Redcar & Cleveland Housing and Economic Land Availability Assessment (HELAA) REPORT December 2020 this is Redcar & Cleveland Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update 2 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update CONTENTS Executive Summary Tables Index 1 Introduction 9 Background National Planning Policy Framework Redcar & Cleveland Local Plan Other Development Strategies 2 Planning Practice Guidance 15 Housing and Economic Land Availability Assessments HELAA Five Stage Standard Methodology Housing Supply and Delivery PPG 3 Assessment Methodology 22 Background Local Delivery Context Application of Standard Methodology Stage 1: Site Identification Stage 2: Site Assessments Stage 3: Windfall Assessment Stage 4: Assessment Review Stage 5: Final Evidence Base 4 Assessment Findings Overview 31 Stage 1: Site Identification Stage 2: Site Assessments Stage 3: Windfall Assessment Stage 4: Assessment Review 5 Deliverable and Developable Housing Supply 38 Deliverable Housing Supply Developable Housing Supply Risk Assessment 6 Other Assessed Potential Housing Sites 47 Background Sites Within Development Limits Sites Outside Development Limits 7 Brownfield Land Register 50 Background Preliminary Review 8 Economic Land Availability Assessment 53 Background Policy Context Economic Land Availability Audit Review Development of Employment Land for Housing Conclusion 3 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update 9 Conclusion 61 Appendices Appendix 1: Site Index Appendix 2: Commitments on Small Sites (1-4 net dwellings) Appendix 3: Indicative Delivery Schedule 2020/21 – 2031/32 Appendix 4: Assessment of C2 Care Home Permissions Appendix 5: Economic Development Sites - Land Availability Review Appendix 6: Site Location Plans 4 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update Executive Summary • This Report, together with the supporting Annexes, provides an updated assessment of housing and economic land availability for the Redcar & Cleveland plan area for the 12-year period from 2020/21 to 2031/32; the end of the current plan period. • The assessment has a base date of 1 April 2020 and has been undertaken in accordance with the National Planning Policy Framework (NPPF), which was revised in July 2018 and further amended in February 2019. The requirements for local authorities to prepare assessments of land availability and to undertake annual reviews of five-year deliverable housing supply have been maintained in the revised NPPF. • The assessment reviews and replaces the Housing and Economic Land Availability Assessment (HELAA) dated December 2019 which covered the period from 2019/20 to 2031/32. • The Redcar & Cleveland Local Plan, which was adopted in May 2018, provides the basis for the assessment of housing supply and includes a minimum housing requirement of 3,978 net additional dwellings for the 17-year period from 2015 to 2032, which is equivalent to 234 dwellings per annum. • The assessment encompasses suitability, availability and achievability surveys of potential housing sites (provided in the Annexes document) to inform the consideration of sites as ‘deliverable’ or ‘developable’ (or otherwise undevelopable) in accordance with NPPF definitions. The assessment incorporates the mandatory annual review of the five-year deliverable housing supply, from 1 April 2020 to 31 March 2025. • It should be noted that the HELAA is not a policy document. Therefore, the inclusion of any site in the HELAA does not of itself infer Council support for its development, whether through allocation in a development plan or via a planning application. • The assessment of deliverable and developable housing supply has taken into account the following: - housing completions in the year to 31 March 2020 and ongoing developments; - planning permissions as recorded at 31 March 2020; - Local Plan housing allocation sites without planning permission; - any identified additional sites; - feedback from a written consultation undertaken in June 2020 with relevant housing developers and site promoters in regard to housing delivery; and - subsequent monitoring of housing delivery and permissioned supply in light of disruption caused by the Covid-19 outbreak. • The assessment, at Chapter 5, confirms that a deliverable five-year housing supply can be evidenced. The estimated deliverable five-year supply is 1,548 dwellings, including 1,200 dwellings on existing development site, and demonstrates that a five-year deliverable housing supply can continue to be evidenced. • The estimated developable supply is 2,500 dwellings, giving a total estimated deliverable and developable supply of 4,048 which is equivalent to 337 dwellings per annum and substantially exceeds the minimum residual requirement of 1,972 over the remainder of the plan period. Of the overall estimated supply, 78% would be on sites which are either under development, have planning permission or are Local Plan housing allocations. The balance is accounted for on major application sites without permission or allocation and an evidence-based allowance for unidentified 5 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update windfalls allowance on minor sites (developments of fewer than 10 new build dwellings and conversion or change of use schemes). No allowance has been made for completions on major unidentified windfall sites. • 66 other sites have been assessed, including 31 within development limits, though most of those sites are currently considered undevelopable due to physical or economic constraints (see Chapter 6). • Supplementary to the main findings, the assessment has identified 31 sites which are considered suitable for inclusion in the forthcoming annual review of the Redcar & Cleveland Brownfield Land Register (see Chapter 7). • The assessment of economic land availability indicates that there is a sufficient supply of developable employment land (including opportunities on non-allocated sites) to comfortably meet the assessed employment land needs set out in the 2016 Employment Land Review Update and in the Local Plan. It is noted that a significant proportion of the housing land supply either is or recently has been on former employment sites and allocations and that the further scope for re-using employment land for housing appears to be limited (see Chapter 8). 6 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update Tables Index Table 1: Stage 5 Output Signposting Table 2: Site Identification Summary Table 3: Sites Added to Assessment Table 4: Sites Removed from the Assessment Table 5: Summary Breakdown of Assessed Housing Sites Table 6: Estimated Housing Supply Summary 2020/21-2031/32 Table 7: Five-Year Supply Calculation Table 8: Deliverable Supply Breakdown Table 9: Deliverable Supply Estimate Annual Breakdown Table 10: Developable Supply Summary Table 11: Developable Supply Breakdown Table 12: Comparison of Previous Annual Delivery Estimates with Actual Net Completions Table 13: Indicative List of Brownfield Land Register Sites Table 14: General Economic Development Land Availability 7 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update 8 Redcar & Cleveland Housing and Economic Land Availability Assessment - 2020 Update 1 INTRODUCTION Background 1.1 This Report provides an assessment of housing and economic development land supply and future potential supply in Redcar & Cleveland for the current local plan period, from 2020/21 to 2031/32. The Report is augmented by a separate Annexes document containing corresponding assessments of potential housing sites. The work has been undertaken in accordance with standard practice guidance. For ease of reference, site location plans are provided towards the back of each document. 1.2 The assessment reviews and replaces the previous Redcar & Cleveland Housing and Economic Land Availability Assessment (HELAA) dated December 2019. Prior to that, periodic updates of the HELAA and before that the Strategic Housing Land Availability Assessment (SHLAA) have been published by the Council since 2008. The HELAA replaced the SHLAA from 2018 to align more closely with revised government Planning Practice Guidance. 1.3 The assessment has been prepared in advance of any changes arising from the government’s proposed, and far-reaching planning reforms which were published in a consultation White Paper in July 20201. Nonetheless, it should be noted that if the proposed reforms are implemented, local authorities would no longer be required to produce annual five-year land supply assessments or be expected to prepare land availability assessments. Specific requirements will ultimately be confirmed by changes to the National Planning Policy Framework and any supporting guidance. 1.4 The assessment has a base date of 1 April 2020 and produces the following outputs: • In Chapter 5, assessments of five-year deliverable housing supply from 2020/21 to 2024/25 and developable housing supply for the seven years from 2025/26 to 2031/32 and an associated indicative delivery trajectory encompassing the twelve-year period. • An indicative housing delivery schedule at Appendix 3, supported by more detailed site appraisals in the Annexes document for potential housing sites, i.e. those which are not recorded as under development. • Appraisals of other potential housing sites, i.e. those not included in the deliverable or developable