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Summary SHLAA Post Wokingham Borough Five Year Housing Land Supply Statement at 31 March 2017 Published 6th June 2017 Wokingham BC Five Year Housing Land Supply Statement March 2017 Executive Summary Introduction This Five Year Housing Land Supply Statement provides a summary of the land supply position as at 31 March 2017, and provides the projected housing delivery for the five year period 1 April 2017 and 31 March 2022. A number of improvements have been applied in this assessment over the approach taken in previous years to improve the robustness of the projected delivery. Monitoring Requirement The National Planning Policy Framework (NPPF) requires authorities to identify and update annually a supply of deliverable sites sufficient to provide five year worth of housing against their housing requirements with an additional buffer of either 5% or 20% (moved forward from later in the plan period) depending on historic delivery rates to ensure choice and competition in the market.1 The Council accepts that the housing requirement set out in the latest adopted plan, the Wokingham Core Strategy (adopted 2010) is out of date. The latest, robust full assessment of housing needs is the Berkshire (including South Bucks) Strategic Housing Market Assessment (published in 2016) (hereafter referred to as the SHMA). This study was jointly commissioned by the six Berkshire local authorities and the Thames Valley Berkshire Local Enterprise Partnership and has been agreed by each party under the Duty to Cooperate. The SHMA identified Wokingham Borough to be part of a Housing Market Area with Reading Borough Council, Bracknell Forest Council and West Berkshire Council. The proportion of the overall Objectively Assessed Need for Wokingham Borough was 856 additional homes per year between 1 April 2013 and 31 March 2036. To this a 20% buffer is applied. Since the publication of the SHMA the government has published new national household projections. These projected lower household growth for Wokingham Borough than those which inputted into the SHMA. The calculation of Objectively Assessed Need has also been subject to challenge and debate through the planning application process. The Inspector determining the appeal for land at Park Lane, Charvil concluded that housing need was higher at 894 homes per annum (see APP/X0360/W/15/3130829). The Council has carefully considered the new household projections and the appeal decisions and remains of the opinion that the SHMA currently forms the most robust assessment of housing need. 1 National Planning Policy Framework, Paragraph 47 Wokingham BC Five Year Housing Land Supply Statement March 2017 1 Wokingham BC Five Year Housing Land Supply Statement March 2017 Sources of Land Supply Sources of land supply used to calculate the five year land supply position include: • Large site delivery (sites delivering 10 or more dwellings (net)) • Small site delivery (sites delivering 9 dwellings or less (net) including windfall allowance) • An allowance for unidentified large sites (windfall) The Council takes the most robust actions available to ensure that delivery assumptions from development on large sites are based on the up-to-date and objective information at the time of analysis. Information on delivery is sought from the landowner / developer and is used as the starting point for projecting delivery. The Council adjusts delivery where this is felt to be optimistic based on its knowledge of the site and any other relevant information. Five year land supply position at 31 March 2017 At 31 March 2017 the Council can demonstrate a 5.27 year housing land supply against the Objectively Assessed Need calculated in the SHMA plus an additional 20% buffer. At 31 March 2017, the Council has a 5.27 year supply of housing land. The total supply of dwellings and the 5 year target (inc 20% buffer) is shown below; Total Supply (dwellings) 6,563 5 year target (inc 20% buffer) 6,229 Difference (between total and 5 year target) 334 Since the Council can demonstrate a five year supply at 31 March 2017, the approach in paragraph 49 of the NPPF does not apply. Relevant policies for the supply of housing should be considered up-to-date. Wokingham BC Five Year Housing Land Supply Statement March 2017 2 Wokingham BC Five Year Housing Land Supply Statement March 2017 Table of Contents 1 Introduction 5 2 Monitoring Requirement 6 Housing Requirement 6 Past Performance 8 3 Sources of Housing Supply 9 Large site delivery 9 Small site delivery 15 Windfall allowance from large sites 16 Completions 16 Non implementation rate 17 Improvements 17 Overall conclusions on the robustness of land sources 18 4 Five year housing land supply at 31 March 2017 against the Berkshire SHMA OAN 19 5 Five year housing land supply position against 894 OAN 23 Appendix 1 – Large sites (non-allocations) 28 Appendix 2 – Strategic Development Locations (SDLs) 34 Appendix 3 – Strategic Development Locations progress maps 53 Appendix 4 – Sites in the Managing Development Delivery 57 Appendix 5 – Prior Approvals 67 Appendix 6 – Time to implement a permission 71 Appendix 7 – Build out rates achieved on housing sites in Wokingham Borough 82 Appendix 8 – Build out rates for strategic sites in Wokingham Borough (1,000+ homes) 85 Appendix 9 – Email to land owners / developers verifying deliverability 87 Appendix 10 – Trends from small site completions 142 Appendix 11 – Trends from large site completions 150 Appendix 12 – Housing supply at 31 March 2017 151 Contents – Tables Table 1.1 Housing Market Areas 6 Table 2.2 Objectively Assessed Need for each Local Authority in Western Berkshire HMA 7 Table 2.3 Past housing delivery against the Core Strategy and SHMA Objectively Assessed Need from 2013-14 8 Table 3.1 Engagement activities with developer / landowner 9 Table 3.2 Summary of average time from planning application decision date to time of first home sale 12 Table 3.3 Average time taken to progress schemes from permission to completion by number of units per scheme (2012/13) (Local Government Association, 2013) 12 Table 3.4 Average annual delivery rate based on site size and number of developers 13 Table 3.5 DCLG’s Factors affecting housing build-out rates (2008) table 4: imputed annual optimal sales rates 14 Table 3.6 Trends from small site completions 15 Table 3.7 Dwelling completions in Wokingham Borough since 1 April 2006 17 Table 4.1 Housing need at 31 March 2017 19 Table 4.2 Housing need deficit at 31 March 2017 19 Table 4.3 Baseline five year housing need, 1 April 2017 to 31 March 2022 19 Table 4.4 Adjusted five year housing need 1 April 2017 to 31 March 2022 20 Table 4.5 Annual rate for the rolling 5 year supply, 1 April 2017 to 31 March 2022 20 Table 4.6 Supply of housing land in years 20 Table 4.7 Five year supply at 31 March 2017 22 Wokingham BC Five Year Housing Land Supply Statement 31 March 2017 3 Wokingham BC Five Year Housing Land Supply Statement March 2017 Table 5.1 Housing need at 31 March 2017 24 Table 5.2 Housing need deficit at 31 March 2017 24 Table 5.3 Baseline five year housing need, 31 March 2017 to 31 March 2022 24 Table 5.4 Adjusted five year housing need 31 March 2017 to 31 March 2022 24 Table 5.5 Annual rate for the rolling 5 year supply, 31 March 2017 to 31 March 2022 25 Table 5.6 Supply of housing land in years 25 Table 5.7 Housing need at 31 March 2017 26 Table 5.8 Housing need deficit at 31 March 2017 26 Table 5.9 Baseline five year housing need, 31 March 2017 to 31 March 2022 26 Table 5.10 Adjusted five year housing need 31 March 2017 to 31 March 2022 26 Table 5.11 Annual rate for the rolling 5 year supply, 31 March 2017 to 31 March 2022 27 Table 5.12 Supply of housing land in years 27 Table A1.1 Summary of progress on sites with permission for 10 + dwellings (net) (outside Core Strategy and MDD allocations) 28 Table A1.2 Progress for each site with permission for 10+ dwellings (net) (outside of Core Strategy and MDD allocations) 28 Table A2.1 Summary of progress on sites within Arborfield Garrison SDL at 31 March 2017 34 Table A2.2 Arborfield Garrison SDL – Policy CP18 35 Table A2.3 Summary of progress on sites within South of the M4 SDL at 31 March 2017 37 Table A2.4 South of the M4 SDL – Policy CP19 37 Table A2.5 Summary of progress on sites within North Wokingham SDL at 31 March 2017 44 Table A2.6 North Wokingham SDL – Policy CP20 44 Table A2.7 Summary of progress on sites within South Wokingham SDL at 31 March 2017 49 Table A2.8 South Wokingham SDL – Policy CP21 49 Table A4.1 Summary of progress on sites allocated by MDD policy SAL01 at 31 March 2017 57 Table A4.2 Sites allocated by policy SAL01 57 Table A4.3 Summary of progress on sites allocated by MDD policy SAL02 at 31 March 2017 60 Table A4.4 Sites allocated by policy SAL02 - Sites in a major development location 60 Table A4.5 Sites allocated by policy SAL02 - Sites in a modest development location 64 Table A4.6 Summary of progress on sites allocated by MDD policy SAL03 at 31 March 2017 65 Table A4.7 Reserve sites allocated by policy SAL03 65 Table A5.1 Prior Approvals summary position 67 Table A5.2 Prior Approvals 67 Table A6.1 Wokingham Borough Council Lead in Time Data 71 Table A6.2 Information on time to sell first home on a site within Wokingham Borough 81 Table A7.2 Sites with one developer operating in Wokingham Borough since 01/04/2010 82 Table A7.3 Average build out rates achieved on sites within Wokingham Borough by site size since 01/04/2010 84 Table A8.1 Build out rates for strategic sites (1,000+ homes) 85 Figure A9.1 Letter 1 (sent via email) to applicants verifying
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