______

LAND AT MANCHESTER ROAD TUNSTEAD MILTON HIGH PEAK DERBYSHIRE

______

Proof of Evidence

A G Massie BSc (Hons) MRICS IRRV MCIArb

Prepared on the instructions of

High Peak Borough Council Market Place Buxton Derbyshire SK17 6EL

Appeal Ref: APP/H1033/W/16/3147726

NOVEMBER | 2016

LIVERPOOL MANCHESTER GLASGOW LONDON

Alabama House Hill Quays 272 Bath Street 26 York Street 6 Rumford Place 14 Commercial Street Glasgow London Liverpool L3 9BY Manchester M15 4PZ G2 4JR W1U 6PZ

www.keppiemassie.com

Table of Contents

1.0 INTRODUCTION ...... 1 2.0 PURPOSE AND CONTENTS OF THE REPORT ...... 2 3.0 THE NATIONAL PLANNING POLICY FRAMEWORK ...... 6 4.0 SITES WITH PLANNING PERMISSION AND UNDER CONSTRUCTION ...... 9 5.0 OTHER SITES WITH PLANNING PERMISSION ...... 19 6.0 LOCAL PLAN ALLOCATIONS AND OTHER IDENTIFIED SITES ...... 45 7.0 SMALL SITES AND WINDFALL ALLOWANCE ...... 59 8.0 CONCLUSIONS AND DELIVERABLE SUPPLY ...... 62 9.0 DECLARATION ...... 64

Appendices (Bound Separately)

Appendix 1 North Road, Glossop - Sales Plan

Appendix 2 High Peak Annual Completions Figures Large Sites (Source – NHBC)

Appendix 3 Federal Mogul, Chapel-en-le-Frith – Sales Data

Appendix 4 Manchester Road, Chapel-en-le-Frith – Sales Data

Appendix 5 Woods Mill, Glossop – S106 Agreement

Appendix 6 Woods Mill, Glossop – Correspondence from Plan A Limited

Appendix 7 Housing Delivery: High Peak Borough Council – Letter from Dai Larner, Executive Director (Place)

Appendix 8 Brown Edge Road, Buxton – Committee Report 8 August 2014

Appendix 9 Long Lane, Chapel-en-le-Frith – Phase 1 Sales Data

Appendix 10 Charlestown Works, Glossop – Correspondence from Sherwood Homes

Appendix 11 Dinting Road, Glossop – Correspondence from Caulmert Limited

Appendix 12 Samas Roneo, Glossop Road, Glossop – Correspondence from BNP Paribas

Appendix 13 Linglongs Road, Whaley Bridge – Correspondence from Gladman Developments

Appendix 14 Land R/O Hallsteads, Dove Holes - Land Registry Title Information - Layout Plan - Correspondence from Michael Green Planning Services

Appendix 15 Land off Hallsteads, Dove Holes – Correspondence from Cordonier Architects

Appendix 16 Burlow Road, Buxton - Sales Particulars

Appendix 17 Foxlow Farm, Buxton – Sales Particulars and Correspondence from Hallam Land Management

Appendix 18 Hawkshead Mill, Glossop – Correspondence from LSH

Appendix 19 Marsh Lane, New Mills - Affordable Housing Statement

Appendix 20 Bridge Mills, Tintwistle - Sales Particulars - Correspondence from BXB Limited

Appendix 21 Woolley Bridge, Glossop – Correspondence from BNP Paribas

Appendix 22 Buxton Road, Chinley – Correspondence from the Land Owner

Appendix 23 Dukes Drive, Buxton – Correspondence from Chatsworth Estate

Appendix 24 PDNPA Annual Monitoring Report 2015/16 - Net Completions by Parish: Core Strategy Period 2006-2016

SECTION 1.0

INTRODUCTION 1.0 Introduction

1.0 INTRODUCTION ______

1.1 I, Andrew Gerald Massie, am a Partner in the Practice of Keppie Massie, Chartered Surveyors and Property Consultants, of Hill Quays, 14 Commercial Street, Manchester M15 4PZ.

1.2 Keppie Massie is an established practice of Chartered Surveyors and Property Consultants and has offices in Liverpool, Manchester, London and Glasgow. The Practice deals with all major aspects of property consultancy including valuation, landlord and tenant advice, regeneration, national and local taxation, insolvency advice, acquisition, disposal, agency, development, investment, strategic land assembly, compulsory purchase and investment and development funding. I am also a director of Keppie Massie Residential Ltd a specialist residential estate agency.

1.3 I am a Member of the Royal Institution of Chartered Surveyors and the Chartered Institute of Arbitrators, an Associate of The Institute of Revenues, Rating and Valuation and I hold a Bachelor of Science degree in Urban Estate Management.

1.4 I am retained by DCLG as a national planning viability mediator and am also appointed by the Heritage Lottery Fund in relation to the assessment of development viability for historical buildings as part of Heritage Lottery Fund applications.

1.5 I was initially employed as a valuer in the Valuation Office of the Inland Revenue based in Warrington from 1985. Subsequently I have been employed in the private sector consultancies of Joshua Bury Earle (Manchester), and Richard Ellis (Manchester and Liverpool) and the residential agency of Hatch and Fielding. I have over 25 years of relevant experience in relation to property development and delivery.

1.6 I recently prepared the High Peak Local Plan Viability Test Incorporating Site Viability and Deliverability Appraisal (VTR) on behalf of High Peak Borough Council. The VTR was found to be robust by the Inspector who dealt with the Examination of the Local Plan. I am currently preparing a further viability assessment for High Peak Borough Council to inform decisions regarding the possible introduction of a Community Infrastructure Levy in the Borough.

Page | 1

SECTION 2.0

PURPOSE AND CONTENTS OF THE REPORT

2.0 Purpose and Contents of the Report

2.0 PURPOSE AND CONTENTS OF THE REPORT ______

2.1 I am instructed to provide expert evidence in the context of Appeal Ref: APP/H1033/W/16/3147726 by Mr Garie Bevan against the decision by High Peak Borough Council to refuse to grant outline planning permission for residential development at land at Manchester Road, Tunstead Milton (ref: HPK/2015/0351).

2.2 In particular I am instructed to consider and comment upon the Councils identified deliverable supply of 3,544 dwellings in High Peak as at 1 October 2016. This is based on the Housing Land Supply Position Statement as of September 2016 (CD5.10)

2.3 In preparing my report I have had regard to the High Peak Annual Monitoring Report up to September 2016 (CD5.7) and the Housing Trajectory also up to September 2016 (CD5.11).

2.4 It is understood that a draft Statement of Common Ground has been prepared by the parties. Having regard to this, the Council agree that the appropriate base date for the assessment is 1 October 2016.

2.5 As confirmed by the Inspector’s Report 24 March 2016 following the Local Plan Examination (CD 3.1) at Paragraph 54, the Councils five year housing requirement for the period from 1 October 2016 is calculated based on the Liverpool Method incorporating a 20% buffer applied to the 5 year target and the shortfall. The Councils 5 year housing land supply calculation as at 30 September is contained at Table 2.1.

A Completions from April 2011 to 30 September 2016 = 880 B Sites in the trajectory including under construction = 3,544 C Housing Requirement (2011-2031) = 7,000 D Annual Requirement [C/20] = 350 E Target Completions (April 2011 to Sept 2016) [Dx5.5] = 1,925 F Current shortfall [E-A] = 1,045 G 5 year requirement with shortfall [(Dx5) + ((F/14.5) = 2,532 x5)) x1.2] H Annual 5 year requirement with shortfall [G/5] = 506 I No. of years supply [B/H] = 7 years Table 2.1: High Peak Council – 5 Year Housing Land Supply Calculation

Page | 2

2.0 Purpose and Contents of the Report

2.6 I understand that the 5 year housing land supply at table 2.1 has been calculated by the Council based on 6 key stages.

2.7 Stage 1 is to ascertain the base date for the calculation. I understand that the parties have agreed this as 1 October 2016.

2.8 Stage 2 is to identify the housing requirement and the annual housing requirement which is 350 dwellings.

2.9 Stage 3 is to calculate the backlog and how this should be dealt with in the calculation. The backlog is identified at table 2.1 as being 1,045 dwellings and as confirmed in the Local Plan Inspectors Report (CD 3.1) at Paras 52 – 54 the Council have applied the backlog across the remainder of the plan period (ie. ‘Liverpool Method’).

2.10 Stage 4 is to apply an appropriate buffer. In this case the Council have adopted a buffer of 20% to the 5 year supply and the shortfall. As confirmed by the Local Plan Inspectors Report (CD 3.1) at Para 51.

2.11 Stage 5 is to identify a deliverable supply of sites. At table 2.1 this is shown as being 3,544.

2.12 Finally Stage 6 is to prepare the actual land supply calculation based on these elements. The calculation undertaken by the Council in accordance with this is set out in the table 2.1 above.

2.13 In this report I will deal with Stage 5 which involves undertaking an assessment of the sites contained in the deliverable supply in the Council’s Housing Trajectory to determine likely delivery over the 5 year period. Based on my conclusions regarding each site I then compare my delivery figures with those contained in the Council’s calculations to enable the Stage 6 Housing Land Supply Calculation to be confirmed.

The Council’s Identified Supply

2.14 The Council has identified a deliverable supply of 3,544 dwellings based on the Housing Trajectory up to September 2016 (CD5.11) and also the Annual Monitoring Report (AMR) 2016/17 (up to September 2016) (CD5.7). I refer to these particular documents in the remainder of my evidence as ‘the AMR’ and the ‘Housing Trajectory’.

Page | 3

2.0 Purpose and Contents of the Report

2.15 The AMR identifies that there have been 238 completions over the 6 month period from 1 April to 30 September 2016, and there are 294 dwellings currently under construction. Based on the information from the AMR and Housing Trajectory the deliverable supply has been calculated by the Council as detailed in table 2.2.

Commitments Small Sites 206 Under Construction* 281* Sites With Planning Permission 2,040 Allocations and Other Sites 772 Small Sites (after year 3) 211

PDNPA 34 Total 3,544 Table 2.2: High Peak Borough Council Deliverable Supply

2.16 I have noted that in relation to the under construction total identified with an * the AMR and the relevant row heading in the Housing Trajectory refers to 294 dwellings although only 281 have been included in the Council’s calculation. This appears to be an anomaly and I have considered this in the calculations contained in my overall conclusions.

2.17 Based on the annual requirement in table 2.1 of 506, the Council’s identified deliverable supply equates to a housing land supply of 7 years.

2.18 I understand that the appellant considers that the deliverable supply figure of 3,544 dwellings is overstated; however at this stage I have no information from the appellant to identify their assessment of the housing land supply figure.

2.19 In this report, I deal with the following:

Section 1 - Sets out my qualifications and experience.

Section 2 - Contains the scope of this report.

Section 3 – Provides a brief overview of the relevant parts of the National Planning Policy Framework and supporting guidance.

Section 4 – Provides details of the present circumstances relating to the sites in the deliverable supply that have planning consent and are under construction. This includes an analysis of progress, lead in times and delivery rates.

Page | 4

2.0 Purpose and Contents of the Report

Section 5 – Within this section I review the sites within the supply figures that currently have planning consent but where development has not yet started.

Section 6 – Deals with likely delivery from sites allocated within the Local Plan and other identified sites.

Section 7 – Considers the allowances made for delivery from Small and Windfall sites.

Section 8 - Contains my overall conclusions in relation to the deliverable supply of dwellings based on the sites in the Housing Trajectory.

Section 9 - Declaration.

Page | 5

SECTION 3.0

THE NATIONAL PLANNING POLICY FRAMEWORK

3.0 The National Planning Policy Framework

3.0 THE NATIONAL PLANNING POLICY FRAMEWORK ______

3.1 The Framework was published in March 2012. The introduction explains the role of the Framework:

“The National Planning Policy Framework sets out the Government’s planning policies for England and how these are expected to be applied. It sets out the Government’s requirements for the planning system only to the extent that it is relevant, proportionate and necessary to do so. It provides a framework within which local people and their accountable councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities.”

3.2 At the heart of the framework is a presumption in favour of sustainable development, and one of the identified elements to achieving this is delivering a wide choice of high quality homes.

3.3 Paragraph 47 of the framework provides guidance about the mechanism by which Local Authorities should significantly boost the supply of high quality new homes. In particular point 2 of the paragraph suggests that local authorities should:

“identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land. Where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% (moved forward from later in the plan period) to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land.”

3.4 Footnote 11 of the guidance goes on to provide clarification of what is considered to be deliverable. It states that:

“To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable. 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”.

Page | 6

3.0 The National Planning Policy Framework

3.5 The guidance also goes on to state that:

“Local planning authorities may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance should be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens”.

3.6 The Planning Practice Guidance at Paragraph: 031 Reference ID: 3-031-20140306 provides further guidance about ‘What constitutes a ‘deliverable site’ in the context of housing policy?’ It states that:

“Deliverable sites for housing could include those that are allocated for housing in the development plan and sites with planning permission (outline or full that have not been implemented) unless there is clear evidence that schemes will not be implemented within five years.

However, planning permission or allocation in a development plan is not a prerequisite for a site being deliverable in terms of the five-year supply. Local planning authorities will need to provide robust, up to date evidence to support the deliverability of sites, ensuring that their judgements on deliverability are clearly and transparently set out. If there are no significant constraints (e.g. infrastructure) to overcome such as infrastructure sites not allocated within a development plan or without planning permission can be considered capable of being delivered within a five-year timeframe.

The size of sites will also be an important factor in identifying whether a housing site is deliverable within the first 5 years. Plan makers will need to consider the time it will take to commence development on site and build out rates to ensure a robust five-year housing supply.”

3.7 The NPPF therefore offers guidance it terms of what is considered to be a deliverable site in the context of establishing a five year supply. 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. Similarly sites allocated for housing in the Local plan can also be included again unless there is clear evidence that schemes will not be implemented within five years. Planning permission or allocation within the Local Plan is not a pre-requisite and the deliverable supply may also include sites that do not have permission or are not allocated so long as there are no significant constraints to overcome and they are capable of being delivered within the 5 year timescale.

Page | 7

3.0 The National Planning Policy Framework

3.8 In addition in establishing a five year supply a Local Authority may make an allowance for Windfall sites if there is compelling evidence that such sites have consistently become available in the local area.

Page | 8

SECTION 4.0

SITES WITH PLANNING PERMISSION AND UNDER CONSTRUCTION

4.0 Sites with Planning Permission and Under Construction

4.0 SITES WITH PLANNING PERMISSION AND UNDER CONSTRUCTION ______

North Road, Glossop

4.1 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.1.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 2 23 125 150 120 ` Table 4.1: North Road, Glossop

4.2 This site is therefore identified as delivering 120 houses during the 5 year period. I have noted a small error in the calculation in the AMR and the correct 5 year supply figure should in fact be 125 dwellings. Within the Housing Trajectory the site is correctly identified as contributing 125 dwellings to the 5 year housing land supply.

4.3 Planning History An application for outline planning consent for 150 houses was submitted by Gladman Developments on 13 June 2013 (HPK/2013/0327). The application was refused and eventually granted on appeal on 12 June 2014.

4.4 Taylor Wimpey submitted a reserved matters application (HPK/2015/0120) which was approved on 21 July 2015. The development comprises 105 market houses and 45 affordable dwellings.

4.5 Taylor Wimpey subsequently commenced development of the site on 11 April 2016, a period of 31 months from submission of the original application for outline planning consent. At September 2016 the AMR shows that 2 dwellings have been completed and a further 23 are under construction.

4.6 Land Ownership The freehold interest in the site is owned by Taylor Wimpey UK Limited.

Page | 9

4.0 Sites with Planning Permission and Under Construction

4.7 Delivery Rate From my discussions with the sales team on the site I understand that sales opened on the site on 21 May 2016. An initial phase of 18 homes was released for sale. As at 16 September 2016, 17 of the initial phase of 18 homes had been reserved pending practical completion of the respective dwellings, and the sales team are now waiting release of the next phase. A photograph of the site plan at 16 September 2016 showing the current status of dwellings on the site is contained at Appendix 1. I am advised that they awaiting the release of the next phase of dwellings and it is expected to take three years to complete all sales.

4.8 Assessment The sales trajectory to date shows that over the first 4 months there have been 17 reservations in advance of completion of any of the houses. This is 4.25 reservations per month. In my opinion this level of demand indicates that all of the development both market and affordable will be completed within the next 5 years and therefore should be included in the 5 year housing land supply.

4.9 Contribution to the 5 year housing land supply – 125.

Shepley Street, Glossop

4.10 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.2.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 0 10 34 44 Table 4.2: Shepley Street, Glossop

4.11 The entry in relation to the 5 year land supply contribution is not complete however the Housing Trajectory identifies the site as delivering 41 dwellings. There are 10 dwellings included in the ‘under construction’ total in the Housing Trajectory hence the adjusted 5 year supply figure for this site is 34 dwellings.

4.12 Planning History An application for Full Planning Permission was submitted by Seddon Homes Limited on 31 January 2013 (HPK/2013/0056). The application was for the demolition of existing industrial premises, erection of 44 dwellings with associated car parking and landscaping and a new car park for the Firth Rixson Superalloys Facility. The application was approved and permission was granted on 30 April 2013.

Page | 10

4.0 Sites with Planning Permission and Under Construction

4.13 On the 1 April 2016 Wiggett Construction submitted an application to vary conditions (HPK/2016/0166) which was approved on 29 April 2016. The development comprises 44 market houses with a financial contribution to offsite affordable housing provision.

4.14 Land Ownership The freehold interest in the site is owned by Wiggett Homes Limited who acquired the site in June 2014.

4.15 Assessment The development of the site is progressing and I consider that all dwellings will be completed within the next 5 years.

4.16 Contribution to the 5 year housing land supply – 34.

Federal Mogul, Chapel-en-le-Frith

4.17 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.3.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 55 54 44 164 44 Table 4.3: Federal Mogul, Chapel-en-le-Frith

4.18 This site is therefore identified as delivering 44 houses during the 5 year period. The Housing Trajectory also contains a figure of 44 houses for this site.

4.19 Planning History An application for full planning permission for 164 houses was submitted by Heyrose Property Group and Federal Mogul Limited and registered on 29 October 2012 (HPK/2012/0408). Permission was granted on 7 November 2013.

Page | 11

4.0 Sites with Planning Permission and Under Construction

4.20 Barratt Homes subsequently commenced development of the site on 17 February 2014, a period of 17 months from submission of the original application for consent, and just over 3 months from the date at which consent was granted. The first completions took place on 30 September 2014 (7 months from the start on site). The Council’s annual completions figures for the site from NHBC are summarised in table 4.4. Further details are contained at Appendix 2.

Year Completions Completions per month

Sept 2014/15 (7 months) 15 2.5

2015/16 58 4.8

2016 to date (7 months) 22 3.1 Table 4.4: Annual Completions – Federal Mogul

4.21 Land Ownership The freehold interest in the site is owned by BDW Trading Limited.

4.22 Delivery Rate Data from Land Registry with is contained at Appendix 3 shows that there have been 52 sales of market houses on the site over the period from 19 September 2014 to 7 April 2016 (the latest date information is available due to the time lag in registrations). This equates to a sales rate of 2.74 per month or 32.84 per year. The sales rate obviously drives the construction programme.

4.23 Assessment For the first full year of housing completions on this site, the delivery of new homes was at a rate of 4.83 per month, and for this year to date it is at 3.67 per month. The overall sales trajectory for market housing to date shows 32.84 per year. In my opinion this level of sales and delivery indicates that all of the balance remaining of the development will be completed within the next 5 years and therefore should be included in the 5 year housing land supply.

4.24 Contribution to the 5 year housing land supply – 44.

Page | 12

4.0 Sites with Planning Permission and Under Construction

Manchester Road, Chapel-en-le-Frith

4.25 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.5.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 33 60 11 104 11 Table 4.5: Manchester Road, Chapel-en-le-Frith

4.26 This site is therefore identified as delivering 11 houses during the 5 year period. A figure of 11 has been included in the Housing Trajectory.

4.27 Planning History An application for outline planning consent for 105 houses was submitted by Barratt Homes on 27 May 2011 (HPK/2011/0282). The application was refused and eventually granted on appeal on 23 August 2012.

4.28 On 16 December 2013 an Application for Reserved Matters was submitted by Barratt Homes (HPK/2013/0657) which was approved on 12 May 2014.

4.29 Barratt Homes subsequently commenced development of the site on 2 April 2015, a period 31 months from the grant of outline planning consent and 11 months from the approval of reserved matters.

4.30 The first completions took place on 23 September 2015 (6 months from the start on site). The Council’s annual completions figures for the site from NHBC are summarised in table 4.6.

Year Completions Completions per month

Sept 2015/16 (7 months) 25 3.5

2016 to date (7months) 33 4.7 Table 4.6: Annual Completions – Manchester Road

4.31 Land Ownership The freehold interest in the site is owned by BDW Trading Limited.

Page | 13

4.0 Sites with Planning Permission and Under Construction

4.32 Delivery Rate Data from Land Registry with is contained at Appendix 4 shows that there have been 14 sales of market houses on the site over the period from 25 September 2015 to 4 March 2016 (the latest date information is available due to the time lag in registrations). This equates to a sales rate of 2.8 per month or 33.6 per year. The sales rate obviously drives the construction programme.

4.33 Assessment The sales trajectory to date shows 33.6 per year. In my opinion this level of sales indicates that all of the balance remaining of the development will be completed within the next 5 years and therefore should be included in the 5 year housing land supply.

4.34 Contribution to the 5 year housing land supply – 11.

Forge Works, Chinley

4.35 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.7.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 0 19 163 182 135 Table 4.7: Forge Works, Chinley

4.36 This site is therefore identified as delivering 135 houses during the 5 year period however the Housing Trajectory contains a figure of 149 dwellings in the 5 year supply.

4.37 Planning History A outline planning application (HPK/2012/0323) was registered on 1 June 2012 for the demolition of remaining structures & redevelopment for up to 182 dwellings, up to 1,672 sq.m business floor space (use class B1), up to 279 sq.m of non-residential institution floor space (use class D1), community facilities & associated infrastructure. The application was refused on 30 November 2012, and was granted on Appeal on 29 May 2013. The proposals included 30% affordable housing.

4.38 On 28 October 2013 an application for reserved matters (HPK/2013/0577) was submitted by Wainhomes NW Limited and Innovation Forge Limited. The application related to Phase 1 of the development proposals and was for 91 dwellings, a B1 office unit and a D2 Creche Unit. Approval was granted on 27 January 2014.

Page | 14

4.0 Sites with Planning Permission and Under Construction

4.39 A reserved matters application has now also been received for the remaining phase of 91 dwellings (HPK/2016/0313). The application was received on 27 May 2016 and is to be considered by Planning Committee on 12 December 2016.

4.40 The D2 Creche Unit has been completed and Wainhomes commenced development of the houses on 14 July 2016.

4.41 Land Ownership According to Land Registry information the first phase of the Forge Works site is owned by Wainhomes and was acquired in April 2014. The second phase of the development is still in the ownership of Innovation Forge Limited however there is reference in the title to an Agreement dated 15 October 2013 between the freeholder and Wainhomes (North West) Limited and Wain Group Limited.

4.42 Assessment Wainhomes have recently commenced marketing the site which is branded as Forge Manor. Their website advertises the development and a sales office has been constructed on site. Sales prices are available.

4.43 Based on the delivery rates for in other developments in and around Chapel-en-le-Frith I am of the opinion that this development should achieve delivery rates of at least 30 dwellings per annum. I have however taken a robust approach and assumed that 15 dwellings will be delivered during the second part of 2016/17 and 30 dwellings per annum thereafter. This results in a contribution to the 5 year housing land supply of 150 dwellings. The figure in the housing trajectory is 149 dwellings and I have adopted this figure for the purpose of my assessment.

4.44 Contribution to the 5 year housing land supply – 149.

Paradise Street, Hadfield

4.45 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.8.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 0 4 8 12 8 Table 4.8: Paradise Street, Hadfield

Page | 15

4.0 Sites with Planning Permission and Under Construction

4.46 This site is therefore identified as delivering 8 houses during the 5 year period. The Housing Trajectory contains a figure of 12 dwellings in the 5 year supply; this would need to be adjusted to reflect the 4 completions.

4.47 Planning History An application for full permission (HPK/2015/0329) was registered on 29 June 2015 12 houses and was approved on 1 February 2016.

4.48 Assessment Four dwellings are under construction on the site and there is no clear evidence to indicate that the balance of 8 units will not be delivered within 5 years.

4.49 Contribution to the 5 year housing land supply – 8

Church Lane, New Mills

4.50 Five Year Supply The AMR position at 30 September 2016 in relation to this site is contained in table 4.9.

Completions Under Not Started Total 5 Year Supply Sept 2016 Construction 0 4 17 21 17 Table 4.9: Church Lane, New Mills

4.51 This site is therefore identified as delivering 17 houses during the 5 year period. The Housing Trajectory contains a figure of 17 dwellings in the 5 year supply.

4.52 Planning History An application for reserved matters (HPK/2013/0483) was validated on 22 October 2013 and approved on 23 April 2015. The application was for the development of 21 dwellings.

4.53 An application was received by the Council on 10 May 2016 to vary condition 32 of the permission to amend the approved plans. The application is as a result of minor amendments to the proposed application. A decision is pending.

4.54 Assessment Four dwellings are under construction on the site and there is no clear evidence to indicate that the balance of 17 units will not be delivered within 5 years.

4.55 Contribution to the 5 year housing land supply – 17.

Page | 16

4.0 Sites with Planning Permission and Under Construction

Chapel Street, Glossop

4.56 Five Year Supply The AMR shows 37 dwellings under construction on this site. These figures are included in the total under construction figure in the Housing Trajectory of 294. The site is also separately identified in the housing land supply figure, delivering 37 dwellings over the period. The delivery from this site appears to be double counted. Hence I have assessed the contribution to the 5 year housing land supply as 0.

4.57 Contribution to the 5 year housing land supply – 0.

Lead in Times and Delivery Rates

4.58 With reference to the new housing developments that are currently on site in High Peak, there is obviously variation in the lead in times from submission of applications for outline or full consents until the delivery of dwellings on site. These variations arise due to the specific circumstances of the site, the landowner or the developer.

4.59 Of the sites being developed within High Peak some have had relatively short lead in times such as North Road, Glossop were following the grant of outline consent on Appeal in June 2014 reserved matters consent was granted in July 2015 and development commenced in April 2016. The first completions have already taken place. This is just over 2 years from outline consent to the first completions.

4.60 Similarly in relation to the Federal Mogul site in Chapel-en-le-Frith, full consent was granted in November 2013, with a start on site in February 2014 and the first completions 7 months later in September 2014.

4.61 By comparison the Manchester Road site in Chapel-en-le-Frith which is also a Barratt development had a longer lead in time with outline consent granted on Appeal in August 2012, reserved matters consent granted in May 2014 and development on site commencing nearly 12 months later in April 2015. The first completions were 5 months later in September 2015.

4.62 In terms of delivery rates the evidence from the Federal Mogul site shows 58 completions during the full year 2015/16, whilst the Manchester Road site has achieved 58 completions to date over the period since the first completion in September 2015.

Page | 17

4.0 Sites with Planning Permission and Under Construction

4.63 The Council prepared a Housing Topic Paper (CD3.10) as part of the evidence base for the submission Local Plan. Section 6 of the Topic Paper deals with Housing Delivery and Implementation and in particular table 10 contained the indicative build rates used to inform the Housing Trajectory. For ease of reference I have reproduced in table 4.10 the assumptions contained in table 10 for those sites that are considered deliverable.

Site status Site size/ number of dwellings

Less 50-199 200-499 than 50 homes homes homes Under construction Deliverable Start at Start at Start at Build rate sites year 1 year 1 year 1 applies to residual Build rate 15 dwgs 30 dwgs 50 dwgs capacity (per annum)

Full Planning Deliverable Start at 15 in year Start at Lead in time to Permission/Reserved sites year 1 1 and then year 2 allow for matters 30 from infrastructure year 2 provision and construction Build rate 15 dwgs 30 dwgs 50 dwgs start up (per annum)

Outline planning Deliverable 7 in year Start at 25 in year Lead in time to permission sites 1 and year 2 2 and allow for full then 15 then 50 permission/ from year from year reserved 2 3 matters, infrastructure Build rate 15 dwgs 30 dwgs 50 dwgs provision and (per annum) construction start up Sites without Deliverable 7 in year Start at 25 in year Lead in time to permission sites 2 and year 3 3 and allow for then 15 then 50 planning from year from year permission, 3 4 infrastructure provision and Build rate 15 dwgs 30 dwgs 50 dwgs construction (per annum) start up

Table 4.10: Delivery Rates Contained in High Housing Topic Paper

4.64 In my opinion these assumptions form a reasonable basis on which to consider delivery save for any adjustments that may need to be made to reflect site specific factors. In my assessment of delivery from sites contained within the 5 year housing land supply, my judgements have been informed by this framework with adjustments made as required to reflect my knowledge of the particular circumstances of the site.

Page | 18

5.0 Other Sites with Planning Permission

SECTION 5.0

OTHER SITES WITH PLANNING PERMISSION

5.0 Other Sites with Planning Permission

5.0 OTHER SITES WITH PLANNING PERMISSION ______

RESERVED MATTERS/FULL PERMISSION

Redcourt, Hollincross Lane, Glossop

5.1 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.1.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 22 22 Table 5.1: Redcourt, Hollincross Lane, Glossop

5.2 This site is identified as delivering 22 houses during the 5 year period.

5.3 Planning History An application for full planning permission was registered on 10 March 2014 (HPK/2014/0064). The application was submitted by St Christopher’s Trust and is for redevelopment to provide new supported living facility (Use Class 2) and 22 dwellings (Use Class 3) including the retention and conversion of Redcourt, together with access, parking and landscaping. The new dwellings are proposed as part of the funding to enable the delivery of new facilities on the site for the Trust. Planning consent was granted on 5 August 2014.

5.4 Subsequent to this an application was submitted on behalf of the Trust for a Variation of Condition 2 of the original application (HPK/2015/0673). This application was to facilitate a new highway design to meet the adoptable standards. Consent for the variation was granted on 8 April 2016 subject to the condition that development is to commence no later than 4 August 2017.

5.5 Land Ownership The site is in the ownership of St Christopher’s (Glossop) Limited.

5.6 Current Position St Christopher’s Trust, provide accommodation, care and support to adults with learning difficulties and the new houses that are proposed as part of the application are intended to help fund delivery of new facilities on the site. The Trust’s website states that they will be posting progress reports about ‘our exciting re-development project very soon’. Page | 19

5.0 Other Sites with Planning Permission

5.7 Assessment There is no clear evidence to suggest that this scheme will not be implemented and hence I have included 22 units in the 5 year housing land supply.

5.8 Contribution to the 5 year housing land supply – 22.

Holehouse Mill, Marple Road, Chisworth

5.9 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.2.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 22 22 Table 5.2: Holehouse Mill, Marple Road, Chisworth

5.10 This site is therefore identified as delivering 22 houses during the 5 year period.

5.11 Planning History Outline planning consent was originally granted for a development of 22 dwellings and B1 offices on 24/02/2009 (HPK/2008/0721).

5.12 An application to replace extant planning permission for HPK/2008/0721 for new proposed mixed development consisting of B1 Office Units and 22 no. houses was registered by the Council on 6 January 2012, and was approved on 4 April 2012 (HPK/2012/0007).

5.13 A reserved matters application (HPK/2015/0145) was registered on 30 March 2015 and granted on 27 October 2015.

5.14 The outline consent (HPK/2012/0007) provides that the development is to begin before the expiration of 2 years from the date of approval of the last reserved matters application ie. based on the most recent reserved matters application this would be 26 October 2017.

5.15 Land Ownership I understand that the site is owner occupied by Prisma Colour Limited.

Page | 20

5.0 Other Sites with Planning Permission

5.16 Current Position The applicant in this case is Tim Johnson of Prisma Colour Limited. I understand that Prisma Colour Limited are seeking to relocate from this site and that the proceeds from the sale of the site are intended to fund the relocation. I anticipate that once a suitable site/property is identified then the company will relocate. At the present time however they are still in occupation of the property and hence in accordance with footnote 11 of the framework the site is not technically ‘available now’, although there is a realistic prospect that housing will be delivered on the site within 5 years.

5.17 Assessment As the site is not currently available and there doesn’t at this stage appear to be a timetable for relocation I have assumed that this site for the present should be excluded from the 5 year supply figure.

5.18 Contribution to the 5 year housing land supply – 0.

Batham Gate Road, Peak Dale

5.19 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.3.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 9 18 27 Table 5.3: Batham Gate Road, Peak Dale

5.20 This site is therefore identified as delivering 27 houses during the 5 year period.

5.21 Planning History An application for full planning permission was registered on 21 April 2015 (HPK/2015/0174). Permission was granted on 21 July 2015 for 27 dwellings including 8 affordable units. The development is to commence within 3 years of the permission ie. by 20 July 2018.

5.22 Land Ownership The site is in private ownership and is available.

Page | 21

5.0 Other Sites with Planning Permission

5.23 Marketing The site has been marketed through Rowcliffes Estate Agents and was also included in a Pugh and Co Auction but did not sell. It is currently being marketed by Bagshaws by way of tender with a closing date of 25 November 2016.

5.24 Assessment The site is currently available and the VTR prepared as part of the Local Plan evidence base found the site to be viable. There is no clear evidence to suggest that the scheme will not be implemented. I have therefore included 27 units in the 5 year housing land supply.

5.25 Contribution to the 5 year housing land supply – 27.

Woods Mill, Glossop

5.26 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.4.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 27 57 Table 5.4: Woods Mill, Glossop

5.27 This site is therefore identified as delivering 57 houses during the 5 year period.

5.28 Planning History An application for full planning permission was registered on 4 November 2015 (HPK/2015/0571). The application was approved on 1 July 2016 for 57 dwellings together with a the erection of 2,470 sq.m Class A1 retail unit, refurbishment and extension to provide 155 sq.m of additional B1 offices and 594 sq.m of additional Class A1 retail floorspace.

5.29 The application is subject to a S106 Agreement between the developer Glossop Land Limited, Lidl UK and the other various landowners. A copy of the S106 Agreement is contained at Appendix 5.

Page | 22

5.0 Other Sites with Planning Permission

5.30 The First Schedule of the S106 Agreement provides amongst other matters that:-

The Supermarket shall not be occupied unless: Phase 1 is practically complete Phase 2 has been completed to roof level externally including all glazing so as to be weatherproof, and The specified roads and services have (in relation to the services) been provided sufficient to serve all the dwellings on the site and (in relation to the roads) constructed to base course level.

5.31 Phase 1 is defined as being 10 dwellings on the site (plots 1-6 and 28-31), and phase 2 is 8 dwellings (plots 19-25 and plot 44). The S106 Agreement therefore provides that 10 dwellings need to be complete and a further 8 dwellings substantially complete before the supermarket can be occupied. In addition services are to be provided to all dwellings and a significant portion of the on-site roads laid out to base course.

5.32 Land Ownership The various land owners are party to the S106 Agreement. The site is being developed by Glossop Land Limited. Lidl have acquired the land required for the new supermarket.

5.33 Current Position We have provided at Appendix 6 copy email correspondence relating to the site received from Plan A Limited as agents for the developer. The correspondence states that the buildings on the site have now been demolished and the developer is dealing with archaeology and site investigations whilst also dealing with pre-commencement conditions. The anticipated start date is December 2016/January 2017 with delivery over 2 years.

5.34 Assessment The S106 Agreement means that there is pressure on the developer of the residential part of the scheme to secure completion of 18 dwellings as soon as possible so that the new supermarket can be opened. In addition the terms of the S106 Agreement will commit the developer to significant expenditure on services and infrastructure to much of the remainder of the residential site. Works have already been completed to demolish the existing structures on site and the developer is currently dealing with pre-commencement conditions. In my opinion therefore it is reasonable to assume that all 57 dwellings will be delivered as part of the 5 year supply.

Page | 23

5.0 Other Sites with Planning Permission

5.35 I have noted however that this site is also included as an allocation within the Housing Trajectory with 104 dwellings identified against allocation G16, with 15 dwellings included in the 5 year housing land supply calculation. I understand that the allocation for 104 dwellings reflected the prospects for converting a former mill on the site, which is instead being demolished under the current proposals. As a result there are no prospects for further housing delivery on this site and the Housing Trajectory would need to be amended to reflect this. I have omitted the 15 units identified in the 5 year housing land supply for the Local Plan allocation for this site.

5.36 Contribution to the 5 year housing land supply – 57.

Surrey Street, Glossop

5.37 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.5.

2016/17 2021/22 2017/18 2018/19 2019/20 2020/21 Total (6 mths) (6 mths) 30 22 52 Table 5.5: Surrey Street, Glossop

5.38 This site is therefore identified as delivering 52 houses during the 5 year period.

5.39 Planning History An application for full planning permission was registered on 24 February 2015 (HPK/2015/0113). The application was approved on 28 April 2016 for 52 dwellings, all affordable.

5.40 I understand that an application was registered on 28 September 2016 (re-submission of HPK/2015/0113) for 51 dwellings and is currently pending.

5.41 Land Ownership The site is currently owned by Equity Housing Group Limited.

5.42 Current Position I have provided at Appendix 7 a letter from Dai Larner, Executive Director (Place), at High Peak Borough Council. This letter provides further information in relation to a number of sites contained within the 5 year housing land supply and also contains information regarding initiatives by the Council to improve housing delivery.

Page | 24

5.0 Other Sites with Planning Permission

5.43 In relation to the site at Surrey Street the letter states that:-

“This is a site allocated for regeneration in the Local Plan which had stalled for a number of years because of site contamination and complex ownership arrangements. The Council negotiated with the developer and Registered Provider and together successfully applied for a Homes and Communities Agency (HCA) grant of £1,352,000. Planning permission was granted for 52 homes, all affordable. The developer is now on-site with houses due for completion by Spring 2018.”

5.44 The former chimney that was on the site has also been demolished and cleared removing a significant obstacle to delivery.

5.45 Assessment The site is in the ownership of Equity Housing Group and having secured HCA funding for the proposals works have commenced on the site. Given HCA funding requirements I understand that the dwellings need to be completed by Spring 2018. At the present time an application for a reduction in the number of dwellings to 51 is being considered by the Council, this is due to a requirement for a slight amendment in the site layout. This is unlikely to be significant constraint to the delivery of this site.

5.46 Given the current circumstances of this site, particularly with the chimney that was formerly on the site now demolished and HCA funding secured it is reasonable to assume that a revised figure of 51 dwellings will be delivered on this site within 5 years.

5.47 Contribution to the 5 year housing land supply – 51.

Manchester Road, Chapel-en-le-Frith

5.48 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.6.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 17 30 47 Table 5.6: Manchester Road, Chapel-en-le-Frith

5.49 This site is therefore identified as delivering 47 houses during the 5 year period.

Page | 25

5.0 Other Sites with Planning Permission

5.50 Planning History An application for outline consent was received by the Council on 8 May 2014 (HPK/2014/0210). The application was for 49 dwellings including 16 affordable dwellings. Approval was granted on 7 August 2014.

5.51 On the 18 April 2016 the Council received an application for the approval of reserved matters and discharge of a number of conditions (HPK/2016/0217) from Lovell Partnership Limited. The application was determined on 7 October 2016 and consent granted for 47 dwellings.

5.52 Land Ownership According to Land Registry the site is currently in private ownership.

5.53 Assessment Lovell Partnership Limited have now obtained reserved matters approval for 47 houses. The site is available and there is no clear evidence to suggest that the scheme will not be implemented.

5.54 The Council’s Housing Trajectory appears to be slightly ambitious with 17 dwellings identified for delivery this year and 30 the following year. In reality it is likely to be 2017/18 before the first dwellings are delivered on this site, with the balance in the following year.

5.55 Contribution to the 5 year housing land supply – 47.

Brown Edge Road, Buxton

5.56 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.7.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 23 53 Table 5.7: Brown Edge Road, Buxton

Page | 26

5.0 Other Sites with Planning Permission

5.57 This site is therefore identified as delivering 53 houses during the 5 year period.

5.58 Planning History An application for full consent was registered by the Council on 8 August 2014 (HPK/2014/0372). The application was for 53 extra care apartments and a specialist residential dementia care wing with 16 en-suite bedrooms. Approval was granted on 16 March 2015 subject to a S106 Agreement providing for 30% affordable housing provision in perpetuity, although it is understood that the scheme will provide 100% affordable housing provision. A copy of the committee report is contained at Appendix 8.

5.59 I understand that only the 53 self-contained extra-care apartments have been included in the Housing Land Supply figures.

5.60 Current Position This is development by Housing 21 in conjunction with Keepmoat and Derbyshire County Council. Derbyshire County Council is the Landowner. Development of the site has commenced and is due for completion in December 2017 (according to Keepmoat’s website).

5.61 Assessment The development is underway and scheduled for completion in December 2017. I believe it is reasonable to include 53 dwellings from this site in the 5 year housing land supply figures.

5.62 Contribution to the 5 year housing land supply – 53.

Long Lane, Chapel-en-le-Frith

5.63 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.8.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 15 30 30 30 105 Table 5.8: Long Lane, Chapel-en-le-Frith

5.64 This site is therefore identified as delivering 105 houses during the 5 year period.

5.65 Planning History An application for outline planning consent by Seddon Homes for 105 dwellings was registered on 17 June 2013 (HPK/2013/0320), and was subsequently approved on 19 December 2013. Page | 27

5.0 Other Sites with Planning Permission

5.66 A reserved matter application was received on 4 September 2015 (HPK/2015/0497) and was approved on 23 December 2015. The application is for 74 market homes and 31 affordable dwellings.

5.67 Seddon Homes are now on site and are advertising the availability of the development branded as ‘Rosebay’ on their website. First releases and prices are expected Autumn 2016.

5.68 Land Ownership According to Land Registry records there is an Option Agreement in favour of Seddon Homes Limited and there is a note that there is/are application(s) pending against this title.

5.69 Delivery Rate I am aware that Seddon Homes have recently completed an earlier Phase 1 of this development to the north on Long Lane comprising 66 market and affordable units. This provides evidence of likely delivery rates on the phase 2 site.

5.70 I have provided at Appendix 9 details of the sales from this earlier phase taken from Land Registry. Over the period from 18 November 2014 to 8 February 16 there were 42 sales of market and shared ownership units recorded at Land Registry. This equates to a sales rate of 2.63 per month or 31.50 per annum.

5.71 Assessment In my opinion the delivery rate on the earlier phase one development shows that a completion rate of 30 per annum on this site is reasonable and indeed could be higher. In assessing future delivery I have retained the Councils figure of 30 dwellings per annum. On this basis the 105 dwellings should be added to the 5 year housing land supply from this site.

5.72 Contribution to the 5 year housing land supply – 105.

Page | 28

5.0 Other Sites with Planning Permission

OUTLINE CONSENT

Graphite Way, Hadfield

5.73 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.9.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 14 44 Table 5.9: Graphite Way, Hadfield

5.74 This site is therefore identified as delivering 44 houses during the 5 year period.

5.75 Planning History An application for outline planning permission was registered on 13 February 2014 (HPK/2014/0067). Permission was granted on 15 May 2014 for 44 dwellings. The development is to commence within 3 years of the permission or within 2 years of the approval of the last reserved matters application whichever is the later. The current outline will expire on 14 May 2017.

5.76 Land Ownership According to Land Registry the site is currently owned by Rossington Park Limited.

5.77 Marketing The site is currently available and is being marketed by Reeds Rains in Glossop.

5.78 Assessment The site is currently available and there is no clear evidence to suggest that the scheme will not be implemented. To allow for the disposal of the site and a reserved matters application the Council’s Housing Trajectory figures may need to be moved back by 6 months however this does not make any difference to the total 5 year housing land supply figure for this site. I have therefore included 44 units in the 5 year housing land supply.

5.79 Contribution to the 5 year housing land supply – 44.

Page | 29

5.0 Other Sites with Planning Permission

Charlestown Works, Glossop

5.80 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.10.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 30 30 15 105 Table 5.10: Charlestown Works, Glossop

5.81 This site is therefore identified as delivering 105 houses during the 5 year period.

5.82 Planning History An application for outline planning permission was registered on 30 October 2013 (HPK/2013/0597). Permission was granted on 17 March 2014 for 100 dwellings (including 33 affordable) and 1,660 sq.m of B1 floor space and the restoration of the former mill pond as public open space. The development is to commence within 3 years of the permission or within 2 years of the approval of the last reserved matters application whichever if the later. The current outline will expire on 16 March 2017.

5.83 An Application for reserved matters for proposed residential development consisting of 97 dwellings and associated parking including conversion of existing office pursuant to outline planning permission HPK/2013/0597 was received on 8 September 2016 from Sherwood Homes Limited (HPK/2016/0520).

5.84 The application is scheduled for consideration by Planning Committee shortly.

5.85 Land Ownership This site has been actively marketed and is currently under offer.

5.86 Current Position I have provided at Appendix 10 correspondence received from Sherwood Homes in relation to this site. They are hoping for a decision on the reserved matters application by mid- December and intend to start on site in the New Year with approximately 12 months to delivery.

5.87 Assessment The site is currently under offer and a house builder is progressing a reserved matters application in relation to the site.

Page | 30

5.0 Other Sites with Planning Permission

5.88 On the assumption that planning consent for reserved matters is granted at the end of 2016 or early in 2017, I have assumed that given the existing buildings on the site and the requirements for demolition and site preparation there will be a period of 18 months from September 2016 before construction commences on the first units. I have assumed that 30 dwellings per annum will be delivered on the site with the first dwellings during year 2018/19. I have therefore included 97 units in the 5 year housing land supply based on the current reserved matters application.

5.89 Contribution to the 5 year housing land supply – 97.

Dinting Road and Shaw Lane, Glossop

5.90 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.11.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 30 30 23 113 Table 5.11: Dinting Road and Shaw Lane, Glossop

5.91 This site is therefore identified as delivering 113 houses during the 5 year period.

5.92 Planning History An application for outline planning permission for 93 dwellings including 28 affordable units was registered on 12 June 2013 (HPK/2013/0324). The application was refused and was eventually granted on appeal on 12 June 2014.

5.93 On 23 December 2015 a further application for outline consent this time for 113 homes with 34 affordable was received (HPK/2015/0692). The application was on behalf of Loxley Homes. Outline Permission was granted on 9 September 2016.

5.94 The development is to commence within 3 years of the permission or within 2 years of the approval of the last reserved matters application whichever is the later. The current outline consent will expire on 8 September 2019.

5.95 Land Ownership According to Land Registry information the site was acquired in September 2014 by Stephen and Peter Dobie of Loxley Estates. The site is therefore in the control of the Directors of Loxley Homes.

Page | 31

5.0 Other Sites with Planning Permission

5.96 Assessment This is a greenfield site which is currently available and a house builder has obtained outline consent for the development of the site for 113 units.

5.97 As the site is in the control of a housebuilder I have assumed a period of 12 months to allow for a reserved matters approval and mobilisation. I have assumed that 30 dwellings per annum will be delivered on the site with 15 dwellings during the year 2017/18. I have therefore included 113 units in the 5 year housing land supply.

5.98 Contribution to the 5 year housing land supply – 113.

Dinting Road, Glossop

5.99 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.12.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 35 65 Table 5.12: Dinting Road, Glossop

5.100 This site is therefore identified as delivering 65 houses during the 5 year period.

5.101 Planning History An application for outline planning permission for 65 dwellings including 30% affordable houses was registered on 22 July 2015 (HPK/2015/0412). The application was granted on 27 May 2016. The applicant is the landowner Messrs N. J. Dignam and J. Wood.

5.102 The development is to commence within 3 years of the permission or within 2 years of the approval of the last reserved matters application whichever is the later. The current outline consent will expire on 26 May 2019.

5.103 Land Ownership According to Land Registry information the site is still in the ownership of the applicant.

5.104 Current Position We have provided at Appendix 11 correspondence from Clive Cunio at Caulmert Limited, Planning Consultants confirming that they have been instructed to progress a reserved matters planning application for 65 houses on behalf of a housing developer.

Page | 32

5.0 Other Sites with Planning Permission

5.105 Assessment This is a greenfield site which is available and a house builder is currently preparing a reserved matters application for the site. From my visit to the site I understand that some site investigation works may also have been carried out recently.

5.106 Although a sale has not yet been concluded a housebuilder is currently preparing a reserved matters application in relation to the site. I have assumed a period of 12 months to allow for reserved matters approval and mobilisation. I have assumed that 30 dwellings per annum will be delivered on the site with 15 dwellings during the year 2017/18. I have therefore included 65 units in the 5 year housing land supply.

5.107 Contribution to the 5 year housing land supply – 65.

Former Samas Roneo Site, Glossop Road, Glossop

5.108 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.13.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 20 20 30 30 100 Table 5.13: Former Samas Roneo Site, Glossop Road, Glossop

5.109 This site is therefore identified as delivering 100 houses during the 5 year period.

5.110 Planning History An application for outline planning permission from Astor Property Group was registered on 13 January 2012 (HPK/2012/0026). Permission was granted on 12 April 2012 for residential development based on an indicative capacity of 93.

5.111 A new application for outline planning permission was registered from the same company on 19 December 2014 (HPK/2014/0665) and permission was granted on 13 April 2015. The development is to begin either before the expiration of 3 years from the date of the outline consent ie. 12 April 2018, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.

Page | 33

5.0 Other Sites with Planning Permission

5.112 Land Ownership The site is in two ownerships. The western part of the site which is currently the warehouse buildings and will provide the main access into the development is owned by the Astor Property Group Limited. The eastern portion of the site is in private ownership. The title to this area also includes the land that forms the Local Plan Allocation known as Gamesley Sidings (G26). The site is available and is being marketed.

5.113 Current Position I have provided at Appendix 12 correspondence from Alex Willis at BNP Paribas who are agents for the site. This confirms that the land is currently being sold to a developer who will be submitting a detailed planning application shortly, with a view to commencing development as soon as consent is granted (hopefully either late in 2016/17 or early in 2017/18), with a view to the development hopefully being completed within the next 5 years. As part of the proposals the email confirms that the developer is also seeking to acquire the allocation G26 Land at Gamesley Sidings, Glossop. We have therefore reflected this in our assessment of delivery within the 5 year period.

5.114 Assessment The site is currently available and a house builder is progressing a reserved matters application in relation to the site.

5.115 This is a brownfield site and I have made an allowance of 18 months within which to submit and approve a reserved matters application and deal with the requirements for demolition and site preparation. I have assumed that 30 dwellings per annum will be delivered on the site with 30 dwellings during the first year 2018/19. I have therefore included 105 units in the 5 year housing land supply for this site combined with the neighbouring allocation G26.

5.116 Contribution to the 5 year housing land supply – 105.

Linglongs Road, Whaley Bridge

5.117 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.14.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 30 30 30 17 137 Table 5.14: Linglongs Road, Whaley Bridge

Page | 34

5.0 Other Sites with Planning Permission

5.118 This site is therefore identified as delivering 137 houses during the 5 year period.

5.119 Planning History An application for outline consent for 107 dwellings was received by the Council on 19 March 2014, from Gladman Developments Limited (HPK/2014/0119). The application was approved on 7 May 2015. The development is to begin either before the expiration of 3 years from the date of the outline consent ie. 6 May 2018, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.

5.120 Land Ownership The site is currently in private ownership however there is a restriction on the title in favour of Gladman Developments Limited who are promoting the development of the site.

5.121 Current Position I have provided at Appendix 13 an email from Julian Hamer, Land Director at Gladman Developments Limited. He confirms that Gladman anticipate concluding a sale of the site to a National House Builder during Q1 2017.

5.122 Assessment The site is currently available and Gladman Developments Limited are promoting the site. They have confirmed that a sale of the site to a National House Builder is anticipated in Q1 2017.

5.123 This is a greenfield site however I have noted that dealing with access into the site may not be straightforward. Gladman in their email confirm that the buyer is comfortable with the access matter. The site is in the control of a promoter and a sale to the housebuilder is progressing. I have therefore assumed a period of 18 months to allow for completion of the sale, reserved matters approval and mobilisation. I have assumed that 30 dwellings per annum will be delivered on the site with 30 dwellings during the year 2018/19. This would mean 105 dwellings over the 5 year period, although realistically in my opinion the entire 107 dwellings will be delivered over the period. I have therefore included 107 units in the 5 year housing land supply. This is a reduction from the 137 figure contained in the Housing Trajectory.

5.124 Contribution to the 5 year housing land supply – 107

Page | 35

5.0 Other Sites with Planning Permission

Land Rear of Hallsteads, Dove Holes

5.125 The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.15.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths)

15 30 30 30 15 120 Table 5.15: Land Rear of Hallsteads, Dove Holes

5.126 This site is therefore identified as delivering 120 houses during the 5 year period.

5.127 Planning History An application for outline consent was received by the Council on 11 June 2013 (HPK/2013/0319) and was approved on 10 September 2013. The outline site plan accompanying the application indicated 58 dwellings.

5.128 The applicant subsequently submitted an application seeking a variation of condition 18 relating to application HPK/2013/0319, to amend the maximum number of units to be accommodated on the site to 120 (HPK/2013/0625). The application was refused and was subsequently allowed on appeal on 27 October 2014.

5.129 The applicant has now submitted 2 reserved matters applications. The first for Phase One for 21 dwellings (HPK/2015/0563) was approved on 20 April 2016. The second reserved matters application for 83 dwellings on the balance of the site was submitted on 23 August 2016 and is currently pending (HPK/2016/0488). I understand from the Council that the application is expected to go to Planning Committee in December.

5.130 Land Ownership I have provided at Appendix 14 Land Registry Information for the site. This shows that the majority of the site is in the ownership of the applicant, Mr J Critchlow. The remainder of the site is owned by High Peak Council. I have provided a layout plan for the site also at Appendix 14 and this shows that 35 dwellings would be located on Council owned land and the balance of 69 dwellings on land already in the applicant’s ownership.

Page | 36

5.0 Other Sites with Planning Permission

5.131 With reference to the statement from the Council at Appendix 7 I have noted that:-

‘The Council is a part owner of this site. The owner of the remainder of the site has already secured outline consent for the entire site and reserved matters for 21 units. An application to discharge conditions precedent for the entire site are under consideration. On site a temporary roadway into the site has already been formed and preparatory works carried out, it is clear that development is planned to start as soon as conditions precedent are approved. The Council is in negotiations for the sale of its part of the site with the developer and since there are no impediments to delivery of the site consider that it will come forward by end of the 2021 financial year.’

5.132 Current Position I have provided also at Appendix 14 a copy of the email received from Michael Green as agent for the applicant confirming the present position in relation to the site. Mr Green confirms that phase 1 site preparation works are underway and a conditions discharge application is with the Council with approval imminent. Subject to this the developer will then continue on site to build phase 1, with phase 2 following subject to the reserved matters application, the success of sales in phase 1 and the acquisition of the Council’s land.

5.133 Assessment This is a greenfield site. Phase 1 of the development comprising 21 dwellings already has reserved matters approval. An application for reserved matters for 83 dwellings on the balance of the site is currently being considered by the Council and is likely to go to Planning Committee in December.

5.134 Part of the site is in Council ownership although the Council’s statement indicates that negotiations are currently on-going for a disposal of the land to the developer. Based on the circumstances I consider that delivery on this site is likely to commence in early course and I have assumed delivery of 14 dwellings in the balance of year 2016/17 with 30 dwellings per annum thereafter. Although the site has outline consent for 120 dwellings I have based my assessment on the current reserved matters application and have assumed that 104 dwellings will be delivered within the next 5 years.

5.135 Contribution to the 5 year housing land supply – 104

Page | 37

5.0 Other Sites with Planning Permission

Land off Hallsteads, Dove Holes

5.136 The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.16.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths)

20 30 30 80 Table 5.16: Land off Hallsteads, Dove Holes

5.137 This site is therefore identified as delivering 80 houses during the 5 year period.

5.138 Planning History An application for outline consent was received by the Council on 18 July 2013 (HPK/2013/0417) from Hallsteads Homes and was approved on 31 October 2013. The outline consent was for the erection of housing including 25 affordable dwellings with flats, shop and car parking. The layout plan and application form contained 83 dwellings.

5.139 Hallsteads Homes have now submitted a reserved matters application. This was validated by the Council on 2 September 2016 and is currently pending (HPK/2016/0484). I understand that this is likely to be considered by Planning Committee in December.

5.140 Land Ownership The site is currently in private ownership however I understand from the applicant’s agent that negotiations are currently ongoing with a developer for the site.

5.141 Current Position I have provided at Appendix 15 a very brief email from the applicant’s agent that indicates that a ‘developer is in tow’ however there are no timescales yet for delivery.

5.142 Assessment This is a greenfield site and is currently subject to a reserved matters application. Negotiations are on-going for a disposal to a developer. I have assumed a period of 12 months to allow for reserved matters approval, completion of the sale and mobilisation. I have assumed that 30 dwellings per annum will be delivered on the site with 15 dwellings during the year 2017/18. Based on the outline consent I have therefore included 83 units in the 5 year housing land supply.

Page | 38

5.0 Other Sites with Planning Permission

5.143 Contribution to the 5 year housing land supply – 83

Waterswallows, Buxton

5.144 The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.17.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 50 50 25 155 Table 5.17: Waterswallows, Buxton

5.145 This site is therefore identified as delivering 155 houses during the 5 year period.

5.146 Planning History This site has outline consent for 331 dwellings, granted in August 2002, of which 155 are included in the five year supply. The site lies within the built up area boundary of Buxton in the Local Plan.

5.147 Following grant of permission the site was stymied by town and village green applications the last of which concluded around 2009/10. Since 2010 Miller Homes have met with Council officers on a number of occasions to explore ways in which they could bring the development forward without provoking a further Town and Village Green application. The developers were not confident that they could do so until more recently when the Growth and Infrastructure Act came into force in April 2013 which gave protection from further Town and Village Green applications on land with planning consent.

5.148 Development of the site requires the delivery of the Fairfield Link Road. On 13 May 2013, the Council resolved to approve a variation of a condition to extend the time period of the planning permission for the Link Road for a further five years. To achieve this, a Deed of Variation to the existing S106 Agreement is required before a decision is issued; this is agreed pending engrossment by the parties.

5.149 In relation to the housing element, reserved matters approval for the development of 12 dwellings as part of the Phase 1 development and a temporary access was granted in March 2006. All conditions precedent were discharged in relation to both the outline and reserved matters applications. The construction of the temporary access road fulfilled the timescales under condition 5 of the outline consent. The outline consent is therefore extant.

Page | 39

5.0 Other Sites with Planning Permission

5.150 Land Ownership The site is in 4 ownerships and is promoted by Miller Homes and David Wilson Homes, who are one of the 4 landowners. One of the other landowners is the Council.

5.151 Current Position The Council are currently in communication with Miller Homes with a view to agreeing a land transfer to them and completing the 106 Agreement.

5.152 Assessment The site is considered to be viable and there is no clear evidence that the scheme will not now come forward within five years. The development is being promoted by Miller Homes who own part of the site although much of the land required for the development is still to be acquired and the new Link Road will be required at the outset of the development. Given the size of the site at 331 dwellings in my view the site is likely to be taken forward by two developers. On this basis I have assumed that 50 dwellings a year will be delivered on the site. To allow for reserved matters approval, the completion of the acquisition of the remaining parts of the land and mobilisation I have allowed a period of 2 years for delivery.

5.153 On this basis I have assumed delivery of 25 dwellings in year 2018/19 and 50 dwellings per annum thereafter. This results in a contribution of 150 dwellings to the 5 year housing land supply.

5.154 Contribution to the 5 year housing land supply – 150

Burlow Road, Buxton (275)

5.155 The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.18.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 25 50 50 25 150 Table 5.18: Burlow Road, Buxton

5.156 This site is therefore identified as delivering 150 houses during the 5 year period.

Page | 40

5.0 Other Sites with Planning Permission

5.157 Planning History An application for outline consent was registered by the Council on 12 August 2014 (HPK/2014/0403) from Mr John Rose of Harpur Homes and was approved on 11 November 2014. The outline consent is for up to 275 dwellings, public open space, crèche, sports pavilion, access and associated infrastructure.

5.158 The development is to begin either before the expiration of 3 years from the date of the outline consent ie. 10 November 2017, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.

5.159 Land Ownership The site is currently in private ownership under two titles. One title has notice of an option agreement with High Peak Land Limited, and the other has reference to an agreement with Stephen Robinson and John Rose. Stephen Robinson and John Rose are Directors of Harpur Homes and Stephen Robinson is a Director of High Peak Land Limited.

5.160 Current Position I understand that the site is being promoted by High Peak Land Limited/Harpur Homes and I have attached at Appendix 16 copy sales particulars for the site which is currently being marketed.

5.161 Assessment This is a greenfield site and that is currently available and with no significant constraints to delivery. Given the size of the site at 275 dwellings and the fact that it is a split site then in my view the site is highly likely to be taken forward by two developers. I have assumed that 50 dwellings per annum will be delivered on the site. The site is currently being marketed, and to allow for reserved matters approval, completion of a sale and mobilisation I have allowed a period of 2 years for delivery. On this basis I have assumed delivery of 25 dwellings in year 2018/19 and 50 dwellings per annum thereafter. This results in a contribution of 150 dwellings to the 5 year housing land supply.

5.162 Contribution to the 5 year housing land supply – 150.

Page | 41

5.0 Other Sites with Planning Permission

Foxlow Farm, Buxton

5.163 The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.19.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 25 50 50 25 150 Table 5.19: Foxlow Farm, Buxton

5.164 This site is therefore identified as delivering 150 houses during the 5 year period.

5.165 Planning History An application for outline consent was registered by the Council on 11 November 2013 (HPK/2013/0603) from Hallam Land Management Limited and was approved on 4 November 2014. The outline consent is for up to 375 dwellings, residential and/or retirement facility for up to 70 units, local centre, business use and community uses with associated access, car parking, open space and landscaping.

5.166 The development is to begin either before the expiration of 3 years from the date of the outline consent ie. 3 November 2017, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.

5.167 Land Ownership The site is currently in private ownership and is subject to an agreement with Hallam Land Management.

5.168 Current Position I understand that the site is being promoted by Hallam Land Management and I have attached at Appendix 17 copy sales particulars for the site together with an email from Katie Dean, Regional Manager at Hallam Land Management confirming that they have a developer on board and are currently in legals. It is anticipated that they will be submitting a reserved matters application for the whole site in spring 2017.

5.169 Due to legal sensitivities Hallam have not been able to provide further details however they have confirmed that we can assume the Councils figures contained in the Housing Land Supply are correct.

Page | 42

5.0 Other Sites with Planning Permission

5.170 Assessment This is a greenfield site and is currently available, with no significant constraints to delivery. Given the size of the site at 445 dwellings in my view the site is likely to be taken forward by two developers. On this basis I have assumed that 50 dwellings a year will be delivered on the site. The site is currently in legals and to allow for reserved matters approval, completion of a sale and mobilisation I have allowed a period of 2 years for delivery. On this basis I have assumed delivery of 25 dwellings in year 2018/19 and 50 dwellings per annum thereafter. This results in a contribution of 150 dwellings to the 5 year housing land supply.

5.171 Contribution to the 5 year housing land supply – 150.

Hawkshead Mill, Glossop

5.172 The Housing Trajectory position at September 2016 in relation to this site is contained in table 5.20.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 7 15 9 31 Table 5.20: Hawkshead Mill, Glossop

5.173 This site is therefore identified as delivering 31 houses during the 5 year period.

5.174 Planning History An application for consent to demolish most of the buildings on the site (HPK/2014/0431) was approved in February 2015, and demolition is well advanced.

5.175 The Council validated an application for outline consent for up to 31 dwellings on 26 November 2014. The application was considered at Planning Committee on 11 July 2016 and delegated authority was given to the Head of Regulatory Services in consultation with the Chairman to approve subject to receipt of a satisfactory reptile and Great Crested Newt Survey and a S106 Agreement. It is understood that an approval has not yet been granted pending receipt of these items.

5.176 Land Ownership The site is currently in private ownership however it is available.

Page | 43

5.0 Other Sites with Planning Permission

5.177 Current Position I have attached email correspondence at Appendix 18 from Adam Mirley at LSH confirming that his client is now looking to dispose of the site to a house builder, although as yet it has not been sold. Mr Mirley’s view is that it is a good site and will come forward.

5.178 Assessment This is a brownfield site in an attractive location and is currently available. The majority of the buildings on the site have now been demolished. In my view there is a realistic prospect that housing will be delivered on the site within 5 years. I have also undertaken a viability assessment of this site both for the local plan and planning application and it is viable.

5.179 The site will need to be marketed and to allow for this, reserved matters approval, completion of a sale and mobilisation I have allowed a period of 18 months for delivery and have included 31 dwellings in the 5 year housing land supply

5.180 Contribution to the 5 year housing land supply – 31.

Page | 44

SECTION 6.0

LOCAL PLAN ALLOCATIONS AND OTHER IDENTIFIED SITES

6.0 Local Plan Allocations and Other Identified Sites

6.0 LOCAL PLAN ALLOCATIONS AND OTHER IDENTIFIED SITES ______

OTHER IDENTIFIED SITES

6.1 Planning permission or allocation within the Local Plan is not a pre-requisite to inclusion in the deliverable supply. The 5 year supply may also include sites that do not have permission or are not allocated so long as there are no significant constraints to overcome and they are capable of being delivered within the 5 year timescale. I have therefore considered the sites within the 5 year supply that fall into this category.

Marsh Lane, New Mills

6.2 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 6.1.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 20 17 37 Table 6.1: Marsh Lane, New Mills

6.3 This site is therefore identified as delivering 37 houses during the 5 year period.

6.4 Planning History An application for outline planning permission from J W Swindells was received on 10 June 2013 (HPK/2013/0315). Permission was granted on 11 September 2013 for 29 dwellings.

6.5 On 21 March 2014 the Council received an application to vary the S106 Agreement. Following an Appeal by the applicant under S106 BC, the appeal was dismissed. I provided Viability Evidence on behalf of the Local Planning Authority to the Appeal Hearing.

6.6 On the 18 August 2016 the Council received a full application (HPK/2016/0476) from the Guinness Partnership for the development of 16 homes for affordable rent; 7 for low cost home ownership and 14 homes for open market sale (37 residential homes in total). A decision is currently pending however the application is due to be heard by the December Planning Committee.

Page | 45

6.0 Local Plan Allocations and Other Identified Sites

6.7 I have provided at Appendix 19 a copy of the affordable housing statement submitted with the application by the Guinness Partnership. This provides details of the grant funding that has been secured from the HCA (£537,000) towards the affordable dwellings which must be built and ready for occupation by 31 March 2018.

6.8 Land Ownership The freehold interest in the land is owned by JW and HC Swindells and there is a unilateral notice of an Agreement dated 17 August 2016 with the Guinness Partnership Limited.

6.9 Assessment The site is currently available and the Guinness Partnership who have an interest in the land are currently progressing a full application for 37 dwellings on the site. They have funding from the HCA towards the affordable dwellings which must be built and ready for occupation by 31 March 2018.

6.10 The Housing Trajectory currently has a figure of 37 dwellings for this site. The principle of residential development on this site has already been established and there is an urgent time factor to commence construction of these houses on the site. There are no significant constraints to overcome and the site is capable of being delivered within the 5 year timescale. For the purpose of my assessment therefore included 37 dwellings in the 5 year housing land supply.

6.11 Contribution to the 5 year housing land supply – 37.

Bridge Mills, Tintwistle

6.12 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 6.2.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 21 15 36 Table 6.2: Bridge Mills, Tintwistle

6.13 This site is therefore identified as delivering 36 houses during the 5 year period.

6.14 Planning History This site previously benefitted from outline consent (HPK/2011/0493) for the development of 81 dwellings and 1,394 sq.m of business space. The consent has lapsed.

Page | 46

6.0 Local Plan Allocations and Other Identified Sites

6.15 Land Ownership and Current Position The site has been marketed by Nolan Redshaw on behalf of the Joint Administrators of SCC Limited and copy sales particulars are contained at Appendix 20. BXB Land Solutions have now exchanged contracts to purchase the site unconditionally.

6.16 According to the company’s website they provide advice to landowners and investors in adding value to land that is constraint, or surplus to requirements. ‘With dereliction acting as a disincentive to investment, BXB serves to realise enhanced development value through early removal of financial, planning and liability impediments, and market understanding.’

6.17 I have provided also at Appendix 20 correspondence received from Gary Goodman Land and Planning Director at BXB. He confirms that they are currently putting together a robust remedial and engineering strategy for the site’s delivery and they are aiming to submit an outline planning application by December 2016. I understand that some discussions have already taken place with the LPA in this respect.

6.18 Gary Goodman confirms that CBRE are currently acting on BXB’s behalf and are in discussions with 3 PLC housebuilders.

6.19 Assessment The Housing Trajectory does not currently show any delivery on this site until 2020/21, so there is a period of at least 3 years in which to obtain outline and full consent and secure a disposal to a house builder. I acknowledge that the site is brownfield and a robust remediation strategy will be required to facilitate new dwellings on the site however given the current circumstances of the site I consider that this site is capable of delivery within 5 years. The Council’s assessment of delivery is realistic and I have therefore included 36 units within the 5 year housing land supply.

6.20 Contribution to the 5 year housing land supply – 36.

Woolley Bridge, Hadfield

6.21 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 6.3.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 16 15 31 Table 6.3: Woolley Bridge, Hadfield

Page | 47

6.0 Local Plan Allocations and Other Identified Sites

6.22 This site is therefore identified as delivering 31 houses during the 5 year period.

6.23 Planning History This site previously benefitted from outline consent (HPK/2012/0545) for the development of 31 dwellings. The consent has lapsed.

6.24 Land Ownership and Current Position The site is has been marketed for sale for a number of years by BNP Paribas Real Estate. I have attached at Appendix 21 email correspondence from Alex Willis at BNP confirming that they have had an offer for the site and are currently in discussions with a developer on the basis that they hope to submit a new detailed planning application and then commence development hopefully in next year.

6.25 Assessment This site has been available for a number of years. The site was a former petrol filling station and is presently a cleared site. Development of this site has not occurred to date in my view because the marketability of the site would be constrained in poorer market conditions. There are no physical or legal constraints to the development of the site and given the improving residential property market I see no reason why this site should not be delivered within the five year period. The 31 dwellings should therefore be included within the housing supply calculations.

6.26 Contribution to the 5 year housing land supply – 31.

Granby Road, Buxton

6.27 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 6.4.

2016/17 2021/22 2017/18 2018/19 2019/20 2020/21 Total (6 mths) (6 mths) 37 37 0 74 Table 6.4: Granby Road, Buxton

6.28 This site is therefore identified as delivering 74 houses during the 5 year period.

Page | 48

6.0 Local Plan Allocations and Other Identified Sites

6.29 Planning History Outline planning consent was granted for 104 dwellings on this site in 2007 and was renewed on 13 December 2010. The consent has now lapsed.

6.30 Land Ownership and Current Position The site is in Council ownership and with reference to the Council’s statement at Appendix 7 they confirm that:-

“On 20 October 2016 the Council agreed to enter into a contract to sell the land subject to an independent valuation following an offer from the housing developer a few months ago. The developer has HCA grant funding to deliver the site which must be spent by March 2019. Accordingly the Council is confident that the development will be complete by this time. The monies received by the Council from this development will be used to drive forward the Council’s plans for accelerating housing delivery on its own sites and potentially to supporting other developers to deliver their sites.”

6.31 This is a greenfield site, which is currently available. The principle of residential use is already established on the site and there are on-going developer negotiations, with HCA funding requiring spend before March 2019. This is a site with no constraints to delivery.

6.32 The Council in their assessment of delivery have assumed that all 74 dwellings will be delivered within the next 2.5 years. This is a relatively tight timescale in my view however on the basis that there will be a number of affordable units within the scheme; this will enable more rapid delivery. In any event I see no reason why 74 units couldn’t be delivered on this site within 5 years.

6.33 Contribution to the 5 year housing land supply – 74.

ALLOCATIONS

6.34 The PPG makes it clear that sites allocated for housing in the Local Plan can also be included again unless there is clear evidence that schemes will not be implemented within five years. There are currently a number of allocated sites included in the 5 year supply and I have assessed these sites to determine the likely delivery over the 5 year period. In particular I have considered whether there is any evidence that schemes will not be implemented within 5 years.

Page | 49

6.0 Local Plan Allocations and Other Identified Sites

Harpur Hill Campus, Buxton (B27)

6.35 This site is allocated in the Local Plan for the delivery of 105 dwellings over the early phase of the plan period. With reference to the Local Plan Inspectors Report (CD3.1) he noted at Paragraph 259 that the landowner was promoting the redevelopment of the site with a development partner and the overall the allocation was sound.

6.36 Five Year Supply The Housing Trajectory position at September 2016 in relation to this site is contained in table 6.5.

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total (6 mths) (6 mths) 30 30 30 15 105 Table 6.5: Harpur Hill, Buxton

6.37 This site is therefore identified as delivering 105 houses during the 5 year period.

6.38 Land Ownership and Current Position The site is owned by the University of Derby and they are currently at an advanced stage of negotiations with a housebuilder for a disposal of the site. I understand that pre-application discussions have taken place with the developer and the Council is expecting a full application for the site during the autumn of 2016.

6.39 Assessment This is a brownfield site however all of the buildings previously on the site have been cleared. There is a willing landowner who is at an advanced stage of negotiations with a housing developer. There have been pre-application discussions with the Council and a full application is expected shortly. This site was assessed as part of the VTR and I concluded that the site was viable and there were no significant constraints to delivery.

6.40 Given the circumstances of the site I have assumed a period of 18 months for a full application, mobilisation and site preparation before the first dwellings are delivered. I have then assumed delivery at a rate of 30 dwellings per year. On this basis I have included 105 dwellings in the 5 year housing land supply.

6.41 Contribution to the 5 year housing land supply – 105.

Page | 50

6.0 Local Plan Allocations and Other Identified Sites

Gamesley Sidings, Glossop (G26)

6.42 This allocation is identified as delivering 38 dwellings, with 29 in the 5 year housing land supply. With reference to Paragraphs 5.108-5.116 which deal with the site known as Samas Roneo, Glossop Road I have noted the allocation at Gamesley Sidings (G26) is likely to be developed as part of this application. I have therefore included delivery from this site as part of the Samas Roneo assessment.

Roughfields, Hadfield (G3) Melandra Castle Road, Glossop (G25) Market Street, Buxton (B7)

6.43 These allocations are in Council ownership and the statement from Dai Larner of High Peak Council at Appendix 7 provides further details regarding the current circumstances of these sites.

6.44 For ease of reference I have summarised at table 6.6 the overall capacity of the sites and the 5 year supply position taken from the Housing Trajectory.

Ref Capacity 2016/ 2017/ 2018/ 2019/ 2020/ 2021/ Total 17(6 18 19 20 21 22(6 mths) mths) G3 102 30 15 45

G25 35 18 17 35

B7 24 7 17 24 Table 6.6: Roughfields, Melandra Castle Road and Market Street – Housing Trajectory

Roughfields, Hadfield 6.45 The Inspectors Report (CD3.1) at Paragraph 201 considers the allocation at Roughfields and notes that the evidence of the VTR indicates that the site is viable and that the site is both justified and deliverable.

6.46 Current Position With reference to the Council’s statement I have noted that on 22 September 2016 the Council approved a housing delivery programme and funding strategy that means that this site is likely to come forward much sooner than previously anticipated in order to cross subsidise more challenging sites due to be delivered in the mid-term of the local plan, ie. 2021 - 2026.

Page | 51

6.0 Local Plan Allocations and Other Identified Sites

6.47 I understand that the Council is procuring property consultants to carry out a land evaluation and development appraisal of all the Council’s sites and based on this a decision on whether the site will be developed in-house or marketed will take place in March 2017 to be followed by an application for consent in summer of 2017. Although the site is not forecast to deliver 30 units until 2020/21 the Council expects it will start delivering at least year or two before then.

6.48 Assessment The Council have not forecast delivery on this site for another 3.5 years and in my view this is more than reasonable in terms of a timescale to secure outline/full consent, achieve a disposal of the site (if necessary) and enable mobilisation. As noted in the Councils statement it is certainly conceivable that this site could be brought forward in a much shorter timescale. I have included 45 dwellings in the 5 year housing land supply.

6.49 Contribution to the 5 year housing land supply – 45.

Melandra Castle Road Glossop 6.50 The Inspectors Report (CD3.1) at Paragraph 206 considers this allocation. Based on the results of the VTR he notes that there is some uncertainty as to the viability with higher levels of affordable housing due to lower house prices in the area. He recommends that the Council monitor the position. Nonetheless he is he is satisfied that this is an appropriate site for housing.

6.51 Current Position The Council’s statement at Appendix 7 notes that ‘this site is ideal for housing and there are no site constraints’.

6.52 I understand that this site forms part of the portfolio being evaluated by the Council and they are also talking to the HCA about sites such as this and have received very positive responses, with an indication that they will support the Council’s housing delivery programme and make use of starter home funding. The Councils statement also notes that because some cross subsidisation may be required to support delivery on this site there may be some slippage in terms of delivery but that they do expect it will be delivered before 2021.

Page | 52

6.0 Local Plan Allocations and Other Identified Sites

6.53 Assessment The information provided by the Council shows that the site is available and they are actively progressing all options to bring forward the delivery of the site. This is a greenfield site and there are no significant constraints to delivery, although viability is likely to be more limited with higher levels of affordable housing. In my opinion there is no evidence to suggest that a scheme of development on this site will not be implemented within 5 years.

6.54 The Council in their assessment have assumed that the first houses on this site may be delivered next year. In my view this is perhaps optimistic. In the circumstances I have assumed a period of 2 years within which to secure a disposal and all necessary planning consents and then enable mobilisation. This timescales still means that all 35 dwellings will be delivered within 5 years.

6.55 Contribution to the 5 year housing land supply – 35.

Market Street Buxton

6.56 The Inspectors Report (CD3.1) at Paragraph 256 considers the allocation at Market Street and notes that this site is owned by the Council which should assist with its delivery and that it is a sound allocation.

6.57 Current Position With reference to the Councils statement at Appendix 7 I have noted that the Council has been approached by a well-known house builder wishes to develop this site. The site is earmarked on the Councils asset register to be disposed of this year. It is understood that the Council does not consider that there are any impediments to bringing this site forward within the planned timescales, i.e. between 2017-2019.

6.58 Assessment The information provided by the Council shows that the site is available and they have developer interest in bringing forward the delivery of the site. There are no significant constraints to delivery. In my opinion there is no evidence to suggest that a scheme of development on this site will not be implemented within 5 years.

6.59 The Council in their assessment have assumed that 7 dwellings will be delivered next year and 17 thereafter. In my view this is realistic and I have assumed that 24 dwellings will be delivered within 5 years.

6.60 Contribution to the 5 year housing land supply – 24.

Page | 53

6.0 Local Plan Allocations and Other Identified Sites

6.61 For ease of reference table 6.7 provides a summary of the other Local Plan allocations that contribute to the deliverable supply and my assessment of each of these sites. References to the Inspectors comments are to the Local Plan Inspectors Report at CD3.1.

Page | 54

6.0 Local Plan Allocations and Other Identified Sites

Ref Address LP 2016/ 2017/ 2018/ 2019/ 2020/ 2021/ 5 Yr HLS Comments KM Cap 17 (6 18 19 20 21 22 (6 Total 5yr mths) mths) HLS Consent for 12 dwellings already. 16 residual dwellings assumed delivered starting in 2021/22. Local Plan Inspector Para 203 noted that no evidence of significant Paradise St, G2 28 4 4 infrastructure or viability issues. 4 Glossop

In my opinion there is no evidence to suggest scheme of development won’t be implemented in 5 years. Greenfield site adjacent to Hawkshead Mill with development on 3 sides. Considered by Local Plan Inspector Para 204. Concluded based on VTR viable scheme and sound allocation. G12 Bute St, Glossop 30 15 8 23 23

There are no constraints to development and there is no evidence to suggest a scheme of development won’t be implemented in 5 years. This is a greenfield site which was found to be viable in the VTR. Delivery of the site (and the adjacent railway museum site) is likely to depend on widening of Dinting Lane within site G20. Dinting Lane, G20 50 13 13 13 Glossop There is currently developer interest in a number of nearby sites off Dinting Road. In my opinion there is no evidence to suggest scheme of development won’t be implemented in 5 years. Part Greenfield and part brownfield site. Considered by the Local Plan Inspector at Para 187. The site was viable in the VTR. The main constraint to development was provision of a satisfactory access into the site. Part of the site is owned by the Council and the balance Adderley Place, of the site was promoted through the Local Plan by G32 130 15 15 15 Glossop Richborough Estates.

The site is identified as delivering dwellings in year 5 and at this time there is no evidence to suggest that a scheme of development on this site will not come forward within the next 5 years Level greenfield site on edge of settlement considered by the Local Plan Inspector at Para 219. Derby Road, New C3 107 15 15 15 Mills No significant constraints to delivery and no evidence to suggest a scheme of development on the site will not come forward in the next 5 years. Page | 55

6.0 Local Plan Allocations and Other Identified Sites

Ref Address LP 2016/ 2017/ 2018/ 2019/ 2020/ 2021/ 5 Yr HLS Comments KM Cap 17(6 18 19 20 21 22(6 Total 5yr mths) mths) HLS Greenfield site on edge of settlement area. Considered by Local Plan Inspector at Para 220 and found to be C5, C6, Land at Ollerset sound. C17,C1 Lane/Pingot Road, 239 13 13 13 8 New Mills No significant constraints to delivery and no evidence to suggest a scheme of development on the site will not come forward in the next 5 years. Brownfield site in multiple ownership. The site was promoted by landowners however the site is occupied and in use therefore is not currently available. Woodside Street, C7 7 18 25 0 New Mills It is possible that the site may become available during the 5 year period however for the purpose of my assessment I have included 0 dwellings in the 5 year calculation. Small, level greenfield site on the edge of the village with no significant constraints to delivery.

We have provided at Appendix 22 email correspondence from the Landowner confirming that they are currently preparing an outline planning Buxton Road, application for the site and that all required surveys and C13 13 7 6 13 13 Chinley reports to support the application have been completed. They anticipate submitting the application at the beginning of next year.

No significant constraints to delivery and no evidence to suggest a scheme of development on the site will not come forward in the next 5 years. This is a brownfield site that was considered by the Local Plan Inspector at Paras 221-224 of his report. He noted that the VTR provided a robust case that 50 units on the site would be viable.

The site was promoted by the landowner’s agents Britannia Mill, through the local plan process and I understand that C15 50 30 20 50 50 Buxworth there have been pre-application discussions with the Council regarding this site. As this is a brownfield site there are matters of site clearance and remediation to deal with however these are not unusual nor a significant constraint to the delivery of this site. Based on the circumstances there is no evidence to suggest that the site will not come forward in the next 5 years.

Page | 56

6.0 Local Plan Allocations and Other Identified Sites

Ref Address LP 2016/ 2017/ 2018/ 2019/ 2020/ 2021/ 5 Yr HLS Comments KM Cap 17(6 18 19 20 21 22(6 Total 5yr mths) mths) HLS This is a greenfield site. It was considered by the Local Plan Inspector at Para 239 and found to be sound.

C16 Furness Vale, A6 39 7 30 2 39 39 There are no significant constraints to delivery and no evidence to suggest that a scheme of development on the site will not come forward in the next 5 years. New Mills, Brownfield site currently available. C20 15 4 4 4 Newtown The site is a former factory which is currently being demolished. A number of adjacent properties have recently been converted for housing and there is no evidence to suggest that this site will not come forward Hardwick Square, for development in the next 5 years. B6 30 7 15 8 30 30 South, Buxton The Freehold title to the site shows that there is an Option Agreement to purchase the land dated 12 August 2015 made between (1) Otter Controls Limited and (2) Amos Group Limited. This is a greenfield site, which was considered by the Local Plan Inspector at Para 252. He noted that the landowner was supportive of the development and based on the VTR the development was likely to be viable.

He noted however that there were school and access issues to overcome.

The Council have assumed that delivery of this site will commence in 4 years time which given the Dukes Drive, B10 338 25 25 50 circumstances of the site is realistic and would sufficient 50 Buxton to enable access proposals to be confirmed and all necessary planning consents to be achieved. It would also enable the appointment of a developer and mobilisation.

I have provided at Appendix 23 email correspondence from Chatsworth Estates confirming that they are likely to undertake further feasibility work looking at traffic/drainage etc in the next year with a view to progressing an application thereafter.

Page | 57

6.0 Local Plan Allocations and Other Identified Sites

Ref Address LP 2016/ 2017/ 2018/ 2019/ 2020/ 2021/ 5 Yr HLS Comments KM Cap 17(6 18 19 20 21 22(6 Total 5yr mths) mths) HLS This is a brownfield site allocated for mixed use development encompassing a wide range of uses and including an element of residential development. Discussions are ongoing with the Nestle who are interested in bringing this site forward. Spring Gardens, B31 7 12 19 19 Buxton The Council have assumed that delivery of this site will commence in 4 years which given the circumstances of the site is realistic and would sufficient to enable access proposals to be confirmed and all necessary planning consents to be achieved. Table 6.7: Summary of other Local Plan Allocations

Page | 58

SECTION 7.0

SMALL SITES AND WINDFALL ALLOWANCE

7.0 Small Sites and Windfall Allowance

7.0 SMALL SITES AND WINDFALL ALLOWANCE ______

7.1 An allowance can be made for windfall sites in the five-year supply if there is compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance has to be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens.

7.2 The September 2016 update of the AMR shows that small sites with planning permission currently total 229 dwellings. Assuming delivery over 3 years this gives an average completion rate of 76 per annum (229/3).

7.3 Table 7.1 contains details of completions from small sites within High Peak over the 5.5 year period since March 2011.

Year Completions

2011/12 73

2012/13 18

2013/14 19

2014/15 5

2015/16 48

2016/17 (6 months) 191

Total 354 Table 7.1: High Peak Completions Data from Small Sites

7.4 The table shows an average over the 5.5 year period of 64 completions per annum.

7.5 The evidence of commitments and completions provides evidence that such sites have consistency become available in the local area and will continue to provide a reliable source of supply.

7.6 In the context of the 5 year housing land supply calculation. The Council have noted that there is an anomaly in the Housing Trajectory in that the 229 figure for small sites commitments should in fact be applied to the first 3 years not over the 5.5 year period in the Trajectory. A total of 229 should therefore be included in the 5 year housing land supply calculation based on small sites with planning consent.

Page | 59

7.0 Small Sites and Windfall Allowance

7.7 An allowance for windfall is not included in the first 3 years of the plan period to avoid double counting of sites with planning permission but an allowance for small sites has been included in the last 2 years giving a total of 211 (105.5 dwellings per annum). This is based on an overall allowance over the plan period of 1,200 dwellings. The Local Plan Inspector at Para 60 of his report concluded that that he was satisfied that the evidence was sufficiently compelling that a windfall allowance should be made as proposed in the 5 year housing land supply.

7.8 The Housing Trajectory currently includes 110 dwellings over the plan period as a contribution from the Peak District National Park Authority (PDNPA) of which 34 dwellings are contained in the 5 year supply. The Council has confirmed that the following was submitted to the Local Plan Examination to justify the inclusion of completions in the National Park.

‘The precedent for counting new homes delivered in the National Park towards the constituent Authorities housing target, was set in the East Midlands Regional Plan (document N3) Policy 13a footnote 4.

“Housing provision in those parts of the Peak Park Planning Authority Area that fall within the Derbyshire Dales and High Peak Housing Authority areas will count towards the housing provision of those districts as set out in this policy.”

In addition the Peak District National Park Authority Core Strategy (document N6) para 3.35 also reiterates this.

The duty to cooperate Memorandum of Understanding (doc H2) pages 63-64 also mentions the 110 dwellings and confirms that the effectiveness of the delivery will be monitored through the plan period.

High Peak Borough Council has a duty as specified in the Environment Act 1985 to have regard to the purposes of the National Park. The policies in the Local Plan provide an appropriate degree of protection to the setting of the National Park. This is also with the Duty to Cooperate Memorandum of Understanding.

For the above reasons the Council consider that it is appropriate to include the potential 110 homes in the High Peak Local Plan housing target.’

7.9 The PDNPA Annual Monitoring report for 2015/16 includes a breakdown of all residential completions by Parish from 2006 to 2016. The total for the High Peak parishes is 87 completions giving an average of 8.7 per annum. The relevant table with the completions highlighted is attached as Appendix 24. This is broadly in line with the allowance included in the housing trajectory of 7-8 per annum.

Page | 60

7.0 Small Sites and Windfall Allowance

7.10 The Local Plan Inspector at Para 61 concluded it was appropriate to include this assumption of delivery from the National Park supported by a Memorandum of Understanding.

7.11 Table 7.2 contains a summary of delivery within the 5 year housing land supply from small sites and windfall.

Delivery

Small Sites Commitments 229

Small Sites Allowance (After 3 Years) 211

PDNPA 34 Table 7.2: Summary of Delivery from Small Sites and Windfall

Page | 61

SECTION 8.0

CONCLUSIONS AND DELIVERABLE SUPPLY

8.0 Conclusions and Deliverable Supply

8.0 CONCLUSIONS AND DELIVERABLE SUPPLY ______

8.1 In identifying a five year housing land supply the NPPF directs Local Authorities to have regard to deliverable sites. Such sites must be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable.

8.2 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. The PPG makes it clear that sites allocated for housing in the Local Plan can also be included again unless there is clear evidence that schemes will not be implemented within five years. Planning permission or allocation within the Local Plan is not a pre-requisite to inclusion in the deliverable supply. The 5 year supply may also include sites that do not have permission or are not allocated so long as there are no significant constraints to overcome and they are capable of being delivered within the 5 year timescale.

8.3 A Local Authority may make an allowance for Windfall sites if there is compelling evidence that such sites have consistently become available in the local area.

8.4 The Local Planning Authority have identified a deliverable supply of 3,544 dwellings. I understand that the appellant considers that the deliverable supply figure of 3,544 dwellings is overstated, however at this stage I have no information from the appellant to identify their assessment of the housing land supply figure

8.5 I have therefore undertaken a detailed assessment of the Council’s deliverable supply to establish what I consider to be the appropriate deliverable supply figure. Table 8.1 contains summary details of my assessment for each site.

Page | 62

Table 8.1: Summary of Deliverable Supply of Housing Sites

1/2 year 1/2 year AGM HPBC 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total Total (HT) Comments Sites with Planning Permission Not Commenced Started Development by Taylor Wimpey. Development progressing on site. Balance of 125 dwellings not yet North Road, Glossop (150) 125 15 30 30 30 20 125 125 started are included in the 5 year supply figure. Total adjusted for the 10 dwellings already included in the under construction figure in the AMR/Housing Shepley Street, Glossop (44) 34 15 19 34 41 Trajectory. Development by Wiggett Construction progressing on site. Development by Barratt Homes, 44 dwellings is the balance not yet started and included in the 5 year Federal Mogul, Chapel-en-le-Frith (116) 44 15 29 44 44 supply figure. Development by Barratt Homes, 11 dwellings is the balance not yet started and included in the 5 year Manchester Road, Chapel-en-le-Frith (104) 11 11 11 11 supply figure. Phase 1 of the development (91 units) currently on site and being developed by Wainhomes. Phase 2 of Forge Works, Chinley (182) 163 15 30 30 30 30 14 149 149 the site also 91 dwellings is the subject of a reserved matters application submitted May 2016 by the Landowner. Full planning consent for 12 dwellings, 4 are under construction leaving a balance of 8 not yet started and Paradise Street, Hadfield (12) 8 8 8 12 in the 5 year supply figure. Full planning consent for 21 dwellings, 4 are under construction leaving a balance of 17 not yet started and Church Lane, New Mills (21) 17 5 12 17 17 in the 5 year supply.

The 37 dwellings identified for this site have been included in the under construction total in the Housing Chapel Street, Glossop (37) 0 0 37 Trajectory and also the supply side figures. I have therefore removed 37 dwellings from the deliverable supply calculation.

Sub Total Commenced Sites 388 436

Reserved Matters/Full

Redcourt, Hollincross Lane, Glossop (22) 22 22 22 22 22 houses proposed as enabling development to fund new facilities on the site.

The site is occupied by Prisma Colour who are also the applicant. I understand that Prisma Colour are Holehouse Mill, Marple Road, Chisworth (22) 22 0 0 22 seeking to relocate and the proceeds of sale intended to fund the relocation. At present they are still in occupation

Batham Gate Road, Peak Dale (27) 27 27 27 27 The site has full consent for 27 units and is currently being marketed for sale.

The site has full consent for 57 units together with a supermarket and additional retail and offices. The occupation of the supermarket is linked to the delivery of 18 dwellings (10 to completion, 8 substantially Woods Mill (57) 57 30 27 57 57 complete) together with provision of services to all dwellings and significant proportion of roads. The buildings on the site have been demolished and I understand that the anticipated start date is December 2016/January 2017.

The site has full consent for 52 dwellings, although a resubmission for 51 dwellings is currently pending. Surrey Street (51) 51 30 21 51 52 HCA funding has been secured for the completion of dwellings by Spring 2018. The chimney on the site has been cleared works have commenced on site.

The site has outline consent for 49 dwellings however Lovell Partnerships Limited have submitted a Manchester Road, Chapel-en-le-Frith (47) 47 17 30 47 47 reserved matters application for 47 dwellings. The application was determined on 7 October and approval granted. The consent for this site also includes a specialist dementia care facility. Only the 53 exta care apartments have been included in the 5 year supply figure. The permission is subject to a S106 Agreement that Brown Edge Road Buxton (53) 53 53 53 53 requires 30% affordable housing provision. The development is being undertaken by Derbyshire CC, Housing 21 and Keepmoat and work has commenced onsite. The site has outline consent for 105 dwellings, and reserved matters consent has also now been granted. Long Lane, Chapel-en-le-Frith (105) 105 15 30 30 30 105 105 Seddon Homes are now onsite and advertising the availability of the new development branded as 'Rosebay'.

Sub Total Reserved Matters/Full Consent 362 385 Table 8.1: Summary of Deliverable Supply of Housing Sites

1/2 year 1/2 year AGM HPBC 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total Total (HT) Comments Outline Outline consent granted 15 May 2014 for 44 dwellings. The site is currently available and being marketed Graphite Way, Hadfield (44) 44 14 30 44 44 for sale.

Outline consent granted 17 March 2014 for 100 dwellings. The site has been marketed and is currently under offer. Sherwood Homes are progressing a reserved matters application for 97 dwellings. Charlestown Works (97) 97 30 30 30 7 97 105 The deliverable supply total has been adjusted to 97 to reflect the no of dwellings in the reserved matters application.

Outline consent was granted for 113 units on 9 September 2016. Loxley Homes were the applicant. The Dinting Road, Glossop (113) 113 15 30 30 30 8 113 113 site is owned by the Directors of Loxley Homes. Greenfield site.

Outline consent was granted for 65 dwellings on 27 May 2016. A reserved matters application is currently Dinting Road, Glossop (65) 65 15 30 20 65 65 being prepared in relation to the site. Greenfield site.

Outline consent granted for Samas Roneo site on 13 April 2015 with an indicative capacity of 93. The Former Samas Roneo Site, Glossop Road, Glossop (93) and Allocation at adjacent site known as Gamesley Sidings allocated in the Local Plan with capacity of 38 dwellings. 131 30 30 30 15 105 100 Gamesley Sidings (38) The two sites are currently available and have been considered together. The sites are currently being sold to a developer who will be submitting a detailed application shortly.

Outline consent granted on 7 May 2015 for 107 dwellings. The site is currently available and is being Linglongs Road, Whaley Bridge (107) 107 30 30 30 17 107 137 promoted by Gladman Developments Limited. Gladman anticipate concluding a sale of the site duing Q1 2017. Greenfield site. Council's deliverable supply figure adjusted.

Reserved matters consent obtained for Phase 1 (21 dwellings) and site preparation works underway. Application for reserved matters on Phase 2 (83 dwellings) is likely to be considered by Planning Committee Land Rear of Hallsteads, Dove Holes (120) 104 14 30 30 30 104 120 in December. Part of the Phase 2 site is in Council ownership and the Council is in negotiations for the sale of its part of the site to the developer. Greenfield site.

Outline consent for residential development on the site was granted on 31 October 2013 based on an application for 83 dwellings. An application for reserved matters has been submitted and is due to be Land Off Hallsteads, Dove Holes (80) 83 15 30 30 8 83 80 considered by Planning Committee in December. Discussions are ongoing with a developer. Greenfield site.

Extant outline consent for 331 dwellings. Development being promoted by Miller Homes who own part of the site. The site is in 3 other ownerships including the Council who are currently in communication with Waterswallows, Buxton (331) 331 25 50 50 25 150 155 Miller Homes with a view to agreeing a land transfer. Development requires delivery of the Fairfield Link Road.

Outline consent granted 11 November 2014 for up to 275 dwellings. The site is being promoted for Burlow Road, Buxton (275) 275 25 50 50 25 150 150 development by High Peak Land Limited/Harpur Homes and is currently being marketed for sale. Split greenfield site. Assumed likely to be developed by 2 housebuilders.

Outline consent granted 4 November 2014 for 375 dwellings, residential and /or retirement facility for up to 70 units. The site is being promoted by Hallam Land Management, a sale to a developer is currently in Foxlow Farm, Buxton (445) 445 25 50 50 25 150 150 legals and Hallam have confirmed that they are expecting a reserved matters application to be submitted in Spring 2017. Greenfield site, assumed likely to be developed by 2 housebuilders.

Delegated authority granted to approve outline application for 31 dwellings subject to receipt of a reptile Hawkshead Mill, Glossop (31) 31 16 15 31 31 and great crested newt survey and S106 Agreement. Brownfield site, which is currently available and the majority of the buildings have now been demolished on the site.

Sub Total Outline Consent 1199 1250

Overall Total Permissions 1949 2071

Other Sites

Previous outline consent granted for 29 dwellings. Reserved matters application submitted by the Guinness Marsh Lane, New Mills (37) 37 30 7 37 37 Partnership for 37 dwellings and likely to be heard by December Planning Committee. HCA funding secured towards affordable dwellings which must be built and ready for occupation by 31 March 2018.

Brownfield site with previous lapsed consent for 81 dwellings. The site has been marketed for sale and BXB Land Solutions have exchanged contracts to purchase the site. They are currently putting together a Bridge Mills, Tintwistle (81) 81 21 15 36 36 remedial and engineering strategy for the site and aiming to submit an outline application by December 2016. CBRE are acting on behalf of BXB and are in discussions with a number of housebuilders.

Brownfield site with previous lapsed consent for 31 dwellings. The site is available and being marketed by Woolley Bridge, Hadfield (31) 31 16 15 31 31 BNP Paribas who confirm that they have had an offer for the site and are in discussions with a developer on the basis of a new detailed planning application and commencement in the New Year.

Greenfield site owned by the Council, who have agreed to enter into a contract for the sale of the site to a Granby Road, Buxton (74) 74 37 37 74 74 housing developer. The developer has HCA grant funding to deliver the site which must be spent by March 2019. Table 8.1: Summary of Deliverable Supply of Housing Sites

1/2 year 1/2 year AGM HPBC 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 Total Total (HT) Comments Local Plan Allocations Brownfield site owned by the University of Derby. Willing landowner who is at an advanced stage of Harpur Hill Campus, Buxton B27 (105) 105 30 30 30 15 105 105 negotiations for a sale of the site. Pre-application discussions have taken place with the developer and the Council is expecting a full application for the site shortly.

Gamesley Sidings, Glossop G26 (38) 38 0 29 Included with Samas Roneo delivery figures

Greenfield site in Council ownership. The site is part of the Council's Housing Delivery Programme and Funding Strategy. A decision will take place in March 2017 about whether the site will be developed in Roughfields, Hadfield G3 (102) 102 30 15 45 45 house or marketed, with an application for consent in Summer 2017. The Council expects this site to deliver dwellings before the 5 year housing delivery forecast.

Greenfield site in Council ownership. Positive discussions with HCA about support for the Council's housing Melandra Castle Road, Glossop (G25) 35 15 20 35 35 delivery programme and use of starter homes funding.

Council owned site with developer interest. Identified in Council's Asset Register to be sold this year. No Market Street, Buxton B7 (24) 24 7 17 24 24 impediments to bringing the site forward within the 5 year timescale.

Paradise Street, Glossop 16 4 4 4 Based on unconsented balance of site with capacity for 16 dwellings.

Greenfield site, adjacent to Hawkshead Mill. Viable site and no clear evidence to suggest scheme of Bute Street, Glossop G12 (30) 30 15 8 23 23 development won't take place within 5 years.

Woods Mill, Glossop G16 104 0 0 15 Delivery from allocation removed see information regarding permission

Greenfield site, with developer interest in number of nearby sites off Dinting Road. No clear evidence to Diniting Lane, Glossop G20 50 13 13 13 suggest a scheme of development won't be implemented within 5 years.

Part greenfield part brownfield site. Promoted through the Local Plan by Richborough Estates. Part of the Adderley Place, Glossop G32 130 15 15 15 site is in Council ownership. Main constraint to delivery is satisfactory access. No clear evidence to suggest scheme of development won't come forward within 5 years. Level greenfield site. No significant constraints to delivery. No clear evidence development scheme won't Derby Road, New Mills C3 107 15 15 15 be implemented within 5 years.

Greenfield site. No significant constraints to delivery. No clear evidence development scheme won't be Ollerset Lane, Pingot Road, New Mills 239 13 13 13 implemented within 5 years.

Woodside Street, New Mills C7 (25) 25 0 25 Site is currently in multiple ownership and occupied.

Small level greenfield site. Owner has confirmed that they are currently preparing an outline planning Buxton Road, Chinley C13 (13) 13 7 6 13 13 application, required surveys and reports have been completed and an application is anticipated in the new year.

Britannia Mill, Buxworth C15 (50) 50 30 20 50 50 Brownfield site. Pre-application discussions have taken place. Greenfield site. No significant constraints to delivery. No clear evidence development scheme won't be Land Adjacent to A6 Furness Vale C16 (39) 39 7 30 2 39 39 implemented within 5 years.

New Mills, Newtown C20 15 4 4 4 Brownfield site. Currently available.

Buildings on the site are currently being demolished. Amos Group Limited have an option to purchase. No Hardwick Square, Buxton B6 (30) 30 7 15 8 30 30 clear evidence development scheme won't be implemented within 5 years Significant greenfield site, access is key issue for development of the site. The site owner has confirmed Dukes Drive, Buxton B10 (338) 338 25 25 50 50 that they are likely to undertake feasibility work looking at traffic/drainage in the next year with a planning application thereafter.

This is a brownfield site allocated for mixed use development encompassing a wide range of uses and Spring Gardens, Buxtion B31 (30) 30 7 12 19 19 including an element of residential development. Discussions are ongoing with the Nestle (the landowner) who are interested in bringing this site forward.

Overall Total Other Sites and Allocations 675 744 8.0 Conclusions and Deliverable Supply

8.6 Table 2.2 contained a breakdown of the Councils calculation of the deliverable supply. I have replicated this in table 8.2 below and included a further column which includes my own assessment of the supply position, based on the conclusions that I have reached in the earlier part of my proof.

HPBC AGM Commitments Small Sites 206 229 Under Construction* 281* 294 Sites With Planning Permission 2,040 1,949 Allocations and Other Sites 772 675 Small Sites (after year 3) 211 211 PDNPA 34 34 Total 3,544 3,392 Table 8.2: High Peak Borough Council Deliverable Supply

8.7 Based on my deliverable supply figure of 3,392 and adopting the annual requirement figure of 506 dwellings the adjusted land supply position is 6.7 years.

Page | 63

SECTION 9.0

DECLARATION

9.0 Declaration

9.0 DECLARATION ______

9.1 I confirm that my report includes all facts which I regard as being relevant to the opinions which I have expressed and that attention has been drawn to any matter which would affect the validity of those opinions.

9.2 I confirm that my duty to the Inquiry as an expert witness overrides any duty to those instructing or paying me, that I have understood this duty and complied with it in giving my evidence impartially and objectively, and that I will continue to comply with that duty as required.

9.3 I confirm that I am not instructed under any conditional fee arrangement.

9.4 I confirm that I have no conflicts of interest of any kind other than those already disclosed in my report.

9.5 I confirm that insofar as the facts stated in my report are within my knowledge I have made clear which they are and I believe them to be true, and that the opinions I have expressed represent my true and complete professional opinion. My report complies with the requirements of The Royal Institution of Chartered Surveyors as set down in “Surveyors acting as Expert Witnesses: Practice Statement”.

Signed: ………………………………………………………………………… A G Massie BSc (Hons) MRICS IRRV MCIArb

Dated: 8 November 2016 …………………………………………………………………………

Page | 64

______

LAND AT MANCHESTER ROAD TUNSTEAD MILTON HIGH PEAK DERBYSHIRE

______

Appendices to Expert Report of

A G Massie BSc (Hons) MRICS IRRV MCIArb

Prepared on the instructions of

High Peak Borough Council Market Place Buxton Derbyshire SK17 6EL

Appeal Ref: APP/H1033/W/16/3147726

NOVEMBER 2016

LIVERPOOL MANCHESTER GLASGOW LONDON

Alabama House Hill Quays 272 Bath Street 26 York Street 6 Rumford Place 14 Commercial Street Glasgow London Liverpool L3 9BY Manchester M15 4PZ G2 4JR W1U 6PZ

www.keppiemassie.com

Appendices (Bound Separately)

Appendix 1 North Road, Glossop - Sales Plan

Appendix 2 High Peak Annual Completions Figures Large Sites (Source – NHBC)

Appendix 3 Federal Mogul, Chapel-en-le-Frith – Sales Data

Appendix 4 Manchester Road, Chapel-en-le-Frith – Sales Data

Appendix 5 Woods Mill, Glossop – S106 Agreement

Appendix 6 Woods Mill, Glossop – Correspondence from Plan A Limited

Appendix 7 Housing Delivery: High Peak Borough Council – Letter from Dai Larner, Executive Director (Place)

Appendix 8 Brown Edge Road, Buxton – Committee Report 8 August 2014

Appendix 9 Long Lane, Chapel-en-le-Frith – Phase 1 Sales Data

Appendix 10 Charlestown Works, Glossop – Correspondence from Sherwood Homes

Appendix 11 Dinting Road, Glossop – Correspondence from Caulmert Limited

Appendix 12 Samas Roneo, Glossop Road, Glossop – Correspondence from BNP Paribas

Appendix 13 Linglongs Road, Whaley Bridge – Correspondence from Gladman Developments

Appendix 14 Land R/O Hallsteads, Dove Holes - Land Registry Title Information - Layout Plan - Correspondence from Michael Green Planning Services

Appendix 15 Land off Hallsteads, Dove Holes – Correspondence from Cordonier Architects

Appendix 16 Burlow Road, Buxton - Sales Particulars

Appendix 17 Foxlow Farm, Buxton – Sales Particulars and Correspondence from Hallam Land Management

Appendix 18 Hawkshead Mill, Glossop – Correspondence from LSH

Appendix 19 Marsh Lane, New Mills - Affordable Housing Statement

Appendix 20 Bridge Mills, Tintwistle - Sales Particulars - Correspondence from BXB Limited

Appendix 21 Woolley Bridge, Glossop – Correspondence from BNP Paribas

Appendix 22 Buxton Road, Chinley – Correspondence from the Land Owner

Appendix 23 Dukes Drive, Buxton – Correspondence from Chatsworth Estate

Appendix 24 PDNPA Annual Monitoring Report 2015/16 - Net Completions by Parish: Core Strategy Period 2006-2016

APPENDIX 1

NORTH ROAD, GLOSSOP - SALES PLAN

APPENDIX 2

HIGH PEAK ANNUAL COMPLETIONS FIGURES LARGE SITES (SOURCE – NHBC)

Reference Address Outline Full/RM Commenced Annual Completed completions

2013/0657 Manchester Road 27/9/2011 12/5/2014 2/4/15 23/9/2105 2015/16 73 2015/16 25 2016/17 19 2016/17 33

2012/0323 Forge Works 29/95/2013 2013/0577 14/7/16 21/01/2014 2016/17 19 2012/0408 Federal Mogal 7/11/2013 17/2/14 30/9/2014 2013/14 9 2014/15 15 2014/15 57 2015/16 58 2015/16 29 2016/17 22 2016/17 43 2013/0320 Long Lane 19/12/2013 2013/0327 North Road 12/6/2014 2015/0120 11/4/16 21/7/2015 2016/17 21

Source: NHBC monthly returns

APPENDIX 3

FEDERAL MOGUL, CHAPEL-EN-LE-FRITH – SALES DATA

APPENDIX 3 - FEDERAL MOGUL NEW BUILD SALES

No Street Town Postcode Price Paid Date Type New Build 4 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £192,995 19/09/2014 S Y 6 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £214,995 26/09/2014 S Y 8 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £192,500 26/09/2014 S Y 2 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £196,995 31/10/2014 S Y 59 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £204,995 28/11/2014 D Y 1 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £196,995 12/12/2014 S Y 3 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £192,995 16/12/2014 S Y 11 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £185,000 30/01/2015 T Y 7 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £165,000 13/02/2015 T Y 15 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £169,995 18/02/2015 T Y 17 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £192,995 27/02/2015 T Y 5 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £277,995 10/03/2015 D Y 19 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £189,995 02/04/2015 T Y 21 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £192,995 02/04/2015 T Y 16 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £196,995 15/05/2015 S Y 23 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £165,000 29/05/2015 T Y 35 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £169,995 29/05/2015 T Y 39 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £189,995 29/05/2015 T Y 41 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £178,995 29/05/2015 T Y 43 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £264,995 29/05/2015 D Y 45 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £264,995 29/05/2015 D Y 18 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £192,995 29/05/2015 S Y 37 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £189,995 05/06/2015 T Y 10 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £293,995 22/06/2015 D Y 65 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £300,000 26/06/2015 D Y 22 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £264,995 26/06/2015 D Y 61 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £300,000 30/06/2015 D Y 49 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £194,995 30/06/2015 S Y 51 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £194,995 30/06/2015 S Y 16 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £194,995 30/06/2015 S Y 17 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £194,995 30/06/2015 S Y 24 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £259,995 24/07/2015 D Y 25 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £179,995 19/08/2015 T Y 47 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £283,995 26/08/2015 D Y 53 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £283,995 25/09/2015 D Y 2 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £192,995 25/09/2015 S Y 8 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £189,995 25/09/2015 T Y 9 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £184,995 25/09/2015 T Y 1 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £194,995 09/10/2015 S Y 47 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £189,995 13/11/2015 T Y 7 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £172,995 13/11/2015 T Y 43 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £178,995 27/11/2015 T Y 20 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RJ £283,995 27/11/2015 D Y 49 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £178,995 11/12/2015 T Y 3 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £125,250 18/12/2015 S Y 29 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £189,995 21/12/2015 T Y 33 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £178,995 21/12/2015 T Y 31 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £189,995 22/12/2015 T Y 14 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £121,500 23/12/2015 T Y 27 BURRFIELDS ROAD CHAPEL EN LE FRITH SK23 0JW £178,995 29/01/2016 T Y 27 SOVEREIGN WAY CHAPEL EN LE FRITH SK23 0RE £180,496 29/01/2016 T Y 10 SMITHY BROOK FOLDCHAPEL EN LE FRITH SK23 0RL £164,345 07/04/2016 T Y

52 sales market Sept 14 to April 16 19 months 2.74 Per month 32.84 Per year

APPENDIX 4

MANCHESTER ROAD, CHAPEL-EN-LE-FRITH – SALES DATA

APPENDIX 4 - MANCHESTER ROAD NEW BUILD SALES

No Street Town Postcode Price Paid Date Type New Build 11 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £201,995 25/09/2015 S Y 9 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £363,495 25/09/2015 D Y 4 HEATH LANE CHAPEL EN LE FRITH SK23 9AB £309,995 25/09/2015 D Y 17 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £212,995 23/10/2015 S Y 19 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £206,995 30/10/2015 S Y 21 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £294,995 06/11/2015 D Y 1 HEATH LANE CHAPEL EN LE FRITH SK23 9AB £206,995 27/11/2015 S Y 2 HEATH LANE CHAPEL EN LE FRITH SK23 9AB £206,995 27/11/2015 S Y 3 HEATH LANE CHAPEL EN LE FRITH SK23 9AB £342,995 27/11/2015 D Y 10 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £209,995 18/12/2015 S Y 2 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £280,000 18/12/2015 D Y 4 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £275,000 18/12/2015 D Y 6 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £272,245 22/12/2015 D Y 8 ORCHID DRIVE CHAPEL EN LE FRITH SK23 9AA £209,995 04/03/2016 S Y

14 sales market 25 Sept 15 to 4 March 16 5 months 2.80 Per month 33.60 Per year

APPENDIX 5

WOODS MILL, GLOSSOP – S106 AGREEMENT