[ Rushcliffe Borough Council Strategic Housing Land Availability Assessment Report 2019 January 2020 Contents Page 1. Introduction 1 2. National and Local Context 2 3. The SHLAA Process 4 4. Reporting and Continuous Monitoring 9 5. Report Terms and Evidence Sources 10 6. Methodology for Assessing Deliverability and its Role in the Housing Trajectory 15 7. Site Assessment Results 16 8. Broad Locations and Windfall Development 28 9. Housing Trajectory Based on Supply at April 2019 38 Appendices Appendix 1: Glossary of Terms and Abbreviations 40 Appendix 2: Methodology for Assessing Deliverability 45 Appendix 3: Site Location Plans 59 Appendix 4: Site Reports 60 1. Introduction Purpose of the Strategic Housing Land Availability Assessment 1.1 The Strategic Housing Land Availability Assessment (SHLAA) is an important part of the evidence base to support the delivery of housing. This assessment forms an essential part of the planning process by helping to ensure an adequate supply of land for housing. It uses a robust evidence-based approach, which is a key principle of the National Planning Policy Framework (NPPF). Relationship to the Rushcliffe Local Plan 1.2 The SHLAA provides essential evidence for the delivery and review of the Rushcliffe Local Plan. It is, in effect, a technical evidence-base for the identification of ‘deliverable’1 and ‘developable’2 sites for new housing over a period of around 15 years. Rushcliffe Local Plan consists of Local Plan Part 1: Core Strategy (adopted December 2014), and Local Plan Part 2: Land and Planning Policies (which is now adopted, but was not adopted at the assessment date). 5 Year Supply of Deliverable Sites 1.3 One of the most important roles of the SHLAA is to determine if the Local Authority has a 5 year supply of deliverable sites for new housing. In order to be classed as ‘deliverable’ a site must be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years. In particular: a) Non-major housing development with planning permission, and all sites with detailed planning permission, should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within five years. b) Outline planning permission for major development, allocated sites in a development plan, or sites identified on a brownfield register, should be considered deliverable where there is clear evidence that housing completions will begin on site within five years, through evidence of progress. 1 and 2 as defined by the National Planning Policy Framework 1 2. National and Local Context 2.1 SHLAA is the process undertaken to identify sites that have the potential for residential development in local authority areas. It is designed to ensure local authorities maintain a flexible and responsive supply of housing land as required by the National Planning Policy Framework. 2.2 The SHLAA is designed to be a continuous process of managing the supply of deliverable housing land. The National Planning Policy Framework requires local authorities to identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements. In addition, it states that the SHLAA should identify a supply of specific, deliverable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15. 2.3 The SHLAA approach aims to result in the following core outputs: The identification of a minimum of a 5 year supply of deliverable sites in support of the adopted Rushcliffe Local Plan (Part 1 and Part 2) The identification of a minimum of a 6 to 10 year supply of developable sites or broad locations accompanied by identification of barriers to delivery where it is known at what stage these barriers can be mitigated. The identification of an 11 to 15 year (or more) land supply of developable sites or broad locations accompanied by identification of barriers to delivery where it is known when these barriers can be mitigated. A group of sites identified as having the potential for housing development, but on which development is constrained (either physically, due to deliverability constraints, factually due to planning permissions lapsing or being renewed on a number of occasions, or as a result of policy constraints, such as Green Belt or on a greenfield site outside of named settlements). Delivery on such sites will be assessed as ‘May be suitable if policy changes’, or as ‘Unknown’. It is difficult to estimate the timescale for the potential delivery of sites which are categorised as being contrary to current planning policy because their delivery is dependent on policy changing in the future through the Local Plan review processes. 2.4 The key stages of the SHLAA assessment required to deliver the core outputs are as follows: 2 Site Identification - Identify all sites from the full range of sources of housing potential. Estimating Potential - Undertake a robust analysis of the housing potential of each site identified using an approach consistent between authorities within the Greater Nottingham area, as well as specific to local development conditions and housing needs. Assessment of Suitability, Availability and Achievability - Assess each site identified against a range of criteria to determine whether and when sites are likely to be developed. Identify and Overcome Barriers to Deliverability - Set out in the reporting process key actions necessary to maintain the rolling five year supply of deliverable sites and the approach to overcoming specific barriers to the deliverability of developable sites. 3 3. The SHLAA Process 3.1 Site identification is the first stage of the SHLAA assessment. The portfolio of sites within the SHLAA has been updated as new sites have been identified, either through sites that have entered the planning process (e.g. planning permissions) or through sites that are not in the planning process (e.g. sites submitted to the assessment by developers/landowners etc.). 3.2 Where information is held in an existing planning document or the site is already within the development process, the respective figure contained within the document or development scheme will be used to estimate the site’s potential in terms of the amount of housing that could be delivered on site. 3.3 Where no information is held an assumption has been made about the amount of housing that could be delivered on a site. A best estimate has been made taking into account the character of the area, the size of the site, any constraints that the assessment has raised and whether a site is capable of accommodating a mix of uses. 3.4 The assessment of deliverability and whether a site is developable is the most detailed element of the SHLAA process. As set out in the NPPF, the delivery of a site depends on its availability, its suitability and achievability. Figures 1, 2 and 3 below set out the criteria applied to each of these elements of deliverability for every SHLAA site. The assessment of availability and achievability will determine whether the site is considered deliverable within 5 years, 6-10 years, or 11-15 years. 3.5 Developable means a site is in a suitable location for housing and there is a reasonable prospect that it will be available at a specific point in time in the future once known barriers to delivery are mitigated. 4 Figure 1: Assessment of Availability ‘Available Now’ ‘Available’ ‘Not available’ i.e. within 5 years i.e. 6-10 years i.e. 11-15 years Sites with extant outline and Sites with planning permission lapsed or construction activity ceased detailed planning permission Sites with pre-application discussion successful concluded (including those awaiting Other sites i.e. promoted through SHLAA s106) Sites that are currently The determination of the above site availability depends on the following issues:- under construction Sites with Sites with permission Sites with no planning application Existing housing allocations permission lapsed lapsed and no submitted and no information (provided evidence of and new planning planning application provided ‘availability now’ exists) application currently submitted Sites with permission refused and no being determined information provided Sites with pre- application discussion successful concluded 5 Figure 2: Assessment of Suitability ‘Suitable now and Suitable’ ‘Could be suitable’ ‘Not suitable’ Sites with extant outline and detailed Include sites that does not fall on the Isolated land in the Green Belt planning permission (including those ‘suitable’ list with information that Land that has more than one policy awaiting s106) indicate that they could be suitable constraint which cannot be overcome Sites that are currently under subject to a policy change e.g. within 15 years construction Previous developed land (brownfield Sites with pre-application discussion Existing housing allocations site) in the Green Belt that is not unsuccessful concluded Sites with planning permission isolated lapsed Land within the Green Belt and Sites with pre-application discussion adjacent to an urban area or successful concluded settlement Land that has one policy constraint which can be overcome within 15 years 6 Figure 3: Assessment of Achievability ‘Achievable Now’ ‘Achievable’ ‘Not achievable’ i.e. within 5 years i.e. 6-10 years i.e. 11-15 years Sites with extant detailed Sites with extant detailed planning permission