Shropshire Five Year Housing Land Supply Statement 1st September 2013 (Amended Version 20-09-13) Contents Page no. 1.0 Executive Summary 1 2.0 Housing Land Requirements 2 3.0 Approach to Supply 4 4.0 Housing Land Supply for Shropshire 11 5.0 Shrewsbury Housing Supply 12 Schedule A: Dwellings on sites with Planning Permission at 1st April 2013 15 Schedule B: Sites allocated in an adopted Local Plan 71 Schedule C: Sites on adopted sustainable urban extensions (SUEs) 73 Schedule D: SHLAA sites 74 Schedule E: Selected SAMDev Site Allocations likely to be delivered within 5 years 76 Schedule F: Emerging Affordable Housing Sites 80 (No Schedule G)Schedule H: Build rate evidence 81 1.0 Executive Summary 1.1 This statement sets out Shropshire Council’s assessment of the housing land supply position in Shropshire as at 1st April 2013. The five years covered by the assessment extend to 30th March 2018, namely the years between 2013/14 and 2017/18. The statement will be updated at least annually as further information becomes available regarding timescales for the deliverability of housing sites. 1.2 Shropshire currently has 4.95 years’ supply of deliverable housing land as shown below. Five Year Supply of Housing Land for Shropshire at 1st April 2013 A Total Deliverable Housing Land Supply - see table 3 9710 B Five Year Housing Requirement (2013-2018) 9,804 - see table 2 C Surplus/Deficit in requirement (A - B) -94 (99 %) D Number of Years’ Supply 4.95 years 1.3 As the Core Strategy specifies a figure for the town of Shrewsbury, the supply position for Shrewsbury is detailed in section 5. Shrewsbury currently has 5.28 years’ supply of deliverable housing land as shown below. 5 Year Supply of Housing Land for Shrewsbury at 1st April 2013 A Total Deliverable Housing Land Supply 2,596 - see table 6 B Five Year Housing Requirement (2013-2018) 2,457 - see table 7 C Surplus/Deficit in requirement (A - B) +139 (106%) D Number of Years’ Supply 5.28 years 1.4 The next update to Shropshire’s housing land supply position is expected in December 2013. Shropshire Council Five Year Land Supply Statement September 2013 Page 1 2.0 Housing Land Requirements 2.1 The Shropshire Core Strategy, adopted March 2011, set the context for the five year housing land supply position. The housing target for Shropshire as set out in Policy CS1 is 27,500 dwellings which are to be provided over the period 2006 to 2026. 2.2 Policy CS10 of the Core Strategy sets out the mechanism for the release of sites so that a five year supply of housing land will be maintained over the plan period. This includes phasing measures based on the expected housing trajectory and reflecting timing constraints due to the need for infrastructure to be put in place. 2.3 The NPPF published in March 2012 requires that Local Authorities provide five years’ supply of housing with an additional buffer of 5% moved forward from later in the plan period to ensure choice and competition in the market for land (or 20% where there has been a persistent record of under delivery). The phasing time bands set out under Policy CS10 have been used to measure past delivery performance, see Table 1 below. Table 1: Shropshire Housing Completions, 2006/07 to 2012/13 Shropshire Net Core Strategy Over Cumulative Completions Policy CS10: provision/ provision/ Phasing Time shortfall Shortfall 2006 to Bands date 2006//07 1228 1190 +38 38 2007/08 1106 1190 -84 -46 2008/09 1265 1190 +75 29 2009/10 1112 1190 -78 -49 2010/11 984 1190 -206 -255 2011/12 724 1390 -666 -921 2012/13 847 1390 -543 -1464 Shropshire Council Five Year Land Supply Statement September 2013 Page 2 2.4 In five of the seven years of the plan period so far (2006-2013), Shropshire’s completions have been below the Core Strategy target figure and therefore an additional buffer of 20% is to be added to the requirement in accordance with the NPPF. 2.5 Over the next five years (2013-2018) Policy CS10 shows a requirement for 1,390 dwellings to be provided per annum giving a total of 6,950 dwellings, as shown in table 2 below. To this is added the 20% buffer (equivalent to a sixth year of supply) as required by the NPPF. Having regard to the ‘Sedgefield’ approach, there is also a need to provide for the delivery shortfall of 1,464 dwellings from the start of the Core Strategy plan period (2006) in the five year period. The total housing requirement for the next five year period is therefore 9,804 dwellings. Table 2: Calculation of the Five Year Requirement for Shropshire Five Year Housing Supply Target for Shropshire 2013-2018 Net Dwellings A Housing Requirement 2013-2018 6,950 B Plus 20% buffer 1,390 C Delivery Shortfall 2006-2013 1,464 D Requirement including shortfall 9,804 Note: If additional national guidance is provided on the methodology, these figures will be amended as required. Shropshire Council Five Year Land Supply Statement September 2013 Page 3 3.0 Approach to Supply NPPF definition of a ‘deliverable’ site 3.1 Paragraph 47 of the National Planning Policy Framework (NPPF) requires that sites in the five year supply be ‘deliverable’. This is defined in footnote 11 as, “sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that the site is viable.” 3.2 Sites with potential to be included in the five year supply have been assessed against these NPPF criteria. In making this assessment, the following assumptions have been made: 3.3 For sites to be considered available now they will: Be under construction; or Have recent planning permission; or Have recently been promoted to Shropshire Council as available for development; and Have no known land ownership or legal constraints 3.4 For sites to be considered suitable now they will: have received planning consent or a resolution to grant consent; or been identified in an adopted Local Plan or in the Core Strategy; or be in a location that is considered to accord with the NPPF’s ‘presumption in favour of sustainable development’ 3.5 For sites to be considered achievable they must have a realistic prospect of delivery within five years and will: Be under construction; or Have no known ownership constraints; and Have no known physical or other constraints; and Have no viability constraints; and Have no conditions or S106 agreements precluding or limiting development within the 5 year period. Draft National Planning Practice Guidance 3.6 At the end of August 2013, draft National Planning Practice Guidance was published which included: “Deliverable sites for housing include those that are allocated for housing in a development plan and sites with planning permission (outline or full that have not been implemented) unless there is clear evidence that Shropshire Council Five Year Land Supply Statement September 2013 Page 4 schemes will not be implemented within five years or where planning permission has expired. However, planning permission or allocation in a development plan is not a prerequisite for a site being deliverable in terms of the five-year supply. Local planning authorities will need to provide robust, up to date evidence to support the deliverability of sites, ensuring that their judgements on deliverability are clearly and transparently set out. If there are no significant constraints (e.g.infrastructure) to overcome, sites not allocated within a development plan or without planning permission can be considered capable of being delivered within a five-year timeframe.” Categories of Deliverable Sites in Shropshire 3.7 Each site has been put into one of the categories below, ensuring no duplication. Sites that fit into more than one category have generally been placed in the category highest on the table: for example an allocated site with planning permission is categorised as a site with planning permission (category A). The categories used are: A. Dwellings on sites with Planning Permission at 1st April 2013 B. Sites allocated in an adopted Local Plan & expected to be delivered within 5 years C. Sites on adopted sustainable urban extensions (SUEs) estimated to be completed within 5 years D. SHLAA sites deliverable within 5 years E. Selected SAMDev Site Allocations likely to be delivered within 5 years F. Emerging Affordable Housing Sites G. Windfall sites on previously developed land (excluding gardens) of less than 5 dwellings expected to be delivered in years 4 & 5 only Build rate assumptions 3.8 The build rate assumptions for Shropshire are as follows: North Shropshire 21 dwellings/year Central Shropshire 38 dwellings/year South Shropshire 36 dwellings/year 3.9 These figure are based both on feedback from the Shropshire Developer Panel that build rates in Shropshire are around 30-40 units/year, and on an analysis of large housing sites (Schedule H). The analysis shows that large sites in Shropshire often exceed 40 units/year, although the statistical average is 37 units/year. It is the experience of many local developers that, “the right site sells well” in Shropshire. It is considered Shropshire Council Five Year Land Supply Statement September 2013 Page 5 that these build rates represent a fair and reasonable reflection of the local market. A. Sites with planning permission 3.10 Paragraph 47 (footnote 11) of the NPPF specifically states, “Sites with planning permission should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans.” On this basis, Schedule A lists all sites with planning permission at 1st April 2013, excluding only those sites for which there is specific reason to exclude them.