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Land at Manchester Road Tunstead Milton High Peak Derbyshire

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Land at Manchester Road Tunstead Milton High Peak Derbyshire ________________________________________________________ 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
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