sign in sign up
<<
Home , Dwyran, Llaingoch, Llangristiolus, Pentre Berw, Tregele

ISLE OF COUNTY COUNCIL

JOINT HOUSING LAND AVAILABILITY STUDY 2012

BETWEEN ISLE OF ANGLESEY COUNTY COUNCIL LPA AND THE STUDY GROUP:

HOME BUILDERS’ FEDERATION DŴR CYMRU WELSH WATER ENVIRONMENT AGENCY (NOW PART OF NATURAL RESOURCES WALES) PENNAF NORTH WALES HOUSING ASSOCIATION TAI ERYRI

PUBLICATION DATE: SEPTEMBER 2013

CONTENTS

1. Summary

2. Housing Land Supply

3. Commentary

4. Monitoring data

Appendix 1 - Site Schedules Appendix 2 - Past Completions Data Appendix 3 - Previous Land Supply Data Appendix 4 - Inspector’s Recommendation

1 1.0 SUMMARY

1.1 This is the Isle of Anglesey County Council Joint Housing Land Availability Study for 2012 which presents the housing land supply for the area at the base date of 1st April 2012. It replaces the report for the previous base date of 2011.

1.2 The JHLAS has been prepared in accordance with the requirements of Planning Policy Wales, Technical Advice Note 1 (TAN 1) and the Guidance Note on the JHLAS process (September 2012). Please refer to these documents for details of the requirements for the maintenance of a five year housing land supply in each Local Planning Authority area and the process for undertaking the JHLASs.

TAN 1: http://wales.gov.uk/desh/publications/planning/technicaladvicenotes/tan1/tan1 e.pdf?lang=en

Guidance Note – Joint Housing Land Availability Study process: http://wales.gov.uk/docs/desh/publications/120919jhlasguidancenoteen.pdf

1.3 Section 2 sets out details of the housing land supply and how it has been calculated. It shows that based on the past building rates method set out in TAN 1 Isle of Anglesey County Council has 5.8 years housing land supply.

Involvement

1.4 The housing land supply has been assessed in consultation with:

• Home Builders Federation • Dŵr Cymru Welsh Water • Environment Agency Wales (now part of Natural Resources Wales) • Pennaf • North Wales Housing Association • Tai Eryri

Report production

1.5 Isle of Anglesey County Council issued draft site schedules, site proformas, a draft Schedule of Common Ground and accompanying information for consultation on 23rd November, 2012 for a period of 3 weeks until 14th December, 2012. Comments were provided by the HBF and Environment Agency Wales within this period. As there were disputed matters between Isle of Anglesey County Council and the HBF in relation to some of the details noted in the sites schedule and site proformas, a further consultation period was held between 12th February, 2013 and 26th February, 2013. Comments were provided by Environment Agency Wales within this period. A finalised

2 Statement of Common Ground (SoCG) was subsequently prepared and was submitted to the Welsh Government on 7th March, 2013.

1.6 It was necessary for an appointed Planning Inspector to resolve a number of disputed matters because details within the site schedule could not be agreed by all parties through the SoCG stage.

1.7 The appointed Planning Inspector subsequently made a recommendation to the Welsh Government on the housing land supply (Appendix 4), including recommendations on the points of dispute. The Planning Inspector’s recommendations were considered by the Welsh Government. Whilst no amendments were required to the site schedules, the method of calculating the land supply figure was amended to reflect TAN 1 and Welsh Government guidance that notes, in relation to supply, that small site allowances should be based on the contribution such sites have made to housing provision over the last 5 years, rather than the previous 10 years as noted in the SoCG. This information has been incorporated into this report.

2.0 HOUSING LAND SUPPLY

2.1 The five year land supply comprises sites with planning permission (outline or full) and sites allocated for housing in adopted development plans, categorised as prescribed in TAN 1.

2.2 The land supply has been calculated using the past building rates methodology because as at 1 April 2012 there was no up-to-date adopted development plan covering the Isle of Anglesey County Council area.

Table 1 – Identified Housing Land Supply

Housing Land Supply 1st April 2012-2017 - Large Sites 5 Year Land Supply Beyond 5 (TAN 1 categories) Years Homes Proposed Under completed 1 2 2* 3 (i) 3 (ii) homes construction since last study Total 1261 112 119 483 0 433 114 45

2.3 Five year land supply breakdown (i.e. Categories 1, 2, 2* and Under construction):

Private 563 Public 51 Housing 100 Association Total 714

3

2.4 Small Site Supply – The contribution from small sites of less than 5 dwellings is based on the completions for the last five years.

Table 2 – Small Site Completions for previous 5 years

2007- 2008- 2009- 2010- 2011- Total 2008 2009 2010 2011 2012 125 119 121 63 74 502

2.5 The overall total 5 year land supply (large + small sites) is 1216 (714 + 502).

Table 3 – 5 Year Land Supply Calculation (Past Building Rates Method)

A Total Previous 10 Year Completions (1/4/02 – 31/3/12) 2081.5 B Average Annual Completions 208 C Total 5 Year Land Supply 1216 D Land Supply in Years (C / B) 5.8

3.0 COMMENTARY

3.1 Whilst no specific action is required given that the housing land supply has been calculated as 5.8 years, the following points are noted.

3.2 The Inspector’s recommendation noted a land supply figure of 5.9 years. However a final check of the figures revealed that one more unit had been completed during 2011-12 than was previously noted in the Statement of Common ground. This is a result of two more units being completed on large sites with one less being completed on small sites.

3.3 Whilst this has not affected the five year land supply for large sites in any way, it has affected the overall total 5 year land supply figure, given that one less unit was completed on a small sites than previously noted. The total land supply calculation has also been affected by the fact that the number of completions over the previous 10 years has increased by one unit. These amendments have resulted in the land supply being 5.846, which is rounded down to 5.8 rather than the previously stated 5.851, which was rounded up to 5.9.

3.4 There has been a decline in the build rate over the past couple of years with an average completion rate of a 131 units per annum as compared with the previous 3 years which had an average of 266 units per annum. This has resulted in figures showing a past build rate supply of 5.8 years for the Authority.

4 3.5 Work on preparing the Joint Local Development Plan (with Council) is progressing. The Preferred Strategy, which was published in May 2013, notes a housing requirement of 225 houses per annum for the Isle of Anglesey LPA area. The Deposit Plan is due to be published in May 2014 with the JLDP to be adopted in 2016. It will have to proven that the sites identified in the JLDP are deliverable. Up until the JLDP is adopted, the Council is aware of the precarious position in relation to a 5 year supply which is reliant on past build rate.

3.6 In February 2011 an Interim Housing Policy was adopted by the Council which can support applications for 50 or more units within or on the edge of the Main Settlements of , and . Whilst no site has been approved under the Interim Policy to date, there are current applications which will be considered under this policy. This Interim Policy will ensure a 5 year supply should significant employment opportunities become available prior to the adoption of the JLDP where there needs to be a strategy in place to provide sufficient housing units to facilitate such developments.

4.0 MONITORING DATA

4.1 TAN 1 requires the JHLAS report to provide additional information on the development of land for housing covering the use of previously developed land, the use of sites subject to flood risk constraints and the type of housing being developed (i.e. houses, flats, other). This data is set out below.

Table 4 – Re-use of Previously Developed Land (large sites)

Total Number and Percentage of Homes by Category and Land Type Year 5 Year Supply 3i and 3 ii Categories Completions 2011-12 Greenfield Brownfield Greenfield Brownfield Greenfield Brownfield No. % No. % No. % No. % No. % No. % 2011 367 53 328 47 493 82 106 18 39 49 41 51 2012 398 56 316 44 399 73 148 27 29 64 16 36 2013 2014 2015 2016

5 Table 5 – Sites subject to flood risk constraints (large sites)

Total Number and Percentage of Homes by Category and Land Type Year 5 Year Supply 3i and 3 ii Categories Completions 2011-12 C1 C2 C1 C2 C1 C2 No. % No. % No. % No. % No. % No. % 2011 6 1 51 7 0 0 93 16 0 0 0 0 2012 23 3 23 3 0 0 104 19 0 0 0 0 2013 2014 2015 2016

Table 6 – Completions by House Type – 1st April 2011 to 31st March 2012

• 74 (62.2%) houses completed • 19 (16.0%) apartments/flats completed • 26 (21.8%) other (e.g. bungalows) completed

6

Appendix 1 – Site Schedules

7 YNYS MÔN Astudiaeth Argaeledd Tir / Land Availability Study – Ebrill /April 2012 – Cofrestr Safleoedd -Schedule of Sites SAFLEOEDD 5+ SITES

ATODIAD 1 / APPENDIX 1 Safleoedd Sector Preifat / Private Sector Sites Unedau a Unedau Adeiladwyd Cyfanswm He sydd RHIF RHIF CYF ACLl CYFEIRIAD Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii)

Units Built Total Units Units NO LPA REF NO ADDRESS since last Ha Rmng U/C survey Capacity Rmng 11 Amlwch GLAN Y DON PARK EST, 1 11C8U/1 5992512222200150 (1/19/1) Bull Bay 2 YMLP (T46) LAND OFF BULL BAY ROAD 0 5 5 0.44 000000050 LAND ADJ. GWELFA 3 11C531B /DA 6 11 5 0.59 002300000 ESTATE (1/2/10 & 1/2/9) CAPEL BETHEL, WESLEY 4 11C500 0 8 8 0.06 000000080 STREET (1/5/42) 5 11C304A MADYN FARM (1/5/40) 0 31 31 0.83 0000000310 6 11C507B HAFODLIN FAWR (1/130/17) 2 6 4 0.3 220000000 7 11C433B 4 MONA STREET 0 5 5 0.05 000000050 12 8 B/199 CAE MAIR (3/7/1) 0 33 3 0.42 000000030 9 12C49K CASITA 0 35 35 1.48 0 0 0 35 00000 14 10 14C60B CAE BACH AUR (5/13/29) 0 5 2 0.37 200000000 16 LAND ADJACENT TO 28 11 16C160A 3 6 00000000000 HIGH STREET (6/16/37) 18 Cylch Y Garn TY WIAN, 93 18C202 0 5 5 0.15 005000000 LLANFAIRYNGHHORNWY 19 Holyhead ADJ. TO LLAINFAIN 13 H/371C 0 44 24 0.73 0000000024 EST,(6/37/4) ENCL.5000,4100,LON 14 YMLP (T3) NEWYDD, 0 7 70.5000000007 (6/37/17) LAND AT PENTREFELIN (PH 15 YMLP (T8) 0 12 12 1.01 0000102000 1), LLAINGOCH PT.ENCL.,3100,LLAINFAIN, 16 19C411 0 19 1 0.08 010000000 LLAINGOCH (6/37/16) ADJOINING PENRHOS 17 19C171A STANLEY HOSPITAL 0 14 14 0.45 000770000 (6/39/51) ADJOINING CAE RHOS 18 19C244G 52020.2020000000 ESTATE (6/39/52)

YM 5 Plus Sites 2012 Appendix 1.xls/YM 5PLus 2012-APP1 (1 OF 6) 27/08/2013 YNYS MÔN Astudiaeth Argaeledd Tir / Land Availability Study – Ebrill /April 2012 – Cofrestr Safleoedd -Schedule of Sites SAFLEOEDD 5+ SITES

Unedau a Unedau Adeiladwyd Cyfanswm He sydd RHIF RHIF CYF ACLl CYFEIRIAD Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii)

Units Built Total Units Units NO LPA REF NO ADDRESS since last Ha Rmng U/C survey Capacity Rmng TYDDYN BACH, SOUTH 19 19C608F & G 0 123 123 4.56 0 0 10 20 20 0 0 73 0 STACK ROAD (6/37/35) LON CAE SERRI, 20 19C882B 0 21 21 0.75 0 10 11 000000 LLAINGOCH (6/37/37) FORMER BT REPEATER 21 19C822B 0 8 8 0.03 000000080 STN, ROAD OLD SCOUT HALL AND 94 19C222F LAND ADJ TO 2 OLD 0 9 9 0.04 000000090 GARREG DOMAS (6/38) LAND AT JADESVILLE, 95 19C1047D MOUNT PLEASANT 0 5 5 0.05 003200000 (6/38/132) 44 MARKET STREET, 96 19C1086 0 6 6 0.03 006000000 HOLYHEAD (6/38) ARDRUM, PORTHDAFARCH 103 19C705G 2 5 0 0.28 000000000 ROAD 20 O.S. 367 & 368 CAE 22 T/1223G T/1223M 0 20 5 0.14 000000050 GARNEDD, (7/116/1) 21 Llanddaniel 25 21C76E OPPOSITE MAES Y COED 0 11 11 0.26 11 00000000 24 PH 2-5, TYN RHOS 26 T1826G 0 56 14 0.55 0000000140 EST.,(1/71/10) Penysarn 26 29 26C17G BEAUCHELLES, Marianglas 0 9 9 0.13 009000000 27 LAND ADJ. PRIMARY 30 27C23A 0 5 50.2000230000 SCHOOL (6/115/38) 28 31 YMLP (T36) BRYN GARAGE, 0 6 6 0.08 000000060 BRYN, STATION ROAD 32 28C360D 0 8 8 0.19 800000000 (4/74/92) Rhosneigr FORMER MAELOG GARDEN 33 28C116K CENTRE, Rhosneigr 0 9 9 0.35 333000000 (4/15/31) 35 28C373B/DA BRYN GWYN / BRYN COLYN 0 8 8 0.16 044000000 30 Llanfair M.E. CAE YSGAWEN, Brynteg 36 30C251F 0 6 6 0.34 000000060 (2/18/37)

YM 5 Plus Sites 2012 Appendix 1.xls/YM 5PLus 2012-APP1 (2 OF 6) 27/08/2013 YNYS MÔN Astudiaeth Argaeledd Tir / Land Availability Study – Ebrill /April 2012 – Cofrestr Safleoedd -Schedule of Sites SAFLEOEDD 5+ SITES

Unedau a Unedau Adeiladwyd Cyfanswm He sydd RHIF RHIF CYF ACLl CYFEIRIAD Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii)

Units Built Total Units Units NO LPA REF NO ADDRESS since last Ha Rmng U/C survey Capacity Rmng BRYN MEIRION LODGE, 37 30C104M 0 9 9 0.18 000000090 (2/11/80) PANT Y CYDUN, Benllech 39 30C621 2 31 29 1.06 4 9 16 000000 (2/11/84)

FORMER RAILWAY 97 30C674 0 8 8 0.25 008000000 SIDINGS, (2/72) 31 Llanfairpwll O.S 2418, LON REFAIL 40 31C223 1 31 8 0.51 011111030 (3/50/30) OS 1426, FFORDD 41 31C170B/DA 0 11 11 0.55 112210040 (3/50/41) ADJ TAN DINAS, 42 31C113B/DA 0 9 9 0.35 054000000 HOLYHEAD ROAD 32 Llanfair Yn Neubwll O.S. ENCL. 5866 TRE 43 32C27A 0 73 73 2.17 0 0 15 15 15 15 0 13 0 IFAN,(6/21/12) 33 Llanfihangel-Esceifiog 44 YMLP (T22) REFAIL BACH, 0 8 8 0.52 000000080

THE HERB GARDEN, 45 33C102E 0 10 5 0.12 230000000 (5/28/27)

46 33C125D CYNLAS, (5/31/36), Gaerwen 1 5 4 0.27 000220000 34 Llangefni OS 4100 & 5600, TYN COED 47 34C303A 0 110 1 0.18 010000000 (5/54/12) ADJOINING COLEG MENAI 48 34C585 0 42 42 1.56 00002100210 (5/54/14) OLD SCHOOL HOUSE, 98 34C617 0 6 6 0.11 000000060 PENRALLT, LLANGEFNI 36 SWN Y GWYNT,(5/84/1) 49 V/483 0 24 7 0.35 000000070 50 36C250B/DA CAE’R EURACH (5/60/32) 1 5 00000000000 37 LAND NEAR PLAS SIENCYN 51 37C26S (MERDDYN GWYN), (3/17/1) 0 14 13 0.54 0000000130 Brynsiencyn

YM 5 Plus Sites 2012 Appendix 1.xls/YM 5PLus 2012-APP1 (3 OF 6) 27/08/2013 YNYS MÔN Astudiaeth Argaeledd Tir / Land Availability Study – Ebrill /April 2012 – Cofrestr Safleoedd -Schedule of Sites SAFLEOEDD 5+ SITES

Unedau a Unedau Adeiladwyd Cyfanswm He sydd RHIF RHIF CYF ACLl CYFEIRIAD Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii)

Units Built Total Units Units NO LPA REF NO ADDRESS since last Ha Rmng U/C survey Capacity Rmng

THE OLD GARAGE, 52 37C157A 0 5 5 0.05 002210000 Brynsiencyn 38 Mechell GROES FECHAN (7/116/33) 53 38C80C 0 7 7 0.08 500200000 Tregele PEN Y BONT, MOUNTAIN 54 38C223 0 19 19 0.85 006670000 ROAD (7/51/35) 39 LAND AT TY MAWR, 55 39C18E 0 21 16 1.24 0000000160 (3/64/21A&B) FORMER TIMBER YARD, 56 39C291A, D 4 26 12 0.17 044400000 WATER STREET (3/65/15) MIN Y DON, WATER STREET 57 39C220C/DA 0 20 20 0.22 0000000200 (3/65/17) 41 Penmynydd BRYN GOF, LLANFAIRPWLL 100 41C99B 0 6 6 1.47 024000000 (3/133) 42 Pentraeth 59 YMLP (T52) GERNANT, Pentraeth 0 5 5 0.16 000000050 60 42C69E GLANRAFON FARM 0 10 10 0.2 280000000 44 60a 44C140B MARQUIS 0 7 7 0.15 000340000 45 TYN YR CAE EST, 61 A/337 0 53 12 0.59 0000000120 Newborough (3/67/2) LAND AT TY GWYN, 63 45C313A/DA 0 12 6 0.12 222000000 Newborough (3/67/40) TRESERTH, 63a 45C80A 0 6 6 0.04 003300000 (3/52/12) 63b 45C325F PROSKAIRON, 0 6 6 0.24 022200000 PENBRYN SURGERY, 101 45C79F CHAPEL ST., DWYRAN 0 15 15 0.41 0000000150 (3/26/34) 46 68 AND 68A, TREARDDUR 64 46C188J/DA 0 6 6 0.18 000000060 ROAD (6/80/34) MORFA, LON TYWYN 65 V/1317N 0 83 83 5.43 0000000083 CAPEL (6/81/1) 66 46C137B/DA THE CRICKET FIELD (6/81/7) 0 17 17 0.89 0 0 10 700000

YM 5 Plus Sites 2012 Appendix 1.xls/YM 5PLus 2012-APP1 (4 OF 6) 27/08/2013 YNYS MÔN Astudiaeth Argaeledd Tir / Land Availability Study – Ebrill /April 2012 – Cofrestr Safleoedd -Schedule of Sites SAFLEOEDD 5+ SITES

Unedau a Unedau Adeiladwyd Cyfanswm He sydd RHIF RHIF CYF ACLl CYFEIRIAD Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii)

Units Built Total Units Units NO LPA REF NO ADDRESS since last Ha Rmng U/C survey Capacity Rmng

67 46C195A ADJ. HIGH TIDE (6/101/38) 0 5 5 0.65 000320000

69 46C66E FORMER GARAGE 0 6 6 0.11 000600000 70 46C14G/1 CLIFF HOTEL (6/80/51) 0 8 8 0.1 800000000 CLIFF APARTMENTS SITE 102 46C14H/1 0 33 33 2.36 00091212000 (6/80) 47 CHWAEN WEN UCHAF, 71 47C105B 0 7 7 0.05 000000070 Llantrisant (7/113/38) 48 Trewalchmai TY CORNIOG, Gwalchmai (6- 72 48C126 0 8 2 0.04 200000000 33-44) 49 Valley PENRHODYN EST, GORAD 74 V/103J 0 57 4 0.18 000000040 (6/83/5) 75 49C243A VISTA DEL MAR (6/83/10) 0 17 11 0.31 830000000 76 49C255 COEDLYS (6/82/29) 6 9 3 0.18 300000000 ADJ TO NYTH, CARNA 77 49C294 0 6 6 0.09 000330000 TERRACE (6/82/33) LAND AT FIELD STREET 78 49C132B 0 8 8 0.13 044000000 (6/82/32) 79 49C287 OLD COAL YARD (6/82/31) 0 9 9 0.33 003240000

Safleoedd Sector Cyhoeddus / Public Sector Sites 11 – Amlwch 80 YMLP (T1) MAES MONA 0 41 41 1.57 0 11 10 10 10 0000 35 - Land Adjoining PONT Y 81 YMLP (T28) 0 6 6 0.28 006000000 BRENIN 39 - Menai Bridge TYDDYN MOSTYN ESTATE, 82 1/59/LPA/206A 0132601.20000000600 (3-64-2) 40 - Moelfre 83 LPA/451A FFORDD LLIGWY, (2-66-12) 0 17 4 0.08 000000040 41 - Penmynydd BRAINT FARM, 99 (99) 41LPA916B/CC 0 8 8 0.77 000004040 PENMYNYDD (3-133)

YM 5 Plus Sites 2012 Appendix 1.xls/YM 5PLus 2012-APP1 (5 OF 6) 27/08/2013 YNYS MÔN Astudiaeth Argaeledd Tir / Land Availability Study – Ebrill /April 2012 – Cofrestr Safleoedd -Schedule of Sites SAFLEOEDD 5+ SITES

Unedau a Unedau Adeiladwyd Cyfanswm He sydd RHIF RHIF CYF ACLl CYFEIRIAD Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii)

Units Built Total Units Units NO LPA REF NO ADDRESS since last Ha Rmng U/C survey Capacity Rmng Safleoedd Cymdeithas Tai – Cyhoeddus / Housing Association Sites – Public 11 – Amlwch 84 11C85D LAND AT LON GOCH (1/5/41) 0 8 8 0.16 000000080 19 – Holyhead FORMER WELLS KELLO 86 19C611F 5 45 30 0.87 12 18 0000000 SITE, KINGSLAND (6/39/43) BWLCH ALLTRAN 87 19C893A 0 8 8 0.19 008000000 COTTAGE (6/38/97) 33 – Llanfihangel Esceifiog ADJ. GAERWEN UCHAF 88 33C87E 0 33 12 0.37 0 12 0000000 (5/31/38), Gaerwen 34 - Llangefni NANT Y PANDY (ENCL. 89 34LPA592B/CC 9641, 1133, 1929, 1425) 2 19 6 0.35 231000000 CORN HIR (5/53/12) LAND OFF FFORDD 90 34C478A 0 24 17 0.37 11 60000000 CILDWRN (5/55/48) LAND AT LON NEWYDD 91 34C501 0 22 22 0.28 22 00000000 (5/56/12)

Safleoedd Cymdeithas Tai – Preifat / Housing Association Sites – Private 10 – 92 10C93B 15-17 LLEWELYN STREET 0 5 5 0.08 005000000

CRYNODEB / SUMMARY Unedau a Unedau Adeiladwyd Cyfanswm He sydd Ers sydd ar W/D Unedau ar ol Astudiaeth ol Ddiwethaf 2013 2014 2015 2016 2017 2* 3(i) 3(ii) 2012 Units Built Total Units Units since last Ha Rmng U/C survey Capacity Rmng 45 1900 1261 49.11 112 119 171 153 125 34 0 433 114 UPDATED: 27/08/13

YM 5 Plus Sites 2012 Appendix 1.xls/YM 5PLus 2012-APP1 (6 OF 6) 27/08/2013 Appendix 2 – Past Completion Data

Number of Homes completed on Year Large Sites Small Sites Total Completions 2007-08 153 125 278 2008-09 177 119 296 2009-10 104 121 225 2010-11 80 63 143 2011-12 45 74 119

Appendix 3 – Previous Land Supply Data

Year 5 year supply - Number of homes Number of Supply beyond 5 (TAN 1 categories) years years – Number of supply homes 1 2 2* 3i 3ii 2008 24 601 0 5.68 439 132 2009 16 567 0 5.13 429 118 2010 61 545 0 4.57 514 114 2011 78 569 0 5.1 485 114 2012 119 483 0 5.8 433 114

Appendix 4 – Inspector’s Recommendation

1

Argymhelliad i Lywodraeth Recommendation to Welsh Cymru ar Gyd-astudiaeth Government on Joint Argaeledd Tir ar gyfer Tai Housing Land Availability Study gan P J Davies BSc (Hons) MA MRTPI by P J Davies BSc (Hons) MA MRTPI Arolygydd o’r Arolygiaeth Gynllunio an Inspector of the Planning Inspectorate

Dyddiad: 15/07/2013 Date: 15/07/2013

Ref: APP/L6805/JHLAS/515693 Local Planning Authority: Isle of Anglesey County Council

 This report concerns the Isle of Anglesey County Council Joint Housing Land Availability Study (JHLAS) 2012.  The matters in dispute are set out in the JHLAS Statement of Common Ground (SoCG) submitted in March 2013; an email of clarification from the Home Builders Federation dated 27 June 2013 and a letter from Anglesey County Council dated 4 July 2013.

Recommendation

1. That the 2012 JHLAS housing land supply figure as at 1 April 2012 for the Isle of Anglesey County Council planning area be determined as 5.9 years.

Context of the Recommendation

2. Planning Policy Wales (Edition 5 November 2012) states that Local Planning Authorities have a duty to ensure that sufficient land is genuinely available or will become available to provide a 5-year supply of land for housing1. Technical Advice Note 1 Joint Housing Land Availability Studies (TAN 1) advises that the purpose of preparing a JHLAS is to:

 Monitor the provision of market and affordable housing;

 Provide an agreed statement of residential land availability for development planning and control purposes; and

 Set out the need for action in situations where an insufficient supply is identified2.

3. The scope of this report is to recommend an appropriate housing land supply figure in respect of the Isle of Anglesey County Council’s area of responsibility as local planning authority, in the light of the matters in dispute concerning the calculation of such a figure and the available evidence.

1 PPW Edition 5 paragraph 9.2.3

2 TAN 1: Joint Housing Land Availability Studies (June 2006) paragraph 2.1 www.planningportal.gov.uk/planninginspectorate

APP/L6805/JHLAS/515693

Main Issues

4. These are firstly, what is the appropriate method for determining the land supply figure, and secondly, whether or not each of the disputed sites should be counted as contributing to the 5-year supply of land for housing at the present time.

Reasons

Method of Calculation

4. As there is no up to date adopted development plan for the area it is agreed between the parties that a comparison with past build rates is the correct method for determining the land supply at this time, in line with TAN 1. In addition, the parties agree that a 10 year past build rates period is the most appropriate, based on the advice contained in Welsh Government Guidance on the JHLAS Process (Version 2, September 2012). The 10 year period demonstrates an annual requirement of 208 units

5. Notwithstanding this both TAN 1 and the WG Guidance make clear that, in relation to supply, small site allowances should be based on the contribution such sites have made to housing provision over the last 5 years. The calculations included in the SoCG are based on a 10 year period for small sites, at odds with that guidance.

6. I therefore recommend that the small site allowance is calculated using completions data over the last 5 years, amounting to 503 units in this case (based on data at paragraph 4.6 of the SoCG).

7. Subject to the above clarification, I conclude that the past build rates method, as advised in TAN 1, is the most appropriate method for calculating the land supply in this case.

Disputed Sites

8. There is agreement on the majority of sites to be included within the 5 year land supply, amounting to an agreed land supply of 1186 units (taking into account the amended allowance for small sites as outlined above). The three disputed sites amount to an additional 31 units. TAN 1 (paragraphs 7.3.3 and 7.3.4) provides advice on the criteria to be applied in considering whether sites may be regarded as being genuinely available within a five year period. I have assessed each of the disputed sites on the available evidence and in line with the advice in the TAN:

 Cynlas, Gaerwen (4 units) – this site is subject to a full planning permission for 5 units, granted in 2011; one of the five units had been developed by the base date of the 2012 JHLAS study period. Given the recent grant of planning permission and the commencement of development shortly thereafter, I consider that the site is genuinely available, in line with TAN 1. I therefore conclude that the site should contribute to the 5 year land supply.

 Adjoining Coleg Menai, Llangefni (21 units) – this site first appeared in the land supply in 2006, based on an outline planning permission for a wider development which included 60 residential units. A new outline permission relating solely to the housing aspect and reducing the number to 42 units was granted in 2009 and

www.planningportal.gov.uk/planninginspectorate 2

APP/L6805/JHLAS/515693

remained extant at the base date of the 2012 JHLAS study period. I consider that the reduction in the number of units in the 2009 planning permission and it’s divorcing of the housing aspect from the rest of the previous scheme made it materially different from the previous permission, such that it satisfies the requirements of paragraph 7.4.1 of TAN 1. However, given current economic conditions, the site is unlikely to be developed in it’s entirety over the next five years. I therefore conclude that, in line with the Council’s forecast, 21 units should be included in the 5 year land supply.

 Land adjoining Pont y Brenin, Llangoed (6 units) – this site featured in the land supply historically, was moved to category 3i and then brought back in to the supply in the 2011 JHLAS Study. At the base date of the 2012 JHLAS study period, there were advanced discussions taking place between the Council’s housing department as site owner and North Wales Housing Association with a view to developing the site as part of a wider housing scheme. The site is owned by the Council, there is significant interest from the Housing Association and there are no known physical constraints on the site. I therefore conclude that the site should contribute to the 5 year land supply.

Overall Conclusions

9. Based on a total land supply of 1217 units and calculated using the past build rates method (based on a 10 year average, with an annual requirement of 208 units), I conclude that the housing land supply for the Isle of Anglesey County Council planning area as at 1 April 2012 is 5.9 years.

P J Davies

INSPECTOR

www.planningportal.gov.uk/planninginspectorate 3