Liverpool SHLAA Update 2016 Report
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Submission Document SD17.0 Liverpool SHLAA Update 2016 Report Liverpool City Council Liverpool City Council Liverpool SHLAA Update 2013 CONTENTS 1. Introduction ............................................................................................................... 1 2. National & Local Planning Policy Context ............................................................. 3 3. Methodological Amendments Summary .............................................................. 6 4. Liverpool’s Housing Supply ...................................................................................... 8 5. SHLAA Update 2014 – Deliverable & Developable Sites .................................... 13 Appendices Appendix A: SHLAA Update 2012 Methodology Paper Appendix B: SHLAA 2016 Methodological Amendments Overview Liverpool City Council Liverpool SHLAA Update 2013 1. Introduction Purpose of the SHLAA Update 2016 1.1 The Liverpool Strategic Housing Land Availability Assessment (SHLAA) Update 2016 represents an update to the Liverpool 2013 SHLAA1. It reflects the City’s housing supply position at 1 April 2016. 1.2 As required by the National Planning Policy Framework (NPPF)2 and Planning Policy Guidance (PPG), the purpose of a SHLAA is to: identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against the housing requirement with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land3; and identify a supply of specific, developable sites for years 6-10 and, where possible, for years 11-15. 1.3 The SHLAA Update 2016 has involved the assessment of in excess of 1,100 sites across the City, including 336 sites with residential planning permission. The SHLAA Update 2016 has been undertaken in compliance with the NPPF and in accordance with the ‘Housing and Economic Availability Assessment’ Planning Practice Guidance (PPG) published by the Government in March 2014 to replace the CLG’s Strategic Housing Land Availability Assessment: Practice Guidance (July 2007). 1.4 Importantly, the SHLAA Update 2016 forms part of the Liverpool City Council’s Local Plan evidence base. It does not in any way prejudice decisions to be taken by the Council in relation to preferred directions of development growth, the allocation of sites in the Local Plan or the determination of planning applications. Planning applications will continue to be treated on their own merits and in the context of the current Development Plan at the time of the planning application rather than on the information contained within the SHLAA. 1 Liverpool SHLAA 2013 Main Report (September 2014) http://liverpool.gov.uk/council/strategies-plans-and- policies/environment-and-planning/plan-making-in-liverpool/evidence-monitoring-and-information/strategic-housing- land-availability-assessment/ 2 NPPF (March 2012) - CLG 3 Note: The NPPF requires that 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. 1 Liverpool City Council Liverpool SHLAA Update 2013 Producing the SHLAA Update 2016 1.5 The Council has produced the SHLAA Update 2016 in conformity with both the requirements of the NPPF and PPG. This has included updating its SHLAA database to a base-date of 1st April 2016 and checking and inputting new site information, where available. 1.6 The methodological approach applied to the SHLAA Update 2016 assessment is based on the work originally commissioned by the City Council for the SHLAA 2012, undertaken by consultants GVA. This methodology, with some minor amendments, was also used for the SHLAA 2013 SHLAA Update. In particular, the 2012 model undertaken for site achievability appraisal was applied to new sites. It is considered that the key assumptions and achievability model remain relevant for the SHLAA Update 2016. This 2016 Update is the first update since 2013. Report Structure 1.7 This SHLAA Update 2016 report is subsequently structured as follows: Section 2: provides an overview of the national and local planning policy contexts, as well as setting out the requirements of Government Guidance; Section 3: provides a summary of the amendments made to the SHLAA 2012 methodology employed in undertaking the SHLAA Updates 2013 and 2016 (note: Appendix A contains SHLAA 2012 Methodology Statement); Appendix B contains a full overview of the amendments made to the SHLAA 2012 methodology Section 4: presents the results of the SHLAA Update 2016, and assesses whether the housing requirement (target) set within the Local Plan is achieved and against NPPF requirements; and Section 5: contains a list of proposed sites within the ‘deliverable’ 5 year supply and ‘developable’ 6-10 year supply appraised within the SHLAA Update 2016. 1.8 The supporting Appendix A: SHLAA 2012 Methodology Statement document and Appendix B: 2016 SHLAA methodological Amendments Overview should be read in conjunction with the SHLAA Update 2016. 2 Liverpool City Council Liverpool SHLAA Update 2013 2 National & Local Planning Policy Context 2.1 This section of the report provides an overview of the national and local planning policy context relevant to the Liverpool SHLAA Update 2016. National Planning Policy 2.2 National Planning Policy Framework (NPPF), March 2012 requires Local Authorities to undertake SHLAAs, specifically (paragraph 47 – bullet 2) to: ‘identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against the housing requirement 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.’ 2.3 As well as identifying a ‘deliverable’ 5 year land supply, and appropriate additional ‘buffer’, paragraph 47 – bullet 3 of the NPPF requires Local Authorities to: ‘identify a supply of specific, developable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15.’ 2.4 Importantly, the NPPF provides greater detail regarding how Local Authorities should appropriately conduct a robust analysis of site deliverability and developability within SHLAAs. This is included within footnotes 11 and 12. Footnote 11 also details the expected treatment of sites with planning permission within SHLAAs, with consideration of viability, demand and phasing necessary: ‘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’ 3 Liverpool City Council Liverpool SHLAA Update 2013 ‘To be considered developable, sites should be in a suitable location for housing development and there should be a reasonable prospect that the site is available and could be viably developed at the point envisaged.’ Planning Practice Guidance (PPG), March 2014: Housing and Economic Land Availability Assessment. 2.5 In March 2014 the Government launched a range of national planning practice guidance (PPG) as an online resource to revise and update national planning practice guidance to help support NPPF and make it more accessible. Guidance on the Assessment of Land Availability in the main continues the same approach as the earlier SHLAA practice guidance (July 2007), as illustrated in Figure 1 below but does provide further clarity on the use of windfalls and the approach in meeting any ‘backlog’ in terms of meeting housing delivery in the first five years supply 4 Liverpool City Council Liverpool SHLAA Update 2013 Figure 1: Methodology – flow chart 5 Liverpool City Council Liverpool SHLAA Update 2013 Local Planning Policy 2.7 Liverpool is replacing the Liverpool Unitary Development Plan, adopted in 2002, with a new Local Plan. In deciding to take forward a Local Plan, Liverpool has responded to changes in national planning policy, in particular NPPF (paragraph 47 – bullet 1) which places the requirement on Local Authorities to set their own ‘objectively assessed need ’ for market and affordable housing requirements (target). 2.8 At the beginning of 2015 the City Council commissioned GL Hearn to produce an update of its 2011 Strategic Housing Market Assessment (SHMA) which would provide the City Council with an up to date Objective Assessment of Need (OAN). GL Hearn have prepared the new SHMA as one part of an integrated evidence base study, which also covers employment land and open space requirements. The SHMA study OAN finding is that Liverpool should make provision for 1480 dwellings per year. The figures are base dated to April 2013 and look ahead to 2033. The overall requirement for this time period