HOUSING LAND POSITION At 31 March 2016 Contents 1. Introduction .................................................................................. 1 1.1 Purpose of this Report ................................................................................................ 1 1.2 Planning Policy ............................................................................................................ 1 1.3 Methodology................................................................................................................ 2 2. New Permissions ......................................................................... 3 2.1 Types of New Permissions .......................................................................................... 3 2.2 Density of New Permissions ........................................................................................ 3 3. Completions ................................................................................. 3 3.1 Strategic Requirement and Five Year Supply ............................................................. 4 3.2 Annual Completions by Locality .................................................................................. 6 3.5 Annual Affordable Housing Completions ..................................................................... 7 4. Demolitions .................................................................................. 8 5. Land Supply – Outstanding Permissions................................... 8 6. Housing Land Allocations ........................................................... 9 7. In The Future ................................................................................ 9 7.1 Housing Market .................................................................................................................. 9 7.2 Housing Trajectory at 31 March 2016 ......................................................................... 9 Appendix 1 – Summary of Dwellings Expected to Come Forward by Year .. 10 Appendix 2 – Outstanding Planning Permissions .......................................... 11 Appendix 3 – Sites Allocated for Residential or Mixed Use Schemes in Policy D1 of the Adopted Local Plan ........................................ 14 Civic Centre, West Paddock, Leyland, Lancashire PR25 1DH Tel: 01772 625451 Fax: 01772 622287 email: [email protected] 1. Introduction 1.1 Purpose of this Report This document sets out the housing land supply in South Ribble. All sites with planning permission have been visited, and forecasting has been reviewed and updated where applicable. This annual report examines three key areas: • Housing completions in South Ribble in relation to the strategic requirement • Future supply of housing from outstanding permissions and allocations • Monitoring of the impact of planning policies on density, brownfield sites and affordable housing. Section 2 details new permissions which have been given during 2015/16. Section 3 gives further details on the location and site characteristics of housing completions in recent years and the five year housing land supply information. Section 7 includes the housing trajectory. The figures show the positive effect of planning policy on maintaining the proportion of brownfield sites – 71% of completions between April 2015 and March 2016 were on previously developed land, compared to 67% in 2014/15. A total of 150 affordable homes have been completed during 2015/16 and outstanding planning permissions include 20 sites which are contributing to the provision of affordable dwellings, either by providing them on site or making a financial contribution towards off-site provision (please see section 3.5). Sections 5 and 6 and the appendices detail the supply of land for house building from existing planning consents and site allocations in the Local Plan which was adopted in July 2015. 1.2 Planning Policy Paragraph 47 of the National Planning Policy Framework states: “To boost significantly the supply of housing, local planning authorities should: - Identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5% 1 (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 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.” The Planning Inspector who examined the Local Plan stated in her final report: "I consider that the evidence relating to the shortfall does not demonstrate a persistent under-delivery when taken across a number of years. Indeed, in the years 2003-2006 completions were above the CS requirement. Only when the economic downturn began did completions slump to much lower levels. The most recent evidence demonstrates an upturn in completion rates beginning around 2013, with the figures for 2014/15 once again exceeding the CS requirement. Consequently, I consider that it is sufficient for the Council to identify a 5% buffer in accordance with the Framework…" 1 To ensure this 5% buffer is included, it is effectively necessary for a 5¼ years supply to be identified (ie 5 years + 5% = 5.25 years) 1 Policy 4 (Housing Delivery) of the adopted Central Lancashire Core Strategy sets a minimum requirement of 417 new dwellings per annum in South Ribble. It also requires that any under-provision since 2003 (the base date of the now revoked North West Regional Spatial Strategy) be made up over the Local Plan period (2010 – 2026). 1.3 Methodology The initial source of data for housing permissions granted by the council is the weekly planning lists (available through the council’s website ). From these lists, details of all planning permissions that include residential units are extracted and recorded on the council’s housing land monitoring database and the progress of each permission is tracked. Site progress is monitored by carrying out site visits to each development. Proformas are completed that detail the progress on the site, ie the number of units completed; under construction and not started are recorded. The following chart shows the number of new dwelling completions, sales of all dwellings and sale prices of all dwellings over the last ten years. This demonstrates that levels of sales and prices in the borough fell slightly during 2015/16. House Prices/Sales 3500 £175,000 3000 £170,000 £165,000 2500 £160,000 2000 £155,000 1500 £150,000 1000 £145,000 500 £140,000 0 £135,000 2006/07 2007/08 2008/09 2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 2015/16 Sales (all dwellings) Completions (new dwellings) Sale Price (all dwellings) Source: In-house records and Land Registry Forecasting future dwelling completions is carried out by officers in the Planning Policy Team in collaboration with colleagues from Development Management. Information is also gathered during site visits and/or from discussions with developers/house builders. The intelligence gathered is used to inform the future forecasting of site delivery and to provide a robust evidence base for the calculation of the housing land supply. 2 2. New Permissions 2.1 Types of New Permissions During 2015/16 a total of 59 planning permissions have been granted relating to residential dwellings. These permissions give approval for 1342 dwellings. Together with unexpired permissions from previous years, this results in a total of 1865 permissions for dwellings at 31 March 2016. Details of individual permissions are available on our website: http://publicaccess.southribble.gov.uk/online-applications/ 2.2 Density of New Permissions As shown in the following table, 75% of permissions given had a density of less than 25 dwellings per hectare. This relates to 1137 dwellings which make up 85% of dwellings approved. Outline Agricultural with Reserved Permitted Full Outline Renewal Total Reserved Matters Development Matters % % % % % % % Count Count Count Count Count Count Count Count Density 2 3% 27 46% 2 2% 10 17% 1 2% 2 3% 44 75% <25/ha Density 25-30/ 0 0% 1 2% 0 0% 1 2% 0 0% 1 2% 3 5% ha Density 31-40/ 0 0% 4 7% 0 0% 0 0% 0 0% 0 0% 4 7% ha Density 0 0% 7 12% 0 0% 0 0% 0 0% 1 2% 8 14% >40/ha TOTAL 2 3% 39 66% 2 2% 11 19% 1 2% 4 7% 59 100% As shown above, 75% of permissions have a density of less than 25 dwellings per hectare. Of the eight permissions with a density of over 40 dwellings per hectare, seven were for apartments and one for terraced dwellings. 3. Completions Completions are monitored by annual surveys of sites. As agreed by all districts in Lancashire in 1993, a dwelling is considered to be complete when the “roof is on” and the “windows are in”. 3 3.1 Strategic Requirement and Five Year Supply South Ribble Borough Council can identify a supply of 3,371 dwellings from 2016/17 up to and including 2020/21. A breakdown of this figure is shown at Appendix 1. Sites included within the South Ribble five year supply comprise: • Sites with planning permission; • Sites allocated in the adopted Local Plan. This figure has been prepared to take account of updated forecasts prepared for the Local Plan. It does not take account of a further nine dwellings for which approval has been given, subject to completion of a Section 106 Agreement on a windfall site 2. The rate of completions had slowed down due to the economic recession.