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SHLAA Methodology Residential Land Availability Report 2016/17 Published June 2017 www.doncaster.gov.uk Executive Summary This report sets out the supply of land for housing (planning permissions and development plan allocations) as at 31st March 2017. It also provides details of housing completions up to that date and other historical residential land availability analysis. The report includes the methodology for this desktop assessment. The approach adopted uses data from the Local Planning Authority’s Planning Database (IDOX Uniform) to derive an overall supply of residential planning permissions approved during the year which is added to the existing supply of extant permissions. Data is also supplied from Doncaster Council’s Council Tax Register Database (Northgate) of all new residential bandings created/deleted during the annum. This data includes a Unique Property Reference Number for each record created/deleted. Using Geographic Information Systems it is possible to map the planning permission boundaries from IDOX Uniform with the Council Tax data to establish when and where new build housing completions have occurred, as well as any residential losses through demolition or conversion, on a site-by-site basis. The report portrays key information therefore on housing completions, including total net completions for the borough, and completions on a settlement-by-settlement basis. Individual developments can be tracked through from initial permission, to start on site, and to being built-out (or permission lapsed in some instances). Analysis is also provided on windfall development versus completions on land allocated for housing. This report also looks at the supply of new permissions approved over the monitoring year, as well as the overall remaining residential land available as at 31st March 2017. During the 2016/17 monitoring period, the following are considered to be some of the headline findings from this year’s report. Summary Table - 2016/17 Monitoring Year A Housing Completions (Gross) 1,067 B Residential Losses (Demolition, conversion, or change of use) 18 C Housing Completions (Net) (Row A - B) 1,049 D Planning Permissions Granted (Gross units) 3,140 E Planning Permissions Granted (Net units) 3,030 F Additional Supply (Prior Approvals/Office/Agricultural to Residential units) 21 Summary Table – Total Borough-wide Residential Land Availability Capacity as at 31st March 2017 1 Planning Permissions Granted with Remaining Capacity (net units) 9,840 2 Remaining Capacity Greenfield Unitary Development Plan Housing 3,338 Allocations (units) 3 Remaining Capacity Brownfield Unitary Development Plan Housing 277 Allocations (units) 4 Remaining Capacity Unitary Development Plan Housing Allocations (units) 3,615 (Row 2+3) 5 Total Borough-wide Residential Land Availability (Row 1+4)1 13,455 6 Additional Supply (Prior Approvals/Office/Agricultural to Residential units) 223 1 It is acknowledged that some of the supply and capacity on remaining Unitary Development Plan Housing Allocations is constrained. The 5- Year Deliverable Land Supply Statement does of course factor any such constraints accordingly through appropriate discounting. Page - 1 - Contents Pg. Executive Summary 1 Contents 2 Disclaimer & Further Information 3 1. Introduction 4 2. Definition of a ‘Dwelling’ 4 3. Methodology 5 4. Council Tax Net Housing to Housing Stock vs Residential Land Availability Report Monitoring Net Housing Completions 8 5. Findings & Analysis for 2016/17 Monitoring Period 12 6. Historical Findings & Analysis 30 Appendices 38 Appendix 1A: Housing Completions 2016/17 Detailed Site Breakdown Appendix 1B: Further Detailed Information on Planning Permissions Appendix 2: Planning Permissions Granted 2016/17 Detailed Site Breakdown Appendix 3: Lapsed Planning Permissions 2016/17 Detailed Site Breakdown Appendix 4: All Planning Permissions Granted with Remaining Capacity on Site as at 31st March 2017 Detailed Site Breakdown Page - 2 - Disclaimer & Further Information In relation to the information contained within this report, and any other report relating to the findings of Doncaster’s Residential Land Availability Report 2016/17, the Council makes the following disclaimer, without prejudice: The data has been collected and published for the purposes of monitoring housing permissions and completions across the borough, but should not be used as the authoritative legal position in respect to individual planning permissions e.g. formal starts on site. Whilst Doncaster Council takes great care to ensure that the data provided in this report is accurate, we cannot accept any liability or responsibility should you rely on the information provided and ultimately find it to have been incorrect. You are always advised to check with the Development Management Case Officer if you have any queries or discrepancies in respect to your application and the monitoring contained in this report. We are committed to the highest standards of quality of information. If you know of any errors in data quality or out-of-date information in this report please let us know via any of the contact details below and we will seek to rectify as soon as practically possible. For further information regarding this report or Planning Policy, including the emerging Local Plan, please contact: Office Address: Local Plans Team, Doncaster Council, Regeneration & Environment, Civic Office, Waterdale, Doncaster, DN1 3BU E-mail: [email protected] Telephone: 01302 734 419 Web: www.doncaster.gov.uk/localplan Page - 3 - 1. Introduction 1.1 Doncaster Council, as the Local Planning Authority for the borough, has been monitoring and publishing data on housing demolitions and completions since 1986/87. The reports, known as the ‘Residential Land Availability Report’ is generally published on an annual basis and, as well as recording details of residential losses/housing completions (net and gross), identifies the current supply of sites with planning permission for new dwellings, as well as sites allocated in an adopted development plan; this is currently the UDP but a local plan is in preparation and will include new allocations; some neighbourhood plans will also contain allocations. For the purposes of monitoring housing data, the Council’s monitoring period always runs from 1st April to 31st March in any given year. This report therefore monitors the period 1st April 2016 to 31st March 2017. The methodology section of this report sets out how the monitoring is undertaken, including how it has changed in recent years from a traditional site survey to desktop approach. 1.2 The National Planning Policy Framework requires all Local Authorities to identify and update annually a supply of specific deliverable sites sufficient to provide five years-worth of housing against their housing requirements with an additional 5 or 20 per cent buffer to ensure choice and competition in the market for land. This report forms part the evidence base required to inform the separately published Five Year Deliverable Land Supply Statements. The Council has also published an updated SHLAA as part of a HELAA (2015 base date, published 2016) as well as subsequent annual updates to it. SHLAAs are policy-off and include sites which have no current planning status (as well as those that do) and which therefore are not included in this RLA. 2. Definition of a ‘Dwelling’ 2.1 According to the Department for Communities & Local Government (November 20122) the definition of a dwelling for local authorities compiling data is as follows. “In recent years (since 2001) a dwelling is defined (in line with the 2001 Census definition) as a self- contained unit of accommodation. Self-containment is where all the rooms (including kitchen, bathroom and toilet) in a household’s accommodation are behind a single door which only that household can use. Non-self contained household spaces at the same address should be counted together as a single dwelling. Therefore a dwelling can consist of one self-contained household space or two or more non-self-contained household spaces at the same address. Ancillary dwellings (e.g. former ‘granny annexes’) are included provided they are self-contained, pay separate council tax from the main residence, do not share access with the main residence (eg a shared hallway) and there are no conditional restrictions on occupancy. Communal establishments, i.e. establishments providing managed residential accommodation, are not counted in overall housing supply statistics (however, all student accommodation, whether it consists of communal halls of residence or self-contained dwellings, and whether or not it is on campus, can be included towards the housing provision in local development plans). These cover university and college student, hospital staff accommodation, hostels/homes, hotels/holiday complexes, defence establishments (not married quarters) and prisons. However, purpose-built (separate) homes (eg self-contained flats clustered into units with 4 to 6 bedrooms for students) should be included. Each self-contained unit should be counted as a dwelling. Non permanent (or ‘temporary’) dwellings are included if they are the occupant’s main residence and council tax is payable on them as a main residence. These include caravans, mobile homes, converted railway carriages and houseboats. Permanent traveller pitches should also be counted if they are, or likely to become, the occupants’ main residence”. 2.2 For the purposes of the monitoring included in this report, the definition above has therefore
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