Council Area: EAST DUNBARTONSHIRE Phase 2

" 0 1!234516375

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& "#& """ $$* $"&" # " &" "" $$* $"& # " " !#&"&

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& !#" # " $$* $"&" "#" #& # $$* $"& & " "#

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9&&" &9& ! &9" $$* $"&" 9&&&& &9&#"& &9& #" &9 $$* $"& 9&&&& &9&# &9&&# &9&"

)99$&9&&"$-$F !#"$R$ H$0$ $#$&9& !$-$F# $R$"H$0$ 9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 ""& &! # # ""& 9W "&$3 # "" !"& ! ""& #9 W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9&! &9& !&&9 ! &9& !#9 W RS# $"&" 9&&&& &9& & &9& #&&9&#" &9&#"& 9"W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $3 $ $ a$&9& &$-$&9&!$I$F&9&#"&$R$&9&&"HI$F&9&# $R$&9&#"&H$.$ 0" @ $U%Y$ $ a$&9& #&$-$&9& !&$I$F&9& #"$R$&9& !H$I$F&9&&#$R$&9& #"H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$9"W$-$#9 W$I$F"9W$R$9WH$.$F#9 $R$ 9H$0$F9$R$9 H ` #$ $ a$&9&#"&$-$9"W$ @$F9&&&&$R$&9& &$R$&9& #&H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" ## "" ! # !

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 1!234516375

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 # "" !"& ! ""& RS# $"&" ## "" ! # ! Q $# $@ $C#$)$#$)

1P8 E&#" "5% ".A #A D$ /')AD )#0 "& "&""& $S# $"&" )#$# "&&" "" "# $# $#$% # & " """& % # & "& # " % a$)#$# $3

% $S# $@ $ #$$ #$@ $$* $#9$)99$"# $-$" $.$F"0"H$I$""$.$F 0"H$

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # $# $#$% # "&&$3 & " " " "" "9"W "&$3 "! " !9#W RS# $"&"$ # &# RS# $"&"$@ # #"" "" & & " 9"W % # & "&&$3 " # #" ! """ #" 9W "&$3 " ""# ! "&#&& "&&#9W RS# $"&"$ # "#" RS# $"&"$@ # "#&! "# ! ""& " " "9 W

C $"&"$ #$ $ #$# $@ $C#$$9 3 $ $ #$ #$$# $ $ # $ $"&"$ $ #$@ $3 $ $#$U%Y$ $ a )99$""$-$"!$.$ $0$ ""$#$&$-$ "$.$ ""$0$!"& ` #$ #$@ $ #$ $ #$$ $@ $`Y$U $##$F$C#$bH9$)99$&#$-$ $.$""&$0$& 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$ !$F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 153-5175

8#0 #"(#)

1(1" )#$U@ $ #$ ## "$ $%$"&& #& # "&& $%$"& #" ! " ""& $%$"&" # $%$"& # " #&& )# $ #$ ## "$ $%$"&&" ! " &" " & $%$"& " " # ! & $%$"&"" "! " "# & Y $c#S$ #$ ## "$ $%$"&& &# &" ""& $%$"& &! & "# & $%$"&" &!" & & # "

142A"#%"A #A 'B##A "$ 'B#' )#$U@ $ #$ $ 9 $@ # $$* $"& # # #""! $ &$+$"&" #" ### #!#! )# $$* $"& " "" " "& $ &$+$"&"" # " " "#&" ""# Y $c#S $$* $"& &!"#& ""&! ! $ &$+$"&" &! " & &! # &!#

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$ # $-$ #& $.$F!0"H$I$ #" $.$F#0"H$#$ #"$-$ #" $.$F"0"H$I$ #$.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$ #!#!$ $@ $TU%9 Q $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$" "#&$-$" "&$.$" $0$" C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 153-5175

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& # #& " & $$* $"&" # ! # ! & $$* $"& #!!" "! "

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& &!" " "& $$* $"&" & &"""" ! $$* $"& &"# #

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9&"" &9& " &9!# $$* $"&" 9&&&& &9&&& &9& &9!" $$* $"& 9&&&& &9&& &9& ! &9

)99$&9&""$-$F &!"$R$ H$0$ #&$#$&9& "$-$F"$R$"&H$0$ #&9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 "!& " ### "" &" 9 W "&$3 #""! ! "&! &!" " #9"W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9& # &9& " &9"&& &9& & #9"W RS# $"&" 9&&&& &9& &9& !"&9! &9& #9W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $3 $ $ a$&9& $-$&9& #$I$F&9&&&$R$&9&""HI$F&9&&$R$&9&&&H$.$ 0" @ $U%Y$ $ a$&9& !"$-$&9& "$I$F&9& $R$&9& "H$I$F&9& ! $R$&9& H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$#9W$-$#9"W$I$F"9W$R$9WH$.$F#9"$R$ 9 H$0$F9$R$9 H ` #$ $ a$&9& $-$#9W$ @$F9&&&&$R$&9& $R$&9& !"H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" #!#! & ! "" & & "!

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 153-5175

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 #""! ! "&! &!" " RS# $"&" #!#! & ! "" & & "! Q $# $@ $C#$)$#$)

1P#(#)G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" )#$U@ &!" & &"# & )# & &!" &!! &! Y $c#S ""! "# "#" " % a$)#$U@ $3

1P'5&G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" )#$U@ "!" ! & )# # ! ! ! Y $c#S ! "&& """&# % a$)#$U@ $3

1P,8 E&#" "5% ".A #A D$ /')AD )#0 "& "&""& $S# $"&" )#$U@ " "& ! " )# "!" ! "!# Y $c#S ! &# & "! % a$)#$U@ $3

% $S# $@ $ #$$ #$@ $$* $#9$)99$ &$-$ & $.$F"0"H$I$ &"#$.$F 0"H

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # )# "&&$3 "!" &"# ""#! # 9 W "&$3 " "& !"" & ! 9 W RS# $"&"$ # & ##" RS# $"&"$@ # " ""# " "" #! # 9 W Y $c#S "&&$3 "# "" !& " 9 W "&$3 &! ! " " ! " #"! &9 W RS# $"&"$ # "!# # " RS# $"&"$@ #&!# " # "& 9#W

C $"&"$ #$ $ #$# $@ $C#$$9 ` #$ #$@ $3 $ $ #$$ $@ $ &$##$F$C#$bH9$)99$&$-$ $.$&!$0$& 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$ & !$F$C#$QH$ $ $@ #$ #$@ $3 $ ` #$ #$@ $U%Y$ $ #$$ $@ $ &$##$F$C#$b"H9$)99$ $-$ !"$.$! $0$ # 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$ ""$F$C#$QH$ $ $@ #$ #$@ $U%Y$ ` #$ #$@ $ #$ $ #$$ $@ $`Y$U $##$F$C#$b H$)99$##"$-$! $.$"!#$0$"! 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$"!$F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 P&P61(712

8#0 #"(#)

1(1" b# $3 S$ #$ ## "$ $%$"&&""" &" " & """ $%$"& """""# " ! $%$"&" &! ""## &&!" $%$"& & ""# " &" "&! b# $)# $ #$ ## "$ $%$"&& " "& "# # $%$"& " & """"!&& $%$"&" ! " "!!"" # # b# $T $)# $ #$ ## "$ $%$"&& " ""# ! $%$"& " # #& & & $%$"&" "" " ## #& b# $T $d $ #$ ## "$ $%$"&& &#!" & """&& #&" $%$"& &"" &! "& # $%$"&" &"&""&! " "#!& b# $% $ #$ ## "$ $%$"&& &#" & !"& " #" $%$"& &#& & !! # &" $%$"&" &##! & ! & "# "

142A"#%"A #A 'B##A "$ 'B#' b# $3 S$ #$ $ 9 $@ # $$* $"& """! " &"! " $ &$+$"&" &" "" " b# $)# $$* $"& """ " $ &$+$"&" !""! "!&# ""#! " ! b# $T $)# $$* $"& " #" $ &$+$"&" """ #!& # " ##&# b# $T $d $$* $"& &&&" &"! & $ &$+$"&" &"&#&! !" &""#" &" ! b# $% $$* $"& &# !# & ! & #&# $ &$+$"&" &#& & ! & #&& & # #

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$"""!$-$""" &$.$F!0"H$I$""""$.$F#0"H$#$ &"$-$""""$.$F"0"H$I$ &! $.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$" $ $@ $TU%9 Q $ $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$ ""#!$-$ " $.$ "!&#$0$ """ C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 P&P61(712

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& """! " !" "!! $$* $"&" && ""! &!# $$* $"& &! "" ! &" !

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& &&&"" "& $$* $"&"&&&" & !! " $$* $"& &&& ! "!

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9&&&& &9 &9 " $$* $"&" 9&&&& &9&&&& &9 & &9 "# $$* $"& 9&&&& &9&&&& &9 !!# &9

)99$&9 $-$F&""$R$"&H$0$" !"9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 "#!" #& " # " ""!! 9 W "&$3 "! " & & &"# !& ! "9&W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9&&&& &9 " &9!! &9## "9&W RS# $"&" 9&&&& &9&&&& &9 "" &9 &9"# &9&W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $U%Y$ $ a$&9 ""$-$&9 "$I$F&9 & $R$&9 H$I$F&9 !!#$R$&9 & H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$ &9&W$-$"9&W$I$F"9W$R$9WH$.$F"9&$R$9 H$0$F9$R$9 H ` #$ $ a$&9"#$-$ &9&W$ @$F9&&&&$R$&9&&&&$R$&9 ""H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&"" & & " "# ! !

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 P&P61(712

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 "! " & & &"# !& ! RS# $"&"" & & " "# ! ! Q $# $@ $C#$)$#$)

1P#6))A"5&G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" b# $3 S & & "! &" & !# b# $)# " &"! " &! "! "!"# b# $T $)# "" # # " # b# $T $d !!" ! ! ! " !!" b# $% & " "&! "! % a$b# $3 S$3

1P'6))A"A E #")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" b# $3 S &!! ! "& !#"& !& b# $)# # # &"" & &"! b# $T $)# " #" #" # b# $T $d #" "" " ""! "" b# $% "## " & "#"! "! % a$b# $3 S$3

% $S# $@ $ #$$ #$@ $$* $#9$)99$& !# $-$& "!$.$F"0"H$I$&" $.$F 0"H$

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # b# $)# "&&$3 ! "& &" " #" "" "9"W "&$3 " &"! " # " " 9W RS# $"&"$ # "!# &"# RS# $"&"$@ # " ! &"! # " ! &&& "#9 W b# $T $)# "&&$3 "" " #&!!#9&W "&$3 & ""&#""# #& "9W RS# $"&"$ # #&# "& ! RS# $"&"$@ ###&# & # # " "& "9&W b# $T $d "&&$3 " & ""# "& !"& & # "9#W "&$3 & & ! " ! "" 9"W RS# $"&"$ # !!" " #& RS# $"&"$@ #&" ! & !#" "# #9W b# $% "&&$3 &&! " # ## !! " 9!W "&$3 & #&# & ""!" # "9 W RS# $"&"$ # #&"" " RS# $"&"$@ #& # # & !& !"& & "!9W

C $"&"$ #$ $ #$# $@ $C#$$9 ` 9$ #$U%Y$ $ #$$ $@ $ $ &$##$F$C#$bH9$)99$"!# $-$"! $.$"!"#$0$" &"! 3# # $ @$ #$ #$ $3 $# #$ #$ @$& "$F$C#$QH$ $ $@ #$ #$@ $3 $ ` 9$ #$ #$ $ #$$ $@ $ $ &$##$F$C#$b"H9$)99$&"#$-$" $.$&"!$0$# # 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$! $F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 7385(&2!

8#0 #"(#)

1(1" e S $ #$ ## "$ $%$"&& " ## ! """" " $%$"& "!# #!" " # $%$"&" "!"& #"" "!" "#" $%$"& #" ## "# e S$)# $ #$ ## "$ $%$"&&"!& # " & ! "" $%$"& "! " &# " !" $%$"&""!"&! """" " " e S$d $ #$ ## "$ $%$"&& "" !"! !# # $%$"& "! #& " " $%$"&" "& ! " !& "! f # $g$h# $c $ #$ ## "$ $%$"&&" ""& "# $%$"& " ""& $%$"&"" " """## &

142A"#%"A #A 'B##A "$ 'B#' e S $ #$ $ 9 $@ # $$* $"& "" "!" # $ &$+$"&" "! "! #""" e S$)# $$* $"& "!"! " &# " " $ &$+$"&""!"" """! " " " e S$d $$* $"& "# " $ &$+$"&" "&" !# # ! f # $g$h# $c $$* $"& " ""& """" $ &$+$"&"" " "" " & " &"

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$ ""$-$ " ##$.$F!0"H$I$ "!#$.$F#0"H$#$ "! $-$ "!#$.$F"0"H$I$ "!"&$.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$ #"""$ $@ $TU%9 Q $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$" "$-$" "$.$"""!$0$" &# C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 7385(&2!

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& "" #"" # ""! $$* $"&" "! ! # # "!&" ""! $$* $"& "" #!! " "

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& &&&& & $$* $"&"&& # ! $$* $"& &&&!

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9&&&& &9" &9# $$* $"&" 9&&&& &9&&&& &9" " &9# #" $$* $"& 9&&&& &9&&&& &9" & &9# "#

)99$&9" $-$F&&$R$& H$0$ #"9$` #$ $ $ $#$ #9

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 " " " "" "& & 9!W "&$3 # & &&" " ## !9 W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9&&&& &9" " &9 &9 !9 W RS# $"&" 9&&&& &9&&&& &9" &9 "! &9" 9 W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $U%Y$ $ a$&9" $-$&9" " $I$F&9" "$R$&9" H$I$F&9" & $R$&9" "H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$ 9 W$-$!9 W$I$F"9W$R$9WH$.$F!9 $R$9!H$0$F9$R$9 H ` #$ $ a$&9"$-$ 9 W$ @$F9&&&&$R$&9&&&&$R$&9" H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" #""" & &&& "" !"

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 7385(&2!

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 # & &&" " ## RS# $"&" #""" & &&& "" !" Q $# $@ $C#$)$#$)

1P8 E&#" "5% ".A #A D$ /')AD )#0 "& "&""& $S# $"&" e S "#" " #! e S$)# !"! "&&" "! "&! e S$d !& & ! ! f # $g$h# $c &#" " % a$e S$3

% $S# $@ $ #$$ #$@ $$* $#9$)99$ $-$ " $.$F"0"H$I$ #!$.$F 0"H$

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # e S$)# "&&$3 "& "#" "" # # "9W "&$3 " " & "! " " "" 9 W RS# $"&"$ # ""& RS# $"&"$@ # " & " # "" #9!W e S$d "&&$3 & # "& ! ##! 9&W "&$3 & &""""! "! 9"W RS# $"&"$ # "&"! RS# $"&"$@ # ! & &" "" ! ! # 9!W f # $g$h# $c "&&$3 "& ! #" #9"W "&$3 """"& ""& 9 W RS# $"&"$ # !& RS# $"&"$@ # " &" & #"# "" #9"W

C $"&"$ #$ $ #$# $@ $C#$$9 3 $ $ #$ #$$# $ $ # $ $"&"$ $ #$@ $U%Y$ $ a )99$ "$-$"!$.$&&&$0$&&" ` #$ #$@ $ #$ $ #$$ $@ $`Y$U $##$F$C#$bH9$)99$ ""&$-$" ""$.$"&! $0$!"! 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$!"$F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 3651&35975

8#0 #"(#)

1(1" T $Y## & $ #$ ## "$ $%$"&& !! !"" " & " $%$"& ""& ! " $%$"&" "# # "&" "# $%$"& !&! #"!&"! ! * $#$3 # $ #$ ## "$ $%$"&& "# !!"" ! " $%$"& " !#! " "" $%$"&" "" &&#!"" & 3 #$ #$ ## "$ $%$"&& !"! " " $%$"& !"#" !"" "& $%$"&" " "" % $ #$ ## "$ $%$"&& ! # " $%$"& & $%$"&" ""& !"&& " "

142A"#%"A #A 'B##A "$ 'B#' T $Y## & $ #$ $ 9 $@ # $$* $"& ""!& !"" $ &$+$"&" " &"" "&! * $#$3 # $$* $"& & ! !" ! $ &$+$"&" & !" !"" !"! 3 # $$* $"& !" " & $ &$+$"&" & # % $$* $"& !"& !" $ &$+$"&" " ! # #"

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$""!$-$!! $.$F!0"H$I$""&$.$F#0"H$#$" $-$""&$.$F"0"H$I$"# $.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$ "&!$ $@ $TU%9 Q $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$!""$-$! $.$!" $0$! !" C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 3651&35975

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& ""! " " " "& $$* $"&" "!"#&& ""# "" $$* $"& !&"# # " "

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& #" ! # ! " $$* $"&" #& "! " $$* $"& "!" # " "

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9"!& &9&!" &9 "&& $$* $"&" 9&&&& &9""# &9&!" &9 "& $$* $"& 9&&&& &9"# &9&!"" &9 ""#

)99$&9"!&$-$F #" $R$!H$0$ " $#$&9&!"$-$F# !$R$" H$0$ " 9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 " " "&& !"# ##! 9"W "&$3 !"" # &! #" #& 9 W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9"!!" &9&!!"&9 &# &9&&" 9 W RS# $"&" 9&&&& &9"!& &9&!! &9 &"" &9&" "9W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $3 $ $ a$&9"!&$-$&9"!!"$I$F&9""#$R$&9"!&HI$F&9"#$R$&9""#H$.$ 0" @ $U%Y$ $ a$&9&!! $-$&9&!!"$I$F&9&!" $R$&9&!"H$I$F&9&!""$R$&9&!" H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$"9W$-$9 W$I$F"9W$R$9WH$.$F9 $R$9"H$0$F9$R$9 H ` #$ $ a$&9&"$-$"9W$ @$F9&&&&$R$&9"!&$R$&9&!! H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" "&! # " & "" &

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 3651&35975

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 !"" # &! #" #& RS# $"&" "&! # " & "" & Q $# $@ $C#$)$#$)

1P#(#)G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" T $Y## & #& " "& * $#$3 # """ ""! """""! 3 # " " "&"" % "" "# "## "# % a$T $Y## & $3

1P'5&G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" T $Y## & " ##& #&! * $#$3 # "&## "" "" "" 3 # && ""!& & """# % #! # " # #& % a$T $Y## & $3

1P,8 E&#" "5% ".A #A D$ /')AD )#0 "& "&""& $S# $"&" T $Y## & #"## ""! &"& """# * $#$3 # "" "#!! ! "!! 3 #"&"& "!" "# " & % & "# " % a$T $Y## & $3

% $S# $@ $ #$$ #$@ $$* $#9$)99$ "& $-$ " $.$F"0"H$I $.$F 0"H$

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # * $#$3 # "&&$3 &!"# !# # ! ""! " 9#W "&$3 ! "# " ! "#" #" "9W RS# $"&"$ #" #" RS# $"&"$@ # !"! "#" " &"#& " "& 9W 3 # "&&$3 """ & "# " "! 9W "&$3 & #! "!" "! # 9 W RS# $"&"$ # & ""& ! RS# $"&"$@ # # " "!! "!& # ##" 9W % "&&$3 !"" "! " 9W "&$3 "# ! " "" 9 W RS# $"&"$ # " "" !" !## RS# $"&"$@ # #" "## " " "" "9W

C $"&"$ #$ $ #$# $@ $C#$$9 ` #$ #$@ $3 $ $ #$$ $@ $ &$##$F$C#$bH9$)99$" #"$-$"# $.$""!0""" 3# # $ @$ #$ #$ $3 $# #$ #$ @$ # "$F$C#$QH$ $ $@ #$ #$@ $3 $ ` #$ #$@ $U%Y$ $ #$$ $@ $ &$##$F$C#$b"H9$)99$ $-$" !$.$""$0$"&## 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$ $F$C#$QH$ $ $@ #$ #$@ $U%Y$ ` #$ #$@ $ #$ $ #$$ $@ $`Y$U $##$F$C#$b H9$)99$$-$ #"$.$"!!0"" 3# # $ @$ #$ #$ $3 $# #$ #$ @$"" &$F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 53-5175

8#0 #"(#)

1(1" U@ $ #$ ## "$ $%$"&& "# & #"# &" & $%$"& "" #"#& & $%$"&" #"#"! # & $%$"& " &!! " " ! + $#$) $ #$ ## "$ $%$"&& &"" &! ! ## & $%$"& &""&!!" ! & $%$"&" &""&! ""& T $U@ $ #$ ## "$ $%$"&& "!" " #& #"& $%$"& "!! " " " & $%$"&" "! " "&" & `# S$#$Y $ #$ ## "$ $%$"&& "## &""& #"# & $%$"& "# &" "" & $%$"&" "" &! "&&& U@ $ #$ ## "$ $%$"&& &! &&" "# & $%$"& &!" & " "& $%$"&" & &" " & d$U@ $ #$ ## "$ $%$"&& "&" #" " & $%$"& "&" #" " & $%$"&" "&!" # "# &

142A"#%"A #A 'B##A "$ 'B#' U@ $ #$ $ 9 $@ # $$* $"& " # #"#! &"&" $ &$+$"&" "" #"#"" &"" + $#$) $$* $"& &" " &! " &#& $ &$+$"&" &""#&!& & & " T $U@ $$* $"& "!!& " ! "! $ &$+$"&" "!#" " # "! "! `# S$#$Y $$* $"& "##! &"& # $ &$+$"&" "" & & " " U@ $$* $"& &! " & " & $ &$+$"&" & !" &""!& & " d$U@ $$* $"& "&" #"! "" $ &$+$"&" "&! #" " "#

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$" #$-$"# &$.$F!0"H$I$""$.$F#0"H$#$ ""$-$""$.$F"0"H$I$ $.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$&""$ $@ $TU%9 Q $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$& $-$&#& $.$&!&$0$&! " C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 53-5175

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& " # #"# & & $$* $"&" &# #"#" "! & $$* $"& & ""# ""!

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& " # !"" #!" ! $$* $"&" "# " # " $$* $"& "#" !& ####

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9! " &9&" "&9#!"" $$* $"&" 9&&&& &9"" &9&"# &9#!! $$* $"& 9&&&& &9!&" &9&"! &9#!!

)99$&9! "$-$F" #$R$!""H$0$#"# $#$&9&" "$-$F#!"$R$!H$0$#"# 9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 #! !! #! ! "&" 9"W "&$3 &"&" "#" # !" " 9W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9!# &9&! &9 ## &9& #9W RS# $"&" 9&&&& &9! " &9&"& &9 &9! !9"W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $3 $ $ a$&9! "$-$&9!#$I$F&9""$R$&9! "HI$F&9!&"$R$&9""H$.$ 0" @ $U%Y$ $ a$&9&"&$-$&9&!$I$F&9&"#$R$&9&" "H$I$F&9&"! $R$&9&"#H$.$ 0" C $ $ $@ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$!9"W$-$9W$I$F"9W$R$9WH$.$F9$R$ 9"H$0$F9$R$9 H ` #$ $ a$&9!$-$!9"W$ @$F9&&&&$R$&9! "$R$&9&"&H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" &""" "" #"" !" "

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 53-5175

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 &"&" "#" # !" " RS# $"&" &""" "" #"" !" " Q $# $@ $C#$)$#$) 1P#(#)G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" U@ " # "## "#""# + $#$) " "" "" "" T $U@ `# S$#$Y #"& # #"! #!# U@ !# & d$U@ #& " % a$U@ $3 1P'5&G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" U@ # # #!" ## # # " + $#$) "# "# "# "# T $U@ "!" ! `# S$#$Y ## !&! ! ! !&# U@ "" "" "" "" d$U@ % a$U@ $3 % $S# $@ $ #$$ #$@ $$* $#9$)99$"# $-$"## $.$F"0"H$I$"#"$.$F 0"H 1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # + $#$) "&&$3 " "" "! !!" ! 9W "&$3 &#& " "" " "! 9 W RS# $"&"$ # " "& & 9!W RS# $"&"$@ #& "" #! &"" # & 9!W T $U@ "&&$3 "& " # ##&" " 9 W "&$3 "! "# " #" ! " 9 W RS# $"&"$ # "# !# 9#W RS# $"&"$@ # "! " "& #"&"!#" 9#W `# S$#$Y "&&$3 "&# && " ""!# ""! "9W "&$3 # # " #!" " #! !"& 9&W RS# $"&"$ # # &!!& !!" "9 W RS# $"&"$@ # " ### " " & !!" "9W U@ "&&$3 "&&# ""&! "! " !9!W "&$3 & ! #" " 9"W RS# $"&"$ # ! " !9!W RS# $"&"$@ #& " !" #"&" "!9 W d$U@ "&&$3 " # "## " !9W "&$3 "" # # "" # "9"W RS# $"&"$ ##"# #" "9W RS# $"&"$@ # "# #! #""# #" "9W C $"&"$ #$ $ #$# $@ $C#$$9 ` #$ #$@ $3 $ $ #$$ $@ $ &$##$F$C#$bH9$)99$" $-$" $.$""$0$" 3# # $ @$ #$ #$ $3 $# #$ #$ @$" ""$F$C#$QH$ $ $@ #$ #$@ $3 $ ` #$ #$@ $U%Y$ $ #$$ $@ $ &$##$F$C#$b"H9$)99$"&$-$""$.$"#$0$"# 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$#"" $F$C#$QH$ $ $@ #$ #$@ $U%Y$ ` $ $ # $ $ #$ #$#$ $#$ $ #$"9$)99$9!W$-$ 9 W$I$F"9W$R$9WH$.$F 9 $R$ 9H$0$F9$R$9 H * # $ @$ #$ $ $ # $ $ #$ $ $ 9$ #$ 9$)99$& $-$9!W$ @$F& "$R$" #!$R$&""H 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$" $F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 621&35975

8#0 #"(#)

1(1" % $Y## & $ #$ ## "$ $%$"&& #& "! & " $%$"& &! & ! $%$"&" !"!# ! "" #& $%$"& & " ## " " 3S# $ #$ ## "$ $%$"&&"#" " !# $%$"& "&!" "#& " ! $%$"&"" &"# "" " )#$f $ #$ ## "$ $%$"&& " #! # $%$"& "! # # # "" $%$"&" "! ! !! # " & V# $ #$ ## "$ $%$"&& "# & " &"" &" $%$"& "&"" &&" $%$"&" "! &"&&" U 03## $ #$ ## "$ $%$"&&"#"&" &"! " $%$"& "# " ! # !" $%$"&""#"""#&##"

142A"#%"A #A 'B##A "$ 'B#' % $Y## & $ #$ $ 9 $@ # $$* $"& &&&! " $ &$+$"&" !" &""! 3S# $$* $"& "#"""" "#"" ""# $ &$+$"&"" "# "# # "#""""#" )#$f $$* $"& " ! !! & $ &$+$"&" "! !# & V# $$* $"& " " !" #"& $ &$+$"&" "# """ # " #! U 03## $$* $"& "# " " " # # $ &$+$"&""# "#&"& "#"" "#" #

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$&&$-$ #&$.$F!0"H$I$ $.$F#0"H$#$!"$-$ $.$F"0"H$I$!"!#$.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$&""!$ $@ $TU%9 Q $ $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$"#"""$-$" ""#$.$"# #$0$" "#" C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 621&35975

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& &&& "! $$* $"&" " & # & $$* $"& !#!! ""# "##

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& "!! # & & $$* $"&""! ! # "# $$* $"& "! " " ! "&

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9#"" &9&" &9## $$* $"&" 9&&&& &9## &9& " &9### $$* $"& 9&&&& &9# # &9& &9###

)99$&9#""$-$F"!! $R$#H$0$& $#$&9&"$-$F & $R$&H$0$& 9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 " " " ## !& # 9"W "&$3 " "!!" !" " "!&!! " ! 9#W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9 &9&" &9 "" &9&"&9#W RS# $"&" 9&&&& &9 &9&! &9 #! &9&""& "9W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $3 $ $ a$&9$-$&9 $I$F&9##$R$&9#""HI$F&9# #$R$&9##H$.$ 0" @ $U%Y$ $ a$&9&!$-$&9&"$I$F&9& "$R$&9&"H$I$F&9& $R$&9& "H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$"9W$-$9#W$I$F"9W$R$9WH$.$F9#$R$9"H$0$F9$R$9 H ` #$ $ a$&9&""&$-$"9W$ @$F9&&&&$R$&9$R$&9&!H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" &""! "! " " " #& #

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 621&35975

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 " "!!" !" " "!&!! " ! RS# $"&" &""! "! " " " #& # Q $# $@ $C#$)$#$)

1P(#)G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" % $Y## & "! "!& &"!& "!& 3S# "#" " & " ! "! )#$f !"! !" ! !" !"" V# " " " "! U 03## !&& "" !&&! " % a$% $Y## & $3

% $S# $@ $ #$$ #$@ $$* $#9$)99$"!&$-$"!& &$.$F"0"H$I"!&$.$F 0"H$

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # 3S# "&&$3 " "& ! #!# ! #9"W "&$3 " ""#!&# &" # " 9 W RS# $"&"$ #!&! " 9"W RS# $"&"$@ # "#" !&! #""" 9"W )#$f "&&$3 ! " ! " # ! 9W "&$3 & !!# "& & 9W RS# $"&"$ # !!& "#& "9!W RS# $"&"$@ # & !!& "##" "#" "9!W V# "&&$3 " " "# " 9#W "&$3 #"& &&&# "" "& ""9W RS# $"&"$ #&&& " 9 W RS# $"&"$@ # #! """# "&# & 9 W U 03## "&&$3 " ! "" #! ! !" " 9"W "&$3 " # # """ ""! #! """! 9 W RS# $"&"$ # "&"!# "9#W RS# $"&"$@ # "#" # "& ## "!& "9#W

C $"&"$ #$ $ #$# $@ $C#$$9 ` #$ #$@ $3 $ $ #$$ $@ $ &$##$F$C#$bH9$)99$!&!$-$!&# $.$"!$0$"#" 3# # $ @$ #$ #$ $3 $# #$ #$ @$"! $F$C#$QH$ $ $@ #$ #$@ $3 $ 3 $ $ #$ #$$# $ $ # $ $"&"$ $ #$@ $U%Y$ $ a )99$ $-$ &$.$ " "$0$!" " ` $ $ # $ $ #$ #$#$ $#$ $ #$"9$)99$9"W$-$9 W$I$F"9W$R$9WH$.$F9 $R$#9"H$0$F9$R$9 H * # $ @$ #$ $ $ # $ $ #$ $ $ 9$ #$ 9$)99$"$-$9"W$ @$F"#" $R$!&!$R$ H 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$ #$F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 (#) 0 11!234516375

8#0 #"(#)

1(1" d$# $ #$ ## "$ $%$"&& ! &" # "!# $%$"& ! "" " ! " $%$"&" #"& "" !" "" $%$"& & ""! !"# & 3S#& $ #$ ## "$ $%$"&&" !&"& !! " $%$"& " "&" $%$"&"" !! "& & && # 0c#$ @$Y $ #$ ## "$ $%$"&&""# &""&&& && ! $%$"& """ ""&" # ! $%$"&"" ""&# ""&&

142A"#%"A #A 'B##A "$ 'B#' d$# $ #$ $ 9 $@ # $$* $"& !! ""## " # $ &$+$"&" #! ""!! "& 3S#& $$* $"& " " "&" "&!" $ &$+$"&"" ! "&"&"& # "& # 0c#$ @$Y $$* $"& "" ""& " "! $ &$+$"&"" & ""& ! " # " !

C $ #$#$ $ $ #$ $C#$$$ #$$ #$@ $C#$*$@ 9 )99$!!$-$!$.$F!0"H$I$! $.$F#0"H$#$#! $-$! $.$F"0"H$I$#"&$.$F&0"H $* $"&$ $#$ $#@ $$% $"&&9$ &$+$"&"$ $&$ $#@ $$% $"&9

C $$* $"&$@ #$ $@ $# $@ $ $"&$3$F3$#$#$"#$%# $"&H Q $ $3 $# #$ $ RS# $"&"$ $ #$#$"& $ $@ $TU%9 Q $ $$# #$ $ #$ #$ $ $ $ $# $ $ $"&$3$ $ # $ # $#$ #$ $ #$@ $ RS# $"&"9$)99$"& #$-$"&!"$.$"&"&$0$"&" C $ #$# $ $# #$ $#R$ $ $ RS# $"&"$@ #$ $ #$@ $ $3 $# #9 (#) 0 11!234516375

8'0 1# A))#D (#)

1(1# AD "#)#" # #$ $ #$ $#$ $ $ # %9$V $% S WX$% #$"& &&9& " 9" 9""9" 9W WX$% #$"&" ""9" ""9 "9!9"9W "&&$3 """" !"& ""&" #"& #! ! 9 W "&$3 " #"### "#! " # #&" "! #" 9W

C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1!#D (#) A #A D (1"#1 $ #$ ## "$ $$* $"& !! ""# " ! " $$* $"&" #&!"" ! " $$* $"& ""! !

1!'1#"E)#)$D% D )+5 ##"85#(#)#"5&"G#% 3 $ 3 $## U%Y$ U%Y$## $$* $"& " ! "&" $$* $"&" "" "!" !#! "" $$* $"& "! &# !! !

1!,"1# 8 A #D 1!##"!'D% $ $$$ $$$$$$$$ $$$$$ $ # 3 $ U%Y$ #$ $$* $"& 9&&&& &9"" &9" &9 " $$* $"&" 9&&&& &9"& &9 &9 "#" $$* $"& 9&&&& &9" &9 "" &9 &"

)99$&9""$-$F " $RH$0$""#$#$&9"$-$F! "$R$&"H$0$""#9$` #$ $ $ $#$ #

1#"$# D (#) D 'BB##"'B##(# # 3 $ U%Y$$$ $ #$ $ $ # "&&$3 &# &"" !" "# # !9W "&$3 " # & " ! # " &# &!" 9!W C $#$ $ $ $ #$ $ $#$#$ #$ @$ $ #$ #$ $F $ $#$ #$ H

1'"# A A #D "D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ $ $ # "&$3 9&&&& &9"!&&9"#! &9!!! &9&#"9!W RS# $"&" 9&&&& &9" &9 "&9!" &9&#! "9!W

C $ $ $@ $ RS# $"&"$# $#$#$ @$ $"&$3$ $ $C#$ $##9 )99$@ $3 $ $ a$&9"$-$&9"!&$I$F&9"& $R$&9""HI$F&9" $R$&9"& H$.$ 0" @ $U%Y$ $ a$&9 "$-$&9"#!$I$F&9 $R$&9"H$I$F&9 ""$R$&9 H$.$ 0" C $ $ $@ $ $ #$ $#$#$ $ $#$ #$ $$ $ $ $ 0 #$ $ #$ $ $ # ) #$ $ $ # $#$@ $"&"$ $#$#$ @$"&$3$@ $#& $ $# $ #$ @$ #$@ $3 $# # $"&&R"&$ $ # $ $# #$ #$ @$ #$F$C#$3$#$)H$#$#S $ $ $ $ #$ #$@ $% # @ $"&$3$#$ $ RS# $"&"a$"9W$F@ $%V%$"&"$$C#$3H$R$9W$F@ $"&$3$$C#$3H9 ` $ $ # $@ $"&"a$"9!W$-$9!W$I$F"9W$R$9WH$.$F9!$R$!9H$0$F9$R$9 H ` #$ $ a$&9&#!$-"9!W$ @$F9&&&&$R$&9"$R$&9 "H

1,"$# A "$ 'B#' # 3 $ U%Y$$$ $ #$ RS# $"&" "& & ! !!" " &

C $ $ #$S$ $# $ # $S$ S $ $TU%$"&"$ #$ $ #$S$ $ $ 9 (#) 0 11!234516375

8,01# A))#D (#)

1-"$# D (#) D 'B##(##"D "$ 'B#' # 3 $ U%Y$$$ $ #$ "&$3 " # & " ! # " &# &!" RS# $"&" "& & ! !!" " & Q $# $@ $C#$)$#$)

1P(#)G#")+.A #A D$ /')AD )#0 "& "&""& $S# $"&" d$# " "" "! "# 3S#& !#! !## !#!" !# # 0c#$ @$Y !! !! !"" !!& % a$d$# $3

% $S# $@ $ #$$ #$@ $$* $#9$)99$"#$-$""$.$F"0"H$I$"!$.$F 0"H$

1"$1# D D 'BB##"'B##(##"D 'B#' # 3 $ U%Y$$$ $ #$ $ $ # 3S#& "&&$3 "&"& "! " & 9 W "&$3 "&!" ! ! !&!&"& "&" &9 W RS# $"&"$ # ! """ 9"W RS# $"&"$@ # "& !" &&" ""! 9"W # 0c#$ @$Y "&&$3 "&!& " "# # !9#W "&$3 " "! "# # ""# !& "9!W RS# $"&"$ # " &"& 9 W RS# $"&"$@ # " ! "& "" "" "& 9 W

C $"&"$ #$ $ #$# $@ $C#$$9 ` #$ #$@ $3 $ $ #$$ $@ $ &$##$F$C#$bH9$)99$! "$-$! !$.$!# $0$!#! 3# # $ @$ #$ #$ $3 $# #$ #$ @$& !$F$C#$QH$ $ $@ #$ #$@ $3 $ 3 $ $ #$ #$$# $ $ # $ $"&"$ $ #$@ $U%Y$ $ a )99$ &$-$ !&!$.$!!"$0$! # ` $ $ # $ $ #$ #$#$ $#$ $ #$"9$)99$9"W$-$&9 W$I$F"9W$R$9WH$.$F&9 $R$9 H$0$F9$R$9 H * # $ @$ #$ $ $ # $ $ #$ $ $ 9$ #$ 9$)99$"" $-$9"W$ @$F"&$R$!" $R$ &H 3# # $ @$ #$ #$ $ $3 $# #$ #$ @$ & $F$C#$QH$ $ $@ #$ #$@ $ #$ C $ #$ $ @$ $ $ $ $##$#$#$ #9 ((0D" 0)6'A'@'4Q8'31)7H2)7(4 V0@@7(419Q0(C30 8'3'C(F7@30212(A*C9U3021

" !"#$%

&'%( )!012!"13''4 ! "$ "%$ "&$ "'$ "($

5!6789$ @AAB2@' @'1B3@3 @'1B3@3 @AAB2CD @AAB2@' !"$ (' ))0 )"0)4" )"0)4" ))0 ))0 (5 "40677 "40778 "40778 "40677 "40677 9&@76"0)) 7A80 6" 7A80 6" 76"0))876"0)) B!@ "60 "40)") "40)") "60 8) "60 C DE )60748 )8066A )8066A )60748 )60748 5 A"0 A AF06F7AF06F7A"0 A8 A"0 A G DE )"0FA) "60 AA "60 AA )"0FA )"0FA) H' )"08" )70 4)70 4)"08"4)"08" #$7%$ %I! 04A) 08FA 0 " 06F6 06F6 G E! 740"A7 7 06 87 0A)7740784 740784 ( 740 A 7 0 6F 7 0 6F 740 A 740 A D!P@ F04) F08"8 F08"8 F04) F04) 9( "0"7 04 4 06 "084 "084 9C ( A0A78 A07 7 A0 ) A0487 A0487 9C H F)04) F70F84 F 0AA) F)08 A F)08 6 9G F 08)6 F"04F4 F"04F4 F 08)6 F 08)6 B!@( 780"74 7)0FAA 7"0"7) 7)087) 7)08"7 B!@H 08 0 7" 0A A 707"F 707"" Q RP 70"7A 7077" 70767 70)FF 70)F & ) 0F A )80F)A )80 "A ) 0 7 ) 0 7 & " 06F " 0""A " 0F) " 0 F) " 0 F) I 0"8 )0 7 )0" ) 0F8F 0F8F S T( F08A6 F0"7 F04F F06A) F06A) C 5 60 46608"" 608"" 60 4660 46 U@TD )7066" ) 0 ) ) 0"4 )704F6 )704 F 5 F04F4 F0" A F0" A F04F4 F04F4 H5 607 A60F") A067) 60 F 60 F &@ 7A0FFA7 0674 7 0674 7A0FFA7A0FFA (Q "A0")F "40)A6 "A0F") "A0A64 "A0A6A V )6078 )4067 )40)6F)A0AFA )A0AF6 5 & 740)A8 7 0A8 7 04"4 740" A740" 6 &@ E 7 0" 7F0 8F 7F08)77 07F87 07F8 ' TPD! 77077F 7 08 4 7 0 78 770""7770"" GW & "$X XW 7F &Y` QG)F G& & "%$X XW 7F &Y` QG)F G& & "&$X XW 7F &Y` RG)F8G& & "'$X! XW a"&$b"$T"%$ & "($WX XWc! &

CW` " &$D Y d ` " %$ &e &1%( E"")A'!"13'' & & 5GD ! 5GD ! "$ "%$ "&$ "'$ "($

5!6789$ FABD3@ 1BGC1 'D'BF2' CBF2@ @BGF3 !"$ (' "0847 04 A7 7)" (5 "0F86 " 0 6 7F A" 9&@ FF F606 ))06 F)0 ) B!@ F F 0 FF 0)F" 0777 C DE "40 7 ) 8A04"86 8 5 70A 4 867 4086 8)4) G DE 7808 ))4 0F) F) 88 H' 0"7" AA) 80 7A F666" #$7%$ %I! AA) 8 6 7F "8 G E! 70 AA ) 84F 77FA ( 0F ) 77 ")6 7A D!P@ 0668 ) A)7 ) 88 9( F F 74)4F 0748 0F77 9C ( F F F7 4 A6) 8 8 9C H F F " 4) 66) 0F"F 9G F F "8)" 04)4 084) B!@( F F F7FF 07) 0F 8 B!@H F F A" ) ) Q RP F F 6 & "0F )87F" 77 4 & )0 6A )4 "F"7 "" AF I 606 4 77"" 47 ) 7 ) S T( 70)) " "7) 74 )F C 5 " A6 A7) U@TD 406F"" ))68F FF ) ) 5 0 A" 44 "")4 A) H5 4F) "7A4 7 ") &@ 80F)A 4 " 67" 66 (Q 80"F78 A8 8 V F0F 8 74 A)A "7 86 5 & 80 6 6" 7F7"") 774 &@ E 804A8 )87 " 6 4 87" ' TPD! 808"A )"7 686 "A )4F GW & "$X&XWE" TF"T7F & "%$X&!XWE" TF"T7F & "&$X5GDXWUG5" TF"T7F & "'$X5GD!XWUG5" TF"T7F & "($XXW a"%$f"'$ CW@ g "$"'$ ! D Yh '! ! @ & D Y 7F & D h PE @@ &!@ D YEh B ( 9 !E @ '5GVGE h` B!@( !E ! !0 i!Eh &A%( E")E)A'!"13'' ! ! E E "$ "%$ "&$ "'$ "($

5!6789$ @AAB2@' 1ACBF1@ D2DB'D1 @BGF3 'AB1'' !"$ (' ))0 807 6 "A078) 7)" )8F (5 "40677 )0"7F "706F8A" ) 9&@76"0)) F)0A AF0AA7 )0 ) "0 7 B!@ "60 F0F6" 740") 0777 8 F C DE )60748 )80) FF08A7 8 704 5 A"0 A 60A4" 0F76 4) 08"A G DE )"0FA) " 0)AA F404FF 88 "0")8 H' )"08" 804FA7 0)86 66""4 #$7%$ %I! 06F6 0FA) 808)4 "87)" G E! 740784)0 "87704F4 7FA7F4 ( 740 A 0)6A 780 67 7A ) " D!P@ F04) 70A77 404 " 88 8 9( "084 780A "" 0 )A 0F77 86" 9C ( A0487 607FAA06"" 8 86 9C H F)08 6 "80A 7 0F77 0F"F 0 88 9G F 08)6 ""067A 60446 084) 07 A B!@( 7)08"7A068 )0"4" 0F 8 )" B!@H 707"" 0F7A F046F ) 74) Q RP 70)F ) 70 4A 6" & ) 0 7 )0 6 "F06)7 4 A & " 0 F) 40" 7A04"8AF)4A I 0F8F 7"0)F6 )F06F87 ) 0)47 S T( F06A) "088 40 8F )F "A C 5 60 46 0F AA0) 87) 77 U@TD )704 F 70)FA7A06 " ) ) A48 5 F04F4 06A" A0"A8 A) 788 H5 60 F A8A A0F ") )A &@ 7A0FFA 0"4) 7F088" 66 6A7 (Q "A0A6A 0" " 0 4" 46A V )A0AF6 0A76 "80 86 0 F 5 & 740" 6 067) 60A " 774)F8 &@ E 7 07F8A0A8F 0 67 87" )F ' TPD! 770"" 0A8A )04 4 )4F 7" GW & "$X XW ` Y ( & "%$X EXW 7F &Y` RG)F8G& & "&$X !EXW 7F &Y` RG)F8G& & "'$XXW ` 7Y ( & "($WX!XW a"$Y"%$Y"&$Y"'$ &G%( )% 13'1 &`5 &`5 &`5 " TF"T7F G7F F G7F G7F 7 "FTF T7F 7 "$ "%$ "&$ "'$ "($

5!6789$ @AAB2@' @A@BF@1 @G1B33@ @GCB3F' @A@BAC3 !"$ (' ))0 ))0 A) ))0""7 ))08 ) ))0) 8 (5 "40677 "40F ""407" "40))A "A0 6 9&@76"0)) 7660 F 7660AA7 "F 08 " 7680F"F B!@ "60 "60"44 "60)84 "6086F "60"F4 C DE )60748 )A088" )60 6F )604 " 8F0F7) 5 A"0 A A704 F A706)) A"0 A"0))8 G DE )"0FA) )"0)4F ))0"A )80784 ))0 6 H' )"08" ))0) 8 ))08A ))046F)"044) #$7%$ %I! 06F6 0A4) 06"" 40FF 066F G E! 740784 740" F 740"66 7408 " 740)78 ( 740 A 7 08A4 7 0 4 7 067F 740) D!P@ F04) F0)4 F08 ) F087A F048A 9( "084 )0 A6 )06 ) 80" 8 )0F ) 9C ( A0487 60 )) 60 A 607"" A08 " 9C H F)08 6 F408A6 FA0"F" F60F"8 F80)48 9G F 08)6 F407"A F40))4 F40AAF F 064A B!@( 7)08"7780F A780 487807 67)0 6 B!@H 707"" 066 06 " 70F)7 7074 Q RP 70)F 70" " 70" 670"76 70) 7 & ) 0 7 ) 07 )) 0) " ) 0 66 ) 067" & " 0 F) " 0 " 0 7 " 0A)"" 04"A I 0F8F 80 4" 0F 8 077 0" " S T( F06A) F06)7 F0678 F067A F064A C 5 60 46608)760884 608A" 604F U@TD )704 F)704 A )70A7))706"7 )70A)) 5 F04F4 F08 F0868 F0 ) F046A H5 60 F 60F)760F)" 60F86 60 6 &@ 7A0FFA740A66 7A0F86 7A0"467A0"7A (Q "A0A6A "60 )F "608 "608"" "60 FF V )A0AF6 )60 6F)60)FF )60)8))A0688 5 & 740" 67407) 740) 740A6 740A " &@ E 7 07F87 0 87 7 0 )A7 0 88 7 07FA ' TPD! 770"" 7704 " 7706"A7"0 "87708 GW & "$X " TF"T7F XW ` Y ( & "%$X&`5 G7F FXW 7F F&`g%C5G & "&$X&`5 G7F XW 7F &`g%C5G & "'$X&`5 G7F 7XW 7F 7&`g%C5G & "($X "FTF T7F 7XW a"$f""b"&$f6b"'$Y b"%$Y b"&$$T 7

CW (0 Y@7F 76 " G 7F " I 7F " G 7F Fh &D%( " !"13''%13'1 & & & & " TF"T7F " TF"T7F 7 " TF"T7F " 7F Y7F 7 "$ "%$ "&$ "'$

5!6789$ FABD3@ FAB1C2 F1BFC3 %A'@ !"$ (' "0847 "0 7 "0 F )8 (5 "0F86 "0F) "0F74Y A 9&@ FFFF B!@ FFFF C DE "40 7 "40F)A " 0687 Y F7 5 70A 4 704A) 7047A Y64 G DE 7808 780)A 780"6 Y6A H' 0"7" 07A7 078 Y)6 #$7%$ %I! AA) A6 A67 G E! 70 AA 70478 704 ) ") ( 0F ) 0F86 0F88 Y D!P@ 0668 06A4 0647 Y 7 9( F F F F 9C ( F F F F 9C H F F F F 9G F F F F B!@( F F F F B!@H F F F F Q RP F F F F & "0F 7066A 70687 Y78 & )0 6A )0776 )07 4 7A I 606 4 60A7 604A" Y F S T( 70)) 70)"F 70)7 Y 4 C 5 " " " F U@TD 406F" 40A4" 40A78 Y)7 5 0 A" 0 7 0 84Y77 H5 4F) AA A6 Y &@ 80F)A80F"F 80F )Y77 (Q 80"F7807A) 8076" Y V F0F 8606A) 606A8 Y" 5 & 80 6 80 AA 80 F) Y76 &@ E 804A8 8044 80487 Y 6 ' TPD! 808"A808 80)66 Y"F GW & "$X&" TF"T7F XW GE5" TF"T7F & "%$X&" TF"T7F 7XW GE5" TF"T7F 7 & "&$X&" TF"T7F "XW GE5" TF"T7F " & "'$X &7F Y7F 7XW a"6b"%$f"b"&$$T 7Y"$

CW@ g "$"&$ ! D Yh '! ! @ & D Y 7F & D h CW '0 Y@7F 7" " I 7F 7 &C%( " H7#13''%13'1 5GD 5GD 5GD 5GD " TF"T7F " TF"T7F 7 " TF"T7F " 7F Y7F 7 "$ "%$ "&$ "'$

5!6789$ 'D'BF2''D1BG1''D'B'2@ 'AF !"$ (' 04 0 4F 0A74Y84 (5 0 6 0767 0")) ) 9&@ F606 ) F60 FA FA0")) Y 77 B!@ 0 FF 0 4 F0) 8 Y 7 C DE A04"8A068A 60 774) 5 4086 40 7) 40444 4 G DE 0F) 0" 4 0)8""F8 H' 80 7A 804A8 80A8 48 #$7%$ %I! 6 A 7F" Y G E! 84F )A) 7)Y8 ( ")6 )"" )) A D!P@A)7 A86 6F" 7A 9( 74)4F 74 874 F Y"7F 9C ( F7 4 F 4 64)7 Y7)) 9C H " 4) " 444 " 8 )Y 4 9G "8)" "88)6 ")6"7 Y) B!@( F7FF F7 6)A)Y "" B!@H A" A" A 7 7 Q RP 6 4F 6 & 7F" 7F84 7FA""" & "F"7 "F)"" A )7 I " 47 "A8A "6 66 S T( "7) 746 74 Y) C 5 A6 A 68" YA U@TD )68F 8F478 )7 )F 5 "") "7""77 Y H5 A4 A) A)Y" &@ " 6 "4A )FA 4 (Q A8 A6) 6 ))" V A)A 6"F 6476" 5 & 7F7" 7 87 86 F" &@ E " 6 "447 "A A 8 ' TPD! 686 7F " 7F"A F GW & "$X5GD" TF"T7F XW UG5" TF"T7F & "%$X5GD" TF"T7F 7XW UG5" TF"T7F 7 & "&$X5GD" TF"T7F "XW UG5" TF"T7F " & "'$X 5GD7F Y7F 7XW a"6b"%$f"b"&$$T 7Y"$

CW@ g "$"&$ ! D Yh '! ! @ & D Y 7F & D h CW '0 Y@7F 7" " I 7F 7 &2%( ")% 13'1 & 5GD 7F 7F Y7F 7 7F Y7F 7 7F 7 "$ "%$ "&$ "'$

5!6789$ 1GDBG'@ %A'@ 'AF 1GDB1G3 !"$ (' 80) 7 )8 Y84 80)8 (5 )0)F" Y A ) )0)66 9&@ FA0687 FY 77 FA0""F B!@ 0" 8 FY 7 0 6) C DE )80674Y F774) ) 0F66 5 7F0 6 Y644 7F086" G DE "70F"6 Y6A "F8 "707)4 H' 04F Y)6 48 0A74 #$7%$ %I! 0 6 Y 0 7) G E! )0")"")Y8 )0"7 ( 087 Y A 0 F D!P@70A44 Y 77A70A6" 9( 7 0A"8 FY"7F 7 08 8 9C ( 6047" FY7)) 60)46 9C H " 0A67 FY 4 " 0A48 9G "808F7 FY) "80) B!@( F0F FY "" 60AA" B!@H 0 6 F 7 0 A Q RP "FF " & )0A " Y78 "" )0A4 & 40"6 7A )7 40) I 7"0 4" Y F 66 7"04 4 S T( "0 6 Y 4Y) "0 "" C 5 0F67 FYA 0FA) U@TD 70A47 Y)7 )F 7064F 5 70F 4Y77 Y 70F") H5 A67 Y Y" A4" &@ 0)4" Y77 4 08 A (Q 0)74Y )" 0)8) V 06AA Y" 6" 70F8F 5 & 40 8 Y76 F" 40778 &@ E 60"4" Y 6 860) 6 ' TPD! 40"7A Y"F F40"8A GW & "$X7F XW a` "" %$f` "" '$ & "%$X &XW ` 8Y "'$ & "&$X 5GDXW ` Y "'$ & "'$X7F 7XW a"$f"%$f"&$ &@%( )% 13'1 ! ! E E "$ "%$ "&$ "'$ "($

5!6789$ @A@BAC3 1ADB@1F D2FB''2 FBG'' 'GB33G !"$ (' ))0) 88078 "A0877 68 ))" (5 "A0 6 )0"A4 ""0 AA 7 )A7 9&@ 7680F"F F"0 )7 A70)67 )0 AA )07FA B!@ "60"F4 F0FF 74076A 0 6" A 8 C DE 8F0F7))80)A8 F 0)7F ) 708F8 5 A"0))8 60 67 07"76F 0 7F G DE ))0 6 " 0 44 FA08)A84F "0)F7 H' )"044) 80 A6 7 0) 4 0 "A8"F #$7%$ %I! 066F 0F46 80 )" )877" G E! 740)78 )0 44 770A46 )677F ( 740) 08 4 780)"F "6 "48 D!P@ F048A 70A7F 4048A 4" F4 9( )0F ) 780 4 " 0 )AA)AA8 9C ( A08 " A0 4) 60F"" AF88 9C H F80)48 "8047 0 7) 0 8) 064 9G F 064A ""08AF 4F0 A4 0AA 0""F B!@( 7)0 6A0A 6 )0744 0F ))86 B!@H 7074 0F 6 F0A"7 77 ) Q RP 70) 7 " 70 A6 A67 & ) 067" )0 A " 0786 A8 46" & " 04"A 40""67A0A"6 77 )"A I 0" " 7"0) F) 0"77 "F4 074) S T( F064A "0) 4407 8 "F C 5 604F 0F " A0)A 7 ) U@TD )70A)) 70) 7A06FA 886 6 4 5 F046A 0678 A08"4 F6 77A H5 60 6A7 A0F6 )4 88 &@ 7A0"7A 0) 77F0A8) F 684 (Q "60 FF 0"A4 " 047 4 678 V )A0688 06F) "80 AF ) 0778 5 & 740A " 064) 7F076" 78 768 &@ E 7 07FAA0A 8 08A" F) 8 ' TPD! 7708 0A7) )0A") 8") "4) GW & "$X XW ` )Y ( & "%$X EXW g & "&$X !EXW g & "'$XXW a` 4 "'$Y` A "%$ & "($WX!XW a"$Y"%$Y"&$Y"'$ &F%("E"" )% 13'1 ! i! E E "$ "%$ "&$ "'$

5!6789$ 1GDB1G3 1ADB@1FFBG'' AI@P !"$ (' 80)8 8078 68 "h i (5 )0)66 )0"A4 77h8i 9&@ FA0""F F"0 )7 )0 AA )h"i B!@ 0 6) F0FF 0 6" Fh4i C DE ) 0F66 )80)A8 ) h"i 5 7F086" 60 67 6F )h)i G DE "707)4 " 0 44 84F hAi H' 0A74 80 A6 0 "A hAi #$7%$ %I! 0 7) 0F46 )8 )hFi G E! )0"7 )0 44 )6 "h)i ( 0 F 08 4 "67h)i D!P@70A6" 70A7F4" 7h8i 9( 7 08 8780 4 A)A "h7i 9C ( 60)46A0 4) AF8Ah8i 9C H " 0A48 "8047 0 8) "h i 9G "80) ""08AF 0AA 8h"i B!@( 60AA" A0A 6 0F ) Fh"i B!@H 0 A 0F 6 7 "h4i Q RP " " A "h i & )0A4 )0 A A8 h7i & 40) 40""6 77 h i I 7"04 4 7"0) F "F4 h"i S T( "0 "" "0) 4 )h i C 5 0FA) 0F " 7 h6i U@TD 7064F 70) 886 )h"i 5 70F") 0678 F68h"i H5 A4" A7 )4 8h)i &@ 08 A 0) 7 F h i (Q 0)8) 0"A4 4 hFi V 70F8F 06F) ) h7i 5 & 40778 064) 78 "h8i &@ E 60) 6A0A 8 F) h)i ' TPD! 40"8A 0A7) 8")4h"i GW & "$XXW a` A "%$f` A "'$ & "%$X EXW ` A "%$ & "&$X!XW a"$Y"%$ & "'$Xi!EXW a"&$T"$ &'3%()E"E"" )% 13'1 ! ! ! ! ! ! i E !E "$ "%$ "&$ "'$ "($

5!6789$ DFAB'1' D2FB''2 'BAGA '1BCC' 1I'P !"$ (' "A06 8 "A0877 "7 ) h i (5 ""0 4F ""0 AA " )) h"i 9&@ A 04FF A70)67 84F "0 "A h6i B!@ 7A0 " 74076A 4)67h4i C DE F"0678 F 0)7F 8) 70)8 7h)i 5 70A87 07"7 0886 7h8i G DE 068F FA08)A "7""0F467h4i H' 7 06)4 7 0) 4 7F "76 h7i #$7%$ %I! 80A 80 )" 7 7F7 h"i G E! 7"0F66 770A46 7F6 Fh6i ( 780AF8780)"F "F ")8 h"i D!P@ 40A 8 4048A F h"i 9( "40)66 " 0 )A 8 4A 7h i 9C ( 60FA) 60F"" 4 ") Fh)i 9C H A0 FF 0 7) ")" 0 "" 7h)i 9G 4 08 4 4F0 A4 )8 0 A8 h4i B!@( )04" )0744 7))"8 "hFi B!@H 0F6 F0A"7767"87h i Q RP 707A 70 A6 " 46 "h8i & "70F87 " 0786 8 44A7h)i & 760744 7A0A"6 )77 h)i I )7086 ) 0"77 7" 078 7h6i S T( 40")8 407 8 " 74 h4i C 5 A0 77 A0)A "8 h i U@TD 760A487A06FA "F 6"4 "h i 5 A04 8A08"4 ) 7 ) 7h)i H5 A07) A0F6 A )4 hAi &@ 7 0A 7F0A8) " A)) "h6i (Q "70 ) " 047 F" A77 7h8i V " 06F8 "80 AF)8 0 AF "h7i 5 & 7F08AA 7F076" 77"" h i &@ E 04"6 08A" 74 76 h i ' TPD! 807FA )0A") 4) 7FF h"i GW & "$X!XW a` A "&$f` A "($ & "%$X !EXW ` A "&$ & "&$X! XW 7F &Y` QG)F G& & "'$X!!XW a"$Y"%$Y"&$ & "($X!i!EXW a"'$T"$ ((0Dc 0)6'A'@'4Q8'3 712443042)7(4'C106'@A!3'R0F)7'(1 9Q*C9U3021

! ! " #$%&#'%

(" ) 0%&1234%5163&750

1# %'0 8 8# # 9@@A("#' 0 # ** !"#$ %&'(&) %'0% %2& %2'%3 2 ) 45 &'%06 2'62 &%& %)')3) 6)% 0 # B9C9@D DC@EB FDA GBCAFA AC99@

1# 4'0 8 8# # 9@A9("#' 0 # (" !"#$ %&'6 3)) %3( %2'&3( )&0 ((&2& 45 6'(&& '60& %'22 ('&)% '%33 (%&22 0 # BGCFFH GCDGB ACD99 GECGFA GCAEA @IA9@A

1# ('0 8 P! " #"QPR " 0 # ((% (% ( 2 ( ) 4"4" 2 ' (& 20'663 2&'0 (2&' )) "" &'3%&&' && &'33 &'36& " 0&'0)% 03'& 0)'203 0)'2 2 " (%&%& (% (% (% )3 (% )6

94@$"@ ( 2 ( )"@4BCDE9F"$

1# '% " " ("#' 0 # ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ !"#$ %((0& %(( ) %(0& %(( ( %(026 45 %((0% %(( ) %(0& %(( ( %(026 0 # AI@@GG AI@@9S AI@GE9 AI@@9@ AI@GBF (" %(3%( %(3(

E4$@" ((%G (% H%%I"P@9Q"E!5$%((0&SH%&'6 T%&'(&)PUUH%T%%P V444$@"@ (% G ( 2 (% G ( )@9Q 5$%(0& S2&'0 (T20'66394"" W%(( )SH%(0& PUUH%T% P E"44""'44$@"@4"Q"4""@4 4$@"@X("X@9QW%(3%(S(% )3T(% (%%(3( S(% )6T(% (%

1# 0' ! " #"QPR " 9@9B9@9S " @ " " @ " 44" 44" " " 9@9B !"#$ %6'0%% %6'0%% %' (3 %&'%(0 %' (3 %&'%(0 45 3'(() 3'(() 2'&62 0'00& 2'&62 0'00& 0 # BECG9@ BECG9@ ECHH9 GSCBGH ECHH9 GSCBGH 9@9S !"#$ %6'0(0 %6'0(0 %' (& %&'()6 %' (& %&'()6 45 6'))& 6'))& 2'&&) 0'0 6 2'&&) 0'0 6 0 # BEC9SS BEC9SS ECHFE GSCB9B ECHFE GSCB9B

Y`4"4Q"QII$ (% @$"QI4$@"5$%6'0%%S%&'6 U%(0& B"4"Q@$"H2&'0 (@ ( 22&' ))@ ( )P "T " I$("H@9Q!'QI4$@P4"4" 5$%' (3S%6'0%%U((&2&U%(3%(4"Q">Q@$" `"" )""0 1 2614U61V 861

2"!19"9!@!&ABBC@)!""1"6@W # $## # ## 5"## &' %2 %'22( 6& '6%& 630 ?I )'60& '2)2 &(% &'2 3 0%0 1"6@W DETGB ETD HHH ATECD CEBTF

2"!519"9!@!&ABCA@)!""1"6@W # $## # ## ("# 5"## &'))6 %'% 3 20) 0'6&& %'&62 ((&3( ?I %('&63%')06 330&'323 )%( ( &&& 1"6@W HEGHG EBFG CEAA BEFBD AEG!D BPCCF!

2"!)19""Q !& " RQS" 1" 6@W ((% (% ( 2 ( ) 4"4" 02')&(06'&6& 2('2&% 2%'203 "" 2'6%% 2'036 &' )6 &'&63 " 0(' 0) 00'%33 0&'%&20&'3&( " (%023 (%%&3 (%0() (%02&

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" 1" 6@W ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ 5" %((& %((&3 %(6 ( %((&2 %()&3 ?I %((6& %((6% %(3) %((&6 %% () 1" 6@W CPBBFF CPBBFA CPBHF! CPBBG! CPCBA! 8" %% %0%% &0(

E4$@" ((%G (% H%%I"P@A9Q"E!5$%((& SH &'))6T &' %2PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$%(6&3S2('2&%T06'&6&94"" W%((& SH%(6&3PUUH%T% P c"@AFA4W4$@"@4"Q"@4 ((%G (% '$%((&3S%((& dH%((& G%((&&P 84$@"@X8"X@A9Q8W%% %0S(%0()T(%%&3%%&0(S(%02&T(%%&3

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD 5" 3')2% 3')2( %'332 6'(&& %'3& 6'(63 ?I%%'& %%'& % 0'222 3'(66 0'20& 3'(3& 1" 6@W DBEDF DBEDFC GEA! GEC GEATH GECFD &"ABAT 5" )'&3& )'&3 %')3( 6'&( %')26 6'&0& ?I%%'3&6 %%'3&& 0'&22 3' % 0'&0%3' & 1" 6@W DCEDDA DCED! GEFAD GE!CD GEGH! GE!FB

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$ 3')2%S &'))6U%(6 ( B"4"Q8@$"H2('2&%@ ( 22%'203@ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$%'332S 3')2(U((&3(U%% %04"Q">Q8@$" `"" ) ""0X) X7V)82Y

2"! 1 9"9!@ !&ABBC@) !"" X " $W)& 8 e"$5" &3'&30%3'% ( %(')%0 &'6%) ')0% e"$C45" %)' && 3'30& '2&3 6'2(2 &&3 e"$C4f" )0'(&2 2')%6 %0')3( 20'& (%('&26 e"$4 %(('&30 &'%60%%' 66& &2'%3& 3'22) X " $W)& AHCEGTF H!EBDF TECH CCE!A! AAEG!G

2"! 51 9"9!@ !&ABCA@) !"" X " $W)& 8 8" e"$5" & '0%& ( &'&&6 &'&23 %('%(( (2%%) e"$C45" %6'6(6 (3'&62 6'%0 %')(% (23)) e"$C4f" %( '02& (0&'6 % 2%'333 2'60& (02)( e"$4 %(0'6&6 (00'&3( & '(3& %3'%(% (0 0& X " $W)& A!FECDBCBEFDA CAHEFGD GDE!! BPFAA

2"! )1 9""Q !& " RQS" X " $W)& ((% (% ( 2 ( ) 4"4" 6%'&)& 3&'%02 0 0'( )00&'&)% "" %%6'%30%(0' &2 % %'&(& % 6'0%) " %&2'2%0%3 '2) (%'2 0 ()'06 " (20%& (0& (06&& (063%

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" X " $W)& ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ e"$5" %((&& %(%( %% 3) %(()& %%6&6 e"$C45" ()) 2 %(%( %% 3) %(()& %%6&6 e"$C4f" %((36 %(%( %% 3) %(()& %%6&6 e"$4 %(( 3 %(%( %% 3) %(()& %%6&6 X " $W)& CPBBD! CPBCBA CPCA!TCPBBTF CPCHFH 8" %(0)0 %(22(

E4$@" ((%G (% H%%I"P@A9Q"E!5$%((&&SH& '0%&T&3'&30PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$%% 3)S0 0'( )T 3&'%0294"" W%(%( SH%% 3)PUUH%T% P E"4A4""'44$@"@4"Q"4"A"@48 84$@"@X8"X@A9Q8W%(0)0S(06&&T(0& %(22(S(063%T(0&

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD e"$5" 6('0&( 6('0&( 0('%%& 2(' 02 0('%%& 2(' 02 e"$C45" %)'))( %)'))( %('%66 )'3%0%('% 66 )'3%0 e"$C4f"%%&'&2 %%&'&2 2%')%0 60'& ) 2%')%0 60'& ) e"$4 %%6'%26 %%6'%26 0)'2(( 66'626 0)'2(( 66'626 X " $W)& AEBAT AEBAT CACEFBF ABCEDA CACEFBF ABCEDA &"ABAT e"$5" 60'0 & 60'0 & 0%'&0(2%'6)& 0%'&0(2%'6)& e"$C45" ('30& ('30& %('&&& %('%3( %('&&& %('%3( e"$C4f"% ('2 3% ('2 3 20'33% 6&'&26 20'33% 6&'&26 e"$4 % '%( % '%( 2%' &%3('3&%2%' & 3('3&( X " $W)& FEFTC FEFTC CAHECT ABTEHACAHECT ABTEHA

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$6('0&(S& '0%&U%% 3) B"4"Q8@$"H0 0'( )@ ( 200&'&)%@ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$0('%%&S6('0&(U(2%%)U%(0)04"Q">Q8@$" `"" ) ""0 84`16))Y#1

2"! 1 9"9!@ !&ABBC@) !"" 8S & 8 g I5" 2'(02 3')6) '2 % %%'236 %'%26 g If" %('&%&60& 2( 3'3&& 66& hAAi"?$ '(2% %%& & %'63 %03 8S & FEFTC TE!C AEFFF AAECD AEBFB

2"! 51 9"9!@ !&ABCA@) !"" 8S & 8 8" g I5" 0'%2& ( 3'3&)%%'632 '2)0 (030 g If" %%'3&% ( %'(%) )' && %'&&6 ((3&( hAAi"?$ '0( (%%0%'6)6 0) ((2)% 8S & HEATT B CBEBBC AAE!DF DEDGA BPAF!C

2"! )1 9""Q !& " RQS" 8S & ((% (% ( 2 ( ) 4"4" 0&'&)% 06' )) 0&'&&20&'&)) "" % '2)6 %('((% )'3&3)'&36 " 2'%)2 6' )3 &'&)& &'%% " (02(& ( &3% ( &)) ( &3&

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" 8S & ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ g I5" ())&& ())02 () 2( ()) & (33(% g If" %(%(% %((&) %(3&( %((&( %%(&6 hAAi"?$ %(%%( %((63 %()30%(( &) %% 2& 8S & CPBBCG BPTT! BPT!B BPTTHDBPTGHC 8" %((&& %((%&

E4$@" ((%G (% H%%I"P@A9Q"E!5$())&&SH 0'%2&T 2'(02PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$()3(0S0&'&&2T06' ))94"" W())30SH()3(0PUUH%T% P c"@AFA4W4$@"@4"Q"@4 ((%G (% '$())02S())30dH())&&G%((%&P 84$@"@X8"X@A9Q8W%((&&S( &))T( &3%%((%&S( &3&T( &3%

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD g I5" %'03& %' &6 3'%)3 %0'(&) 3'2&0% '3(2 g If"% '36%% '6)2 %'%(6 %%'&36 %' &%%%'&00 hAAi"?$ '& 3 '&%0% 2 '03) %&2 '0&) 8S & FEH!G FEGFD TEDBAHECDTE!F! AFEFTF &"ABAT g I5" ('06( ('%&3 6'60& % '2 3'(6)% '(6) g If" %0'%%& % ')6) %'%%3 %%'3&% %'003 %%'&2% hAAi"?$ '&3) '&& % & '20& %6( '0) 8S & FEBHG GEFTT !ET!BAFE HCT TEG!H AFECCA

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$ %'03&S 0'%2&U() 2( B"4"Q8@$"H0&'&&2@ ( 20&'&))@ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$3'%)3S %' &6U(030 U%((&&4"Q">Q8@$" `"" ) ""04762)46a 861

2"! 1 9"9!@ !&ABBC@) !"" 4)""b 8 E8Q$ 2('&)6 %&'606 %'20& '&&03& 8AQ 0 '3)) &'0%( %')6& 0'2 & %'%33 #4 &)'% 0 2'%&0 '23& 0%'%&& %'0%3 4)""b CAEFCT DFEABB GE!THHHECGD EF!

2"! 51 9"9!@ !&ABCA@) !"" 4)""b 8 8" E8Q$ 2&')2& % '6 & %')&( 6'(&) 2'%)( (0%)& 8AQ 0&'%63 2'3 2 '&%& &'(&6 0'66 ( ( ) #4 &2'63 %)'66%0'&3) 0&'0 2 2'))3 (0& % 4)""b CDFETBG HEAC !ECFD !!EDFBCAETFBB PBTF

2"! )1 9""Q !& " RQS" 4)""b ((% (% ( 2 ( ) 4"4" %0 '&%) %2&')(& %&3'3&(%&%'&62 "" & '()6 2&'23&&('%32 &(')&2 " 3('& %(%'2 (%(3'&6& %%('6 ( " (0) 3 (0()& (0%&) (0%&

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" 4)""b ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ E8Q$ %(%%0%((3 & %%(6( %((6& %%063 8AQ %((36 %((&) %(6 3 %((&( %(33% #4 %((30%(( && %(&3& %((26 %(3 % 4)""b CPBBT CPBBFG CPB!CD CPBBGH CPCBBG 8" %( (0%(% 6)

E4$@" ((%G (% H%%I"P@A9Q"E!5$%(%%0SH2&')2&T2('&)6PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$%(3%2S%&3'3&(T%2&')(&94"" W%((&&SH%(3%2PUUH%T% P c"@AFA4W4$@"@4"Q"@4 ((%G (% '$%((3&S%((&&dH%(%%0G%(()0P 84$@"@X8"X@A9Q8W%( (0S(0%&)T(0()&%(%6)S(0%& T(0()&

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD E8Q$ &('3&0 &('3&%%&'&32 02' &6 %&'&3002' &3 8AQ 03'3%% 03'3( 3'(0% 0('66% 3'(0% 0('66% #4 &)' 2 &)' (6 &'&6%20'&0& &'&6(20'&06 4)""b CG!E!T! CG!E!FBGBEC !GCB!EFHGGBEC!DCB!EFHF &"ABAT E8Q$ & ' 62 & ' &0%6'((% 0&' & %6'((% 0&' & 8AQ 0)'0&6 0)'0&% 3'% & 0%' & 3'% & 0%' & #4 6('%(( 6('(6( &'3 )22' 2% &'3 322' 2 4)""b CFCEHDC CFCEFHD GBETGF CCBEHC! GBETGD CCBEHAB

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$&('3&0S2&')2&U%%(6( B"4"Q8@$"H%&3'3&(@ ( 2%&%'&62@ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$%&'&32S&('3&%U(0%)&U%( (04"Q">Q8@$" `"" ) ""0 614U61V 861

2"! 1 9"9!@ !&ABBC@) !"" 6@W 8 p4"T5" )'3&00' 3) &)&&'& 00&& C4@"4 )'(0 06& &30 6'6() &2 Y"IT 0)'(%6 %%'((% 0' %3 '&26 ' &% @ )'((6 ' (& %32 &' && 0& f"@"4 3'20& )30 63 &')66 0)3 6@W HGEGG CHE!GD DE!G! DTEBCA EFC

2"! 51 9"9!@ !&ABCA@) !"" 6@W 8 8" p4"T5" %('&3 '06& %'() &'%6% %'(22 (0 2& C4@"4 )'&22 203 ( 6')() &6 (%%%2 Y"IT 2%'0%) 6'266 2')02 0'0%( &'&)3 (0((2 @ %('2& %'&3) 00&6' () %'0 3 (%32( f"@"4 3')%66%& %%% 6' )66)2 (() & 6@W !BETAD CAETT HEAT GCE!TF TEFBPAD

2"! )1 9""Q !& " RQS" 6@W ((% (% ( 2 ( ) 4"4" 6&'0&& 3(') 236'(%% 33' &6 "" '6% %)'&) %'30% ' (& " & '&20 &%' 0 &&'%3( &&'(& " (0(%2 ( 200 ( &() ( &%&

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" 6@W ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ p4"T5" %((60%(( &3 %(3& %((&) %%(&( C4@"4 %((&( %((2& %(&&2 %((0& %(&06 Y"IT %((& %((23 %(&3) %((03 %(&60 @ %(%06 %(%00 %%6%0%(% 0% 0%2 f"@"4 %((&% %((2& %(&&3 %((06 %(&2 6@W CPBBFG CPBBFC CPBHGA CPBBGC CPBTBF 8" %(0%% %(00)

E4$@" ((%G (% H%%I"P@A9Q"E!5$%((60SH%('&3 T)'3&0PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$%(6& S36'(%%T3(') 294"" W%((&%SH%(6& PUUH%T% P c"@AFA4W4$@"@4"Q"@4 ((%G (% '$%((&3S%((&%dH%((60G%((&&P 84$@"@X8"X@A9Q8W%(0%%S( &()T( 200%(00)S( &%&T( 200

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD p4"T5" %%'&) %%'&6)0'36& 6'6(2 0'33% 6'&)3 C4@"4 %('(3 %('(6% %'%&6 3')%2 %'%&% 3')%( Y"IT 20'6&220'6(6 %0'&0& 0('%6%%0'&&6 0('%&( @ % ' &2% ' 2% '0 )')%) '0 3 )')%0 f"@"4 )'2 0)'2%0 3)) 3' &%2 )(2 3'&() 6@W !HECBH !HEBCC ACEH!T FGEAAA ACE!CFGEC!B &"ABAT p4"T5" %%'3(2 %%'63% 0')&0 6'3 30')& 6'3%) C4@"4 %('%& %('%0 %'%&6 3')&& %'%62 3')&3 Y"IT 22'()) 22'(%& %0'&&)0('02& %0'6(( 0('0%& @ % '330% '3&3 '22& %('2% '2&& %('2(0 f"@"4 )'23) )'26%)(6 3'&&2)%23'&&6 6@W !!EDAH !!EAGH AAECD FFECCD AAEABG FFEBGA

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$%%'&) S%('&3 U%(3& B"4"Q8@$"H36'(%%@ ( 233' &6@ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$0'36&S%%'&6)U(0 2&U%(0%%4"Q">Q8@$" `"" ) ""0 72)46a 861

2"! 1 9"9!@ !&ABBC@) !"" )""b 8 8I" 0')3( &'&&% 6&6 %&'03& %'%3& 5"hQ 0&'0&0 &')2& &0% &'600 %'%&0 BA 2 '303 %0'02 303 6'0% %'02& 4$8AQ"$ 2'0%& &' 0%' 6&%%&'&& &3) )""b CAFEDTF ECFA E!HH !GEB! DEHD

2"! 51 9"9!@ !&ABCA@) !"" )""b 8 8" 8I" 6' && &'(&% %'0&%%3'06 '23 ( 0& 5"hQ 03'%(3 &'&(2 330 6'62) 0')6 (%&6& BA 26'&32 )'))6 %')(6 0('30& 2'322 ( &( 4$8AQ"$ 6' &6 2'33& '(33 %6'6%0 '&3( ( &&3 )""b CDBEAAG AGED! FEATTDEFHBCE!H! BPAAGT

2"! )1 9""Q !& " RQS" )""b ((% (% ( 2 ( ) 4"4" % &'2)& %2(' & %&%'3 (%&2'03 "" 06'(0) 0%'&66 0&'2&%06' %2 " 3)'2&6 %(3'&23 %%&'0&)%%6'%&3 " ( ) 3( &)( 2(% ( 2%%

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" )""b ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ 8I" %(%%6 %((&& %(3 6 %((&6 %%(%( 5"hQ %((&3 %((&& %(3 6 %((&6 %%(%( BA %(()& %((&& %(3 6 %((&6 %%(%( 4$8AQ"$ %(%(& %((&& %(3 6 %((&6 %%(%( )""b CPBBTD CPBBFF CPB!AH CPBBGH CPCBCB 8" %(& 3 %(&6%

E4$@" ((%G (% H%%I"P@A9Q"E!5$%(%%6SH 6' &&T 0')3(PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$%(3 6S%&%'3 (T%2(' &94"" W%((&&SH%(3 6PUUH%T% P E"4A4""'44$@"@4"Q"4"A"@48 84$@"@X8"X@A9Q8W%(& 3S( 2(%T( &)%(&6%S( 2%%T( &)

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD 8I" )'& % )'& ( 6'063 '%2 6'063 '%2 5"hQ 2%' &)2%' &) 6'0&( 00')() 6'0&( 00')() BA &%'&%) &%'&%) %0'&)3 06'3 %%0'&)3 06'3 % 4$8AQ"$ )'& )'& 3'( & %'2)6 3'( & %'2)6 )""b CGCE!ABCGCE !AB FEDGC CCGEFT FEDGC CCGEFT &"ABAT 8I" 0('(%) 0('(%) 6'&00 '23&6'&00 '23& 5"hQ 2%')&& 2%')&& 6'&(002'2 & 6'&(002'2 & BA & '033 & '033 %0')3& 03'2(0 %0')3& 03'2(0 4$8AQ"$0('( (0('( ( 3'%)0 %'3 6 3'%)0 %'3 6 )""b CGDE!ACGDE!A HEACD CCHECF! HEACD CCHECF!

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$ )'& %S 6' &&U%(3 6 B"4"Q8@$"H%&%'3 (@ ( 2%&2'03 @ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$6'063S )'& %U( 0& U%(& 34"Q">Q8@$" `"" ) ""0V1 2#456274 861

2"! 1 9"9!@ !&ABBC@) !"" V #!" 8 8IQ5 (' (% &'333 0' %& )'&&(203 DAQT?@ ('&3( &' %% %'222 % '%36603 V #!" DBEH!CCEBTT DEFGT ACE!DH CECHF

2"! 51 9"9!@ !&ABCA@) !"" V #!" 8 8" 8IQ5 ('223 &' &20'&(% %(' 33 %' )& (200& DAQT?@ %'&&3 2')(% %') 0% '3 0 '(%% (0%&% V #!" DAECBF CBECFG GEGAD AECCC EBFBPHAF

2"! )1 9""Q !& " RQS" V #!" ((% (% ( 2 ( ) 4"4" 2('63% 2 '%(& 20'2%% 20'0&3 "" %6'6&3%&'&3) %&'206 %&'2%& " 0'( 0 &'2%6 &')62 &')2 " (20&2 (06 & (063& (063&

94@$"@ ( 2 ( )"@A4BCDE9F"$

2"! #" "" "$@" @) !"" V #!" ((%G (% (% G ( 2 (% G ( 2 (% G ( ) (% G ( ) 4$ 4$ 4$ 4$ 4$ 8IQ5 %((%% %(( & %(0%( %((%6 %( )6 DAQT?@ %((26 %(( & %(0%( %((%6 %( )6 V #!" CPBBAT CPBBAG CPBCBC PBBCH CPBATH 8" %(%& %(%&%

E4$@" ((%G (% H%%I"P@A9Q"E!5$%((%%SH ('223T (' (%PUUH%T%%P V4844$@"@ (% G ( 2 (% G ( )@A9Q8 5$%(0%(S20'2%%T2 '%(&94"" W%(( &SH%(0%(PUUH%T% P E"4A4""'44$@"@4"Q"4"A"@48 84$@"@X8"X@A9Q8W%(%& S(063&T(06 &%(%&%S(063&T(06 &

2"! 13 !& " RQS" ABAD"ABAT " @ " " @ " 44" 44"" " &"ABAD 8IQ5 %'(3 %'(3 )' 33 %%'6)2 )' 33 %%'6)2 DAQT?@ '0 ) '0 ) 6'%2) %&'%3( 6'%2) %&'%3( V #!" DEDCC DEDCC CFEDH AFETHDCFEDH AFETHD &"ABAT 8IQ5 %'(&& %'(&& )' 6& %%'63( )' 6& %%'63( DAQT?@ '0( '0( 6'%2( %&'%& 6'%2( %&'%& V #!" DEG! DEG! CFEDCF AFETDA CFEDCF AFETDA

Y`4"4AQ"QIAI$ (% @$"QI4$@"5$ %'(3 S ('223U%(0%( B"4"Q8@$"H20'2%%@ ( 220'0&3@ ( )P 8"T " I$8"H@A9Q!'AQI4$@P4"4" 5$)' 33S %'(3 U(200&U%(%& 4"Q">Q8@$" `"" ((0Dh !37G2)0*0F)'3'C17(423P0)302 ARC1)0A'C17(41)7H2)01 553'D7H2)0A)''F2@C)6'37)Q3021

!37G2)0*0F)'3'C17(423P0)302ARC1)0A'C17(41)7H2)01 553'D7H2)0A)''F2@C)6'37)Q3021 E!*@ b* @* *"#$"U"#"h $UB# P F

. )4%.)- $4) 4: 2 , : 4 4: 2 0 ) 34 4 34 4, # 0 ) . ) 5 34 4, (4)4 - , ! # A 4! ))4 4 ! # 46 4( ! # G$WUH GBc#H GXP0&2 'XH 4 ) 4Q "! # '(C392)7'( "(. =3. $4) 5 4 <'+& '1 <&#' 4"4 <1+ <1+ 5 % 2 < +' 4"1 "< " <++ <"& <"& )423 - "<+ <1+# "<'11 +<'&+ &<+ &<+ )- A "# #1 ' 4 4 4 ( * +<&' 1<"1 #<4" &< " +<41" +<41" % 2 #<# "<#&1 '<+11 <+44 #<41' #<41' .4( * 1< # 1<& <&## #<1 " '<4 '<4 F 4 A 1+ 1'+ <"&+ & +&+ +&+ '(C392)7'(')2@ cidc%f "fd$eh i%d%hc "hd$%h h$dcef h$dcef $4) 4: 2 , : 4 4: 2 0 ) , . )4%.)- 0 ) . ) 5 , ! # , # ! # 46 4( ! # 4 ) 4Q "! # 71 F3 0 )0 1 "(. =3. $4) )- < 44 <1& <4#"< 4 !"& F 4 < 4+ <+4 <"+' <1 "' "' 71F30)0')2@ "d%f& "difh %d"f$ %d"c% %i c&$ $4) 4: 2 , : 4 4: 2 0 ) )), ! 0 ) . ) 5 46 # ! # 4( ! # 4 ) 4Q "! # 302 "(. =3. $4) 5 4 <'+& '1 <&#' <1+ <1+ 5 % 2 < +' 4"1 "< " <"& <"& )423 - "<+ <1+# "<'11 &<+ &<+ )- <""" <1' <4& G6(& 1'H ! +1 4 4 ( * +<&' 1<"1 #<4" +<41" +<41" % 2 #<# "<#&1 '<+11 #<41' #<41' .4( * 1< # 1<& <&## '<4 '<4 F 4 <4'+ <'1' "<'#& G6(& 1'H < 4 < 4 ')2@ cedf%i c$de&e &#dech h$dhh% h$d&i#

T!*@ b* @* *"#"hU"#"f $4) 4: 2 , : 4 0 ) . ) 5 46 302 #! 4 4( #! 4 5 4 " " 5 % 2 &1 &1 )423 - &<14 &<14 )- !1 ! 4 ( * "<&'4 "<&'4 % 2 +# +# .4( * <'"" <'"" F 4 " " ')2@ $cd#h& $cdih& 6YABC6#5$E@Q @FgB 2 ' & 1 )( ) I)) )% 1x (F 6&I) 1 )G$cBH 1 %@$ )%E 6&B1 GF@H )#!3$ GF@f0F@iH 1 f% )f%f 1 UEEQcEEi&2 )1 2E@EcEEQ&2&(E@EcEEi&2 ( 7' 7))2

!*@ b* @* *"#$"U"#"f $UB# P F

. )4%.)- $4) 4: 2 , : 4 4: 2 0 ) 34 4 34 4, 4 0 ) . ) 5 34 4, (4)4 - , ! 4 A 4! ))4 4 ! 4 46 4( ! 4 G$WUH GBc#H GXP0&2 'XH 4 ) 4Q "! 4 '(C392)7'( "(. =3. $4) 5 4 <'+& 4#' <'" < <1" <1" 5 % 2 < +' <&+ #<"#& <'& <&4& <&4& )423 - "<+ <#&4 "#<&#"<4# <1 ' <1 ' )- A "# #1 4 ' ' 4 ( * +<&' <4#1 <" +<#1 <&# <&# % 2 #<# &< ' 4<1+ "<4 &<'+ &<'+ .4( * 1< # <+' '<+# '<+' <1&# <1&# F 4 A 1+<"& <44& +# <4 <4 '(C392)7'(')2@ cidc%f %%de"% f"d$eh c&d$ch %%d#he %%d#he $4) 4: 2 , : 4 4: 2 0 ) , . )4%.)- 0 ) . ) 5 , ! 4 , 4 ! 4 46 4( ! 4 4 ) 4Q "! 4 71 F3 0 )0 1 "(. =3. $4) )- < 44 "< '" #<&' &<#+' !4& F 4 < 4+ <1+ <4'4 <1 "&4 "&4 71F30)0')2@ "d%f& hdf%h &d%%$ ed$#& U%%i c%f $4) 4: 2 , : 4 4: 2 0 ) )), ! 0 ) . ) 5 46 4 ! 4 4( ! 4 4 ) 4Q "! 4 @@1 "(. =3. $4) 5 4 <'+& 4#' <'" <1" <1" 5 % 2 < +' <&+ #<"#& <&4& <&4& )423 - "<+ <#&4 "#<&# <1 ' <1 ' )- <""" "< +& #<1+ !+++ ' 4 ( * +<&' <4#1 <" <&# <&# % 2 #<# &< ' 4<1+ &<'+ &<'+ .4( * 1< # <+' '<+# <1&# <1&# F 4 <4'+ <441 #<4'# <&& <&& ')2@ cedf%i i#d&&f ffd&c% %hdhf" %%dh#& 6YABC6#5$E@Q @FgB 2 ' & 1 )( ) I)) )% 1x (F 6&I) 1 )G$cBH 1 %@$ )%E 6&B1 GF@H )#!3$ GF@f0F@iH 1 f% )f%f !"#$ 5' !2P( pE0pVp%64 2&@0ipiXpQ0QiQ%$)I)!2P( pp0Q% )&&&i@V 1( 7 1)' )I(g' 7)w&2 (F ( 7' 7))2 0)6'A )43? 4 4 ,- < ) + " > 4)44 ))4)4 -)) $ ) % 4 , ) 4: ) )-$ )A )-) 44 4)-2(-( 4: ) )- !@0210 (')0 )62) )60 2553'5372)0 40'43256Q )' F'(17A03 !37G2)0 10F)'3 30IC730H0()1 30H27(1 V7)67()60832H0V'3P30829@01eE&2(AeEeE 6& Y 1 $E@EcEQ 1 f%6 2V31 6 F@GEQ0@pQH0g)') !3$6 F@f F@iGp0EVpH 1 BE@EcEi 1 f%f6 2V31 6 F@GV0@VQH0g)') !3$6 F@f F@iGf0@H 6& ) 7Y 1 %E

Strategic Development Plan Proposed Plan - Background Report January 2016 Beyond the Housing Need and Demand Assessment

BACKGROUND REPORT 8

BEYOND THE HOUSING NEED AND DEMAND ASSESSMENT

January 2016

Contents

Supporting Documents 1 Commonly Used Abbreviations 1 1 Introduction 2 2 Comparison with Previous Housing Need and Demand of June 2011 (HNDA1) 3 3 Estimating Housing Need and Demand 3 4 Tenure 4 5 Setting the Housing Land Requirement 5 6 Housing Estimates (Stage 1) 6 7 Private Sector Adjusted Housing Estimates (Stage 2) 8 8 Housing Supply Targets 10 9 Implications of Factors in setting Housing Supply Targets 11 10 Summary and Resultant Housing Supply Targets 15 11 Generosity and the Strategic Housing Land Requirement 17 12 The Strategic Land Supply 19 13 Housing Need and Demand – Other Policy Considerations 22 14 Conclusions 26 15 Monitoring, Review and Delivery 27

Supporting Documents (available at www.clydeplan-sdpa.gov.uk/proposedplan2016)

Clydeplan SDP, Main Issues Report Monitoring Statement 2015 Clydeplan SDP, Main Issues Report 2015 Housing Need and Demand Assessment 2015, Glasgow and the Clyde Valley Housing Market Partnership (May 2015) including: x HNDA Technical Report 06 (TR06) ‘The Approach to Existing Need’. x HNDA Technical Report 07 (TR07) ‘Strategic Housing Estimates - Methodology and Results’ CHMA Clydeplan Appraisal (5th March 2015) Clydeplan SDP, Background Report 7, Land Supply for Housing Monitoring Report 2013 Clydeplan SDP, Background Report 9, Urban Capacity Study 2013

Commonly Used Abbreviations

CHMA Centre for Housing Market Analysis GCV Glasgow and the Clyde Valley HNDA Housing Need and Demand Assessment HLA Housing Land Audit HLR Housing Land Requirement HST Housing Supply Targets HMP Housing Market Partnership LDP Local Development Plan LHS Local Housing Strategy SDP Strategic Development Plan SR&BMR Social Rented and Below Market Rent UCS Urban Capacity Study

Page1of31

1 Introduction 1.1 This report accompanies the Proposed Strategic Development Plan (SDP) for the Glasgow and the Clyde Valley area published in January 2016. The purpose of this report is to describe the translation of the outputs from the Housing Need and Demand Assessment (May 2015), Background Report 2, and their use within the Proposed Plan. This report also provides a context for how the key matters identified in the Housing Need and Demand Assessment (HNDA) are being taken forward within the eight local authority local development plans (LDP) and local housing strategies (LHS). This exercise has been undertaken under the auspices of Clydeplan and the Glasgow and the Clyde Valley Housing Market Partnership (GCVHMP).

1.2 Matters detailed include the approach to the translation of the Housing Estimates/Adjusted Housing Estimates derived from the HNDA, to Housing Supply Targets (HST) and the Housing Land Requirement (HLR). Additionally this report provides a summary of the key issues identified in the HNDA in relation to matters such as housing need, specialist provisions, intermediate housing products and their implications for housing policy. An important part of the context for this report is the appraisal of the HNDA undertaken by the Centre for Housing Market Analysis (CHMA) dated 5th March 2015 (CHMAͲClydeplan Appraisal 5th March 2015) which summarised key findings of the HNDA and identified potential considerations for Local Housing Strategies and Development Plans.

1.3 The principal policy and guidance context is provided by:

x Scottish Planning Policy (2014); x Circular 6/2013: Development Planning x HNDA Practitioners and Manager Guide (2015), and, x Local Housing Strategy Guidance (August 2014). 1.4 Key evidence sources include:

x Clydeplan SDP, Main Issues Report Monitoring Statement 2015; x Clydeplan SDP, Main Issues Report 2015; x Housing Need and Demand Assessment 2015 including o HNDA Technical Report 06 (TR06) ‘The Approach to Existing Need’. o HNDA Technical Report 07 (TR07) ‘Strategic Housing Estimates - Methodology and Results’ x CHMA Clydeplan Appraisal (5th March 2015) x Housing Land Audit 2013 x Urban Capacity Study 2013

Page2of31

2 Comparison with Previous Housing Need and Demand of June 2011 (HNDA1) 2.1 The previous HNDA of June 2011 was undertaken under the policy and guidance regime at that time and utlised an approach which differs from HNDA2 in a number of respects.

2.2 Whilst HNDA2 utilised the HNDA Tool developed by the CHMA, HNDA1 used a ‘gross stock flows approach’ that considered market demand and social need sectors separately; a behavioural affordability model developed by economic consultants, Tribal/Optimal Economics; an approach to existing (backlog) need founded in a traditional housing need assessment that measured needs that could be met in situ as well as those requiring a net addition to the housing stock; and an established GCV population and household projection model.

2.3 The resulting estimates produced by HNDA1, particularly in respect of existing need, differ significantly from those produced by HNDA2. HNDA1 produced an estimate of existing need which included in situ need of 85,000 whilst HNDA2 estimated existing need requiring a net new unit at 11,700.

2.4 Using the HNDA Tool estimates to develop the required HSTs for this plan exercise, the authorities have developed significant comfort and joint support for the resulting targets which are considered realistic and deliverable.

2.5 Although HNDA1 and HNDA2 differed in the above respects, there were also many similarities in the identification of themes in HNDA1 that have been borne out in HNDA2 on matters such as the economy, demographics, social trends and tenure (refer Conclusions).

3 Estimating Housing Need and Demand 3.1 In relation to the estimation of housing need and demand, the relevant time periods for the SDP are, from the base year of the projection 2012, to years seven, twelve and twenty from SDP approval in 2017, i.e. to 2024, 2029 and 2037, respectively. The years 2024 and 2029 are key as it as at these years that a 5 and 10 year land supply for the Local Development Plans (LDPs), is required. The SDP also gives consideration to the general direction for the longer term recognising that the SDP and related HNDA are reviewed every 5 years with an updated assessment of housing requirements. 3.2 The HNDA Tool developed by the CHMA has been used to produce “broad long run estimates” using the 2012-based NRS Household Projections and a range of economic and demographic assumptions about the likely future performance of the housing market evidenced through an analysis of market conditions described within the HNDA report. In this context HNDA Chapter 3, ‘Key Housing Market Drivers’ is particularly relevant, along with the approach to existing need described in the HNDA Technical Report 06 (TR06) ‘The Approach to Existing Need’. 3.3 The housing estimates produced for this HNDA differ significantly from the previous HNDA as a result of: x the use of the most up to date National Records of Scotland population and household forecasts which reflect changes in the economy; x the use of the HNDA Tool provided by the CHMA which estimates future housing need and demand based on factors including household formation, income and house prices; and, x the adoption of a different approach to backlog need as an input to the model to reflect only that need which requires a new house. 3.4 These key differences have resulted in overall lower estimates of need and demand and a different tenure balance. The lower estimates are primarily due to much lower estimated

Page3of31

backlog need whilst the tenure balance reflects the way that the model operates, producing higher estimates of social and below market rent relative to owner occupation, compared with existing tenure balances.

3.5 The full detail of estimating need and demand is described in the HNDA Chapter 5, ‘Estimating the Need and Demand for New Housing’ and the following summarises the estimates of need and demand that have been derived and how these were utilised to set the Housing Supply Targets, and the Housing Land Requirement.

4 Tenure 4.1 Throughout this report, the tenure splits presented are for the private and social sectors. The private sector comprises owner occupied and private rent, whilst the social sector comprises social rented plus below market rent. These categories align with the CHMA HNDA Tool outputs and terminology. For the purposes of consistency with Scottish Planning Policy, the private and social sectors can be taken to broadly align with market and affordable respectively. However the social category does not include some private sector affordable products such as shared equity and low cost home ownership. For this reason the term “social and affordable” is used to capture social housing and private sector affordable housing.

4.2 Different analytical approaches have been developed to reflect the different geographical frameworks for private and social sector housing. The social sector is based on Local Authority boundaries, which is the geography within which this housing need generally presents and is met. The private sector is based on a Housing Market Area framework (Diagram 2) which reflects how housing choices are exercised across administrative boundaries.

Page4of31

5 Setting the Housing Land Requirement 5.1 Within the aforementioned policy context, the GCV Housing Market Partnership (HMP) and the SDPA, have prepared and jointly agreed the HSTs and set the HLR including the addition of generosity. The HLR is now reflected in the SDP Proposed Plan and will become the basis for the land supplies and related provisions for the LDPs and LHSs. This exercise was undertaken during 2015, reflecting the feedback from stakeholders through the Main Issues Report consultation early in 2015 and reported to Clydeplan Joint Committee in June 2015. 5.2 The process by which the Housing Land Requirement has been derived is represented in Diagram 1. Each of these stages is described in the following sections 6-11 with the resultant Housing Land Requirement set out in Figure 6. 5.3 Using the HNDA Tool, Stage 1 Housing Estimates were produced at local authority geography. These Stage 1 estimates were then adjusted to account for how private sector movers exercise choice within the HMA which produced Stage 2 adjusted results. The Stage 2 adjusted results were then used as the input to develop the Housing Supply Targets which set out the estimated level of additional housing aimed to be delivered on the ground, over the period of the plan.

Diagram 1 – Housing Land Requirement Process

NB: (Adjusted Housing Estimates and Generosity applies to the private sector only)

Page5of31

6 Housing Estimates (Stage 1) 6.1 The HNDA Tool for the city region produces estimates at local authority geography for four tenure categories: owner occupied, private rent, below market rent and social rent. These four categories have been grouped into two principal categories of private and social sectors. 6.2 Three demographic scenarios were considered for the future growth of the city region: Low Migration, High Migration and Sustained Growth and through the HNDA Tool these scenarios produced a range of Housing Estimates as detailed in Figure 1. Figure 1 - Housing Estimates by Tenure 2012-2029 Scenario Tenure Social Sector Private Sector (Social Rented and Below % (Owner Occupied and % Total Market Rent) Private Rent) Sustained 39,400 52,500 91,900 43 57 Growth 2,300 pa 3,100 pa 5,400 pa High 38,300 69,000 107,300 36 64 Migration 2,300 pa 4,000 pa 6,300 pa Low 33,600 42,400 76,000 44 56 Migration 2,000 pa 2,500 pa 4,469 pa pa: per annum Totals may vary due to rounding

6.3 Based on the economic and demographic drivers impacting on the city region as documented in the economic outlook report (Background Report 1) and the HNDA (Background Report 2), particularly in relation to the assumptions of modest economic growth and modest increases for incomes and house prices a number of the economic indicators pointed towards more muted growth than proposed under the previous SDP. 6.4 Taking this evidence into account, along with the feedback from the Main Issues Report Consultation, the Sustained Growth scenario, based on the NRS ‘Principal Projection’, is considered to provide the most reasonable and realistic scenario upon which to base the future planning for the strategic housing land requirements for the city region and will enable Clydeplan to plan for more ambitious growth than the evidence suggests may occur i.e. a number of the economic forecasts suggested lower growth than the Principal Projection. However the Sustained Growth Scenario was used as the basis upon which to set the Housing Supply Targets and Housing Land Requirement and that process enabled additional allowances for ambition and growth to be factored in (see HSTs). 6.5 The Sustained Growth scenario includes an estimate of 11,700 households in existing need and uses assumptions on house prices and incomes as an affordability input to the Tool, in order to model a set of household projections by tenure. This estimate of existing need (11,700) is higher than the Tool default using the Homelessness and Temporary Accommodation Pressure (HaTaP) method at just over 4,000. Therefore this has resulted in an increase in the estimation of new households of over 7,000 units to 91,900 (see HNDA Technical Report 06 (TR06) ‘The Approach to Existing Need’) 6.6 These estimates were regarded as the Stage 1 estimates for the private sector. Details of the Stage 2 adjustment are provided in Section 7, Private Sector Adjusted Housing Estimates (Stage 2). 6.7 Housing need in the social and below market rent sector, presents and is administered at local authority geographies. It is at this scale that this need generally is met through local

Page6of31

authority housing services, strategies and related budgetary provisions. For the social sector therefore, estimates of housing need from the HNDA Tool, are presented at local authority geography as are the targets and the land requirement for this sector. The social estimates including the 11,700 estimated in existing need and unable to meet their needs in the market, results in a total estimate of need of 39,400 in the GCV area over the 2012- 29 period. 6.8 Stage 1 (refer Figure 2) produces an all-tenure estimate of need and demand for the period, 2012 to 2029 of 91,900 units, approximately 5,400 per annum over 17 years: 52,500 in the Private sector and 39,400 in the Social Rented and Below Market Rent sector (SR&BMR).

Figure 2: Stage 1, HNDA Tool Housing Estimates by Local Authority

Household Change by Tenure Source: HNDA Fig 5.4 2012-2024 2024-2029 2012-2029 LA SR&BMR Private Total SR&BMR Private Total SR&BMR Private Total East Dunbartonshire 626 916 1,542 -7 -14 -21 619 902 1,521 East Renfrewshire 910 1,976 2,886 281 696 977 1,191 2,672 3,863 Glasgow City 17,964 18,931 36,895 5,712 7,950 13,662 23,676 26,881 50,557 Inverclyde -134 -602 -736 -280 -584 -864 -414 -1,186 -1,600 North Lanarkshire (BN 10 years) 4,699 7,255 11,954 770 2,045 2,815 5,469 9,300 14,769 Renfrewshire 2,138 3,949 6,087 375 871 1,246 2,513 4,820 7,333 South Lanarkshire 4,774 6,823 11,597 763 1,798 2,561 5,537 8,621 14,158 West Dunbartonshire 748 557 1,305 -21 -32 -53 727 525 1,252 GCV Total 31,725 39,805 71,530 7,593 12,730 20,323 39,318 52,535 91,853 Source: HNDA Figure 5.4, HNDA Tool results 2014, including net increase in households 2012-29 (80,125) and existing need (11,727) SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Private Figures were subject to a Stage 2 adjustment as described in the following. Totals may vary due to rounding

Page7of31

7 Private Sector Adjusted Housing Estimates (Stage 2) 7.1 Using the above Stage 1 housing estimates from the HNDA Tool, the demand estimated for private sector housing has been considered against an estimate of all future stock and supply, enabling a comparison of future estimated demand with all future estimated stock. This is sometimes referred to as an all stock/all households method. This calculation was undertaken within the housing market area framework to reflect how in reality the private sector operates, with home buyers moving house and exercising choice irrespective of local authority boundaries. Within those house movers, some are fully mobile and prepared to move across housing market areas and this is known as mobile demand. 7.2 A key purpose of this Stage 2 adjustment is to apportion that mobile demand within the housing market area framework (Diagram 2) and this resulted in: x the apportionment of over 6,000 units of mobile demand away from Glasgow and added to neighbouring authorities within the connected HMAs; x adjusted estimates which are higher for the private sector than the housing estimates from the Tool (55,407 compared with 52,535 for the 2012-29 period, this being a 5% increase from the Tool housing estimates); and x an overall increase in All Tenure figure for the 2012-29 period from 91,853 units to 95,139 units (this being a 3.6% increase).

Diagram 2: Housing Market Area Framework

Page8of31

7.3 The adequacy of the private effective stock (including the projected land supply), was compared with the estimated local and mobile demand within the city region HMA framework at the time periods 2024 and 2029. The results of this exercise are provided in Appendix A, and demonstrate surpluses of land in all tiers of the market area framework. This exercise was undertaken during the preparation of the Main Issues Report and enabled the conclusion to be drawn, that there was sufficient land available and that no significant alteration to the Plan strategy was required, subject to further review following the Main Issues Report consultation responses and the setting of the final Housing Supply Targets. A further assessment of the adequacy of the land supply when compared against the Housing Supply Targets was undertaken to inform the Proposed Plan (Refer Section 12, The Strategic Land Supply). 7.4 The results generated from the all stock/all households method, within the HMA Framework, were then estimated to local authority geography (TR07, Annex 4), and are presented below (Figure 3) and it was these adjusted housing estimates that were utilised as the basis for the development of the Housing Supply Targets. 7.5 No adjustment for mobile demand was applied to the social sector and the estimates of need at Local Authority geography from the Tool (i.e. the Stage 1 estimates) were used apart from in the case of Inverclyde where positive adjustments were made to the negative Tool estimates (arising from the NRS Projections) to reflect Inverclyde’s repopulation agenda. This increased the social sector estimates from 39,318 to 39,732 for the 2012-29 period. 7.6 For full details of the adjustments, refer to the HNDA 2015 and its Technical Report 07 (TR07) Strategic Housing Estimates - Methodology and Results.

Figure 3: Stage 2, Adjusted Housing Estimates by Local Authority

Household Change by Tenure Source : HNDA Fig 5.13 2012-2024 2024-2029 2012-2029 LA SR&BMR Private Total SR&BMR Private Total SR&BMR Private Total East Dunbartonshire 626 1,608 2,234 -7 23 16 619 1,631 2,250 East Renfrewshire 910 2,035 2,945 281 560 841 1,191 2,595 3,786 Glasgow City 17,964 15,008 32,972 5,712 5,619 11,331 23,676 20,627 44,303 Inverclyde 0 29 29 0 -2 -2 0 27 27 North Lanarkshire (BN 10 years) 4,699 8,963 13,662 770 3,579 4,349 5,469 12,542 18,011 Renfrewshire 2,138 4,967 7,105 375 814 1,189 2,513 5,781 8,294 South Lanarkshire 4,774 7,921 12,695 763 2,733 3,496 5,537 10,654 16,191 West Dunbartonshire 748 1,229 1,977 -21 321 300 727 1,550 2,277 GCV Total 31,859 41,760 73,619 7,873 13,647 21,520 39,732 55,407 95,139 Source: HNDA Figure 5.13 SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Totals may vary due to rounding NB: The SR&BMR are not adjusted from the Stage 1 estimates apart from in the case of Inverclyde where positive adjustments were made to the negative Tool estimates (arising from the NRS Projections) to reflect Inverclyde’s repopulation agenda.

Page9of31

8 Housing Supply Targets (HST) 8.1 The Stage 2 Adjusted Housing Estimates for the Private Sector, and Stage 1 Housing Estimates for the Social Sector, in the above Figure 3 were utilised as the starting point for the development of the Housing Supply Targets 8.2 Scottish Planning Policy at Paragraph 115 defines the HST as, “..…a policy view of the number of homes the authority has agreed will be delivered in each housing market area over the periods of the development plan and local housing strategy…” and that the target, “should be reasonable, should properly reflect the HNDA estimate of housing demand in the market sector, and should be supported by compelling evidence.” 8.3 The HNDA Managers Guide, Section 13 ‘Beyond the HNDA - Housing Supply Targets’ indicates that local authority housing and planning departments should work within the Housing Market Partnership to jointly agree the HST. The guidance provides eight examples of factors to be taken into account in setting targets that are “deliverable on the ground”. It states that ‘Consideration of these types of factors could result in a HST figure which may be lower or higher than the housing estimate in the HNDA.’ The GCV have taken the eight factors into account and added two additional criteria these being environmental and social considerations. The full list of factors is therefore:

x Environmental factors; x Social factors; x economic factors which may impact on demand and supply x capacity within the construction sector x the potential inter-dependency between delivery of market and affordable housing at the local level x availability of resources x likely pace and scale of delivery based on completion rates x recent development levels x planned demolitions x planned new and replacement housing or housing brought back into effective use.

Page10of31

9 Implications of Factors in setting Housing Supply Targets 9.1 In order to consider the implications of these factors, and to develop a consistent methodology across the eight local authorities of the GCVHMP, a template (Figure 4) was developed to identify the likely influences on the Private and Social sectors separately, reflecting the different way in which they operate. The template allowed the recording of whether a factor was likely to increase, decrease or have a neutral impact on the Housing Estimates and the reasons for this. 9.2 The key considerations and their impact on the Adjusted Housing Estimates is provided in the following the tables.

Figure 4: Housing Supply Target Template

Factors Description Private Evidence SR&BMR Evidence sector* Sector (+/-) (+/-) Housing Estimates (social sector) /Adjusted Housing Estimate (private sector) Judgement- 1. environmental factors based factors 2. social factors 3. economic factors which may impact on demand and supply 4. capacity within the construction sector 5. the potential inter- dependency between delivery of market and affordable housing at the local level 6. availability of resources 7. likely pace and scale of delivery based on completion rates 8. recent development levels Stock 9. Planned demolitions Projection 10. Housing brought back into factors effective use

Page11of31

Implications of Factors 1-10 Factor 1: environmental factors Key x SDP and LDP Strategies Considerations x Strategic Environmental Assessments and Evidence: x State of Environment Reports x Sustainable Development Strategies x Capability of area to absorb development x Flooding and Drainage Considerations x Green Belt Boundary Reviews Significance of SR&BMR Mainly neutral impact impact on the Private Mainly neutral impact Housing Estimates

Factor 2: social factors Key x Single Outcome Agreements Considerations x Demographics and the Ageing Population and Evidence: x Repopulation Agenda x Policies on Housing Mix x Policies on Affordable Housing x Stock pressures x Welfare Reform x Settlement profiles Significance of SR&BMR Positive impact impact on the Private Significant positive impact for authorities promoting Housing repopulation and growth agendas higher than estimates Estimates using the HNDA Tool and NRS household forecasts.

Factor 3. economic factors which may impact on demand and supply Key x SDP and LDP Strategies Considerations x Local Economic Strategies and Evidence: x GCV CPP Economic Strategy x HNDA, TR03 Oxford Economics Report x City Deal x Census 2011 x SLIMS x Recent development activity/housing completions and outlook x Housing Land Audits x Incomes and house prices x Right to Buy x Tenure Estimates Significance of SR&BMR Mainly neutral impact impact on the Private Positive impact particularly in areas where housing Housing completion rates were improving and City Deal is Estimates expected to have a positive impact, improving economic performance particularly in the longer term period 2024-29.

Page12of31

Factor 4: capacity within the construction sector Key x Housing Land Audit Considerations x Past Completions and Evidence: x Scottish Government statistics x CHMA bulletins Significance of SR&BMR Mainly neutral impact impact on the Private Mainly neutral impact Housing Estimates

Factor 5: the potential inter-dependency between delivery of market and affordable housing at the local level Key x SDP and LDP strategies Considerations x LHS and Evidence: x Strategic Housing Investment Plan x Strategic Local Programme x Housing Land Audit x Affordable Housing Policies x Development Briefs and Masterplans Significance of SR&BMR Mainly neutral impact impact on the Private Mainly neutral impact Housing Estimates

Factor 6: availability of resources Key x SDP and LDP Considerations x Action Programmes and Evidence: x Development Briefs and Masterplans x Developer Contributions x Affordable Housing Policies x LHS x Strategic Housing Investment Plan x Strategic Local Programme x Resource Planning Assumptions x City Deal x Housing Land Audit x Past Completions Significance of SR&BMR Significant negative impact for most authorities impact on the based on the likely availability of resources and the Housing need to reflect realistic and deliverable Estimates Private Significant positive impact for most authorities who having reduced the social sector targets, made a consequential increase to the private sector target.

Page13of31

Factor 7: likely pace and scale of delivery based on completion rates Key x Housing Land Audit Considerations x Recent and longer term completions and Evidence: x Planning Applications x Developer Interests x Masterplans and Development Briefs x Strategic Housing Investment Plan x Strategic Local Programme Significance of SR&BMR Mainly neutral impact impact on the Private Mainly positive impact based on views on past Housing performance and likely future performance Estimates

Factor 8: recent development levels Key As for Factor 7 Considerations and Evidence: Significance of SR&BMR Mainly neutral impact impact on the Private Mainly positive impact Housing Estimates

Factor 9. Planned demolitions Key x LHS Considerations x SHIP and Evidence: x Social housing planned demolitions Significance of SR&BMR Slight positive impact impact on the Private No impact as already accounted for in arriving at the Housing Adjusted Housing Estimates which accounted for Estimates projected stock (See HNDA 2015, TR07)

Factor 10. Housing brought back into effective use Key x LHS Considerations x LDP and Evidence: x SHIP x Social housing programme x Empty Homes Schemes x Specific local re-provisioning programmes Significance of SR&BMR Slight positive impact impact on the Private No impact as already accounted for in arriving at the Housing Adjusted Housing Estimates which accounted for Estimates projected stock (See HNDA 2015, TR07)

Page14of31

10 Summary and Resultant Housing Supply Targets 10.1 Taking the above factors into consideration has resulted in overall negative adjustments to the social sector to adjust for the likely availability of resources, a more even spread of the social sector across the planning periods, positive adjustments to the private sector and a consequential positive adjustment to the overall all tenure housing supply targets (See Figure 5). Again there are differences in how the social and private tenures are treated. Social Sector 10.2 Housing Supply Targets are set for the social sector at local authority geography and reflect realistic and deliverable estimates taking account of Local Housing Strategies, Strategic Housing Investment Plans and related resource planning assumptions. Given that the HNDA Tool estimates for this sector were a high proportion of the total housing estimates, 43% of GCV Totals (refer Figure 1), the setting of realistic and deliverable HSTs means that the social sector is nearly 8,500 units lower than the HNDA Tool estimates for the 2012 to 29 period. These units have generally been transferred to the private sector in the expectation that other affordable products and unmet social need will be delivered by the private sector. The scale of need continues to justify the application of interventions such as affordable housing policies. 10.3 These adjustments have resulted in a reduction from the estimates in the social sector targets, and contributed to an increase in the private sector targets. Private Sector 10.4 HSTs for the private sector have been developed at the market area geography in addition to local authority geography. A number of adjustments have been applied to the HNDA Stage 2 adjusted housing estimates for the private sector including: o Transfer of need from the social to the private sector described above; o Increases in the private sector to better reflect past completions, anticipated levels of delivery and the recognition of the important contribution that housing makes to the city region’s communities and economy; o Increases to reflect population and economic growth ambitions. 10.5 All of the foregoing adjustments, have had the combined effect of increasing the HNDA Stage 1 Housing Estimates for the private sector by 33% from 52,500 to 69,700 for the 2012-29 period. 10.6 For ease of reference the Stage 1 Housing Estimates and Stage 2 Adjusted Housing Estimates are repeated overleaf, together with Figure 5 showing the resultant Housing Supply Targets.

Page15of31

For ease of reference the Stage 1 and Stage 2 Estimates are repeated here. Stage 1, HNDA Tool Housing Estimates by Local Authority (Figure 2)

Household Change by Tenure Source: HNDA Fig 5.4 2012-2024 2024-2029 2012-2029 LA SR&BMR Private Total SR&BMR Private Total SR&BMR Private Total East Dunbartonshire 626 916 1,542 -7 -14 -21 619 902 1,521 East Renfrewshire 910 1,976 2,886 281 696 977 1,191 2,672 3,863 Glasgow City 17,964 18,931 36,895 5,712 7,950 13,662 23,676 26,881 50,557 Inverclyde -134 -602 -736 -280 -584 -864 -414 -1,186 -1,600 North Lanarkshire (BN 10 years) 4,699 7,255 11,954 770 2,045 2,815 5,469 9,300 14,769 Renfrewshire 2,138 3,949 6,087 375 871 1,246 2,513 4,820 7,333 South Lanarkshire 4,774 6,823 11,597 763 1,798 2,561 5,537 8,621 14,158 West Dunbartonshire 748 557 1,305 -21 -32 -53 727 525 1,252 GCV Total 31,725 39,805 71,530 7,593 12,730 20,323 39,318 52,535 91,853 Source: HNDA Figure 5.4 HNDA Tool results 2014, including net increase in households 2012-29 (80,125) and existing need (11,727) SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Private Figures were subject to a Stage 2 adjustment as described in the following. Totals may vary due to rounding

Stage 2, Adjusted Housing Estimates by Local Authority (Figure 3) Household Change by Tenure Source : HNDA Fig 5.13 2012-2024 2024-2029 2012-2029 LA SR&BMR Private Total SR&BMR Private Total SR&BMR Private Total East Dunbartonshire 626 1,608 2,234 -7 23 16 619 1,631 2,250 East Renfrewshire 910 2,035 2,945 281 560 841 1,191 2,595 3,786 Glasgow City 17,964 15,008 32,972 5,712 5,619 11,331 23,676 20,627 44,303 Inverclyde 029290-2-202727 North Lanarkshire (BN 10 years) 4,699 8,963 13,662 770 3,579 4,349 5,469 12,542 18,011 Renfrewshire 2,138 4,967 7,105 375 814 1,189 2,513 5,781 8,294 South Lanarkshire 4,774 7,921 12,695 763 2,733 3,496 5,537 10,654 16,191 West Dunbartonshire 748 1,229 1,977 -21 321 300 727 1,550 2,277 GCV Total 31,859 41,760 73,619 7,873 13,647 21,520 39,732 55,407 95,139 Source: HNDA Figure 5.13 SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Totals may vary due to rounding

NB: The SR&BMR are not adjusted from the Stage 1 estimates apart from in the case of Inverclyde where positive adjustments were made to the negative Tool estimates (arising from the NRS Projections) to reflect Inverclyde’s repopulation agenda.

Figure 5: All Tenure Housing Supply Targets by Local Authority

Household Change by Tenure 2012-2024 2024-2029 2012-2029 LA SR&BMR Private Total SR&BMR Private Total SR&BMR Private Total East Dunbartonshire 626 1,608 2,234 -7 23 16 619 1,631 2,250 East Renfrewshire 540 2,269 2,809 225 752 977 765 3,021 3,786 Glasgow City 12,000 17,972 29,972 5,000 7,581 12,581 17,000 25,553 42,553 Inverclyde 1,100 2,050 3,150 400 850 1,250 1,500 2,900 4,400 North Lanarkshire 2,640 10,080 12,720 1,100 4,200 5,300 3,740 14,280 18,020 Renfrewshire 1,800 6,047 7,847 750 1,264 2,014 2,550 7,311 9,861 South Lanarkshire 2,640 9,120 11,760 1,100 3,335 4,435 3,740 12,455 16,195 West Dunbartonshire 960 1,800 2,760 400 750 1,150 1,360 2,550 3,910 GCV Total 22,306 50,946 73,252 8,968 18,755 27,723 31,274 69,701 100,975

Source: GCVHMP SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Totals may vary due to rounding

Page16of31

11 Generosity and the Strategic Housing Land Requirement (HLR) 11.1 As indicated in SPP, plans should indicate the number of new homes to be built over the plan period. This figure should be increased by a margin of 10 to 20% to establish the housing land requirement, in order to ensure that a generous supply of land for housing is provided. SPP states that the exact extent of the margin will depend on local circumstances, but a robust explanation for it should be provided in the plan. 11.2 Given that the social sector target has already been substantially reduced from the housing estimate based on the authorities’ views on resource planning assumptions, there was a consensus that no generosity should be added to that target. To do so was considered artificial and would not reflect the intention that the Housing Supply Targets are to be “deliverable”. This results in a housing land requirement, which is the same as the housing supply target for this tenure. 11.3 In the private sector, generosity has been added to the housing supply target at 10% resulting in a housing land requirement set out in Figure 6 below. This target was set and agreed by the eight authorities mindful of the context which includes a generous existing all tenure land supply of over 117,000 units for the 2012-29 period (which provides 16% flexibility on the HST), combined with an agreed need to redouble the focus on the regeneration agenda supported by the introduction of the City Deal funding. 11.4 The private sector total land supply (99,735) is significantly higher (43%) than the housing supply target (69,701), and therefore land is not cnsidered a significant impediment to delivery in the GCV area. In this context a 10% generosity level has been agreed by the Clydeplan authorities and is considered will provide additional flexibility within the private sector housing land requirement, whilst not detracting from the urban regeneration strategy and delivery focus of the Plan. 11.5 Having made all of the adjustments described in the foregoing, which have involved reductions and adjustments to the social sector, increases to the private sector (including the 10% generosity added to the HST), the all tenure land requirement is set out in Figure 6 below. The resultant Housing Land Requirement is higher than the High Migration Scenario for the private and all tenure totals 2012-29. The total existing land supply for the plan period to 2029 is provided in Figure 6 and further detail is provided in Section 12. The breakdown by local authority is provided in Figure 7 although for the private sector, the requirement should be met across functional market areas as detailed in Figure 9.

Page17of31

Figure 6 City Region Housing Supply Targets and Housing Land Requirement

2012-2024 2024-2029 2012-2029 Clydeplan Totals SR&B SR&B SR&B Private Total Private Total Private Total MR MR MR Housing Estimates Total 31,725 39,805 71,530 7,593 12,730 20,323 39,318 52,535 91,853 Sustained Growth pa Scenario 2,644 3,318 5,962 1,519 2,546 4,065 2,314 3,090 5,404 Adjusted Housing Total 31,859 41,760 73,619 7,873 13,647 21,520 39,732 55,407 95,139 Estimates pa 2,655 3,480 6,135 1,575 2,731 4,306 2,338 3,260 5,598 Housing Supply Total 22,306 50,946 73,252 8,968 18,755 27,723 31,274 69,701 100,975 Targets pa 1,859 4,246 6,105 1,794 3,751 5,545 1,839 4,101 5,940 Housing Land Total 22,306 56,041 78,347 8,968 20,631 29,599 31,274 76,671 107,945 Requirement (inc.10% pa generosity Private) 1,859 4,670 6,529 1,794 4,126 5,920 1,839 4,510 6,350

Housing Land Supply Total 15,702 70,834 86,536 2,171 28,901 31,072 17,873 99,735 117,608 (See Figure 8) pa 1,309 5,903 7,211 434 5,780 6,214 1,051 5,867 6,918 SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Totals may vary due to rounding

Figure 7 City Region Housing Land Requirement by Local Authority (including a 10% adjustment to the Private Housing Supply Target)

Housing Land Requirement by Local Authority Includinga10%adjustmenttothePrivateSectorHSTs 2012-2024 2024-2029 2012-2029 Local Authority SR&BMR Private Total SR&BMR Private Total SR&BMR Private Total East Dunbartonshire 626 1,769 2,395 -7 25 18 619 1,794 2,413 East Renfrewshire 540 2,496 3,036 225 827 1,052 765 3,323 4,088 Glasgow City 12,000 19,769 31,769 5,000 8,339 13,339 17,000 28,108 45,108 Inverclyde 1,100 2,255 3,355 400 935 1,335 1,500 3,190 4,690 North Lanarkshire 2,640 11,088 13,728 1,100 4,620 5,720 3,740 15,708 19,448 Renfrewshire 1,800 6,652 8,452 750 1,390 2,140 2,550 8,042 10,592 South Lanarkshire 2,640 10,032 12,672 1,100 3,669 4,769 3,740 13,701 17,441 West Dunbartonshire 960 1,980 2,940 400 825 1,225 1,360 2,805 4,165 GCV Total Totals 22,306 56,041 78,347 8,968 20,631 29,599 31,274 76,671 107,945 P/A 1,859 4,669 6,528 1,794 4,126 5,920 1,839 4,510 6,349

SR&BMR - Social Rented and Below Market Rent Private - Private Rented Sector plus Owner Occupied Totals may vary due to rounding

Page18of31

12 The Strategic Land Supply 12.1 For the purposes of strategic planning, it is necessary to consider the longer term supply of land available to meet housing need and demand for the planning periods from the base year of 2012 to 2024 and 2029. Housing Land Audits in the GCV area estimate the programming of housing sites for a seven year period. To consider the longer term programming of existing housing sites and potential new sites, an urban capacity study was undertaken in 2013. The urban capacity study programmes the residual capacity of HLA sites in the post 7 year period and identifies additional new potential housing land sites. The two sources together, the HLA and the UCS, provide an estimate of the future existing planned supply as detailed in Figure 8.

Figure 8: Combined All Tenure Land Supply 2013 Source 2012-13 Total Total 2013-20 2020-24 2025-29 2029-37 Completions 2012-29 2012-37 HLA Totals 4,510 45,768 0 0 50,278 0 50,278 UCS: HLA Sites 0 26,634 20,488 47,122 21,835 69,022 UCS: Non HLA Sites 3,484 6,140 10,584 20,208 12,446 32,589 4,510 49,252 32,774 HLA + UCS Totals 31,072 117,608 34,281 151,889 86,536 Source: Background Report 7, Land Supply for Housing Monitoring Report 2013 Background Report 9, Urban Capacity Study 2013

12.2 There is a substantial supply of land for housing in the Clydeplan area, with just under 118,000 all tenure units (social and private) programmed in the 2012-29 period and more than 34,000 additional units identified into the longer term to 2037. The land supply comprises committed sites where a start has been made (350 sites, 14,350 units), uncommitted sites with planning permission (520 sites, 35,000 units), sites in Local Development Plans (240 sites, 13,900 units) and other proposed housing sites (665 sites, 54,500 units).

Source: 2013 Housing Land Audit

Page19of31

12.3 The Community Growth Areas, largely greenfield releases released through the 2006 Structure Plan, are an element of the longer term supply but comprise only a small proportion (11%) of land regarded as effective in the shorter term period. The total supply regarded as effective is 45,800 which is supplemented by an estimated 3,500 units that may come forward through the UCS and there is a range and choice of brownfield and green field sites in a variety of locations around the city region. 12.4 Further to the initial test of the land supply at the Main Issues Report stage using the all stock/all households method (refer Section 7, Private Sector Adjusted Housing Estimates), to inform the Proposed Plan a further test of the adequacy of the land supply has been undertaken using the Housing Supply Targets (plus generosity) at Housing sub market area and at Local Authority Level. 12.5 The private sector Housing Land Requirement should be met at Housing Sub-Market Area to provide for local and mobile housing demand as set out in Figure 9. To undertake the assessment of the adequacy of the land supply compared with the Land Requirement, the HSTs plus 10% generosity were aggregated to Housing Sub Market Area geography. The results are provided in Figures 9 and 10 indicate no shortfalls at local authority level but a potential shortfall emerging in the Airdrie and Coatbridge sub market area which will require to be addressed through the emerging Local Development Plan for that area. 12.6 Figure 6 outlines a potential shortfall of land for social housing of over 13,400 units i.e. 2012-29 Housing Land Supply minus Housing Land Requirement (31,274 - 17,873). However, there is a surplus in the private sector of over 23,000 units (99,735 -76,671) and in the all tenure land supply overall, of over 9,600 units (117,608 - 107,945). There is a more than adequate supply of housing land across all the SDPA area. The potential shortfall in the social sector will be met through the private sector land supply including through the application of affordable housing policies, along with sites that come forward to meet the social sector requirement as detailed in the following. 12.7 From the experience of the GCVHMP gained from monitoring previous Housing Land Audits, the land supply for the social sector is known to be windfall and resource driven. It is under-reported, being often limited to known sites in the land supply for the shorter term period for which funding for social housing exists. Programming of sites in the social sector, particularly for the medium to longer term, is at lower levels than is likely to be delivered. This sector is often reliant on windfall sites which enter Housing Land Audits closer to the point of delivery as a result of a number of factors including: the effect of the five year horizon used for resource planning in Strategic Housing Investment Plans; sites negotiated through planning permissions which are originally private tenure but for which the tenure may switch to social and affordable; and sites identified through public sector asset management such as school closures, again often not identified until closer to the point of delivery. 12.8 The GCVHMP and Clydeplan SDPA therefore concluded and unanimously agreed that the land supply is more than adequate to provide for future housing need in all tenures over the Plan periods and that no strategic scale additions to the supply are required. .

Page20of31

Housing Land Requirement Surplus/Shortfall Land Supply from HLA and UCS Figure 9, Private Housing Land Requirement by (Housing Supply Targets+10%) (Land Supply minus HSTs) Housing Sub-Market Area 2012-24 2024-29 2012-29 2012-24 2024-29 2012-29 2012-24 2024-29 2012-29 Greater Glasgow North and West 8,542 4,633 13,175 7,115 3,506 10,621 1,427 1,127 2,555 Strathkelvin and Greater Glasgow North East 4,299 1,434 5,733 3,156 991 4,147 1,143 443 1,586 Glasgow East 8,831 3,130 11,961 7,315 2,422 9,737 1,516 708 2,224 Cumbernauld 5,033 1,208 6,241 2,772 1,155 3,927 2,261 53 2,314 Greater Glasgow South 10,863 3,618 14,481 8,923 2,925 11,848 1,940 693 2,633 Renfrewshire 9,245 2,592 11,837 7,807 1,943 9,749 1,438 649 2,088 East Kilbride 3,426 1,723 5,149 3,010 1,100 4,110 416 623 1,039 Central Conurbation 50,239 18,338 68,577 40,097 14,042 54,139 10,142 4,297 14,438 Airdrie and Coatbridge 3,592 1,322 4,914 3,881 1,617 5,498 -289 -295 -584 Motherwell 5,568 4,280 9,848 4,435 1,848 6,283 1,133 2,432 3,565 Hamilton 3,819 1,394 5,213 3,010 1,100 4,110 809 294 1,103 Clydesdale 2,325 1,307 3,632 1,505 732 2,236 820 576 1,396 Eastern Conurbation 15,304 8,303 23,607 12,830 5,297 18,127 2,474 3,007 5,480

Conurbation 65,543 26,641 92,184 52,928 19,338 72,266 12,615 7,303 19,918 DMA Dumbarton and Vale of Leven 2,387 592 2,979 990 413 1,403 1,397 180 1,577 DMA Inverclyde 2,904 1,668 4,572 2,123 880 3,003 781 788 1,569 Total 70,834 28,901 99,735 56,041 20,631 76,671 14,793 8,271 23,064 GCV Totals per annum 5,903 5,780 5,867 4,670 4,126 4,510 1,233 1,654 1,357

Housing Land Requirement Surplus/Shortfall Land Supply from HLA and UCS Figure 10, Private Housing Land Requirement by (Housing Supply Targets+10%) (Land Supply minus HSTs) Local Authority 2012-24 2024-29 2012-29 2012-24 2024-29 2012-29 2012-24 2024-29 2012-29 East Dunbartonshire Total 2,547 185 2,732 1,769 25 1,794 778 160 938 East Renfrewshire Total 3,223 1,122 4,345 2,496 827 3,323 727 295 1,022 Glasgow City Total 23,766 10,775 34,541 19,769 8,339 28,108 3,997 2,436 6,433 Inverclyde Total 2,950 1,668 4,618 2,255 935 3,190 695 733 1,428 North Lanarkshire Total 14,193 6,810 21,003 11,088 4,620 15,708 3,105 2,190 5,295 Renfrewshire Total 7,866 1,815 9,681 6,652 1,390 8,042 1,214 425 1,639 South Lanarkshire Total 12,544 5,297 17,841 10,032 3,669 13,701 2,512 1,629 4,141 West Dunbartonshire Total 3,745 1,229 4,974 1,980 825 2,805 1,765 404 2,169 GCV Totals Total 70,834 28,901 99,735 56,041 20,631 76,671 14,793 8,271 23,064 P/A 5,903 5,780 5,867 4,670 4,126 4,510 1,233 1,654 1,357

Page21of31

13 Housing Need and Demand – Other Policy Considerations 13.1 In addition to the quantification of need from the HNDA Tool and its translation to Housing Supply Targets and Land Requirements, a number of other key matters were identified in the HNDA and through the CHMA appraisal process, which require to be considered through Development Plans, local housing strategies and other related strategies. 13.2 Themes identified in HNDA1 that have been borne out in HNDA2 include: the growing population but slowing rates of household formation; ageing of the population; problems of access to mortgage finance and a reduction in the long term rate of growth of owner occupation; the likelihood of greater demand for private renting but a slowing in the growth of the private sector generally; increased need for social housing and a levelling-off of the longer term decline in the social rented sector. 13.3 Within these broad trends there are many local variations relevant to each local authority area. In general terms however the key additional matters for consideration include the following. 13.4 Economic and Fiscal Context x Total employment has fallen by 9% since 2008, equivalent to 86,000 job losses in the GCV area, with the general economic outlook muted. 13.5 Demographics and Social Trends x Within an overall picture of population and household growth to 2029, population growing at 3,500 per annum and households at 4,700 per annum. Household size continues to reduce but the rate of household formation is slowing. Marked differences are projected across the city region, including stabilisation and decline in some areas. x The projected population growth of 60,000 in 2012-2029 is mainly due to the rise in the elderly population. Over that period the population age 65+ is projected to rise by 113,000 and within that, sizeable increases in the 75+ age group are projected. The population age 0 to 64 is projected to fall by 53,000. x There is an estimated housing need and demand of 5,400 per annum to 2029 comprising 2,300 in the social sector and 3,100 in the private sector. 13.6 Tenure x Owner occupation is out of reach for many potential first time buyers. x There has been substantial growth in private renting which now accounts for 13% of all GCV homes and there is a requirement for commensurate policy responses to improve the quality of that tenure in relation to both stock and management. x The potential for large scale investment in the private rented tenure merits further exploration. x The decline in the social rented sector has plateaued: Right to Buy sales have decreased substantially over recent years and new build and acquisition programmes in the local authority and RSL sectors are now close to compensating for stock lost through the RTB, regenerations programmes and so on. There remains continuing high need and demands within this sector. x There have been substantial reductions in private sector new build completions which represent a declining proportion of total completions.

Page22of31

13.7 Stock Profile, Pressures and Management Issues x The range of issues associated with rebalancing the social housing stock to meet current and forthcoming needs and demands, together with the challenges of addressing the housing quality and environmental agenda, are explored in detail in the HNDA and its related appendices and technical reports. x Social stock is in high demand and around 26,000 households are currently overcrowded with around 7,000 households both overcrowded and concealed. x Further initiatives and resources require to be directed to address fuel poverty and the energy efficiency of stock, particularly older stock, in order to meet the Energy Efficiency Standard for Social Housing (EESSH) and assist in achieving the Climate Change (Scotland) Act 2009 target of reducing carbon emissions by 42 per cent by 2020 and 80 per cent by 2050. Although the forthcoming building regulations will improve the sustainability of new build housing, the need to retrofit existing older stock highlighted in Scotland's Sustainable Housing Strategy 2013, remains a policy challenge. x Housing quality and the related health and wellbeing of householders, remains an issue particularly where it combines with wider area renewal and regeneration concerns, including low demand stock and issues around void management. x 49% of households in the city region live in flats, of which over half reside in Glasgow. x Stock restructuring e.g. in relation to high rise flatted development, may be required in some areas to address locally identified mismatch of demand and supply. x There is an increasing demand for smaller properties due to the ageing population and welfare reform. x In all areas but particularly where fewer smaller properties are available, Welfare Reform and the economic downturn are impacting on housing need and waiting list pressures. 13.8 Specialist Provision x Projections for the period to 2029 suggest that the numbers of people and numbers of households headed by older people, and in particular the older age groups (75+), will grow at an increasing rate with some notable variations across the city region. Many authorities are likely to see growth in households headed by someone aged 75+ of around 50% between 2012 and 2029, a major consideration for local authorities and other housing and care providers. x The prevalence of age related illness and the need for low, medium and high levels of housing and care support for the elderly is set to increase markedly. There is a presumption towards self directed support and personalised housing services. x Older home owners may not be as able to maintain their properties, and measures are required to enable older households to finance and manage repairs and maintenance of their properties. x In addition to the 2007 building standards, further measures may require to be taken to enable housing needs to be met, including through flexible design solutions facilitated through advances and innovation in building technology. x None of the areas with local authority Gypsy/Traveller site provision recorded significant unmet need or demand for pitches. Anecdotal evidence suggests that the number of unauthorised encampments may be increasing in some areas during

Page23of31

the spring and summer, though recorded evidence is inconclusive.. There may be a case for these areas (possibly jointly) to review the number and level of encampments, with a view to reviewing the need for a transient site. x The evidence base on Gypsy/Traveller and Travelling Showpeople dates from 2007. This evidence suggested no need for additional site or pitch provision, however, the current position is requires to be refreshed to establish whether this remains the case. The partner authorities are jointly developing a brief with a view to updating the findings of the 2007 study (based on secondary data) to provide a clearer understanding of housing needs and appropriateness of current provision. 13.9 Affordability x Although house prices have declined since 2008, particularly lower quartile house prices, so have lower quartile incomes, leading to a reduction in affordability for those on lower incomes. x House prices for lower quartile new build housing are very high when compared to lower quartile housing in the general market, making entry to new build housing for lower income earners increasingly challenging. x Affordability is an acute issue in some localities where house prices are high. 13.10 First time buyers (FTB) are an important driver to enable sustainable housing market growth. The economic forecast, including moderate growth projections for house prices and household incomes, indicate measures to support FTB to enter the market, such as ‘Help to Buy (Scotland)’ and other schemes as Open Market Shared Equity and Mortgage to Rent, remain relevant and important local policy considerations. 13.11Affordable Housing Need 13.12 SPP requires that where the housing supply target requires provision for affordable housing, strategic development plans should state how much of the total housing land requirement this represents. The original estimates of need from the Tool, indicated social housing needs in the order of 39,300 compared with total need of 91,800 in the 2012-29 period which is an average of 43% and the adjusted housing estimates did not vary significantly in proportion. However, when setting what are considered to be realistic and deliverable housing targets, the estimate and proportion of social housing was reduced from 39,330 to 31,200 Figure 6). Underlying that transfer of 8,000 units of need to the private sector, there is an implicit assumption that other affordable products and unmet social need will be delivered by the private sector. The scale of this need continues to justify the application of affordable housing policies and other similar interventions to deliver housing that meets needs. 13.13 As indicated in SPP, it will be for each authority to consider the detailed composition of housing need however given the HNDA estimates, there is currently some significant justification for retention of existing affordable housing policies. 13.14 Given the scale and nature of housing need identified in HNDA2, consideration should be given to the need for housing polices which may be required in a range of locations and circumstances, to address matters including affordability, demographics and the ageing population, specialist housing need, tenure composition, and house type and size. 13.15Delivery 13.16 In the private sector where annual completions are running at around half of long term averages (3,000 as compared with 6,000), there is a need for a range of innovative measures to support and improve delivery, from both the public and private sector. Such measures will include the delivery of products which are affordable and meet the needs of the ageing population.

Page24of31

13.17 In the social sector, where delivery has remained relatively constant given funding availability, there is scope for further innovation and development of delivery models that meet a range of housing needs. 13.18 There is potential to develop and increase the delivery of affordable housing products such as low cost home ownership, shared equity and entry level housing for sale, which will assist in meeting those transferred housing needs noted above, particularly of first time buyers, and support delivery in the private sector. 13.19 Implementation of developer contribution policies, either for Affordable Housing Policies or other provision to meet identified needs, will require to be applied in a proportionate and flexible manner, taking due consideration of development viability

Page25of31

14 Conclusions 14.1 In meeting housing need and demand, both the public and private sector have a role to play. The focus of local authority and other public sector activity should be on those matters identified as priorities through the HNDA process. These include the ageing population, affordable and intermediate housing, support for first time buyers and younger households accessing housing, housing quality and fuel poverty, the need for stock restructuring and a focus on enhancing delivery of all housing. 14.2 The work undertaken to derive the HSTs and HLR, has confirmed the view at the Main Issues Report stage of this process that a sufficient land supply for future development exists to meet housing need and demand in the Clydeplan area, both a short term effective as well as a longer term established land supply, which enables the Clydeplan authorities to maintain an ambitious approach which supports economic growth through the delivery of new housing. 14.3 There are almost 100,000 units of private sector land supply available to 2029 which will enable delivery of 5,800 units per annum compared with the housing supply targets set at 4,100 per annum and the adjusted estimates of 3,300 per annum (Figure 6). There is sufficient existing land supply to deliver the levels of growth identified in the High Migration Scenario (Figure 1) which estimated approximately 4,100 units per annum in the private sector and 6,300 units per annum for all tenures. Recent completions in the Clydeplan area are however running at approximately 3,000 per annum in the private sector and 4,500 per annum for all tenures. 14.4 The support of an ambitious planning context provided by the Strategic and Local Development Plans in the Clydeplan area has resulted in substantially more land available than the private sector is currently delivering or capable of delivering. If private sector output is increased year on year by 10%, as Homes for Scotland suggests, (which at some point must plateau), starting from current levels of just over 3,000 per annum, it will take 4 years to reach the levels of delivery set in the housing supply targets averaging at 4,100 per annum. Also at 10% year on year growth there is a currently a sufficiency of land supply to meet private sector housing demand at Year 12 of the projection period (70,800 supply as compared with 69,800). (This calculation is for illustrative purposes only and does not allow for changes in the land supply as a result of annual completions and additions.). 14.5 With house sales and transactions still significantly lower than pre recessionary rates, house prices showing little signs of strengthening, and mortgage lending rates at their lowest in a generation (but likely to rise), the housing recovery seems currently fragile. Within this context Clydeplan will aim to promote development, further develop a focus on delivery and support a recovery in housebuilding and related economic activity. 14.6 A focused and ambitious Plan is only one of the tools required to support delivery. The issues surrounding the delivery of housing are more far reaching than the identification of land for housing and the debate and activity require to focus more fully on funding deficits, addressing infrastructure constraints, development viability, market interest and related issues. 14.7 The policy response required is therefore public sector interventions to support and encourage development delivery with an emphasis on the delivery of the established land supply. This agenda is strongly reflected in the Proposed SDP and the accompanying Action Programme. Innovation within the housing delivery organisations is also to be encouraged and supported. 14.8 The challenge for Clydeplan and its constituent local authorities is to provide the land and policy context, as well as an enabling culture, and to work with the development and house-building sector to achieve the housing delivery required to meet the estimated housing need and demand. The policy context must also aim to support

Page26of31

sustainable development and secure quality housing in the right locations that fit with the SDP’s Vision and Spatial Development Strategy. 14.9 Clydeplan will continue to work collaboratively with stakeholders and will seek to develop a consensus view of the issues and potential actions required to address such matters, both within the Proposed Plan and in the identification and implementation of the actions for the Action Programme and beyond.

15 Monitoring, Review and Delivery 15.1 The HNDA was prepared during 2014 and formed the foundation for the Main Issues Report consultation in January 2015. Clydeplan chose at this time to be consultative on its approach to the setting of HSTs and not to take a fixed view on the scale of HSTs at that early stage in the plan preparation. The results of the Main Issues Report consultation, combined with ongoing monitoring of trends in the wider economy and housing related trends during 2015, have informed the approach now being taken within Clydeplan’s Proposed Plan. 15.2 During 2015, Clydeplan and Homes for Scotland have had productive dialogue around the issues relevant to the delivery of quality homes focussing on the land supply, its effectiveness, appropriate policy responses and delivery mechanisms, under the context provided by Clydeplan Policy 7,Joint Action Towards the Delivery of New Homes and this activity will be continued. 15.3 During 2016 the Clydeplan team will continue to facilitate the activities of the GCVHMP, including ongoing monitoring of trends relevant to the housing, the development of more effective methods of data collection and HNDA processes, and preparation of an HNDA3 project plan. 15.4 HNDA3 will be required in advance of the next SDP Main Issues Report required before January 2019. 15.5 In relation to the delivery of the Proposed Plan strategy, Clydeplan will continue to work with its partners and wider stakeholders, with a renewed focus around the activities identified in the Action Programme, which will be refreshed at least every two years. The new Planning Advice Note on Planning Delivery due in 2016 will be likely to influence the ongoing activities around the promotion of delivery and all of the aforementioned review processes will also take cognisance of the Scottish Government Planning Review currently in progress and due to report in May 2016.

Page27of31

Appendix A

ExtractedfromHNDA(May2015), TechnicalReport07(TR07)StrategicHousingEstimatesͲMethodologyandResults. Table 8.7 Comparison of Private Sector Supply and Demand at 2024 - Planning Scenario

STAGE1 Locally Targeted Effective Stock Housing Sub-Market Area Demand at 2024 at 2024 Local Shortfall Local Surplus ABCD (Tbl 8.5 I) (Tbl 7.2) (=A-B) (=B-A) 1 Greater Glasgow North and West 98,303 102,563 0 4,260 2 Strathkelvin and Greater Glasgow North East 32,377 36,222 0 3,845 3 Glasgow East 38,248 45,533 0 7,285 4 Cumbernauld 30,031 33,735 0 3,704 5 Greater Glasgow South 122,664 126,913 0 4,249 6 Renfrewshire 74,574 80,690 0 6,116 7 East Kilbride 33,221 35,266 0 2,045 8 Central Conurbation 429,418 460,922 0 31,504

9 Airdrie and Coatbridge 33,764 35,086 0 1,322 10 Motherwell 42,520 47,106 0 4,586 11 Hamilton 36,752 39,737 0 2,985 12 Clydesdale 21,376 23,300 0 1,924 13 Eastern Conurbation 134,412 145,229 0 10,817

STAGE 2 Local Surpluses Mobile Demand at 2024 (from 2nd Tier Market Area at 2024 Stage 1) Mobile Shortfall Mobile Surplus (Tbl 8.5 I15, I16) (Tbl 8.7 D8, D13) (=A-B) (=B-A) 14 Central Conurbation 12,873 31,504 0 18,631 15 Eastern Conurbation 3,412 10,817 0 7,405 16 16,285 42,321 0 26,036

STAGE 3 Mobile Surplus Mobile Demand at 2024 (from 1st Tier Market Area at 2024 Stage 2) Mobile Shortfall Mobile Surplus (Tbl 8.5 I17) (Tbl 8.7 F16) (=A-B) (=B-A) 17 Conurbation 1,882 26,036 0 24,154

Effective Stock Individual HMA Demand at 2024 at 2024 Shortfall Surplus (Tb l 6.3+ RTB Tbl 7.2) (Tbl 8.7 F16) (=A-B) (=B-A) 18 Dumbarton and Vale of Leven 15,265 17,281 0 2,016 19 Inverclyde 24,549 27,768 0 3,219

GCV-wide position (S/D Comparison at 2024) (Completions+H Projected completions (12-24) included in 20 70,834 LA +UCS Tbl above projected stock figures 7.2) (=C8+C13+C16+ 21 Sum of above surpluses/shortfalls 29,389 C17+D17+C18+ D18+C19+D19) 22 Required completions (12-24) 41,445 (=A20-A21) 23 Required completions - annual 3,454 (=A22/12)

Note: Table 8.7 provides the input for Core Output 2 in the HNDA 2015 Chapter 5, Figure 5.9.

Page28of31

ExtractedfromHNDA(May2015), TechnicalReport07(TR07)StrategicHousingEstimatesͲMethodologyandResults. Table 8.8 Comparison of Private Sector Supply and Demand at 2029 - Planning Scenario

STAGE1 Locally Targeted Effective Stock at Sub-Market Area Demand at 2029 2029 Local Shortfall Local Surplus ABCD (Tbl 8.6 I) (Tbl 7.2) (=A-B) (=B-A) 1 Greater Glasgow North and West 101,099 107,150 0 6,051 2 Strathkelvin and Greater Glasgow North East 32,727 37,641 0 4,914 3 Glasgow East 39,726 48,632 0 8,906 4 Cumbernauld 30,475 34,931 0 4,456 5 Greater Glasgow South 126,528 130,475 0 3,947 6 Renfrewshire 75,597 83,251 0 7,654 7 East Kilbride 33,751 36,972 0 3,221 8 Central Conurbation 439,903 479,052 0 39,149

9 Airdrie and Coatbridge 34,727 36,395 0 1,668 10 Motherwell 43,107 51,343 0 8,236 11 Hamilton 37,314 41,112 0 3,798 12 Clydesdale 21,706 24,594 0 2,888 13 Eastern Conurbation 136,854 153,444 0 16,590

STAGE 2 Local Surpluses at Mobile Demand 2029 (from Stage 2nd Tier Market Area at 2029 1) Mobile Shortfall Mobile Surplus (Tbl 8.6 I15, I16) (Tbl 8.8 D8, D13) (=A-B) (=B-A) 14 Central Conurbation 13,212 39,149 0 25,937 15 Eastern Conurbation 3,467 16,590 0 13,123 16 16,679 55,739 0 39,060

STAGE 3 Mobile Surplus at Mobile Demand 2029 (from Stage 1st Tier Market Area at 2029 2) Mobile Shortfall Mobile Surplus (Tbl 8.6 I17) (Tbl 8.8 F16) (=A-B) (=B-A) 17 Conurbation 1,926 39,060 0 37,134

Effective Stock at Individual HMA Demand at 2029 2029 Shortfall Surplus (Tb l 6.3+ RTB Tbl 7.2) (Tbl 8.8 F16) (=A-B) (=B-A) 18 Dumbarton and Vale of Leven 15,247 17,867 0 2,620 19 Inverclyde 23,932 29,419 0 5,487

GCV-wide position Projected completions (12-29) included in (Completions+HLA 20 99,735 above projected stock figures +UCS Tbl 7.2) (=C8+C13+C16+C 21 Sum of above surpluses/shortfalls 45,241 17+D17+C18+D18 +C19+D19) 22 Required completions (12-29) 54,494 (=A20-A21) 23 Required completions - annual 3,206 (=A22/17)

Note: Table 8.8 provides the input for Core Output 2 in the HNDA 2015 Chapter 5, Figure 5.10

Page29of31 Page 16 of 41

Appendix A· Draft Housing Supply Target Template

The factors that could be taken into consideration are listed in the tables below. The tables have been separated for the two time periods required in the HNDA, 2012-2024 and 2024-2029.

Please indicate in the Private and SR&BMR columns if you have taken any of the 10 factors into account by simply entering a '+' or a '-' depending on whether the factor increases or decreases the Adjusted Housing Estimate. Please list your evidence to inform this choice.

If you are not using a factor to alter your figures then just leave it blank.

In the 'Total Adjusted Housing Estimate' rows please enter your adjusted (or not) HST figure for the Private and SR&BMR sectors for the time periods given.

Draft Housina Su oolv Taraet Template 1: 2012-2024 Factors Description Private Evidence SR&BMR Evidence Sector* Sector I {+/-) {+/-) Adiusted Housin< Estimate (Fia 5.131 -600 -135 Judgement· 1. environmental factors n/a n/a based factors 2. social factors + GCV SOP; IC SOA1; & IC + IC LHS & IC LOP (2014) LO P (2014) 3. economic factors which may impact n/a n/a on demand and supply 4. capacity within the construction n/a n/a sector 5. the potential inter-dependency + IC LP (2005), LOP (2014) + IC LHS, SHIP & SLP between delivery of market and (including potential use of affordable housing at the local level Affordable Housing Fund receipts) 6. availabilitv of resources

5 Page 17 of 41

Stock 9. Planned demolitions - Already taken into + IC LHS, SHIP Projection account for private sector factors as part of supply/demand comparison (Table 7.2 of TR07) 10. Housing brought back into effective - Already taken into (+) ICHTMR use account for private sector as part of supply/demand comparison (Table 7.2 of TR07) Transfer between tenure !number\ nfa n/a Total Adiusted Housing Estimate 2012-24 2,050 1,100 .. . 'Please note that Pnvate sector figures are m,t1al figures before they are considered m the HMA framework at the next stage m the process.

Dra ftH ousma s u 1n1vI Tarae tT emo :ate 2 : 2024- 2029 Factors Description Private Evidence SR&BMR Evidence Sector* Sector (+/-) {+/-) Adjusted Housini Estimate I Fig 5.13) -585 -280 Judgement- 1. environmental factors n/a n/a based factors 2. social factors + GCV SOP; IC SOA1 & IC + IC LHS & IC LOP LOP 3. economic factors which may impact n/a n/a on demand and suoolv 4. capacity within the construction n/a n/a sector 5. the potential inter-dependency + IC LP (2005) & LOP + IC LHS, SHIP & SLP between delivery of market and (2014) (including p-otential use of affordable housing at the local level Affordable Housing Fund receiots) 6. availabilitv of resources n/a - SG RPAs; IC SHIP/SLP 7. likely pace and scale of delivery + IC LOP (201 4), HLS/UCS + IC HTMR; IC R&P Annual based on completion rates Audits; HfS response to Monitoring audits

6 Page 18 of 41

8. recent develooment levels n/a n/a Stock 9. Planned demoLitions - Already taken into (+) IC LHS, SHIP Projection account for private sector factors as part of supply/demand comparison (Table 7.2 of TR07) 10. Housing brought back into effective - Already taken into (+) IC HTMR use account for private sector as part of supply/demand comparison {Table 7.2 of TR07) Transfer between tenure (number) I n/a n/a Total Adjusted Housing Estimate 2024-24 850 400 *Please note that Private sector figures are initial figures before they are considered in the HMA framework at the next stage in the process.

Notes: (1) Housing Estimates rounded to nearest 5 units. (2) (+) denotes limited/marginal adjustment (3) Factor 6, uncertain for 2024-2029 (4) Factor 6 & 8 (nla)- not applicable or relevant for 2024-2029 period. (5) Evidence applies where noted to both sectors. (6) Abbreviations - 'SG RPAs': Scottish government Resource Planning Assumptions; 'IC HTMR': Inverclyde Council Housing Trent Monitoring Report (annual monitoring of both planning and housing activities); 'RCH' River Clyde Homes (RSL); 'IC R&P': Inverclyde Council Regeneration and Planning.

7 Strategic Development Plan Proposed Plan - Background Report January 2016 Urban Capacity Study 2013

STRATEGIC DEVELOPMENT PLAN

PROPOSED PLAN

BACKGROUND REPORT 9

URBAN CAPACITY STUDY 2013

January 2016 Contents

1. Context 2. Purpose 3. Urban Capacity Study 2013 4. Timing of Survey 5. Definitions 6. Programming and Time Periods 7. Survey Methodology and Sources 8. Source of UCS Sites 9. Current Use Analysis 10. Confidentiality 11. Results and Programming 12. Programming 13. Tenure 14. Using the Data

Appendix: Urban Capacity Study 2013 Guidance Note 1. Context 1.1 The Strategic Development Plan requires to provide for the future development of the Glasgow and the Clyde Valley city region over the next 20 years and to ensure that sufficient land for housing is available to meet need and demand over the plan periods set out in Scottish Planning Policy (SPP). In doing so, consideration requires to be given to the existing supply of effective housing land in the short term as well as the availability of a longer term supply. 1.2 An important component of planning for longer term housing land requirements is an assessment of the additional longer term capacity for housing land. Urban Capacity Studies (UCS) have been undertaken in 2004 and 2009 in support of previous iterations of the strategic development plan for the city region. 1.3 The use of UCS is also encouraged within national planning policy and referenced in Scottish Planning Policy (paragraph 48) and also within Planning Advice Note 2/2010: Affordable Housing and Housing Land Audits (HLA).

2. Purpose 2.1 The purpose of an UCS is twofold: 1) to provide an estimate of the likely contributions to the housing land supply from additional housing land opportunities not currently in LDPs or within HLA; and, 2) to provide the longer term programming for the periods for which the SDP is required to plan, for both existing sites in the HLA and the potential additions to the supply identified through this study.

3. Urban Capacity Study 2013 3.1 In 2013 the 8 Clydeplan local authorities undertook an UCS in order to assess the potential delivery of additional land for housing beyond that already included within the 2013 Housing Land Audit (HLA) and the results are now collated in this report. The study essentially considered two components: 1) the non effective component of existing sites already within the HLA Established Land Supply, with potential for delivery of homes in the longer term periods beyond 2020; and 2) new sites which are not already in the HLA and could come forward for development either in the short or longer term. 3.2 The UCS takes a strategic approach relying on sites of 10 or more units unlike the HLA which considers sites with a capacity of 4 units or more. Further additions to the supply will therefore arise from smaller developments, conversions and the subdivision of small or single plots adding additional flexibility to the estimates of the land supply.

4. Timing of Survey 4.1 The base year for the UCS is 2013 (31st March 2013). The HLA component reflects the finalisation of each local authorities HLA 2013 following consultation with Homes for Scotland.

5. Definitions 5.1 The UCS is a strategic assessment of additional housing land capacity within the region focussing on the identification of additional and longer term sites of 10 or more units. This differs from the HLA which considers sites of only 4 or more units. 5.2 In order to provide a more complete picture of additional housing land supply coming forward through the LDP processes and not recorded in the Housing Land Audits it was agreed that the study should also include a category for Green Belt or Other Non-Urban release sites, and in this respect the study looks beyond the urban area.

6. Programming and Time Periods 6.1 The time periods utilised for the estimated programming of UCS sites, are based on the guidance in the Draft SPP. For the SDP which it is anticipated will be approved by Scottish Ministers in 2017, the relevant time periods are as follows:

SDP Timelines UCS Time Periods SPP Requirements (paragraph 118)

1st April 2013 - 31st March 2020 (to align with 2013 HLA base)

SDP Submission 1st April 2020 - 31st March Following SDP approval May 2016 2024 (2017) the SDP is to identify LDP requirements to year 7 (to 2024). This builds in up to 2 years for LDP adoption (post SDP SDP Approval 2017 approval in 2017) to ensure a minimum 5 year effective supply in the LDP at all times (2019 - 2024). 1st April 2024 - 31st March SDP to set out 2029 requirements to year 12 beyond the predicated year of SDP approval (to 2029). 1st April 2029 - 31st March Indication of possible 2037 scale and location of housing land up to year 20 after SDP approval (to 2037)

7. Survey Methodology and Sources 7.1 The survey methodology is included in the Appendix. 7.2 The 'non-effective' element of sites from the Housing Land Audit was the main source for the period beyond 2020. 7.3 For other sites not in the existing HLA the sources were as follows: x Previous Urban Capacity Studies; x The Vacant and Derelict Land Survey; x Industrial and Business Areas; x Public Sector Demolitions; x Car Parks; x Green Spaces; x Green Belt Release/Other Non Urban x Potential and Pending Planning Applications x Other potential sources included schools, hospitals, prisons, care establishments, NHS, Scottish Water and other similar large public sector land holding bodies and mixed use developments.

8. Source of UCS Sites 8.1 Sites in the HLA account for over two thirds of all sites in the 2013 UCS. Of the remaining sites, the main sources are Local Authority surplus assets and demolitions, vacant land, and site in industrial and business areas. 8.2 Where further information was provided on Capacity Source including where the Capacity Source was given as “Other”, further information indicates that sites were sourced from sites coming forward through emerging LDPs, green belt and non urban locations, registered social landlords land holdings, and sites removed from the HLA.

Capacity Source Total No of % Total No of % Capacity Source Sites Units HLA 702 66% 68,962 68%

Other 131 12% 17,795 18% Residual Vacant Land 84 8% 2,791 3%

LA Surplus Assets 47 4% 1,944 2%

Public Sector Housing 41 4% 1,963 2% Demolitions Industrial And Business 21 2% 5,549 5% Areas Planning Application 14 1% 1,354 1%

Public Sector Other 13 1% 477 0% Demolitions Green Belt Release/Other 4 0% 358 0% Non-urban Green Spaces 3 0% 250 0%

Pre Application Discussions 3 0% 168 0%

Total 1,063 100% 101,611 100% 9. Current Use Analysis 9.1 The most common current use of sites is vacant land and buildings with 643 sites contributing an estimated 52,252 units. Thereafter, the next most common sources were agriculture, passive open space, green space and education.

Current Use Current Use Total No of Sites Total No of Units Vacant land and buildings 643 52,252 Agriculture 83 17,936 Passive open space 65 3,734 Mixed 51 11,994 Education 46 2,285 Green Space 44 3,290 Other 41 4,447 Residential 32 1,124 Recreation and leisure 12 1,081 Transport 12 392 Community / Health 10 1,561 Offices 7 292 Manufacturing 5 375 Storage 4 72 Partially developed housing site 4 388 Retail 2 58 Utilities 2 330 Total 1,063 101,611

10. Confidentiality 10.1 Within this survey process, a small number of sites have been identified as confidential: 109 sites totalling 11,029 units are in this category. The most common reasons for retaining confidentiality are for sites in school closure programmes, other public sector closures and demolitions, industrial and business areas with residential potential, and sites that are in pre application discussions or pending planning decisions.

Confidential Status Confidentiality Total No of Sites Total No of Units No 954 89,682 Yes 109 11,929 Total 1,063 101,611 11. Results and Programming 11.1 A total of 1,063 sites were identified with a potential capacity of 101,611 units. The following table provides a summary of the number of sites and units by Local Authority.

Local Authority Summary Total No of Local Authority Total No of Units Sites East Dunbartonshire 32 1,461 East Renfrewshire 37 3,106 Glasgow City 315 42,049 Inverclyde 74 4,970 North Lanarkshire 255 21,286 Renfrewshire 93 8,455 South Lanarkshire 203 16,111 West Dunbartonshire 54 4,173 Total 1,063 101,611

11.2 Of these sites, the majority of sites and units are sourced from the Housing Land Audit and the following table demonstrates the split.

No of Sites No of Units HLA Sites Non HLA Sites HLA Units Non HLA Units 702 361 69,022 32,589 (66%) (34%) (68%) (32%) Total 1,063 101,611

12. Programming 12.1 There are a total of 1,063 sites in the UCS yielding an estimated 101,611 units over the whole period from 2013 to 2037. The programming for each period is set out in the summary table below.

No of Total 2013-20 2020-24 2024-29 2029-37 Sites Capacity Total 1,063 101,611 3,484 32,774 31,072 34,281 12.2 The following tables provide the total programming by Local Authority and split between sites within the existing HLA and the other Non HLA sites.

Total Programming of HLA Sites No of 2013-20 2020-24 2024-29 2029-37 LA Total Sites East Dunbartonshire 16 0 630 225 0 855 East Renfrewshire 30 0 902 1,082 898 2,882 Glasgow City 223 0 7,387 6,845 11,320 25,552 Inverclyde 43 0 1,528 1,069 534 3,131 North Lanarkshire 124 0 6,149 3,780 2,750 12,679 Renfrewshire 60 0 3,108 1,278 2,076 6,527 South Lanarkshire 169 0 5,367 5,232 3,639 14,238 West Dunbartonshire 37 0 1,563 977 618 3,158 Total 702 0 26,634 20,488 21,835 69,022 Note that sites in the existing HLA have no programming in the 2013-2020 period as this is programmed within the HLA. There is therefore no double counting between the two parts of the supply side, the HLA and the UCS.

Total Programming of NON HLA Sites No of 2013-20 2020-24 2024-29 2029-37 LA Total sites East Dunbartonshire 16 487 98 21 0 606 East Renfrewshire 7 12 22 40 150 224 Glasgow City 92 2,060 3,483 4,610 6,344 16,497 Inverclyde 31 0 290 899 650 1,839 North Lanarkshire 131 0 768 3,550 4,289 8,607 Renfrewshire 33 85 263 702 943 1,928 South Lanarkshire 34 582 876 415 0 1,873 West Dunbartonshire 17 258 340 347 70 1,015 Total 361 3,484 6,140 10,584 12,446 32,589 Total Programming of ALL Sites No of 2013-20 2020-24 2024-29 2029-37 LA Total Sites East Dunbartonshire 32 487 728 246 0 1,461 East Renfrewshire 37 12 924 1,122 1,048 3,106 Glasgow City 315 2,060 10,870 11,455 17,664 42,049 Inverclyde 74 0 1,818 1,968 1,184 4,970 North Lanarkshire 255 0 6,917 7,330 7,039 21,286 Renfrewshire 93 85 3,371 1,980 3,019 8,455 South Lanarkshire 203 582 6,243 5,647 3,639 16,111 West Dunbartonshire 54 258 1,903 1,324 688 4,173 Total 1,063 3,484 32,774 31,072 34,281 101,611 13. Tenure 13.1 The majority of sites identified and programmed in the longer term within the UCS are in the private sector. In many cases however, as these sites come forward through the planning system, the tenure may change particularly where affordable housing quota policies are in operation. The tenure projection for the supply of social rented is therefore considered to be low.

Tenure LA No of Sites Private Social Rent Total East Dunbartonshire 32 947 514 1,461 East Renfrewshire 37 3,106 0 3,106 Glasgow City 315 38,699 3,350 42,049 Inverclyde 74 4,284 686 4,970 North Lanarkshire 255 19,808 1,478 21,286 Renfrewshire 93 7,975 480 8,455 South Lanarkshire 203 15,391 720 16,111 West Dunbartonshire 54 3,684 489 4,173 Total 1,063 93,894 7,717 101,611

14. Using the Data 14.1 The programming of the UCS sites, together with the programming from the HLA for the period 2013-20, provides a complete picture of the potential land supply available, during the plan periods for the SDP from 2013 through to 2037. This data can be interrogated at the required geographic areas including by local authority and housing market area, and also by tenure although in this regard the limitations described above are relevant i.e. the under counting of the social rented sector supply. 14.2 A comparison of supply and demand for the private sector has been undertaken undertaken and is fully documented in the Technical Report 7, 'Strategic Housing Estimates: Methodology and Results' which is part of the Housing Need and Demand Assessment prepared in support of the MIR.

Source 2013-2020 2020-2024 2025-2029 2029-2037 Total

UCS Non HLA 3,484 6,140 10,584 12,446 32,589 Sites UCS HLA Sites 0 26,634 20,488 21,835 69,022 UCS Totals 3,484 32,774 31,072 34,281 101,611

HLA Totals 45,768 0 0 0 45,768

HLA + UCS Totals 49,252 32,774 31,072 34,281 147,379 Appendix

URBAN CAPACITY STUDY 2013

GUIDANCE NOTE Contents

Introduction

Survey Requirements

Data Submission Requirements

Appendix 1 Site Survey

Appendix 2 Suggested Densities

Appendix 3 Potential Tenure URBAN CAPACITY STUDY 2013

GUIDANCE NOTE

INTRODUCTION 1 This guidance note is to outline the preferred methodology for undertaking an Urban Capacity Study (UCS) for the second Glasgow and the Clyde Valley Strategic Development Plan (SDP) and to ensure a consistent approach across the 8 authorities. An UCS is required, along with the Housing Land Audit, for the year 2013 which will be the base year for SDP2 purposes. These two studies together aim to provide the complete picture of land supply that will become available during the SDP and LDP plan periods. The land supplies along with the Housing Need and Demand Assessment (HNDA) will enable a housing land supply and demand comparison to be undertaken which is of key importance for strategic planning purposes. 2 The focus of the Study will be exclusively on housing land and not on other land uses as in previous years. In preparing the guidance every effort will be made to provide practical support and to ensure that the survey requirements and returns do not place a significant or disproportionate burden on the authorities’ resources. It is likely that many authorities will have undertaken a similar task recently in connection with their LDP preparation activities and/or the LATIS return from November 2012. 3 To assist with this task, the UCS Working Group will require to be reconvened to consider the guidance and survey task, to enable officers to collect and return the survey data, and to consider the survey results. It is envisaged that this group will require to meet on 2 or 3 occasions. This Group comprises Planning Officers from each of the 8 Clydeplan Local Authorities along with members of the Clydeplan Core Team and its remit is to prepare the 2013 UCS.

Purpose 4 The Scottish Government through SPP encourages planning authorities to use urban capacity studies, along with assumptions about the expected output from windfall sites, to inform the settlement strategy. Urban capacity studies are to be utilised to assess opportunities for further housing development within existing settlements, focusing on previously developed land and conversion of existing buildings, and reviewing land currently allocated for uses other than housing. 5 Additionally, the UCS, will be utilised to capture any additional land coming forward through the LDP processes and not recorded in the Housing Land Audits e.g. green belt or other release sites outwith settlements and not included in the HLA (see Para 19).

Validating the Approach 6 An assessment has been undertaken through the Planning Sub Group to assess the validity of the approach to UCS. A comparison was undertaken of the programmed output from the 2004/11 USC with actual output from sites and identified windfall sites that came forward within that period. A table was circulated ahead of the meeting which included the results from most of the authorities. 7 Of the seven authorities that submitted a return, the programmed output was 10,400 units 2004/11; actual output was 8,600 units (81%), however windfall was 9,800 units which more than compensates for the lower than predicted level of UCS completions. The overall level of correlation between predicted and actual output from identified Urban Capacity sites therefore gives increased confidence in the validity of this approach and usefulness of the results. SURVEY REQUIREMENTS 8 The following provides some clarification of the survey requirements with further detail included in Appendix 1 which lists the fields of data that require to be collected.

Base Date 9 The base year for the UCS is 2013 and the nominal survey date is 31st March 2013.

Site Survey and Assessment of Sites - Criteria for Inclusion 10 To make the process more manageable it is proposed that the study focuses on those sites which would yield 10 or more housing units. 11 A thorough site search of each defined urban area should be undertaken taking appropriate consideration of the following potential capacity sources. The study should also include Green Belt release sites or other sites outwith the Urban area that will make a contribution to the housing land supply, in order that a complete picture of the total housing land supply can be achieved:-

Housing Land Audit (HLA) y The 'non-effective' element of sites in the Established Housing Land Supply. Note: This requires programming (for the time periods identified below) of the non effective element of sites already surveyed through the HLA and accounts for the most numerically significant element of the UCS. Urban Capacity Study y Previous Urban Capacity Studies of 2004 and 2009 are a potential source of sites for this survey in 2013. Vacant and Derelict Land Survey - Residual Vacant Land Note:-Residual Vacant and Derelict Land is that land which is on the Vacant and Derelict Land Survey which is not part of the Effective Housing Land Supply and is not a 'Marketable' Industrial site (i.e. Industrial Land Supply Categories 1 and 2). y Use of ‘Preferred Use’ field y ‘Use of Development Potential’ field (1, 2 or 3 see below) as a guide to programming 1 - likely to be developed within 5 years; 2 - expectation of development within 5 to 10 years; 3 - unlikely to be developed for at least 10 years; 4 - uneconomic to develop/soft end use.

Industrial and Business Areas y Potential area of land within industrial business areas which may fall out of use in the time periods under consideration. Public Sector Demolitions y Sites approved for demolition; y Sites in programme, but not approved; y Sites required for re-provisioning of social rented stock Note: A key source will be the Housing Service of the authority. Car Parks y Where car parks are poorly located, under-utilised or of poor quality and their retention would no longer feature in the Local Transport Strategy Green Spaces y Areas of surplus green space identified following an open space audit undertaken in line with SPP and PAN 65 Planning and Open Space.

Green Belt Release/Other Non Urban x Green Belt release sites or other sites outwith the urban area, not currently included in the Housing Land Audit, that will make a contribution to the overall land supply. This will include sites in LDPs that are not yet adopted. (Note: This is to avoid missing sites that will contribute to the housing land supply, but are not currently in the HLA and are on the edge of or outwith urban areas.) Potential and Pending Planning Applications y Planning applications likely to be approved but not yet determined. y Pre application discussions that are likely to be supported.

Other (Note: - This merges previous fields “Institutions” and “Other”) y Schools/hospitals/prisons/care establishments etc. in approved closure programme. Note: It may also be useful to contact key infrastructure providers such as Scottish Water as well as the NHS. y Any other sources not outlined above. This includes commercial/ industrial/ residential/ other buildings which are generally sound but are unlikely to perform their current use in the future and which may be appropriate for conversion to residential use and/or other hard end uses. Examples of some typical uses that have been falling out of use in recent times include public houses, hotels, petrol filling stations and churches. Note: Numerically this category makes a small but noteworthy contribution to Urban Capacity and therefore where “Other” is given as the Capacity Source, further detail should be provided if possible.

Mixed y Similar to “Other” above, numerically this category makes a small but noteworthy contribution to Urban Capacity and therefore where “Mixed” is given as the Capacity Source, further detail should be provided if possible.

Use of Confidential Status 12 The use of status being confidential should be used sparingly. Only those sites, where their identification for development purposes is not in the public domain, should be identified as confidential. Examples include, Potential and Pending Planning Applications, public sector demolitions, the schools estate programme, and sites in industrial areas, or currently in other uses, but likely to be developed for housing during the periods under consideration. y In previous surveys confidential sites accounted for approximately 13% of sites recorded in the survey. Once the Draft results are available, consistency checks and comparisons on the use of this clause will be made. Programming and Tenuring 13 All sites require to be programmed for the longer term SDP plan periods identified below. Tenure requires to be recorded and to align with the Housing Land Audit as detailed in Appendix 3. The main required splits are for social rented, private, and Intermediate. Contact should be made with both Housing and Planning colleagues when considering a sites potential programming and tenuring, in the same manner as is undertaken for HLA purposes. Non-Effective sites from Established Housing Land Supply can be programmed in any of the time periods post 2020. 14 Sites should be programmed initially on a site by site basis to prepare the Draft UCS. However, once the draft is available, the programming of sites may require to be revisited in order to normalise any severe spikes and have consideration for past build rates and future anticipated rates of delivery. The approach to this will be further considered collectively by the SDP Core Team and the authorities.

Time Periods Under Consideration 15 To ensure alignment with paragraph 72 of SPP and the relevant Development Plan periods, the UCS 2013 will utilise the following time periods:

Timelines Time Periods SPP Requirements (paragraph 72)

1st April 2013 - 31st March 2020 (to align with 2013 HLA base)

SDP Submission 1st April 2020 - 31st March Following SDP approval May 2016 2024 (2017) the SDP is to identify LDP requirements SDP Approval 2017 to year 7 (to 2024). This builds in up to 2 years for LDP adoption (post SDP approval in 2017) to ensure a minimum 5 year effective supply in the LDP at all times (2019 - 2024). 1st April 2024 - 31st March SDP to set out 2029 requirements to year 12 beyond the predicated year of SDP approval (to 2029). 1st April 2029 - 31st March Indication of possible 2037 scale and location of housing land up to year 20 after SDP approval (to 2037) DATA SUBMISSION REQUIREMENTS Format 16 All sites should be mapped digitally and crossed referenced with the associated MS EXCEL spreadsheet (Urban Capacity Study 2013.xls) provided. The return will therefore include the GIS files and the associated MS EXCEL spreadsheet. If utilising an MS Access database, the returns can be readily exported to MS Excel. Advice and support with data transfer can be provided. The Knowledge Hub can be used for the exchange of files too large to email. Timescale for completion 17 The Draft 2013 UCS should be completed and submitted to the Strategic Development Planning Core Team after completion of the Draft (ideally finalised) Housing Land Audit which are now likely to be in place between December 2013 and January 2014. The date for submission of the Draft UCS is therefore Friday 24th January 2014 with Finalised UCS anticipated by Friday 21st February. A meeting will be convened early in 2014 to assess progress.

Publication 18 The information in the UCS will be made publicly available, subject to consideration of the issue of confidentiality, as a Background Report informing the preparation of the Main Issues Report for the Strategic Development Plan.

Consultation 19 Homes for Scotland will be invited to participate in this process particularly with regard to the marketability and programming of sites in a similar manner in which they comment on annual Housing Land Audits. Consultation will take place early in 2014. The format and level of detail of the consultation will be agreed in advance with the Authorities. Monitoring and Reviewing the Process 20 Upon completion of the 2013 UCS it will be necessary for the local planning authority to monitor the progress of the overall development on those identified sites as part of the monitoring of Strategic Development Plan policies. Draft Submissions 21 After receipt of Draft submissions a number of consistency checks will be performed including: x the approach to programming; x the use of the field IntTen; x the use of Capacity Source and Current Use fields; x the use of Confidential status.

22 The UCS can then be finalised as a basis for consultation with Homes for Scotland. APPENDIX 1

Site Survey Details (to be entered into EXCEL Spreadsheet provided: Urban Capacity Study.xls)

FIELDNAME TYPE NOTES Local Authority Text Unique Site Ref Number Ensure same Unique Ref is used as with GIS mapping Address 1 Text Address 2 Text Housing Market Text - select from Area (3rd Tier) drop down box HMA 3rd Tier – HSMAs + DMAs Greater Glasgow North and West Strathkelvin and Springburn Glasgow East Cumbernauld Greater Glasgow South Renfrewshire East Kilbride Airdrie and Coatbridge Motherwell Clydesdale Hamilton Dumbarton and the Vale of Leven Inverclyde

LA Sub Areas Text - select from drop down box LA Sub-Areas ED Bearsden & Milngavie ED Strathkelvin ER Eastwood ER Levern Valley

GC Baillieston and Shettleston and Greater Easterhouse GC Central and West GC East Centre and Calton GC Govan and Craigton GC Greater Pollok and Newlands/Auldburn GC Langside and Linn GC Maryhill/Kelvin and Canal GC North East GC Pollokshields and Southside Central GC West IC Inverclyde East IC Inverclyde West NL Airdrie and Coatbridge NL Cumbernauld NL Motherwell RF Johnstone/Elderslie RF North Renfrewshire RF Paisley/Linwood RF Renfrew RF West Renfrewshire SL Clydesdale SL East Kilbride SL Hamilton SL Rutherglen and Cambuslang WD Clydebank WD DMA Dumbarton/Vale of Leven

Site Ownership Text - select from Only if known drop down box Ownership Public Private Mixed Unknown

Current Use Text - select from This field has been rationalised based on drop down box previous survey returns. To provide more useful information, it is considered that where either Other or Mixed is used, or where it is considered generally useful, a further description should be provided if possible.

Current Use Vacant land and buildings Residential Education Green Space Recreation and leisure Agriculture Community / Health Manufacturing Wholesale distribution Storage Offices Transport Utility services Minerals Retail Other Mixed

Current Use Text Not essential but useful.. Description Mainly to be used where Current Use is "Other", "Mixed" or where the Field "Current Use" could otherwise benefit from additional information. Capacity Source Text - select from This field has been rationalised based on drop down box previous survey returns. To provide more useful information, it is considered that where Other is used, a further description should be provided if possible. Capacity Source Housing Land Supply Residual Vacant Land Industrial And Business Areas Public Sector Housing Demolitions Public Sector Other Demolitions Green Space Green Belt Release/Other Non Urban Planning Application Pre Application Discussions Other LA Surplus Assets Capacity Source Text Where “Other” is used, further detail would be - Other helpful eg. The Lone Star Public House VDL Ref Text Vacant and Derelict Land Supply Reference Number (if applicable) ILS Ref Text Industrial Land Supply Reference Number (if applicable) HLA Ref Text Housing Land Audit Reference Number (if applicable) Confidential Site Yes/No Included in UCS Yes/No 2009 General Text For additional information Comments Total Area (Ha) Numeric Area of site as identified on mapping submitted. Density Numeric (See Appendix 2 for density estimates) Not required if Total Capacity is known. PROGRAMMING

Remaining Numeric Where the site is currently effective give the Balance of HLA remaining balance of the part of the site in Site the non effective period. If not leave blank. Total Capacity Numeric Where "Remaining Balance of HLA Site" is given, "Total Capacity" will be the same. Where there is no other information, Total Capacity will be generated from area and density (refer Appendix 2).

Total capacity should equal the sum of the 4 programming time period fields below. POTENTIAL TENURE (See Appendix 3) Tenure should align with HLA definitions however given the uncertainties over the assessment of tenure, a more simplified approach than that adopted for the HLA, is recommended. PRIVTEN Total Numeric PRIVTEN Total should equal the sum of the 4 programming PRIVTEN time period fields below. SRTEN Total Numeric SRTEN Total should equal the sum of the 4 programming SRTEN time period fields below. INTTEN Total Numeric INTTEN Total should equal the sum of the 4 programming INTTEN time period fields below. TNSTEN Total Numeric TNSTEN Total should equal the sum of the 4 programming TNSTEN time period fields below.

PRIVTEN 2013- Numeric 1 April 2013 – 31 March 2020 20 SRTEN 2013-20 Numeric INTTEN 2013-20 Numeric TNSTEN 2013- Numeric 20 2013-20 Total Numeric 2013-20 Total should equal the sum of the 4 Tenure Categories in that time period.

PRIVTEN 2020- Numeric 1 April 2020 – 31 March 2024 24 SRTEN 2020-24 Numeric INTTEN 2020-24 Numeric TNSTEN 2020- Numeric 24 2020-24 Total Numeric 2020-24 Total should equal the sum of the 4 Tenure Categories in that time period.

PRIVTEN 2024- Numeric 1 April 2024 – 31 March 2029 29 SRTEN 2024-29 Numeric INTTEN 2024-29 Numeric TNSTEN 2024- Numeric 29 2024-29 Total Numeric 2024-29 Total should equal the sum of the 4 Tenure Categories in that time period.

PRIVTEN 2029- Numeric 1 April 2029 – 31 March 2037 37 SRTEN 2029-37 Numeric INTTEN 2029-37 Numeric TNSTEN 2029- Numeric 37 2029-37 Total Numeric 2029-37 Total should equal the sum of the 4 Tenure Categories in that time period. APPENDIX 2 SUGGESTED DENSITIES

Density should be estimated by taking account of the nature of development and densities in the surrounding locality of the site as well as the policy context, including the Development Plan. Given the references within Designing Places and Designing Streets, there is policy justification for adopting higher densities in areas well served by public transport.

The following density multipliers are suggested where no better information exists. These are considered to be minimum densities that allow for further flexibility.

Glasgow City i). City Centre - densities will be determined by design, heritage and townscape considerations and other relevant policies. ii). Inner Urban Area - depending on the level of accessibility to public transport, density may vary from a minimum of 30 dwellings per hectare (DPH) to a maximum of 100 DPH in base accessibility locations, whilst higher densities will be expected in high accessibility locations. iii). Outer Urban Area - Higher densities (75+) may be considered in more limited circumstances for specific sites within High Accessibility Outer Urban Areas which form the frontage (including appropriate adjoining blocks) to main public transport routes and/or are located at key gateway or nodal points; and are clearly justifiable in terms of design quality and other relevant policies in the Development Plan. (Extracted from Glasgow City Plan 2)

Other Areas (including Glasgow)

x Urban Area – 60 - 80 units per ha, a mixture of flats and houses where there is good accessibility to transport corridors. x Urban Area - 40 - 50 units per ha, a mixture of detached and semi detached housing where there is good accessibility to transport corridors. x Suburban/Renewal Areas - 30 units per ha typical of restructuring of public sector estates. x Suburban Urban Edge - 25 units per ha for non flatted development.

Note: The Town and Country Planning Association (TPCA) in a paper from 2003 stated that: “houses built at less than about 20 per hectare, generally fail to create a recognisably ‘urban’ context for community life. Variety of provision, between these extremes, is the way forward, with most homes designed to meet majority needs and aspirations, in the 30 to 40 DPH range.” Source: “Residential Densities “ TCPA Nov 2003 www.tcpa.org.uk/data/files/densities.pdf APPENDIX 3 POTENTIAL TENURE The approach to the recording of tenure as part of the Housing Land Audit is changing with further refinement being added in respect of Intermediate Tenure. An Intermediate Tenure detail category has been introduced as a trial in the 2013 HLA guidance to attempt to reflect the range of housing products that may be available under the banner ‘affordable housing’ outwith social rented housing. The separation is to ascertain if there is merit in identifying these products separately. The use of this category will be reviewed in the 2014 guidance. Although difficult to predict with any certainty in the longer term it is important that the UCS aligns closely with the HLA in respect of Tenure. It is proposed therefore that the UCS utilises the broad categories of Private, Social and Intermediate, with further detail provided where this is known. Such further detail is likely to reflect the application of any affordable housing quota policies. In these circumstances the Tenure is likely to be specified as Private and further detail of the estimate of the percentage of Affordable Tenure can be provided. A Tenure Note Field can be used to describe these circumstances which may include information such as “25% quota policy”. The final Tenure of the units that may be delivered utilising an Affordable Housing quota policy, is unlikely to be known. Where a 25% quota policy is applied, PRIVTEN will account for 75% of the units, with the remaining 25% split between either SRTEN, INTTEN or both.

The broad definitions of tenure from the HLA guidance are as follows:

TENURE SUMMARY (‘TENURE’): Indicate the proposed tenure of the site, Private, Social Rented, Intermediate or Tenure Not Specified. Where possible try to avoid use of Tenure Not Specified, these sites will not be counted in the UCS. Where the site is likely to provide RSL, Shared Equity or Shared Ownership (INTTEN) then please specify the number of units in TENURE NOTE.

Description Code Private PRIVTEN Intermediate INTTEN Social Rented SRTEN Tenure Not Specified TNS Field format: Data Type - Text; Field Size - 4

TENURE NOTE - (TENNOTE’): This Note field can usefully include details of the specific tenure if known; the application of affordable housing quota policy e.g. “25% quota policy”; the negotiation of a Commuted sum; or the mix of tenures if relevant and known. FURTHER DETAIL – FOR INFORMATION ONLY The remaining section provides the detail of tenures from the 2013 HLA Guidance and is provided for further information only. If you are able to expand the tenure categories in the UCS then please do so under TENURE NOTE.

PRIVATE TENURE DETAIL - (‘PRIVTEN’): Indicate in more detail the nature of the Private tenure. If TENURE Private then PRIVTEN cannot be blank. If the property is Shared Equity/Shared Ownership (which was previously entered under this category) then please select ‘Other’ and enter the detail in 3.10.2. If the property could be classified as another ‘Intermediate’ product then please also fill in 3.10.2 INTERMEDIATE TENURE DETAIL.

Description Code Private - Owner Occupied OO - Private Rent PR - Other e.g. Shared OTH Ownership/Shared Equity (see Intermediate)

Field format: Data Type - Text; Field Size - 3

SOCIAL RENTED TENURE DETAIL - (‘SRTEN’): Indicate in more detail the nature of the Social Rented tenure. If TENURE Social Rented then SRTEN cannot be blank.

Description Code Social Rented Housing - Local Authority LA - Registered Social Landlord RSL - Mid Market Rent (Social) (*1) MMRS

Field format: Data Type - Text; Field Size - 4

(*1) Social rented Mid Market Rent is provided by a LA or RSL. It provides rented accommodation available at rents below market rent levels in the area and which would usually be provided over the long term by the LA or RSL (or potentially provided over the medium term using the RSL National Housing Trust initiative).

INTERMEDIATE TENURE - (‘INTTEN’): Indicate in detail the nature of the Intermediate tenure. Please note that this is an additional field, all sites must also have an entry under 3.10.1 and either 3.10.1A. These categories are based on PAN 2/2010 and more detail of these can be found on page 30.

Description Code Subsidised low cost housing for sale - Discounted Sale DS - RSL Shared Equity SE - RSL Shared Ownership SO Unsubsidised low cost housing for sale - Entry level housing for sale EL - Developer Shared Equity DSE - Other ULCHO Intermediate rent - Mid Market (Intermediate) Rent Private(*2) MMRP - Other IRO

(*2) Mid market rented products, other than those provided by a LA or RSL, should be entered into this category e.g. the private developer National Housing Trust initiative

INVERCLYDE STRATEGIC HOUSING INVESTMENT PLAN 2019/20 - 2023/24 SUPPORTING STATEMENT

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 1

Introduction Inverclyde is currently benefitting from significant investment in new affordable housing which will address the housing priorities in our area which most reflect the needs of our residents. National and local housing providers will receive around £32 million grant funding from the Scottish Government’s Affordable Housing Supply Programme (AHSP) and will deliver over 800 new homes in Inverclyde over the next 3 years.

To secure funding every local authority is required to prepare an annual Strategic Housing Investment Plan (SHIP). The SHIP sets out the key investment priorities for affordable housing in Inverclyde over a five year period to achieve the outcomes of the Local Housing Strategy (LHS) 2017-2022, and help the Scottish Government reach the national target of providing 50,000 new affordable homes by 2021/22.

Preparation and delivery of the SHIP requires close collaboration between a range of stakeholders including Registered Social Landlords (RSLs), Scottish Government’s More Homes Division, the Health and Social Care Partnership and other services within the Council, including Planning, Roads and Property Services. These partnership arrangements help facilitate delivery and implementation of both the LHS and the SHIP.

The SHIP is a five-year plan based on three year Resource Planning Assumptions, which are notified to the local authority on an annual basis. Assumptions and forecasts are based on information available at the time of preparation and are therefore subject to refinement as projects are developed. The SHIP details how we believe grant funding should be utilised across Inverclyde over the next 5 years to achieve the outcomes in the LHS. In June 2018 the Scottish Government issued a revised Strategic Local Planning Agreement and Resource Planning Assumptions (RPAs) to Inverclyde Council for the period 2018/2019 to 2020/2021. The RPAs are as follows:-

Year RPA 2018/19 £11.249m 2019/20 £10.031m 2020/21 £10.702m Total £31.982m

The SHIP identifies priority sites for development; it also states what resources are required to implement them. New guidance was issued by the Scottish Government in August 2018 which provided revised procedures for Local Authorities. This guidance has been utilised in preparing the SHIP.

Covering the 5 year period, 2019/20 - 2023/24, the SHIP and corresponding programme table (Appendix 1) sets out the key investment priorities and projected grant requirement to deliver affordable housing in the Inverclyde area.

Housing Need and Demand Assessment The LHS was informed by the Housing Needs and Demand Assessment co-produced by the Strategic Development Authority for the region, Clydeplan, and the eight Glasgow City

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 2

Region Housing Authorities who collaborate through a Housing Market Partnership. This provides a robust, shared and agreed evidence base to support each authorities’ LHS and development plans. The LHS is prepared every 5 years, and requires the evidence base included in the HNDA to be regularly reviewed and updated. The current LHSs for local authority partners run from either 2016 - 2021 or 2017 - 2022.

From 2021, preparation will commence on the next Inverclyde LHS. This will require a refreshed evidence base. The HNDA Tool and associated guidance has now been refreshed and will assist in the production of the next HNDA. The HNDA Guidance is designed to assist local authorities to estimate the future number of additional homes required to meet existing and future housing need and demand.

While the HNDA is firmly rooted in evidence and has drawn a picture of local housing requirements, the process has also highlighted areas where further research needs to be conducted in order to fully understand local needs and demands, and to address them appropriately through inter-agency work and partnership arrangements. For example, further research was recommended into the impacts of poor quality and lower demand housing in Inverclyde.

Local Housing Strategy The Inverclyde Local Housing Strategy 2017-2022 sets out the strategic policy approach of the Local Authority and its partners to deliver high quality housing and housing related services across all tenures to meet identified need in Inverclyde. The Inverclyde LHS was designed to overcome many of the challenges that face social tenants, private tenants, home owners and homeless people of Inverclyde; and help us to achieve our vision, aims and outcomes by 2022. It identified 6 outcomes which the SHIP process will help the Council and its partners meet: Outcome 1: Provide a supply of good quality affordable housing solutions across all tenures

Outcome 2: Sustainable, attractive and well-designed communities with well-functioning town centres

Outcome 3: Prevent homelessness where possible through provision of ongoing support to meet the needs of individuals

Outcome 4: People supported to live independently for as long as possible in their own homes and communities

Outcome 5: Tackle fuel poverty and contribute to meeting the climate change target

Outcome 6: Improve stock condition across all tenures

The LHS sets out Housing Supply Targets (HST) for private and affordable housing and the SHIP establishes priorities to achieve the affordable HST and related outcomes, as set out in the LHS. Considering all determining factors, it was calculated that a realistic and deliverable HST for Inverclyde would be 90 affordable units and 170 private sector units per annum over the lifetime of the LHS.

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 3

Inverclyde is one of the few Local authority areas with a population which is projected to decrease, however the annual HST reflects the continued need to replace poor quality and unsuitable stock.

Demographics Net migration, particularly of the 20s to 30s age group, continues to be a major contributor to depopulation across Inverclyde. The rate of population decline is projected to slow between the years of 2012-2024, then increase again from 2024-2037.

A decline in the working age population, along with a lower than average projected household formation rate is combining to create a decline in households over the period to 2029. This will reduce the number of family-sized and working age households; resulting in implications for the local economy in terms of lower tax contributions. It will also put further pressures on already stretched services.

Depopulation coupled with negative projected household change will result in an increase in the number and proportion of single person households in Inverclyde. 4 of out every 10 households are expected to be single person households by 2029. The majority of these are projected to be inhabited by older persons, who generally wish to continue living independently in home and community settings. This requires serious consideration being paid to future housing provision, including Specialist Provision, and service delivery considerations for the Council and its partners.

Independent Living The LHS identified a requirement for suitable housing for older residents who may be looking to downsize but are possibly unable to afford a property in the private sector. New Supply Shared Equity (NSSE) guidance has recently been revised to allow over 60’s to benefit from the scheme. We are actively promoting NSSE and other shared equity schemes through the Council website, social media platforms, and to the national and local RSLs in the area.

We have also been exploring different ways of supplying housing more suitable to older residents with our RSL and HSCP partners, and introducing higher numbers of units within current SHIP projects suitable for this demographic. By utilising 24 hour care services; providing specific dementia friendly accommodation; and increased use of technologies such as telehealth and telecare; we hope to address the housing and health needs of our increasing older population.

Most of our new build stock is not specifically designed for an older or mobility impaired population, but will still benefit from the requirement to align with Housing for Varying Needs standards which will ensure that new build properties are more suitable for older and mobility impaired populations than much of our current stock.

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 4

Fuel Poverty Our LHS highlights the need to tackle fuel poverty in Inverclyde. Inverclyde Council have been successful recently in delivering our HEEPS ABS programme and we are keen to continue to improve the energy efficiency of the housing stock through the SHIP programme.

We are investigating whether introducing innovative approaches such as the Passivhaus standard, which reduces energy use and carbon emissions, would provide a viable, cost effective solution to fuel poverty in the area and help Inverclyde Council meet the Scottish Government’s carbon emission targets. All of the projects proposed in the SHIP will help to tackle fuel poverty and ensure that heat is affordable for residents by increasing energy efficiency and reducing the amount of energy required to heat the home. RSLs advise in their submissions that projects will promote energy efficiency and reduce fuel poverty by various methods such as building houses to Silver Standard for sustainability and energy efficiency as detailed in the Building Standards Technical Handbook 2017. They will follow technical briefs which require the specification of the houses to be energy efficient by utilising technology such as renewable energy water heating, solar heating where possible and smart meters. High levels of insulation and energy efficient lightbulbs will also be used. All of these aspects will help reduce energy consumption and keep energy bills down for residents. Quality affordable housing solutions across all tenures We are investigating a number of low cost housing options and their viability across various sites to increase the supply of good quality affordable housing solutions across all tenures. We are working with one of our RSLs and have jointly appointed consultants to carry out research and conduct market analysis on issues around supplying a range of tenures which would provide house types and designs tailored to meet local need.

The Council is in discussions with partners around utilising the Scottish Government’s Partnership Support for Regeneration policy to encourage low cost private housing development in the area. Also, information between the Council and RSLs on the effect of new build housing on existing stock and other such issues is shared and discussed at the RSL Liaison meetings, and work is being commissioned to examine this particular issue further.

As mentioned above, the Council is also discussing with developing RSLs the possibility of delivering units for New Supply Shared Equity (NSSE). The stipulations for who can benefit from NSSE have recently been revised to allow over 60’s and Inverclyde Council will soon be discussing with Link and other national and local RSLs the suitability of providing a similar housing option to Paisley’s Abbey Place retirement apartments. Options such as Open Market Shared Equity, NSSE, and shared ownership will be reviewed and promoted as appropriate.

Homelessness Inverclyde Council and partners began reviewing our temporary accommodation provision model in 2017. Those with complex support needs often fail to sustain tenancies, leading to

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 5

repeat presentations to the Homelessness service. Without the appropriate support this cycle will continue.

A Rapid Rehousing approach utilising the Housing First model where required is the solution proposed by the Housing and Rough Sleeping Action Group (HARSAG) to address this situation. Housing First provides ordinary, settled housing with support as a first response for people with complex needs. The Scottish Government have asked all local authorities to produce a Rapid Rehousing Transition Plan (RRTP) by the end of December 2018; to be implemented by April 2019. From 2020, all SHIPs will provide information on the progress of RRTPs.

The Scottish Government has identified funding to support the transition to a Rapid Rehousing approach: £21m has been allocated from the £50m ‘Ending Homelessness Together’ fund for 2018-23, along with a health funding contribution of 1.5m over the first two years. To minimise time spent in temporary accommodation and adopt a Rapid Rehousing approach, HARSAG recommended that 25% of social rented stock in Inverclyde should be let to homeless households.

The Homelessness service in Inverclyde lies under the directorate of the HSCP who have set up a RRTP working group with members from across HSCP, RSLs, Housing Strategy, Commissioning and Finance to discuss implementing the HARSAG recommendations and producing the RRTP. Wheelchair Accessible housing

The demand for wheelchair accessible housing is expected to increase significantly across Scotland, with a projected 80% increase in the population of wheelchair users by 2024. The Clydeplan HNDA estimated that ‘between 1% and 5% of all new additional units across the region may be required as wheelchair accessible homes.’ All new housing in the area will meet Housing for Varying Needs standards as a minimum requirement, and the current LHS stipulates that 3% of all new social rented housing should meet wheelchair accessible standards to help increase the supply of housing suitable for wheelchair users in the area.

We are assessing the benefits of producing an ‘Inverclyde Standard’ which would stipulate basic essential requirements for housing (including the 3% wheelchair accessible target) across all tenures in Inverclyde.

Calculating the provision of wheelchair accommodation in the RSL sector and avoiding double counting is problematic given the range of definitions and terminology employed across individual landlords. In addition, there is a distinction between purpose-built housing and existing stock which has been adapted for wheelchair use.

We are in the process of attempting to harmonise categories of supported accommodation across our social landlords to build our knowledge base and map the availability of current supply on our geographic information system. This will enable better assessment of future wheelchair accessible housing requirements.

We are engaged in a Specialist Housing Review with our partners and we are also in discussions with RSLs to ensure that the number of wheelchair accessible housing across the current SHIP projects meets the 3% target. Specific wheelchair housing is discussed at

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 6

an early planning stage between Housing & HSCP for any new housing project; and we liaise with RSLs to determine the viability of including bespoke wheelchair accessible housing on all upcoming sites.

Link Group Ltd, in partnership with Oak Tree Housing Association, is planning to deliver 150 new high quality affordable homes for social rent at the old Ravenscraig Hospital site in Greenock. This site will benefit from Link Group’s own specialist provision target of providing 10% wheelchair exemplar (adaptable) properties on each site. Officers from Housing Strategy and the HSCP are in regular communication with Link Group and other housing providers to ensure that new build housing can provide homes to meet an array of needs. With over 800 units proposed in the SHIP and the Council’s current 3% wheelchair accessible target, we would expect at least 25 wheelchair accessible units to be added to the social rented stock of Inverclyde over the next five years.

All of our developing RSLs are looking at ways of accommodating more specialist provision housing, including wheelchair accessible housing, on their sites and we are working with partners to increase the number where possible.

New affordable housing will also help to address other housing needs by incorporating dementia friendly designs and providing ‘assisted living’ homes for older and disabled residents.

Consultation

This SHIP is the result of ongoing consultation with RSLs, the Scottish Government and HSCP. Similarly, discussions with Council colleagues such as those in Roads, Planning, Property Services and Legal are fundamental in helping to resolve issues and ensure the delivery of development proposals.

In Inverclyde, the Council, the HSCP, and RSLs regularly attend a Housing Partnership Group. One of this group’s key functions is to analyse the need for specialist housing to be included in projects which are submitted to the SHIP.

Regular programme meetings take place with representation from each of the RSLs and the More Homes Division of the Scottish Government to ensure that sites are progressing as they should. This affords the RSLs the opportunity to discuss any programme delays and discuss possible solutions.

The ongoing work of the Housing Partnership Group and the regular programme meetings between Housing Strategy, RSLs and the Scottish Government help to develop and deliver the housing type appropriate for the area. Methodology

The decision making process which determines what projects to prioritise involves many considerations including proposed house type/mix; impact new housing might have on older stock in the area; and ownership of the land to be used for development. When asking for SHIP submission forms from our RSLs, Inverclyde Council stipulate that the projects which would be prioritised are those which achieve the best balance between the following categories:

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 7

• Reflect LHS outcomes

• Address Housing Need and Demand

• Deliverability

In last years’ SHIP, projects were similarly assessed considering deliverability, housing needs and LHS outcomes. However, our prioritisation process was weighted towards those projects which were deemed to be more deliverable.

Though many projects in the SHIP are rolled forward from previous submissions, we are continually monitoring how successfully the highest priority projects meet the housing need for the area, and their efficacy in helping to achieve the LHS outcomes. A more holistic method of project selection is now being utilised as part of our on-going decision making process.

Within the SHIP guidance, the Scottish Government stressed the importance of applying a ‘minimum slippage factor of 25%’ to the AHSP element of the SHIP. We have already benefitted from accelerating alternative projects due to slippage. Our ‘over programmed’ approach will help to address the number of units delivered. We will continue to work with RSLs and HSCP partners with the aim of identifying which type of housing, in which location, best achieves the outcomes of the LHS, and therefore best meets the needs of the population.

The projects listed in the SHIP table at Appendix 1 are listed in order of priority from the top to the bottom of the table. Where slippage occurs on our higher priority sites, we have ‘slippage projects’ which can replace other projects as needed. River Clyde Homes and Oak Tree have a number of slippage projects at varying stages of readiness.

The development proposed by Link Group (in partnership with Oak Tree Housing) for the building of 150 social rented properties on the Ravenscraig Hospital Grounds is our highest priority new build project over the next five years. The site will provide a large number of social rented homes for the south west of Greenock, and will include a significant number of wheelchair and amenity housing, helping to ease the increasing need for these types of homes. Beyond the initial 150 homes there is also the expectation that a private developer will contribute housing for owner occupation with the possibility of providing affordable housing ownership options such as New Supply Shared Equity. The Ravenscraig Hospital site has been derelict for over a decade. The proposed development will help to regenerate the area by delivering sustainable, well-designed and attractive homes. Development Constraints

There are a range of development constraints which have been identified in the submissions. These constraints include land not yet being in the ownership of the RSL and in some cases land not fully identified; loan funds not being finalised; and design teams not yet appointed. Further development constraints include statutory consents not being in place (including zoning of land by the Planning authority); site investigations not yet carried out; RSL committee approval yet to be secured; final costs not yet available; problems with topographic issues remaining unresolved; contamination issues such as Japanese

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 8

Knotweed; and the requirement for excavations of rock before the development can commence.

Inverclyde Council are looking for a developer for the former Babylon nightclub site on the corner of Argyle Street/West Stewart Street, Greenock. This site remains in a state of disrepair. It is currently an eyesore and could be utilised to provide town centre living, possibly for those requiring amenity or wheelchair accommodation. Currently this site has failed to attract attention due to the extent and projected costs of infrastructure works required. Inverclyde Council are investigating other possible areas of grant funding which could make this site viable to an RSL and allow them to transform the building and contribute to the regeneration of a well-functioning town centre.

One of the areas of grant funding which could facilitate construction on this important site is the Scottish Government’s Housing Infrastructure Fund (HIF). The HIF is managed and administered by More Homes Division and provides extra funding to sites which are of strategic importance and cannot proceed or have stalled due to exceptional infrastructure works. It allows for such sites to be unlocked for the delivery of affordable housing. AHSP Activity Update

Three affordable housing developments have been completed in Greenock and Port Glasgow since last years’ SHIP. Combined, these three sites offer 109 new units for social rent including wheelchair and amenity housing:

• River Clyde Homes’ Bay Street development contains a mixture of 41 flats and houses for social rent in Port Glasgow, including a wheelchair accessible property.

• The Garvald Street site developed by Oak Tree Housing Association offers 45 units for social rent through a combination of houses and cottage flats.

• Link completed a project with a mix of 21 amenity standard cottage flats and 2 wheelchair designed properties on the former St Gabriel School site, managed by Larkfield Housing Association.

Completions for River Clyde Homes’ sites at Slaemuir (Phase 1) and Mallard Bowl are imminent. These two sites will offer 48 units across Greenock and Port Glasgow. The Slaemuir site in Port Glasgow is the first in a 3 phase development which will provide 96 units of varying house type including 3 bedroom family homes and 1 bedroom flats, and incorporate wheelchair housing. All River Clyde Homes properties are capable of being adapted to suit a range of housing needs.

Preparatory works have begun for several other projects, to enable them to either start in 18/19 or shortly thereafter. Oak Tree has 2 sites, Auchmead Road in Greenock and Shore Street in Gourock which are nearing site start stage. Bow Farm in Greenock will provide 62 units for social rent and site is scheduled to start in October 2019.

Sanctuary Group are about to provide 5 sites across Greenock and Port Glasgow at Auchenbothie Road, Lilybank Road, Dubbs Road, Mount Pleasant Street and Broadstone Avenue which combined will deliver 103 units for social rent. The sites will offer a range of

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 9

house types with cottage flats, family homes, and 23 units of amenity housing at Dubbs Road.

The joint project between Cloch Housing Association and Oak Tree at Kings Glen will provide 58 units for social rent including large family homes and cottage flats with some homes on split level due to the topography of the site. Consultation with colleagues in HSCP identified a requirement for throughcare accommodation in the area and this has been taken into account in the housing mix proposals with four 2 bedroom cottage flats to be provided as throughcare accommodation.

The 150 unit development at the Ravenscraig Hospital site by Link Group in partnership with Oak Tree Housing is expected to have a site start of May 2019 and will help meet the demand for one bedroom and family homes. Link’s target of providing 10% wheelchair housing and the provision of amenity cottage flats will support more residents to live independently for as long as possible in their own homes and communities.

Adding to the imminent completion of projects at Slaemuir (Phase 1) and Mallard Bowl, River Clyde Homes have a number of other sites in the current SHIP across Greenock and Port Glasgow projected to start soon which will add over 400 more socially rented homes to Inverclyde.

The continuing project at Slaemuir, combined with the 138 units at James Watt Dock and the 224 units at the old St. Stephen’s school site will include a variety of homes from 1 bedroom assisted living properties to family homes and also provide wheelchair accessible properties. This variety and number of new homes for social rent will improve communities, lift local asset values and assist future regeneration. Council Tax on second and empty homes and developer contributions

On the issue of monies received from Council Tax on second and empty homes, we receive around £260,000 annually and Inverclyde Council expects to continue to receive funding from this source. The highest priority for investment with these funds lies in tackling the current degraded condition of the housing stock and contributing to the regeneration of Clune Park. It is envisaged that much of the funding from this source will continue to help achieve the Council’s aim to redevelop the area for affordable housing.

Additionally the Council, in partnership with River Clyde Homes and Shelter Scotland, employ an Empty Homes Officer who also contributes to the supply of affordable housing. We are examining the possibility of setting criteria to allow RSLs to bid for some of the money from this source. They can use the funding to assist them to purchase empty properties in areas where they are currently being prevented from investing in stock due to owners of empty properties being unwilling to pay for their share of the necessary investment work.

Regarding the development fund created to hold monies generated from the sale of assets by River Clyde Homes: in 2014/15 we received £66,124 from River Clyde Homes due to the sale of land and £15,076 of this was paid to the Scottish Government for knotweed remediation, the remainder was used to pay for unforeseen roads works in phase 3 of the Woodhall development. Any further funding received will be channelled to enable the delivery of affordable homes.

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 10

Last years’ SHIP Supporting Statement noted a commuted sum of £150,000 due from the developer of the navy buildings site in Eldon Street Greenock. However, this is dependent on the number of private units the developer is able to complete and so far relatively few properties have been completed on site. Inverclyde Council has however received £40,000 from a development at Auchneagh Road, and we have used the sum to buy out the lease of a commercial property at Cumberland Road to allow for the construction of affordable housing.

The Inverclyde Council Housing Land Supply Technical Report 2018 concluded that there is no longer a need for the Local Development Plan to have a policy seeking a contribution of affordable housing from private housing development sites across the whole of Inverclyde. The rationale for this is that due to More Homes Scotland funding and the quantity of land available to housing associations, affordable housing requirements can be met without contribution from private sector sites.

It is anticipated that this approach will help attract developers and deliver increased numbers of private housing and provide a balance of tenures across Inverclyde. However, it is recognised that within the Inverclyde villages (Kilmacolm, Quarrier’s Village, Inverkip and Wemyss Bay) there is a limited supply of social rented housing available and no land identified for social rented housing development. There will therefore be a proposed requirement for 25% of houses built on greenfield housing sites in the Inverclyde villages to be available for social rent.

Equalities and Environmental Assessments

The development of the SHIP has taken into account the outcomes of the equalities impact assessment and current strategic environmental assessment undertaken within the current Inverclyde LHS and Local Development Plan.

In their submissions RSL’s describe various measures they will take which will meet the equalities agenda such as homes being built to the Scottish Government’s Housing for Varying Needs standard. The RSLs will be developing high specification wheelchair and amenity housing to provide a more complete response to the needs of some residents, and their Allocations Policies will also take account the requirements of equalities legislation.

October 2018

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 11

Appendix 1 - Summary of Inverclyde SHIP 2019/20 - 2023/24 APPROVAL AHSP FUNDING UNITS TYPE COMPLETION DATE DATE REQUIREMENT Total PROJECTAREA DEVELOPER Total Total funding Specialist Year (Est. Completions GN Type of Specialist Need 19/20 20/21 21/22 22/23 23/24 required Over SHIP Provision or actual) over Period of Units Period (£m) SHIP 15 Wheelchair Accessible & Ravenscraig Hospital Greenock Link 149 122 27 2018/19 0 149 0 0 0 149 15.083 12 Amenity Auchmead Road Greenock Oak Tree 36 34 2 Wheelchair Accessible 2018/19 36 0 0 0 0 36 2.69 St Stephens/Southfield Avenue Port Glasgow River Clyde Homes 224 217 7 Wheelchair Accessible 2019/20 0 224 0 0 0 224 16.128 Kings Glen Greenock Cloch 58 54 4 Throughcare 2017/18 58 0 0 0 0 58 4.031 James Watt Dock Phase 1 Greenock River Clyde Homes 72 70 2 Wheelchair Accessible 2018/19 0 72 0 0 0 72 5.184 James Watt Dock Phase 2 Greenock River Clyde Homes 66 58 8 Blackwood 2019/20 0 66 0 0 0 66 4.752 Dubbs Road Port Glasgow Sanctuary 23 0 23 Amenity 2018/19 23 0 0 0 0 23 1.268 Lilybank Road Port Glasgow Sanctuary 16 16 0 2018/19 16 0 0 0 0 16 0.902 Slaemuir Phase 2 Port Glasgow River Clyde Homes 34 33 1 Wheelchair Accessible 2018/19 34 0 0 0 0 34 2.448 Mount Pleasant Street Greenock Sanctuary 44 44 0 2017/18 44 0 0 0 0 44 2.673 Auchenbothie Road Port Glasgow Sanctuary 8 8 0 2018/19 8 0 0 0 0 8 0.478 Broadstone Ave Port Glasgow Sanctuary 12 12 0 2018/19 12 0 0 0 0 12 0.902 Slaemuir Phase 3 Port Glasgow River Clyde Homes 30 29 1 Wheelchair Accessible 2019/20 0 0 30 0 0 30 2.16 Shore Street Gourock Oak Tree 8 8 0 2018/19 8 0 0 0 0 8 0.572 Bow Farm Greenock Oak Tree 62 60 2 Wheelchair Accessible 2019/20 0 62 0 0 0 62 5.045 Houston Street Greenock Oak Tree 20 19 1 Wheelchair Accessible 2019/20 20 0 0 0 0 20 1.569 Strone Farm Greenock Oak Tree 16 16 0 2019/20 16 0 0 0 0 16 1.278 Chalmers Street Gourock River Clyde Homes 40 39 1 Wheelchair Accessible 2018/19 0 40 0 0 0 40 2.88 Peat Road Greenock River Clyde Homes 51 49 2 Wheelchair Accessible 2018/19 0 51 0 0 0 51 3.672 Upper Bow Greenock River Clyde Homes 26 25 1 Wheelchair Accessible 2018/19 0 26 0 0 0 26 1.872 Killochend Greenock Oak Tree 9 9 0 2018/19 0 9 0 0 0 9 0.706 Drumfrochar Road Greenock Oak Tree 70 68 2 Wheelchair Accessible 2019/20 0 0 70 0 0 70 5.367 West Stewart Street/Argyle Street Greenock TBC 24 23 1 Wheelchair Accessible 2020/21 0 0 24 0 0 24 1.205 An Other 1 TBC Oak Tree 30 29 1 Wheelchair Accessible 2020/21 0 0 30 0 0 30 2.354 An Other 2 TBC Oak Tree 15 15 0 2020/21 0 0 15 0 0 15 1.177 An Other 3 TBC Oak Tree 30 29 1 Wheelchair Accessible 2021/22 0 0 0 30 0 30 2.355 An Other 4 TBC Oak Tree 15 15 0 2021/22 0 0 0 15 0 15 1.117 Total 1188 1101 87 275 699 169 45 0 1188 89.868

Inverclyde Strategic Housing Investment Plan (2019-2024) Page 12

Inverclyde Local Development Plan 2 Housing Land Supply Statement

On behalf of

February 2019

Prepared by :

The Quadrant 17 Bernard Street Leith Edinburgh EH6 6PW

[t] 0131 553 3639

[e] [email protected] [w] www.geddesconsulting.com

Document Control and Approval

Status Prepared Approved Date Final Stuart Salter Bob Salter 14th February 2019

z:\projects\19002 - inverclyde examination\housing land supply statement\housing land supply statement.doc

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement

Contents

1.0 Introduction 1

2.0 Clydeplan Strategic Development Plan 2

3.0 Methodology 5

4.0 Meeting the Housing Land Requirements 15

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 1.0 Introduction

1.1. This Housing Land Supply Statement (the Statement) is prepared on behalf of Homes for Scotland provide a response to matters raised for the Inverclyde Local Development Plan (LDP) Examination (LDP-280-2).

1.2. This Statement identifies significant issues regarding the methodology adopted by Inverclyde Council (the Council) to demonstrate whether or not the Proposed LDP has allocated sufficient housing land to meet the statutory policy requirements of the approved Clydeplan Strategic Development Plan (SDP).

1.3. This Statement examines the methodology and assumptions adopted by the Council in the Proposed LDP (CD001) and the supporting LDP Housing Land Technical Report (CD013) as well as the further commentary provided in the Schedule 4 for Issue 5 Housing Land Supply, Housing Supply Targets and Housing Land Requirement.

1.4. The Council’s proposed development strategy does not meet the requirements set out by Clydeplan SDP (CD037) and Scottish Planning Policy (SPP) (CD035).

1.5. The evidence set out in this Statement establishes that the Proposed LDP’s development strategy:

x does not adopt the correct housing land requirements, contrary to the approved SDP;

x does not provide programming of the established land supply to be built out to 2029, as required by the approved SDP; and

x does not provide sufficient additional housing allocations to meet the housing land requirements to 2029, as required by the approved SDP.

1.6. This Statement confirms that there remains a significant shortfall in the scale of new housing allocations required to meet the housing land requirements in full, over both periods, of the approved Clydeplan SDP. Consequently, the proposed development strategy will not maintain a five year effective housing land supply at all times.

1.7. Additional effective housing land allocations are now required as part of this Examination to enable the Proposed LDP to meet the Scottish Ministers statutory policy requirements as set out in the approved Clydeplan SDP.

1.8. Should these additional effective housing land allocations not be identified as part of this Examination, the housing land supply policies will not be considered up to date at the point of adoption in accord with SPP (CD035, paragraph 125).

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 1

2.0 Clydeplan Strategic Development Plan

2.1. Scottish Ministers approved Clydeplan SDP on 24th July 2017 with modifications. In terms of housing land supply for the development strategy, Policy 8 Housing Land Requirement is the relevant in the determination of this Examination.

2.2. SDP Policy 8 states that:

In order to provide a generous supply of land for housing and assist in the delivery of the Housing Supply Targets in support of the Vision and Spatial Development Strategy, Local Authorities should:

x make provisions in Local Development Plans for the all tenure Housing Land Requirement, by Local Authority set out in Schedule 8, for the Private Housing Land Requirement by Housing Sub-Market Area set out in Schedule 9 and for the Private Housing Land Requirement by Local Authority set out in Schedule 10;

x allocate a range of sites which are effective or expected to become effective in the plan periods to meet the housing land requirements for each housing sub-market area and for each local authority, of the SDP up to year 10 from the expected year of adoption;

x provide for a minimum of 5 years effective land supply at all times for each housing sub- market area and for each local authority; and

x undertake annual monitoring of completions and land supply through Housing Land Audits.

2.3. In approving the modifications to Clydeplan SDP, it is the expectation of Scottish Ministers that immediate steps are taken to address any identified housing land shortfall.

2.4. The approved SDP is clear that each constituent local authority should make provisions to meet the housing land requirement on the following basis:

x all tenure by local authority area (CD037, Schedule 8); x private sector by local authority area (CD037, Schedule 10); and x private sector by housing sub-market area (CD037, Schedule 9).

2.5. Policy 8 is also clear the constituent local authority should allocate a range of sites which are effective or expected to become effective in both plan periods of the housing land requirement, 2012 to 2024 and 2024 to 2029, by each housing sub-market area and each local authority area.

Clydeplan Housing Land Requirements 2.6. Schedule 8 All Tenure Housing Land Requirement by Local Authority of the approved SDP identifies the all tenure housing land requirement by local authority area.

2.7. For Inverclyde local authority area, the housing land requirement is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 All Tenure Housing Land Requirement 3,630 1,440 5,070 Source: Clydeplan, Schedule 8

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 2

2.8. The policy framework of the approved SDP requires the completion of 3,630 all tenure homes from 2012 to 2024 and 5,070 all tenure homes from 2024 to 2029 by local authority area.

2.9. It is notable that the Proposed LDP does not identify the all tenure housing land requirement by local authority area (CD001, page 21) and instead refers to the Housing Land Technical Report (CD013). The Housing Land Technical Report identifies the housing land requirement for both periods in Table 4 All Tenure Housing Land Requirement – Inverclyde.

2.10. Schedule 10 Private Housing Land Requirement by Local Authority Area identifies the private sector housing land requirement by local authority area.

2.11. For Inverclyde local authority area, the private sector housing land requirement is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Private Sector Housing Land Requirement 2,360 980 3,340 Source: Clydeplan, Schedule 10

2.12. The policy framework of the approved SDP requires the completion of 2,360 private sector homes from 2012 to 2024 and 980 private sector homes from 2024 to 2029 by local authority area.

2.13. Schedule 9 Private Housing Land Requirement by Housing Sub-Market Area of the approved SDP identifies the private sector housing land requirement by housing sub-market area (HSMA).

2.14. The Inverclyde local authority area overlaps two HSMAs - the Discrete Market Area Inverclyde and Renfrewshire.

2.15. The housing land requirement for the Discrete Market Area Inverclyde HSMA is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Private Sector Housing Land Requirement 2,220 920 3,140 Source: Clydeplan, Schedule 9

2.16. The policy framework of the approved SDP requires the completion of 2,220 private sector homes from 2012 to 2024 and 920 private sector homes from 2024 to 2029 within the Discrete Market Area Inverclyde HSMA.

2.17. The Renfrewshire HSMA includes the following local authority sub areas (LASA):

x Kilmacolm and Quarriers Village (Inverclyde Council) x Levern Valley (East Renfrewshire Council); and x Renfrewshire local authority area (Renfrewshire Council)

2.18. The housing land requirement for the Renfrewshire HSMA is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Private Sector Housing Land Requirement 8,160 2,030 10,190 Source: Clydeplan, Schedule 9

2.19. The policy framework of the approved SDP requires the completion of 8,160 private sector homes from 2012 to 2024 and 2,030 private sector homes from 2024 to 2029 within the Renfrewshire HSMA.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 3

2.20. Again, it is notable that the Proposed LDP does not identify the private sector housing land requirement by HSMA (CD001, page 21) and instead refers to the Housing Land Technical Report. The Housing Land Technical Report identifies the housing land requirement for both periods in Table 5 Private Housing Land Requirement by Housing Market Area for the Discrete Market Area Inverclyde HSMA only and well as its proportion of the Renfrewshire HSMA – the Kilmacolm and Quarriers Village LASA.

2.21. The Council is required to allocate a range of sites which are effective or expected to become effective in both plan periods, 2012 to 2024 and 2024 to 2029 ensure delivery of all housing land requirements.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 4

3.0 Methodology

3.1. In approving Clydeplan SDP, the Scottish Minister expect the housing land requirement over both periods, 2012 to 2024 and 2024 to 2029, to be met.

3.2. The Proposed LDP Housing Land Technical Report states that:

The Housing Land Requirement is set out in Clydeplan as above, but has to be adjusted to match the period covered by the Local Development Plan. There are two approaches to this, known as the annualised and compound methods. There is currently no clear guidance at a national level on which approach is preferred so this technical note considers both (CD013, page 4).

3.3. This position is reiterated in the Schedule 4 for Issue 5 Housing Land Supply, Housing Supply Targets and Housing Land Requirement.

3.4. Contrary to the Council’s assertion before this Examination, there is clear guidance in the approved SDP as to how the housing land requirement are to be met.

3.5. The approved SDP is clear that:

For the purposes of strategic planning, it is essential to consider the longer term supply of land available to meet housing need and demand for the planning periods from the base year of 2012, to 2024 and 2029. The Local Authority Housing Land Audits (Background Report 7) estimate the programming of housing sites for a seven year period and together with an Urban Capacity Study undertaken in 2013 (Background Report 9), these two sources provided an estimate of the potential future housing land supply in the city region to 2037 (CD037, paragraph 6.67).

3.6. In preparing Clydeplan, each local authority’s Housing Land Audit 2013, identifying the housing land supply from 2013 to 2020, and the Background Report 9 Urban Capacity Study 2013, from 2020 and beyond, were used to estimate the future sources of housing land to meet the housing land requirement. The Background Report 9 also included sites that formed part of the established housing land supply set out in each Housing Land Audit 2013.

3.7. However, the approved SDP is also clear that:

Regardless of the indicative surpluses and shortfalls (based on 2013 housing supply data) shown in Schedules 9 and 10, it will be for Local Development Plans to ensure, in accordance with Policy 8 and informed by up to date housing land supply data, that sufficient housing land is allocated which is effective, or capable of becoming so, such as to meet the Housing Land Requirement for each Housing Sub-Market Area and each Local Authority as set out in Schedules 8, 9 and 10 (CD037, paragraph 6.66).

3.8. Accordingly, each constituent LDP must be informed by up to date housing land supply data to ensure that sufficient housing land is allocated which is effective, or capable of becoming so, such as to meet the housing land requirements identified in Schedules 8, 9 and 10.

3.9. Both Schedule 9 and 10 identify that the private housing land supply at 2013 includes housing completions to date (footnote 1). Housing completions to date are to be included in assessing whether or not the housing land requirements are met.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 5

3.10. Therefore, the Council well aware that the approach to demonstrate whether or not the housing land requirement is met is as follows:

Housing Land Requirement

Source: Clydeplan SDP Housing Completions minus Source: Housing Land Audit Programming of Established Land Supply minus Source: Housing Land Audit Surplus or Shortfall equals Scale of Additional Allocations Required

3.11. The latest housing land audit for Inverclyde is the Housing Land Audit 2018 (HFS01). This is published and was finalised with Homes for Scotland subject to disputed programming on a number of private sector sites only.

Housing Completions 3.12. The Council prepares an annual housing land audit which sets out the number of homes completed in previous years. This is prepared on a financial year basis, presenting housing completions beginning 1st April and ending 31st March the following year.

Inverclyde Local Authority Area 3.13. According to the finalised Housing Land Audit 2018 (HFS01, Table A.3.1), the number of homes completed in the Inverclyde local authority area over the period 2012/13 to 2017/18 are as follows:

Tenure 12/13 13/14 14/15 15/16 16/17 17/18 Total Private 95 76 111 138 87 35 542 Social 114 59 1 106 0 68 348 All Tenure 209 135 112 244 87 103 890 Source: Housing Land Audit 2018

3.14. According to the Council’s 2018 Housing Land Audit, 890 all tenure homes were completed across the Inverclyde local authority area between 2012/13 and 2017/18. This included 542 private sector homes.

Discrete Market Area Inverclyde HSMA 3.15. According to the finalised Housing Land Audit 2018 (HFS01, Table B.3.1), the number of private sector homes completed in the Discrete Market Area Inverclyde HSMA over the period 2012/13 to 2017/18 are as follows:

Tenure 12/13 13/14 14/15 15/16 16/17 17/18 Total Private 93 75 111 138 87 35 539 Source: Housing Land Audit 2018

3.16. According to the Council’s 2018 Housing Land Audit, 539 private homes were completed across the Discrete Market Area Inverclyde HSMA between 2012/13 and 2017/18.

Kilmacolm and Quarriers Village LASA 3.17. According to the finalised 2018 Housing Land Audit (HFS01, Table C.3.1), the number of private sector homes completed in the Kilmacolm and Quarriers Village LASA over the period 2012/13 to 2017/18 are as follows:

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 6

Tenure 12/13 13/14 14/15 15/16 16/17 17/18 Total Private 2 1 0 0 0 0 3 Source: Housing Land Audit 2018

3.18. According to the Council’s 2018 Housing Land Audit, 3 private homes were completed across the Kilmacolm and Quarriers Village LASA between 2012/13 and 2017/18.

3.19. These housing completions to date, set out in the Housing Land Audit 2018, will assist determine whether the Proposed LDP has allocated sufficient effective housing land to meet each housing land requirement in full.

Effective Housing Land Supply 3.20. The effective housing land supply is set out and recorded by a local authority in the annual housing land audit.

3.21. In preparing an annual housing land audit, SPP requires planning authorities to …work with housing and infrastructure providers to prepare an annual housing land audit as a tool to critically review and monitor the availability of effective housing land, the progress of sites through the planning process, and housing completions, to ensure a generous supply of land for house building is maintained and there is always enough effective land for at least five years (CD035, paragraph 123).

3.22. PAN 2/2010 Affordable Housing and Housing Land Audits also emphasises the importance of housing land audits being carried out in conjunction with housing and infrastructure providers (HFS02, paragraphs 41, 46 and 47).

3.23. National policy and guidance requires planning authorities to critically review and monitor the availability of effective housing land, working with housing and infrastructure providers in the preparation of a housing land audit.

3.24. PAN 2/2010 also clarifies that:

Programming is widely recognised as a less than scientific exercise. Nonetheless it is important that assumptions do not overestimate the likely completions, as the audited effective supply forms the basis for the calculation of the additional housing land requirement to be provided through the development plan (HFS02, paragraph 57).

3.25. The Housing Land Audit 2018 was published by the Council in December 2018 and identifies the effective housing land supply over a seven year period from 2018/19 to 2024/25. The Housing Land Audit 2018 included all new allocations set out in the Proposed LDP.

3.26. The Reporter will note that the Housing Land Audit 2017 did not include programming of the new allocations set out in the Proposed LDP. In examining whether the Proposed LDP meets the housing land requirements, consideration needs to be given to the evidence presented in the Housing Land Audit 2018.

Inverclyde Local Authority Area 3.27. The finalised Housing Land Audit 2018 (HFS01, Table A.2.1) identifies the all tenure housing land supply by Inverclyde local authority area as follows:

Tenure 18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total Private 67 119 310 326 307 272 187 1,588

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 7

Social 121 178 328 158 145 152 134 1,216 All Tenure 188 297 638 484 452 424 321 2,804 Source: Housing Land Audit 2018

3.28. For the period from 2018/19 to 2024/25, the Housing Land Audit 2018 identifies programming for 2,804 all tenure homes across the Inverclyde local authority area. This includes 1,588 private sector homes.

Discrete Market Area Inverclyde HSMA 3.29. The finalised Housing Land Audit 2018 (HFS01, Table B.2.2) identifies that private sector effective housing land supply by Discrete Market Area Inverclyde HSMA as follows:

Tenure 18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total Private 58 107 296 309 272 252 187 1,481 Source: Housing Land Audit 2018

3.30. For the period from 2018/19 to 2024/25, the Housing Land Audit 2018 identifies programming for 1,481 private homes across the Discrete Market Area Inverclyde HSMA.

Kilmacolm and Quarriers Village LASA 3.31. The finalised Housing Land Audit 2018 (HFS01, Table C.2.2) identifies that private sector effective housing land supply by Kilmacolm and Quarriers Village LASA as follows:

Tenure 18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total Private 9 12 14 17 35 20 0 107 Source: Housing Land Audit 2018

3.32. For the period from 2018/19 to 2024/25, the Housing Land Audit 2018 identifies programming for 107 private sector homes across the Kilmacolm and Quarriers Village LASA.

Disputed Site Programming 3.33. As required by national policy and guidance, the Council engaged with Homes for Scotland to critically review and monitor the availability of effective housing land in the preparation of Housing Land Audit 2018. Homes for Scotland submitted commentary to the Council, identifying where agreement was and was not reached regarding proposed programming.

3.34. As set out in the Housing Land Audit 2018, there are private sector house completions projected by the Council over the next seven years that are disputed by Homes for Scotland (HFS01, Table A.2.2). These relate to nine sites as set out below:

Site Ref Site Name Private IC0367 WEMYSS BAY, POWER STATION 260 IC0430A KILMACOLM, SMITHY BRAE 12 IC0430B KILMACOLM, SMITHY BRAE 30 IC0457A GREENOCK, SPANGO VALLEY (NORTH) 150 IC0457B GREENOCK, SPANGO VALLEY (SOUTH) 150 IC0467 GREENOCK, MADEIRA STREET 30 IC0488 GOUROCK, UPPER KIRN DRIVE 110 IC0492 GREENOCK, DUNCAN STREET 35 IC0493 GREENOCK, RATHO/MACDOUGALL STREET 100 Total 877

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 8

3.35. The Council confirms that the programming of 877 homes across nine sites are disputed over the seven year period (2018/19 to 2024/25) as set out in the Housing Land Audit 2018. The Housing Land Audit 2017 also identified disputes for the private sector housing land supply.

3.36. As part of the Housing Land Audit 2018 consultation, Homes for Scotland provided commentary to the Council which is properly reasoned and the suggested programing revisions are in accord with PAN 2/2010 (HFS02, paragraph 55).

3.37. Where the Council has provided insufficient information regarding the effectiveness on a site, Homes for Scotland recommends that these sites are disputed and are either removed from the effective housing land supply or alternative programming provided.

3.38. Adopting the commentary by Homes for Scotland (HFS03), the revised programming of the disputed sites are as follows:

Site 18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total IC0367 0 0 0 0 0 24 24 48 IC0430A 0 0 0 0 0 0 0 0 IC0430B 0 0 0 0 0 0 0 0 IC0457A 0 0 0 0 0 15 15 30 IC0457B 0 0 0 0 0 15 15 30 IC0467 0 0 0 0 0 15 15 30 IC0488 0 0 0 0 24 24 24 72 IC0492 0 0 0 0 0 35 0 35 IC0493 0 0 0 0 0 0 0 0 Total 0 0 0 0 24 128 93 243

3.39. Homes for Scotland considers that of 877 homes disputed over the seven year period (2018/2019 to 2024/25), only 243 homes will be delivered during that period.

3.40. Indeed, Homes for Scotland considers that three sites are non-effective for the following reasons:

x IC0430A & B - KILMACOLM, SMITHY BRAE Would maintain this is non-effective consistent with our submission to the Proposed LDP. The permission is over 10 years old and no progress has been made despite it being in a location with a strong market. We understand technical constraints may exist with the access.

x IC0493 - GREENOCK, RATHO/MACDOUGALL STREET Disputed, this is a brownfield site with multiple owners and some businesses which appear to still be trading. It also seems that as only the majority of the site was promoted there is not necessarily unanimous agreement amongst the owners to pursue the sale of the site. Obtaining agreement amongst the landowners to market the site, marketing the site, agreeing a sale, obtaining planning permission, clearing and remediating the site and completing construction will take a substantial amount of time.

3.41. The Reporter will note that all of Homes for Scotland’s comments are properly reasoned and it is recommended that these are accepted for the purposes of this Examination.

3.42. Accordingly, the private sector programming should be amended by subtracting the disputed projected annual completions from the baseline Housing Land Audit 2018 (HFS01, Table A.2.2, B.2.2 and C.2.2), then adding the Homes for Scotland programming over the period 2018/19 to 2024/25 (HFS04).

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 9

3.43. The outcome of this evidenced programming revision for the Inverclyde local authority area is as follows:

18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total Baseline 67 119 310 326 307 272 187 1,588 Disputed 0 0 -224 -197 -182 -162 -112 -877 Revised 0 0 0 0 +24 +128 +93 +245 Outcome 67 119 86 129 149 238 168 956

3.44. For the period from 2018/19 to 2024/25, the conclusion is reached that there are 956 private sector homes programmed by Inverclyde local authority area.

3.45. The Reporter will note that 40% of the private sector housing land supply is disputed. This significant disparity requires to be fully addressed as part of this Examination. It is clear that the Council is not critically assessing its housing land supply in accord with national policy and guidance.

3.46. The outcome of this evidenced programming revision for the Discrete Market Area Inverclyde HSMA is as follows:

18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total Baseline 58 107 296 309 272 252 187 1,481 Disputed 0 0 -212 -182 -167 -162 -112 -835 Revised 0 0 0 0 +24 +128 +93 +245 Outcome 58 107 84 127 129 218 168 891

3.47. For the period from 2018/19 to 2024/25, the conclusion is reached that there are 891 private sector homes programmed by Discrete Market Area Inverclyde HSMA.

3.48. The outcome of this evidenced programming revision for the Kilmacolm and Quarriers Village LASA is as follows:

18/19 19/20 20/21 21/22 22/23 23/24 24/25 Total Baseline 9 12 14 17 35 20 0 107 Disputed 0 0 -12 -15 -15 0 0 -42 Revised 0 0 0 0 0 0 0 0 Outcome 9 12 2 2 20 20 0 65

3.49. For the period from 2018/19 to 2024/25, the conclusion is reached that there are 65 private sector homes programmed by Kilmacolm and Quarriers Village LASA.

Established Housing Land Supply to 2029 3.50. The finalised Housing Land Audit 2018 has been reviewed by Homes for Scotland and, in accord with national policy and guidance, this programming presented by the Council should be revised to take account of the views of housing and infrastructure providers.

3.51. Therefore, the Reporter should adopt the reasoned disputed programming for the private sector presented by Homes for Scotland.

3.52. The Reporter will note that there is no programming before this Examination beyond 2024. The Proposed LDP Housing Land Technical Report does not present this information based on the

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 10

Housing Land Audit 2017. Indeed, the Housing Land Audit 2017 does not programme the new allocations in the Proposed LDP at all.

3.53. The approved SDP requires this LDP to ensure that sufficient housing land is allocated which is effective, or capable of becoming so, such as to meet the relevant housing land requirements. The Council is required to demonstrate this policy requirement has been met.

3.54. SPP also clarifies that:

.Local development plans in city regions should allocate a range of sites which are effective or expected to become effective in the plan period to meet the housing land requirement of the strategic development plan up to year 10 from the expected year of adoption. They should provide for a minimum of 5 years effective land supply at all times. In allocating sites, planning authorities should be confident that land can be brought forward for development within the plan period and that the range of sites allocated will enable the housing supply target to be met. (CD035, paragraph 119).

3.55. The Reporter will note that the Housing Land Audit 2018 only includes seven years of programming, for the period 2018/19 to 2024/25 and a remaining capacity post 2025. It is therefore not clear whether the established housing land supply is sufficient to meet the housing land requirement in full over the periods to 2029.

3.56. In order to establish whether the housing land requirements for Proposed LDP will be met, and in the absence of any evidence presented by the Council, programming has been extrapolated up to 2028/29 (HFS04).

3.57. As set out in the Housing Land Audit 2018, those sites which are effective at 2024/25 continue to be so for the period remaining period to 2029. Those sites that do not identify any programmed completions in the period 2018/19 to 2024/25 continue to be non-effective.

3.58. The baseline data of the Housing Land Audit 2018, i.e. that finalised by the Council, confirms that over the period from 2025/26 to 2028/29 a further 543 private sector homes would expected to be completed in the Inverclyde local authority area as well as no further social sector homes.

3.59. Taking account of the revised programming presented by Homes for Scotland regarding the nine disputed sites, the programming for the private sector established housing land supply by Inverclyde local authority area over the period from 2025/26 to 2028/29 is as follows:

25/26 26/27 27/28 28/29 Total Baseline 187 152 112 92 543 Disputed -59 -34 -8 +2 -99 Outcome 128 118 104 94 444

3.60. Based on the revisions to disputed site programming by Homes for Scotland, over the period from 2025/26 to 2028/29 a further 444 private sector homes are expected to be completed in the Inverclyde local authority area (HFS04).

3.61. All of these private sector programmed completions lie within the Discrete Market Area Inverclyde HSMA. There are no programmed private sector completions in the Kilmacolm and Quarriers Village LASA from 2025/26 to 2028/29.

Other Considerations

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 11

3.62. In terms of establishing other considerations that impact on the housing land supply, both the scale of planned demolitions and a windfall allowance need to be established.

Scale of Planned Demolitions 3.63. Scottish Government Housing Statistics identify the scale of demolitions that have occurred in the period 2012/13 to 2017/18 for Inverclyde Council.

3.64. The latest All tenures - All demolitions reported by local authorities data by financial year confirms the all tenure demolitions over the period from 2012/13 to 2017/18 are as follows:

Tenure 12/13 13/14 14/15 15/16 16/17 17/18 Total LA 0 0 0 0 0 0 0 Non - LA 1,083 236 394 182 68 8 1,971 All Tenure 1,083 236 394 182 68 8 1,971

3.65. The Council has therefore confirmed to Scottish Government that 1,971 all tenure demolitions occurred between 2012/13 to 2017/18.

3.66. In terms of the implications for this Examination, the scale of demolitions to date reported by the Council to Scottish Government may need to be taken into account in determining whether the housing land requirement will be met.

3.67. A review of Clydeplan’s Housing Need and Demand Assessment Technical Report 07 Strategic Housing Estimates: Methodology and Results identifies how the scale of planned demolitions is to be determined (HFS05).

3.0. Technical Report 07, Table 7.2 Private Sector Housing Stock Projections for LA and Housing Market Areas 2012 to 2024 and 2029 identifies that 430 private sector demolitions were planned for Discrete Market Area Inverclyde HSMA and Inverclyde local authority area over the period 2012 to 2024 (HFS05, Table 7.2, Column K).

3.68. Therefore, 430 planned private sector demolitions have been accounted for in the private sector housing supply target by Clydeplan.

3.69. Technical Report 07 states that for Social Rented Sector Housing Stock Projections:

RTB sales, demolitions and vacancies will be considered as part of the HST stage therefore only a partial picture of projected stock changes can be presented for this sector (HFS05, paragraph 7.10).

3.70. The template for the housing supply target stage is set out in the approved SDP’s Background Report 8 Beyond the Housing Need and Demand Assessment (HFS06, Section 9, Figure 4). Figure 4 Housing Supply Target Template identifies both Judgement-based factors as well as Stock Projection factors.

3.71. The Reporter will note that under Stock Projection factors, each local authority was required to take into account planned demolitions for both the Private and Social Sectors and present evidence to support its position.

3.72. The Council’s evidence presented to Clydeplan in relation to the Housing Supply Target template is set out in Appendix A Draft Housing Supply Target Template (HFS07). The Council states that both

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 12

the Local Housing Strategy and Strategic Housing Investment Plan (SHIP) presented the relevant evidence.

3.73. Therefore, based on the Council’s evidence, planned private sector and social sector demolitions were considered as part of the Housing Supply Target stage and have been taken into account by Clydeplan in setting the housing supply targets for Inverclyde Council.

3.74. It is therefore concluded that the scale of demolitions to date (2012/13 to 2017/18) reported by the Council to Scottish Government do not need to be taken into account in determining whether the housing land requirement will be met.

Windfall Allowance 3.75. The approved SDP acknowledges that the social sector …is more reliant on windfall sites which enter Housing Land Audits closer to the point of delivery as a result of a number of factors including: the effect of the five year horizon used for resource planning in Strategic Housing Investment Plans; sites negotiated through planning permissions which are originally private tenure but for which the tenure may switch to social and affordable; and sites identified through public sector asset management such as school closures, again often not identified until closer to the point of delivery (CD037, paragraph 6.71).

3.76. The approved SDP acknowledges that social sector housing completions are more reliant on windfall sites than private sector housing completions.

3.77. SPP defines windfall sites as …sites which become available for development unexpectedly during the life of the development plan and so are not identified individually in the plan (CD035, page 75).

3.78. SPP confirms that:

The housing land requirement can be met from a number of sources, most notably sites from the established supply which are effective or expected to become effective in the plan period, sites with planning permission, proposed new land allocations, and in some cases a proportion of windfall development. Any assessment of the expected contribution to the housing land requirement from windfall sites must be realistic and based on clear evidence of past completions and sound assumptions about likely future trends. In urban areas this should be informed by an urban capacity study (CD035, paragraph 117).

3.79. National policy recognises the contribution that windfall sites can make to the housing land requirement. Any assumption adopted by a local authority …must be realistic and based on clear evidence of past completions and sound assumptions about likely future trends… and … should be informed by an urban capacity study.

3.80. The Reporter will note that the Proposed LDP is not supported by an urban capacity study. However, Background Report 8 Urban Capacity Study 2013 (HFS08) was prepared to inform the emerging constituent LDPs.

3.81. Background Report 9 confirms that:

The Scottish Government through SPP encourages planning authorities to use urban capacity studies, along with assumptions about the expected output from windfall sites, to inform the settlement strategy. Urban capacity studies are to be utilised to assess opportunities for further housing development within existing settlements, focusing on previously developed land and conversion of existing buildings, and reviewing land currently allocated for uses other than housing (HFS08, Annex, paragraph 4).

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 13

Additionally, the UCS, will be utilised to capture any additional land coming forward through the LDP processes and not recorded in the Housing Land Audits e.g. green belt or other release sites outwith settlements and not included in the HLA (HFS08, Annex, paragraph 5).

3.82. The urban capacity study contains both existing housing land audit sites as well as non housing land audit sites. The base year for the Urban Capacity Study is 2013 (31st March 2013) and the housing land audit component reflects the finalisation of each local authorities Housing Land Audit 2013 following consultation with Homes for Scotland (HFS08, paragraph 4.1).

3.83. Therefore, any appropriate windfall allowance should be based on evidence from 31st March 2013 onwards and should not include any site that has been granted planning permission or allocated as part of the adopted LDP.

3.84. Background Report 9 does not distinguish between private sector and social sector nor does it identify those potential urban capacity sites individually for each local authority area. It is noted that the Council has not prepared an urban capacity study to inform the Proposed LDP.

3.85. The Housing Land Audit 2013 informed the adopted LDP. All finalised LDP allocations as well as windfall sites were included in this evidence base. The Proposed LDP was submitted for Examination on 29th November 2013. The Examination for the adopted LDP commenced on 1st January 2014 and concluded on 11th June 2014.

3.86. No private sector housing completions have occurred from 31st March 2013 to 31st March 2018 on any site that did not form part of the evidence base for Background Report 9 or the adopted LDP.

3.87. Therefore, in terms of historic completions, the evidence suggests that an annual private sector windfall allowance of 0 homes is appropriate.

3.88. In terms of a social sector windfall allowance, it is noted that only one site identified in the SHIP (HFS09) does not form part of the Housing Land Audit 2018 programming – Strone Farm, Greenock which is expected to deliver 16 affordable homes in 2019/20. It is also noted that the Council has secured funding for 45 affordable homes in 2021/22 and another 45 affordable homes in 22/23. Over the 4 year period, there are 106 affordable homes that are not accounted for in the Housing Land Audit 2018.

3.89. A social sector windfall allowance of a maximum of 30 homes per annum would be appropriate from 31st March 2021 onwards. This takes account of the committed funding in the SHIP where investment in sites is confirmed for the first 3 years and therefore the period beyond is unknown.

3.90. The social sector windfall allowance would apply to the all tenure by Inverclyde local authority area housing land requirement only.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 14

4.0 Meeting the Housing Land Requirements

4.1. The methodology to assess whether or not the Council’s proposed development strategy has met housing land requirements needs to accord with the approved SDP, SPP and PAN 2/2010.

4.2. Taking account of the evidence presented in this Statement, it can be determined whether or not the Proposed LDP has made provisions to meet the housing land requirement on the following basis as directed by the Scottish Ministers:

x all tenure by local authority area (Schedule 8); x private sector by local authority area (Schedule 10); and x private sector by housing sub-market area (Schedule 9).

4.3. The outcome for each housing land requirement is set out below.

All Tenure Housing Land Requirement by Local Authority Area 4.4. Based on the revised programming for disputed sites provided by Homes for Scotland, taking account of the all tenure housing completions to date, the all tenure housing land supply and adopting an appropriate windfall allowance for the social sector at 30 homes per annum from 31st March 2021, the outcome of the all tenure by Inverclyde local authority area assessment is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Housing Land Requirement 3,630 1,440 5,070 Source: Clydeplan SDP Housing Completions (2012 to 2018) 890 0 890 minus Source: Housing Land Audit Windfall Allowance (2021 to 2029) 90 150 240 minus Source: Housing Land Audit Programming of Established Land Supply 1,870 746 2,616 minus Source: Housing Land Audit Surplus or Shortfall -780 -544 -1,324 equals Scale of Additional Allocations Required

4.5. There is a shortfall of 780 all tenure homes over the period from 2012 to 2024 and 544 all tenure homes over the period from 2024 to 2029. In accordance with approved SDP Policy 8 and informed by up to date housing land supply data, the Proposed LDP does not allocate sufficient housing land which is effective, or capable of becoming so, to meet the all tenure housing land requirement for the Inverclyde local authority area as set out in Schedule 8.

4.6. This shortfall is significant and represents 26% of the all tenure housing land requirement by Inverclyde local authority area unmet.

Implications for Proposed LDP 4.7. The Council has not ensured that the all tenure housing land requirement is met in full as required by the Scottish Ministers.

4.8. On the basis of the evidence provided, it is recommended that further housing land is allocated as part of this Examination to meet the unmet housing land requirement of 1,324 all tenure homes by Inverclyde local authority area.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 15

Private Housing Land Requirement by Local Authority Area 4.9. Based on the revised programming for disputed sites provided by Homes for Scotland, taking account of the private sector housing completions to date and the private sector housing land supply, the outcome of the private sector by Inverclyde local authority area assessment is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Housing Land Requirement 2,360 980 3,340 Source: Clydeplan SDP Housing Completions 542 0 542 minus Source: Housing Land Audit Programming of Established Land Supply 788 637 1,425 minus Source: Housing Land Audit Surplus or Shortfall -1,030 -343 -1,373 equals Scale of Additional Allocations Required

4.10. There is a shortfall of 1,030 private sector homes over the period from 2012 to 2024 and 343 private sector homes over the period from 2024 to 2029. In accordance with approved SDP Policy 8 and informed by up to date housing land supply data, the Proposed LDP does not allocate sufficient housing land which is effective, or capable of becoming so, to meet the private sector housing land requirement for the Inverclyde local authority area as set out in Schedule 10.

4.11. This shortfall is significant and represents 41% of the private sector housing land requirement by Inverclyde local authority area unmet.

Implications for Proposed LDP 4.12. The Council has not ensured that the private sector housing land requirement by Inverclyde local authority area is met in full as required by the Scottish Ministers.

4.13. On the basis of the evidence provided, it is recommended that further housing land is allocated as part of this Examination to meet the unmet housing land requirement by Inverclyde local authority area of 1,373 private sector homes.

Private Housing Land Requirement by Discrete Market Area HSMA 4.14. Based on the revised programming for disputed sites provided by Homes for Scotland, taking account of the private sector housing completions to date and the private sector housing land supply, the outcome of the private sector by Discrete Market Area Inverclyde HSMA assessment is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Housing Land Requirement 2,220 920 3,140 Source: Clydeplan SDP Housing Completions 539 0 539 minus Source: Housing Land Audit Programming of Established Land Supply 723 637 1,360 minus Source: Housing Land Audit Surplus or Shortfall -958 -283 -1,241 equals Scale of Additional Allocations Required

4.15. There is a shortfall of 958 private homes over the period from 2012 to 2024 and 283 private sector homes over the period from 2024 to 2029. In accordance with approved SDP Policy 8 and informed by up to date housing land supply data, the Proposed LDP does not allocate sufficient housing land

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 16

which is effective, or capable of becoming so, to meet the private sector housing land requirement for the Discrete Market Area Inverclyde HSMA as set out in Schedule 9.

4.16. This shortfall is significant and represents 40% of the private sector housing land requirement by Discrete Market Area Inverclyde HSMA unmet.

Implications for Proposed LDP 4.17. The Council has not ensured that the private sector housing land requirement by Discrete Market Area Inverclyde HSMA is met in full as required by the Scottish Ministers.

4.18. On the basis of the evidence provided, it is recommended that further housing land is allocated as part of this Examination to meet the unmet housing land requirement by Discrete Market Area Inverclyde HSMA of 1,266 private sector homes.

Private Housing Land Requirement by Renfrewshire HSMA 4.19. The Renfrewshire HSMA includes the following local authority sub areas (LASA):

x Kilmacolm and Quarriers Village (Inverclyde Council) x Levern Valley (East Renfrewshire Council); and x Renfrewshire local authority area (Renfrewshire Council)

4.20. Both Renfrewshire Council and East Renfrewshire Council are yet to publish their respective Proposed LDPs for consultation and those respective Examinations will not be completed before summer 2020.

4.21. However, the proportion of the Renfrewshire HSMA private sector housing land requirement that lies within the Kilmacolm and Quarriers Village LASA can be identified.

4.22. Indeed the Council has identified this in the Housing Land Technical Report (CD013, Table 5). The proportion of the Renfrewshire HSMA private sector housing land requirement that applies to Kilmacolm and Quarriers Village LASA is 140 private homes from 2012 to 2024 and 60 private homes from 2024 to 2029.

4.23. Based on the revised programming for disputed sites provided by Homes for Scotland, taking account of the private sector housing completions to date and the private sector housing land supply, the outcome of the private sector by Kilmacolm and Quarriers Village LASA assessment is as follows:

2012 - 2024 2024 - 2029 2012 - 2029 Housing Land Requirement 140 60 200 Source: Proposed LDP Housing Completions 3 0 3 minus Source: Housing Land Audit Programming of Established Land Supply 65 0 65 minus Source: Housing Land Audit Surplus or Shortfall -72 -60 -132 equals Scale of Additional Allocations Required

4.24. There is a shortfall of 72 private homes over the period from 2012 to 2024 and 60 private sector homes over the period from 2024 to 2029. In accordance with approved SDP Policy 8 and informed by up to date housing land supply data, the Proposed LDP does not allocate sufficient housing land which is effective, or capable of becoming so, to assist meet the private sector housing land requirement for the Renfrewshire HSMA as set out in Schedule 9.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 17

4.25. This shortfall is significant and represents 66% of the private sector housing land requirement. Of all the housing land requirements presented by the Council, this is the greatest proportion of shortfall.

Implications for Proposed LDP 4.26. The Council is responsible for its share of the Renfrewshire HSMA private sector housing land requirement. The Kilmacolm and Quarriers Village LASA needs to assist address this housing land requirement.

4.27. The Council has not made provisions to ensure that the private sector housing land requirement by Renfrewshire HSMA is met in full as required by the Scottish Ministers.

4.28. On the basis of the evidence provided, it is recommended that further housing land is allocated as part of this Examination to meet the unmet housing land requirement by Kilmacolm and Quarriers Village LASA of 132 private sector homes.

Inverclyde Local Development Plan 2 February 2019 Housing Land Supply Statement 18