Hull Local Plan
Strategic Housing Land Availability Assessment Part 4 of 4: SHLAA Analysis and Methodology
April 2013 Part 4 of 4: SHLAA Analysis and Methodology
Strategic Housing Land Availability Assessment 2013
Part 1 of 4: Citywide Map showing all SHLAA Sites
Part 2 of 4: SHLAA Site Plans and Schedules 2013 to 2030
Part 3 of 4: SHLAA Site Plans and Schedules
- Excluded Sites (Methodology Stage 8)
- Sites not currently considered developable
2013 to 2030
Part 4 of 4: SHLAA Analysis and Methodology
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 2 Part 4 of 4: SHLAA Analysis and Methodology
Part 4 of 4: SHLAA Analysis and Methodology Contents
1. Introduction
2. SHLAA Analysis
3. Trajectory
4. Methodology
Appendix A: SHLAA Disclaimer
Appendix B: Methodology - Site Details and Site Assessment Criteria
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1. Introduction
1.1 The National Planning Policy Framework (NPPF) states that the purpose of the planning system is to contribute to the achievement of sustainable development including the delivery of a wide choice of high quality homes and to boost significantly the supply of housing.
1.2 Local Planning Authorities should have a clear understanding of the supply of housing land in their area. A Strategic Housing Land Availability Assessment should “establish realistic assumptions about the availability, suitability and likely economic viability of land to meet the identified need for housing over the plan period”.
1.3 Practice guidance was issued by the Department of Communities and Local Government on SHLAA production in July 2007, elements of which have been updated by the NPPF. This SHLAA has been produced in accordance with the practice guidance and NPPF as appropriate unless specific local circumstances require a different approach. The report will explain where these apply.
1.4 The SHLAA 2013 Methodology, Section 4 of this report, sets out how the Council collects and assesses site information. The 2013 SHLAA uses the published 2012 SHLAA dataset as the starting point for 2013 site assessment.
1.5 Site details and boundaries for sites included in the 17 year housing supply are held within the Site Schedules which accompanies this report section of the SHLAA. The results are held within a database, updated on an annual basis, with a base date of 1st April 2013. Please note sites receiving planning permission after that date will be included and/or updated as SHLAA production allows.
1.6 The SHLAA results will be read alongside the housing requirement identified in the Strategic Housing Market Assessment.
1.7 The information in this SHLAA is subject to the disclaimers set out in Appendix A.
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2. SHLAA Analysis
2.1 The SHLAA should identify a five years supply of specific deliverable sites. It should also identify a supply of specific developable sites or broad locations for growth for year 6-10 and where possible for years 11-17.
2.2 There are 460 sites within the SHLAA dataset which fall into the categories set out below in table 2.1.
Table 2.1: Sites assessed through SHLAA and category conclusion
Category Number of Sites
17 year supply (2013-2030) 197
Excluded by Council 9
Outside the identified 17 year supply 254
2.3 The sites in the SHLAA are assessed in accordance with the 2013 SHLAA methodology detailed in this report. The sites are categorised according to when it is likely that housing could be delivered on the site. The number of sites commencing and amount of housing which could be potentially delivered over the period 2013-2030 is set out in table 2.2. Nine sites were excluded at Stage 8 of the SHLAA methodology 2013 and a list of these sites is contained within the site schedules that accompany this report. The reasons for exclusion are contained within the dataset for each site.
Table 2.2: Sites within the 2013-2030 potential housing supply.
Potential Number of potential Potential housing % of potential Timescale housing sites commencing supply supply housing
Five year 109 5,428 35.9% supply
6-10 82 7,173 47.5%
11-17 6 2,504 16.6%
TOTAL 197 15,105 100%
Note: sites may deliver over more than one timescale
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Sources of supply for 5 year supply (2013-18) 2.4 The 5 year supply of potential housing is set out in table 2.3.
2.5 This table shows that over 85% of sites in the five year supply are under construction, have planning permission or are identified in the Development Plan. The remaining sites are those put forward by developers through the call for sites process.
Table 2.3: SHLAA potential housing supply, 5 year supply (2013-2018)
Source Number of potential Potential % of potential housing sites housing supply supply housing
Sites with planning 20 1,526 28.1% permission under construction.
Sites with planning 66 2,586 47.6% permission.
Development Plan 5 552 10.2% allocations.
Call for Sites and those of 18 764 14.1% developer interest has been expressed.
Note: Sites may deliver over more than one timescale
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Sources of supply for year 6 to 10 (2018-2023) 2.6 The SHLAA shows the potential for 7,173 houses to be constructed in the years 2018 to 2023 distributed by source as shown in table 2.4. The large quantity of housing that is identified as developable in this period reflects the limited level of constraints identified generally within this supply, but moreover reflects the difficulty to currently identify deliverability for some of these sites.
Table 2.4: SHLAA potential housing supply, years 6-10 (2018-2023)
Source Number of sites Potential % of potential contributing to housing supply housing potential housing supply supply
Sites with planning 20 370 5.2% permission under construction.
Sites with planning 70 1,289 18.0% permission.
Development Plan 13 1,095 15.3% allocations.
Call for Sites and those of 25 1,032 14.4% developer interest has been expressed.
Other Sources. 63 3,387 47.1%
Note: Sites within years 6-10 are those which are considered developable with minor constraints to be overcome. Sites may deliver over more than one timescale
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Sources of supply for year 11 to 17 (2023-2030) 2.7 The SHLAA shows the potential for 2,504 houses to be constructed in the years 2023 to 2030 distributed by source as shown below in table 2.5.
Table 2.5: SHLAA potential dwellings years 11-17 (2023-2029)
Source Number of sites Potential % of potential contributing to housing supply housing potential housing supply supply
Sites with planning 1 30 30.7% permission under construction.
Sites with planning 1 950 1.2% permission.
Development Plan 3 195 37.9% allocations.
Call for Sites and those of 2 560 7.8% developer interest has been expressed.
Other Sources 10 769 22.4%
Note: Sites may deliver over more than one timescale. Sites starting within years 11-17 tend to have greater constraints to be overcome.
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Geographical Distribution 2.8 There are areas of Hull where housing development is vital to the creation of sustainable communities. The Council identifies priority areas for the delivery of housing: Newington and St. Andrews, Holderness Road Corridor, Kingswood and the City Centre. It also separates out parts of east and west Hull as forming different housing markets. Table 2.6 identifies the potential spatial distribution and delivery phasing of new homes.
2.9 Map 2.1 identifies the spatial distribution of the potential 15,105 additions to the total household stock. It is acknowledged that this does not take account of potential demolitions of around 1,660 dwellings. Approximately 640 these are anticipated to be demolished in the first five years of this SHLAA and the other 1,020 in the year’s six to ten.
Map 2.1: Spatial distribution of the 2013 SHLAA site specific supply.
Kingswood 3,409
East 2,468
West 2,133
HRC AAP 2,326
NaSA City AAP Centre 1,563 3,206
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Table 2.6: Potential geographical distribution and delivery phasing of new homes
Timescale NaSA HRC Kingswood City Centre Hull East Hull West Other Other
0-5 665 943 1,584 595 522 1,119
6-11 868 1,208 875 2,089 1,309 824
11-17 30 175 950 522 637 190
Total 1,563 2,326 3,409 3,206 2,468 2,133
Newington and St Andrews (NaSA) Area Action Plan 2.10 The Newington and St Andrews (NaSA) Area Action Plan was adopted in February 2010. The SHLAA identifies a potential supply of 1,563 homes within the NaSA AAP.
2.11 The AAP housing sites of St Andrews Square and Junella Fields were completed in 2011 and 2012 respectively. Phase one of the Amy Johnson site nears completion and Phase two (SHLAA ref. 370) is under construction, both phases being delivered by Keepmoat Homes.
2.12 The Former Riley College Site (ref.68) is under construction in 2013. The scheme, which is to be delivered by Keepmoat Homes in partnership with Hull City Council and Places for People, will provide 348 homes. Hawthorn Avenue East (ref. 367) gained planning approval in 2012 and works are due to commence in 2017. The scheme, which is to be delivered by Keepmoat Homes in partnership with Hull City Council and Places for People, will provide 277 homes.
2.13 The NaSA AAP also identifies other housing opportunities including Constable Street School site (ref. 940) & Anlaby Road Square (ref. 361) for residential development. However there is currently no commitment from a developer for the development of these sites and no planning approval has been sought.
Holderness Road Corridor (HRC) Area Action Plan 2.14 The Holderness Road Corridor (HRC) Area Action Plan was adopted in February 2010. The SHLAA identifies a potential supply of 2,326 homes within the HRC AAP.
2.15 The first, second and third phases of Sutton Meadows, Ings Estate have been completed with the delivery of 186 homes between 2007 and 2011. Phase four (ref. 23) is currently been delivered by Southdale Homes in partnership with Hull City Council and Chevin Housing Association. Full planning permission was obtained in 2012. This development will consist of 56 homes, an additional phase (D2) currently has outline planning permission
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2.16 Within the HRC AAP Ings area, five additional sites (ref. 22,322,323,324,325) are identified to be taken delivered by a newly appointed lead developer, Compendium Living. No planning approval has been sought for these sites at the present time however a full planning application for two of the sites is envisaged to be submitted 2013/14.
2.17 A planning application has been submitted for the development of 175 new units on Ganstead Grove Site, Preston Road (ref. 326). The scheme is expected to commence in 2013 and will be delivered by Keepmoat Regeneration in partnership with Hull City Council and Sanctuary Housing. At present 54 units for Sanctuary Housing have guaranteed funding in place, the intention is that the other 121 units will be delivered with funding sources still being sought/finalised by Hull City Council.
2.18 Holderness Road Corridor area action plan Preston Road Policy Area PR6 continues to be advanced with modelling of the following sites to determine housing potential:
Maybury Road site (ref. 327) Portobello & Marfleet site (ref.328 ) Preston Road/Flinton Grove and St. Johns (ref. 336) David Lister Site (ref. 36) Grief site (ref. 329) Former Archbishop Thurstan School (ref. 199) 2.19 Other Areas of Preston Road Policy Area PR6 have been assessed as appropriate for refurbishment or phasing of redevelopment re-phased; this new information is reflected within the Site Schedules within the SHLAA.
Kingswood 2.20 Continued development at Kingswood, where there is potential for over 3,400 homes to be provided, is crucial not only in meeting Hull’s housing targets, but also in providing modern housing and layouts. The development of community facilities at Kingswood is triggered by the number of houses developed. More detailed guidance on the overall development of Kingswood will be provided in an Area Action Plan which the City Council is progressing in partnership with Kingswood Parks Development Company (KPDC).
City Centre
2.21 A vibrant housing market in the City Centre will continue to increase the choice of house types in the city and assist in the expansion of both the role and economy of the City Centre. The City Centre has the potential to deliver 3,206 additional dwellings over the period 2013-2030.
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Other areas East and West of the City, including broad areas of change 2.22 The opportunities to provide urban extensions within Hull are very limited due to the constrained boundary. The previously highlighted remaining sites at Kingswood and potential to the east of Sutton (ref. 861 & 862) are included within the SHLAA.
2.23 There are opportunities for housing to be developed in the east and west of the city and some of these sites make an important contribution to reaching the overall housing requirement: the evidence base indicates that potentially 2,133 dwellings could be delivered in west Hull and 2,468 in east Hull.
Large scale housing development sites currently under construction include:
Former Boothferry Park, Strata Homes (ref. 607) The Sidings, Calvert Lane, Barratt Homes (ref. 580) Former Princess Royal Hospital, Bellway Homes (ref. 24) Former Waste Water Treatment Works, Barratt Homes (ref. 765) Newland Court, Shepherd Homes (ref. 225) North Bransholme, Riverside Housing (ref. 113) 2.24 The Housing Strategy and Renewal Team are very shortly to commence the procurement of a lead developer partner for city wide sites which includes sites within many of the priority renewal areas. This programme is to ensure sustained delivery across a number of years with our partners.
2.25 At Homethorpe Orchard Park (ref. 727) a recent planning application for 52 homes to be developed in partnership with the Riverside Housing Group has secured consent and is due to start on site in late 2013 with completion in late 2014. Riverside Housing Group also confirmed its commitment to regeneration within North Bransholme, during the 2013 call for sites within the SHLAA, identifying longer term areas of change and smaller sites within the North Bransholme Area.
2.26 Previously, areas of Orchard Park and North Bransholme have been identified as priorities for large scale regeneration, as broad locations where potentially future housing growth may occur. The Council continues to seek opportunities for the regeneration of Orchard Park. The Riverside Group have identified sites within North Bransholme in the 2013 Call for Sites for inclusion in the 2013 SHLAA.
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Small sites and small conversions windfall allowance 2.27 Given the urban nature of Hull, small sites and small conversions have historically contributed to the delivery of housing within the city. These small sites are not identified in the SHLAA schedules. It is considered realistic to assume that the supply of small sites and small conversions will continue to come forward. A small site and small conversions windfall allowance of 50 dwellings per year has therefore been included within the SHLAA trajectory.
3 Trajectory
3.1 The trajectory identifying all sources of annual supply is shown within figure 3.1.
Figure 3.1: SHLAA Potential Housing Trajectory
3000
2500
2000
1500
1000
500
0
Planning Permission - Under Construction Planning Permission - Not Started Development Plan Other Opportunities Call For Sites/Interest Indicated Small Sites & Conversions
3.2 The high number of potential housing delivery for year 2018/19 is due to the guidance on creation of a methodology for a SHLAA identifying developable sites from that date onwards and deliverable sites prior. Hull has a high number of sites which come into this category.
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4. Methodology
4.1 The SHLAA has been carried out with regard to the NPPF and DCLG guidance. This section provides more detail on each of the stages.
Stage 1: Planning the Assessment 4.2 The DCLG guidance identifies a number of procedural issues which should be considered before carrying out the SHLAA. The 2012 SHLAA dataset has been used as a base for the 2013 SHLAA.
4.3 It would not be feasible to carry out a SHLAA for the functional housing market area of Hull as it includes a proportion of the neighbouring authority, an extensive geographical area. The East Riding of Yorkshire Council undertakes its own SHLAA and is a stakeholder in the Hull SHLAA (and vice versa) to promote joint working between both authorities.
4.4 Taking into account the local knowledge and skills within the Planning Policy team and the access to up-to-date evidence on housing viability led to the conclusion that a robust SHLAA would be produced in-house.
4.5 The Council has sought to engage with stakeholders. The 2012 methodology was made available to stakeholders for comment during a call for sites exercise, this exercise sought information from developers and landowners on the current position of existing and new potential sites.
Stage 2: Determining which sources of sites will be included in the assessment. 4.6 The DCLG guidance sets out examples of sources of sites with potential for housing. This list sets out the sources of supply which are relevant to Hull.
Sites with planning permission for residential development that are under construction; Sites with planning permission for residential development that are not under construction; Sites allocated within the Development Plan (including Newington and St. Andrews and the Holderness Road Corridor Area Action Plans); Sites at Kingswood: the unique role of Kingswood in Hull and its position at all stages of the planning process merit Kingswood being considered as an individual source of supply; Sites identified in the Open Space Sport and Recreation Assessment; Sites identified as potential large scale development opportunity; Sites identified in the Employment Land Review; Sites identified in potential renewal priority areas;
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Sites identified through the Building Schools for the Future project; Sites put forward through the call for sites exercise; and Sites identified by the Local Planning Authority. 4.7 The site data will be updated where applicable for site commencement and delivery of houses. New information (such as submitted through the call for site process) will be reviewed and the dataset updated accordingly. This may include removing sites from the dataset.
4.8 A call for sites exercise was carried out in May/June 2013. The information received from this will be used to update the SHLAA data.
4.9 New sites which have received planning permission and remaining capacity will be added to the dataset.
4.10 Particular sources of land can be excluded from the SHLAA provided it can be justified (para. 21, DCLG Guidance). The following sources of sites have been excluded from the SHLAA:
Size: sites which would deliver fewer than 5 houses or are less than 0.17ha in size have been excluded due to the difficulties in identifying all sites of this size within the urban area; Flood Risk: sites which have been identified as being within the functional flood plain in the Strategic Flood Risk Assessment are considered unsuitable in principle for residential development and have been excluded; and Open Spaces: sites which are on the Register of Parks and Gardens of Special Historic Interest or have been identified within the Open Space, Sport and Recreation Assessment as cemeteries or graveyards have been excluded. 4.11 This has resulted in 14 sites, in addition to the functional floodplain land, being excluded from the SHLAA. Locations of these sites are shown in Map 4.1 below.
4.12 Whilst few sites were excluded for these reasons. They will be individually reviewed to confirm the reason for exclusion is still valid. If it is not, then the site will be included in the next stage of the SHLAA process.
4.13 Sites with a capacity of fewer than 5 dwellings will not be included within the SHLAA dataset. Delivery from small sites will be considered in the SHLAA report.
4.14 The guidance identifies that a desktop review of existing information can be used to identify potential sites and constraints to development.
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Map 4.1: Sources of land excluded from the SHLAA (SHLAA Stage 2)
Stage 3: Desktop review of existing information 4.15 In the 2013 SHLAA, the information held for each site has been reviewed. New sites have been entered into the database. Examples of the information held and data sources for each site as part of the SHLAA process is shown in Appendix B.
Stage 4: Determining which sites and areas will be surveyed 4.16 DCLG 2007 guidance suggests that, as a minimum, all sites identified by the desk-top review should be visited. All sites within the SHLAA have been visited at least once by a member of the Planning Policy team. Sites with planning permission or under construction are visited at least annually (quarterly for large sites) to monitor progress.
Stage 5: Carrying out the survey 4.17 The survey was carried out by members of the Planning Policy team who have experience of site visits and monitoring. This work was reviewed internally for quality and consistency. The SHLAA dataset was updated as appropriate.
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Stage 6: Estimating the housing potential of each site 4.18 DCLG Guidance suggests a number of ways in which the housing potential of each site can be identified. The housing potential of each site will be calculated using the following methods in order of preference below:
Sites with full or reserved matters planning permission: the number of dwellings approved, or, where under construction, the remaining capacity from the planning permission will be used; Sites with an identified specific number of dwellings: this applies to sites with an identified capacity from a recognised source such as a Development Plan allocation; Capacity of sites using a neighbourhood density approach of between 35 – 50 dwellings per hectare. This is shown on the table 1; and If the specific circumstances of a site or its surroundings justify it, a different value will be used. The reason for doing so is included in the dataset.
Map 4.2: Indicative map of Hull’s neighbourhoods.
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Table 4.1: Indicative neighbourhood area densities: Neighbourhood Indicative neighbourhood density Anlaby Park 35 Avenue 35 Bilton Grange/Fleet 35 Boulevard 40 Bransholme 35 Bransholme West 35 City Centre 50 Derringham Bank 35 Derringham North 35 Derringham South 35 Drypool 40 Dukeries 35 East Hull Employment Area (Incorporating Marfleet) 35 Garths 35 Gipsyville 35 Greatfield 35 Greenwood North 35 Greenwood South 35 Haworth Park 35 Hawthorn / Dairycoates 40 Inglemire 35 Ings 40 Kingswood 35 Longhill 35 New Bridge Road 40 Newland 40 Newland Park 35 North Bransholme 35 Old Bilton Grange 35 Orchard Park 35 Pickering/Summergroves 35 Preston Road 40 Sculcoates/Spring Bank 40 Stoneferry 35 Summergangs/East Park 40 Sutton 35 Sutton Park 35 Thornton 40 West Hull Employment Area 50 West Park 40
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Stage 7: Assessing when and whether sites are likely to be developed 4.19 Paragraph 47 of the NPPF updated the guidance on assessing when and whether sites are likely to be developed for housing. It requires the Local Planning Authority to demonstrate specific deliverable sites sufficient to meet five years of housing land with an additional buffer to provide choice and competition in the market.
4.20 NPPF also requires either a supply of specific developable sites or broad locations for the remainder of the plan period. For a site to be considered developable, it must be suitable and available.
4.21 The following stages set out how the suitability, availability and achievability of development will be assessed.
Stage 7a: Assessing suitability for housing 4.22 The SHLAA guidance classes sites as being suitable for housing development if it offers a suitable location for development and would contribute to the creation of sustainable mixed communities.
4.23 The factors for assessing the suitability of a site for housing are listed in Appendix B. The SHLAA categorises sites potential housing suitability based on the information we hold. The SHLAA does not seek to carry out a detailed assessment of each site, but provide an overview of the likely suitability of the site for the principle of housing development.
Stage 7b: Assessing availability for housing 4.24 SHLAA guidance advises that sites are considered available for development when controlled by a housing developer who has expressed an intention to develop or the landowner has expressed an intention to sell. Where the information has not been disclosed, the site will be assessed in terms of its likely ownership.
Stage 7c: Assessing achievability for housing 4.25 A site is considered achievable where there is a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable (para. 47 footnote 11 NPPF). The footnote also goes on to advise that 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, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans.
4.26 The Call for Sites included a question which asked whether the site was deliverable within 5 years. Deliverability has been informed where possible by the landowner or promoter of a site.
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4.27 If no information is provided, then the deliverability of the site has been determined in line with the Council’s Affordable Housing Economic Viability Study. This study established areas where the delivery of housing is viable with the provision of affordable housing. These areas are shown in Map 4.3.
Stage 7d: Overcoming constraints 4.28 The guidance requires the SHLAA to consider how any identified constraints could be overcome. This is addressed where necessary within the dataset for each individual site.
Map 4.3: Areas where affordable housing targets apply without a 15 dwelling threshold.
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Stage 8: Review of the assessment 4.29 The guidance advises that once the initial assessment of sites has been carried out, the housing potential can be used to establish an indicative housing trajectory.
4.30 The Council has also at this stage identified sites which would be discounted for policy-on reasons. The purpose of doing this is to ensure that the indicative housing trajectory more accurately identifies a realistic supply of dwellings, particularly in the first five years. This is because in an urban authority such as Hull, very few sites are identified as being unsuitable in principle for housing, although wider policy considerations suggest that there are good planning reasons for opting for another land use rather than housing.
Stage 9: Identifying and assessing the housing potential of broad locations (where necessary) 4.31 The NPPF updates the SHLAA guidance, (para. 47) ‘local planning authorities should: identify a supply of specific, developable sites or broad locations for growth, for years 6-10 and where possible, for years 11-15’ the SHLAA extends this to year 17 to align with the plan period proposed for the new Hull Local Plan.
4.32 The guidance identifies broad locations as areas where housing development is considered feasible but specific sites cannot yet be identified. This is considered to be a proactive way of planning which provides certainty to the community as to where growth is proposed.
Stage 10: Determining the housing potential of windfall (where justified) 4.33 SHLAA guidance only allows for the inclusion of a windfall (sites that have not been identified in the SHLAA) allowance where local circumstances justify it. The NPPF allows for the inclusion of a windfall allowance within the five year supply provided there is compelling evidence that such sites have consistently become available and will continue to provide a reliable source of supply. Any windfall allowance should be realistic and should not include residential gardens (paragraph 48).
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Methodology ‐ Creating the Trajectory
4.34 Sites that pass all three of the suitable, available and achievable tests will be used to establish the five‐year supply of housing delivery. Sites which are suitable and available but not achievable within 5 years can be used to establish the trajectory over the plan period. This requires making assumption about lead in times for development and delivery rates.
Lead in time 4.35 Lead in time will be determined for each site on the basis of its current planning status as follows:
• as submitted by the developer on the call for sites submission;
• Developments currently under construction on site will be considered as continuing to be deliverable in 2013 (year 1);
• sites with full and reserved matters permission will be considered as being capable of delivering housing from year 1 onwards;
• sites with outline planning permission will be considered as being capable of delivering housing from year 2 onwards;
• sites without planning permission which are located in areas shown as being viable in the Affordable Housing Economic Viability Study will be shown as being deliverable from year 3;
• sites without planning permission in areas which are in areas which are not currently considered viable will enter the trajectory from year 6 onwards.
4.36 Sites may be re‐considered individually if necessary.
Delivery Rate
4.37 The trajectory requires the build rate for each site to be estimated. It is considered within the current economic circumstances, a build rate of 36 dwellings per annum will be applied per development site.
4.38 The Kingswood urban extension development has potential for a greater accumulative annual build rate, making up for lower than expected completions during previous years. The Kingswood development continues to be delivered by a number of developers, offering different product on each development site. It is therefore considered to have the potential to deliver accumulatively more than 210 dwellings per annum. Each development parcel currently will be considered capable of delivering at 36 dwellings per annum. Delivery rates for Kingswood are identified in Table 4.2.
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Table 4.2: Kingswood housing delivery 2000‐2013
Dwellings Year
2000‐01 283
2001‐02 283
2002‐03 284
2003‐04 135
2004‐05 21
2005‐06 14
2006‐07 178
2007‐08 262
2008‐09 180
2009‐10 89
2010‐11 165
2011‐12 217
2012‐13 256
Total 2000‐13 2367
Total excluding the years 2004‐06 2332
Average housing delivery per annum 2000‐13 excluding 2004‐06* 212
Average housing delivery per annum assuming 2 developers 106
Average housing delivery per annum assuming 3 developers 71
Average housing delivery per annum assuming 4 developers 53
Average housing delivery per annum assuming 5 developers 42
Average housing delivery per annum assuming 6 developers 35
* The years 2004‐06 are not considered representative of the average housing delivery achievable at Kingswood and are therefore excluded from the average calculation.
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4.39 Sites identified within Area Action Plans may return development rates higher than 36 dwellings per annum, relative to size, funding programme and delivery agreements. These will be identified on a site by site basis.
4.40 Delivery rates expressed within call for site submissions will be accepted subject to sites being considered for suitability, developability and availability.
Non Implementation 4.41 The council considers the NPPF gives a clear position on non implementation of sites with extant planning permission. Paragraph 47 footnote 11 states “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, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans.”
4.42 Sites with planning permission will therefore be considered deliverable until evidence to the contrary is identified.
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Appendix A: SHLAA Disclaimer
The following disclaimer applies without prejudice.
1. The identification of sites, buildings or areas within this SHLAA does not mean that the council would grant planning permission for residential development. All planning applications, including those for residential development will be determined in accordance with the development plan unless material considerations indicate otherwise.
2. The inclusion of sites within the SHLAA does not preclude use or development for other purposes.
3. The boundaries shown are based on information available at the time of the preparation of the survey. They do not represent an absolute area for any future proposals.
4. The exclusion of sites from the SHLAA does not preclude their development for residential use.
5. The SHLAA represents an estimate of when sites could come forward for development. It does not mean that applications which come forward at different times will be refused on that basis.
6. The SHLAA uses the information that was available at the time of the study. The Council does not accept liability for any omissions or factual inaccuracies that may be contained within the SHLAA. Applicants for planning permission are advised to carry out their own assessments and analysis of any site and not rely on the information within the SHLAA.
7. Where the site capacity identified in the SHLAA is based on the surrounding neighbourhood density, this should not be taken as the level of housing which would be most appropriate that the site. The density of any planning application will be assessed through the normal planning process and the SHLAA will not represent an over-riding justification for any particular density.
8. The Council intends the SHLAA to be a living document which is subject to annual review. Therefore information may be out-of-date.
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Appendix B: Methodology Site Details and Site Assessment Criteria
Assessment Criteria Options Data Source
General Data
Site Reference Number Hull City Council (HCC)
Address Text HCC
Site Area Number Metres2 HCC GIS
Planning Permission: Y/N HCC
Planning Permission Expiry Date HCC Date
Site status: Site commenced, HCC site not commenced with Planning Permission, Site not commenced awaiting S106 or Legal agreement, Site not commenced committed in Local Plan, Site not commenced allocated in Local Plan/AAP.
Additional Info: Any additional information
Neighbourhood Locally defined neighbourhoods Table 4.1, Map 4.2
Geographic (Spatial) Newington and St Andrews, AAP Relevant AAPs Distribution Holderness Road Corridor AAP, Existing Proposals Map Kingswood AAP, Authority boundary City Centre, West, East.
Affordable Area Bransholme, Economic Viability Study City Centre, Greenwood,
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 26 Part 4 of 4: SHLAA Analysis and Methodology
Assessment Criteria Options Data Source Haworth Park & Inglemire, Hull East, Hull North East, Inner Core, Kingswood, NaSA & Thornton Street, New Cleveland, Newland & Avenue, Victoria Dock, Western Suburbs.
(Evidence) Source Call For Sites, Source from evidence City Centre Development source identified in Opportunity, Methodology stage 2. Including Hull City Council Current Housing Site, Housing Data and sites submitted Development Site, through call for sites. Employment Land Review, Former Housing Site, Former Urban Potential Site, Greenspace Audit, HRC AAP, NaSA AAP, National Land Use Database, Small Site Clustering, Other
Assessing Housing Potential
Planning Permission Y/N HCC
Density Based Upon Planning Permission, Density, Site Specified.
Area Density (dph) Dwellings per hectare GIS/Table 4.1
(Housing) Potential based Calculated at stage 6:
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 27 Part 4 of 4: SHLAA Analysis and Methodology
Assessment Criteria Options Data Source upon Estimating the housing potential of each site
Suitability
Policy Constraints
Flood Zone Flood Zone 1, As identified on current Flood Zone 2, HCC Strategic Flood Risk Assessment. Flood Zone 3a i (low hazard), Flood Zone 3a ii (medium hazard), Flood Zone 3a iii (high hazard), Flood Zone 3b(Functional Floodplain)
SAC/SPA/SSSI/RAMSAR Yes/None Survey Stages
Physical Constraints
High Pressure Gas Main: Yes / No Survey Stages
Pylons Yes / No Survey Stages
Utilities Yes / No Survey Stages
Water Courses Yes / No Survey Stages
Trees/Vegetation Yes / No Survey Stages
Listed Building Yes / No Survey Stages
Other Survey Stages
Potential Contamination Identified by Hull City Council, or Survey Stages No current evidence.
Site Feature
Water Yes / No Survey Stages
Ecology Yes / No Survey Stages
Park Yes / No Survey Stages
Other Yes / No Survey Stages
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 28 Part 4 of 4: SHLAA Analysis and Methodology
Assessment Criteria Options Data Source
Description General site description. Survey Stages
Current Uses
Brown/Green Brownfield/Greenfield Survey Stages
PPG17 Various categories from the Hull Hull Open Space, Sport and Open Space, Sport and Recreation Recreation Study 2008 Study
In Use Yes / No Survey Stages
Vacant Yes / No Survey Stages
Derelict Yes / No Survey Stages
Partially Occupied Yes / No Survey Stages
Multiple Use Yes / No Survey Stages
Surrounding Uses
Residential Yes / No Survey Stages
Open Space Yes / No Survey Stages
Mixed Use Yes / No Survey Stages
Employment Yes / No Survey Stages
Other Surrounding Uses Any additional information Survey Stages
Surrounding Density High, Low, Medium, N/A Survey Stages
Surrounding Environment Average, Good, Medium, Poor, Survey Stages Very Good
Potential Uses
Residential Yes / No Survey Stages
Open Space Yes / No Survey Stages
Employment Yes / No Survey Stages
Mixed Use Yes / No Survey Stages
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 29 Part 4 of 4: SHLAA Analysis and Methodology
Assessment Criteria Options Data Source
Other Any additional information Survey Stages
Ownership & Access
Distance to adopted highway Given in metres GIS
Access Investment Required Yes / No Survey Stages
Land Take Required Yes / No Survey Stages
Ownership Single, Multiple, Unknown. Survey Stages
Visibility Acceptable Yes / No Survey Stages
Visibility Proximity to Yes / No Survey Stages Junction
Backland Yes / No Survey Stages
Consultee Constraints identified
Humber Archaeology Comments Humber Archaeology Partnership Constraint Partnership
Yorkshire Wildlife Trust Comments YWT Comments
Yorkshire Wildlife Trust site Yes / No YWT within 50m of SNCI
Yorkshire Wildlife Trust is Living Landscape (LL)/ YWT site a living Landscape (LL) Biodiversity Opportunity Area and/or Biodiversity Opportunity Area
RSPB identified constraint Including impact on the Humber RSPB (Estuary / Nature Estuary and it's nature Conservation Designation) conservation designations
English Heritage Comments: Comments English Heritage
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 30 Part 4 of 4: SHLAA Analysis and Methodology
Assessment Criteria Options Data Source
Housing Potential
Suitable NO, SHLAA methodology Stage YES - Limited constraints, 7: Assessing when and developable within first 10 years, whether sites are likely to be developed YES - Constrained, but not insurmountable in the short-to- medium term, 11-17 Years, YES - Constraints, significant that cannot be overcome within 16 years.
Developability Yes - currently on site, SHLAA methodology Stage (Is the site developable Yes - developer feedback 7: Assessing when and within 5 years) whether sites are likely to Yes - viability study be developed Yes – Identified in AAP/Local Plan No - viability study
Lead in Times Monitoring of development and SHLAA methodology Stage through discussion with 7: Assessing when and stakeholders. whether sites are likely to be developed
Capacity Based on Density, SHLAA methodology Stage Planning Permission, 7: Assessing when and Site Specified whether sites are likely to be developed
Build Rates / Deliverable Monitoring of development and SHLAA methodology Stage homes by year through discussion with 7: Assessing when and stakeholders. whether sites are likely to be developed
Remaining capacity Monitoring of development SHLAA methodology Stage 7: Assessing when and whether sites are likely to be developed
Note: This is an Indicative list of data held within SHLAA Database.
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 31 Part 4 of 4: SHLAA Analysis and Methodology
Hull Local Plan
Strategic Housing Land Availability Assessment Part 4 of 4: SHLAA Analysis and Methodology
This document can be made available in other formats (large print, audio or Braille). For more information, please contact the Planning Service on (01482) 300 300.
Hull City Council - Strategic Housing Land Availability Assessment 2013 – Page 32