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2011 Tameside Strategic Housing Land Availability Assessment

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2011 Tameside Strategic Housing Land Availability Assessment Tameside Strategic Housing Land Availability Assessment Tameside M.B.C Local Development Framework Evidence Base April 2011 Strategic Housing Land Availability Assessment _____________________________________________________________________________________________ Tameside Metropolitan Borough Council Strategic Planning Unit Economy and Environment Directorate Council Offices Wellington Road Ashton-Under-Lyne OL6 6DL Tel: 0161 342 3346 Email: [email protected] Web: www.tameside.gov.uk/strategicplanning - 2 - Strategic Housing Land Availability Assessment _____________________________________________________________________________________________ Contents 1. Introduction .....................................................................................................................- 5 - Targets and the Tameside Context .................................................................................- 5 - Important note regarding the Regional Spatial Strategy (RSS).......................................- 6 - 2. Methodology....................................................................................................................- 7 - Stage 1: Planning the assessment ..................................................................................- 7 - Stage 2: Determining which sources of sites will be included in the assessment ...........- 8 - Stage 3: Desktop review of existing information..............................................................- 8 - Stage 4: Determining which sites and areas will be surveyed.......................................- 10 - Stage 5: Carry out the survey........................................................................................- 10 - Stage 6: Estimating the housing potential of each site..................................................- 10 - Stage 7: Assessing when and whether sites are likely to be developed .......................- 11 - Stage 8: Review of the Assessment..............................................................................- 12 - Stage 9: Identifying and assessing the housing potential of broad locations ................- 13 - Stage 10: Determining the housing potential of windfalls..............................................- 13 - 3. Findings.........................................................................................................................- 14 - Sites Under Construction...............................................................................................- 14 - Sites with Planning Permission .....................................................................................- 15 - Housing Site Allocations and Other Sites......................................................................- 15 - Potential Housing Sites .................................................................................................- 16 - Discounted Sites............................................................................................................- 16 - Summary of Findings.....................................................................................................- 16 - 4. Analysis of Findings ......................................................................................................- 18 - Recent Completions ......................................................................................................- 18 - The Identified Supply.....................................................................................................- 19 - Housing Trajectory ........................................................................................................- 20 - Location of SHLAA Sites ...............................................................................................- 21 - 5. Conclusion ....................................................................................................................- 26 - Appendix 1 - Schedule of Sites in the SHLAA ..................................................................- 27 - 0 - 5 Years Supply .........................................................................................................- 27 - 6 - 10 Years Supply .......................................................................................................- 43 - 11 - 15 years Supply......................................................................................................- 62 - Appendix 2 - Schedule of Discounted Sites ......................................................................- 68 - - 3 - Strategic Housing Land Availability Assessment _____________________________________________________________________________________________ - 4 - Strategic Housing Land Availability Assessment _____________________________________________________________________________________________ 1. Introduction 1.1 Strategic Housing Land Availability Assessments (SHLAA) were introduced in Planning Policy Statement 3 (PPS3) and are a key component of the evidence base to support the delivery of sufficient land for housing. 1.2 The primary role of the SHLAA is to: • Identify sites with potential for housing • Assess their housing potential • Assess when they are likely to be developed 1.3 The assessment aims to identify as many sites as possible with the potential for housing but it is not the purpose of this study to allocate land for residential purposes. Inclusion of a site within the SHLAA does not imply that planning permission will be granted for residential development. 1.4 The SHLAA is not making a judgement as to what the policy approach in the Core Strategy should be but provides evidence on the potential availability of land in Tameside for housing. The Core Strategy document will need to consider whether a change in policy approach, from current Unitary Development Plan policies, will have to take place in order to deliver Tameside's housing target. 1.5 The SHLAA will be one of a number of background supporting documents to the Local Development Framework (LDF) and will be updated on an annual basis. It will feed into the preparation of the LDF in two key ways: 1. The SHLAA will inform the Core Strategy. In particular it will estimate how much development can be accommodated on suitably located land within settlements over the Plan period. This can be used to inform the spatial strategy in the Core Strategy Development Plan Document. 2. The SHLAA indentifies sites in towns and villages which might be suitable for allocation in the Site Specific Development Plan Document (DPD). We will take suitable sites forward, that are consistent with the Core Strategy, to the next stage of the DPD preparation, in which we will give further consideration to the potential sites in the context of the spatial development strategy. 1.6 The identification of a site in this assessment does not necessarily mean that the site will be allocated for housing or other uses, or that planning permission will be granted for residential development. This will be determined through preparation of the LDF and through the development management process. Similarly, the non inclusion of a site does not preclude future housing development on it. The assessment represents a snapshot in time. Targets and the Tameside Context 1.7 PPS3 requires Local Planning Authorities to identify specific deliverable sites to deliver housing over a 5 year period. Local authorities should also identify a further supply of specific, developable sites for years 6-10 and, where possible, years 11-15. The role of the Core Strategy is not to allocate sites for housing but to identify broad areas or types of land for housing. The Tameside Core Strategy will cover the period to 2011 - 2026, and therefore the SHLAA assesses land availability for this whole period. - 5 - Strategic Housing Land Availability Assessment _____________________________________________________________________________________________ 1.8 The North West Regional Spatial Strategy, published in September 2008, required that Tameside accommodate 750 new dwellings each year, net of clearance, between 2003 and 2021, a total of 13,500 units (net). Having regard to completions since 2003, Tameside has delivered 3,839 net additional dwellings up to March 2010, accumulating a shortfall of 1,411 units over this period. 1.9 The RSS states that for the purpose of producing the LDF, local authorities should assume that the annual average housing requirement will continue for a limited period beyond 2021. The 15 year projected SHLAA period takes the plan up to 2026 giving a housing requirement of 11,250 units. With the cumulative shortfall added to this the total housing requirement for Tameside to deliver between 2011 and 2026 is 12,661 dwelling units. Important note regarding the Regional Spatial Strategy (RSS) 1.10 The future of The North West of England Plan is uncertain, along with other regional spatial strategies, due to their proposed revocation under the Localism Bill. At the time of writing this report, the RSS for the North West is still a legal part of Tameside’s Development Plan and therefore a material consideration. However, the Coalition Government has made clear its intention to abolish regional planning through a series of letters sent to Local Authority Chief Planning Officers. At the time of writing, the Coalition Government consider its intention to abolish regional planning to be a material consideration. - 6 - Strategic Housing Land Availability Assessment _____________________________________________________________________________________________
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