Strategic Housing and Economic Land Availability Assessment 2019
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Blaby District Council Strategic Housing and Economic Land Availability Assessment (SHELAA) 2019 Contents Important Information ................................................................................................ 1 1. Introduction ..................................................................................................... 2 2. Policy Context ................................................................................................. 2 3. Methodology ................................................................................................... 4 4. Estimating the Development Potential .......................................................... 10 5. Assessing a Site’s Developability .................................................................. 12 6. Summary of Findings .................................................................................... 15 Appendix 1 – Sites with planning permission, under construction or………………..16 allocated for development, as at 1 April 2019 Appendix 2 – SHELAA sites assessed for housing development…………………...17 Appendix 3 – SHELAA sites assessed for mixed-use development……………….224 Appendix 4 – SHELAA sites assessed for economic development………………..246 Appendix 5 – Summary of Assessed Sites…………………………………………...262 Appendix 6 – Non-developable sites and sites not carried forward for …………...263 assessment Appendix 7 – Housing numbers by parish…………………………………………….275 Important Information The SHELAA is not a decision-making document and does not allocate land for development. It forms part of the evidence base for the Local Plan and is the starting point for considering sites for potential housing and employment allocations in the new Local Plan. In accordance with national guidance there is a requirement to assign a timeframe to every site capable of being developed at some point in the future. The inclusion of a site in a particular timeframe is indicative and new information may become available in the future that could change the development timeframe for a site. Due to the strategic and broad nature of this assessment, the inclusion of a site within any of the timeframes does not guarantee the grant of planning permission should an application be made. 1 1. Introduction 1.1 This Strategic Housing and Economic Land Availability Assessment (SHELAA) report provides evidence on the potential supply of both housing and economic development land in the District of Blaby and forms part of the evidence base that will inform / underpin the Local Plan. 1.2 This document updates and combines the previous Blaby District Strategic Housing Land Availability Assessment (SHLAA) and Economic Development Land Availability Assessment (EDLAA) which were published in 2017, into one document. It builds on the information in the previous SHLAA and EDLAA and has updated site information where circumstances have changed. 1.3 The Blaby District Council SHELAA has been undertaken in accordance with the Leicester and Leicestershire Housing Market Area Strategic Housing and Economic Land Availability Assessment Joint Methodology Paper 2019 and follows the requirements set out in the NPPF and Planning Practice Guidance. 1.4 This document will form part of the evidence base for the Local Plan. It is NOT a decision making document and does NOT allocate land for housing. 1.5 In accordance with national guidance there is a requirement to assign a timeframe to every site capable of being developed at some point in the future. Due to the strategic and broad nature of this assessment, the inclusion of a site within any of the timeframes does NOT guarantee the grant of planning permission. Developers wishing to pursue planning permission will need to do so through the normal development management procedures. 2. Policy Context National Policy Context 2.1 In accordance with the National Planning Policy Framework, Local Planning Authorities (LPAs) should have a clear understanding of the land available in their area through the preparation of a strategic housing land availability assessment. From this, planning policies should identify a sufficient supply and mix of sites, taking into account their availability, suitability and likely economic viability. Planning Practice Guidance (2019) 2.2 The Planning Practice Guidance is an online resource and the relevant section in relation to undertaking assessments of land availability is called ‘Housing and economic land availability assessment’. It provides practical advice on how to carry out the assessment including how to identify housing land (i.e. what sources of information should be used) and how to assess the deliverability and developability of sites (including how to assess suitability, availability and achievability). 2 2.3 Planning Practice Guidance says that the assessment of housing and economic land should be undertaken together to identify which sites or broad locations are the most suitable and deliverable for a particular use. Local Policy Context 2.4 The development plan for the District consists of: • The Blaby District Local Plan (Core Strategy) Development Plan Document (2013); • The Blaby District Local Plan (Delivery) Development Plan Document (2019); and • The Blaby Neighbourhood Plan (2018). 2.5 A number of the policies in the development plan have been used to identify current planning policy constraints in the SHELAA. Planning policy constraints have not caused any sites to be considered non-developable. 3 3. Methodology Background 3.1 The Ministry for Housing, Communities and Local Government (MHCLG) produced a standard methodology within the ‘Housing and economic land availability assessment’ section of the National Planning Practice Guidance (NPPG) (2014), with five main stages, which can be seen in Figure 1 below. Figure 1: Land Availability Assessment Methodology Source: Ministry for Housing, Communities and Local Government (MHCLG) Housing and economic land availability assessment section, National Planning Practice Guidance (2019) 4 3.2 The methodology used for the Blaby District Council SHELAA is contained within the Leicester and Leicestershire Housing Market Area Housing and Economic Land Availability Assessment Joint Methodology Paper which is guided by the standard methodology produced by the MHCLG. This was produced in partnership with all participating authorities and agreed by stakeholders. The Leicester and Leicestershire HELAA Steering Group meets as appropriate to ensure the HELAA methodology is kept up-to-date with the latest changes in national policy and guidance. 3.3 There are some deviations between Local Planning Authorities with regard to the methodology to take local circumstances into account. Further details regarding how sites are appraised are explained in this covering SHELAA report. Site / Broad Location Identification 3.4 Planning Practice Guidance advises that plan-makers should assess a range of different site sizes from small-scale sites to opportunities for large-scale developments such as village and town extensions and new settlements. 3.5 In line with national guidance and the Leicester and Leicestershire HELAA Joint Methodology Paper this assessment considers all sites and broad locations capable of delivering: • five or more dwellings, or • economic development on sites of 0.25ha (or 500m2 of floor space) and above. Site Sources 3.6 Sites for inclusion in the SHELAA have come forward in a variety of different ways, including: • Sites carried forward from previous SHLAA document where there is still demonstrable development interest • Call for sites exercise – site submissions • Formal SHLAA and EDLAA submissions • Existing housing and economic development allocations not yet with planning permission • Planning applications that have been refused or withdrawn • Expressions of Interest (for consideration in the Local Plan) • Sites with outstanding planning permissions (outline and detail) • Sites currently under construction 3.7 Sites with planning permission (outline and detailed), and those sites that are currently under construction as at 1st April 2019 are included within the SHELAA and are listed at Appendix 1. However, sites that were completed by 31st March 2019 are not included. 3.8 The ‘expression of interest’ sites have been submitted by landowners, developers and agents over a number of years inquiring about the possibility of pursuing residential or employment development on specific sites. 3.9 It is important to note that the complete site that was submitted is what has been appraised to its full size and extent. No smaller parts of larger individual 5 sites have been appraised separately unless they have been submitted separately. 3.10 Sites have been assessed on an individual basis on their own merits. Where a number of sites have been submitted for land relating to one particular settlement, the SHELAA appraisal does not take into account the cumulative effects of all the potential development sites around the settlement, only the potential impacts of the specific site referred to in the site appraisal form. 3.11 After a sieving process, duplicates were removed along with those sites that did not meet the minimum threshold of 5 dwellings or 500m² of economic floorspace (or 0.25ha) or were considered to be non-developable due to the presence of significant constraints (‘red constraints’). A final number of 105 sites have been taken forward for inclusion in the SHELAA. Carrying out the Survey 3.12 The assessment of sites involved: a desktop review; a site visit (where