East Hampshire Five Year Housing Land Supply (As of 1st April 2017) Published 28th August 2017 Contents Page 1.0 Introduction 3 2.0 Housing Requirements 3 3.0 Housing Supply 5 4.0 Five Year Housing Land Supply Assessment 8 5.0 Methodology 9 Disaggregation 9 Appropriate Buffer 9 Liverpool or Sedgefield Methodology 12 6.0 Alternative Scenarios 13 7.0 Conclusions 14 Appendices 15-38 Appendix A Completions from April 1st 2016 to 31st March 2017 15 (Large Sites) Appendix B Completions from April 1st 2016 to 31st March 2017 16 (Small Sites) Appendix C Outstanding Permissions (Large Sites) 21 Appendix D Outstanding Permissions (Small Sites) 24 Appendix E Windfall Calculation 37 Appendix F Large Site Housing Phasing 38 2 1.0 Introduction 1.1 The National Planning Policy Framework (NPPF) states (paragraph 47) that local planning authorities (LPAs) should identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements. It further requires an additional buffer of 5% to ensure choice and competition or a 20% buffer where there is a record of persistent under delivery. 1.2 A formal assessment is conducted on five year housing land supply annually, with a year start date of April 1st to March 31st. This report sets out the housing supply position in East Hampshire District (not including the area within the South Downs National Park) at 1st April 2017. It will inform the Council’s Authority Monitoring Report (AMR) and will help guide the determination of planning applications where housing supply is identified as an issue. 1.3 The information on housing completions and outstanding commitments is compiled by Hampshire County Council on behalf of all Hampshire local planning authorities. All data is derived from Building Control and NHBC reports, and then verified by site visits. The calculations within this report reflect the five year housing land supply period from 1st April 2017 to 31st March 2022. 2.0 Housing Requirement 2.1 The NPPF (paragraph 159) highlights that LPAs should have a clear understanding of housing needs in their area. To achieve this they should prepare a Strategic Housing Market Assessment (SHMA) to assess their full housing needs. A SHMA was carried out in partnership with the South Downs National Park Authority (SDNPA) in 2013 to support the Joint Core Strategy (JCS), adopted in May 2014 by EHDC and June 2014 by the SDNPA. The SHMA analysed the housing markets that affect the District to determine the need for housing that should be met within East Hampshire, including the National Park. 2.2 The SHMA identified that the Objectively Assessed Housing Need (OAHN) for the district lies within the range of 520-610 dwellings per annum. The JCS Inspectors report (paragraph 25) states that the inspector considers the OAHN to be around 610 dwellings per annum (dpa), that being 10,370 new dwellings up to 2028. The Inspector notes that the Plan proposes 592 dpa (10,064 dwellings) which is less but not significantly so (about a 4% difference) and that he considers the difference to be well within a reasonable margin for error. The Inspector concludes that the evidence submitted to the examination supports the figure of 10,060 as the minimum number of new homes that should be provided to 2028. 3 2.3 The housing trajectory and five year housing land supply is based on the disaggregation of the JCS housing requirement, which over the plan period equates to a minimum of 8,366 dwellings outside the SDNP and a minimum of 1,694 dwellings within the SDNP. East Hampshire District Council will monitor its housing land supply against a minimum of 492 dpa (8,366 dwellings over the plan period equates to 492dpa). This approach was supported by the Examiner of the East Hampshire Housing and Employment Allocations Plan which was adopted by the Council in April 2016. 2.4 For the period 1st April 2011 to 31st March 2017, outside the SDNPA, there have been 2,181 (net) housing completions in East Hampshire LPA, leaving a residual requirement of 6,185 dwellings up to 31st March 2028 (562.3 dwellings per annum). 2.5 Appendix A and B illustrates the schedule of sites with completions from 1st April 2016 to 31st March 2017. During this time there were a total of 424 net units completed within East Hampshire (outside the SDNP). Table 1 below illustrates the delivery of housing since the start of the JCS plan period. Table 1: Housing Delivery Performance Against JCS Requirement Year 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 Total Target 492 492 492 492 492 492 2952 Completions 264 279 325 485 404 424 2181 Shortfall 228 213 167 7 88 68 771 2.6 Despite an improving performance since the beginning of the plan period, and only a shortfall of 7 dwellings in the year 2014/15, there is a total shortfall of 771 units accrued against the JCS plan period target within East Hampshire (outside the SDNPA). The Joint Core Strategy is based on making up this modest (and planned) shortfall that has accrued to date by the end of the plan period (the ‘Liverpool’ method). 2.7 The JCS is an up-to-date Local Plan, which has been found sound in accordance with the policies set out in the NPPF as well as the supporting Planning Practice Guidance (NPPG). The NPPF (para.17) indicates that the planning system is to be plan led and therefore to use a methodology other than ‘Liverpool’ for monitoring five year housing land supply in the District would undermine the plan led approach. 4 3.0 Housing Supply 3.1 The NPPF states that to be considered ‘deliverable’ sites should be available now, offer a suitable location now, and be achievable with a realistic prospect that housing will be delivered within five years and in particular that the site is viable. Sites that have planning permission should be considered deliverable unless there is clear evidence that the schemes will not be implemented within five years. 3.2 Following the publication of the National Planning Practice Guidance (PPG) there is now greater clarity over the types of accommodation that can contribute towards the housing supply requirements. All student accommodation and accommodation for the elderly (C2) can be included within calculations. However, East Hampshire District Council does not include these types of accommodation within housing land supply calculations and only includes dwellings that fall within the C3 (Dwelling houses) use class. The components that have been included towards the five year land supply within East Hampshire are: Sites that have planning permission (outline and full) An allowance for windfall sites Sites with Planning Permission 3.3 Large site planning permissions (10 dwellings or more) have been assessed as to whether they are likely to come forward. On sites of over 100 dwellings, a realistic phasing schedule has been maintained to ensure accuracy in delivery. Within the next five years, a total of 3,706 dwellings are anticipated from large sites with planning permission and 346 dwellings from small sites with planning permission. A schedule of all sites with outstanding planning permissions is outlined within Appendix C and D. 3.4 It must be noted that 599 dwellings are currently under construction from sites that have planning permission. There is considerable confidence that these 599 outstanding units on sites where development has commenced will be completed within the next five years. With regard to the sites where development has not commenced, footnote 11 on page 12 of the NPPF states: “Sites with planning permission should be considered deliverable until planning permission expires, unless there is clear evidence that schemes will not be implemented within 5 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.” 3.5 There has been regular contact with the representatives of sites with planning permission and there is currently no clear evidence to suggest any reductions to the proposed number of dwellings being 5 provided. A phasing schedule for sites consisting of over 100 dwellings can be found within Appendix F. Strategic Allocation at Whitehill and Bordon 3.6 The adopted JCS identifies a Strategic Allocation of 2,725 dwelling at Whitehill and Bordon. This regeneration project consists of three main sites, referred to as Bordon Garrison, Louisburg Barracks and Quebec Barracks. A detailed trajectory of these sites can be found in Appendix F. It is important to note that the Whitehill and Bordon regeneration programme is not akin to standard planning applications. It forms part of the national new communities housing programme and has received strong financial support from the government to accelerate housing delivery. It has also recently been shortlisted for the government’s new Housing Zone programme which is wholly focused on accelerated housing delivery. 3.9 On the 1st April 2017, the three sites that make up the Whitehill and Bordon Strategic Allocation had planning permission to deliver 3,000 dwellings as summarised below: Quebec Barracks has permission for 100 dwellings (28553/004). Development has commenced at this site and 7 units have been completed in the 2016/17 monitoring year. Louisburg Barracks has permission for 500 dwellings (55369/001). Development has commenced at this site and 2 units have been completed in the 2016/17 monitoring year. Bordon Garrison has permission for 2400 dwellings (55587/001). A reserved matters application for Phase 1a was granted in May 2017 for 172 dwellings and work has already begun on site.