5 Year Supply of Deliverable Housing Sites 2014/2015 - 2019/2020

5 YEAR SUPPLY OF DELIVERABLE HOUSING SITES 2014/2015 - 2019/2020

March 2015

Executive Summary

• The current monitoring target for Hillingdon is 425 residential units per annum. Following the adoption of the Further Alterations to the London Plan 2011, the annualised target for Hillingdon will increase to 559 residential units. • Including a 5% buffer and taking account of 3010 dwellings already delivered, the 5 year housing provision target for Hillingdon amounts to 1,810 dwellings from 1st April 2014 to 31st March 2020. • The Council has identified a healthy supply of specific deliverable sites that have the capacity to deliver 2,781 net additional dwellings over the next 5 years. • This represents 153% of the minimum 5 year supply target (1,810) dwellings) or a surplus of 1,061 residential dwellings against the target • Hillingdon can demonstrate a 5 year supply of deliverable housing sites, meeting and exceeding the requirements of paragraph 47 of the National Planning Policy Framework.

1 1 INTRODUCTION

1.1 Purpose This report considers the supply of housing land in the London Borough of Hillingdon that is available and deliverable for future residential development over the next 5 years. It demonstrates the extent to which commitments and future development sites identified in the London Strategic Housing Land Availability Assessment 2013 and the Council's emerging Local Plan contribute to a rolling 5 year supply of housing land in Hillingdon.

1.2 The 5 year period The 5 year supply period must be measured from the end of the current financial year. Therefore, this report assesses housing land supply for the 5 year period, starting 1st of April 2014 to 31st March 2020.

1.3 Background The National Planning Policy Framework (NPPF) sets out the requirement for local planning authorities to identify and annually update a five year supply of specific, deliverable housing sites. To be deliverable, a site must be available to develop now, be suitable for residential development in terms of location and sustainability considerations and be achievable in that there is a reasonable prospect that housing will be delivered on the site within 5 years.

In addition, the NPPF introduced a buffer requirement for the 5 year deliverable supply of housing land of 5% or 20% depending upon past performance. The London Borough of Hillingdon has a record of persistently meeting and exceeding its housing target; therefore a buffer of 5% applies in Hillingdon.

1.4 Data sources The 5 year housing supply target for Hillingdon is derived from the revised housing targets in the Further Alterations to the London Plan 2011. In addition, this assessment draws on data from the emerging Annual Monitoring Report 2013/2014, the London Development Database, the London Strategic Housing Land Availability Assessment 2013 as well as primary data collected through engagement with developers of strategic sites.

1.5 Links with the Housing Trajectory The Council prepares an Annual Monitoring Report, which contains a housing trajectory comparing past performance on housing supply with anticipated future rates of housing development. The Hillingdon Housing Trajectory in Appendix 1 is updated each year as part of the Annual Monitoring Report and sets out the strategic housing requirements for the Plan period, past completion rates, projected future supply informed by the London Strategic Housing Land Availability Assessment (SHLAA) and existing commitments and actual performance, identifying any under supply or over provision against targets. The trajectory covers a 15-year period. 3 2 HOUSING PROVISION TO BE DELIVERED

2.1 The Development Plan context Hillingdon's Local Plan Part 1Strategic Policies (2012) provides strategic direction to housing delivery in the borough and covers the plan period 2011 - 2026. It sets out a ten year target of 4,250 for the first ten years of the plan period, 2011- 2021. This is based on the annualised housing target of 425 units set out in the Alterations in the London Plan 2011. Rolled forward to 2026, this equates to a minimum of 6,375 dwellings over the plan period.

Since the adoption of the Local Plan Part 1 in 2012, the Mayor of London has produced the Further Alterations to the London Plan 2011 (FALP), which set out revised housing targets for all London boroughs, including Hillingdon. The revised annualised housing target for Hillingdon is 559 units per annum. At the time of writing this report, the FALP has been subject to examination and it is anticipated that the FALP will be adopted in March 2015.

2.2 The 5 year supply target The calculation of the 5 year land supply target is set out in Table 1 below.

Table 1: Hillingdon's Housing Provision Target

Hillingdon's Housing Provision Calculation Units Target

A London Plan annualised minimum n/a 425/559 target for housing in Hillingdon

B Total 10 year minimum housing A x 10 5,456 1 target

C Housing already completed n/a 3,049 2 between 01/04/2011 and 31/03/2014

D Remaining housing required in 10 B - C 2,407 year period

E No of remaining plan years n/a 7 years (2014/2015 - 2020/2021)

1 This figure has been calculated on the basis of 1 plan year at 425 units and 9 plan years at 559 units

2 This figure has been calculated by adding 1467 unites completed in 2011/2012, 989 units completed in 2012/2013 and 593 units completed in 2013/2014.

5 Hillingdon's Housing Provision Calculation Units Target

F Annual minimum target for new D : E 344 homes required in the remaining period

G 5 year target (01/04/2014 - F x 5 1,720 31/03/2020)

H 5% buffer 5 % of G 903

5 year target plus 5% buffer G + H 1,810

3 DEVELOPMENT SITES WITH THE POTENTIAL TO DELIVER HOUSING

3.1 Site typologies The 5 year target will be met through the delivery of residential dwellings from different types of identified development sites.

Table 2: Housing delivery from different site typologies

Total Number of Net Number of Units Additional Homes Likely To Be Item Site Typologies From Identified Delivered In 5 Years Housing Sites

i Sites currently under 2,791 2,029 construction

ii Sites with unimplemented 540 470 planning permissions

iii Sites with planning permission 465 282 pending S106 agreements

iv Adopted site allocations 60 0

v Emerging site allocations 2,231 192

TOTAL 6,087 2,781

3 Rounded up from 86

i Sites with live planning permission (under construction) There were a total of 2,791 net additional dwellings under construction as 1st April 2014. Out of these 2,029 are likely to be completed by 31st March 2019.

ii Sites with extant planning permission (unimplemented/not started) In accordance with paragraph 47 of the National Planning Policy Framework sites with planning permission should be considered deliverable until permission expires. Accordingly, all sites with planning permission have been taken account and amount to a total of 540 net additional homes. Out of these 470 dwellings are anticipated to be completed over the next 5 years.

iii Approved sites with pending Section 106 agreements Sites that have been approved at committee but are awaiting the completion of a Section 106 agreement are considered to be agreed in principle and have therefore been treated similar to sites with extant planning permission. Out of a total of 465 net additional residential units, 282 are likely to be completed by 31st March 2019.

iv Adopted site allocations There is only one site in Hillingdon that is an adopted allocation site and has not yet received planning permission or is under construction. This is the Western Core in Botwell, which is a saved allocation policy in the Council's Unitary Development Plan 2007. The allocation is currently being reviewed and will be carried forward into the emerging Site Allocations and Designations. However, none of the 60 net additional units are likely to be completed over the next 5 years.

v Emerging Site Allocations The Council has in place an adopted Local Plan Part 1 which sets out a minimum housing target of 6,375 dwellings 2011-2026. The emerging Site Allocations and Designations form part of the Local Plan Part 2 and represent the sites that will contribute to the achievement of the housing target. Over the plan period these have capacity to deliver a total of 2,231 net additional units; out of these 192 units are likely to be completed within the current 5 year period.

3.2 Specific deliverable sites

Appendix 3 sets out the specific sites that will deliver housing over next 5 years and their development capacity as identified in the Council's Housing Trajectory 2013/2014.

4 CONCLUSIONS

The Council has identified a healthy supply of specific deliverable sites that have the capacity to deliver additional 6,144 residential dwellings by 2026. It is anticipated that out of these 2,781 are deliverable over the next 5 years. This represents 153% of the minimum 5 year supply target (1,810 dwellings) or a surplus of 1,061 residential dwellings against the target. Therefore, the London Borough of Hillingdon is able to meet and exceed the 5 year supply target.

The Council has not relied on windfall development in this assessment of its 5 year land supply 2014/2015-2019/2020 and surplus delivery against the minimum 5 year target is likely to be greater than 1,061 dwellings.

5 MONITORING

Looking forward, the Council's next Report will be prepared towards the end of 2015 alongside the Annual Monitoring Report 2014/2015 and will set out the 5 year land supply for the period 1st of April 2015 to 31st March 2021. In accordance with the National Planning Policy Guidance the report will include assessment of:

• Progress on delivery of development on site allocations and sites with planning permission • Sites that become deliverable • Unforeseen constraints on identified sites which delay or compromise deliverability • Whether windfall sites are coming forward as expected

Appendix 1 Detailed Housing Trajectory as at 31st March 2014

2013/ 2014/ 2015/2 2016/ 2017/2 2018/2 2019/ 2020/ 2021/ 2022/ 2023/ 2024/ 2025/ 2014 2015 016 2017 018 019 2020 2021 2022 2023 2024 2025 2026 Unidentified windfalls with planning permissopm or under construction <0.25 ha 117 174 174 174 174 174 174 174 174 174 174 174 174

Strategic Sites with planning permission ( > 0.25 ha)

RAF West Ruislip/Blenheim Crescent, West Ruislip (415 units less 268) 1.0 90.0 89.0 89.0

RAF West Drayton, West Drayton (Site A) (574 units less 17) 17.0

Olympic House, 1a Grove Lane, Brunel 9.0

RAF Eastcote Lime Grove, Ruislip (385 units less 19) 23 19

The Old Vynl Factory, Blyth Road, Botwell (510 units) 120 120.0 120.0 75.0 75.0 0.0 The Gatefold Building, Land East Of The Former Emi Site, Blyth Road, Botwell (132 units) 33 33 33 33

RAF Uxbridge, Uxbridge North (1,341 units less 1,329) 12.0 110.0 110.0 156.0 250.0 211.0 129.0 198.0 165.0 RAF West Drayton (Site B), National Air Traffic Site, Porters Way, West Drayton (773 units less 585) 188.0 147.0 146.0 146.0 146.0

Hayes Football Stadium, Church Road, Townfield (183 units less 39) 48 39 Padcroft Works, Tavistock Road, Yiewsley (208 units approved subject to S106) 70.0 69.0 69.0 Master Brewer and Hillingdon Circus Site B, Long Lane/Freezeland Way, Uxbridge North (125 units approved subject to S106) 25.0 25.0 25.0 25.0 25.0 0.0 0.0

Land to the rear of 119-137 Charville Lane, Charville (14 units) 14.0

Inital House, Field End Road, Cavendish (42 units less 20) 22.0 20.0

Rainbow Industrial Estate, Trout Road, Yiewsley (99 units) 25.0 25.0 25.0 24.0

Packet Boat House, Packet Boat House Lane, Brunel (41 units) 41.0

Eastern end of Blyth Road, Botwell - Site A (120 units) 40.0 40.0 40.0

Enterprise House, Blyth Road, Botwell (96 units) 25.0 25.0 25.0 21.0 0.0

Royal Quay, Summerhouse Lane, Harefield (29 units) 10.0 10.0 9

Braintree Road, South Ruislip (132 units approved subject to S106) 44.0 44.0 44.0 61-96 Keith Park Road/1-24 Tedder Close/97-108 Portal Close, Uxbridge North (24 units complete) 24.0 Reflections, West of High Street/north of Trout Road, Yiewsley (97 units complete) 33.0

70 Wood End Green, Botwell (27 units less 1) 26.0 1.0

Lyon Court and 28-30 Pembroke Road, West Ruislip (61 units less 3) 58.0 3.0 Dagenham Motors, Junction St Johns Road/Cowley Mill Road, Uxbridge South (41 units complete) 41.0

Strategic Sites without planning permission ( > 0.25 ha)

Chailey Industrial Estate, Pump Lane, Townfield (150 units) 30.0 30.0 30.0 30.0 30

Eastern end of Blyth Road, Botwell - Site B (128 units) 32.0 32.0 32.0 32.0

Western Core, Botwell (60 units) 60

Odysee Business Park, (29 units) 29 269-285 Field End Road, Junction Filed/End Road/Sunningdale Avenue, Cavendish (23 units) 23

Charles Wilson Engineers, Uxbridge Road, Charville (34 units) 34

West End Road, South Ruislip (30 units) 30

Royal Sorting Office, Junction of Park Way/East Way, Manor (22 units) 22

297 - 299 Long Lane, Uxbridge North (15 units) 15.0

Valley Road, Uxbridge North (12 units) 12.0

Martin Close, Uxbridge North (26 units) 13.0 13.0

Silverdale Road/Western View, Townfield (280 units) 56 56 56 56 56

Former Vehicle Testing Station, Cygnet Way, Yeading (84 units) 42 42

Hayes Bridge, Uxbridge Road, Yeading (40 units) 20 20 St Andrews Park, Annington Homes Site, Hillingdon Road, Uxbridge North (120 units) 40.0 40.0 40 Hillingdon Circus Site B, Western Avenue/Long Lane, Hillingdon East (125 units) 40.0 40.0 45.0

Total Past Completions 593

Total Projected Completions 593 653 687 741 1029 797 730 643 643 321 358 230 230

Cumulative Completions 5997 6650 7337 8078 9107 9904 10634 11277 11920 12241 12599 12829 13059

Appendix 2 List of identified, specific sites to deliver housing over the plan period

Site Name Borough Reference Allocation reference

1 RAF West Drayton (site A) 5107/APP/2005/2082 PR8/SA9

2 RAF West Ruislip 38402/APP/2007/1072 N/A

3 RAF Eastcote 10189/APP/2007/2463 N/A

4 The Old Vinyl Factory 59872/APP/2012/1838 SA2

5 RAF Uxbridge 585/APP/2009/2752 SA 23

6 RAF West Drayton (Site B) 5107/APP/2009/2348 PR8/SA9

7 Hayes Football Stadium 4327/APP/2009/2737 N/A

8 70 Wood End Green 5791/APP/2012/408 N/A

9 Lyon Court/Pembroke Rd 66985/APP/2011/3049 N/A

10 Olympic House 18596/APP/2011/2200 SA 5

11 Land to the rear of 119-137 38290/APP/2006/2501 SA7 Charville Lane

12 The Gatefold Building 51588/APP/2011/2253 SA2

13 Initial House, Field End Road 25760/APP/2010/2410 SA6

14 Rainbow Industrial Estate, 38058/APP/2013/1756 SA29 Trout Road

15 Packet Boat House, Packet 20545/APP/2012/2848 SA4 Boat House Lane

16 Eastern End of Blyth Road 1425/APP/2011/3040 SA3 Site A

17 Enterprise House, Blyth Road 11623/APP/2013/3592 SA1

18 Royal Quay, Summerhouse 43159/APP/2013/1094 SA14 Lane

19 Padcroft Works 45200/APP/2012/3082 SA28

Site Name Borough Reference Allocation reference

20 Master Brewer and Hillingdon 4266/APP/2014/519 SA24 Circus Site B

21 Braintree Road 66819/APP/2014/1600 SA17

22 Chailey Industrial Estate N/A SA18

23 Easter End of Blyth Road Site 3151/APP/2014/37774 SA3 B

24 297 - 299 Long Lane, N/A SA20 Uxbridge North

25 Hillingdon Circus Site A, N/A PR23/SA24 Western Avenue/Long Lane, Hillingdon East

26 Land to South of the Railway, N/A SA10 including Nestle Site A

27 Land to South of the Railway, N/A SA10 including Nestle Site B

28 Silverdale Road/Western View N/A SA19

29 148 High Street/25-30 Bakers N/A SA21 Row

30 Charles Wilson Engineers N/A SA13

31 Royal Mail Sorting Office N/A SA15

32 West End Road N/A SA16

33 Martin Close N/A SA22

34 Former Vehicle Testing N/A SA26 Station, Cygnet Way

35 Cape Boards, Iver Lane N/A SA25

36 Hayes Bridge, Uxbridge Road N/A SA27

4 60 dwellings approved on part of site B

Site Name Borough Reference Allocation reference

37 Uxbridge Health Centre N/A SA30

38 Odyssey Business Park N/A SA31

39 St Andrews Park, Annington N/A SA32 Homes Site

40 Western Core, Botwell N/A PR2/SA11

41 269 - 285 Field End N/A SA 12 Road/Sunningdale Avenue

11 Appendix 3 Development capacity of specific deliverable sites

Site Total number of net Number of remaining Likely number of net additional additional dwellings dwellings to be dwellings to be completed in the completed next 5 years

Sites with live planning permission (under construction)

1 RAF West Drayton (Site A) 574 17 17

2 RAF West Ruislip 415 268 268

3 RAF Eastcote 385 19 19

4 The Old Vinyl Factory 510 510 240

5 RAF Uxbridge 1341 1329 837

6 RAF West Drayton (Site B) 773 585 585

7 Hayes Football Stadium 183 39 39

8 70 Wood End Green 27 1 1

9 Lyon Court/Pembroke Rd 61 3 3

10 Initial House, Field End Road 42 20 20

TOTAL N/A 2791 2029

Site Total number of net Number of remaining Likely number of net additional additional dwellings dwellings to be dwellings to be completed in the completed next 5 years

Sites with extant permissions (not yet started)

10 Olympic House 9 9 9

11 Land to the rear of 119-137 14 14 14 Charville Lane

12 The Gatefold Building 132 132 132

13 Rainbow Industrial Estate, Trout 99 99 50 Road

14 Packet Boat House, Packet Boat 41 41 41 House Lane

15 Eastern End of Blyth Road Site A 120 120 120

16 Enterprise House, Blyth Road 96 96 75

17 Royal Quay, Summerhouse Lane 29 29 29

TOTAL 540 540 470

Site Total number of net Number of remaining Likely number of net additional additional dwellings dwellings to be dwellings to be completed in the completed next 5 years

Sites approved subject to S106

19 Padcroft Works 208 N/A 75

20 Master Brewer and Hillingdon 125 N/A 75 Circus Site B

21 Braintree Road 132 N/A 132

TOTAL 465 282

Emerging Site Allocations (without planning permission)

22 Chailey Industrial Estate 150 N/A 60

23 Easter End of Blyth Road site B 128 N/A 64

24 297 - 299 Long Lane, Uxbridge 15 N/A 15 North

25 Hillingdon Circus Site A, Western 125 N/A 40 Avenue/Long Lane, Hillingdon East 15

Site Total number of net Number of remaining Likely number of net additional additional dwellings dwellings to be dwellings to be completed in the completed next 5 years

26 Land to South of the Railway, 500 N/A 0 including Nestle Site A

27 Land to South of the Railway, 270 N/A 0 including Nestle Site B

28 Silverdale Road/Western View 280 N/A 0

29 148 High Street/25-30 Bakers Row 25 N/A 0

30 Cape Boards, Iver Lane 315 N/A 0

31 Hayes Bridge, Uxbridge Road 40 N/A 0

32 Uxbridge Health Centre 15 N/A 0

33 Odyssey Business Park 29 N/A 0

34 St Andrews Park, Annington Homes 120 N/A 0 Site

35 269 - 285 Field End 23 N/A 0 Road/Sunningdale Avenue

36 Charles Wilson Engineers 34 N/A 0 16

Site Total number of net Number of remaining Likely number of net additional additional dwellings dwellings to be dwellings to be completed in the completed next 5 years

37 Royal Mail Sorting Office 22 N/A 0

38 West End Road 30 N/A 0

39 Martin Close 26 N/A 13

40 Former Vehicle Testing Station, 84 N/A 0 Cygnet Way

Total 2231 192

Adopted Site Allocations

35 Western Core, Botwell 60 N/A 0

Total 60 0