street 2006/320 Holly Mount House St Marys Way Rawtenstall 53 18 2006/608 Bridge Mill Bridge Mill North Street 28 19 Whitworth 2006/696 Slaughter House Slaughter House Burnley Road 21 11 East Whitewell Bottom BB4

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Application Site Name Site Address Dwellings Dwellings Number Approved Built 9LB

2007/016 Land off Oaklands Oaklands Land off Oaklands 49 9 and Lower Cribden and Lower Cribden Avenue Ave Rawtenstall 2008/0702 Moorgate Tong Lane Bacup Rossendale 4 1 OL13 9JQ 2010/0428 Alden Place Land off Free Lane Free Lane 37 25 2010/0667 Orama Mill Hall Street, Whitworth 85 0 2011/0046 Holmefield House Holmefield House, Holcombe 74 0 Road, Helmshore, Rossendale 2012/0044 Springfield Court, Springfield Court, Bacup -231 0 Bacup Total 1054 499 Total Dwellings Left to Build 555

1 2012/0044 - Application for 9 dwellings. 32 dwellings existed on site and are to be demolished. Creating a net loss of 23 dwellings. Page 7 of 15

Unimplemented Residential Planning Permissions

The table below identifies planning permissions across the Borough that have not yet started and that will not expire until after 1st April 2013.

Application Site Address Expiry Date Dwellings Number Approved 2010/0092 Kearns Mill Road Cowpe Waterfoot 20-May-13 39 2010/0286 Holcombe Road Helmshore Rossendale Lancashire 19-Oct-13 32 2010/0406 Land adjacent to 368 Rochdale Road Bacup OL13 9TH 24-Oct-13 13 2010/0433 Land off Eastgate Whitworth Rossendale 30-Nov-13 45 2010/0552 Farm Hill Farm Edge Side Lane Waterfoot 12-Dec-13 1 2007/555 New Line Bacup OL13 0BY 08-Jan-14 1 2010/0557 Anvil Street Stacksteads Bacup 18-Jan-14 11 2009/0133 Carr Road, Water 30-Jan-14 1 2008/0124 Rawtenstall BB4 6EU 10-Feb-14 1 2008/0102 Stubbylee Lane Bacup Lancashire OL13 0DD 15-Feb-14 1 2010/0366 Land opposite 449- 457 Bacup Road Hareholme 28-Feb-14 20 2010/0678 Vacant Land Adjoining 4 Parkinson Street Haslingden 01-Mar-14 1 2011/0009 Greens Lane Bacup 06-Mar-14 1 2011/0003 Daisy Nook Honey Hole Stacksteads Bacup 07-Mar-14 1 2010/0689 550 Market Street, 09-Mar-14 2 2011/0007 Burnley Road, Bacup 22-Mar-14 1 2011/0008 23 Plantation Street, Rawtenstall 31-Mar-14 1 2011/0068 Haslingden Road, 10-Apr-14 1 2011/0183 Side garden of 214 Burnley Road Weir Lancashire OL13 08-Jun-14 1 8QE 2008/0673 214 Burnley Road East Weir Bacup OL13 8QE 08-Jun-14 1 2010/0101 Old Market Hall Bank Street Bacup 13-Jun-14 25 2011/0199 Tonacliffe Way Whitworth 19-Jun-14 1 2011/0197 Market Street, Edenfield 20-Jun-14 5 2011/0223 Market Street, Edenfield 05-Jul-14 1 2011/0148 Heald Lane, Weir 21-Jul-14 1 2011/0274 Laneside Farm Lane 24-Jul-14 1 Rossendale BB4 8RB 2011/0036 Loveclough, Rossendale 25-Jul-14 1 2011/0280 Land adjacent to 35 Road Haslingden 26-Jul-14 1 Rossendale Lancashire BB4 5QG 2011/0291 Park Road, Haslingden 11-Aug-14 4 2011/0295 Gander Brow Market Street Shawforth Rochdale OL12 04-Sep-14 1 8XD 2001/0295 Market Street, Whitworth 04-Sep-14 1 2008/0393 Tunstead Stacksteads 07-Sep-14 1 2011/0417 1 Lower Clowes, Rawtenstall 29-Sep-14 1 2011/0404 1/3 Height End Cottages Kirk Hill Road HASLINGDEN 25-Oct-14 2 BB4 8TZ Page 8 of 15

Application Site Address Expiry Date Dwellings Number Approved 2011/0505 373-375 Road Haslingden Rossendale 20-Nov-14 1 Lancashire BB4 6PT 2011/0464 28 Lincoln Street Haslingden Rossendale Lancashire 04-Dec-14 2 BB4 5DT 2010/0101 Old Market Hall Bank Street Bacup Lancashire OL13 07-Dec-14 28 8HD 2011/0509 684 Burnley Road East Rossendale BB4 9NT 11-Dec-14 1 2011/0543 Freeholds Mill Market Street Shawforth 11-Dec-14 1 2011/0406 Land adjacent 143 Road Bacup OL13 9UA 15-Dec-14 1 2012/0032 Land adjacent 143 Todmorden Road Bacup OL13 9UA 15-Dec-14 1 2011/0537 Land north of 101 Tonacliffe Road Whitworth 05-Jan-15 1 2008/0761 227 Bury Road Rawtenstall 23-Jan-15 4 2011/0633 7 The Cloisters Bacup Road Waterfoot Rossendale BB4 14-Feb-15 1 7JU 2011/0590 Land to the south of Bury Old Road Shuttleworth 20-Feb-15 1 Ramsbottom Lancashire 2012/0028 75 Bank Street Rawtenstall Rossendale BB4 7QN 27-Mar-15 1 2012/0057 512 Burnley Road East Rossendale BB4 9LB 12-Apr-15 2 2012/0056 Land off Brandwood Road Brandwood Bridge 17-Apr-15 1 Stacksteads Bacup Rossendale 2012/0055 Gordon Works Ashworth Road Rossendale BB4 9JE 20-Apr-15 4 2012/0020 Garden of 110 Bury Road Edenfield BL0 0ET 26-Apr-15 1 2009/0016 BB4 6AA 26-Apr-15 4 2012/0117 Stables Hud Hey Road Rising Bridge Haslingden BB4 27-Apr-15 1 5JL 2011/0631 Land adjacent 271 Holcombe Road Helmshore BB4 01-May-15 1 4NP 2012/0203 33-35 Thorburn Drive Whitworth Rochdale OL12 8UJ 18-Jun-15 1 2012/0204 2 & 4 Hawthorn Road Bacup OL13 9LQ 19-Jun-15 1 2012/0096 1 Laburnham Street Haslingden 20-Jun-15 8 2012/0156 Ashley Court, Whitworth 25-Jun-15 -82 2011/0637 Rockcliffe Road 26-Jun-15 82 2012/0077 Ashfield Vicarage, Rawtenstall 02-Jul-15 1 2012/0177 58 Crabtree Avenue Waterfoot Rossendale 12-Jul-15 2 2012/0304 Land Adjacent to Dykes Barn Farm Burnley Road 13-Jul-15 1 Broadclough Bacup OL13 8RQ 2012/0198 Plots 17-20 Kandel Place Whitworth Rossendale OL12 19-Jul-15 4 8RF 2012/0231 Acre Mill Acre View Stacksteads Bacup 24-Jul-15 30 2012/0210 Higher Mill, Rawtenstall 24-Jul-15 12 Total Dwellings Not Started/ Unimplemented 412

2 2012/0156 – Application for 16 dwellings. 24 dwellings existed on site and are to be demolished. Creating a net loss of 8 dwellings

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Supply of Specific Deliverable Sites

The table below identifies sites across the Borough that are considered to be deliverable between 1st April 2012 and 31st March 2017, in accordance with the provisions of paragraph 47 and footnote 11 of the National Planning Policy Framework (NPPF) March 2012.

Number Site ID Location/ Achievable & Available Now Suitable Location of (SHLAA) Address Viable Dwellings 635 / Land adjacent Yes - site Yes - located Yes - 160 710 to Grane Road submitted as within the third tier discussions with and Holcombe part of Site of settlements as owners and Road, Allocations DPD set out in the Core developers Haslingden and discussions Strategy near the confirm had with owners Haslingden and and developers the A56 671 Rossendale Yes - planning Yes – located Yes - viability 139 Hospital Site, application within the evidence Haslingden received Rawtenstall Area submitted as Road, as set out in the part of the Rawtenstall Core Strategy planning application 17 Land adjacent Yes - site Yes - located Yes - 100 to Moorland submitted as within the discussions with Rise, part of Site Haslingden Area owners and Haslingden Allocations DPD as set out in the developers and discussions Core Strategy confirm had with owners and developers 673 Land north of Yes - site Yes – located Yes - no 84 Lime Tree submitted as within the constraints to Grove, part of Site Rawtenstall Area development of Rawtenstall Allocations DPD as set out in the site and good (Constablee and discussions Core Strategy prospects for Development 1) had with owners viability and developers Albert Mill and Yes - Yes - located Yes - 75 Sunnyside, discussions had within the discussions with Whitworth with owners and Whitworth Area as owners and developers set out in the Core developers Strategy confirm Land between Yes - site Yes -located within Yes - no 50 Reedsholme identified as part the Rawtenstall constraints to and Short of Site Area as set out in development of Clough Allocations DPD the Core Strategy site and good Reservoir, and discussions prospects for Rawtenstall had with viability potential developers Land adjacent Yes - site Yes - located Yes - no 50

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Number Site ID Location/ Achievable & Available Now Suitable Location of (SHLAA) Address Viable Dwellings to A56, identified as part within the significant Haslingden of Site Haslingden Area constraints to Allocations DPD as set out in the development of Core Strategy site and good prospects for viability 674 Land east of Yes - site Yes - within the Yes - no 44 Hollin Way, submitted as Rawtenstall Area constraints to Rawtenstall part of Site as set out in the development of (Constablee Allocations DPD Core Strategy site and good Development 2) and discussions prospects for had with owners viability and developers Facit Mill, Yes - registered Yes - located Yes - funding 39 Whitworth provider in within the secured. negotiations. Whitworth Area as Development to set out in the Core start May 2013 Strategy Land at Hollins Yes - site Yes - within the Yes - 35 Lane, submitted as Rawtenstall Area discussions with Rawtenstall part of Site as set out in the owners and Allocations DPD Core Strategy developers and discussions confirm had with owners and developers Mill End Mill, Yes - owner in Yes - located Yes - funding 30 Waterfoot negotiations within the third tier indentified with potential of settlements as developers set out in the Core Strategy near the centre of Waterfoot Whinberry Yes - site Yes - within the Yes - 25 View, Bacup submitted as Rawtenstall Area discussions with Road, part of Site as set out in the owners and Rawtenstall Allocations DPD Core Strategy developers and discussions confirm had with owners and developers 676 Land west of Yes - site Yes - within the Yes - no 24 Hollin Way, submitted as Rawtenstall Area constraints to Rawtenstall part of Site as set out in the development of (Constablee Allocations DPD Core Strategy site and good Development 5) and discussions prospects for had with owners viability and developers

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Number Site ID Location/ Achievable & Available Now Suitable Location of (SHLAA) Address Viable Dwellings 487 Woodtop Yes - site Yes - within the Yes - no 24 Garage, identified as part Rawtenstall Area constraints to Townsendfold, of Site as set out in the development of Rawtenstall Allocations DPD Core Strategy site and good prospects for viability Mythlome Yes - registered Yes - located Yes - funding 21 House, Burnley provider in within the third tier secured. Road East, negotiations of settlements as Development to Waterfoot set out in the Core start 2012/ 2013 Strategy near the centre of Waterfoot Albion Mill, Yes - site Yes - located Yes - 20 Burnley Road submitted as within the third tier discussions with East, Waterfoot part of Site of settlements as owners and Allocations DPD set out in the Core developers and discussions Strategy in confirm had with owners Waterfoot and developers Employment Yes - site Yes - located Yes - 19 land adjacent to submitted as within the third tier discussions with Grane Road part of Site of settlements as owners and and Holcombe Allocations DPD set out in the Core developers Road, and discussions Strategy near the confirm Haslingden had with owners Haslingden and and developers the A56 Waterfoot Yes - currently Yes - located Yes - 10 Primary School up for sale within the third tier discussions with discussions had of settlements as owners and with potential set out in the Core developers developers Strategy in confirm Waterfoot 668 Land off Yes - site Yes - within the Yes - 80 Rochdale Road, submitted as Bacup Area as set discussions with adjacent to part of Site out in the Core owners and Sheephouses Allocations DPD Strategy developers Reservoir and discussions confirm had with owners and developers 823 Land off Cherry Yes - site Yes - within the Yes - no 30 Tree Lane/ identified as part Rawtenstall Area significant Lower Clowes of Site as set out in the constraints to Road, Allocations DPD Core Strategy development of Townsendfold, site and good Rawtensall prospects for viability

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Number Site ID Location/ Achievable & Available Now Suitable Location of (SHLAA) Address Viable Dwellings 564 Land to the rear Yes - site Yes - within the Yes - no 30 of Waingate, submitted as Rawtenstall Area significant Spring Side, part of Site as set out in the constraints to Rawtenstall Allocations DPD Core Strategy development of site and good prospects for viability 1161 Land of Yes - site Yes - located Yes - no 50 Helmshore identified as part within the third tier significant Road, of Site of settlements as constraints to Helmshore Allocations DPD set out in the Core development of Strategy near site and good Haslingden and prospects for the A56 viability 1183 Land behind Yes - site Yes - within the Yes - no 50 Pennine Road, identified as part Bacup Area as set constraints to Bacup of Site out in the Core development of Allocations DPD Strategy site and good prospects for viability 659 Land off Yes - site Yes - within the Yes - no 50 Greensnook identified as part Bacup Area as set constraints to Lane, Bacup of Site out in the Core development of Allocations DPD Strategy site and good prospects for viability 689 Land behind Yes - site Yes - within the Yes - no 50 Pennine Road, identified as part Bacup Area as set constraints to Bacup of Site out in the Core development of Allocations DPD Strategy site and good prospects for viability 1271 Mill adjacent to Yes – owner in Yes - located Yes - no 50 Deansgreave negotiations within the third tier constraints to Road, New with potential of settlements as development of Line, Britannia developers set out in the Core site and good Strategy near prospects for Bacup viability 654 Land at Robert Yes - site Yes - within the Yes - 40 Street, submitted as Rawtenstall Area discussions with Rawtenstall part of Site as set out in the owners and Allocations DPD Core Strategy developers and discussions confirm had with owners and developers Total Number of Deliverable Dwellings 1379

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5 Year Land Supply Calculation

Dwellings be built on Sites Under Construction 555 Dwellings with Planning Permission Not Yet Started 412 Number of Dwellings from Specific Deliverable Sites 1379 Total Number of Dwellings 2346

Scenario 1: Annual Average over Plan Period (2011-2026)

A 5 Year Requirement 1482 B Annual Requirement (A/5) 296 C Total Number of Dwellings Identified 2376 D Land Supply (C/B) 7.9

Scenario 2: Annual Targets in Housing Trajectory

A 5 Year Requirement 1447 B Annual Requirement (A/5) 289 C Total Number of Dwellings Identified 2346 D Land Supply (C/B) 8.1

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If you would like a summary of this leaflet in large print, on audio cassette or in a language other than English, please let us know and we will be happy to arrange it.

Please telephone 01706 217777 and People & Policy Team

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