Strategic Housing Land Availability Assessment 2018

Strategic Housing Land Availability Assessment December 2018

Planning and Economic Growth Place and Infrastructure

www.luton.gov.uk

Contents

Introduction and Background 2018 1 Introduction 2 2 Recent Housing Development Profile 4 Assessment Assessment of Housing Land Availability 3 Method 10

4 Housing Land Availability in Luton 15 Availability

5 Housing Targets and the Five-Year Supply 19 Land 6 Market Appraisal and Risks 29 Housing Appendices Appendix 1: Overview Maps 32 Strategic Appendix 2: Site Assessments 39 1 . Introduction

Strategic 1 Introduction

Housing What is a Strategic Housing Land Availability Assessment?

1.1 The National Planning Policy Framework (NPPF), published July 2018, requires Land Luton Council to: Availability ...have a clear understanding of the land available in their area through the preparation of a strategic housing land availability assessment...' (paragraph 67)

Assessment and

'...identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing 2018 requirement set out in adopted strategic policies...' (paragraph 73)

1.2 For plan-making purposes, this strategic housing land availability assessment (SHLAA) meets the requirements of paragraph 67 of the NPPF to identify a supply of:

'a) specific, deliverable sites for years one to five of the plan period; and

b) specific, developable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15 of the plan.'

1.3 National planning practice guidance (NPPG) on land availability assessments can be accessed on-line(1). This report applies the guidance as it was on 27th September 2018. The guidance advises that the primary role of the SHLAA is to:

'identify sites and broad locations with potential for development;

assess their development potential;

assess their suitability for development and the likelihood of development coming forward (the availability and achievability).'

1.4 It is not the role or purpose of the SHLAA to make judgements as to what strategy the council should adopt and it does not allocate land for housing. Any sites without planning permission that have been identified in the SHLAA will need to be subject to the planning process for housing development to be allowed.

1 https://www.gov.uk/guidance/housing-and-economic-land-availability-assessment 1 . Introduction

Context and Study Area 2018 1.5 This assessment covers the administrative area of Luton Borough Council.

1.6 The NPPG states that the geographical area to be covered should be the housing Assessment market area(2) . The Luton housing market area was most recently reviewed through the 2015 report, 'Housing Market Areas in Bedfordshire and surrounding areas'(3) and covers: Availability

all of Luton Land

a large proportion of Central Bedfordshire Housing land on the western edge of North Hertfordshire

land at the eastern tip of Aylesbury Vale Strategic

1.7 There is no single SHLAA that covers the housing market area. It is possible for each associated authority to bring together their authority-specific assessments should the need arise. Every site in this SHLAA has been mapped and location co-ordinates are available to allow reporting to be conducted across any geographic area containing any part of Luton.

Further Information

1.8 If you would like to discuss this report, please telephone 01582 547090 or send an email to [email protected]

2 Housing and economic land availability assessment, Paragraph 007, Reference ID 3-007-20140306 3 https://www.luton.gov.uk/Environment/Lists/LutonDocuments/PDF/Local%20Plan/Housing/HOU%20003d.pdf 2 . Recent Housing Development Profile

Strategic 2 Recent Housing Development Profile

2.1 By examining the profile of housing development it is possible to identify some Housing key characteristics and challenges relating to housing delivery in Luton.

Land Completions by Location Availability Table 2.1 Net Dwelling Completions by Location, 01 April 2011 - 31 March 2018

Year Central Area Strategic

Assessment Rest of Luton Total and 300m Buffer Sites

2011/2012 179 -12 323 490

2018 2012/2013 130 7 214 351

2013/2014 31 -2 118 147

2014/2015 286 15 114 415

2015/2016 204 79 341 624

2016/2017 567 57 174 798

2017/2018 549 121 203 873

Total 1,946 265 1,487 3,698

2.2 In total, 53% of new dwellings have been delivered in the central area, 7% in strategic sites and 40% throughout the rest of Luton.

2.3 In recent years, a much higher proportion of development has taken place in the central area, predominantly resulting from the conversion of offices to residential accommodation under permitted development rights and the provision of student accommodation. Further details on the source/ types of housing delivered will be presented in the Authority Monitoring Report.

2.4 Completions in 2017/18 represent the highest output of new dwellings in any recorded period since 2011.

2.5 Also of significance is that 2014/15 to 2017/18 saw consecutive increases in annual delivery. This reflects a sustained period of growing economic confidence supported by various government initiatives supporting housing delivery.

2.6 The following page describes the location of strategic sites and the extent of the 4 town centre with 300m buffer. Note that the central area and 300m buffer includes strategic sites within the town centre but excludes the High Town strategic site. 2 . Recent Housing Development Profile 2018 Assessment Availability Land Housing Strategic buffer with centre town and allocations Strategic

5 2 . Recent Housing Development Profile

Strategic Development Sites by Size

Table 2.2 Number of Completed Permissions by Gross Number of Homes, 01 April Housing 2011 - 31 March 2018

Land Total No. of Central Area and Strategic Rest of Dwellings in Total Availability 300m Buffer Sites Luton Scheme

1-10 dwellings 91 24 172 287 Assessment 11-24 dwellings 26 5 21 52

25-49 dwellings 9 2 7 18 2018 50-99 dwellings 5 3 7 15

100+ dwellings 4 0 2 6

Total 135 34 209 378

2.7 In total, 72% of development schemes involved the construction of 10 dwellings or fewer. This pattern of development is likely to continue due to the built-up nature of Luton.

6 2 . Recent Housing Development Profile

Previously Developed Land 2018 Table 2.3 Percentage of New Dwellings on Previously Developed Land, 01 April 2011 - 31 March 2018 Assessment Year Central Area Strategic Rest of Luton Total (%) and 300m Sites(%) (%) Buffer (%) Availability

2011/2012 100 N/A 69.3 79.8 Land

2012/2013 100 100 28.9 56.7 Housing 2013/2014 100 N/A 67.8 74.1

2014/2015 100 100 50.0 86.3 Strategic

2015/2016 100 100 19.0 55.8

2016/2017 100 100 90.8 98.0

2017/2018 99.6 99.2 91.6 97.7

2.8 The majority of development on greenfield sites since 2011 was the result of the 'New Homes for Luton' scheme, which used open spaces to provide affordable housing. 2015/16 saw the completion of the final site. Following this, the percentage of development on previously developed land has now returned to levels seen under the previous local plan.

2.9 Following the completion of the 'New Homes for Luton' programme, the built-up nature of Luton and limited supply of open spaces will likely result in over 90% of development occurring on previously developed land.

7 2 . Recent Housing Development Profile

Strategic Density

Table 2.4 Gross Dwelling Density, 01 April 2011 - 31 March 2018 Housing

Year % completions % completions % completions

Land less than 30dph between 30dph and over 50dph 50dph Availability

2011/2012 0.5 26.8 72.7

Assessment 2012/2013 0.5 15.9 83.5

2013/2014 6.5 41.6 51.9

2018 2014/2015 1.0 11.7 87.4

2015/2016 1.1 32.5 66.3

2016/2017 0.7 7.7 91.6

2017/2018 3.9 5.7 90.5

2.10 The data between 2011 and 2016 show a significant percentage of development taking place between 30 and 50dph. This is largely an effect of the completion of large greenfield sites (particularly the New Homes for Luton programme and development at Birchen Grove allotments). Now that those schemes have completed, the vast majority of development occurs above 50dph.

2.11 Due to the built-up nature of Luton and limited supply of open spaces, it is likely that the majority of development will continue to be delivered above 50dph.

8 2 . Recent Housing Development Profile

Bedroom Size 2018 Table 2.5 Net Dwellings by Number of Bedrooms, 01 April 2011 - 31 March 2018

Year 1 bed 2 bed 3 bed 4+ bed Unknown Total Assessment

2011/2012 212 138 58 119 -37 490

2012/2013 133 136 35 50 -3 351 Availability

2013/2014 77 32 24 10 4 147 Land

2014/2015 202 123 43 17 30 415 Housing

2015/2016 278 234 62 51 -1 624

2016/2017 566 169 50 53 -40 798 Strategic

2017/2018 571 251 22 33 -4 873

Total 2,039 1,083 294 333 -51 3,698

2.12 Development activity continues to be concentrated on the provision of smaller properties, reflecting the delivery of flatted accommodation. Activity to convert offices to residential accommodation under permitted development rights and the provision of apartments and smaller properties when delivering larger schemes on previously developed land has meant this trend has been maintained in-line with the increase in overall completions.

2.13 Most of the 4+bed units delivered are clusters of student rooms or houses in multiple occupation.

9 3 . Method

Strategic 3 Method

Housing Updating the Previous Assessment

3.1 This SHLAA is the latest in a series of housing land availability reports, each of Land which has built-on and updated information from the preceding report. Sites from the

Availability previous SHLAA (November 2017) were re-assessed, based on the latest knowledge from:

Senior planning officers and project managers at Luton Borough Council Assessment Contact with applicants, land owners and agents Visits to sites with current planning permission Review of recent planning applications 2018 3.2 New sites were also assessed following identification through:

Senior planning officers and project managers at Luton Borough Council Contact with applicants, land owners and agents Review of planning applications approved between April 2017 and March 2018 Review of council committee agendas regarding public land disposals

3.3 This review does not include information on the development status of sites after March 2018. This allows the SHLAA to inform (and be consistent with) housing monitoring and trajectory reports covering the 2017/18 financial year. Development status post-March 2018 will be reported through the next SHLAA update.

Minimum Site Size and Housing Yield

3.4 Identifying and appraising every potential, residential development site would require an excessive amount of resources. For an appropriate level of robustness, the SHLAA focuses on sites that are able to deliver at least 5 dwellings. This is in line with national planning practice guidance, which states:

'...The assessment should consider all sites and broad locations capable of delivering five or more dwellings...(4)'

3.5 Where there is no other information available, a site size threshold of 0.1 hectares is applied, equating to 5 homes at a density of 50 dwellings per hectare. As shown in table 2.4, it is reasonable to assume that such densities will be achieved.

3.6 This basic density assumption is superseded by more considered, technical evidence where this is available. Such sources of information include the:

Review of town centre office/ business premises for alternative re-use (Peter Brett, 10 May 2013) Employment land review (NLP, March 2013) High Town Masterplan (LBC, September 2016)

4 Housing and economic land availability assessment, Paragraph 010, Reference ID 3-010-20140306 3 . Method

3.7 Higher density assumptions (75 dwellings per hectare) are employed in locations within 300 hundred metres of town centres. This reflects policy LLP15 of the Luton 2018 Local Plan 2011-2031, which encourages higher densities near in these areas.

3.8 Information from planning applications and other statements of development Assessment intent (e.g. through 'call for sites' exercises) generally supersedes assumptions on housing yield.

3.9 For student and older people's housing, national planning practice guidance Availability

states that: Land

'All student accommodation, whether it consists of communal halls of residence or self-contained dwellings, and whether or not it is on campus, can be included Housing towards the housing requirement, based on the amount of accommodation it releases in the housing market. Local authorities should take steps to avoid Strategic double-counting.

To establish the amount of accommodation released in the housing market, authorities should base calculations on the average number of students living in student only households, using the published census data. This should be applied to both communal establishments and to multi bedroom self-contained student flats. Studio flats in mixed developments designed for students, graduates or young professionals should be counted as individual completions. A studio flat is a one-room apartment with kitchen facilities and a separate bathroom that fully functions as an independent dwelling. (5)

Local planning authorities will need to count housing provided for older people, including residential institutions in Use Class C2, against their housing requirement. For residential institutions, to establish the amount of accommodation released in the housing market, authorities should base calculations on the average number of adults living in households, using the published census data'. (6)

3.10 For Luton, the average number of students living in student only households is 2.5. The average number of adults living in households is 2.

3.11 It is noted that the above guidance only applies to the calculation of new dwellings for housing forecasts. Alternative methods apply to student and older person dwellings for the purposes of calculating housing completions.

Site Surveys and the use of Building Control Records

3.12 For each site with extant planning permission, annual surveys are undertaken to identify the progress of development. For this report, surveys were undertaken in July 2018. 11 3.13 If a site has been substantially prepared (cleared, site notices up, activity ongoing), this is counted as a start. Sometimes sites are cleared and then stall. These are tracked over time and sites that have stalled for a few years may be excluded from

5 Paragraph: 042 Reference ID: 3-042-20180913 6 Paragraph: 043 Reference ID: 3-043-20180913 3 . Method

Strategic the immediate 5-year land supply until such time as development re-commences or new information is obtained from relevant parties.

Housing 3.14 Completions are recorded in-line with government advice relating to housing flow reconciliation. Residential units are generally considered complete when a building

Land becomes habitable. During site survey, the degree to which a building is habitable is based on evidence of internal fittings such as kitchens and bathrooms. New houses Availability should look like they can be moved into immediately.

3.15 Building control records are a useful source of information, particularly where

Assessment there is uncertainty as to whether a development has started or completed. They can also indicate any issues during construction that may impact on delivery timings. Relevant information is reflected in the assessment but exact details are not recorded due to the confidential nature of building control data. 2018 Assessment Criteria

3.16 Having identified the sites to be considered in the study, a spreadsheet is employed to ensure a consistent assessment across all sites. This accords with guidance and includes specific criteria to assess suitability, availability and achievability.

Suitability

3.17 The main factors underlying the assessment of suitability for housing include:

Policy restrictions (is residential development constrained by local or national policy?); Physical restrictions (is there a feature of the land, such as access or pollution, that constrains residential development?); Potential adverse impacts (could residential development result in adverse effects, including effects on landscape and conservation?); and Environmental/ amenity conditions (could future/ existing residents be faced with an oppressive environment?)

3.18 Sites that have received planning permission or are allocated for housing through the local plan are generally considered to be suitable.

3.19 Most of the land within Luton is suitable for residential development. The majority of sites assessed as being unsuitable are those within areas of discordant land uses (e.g. within existing employment estates), at locations of poor air quality (e.g. next to the motorway) or on areas of publicly accessible open space (including Green Belt land). Development of residential uses in these locations would generally be in conflict with local planning policies.

12 3.20 Unsuitable sites might become suitable in the future but only when realistic proposals have been identified/ agreed to address the policy concerns. For example, there might be an agreement to provide open space elsewhere in the town that would meet the policy requirements for the residential re-development of existing open space.

Availability

3.21 National planning practice guidance advises that: 3 . Method

'A site is considered available for development, when, on the best information available..., there is confidence that there are no legal or ownership problems, 2018 such as unresolved multiple ownerships, ransom strips tenancies or operational requirements of landowners(7).' Assessment 3.22 Sites that have extant planning permission are generally considered to be available unless there is evidence to suggest otherwise.

3.23 Where sites are not currently available, the assessment considers whether they Availability

are likely to become available in the foreseeable future. Land

Achievability Housing 3.24 National planning practice guidance advises that:

'A site is considered achievable for development where there is a reasonable Strategic prospect that the particular type of development will be developed on the site at a particular point in time. This is essentially a judgement about the economic viability of a site, and the capacity of the developer to complete and let or sell the development over a certain period(8).'

3.25 Preparing a detailed valuation of every site is not reasonable given the number of sites within the SHLAA. Where site-specific information is not available, a view is taken that is based on the local knowledge of planning officers.

3.26 Sites that have extant planning permission are generally considered to be achievable unless there is evidence to suggest otherwise.

3.27 Where the development of a site is not currently viable, the assessment considers whether it is likely to become achievable in the foreseeable future.

3.28 Chapter 6 of the SHLAA provides an overview on the current status of the housing market and risks to delivery.

Assessment Conclusion

3.29 Taking all the information into account, each site is allocated an overall classification: deliverable, developable, suitable or unsuitable. These classifications are based on the following logic:

Deliverable. The site is suitable, available and achievable. There is a reasonable prospect that housing will start to be delivered within 5 years. Developable. The site is suitable but availability or achievability hinder development. There is a reasonable prospect that housing will start to be delivered at the point envisaged, after the immediate 5-year period. 13 Suitable. The site is suitable for residential uses but not available or achievable. There is no certainty when, or whether, housing will be delivered. Unsuitable. The site is unsuitable for residential development. Note that earlier editions of the SHLAA referred to this as 'not developable'.

7 Housing and economic land availability assessment, Paragraph 020, Reference ID 3-020-20140306 8 Housing and economic land availability assessment, Paragraph 021, Reference ID 3-021-20140306 3 . Method

Strategic 3.30 The following matrix is employed to estimate when development might start.

Table 3.1 Matrix to Estimate Delivery Timings Housing

Achievability Land No concerns Concerns can be Availability resolved

No concerns years 1 to 5 years 6 to 10

Assessment Availability Concerns can be years 6 to 10 years 11+ resolved

2018 3.31 In addition to the above criteria, assessment of deliverability is further influenced by the National Planning Policy Framework (July 2018), the glossary of which states that:

'Sites that are not major development, and sites with detailed planning permission, should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within five years (e.g. they are no longer viable, there is no longer a demand for the type of units or sites have long term phasing plans). Sites with outline planning permission, permission in principle, allocated in the development plan or identified on a brownfield register should only be considered deliverable where there is clear evidence that housing completions will begin on site within five years'.

Deliverable sites

3.32 For assessment purposes, a site is considered deliverable if there is a reasonable prospect that residential units will be provided in the current or next 5 financial years. For this SHLAA, the current year is 2018/19.

3.33 Annex 2 of the NPPF provides the following explicit definition of deliverable sites for some specific (but not all) circumstances:

'...Sites that are not major development, and sites with detailed planning permission, should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within five years (e.g. they are no longer viable, there is no longer a demand for the type of units or sites have long term phasing plans). Sites with outline planning permission, permission in principle, allocated in the development plan or identified on a brownfield register should only be considered deliverable where there is clear evidence that housing completions will begin on site within five years'. 14 4 . Housing Land Availability in Luton

4 Housing Land Availability in Luton 2018

4.1 The appendices of this report detail the assessment of each site and provide overview maps to their location. Assessment 4.2 Table 4.1 provides an overview of the assessment results for each classification of site. These classifications reflect the types of sites suggested by national planning practice guidance(9). The table shows how many sites were appraised and the number Availability of dwellings that they could deliver. Land 4.3 The total estimated capacity of the 258 sites identified in Luton is 17,000 dwellings. These numbers refer to all of the sites assessed, including those considered Housing unsuitable for housing. The paragraphs below explain how many of these sites are considered to to have a reasonable prospect of delivering new homes. Strategic 4.4 28% of sites (73) are considered to be deliverable within the next 5 years. These sites have an estimated yield of 4,137 dwellings. The majority (96%) of those either have planning permission for housing or are currently under construction. Deliverable sites include land at Marsh Farm and Napier Park, which are important for the regeneration of Luton. It should be noted that Napier Park is a large scheme that is also expected to deliver dwellings beyond the next 5 years.

4.5 A further 22% of sites (58) are considered to be developable and appropriate for inclusion within the longer-term land supply. These sites have an estimated yield of 2,867 dwellings. These include locations that are important to the redevelopment of High Town.

4.6 12% of sites (32) are categorised as being suitable only and have a total capacity of 545 dwellings. Some of these sites may become part of the land supply in the future, once issues of availability and achievability are resolved. These sites could be considered as a source of future windfall.

4.7 The 95 remaining sites are unsuitable for residential development and have a total capacity of 9,451 dwellings. They are likely to remain unsuitable until an applicant can bring forward a scheme that addresses the specific constraints of the site and/or policy requirements. Many of these sites comprise valuable employment land and open spaces.

4.8 It should be noted that sites with full planning permission with a yield of less than 5 dwellings have not been assessed through the SHLAA. Planning permission for 184 dwellings currently exists on these sites, which form part of the 5-year housing land supply.

9 Housing and economic land availability assessment, Paragraph 012, Reference ID 3-012-20140306 4 . Housing Land Availability in Luton

Strategic 4.9 The following information should be used in relation to table 4.1:

AllocPerm - land allocated/with permission for employment or other uses that Housing might no longer be required; HousAlloc - housing allocations/site development briefs;

Land HousComp - comprehensive redevelopment or redesign of existing residential areas; HousExpired - sites relating to expired planning permissions; Availability HousExtant - unimplemented planning permissions for housing; HousIntens - intensification of existing housing areas through release of garage blocks etc; Assessment HousU/C - permissions for housing under construction; NewSett - new standalone settlements (not applicable in Luton); NonRes -non-residential land potentially suitable for redevelopment for housing, 2018 including mixed-use schemes; PubSector - surplus public sector land; SiteRural - sites in rural settlements or rural exception sites (not applicable in Luton); UrbExt - urban extension sites (not applicable in Luton); and VacDerelict - vacant or derelict land.

Table 4.1 Land Availability by Site Type

Source Suitable Only Unsuitable Developable Deliverable

No of No of No of No of No of No of No of No of Sites Dwellings Sites Dwellings Sites Dwellings Sites Dwellings

AllocPerm 0 0 35 5,269 0 0 0 0

HousAlloc 13 224 3 57 31 1606 1 51

HousComp 0 0 0 0 0 0 0 0

HousExpired 8 99 2 50 12 166 0 0

HousExtant 0 0 0 0 4 983 38 1,650

HousIntens 8 115 3 20 2 16 0 0

HousU/C 0 0 0 0 2 14 32 2,390

NewSett 0 0 0 0 0 0 0 0

NonRes 1 75 27 2,955 2 21 1 25

PubSector 1 21 24 1,047 5 61 0 0 16 SiteRural 0 0 0 0 0 0 0 0

UrbExt 0 0 0 0 0 0 0 0

VacDerelict 1 11 1 53 0 0 1 21

TOTAL 32 545 95 9,451 58 2,867 73 4,137 4 . Housing Land Availability in Luton

Land Availability by Location 2018 Table 4.2 Land Availability by Location

Suitable Only Unsuitable Developable Deliverable Assessment

No of No of No of No of No of No of No of No of Sites Dwellings Sites Dwellings Sites Dwellings Sites Dwellings Availability Central

Area and Land 6 96 7 134 12 1,223 29 1,197 300m Buffer Housing Strategic 13 214 6 74 18 509 8 1,516 Sites Strategic Rest of 13 235 82 9,243 28 1,135 36 1,424 Luton

TOTAL 32 545 95 9,451 58 2,867 73 4,137

4.10 54 sites have been identified within the central area. Of these, 41 are deliverable or developable and can contribute 2,420 new homes in the future.

4.11 45 sites have been identified within strategic sites. Of these, 26 are deliverable or developable and can contribute 2,025 new homes in the future.

4.12 159 sites have been identified within the rest of Luton. Of these, 64 are deliverable or developable and can contribute 2,559 new homes in the future.

17 4 . Housing Land Availability in Luton

Strategic Site Starts by Year

Table 4.3 Number of Developments by Site Size and Start Period Housing

Number of Dwellings Number of Sites by Period Land Years 0-5 Years 6-10 Years 11+ Availability 5-24 dwellings 44 30 2

25-49 dwellings 11 10 5 Assessment 50-99 dwellings 9 3 4

100+ dwellings 9 4 0 2018 Total 73 47 11

4.13 It should be noted that table 4.3 describes when the first units are expected to be delivered. In practice, delivery will be phased across later years for the larger sites.

18 5 . Housing Targets and the Five-Year Supply

5 Housing Targets and the Five-Year Supply 2018

5.1 Paragraph 73 of the National Planning Policy Framework requires local planning authorities to: Assessment ‘...identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing requirement set out in adopted strategic policies... The supply of specific Availability deliverable sites should in addition include a buffer (moved forward from later

in the plan period) of: Land

a) 5% to ensure choice and competition in the market for land; or Housing

b) 10% where the local planning authority wishes to demonstrate a five year

supply of deliverable sites through an annual position statement or recently Strategic adopted plan, to account for any fluctuations in the market during that year; or

c) 20% where there has been significant under delivery of housing over the previous three years, to improve the prospect of achieving the planned supply’.

Housing Targets

5.2 The Luton Local Plan 2011-2031 was adopted on 07th November 2017 containing a target for 8,500 new homes in the 20 year period (425 per year).

5.3 3,698 dwellings were delivered between April 2011 and March 2018, averaging 528 units per year. This represents an oversupply of 723 dwellings across the first seven years of the plan (annualised rate of 425 x 7 years = 2,975). Accordingly, a 5% buffer should be applied to future housing land supply, rather than the 20% for authorities that have a record of under delivery. Table 2.1 shows that there has been no under delivery of housing over the previous three years.

5.4 4,802 more homes are required by 2031 to meet the targets from the emerging local plan. This equates to an average of 369 units per year for the next 13 years.

Consideration of Windfall

5.5 Paragraph 70 of the National Planning Policy Framework states that:

’Where an allowance is to be made for windfall sites as part of anticipated supply, there should be compelling evidence that they will provide a reliable source of supply. Any allowance should be realistic having regard to the strategic housing land availability assessment, historic windfall delivery rates and expected future trends...’ 5.6 National planning practice guidance further states that windfall can also be 19 considered in years 6-15 where justifiable(10).

5.7 For the purposes of this report, windfall is considered to comprise any housing from sites that were not part of the housing land supply when the local plan was

10 Housing and economic land availability assessment, Paragraph 24, Reference ID 3-24-20140306 5 . Housing Targets and the Five-Year Supply

Strategic developed. In this respect, the plan was developed on the basis of sites identified in the 2016 SHLAA. Calculations of windfall therefore start in the 2016/17 year.

Housing 5.8 Rates of windfall are as follows:

Land Table 5.1 Historic Windfall

Availability Year Windfall Non-windfall

2016/17 34 764 Assessment 2017/18 124 749

5.9 Two years worth of data is not considered to be compelling evidence. Much of 2018 the windfall is due to recent permitted development rights (e.g. office to residential conversions) and it is unclear how this might continue into the future. It should be noted that the council has applied restrictions to the application of permitted development and is likely to increase the extent of these restrictions.

5.10 Windfall is therefore not factored into forecasts of land supply.

20 5 . Housing Targets and the Five-Year Supply 2018 is No4 Yes5 PDL? Yes5 Yes5 Yes7 Yes8 Yes9 Yes10 Yes11 No12 Yes12 Yes13 Yes13 184 land Total 7188 permissions, Assessment the 787613458131579580746642564127297542942790902 expected 33/3432/3331/3230/3129/3028/2927/2826/2725/2624/2523/2422/2321/2220/2119/2018/19 the planning Availability whether Land of extant describes all Housing of table indication the Strategic an of delivery and row net the timings second from Sites the 313131313030 delivery Housing SHLAA, calculated this expected been by the Identified has 5.2 This assessed 4 5 5 5 7 8 9 supply, 10 11 12 12 13 13 not Table land years. dwellings. 5 Although five identified than next the less (PDL). in and site Road less delivering current or developed each Hill Street Street Cardiff Road the 10 sites 21 Road Farley lists Road dwellings Hibbert 11 Dumfries Avenue Manor 4 Street 76 House, 5.1 from 81 for Walk across Hitchin Road previously Of Dunstable Street Trajectory Street Chester Court, 220 Terrace, Projections rear Cardigan Table Compasses, to - 185 Medina - 31 Stuart Windsor King Park - 6 evenly Permissions 25 Tracey Total 1 14 46 Land 2B The 2 214 179 32 Gainsborough 431 ID 569 575 532 574 530 535 551 552 538 573 561 560 development split considered Housing 5.11

North Road Solway Centre, Day Milan 345 8 Yes8

centre community Saints 471 7 Yes7

Road Hitchin 102 to adjacent Land 528 6 No6

depot Lane Birdsfoot 519 6 Yes6

567 West Street George 2B and Street George 55 5 Yes5

Road Dallow 400 House, Chubb 565 130 Yes130

571 Way Laporte South, Court Regent & Court Regent 111 Yes111

Street Collingdon 40-58 352 88 Yes88

Supply

Street Castle 57 to 49 557 69 Yes69

Street Dudley 41-43 207 54 Yes54

Park) (Napier Road Kimpton 191 22924150 85200200200 Yes 1205

Close Sherd Lodge, Sherd 333 49 Yes49

Five-Year

Road Dunstable 28 542 42 Yes42

the

188 Road Midland 142-144 40 Yes40

404 Road Napier 17-21 House, Napier 26 Yes26

and

478 Avenue Tomlinson Way, Roman The 20 Yes20

465 Drive Turnpike 213 to 139 to adjacent Land 19 No19

415 Street Hastings 36 to 22 18 Yes18

Targets

Street King 7-11 319 14 Yes14

241 Road Ridgway 43 14 Yes14

224 Road London 46 14 No14 Housing

ID PDL? Total 33/3432/3331/3230/3129/3028/2927/2826/2725/2624/2523/2422/2321/2220/2119/2018/19 5

Strategic Housing Land Availability Assessment 2018

22 5 . Housing Targets and the Five-Year Supply 2018 PDL? Yes8 No59 Yes13 Yes13 Yes18 Yes20 Yes26 No36 Yes42 Yes93 Yes94 Yes224 No4 No5 Yes5 Yes6 Yes6 Yes6 Yes6 Yes6 Yes6 Total Assessment 33/3432/3331/3230/3129/3028/2927/2826/2725/2624/2523/2422/2321/2220/2119/2018/19 Availability Land Housing Strategic 36 11 4 5 5 6 6 6 6 6 6 112112 8 12 13 13 18 20 26 36 42 93 94 Street Road Street Street Road Road Alma Green Way Road Midland Collingdon - 43 Frederick 23 Area Eaton Wingate 41 Street 102 108 Proctor Road Avenue Road to Road Close 114-134 Street Road Rothesay Estate Court, 113 Way Central House, House, 26 Colin Road 116-124 Park Road Clinton Caleb 34 Cardiff Collingdon Manor Napier Place, Life Stn Farm Green around at at adjacent of House, - 17 Felstead - 88 - 49 Cardiff Wellington - 27 Marsh 15 69 Petrol Gilmartins 80 Land Eaton Land Moreton Marsh 39 Land 8 Rear 49 GT Hatton Land Crown 25 23 533 ID 182 321 563 562 390 360 589 149 545 590 307 588 591 594 595 596 598 160 174 459

Road Windmill 7 245 8 No8

Road Trinity House, School Old The 472 7 Yes7

Passage Road Midland C, Block Town High 138 6 Yes6

Road Liverpool 26-34 and House Maxet 446 60 Yes60

Street High Station, Service Leagrave 370 21 Yes21

456 Street George Upper 15-17 House, Connaught 15 Yes15

210 Way Flowers House, Whitbread opposite Land 159159 Yes318

Road Dunstable 13-31 208 107107 Yes214

Supply

Road Weltmore Centre, Bramingham 359 51 Yes51

4 plot Town High 501 49 Yes49

Ring Whipperley Parrott, The 477 25 Yes25

Road Latimer 1-5 House Crescent 222 119 Yes119

Five-Year

Road Albert 12 Castle, Windsor The 183 119 Yes119

the

564 Street Cumberland 11 - 1 109100 Yes209

587 Street Gordon 42 - 22 Chicagos, 59 Yes59

and

585 Road Green Crawley 48 39 Yes39

592 Street Hastings 1 House, Broadcasting 31 Yes31

597 Street Chapel 72 House, Lord Frank 20 Yes20

Targets

Street Chapel 27-37 199 18 Yes 18

586 West Street George 8-10 8 Yes 8

593 Road London 13 7 Yes 7 Housing

ID PDL? Total 33/34 32/33 31/32 30/31 29/30 28/29 27/28 26/27 25/26 24/25 23/24 22/23 21/22 20/21 19/20 18/19 5

Strategic Housing Land Availability Assessment 2018

24 5 . Housing Targets and the Five-Year Supply 2018 PDL? Yes9 Yes11 Yes13 Yes14 Yes14 Yes18 Yes21 No27 Yes375 Yes550 No5 Yes11 Yes39 Yes294 Yes48 Yes49 Yes24 Yes32 Yes35 Yes39 Yes/No 56 Total Assessment 33/3432/3331/3230/3129/3028/2927/2826/2725/2624/2523/2422/2321/2220/2119/2018/19 Availability Land Housing 4065846540 100100150100100 Strategic 56 24 32 35 39 14515080 5 11 39 48 49 9 11 13 14 14 18 21 27 Way East Street Road Road Strangers Adelaide Maple Oxen Road Road

69 95 25

Street Centre, to to Estate Oakley Estate, Street 1B 6B 5B 6D Close Castle Street 92 Street Orchard Street plot plot plot plot of Street Estate adjacent adjacent Caleb Industrial Stockingstone the 66-76 Quarter Park Court Adelaide John 12 Industrial at at rear of Town Town Town Town park park - 93 Guildford to Castle - 15 Land Rear 89 35 High High High Land 9 Station Power Land Britannia Car 39-51 Oxen Car 10 Dalroad 39 High 339 198 304 489 497 485 402 214 ID 536 148 441 460 150 303 161 218 353 364 543 494 180

7 plot Town High 482 27 Yes27

Street George Upper 27A 351 26 Yes26

Road Wingate 38a 412 15 Yes15

Street North 111 320 14 Yes14

Road Green Eaton 4 599 12 Yes12

Park Stockwood Cottage, Alsace 509 11 No11

9 plot Town High 504 9 Yes9

433 Crescent Tavistock 17 and Street Cowper 18a 18, to adj. Land 6 Yes6

Supply

337 Road Newlands & Road Caddington To Adjacent Land 170170 No340

Street Alma House, Cresta 559 29 Yes29

2B plot Town High 491 16 Yes16

Road Beechwood 32 to 2 361 15 Yes15

Five-Year

Road Biscot 134 House, Chaucer 300 14 Yes14

the

583 courts garage Gardens Easingwold 11 Yes11

577 courts garage Leys Berry 11 Yes11

and

Road Crawley 27 348 11 Yes11

Street Guildford 33 213 11 Yes11

518 lodge north Park Wardown 7 No7

Targets

422 Street Wenlock 98-100 behind and at buildings and Land 6 Yes6

578 courts garage Close Oatfield 5 Yes5

566 Road Dunstable 176-180A 5 Yes5 Housing

ID PDL? Total 33/3432/3331/3230/3129/3028/2927/2826/2725/2624/2523/2422/2321/2220/2119/2018/19 5

Strategic Housing Land Availability Assessment 2018

26 5 . Housing Targets and the Five-Year Supply 2018 Yes Yes Yes No25 Yes63 Yes27 Yes31 Yes59 Yes75 Yes35 Yes41 Yes1919 Yes5959 PDL? 3 64 60 Total Assessment 33/34 35 41 32/33 Availability 59 75 31/32 Land 27 31 30/31 Housing 3 25 63 29/30 64 60 28/29 Strategic 27/28 26/27 25/26 24/25 23/24 22/23 21/22 20/21 19/20 18/19 Road Road Corncastle and Kenilworth Place Rise

Club, 27 6A 2A 1D 3 1A 1C 5A Russell Mall Dunstable Football Street plot plot plot plot plot plot plot to on Town Burr Cheapside between Town Town Town Town Town Town Town Parks 19-21 High Land High High High 37-47 High Extension Car High Luton High 584 496 490 488 492 169 202 486 190 175 487 220 ID 483

target. housing the of years-worth 8.96 meet to 2022/23 and 2018/19 between supply

land enough is there example, For year. that in ending period five-year the to refers column) (final supply land of amount The

requirement. rolling 5-year the of 5% as calculated is buffer The

years). (13 target that of period time remaining

the by divided (3,698), 2011 April since completions minus (8,500) target housing total the to equal is requirement annual The

2022/23. to 2018/19 from forecasts the of sum the is 2022/23

for forecast rolling 5-year the example, For period. that in delivery forecast year's each of sum the is forecast rolling 5-year The

5.2: table In 5.13

6.96 1,937 1,845 369 2,698 127 2023/24

Supply

8.96 1,937 1,845 369 3,473 297 2022/23

542 2021/22 369

942 2020/21 369

Five-Year

790 2019/20 369

2018/19 902 the 369

delivery

and

delivery forecast requirement requirement buffer 5% plus (years) supply

rolling Forecast Annual rolling 5-years requirement 5-year land of Amount

year Financial 5-years

Targets

5.3 Table Supply Housing Five-Year

sufficient sites of supply housing of worth years 5 least at meet to requirements.

5.12 following The considers table immediate the subsequent and positions. supply land 5-year a is there both, for that, shows It

Housing

Five-Year Housing . Supply 5

Strategic Housing Land Availability Assessment 2018

28 6 . Market Appraisal and Risks

6 Market Appraisal and Risks 2018 Market Appraisal

6.1 A major factor influencing the achievability of sites is their viability, which is Assessment largely dictated by market conditions.

6.2 To understand the current market and its implications, the following sources Availability have been referred to: Land UK Housing Market Update, April 2018, Savills; Housing House Price Index Report, Land Registry;

Luton Borough Council Affordable Housing Viability Study, April 2013, Three Dragons; Strategic

Luton Borough Council Local Plan Viability Assessment, October 2015, Nationwide CIL Service

House Prices

6.3 Until April 2015, average house prices in Luton have generally followed national trends and were approximately £30,000 below the average for England. Since then, average values have increased more sharply in Luton, with March 2018 data showing them to be approximately £500 higher than the English average.

29 6 . Market Appraisal and Risks Strategic Housing Land Availability Assessment 2018

Local Viability Studies

6.4 The housing viability study conducted by Three Dragons in 2013 identified the following concerns:

Lower densities are more viable than higher densities Flatted development in the town centre faces significant viability constraints Small sites are no less viable than large sites The use of Gleeds build costs generate greater viability than BCIS data

6.5 The local plan viability assessment conducted by NCS in 2015 considered the majority of sites in the housing land supply and concluded that all greenfield sites are viable. The delivery of some brownfield sites may require landowners to be realistic about value reductions to take account of abnormal development costs while the council may need to reduce affordable housing aspirations on a small number of high rise apartment sites to encourage development in the short term. 30 The National Picture 6.6 Savills produces regular bulletins on the national housing market. Its report from April 2018 provides the following key messages:

Monthly price falls from March reversed much of the earlier growth in 2018 6 . Market Appraisal and Risks

Price growth has accelerated across the North of England over the last three months compared to the previous twelve but has slowed in the Midlands following the 2018 earlier slowdown in the South. New instructions for house sales have hit their lowest level since the downturn

according to RICS. Assessment Predictions of subdued market activity characterised through 2017 have continued.

Implications Availability

6.7 There are many other factors that affect viability, such as build costs, land values Land and availability of finance, which have not been considered in this market appraisal.

6.8 Considering the information available, the deliverability of flatted developments Housing in the urban centre of Luton must be considered with an element of caution. Relevant

concerns might, however, have been offset by the recent, rapid increase in sales values Strategic since the local viability studies were undertaken.

6.9 While there are national signs that the market may slow, the recent rapid increase in local house prices indicates that the local market is robust.

6.10 The viability of development impacts on the delivery of sustainable development. Where viability is tightly constrained, there is less likelihood of affordable housing and supporting infrastructure being provided. This has further impacts on the wider delivery of, and support for, sustainable communities.

6.11 Luton has significant requirements for the provision of affordable housing. When private-sector developments are unable to deliver against those requirements, the Council has previously sought to pursue innovative strategies to provide affordable homes through its own estate. Such options are limited, with historic approaches involving the loss of other important uses (e.g. valuable open space) that are important to retain to ensure a sustainable quality of life within the town.

31 Appendix 1: Overview Maps Strategic Housing Land Availability Assessment 2018 Wide Borough Sites: Unsuitable Maps

32 Overview 1: Appendix Appendix 1: Overview Maps 2018 Assessment Availability Land Housing Strategic Wide Borough Sites: Suitable

33 Appendix 1: Overview Maps Strategic Housing Land Availability Assessment 2018 Centre Town Sites: Suitable

34 Appendix 1: Overview Maps 2018 Assessment Availability Land Housing Strategic Wide Borough Sites: Developable

35 Appendix 1: Overview Maps Strategic Housing Land Availability Assessment 2018 Centre Town Sites: Developable

36 Appendix 1: Overview Maps 2018 Assessment Availability Land Housing Strategic Wide Borough Sites: Deliverable

37 Appendix 1: Overview Maps Strategic Housing Land Availability Assessment 2018 Centre Town Sites: Deliverable

38 Appendix 2: Site Assessments 2018 Assessment Availability Land Housing Strategic Assessments 39 Site 2: Appendix Strategic Table 8.1

Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

Housing Capacity restriction restriction restriction restriction (potential impact (environmental condition Suitability Suitability Availability Achievability Achievability resolution SHLAA Start ID Site name and address Site type (# homes) Capacity source (policy)? description (physical)? description impact)? description condition)? description (overall) description Availability? Availability description resolution? Availability resolution description Achievability? description resolution description conclusion period High Town Land allocated for Masterplan Noise/ air housing/ promotes pollution from Policy No Land High Town Block A, development brief linear park ring road and rail direction for Land in multiple ownership, no achievability 136 Midland Road West published 29 75dph Yes (LLP10) No No Yes station No linear park No recent intention to develop No Yes concerns N/A Unsuitable High Town Availability Land allocated for Masterplan Noise/ air housing/ promotes Difficult to pollution from Policy No High Town Block B, development brief linear park provide ring road and rail direction for achievability 137 Midland Road East published 11 75dph Yes (LLP10) Yes vehicle access No Yes station No linear park No No known intention to develop No Yes concerns N/A Unsuitable 2015 local Land allocated for 75dph on half of site plan viability

Assessment housing/ allowing for Land in multiple ownership, no study High Town Block C, development brief employment/ other No suitability known intention to develop for Redevelopment of land is indicates good 138 Midland Road Passage published 6 uses No No No No Yes concerns No residential uses. Yes supported by area action policies. Yes viability N/A Developable 6 to 10 Majority of land held by LBC and 2015 local Land allocated for Network Rail, with former petrol plan viability housing/ Luton Gateway Surface-level parking required until station site being in private study development brief development brief No suitability full review of town centre parking ownership. This is a key indicates good 2018 148 Station Gateway published 375 (internal) No No No No Yes concerns No conducted Yes regeneration area for the town Yes viability N/A Developable 6 to 10 2015 local plan viability study No suitability indicates good 149 Marsh Farm Central Area Under construction 93 17/01849/FUL No No No No Yes concerns Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 The river can become an Dependent on attractive significant feature, cross-funding 2015 local while from another plan viability River Lea runs Potential for contamination Land controlled by developers. Site scheme. study through the significant should be has mostly been cleared. Interest Significant indicates good Extant planning site in a ground able to be to bring forward leisure part of remediation viability in 150 Power Court permission 550 16/01400/OUTEIA No Yes culvert No Yes contamination Yes addressed Yes scheme by 2020. N/A No costs Yes later years Developable 6 to 10 2013 ELR Policy indicates poor direction to viability for protect mixed-use Land allocated for existing (residential/ Viability can non- residential 2013 employment Employment employment industrial) improve over 151 Telmere Industrial Estate uses 15 land review Yes land (LLP13) No No No No land No Active employment land No No redevelopment Yes time Unsuitable Policy direction to protect Land allocated for existing No Leagrave Road Industrial non- residential Employment Noise from rail employment achievability Estate152 uses 154 50dph Yes land (LLP13) No No Yes line No land No Active employment land No Yes concerns N/A Unsuitable Policy direction to protect Land allocated for Surrounded by existing No non- residential Employment industrial land on employment achievability 153 Sundon Industrial Estate uses 141 50dph Yes land (LLP13) No No Yes three sides No land No Active employment land No Yes concerns N/A Unsuitable Policy direction to protect Land allocated for Surrounded by existing No Park Avenue Trading non- residential Employment industrial land employment achievability Estate154 uses 180 75dph Yes land (LLP13) No No Yes and railway No land No Active employment land No Yes concerns N/A Unsuitable Policy direction to protect Land allocated for existing No Windmill Trading Estate, non- residential Employment employment achievability 156 Thistle Road uses 110 75dph Yes land (LLP13) No No No No land No Active employment land No Yes concerns N/A Unsuitable Policy direction to protect Land allocated for existing No Arundel Road Industrial non- residential Employment Surrounded by employment achievability Estate157 uses 47 50dph Yes land (LLP13) No No Yes industrial land No land No Active employment land No Yes concerns N/A Unsuitable 2013 employment land review identifies potential Policy for 21 units on direction to southern site. protect 2013 ELR Land allocated for Northern site might existing Active employment land. Southern indicates poor Viability can Chaul End Lane Industrial non- residential support 18 units @ Employment employment site became a trampoline park in viability for improve over 40 Land159 uses 39 50dph Yes land (LLP13) No No No No land No 2017. No No redevelopment Yes time Unsuitable 2015 local plan viability Planning study Extant planning Employment permission indicates good 160 Moreton Park Estate permission 42 16/01455/FUL Yes land (LLP13) No No No Yes granted Yes Recent demolition of existing uses N/A Yes viability N/A Deliverable 1 to 5 2015 local Land allocated for plan viability housing/ Availability should be stimulated study Oxen Industrial Estate, development brief 2013 employment No suitability by housing policy allocation in the indicates good 161 Oxen Road published 48 land review No No No No Yes concerns No Multiple tenancies Yes Luton Local Plan 2011-2031 Yes viability N/A Developable 6 to 10 Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

shopping parade: multiple would be potential Availability Abbotswood Road shops 50dph minus loss of Open space tenancies. No current intention to replacing like future funding 168 and open space Public sector land 28 6 existing homes Yes (LLP27) No No No No Open space No develop No No for like Yes sources Unsuitable

Narrow access Land to land and Access poor road concerns 50dph minus 4 surface is not Access issues could Viability can Land between Russell Rise approved through conducive to can be Small parcels of land could come constrain improve over 169 and Corncastle Road Public sector land 25 16/02156/FUL No Yes safety No No Yes resolved No Land in multiple ownership Yes forward bit by bit No viability Yes time Developable 10 to 15 Housing No No suitability achievability 174 Land at Caleb Close Under construction 224 17/01040/FUL No No No No Yes concerns Yes Vacant site N/A Yes concerns N/A Deliverable 1 to 5 2015 local plan viability Strategic Impact of ring History of intent to develop. study Noise/ air road should Availability should be stimulated Permission indicates good Car Parks on Dunstable Expired planning pollution from be addressed by policy allocation in the Luton expired with viability in Place175 permission 41 10/00898/FUL No No No Yes ring road Yes by design No Active car park Yes Local Plan 2011-2031 No no start Yes later years Developable 10 to 15 2015 local Land allocated for 150 dph on half the Impact of ring plan viability housing/ site, allowing other Noise/ air road should Active car park. EDF have an option study development brief uses such as pollution from be addressed on part of the site for a potential Land owned by LBC and marked for indicates good 176 Crawley Road Car Park published 39 employment No No No Yes ring road Yes by design No sub-station No new multi-storey car park Yes viability N/A Suitable Small site unlikely to address noise/ air 50dph on half the Noise/ air pollution No Non- residential site, assuming buffer pollution from from No known, recent intent to develop achievability 179 Land to rear of Bank Closeland 8 from motorway No No No Yes motorway No motorway No for residential No Yes concerns N/A Unsuitable Part-cleared indicates likelihood for redevelopment to residential. Availability should be stimulated 2015 local Land allocated for by policy allocation in the Luton plan viability housing/ Local Plan 2011-2031. study development brief No suitability No formal intent to develop for Pre-application advice for indicates good 180 Dalroad Industrial Estate published 32 2011-2031 local plan No No No No Yes concerns No residential Yes residential uses sought in 2017. Yes viability N/A Developable 6 to 10 Land allocated for housing/ No development brief No suitability No known, recent intent to develop achievability 181 1-9 Ashwell Parade published 13 50dph No No No No Yes concerns No for residential No Yes concerns N/A Suitable 06/00744/REM No Extant planning 06/01465/REM No suitability achievability 182 69 Felstead Way permission 59 07/00279/REM No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 Conditions are The Windsor Castle, 12 Extant planning 16/01102/FUL (split No suitability being 183 Albert Road permission 119 with site ID 222) No No No No Yes concerns Yes No availability concerns N/A Yes discharged N/A Deliverable 1 to 5 2015 local plan viability study No suitability indicates good 188 142-144 Midland Road Under construction 40 07/01873/RENEW No No No No Yes concerns Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 Land allocated for housing/ No development brief No suitability achievability 189 4-6 Melson Street published 16 07/01019/OUT No No No No Yes concerns No Active community use No Yes concerns N/A Suitable Uncertain costs relating to river culvert and Significant The river and The Mall has agreed with LBC conservation 2015 local 07/01897/OUT (124 amount of conservation (2013) to bring forward viable area may plan viability Land allocated for homes), minus 89 River Lea runs land within concerns can proposals for the old library car prevent study housing/ proposed by sites through the Plaiters' Lea be addressed park and gap site within 5 years. comprehensive indicates good development brief 202, 298, 403 and site in a conservation through LBC car park on Bute Street under redevelopment viability in 190 Extension to Mall published 35 548 No Yes culvert Yes area No Yes careful design No Land in multiple ownership Yes consideration for disposal. No of the area Yes later years Developable 10 to 15 2015 local plan viability study Napier Park, Kimpton 16/00900/FULEIA No suitability indicates good 191 Road Under construction 1205 16/01340/REM No No No No Yes concerns Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 41 No Capwell Grange Nursing Non- residential No suitability achievability 192 Home, Addington Way land 75 06/00952/FUL No No No No Yes concerns No Active nursing home No Yes concerns N/A Suitable 2015 local plan viability Permission study Expired planning No suitability expired with indicates good 194 4-8 Arundel Road permission 11 07/01781/REM No No No No Yes concerns No Land in active use No No no start Yes viability Suitable 2015 local No progress plan viability made on study Rear of 66-76 Castle Expired planning No suitability developing the indicates good Street198 permission 11 03/00562/FUL No No No No Yes concerns Yes Vacant site N/A No site Yes viability Developable 6 to 10 15 15 5 5 5 5 5 10 10 10 5 5 to to to to to to to to to to to to Start period 1 1 10 1 1 1 6 6 6 10 1 1 SHLAA conclusion Deliverable Suitable Deliverable Developable Suitable Deliverable Deliverable Suitable Deliverable Developable Developable Developable Developable Deliverable Deliverable Unsuitable Suitable Unsuitable good good in in design related years years local local viability viability access topography resolution description Achievability 2015 plan viability later Careful scheme might overcome issues to and study indicates 2015 plan study indicates viability later resolution Achievability N/A N/A N/A Yes Yes N/A N/A N/A N/A N/A N/A Yes N/A N/A N/A N/A N/A N/A are in as for good good good good good need Start 2008 may and on a in relating local local local local local local viability viability viability viability viability viability of constrain stadium access soon river be description Achievability No achievability concerns No achievability concerns 2015 plan Uncertain costs to culvert potential to delivered part wider development scheme impact viability Difficult topography study Under construction and may viability 2015 plan No achievability concerns study indicates viability 2015 plan No achievability concerns study indicates viability 2015 plan 2015 plan study indicates viability study indicates viability Uncertain financing new Conditions being discharged 2015 plan No achievability concerns study indicates viability. made but stalled. Applicant discharging conditions 2017. No achievability concerns No achievability concerns Achievability? Yes Yes Yes No No Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes site Plan to to the policy Local description for by awaiting awaiting develop, Availability Court contrary seeking to Luton site site is are the Power proposals resolution recent. in intent stimulated to vacant vacant required. club of parking not New be be History though should Availability allocation 2011-2031 redevelopment Cleared/ redevelopment Cleared/ policy. Airport might Football re-locate resolution? Availability N/A No N/A No Yes N/A N/A No N/A Yes Yes Yes N/A Yes N/A No No N/A airport develop develop develop develop to to to to as sought awaiting use use intent intent intent intent description ownership site being concerns concerns concerns concerns concerns concerns residential is seeking for recent park recent recent recent vacant are multiple car supermarket use community in Availability residential residential residential residential availability availability availability availability availability availability known, known, known, known, No Land redevelopment Cleared/ for No Active No No Active No for No for No Owners parking No Active No Active for No Permission development Availability? Yes No Yes No No Yes Yes No Yes No No No Yes No Yes No No Yes to to suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability suitability Suitability description No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns No concerns Policy direction protect No concerns Policy direction protect existing employment land existing employment land (overall) Yes Yes Suitability Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No Yes No condition description Environmental Suitability restriction condition)? No No (environmental No No No No No No No No No No No No No No No No impact Potential description impact)? (potential Suitability restriction No No No No No No No No No No No No No No No No No No Physical restriction description Suitability restriction (physical)? No No No No No No No No No No No No No No No No No No (LLP13) (LLP13) Policy restriction description Employment land Employment land (policy)? Suitability restriction No No No No No No No No No No No No No No No Yes No Yes and (split the uses other 183) source space half ID other on open allowing site for Capacity 17/00449/FUL 06/00475/FUL 14/00116/FUL 05/01784/FUL 04/01068/FUL 16/00172/FUL 16/01499/FUL 07/00698/OUT 16/01649/FUL 06/01189/FUL 05/01492/FUL 14/01036/FUL play) 16/01102/FUL with 75dph site, half (e.g. 05/01744/FUL 05/00892/FUL 07/00711/FUL 02/01631/FUL homes) Capacity (# 18 12 14 14 59 54 214 24 318 11 14 39 59 119 14 38 12 12 for for for for for brief brief brief brief brief type planning planning planning planning planning planning planning planning planning planning construction construction construction allocated allocated allocated allocated allocated Site Extant permission Expired permission Under Expired permission Land housing/ development published Under Extant permission Expired permission Extant permission Land housing/ development published Land housing/ development published Land housing/ development published Land housing/ development published Extant permission Under Expired permission Expired permission Expired permission Mill Road Club, - 4 1-5 Road address 2 Way 31-37 Street Street Street Whitbread Road Street Street Street of and Road Football Street Road Road Dunstable House, Road House, rear Chapel Dudley Flowers Road Oxford Chapel Cheapside Dunstable John Princess Town name to opposite - 340 - 64 Ridgway - 43 Guildford Guildford London - 15 Site 27-37 62 43 Land Downs 37-47 41 13-31 326 Land House, 33 35 39-51 Luton Kenilworth Crescent Latimer 46 Phoenix Street229 9 51-55 ID 199 200 241 206 202 207 208 209 210 213 214 218 220 222 224 237 240

Strategic Housing Land Availability Assessment 2018

42 Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

No Availability Expired planning No suitability achievability 248 566-568 Dunstable Road permission 10 04/01751/FUL No No No No Yes concerns No Active use No Yes concerns N/A Suitable No green space, Land small site surrounded by car parks, tall Small site office buildings unlikely to Housing and large provide good No Non- residential community-use quality No known, recent intent to develop achievability 295 Rear of 46-52 Park Street land 15 08/00682/FUL No No No Yes buildings No environment No for residential No Yes concerns N/A Unsuitable Land allocated for housing/ No development brief No suitability No known, recent intent to develop achievability Strategic 298 47 - 53 Bute Street published 12 07/00897/COU No No No No Yes concerns No for residential No Yes concerns N/A Suitable No Chaucer House, 134 Biscot Expired planning No suitability Permission for residential achievability 300 Road permission 14 08/00098/FUL No No No No Yes concerns No Active employment uses Yes development is being sought Yes concerns N/A Developable 6 to 10 Permission for residential development is being sought. 2015 local plan viability study Car park adjacent to 69 Expired planning No suitability Permission has indicates good 303 Adelaide Street permission 11 08/01086/RENEW No No No No Yes concerns Yes No availability concerns N/A No lapsed Yes viability Developable 6 to 10 No Expired planning No suitability No known, recent intent to develop Vacant premises, recently available achievability 304 89 - 93 Park Street permission 13 08/01039/RENEW No No No No Yes concerns No for residential Yes for sale Yes concerns N/A Developable 6 to 10 Policy direction to protect Land allocated for existing No Non- residential Employment employment No known, recent intent to develop achievability 305 34-38 Crescent Road uses 74 08/01090/FUL Yes land (LLP13) No No No No land No for residential No #34 in active use for car hire Yes concerns N/A Unsuitable Land allocated for housing/ No development brief No suitability No known, recent intent to develop achievability 306 1 Dudley Street published 10 08/01303/FUL No No No No Yes concerns No for residential No Yes concerns N/A Suitable No GT House, 26 Rothesay Extant planning No suitability achievability 307 Road permission 6 17/01474/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 Noise/ air Open space. quality Site likely to mitigation be too small required. Careful to address Demolition of scheme design Noise/ air pollution dwellings may might Potential site east of Open space pollution from from No known, recent intent to develop Potential for classification as be required overcome 310 Faringdon Road Public sector land 30 50dph Yes (LLP27) No No Yes motorway No motorway No for residential Yes surplus public sector land No for access Yes issues Unsuitable 2015 local plan viability study No suitability indicates good 319 7-11 King Street Under construction 14 09/01088/RENEW No No No No Yes concerns Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 Buildings appear to be in a poor 2015 local state, with an application plan viability Planning permission expired with submitted in 2016 for study Expired planning No suitability no known recent intent to develop non-residential uses (since indicates good 320 111 North Street permission 14 09/00852/RENEW No No No No Yes concerns No for residential uses Yes withdrawn) Yes viability N/A Developable 6 to 10 Applicant seeking to address reserved matters. 2015 local plan viability study Petrol Station, 116-124 Extant planning No suitability indicates good 321 Wingate Road permission 13 16/00313/OUT No No No No Yes concerns Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 43 Viability likely Large site to be capable of impacted by accommodating noise/ air a variety of pollution possible mitigation and mitigation Open Noise/ air Policy need to bury/ measures. Land allocated for Land south of landscape at pollution from direction for re-route Viability can Stockwood Park, land non- residential Stockwood Electricity main entrance roads and non-residential Owner's preference for leisure and overhead improve over 325 north west of M1 J10a uses 1102 50dph Yes Park (LLP5) Yes pylons Yes to Luton Yes aircraft No uses No employment No No power lines Yes time Unsuitable County Significant Potentially wildlife site amount of significant Claydon Land has a history of intent No Non- residential (LLP28), open land with impact on to develop as described through achievability 326 Land at Lynwood Avenue land 175 2010 Call for Sites Yes space No Yes nature No No open space, Yes 2015 local plan response N/A Yes concerns N/A Unsuitable 10 5 10 10 5 to to to to to Start period 6 1 6 6 1 SHLAA conclusion Unsuitable Unsuitable Developable Unsuitable Unsuitable Deliverable Developable Unsuitable Unsuitable Unsuitable Developable Deliverable be for for of good need can over study of 2015 a site to plan might at bridge being variety resolution description Achievability Permission residential development is sought. local viability indicates viability Potential car-free self-build, negating for accommodating a improve time Land Large capable possible mitigation measures. Viability sold reasonable price enable development resolution Achievability N/A N/A Yes N/A Yes N/A Yes Yes N/A N/A N/A N/A has and by is 2015 good good good Site likely study is and and to bridge air to to local local local sewerage viability viability viability main access be access description Achievability No achievability concerns No achievability concerns No achievability concerns Likely require for 2015 plan impacted present Viability to improvement to Gas study indicates viability noise/ pollution mitigation significant No achievability concerns local likely require upgrade. viability indicates viability poor No achievability concerns study indicates viability 2015 plan 2015 plan study indicates viability. cleared applicant seeking address reserved matters Permission lapsed Achievability? Yes Yes No Yes No Yes No No Yes Yes Yes Yes in be aspect uses plan residential residential hotel, should description S52 2011-2031 allocation explored natural local for for leisure indicates identifies residential Plan availability 2010 and though policy for retain (2015 2010 Sites promoted in resolution by to Availability Local for preference preference Sites have hinders parking query Call for Luton land Call development owner's 2010 retail, owner's of Agent opportunities development, agreement Availability development response). stimulated the Owners resolution? Availability Yes No N/A No No N/A N/A No N/A Yes N/A N/A a plan plan for facility develop Site a to local local by 2018. 2015 2015 in intent description earmarked used concerns concerns concerns concerns. lot use management development start enterprise recent through through being to with currently waste parking leisure is Availability park residential availability availability availability availability known, Active Active No for Currently community No No No Land new Promoted consultation Active Promoted consultation cleared No expected Availability? No No Yes No No Yes Yes No Yes No Yes Yes for to to for for and on Green space space historic nature suitability suitability Suitability description nature conservation and landscape Policy direction protect Policy direction protect existing employment land No concerns Nature conservation importance Open and conservation existing employment land No concerns Planning permission granted Policy direction Potential significant impact non-residential uses Allocated mixed-use scheme Open AONB, Belt, features future transport route Planning permission granted (overall) No No Yes Suitability No No Yes Yes No No Yes No Yes by and land from from flight air air condition description Environmental Surrounded industrial Noise/ pollution motorway Noise/ pollution airport airport path Suitability restriction condition)? Yes No (environmental No No No Yes Yes No No No No No to of of role to local of link on of a the AONB area area of trees space space group of at Green impact Potential description conservation importance, many with TPO Significant amount nature Natural Great Bramingham Wood wildlife importance Potential impact setting Large open with conservation importance significant landscape Large open within Stockwood Park foot and Belt scheduled ancient monument impact)? (potential Suitability restriction No No No Yes Yes Yes Yes No Yes No No No Physical restriction description Suitability restriction (physical)? No No No No No No No No No No No No road road road site sites site Luton and open Belt space space space space (LLP13) (LLP13) (LLP13) Policy restriction description Employment land (LLP27), proposals (LLP31) Employment land Open (LLP27), district (LLP27), district wildlife (LLP28) Open London Airport (LLP6), county wildlife (LLP28) Employment land Green (LLP4), space (LLP27), Protecting Open (LLP27), wildlife (LLP28), proposals (LLP31) (LLP27), proposals (LLP31) county Open community facilities (LLP24) Community facilities (LLP24) (policy)? Suitability Yes restriction Yes No Yes Yes No Yes No Yes Yes Yes Yes in (15 uses the Sites 471) for source plan ID for half other allow on with Call local to Capacity 50dph 50dph 10/00789/FUL 50dph 50dph 17/00590/FUL 50dph 15/01600/FUL 2012 50dph leisure/ site response 2015 16/01916/OUT total homes) Capacity (# 86 120 11 24 106 340 2155 49 280 56 10 8 for for for for brief land type planning planning planning sector construction allocated allocated allocated allocated Site Land non- residential uses Land non- residential uses Expired permission Public Non- residential land Extant permission Land non- residential uses Under Non- residential land Land housing/ development published Non- residential land Extant permission Vale Close Drive Road Solway Garden & address Park, Way To Sherd Road Bushmead Green and Road Road Covent of Centre, Road employment 1 Trailer Willow Whitehorse Stockingstone Weybourne Green Lodge, Day Eaton name North at at Adjacent east at at Crawley Site Cawleys, Close327 Eaton Vauxhall 27 Land Land Land Caddington Wigmore area, Sherd Newlands Land Land Road Land Milan Road ID 328 348 329 331 336 333 337 338 339 341 345

Strategic Housing Land Availability Assessment 2018

44 Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

No suitability indicates good Availability 352 40-58 Collingdon Street Under construction 88 14/01369/FUL No No No No Yes concerns Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 2015 local

Land allocated for plan viability Land housing/ Availability should be stimulated study Car park adjacent to 95 development brief No suitability by policy allocation in the Luton indicates good 353 Maple Road East published 49 75dph No No No No Yes concerns No Active use Yes Local Plan 2011-2031 Yes viability N/A Developable 6 to 10 Intensification of 75dph on half of site No Housing Shops at 247 to 259 existing housing to allow for other No suitability No known, recent intent to develop achievability 354 Birdsfoot Lane areas 11 uses No No No No Yes concerns No for residential No Yes concerns N/A Suitable Policy direction to protect Land allocated for existing No Strategic Telephone exchange, 177 Non- residential Employment employment No known, recent intent to develop achievability 355 Waller Avenue uses 120 75dph Yes land (LLP13) No No No No land No for residential No Yes concerns N/A Unsuitable Policy direction to protect Land allocated for existing No Non- residential Employment employment No known, recent intent to develop achievability 356 187 to 189 Waller Avenue uses 71 75dph Yes land (LLP13) No No No No land No for residential No Yes concerns N/A Unsuitable Intensification of No existing housing No suitability No known, recent intent to develop achievability 357 68 to 80 Dunstable Road areas 18 75dph No No No No Yes concerns No for residential No Yes concerns N/A Suitable Surrounded by industrial land/ Poor No Land east of Aldi and Vacant/ derelict retail residential Recent proposals have been for achievability 358 B&Q, Dallow Road land 53 50dph No No No Yes superstores No environment No commercial uses No Yes concerns N/A Unsuitable Large site Protecting with open community space facilities influencing 2015 local Land allocated for (LLP24), the setting of plan viability housing/ district the River Lea Allocated for Planning permission is being study Bramingham Centre, development brief 2016 pre-application wildlife site and associated residential sought. Development expected on indicates good 359 Weltmore Road published 51 discussions Yes (LLP28) No Yes wildlife site No Yes uses Yes site in 2019. N/A Yes viability N/A Deliverable 1 to 5 No Eaton Green Court, EatonExtant planning No suitability achievability 360 Green Road permission 26 17/00447/COU No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 2015 local Land allocated for 50dph on half of site plan viability housing/ allowing for Availability should be stimulated study development brief employment/ other No suitability by policy allocation in the Luton indicates good 361 2 to 32 Beechwood Road published 15 uses No No No No Yes concerns No Active community use Yes Local Plan 2011-2031 Yes viability N/A Developable 6 to 10 District park Land allocated for (LLP27), Favoured use for commercial/ No Land south of Eaton Greennon- residential London Luton leisure uses associated with achievability 362 Road uses 13 50dph Yes Airport (LLP6) No No No No Open space No Century Park development No Yes concerns N/A Unsuitable Policy direction to 2015 local protect plan viability Land allocated for existing study non- residential Employment employment Recent planning application for Application has yet to be indicates good 363 Royal Mail, Sarum Road uses 11 75dph Yes land (LLP13) No No No No land No community use Yes determined Yes viability N/A Unsuitable 2015 local Land allocated for plan viability housing/ Surrounded by Allocated for Availability should be stimulated study development brief industrial land on residential No known, recent intent to develop by policy allocation in the Luton indicates good 364 10 to 12 Caleb Close published 24 75dph No No No Yes three sides Yes uses No for residential Yes Local Plan 2011-2031 Yes viability N/A Developable 6 to 10 Policy direction to protect Land allocated for existing No non- residential Employment Surrounded by employment No known, recent intent to develop achievability 367 166 Camford Way uses 17 50dph Yes land (LLP13) No No Yes industrial land No land No for residential No Yes concerns N/A Unsuitable Neighbourhood park (LLP27), county No Open space, Wandon Non- residential 2016 pre-application wildlife site LBC land being considered for achievability 45 369 Close land 46 discussions Yes (LLP28) No No No No Open space No Active use Yes disposal Yes concerns N/A Unsuitable No Leagrave Service Station, Vacant/ derelict No suitability Planning permission for housing achievability 370 High Street. land 21 75dph No No No No Yes concerns Yes sought in 2016 and 2017 N/A Yes concerns N/A Deliverable 1 to 5 No Open Space (2), (Barton Non- residential Open space No known, recent intent to develop achievability 371 Hills), Icknield Way land 81 50dph Yes (LLP27) No No No No Open space No for residential No Yes concerns N/A Unsuitable Policy direction to protect Units 5 to 8, North Luton Land allocated for existing No Industrial Estate, non- residential Employment employment No known, recent intent to develop achievability 372 Sedgwick Road uses 80 50dph Yes land (LLP13) No No No No land No for residential No Yes concerns N/A Unsuitable 5 to Start period 1 SHLAA conclusion Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Unsuitable Deliverable Unsuitable to good for should known resolution description Achievability provide basis economic viability Greenfield site existing utilities infrastructure No resolution resolution Achievability Yes N/A N/A N/A N/A N/A No N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A of on to likely a description Achievability Removal/ relocation No achievability concerns communications No achievability concerns equipment likely impact viability No achievability concerns No achievability concerns No achievability concerns Existing utilities No achievability concerns No achievability concerns No achievability concerns constraint No achievability concerns infrastructure is No achievability concerns No achievability concerns No achievability concerns No achievability concerns No achievability concerns No achievability concerns Achievability? No Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes as description land sector classification resolution for public Potential surplus Availability resolution? Availability No No No N/A No No No No No No Yes No No No No N/A No for develop develop develop develop develop develop develop develop develop develop develop develop develop address to to to to to to to to to to to to to to sought hotel 2018 for SUDS intent intent intent intent intent intent intent intent intent intent intent intent intent description in concerns for concerns Permission uses recent recent recent recent recent recent recent recent recent recent recent recent recent site. permission flooding required Availability residential residential residential residential residential residential residential residential residential residential residential residential residential availability known, known, known, known, known, known, known, known, known, known, known, known, known, for No for No for No Vacant residential for No for No for No for No Land local for No for for No No for No for No Extant No for No Availability? No No No Yes No No No No No No No No No No Yes No No for to to to to to to to to to to public and zone space space space, space narrow poor Suitability description Open with Open Open electricity pylons Policy direction protect Policy direction protect pollution from motorway communications mast Policy direction protect existing employment land Policy direction protect Policy direction protect existing employment land Policy direction protect Open and site Policy direction Policy direction protect existing employment land existing employment land Airport safety and environment existing employment land protect existing employment land existing employment land existing employment land Policy direction protect Permitted development Policy direction protect Allocated non-residential uses existing employment land existing employment land (overall) No No No No No No No No Suitability No No No No No No Yes No No by by by by by by by land land land land land land land land and from from from Airport Way flight flight air air air rail and storage condition description Environmental Noise/ pollution motorway Surrounded industrial Surrounded industrial Surrounded industrial Neighbouring industrial Neighbouring industrial Surrounded car Airport Noise/ pollution airport path, Surrounded industrial Surrounded industrial Noise/ pollution airport Surrounded industrial path Way Suitability restriction condition)? Yes No Yes No No Yes Yes No (environmental Yes Yes Yes Yes No Yes Yes Yes Yes impact Potential description impact)? (potential Suitability restriction No No No No No No No No No No No No No No No No No site site site extensive Physical restriction description Electricity pylons Communications mast Narrow Narrow with Electricity pylons Narrow utilities (manhole covers) Suitability restriction (physical)? Yes Yes No No No No No No Yes Yes Yes No Yes No No No No site Luton Luton safety space space space (LLP34) (LLP27) and (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13), (LLP13) (LLP13) (LLP13) (LLP13) playing playing Policy restriction description QEII field Open (LLP27) Employment land QEII field district park(LLP27) Employment land Employment land Employment land Employment land Employment land Employment land Employment land District wildlife (LLP28), public zone Open (LLP27) open (LLP27) Employment land London Airport (LLP6), Employment land London Airport (LLP6) employment land (policy)? Suitability Yes Yes Yes Yes restriction Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes source Capacity 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 50dph 17/00855/COM 17/00857/COM 50dph 50dph homes) Capacity (# 106 62 10 114 118 26 14 15 20 11 17 59 39 100 20 58 15 for for for for for for for for for for for type planning allocated allocated allocated allocated allocated allocated allocated allocated allocated allocated allocated Site Non- residential land Non- residential land Land non- residential uses Non- residential land Land non- residential uses Land non- residential uses Land non- residential uses Land non- residential uses Land non- residential uses Land non- residential uses Land non- residential uses Non- residential land Non- residential land Land non- residential uses Extant permission Land non- residential uses Land non- residential uses of Way end Road Area, Airport Proctor land, Stadium adjacent (Barton Cosgrove address Road Way Way 140 Play Ravenhill Ravenhill (1), (2), 23 House, 113 the (1), at and Kestrel area Road of Kimpton Way M1, M1, Way storage Road land land Bilton Road Road Way south-west Cradock land 20 Icknield Packaging, Site, Space 12 name west behind around at Kingsway to storage Havilland A to Arundel 2 Site Amenity Way adjoining Aerial Land Way Amenity Way adjoining 96 President De 10 81 Estate, Land Cradock Cradock Car to Vauxhall Parkway Hills), Open Prospect Land Land Way Mondi Way Vacant Proctor ID 374 373 376 375 377 379 378 385 384 381 380 386 392 390 389 388 391

Strategic Housing Land Availability Assessment 2018

46 Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

Capacity restriction restriction restriction restriction (potential impact (environmental condition Suitability Suitability Availability Achievability Achievability resolution SHLAA Start 2018 ID Site name and address Site type (# homes) Capacity source (policy)? description (physical)? description impact)? description condition)? description (overall) description Availability? Availability description resolution? Availability resolution description Achievability? description resolution description conclusion period Policy direction to protect Land allocated for existing No Land adjacent to Vauxhall Non- residential Employment employment Remains in use as car park to 2015 response to local plan achievability Assessment 393 Way uses 258 50dph Yes land (LLP13) No No No No land No support Vauxhall works Yes promotes mixed use development Yes concerns N/A Unsuitable Intensification of No Garage blocks at Sylam existing housing No suitability No known, recent intent to develop achievability Close394 areas 10 50dph No No No No Yes concerns No for residential No Yes concerns N/A Suitable Intensification of No Garage blocks at existing housing No suitability No known, recent intent to develop achievability 395 Winchester Gardens areas 11 50dph No No No No Yes concerns No for residential No Yes concerns N/A Suitable Availability DWS occupies half the area. Capacity Land calculation Intensification of District assumes the No Garage blocks rear of 1 to existing housing 50dph on half the wildlife site DWS will not No known, recent intent to develop achievability 396 47 Strangers Way areas 6 site Yes (LLP28) No No No Yes be developed No for residential No Yes concerns N/A Suitable Housing Intensification of No Garage blocks at Flint existing housing No suitability No known, recent intent to develop achievability Close397 areas 14 50dph No No No No Yes concerns No for residential No Yes concerns N/A Suitable No known, recent intent to develop for residential. Northern half of Intensification of bigger block could potentially be No Strategic Garage blocks at Waleys existing housing No suitability surplus and accommodate about 4 achievability Close398 areas 14 50dph No No No No Yes concerns No homes No Yes concerns N/A Suitable Intensification of No Garage blocks at Arrow existing housing No suitability No known, recent intent to develop achievability Close399 areas 31 50dph No No No No Yes concerns No for residential No Yes concerns N/A Suitable No Open space, Bushmead Non- residential Open space No known, recent intent to develop achievability 400 Road land 35 50dph Yes (LLP27) No No No No Open space No for residential No Yes concerns N/A Unsuitable Open Space Former Reasonable Land allocated for (LLP27), Site allocated Executive decision 19/10/15 to sell playing fields certainty that housing/ community for for residential development. need replacement Land at the Orchard development brief 2016 pre-application facilities residential Planning application submitted in re-providing facilities can 402 Centre, Strangers Way published 27 discussions Yes (LLP24) No No No Yes uses Yes 2017 N/A No elsewhere Yes be delivered Developable 6 to 10 Careful scheme design Land allocated for Viability should address housing/ 2013 review of town influenced by issues relating development brief centre office No suitability Currently being promoted for listed building to listed 403 47 Guildford Street published 10 premises No No No No Yes concerns No office/ light industrial uses No No status Yes building status Suitable 2013 town centre study No suitability identifies good concerns levels of Napier House, 17-21 (permitted redevelopment 404 Napier Road Under construction 26 16/01319/COM No No No No Yes development) Yes No availability concerns N/A Yes viability N/A Deliverable 1 to 5 Viability can improve over time and with 2013 town current Policy centre study permitted direction to indicates development protect marginal rights for 2013 review of town existing levels of changes from Non- residential centre office Employment employment No known, recent intent to develop development offices to 405 2 Dunstable Road land 15 premises Yes land (LLP13) No No No No land No for residential No No viability Yes residential Unsuitable Policy direction to protect 2013 ELR Land allocated for existing indicates poor Viability can Abbeygate Business non- residential 2013 employment Employment employment No known, recent intent to develop viability for improve over 408 Centre, Hitchin Road uses 12 land review Yes land (LLP13) No No No No land No for residential No No redevelopment Yes time Unsuitable No Open space at Rochford Open space No known, recent intent to develop achievability Drive409 Public sector land 12 50dph Yes (LLP27) No No No No Open space No for residential No Yes concerns N/A Unsuitable Open space to the No south-west of Sherd Neighbourhood No known, recent intent to develop achievability 410 Lodge, Sherd Close Public sector land 10 50dph Yes park (LLP27) No No No No Open space No for residential No Yes concerns N/A Unsuitable 2015 local Land allocated for 50dph on half of site plan viability housing/ allowing for other Allocated for Availability should be stimulated study development brief uses such as residential No known, recent intent to develop by policy allocation in the Luton indicates good 412 38a Wingate Road published 15 employment No No No No Yes uses No for residential Yes Local Plan 2011-2031 Yes viability N/A Developable 6 to 10 Viability can improve over time and with current 47 Policy permitted direction to development 75dph on half of site protect 2013 ELR rights for Land allocated for allowing for other existing indicates poor changes from non- residential uses such as Employment employment No known, recent intent to develop viability for offices to 413 Plaza 668, Hitchin Road uses 13 employment Yes land (LLP13) No No No No land No for residential No No redevelopment Yes residential Unsuitable 2015 local plan viability Site has been cleared of previous study No suitability structures. Conditions have been indicates good 415 22 to 36 Hastings Street Under construction 18 14/01182/FUL No No No No Yes concerns Yes discharged. N/A Yes viability N/A Deliverable 1 to 5 10 10 5 10 5 10 5 5 to to to to to to to to Start period 6 6 1 6 1 6 1 1 SHLAA conclusion Unsuitable Unsuitable Unsuitable Unsuitable Developable Developable Suitable Suitable Deliverable Developable Deliverable Developable Deliverable Suitable Deliverable with with with good good good can can can over over over with from from from good to to to for for for for local local local and and and viability viability viability should resolution description Achievability Viability improve current permitted development rights changes offices residential time current permitted development rights changes offices residential Viability improve time current permitted development rights changes offices residential Viability improve time 2015 plan 2015 plan study indicates viability study indicates viability 2015 plan study indicates viability improve time provide basis economic viability Greenfield site Viability should resolution Achievability Yes Yes Yes N/A Yes Yes N/A Yes N/A N/A Yes Yes N/A N/A N/A for has poor poor poor poor car good good good good good units 2015 is for have blocks prior phased study study study of as in of of of 2 to 3 greater town town town local local local ELR local local until expected viability viability viability viability viability use and far description Achievability 2013 centre 2013 centre 2013 centre No achievability concerns levels redevelopment viability identifies levels redevelopment viability identifies levels redevelopment viability identifies Block constructed, Local sewerage 2015 plan though 1 stalled development likely require upgrade, though study indicates viability Permission lapsed 2015 plan 2015 plan study indicates viability Unimplemented permission Intent to park viability improves 2013 indicates study indicates viability 2015 plan viability redevelopment, though approval 2015 plan study indicates viability umber than a study indicates viability Achievability? No No No Yes No No Yes No Yes Yes No No Yes Yes Yes description further future potentially the residential suggests in of resolution considered is history Land surplus Availability The applications applications resolution? Availability No No No N/A Yes No N/A No N/A N/A Yes No No N/A N/A for 2018 release develop develop develop develop in indicates to to to to to promotion of intent intent tenancies. intent intent description expected response concerns concerns concerns concerns concerns concerns residential sales is with for commitment history plan recent recent recent recent car development for use local Availability for residential residential residential residential availability availability availability availability availability availability current known, known, known, known, concerns use for No Permission development for No land No No In 2015 no for No No hotel No for No Consistent No No No Availability? No Yes No No Yes No Yes No Yes No Yes No No Yes Yes to to to air air could should space allocated mixed suitability suitability suitability suitability suitability suitability suitability Suitability description Policy direction Policy direction Policy direction Open No concerns employment land protect existing employment land protect existing employment land protect existing No concerns Site for No concerns re-development. Careful design address No concerns Careful design No concerns No concerns Permitted development No concerns address quality Planning permission granted (permitted development) (overall) No No No No Yes Yes Suitability Yes Yes Yes Yes Yes Yes Yes Yes Yes from from air air road line condition description Environmental Noise/ pollution ring Noise/ pollution rail Suitability restriction condition)? Yes No No No No (environmental Yes No No No No No No No No No impact Potential description impact)? (potential Suitability restriction No No No No No No No No No No No No No No No air from Physical restriction description Potential quality roads concerns Suitability restriction (physical)? No No No No No No No No No Yes No No No No No site (LLP27) (LLP13) (LLP13) (LLP13) (LLP13) Policy restriction description Employment land Employment land Employment land Neighbourhood park Employment land District wildlife (LLP27) (policy)? Suitability Yes Yes Yes restriction Yes No No No No No No No No Yes No Yes town town town of of of source office office office review review review pre-application Capacity 2013 centre premises 2013 centre premises 2013 centre premises 50dph 05/00077/OUT 2014 discussion 11/00317/FUL 11/01071/REMCON 10/00831/REM 75dph 08/00343/RENEW 11/01059/REMCON 17/01993/COM 14/00374/COM 15/01629/REM homes) Capacity (# 12 12 12 29 6 294 8 8 4 11 5 6 60 15 36 for brief land type derelict planning planning planning planning planning planning sector construction construction construction allocated Site Non- residential land Non- residential land Non- residential land Public Under Land housing/ development published Expired permission Expired permission Under Vacant/ land Expired permission Expired permission Extant permission Extant permission Under and 9 17 at 15-17 fields & the 26-34 18a address Avenue Victoria Oakley Avenue Alma and to Wenlock Street Street Cardiff and 92 18, Street Place 4 49 and House, playing of to Road Crescent Estate buildings Road House, Street Clinton Church, Chester 98-100 George George House name adjacent rear adj. at and House, Albany, Manor South - 31 Dunstable Site Victoria Street420 Link Street416 The Road Lea behind Street422 Land Britannia 14 4 Upper 25 Land Baptist Cumberland Land Road Tavistock Land Cowper Maxet Liverpool Connaught Upper Land ID 417 421 460 425 426 431 453 441 433 446 456 459

Strategic Housing Land Availability Assessment 2018

48 Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

and QEII quality of quality concerns Well Potential for land swap (creating No Availability Land at western edge of Non- residential playing field Stockwood from roads and respected Not currently proposed for new publicly accessible space achievability 461 Stockwood Park land 20 50dph Yes (LLP27) No Yes Park Yes aircraft No park land No development Yes elsewhere) Yes concerns N/A Unsuitable

Open space Land needed to Potential air support Potential for land swap (creating No Playing fields at Cutenhoe Non- residential Open space quality concerns community Not currently proposed for new publicly accessible space achievability 463 Community Learning Park land 32 50dph Yes (LLP27) No No Yes from aircraft No uses No development Yes elsewhere) Yes concerns N/A Unsuitable Housing No Gypsy Lane leisure Non- residential Open space Allotment Not currently proposed for Potential for land swap (creating achievability 464 gardens land 5 50dph Yes (LLP27) No No No No land No development Yes new allotments elsewhere) Yes concerns N/A Unsuitable Impact on nature conservation, Planning No Strategic Land adjacent to 139 to Open space landscape and permission achievability 465 213 Turnpike Drive Under construction 19 14/01321/FUL Yes (LLP27) No Yes archaeology No Yes granted Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 Land to the west of No Ashcroft Road Recreation Non- residential Neighbourhood achievability 466 Ground land 35 50dph Yes park (LLP27) No No No No Open space Yes No availability concerns N/A Yes concerns N/A Unsuitable Site unlikely Poor air quality to be Land at the junction of Poor access next to main Poor access attractive to Dunstable Road and other than by inner ring road and air Not currently proposed for developers or 467 Telford Way Public sector land 14 75dph No Yes foot No Yes junction No quality No development Yes LBC-owned land No buyers No Unsuitable County wildlife site Impact on Open space Land at the junction of (LLP27) and landscape and important to No Vauxhall Way and Hitchin road proposals nature natural Not currently proposed for achievability 468 Road Public sector land 50 50dph Yes (LLP31) No Yes conservation No No environment No development Yes LBC-owned land Yes concerns N/A Unsuitable Impact on landscape Important (AONB) and landscape No Non- residential 25dph (considerate Green Belt nature within the Not currently proposed for No significant barriers to achievability 469 Land at Manor Farm land 257 of landscape impact) Yes (LLP4) No Yes conservation No No Green Belt No development Yes availability in the future Yes concerns N/A Unsuitable 2015 local plan viability Land allocated for Potential noise Allocated for May become available if Active study non- residential London Luton concerns from non-residential Luton are able to relocate. indicates good 470 Wigmore Hall uses 9 50dph Yes Airport (LLP6) No No Yes airport No uses No Current use by Active Luton Yes LBC-owned land Yes viability N/A Unsuitable 2015 local plan viability study indicates good viability. Site cleared and applicant seeking to Community Planning No availability concerns. Site address Extant planning 16/01916/OUT (15 in facilities permission cleared with development reserved 471 Saints Community Centre permission 7 total with ID 345) Yes (LLP24) No No No Yes granted Yes expected to start in 2018. N/A Yes matters N/A Deliverable 1 to 5 2015 local Community plan viability Community centre may study The Old School House, facilities be surplus to Afro-Caribbean day care service indicates good 472 Trinity Road Public sector land 7 50dph Yes (LLP24) No No No Yes requirements No In active use Yes could be re-provided elsewhere Yes viability N/A Developable 6 to 10 Potential noise concerns from Isolated Land allocated for airport and location in Proposed development of Wigmore No Eaton Green Recycling non- residential London Luton Potential surrounded by vicinity of Valley Park retains this site in its achievability Centre473 uses 25 50dph Yes Airport (LLP6) Yes contamination No Yes airport uses No airport No In active use No current use Yes concerns N/A Unsuitable Open space (LLP27), community No Playground rear of 4 - 22 facilities Not currently proposed for Earmarked for potential future achievability 474 Grampian Way Public sector land 8 50dph Yes (LLP24) No No No No Open space No development Yes release Yes concerns N/A Unsuitable Community 2015 local uses could be plan viability Community re-provided Site acquired by developer. study The Parrott, Whipperley Non- residential 2016 pre-application facilities on-site or in Planning application expected indicates good Ring477 land 25 discussion Yes (LLP24) No No No Yes vicinity Yes soon. N/A Yes viability N/A Deliverable 1 to 5 49 2015 local plan viability Community Planning study The Roman Way, facilities permission Public sector land and council-led indicates good 478 Tomlinson Avenue Under construction 20 16/01039/FUL Yes (LLP24) No No No Yes granted Yes scheme N/A Yes viability N/A Deliverable 1 to 5 Land allocated for 2013 ELR housing/ indicates good development brief High Town No suitability Neighbouring re-development will viability for 482 High Town plot 7 published 27 Masterplan No No No No Yes concerns No Active use Yes spur development on this site Yes development N/A Developable 6 to 10 Land allocated for housing/ 2013 ELR Viability can development brief High Town No suitability Development should be stimulated indicates poor improve over 483 High Town plot 5A published 3 Masterplan No No No No Yes concerns No No known intention to develop. Yes by policy allocation and masterplan No viability Yes time Developable 10 to 15 Strategic Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability Capacity restriction restriction restriction restriction (potential impact (environmental condition Suitability Suitability Availability Achievability Achievability resolution SHLAA Start ID Site name and address Site type (# homes) Capacity source (policy)? description (physical)? description impact)? description condition)? description (overall) description Availability? Availability description resolution? Availability resolution description Achievability? description resolution description conclusion period Land allocated for housing/ 2013 employment No known intent to develop. Not a 2013 ELR Viability can Housing Albion Road employment development brief land review (12 in No suitability key development site in the High indicates poor improve with 484 block published 9 total with ID 483) No No No No Yes concerns No Active uses No Town Masterplan No viability Yes time Suitable Land allocated for housing/ No

Land development brief High Town No suitability LBC control land and are able to achievability 485 High Town plot 5B published 21 Masterplan No No No No Yes concerns No Active health centre Yes bring it forward for development Yes concerns N/A Developable 6 to 10 Land allocated for Viability

Availability housing/ 2013 ELR should development brief High Town No suitability Permission for residential indicates poor improve over 486 High Town plot 1A published 75 Masterplan No No No No Yes concerns No In active use Yes development is expected in 2018 No viability Yes time Developable 10 to 15 Land allocated for Viability housing/ Land owners in area are keen to 2013 ELR should development brief High Town No suitability develop and invest, though no indicates poor improve over 487 High Town plot 1C published 19 Masterplan No No No No Yes concerns No In active use Yes formal progress as yet. No viability Yes time Developable 10 to 15 Assessment Land allocated for Viability housing/ Land owners in area are keen to 2013 ELR should development brief High Town No suitability develop and invest, though no indicates poor improve over 488 High Town plot 1D published 27 Masterplan No No No No Yes concerns No In active use Yes formal progress as yet. No viability Yes time Developable 10 to 15 Conditions Density (242 dph) have yet to be

2018 Land allocated for from ID584 applied discharged. housing/ to remainder of site. Part of site is 2013 ELR development brief 78 in total with ID No suitability Part of site with planning without extant indicates good 489 High Town plot 1B published 14 584 No No No No Yes concerns Yes permission is vacant N/A No permission Yes viability Developable 6 to 10 Land allocated for housing/ Land was 2013 ELR development brief High Town No suitability bought at a indicates good 490 High Town plot 2A published 63 Masterplan No No No No Yes concerns No Land in active use Yes Land in single ownership. No market peak Yes viability Developable 10 to 15 2013 ELR There is a lack indicates good of evidence viability. Land allocated for that Permission housing/ development being sought development brief High Town No suitability will start for residential 491 High Town plot 2B published 16 Masterplan No No No No Yes concerns Yes No availability concerns N/A No within 5 years Yes uses Developable 6 to 10 Land allocated for Viability housing/ 2013 ELR should development brief High Town No suitability Development should be stimulated indicates poor improve over 492 High Town plot 3 published 31 Masterplan No No No No Yes concerns No Land in active use Yes by policy allocation and masterplan No viability Yes time Developable 10 to 15 Land allocated for Redevelopment of land is 2013 ELR housing/ supported by area action policies. indicates good development brief High Town No suitability Planning application for residential viability for 494 High Town plot 6D published 39 Masterplan No No No No Yes concerns No Active use Yes uses expected in 2018 Yes development N/A Developable 6 to 10 Land allocated for housing/ No known intent to develop. Not a 2013 ELR development brief 2013 employment No suitability key development site in the High indicates good 495 2-14 Taylor Street published 17 land review No No No No Yes concerns No Active uses No Town Masterplan Yes viability N/A Suitable Land allocated for LBC control majority of land and housing/ are able to bring it forward for No development brief High Town No suitability development. Planning application achievability 496 High Town plot 6A published 60 Masterplan No No No No Yes concerns No Active car park Yes expected in 2018. Yes concerns N/A Developable 6 to 10 East Village design codes state Parking and remaining play facilities Land allocated for land to be can be LBC control majority of land and housing/ used for integrated are able to bring it forward for No development brief High Town parking and within development. Planning application achievability 497 High Town plot 6B published 18 Masterplan Yes play No No No Yes development No Active uses Yes expected in 2018. Yes concerns N/A Developable 6 to 10 Land allocated for housing/ Development of No known intent to develop. Not a 2013 ELR Viability can Concorde House, development brief Albany House used as No suitability key development site in the High indicates poor improve with 498 Concorde Street published 10 example No No No No Yes concerns No Active uses No Town Masterplan No viability Yes time Suitable Land allocated for housing/ No known intent to develop. Not a 2013 ELR High Town Road development brief 2013 employment No suitability key development site in the High indicates good 499 employment block published 38 land review No No No No Yes concerns No Active uses No Town Masterplan Yes viability N/A Suitable Land allocated for housing/ No known intent to develop. Not a 2013 ELR Viability can development brief 2013 employment No suitability key development site in the High indicates poor improve with 500 7-21 Taylor Street published 10 land review No No No No Yes concerns No Active uses No Town Masterplan No viability Yes time Suitable No Extant planning No suitability achievability 501 High Town plot 4 permission 49 16/01279/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 Land allocated for housing/ No known intent to develop. Not a 2013 ELR Viability can High Town Enterprise development brief 2013 employment No suitability key development site in the High indicates poor improve with 502 Centre, York Street published 17 land review No No No No Yes concerns No Active uses No Town Masterplan No viability Yes time Suitable Land allocated for 50 housing/ No development brief High Town No suitability Planning application expected for achievability 503 High Town plot 8 published 23 Masterplan No No No No Yes concerns No Active car park No community uses Yes concerns N/A Suitable LBC control land and are able to bring it forward for development. No Non- residential High Town No suitability Planning application for residential achievability 504 High Town plot 9 land 9 Masterplan No No No No Yes concerns No Active car park Yes uses expected in 2018 Yes concerns N/A Developable 6 to 10 Open space and active No Lancaster Avenue bowling Neighbourhood bowling Active use as open space and Potential for classification as achievability 505 greens Public sector land 40 50dph Yes park (LLP27) No No No No greens No bowling greens Yes surplus public sector land Yes concerns N/A Unsuitable Land to the south of No Ashcroft Road Recreation Neighbourhood Potential for classification as achievability 506 Ground Public sector land 101 50dph Yes park (LLP27) No No No No Open space No Active use as open space Yes surplus public sector land Yes concerns N/A Unsuitable Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

resolution Achievability N/A N/A Yes N/A N/A N/A N/A N/A N/A N/A Yes N/A N/A N/A N/A N/A N/A N/A Yes Yes N/A Yes N/A N/A N/A N/A to to of has as and by need club space such main replaced description Achievability concerns achievability concerns No permission achievability No achievability planning concerns Lapsed concerns No achievability concerns No achievability concerns No concerns No achievability concerns No achievability achievability concerns No gas achievability underground No rugby re-location abnormal costs Affected concerns concerns No achievability concerns would Open concerns No achievability concerns No achievability achievability conditions No achievability achievability concerns No be lapsed concerns Previous permission unimplemented address achievability concerns No achievability concerns No achievability concerns No applications Recent concerns No achievability No achievability Permission No Achievability? Yes Yes No Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes No No Yes No Yes Yes Yes Yes to move description to resolved club be the resolution can for End Tenancies Slip Potential Availability resolution? Availability N/A N/A N/A N/A N/A N/A N/A N/A N/A Yes Yes N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 2017 in description discussions concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns concerns. concerns concerns concerns club tenancies rugby Availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability availability No No No No No No No No No Multiple Active No No No No No No No No Pre-application No No No No No No Availability? Yes Yes Yes Yes Yes Yes Yes Yes Yes No No Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes

of rugby safety space are and of suitability suitability suitability suitability suitability suitability suitability suitability Suitability description concerns No concerns concerns No Permitted development No granted permission development Planning Permitted development development Permitted development Permitted development Permitted significant Permitted zone public presence Loss club concerns granted No development granted permission Planning granted Permitted permission granted permission Planning permission development Planning development) Open concerns development No concerns permission Permitted Permitted Planning granted (permitted development) No concerns Planning development Permitted (permitted No concerns No (overall) Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Suitability uses uses by by from and and uses from from from Street path Viaduct quality quality quality condition description Environmental industrial commercial Park Surrounded concerns Air motorway flight concerns Air Stuart employment concerns Air neighbouring Surrounded Disturbance industrial Suitability restriction condition)? No No No Yes Yes No No No No No Yes No No No Yes Yes No No No No No No No Yes No No (environmental to uses on on of impact Potential description Park Stockwood setting impact Potential area Potential impact existing employment in impact)? (potential Suitability No No No No No No No No No No Yes restriction No No No No Yes No No No No No No No No No No within risk Physical restriction description zone flood Partly Suitability restriction (physical)? No No No No No No No No No No No No No No No Yes No No No No No No No No No No open safety space (LLP34) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) (LLP13) Policy restriction description Employment land land Employment land Employment Employment land Employment land land zone Employment public (LLP27), space facilities (LLP24), Community Open land Employment Employment land Employment (LLP27) land land Employment

(policy)? Suitability No No No Yes No Yes Yes Yes Yes Yes Yes No No No No Yes No Yes No Yes No Yes No Yes No No restriction ((78 in density flats/ source plan rooms flats+152 337) local pre-application ID Capacity 16/00696/FUL 16/00678/FUL 13/00482/FUL 16/00677/COM studios) 2.5)+26 15/00936/FUL student multi-room 17/00095/COM 16/01030/COM 16/01627/COM 16/02237/COM 17/00895/COM of 17/00097/COM 17/00096/COM (considering response 2015 2017 16/00528/FUL 15/00182/FUL 15/01683/COM 15/01658/FUL 15/00483/FUL 14/01349/FUL 17/00761/COM 17/00763/COM 16/00325/COM 17/00764/COM 15/00168/COM discussion 14/00907/OUT 17/00765/COM 14/00710/OUT 16/01226/COM 14/01546/FUL 14/01548/COM

homes) Capacity 5 5 5 130 (# 209 13 18 11 13 29 1000 69 12 5 5 94 12 10 8 8 9 42 35 111 9 13

for of brief type housing planning planning planning planning planning planning planning planning planning planning planning planning planning planning construction construction construction construction construction construction construction construction construction allocated Site Under Extant permission Under permission Expired permission Extant Extant permission Extant permission Under Under permission land Extant Non- residential Under Intensification Extant permission Extant permission Under permission Extant housing/ development Land Extant permission Under Extant permission Extant permission areas permission Under permission published Under Expired Extant 10 Way Road Road Street Morrisexisting Farley Street Road Street Dallow 102 West And 1 Hibbert address 11 Regent Manor Street Street Road to Street 400 76 Road House, Alma & Road Laporte

Club, and Walk Street Hitchin House, Street Street Road Dunstable Dunstable Street Street Castle Street Road Collingdon Court Manor Cardiff Court, House, 220 House, Terrace, Cumberland Rugby Adelaide South, 57 name adjacent

Cardigan Compasses, - 185 to

George George - 88 to Windsor Stuart - 49 - 17 Castle King Dunstable

- 11 - 6 Park - 15

Site Tracey Street 55 2B Chubb Road 176-180A 1 Gilmartins Collingdon 80 2 Gainsborough Cardiff Cresta Luton Newlands Land 49 179 46 214 14 The 39 Court 1 Regent Road Close 15 9 28 Hill 32 39 ID 569 567 565 566 564 563 562 561 560 559 558 557 552 575 551 574 545 571 573 576 533 536 542 535 538 543

Strategic Housing Land Availability Assessment 2018

52 Suitability Suitability Suitability Policy Suitability Physical restriction Potential restriction Environmental Achievability

Open space Housing (LLP27), 50dph on a third of community Open space No Barnfield College, Non- residential the site allowing for facilities and major Existing college would need to achievability 581 Barnfield Avenue land 238 retained leisure uses Yes (LLP24) No No No No college No re-locate Yes College is looking to re-locate Yes concerns N/A Unsuitable Community No Strategic Barnfield College, Non- residential facilities Presence of Existing college would need to achievability 582 Enterprise Way land 99 75dph Yes (LLP24) No No No No major college No re-locate Yes College is looking to re-locate Yes concerns N/A Unsuitable No Easingwold Gardens No suitability Multiple ownerships can be achievability 583 garage courts Public sector land 11 50dph No No No No Yes concerns No Garages in multiple ownership Yes resolved Yes concerns N/A Developable 6 to 10 There is a lack There are no of evidence clear reasons that why Planning development development Extant planning Employment permission will start cannot come 584 19-21 Burr Street permission 64 17/00821/OUT Yes land (LLP13) No No No Yes granted Yes No availability concerns N/A No within 5 years Yes forward Developable 6 to 10 No Extant planning No suitability achievability 585 48 Crawley Green Road permission 39 16/01856/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 Planning No Employment permission achievability 586 8-10 George Street West Under construction 8 16/02119/FUL Yes land (LLP13) No No No Yes granted Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Chicagos, 22 - 42 Gordon No suitability achievability 587 Street Under construction 59 16/02195/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Hatton Place, 114-134 Extant planning No suitability achievability 588 Midland Road permission 6 17/00115/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Extant planning No suitability achievability 589 8 Marsh Road permission 4 17/00237/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No No suitability achievability 590 Rear of 34 Colin Road Under construction 5 17/00368/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Land adjacent to 108 No suitability achievability 591 Frederick Street Under construction 6 17/00379/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Broadcasting House, 1 Extant planning Employment Permitted achievability 592 Hastings Street permission 31 17/00508/COM Yes land (LLP13) No No No Yes development Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Extant planning No suitability achievability 593 13 London Road permission 7 17/00665/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Crown Life House, 41 - 43Extant planning Employment Permitted achievability 594 Alma Street permission 6 17/01190/COM Yes land (LLP13) No No No Yes development Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Extant planning No suitability achievability 595 25 Wellington Street permission 6 17/01639/FUL No No No No Yes concerns Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Employment Permitted achievability 596 23 - 27 Napier Road Under construction 6 17/01840/COM Yes land (LLP13) No No No Yes development Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Frank Lord House, 72 Extant planning Employment Permitted achievability 597 Chapel Street permission 20 17/02017/COM Yes land (LLP13) No No No Yes development Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Extant planning Employment Permitted achievability 598 49 Cardiff Road permission 5 18/00103/COM Yes land (LLP13) No No No Yes development Yes No availability concerns N/A Yes concerns N/A Deliverable 1 to 5 No Non- residential 2018 letter from No suitability Owner is promoting achievability 599 4 Eaton Green Road land 12 agent No No No No Yes concerns No Site in active use Yes re-development Yes concerns N/A Developable 6 to 10 53 Community Active No Mecca Bingo, Skimpot Non- residential facilities community Owner is promoting achievability 600 Road land 82 50dph Yes (LLP24) No No No No facilities No Site in active use Yes re-development Yes concerns N/A Unsuitable