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South Oxfordshire Local Plan Housing Land Supply Interim Statement 2021

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South Oxfordshire Local Plan Housing Land Supply Interim Statement 2021 South Oxfordshire District Council Local Plan 2031 REFINED OPTIONS MARCH 2021 South Oxfordshire District Council SOUTH OXFORDSHIRE LOCAL PLAN HOUSING LAND SUPPLY INTERIM STATEMENT 2021 I Table of Contents 1. Introduction ....................................................................................................... 1 2. National and Local Policy ................................................................................. 2 National Policy ..................................................................................................... 2 Oxfordshire Housing and Growth Deal ................................................................ 5 Local Policy ......................................................................................................... 6 3. Calculating 5 Year Housing Land Requirement ................................................ 7 Introduction .......................................................................................................... 7 Annual Housing Requirement .............................................................................. 7 Shortfall or Over Delivery ..................................................................................... 7 Housing Delivery Test .......................................................................................... 8 Buffer ................................................................................................................... 8 Total Five Year Housing requirement .................................................................. 9 4. Deliverability of Sites ...................................................................................... 10 Completions ....................................................................................................... 10 Detailed Permission ........................................................................................... 10 Outline Permission / Resolution to Grant ........................................................... 11 Student Accommodation .................................................................................... 12 Residential Institutions ....................................................................................... 12 Permitted Development ..................................................................................... 13 Windfalls ............................................................................................................ 13 Assessment of Deliverable Sites ....................................................................... 14 Supply of deliverable sites ................................................................................. 15 5. Five Year Land Supply position ...................................................................... 17 Appendix A: Site Delivery Assessment ................................................................. 18 Major sites ......................................................................................................... 18 Minor sites ......................................................................................................... 23 District Totals ..................................................................................................... 44 APPENDIX B: HOUSING TRAJECTORY ............................................................. 45 Appendix C: Site lead in Time analysis ................................................................. 55 Appendix D: Site build out rate analysis ................................................................ 58 Appendix E- Communal accommodation ratios .................................................... 60 Student accommodation ratio ............................................................................ 60 Communal accommodation ratio ....................................................................... 60 i 1. INTRODUCTION 1.1. This Statement sets out South Oxfordshire District Council’s (the council) housing land supply position and housing trajectory. 1.2. This Statement explains the council’s approach to calculating the five-year housing land supply, provides an assessment of deliverable land within the district and the council’s five-year housing land supply position 1.3. This Statement represents the housing land supply position as of the 01 April 2020, but updated as an interim Statement following adoption of the Local Plan. The relevant five-year housing land supply period therefore covers the period between 1 April 2020 and 31 March 2025. This Statement provides a year by year and site by site trajectory of the expected housing supply in the district between 1 April 2020 and 31 March 2025 and over the plan period. 1.4. The council can currently demonstrate a 5.35 years’ supply of housing land. 1.5. Under the National Planning Policy Framework (2019)1 (the NPPF), the council can seek to agree its land supply statement with the Secretary of State through the plan making process. Planning Practice Guidance advises that Local Planning Authorities need to be clear that they are seeking to confirm the housing land supply position at Regulation 19 stage of the plan making process. The council did not do this and though this does not prohibit the Council from being able to establish a housing land supply, it does not give the council the year-long agreed position following adoption of the Local Plan as set out in Paragraph 74 of the NPPF. 1 NPPF, Paragraph 74 www.gov.uk/guidance/national-planning-policy-framework/5-delivering-a- sufficient-supply-of-homes 1 2. NATIONAL AND LOCAL POLICY 2.1. This Chapter summarises the relevant national and local policy in regard to housing land supply. National Policy 2.2. Paragraph 67 of the NPPF states that policy makers should have a clear understanding of housing land supply in their area and that planning policies should identify a supply of: a) specific, deliverable sites for years one to five of the plan period; and b) specific, developable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15 of the plan. 2.3. The Planning Practice Guidance (PPG) states for plan making, strategic policies should identify a five-year housing land supply from the intended date of adoption of the plan (Reference ID: 68-004-20190722). 2.4. Paragraph 73 of the NPPF2 sets out local planning authorities’ responsibility to: “…identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing requirement set out in adopted strategic policies, or against their local housing need where the strategic policies are more than five years old.” 2.5. The PPG provides further guidance stating that housing requirement figures set out in adopted strategic policies should be used as the starting point for calculating the five-year land supply figure where the plan was adopted in the last five years, or where strategic housing policies have been reviewed within the last five years and found not to need updating.3 2.6. The PPG states that where a stepped housing requirement has been identified, the five year housing land supply is measured again the specific stepped requirement for the particular five year period (Reference ID: 68-026- 20190722). 2.7. Paragraph 73 of the NPPF goes on to state that the housing requirement for housing land supply should also include an additional “buffer”, depending on the local circumstances: a) 5% to ensure choice and competition in the market for land; or 2 NPPF, Paragraph 73 www.gov.uk/guidance/national-planning-policy-framework/5-delivering-a- sufficient-supply-of-homes 3 PPG, Paragraph 005 www.gov.uk/guidance/housing-supply-and-delivery 2 b) 10% where the local planning authority wishes to demonstrate a five-year supply of deliverable sites through an annual position statement or recently adopted plan, to account for any fluctuations in the market during that year; or c) 20% where there has been significant under delivery of housing over the previous three years4, to improve the prospect of achieving the planned supply. 2.8. The PPG further states that to ensure there is a realistic prospect of achieving the planned level of housing supply, the local planning authority should always add an appropriate buffer, applied to the requirement in the first 5 years (including any shortfall), bringing forward additional sites from later in the plan period.5 2.9. The Local Planning Authority should add one of the following buffers, depending on their circumstances: • 5% is the minimum buffer for all authorities, necessary to ensure choice and competition in the market, where they are not seeking to demonstrate a 5 year housing land supply; • 10% is the buffer for authorities seeking to ‘confirm’ 5 year housing land supply for a year, through a recently adopted plan or subsequent annual position statement (as set out in paragraph 74 of the National Planning Policy Framework), unless they have to apply a 20% buffer (as below); and • 20% is the buffer for authorities where delivery of housing taken as a whole over the previous 3 years, has fallen below 85% of the requirement, as set out in the last published Housing Delivery Test results. 2.10. It is important to note that the 10% buffer is only required when seeking to ‘confirm’ the housing land supply position through the Local Plan examination. To ‘confirm’ the housing land supply position through the Local Plan examination, it needs to “be clear that they are seeking to confirm the existence
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