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SHLAA2 Report Draft Cornwall Strategic Housing Land Availability Assessment Cornwall Council February 2015 1 Contents 1. Introduction ..................................................................................... 4 1.1 Background ................................................................................. 4 1.2 Study Area .................................................................................. 4 1.3 Purpose of this Report ................................................................... 5 1.4 Structure of the Report ................................................................. 6 2. Planning Policy Context ...................................................................... 7 2.1 Introduction ................................................................................. 7 2.2 National Planning Policy Framework (2012) ..................................... 7 2.3 Emerging Cornwall Local Plan ......................................................... 8 2.4 Determining Cornwall’s Housing Need ........................................... 10 2.5 Determining the Buffer for Non-Delivery ........................................ 11 2.6 Summary .................................................................................. 12 3. Methodology ................................................................................... 13 3.1 Introduction ............................................................................... 13 3.2 Baseline Date ............................................................................. 13 3.3 A Partnership Approach ............................................................... 13 3.4 Methodology Overview ................................................................ 14 3.5 Site / Broad Location Identification (Stage 1) ................................. 15 3.5.1 Assessment Area and Site Size (Threshold) ............................ 15 3.5.2 Desktop Review of Existing Information ................................. 15 3.5.3 Planning Permissions ........................................................... 16 3.5.4 District Local Plan Allocations ............................................... 17 3.5.5 Framework Plan Documents ................................................. 17 3.5.6 Other Existing Sources ........................................................ 17 3.5.7 Call for Sites ...................................................................... 17 3.5.8 Overlaps ............................................................................ 18 3.5.9 Types of Sites Included ........................................................ 19 3.5.10 Desktop Review .................................................................. 20 3.5.11 Data Management ............................................................... 20 3.6 Site Assessment (Stage 2) ........................................................... 20 3.6.1 Estimating the Housing Potential of Each Site ......................... 20 3.6.2 Existing Information ............................................................ 21 3.6.3 Density Multiplier / Contextual Approach ................................ 22 3.6.4 Assessing When and Whether Sites are Likely to be Developed . 23 3.6.5 Assessing the Suitability of Sites for Housing .......................... 24 3.6.6 Assessing the Availability of Sites for Housing......................... 25 3.6.7 Assessing the Achievability of Sites for Housing ...................... 26 3.6.8 Build Out Rates................................................................... 28 2 3.6.9 Role of Stakeholders in Assessing Deliverability and Developability ................................................................................. 29 3.7 Windfall Assessment (Stage 3) ..................................................... 31 3.7.1 Historic Windfall Rates ......................................................... 32 3.7.2 Moderating Past Trends ....................................................... 33 3.7.3 Future Trends in Windfall Rates ............................................ 34 4. Assessment Findings and Review (Stage 4) ........................................ 37 4.1 Overall Yields from Completions, Trajectories and SHLAA Sources .... 37 4.1.1 Completions ....................................................................... 37 4.1.2 Trajectories ........................................................................ 37 4.1.3 Planning Permissions Granted Since 1st April 2014 .................. 39 4.1.4 Other SHLAA Sources .......................................................... 39 4.2 Phase 1: Cornwall Five Year Supply .............................................. 42 4.2.1 Determining the Five Year Housing Requirement ..................... 42 4.2.2 Determining the Five Year Supply ......................................... 42 4.2.3 Additional Site Sources ........................................................ 43 4.2.3.1 Cornwall Land Initiative Sites ............................................. 43 4.2.3.2 Saved Local Plan Allocations .............................................. 44 4.2.3.3 Other SHLAA Sites ............................................................ 44 4.2.3.4 Town Framework Sites ...................................................... 44 4.2.3.5 Sites Granted Planning Permission Since 1st April ................. 44 4.2.4 The Five Year Supply Position ............................................... 44 4.3 Phase 2: Years 6-10 (2019/20 – 2023/24)..................................... 46 4.4 Phase 3: Years 11-15 (2024/25 – 2028/29) ................................... 46 4.5 Phase 4: Years 16-20 (2029 onwards) .......................................... 46 4.6 Findings by Phase and Community Network Area ............................ 46 4.7 Housing Built on Previously Developed Land .................................. 51 4.8 Affordable Housing ..................................................................... 51 4.9 Risk Assessment ......................................................................... 51 5. Conclusions, Review and Monitoring .................................................. 53 5.1 Conclusions ............................................................................... 53 5.2 SHLAA Review and Monitoring ...................................................... 54 6. Appendices ..................................................................................... 56 6.1 Appendix 1: SHLAA Panel Members at January 2015 ....................... 56 6.2 Appendix 2: Classification of SHLAA sites ...................................... 58 6.2.1 Phase 1: 2014/15-2018/19 (Years 1-5) ................................. 58 6.2.2 Phase 2: 2019/20-2023/24 .................................................. 58 6.2.3 Phase 3: 2024/25-2028/29 .................................................. 85 6.2.4 Phase 4 onwards: 2029+ ..................................................... 92 3 1. Introduction 1.1 Background The purpose of the assessment is to identify all available sites within the Cornwall study area which have the potential to accommodate the level of housing proposed in the emerging Cornwall Local Plan. This Strategic Housing Land Availability Assessment (SHLAA) has been prepared by Cornwall Council as part of the evidence base for the Cornwall Local Plan. The study, (Cornwall SHLAA 2015) builds on and refreshes the original Cornwall SHLAAs (2011 and 2013) and the Camborne/Pool/Illogan/Redruth SHLAA published (2009). Whilst the 2011 study focused solely on the main towns in Cornwall, the 2013 study both extended the coverage to smaller settlements and updated the original assessment, compiling the results into a single report. The contents have also been reviewed in 2015 to incorporate new sites with planning permission, new Cornwall Land Initiative Sites and additional SHLAA sites proposed by members of the public as well as revised build out rates. This work also involved ensuring that the updated study amended site boundaries in line with new sites and permissions to ensure that there are no overlaps that might result in double counting of capacity. Due to the scale and nature of producing a SHLAA to cover the whole of Cornwall the Council took the decision to only re-assess sites from the previous studies (2009, 2011 and 2013) where new and more up to date information was available. New to the Cornwall 2015 SHLAA is the inclusion of a windfall assessment, trajectory information and the Five Year Supply statement. Together with the other SHLAA sources, the total anticipated housing delivery is set out alongside the emerging Local Plan housing targets, broken down by location and delivery phase. The study has been prepared by officers of Cornwall Council in consultation with a panel of developers, agents, and public bodies. The study broadly uses the same methodology which was developed for the Cornwall SHLAA 2011 by consultants in consultation with the Cornish district/borough councils at the time and local developers and stakeholders. The update reflects the methodology as advised in the DCLG 2014 Housing and Economic Land Availability Assessment Planning Practice Guidance. There are instances where the methodology differs from the Planning Practice Guidance. This has been necessary given the size of the Council – one of the largest planning authorities in England – and the practicalities of applying the methodology at this scale. These differences and the reasons for them are more fully explained in Section 3. 1.2 Study Area The original SHLAA covered the main settlements
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