Stockport Council Strategic Housing Land Availability Assessment SHLAA 2018 Using a base date of 1 April 2018 December 2018 Table of Figures Figure 2.1 Net additional dwelling completions 2011 – 2018 3 Figure 3.1 Extract from the PPG showing suggested methodology 5 Figure 3.2 Gross / net developable area assumptions 13 Figure 3.3 Typical lead in times for sites delivering dwellings 14 Figure 3.4 Typical build rates for different sizes of development 14 Figure 3.5 Small sites delivery 16 Figure 4.1 Deliverable and developable sites 19 Figure 4.2 Stockport’s housing land supply 20 Contents 1 Introduction .............................................................................................................................. 1 2 Policy background.................................................................................................................... 2 National planning policy and guidance ........................................................................................ 2 Local policy context ..................................................................................................................... 2 3 Methodology ............................................................................................................................ 5 Stage 1: Identification of broad location and sites ........................................................................ 6 The broad location of study ...................................................................................................... 6 Identification of sites and involvement of stakeholders ............................................................. 6 Site size ................................................................................................................................... 7 Site surveys ............................................................................................................................. 8 Stage 2: Site assessments/broad location assessment ............................................................... 9 Broad location assessment ...................................................................................................... 9 Suitability ............................................................................................................................... 10 Availability .............................................................................................................................. 11 Achievability ........................................................................................................................... 12 Constraint resolution .............................................................................................................. 12 Estimating potential yield ....................................................................................................... 13 Estimating lead in times and completions .............................................................................. 14 Stage 3: Windfall and small sites allowance .............................................................................. 15 Windfall sites .......................................................................................................................... 15 Small sites ............................................................................................................................. 15 Demolitions and losses .......................................................................................................... 16 Stage 4: Assessment review ..................................................................................................... 17 Stage 5: Forming the evidence base ......................................................................................... 17 4 Assessment results ................................................................................................................ 18 Number and nature of sites identified ........................................................................................ 18 Risk assessment ....................................................................................................................... 19 5 Conclusions ........................................................................................................................... 21 Implications for planning policy .................................................................................................. 21 Monitoring and review ............................................................................................................... 21 Contact information ................................................................................................................... 21 Appendix 1: Sites that have been assessed as deliverable and developable ................................ 22 Appendix 2: Sites that are considered to be not developable ........................................................ 25 Sites already in residential use or have recently become part of residential supply ................... 25 Sites that have been assessed as being ‘not developable’ ........................................................ 31 Appendix 3: Development trajectory for sites with planning permission ......................................... 59 Appendix 4: Development trajectory for SHLAA Sites ................................................................... 70 Appendix 5: Pro formas for deliverable and developable sites ...................................................... 74 Stockport Strategic Housing Land Availability Assessment 2018 1 Introduction 1.1 This document is Stockport Council’s 2018 Strategic Housing Land Availability Assessment (SHLAA), which has been prepared with a base date of 1st April 2018 using information available during the study period (Autumn 2018). This SHLAA report provides an update to the data and housing numbers contained in the SHLAA 2017. 1.2 The key objectives of a SHLAA are: To assess land availability by identifying buildings or areas of land (including previously developed land and greenfield land) that have development potential for housing; To assess the potential level of housing that can be provided on identified land; To identify constraints that might make a particular site unavailable and/or unviable for development; and To assess which sites are likely to be deliverable and which are likely to be developable. 1.3 The following information is presented within this document: A list of all sites assessed, cross-referenced to their locations on maps; An assessment of each site, in terms of its suitability for development, availability and achievability including viability to determine whether a site is realistically expected to be developed and when; Detail on those sites which are considered to be realistic candidates for development, and the reasons why others have been discounted; The potential type and quantity of development that could be delivered on each site, including a reasonable estimate of build out rates, setting out how any barriers to delivery could be overcome and when; and An indicative trajectory of anticipated development and consideration of associated risks. 1.4 The SHLAA forms evidence for Stockport’s emerging Local Plan and the Greater Manchester Spatial Framework. 1.5 The inclusion of any site in this assessment does not indicate that it will necessarily be allocated or successfully obtain permission for housing. Conversely, the non- inclusion of a site in this study does not necessarily prevent future residential development. Any planning applications will continue to be treated on their individual merits, having regard to the appropriate policies of the Development Plan, and other material planning considerations. 1 Stockport Strategic Housing Land Availability Assessment 2018 2 Policy background National planning policy and guidance 2.1 The National Planning Policy Framework 2018 (NPPF) requires planning policies to 1 be “underpinned by relevant and up-to-date evidence.” Paragraph 67 of the NPPF states that strategic policy-making authorities should prepare a SHLAA so that they have “A clear understanding of the land available in their area”. 2.2 Planning Practice Guidance (PPG) provides further detail on how a SHLAA should be produced, in the sub-section entitled: “Housing and economic land availability assessment”. It states that the assessment should be thorough but proportionate, 2 building where possible on existing information . The PPG recognises that the 3 assessment of land availability is an important step in the preparation of Local Plans , and contains a diagram (reproduced in section 3 of this document) which identifies the key stages of work that should be carried out by the Local Planning Authority. The approach to methodology is set out in section 3 of this report. 2.3 Due to the timetable for progressing work on both Stockport’s emerging Local Plan and the Greater Manchester Spatial Framework (GMSF), an up-to-date understanding of potential residential urban capacity within Stockport is required. Currently, the most efficient way to do this is through the production of a standalone SHLAA, however work is being done to enable the combination of housing and economic considerations into a single report, thus bringing the evidence base for land availability fully up to date. Local policy context 2.4 The Stockport Core Strategy was adopted in March 2011, requiring a total of 7,200 net additional dwellings to be delivered