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SD22-Strategic Housing Land Availability

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SD22-Strategic Housing Land Availability Table of Contents Executive summary .................................................................................... 2 Methodology .......................................................................................................... 4 Large sites ................................................................................................... 8 Introduction ........................................................................................................... 8 Large sites currently suitable for development .................................................. 8 Sites currently unsuitable for development ...................................................... 96 Absolute Constraints .......................................................................................... 96 Not policy compliant ......................................................................................... 104 Site selection process....................................................................................... 224 Small sites ............................................................................................... 226 Introduction ....................................................................................................... 226 Small sites currently potentially suitable for development ........................... 227 Small sites currently unsuitable for development .......................................... 238 Windfall assessment .............................................................................. 246 Five year housing land supply analysis ................................................ 247 Future housing delivery ......................................................................... 247 Appendix A – site promoter form .......................................................... 248 Strategic Housing Land Availability Assessment (SHLAA) Executive summary 1. The Strategic Housing Land Availability Assessment (SHLAA) 2018 provides the latest review of the potential deliverable and developable sites for residential development over the plan period of 2018-34. By indicating those sites which are ‘suitable’ and those which are ‘unsuitable’ for consideration the SHLAA identifies and assesses the potential for development at specific sites. The Council has considered sites that have been promoted by individuals as well as land which it has identified through officer led reviews. The Council has assessed the availability and suitability of these sites for development and the likelihood that they will be developed. 2. The SHLAA has derived that 23 of the 70 large sites (with an estimated capacity for more than 30 homes) that have been considered through the assessment pass the SHLAA tests and therefore could be suitable for housing development. Potentially, these sites can provide 7,380 homes across the District to meet the housing need identified for the plan period. 3. It is important to note that the findings of this report do not in themselves determine whether or not a site should be granted planning permission without consideration of site specific issues and details submitted in line with the normal application process. Applications for planning permission will be determined by the Council based on their individual merit, taking into account the policies contained within the local plan and all other material considerations. The results of this positive assessment will not have influence on any future decisions of the Council at decision making stage. 4. Overall a total of 125 sites were assessed, of which 70 were large sites and 55 were considered as small sites. Around one third of large sites were positively assessed, whilst over half of the small sites met policy criteria on location and capacity. The indicative supply of all positively assessed sites is illustrated in table 1. Category of assessment Approximate supply Large Sites 7,380 Small sites 446 Windfall 784 – 1,1841 TOTAL identified deliverable 8,610 – 9,010 or developable sites Table 1: Summary of indicative supply over Plan period 5. The five year housing land supply position is also outlined within this report, with evidence showing that there is currently a 5.7 year supply available. The SHLAA provides key evidence to support the Local Plan process and outlines potential housing delivery, which underpins the Council’s strategy to ensure that the identified long term housing requirement is met. 1 * A lower figure will be taken forward as outlined in detail in the ‘Windfall’ section of this report. Page 2 of 249 Strategic Housing Land Availability Assessment (SHLAA) Introduction 6. The Council is required by the National Planning Policy Framework (NPPF) and Planning Practice Guidance (PPG) to prepare a SHLAA to identify a future supply of land that is available, suitable and economically viable for housing over the plan period (2018 – 2034). The evidence provided in the SHLAA should identify specific deliverable sites for years 1-5 of the plan and developable sites or broad locations for growth for years 6-10 and where possible for years 11-15 of the plan (MHCLG, 2018). The NPPF reiterates the Government’s aim to ‘significantly boost the supply of homes’ by allowing a sufficient amount and variety of land to come forward. 7. This report replaces the previous SHLAA reports that the Council has published alongside each stage of consultation on the Local Plan Review (January 2015, June 2016 and January 2018) to ensure that the latest available evidence is used to inform the Local Plan. It is important that all potential land is identified through this process and is not constrained by need. The SHLAA methodology is outlined in line with national guidance; details of the site assessments in relation to large sites, small sites and windfall analysis; finally, the five year supply and housing delivery sets out anticipated over the plan period. 8. The Council has prepared the SHLAA in accordance with the requirements of the NPPF and PPG to provide evidence that will inform the overarching strategy for housing provision in the District. The primary role of the SHLAA is to: identify sites with potential for housing development; assess their availability and suitability; assess whether they are financially viable; assess their capacity; and assess when sites will realistically be developed for housing. 9. By assessing all of the land with potential to deliver new housing across the District, the SHLAA provides an important source of information and evidence to inform the Local Plan. It is important to note that the SHLAA only provides a snapshot assessment at the particular time and will need to be updated regularly to reflect any changes in available evidence relating to the site and its potential for development. Whilst the SHLAA provides a supply based assessment of the housing land potentially available to meet development needs of the District, it will need to sit alongside other evidence, including the housing background paper. Page 3 of 249 Strategic Housing Land Availability Assessment (SHLAA) Methodology 10. The SHLAA has been produced in accordance with the methodology outlined in National Planning Practice Guidance as outlined in the following diagram. Although the SHLAA has been prepared by officers in Purbeck District Council, background work and partnership working with neighbouring local authorities has been ongoing to meet the requirements of the duty to cooperate. Figure 1: SHLAA methodology flowchart Page 4 of 249 Strategic Housing Land Availability Assessment (SHLAA) Identifying sites 11. The SHLAA sites specifically relate to Purbeck District as it was not considered appropriate to conduct a full joint assessment with other authorities due to the need to deliver a timely assessment to inform the Local Plan; however, there has been ongoing dialogue with neighbouring authorities as outlined in the statement of common ground. The Council has advertised calls for sites widely and given land owners/developers reasonable opportunity to promote their land. To provide an update on sites that were included in the January 2018 SHLAA, the Council contacted all promoters/developers in May 2018. A copy of the form in which they were asked to update details contained in the Council’s database, including detail on availability and timescales for delivery, is included in Appendix A. As well as calling for sites the Council has also identified possible sites, including those identified through the Local Plan Review. The Council has continued to accept new sites up to 18th July 2018 to inform this assessment. 12. National planning guidance recommends all sites and broad locations capable of delivering 5 or more dwellings to be considered in the assessment. The SHLAA has taken this into consideration and included all sites to allow for consideration of small sites up to 30 units. The small sites policy has been developed to promote the development of small sites next to existing settlements and therefore the Council have used the policy to assess whether the promoted small sites pass the policy test. Site assessment 13. Sites included in the SHLAA are subject to both desktop and on-site assessment to determine the availability, suitability, deliverability or developability, and likely economic viability. The Council has deliberately never set a density policy due to the wide variance in densities across the District. Instead the Council has used a standard 30 dwellings per hectare to initially assess capacity, which is then refined after
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