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SHLAA Methodology

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SHLAA Methodology WIGAN STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT 2016 Update (Base date of 1 April 2016) December 2016 2016 Wigan Strategic Housing Land Availability Assessment (December 2016) 2 2016 Wigan Strategic Housing Land Availability Assessment (December 2016) Contents 1. Introduction and background 2. Consultation and stakeholder involvement 3. The 2016 update 4. The supply of sites in summary Appendices: A. Housing trajectory (as at 1 April 2016) B. Housing completions 2015-16 C. Contribution from small sites with planning permission D. Schedule of sites – 2016 update E. Total housing supply by Settlement F. Assessment of sites submitted during ‘Call for Sites’ consultation G. Site proformas - separate document Disclaimer The Strategic Housing Land Availability Assessment does not allocate land for residential development but provides evidence, alongside other studies, to inform the allocation of land through the Local Plan. It assesses whether sites are suitable for housing, provided they are not required for other purposes, in order to meet plan targets. It identifies constraints to development and considers how they might be overcome. The inclusion of a particular site in the assessment should not, therefore, be taken as an indication that it will be allocated or granted planning permission for housing or any other form of development. All future planning applications will be considered individually and will be assessed against policies in the development plan and National Planning Policy Framework. 3 2016 Wigan Strategic Housing Land Availability Assessment (December 2016) 1. Introduction and background 1.1 This is the Wigan Strategic Housing Land Availability Assessment 2016 Update. It is a key component of the evidence base to support the delivery of sufficient land for housing; to meet the borough’s need for more homes; and to inform housing policies within the Wigan Local Plan, including the emerging Greater Manchester Spatial Framework (GMSF). This is the seventh iteration of the SHLAA following the publication of reports since 2009. 1.2 This assessment is required by national planning policy as set in the National Planning Policy Framework (NPPF). Paragraph 159 of the NPPF requires that we prepare a Strategic Housing Land Availability Assessment to establish realistic assumptions about the availability, suitability and likely economic viability of land to meet the identified need for housing over the plan period. 1.3 According to the Government’s National Planning Practice Guidance (CLG, 2013), the primary role of a Strategic Housing Land Availability Assessment is to: Identify sites and broad locations with potential for development Assess their development potential; and Assess their suitability for development and the likelihood of development coming forward (the availability and achievability). This then enables a calculation to be made to assess whether or not there is an adequate supply of land to meet the borough’s housing needs. 1.4 The assessment is updated regularly. This enables us to update our housing trajectory, which is included at Appendix A. 1.5 Further guidance is set out in the ‘Housing and Economic Land Assessment’ section of the National Planning Practice Guidance. Consultation and stakeholder involvement 1.6 We undertook stakeholder consultation on the 2016 Update for a 4-week period from 28 June to 26 July 2016. 1.7 A variety of key stakeholders including major housebuilders, key landowners, planning consultants and other key figures in the development industry were invited to comment and 8 representations were received. In addition, 18 additional sites were suggested. 1.8 All comments and sites suggested have been taken into account in the preparation of the final 2016 Update and the council’s response is set out in the 2016 SHLAA Consultation Report and in Appendix F. 4 2016 Wigan Strategic Housing Land Availability Assessment (December 2016) 2. The 2016 Update 2.1 This 2016 Update has a base date of 1 April 2016. It takes account of any changes since 1 April 2015, including planning permissions, homes under construction and completions. It also includes any suitable new sites which have been proposed since April 2015, arising from landholder / developer interest or as a result of site information from within the council. It also removes sites that are no longer considered to have potential for housing, including sites secured for non-residential uses. 2.2 We have invited stakeholders to submit site suggestions for new housing development as part of a ‘Call for Sites’ exercise since 31 January 2014. As at 1 October 2016, 75 sites have been submitted by landowners and developers. These have all been assessed and those that we consider to be suitable for development have been identified in the SHLAA. Seven sites have been submitted since publication of the 2015 SHLAA Update. Our assessment of these is set out in Appendix F. 2.3 Government guidance is clear that particular types of land or areas which are “clear cut designations” may be excluded from the assessment. Such areas can and may include environmental or other policy designations such as those identified on the Local Plan Policies Map. In determining those areas that should be excluded we have taken into account: the national or local importance of the site designation the protection afforded to it by the Local Plan, and the availability of land unconstrained by policies to deliver housing in the borough. 2.4 Furthermore, we consider that the assessment should exclude sites where there is a clear intention for the current use to be continued, thereby effectively rendering the site unavailable. 2.5 Sites considered unsuitable for inclusion have been removed as part of a site sifting and screening process. Examples include: Sites already developed for housing and other uses that may have appeared in earlier updates but which have subsequently been built out and now have zero housing capacity. Sites that have been retained or developed for other uses. Green Belt sites (without planning permission for housing), as these represent a “clear cut designation” in terms of government guidance. Such sites do not meet the test of availability or deliverability as, prior to site appraisals, no exceptional circumstances have been demonstrated in order to justify their release from the Green Belt. Nor has it been demonstrated through a planning application test that very special circumstances exist in favour of the development that are sufficient to outweigh Green Belt harm. The exception to this is where Green Belt sites comprise brownfield land suitable for limited infilling or redevelopment which would not have a greater impact on the openness of the Green Belt and the purpose of including land in it than the existing development. Sites proposed for release from the Green Belt in the draft GMSF will be included in a future 5 2016 Wigan Strategic Housing Land Availability Assessment (December 2016) SHLAA Update once preparation of the GMSF has reached a more advanced stage. Safeguarded land to the east of Standish without planning permission, which has been removed from the SHLAA to reflect GMSF proposals, to include this land within the Green Belt. Environmental or other policy designations such as Sites of Special Scientific Interest and Sites of Biological Importance. Land identified by the Environment Agency as falling within flood zones 3a and/or 3b and land identified in our Strategic Flood Risk Assessment as being at high risk of surface water flooding. Unless there is sufficient justification to the contrary, sites in existing employment use. Valuable open space. 2.6 Sites considered unsuitable are therefore determined as having no housing potential and are not identified in this assessment. 2.7 In addition, other site constraints including Tree Preservation Orders; water features; woodland; utilities infrastructure; and ‘best and most versatile’ agricultural land have been taken into account in determining developable areas. The site areas, net developable areas and physical constraints are set out in the site proformas in Appendix G, which is published as a separate document. Some of the site proformas include ecological comments from the Greater Manchester Ecological Unit and/or comments taken from the 2015 Habitats Regulation Assessment. 2.8 As required by the National Planning Practice Guidance1, a threshold of 5 homes has been applied to the assessment. Therefore all sites without planning permission with an estimated capacity of less than 5 homes have not been included. Sites with planning permission for 5 or more homes have been included even when the remaining capacity at 1 April 2016 is below 5 homes. General density assumptions 2.9 A general density estimate of 30 dwellings per hectare has been applied to most sites without planning permission. This is consistent with the 2015 Update. 2.10 Alternative density estimates have been applied to some sites without planning permission where this can be justified. Examples include conversions (e.g. redevelopment of former mill buildings); areas where higher densities are prevalent in an area; and town centre sites with good accessibility by a choice of means of transport. 2.11 On sites without planning permission that have a developable area over 2 hectares, we have assumed a net developable area of 75% of the gross developable area, unless there is specific site intelligence suggesting otherwise. 1 Planning Practice Guidance (CLG), Housing and economic land availability assessment, paragraph 010, Reference ID: 3-010-20140306 6 2016 Wigan Strategic Housing Land Availability Assessment (December 2016) Build rates and lead-in times 2.12 A general build rate of 25 dwellings per annum per developer has been applied to the majority of sites. This accords with the latest evidence from the Home Builders Federation and is widely supported by key stakeholders, including major housebuilders who are active in the area. 2.13 A build rate of 31 dwellings per annum per developer has been applied on sites where 100% affordable housing schemes are anticipated.
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