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SHLAA April 2013 Update

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SHLAA April 2013 Update Strategic Housing Land Availability Assessment (SHLAA) April 2013 update Strategic Housing Land Availability Assessment (SHLAA) April 2013 Contents 1 Purpose ........................................................................................................................................ 1 Annex 1 – New Sites by Parish ........................................................................................................... 5 Annex 2 – Amended Sites by Parish .................................................................................................. 7 Annex 3 – Sites Carried Forward from the Previous SHLAA Update by Parish ............................ 15 Annex 4 – Sites Located Within Parishes Producing Neighbourhood Plans ................................ 26 Annex 5 – Sites Now Withdrawn ....................................................................................................... 29 Annex 6 – Sites Now Removed ......................................................................................................... 31 Strategic Housing Land Availability Assessment (SHLAA) April 2013 1 1 Purpose 1.1 This document confirms the identification of land and sites put forward by their owners as potential development sites to deliver housing and is an update to the original SHLAA document that was published in October 2010. The original document sets out in full the approach taken to the assessment of sites and should be referred to in you have any queries on the assessment process. This document does not allocate any site for housing. 1.2 Allocations will be made subject to further work undertaken as part of the Medina Valley Area Action Plan, Ryde Area Action Plan, Bay Area Action Plan and Delivery and Management Development Plan Document. 1.3 In addition no conclusion should be drawn from the inclusion or omission of sites from this assessment. The National Planning Policy Framework confirms that planning policies should promote sustainable development in rural areas, and that housing should be located where it will enhance or maintain the vitality of rural communities. 1.4 Therefore as part of the Delivery and Management Development Plan Document the Local Planning Authority will assess further sites located in the wider rural area to ensure that housing allocations support local services. 1.5 This document was last updated in January 2012. The purpose of this update is to: Provide a plan of new sites put forward by their land owners since January 2012. Provide confirmation of SHLAA sites that have been reassessed as part of the SHLAA process and that will be included in the formal assessment of potential development sites that will take place as part of the Area Action Plan (AAP) and Delivery and Management Development Plan Document (DMDPD) processes. Remove SHLAA sites which have received planning permission. Remove those sites requested to be withdrawn either by the owners or agents. Amend land ownership issues resulting in a site size change. Ensure that the methodology for site assessment continues to be applied consistently across all sites. Remove sites identified by the Island Plan Core Strategy Habitat Regulations Assessment as not suitable for development. Amend flood risk areas to take into consideration new information received from Environment Agency. Amend information to specifically identify cycle tracks, footpaths and bridleways. Revise the SINC information to be consistent with current information held. Amend Village Green and Common Land information. Identify sites which overlap parish boundaries and include them in both parishes. 1.6 Each site has been appraised and has been categorised as either „Deliverable‟, „Developable‟ or „Not Currently Developable‟ for housing development. The definitions for each are: Deliverable – These are sites that are available now, offering a suitable location for housing development with the reasonable prospect of being delivered within five years. Developable – These sites offer a suitable location for development and offer a reasonable prospect that they will be available to be developed from years 6 to 10 and years 11 to 15 of the plan period. Strategic Housing Land Availability Assessment (SHLAA) April 2013 2 Not Currently Developable – It is not known when these sites could be developed for housing because they are subject to one or more constraints and it is unknown when they are likely to be overcome. These include physical constraints e.g. access and potential for flooding, ownership and location constraints. 1.7 The categorisation of these sites is not confirmation that planning approval will be given on the site. 1.8 The aim is to provide a strategic level assessment of each site‟s ability to be developed, which will be subject to further assessment by the Council. 1.9 This document forms the baseline evidence to support further assessment work and allows for further consideration of site options in the various development plan documents that the council will be producing. 1.10 The methodology for assessing sites is set out in the Strategic Housing Land Availability Assessment that forms part of the Island Plan Core Document Library and can be found at the following link www.iwight.com/shlaa as Appendix A - Methodology under the January 2012 update. 1.11 The SHLAA has identified potential housing sites against a requirement of 520 dwellings per annum from the Isle of Wight target of 8,320 dwellings between 2011 and 2027. Table 1 illustrates how the requirement for housing can be met through the Core Strategy plan period. Table 1 – Potential Housing Supply At adoption April 2013 a) Total additional housing requirement as set out in Policy 5,120 5,120 SP2 of the Core Strategy b) SHLAA – Within settlement boundary of a KRA potential 1,782 1,282 supply c) SHLAA – Outside settlement boundary but within a KRA 15,426 16,546 potential supply d) SHLAA – Within settlement boundary of a SRA potential 136 153 supply e) SHLAA – Within settlement boundary of a RSC potential 107 107 supply f) SHLAA – Outside and immediately adjacent RSC or wider 4,632 4,536 rural area Total Potential Supply from sites put forward for assessment in 22,083 22,624 the SHLAA Over Supply [(b+c+d+e+f) – a] 16,963 17,504 Site Assessment Conclusions 1.12 Each site was appraised using the methodology criteria and once the additional site details were added to each site proforma a summary of the site issues and capacity for the site to accommodate development was concluded. These conclusions determined whether the site was considered Deliverable, Developable or Not Currently Developable. Strategic Housing Land Availability Assessment (SHLAA) April 2013 3 Deliverable sites: Sites in this category are predominantly located within the Key Regeneration Areas. This strongly aligns with the Core Strategy document to focus development within the Key Regeneration Areas, in particular policies SP1 and SP2, Spatial Strategy and Housing Provision. The majority of the sites have an existing access with few sites requiring a small amount of investment to develop and most have no obvious physical constraints identifying these sites as suitable for development. A significant proportion of sites are located within the settlement boundary with good access to jobs, services and facilities. The majority of the sites have one owner or with multiple owners subject to a coordinated purchase/approach by a single developer, identifying these sites as available for development. Many of the sites are in areas which have seen high changes in house prices over the last few years and subsequently these areas have seen a drop in affordability of market housing which is linked to housing need, identifying these sites as achievable for development. Developable sites: A significant proportion of these sites are location within the Key and Smaller Regeneration Areas and Rural Service Centres. This aligns with the Core Strategy document which focuses development within these locations. The majority of the sites have either an existing access or are accessible but require investment. There are a small number of sites not accessible at present but have the potential for access and most have no obvious physical constraints identifying these sites as suitable for development. Most of the sites have one owner or with multiple owners subject to a coordinated purchase/approach by a single developer with a smaller proportion identified as having two or three owners identifying these sites as available for development. Some of the sites are in areas which have seen high changes in house prices over the last few years and subsequently these areas have seen a drop in affordability of market housing, linked to housing need, identifying these sites as achievable for development. Not Currently Developable sites: As Policy SP2 confirms that, for the rural areas, development will take place at the Rural Service Centres and the wider rural area, sites located outside the settlement boundaries of the RSCs have been reassessed. This may mean that they are classed as either Deliverable or Developable when previously they were classed as Not Currently Developable. This change means that more sites will be assessed as part of the Delivery and Management DPD. Sites although accessible predominantly require investment to develop, with some sites not accessible at present and others affected by severe access limitation which would require land take before sites are suitable for development. Strategic Housing Land Availability Assessment (SHLAA)
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