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East Hampshire Five Year Housing Land Supply

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East Hampshire Five Year Housing Land Supply East Hampshire Five Year Housing Land Supply (As of 1st April 2015) Published: 28th July 2015 1 Contents Page 1.0 Introduction 3 2.0 Housing Requirements 3 3.0 Housing Supply 4 4.0 Five Year Housing Land Supply Assessment 8 5.0 Appropriate Buffer 8 6.0 Methodology 9 7.0 Alternative Scenarios 10 8.0 Conclusion 11 Appendices 13-35 Appendix A Completions from April 1st 2014 to 31st March 2015 13 (Large Sites) Appendix B Completions from April 1st 2014 to 31st March 2015 15 (Small Sites) Appendix C Outstanding Permissions (Large Sites) 20 Appendix D Outstanding Permissions (Small Sites) 23 Appendix E Sites with Resolution to Grant Planning Permission 32 Appendix F Baseline / Reserve Sites 33 Appendix G Whitehill and Bordon Development Trajectory 34 Appendix H Windfall Calculation 35 Appendix I Large Site Housing Phasing 36 2 1.0 Introduction 1.1 The National Planning Policy Framework (NPPF) states (paragraph 47) that local planning authorities should identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements. It further requires an additional buffer of 5% to ensure choice and competition or a 20% buffer where there is a record of persistent under delivery. 1.2 A formal assessment is conducted on five year housing land supply annually, with a year start date of April 1st to March 31st. This report sets out the housing supply position in East Hampshire District (not including the area within the South Downs National Park) at 1st April 2015. It will inform the Council’s Authority Monitoring Report (AMR) and will help guide the determination of planning applications where housing supply is an issue. 1.3 Due to the evolving nature of ‘five year housing land supply’, it is necessary to regularly update the figures to illustrate the most current position. The information on housing completions and outstanding commitments is compiled by Hampshire County Council on behalf of all Hampshire local planning authorities (LPAs). All data is derived from Building Control and NHBC reports, and then verified by site visits. The calculations within this report reflect the five year housing land supply period from 1st April 2015 to 31st March 2020. 2.0 Housing Requirement 2.1 The NPPF (paragraph 159) highlights that LPAs should have a clear understanding of housing needs in their area. To achieve this they should prepare a Strategic Housing Market Assessment (SHMA) to assess their full housing needs. A SHMA was carried out in partnership with the South Downs National Park Authority (SDNPA) in 2013 to support the Joint Core Strategy (JCS), adopted in May 2014 by EHDC and June 2014 by the SDNPA. The SHMA analysed the housing markets that affect the District to determine the need for housing that should be met within East Hampshire, including the National Park. The objectively assessed housing requirement for the District over the plan period (2011 to 2028) is 10,060 dwellings. 2.2 The housing trajectory and five year housing land supply is based on the disaggregation of the JCS housing requirement, which over the plan period equates to a minimum of 8,366 dwellings outside the SDNP and a minimum of 1,694 dwellings within the SDNP. East Hampshire District Council will monitor its housing land supply against a minimum of 492 dwellings per annum (dpa) (8,366 dwellings over the plan period equates to 492dpa). The SDNPA will undertake separate monitoring for their proportion of the housing requirement having regard to the current JCS and their emerging Local Plan, which will supersede the current housing requirement in the JCS. 3 2.2 For the period 1st April 2011 to 30th March 2015, outside the SDNPA, there have been 1,353 (net) housing completions in East Hampshire LPA, leaving a residual requirement of 7,013 dwellings up to 31st March 2028 (539.5 dwellings per annum). 2.3 Appendix A and B illustrates the schedule of sites with completions from 1st April 2014 to 31st March 2015. During this time there were a total of 485 net units completed within East Hampshire (outside the SDNP). Table 1 below illustrates the delivery of housing since the start of the JCS plan period. Table 1: Housing Delivery Performance Against JCS Requirement Year 2011/12 2012/13 2013/14 2014/15 Total Target 492 492 492 492 1968 Completions 264 279 325 485 1353 Shortfall 228 213 167 7 615 2.4 Despite an improving performance year on year, and only a shortfall of 7 dwellings in the year 2014/15, there is a total shortfall of 615 units accrued against the JCS plan period target within East Hampshire (outside the SDNPA). For the reasonable, pragmatic reasons identified within this report the Council consider it is more realistic and prudent to the sustainable delivery of housing to spread this shortfall over the whole plan period. 3.0 Housing Supply 3.1 The NPPF states that to be considered ‘deliverable’ sites should be available now, offer a suitable location now, and be achievable with a realistic prospect that housing will be delivered within five years and in particular that the site is viable. Sites that have planning permission should be considered deliverable unless there is clear evidence that the schemes will not be implemented within five years. 3.2 Following the publication of the National Planning Practice Guidance (PPG) there is now greater clarity over the types of accommodation that can contribute towards the housing supply requirements. All student accommodation and accommodation for the elderly (C2) can be included within calculations. However, East Hampshire District Council does not currently include these types of accommodation within housing land supply calculations. The components that have been included towards the five year land supply within East Hampshire are: Sites that have planning permission (outline and full) Sites that have resolution to grant planning permission Baseline Sites allocated for housing in the Second Review Local Plan Reserve Sites allocated for housing in the Second Review Local Plan in the south part of the District which have been released by the Council for development Strategic Allocation at Whitehill & Bordon 4 An allowance for windfall sites Sites with Planning Permission 3.3 Large site planning permissions (10 dwellings or more) have been assessed as to whether they are likely to come forward. Those assessed as unlikely to come forward have been excluded from the land supply figures. On large sites, a realistic phasing schedule has been maintained to ensure accuracy in delivery. To ensure a robust case with respect to small site planning permissions a 10% discount has been applied to reflect the possibility that some sites may not come forward. Within the next five years, a total of 2070 dwellings are anticipated from large sites with planning permission and 317 dwellings from small sites with planning permission. A schedule of all sites with outstanding planning permission are outlined within Appendix C and D. Two of the sites within these schedules were granted planning permission after 1st April 2015 (55428 – Cadnams Farm and 55222/001 Will Hall Farm). However, they had resolution to grant planning permission prior to this date and are therefore considered deliverable within the next five years. 3.4 It must be noted that 397 dwellings are currently under construction from sites that have a planning permission. There is considerable confidence that these 397 outstanding units on sites where development has commenced will be completed within the next five years. With regard to the sites where development has not commenced, footnote 11 on page 12 of the NPPF states: “Sites with planning permission should be considered deliverable until planning permission expires, unless there is clear evidence that schemes will not be implemented within 5 years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans.” 3.5 There has been regular contact with the representatives of sites with planning permission and there is currently no clear evidence to suggest any reductions to the proposed number of dwellings being provided. Sites with Resolution to Grant Planning Permission 3.6 In some cases the Council has resolved to grant permission for a site subject to the signing of a legal agreement. These sites have been included in the housing supply, as it is assumed that the site meets the criterion of being a suitable location. It can be assumed that it will become available as soon as the obligation is signed and the permission is issued; although that does not satisfy the criterion of being available now, it can be argued that it will clearly become available during the five year period. If there is a reasonable prospect that the applicant will sign a planning obligation, then the site can be 5 assumed to meet the criterion of being achievable, as the applicant would not sign the obligation if there was going to be a problem with viability or the wrong type of units. Discussions with Development Management officers indicate that there are no reasons to suggest that the legal agreements will not be signed. 3.7 Currently there are three applications within East Hampshire that come under this component of supply (not including Whitehill & Bordon). There is resolution to grant planning permission for 529 dwellings at Land East of Selborne Road / Land at Lord Mayor Treloar Hospital (30021/056), 700 dwellings at Land East of Horndean, Rowlands Castle Road (55562/001), and 106 dwellings at Land South of Oaklands House (30016/018). Although these sites gained resolutions to grant planning permission at planning committees after 1st April 2015, they are considered deliverable in line with the requirements of the NPPF and PPG.
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