Appendix 4: Step 5 Sites Forming the SHLAA Supply Site Ref

Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Appendix 4: Step 5 sites forming the SHLAA supply Site Ref. Address Settlement Yield SW005 The Foundry, Rushenden Road Queenborough 30 SW013 Transit Works, Power Station Road Sheerness 55 SW025 Land at 'Nil Desperandum', Rushenden Hill Queenborough 30 SW039 Land at Shellness Road and Park Ave Leysdown 10 SW111 Milton Pipes, Cooks Lane Sittingbourne 431 St Bartholomew's Primary School, Attlee Way, Milton SW112 Sittingbourne 29 Regis St Thomas's Primary School, Attlee Way, Milton SW113 Sittingbourne 22 Regis Halfway Houses Primary School, Southdown Road, SW114 Sheerness 60 Halfway SW120 Iwade Fruit and Produce Iwade 30 SW122 Iwade Village Centre II Iwade 12 SW129 The Bunnybank Eastchurch 42 SW132 Land north of High Street Eastchurch 24 SW158 Land r/o 33 Highfield Road Halfway 38 SW165 Land at Belgrave Road Minster 140 SW169 HBC Engineering Solutions Ltd, Power Station Road Halfway 87 SW191 Police Station, Church Road Faversham 12 Land at Preston Skreens NHS Site & Primary School, SW209 Minster 24 Minster Road Land at Bysingwood Primary School, Hazebrouck SW212 Faversham 20 Road SW220 EPS Logistics Technology Ltd, 152 Staplehurst Road Sittingbourne 72 SW312 35 High Street, Milton Regis Sittingbourne 15 SW318 Adjacent to Manor Road Queenborough 6 SW325 Plover Road (Thistle Hill) Minster 130 SW326 Scocles Road (Thistle Hill) Minster 850 SW327 East Hall Farm Sittingbourne 300 SW328 Rear of Shelduck Close Iwade 98 SW329 Rear of Coleshall Cottages Iwade 327 SW330 Canterbury Road, Bapchild Sittingbourne 600 SW331 Rear of Barnsley Close Sheerness 30 SW333 West Street Queenborough 100 SW335 Creekside Queenborough 1870 SW336 Former Paper Mill, Mill Way Sittingbourne 236 SW337 Crown Quay Lane Sittingbourne 10601 SW350 St Michael's Road, East Street Sittingbourne 16 SW351 Gas Road Sittingbourne 187 SW352 109 - 111 Staplehurst Road Sittingbourne 25 TOTAL YIELD 7018

1 Figure includes additional dwellings for the 15-17 year period.

4-1 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/013

Site Address: Transit Works, Power Station Road, Minster Site Area (ha): 2.60

Land Owners Yield: 55 (Where applicable) Density Multiplier Yield: 91

General Site Description The site is a mix of brownfield and greenfield. The east half of the site consists of storage units, a gardening retail unit and a transport works. Toward the west of the site is a single dwelling which would form part of the development scheme and peripheral greenfield land. The site is generally flat and is screened to some extend to the north by a fragmented line of trees. The pond and nature conservation area to the north east would remain intact and would be excluded from the developable area. The Sheerness golf course fronts the site to the north. The HSC engineering site, also submitted to the SHLAA (SW/169), is adjacent to the east boundary of the site. The site benefits from an extensive frontage along Halfway (A250) and Power Stations Road with residential loosely adjacent to the east and south boundaries.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site SW/013 is located at Sheppey, one of the locations for site search identified by the RSS. Development at this site would represent development on previously developed land within the built-up area of Minster/Halfway. As such it would make a valuable contribution toward policy SP3 - Urban focus and Renaissance, of the SERSS. Part of site SW/013, together with the adjacent SHLAA site to the east, is currently in use for employment purposes and is identified in Swale Employment Land Review. It is defined as being poorly served in terms of strategic road access and local access is shared with a residential area. The report considered this employment site to be a low quality, and other forms of development, including residential, could be considered if the site became available for redevelopment.

Step 2 – Suitability Should site progress to step 3? Yes Key constraints surrounding the site relate to potential contamination and flood risk, although it is anticipated that these constraints are not insurmountable. Further minor issues include accessibility, archaeological potential, distance to a primary school and GP surgery, demolition of existing buildings, asbestos hazards and the impact on the trees surrounding the site and associated ecology. Whilst access to services and facilities has been highlighted as an area of concern it is important to note that primary school provision is currently being planned in the area as part of the restructure occurring at Danley Middle school. Furthermore the GP surgery is only marginally beyond 800 metres from the development. Critically, the waterway and local ecological site will be required to be retained and this will require a reduction in the developable area and a reduced yield. Taking these factors into account the lower yield of 55 units, advocated by the developer, has been applied in this circumstance.

4-2 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes The site is currently in dual ownership although the ambition to redevelopment the site for housing is supported by both landowners. There are no formal lease agreements on the commercial units within the site which would impact on deliverability. SW013 is not subject to any apparent legal issues and there is currently developer interest in bringing forward residential redevelopment at this site. Despite the minor lease and ownership issues raised above, the site would be considered to be available in the short to medium term, contributing toward the early stages of the 6-10 year housing supply.

Step 4 – Achievability Should site progress to step 5? Yes With adjacent land uses residential or planned for such this site offers a very attractive development opportunity. The area at Minster/Halfway is a moderately attractive area for new housing, both for prospective residents and the market, with development showing successful delivery and buyer uptake in the past. Previous commercial/industrial land use would imply the site is constrained by contamination issues, however, the full extent of which is unknown. Initial investigations do not suggest this to be critical, but development will require a detailed assessment. If contamination is deemed to be severe, then remediation costs are likely to be more of an issue particularly affecting viability. In the current economic climate development in the short term is unlikely to proceed. As such it is assumed development will commence post 2013/14 when market conditions are thought to have picked up. Considering the scale of and the number of dwellings that could be accommodated at the site it is expected that a regional developer, with a output of approximately 30 dwellings per annum, would be the most likely candidate to redevelop this land. The opportunity to consider the comprehensive redevelopment of this site and the adjacent site should not be overlooked.

Step 5 – Overall Achievability Developable 6-10 years The site represents a suitable option for housing development, based on current evidence concerning the extent of the contamination at the site. Suitability also has a bearing on the yield from the site which has been reduced from the density multiplier to reflect the need to retain undeveloped areas. The site is considered to be available, although without extant planning permission, and current market conditions, it is not likely to contribute toward the Swale Borough short term housing land supply. Site SW169 is also achievable although the potential cost factor incurred through land remediation may affect the site in poor market conditions. Nonetheless, with a return of favourable market conditions, the site could be delivered post 2012, but more likely within the 6-10 year timeframe. 0-5 0 - 1 6-10 5 - 6 30 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 25 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 55 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-3 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/039

Site Address:

Site at Shellness Road and

Park Avenue, Leysdown Site Area (ha): 0.20 Land Owners Yield: 5

(Where applicable) Density Multiplier Yield: 10

General Site Description The site is brownfield located within the built-area boundary of Leysdown-on-sea. It forms part of a large hardstanding currently being used as an informal car park and was previously used as a road haulage and bus depot and squash club. The Nutts Caravan site fronts the site on the east and north boundary with residential development located to the west and south.

Step 1 – Policy Constraints Should site progress to step 2? Yes Sheppey is identified as a potential area of search for new housing by the RSS. Although Leysdown occupies a peripheral location toward the west of the Isle of Sheppey, development at this site is supported by the RSS. Re-development of this brownfield site is supported through criterion i of policy SP3 - Urban Focus and Urban Renaissance, and would make a valuable contribution toward the regional target of providing 60% of all new development on previously developed land.

Step 2 – Suitability Should site progress to step 3? Yes Although Leysdown is a local service centre with a range of facilities, the major constraining factors affecting the suitability of the site for housing development is the distance of the site to a primary school and employment provision. Whilst there is public transport available, although relatively frequent during peak hours, it is longer than 30mins with poor frequency particular at weekend. However, in order to assist its local service centre role, small scale development at sites within the built-up-area boundary and on pdl should be considered suitable, provided constraints can be overcome. In the case of potential contamination from former road haulage uses, further investigation by way of an EIA will be required to ascertain the extent and level of contamination at the site and whether remediation work will be possible and the site viable.

Step 3 – Availability Should site progress to step 4? Yes At present there is no developer interest in the site and the site has been earmarked for housing for a number of years. However, the site is in single ownership with the landowner expressing a clear intention to develop the site for housing. There are no apparent legal issues affecting the site, nor any lease or tenancy agreements. Primarily, the lack of extant developer interest indicated that the site would not form a short term development option and would not likely contribute to the 6-10 year housing supply for Swale Borough.

4-4 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The site is in centre of Leysdown and the site would be a reasonable option for housing development. However, the peripheral locality of Leysdown itself would suggest that, for a regional house builder, sites in more desirable locations would likely come forward prior this site. However, development by a local house builder would be a more likely possibility and could allow the site to come forward in a much shorter timeframe. Notwithstanding this, considering the low market demand in the current economic climate it is not expected that development at the site would take place at least before year 2012-13. With no developer interest in the site, together with its site constraints, the site may not be an attractive option even within these timescales and as such it is anticipated that the site would likely form a medium term development option and could contribute toward the 6-10 year Swale Borough housing land supply.

Step 5 – Overall Achievability Developable 6-10 years The site is a suitable location for housing development. It is available but considering the lack of extant planning permission and potential contamination issues it is not likely to contribute toward the 0-5 year housing land supply. The site is also considered to be achievable, although the lack of developer interest in the site would imply that the site would contribute toward the medium to long term housing land supply. Site SW/039 is also considered to be achievable; however, the extent of the contamination could have implications for the viability of the site certainly in current market conditions. However, on return to a more buoyant housing market, the site may be attractive for a local developer. Having regard to the above, the site is developable, contributing toward the 6-10 year Swale Borough housing land supply. 0-5 0 - 1 6-10 5 - 6 10 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 10 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-5 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/112 Site Address:

St. Bartholomew’s Primary School, Attlee Way, North Street, Milton Regis

Site Area (ha): 0.90 Land Owners Yield: 45-75

(Where applicable)

General Site Description The site is a former school located within an established residential community at Milton Regis. The site is bounded to the north, east and south by residential development and fronts Attlee Way at its west boundary. Located to the west, across Attlee Way, is St. Thomas’s School (SHLAA site SW/113) beyond which is Regis Manor Community School. The former school building itself is located at the centre of the site with a small recreation area to the north and west and school car park to the south and east.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provisions in the RSS through policy KTG1 to direct growth at Sittingbourne and at

Sheppey. Furthermore, the development of this site would contribute toward the regional target of focusing 60% of all new development on previously developed land, in line with policy SP3 of the RSS. The school was declared surplus sometime ago as it no longer met the education requirements. Pupils have been relocated and KCC are keen to dispose of the vacant site for housing purposes.

Step 2 – Suitability Should site progress to step 3? Yes The site falls within flood zone 3. Considering the sites location and brownfield status it is likely the site would pass both the sequential and exceptions test. Minor constraints include the requirement to remove the former school buildings and the impact on the listed building in North Street. Despite the concerns, these barriers to development are considered to be only minor and the site does in fact offer a suitable option for housing development.

Step 3 – Availability Should site progress to step 4? Yes The site is in single ownership and there are no current legal or tenancy agreement that would affect the delivery of the site. The lengthy timeframe historically associated with the disposal of public land, coupled with a lack in current developer interest, would suggest the site should be considered a medium term development option.

4-6 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The delivery of the site is likely to be foremost dependant on a return to more buoyant market conditions, anticipated for post 2012, where the site will become a more viable development option. The viably of the site will be affected by site preparation cost in terms of demolition of the existing buildings although this will be less of a concern post 2012. Expectations are that the scale of the site would attract a local developer or perhaps a developer of regional influence which suggests a build out rate within the region of 15 units per annum (estimated at hypothetical post 2012 output level). Historically the disposal of public sector land tends to take longer than in private ownership. This has important implications for the delivery timeframe of the site although the time lapse between today and 2012 is expected to be sufficient to allow this release of this land and should not have a significant impact on the delivery of the site.

Step 5 – Overall Achievability Developable 6-10 years The site is a suitable option for housing development. However, the delivery of the site is dependant on a return to more favourable housing market conditions, the timeframe associated with the release of the site by Kent County Council and the requirement to gain developer interest. Thus, the site is considered to be developable in 6-10 years. 0-5 0 - 1 6-10 5 - 6 15 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 14 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 29 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-7 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/113 Site Address:

St Thomas’s Primary School, Attlee Way, North Street, Milton Regis

Site Area (ha): 0.54 Land Owners Yield: 30-55 (Where applicable)

General Site Description The site is a former school located within an established residential area at Milton Regis. The site is bounded to the north, west and south with a mix of residential units fronting Attlee Way at its east boundary. Located further west is Regis Manor Community School. The school building is located at the centre of the site and is surrounded by a small playing surface/field, car parking and number of trees. SHLAA site SW/112 is located opposite across Attlee Way.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provisions in the RSS through policy KTG1 to direct growth at Sittingbourne and at Sheppey. Furthermore, the development of this site would contribute toward Government target of focusing 60% of all new development on pdl in line with policy SP3 of the RSS. The school was declared surplus sometime ago as it no longer met the education requirements. Pupils have been relocated and KCC are keen to dispose of the vacant site for housing purposes.

Step 2 – Suitability Should site progress to step 3? Yes The site falls within flood zone 3. Considering the sites location and brownfield status it is likely the site would pass both the sequential and exceptions test. Minor constraints include the requirement to remove the former school buildings and the potential impact on an area identified as being archaeologically significance, particularly toward the west of the site. Despite the concerns, these barriers to development are considered to be only minor and the site does in fact offer a suitable option for housing development.

4-8 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The delivery of the site is likely to be foremost dependant on a return to more buoyant market conditions, anticipated for post 2012, where the site will become a more viable development option. The viability of the site will be affected by site preparation cost in terms of demolition of the existing buildings although this will be less of a concern post 2012. Expectations are that the scale of the site would attract a local developer or perhaps a developer of regional influence which suggests a build out rate within the region of 15 units per annum (estimated at hypothetical post 2012 output level). Historically the disposal of public sector land

tends to take longer than land in private ownership. This has important implications for the delivery timeframe of the site although the time lapse between today and 2012 is expected to be sufficient to allow this release of this land and should not have a significant impact on the delivery of the site.

Step 5 – Overall Achievability Developable 6-10 years The site is a suitable option for housing development. However, the delivery of the site is dependant on a return to more favourable housing market conditions, the timeframe associated with the release of the site by Kent County Council and the requirement to gain developer interest. Thus, the site is considered to be developable in 6-10 years. 0-5 0 - 1 6-10 5 - 6 15 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 22 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-9 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/114 Site Address:

Halfway Houses Primary School, Southdown Road, Minster

Site Area (ha): 1.50 Land Owners Yield: 70

(Where applicable)

General Site Description The site is described as a mix of brownfield and urban greenfield. The southern part of the site is a small grassed playing area and the brownfield portion to the north consists of school buildings, car park and hard- surface play area. The topography of the site is largely flat, although there is a slight gradient from north to south. The surrounding land use is predominantly residential with built development to the north, east and south. The Minster recreation ground and workingman’s club adjoins the site to the west. There is a degree of screening provided by mature trees and hedgerow extending along parts of the west boundary. This screening becomes significantly more fragmented along the remainder of the boundary edge.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported the by provisions within the SERSS. Development of previously developed land situated within the build area of Minster would make a valuable contribution toward policy SP3 - Urban Focus and Renaissance - and would help revitalise Sheppey in line with policy KTG1. The current school has been declared surplus to educational need following the restructure of Sheppey schools to a two-tiered system. The current proposal, although not yet finalised, is to close Danley Middle School in August 2009 and transfer students from Halfway to Danley School. The school playing fields to the south of the site are considered within the emerging Swale Open Space Strategy. The study indicates that the provision of open space for the immediate area is sufficient for the site to be given over for residential development providing no further playing field sites are disposed of for housing purposes creating a cumulative shortfall in open space provision.

Step 2 – Suitability Should site progress to step 3? Yes The site is not subject to any major suitability constraints, Minor issues exist over protecting the amenity value of local residents, ground clearance requirements, trees at the periphery of the site and potential archaeology.

4-10 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes

The site is in single ownership with the current owner, Kent County Council, expressing a clear ambition to develop the site for housing following the school restructuring process at Minster. It is understood that if Danley School is to receive pupils from Minster Primary it is likely that the Halfway site will not be available for housing redevelopment until 2011 at the earliest. Furthermore, as there is no current developer interest in the land and there would be a formal disposal procedure that would need to be adhered to, it is likely the site would come forward only toward the end of the 5 year period, with development continuing through the early part of the 6-10 year timeframe.

Step 4 – Achievability Should site progress to step 5? Yes This is a residential area in an attractive location for housing on Sheppey where there is likely to be good market demand. However, the recent decline in demand as a result of the current economic climate would suggest that the site would not be achievable until post 2012. Minor site preparation costs will also be incurred through the need to remove the existing school buildings, although these costs are not likely to be severe. It is assumed that a regional or local house builder would be attracted to the site assuming an

output in the region of 25 units per annum.

Step 5 – Overall Achievability Deliverable 0-5 years / Developable 6-10 years The site offers a suitable location for housing development. The site is also available although the lack of developer interest and timescale for the reorganisation of the Danley School and the closure of Minster Primary would suggest that development of the site is a number of years off. The site is also achievable but low market demand would suggest the site is incapable of being delivered until the end of the first 5 year period and into the 6-10 year period. 0-5 0 - 1 6-10 5 - 6 25 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 10 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 25 3 - 4 35 8 - 9 13 – 14 4 - 5 25 9 -10 14 - 15

4-11 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/120 Site Address:

Iwade Fruit and Produce, The Street

Site Area (ha): 0.50 Land Owners Yield: 23 (Where applicable)

General Site Description This is a small brownfield site located to the north of Iwade village centre. It is adjacent to the SHLAA site SW/122 to the south and is surrounded by existing residential development on the remaining three sides. Located at the site is the private residence at Street Farm, and the Iwade Fruit and produce store.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is not specifically supported by provisions laid out in the SERSS. However, developing a brown field site within the existing urban area of Iwade will make a valuable contribution toward policy SP3 of the RSS – Urban Renaissance and Focus, to concentrate 60% of all new development on brownfield land.

Step 2 – Suitability Should site progress to step 3? Yes In order to make an efficient use of the land it is likely the existing buildings at the site would be cleared and a telephone line and pole moved. This is likely to have a minor impact on the lead in time for development but it is anticipated that the site will still be deliverable in the short term. Concerns also exist over protecting the amenity of local residents, although these should be capable of resolution at the detailed design stage. Development at the site would be a sustainable development option with good linkages to existing facilities and services.

Step 3 – Availability Should site progress to step 4? Yes The site is in single ownership with a developer having an option to develop the land. A clear intention has been expressed to develop the site for housing purposes. There are no legal issues or lease and tenancy agreements affecting the site. Pending the suitability and achievability of the site, it is considered to be immediately available for housing development. In order to make an efficient use of available land, the development of sites SW/120 and adjacent site SW/122 could be considered in tandem as the developer holds an option on both land parcels.

4-12 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The site is in an area of significant recent growth and a proven desirable location for prospective buyers. However, current low market demand would suggest that the site would not be likely to come forward until post 2012 with a return to more buoyant market conditions. There will also be minor cost factors incurred through site clearance requirements although these cost are expected to be minimal. At present a national developer has an option to develop the land. Considering the high output of a national builder and the relatively small scale of the site it is anticipated that the site would be developed within the same year as the commencement.

Step 5 – Overall Achievability Deliverable 0-5 years The site offers a suitable location for housing and is considered to be immediately available for development. The site is, however, constrained by current drop in market demand which would be likely to delay the delivery of the site until post 2012. However, with a return to more buoyant conditions it is expected that the site could be delivered toward the latter stage of the 5-year supply. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 30 3 - 4 8 - 9 13 – 14 4 - 5 30 9 -10 14 - 15

4-13 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/122

Site Address: Iwade Village Centre II, The Street Site Area (ha): 0.20

Land Owners Yield: - (Where applicable) Density Multiplier Yield: 12

General Site Description Site SW/122 consists of an area of the pub garden to the south and, to the north an parcel of incidental undeveloped land which has over a number of years become overgrown and is no longer in a functional use. It is adjacent to SHLAA site SW/120 to the north and fronts the Iwade County Primary School to the west, the Iwade local centre to the south and residential development and the pub to the east.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is not specifically supported by provisions laid out in the SERSS. However, the development of this redundant and disused site, within the confines of existing built up area boundaries would make a valuable contribution toward policy SP3 of the RSS – Urban Renaissance and Focus.

Step 2 – Suitability Should site progress to step 3? Yes This site represents a sustainable location for housing development. It is well related to the existing services and facilities at Iwade village centre and would allow a largely unused plot to be brought into active use. Development of the site is largely dependant on the simultaneous development with SHLAA site SW/120 to the north to release a potential access route.

Step 3 – Availability Should site progress to step 4? Yes There are no legal issues or lease and tenancy agreements affecting the site. The site is currently within developer ownership having expressed a clear intention to develop the site for housing purposes. The site is therefore considered to be immediately available, although the availability is dependant on the timing of the adjacent SHLAA site SW/120.

Step 4 – Achievability Should site progress to step 5? Yes The site is in an area of significant recent growth and has been an attractive location for prospective buyers. However, the current low market demand, and dependency of delivery on the adjacent site would implies that the site will not come forward until post 2012. At present a national developer has an option to develop the land. Considering the high output of a national builder and the relatively small scale of the site it is anticipated that the site would be developed within the same year as its commencement. However, it is noted that, due to the requirement to deliver this site and SW/120 simultaneously, the delivery of this site may slip to the 6-10 year period.

4-14 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 5 – Overall Achievability Deliverable 0-5 years The site offers a suitable location for housing and is considered to be available for development. The site is, however, constrained by current drop in market demand which would be likely to delay the delivery of the site until post 2012. However, with a return to more buoyant conditions it is expected that the site could be delivered toward the latter stage of the 5-year supply. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 12 3 - 4 8 - 9 13 – 14 4 - 5 12 9 -10 14 - 15

4-15 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/129

Site Address:

The Bunny Bank, Eastchurch Site Area (ha): 4.70 (gross) 1.05 (net)

Land Owners Yield: 150 (Where applicable) Density Multiplier Yield: 132

General Site Description The site has a complex topography generally sloping down from south to north with a substantial depression in the land located toward the south west of the site. The south, west and east boundaries are densely populated with mature trees and hedgerow that form a near continuous natural screen containing the site. There are a collection of trees located at the crest of the site at the south that are subject to TPOs. The site has an extensive frontage with existing residential develop to the north and east with the remaining surrounding uses being predominantly agricultural (beyond Rowetts Way); the site being contained by the village bypass.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provision within the RSS. Policy KTG1: Core Strategy highlights the necessity to release a some greenfield land to new development to encourage the revitalisation of Sittingbourne / Sheppey in Swale. The site does not fall within a local designated wildlife site, nor within the AONB or an area of ancient woodland and it is not currently required for any specific use. Being outside the current settlement boundary in the local development plan, a change to this policy context would need to be made via the LDF , which would have a bearing upon delivery of the site.

Step 2 – Suitability Should site progress to step 3? Yes Minor constraints include: archaeological potential, adverse impacts on the listed building and utility provision. The key issue here are adverse impacts upon the amenity of the existing residents and the landscape character of the area. These, together with some of the topographical and site condition constraints lead to the need to reduce the developable site area. The shaded area on the site plan indicatively shows the area capable of accommodating housing at this site. These constraints will have an inevitable and significant impact on the developable area of the site and would require development to be concentrated toward the north of the site adjacent to the existing built form along Eastchurch High Street. These issues are judged to reduce the net site area to just over 1 ha, although the gross site area would need to be larger to address landscape and infrastructure issues. Using a density of 40dph the capacity of the site is estimated to be in the region of 42 units. Provided these issues are addressed, the site is deemed as a suitable option for residential development.

4-16 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes The site is in single ownership with the landowner expressing a clear ambition to develop the site. It is not subject to any legal issues and/or lease and tenancy agreements. However, as there is currently no developer interest in the site, with no planning permission and a need to change the local policy context to allow the land release, it should be considered a medium term development option, not likely to contribute to the 0-5 year housing supply.

Step 4 – Achievability Should site progress to step 5? Yes This is likely to be a very attractive site to the market, given its village location. The slow down in the housing market and a current reduction in demand indicates that the site is only likely to be delivered post 2012, with values on Sheppey proportionately remaining behind those on the mainland. This may mean development taking place later. The site is greenfield and is not likely to incur any significant preparation or infrastructure costs. The scale of the site would suggest that a regional or national developer would be a likely candidate to develop the site. As such, the capacity of the developer would likely be around 30-40 completions per annum. With respect to the above the site is considered achievable in the medium term, contributing to the 6-10 year supply.

Step 5 – Overall Achievability Developable 6-10 years The site offers a suitable location for housing development. SW129 is available but considering the current lack of developer interest in the site it is not likely to from a short term development option. The site is also achievable although current economic conditions would again exclude the site from contributing the short term housing supply. Thus, the site is considered to be developable in the 6-10 year timeframe. The site is subject to number of physical constraints. These constraints will have an inevitable and significant impact on the developable area of the site as discussed above. 0-5 0 - 1 6-10 5 - 6 35 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 42 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-17 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/132 Site Address:

Land north of the High Street, Eastchurch

Site Area (ha): 0.76 Land Owners Yield: 30 (Where applicable)

General Site Description The site is a flat, vacant parcel of land adjacent to the west boundary of Eastchurch. Site SW132 is largely open but with a discontinuous hedgerow extending along the southern boundary. There is a small disused building toward the north of the site. The site would potentially form an extension to the ribbon of residential development extending along Eastchurch High Street to the West. The remaining surrounding land use is agricultural land.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provision within the RSS. Policy KTG1: Core Strategy highlights the necessity to release a some greenfield land to new development to encourage the revitalisation of Sittingbourne / Sheppey in Swale. The site does not fall within a local designated wildlife site, nor within the AONB or an area of ancient woodland and it is not currently required for any specific use. However, as a greenfield site outside the current local policy context, changes to the local development plan, via the LDF, would be needed to enable this site to be brought forward.

Step 2 – Suitability Should site progress to step 3? Yes The site constrained by a number of factors. The impact of development on the landscape character is of some concern, the site representing an extension of ribbon development, although this could be mitigated against with strategic planting within the site and this would be reflected in the density multiplier yield from that estimated by the landowner. Minor concerns also exist over utility provision, potential archaeology, impact on the setting of the listed building and adverse ground conditions. However, despite these constraints the site is deemed as a suitable option for residential development.

Step 3 – Availability Should site progress to step 4? Yes

The site is in single ownership with the landowner expressing a clear ambition to develop the site. It is not subject to any legal issues and/or lease and tenancy agreements. However, as there is currently no develop interest in the site is should be considered a medium term development option, not likely to contribute to the 0-5 year housing supply.

4-18 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The slow down in the housing market and a current reduction in demand indicates that the site is only likely to be delivered post 2012. The site is greenfield and is not likely to incur any significant preparation cost although there would be minor costs associated with providing the necessary on site infrastructure. This is an easy site in an attractive location and the relatively small scale of the site would suggest that a local or small developer would be a likely candidate to develop the site. As such, the capacity of the developer would likely be around 15 completions per annum. With respect to the above the site is considered achievable although only in the medium term, contributing to the 6-10 year housing supply.

Step 5 – Overall Achievability Developable 6-10 years The site is a suitable location for housing development and it is available, although it does lack current develop interest and would require a change in the current local policy context that could only be achieved via the LDF. This indicates that it would not come forward in the short term. Site SW/132 is achievable, but again only in the medium term. Thus, the site is developable and contributes toward the 6-10 year time frame. 0-5 0 - 1 6-10 5 - 6 15 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 9 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 24 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-19 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/158 Site Address:

Land at r/o 33 Highfield Road, Halfway

Site Area (ha): 1.40 (gross) 1.19 (net) Land Owners Yield: -

(Where applicable) Density Multiplier Yield: 45

General Site Description The site forms the rear garden of No.33 Highfield Road and land currently used for sheep grazing. It is largely flat and well enclosed by a natural screen of mature trees and hedgerow along its periphery. The site adjoins existing residential development at Halfway to the north, Minster College grounds to the east, a covered reservoir to the west and undeveloped grazing land to the south (SHLAA site SW119).

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provision within the RSS. Policy KTG1 highlights the necessity to release some greenfield land to new development to encourage the revitalisation of Sittingbourne / Sheppey in Swale. In order for the site to come forward a significant change in local policy context would be required as part of the emerging Core Strategy, due for adoption post 2012.

Step 2 – Suitability Should site progress to step 3? Yes The site is constrained by a number of factors. Access to the site has been highlighted as a key constraining factor as development would require the demolition of the dwelling 33 Highfield Road. This demolition would extend the lead-in time for development although it is not considered to be a factor that would preclude site SW158 from development. The site also forms part of a settlement gap and there are also landscape considerations to be taken into account. However, unlike other sites to the south, existing screening and fortunate topography would reduce these impacts. Other minor constraints include the protection of the existing residents amenity, contamination of the adjacent covered reservoir, and utility provision although it is envisaged that these constraints can easily be overcome. With regard to the above the site is considered to offer a suitable location for housing development. However, the shape of the site is considered to be a factor in the delivery of dwelling numbers, with the agreement of the landowner, the dogleg toward the south of the site has been removed to create a more logical extension to Minster. The shaded section represents the developable area of the site.

4-20 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes The availability of the site is constrained by an informal lease on the land for grazing purposes and a lack of extant developer interest on the site. However, the lease is not considered to be a major factor that will significantly affect the deliverability of the site. The site, including the dwelling to be demolished, is within single ownership with the owner expressing a clear intention to develop and is not subject to any legal issues. However, without clear and present developer participation, the site is not considered to be a short term development option.

Step 4 – Achievability Should site progress to step 5? Yes The site is constrained by a need to remove the dwelling at 33 Highfield Road in order to create an access route to the site. This will have an inevitable bearing on the lead-in time for development, although not significantly. The current low market demand dictates that the site would not likely to be available before 2012 when conditions are expected to improve. The relatively small scale of the site would suggest that a local/regional developer would be a likely candidate to bring the site forward. As such, it is expected that the output of the developer would be around 10-20 dwellings per year.

Step 5 – Overall Achievability Developable 6-10 Years The site offers a suitable option for housing development. However, with regard to the achievability of the site, the lack of developer interest in the land, the lease of the land to the south for grazing would suggest the site would form not form a short term option, especially the need to revise the local policy context, compounded by low market conditions and demolition of the dwelling at 33 Highfield Road. The shape of the site is considered to limit site yield, removal of the dogleg from the gross site area suggests a yield of around 24 dwellings this would create a more sensible shaped development site and more logical extension to Halfway (shaded area represent developable portion of site). Overall, the site is considered to be a medium term development option and could contribute toward the early stages of the 6-10 year housing land supply for Swale Borough. 0-5 0 - 1 6-10 5 - 6 15 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 9 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 24 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-21 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/165 Site Address:

Land at Belgrave Road, Minster

Site Area (ha): 5.00 Land Owners Yield: 150 (Where applicable)

General Site Description The site is generally flat and is currently being used for agricultural purposes. It has extensive frontage with residential development to the north and east with the remaining land use laid to arable crops. An area of open space is located to the north east of the site with residential development beyond that. The site is bounded by discontinuous hedgerow and trees with the tree line extending along the north of the site subject to a TPO.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provision within the RSS. Policy KTG1: Core Strategy highlights the necessity to release a some greenfield land to new development to encourage the revitalisation of Sittingbourne / Sheppey in Swale. However, as a greenfield site outside the current local policy context, changes to the local development plan, via the LDF, would be needed to enable this site to be brought forward.

Step 2 – Suitability Should site progress to step 3? Yes Development at this site would constitute some erosion of the important settlement gap to the south of Minster. However, as the site is well contained by the surrounding topography it is unlikely development will have a serious impact on the gap. Concerns also exist over the impacts of development on the landscape character of the area, although the adverse impacts on the views will again be is somewhat limited by the rising topography beyond the southern boundary of the site. Kent Highway Services have highlighted accessibility as significant constraining factor upon the site. At present the only immediate access is via Belgrave Road. However, in order to bring a site of this scale forward it is necessary to provide an alternative access route to increase connectivity and permeability with the surrounding built form and to provide an alternative emergency vehicle access route. It is identified by the site promoter that there is scope to provide a secondary access point off Rosemary Avenue to the east of the promoted site. However, replacement provision on the playing field (within SBC ownership) would need to be provided as part of the development scheme. Minor concerns exist over the amenity of existing residents, archaeology, utility provision and the ecological value at the site. With regard to the above it is expected that the site will form a suitable housing development option.

4-22 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes The site is in single ownership with no apparent legal issues, tenancy or lease agreement existing on the land. At present there is no developer interest in the site although land within Crown ownership tends to only seek developer inclusion after outline planning permission has been granted. In order to bring the entire site forward it would be necessary to provide a second access route via Rosemary Avenue. This secondary access would require a portion of the paying field to be given over for infrastructure requirements. The playing field in within Swale Borough Council ownership and the Council would require replacement provision to be provided as part of a development scheme. It is unlikely that this access difficulty would significantly affect the development timeframe of the site. Notwithstanding the above, the site would likely form a medium term development opportunity but could potentially become available in the final year of the short term timeframe.

Step 4 – Achievability Should site progress to step 5? Yes This would be a reasonably attractive location for new housing and would be likely to attract market interest by local or regional developers. Due to the slow down in housing build out rates, as a result of the slowing economy, the need to dispose the site and for a changed policy context, it is expected that the site is most likely to come forward post 2012. As the site is Crown owned it is expected that the disposal of the site for

housing would take longer than most privately owned sites. However, it is suggested by the agent that disposal could be fast tracked if it is proven that there is a considerable shortage in the 5-year housing land supply for Swale. It is therefore anticipated that the site is more likely to form a medium term development option and would contribute toward the early stages of the 6-10 year housing land supply for Swale Borough.

Step 5 – Overall Achievability Developable 6-10 years The site is considered to be a suitable location for housing development. It is available, although considering the lack of extant planning permission on the site, and the need to change the current local policy context, that it is not likely to form part a short term development option and would contribute toward the medium term housing supply. The site is also considered to be achievable, however, in light of the recession and slow down in the housing market and the time for the land to be given over for housing the expectation is again for site SW/165 to contribute toward the 6-10 year housing supply. 0-5 0 - 1 6-10 5 - 6 40 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 40 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 40 Yield: 12 - 13 Yield: Yield: 3 - 4 140 8 - 9 20 13 – 14 4 - 5 9 -10 14 - 15

4-23 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/169 Site Address:

HBC Engineering Solutions LTD, Power Station Road, Minster

Site Area (ha): 2.49 Land Owners Yield: 85

(Where applicable)

General Site Description Site SW169 is a substantial brownfield site on the periphery of north Minster. The site has an extensive frontage with existing residential development to the south. The site immediately to the west, also submitted for the SHLAA, is currently in use for retail, storage and as a transport purposes. Extending to the north and east is Sheerness Golf Course, which affords the site its undeveloped and rural-peripheral context. The topography of the site is generally flat and there are a number of buildings in situ. The site owners intend to retain the main HSC factory building and adjacent office. The small office block and single dwelling (both vacant) are located toward the south of the site and has been declared surplus to requirement and are intended to be removed as part of the scheme.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is located on Sheppey, an area of search for sites within the RSS. Additionally, development at SW169 would represent development on previously developed land within the built area of Minster. As such it would make a valuable contribution toward policy SP3 - Urban focus and Renaissance, of the SERSS. Additionally, the site is identified within the draft Employment Land Review. It is defined as being poorly served in terms of strategic road access, and local access is shared with a residential area. This is a low quality site for employment uses, although it appears to meet the needs of its current occupiers. However, other forms of development, including residential, could be considered if the site became available for redevelopment. In this instance the scheme would involve the retention of the main factory and office building.

Step 2 – Suitability Should site progress to step 3? Yes Constraints surrounding the site relate to potential contamination and flood risk, whilst minor issues include accessibility, sustainability, demolition and clearance of office block and dwelling, asbestos hazards and impact on the trees surrounding the site and associated ecology. Retention of an employment presence on part of the area would also require careful design as would the relationship of the site with its rural and open surroundings. However, it is not thought that these constraints would be inurmountable.

4-24 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes

There are no legal issues affecting development at this site and it is in single ownership with a developer currently having an option to redevelop the land for housing purposes. However, the disposal of the land is anticipated to impact on the availability of the site. As such it is likely to contribute to 6-10 year housing supply for Swale Borough.

Step 4 – Achievability Should site progress to step 5? Yes The site is in a good location for new housing where there is likely to be market demand, although retention of the factory is likely to have some modest distraction. Adverse contamination costs would affect the sites development in the current economic climate where sites are less viable due to a dip in the housing market and considerable decrease in house prices and sales returns for house builders. Pending further information on the site, the assumption being made by the developer is that contamination levels are low and the site would form a suitable option for housing development. It is likely that development proposals will be brought forward soon for discussion, although it is less clear as to when this would lead to a formal planning application. Considering the scale of and the number of dwellings that could be accommodated at the site it is expected that a regional or national developer, with a output of approximately 30-40 dwellings per annum, would be the most likely candidate to redevelop this land.

Step 5 – Overall Achievability Developable 6-10 years The site represents a suitable option for housing development, pending the investigation of the extent of the contamination at the site. It is considered to be available, although without extant planning permission, not likely to contribute toward the Swale Borough short term housing land supply before at least the end of the first 5 year period. Site SW169 is also achievable although the potential cost factor incurred through land remediation may have implication for the timing of the site. New owners may be prepared to wait and maximise potential returns by developing the site in the medium term. Thus, the site is deemed to be developable within the 6-10 year timeframe. 0-5 0 - 1 6-10 5 - 6 30 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 30 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 27 Yield: 12 - 13 Yield: Yield: 3 - 4 87 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-25 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/191 Site Address:

Faversham Police Station, Church Road, Faversham Site Area (ha): 0.20

General Site Description These premises comprise a 1904 red brick Police Station (with additions), within the Faversham conservation area. The site adjoins the Grade II* Listed Cooksditch House and the Grade II Listed St Mary’s Court. The site has an existing access onto Church Road, and has a walled boundary to Orchard Place to the rear.

Step 1 – Policy Constraints Should site progress to step 2? Yes This site is supported by the provisions of the Regional Spatial Strategy. Policy SP3 seeks to ensure that 60% of all new development across the South East takes place on previously developed land and through conversion of existing buildings.

Step 2 – Suitability Should site progress to step 3? Yes Although not allocated for residential development in the current development plan, the site lies within the built up area of Faversham, just to the rear of the Tesco car park, in a highly sustainable edge of town centre location. There are adjoining properties in residential use at St Mary's Court (Grade II) and Cooksditch House Nursing and Residential Care Home(Grade II*). Amenity of existing residents will need to be taken into account in the design/massing/detailing of any future development. A mature tree lies close to the northern boundary of Cooksditch House, which is not subject to a TPO. Site lies in a source protection zone and historic contamination on site would need to be addressed prior to development. A surface water drainage scheme would also need to be agreed with the EA. The site promoter has suggested that the existing building is capable of conversion, with new build fronting Orchard Place being converted.

Step 3 – Availability Should site progress to step 4? Yes The availability of this site is constrained by the fact that it is still in use as a Police Station. The site promoter has indicated that there are plans in hand for the relocation of the Police Station although a new site is yet to be identified. Furthermore the lack of developer interest would suggest the site would be available in 6-10 years.

4-26 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The attractive location and character of the area and building would make this an attractive site to the market. However, the slow down in market demand due to the current economic climate would suggest that this site is not likely to be delivered before at least 2012. There will be minor site preparation costs associated with the demolition of outbuildings and reconfiguring the existing building for conversion. Considering the site’s relatively small scale it can be assumed that either a local or regional housebuilder would be most likely to develop the site in a single phase.

Step 5 – Overall Achievability Developable 6-10 years This site is located in an edge of town centre position in a highly sustainable location, well located to public transport services and a range of facilities. The site will require sensitive treatment bearing in mind its proximity to existing residents, Listed Buildings and its conservation area setting. Availability will depend on the relocation of the existing Police Station and improved market conditions. Accordingly, it is not likely to form part of the 0-5 year housing land supply. In the light of the need to relocate the Police Station and the current housing slow down, it is anticipated that the site will not come forward until 2014-2015. 0-5 0 - 1 6-10 5 - 6 12 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 12 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-27 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW209 Site Address:

Land at Preston Skreens (NHS site) and at Minster-in- Sheppey Primary School,

Minster Road

Site Area (ha): 0.60 Land Owners Yield: 20-30

General Site Description The site falls within the settlement of Minster and is essentially divided into two distinct sections. The east half represents brownfield land comprising a Children’s Hospice, annex buildings and garden area to the south. It is generally flat but with a gentle gradient down toward Minster Road. The west section of the site forms a small unused part of the Minster-in-Sheppey County Primary School. As is has been left vacant for some time it has become densely overgrown. A number of large mature trees, not subject to TPOs, are located within this space. The site is bounded along the south and east by mature trees and dense hedgerow. To the north is the Minster in Sheppey Primary School playing field. The reminding surrounding land use to the south and east is primarily residential.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is supported by provisions in the RSS. Development at the site could contribute toward the revitalisation of Sheppey and would make a valuable contribution toward the RSS target of 60% of new development being built on previously developed land. In the case of the current use, although the retention of Educational and Health facilities from harmful changes of use would be a policy priority, development would be acceptable provided an alternative facility of equal or better quality could be provided at a nearby location. It is unclear however as to when the site would be available. The playing field aspect forms part of the Minster-in Sheppey County Primary School playing fields. From site visits and conversations with Kent County Council it is clear the land is no longer used for these purposes and has, for sometime, been left untended becoming densely overgrown. However, evidence that the site is no longer required for playing field use would need to be provided as part of the development of any proposal, although it would seem likely that this would not be an issue. The site would represent a good development opportunity to bring the site back into functional use as the draft Swale Borough Open Space Assessment indicates that the provision of open space for the immediate area is sufficient for the site to be given over for residential development.

4-28 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 2 – Suitability Should site progress to step 3? Yes There are minor concerns over transport issues arising from development in terms of increased congestion on Minster Road and visibility splays at access points. Other concerns include asbestos hazard, ground clearance requirements, potential archaeology, loss of amenity of existing residents, the protection of the trees and hedgerows and their inherent ecological value, including perhaps populations of protected species. Despite the above minor concerns the site is considered to be a suitable housing development option, provided that transport issues are addressed.

Step 3 – Availability Should site progress to step 4? Yes The site is owned by the NHS and Kent County Council. Both parties share the ambition to develop the site for housing. Although the school playing field is immediately available for housing development the delivery of the whole site is dependant on the availability of the NHS Children’s Hospice. NHS property has identified the HNS site as being unfit for current use within the next five to ten years. As such the site will

not be available for development before this time. The delivery of the site maybe delayed further depending on the NHS providing an alternative Children’s facility in the area. Without a clear program of disposal for this site the site is considered to be a long term development option and could contribute to the Swale housing land supply in the 11-15 year timeframe.

Step 4 – Achievability Should site progress to step 5? Yes This location in Minster would be most attractive for housing developers and potential purchasers. Redevelopment would incur site preparation costs arising from the demolition of the existing buildings and the removal of asbestos. While these constraints have been highlighted it is not expected that these cost would stifle development at the site, once values return and given likely development returns. More significantly the slow down in the housing market would suggest that the site would not come forward until after 2012. The small scale of the site would imply the site would most likely be developed by a local or small housing builder with output would be in the region 10 units per annum.

Step 5 – Overall Achievability Developable 11-15 years Site SW209 represents a suitable location for housing development. Although the school playing field portion of the site is considered to be immediately available for housing, a combination of a lack of developer interest and a requirement to provide an alternative facility and dispose of the current NHS facility would suggested the site would only be capable of forming a long term development option. Housing market slow down is also a consideration for the delivery of the site, as less buoyant conditions imply the site would only be developed post 2012. With regard to the above the site SW209 is considered to be developable in 11-15 years. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 10 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 10 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 4 Yield: Yield: 3 - 4 8 - 9 24 13 – 14 4 - 5 9 -10 14 - 15

4-29 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/212 Site Address:

Bysingwood Primary School. Hazebrouck Road, Faversham

Site Area (ha): 0.70 Land Owners Yield: 26 (Where applicable)

General Site Description The majority of this site comprises former school grounds which have been fenced off and are currently unused. The front section is used for parking in association with the school. The site lies on the edge of a housing estate and has a wooded appearance and is bounded by footpaths on three sides.

Step 1 – Policy Constraints Should site progress to step 2? Yes This site is supported by the provisions of the Regional Spatial Strategy. Policy SP3 seeks to ensure that development is concentrated within urban areas. Kent County Council has advised that there is a need for a new primary school with appropriate playing fields at this site, but that this land will continue to be surplus to requirements.

Step 2 – Suitability Should site progress to step 3? Yes

This site lies between Lower Road and Bysingwood Road (with their associated bus services) and adjoins Bysingwood Primary School. The convenience store on Lower Road is within 600m of the site. There are no local GP surgeries in the area (although the Childrens' Centre at Bysingwood School offers access to limited child health care services). Access to the site will need to be carefully considered. Existing access is via the school grounds. Potential access to Hazebrouck Road would need to be assessed in relation to road geometry, and residential amenity. The site has significant tree coverage. Two mature Oaks lie next to the footpath behind Nos. 235-259 Hazebrouck Road and there is a semi-mature Oak copse in the centre of the site that merges into more mature cover which links with the wooded area beyond the northern site boundary. Access to the site must also account for these obstructions. Amenity of existing residents will need to be taken into account in the design/massing/detailing of any future development. As the site lies within the defined urban boundary of Faversham it might be reasonable to expect development at 50 units/ha. As this site has significant tree coverage a greenfield figure of 40 units/ha has been used to establish capacity, based on 70% of the site being developable. Nature conservation interests may also impact on final yield which could be still lower than indicated once detailed studies relating the above are undertaken.

4-30 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes There are no apparent legal issues or lease/tenancy agreements affecting the availability of this site. It is currently in single ownership, with a developer showing interest, although formal disposal of the site would have some bearing on when the land becomes available.

Step 4 – Achievability Should site progress to step 5? Yes Although Faversham is an area of relatively strong market demand, this site is located in one of its more deprived areas. As a result, the slow down in market demand due to the current economic climate would

suggest that this site is not likely to be delivered before 2014-2015. Considering the site’s relatively small scale it can be assumed that either a local or regional housebuilder would be most likely to develop the site in a single phase.

Step 5 – Overall Achievability Developable 6-10 years The site is located within the defined urban area of Faversham, which is reasonably well located to local bus services and a (limited) range of other services. Availability will depend on improved market conditions. Accordingly, it is not likely to form part of the 0-5 year housing land supply. In the light of the current housing slow down, it is anticipated that the site will not come forward until 2014-2015. 0-5 0 - 1 6-10 5 - 6 5 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 15 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 20 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-31 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/220

Site Address:

152 Staplehurst Road,

Sittingbourne Site Area (ha): 1.80 Land Owners Yield: -

(Where applicable) Density Multiplier Yield: 72

General Site Description Site SW220 is located on a flat parcel of brownfield land situated within a predominantly residential area, although the small commercial and industrial areas are in the vicinity. The site fronts the Sittingbourne /

Sheerness rail link to the north, beyond which is a small ‘island’ of B1 use. The primary access route, Staplehurst Road, extends along the east boundary of the site although there is a notable change in level between this route and the site itself. To the west and south is a residential area, characterised by a mix of semi-detached bungalows and two storey properties.

Step 1 – Policy Constraints Should site progress to step 2? Yes Site is supported by provision within the RSS through policy SP3. Redevelopment of this site for housing would make a valuable contribution toward the Government target of 60% of all new development concentrated on pdl and toward the revitalisation of Sittingbourne (policy KTG1). The ELR identified the site as poor quality, not well related to the wider road network and within a residential area. Although the site seems to serve the needs of its current occupant a relocation plan is underway which would allow the site to be disposed of for housing use. Notably the landowner had previously applied for planning consent for residential development which was recommended for approval after appeal although the application was subsequentl y withdrawn by the applicant due to unacceptable costs of relocation.

Step 2 – Suitability Should site progress to step 3? Yes The site is subject to a number of minor constraints in terms of potential contamination and hazardous materials. Whilst these constraints are considered to be minor they may have implications for the delivery of the site. Minor concerns also exist over the relationship of the site to GP surgery (slightly over distance), topography and the impact of developing this site on the surrounding residential community, although these too are not considered insurmountable. The site is therefore considered to represent a suitable location for housing development. The site does benefit from direct access to Staplehurst Road, however, development of this size would normally require a secondary access opening onto a different part of the road network. Whilst a number of access point are identified (Kenilworth Road/Gayhurst Road) highway safety issues and traffic flow through these residential streets would be a matter to be discussed at the planning application stage. Concerns are not considered insurmountable.

4-32 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes Part of the site has been leased to a second company. However, discussions with the owners of the site suggest this lease would not be significant barrier to development. The site also still in B2 use and will continue to be operational until the relocation process is complete. The current owners are investigating a number of potential alternative sites and expect this site to become available within the next 2 to 3 years, subject to costs and finding suitable new premises in the immediate area. However, this relocation timeframe seems ambitious considering no alternative site has been identified. Thus commencement of the site is expected for 4-5 years placing the site toward the end of the 6-10 year, and beginning of the 10-15 year supply.

Step 4 – Achievability Should site progress to step 5? Yes

The site occupies an attractive location within Sittingbourne and close to the A2 and the wider strategic road network. Whilst the site may appear a desirable proposition the delivery of the site will be dependant on a return to more favourable market conditions. This is expected to be around 2012 with the housing markets already showing signs of recovery. This projected delivery date is supported by the requirement to relocate the business (approximately 4-5 years), address the lease issues with the adjoining company and prepare the site and remedy any potential contamination and remove the asbestos clad buildings. The scale of the site suggests it is likely to be an attractive development option for a developer of regional influence. Assuming a build out rate of approximately 20 units per annum a development the site could be completed in 3.5 years but is likely to be a medium term to long term development option within the 6-10 year and 11- 15 year timeframe.

Step 5 – Overall Achievability Developable 6-10 / 11-15 Years This would be an attractive development opportunity. Constraints and the need to relocate business present a slightly longer lead in time for development of this site. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 12 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 20 Yield: 12 - 13 Yield: Yield: 3 - 4 60 8 - 9 20 12 13 – 14 4 - 5 9 -10 20 14 - 15

4-33 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/312 Site Address:

35 High Street, Milton Regis, Sittingbourne

Site Area (ha): 0.20 Local Plan Yield: 15 (Where applicable)

General Site Description This brownfield site is allocate for housing in the adopted Local Plan (see policy H5(1).37). The site is located within the main urban area of north Sittingbourne and within the Milton Regis conservation area. The site is in use as a piping works and storage facility comprising of two warehouse type buildings and yard. The site is entirely surrounded by residential development with flatted development to the south and a mix of terraced and semi detached properties adjacent to the north east and west.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is not specifically supported by provisions laid out in the SERSS. Although development at this location would within the urban area of Sittingbourne would contribute toward the revitalisation of the area in line policy KTG1. Development within an existing urban area upon brownfield land would also make a valuable contribution toward Government target of concentration 60% of all new development on pdl (see policy SP3 of the RSS – Urban Renaissance and Focus).

Step 2 – Suitability Should site progress to step 3? Yes The site is not subject to any major constraints and is therefore considered to offer a suitable location for housing development. Minor concerns have been raised over potential contamination at the site, the removal of the chrysotile asbestos roofing, overlooking of adjacent properties, impact on the listed buildings and conservation area at Milton Regis and archaeological potential.

Step 3 – Availability Should site progress to step 4? Yes The site is in attractive location at Milton Regis, north Sittingbourne. The site is in use as a heavy engineering workshop and although there has been minimal past developer interest in the site, a recent planning application (submitted 2009) suggests the site is likely to come forward for housing redevelopment with the current owner expressing a clear interest to dispose of the site. The site is allocated for housing in the adopted Local Plan indicating that the site is available, pending an acceptable development scheme and supporting evidence to prove the site no longer viable of the site for its current use or alternative B2 use. It is therefore anticipated that the site could contribute toward the 5 year housing land supply although the delivery of the site would likely be toward the latter years of the 5 year plan period.

4-34 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes This small scale site is likely to be an attractive development option for a local developer. The current depression in the housing market would suggest that this site would be likely to come forward post 2012 when a return to more favourable market conditions is anticipated and the site becomes a more viable option considering cost factors of demolition, contamination investigation and potential remediation measures. Post 2012 output levels of a small developer is likely to be within the region of 10-15 units per annum which could allow the site to be brought forward within a 1-2 year timeframe.

Step 5 – Overall Achievability Deliverable 0-5 Years The redevelopment of this site is subject to relocation of the business and the landowner providing evidence that the site is no longer suitable for use. Considering the recent application for housing development the site considered to be deliverable within the 0-5 year timeframe. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 15 3 - 4 10 8 - 9 13 – 14 4 - 5 5 9 -10 14 - 15

4-35 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/325 Site Address:

Plover Road (Thistle Hill), Minster

Site Area (ha): 4.35 Local Plan Yield: 130 (Where applicable)

General Site Description Allocated in the adopted Local Plan (see policy H5(4) and H9). This site is adjacent to the larger Thistle Hill development but is considered within the SHLAA and the Local Plan as its own entity. It is essentially a greenfield site, located within the built-up area boundary of Minster and exhibiting a slight gradient from north to south. It is bounded along its northwest flank by mature hedgerow and a drainage ditch to the south. The site is well related to existing residential development to the northwest and south. The remaining un-built element of the Thistle Hill development fronts the development site to the north and east.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is allocated in the adopted Local Plan under policy H5(4) and H9. It would also contribute toward the policy KTG1 of the RSS in the release of greenfield land at Sheppey to facility the wider revitalisation of the area.

Step 2 – Suitability Should site progress to step 3? Yes

This site is allocated in the Local Plan (see policy H5(4) and H9). Circumstances surrounding the suitability of the site have not changed since its allocation in 2008 as such it is considered to still offer a suitable location for housing development. Minor delays in the delivery of the site will be related to preparation costs, notably utility provision, although these constraints are considered to be minor.

4-36 Step 3 – AvailabilitySwale Borough Strategic Housing Land Availability ShouldAssessment site December progress 2009 to step – Appendix 4? 4 Yes The land is within control of two separate landowners although with both parties sharing the ambition to develop the site this should not be a constraint to the delivery of the site. Furthermore, the site is not subject to any constraining lease or tenancy agreements and there is currently a national house builder expressing an interest in the site. As per policy H9 of the adopted Local Plan, planning permission for the site will not be permitted until the Thistle Hill site is fully developed. However, there are two exceptions that will permit the early release of the site: 1) After 2011 the annual completion rate on Thistle Hill falls below 80 dwellings per year, and 2) development has commenced on the Neatscourt and the Ridham and Kemsley employment sites. At present criterion 2) has been satisfied and the early release of this allocation is therefore wholly dependant on Thistle Hill obtaining the relevant output levels as per criterion 1). Following the downturn in the housing market over recent years, the housing output at Thistle Hill has significantly reduced. The market is already showing signs of recovery although a return to more normal conditions (pre- 2007) is anticipated for 2012. There are currently 8 extant planning permissions on the Thistle Hill allocation. The combined annual output of the expected phased completions of these permissions is anticipated to continue at a rate below 80 dwellings per annum until year 2017, providing no new applications have been submitted which would increase this figure. This will therefore trigger the early release of the Plover Road site. Considering the need to secure the approval of planning consent and the site preparation requirements, commencement of development the site will become available in the early part of the 6-10 year time frame.

Step 4 – Achievability Should site progress to step 5? Yes This site occupies an attractive location to the south of Minster and is allocated for housing in the adopted Swale Borough Local Plan. There will inevitably be costs incurred through preparation of this greenfield site, however, any delay to its delivery is anticipated to be minimal. The site is in multiple ownership with a single national house builder already securing land within the land parcel. However it is the policy conditions (see

step 4) which has delayed prior commencement of this allocation. At present, with only a single developer securing ownership of land, it assumed an annual output in the region of 45 dwellings per annum could be achieved.

Step 5 – Overall Achievability Developable 6-10 years The main factor affecting the overall achievability of the site is its dependency on the output that is achieved at the remaining adjacent Thistle Hill allocation. Any further applications that may be submitted for Thistle Hill may delay the delivery of this site although at this point in time the trigger for early release will be in year 2011. Considering the timescale required to secure planning permission and a return to more favourable market conditions commencement of development is anticipated for the start of the 6-10 year timeframe. 0-5 0 - 1 6-10 5 - 6 45 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 45 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 40 Yield: 12 - 13 Yield: Yield: 3 - 4 130 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-37 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/326 Site Address:

Scocles Road (Thistle Hill), Minster Site Area (ha): 26.78

Local Plan Yield: 500 (Allocation without planning permission) Density Multiplier Yield: 750

General Site Description Site SW/326 represents the un-built element of the Thistle Hill housing allocation to the south of Minster. This large undulating greenfield site is located between Lower Road to the south, Scocles Road the East and residential areas at Minster to the north and west. The site is allocated in the Local Plan under policy H5(8) and H9 within which reference is made to 500 dwellings that are still yet to be built. A recently approved updated development brief for Thistle Hill has led to an increase in number of dwellings (500 to 850) that can be accommodated at the site. This increased figure forms the basis of this report and is highlighted in the revised yield stated above.

Step 1 – Policy Constraints Should site progress to step 2? Yes In line with provisions laid out in policy KTG1 of the RSS, the site would make a valuable contribution toward the revitalisation of Minster and Sheppey generally. Furthermore the site is allocated in the adopted Local Plan (see policy H5(3) and H8) and will therefore be progressed to stage 2 of the SHLAA.

Step 2 – Suitability Should site progress to step 3? Yes

This site is considered to offer a suitable location for housing development. Minor concerns include protecting the context and setting of the listed building and the requirement to respect the privacy of the existing residents. However, the issues would be expected to be resolved in the detailed design process and would not preclude the site from development. Service provision, although not yet implemented, will form part of the wider Thistle Hill development. Other issues including highway infrastructure and S106 matters in general have been agreed via the revised development brief.

Step 3 – Availability Should site progress to step 4? Yes The site is in multiple ownership. However, considering the working partnership between landowners and developers, and the progress to date at other parts of the site, this should not impact on the delivery of the site. There is clear developer interest and no lease or tenancy agreements which would adversely impact on the sites availability.

4-38 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes Although a proven and attractive housing location, the remainder of this allocation (not yet subject to extant planning permission) is not likely to commence until a return to more favorable market conditions,

anticipated post year 2012. The past pattern of development at this large allocation has been subdivision and development of smaller plots. Development of the remainder of this allocation would be expected to follow a similar pattern, although it is difficult to assume the numbers of developers who will obtain parcels of land. This will inevitably affect the delivery timeframe of the site and the annual yield. Considering the historic uptake of land parcels has been by developers of national influence (output of approx 45 units/annum) and regional developers (output of approx 20 units/annum), and there are currently six parcels actively being built (having extant planning consent), a logical assumption would be that the site could achieve a build-out rate of approximately 75 units per annum, progressively increasing with time to around 130 units per annum as more developers become involved. This assumption has been reflected in the annual yield stated below in step 5, although these figures are speculative and liable to change.

Step 5 – Overall Achievability Deliverable 0-5years / Developable 6-10, 11-15 years The delivery of the remainder of this allocation is likely to be influenced by a return to more favourable market conditions. The rate of uptake of land parcels within the site is not yet clear and will be closely monitored by the Council in subsequent SHLAAs, this will be particularly important as the development rate achieved at this site will have a bearing on the deliverability timeframe of the adjacent site at Plover Road. 0-5 0 - 1 6-10 5 - 6 75 11 – 15 10 - 11 130 15+ Years Not Currently years 1 - 2 years 6 - 7 75 years 11 - 12 130 Developable Yield: 2 - 3 Yield: 7 - 8 110 Yield: 12 - 13 35 Yield: Yield: 75 3 - 4 580 8 - 9 110 195 13 – 14 4 - 5 75 9 -10 110 14 - 15

4-39 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/327 Site Address:

East Hall Farm, Sittingbourne Site Area (ha): 15.55

Local Plan Yield: 750 (whole original site)

General Site Description This site comprises an extensive area of greenfield land. Early phases of development at East Hall Farm are completed or committed. This site relates to the remainder of the allocation and lies within the defined urban confines of Sittingbourne.

Step 1 – Policy Constraints Should site progress to step 2? Yes This site is supported by the provisions of the Regional Spatial Strategy. Policy SP3 requires LPAs to concentrate development within or adjacent to the region’s urban area areas.

Step 2 – Suitability Should site progress to step 3? Yes A bus service runs through the East Hall Farm estate offering two or more services an hour. The nearest shop is the Co-Operative at Murston, which is about 920m away. Murston Junior School is 690m away. The site is within 30 minutes public transport time of the Memorial Hospital and the town centre. The site is also remote from a GP Surgery. Whilst the site is not sustainable in its current form the East Hall Farm Development Brief recognises the need to provide these facilities as part of the neighbourhood centre (primary school, land to be made available to the PCT for a medical centre). Thus, the site will be progressed to stage 3 of the SHLAA process.

Step 3 – Availability Should site progress to step 4? Yes The adopted Local Plan suggests that 750 units could come forward, subject to agreement of a revised development brief. There have been 178 completions and remaining phased extant permissions take completions to 578 units. There is a committed developer to the remainder of the ‘allocations’ and a revised development brief has been agreed .

4-40 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The site is in a proven and popular location for new homes. The slow down in market demand due to the current economic climate would suggest that this site is not likely to be delivered before at least 2012. There will be minor site preparation costs and although there are a wide range of Section 106 matters that need to be factored in, these have been addressed with the developers via the revised development brief. Although there is currently one developer, the approved development brief breaks the site into three phases. The revised development brief provides further detail on the likely yield and the intended phasing. It has been demonstrated that 300 units can be achieved on the site after land reserved for a school is taken into account. Although the development brief contains trigger points, these are not considered to prejudice the development of the remaining phases. Whilst other developments in the locality are phased for the SHLAA period, they do not involve the committed developer who is intending to develop within the SHLAA period. It is assumed that a full return to market conditions (2012) is necessary before submission of ‘reserved matters’, with completions commencing within 2 years of submission.

Step 5 – Overall Achievability Deliverable 0-5 years / Developable 6-10 years The site is part of a wider package for housing development and will include the provision of community facilities on site. It is an established and proven location with a committed developer proceeding in accordance with an agreed development brief. Site constraints and S106 matters are not significant encumbrances, the main issue being the market and investment decisions by this developer. 0-5 0 - 1 6-10 5 - 6 45 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 45 years 11 - 12 Developable Yield: 2 - 3 45 Yield: 7 - 8 45 Yield: 12 - 13 Yield: Yield: 135 3 - 4 45 165 8 - 9 30 13 – 14 4 - 5 45 9 -10 14 - 15

4-41 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/328 Site Address:

Rear of Shelduck Close, Iwade (Above figure is spread between Coleshall Allocation and Woodpecker Drive Allocation)

Site Area (ha): 2.47

Local Plan Yield: 97 Density Multiplier Yield: 86

General Site Description This is situated to the south of Iwade and forms part of the second growth phase of Iwade (see Local Plan policy AAP9). This large greenfield site is located to the east of Iwade and is well related to residential development to the west and south built as part of the first Iwade phase. The site is flat and is characterised by an orchard to the north and vacant land to the south (former back garden) where residential development will be concentrated. There is a pond to the north of the site beyond which is formal open space and land identified for replacement habitat and new Iwade nature reserve. To the east the land opens to agricultural land which extends to the A249. A part of this agricultural area to the east of the site has been identified as a potential site for a SUD system to serve the development.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is not specifically supported by the RSS. The site is however allocated in the adopted Local Plan in order to meet housing needs to 2016. It is subject to a development brief and outline planning application is being prepared. The site will therefore progress to stage 2 of the SHLAA.

Step 2 – Suitability Should site progress to step 3? Yes This site is allocated in the Local Plan (see policy AAP9). Circumstances surrounding the suitability of the site have not changed since its allocation in 2008 as such it is considered to still offer a suitable location for housing development. This is supported by the revised development brief that has been prepared in March 2009 and approved. There are some site based constraints, particularly that relating to biodiversity; however, these have been taken into account during preparation of the development brief and to the satisfaction of the agencies concerned.

Step 3 – Availability Should site progress to step 4? Yes Site is in single ownership and is currently in developer control. An approved development brief for the site has been prepared and a detailed application has been submitted with a decision imminent. There are no tenancy or lease agreements affecting the availability of the site. It is therefore considered to be immediately available for residential development.

4-42 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes Iwade is a proven and attractive location for housing. The updated development brief for Land East of Woodpecker Drive, Iwade makes reference to the anticipated commencement and completions date for this development, June 2010 and June 2011 respectively. However, completion of the entire 98 dwellings in a single year appears to be an ambitious figure thus completion has been adjusted to 2.5 years. Assuming there is no significant slippage in delivery, the site will be deliverable within 0-5 year timeframe. However, commencement of development will be dependant on thorough ecological assessment and site preparation requirements which may incur some degree of delay.

Step 5 – Overall Achievability Deliverable 0-5 years As an attractive location for housing, with few site constraints, the site is considered available for development and deliverable within the first 5-years. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 18 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 98 3 - 4 40 8 - 9 13 – 14 4 - 5 40 9 -10 14 - 15

4-43 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/329 Site Address:

Rear of Coleshall Cottages, Iwade

Site Area (ha): 11.26 Local Plan Yield: 400 (Above figure is spread between Coleshall Allocation and Woodpecker Drive Allocation)

General Site Description This is situated to the south of Iwade and forms part of the second growth phase of Iwade (see Local Plan policy AAP9). It is a large greenfield site well related to residential development to the north. Although access to the site itself is not possible in it current form, the site fronts School Lane to the north west and the old Sheppey Way to the east. The topography slopes gently from south to north and is divided by the Iwade stream that bisects the site from north to west. This peripheral location occupies an obvious position to the south of Iwade although some degree of screening is provided by fragmented vegetation confined along the field boundaries and a shelter belt of poplar trees along the track to Coleshall Cottage. An outline application has been submitted for the site (not yet decided but recommended for approval) and a development brief has been approved both of which propose a yield of 327 dwellings to be provided at the site (subject to reserved matters, this figure is indicative), the remaining units identified in Local Plan policy will be located at the east allocation at Woodpecker Drive.

Step 1 – Policy Constraints Should site progress to step 2? Yes

The site is not specifically supported by the RSS. Development is allocated here to meet current housing needs as identified by the adopted Local Plan and is subject to a development brief and outline planning permission (recommended for approval). It will therefore be progressed to stage 2 of the SHLAA.

Step 2 – Suitability Should site progress to step 3? Yes The site is allocated in the adopted in the Local Plan (policy AAP9). Constraints on the site are not likely to have drastically changed since. Thus, the site is considered to be a suitable development option. However, a number of minor suitability constraints have been identified including utility provision, flood risk adjacent to the Iwade stream, protection of ecology and trees, impacts on the listed building and archaeological potential, although these constraints are not considered insurmountable.

Step 3 – Availability Should site progress to step 4? Yes This site is in single ownership and the site is currently in control of a developer. The site is subject to an approved development brief and an outline application has also been approved. The site is not subject to any lease or tenancy agreements. It is therefore considered to be immediately available for housing development.

4-44 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The site offers an attractive development location at the periphery of Iwade – a well proven housing location - well related to the wider strategic network and local public transport links. The site is currently allocated in the adopted local plan (see policy AAP9) for a housing led development to include a small employment element and improvements to the recreation ground provision to the north west. This allocation will form part of the 2nd and final phase of development at Iwade (coupled with the housing allocation east of Iwade at Woodpecker Drive) and is now subject to an approved development brief and outline planning consent. Development at this site is expected to commence in the next year although the first completion are expected for 2012. Minor concerns in terms of site preparation requirements will be limited through the phasing structure identified with the development brief. Considering the site is in control of a national developer with an annual output estimated to be within the region 35-45 per annum, it is envisaged the site could be completed within approximately 7.5 years (although this figure is indicative and assumes a constant built-out rate of 45 units per year and 12 in the final year). The developer has indicated commencement in 2010

Step 5 – Overall Achievability Deliverable 0-5 yrs / Developable 6-10 yrs An attractive housing site with few site constraints and active developer. Planning stages are well advanced and there is a clear intention for the developer to commence soon. Involvement of a single developer suggests that completion of this Iwade growth phase is likely to take some 8 years. 0-5 0 - 1 6-10 5 - 6 45 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 45 years 11 - 12 Developable Yield: 2 - 3 45 Yield: 7 - 8 45 Yield: 12 - 13 Yield: Yield: 135 3 - 4 45 192 8 - 9 45 13 – 14 4 - 5 45 9 -10 12 14 - 15

4-45 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/330 Site Address:

Stones Farm, Sittingbourne Site Area (ha): 18.25

Local Plan Yield: 600 (Where applicable) Density Multiplier Yield: 511

General Site Description This site comprises an extensive area of farmland, within the defined urban confines of Sittingbourne, which is allocated for residential development. The site is bounded by a railway in the north and the A2 to the south. Part western part of the site is flat, but it slopes gently eastward into a shallow valley. The upper part of the site adjacent to Sittingbourne is currently an orchard.

Step 2 – Suitability Should site progress to step 3? Yes The London Road bus services are 390m from Stones Farm. The nearest shop is the Peel Drive Stores, which is about 410m away. Lansdowne Primary School is 660m away. The site is also within 30 minutes public transport time of the Memorial Hospital and the town centre. The site is borderline in terms of access to a GP Surgery, but not critical. A site of this scale would be expected to provide community facilities commensurate with the demands that arise and this may improve overall provision.

There are some minor to moderate landscape/conservation area impacts associated with development of the site, notably impacts upon the Tonge Mill conservation area and the need to maintain a settlement gap with Bapchild, but these are considered capable of mitigation through the detailed design of the scheme. To achieve this, a higher density may be required as a proportion of the site would be required for significant landscaping.

A transport assessment will be required to assess precise highway impacts, but these are not thought critical to the site’s suitability.

4-46 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes The landowners are making preparations for a development brief for this site, giving a clear indication that the land will be available for development. There are no other legal issues affecting its availability.

Step 4 – Achievability Should site progress to step 5? Yes

The adopted Local Plan states that the site will not be permitted before 2011 unless housing targets are not being met. However, the slow down in market demand due to the current economic climate would suggest that this site is not likely to be delivered before at least 2012 in any event. The issue of the phasing of the site relative to housing performance is not an issue for the SHLAA to determine.

The site is considered an attractive opportunity for housebuilders and the site is likely to be able to address most Section106 matters in a normal functioning market, notwithstanding any debate about the need for contributions (see below). As the site is large it can be assumed that a national housebuilder would be

most likely to develop the site in a several phases, although it is possible that part of the site could be made available to a second developer.

Step 5 – Overall Achievability Deliverable 0-5 years, Developable 6-10 /11-15 years Availability of this site will depend on improved market conditions. This is reflected in the phasing of the site predominantly within the post 2012 period. The issue of the phasing of the site relative to housing performance is not an issue for the SHLAA to determine.

0 - 1 6-10 5 - 6 50 11 – 15 10 - 11 50 15+ Years Not Currently 1 - 2 years 6 - 7 50 years 11 - 12 50 Developable Yield: 2 - 3 30 Yield: 7 - 8 50 Yield: 12 - 13 50 Yield: Yield: 110 3 - 4 30 250 8 - 9 50 240 13 – 14 50 4 - 5 50 9 -10 50 14 - 15 40

4-47 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/331 Site Address:

Rear of Barnsley Close, Sheerness Site Area (ha): 0.79

General Site Description This site is located to the northeast of Sheerness town and is the site of a former pumping station. It is a vacant parcel of land bounded by residential development to the north, east and south. To the west of the site is the playing field forming part of The Cheyney Middle School. The site is characterised by a number of small trees concentrated toward the south boundary of the site where it adjoins a small drain, the remainder of the site is fairly open with mature hedgerow extending along mush of the site boundary.

Step 1 – Policy Constraints Should site progress to step 2? Yes Development at this greenfield location within the built area confines of Sheerness would be could make a valuable contribution toward the revitalisation of Sheppey in line with RSS policy KTG1 and would be supported by policy SP3 – urban focus and renaissance – through concentrating development within existing built-up area boundaries.

Step 2 – Suitability Should site progress to step 3? Yes As circumstances/constraints surrounding the site have not changed since its allocation in the adopted Local Plan, the conclusion is drawn that the site is still considered to be suitable for housing development. The site is however subject to a number of minor constraints in terms of access to a GP surgery, protecting

the amenity of local residents and utility provision, although it is anticipated that these constraints can successfully be mitigated. The site is vulnerable to flood risk. Although this was considered acceptable by a previous Local Plan Inspector, pre-application discussions have been taking place with the Environment Agency although discussions are yet to secure an agreement. It is assumed that this will be achieved.

Step 3 – Availability Should site progress to step 4? Yes The site is in single ownership with no extant lease or tenancy agreement affecting the site. The site has attracted developer interest and has been the subject to recent pre application discussions. A planning application is expected toward the end of 2009 therefore the site is considered to be immediately available for housing development.

4-48 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes The site is reasonably attractive option for both a developer and prospective house buyer located on the periphery of Sheerness in close proximity to the sea front. It is likely to be an attractive proposition for a local or regional developer with an annual output within the region of 15 units per annum. Considering the imminent submission of planning application for the site is would be fair to assume the development could be brought forward within 5 years, although considering the time lag between application submission and development commencement it is unlikely the site will come forward until 2012 when market conditions should be improving.

Step 5 – Overall Achievability Deliverable 0-5 years Taking into account market and site constraints the site is considered a reasonable option for housing. Subject to flooding issues being resolved, there is no reason why the site cannot be delivered within the first 5 years. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 30 3 - 4 15 8 - 9 13 – 14 4 - 5 15 9 -10 14 - 15

4-49 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/336 Site Address:

Former Paper Mill, Mill Way, Sittingbourne Site Area (ha): 5.62

Land Owners Yield: - (Where applicable)

Density Multiplier Yield: 236

General Site Description This substantial brownfield site is the former Sittingbourne Paper Mill comprising a series of large industrial buildings, an office block, large car park and water tower. This site is flat due to previous ground remodeling works associated with the early expansion of the site. This has created a situation where the residential area immediately abutting the northwest of the site is significantly elevated in relation to the Mill site. This site is centrally located to the south of the Sittingbourne Retail Park, at the edge of the Sittingbourne Town Centre, although the site itself falls outside the SPD regeneration area. The site is bounded to the south by the railway line and to the east and north Mill Way, which provides one of the few vehicular links between areas north of the railway and areas to the south. Both of these transport links act to limit the permeability of the site and create a generally hostile environment for pedestrians. A second limited vehicle access route into the site is available via a cul-de-sac in Jubilee Street to the south, with a pedestrian link (again not very attractive) into the town centre under the railway line.

Step 1 – Policy Constraints Should site progress to step 2? Yes

The development of this large brownfield site will make a valuable contribution toward RSS policy SP3 through the direction on new development on pdl and within the built confines of Sittingbourne. Although the site is not greenfield, redevelopment of this now vacant site would make a positive contribution toward the revitalisation of Sittingbourne, in line with policy KTG1 of the RSS, particularly when considering the proximity of the site to the Sittingbourne Town Centre regeneration area.

The draft Employment Land Review notes that the site could accommodate a range of employment accommodation. It notes that some of the older buildings may offer potential for re-use to provide affordable office/studio or workshop accommodation, but also that the site may have potential remediation issues and high costs for infrastructure removal. More strategically, the ELR notes the potential for Sittingbourne to accommodate some 20-30,000 m2 of office space in a location close to the town centre and rail station.

4-50 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 2 – Suitability Should site progress to step 3? Yes

There are a number of historically important buildings within the site, namely the Baroque style façade of the main office and the water tower. Whilst these buildings are not listed they are important Sittingbourne landmarks and should be retained if possible. However, without specific legislation to protect these buildings and ensure their retention, it cannot be currently guaranteed that the will remain as part of a redevelopment scheme. The degree to which these features would have an overall bearing on dwelling number and mix would need to be further assessed with a conversion to apartments likely to have an upward effect on dwelling numbers. Against this will be a need to balance what will be a desire by the Council to secure a mixed use scheme, particularly in the light of the comments of the Employment Land Review. As a result no change is made to the density multiplier yield at this stage, although this should be reviewed in following SHLAAs. There are also flooding concerns from groundwater that have been raised by the Environment Agency associated with the site, but continuous monitoring of levels currently suggests that the site is not seriously constrained by flooding issues. The site also falls within a major groundwater protection zone. The site is also constrained by archaeological potential. Deposits in the immediate area suggest that archaeological remains may be evident from Prehistoric through to Roman times. The potential also exists for the Saxon and Medieval finds. An archaeological watching brief would be required during geophysical works and further archaeological work may be required as a result of any preliminary investigative works, although these requirements are not expected to be insurmountable. Contamination is highly likely at this site due to its long history as an industrial site. The site promoter has commissioned contamination investigations which have concluded that contamination is not a significant barrier to development. Critically, redevelopment at this site will be reliant on the implementation of the Sittingbourne Northern Relief Road. The middle section of the link road, bridging the creek area, is scheduled for completion in 2011 and the remaining Bapchild link, is undergoing consultation on the exact route, with completion by 2018. It is assumed that some development could take place ahead of its provision.

The current sustainability of the site is also considered to be a factor. The site is marginally above the recommended distance to a Primary School (850m), however, not only is the site large enough to generate its own facilities, major enhancements in facilities are expected as part of the adjacent town centre regeneration scheme. Any short term deficiencies should not outweigh the important and regenerative effects of progressing the redevelopment of this large centrally located vacant site and the positive benefits this will provide for Sittingbourne.

Step 3 – Availability Should site progress to step 4? Yes The site is in single ownership and is not subject to any constraining lease or tenancy agreements. It is available for redevelopment and has been marketed by the owner since 2007. There has been a considerable amount of developer interest surrounding the site although its sale has not yet come to fruition. Consequently the site has been revalued and remarketed and although there is no extant developer interest, past interest would imply it is still be an attractive development opportunity. Pending the deadline for sale of the site there has been a flurry of interest from prospective purchasers. However, the site is not considered to be immediately available and would thus form a medium to long term development opportunity.

4-51 Step 4 – AchievabilitySwale Borough Strategic Housing Land Availability ShouldAssessment site December progress 2009 to step – Appendix 5? 4 Yes The site is in Sittingbourne, whilst this location in itself is not particularly desirable, regeneration of the site itself is the key means to provide an uplift to create a desirable residential location and with the site located in close proximity to the town centre and railway station suggests the site could be an attractive development opportunity. The Mill site is being marketed to include the service corridor that runs between the Mill and the Kemsley site. Acquisition of the Mill will also secure ownership of service corridor which currently supports the waste heating pipeline from Kemsley. The potential exists for a development at the Mill site to tap into this waste heat supply which may in turn enhance its marketability. The unsuccessful sale of the site is both a reflection of the current market, suggesting that it will not be an achievable development site until housing market condition return buoyant levels, but also due to the potential high costs of development. There will be large site preparation requirements to bring this site forward, most notable the clearance of the site, contamination and remediation works and potential for archaeology within the site. This will all delay the delivery of the site. However, as the completion of the northern relief road is a trigger for the release of the site, there are a number of years available to enable both market conditions to improve and issues to be resolved. Furthermore, a recent review of land values for the site (perhaps to reflect a more realistic position) should lead to the sites early disposal. A key factor affecting the future of this site is its attractiveness for potentially higher value uses, particularly retail and it is likely that discussions will commence with the Council on its mixed use potential. These will have an important outcome on the future housing yield for the site and as such the yield assigned to the site should at present only be taken as an indicator. However, with insufficient information, the site has been assessed for residential use only. Considering the scale of the site it is likely to be attractive to a regional or national developer which would provide and annual completion rate in the region of 35-45 dwellings. Depending on the annual output that will be achieved at the site, it could theoreticall y be developed within 6 years of commencement.

Step 5 – Overall Achievability Developable 6-10 years, 11-15 years The delivery of this site will be dependant on the sale of the site and whether a developer is likely to provide a housing led scheme. The uncertainties surrounding the composition of any development at this site will be intrinsic to the housing yield that can be provided (if any) and will be a matter for close monitoring and future review through the SHLAA process. The release of the whole potential of this site is also dependant on the implementation of the Sittingbourne Northern Relief Road. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 45 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 45 Developable Yield: 2 - 3 Yield: 7 - 8 45 Yield: 12 - 13 11 Yield: Yield: 3 - 4 135 8 - 9 45 101 13 – 14 4 - 5 9 -10 45 14 - 15

4-52 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/350

Site Address:

Land & building at junction

East Street & St Michael’s Road, Sittingbourne Site Area (ha): 0.15

Local Plan Yield: 16

(Where applicable) Density Multiplier Yield: 6

General Site Description This site is located at the roundabout junction with East Street and St Michael’s Road, next to the Aldi car park and the Swale Martial Arts Centre. It is screened from the road by a mix of metal palisade and close boarded fencing, plus some highway verge planting. Several outbuildings/sheds lie alongside the brick built Martial Arts Centre, which lie within the site. This site is allocated in the Local Plan under policy H5(1).27.

Step 2 – Suitability Should site progress to step 3? Yes The site is very sustainably located. It is a 420m walk to the St Michael’s church bus stop, which has with two or more services an hour. The nearest shop is at Aldi (90m). The GP Surgery in East Street is 70m away. South Avenue Infants School is 353m away. The site is also within 30 minutes public transport time of the Memorial Hospital and the town centre. No adverse site conditions. Minor issues include air quality.

Step 3 – Availability Should site progress to step 4? Yes

The Urban Capacity Study notes that this site does not afford a straightforward development opportunity (when including the Aldi car park: visibility issues for the supermarket). Development of the corner plot in isolation was considered to offer scope for a small scale scheme for affordable housing apartments. The Aldi car park site has been removed, at the request of the landowner, because is not available. The remainder of the site has a willing landowner (site being marketed) and there have been enquiries although there is no current willing developer involved in progressing the site. There appear to be no legal constraints.

4-53 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 4 – Achievability Should site progress to step 5? Yes

The site is in a fairly poor location at busy junction, so development is not likely to be a high end scheme – perhaps more likely for either housing association or private flats. The delivery of the site is likely to be delayed until a full return to more buoyant market conditions. The site is notionally part of the Sittingbourne town centre masterplan SPD, although it is considered peripheral and unlikely to need to contribute to wider infrastructure. It is considered capable of development in isolation with S106 requirements not likely to be significant.

Step 5 – Overall Achievability Developable 6-10 years This site is in a sustainable location well related to the local bus services and a range of facilities. Availability will depend on improved market conditions. Availability will depend on improved market conditions and therefore assumed to be achievable at the end of the first 5 year period. 0-5 0 - 1 6-10 5 - 6 16 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 3 - 4 16 8 - 9 13 – 14 4 - 5 9 -10 14 - 15

4-54 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

SHLAA Ref: SW/352 Site Address:

109-11 Staplehurst Road, Sittingbourne Site Area (ha): 0.62

General Site Description This flat vacant brownfield site is located in a predominantly residential area within the urban area of Sittingbourne. The triangular shaped site fronts the Sittingbourne/Sheerness rail link to the north and the mainline to the south. The site is accessed to the east off Staplehurst Road which forms the west boundary of the site beyond which is a large B1 office. To the south east corner is a large disused storage shed.

Whilst the remainder of the site has been cleared of former buildings the hard standing / turning yard remains in situ covering most of the area.

Step 1 – Policy Constraints Should site progress to step 2? Yes The site is not specifically supported by provisions laid out in the SERSS, although development at this location, within the urban area of Sittingbourne, would contribute toward the revitalisation of the area in line policy KTG1. Development within an existing urban area upon brownfield land would also make a valuable contribution toward Government target of concentration 60% of all new development on pdl (see policy SP3 of the RSS – Urban Renaissance and Focus). The draft ELR identified the site as poor quality, not well related to the wider road network and within a residential area which suggests the site may be more appropriate for residential land use. The site has been vacant for some time which would again suggest the site would be more suitable for housing development.

Step 2 – Suitability Should site progress to step 3? Yes The site is slightly above the recommended distance to a primary school and GP surgery and is therefore not considered to be in the most sustainable location for housing development, however, national and local planning policy places great weight on the redevelopment of brownfield sites and as such these relatively minor concerns are not considered to outweigh the advantages of developing this site. Access to the site in its current form is restricted by elevation changes and the railway to the north and south however, the significant frontage with Staplehurst Road combined with the relatively low site yield implies this constraint is not insurmountable and can be addressed at the planning application stage as demonstrated through a previous application.

4-55 Swale Borough Strategic Housing Land Availability Assessment December 2009 – Appendix 4

Step 3 – Availability Should site progress to step 4? Yes This site is in single ownership and is not constrained by any extant lease or tenancy agreements. There has been recent developer interest in the site and a number of enquires have been made regarding the redevelopment of the site for housing. The site is therefore considered to be immediately available for housing development.

Step 4 – Achievability Should site progress to step 5? Yes Although the site is surrounded by roads and railways and is not therefore the most attractive market locations, this small site is nevertheless likely to be a reasonable development option for a local or regional developer as witnessed by current developer interest. The current downturn in the housing market would though suggest that this site would be likely to come forward post 2012 when a return to more favourable market conditions is expected, possibly slightly longer given the slightly less favourable location. Post 2012 output levels of a regional developer are likely to be within the region of 20 units per annum which could allow the site to be brought forward within a 1-2 year timeframe. The site is therefore anticipated to deliverable within the latter stage of the 0-5 year plan period.

Step 5 – Overall Achievability Deliverable 0-5 years The site is suitable and available and although not in the most attractive of locations is likely to nevertheless appeal to developers and purchasers. 0-5 0 - 1 6-10 5 - 6 11 – 15 10 - 11 15+ Years Not Currently years 1 - 2 years 6 - 7 years 11 - 12 Developable Yield: 2 - 3 Yield: 7 - 8 Yield: 12 - 13 Yield: Yield: 25 3 - 4 20 8 - 9 13 – 14 4 - 5 5 9 -10 14 - 15

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