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Braintree District Council Urban Capacity Study

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Braintree District Council Urban Capacity Study architecture planning design Braintree District Council Urban Capacity Study Final Report: Volume 1 October 2007 Llewelyn Davies Yeang in association with Atisreal Braintree District Council Urban Capacity Study Final Report: Volume 1 100350 October 2007 Llewelyn Davies Yeang in association with Atisreal Contents 1 Introduction 3 1.1 Purpose of the study 3 1.2 Context and study area 4 1.3 Overview of Study Approach 4 1.4 Summary of Findings 6 1.5 Overview of this Report 7 2 Context 8 2.1 Introduction 8 2.2 Other Urban Capacity Studies 8 2.3 Changing national policy on urban capacity studies 12 2.4 Emerging Regional Spatial Strategy 14 2.5 Population and household growth 14 3 Study Method 17 3.1 Overview 17 3.2 The key stages 17 4 Exploring potential through design 24 4.1 Introduction 24 4.2 Site selection 24 4.3 Design approach 24 4.4 Discounted case study sites 27 5 Viability 29 5.1 Introduction 29 5.2 Value mapping 29 5.3 Site appraisals 30 5.4 Phasing 32 6 Capacity estimates 34 6.1 Introduction 34 6.2 ‘Unconstrained’ capacity of physically identified sites 35 6.3 Discounting and phasing the physically identifiable sites 36 6.4 Small sites 39 6.5 Other sources of potential 39 6.6 Summary of ‘constrained’ capacity 40 7 Towards a monitoring framework 42 7.1 Introduction 42 7.2 Good practice guidance: monitoring 42 8 Annex A: consultation letter 45 9 Annex B: Schedule of newbuild developments 49 10 Annex C: Braintree District house prices 54 Braintree District Urban Capacity Study Llewelyn Davies Yeang in association with Atisreal List of Tables Table 1: Results for Braintree Urban Area in Halcrow Study .......................................................9 Table 2: Results for Witham Urban Area in Halcrow Study.........................................................9 Table 3: Results for Halstead Urban Area in Halcrow Study ........................................................9 Table 4: Breakdown of Halcrow Study Capacity Estimates.......................................................11 Table 5: Entec Study Final Discounted Capacity Estimates ......................................................12 Table 6: Households in Great Britain by size .......................................................................15 Table 7: Summary of 'constrained' capacity estimates ...........................................................21 Table 8: Summary of capacity estimates by phasing period, including small sites and non-site specific sources ...........................................................................................................22 Table 9: Densities obtained through case study design analysis (in du/ha) ...................................27 Table 10: Values and Costs Matrix ...................................................................................33 Table 11: Phasing periods.............................................................................................33 Table 12: Surveyed settlements and wards ........................................................................34 Table 13 ‘Unconstrained’ dwelling capacity by settlement / area / ward......................................36 Table 14: Number of sites discounted ..............................................................................37 Table 15: Constrained total of dwelling potential of the physically identifiable sites by phasing period . 38 Table 16: Summary of capacity estimates..........................................................................41 Table 17: Summary of capacity estimates by phasing periods ..................................................41 List of Figures Figure 1: The study area.................................................................................................3 Figure 2: Study Method/Flow Chart...................................................................................................... 23 Figure 3: Braintree District study area and ward boundaries ................................................................. 35 Figure 4: Graphical representation of monitoring framework ............................................................... 44 Ordnance Survey copyright All mapping in this report is reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Braintree District Council Ordnance Survey Licence number: 100028490 Braintree District Urban Capacity Study Llewelyn Davies Yeang in association with Atisreal Preface This Urban Capacity Study is one of a number of technical studies that have been commissioned by Braintree District Council, as part of the evidence base for the Local Development Framework. It will assist the Council in developing its planning strategy for the period to 2025 and beyond. The study is not an allocations document and it will be for the planning process to make the final decisions on which sites come forward for development. These sites will be monitored annually. The Council would like to thank the persons and organisations, who attended the seminar on the study in March 2007, for their input. Overview Braintree District Council commissioned consultants Llewelyn Davies Yeang, in association with Atisreal, to undertake an update of their urban capacity study, with the aim of constituting part of the evidence base for the new Local Development Framework. This study establishes the potential for accommodating new housing in the built-up areas in the District over the period to 2026. The areas identified by the District Council and subsequently surveyed for the purposes of this study were: · Braintree (including Great Notley) · Coggeshall · Earls Colne · Feering · Halstead · Hatfield Peverel · Kelvedon · Sible Hedingham · Silver End · Witham The study has been completed in accordance with guidance in the Government’s Planning Policy Statement 3: Housing. As detailed Housing Land Availability Assessment guidance was published only at a later stage in the project, the study followed the guidance given in Tapping the Potential, the DETR (now DCLG) guide to better practice on urban housing capacity assessment, which applied to studies such as this one that were carried out in the interim period1. Underpinning the Llewelyn Davies Yeang methodology is the design-led approach. This provides a robust means of estimating site capacity and also helps to illuminate some of the key policy choices to be taken (e.g. in terms of density, car parking and other design standards). Case study design examples were selected and the results of these were then applied to the other sites that were identified by the Study. The Study has also sought to quantify the likely contribution from other sources of capacity, such as empty homes, conversions of commercial property and the potential from ‘Living Over the Shops’ (LOTS), which are not easily identifiable. Our findings are presented in Section 6. In short, we estimate that the potential exists to provide 6,351 new dwellings in the existing built-up areas across the study area over the period 2006 – 2026. 1 DETR, December 2000, Tapping the Potential – Assessing Urban Housing Capacity: Towards Better Practice Braintree District Urban Capacity Study Llewelyn Davies Yeang in association with Atisreal 1 Any urban capacity assessment, however, is, by definition, a snapshot in time. Such studies can be used as a proactive planning tool by the Council to bring forward sites for development through their LDFs. However, some of the sites identified will not come forward in time for a variety of reasons. Equally, other un-identified sites will come forward. In our experience, these will generally balance each other out. The findings of the study should therefore be considered as part of any policy review and reassessed to test the assumptions underlying the estimates and in order to monitor the progress of the identified sites over time. It should be noted that this study is not a statement of Council policy; rather it is a technical document for consideration, assisting in the production of new development plan documents as required under new planning procedures: the study merely identifies land and buildings where the potential may exist for new housing development to come forward in the timeframe to 2026. The capacity of the authority area to accommodate residential development has been estimated in isolation from the equally pressing need to identify land for development for other purposes, including schools, health facilities, open space, shops, leisure, community facilities, etc. Furthermore, the estimates do not take account of the physical capacity of local infrastructure, such as roads, sewers and the supply of water, gas or electricity, to cope with the stated level of development. Any of these, or other factors, could affect both the estimated capacity of a particular site, or the total capacity for a settlement or authority area. Braintree District Urban Capacity Study Llewelyn Davies Yeang in association with Atisreal 2 1 Introduction 1.1 Purpose of the study This is the final report of a study commissioned to estimate the housing potential in Braintree. Llewelyn Davies Yeang undertook the study in association with Atisreal. The study was commissioned to provide supporting technical work to inform the preparation of Development Plan Documents as required under planning regulations as set out in the Planning and Compulsory Purchase Act 2004.
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