Matter 2 Statement On Behalf of:-
Avant Barratt DW Hallam Land Linden Miller Persimmon Redrow Taylor Wimpey
LEEDS SITE ALLOCATIONS PLAN EXAMINATION
FIVE YEAR HOUSING LAND SUPPLY REVIEW
23 AUGUST 2017
Leeds Five Year Housing Land Supply Review
Date: 23 August 2017
Johnson Mowat Planning & Development Consultants Coronet House Queen Street Leeds LS1 2TW
t: 0113 887 0120 e: [email protected] w. www.johnsonmowat.co.uk
LIMITATIONS
The assessments and interpretation have been made in line with legislation and guidelines in force at the time of writing, representing best practice at that time.
All of the comments and opinions contained in this report, including any conclusions, are based on the information obtained by Johnson Mowat Planning Partnership LLP during our investigations.
There may be other conditions prevailing on the site which have not been disclosed by this investigation and which have not been taken into account by this report. Responsibility cannot be accepted for conditions not revealed by the investigation.
Any diagram or opinion of the possible configuration of the findings is conjectural and given for guidance only and confirmation of intermediate ground conditions should be considered if deemed necessary.
Except as otherwise requested by the Client, Johnson Mowat Planning Partnership LLP is not obliged and disclaims any obligation to update the report for events taking place after:
a) the date on which this assessment was undertaken; and b) the date on which the final report is delivered.
Johnson Mowat Planning Partnership LLP makes no representation whatsoever concerning the legal significance of its findings or to other legal matters referred to in the following report.
This report has been prepared for the sole use of the Clients set out in this report. No other third parties may rely upon or reproduce the contents of this report without the written permission of Johnson Mowat Planning Partnership LLP. If any unauthorised third party comes into possession of this report they rely on it at their own risk and the authors do not owe them any Duty of Care or Skill.
CONTENTS
1.0 INTRODUCTION
2.0 RECENT APPEAL DECISIONS
3.0 FIVE YEAR HOUSING REQUIREMENT
4.0 THE COUNCIL’S PRESENT SUPPLY POSITION
5.0 FIVE YEAR HOUSING LAND SUPPLY
6.0 IMPLICATIONS OF SAP PHASING
7.0 CONCLUSIONS
APPENDICES
APPENDIX 1 – AIREBOROUGH HMCA HOUSING TRAJECTORY
APPENDIX 2 – CITY CENTRE HMCA HOUSING TRAJECTORY
APPENDIX 3 – EAST LEEDS HMCA HOUSING TRAJECTORY
APPENDIX 4 – INNER AREA HMCA HOUSING TRAJECTORY
APPENDIX 5 – NORTH HMCA HOUSING TRAJECTORY
APPENDIX 6 – OUTER NORTH EAST HMCA HOUSING TRAJECTORY
APPENDIX 7 – OUTER NORTH WEST HMCA HOUSING TRAJECTORY
APPENDIX 8 – OUTER SOUTH HMCA HOUSING TRAJECTORY
APPENDIX 9 – OUTER SOUTH EAST HMCA HOUSING TRAJECTORY
APPENDIX 10 – OUTER SOUTH WEST HMCA HOUSING TRAJECTORY
APPENDIX 11 – OUTER WEST HMCA HOUSING TRAJECTORY
APPENDIX 12 – JOHNSON MOWAT TEN YEAR TRAJECTORY
APPENDIX 13 – JOHNSON MOWAT FIVE YEAR SUPPLY CALCULATION
APPENDIX 14 – PHASE 1, 2 & 3 SAP GREEN BELT RELEASES
APPENDIX 15 – JOHNSON MOWAT SUB-AREA MONITORING (SP7)
APPENDIX 16 – 2012 AMR TABLE A (HOUSING TRAJECTORY)
APPENDIX 17 – LEEDS HOUSING BACKGROUND PAPER (APRIL 2013)
APPENDIX 18 – DELOITTE CRANE SURVEY, FEBRUARY 2017
APPENDIX 19 – BNP PARIBAS, CITY CENTRE HOUSING MARKET (15TH AUGUST 2017)
APPENDIX 20 – LCC 2017 SHLAA SITES IN ALTERNATIVE ACTIVE USE
APPENDIX 21 – LCC 2017 SHLAA SITES WITHOUT PLANNING PERMISSION
1.0 INTRODUCTION
1.1 This Report has been prepared by Johnson Mowat to assist the Leeds Site Allocations Plan (‘the SAP’) examination and Matter 2 Hearings concerning compliance with the adopted Leeds 2014 Core Strategy (CS). This Report has been prepared on behalf of the following developers/housebuilders:-
i. Avant ii. Barratt DW iii. Hallam Land iv. Linden v. Miller vi. Persimmon vii. Redrow viii. Taylor Wimpey
1.2 This Report has been reviewed by several planning consultancy and land agents prior to final publication.
1.3 The purpose of this Report is to provide a review of recent housing delivery performance in the District following the first 5 years of the adopted Core Strategy (period 2012-2017) and to consider the likely outcomes for achieving the aims and objections of the CS housing delivery over the coming years. In undertaking this assessment, we look back to the material presented by the Council regarding delivery in the early years and also consider the likely effect of the phasing policy in CS H1 as now played out in the SAP.
1.4 The Council are now five years into the years 2012-2017. Housebuilding delivery rates have failed to meet the early ‘lower years’ target of 3,660 over each of the first consecutive five years of the CS.
1.5 Johnson Mowat working in contact with developers, land owners and agents have reviewed all sites contained within the Publication Draft Site Allocations Plan (‘the SAP’) together with the draft August 2017 SHLAA review. Sites identified in all of these documents have been included in our comprehensive ten year trajectory covering the period 1st April 2017 to 31st March 2022, as set out through Appendices 1-11. To align with the Council’s Publication Draft SAP, the trajectory has been broken down into each of the 11 sub-areas to include:-
1 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Identified sites (including those with planning permission and sites under construction); Phase 1 SAP Sites; Phase 2 SAP Sites; and Phase 3 SAP Sites.
1.6 The Council’s most recent five year supply assessment was set out and tested through a series of 78 appeals in 2016. A summary of the housing land supply position tested through recent appeals is set out at Table 1.1 below:-
Table 1.1 – Recent Leeds 5 Year Supply Appeals
Appeal Inquiry Closed Five Year Supply Position
Boston Spa Inquiry closed late 2014 SoS DL confirms the Council cannot demonstrate a deliverable five year housing land supply East Ardsley Inquiry closed April 2016 SoS DL confirms the Council cannot demonstrate a deliverable five year housing land supply Collingham Inquiry closed April 2016 SoS DL confirms the Council cannot demonstrate a deliverable five year housing land supply Bramhope Inquiry closed April 2016 SoS DL confirms the Council cannot demonstrate a deliverable five year housing land supply Kippax Inquiry closed July 2016 LPA do not dispute a five year housing land supply cannot be demonstrated. No evidence presented. Farsley Decision quashed. Inquiry closed LPA do not dispute a five year housing land supply January 2017. cannot be demonstrated. No evidence presented.
1.7 The Council have recently published a ‘draft’ 2017 SHLAA position for comment. Our initial review of the draft 2017 SHLAA informs of a lower supply position. At first sight, it appears the Council’s approach to assessing the deliverability of proposed sites has been overly optimistic in the same manner as rejected by Inspector’s and the Secretary of State in the S78 in Table 1.1 above. The Council continue to place a high degree of faith in sites without planning permission, sites subject to expired planning permission, sites in alternative active uses and a dramatic upturn in housebuilding activity in and around the City Centre market.
1.8 This Report has been produced to update the Council’s position further to recent Inquiries and establish a five year housing land supply to reflect an updated 1st April 2017 base date.
1.9 In responding to the 2017 SAP Examination, we are aware of housebuilders concerns that later phases of Allocations (Phase 2 and 3) have no release date and note this Council has a history of opposing greenfield allocations as proven by a long run of S78 public inquiries 2 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
in 2009, 2010 and 2011. In considering the need to phase the SAP Allocations in line with Policy H1 of the CS we explore the material on housing delivery presented to the CS examination and examine how accurate those predictions have been. Commentary on the need for phasing is found in Section 6 of this Report.
3 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
2.0 RECENT APPEAL DECISIONS
2.1 As shown on Table 1.1 in section 1 of this Report, there is now extensive commentary on the Leeds District housing land supply which is relevant to this five year supply assessment. This section sets out key points arising from the Council’s supply position tested through recent Inquiries.
Grove Road, Boston Spa – APP/N4720/A/13/2208551
2.2 Johnson Mowat (formerly Johnson Brook) presented housing land supply evidence to the Grove Road, Boston Spa Inquiry which took place between May and June 2014, with the Inspector’s report subsequently issued to the SoS on 3rd July 2015.
2.3 Both Johnson Mowat’s and the Council’s housing land supply positions were considered in extensive detail throughout this appeal, cumulating in correspondence from the SoS in December 2015 seeking both the Appellant’s and the Council’s views with respect to the most recent figures on housing delivery across Leeds, that being a poor delivery performance against the CS requirement post 2012.
2.4 This was an important consideration as while the Council had consistently projected a ‘healthy’ forward looking supply, a looking back exercise (as expected by the NPPG) revealed the Council had a relatively poor track record of making an accurate forward looking forecast of likely delivery. In other words, the Council’s view of sites with a ‘realistic prospect’ of delivering in the coming years had been proven to be over-optimistic in each successive SHLAA.
2.5 The looking back exercise on matters of housing land supply was acknowledged within the SoS Decision Letter (DL) issued 8th June 2016, which stated at §5:-
“In November 2015 the Secretary of State sought your views and those of the Council on the latest housing supply figures following the publication of the live table on net supply of housing updated on 12 November 2015. Submissions were received from you on 14 & 21 December 2015 and 22 January 2016, and from the Council dated 14 & 21 December 2015 and 15 January 2016 as listed in the table at Annex A to this letter. The Secretary of State has carefully considered all this correspondence, and has concluded that he now has sufficient information to proceed to a decision. Copies of this correspondence may be obtained on written request to the address at the foot of the first page of this letter.”
4 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
2.6 This appeal decision was the first in a succession of recent appeals confirming the Council were unable to demonstrate a deliverable five year housing land supply. We address each of the key conclusions of the Boston Spa appeal below.
The NPPF Para 47 Buffer, 5% or 20%
2.7 The Boston Spa SoS DL concluded that the Council have persistently under delivered and that a 20% buffer would be appropriate. The DL states at §15:-
“The Secretary of State has considered the Inspector’s reasoning at IR 221-234 on whether a 5% or 20% buffer should be applied to the five year housing requirement figures and, while recognising that the figures prior to the current plan period are not robust and, in particular, the figures proffered from the former Regional Spatial Strategy cannot be given any weight; the Secretary of State agrees with the Inspector’s findings overall that a 20% buffer would be appropriate in the light of a persistent under delivery of housing. And, even if that were not the case, the Secretary of State takes the view on the basis of the evidence available to him that, in the light of the increasing requirement and backlog, even applying the lower figure as a buffer indicates that the Council is unable to demonstrate a deliverable 5 year supply of housing land.”
2.8 With respect to the quantum of supply considered ‘deliverable’ by the Council, para 16 of the SoS DL addresses the conclusions and considerable doubts surrounding the Council’s optimism of delivery. Due to the absence of an adopted Allocations Plan to deliver the significant quantum of housing required under the CS, the SoS considered the LPA had persistently presented a highly over optimistic case which focussed on deliverable supply of housing within the City Centre & Inner Area HMCAs at unprecedented levels never before seen in the City.
2.9 These matters were recognised through evidence tested at the appeal. Importantly, the SoS held concern that sites included within the forward deliverable supply presented by the Council were not all available or achievable within the five year period, or would be currently viable in the current market:-
“Taking account of the Inspector’s assessment at IR235-261, along with the further evidence submitted in the reference-back exercise referred to at paragraph 5 above, the Secretary of State agrees with the Inspector that the Council’s land supply figures would seem to be overly optimistic; and he is not satisfied that the housing supply sites put forward by the Council are all available, viable or achievable with a realistic prospect that the amount of housing required by the CS will be delivered within 5 years. 5 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Hence, the Secretary of State agrees with the Inspector (IR260) that, as there is not a deliverable five year housing land supply, in accordance with the Framework the relevant policies for the supply of housing should not be considered up-to-date and planning permission should be granted unless any adverse impacts significantly and demonstrably outweigh the benefits.”
2.10 These criticisms are supported through the Inspector’s Report (‘the IR’) which concluded the following concerning the deliverable forward supply:-
“Although it is difficult, on the evidence before me, to identify precisely the extent of housing land supply available, I consider that the supply side put forward by the Council is not all deliverable within 5 years. The sites may all be in suitable locations for housing, but I am not satisfied that they are all available, viable or achievable with a realistic prospect that housing will be delivered within 5 years.
…As such, it seems that the figures provided by the Council are so over-optimistic that the supply level is not realistic. In particular the likelihood of all sites identified in categories A (with planning permission), C (those with expired permissions) and D (those with no permission) coming forward is unlikely to the extent that the supply is likely to fall short by hundreds of dwellings rather than a few.
…Whilst the Council refers to a mismatch between an optimistic SHMA and pessimistic approach to delivery this seems to be said in light of developers being pessimistic about what will come forward. However, it seems to me on the latest delivery figures (the first three quarters of 2014-2015) that pessimism is well founded realism and on that basis it is difficult to criticise developers about their attitude to delivery at this point in time.”
2.11 In the Boston Spa June 2016 decision, both the SoS and the Inspector were critical of the optimism of the Council and their faith in the City Centre market to recover and deliver significant levels of completions within the immediate five year period. The Inspector noted the ‘well founded realism’ of the development industry, which when applied to the LPA forward supply resulted in significant reductions to the quantum of supply envisaged as deliverable by the Council.
6 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Breary Lane East, Bramhope (APP/N4720/W/15/3004106), Leeds Road, Collingham (APP/N4720/W/14/3001559) and Bradford Road, East Ardsley (APP/N4720/W/15/3004034) (CD J2, J3, J4)
2.12 A conjoined Inquiry session in relation to the above appeals took place during April 2016 to examine in detail the Council’s five year housing land supply position. At the time of the Inquiry, the Grove Road, Boston Spa appeal remained with the SoS for determination and therefore the conclusions of both the Inspector and the SoS in that appeal were unknown.
2.13 Of note however, is the passage of time since the evidence at the Boston Spa Inquiry was examined, with the Council’s supply material reassessed as of a 1st April 2016 base date through the conjoined Inquiries.
2.14 The SoS DL was issued 22nd December 2016. The conclusions on the Council’s five year supply position are set out through §11-12:-
“Having carefully considered the Inspector’s arguments at IR8.2.1-8.2.10, the Secretary of State agrees with him at IR8.2.11 that, on past performance, the buffer must by 20% - so that the 5-year HLS requirement across the City would be 31,898, or 6,379 units per annum (IR8.2.12). The Secretary of State notes the Inspector’s comparison with recent levels of performance (IR8.2.13) before turning to the supply side as set out by the Inspector at IR8.2.14-8.2.25. He agrees with the Inspector at IR8.2.25 that the position on supply is difficult as the SAP will not be adopted until at least December 2017, but that the available evidence based on the December 2015 draft of the SHLAA indicates that there is a serious shortfall of supply in the next two years, a heavy dependence on sites that do not have planning permission and reliance on sites that are currently in other use.
The Secretary of State has given careful consideration to the Inspector’s analysis of the uncertainties relating to the potential supply of land at IR8.2.26-8.2.28 and he agrees that there are a number of differences between the parties as to delivery rates and lead-in times (IR8.2.29-8.2.38). Overall, he agrees with Inspector’s conclusion at IR8.2.39 that the failure to produce an adopted SAP until at least December 2017 means that there is no policy set out to show how delivery of any houses, never mind the magnitude required, will actually take place; that the safety margin of 2,262 dwellings can soon be whittled away when realism is applied and that the Council has failed to demonstrate a robust 5 year HLS. The Secretary of State therefore agrees
7 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
with the Inspector’s conclusion that the solution is to deliver housing now, including much needed affordable housing (IR8.2.40.8.2.41).”
2.15 The conclusions of the SoS demonstrate the continued criticisms of the Council’s over optimistic assessment of the supply, with a continued dependence on sites without planning permission and sites in alternative active use. We emphasise the comments of SoS regarding the need to deliver housing now.
2.16 The conclusions of the SoS where echoed by the Inspector, who noted the pressing need to deliver homes now, and not to sit and wait for the SAP to be adopted. The Inspector further recognised that even once the SAP has progressed, the associated lead in times inherent as part of the application process would mean delivery in the early years post adoption of the SAP would be limited in any case.
2.17 The key conclusions of the IR are set out below:-
“The position on supply is difficult as the SAP will not be adopted until at least December 2017 and the best proxy, the December draft SHMAA 2015, is not finalized. There is a serious shortfall of supply in the next two years. Moreover, the document is dependent on 15,347 dwellings, roughly half the Council’s supply case, that do not have planning permission. If 15,347 dwellings are removed then a tipping point is reached irrespective of which figures or buffer is used. There is also a reliance on some sites, with around 6,000 dwellings, that are currently in other use.
…In the MUA and inner areas there is a wide range of developers active in the market. Both the primary and secondary markets are attractive to developers and investors alike and even in tertiary areas there is an active land market with specialist developers keen to acquire more. The Appellants’ concern, albeit based on three letters that also outline expansion plans, is the capability of developers in this tertiary market to increase capacity. The lack of capacity in the specialist low cost market could affect the 5 year supply as specialist developers are a finite resource. A different view was reached at Bagley Lane but I am not aware of the evidence that conclusion was based on.
The need for additional delivery is even more marked since March 2016 as there is no longer a development plan for delivery. The failure to produce an adopted SAP until December 2017 means there is no policy to set out how delivery of any houses, never mind the magnitude required, will actually take place. The only hope offered by the
8 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Council is an expectation that the SAP will be adopted in December 2017. However, Leeds has failed to meet targets in the past. Although accused of being pessimistic I consider that the house builders have been realistic. The resultant figures are not definitive, but they clearly indicate that the safety margin of 2,262 is soon whittled away when realism is applied. I consider that it is the Council which has been overly optimistic and has failed to demonstrate a robust 5 year housing land supply. The solution is to deliver housing now, not in December 2017 when even after the adoption of the SAP there will be significant lead-in times with no delivery likely until late 2018 - early 2019.”
2.18 The Inspector further recognised the benefits of the delivery of affordable housing and current District shortfall:-
“The Council’s delivery record for affordable housing is also poor and the target amounts to over 1,000 units a year. Delivery over the last 5 years is only around 49% of the SHMA requirement, a serious failure. There is, therefore, a significant need for additional delivery for both market and affordable housing.
The proposals would make a contribution to affordable housing as part of the strategy to meet the area’s needs over the plan period. However, the housing strategy relies on City Centre and inner area sites which compared to the appeal proposal would effectively restrict the delivery of affordable housing because policy only requires 5% in such locations whilst some sites will provide no affordable housing at all. Against this background the proposals should not be downplayed.”
2.19 Importantly, the Inspector recognised that the Council’s case focussed on delivery of housing within the City Centre & Inner Areas where the affordable housing requirement under CS Policy H5 is only 5% and therefore casts significant doubt over the shortfall in supply being made good over the five year period.
Summary of recent appeal cases
2.20 Since the December 2015 SHLAA was tested through recent appeals, the Council have not published any update on their five year housing land supply position. Completions for the 2016/17 monitoring year have again fallen short of the lower years CS requirement, resulting in an even greater shortfall to address moving forward.
2.21 To therefore summarise the recent succession of appeals, the following matters relevant to the Council’s current five year housing land supply position should be noted:-
9 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
There is no doubt that the Council have persistently under-delivered that at this moment in time, a 20% NPPF buffer is appropriate; Previous housing land supply positions put forward by the Council in the various SHLAA and material present to the CS Examination have been overly reliant on known sites without permission, known sites subject to expired permissions, known sites in alternative active use and known sites where viability to allow delivery at the point envisaged is questionable; Accordingly, the Council’s forward supply does not meet the tests of Footnote 11 of the Framework in that a large proportion of sites previously relied upon by the LPA are not available, achievable or viable within the five year period; The Council have consistently taken an unrealistic view of the housing market, focussed on unprecedented levels of completions in the City Centre & Inner Areas; There is a serious need for affordable homes to be delivered across the District. The Council’s record of delivery is poor at less than 50% of the SHMA requirement; Until such time the Council are in a position to adopt the SAP, this position will only worsen, with the majority of sites forming the Council’s supply position located in the City Centre and Inner areas of the District where affordable housing thresholds are only 5%; Even once the SAP is adopted, delivery within the early years will continue to be constrained due no opportunity for early release of the majority of SAP sites by virtue of existing Green Belt policy constraints. There will be further lead in times associated with the preparation, submission and determination of applications together with initial infrastructure works on site. In our professional experience, such timeframes are usually in the order of 2-3 years for the delivery of major residential sites.
10 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
3.0 FIVE YEAR HOUSING REQUIREMENT
The Base Requirement
3.1 Policy SP6 informs of a plan requirement of 70,000 net dwellings between 2012 and 2028. For purposes of monitoring and reporting, the base date for each year is 1st April. Policy SP6 contains a step-up in requirement with the first five years of the plan (1st April 2012 to 31st March 2017) being at a lower rate of at least 3,660 d/pa and at least 4,700 d/pa thereafter.
3.2 The base date for this five year supply assessment is 1st April 2017. This therefore represents the first year in which the lower early years requirement of 3,660 does not factor into the five year supply calculation and an expectation the Council will achieve a minimum of 4,700 d/pa from 1st April 2017 onward.
3.3 The base requirement for the five year period is therefore as follows:-
1st April 2017 to 31st March 2022 – 5 * 4,700 = 23,500 dwellings
Undersupply and the NPPF Buffer
3.4 In considering whether or not Leeds requires a 5% or 20% NPPF buffer for persistent under delivery, we consider the build rates when set against the most appropriate requirement for that period. Table 3.1 below provides that review.
Table 3.1: Historic Shortfall Measured Against CS & RSS requirements Cumulative Actual net Year RSS/CS Requirement Difference difference supply
RSS 2007/08 2,260 3,576 +1,036 +1,036 2008/09 4,300 3,828 -472 +564 2009/10 4,300 2,238 -2,062 -1,498 2010/11 4,300 1,686 -2,614 -4,112 2011/12 4,300 1,931 -2,369 -6,481 Core Strategy 2012/13 3,660 1,801 -1,859 -1,859 2013/14 3,660 3,195 -465 -2,324 2014/15 3,660 2,226 -1,434 -3,758 2015/16 3,660 3,296 -364 -4,122 2016/17 3,660 3,306 -354 -4,476 Total 18,300 13,824 -4,476
11 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
3.5 Table 3.1 above confirms that the most recent 8 of the last 10 years of persistent under-supply on a significant scale. The Council has failed to meet its lower rate of 3,660 in the first 5 years of the CS and against the Council’s figures on net supply, has accrued a shortfall of 4,476 dwellings since the start of the CS period. This 10 year period reflects a full economic cycle and demonstrates the significant extent of failure to deliver homes across the District.
3.6 Previous Leeds inquiries have grappled with the topic of applying a 5% or 20% buffer as required by paragraph 47 of the Framework. Following recent Inquiries confirming the Council are unable to demonstrate a deliverable five year housing land supply, it was confirmed in each case the Council have persistently under delivered and therefore a 20% buffer is currently appropriate for calculating a five year supply position.
3.7 This position is acknowledged by the SAP Housing Background Paper Submission Draft (May 2017) which states at §9.7:-
“Despite efforts to demonstrate a deliverable land supply, recent housing delivery in Leeds remains low. When assessed against the initial lower Core Strategy targets since 2012, there is a backlog of 4,100 homes. This performance has inevitably been affected by wider factors on house building and developer choices, but in line with the approach to assessing a 5YHLS means that the Council is categorised as having persistently under-delivered. To remedy this national guidance requires that the 5YHLS be increased by the application of a 20% buffer.”
3.8 The purpose of the NPPF buffer is to provide choice and competition in the market for land and to provide a realistic prospect of delivery within the five year period. Making Good the Shortfall – Liverpool vs Sedgefield
3.9 The Council have previously accepted the need to adopt the Sedgefield Method, that being making good the under-supply in the immediate forthcoming 5 year period.
Buffer on Shortfall
3.10 The 20% NPPF Buffer is applied to both the base requirement and shortfall accumulated since the start of the CS Plan period. This approach accords with a number of recent appeal decisions.
12 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Five Year Requirement 1st April 2017 to 31st March 2022
3.11 Having regard to the above, the adjusted five year requirement for the period 1st April 2017 to 31st March 2022 is set out in Table 3.2 below:-
Table 3.2 – 5 Year Requirement 1St April 2017 to 31st March 2022 A Base Requirement 23,500 4,700 * 5 B Shortfall 1st April 2012 to 31st March 2017 -4,476 C Base Requirement + Shortfall 27,976 A + B D NPPF Buffer (20%) 5,595 C * 20% E Total Five Year Requirement 33,571 C + D F Residual Annual Requirement 6,714 E / 5
3.12 As set out above, the total adjusted five year requirement for the period 1st April 2017 to 31st March 2022 stands at 33,571 dwellings or a residual annual requirement of 6,714 d/pa.
3.13 The scale & magnitude of the requirement facing Leeds is therefore significant and should not be underplayed.
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4.0 THE COUNCIL’S PRESENT FIVE YEAR SUPPLY POSITION
The Draft 2017 SHLAA
4.1 The Council are currently in the process of undertaking a 2017 update to the SHLAA and have in July 2017 contacted agents, landowners and promoters of sites to comment upon the availability and achievability of each site.
4.2 Responses to the draft 2017 SHLAA will subsequently inform an updated five year housing land supply position which will be published later in the year. The 18th July 2017 Housing Land Supply and Delivery Update, Report to Development Plans Panel states:-
“The 2017 Update is now underway and will report this Summer. Following the Secretary of State decisions in December 2016 on housing land supply in Leeds, it is necessary for the Council to have regard to the Inspector’s conclusions in respect of achievability, specifically market activity and landowner/developer interests.”
4.3 The report goes on to state a full update on the 2017 SHLAA and 5 year supply position will be reported to Development Plans Panel in September 2017.
4.4 Since the close of the last inquiries and publication of the Grove Road, Boston Spa appeal decision on 8th June 2016, the Council have not published an updated position on housing land supply. The last available evidence presented by the Council was that in support of the Sandgate Drive, Kippax appeal, subsequently withdrawn prior to the opening of the Inquiry.
4.5 The draft 2017 SHLAA is presented in the form of a housing trajectory which is broken down by HMCA. As the Council have yet to ‘filter’ the SHLAA and remove those sites subject to current policy constraints (i.e. Green Belt) together with informing delivery assumptions based upon responses from agents & promoters, the position of the Council is treated with caution. It is anticipated the five year supply position to be presented later in the year will differ from those figures set out in the draft 2017 SHLAA for reasons examined further in this section.
4.6 Without prejudice to the Council, the figures set out in the 2017 SHLAA draft update are however examined below in further detail.
4.7 Table 4.1 below identifies the Council’s breakdown of the number of dwellings identified for the 1st April 2017 to 31st March 2022 period within each of the HMCAs. Table 4.1 further identifies 14 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
the identified distribution of dwellings within each HMCA under Policy SP7 of the adopted Core Strategy and target level of affordable housing required.
Table 4.1 – Distribution of Five Year Supply, Leeds City Council Draft SHLAA 2017 Core Strategy No. of Affordable HMCA % Total Distribution Dwellings Housing (H5) (SP7) 1. Aireborough 840 2% 3% 35% 2. City Centre 7,961 23% 15.5% 5% 3. East Leeds 3,702 11% 17% 15% 4. Inner Area 7,837 22% 15% 5% 5. North 3,171 9% 9% 15% / 35% 6. Outer North East 1,511 4% 8% 35% 7. Outer North West 642 2% 3% 35% 8. Outer South 1,190 3% 4% 15% 9. Outer South East 1,915 5% 7% 15% 10. Outer South West 3,194 9% 11% 15% 11. Outer West 2,917 8% 7% 15% / 35% Total 34,880 100%
4.8 Table 4.1 above highlights a number of key considerations:-
Firstly, although the figures currently presented by the LPA should be treated with caution given they have only been released in draft form for comment, our analysis of these draft trajectories points again to a heavy reliance upon a market ‘boom’ in housing delivery across the investment led City Centre & low value “challenging” Inner Area HMCAs. Indeed completions across the five years in these two HMCAs alone total in excess of 15,000 units across the five years and account for almost half of the LPA supply. This optimism has been tested through recent inquiries and shown to be entirely unrealistic. It would appear the Council is now overlooking the remarks regarding unproven optimism in the recent public inquiries and is failing to apply the ‘reasonable prospect of delivery’ test as required by the Framework.
Spatial distribution outside the City Centre & Inner Area remains below the CS target under SP7, even with Phase 1 Green Allocations factored into the forward supply. In most instances, under delivery against the CS target to date has resulted in a significant shortfall not only District wide, but particularly in the Outer Areas of Leeds given the District is constrained by Green Belt land.
Finally, the figures indicate the highest proportion of development in the Inner Area, City Centre and East Leeds HMCAs. The affordable housing target under Policy H5 of the adopted CS for each of these respective HMCAs is between 5%-15%, with the total 15 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
quantum of circa 15,000 units within the City Centre & Inner Area wholly falling within the 5% requirement. This points toward further uncertainty as to the Council’s ability to meet both the 2011 SHMA affordable housing target of 1,150 d/pa moving forward and address the backlog of affordable housing delivery accumulated to date.
4.9 Appendix 4 of the adopted Core Strategy sets out a Summary Monitoring Table, which at Items 3 & 4 identify a mechanism by way of a ‘Trigger’ or ‘Intervention’ for the under/oversupply of dwellings within any one HMCA.
Table 4.2 – Core Strategy Appendix 4, Summary Monitoring Table Extract
Key No. Indicator Targets Triggers/Interventions Source Policies
Managing the needs of a Successful District 3 Net additional SP1, The release of land and In the case of over Housing dwellings by SP7 completions meet the provision / under Land location within broad spatial provision in any one Monitor the distribution pattern area seek to determine Site Settlement outlined in SP1 and whether it is appropriate Allocations Hierarchy table and SP7 table 2 to limit / promote Plan 4 Net additional SP7 The release of land and permissions or adjust SHLAA dwellings by completions meet the the phased release of SHMA Housing broad spatial distribution allocated sites until an Five Year Market pattern outlined in SP7 appropriate balance is Housing Characteristic table 3 maintained Land Area Supply
4.10 Of importance, is that the trigger/intervention identified above in Table 4.2, requires the Council to consider whether it would be appropriate to adjust the phased release of allocated sites in order to maintain a more balanced spatial distribution pattern. The monitoring trigger identifies both the SHLAA and five year supply as indicators of disproportionate housing growth.
Other considerations
4.11 The Council’s average annual delivery since the start of the CS period has been 2,765 dwellings, therefore if the authority are to meet their residual requirement, house building output across the District will have to more than double in each successive year from 1st April 2017 onward.
4.12 Deliverable supply has continued to be held back due to delays in the adoption of the SAP, with many deliverable sites presently tied up by existing policy constraints and to be further delayed by a phasing release policy. At recent inquiries, the Council’s entire case for justifying a five year supply existed, rested on a mass upsurge of activity within the City Centre and Inner Areas which have in recent years seen little output in the form of residential development.
16 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
4.13 At Appendix 18 we refer to the recently published 2017 Deloitte Leeds Crane Survey, this is an annual report produced by Deloitte which reports upon the Leeds City Centre and City Fringe area and is widely regarded as an indicator of higher density residential development activity.
4.14 The Crane Survey Report informs of a slow market growth within the Leeds City Centre market within the last year. Only three residential schemes completed in 2016, providing for a total of 216 units, none of which were new build developments and were instead brought forward as office to residential conversions. The Deloitte report states:-
“Leeds has continued to see slow growth in the residential market after a prolonged period without any development, with just three new starts in 2016. This is half the amount seen in 2015. Once again, developers continue to make use of the permitted development rights which allow the conversion of B1 office buildings into C3 residential use, with two of the three new starts being brought forward under this method. Leeds continues to underperform in terms of the city centre residential market and remains significantly behind other regional cities despite having a strong city offer.”
4.15 The Crane Survey Report goes on to conclude the future prospects for the City Centre market, noting the slower rate in which schemes are coming forward compared to other regional cities:-
“Whilst residential conversions have been prevalent over recent years, we predict that Leeds is likely to witness more new build schemes in the coming years with pipeline schemes including those planned for Bridge Street, the Tetley site and the former Yorkshire Post site. This is however at a slower rate than new build schemes are coming forward in other regional cities and a more innovative approach will need to be undertaken by both the public and private sector if the city is to meet the current requirement of 10,200 new homes in the city centre by 2028.”
4.16 The above market commentary only adds to the realism of the Leeds housing supply position and supports the conclusions reached at recent inquiries. Put simply, the Council cannot rely upon an upsurge of City Centre activity to justify a deliverable five year housing land supply position and until such time deliverable and achievable sites can come forward post adoption of the SAP, the situation is not likely to improve anywhere near the rate required to make good the existing shortfall. Even a modest upsurge in this activity will not remedy the delivery shortfalls experienced in many of the outer sub areas. In addition, any upsurge in City Centre activity will deliver little or no affordable housing. In almost all cases, these city centre sites are
17 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
not reliant on the adaption of the SAP as these sites are not reliant upon obtaining an Allocation in order to commence.
4.17 These comments are also supported by local agents operating within the City Centre market. We refer to Appendix 19 in the form of a letter supplied by BNP Paribas Real Estate, providing a commentary on the state of the current City Centre market. The letter supports our view that the Council’s unrealistic projections within the City Centre and Inner Area HMCAs over the course of the next five years. Particular attention is drawn to the following points:-
i. The majority of developers previously focused on apartments and flatted schemes within the City Centre withdrew their interest following the financial collapse; ii. The withdrawal from the City Centre market, has seen a shift away from developing in more challenging mid/low value areas toward traditional 2 storey housing outside of the City Centre, with good access and transport links. iii. Specialist house builders such as Keepmoat, Gleeson & Strata, have sought to acquire sites in mid/low value areas following the financial collapse, however such options will only be of interest whereby upfront costs are kept to a minimum and land can be acquired at a low value. We further note that house builders operating within the lower value markets have only limited capacity. iv. The Private Rented Sector (PRS) continues to see slow growth, due to issues delivering viable schemes and competition from a resurgent office market.
18 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
5.0 FIVE YEAR HOUSING LAND SUPPLY
Policy Context
5.1 The NPPF was published 27th March 2012. Part 6, Delivering a Wide Choice of High Quality Homes, sets out the government’s objectives to boost significantly the supply of housing. Paragraph 47 of the Framework provides that Councils:-
“Use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing in the housing market area as far as is consistent with the policies set out in this Framework, including identifying key sites which are critical to the delivery of the housing strategy over the plan period;
Identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land. Where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% (moved forward from later in the plan period) to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land;
Identify a supply of specific developable sites or broad locations for growth, for years 6 – 10 and, where possible, for years 11 – 15”.
5.2 Footnote 11 of the Framework states:-
“To be considered deliverable, sites should be available now, offer a suitable location for development now, and achievable with a realistic prospect that housing will be delivered on the site within five years and in particular the development of the site is viable. Sites with planning permission should be considered deliverable until planning 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.”
5.3 Footnote 12 of the Framework states:-
19 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
“To be considered developable, sites should be in a suitable location for housing development and there should be a reasonable prospect that the site is available and could be viably developed at the point envisaged”
National Planning Practice Guidance (NPPG)
5.4 The NPPG was published as a live working document on 6th March 2014. It extends to over 600 pages and is intended to replace over 7,000 pages of now revoked guidance. The NPPG provides additional guidance on SHLAA preparation, how the assessment of timescale and delivery rates of development should be assessed and presented and advice on the selection of sites in the Plan making process.
What constitutes a ‘deliverable site’ in the context of housing policy?
5.5 Under the subheading ‘What constitutes a ‘deliverable site’ in the context of housing policy’ the PPG advises:-
“Deliverable sites for housing could include those that are allocated for housing in the development plan and sites with planning permission (outline or full that have not been implemented) unless there is clear evidence that schemes will not be implemented within five years.
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 such as infrastructure sites not allocated within a development plan or without planning permission can be considered capable of being delivered within a five- year timeframe.
The size of sites will also be an important factor in identifying whether a housing site is deliverable within the first 5 years. Plan makers will need to consider the time it will take to commence development on site and build out rates to ensure a robust five-year housing supply.”
20 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Assessing the Deliverability of the Supply – the Framework
5.6 The PPG (para 1D 3-031) addresses the concept of a ‘deliverable site’. It states:
“… 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…
5.7 Paragraph 49 of the Framework also provides:-
“Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing.”
5.8 The calculation of housing land supply ‘is not an exact science’. However, since the question has considerable significance for the application of government policy in the Framework, a robust calculation is essential. In cases such as this, where the Council’s ability to show a five-year supply depends on several variables, any one of which could make a decisive difference to the outcome if an assumption or judgement contrary to the Councils were accepted, the need for clarity and precision will be vital.
Appellant’s Review of the Leeds Housing Land Supply
5.9 Against the background of the Framework and the absence of an up to date position on behalf of the Council, we address the current Leeds housing land supply position.
5.10 As set out through Section 2 of this Report, a recent succession of appeals have set out a number of criticisms of the Council’s perceived five year supply, with both s.78 Inspectors and the SoS noting the Council’s over optimistic view in contrast with the “well founded realism” of the development industry.
5.11 The Council have historically presented a case centred on a number of key arguments and areas of dispute with the development industry. Many of these criticisms have been examined through
21 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
recent Inquiries as set out at Section 2, however notably the following topic areas are discussed in further detail:-
i. The Accuracy of the Council’s SHLAA Assessment;
ii. The inclusion of a large quantum of sites subject to no planning permission;
iii. The inclusion of sites in alternative active use;
iv. The timing and delivery of major residential sites subject to planning permission; and
v. The reliance upon a surge of activity across the City Centre, with PRS schemes coming forward within the City Centre and low cost builders operating within the Inner Areas.
5.12 We examine each of the above topic areas below together with the components forming the Council’s housing land supply position.
The Accuracy of the Council’s SHLAA
5.13 The ‘realism’ of the Council’s SHLAA is put into perspective when assessing the Council’s track record of forecasting delivery against actual completions.
5.14 Table 5.1 below sets out the Council’s forecast completions at the Boston Spa Inquiry over the period 1st April 2014 to 31st March 2017 against actual completions.
Table 5.1 – Leeds City Council Evidence on Supply, Boston Spa
Year LCC Boston Spa Evidence Actual Delivery
2014/15 3,829 2,226 2015/16 4,500 3,296 2016/17 5,664 3,306 Total 13,993 8,828
5.15 As evident from the above, the Council have continuously overestimated the deliverable supply and therefore there can be little confidence in the SHLAA methodology which has remained largely unchanged over the passage of time.
5.16 In the three years alone which followed the close of the Boston Spa Inquiry, the difference between LCC’s expectation of delivery and actual delivery reported by LCC are enormous, at 5,165 dwellings less than the Council’s evidence. Whilst a five year supply exercise is not an exact 22 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
science which should deal with certainty, it is clear by the provisions of Footnote 11 that sites included within the assessment should offer a ‘realistic prospect of delivery’.
5.17 In this respect, we refer to the guidance as set out in the PPG1, which states:-
“Local planning authorities should ensure that they carry out their annual assessment in a robust and timely fashion, based on up-to-date and sound evidence, taking into account the anticipated trajectory of housing delivery, and consideration of associated risks, and an assessment of the local delivery record.”
5.18 The record of delivery for a significant proportion of sites forming the LCC SHLAA, is one of persistent failure, that continues to place faith in the delivery of identified SHLAA sites without and substantive evidence to support such assumptions.
Sites without Planning Permission
5.19 The draft 2017 SHLAA identifies 238 sites which benefit from no identified planning permission contributing to the five year supply for the period 1st April 2017 to 31st March 2022. Of the sites identified, the draft position presented by the Council (subject to industry comment) is that in the order of 20,000 dwellings are deliverable from this source of supply over the period 1st April 2017 to 31st March 2022. Our detailed trajectories for each of the HMCA sub-areas can be found through Appendices 1-11.
5.20 Our approach in recalculating the Council’s supply position as of a 1st April 2017 base date is to question in more detail those sites lacking evidence and where no evidence of good planning progress being made, is to remove the site from the 5 year supply. Where progress is evidenced, we accept some delivery from the site may be possible within the five year period, albeit do not always accept the Council’s rates of delivery, whereby in many instances this bears no resemblance to reality.
5.21 At previous Inquiries, the Council’s case and evidence for a large proportion of these sites coming forward, rests on the basis that the sites in question are for the majority, brownfield sites in urban areas which have been assessed as viable and to which there would be no foreseeable barrier to obtaining a planning permission. This approach is not what we consider to meet a Footnote 11 test, the Council’s case deals largely with the suitability of a site which is only one aspect of Footnote 11.
1 NPPG 033 Reference ID: 3-033-20150327 23 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
5.22 The SAP Inspector(s) should also note, that of the sites identified without the benefit of planning permission, 2,774 dwellings are attributed to sites which have been subject to expired permissions which have failed to be brought forward and deliver. When assessing the deliverability of sites subject to expired planning permissions, a cautious approach should be taken, and sites should only be included if there is clear and robust evidence to demonstrate a realistic prospect of delivery within the five year period. In our opinion, this goes beyond the owner simply re-stating they would like to see their site developed in coming years, it has to be accompanied by hard evidence that the development investment programme has re-started.
5.23 The fact that such sites have previously held permission and in many cases will have been market tested, without any interest in bringing the site forward, is a sign that the site is not currently attractive to the market and therefore in many circumstances will diminish the confidence which can be given to the site being progressed in the short term.
5.24 As was evident from the case presented by LCC at the recent East Ardsley, Collingham & Bramhope Inquiries, the Council previously presented no robust evidence to demonstrate the delivery of the majority of sites without permission.
Sites in Alternative Active Uses
5.25 The Council’s approach to sites in alternative active uses is at odds with the Framework. Footnote 11 is explicit in its use of availability ‘now’ and not at a later date within the five year period. To take a different approach would throw into doubt the realistic prospect of a site delivering within the five year period.
5.26 Our approach however has not sought to discount all sites in alternative active uses, it is clear that the nature of the existing active alternative use and how readily such use could either relocate or cease entirely is relevant to reaching an informed judgement on whether delivery can be achieved within the five year period, having regard to all other factors.
5.27 Our assessment of supply therefore includes a number of sites in alternative active uses in which we have taken an informed approach and considered delivery within the five year period likely to be achieved. The Council however have previously considered however, that all active uses identified can be relocated within five years and completions achieved on site. That is not a robust approach and in no way accords with the provisions of Footnote 11.
24 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
5.28 The scale of difference in this topic area is significant. With reference to Appendix 20, a review of the draft 2017 SHLAA material shows that the Council’s forward supply contains 117 sites, either partially or entirely in alternative active use, of which 7,154 dwellings are considered deliverable for the period 1st April 2017 to 31st March 2022. The majority of these sites in alternative have no planning permission, most of those have no expressed developer interest.
Delivery of Sites with Planning Permission
5.29 Our assessment does not dismiss sites with planning permission as a deliverable source of supply. That would clearly be an unreasonable approach and in conflict with Footnote 11. The Framework is clear that:-
“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.”
5.30 The contrasting view with LCC has historically been an issue of timing and the quantum of development to come forward within the five year period. The Council have previously grossly overestimated the delivery rate in which a large proportion of sites with planning permission will deliver. In this regard, disputes largely relate to the Inner area and City Centre high density proposals.
5.31 Many of the key schemes which the Council rely upon for a significant quantum of development are outline planning permissions with no reserved matters submissions or developer attached to the proposal. Our approach has considered an informed site specific assessment of each site forming the supply and necessary steps to be taken before completions can be achieved on site together with the rate in which such schemes will deliver. That is a robust assessment and is no way in conflict with the Framework. The Council’s approach with such sites however is to simply assume that almost all schemes with permission can fully complete within the five year period.
5.32 Despite the Council’s concerns on this topic, we note that in many instances there is little difference between the two parties over those sites which have obtained full planning permission and are due to commence works on site.
Lead in Times and Delivery
5.33 The PPG is clear that a planning permission or allocation in a development plan is not a prerequisite for a site being deliverable in terms of five year supply, therefore it is necessary to 25 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
make assumptions regarding appropriate lead in times having regard to the most up to date available evidence and planning status of each individual site.
5.34 Clearly there are a number of factors which will contribute to lead in times, even in a scenario where a planning permission exists. These can include but are not limited to:-
Whether a known developer is committed to the site or whether an application has been made on behalf of a land owner; land owner negotiations can take considerable time; Marketing of existing employment sites, typically for a minimum period of 12 months prior to disposal for residential options; Lead in times for preparation, submission and determination of reserved matters; Signing or re-negotiation of any legal agreement; Discharge of any pre commencement conditions; Any mitigation works or up front infrastructure requirements necessary to facilitate the development (e.g. Outer East Leeds Orbital Route); The status of the market area; The length of time the site has been previously marketed with the benefit of a planning permission; Where sites are known to be occupied, the nature of the occupier, time left on any lease together with the likely timeframe for relocating business activities.
5.35 Such matters are acknowledged by the PGG2, which states:-
“Consideration should also be given to the delivery record of the developers or landowners putting forward sites, and whether the planning background of a site shows a history of unimplemented permissions.”
5.36 In Tables 5.2 & 5.3 below, we set out a number of indicative timescales based upon the submission of either a full or outline application through to first completions. These lead in times represent fair assumptions that applications are processed and determined within the appropriate timescales. We note however from experience that major applications can often exceed these timeframes at planning stage:-
2 PPG ID: 3-020-20140306 26 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Table 5.2 - Lead-in Times in Months for Sites with Outline Permission
Time (in months)
Key Stages Prep. of Consider S.106 Prep. of First Total Applic. Applic. Site Comp. time Outline Application 3 4 3 10
Reserved Matters and 3 4 7 Discharge Pre-Commencement Conditions Site Commencement 5 6 11
Overall Time from Preparation 28 to Start of Completions
Table 5.3 - Lead-in Times in Months for Sites with Detailed Planning Permission
Time (in months)
Key Stages Prep. of Consider S.106 Prep. of First Total Applic. Applic. Site Comp. time Full Application 3 4 3 10
Discharge Pre-Commencement 2 2 4 Conditions Site Commencement 5 6 11
Overall Time from Preparation 25 to Start of Completions
5.37 The above timescales are not prescriptive, however represent a reasonable indicator for major residential schemes. With respect to delivery rates, our assessment of the Council’s five year supply position has been co-ordinated with a number of major volume house builders active both in and around the Leeds market. These include:-
Barratt David Wilson Homes Harron Homes Linden Homes Miller Homes Persimmon Homes Redrow Homes Taylor Wimpey
5.38 We conclude that for many sites with the capacity below 200 dwellings, we are informed by the housebuilders a build rate of between 30 to 40 d/pa to be applicable, having regard to the 27 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
market area. Delivery rates will inevitably increase as a result of multiple outlets on site, where available, site specific evidence has been used to inform my assumptions on delivery, however where there is no clear evidence available, Table 5.4 provides assumptions based upon our professional judgement and experience.
Table 5.4 – Anticipated No. of Sales Outlets
Size of Site Projected No. of Outlets
0-200 dwellings 1 sales outlet 201-500 dwellings 2 sales outlets 501-1000 dwellings 3 sales outlets 1,001+ dwellings 4-5 sales outlets
5.39 It should be noted that the delivery of major strategic sites are typically phased, both through their lifecycle of implementation and in the early stages of delivery such that it takes time for total no. of sales outlets projected to operate from the site to take effect.
5.40 In many cases, it is not appropriate to simply add a multiplier to the no. of outlets anticipated to operate from a site against a blanket delivery rate. This is because a greater no. of sales outlet within a market area increases competition which can often lead to suppressed delivery rates. In most cases, a professional judgement has to be made, having regard to existing market conditions and the number of competing outlets within the area.
5.41 For flatted schemes in and around the City Centre, it should also be noted that sites will deliver at a different rate, subject to often longer lead in times. Most flatted schemes are constructed in a number of blocks, and take a phased approach toward delivery, completing usually a single block of around 200 units before releasing the scheme to the market. This is not surprising given the finance involved in facilitating the delivery of such a large piece of infrastructure without any initial return. It is clearly in a developers interest to phase the development, in order to generate cash flow to facilitate the next phases. To do otherwise would be an extremely high risk strategy involving the outlay of significant sums of money.
City Centre Surge in Delivery and Private Rented Schemes (PRS)
5.42 LCC have long held continued faith in the ‘renaissance’ of the City Centre and look toward an improving market and growth in the PRS sector to justify significant completions coming forward and forming part of the Council’s five year supply assessment. Our assessment of the forward supply position does not challenge the assumption that development across the City Centre will no doubt improve from the previous five years of poor delivery to a more positive outlook.
28 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
5.43 The concerns over the Council’s projections however, relate more toward what rate the City Centre market will improve and deliver rather than ‘if’. The Council’s estimation on deliverable supply across the City Centre following the round table discussion at recent inquiries totalled 7,859 dwellings across the five year period. We refer again to the recently published Deloitte Crane Survey, and the comments regarding slow residential growth within the City Centre. Utilising the graph provided by the 2017 Deloitte Crane Survey, we have added in the draft Leeds 2017 SHLAA figures to demonstrate the Council’s continued unrealistic view of short term delivery.
Figure 5.1 – Draft 2017 SHLAA City Centre Delivery
City Centre HMCA 3000
2500
2000
1500
1000
500
0
Deloitte Crane Survey Under Construction LCC Draft 2017 SHLAA
Viability
5.44 The issue of whether or not a number of sites within the Council’s assessment of deliverable 5 year supply remains a topic of discussion and in part can be split into two distinct topics:-
1. Whether or not the high density City Centre Market and City Fringe markets provide a return at a level that would attract investment into these products which carry a high capital investment and ultimately higher risks.
29 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
2. Whether or not the low value Inner and East Leeds areas which require a more traditional housing market product command sales values sufficient to generate attraction from the traditional house builder market.
5.45 While the topic has been argued at several previous 5 year land supply inquiries with the case never totally proven either way, it is also true that housing markets fluctuate according to the state of the economy and the changing nature in which investment money for construction comes about.
5.46 What is now widely accepted is the level of higher density investment money for apartment blocks in Leeds is at a much lower level than other key cities such as London, Birmingham and Manchester where rental values are higher and returns on capital invested are better. Leeds is seen as a higher risk option and as such has seen lower levels of activity. This is reflected in the delivery rates from these sources. Whether or not this is a ‘viability’ point or a matter that relates to market forces and market attractiveness is a moot point. Leeds is regarded as more marginal than other preferred cities.
5.47 As for those ‘fringe’ areas containing brownfield sites, viability is more of an issue as sales values are low and on certain sites creates a position whereby the sales values do not deliver an appropriate return for both landowner and developer. This is evidenced in part through a looking back exercise over the historic SHLAAS where the same sites have been regarded as ‘available’ by the owners and ‘suitable’ by the Council but have never been found attractive enough to the development industry. While the historic failure of these sites to deliver is sufficient evidence to remove them from the 5 year supply, it is right the Council continues to register them in the SHLAA but in the less reliable category of 6-10 yrs.
5.48 These old ‘failed to deliver’ SHLAA sites should not be used to displace more attractive sites from the 5 year supply.
Additional Components of Housing Land Supply
Windfall
5.49 The windfall allowance under SP6 is therefore one which accounts for all unidentified sites. The Council continues to place a high degree of reliance on windfall delivery above greenfield release.
30 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Empty Homes
5.50 The Council have in recent years been reliant upon the return of empty homes back into use to contribute toward annual completions and have historically included assumptions on the return of empty properties back to use within their assessment of five year supply.
5.51 Table 5.5 below sets out the annual no. of empty homes reported as being brought back into use by the Council and contributing to annual completions.
Table 5.5 Empty Homes Brought Back into Use
Year No. of Empty Homes Returned to Use
2012/13 149 2013/14 880 2014/15 215 2015/16 755 2016/17 437 Total 2,436
5.52 When considered against the 13,824 completions achieved by the Council during the period 1st April 2012 to 31st March 2017, over the last 5 years this source of supply has facilitated 17% of the LCC reported completions.
5.53 The Housing Land Supply and Delivery Update Report to Development Plans Panel, 18th July 2017 notes the reduction to this source of supply moving forward:-
“The net reduction figure relates to the total number of private sector properties that have been empty for longer than 6 months. The annual net reduction figure at March 2017 was 437 units. This is higher than expected as this is a finite supply that has now contributed 2,436 completions in the last five years.”
5.54 The report continues at §3.10:-
“…The return of empty properties has made an important contribution to delivery but this is a finite supply that will not continue beyond next year”.
5.55 At the last set of Inquiries, it was agreed on a figure of 1,000 dwellings to contribute toward the forward supply, although the Appellant’s expressed concerns regarding the robustness of such assumption.
31 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
5.56 Having regard to the above comments contained within the LCC Development Plans Panel Report of 18th July 2017, we consider no more than 500 dwellings should contribute to the Council’s forward five year supply.
Conclusion on ‘net’ supply
5.57 Our conclusions on the net deliverable supply for the period 1st April 2017 to 31st March 2022 is summarised in Table 5.6 below.
Table 5.6 – Johnson Mowat Breakdown of Deliverable Supply from Known Sites
HMCA Net Delivery 2017/18 to 2021/22
1. Aireborough 375 2. City Centre 3,089 3. East Leeds 1,835 4. Inner Area 3,910 5. North 1,700 6. Outer North East 926 7. Outer North West 724 8. Outer South 367 9. Outer South East 882 10. Outer South West 1,719 11. Outer West 1,614 Total 17,141
32 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Conclusions on Five Year Housing Land Supply
5.58 Factoring the deliverable supply in Table 6.6, we conclude our interim five year housing land supply position as follows:-
Table 6.7 – Five Year Supply Calculation 2017/18 to 2021/22 (20% Buffer) A Total Five Year Requirement 1st April 2017 to 33,571 31st March 2022 B Annual Requirement 6,714 A/5
C Identified Supply 17,141 D Windfall 2,500 E Empty Homes 500 F Large Windfall 0 H Demolitions -225 I Total Supply 19,916 C+D+E+F+G+H
J Five Year Supply 2.97Years I/B
5.59 As demonstrated in Table 6.7 above, we consider the Council’s deliverable housing land for the period 1st April 2017 to 31st March 2022 to be no more than 2.97 Years.
33 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
6.0 IMPLICATIONS OF SAP PHASING
6.1 The Council’s projections on delivering the CS requirement were presented to the CS examination and stemmed from the 2012 AMR, published March 2013. Table A of the 2012 AMR set out a housing trajectory across the Plan period and informed of the following projected rates of delivery moving forward.
Table 6.1 – 2012 AMR Projected Completions
Year 2012/13 2013/14 2014/15 2015/16 2016/17 Total 2012 AMR 2,064 3,782 3,833 3,500 5,551 18,730 Actual Delivery 1,801 3,195 2,226 3,296 3,306 13,824 Difference -263 -587 -1,607 -104 -2,245 -4,806
6.2 As evident from Table 6.1 above, the housing trajectory presented to the Core Strategy Inspector was clearly flawed, with completions to date failing to meet the Council’s projected rates of delivery.
6.3 Policy H1 and supporting text of the adopted CS, informs of the need to identify housing allocations and to release those allocations in order to maintain a rolling five year supply of deliverable housing to meet the target set in Policy SP6 and SP7. In defining what was meant by “phasing”, footnote 1 to the Policy states:-
“Phase means a series of sequential bandings of site preference.”
6.4 Policy H1 further confirms:-
“The Council will maintain a five year supply (plus appropriate NPPF buffer) of deliverable housing sites through considering release of the subsequent phase or phases of sites to help address the shortfall.”
6.5 The Submission Draft SAP sets out a three tier phased approach toward the release of sites. Phase 1 includes those sites already identified through successive SHLAA reviews and comprises former UDP allocations, sites with planning permissions & sites under construction in addition to an initial release of Green Belt land. Table 6.2 below sets out the Council’s approach:-
34 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Table 6.2 – SAP Allocations Phasing
Phase No. of Sites Capacity Phase 1 SAP 620 57,972
Phase 2 SAP 30 4,617 Phase 3 SAP 31 3,207 Total 681 65,796
6.6 The Council accepts that following recent Inquiries, it is presently unable to demonstrate a deliverable five year housing land supply. The 18th July 2017 report to Development Plans Panel highlighted the importance the Council place on adopting the SAP in order to supplement their housing land supply position. The Council therefore place great faith in a five year supply being demonstrated upon adoption of the SAP.
6.7 As set out at Section 3 of this Report, the residual requirement in Leeds, owing to an existing backlog of almost 4,500 dwellings together with a 20% NPPF Buffer currently stands at 6,714 d/pa.
6.8 As set out at Appendix 14, the draft 2017 SHLAA factors in the projected delivery of Phase 1 Green Belt sites, at a total of 2,754 dwellings across the five year period. Against the current residual requirement detailed above, even should the Council’s projections be considered realistic, this is the equivalent of only circa 5 months supply and would therefore make only a marginal contribution toward addressing the shortfall over the five year period.
6.9 Upon adoption of the SAP, it is clear that sites subject to existing policy constraints, including Green Belt land, will be unlikely to deliver any significant numbers in the immediate early years post adoption. There will need to appropriate lead in times for preparing, submitting and determining planning applications together with lead in times for preparation of site and any upfront infrastructure requirements. Some sites may come forward in outline form, to be followed by detailed reserved matters submissions, and some sites with larger capacities may take several years before first completions can be achieved due to up front infrastructure requirements. Many of these sites will be in ‘option’ form and face lengthy sales negotiations. The Council are aware of the challenges faced in delivering large scale sites, with the East Leeds extension having been subject to continuous delays.
6.10 The manner in which sites in the SAP are sub-divided into ‘Phases’ is therefore technically compliant with Policy H1 of the CS. However, the case for supporting phasing is now fragile 35 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
given the scale of under provision of actual delivery when compared with the trajectory of supply presented by the Council to the CS examination to make the case for Policy H1.
6.11 In order to explore this point further, we have considered the implications of removing any phasing from the SAP and therefore bringing sites identified in Phases 2 & 3 into the five year supply.
6.12 We conclude that even with the support of Phase 2 & 3 SAP sites, the Council’s supply position would remain below five years for the immediate five year period. The early release of SAP sites within Phases 2 & 3 would however allow early applications to contribute toward an improving position in Years 6-10 (1st April 2022 to 31st March 2027), that being the back end of the current CS Plan Period up to 2028.
6.13 By now holding back Phase 2 & 3 SAP sites, it is clear that the Council run a severe risk of being unable to deliver anywhere close to the CS requirement inside the Plan Period.
36 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
7.0 CONCLUSIONS
7.1 Our review of supply follows a number of recent inquiries and subsequent Inspector and SoS decisions which confirm the Council are currently unable to demonstrate a five year housing land supply. At the recent Sandgate Drive, Kippax Inquiry, the Council did not present an alternative case to the appellant’s assessment of supply of circa 3 years for the period 1st April 2016 to 31st March 2021.
7.2 Our review has sought to update the Council’s five year supply position for the benefit of the SAP Examination to reflect both the 1st April 2017 base date and the work undertaken to date on the draft 2017 SHLAA.
7.3 Tested against the CS requirement, it is clear that LCC cannot demonstrate anywhere near to a deliverable five year housing land supply. This applies not only to current supply but also to supply if the SAP is adopted in its current form. It is my opinion the Council has no better than a 2.97 years deliverable supply which only marginally improves to a 3.1 yr supply with adoption of the SAP. In all likelihood and based upon past performance, not all ‘deliverable’ supply will deliver.
7.4 Looking back at past performance it is clear that the District has performed poorly in terms of housing provisions and in moving forward a 20% buffer should be apply to provide choice and competition in the market and ensure an adequate HLS. The Council’s average supply over the course of the last five years has averaged below 3,000 dwellings per annum and reflects the aims of the out of date UDPR. In addition, the supply to date has been reliant somewhat on circa 2,500 empty homes contributing to the supply, a finite resource that is not anticipated to continue moving forward.
7.5 The Council’s long lasting fixation of directing as much development as possible towards the City Centre and Inner Area is at odds with the Framework and the CS. This focus overlooks the aims of the CS which seeks to plan, monitor and manage delivery in all sub areas in accordance with CS Policy SP7. With only a 5% affordable housing policy in these two sub areas, there is little chance of meeting the affordable housing needs of the District.
7.6 At Section 5 of our Review we analyse the quantum of the supply within the LCC Draft 2017 SHLAA. I note only 43% of the deliverable supply has the benefit of any form of residential permission and also 7,000 of the deliverable dwellings are from sites currently in alternative use. The recent S78 Inspector’s appeal decisions have cast doubt over the reliance of delivery from these sources.
37 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
7.7 It is now clear that the evidence presented by the Council on deliverable supply to the CS Examination (2012 AMR) has now been found to be flawed. The case for Phasing the release of SAP Allocations is no longer applicable given the current scale of under-supply in the first five years of the Plan. Any proposals to Phase the release of the SAP Allocations will simply delay delivery of housing further thus harming the wider aims of the CS.
7.8 Finally, we are aware of ongoing considerations regarding a lower housing requirement in a CS review due in 2018. While any new requirement has yet to be fully examined, we have briefly considered the implications of a lower requirement in the form of continuing the lower ‘early years’ target of 3,660 (1st April 2012 to 31st March 2017) over the life of the Plan up to 2028. Even in this scenario, our review informs the SAP as presented and allowing for Phase 1 sites only in the next five years, the supply assessment is 3.9 years. Therefore, even with a lower requirement, the case for a phased release of allocations falls short of the Framework’s requirement for a five year supply.
38 Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
APPENDIX 1 – AIREBOROUGH HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Aireborough HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites Riverside Mill Low Hall Road Horsforth Leeds LS19 HG1‐963412733473900000000119127 Cromptons, Netherfield Rd, Guiseley HG1‐2 7381 1000000000011 Netherfield Road Guiseley HG1‐3 7422010100000000002020 Land To The Rear Of Naylor Jennings Mill Of Green Lane , Yeadon HG1‐12 1308 171 40 40 40 40 11 000000171171 Green Meadows School, Bradford Road , Guiseley, LS20 2044 0 0000000000000 Station Garage Henshaw Lane Yeadon HG1‐11 3187 5 0000000005005Permission expired & site in active use. Parkside Works Otley Road Guiseley HG1‐5 5121 7 0000000700007Permission expired January 2014. No current proposals. The Old Mill, Miry Lane, Guiseley 5287 15 0 0 0 15 00000001515 Phase 1 Allocations Land At Silverdale Avenue, Guiseley HG2‐6 1113 32 0 0 16 16 00000003232 Brookfield Nursing Home, Swaine Hill Terrace, Yeadon HG2‐7 1807 0000000000007Site in active use as a nursing home. Kirkland House, Queensway, Yeadon, LS19 7rd HG2‐8 4019 17 0 17 0000000001717 Adjacent To Ivy House Off Larkfield Drive Rawdon Leeds HG2‐11126 0000000600006Subject to previous refusal and no current proposals. Phase 2 Allocations Land Between Mire Beck And Ings Lane HG2‐1 3026 160 000003540404050055Phase 2 Green Belt site with no early release in SAP. Land South Of Wills Gill, Guiseley, LS20 9NG HG2‐2 3029 133 000003040402300050Phase 2 Green Belt site with no early release in SAP. Shaw Lane (land at), Guiseley and Banksfield Mount, Yeadon HG2‐3 1255B 234 00000306060602400100Phase 2 Green Belt site with no early release in SAP. Hollins Lane/hawstone Ave, Guiseley, LS20 HG2‐4 4020 80 0000030500000050Phase 2 Green Belt site with no early release in SAP. Land To The South Of Coach Road, Guiseley HG2‐5 1311 83 000004241000000Phase 2 Green Belt site with no early release in SAP. White House Lane, Yeadon HG2‐9 3366 102 000003030420000102Phase 2 Green Belt site with no early release in SAP. Gill Lane, Yeadon LS19 HG2‐10 1221 155 000003040403500050Phase 2 Green Belt site with no early release in SAP. Woodlands Drive, Rawdon HG2‐12 4254 25 000002500000025Phase 2 Green Belt site with no early release in SAP. 84 114 95 71 11 252 301 235 158 34 0 375 840
APPENDIX 2 – CITY CENTRE HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
City Centre HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites 19 Springfield Mount Woodhouse Leeds LS2 9ng HG1‐4231827 0000000000007Permission expired July 2013. Site in active use. Midland Mills, Silver Street, Leeds, LS11 9yw 202150001500000001515Permission expired May 2013, no current proposals. Granary Wharf Car Park, Off Water Lane, Leeds, LS11 5ps 205244000000000000244Permission expired Nov 2016, no current proposals. 79 Clarence Road, Hunslet, Leeds, LS10 1lw 21515000000000150015Site in active use as car workshop. Evans Halshaw, Hunslet Road, Hunslet, Leeds, LS10 1ld 22819100000304040404100150Partly vacated site in commercial area. No activity. Hunslet Road, Hunslet, Leeds, LS10 1aR 2330 0000000000000 36 The Calls LS1 39514000000014000014Permission expired, no current proposals. Cropper Gate LS1 402272000000000000272Park Lane Properties, now exploring hotel development. Tower Works, Globe Road LS10 405160005010010000000160160 16‐18 Manor Road LS11 406570000000203700057Phase 1 UDP site with no history or evidence of delivery. Dandarra, Sweet Street/Manor Road 407744004000034400000400744 Bath Road LS11 40912000000000030300120Permission expired March 2015, site partly in use. High Court LS1 4159 0090000000099 The Gateway, Marsh Lane LS9 4199600000030303600096Long history, permission expired, no current proposals. Pearl Chambers The Headrow LS1 429262600000000002626 Richmond Street LS9 438195000000003030300195Site has held permission since Dec 2005. No activity. Emco Ho 5‐7 New York Road LS2 439141400000000001414 Jayco Ho Skinner Lane LS7 443106012353524000000106106 City One (Caddick), Manor Road 4452960000000150001460296Uncertainty due to HS2. Caddick site mid/long term. Globe Road/water Lane LS11 45026300000010000163000 Portland Crescent LS1 45450000000252500000 Rear 2‐28 The Calls LS2 456770077000000007777 Saxton Lane / Marsh Lane LS9 1078 80 0000004040000040Permission expired August 2016, no current proposals. Braims Pressings Ltd, Hunslet Road, LS10 1125 121 0000000003030050Site in alternative active use ‐ Braims Pressings Marsh Lane Goods Yard 2000 289 0000005075758900289Cleared site subject to no current proposals. Carlsberg Uk Ltd Brewery, Black Bull Street 2009 1540 0 0 0 200 0 0 300 0 0 300 0 200 650 Site acquired by Vastint. Mid‐long term development. Hindle Valve / New Lane 2010 95 0000950000009595 Asda Hq, Southbank, Great Wilson St 2011 0 0000000000000 Sweet Street Surface Car Park 2020 0 0000000000000 Clarence Road and Carlisle Road 2022 114 000000303030240050In active use. SHLAA confirms mid/long term. Yorkshire Evening Post 2023 204 0 0 100 104 0000000204204 Leeds Metropolitan University 2029 2 2000000000022 St Peters Church And House, Chantrell House, Leeds Parish Church, Kirkgate 3017 27 20 70000000002727 4 St Peters Place, Leeds, LS9 8AQ 3018 18 00000000000018Permission expired Feb 2017. No current proposals. University Of Leeds 20 ‐ 28 Hyde Terrace, Woodhouse, Leeds, LS2 9ln HG1‐434 3339 5 5000000000055 65 Clarendon Road, Woodhouse, Leeds, LS2 9nz HG1‐431 3340 4 4000000000044 Former Leeds College of Technology, East Street 4081 39 39 00000000003939 Forsyth House, 5 South Parade, Leeds, LS1 5qx 4190 34 20 14 0000000003434 Pennine House, Russell Street, Leeds, LS1 5rn 4195 14 14 00000000001414 Kendall Carr, Hanover Mount, Woodhouse 5015 23 23 00000000002323 18 Queen Square, Leeds, LS2 5104 4 4000000000044 17 Regent Street Sheepscar 5122 73 00000000000073 30 Sovereign Street Leeds LS1 4BA 5123 5 0000000000005Permission expired, no current proposals. 6 ‐ 12 Lands Lane, LS1 6LD 5157 18 0 0 18 000000001818 53 The Calls, Leeds, LS2 7EY 5175 19 19 00000000001919 22 to 24 New Briggate 5182 12 12 00000000001212 42 Park Place, LS1 2RY 5184 8 8000000000088 8 Blenheim Terrace, Woodhouse Lane, Woodhouse, Leeds, LS2 9HZ HG1‐420 5195 2 2000000000022 Burley House, 12 Clarendon Road, Woodhouse, Leeds, LS2 9NF 5199 25 25 00000000002525 61‐67 St Pauls Street, Leeds, LS1 2TE 5200 3 3000000000033 Former Yorkshire Chemicals North West, Black Bull St 5210 53 0000002528000027Vacant site with no history, availability unknown. Hydro Works, Clarence Road 5212 105 0 0 40 65 0000000105105 Sayner Lane / Clarence Road 5213 94 000000000504400 Sayner Lane / Carlisle Road 5214 90 00000030303000050Vacant site with no history, availability unknown. Aspect Court, 47 Park Square East, Leeds, LS1 2NL 5224 29 29 00000000002929 25 Wellington Street, Leeds, LS1 4DL 5225 20 20 00000000002020 88 North Street, Sheepscar, Leeds, LS2 7PN 5229 11 11 00000000001111 143‐5 THE HEADROW LS1 5230 15 0 0 15 000000001515 109 ‐ 113 The Headrow 5231 22 0 0 22 000000002222 Rivers House, 21 Park Square South 5232 7 7000000000077 117 The Headrow 5235 27 27 00000000002727 60 Upper Basinghall Street, Leeds, LS1 5HR 5244 5 5000000000055 54 Albion Street, Leeds, LS1 6AD 5247 8 8000000000088 35 Aire Street, Leeds, LS1 4HT 5248 8 0800000000088 Globe Quay, Globe Road, Holbeck 5272 16 0 16 0000000001616 The Faversham, Springfield Mount, LS2 9NG 5281 30 0 0 0 15 15 0000003030 Zicon House, Wade Lane, Leeds, LS2 8NL 5348 79 79 00000000007979 Temple Works Mixed Use Site 5349 1000 0000002500025000500Mixed use scheme being explored by LCC and Burberry. Land At David Street, Holbeck 5353 72 0 72 0000000007272 Unit 1 11 Regent Street, Sheepscar 5356 6 0600000000066 Trafalgar House , 29 Park Place 5357 40 40 00000000004040 Aireside development, Wellinton Place and Whitehall Road, Leeds 5359 0 0000000000000 67 ‐ 83 Cookridge Street, Leeds, LS2 3AW 5373 96 0 96 0000000009696 49 St Pauls Street 5374 10 0 0 10 000000001010 2 The Embankment , Sovereign Street 5375 41 0 0 41 000000004141 23 Clarendon Road , Woodhouse 5383 16 0 0 16 000000001616 Protection House , 16 ‐ 17 East Parade 5384 7 0070000000077 Roberts Wharf, Neptune Street, Leeds, LS9 8DX 5394 14 0 14 0000000001414 Phase 1 Allocations Brandon Road, LS3 HG2‐187 3157 72 0000003636000072Permission expired, no current proposals. 57 Great George Street LS1 HG2‐1884467 0000000 70007Ground floor in active use, no current proposals. Caspar, North Street Leeds HG2‐189 2006A 51 51 00000000005151 Centenary House, North Street Leeds HG2‐189 2006B 85 0 85 0000000008585 Leylands Road LS2 HG2‐190421350003500000003535 49 Aire Street LS1 HG2‐1914266 0000000006006Site in active use with no current proposals. Water Inn Car Park HG2‐193 2021 30 0 0 0 30 0000015153030Site in use as car park. No current proposals. Silver Street/ Midland Mills North HG2‐194 2018 180 0 0 100 80 0000000180180 Silver Street/ Midland Mills South HG2‐195 2019 279 0 0 0 100 179 000000279279 Great George Street ‐ LGI MX2‐15 2028A 329 000000000000150Site being pursued by Leeds Teaching Hospitals. Baker House, Bridge Street, Leeds, LS2 7qz MX2‐16 1010 63 0000000003033063In active use as self storage building and car park. Leeds College Of Building MX2‐17 2004 180 000000505080000180SHLAA suggests next 5 years for release of building. Regent St / Skinner Ln LS2 MX2‐18410720000003636000072No current proposals or developer interest. Leeds International Swimming Pool Westgate Leeds MX2‐19230209000000000000209Site being marketed for office/residential. No activity. Westgate ‐ Brotherton House LS1 2RS MX2‐20187630000000030330063In active use with no current proposals. St Peters Square MX2‐22 2001 49 0000000202900049Permission expired, no current proposals. Quarry Hill Leeds LS2 / York Street, LS1 MX2‐23 200_411 600 0000200020002000020060010 year mixed use scheme with no certainty on phasing. 7 Duncan Street LS1 MX2‐2544915000000051000015Permission last approved Dec 2016. No current activity. 38 The Calls LS2 MX2‐294311400000005900014No current proposals and potential flood risk issues. Water Lane Railway Triangle MX2‐30 2031 171 0000050507100000 Westbank, Water Lane, Leeds MX2‐3222528800000150138000000 Criterion Place North MX2‐34 5196 210 0000001000110000210No current proposals or developer interest. 517 330 940 779 523 574 1530 705 753 1106 328 3089 7961
APPENDIX 3 – EAST LEEDS HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
East Leeds HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites Radial Park, Phase One Manston Lane Cross Gates HG1‐297281222200000000002222 Manston Lane HG1‐2982829300454530000009393 Red Hall Lane LS17 HG1‐28479530003040407070500000180300 Grime's Dyke York Road LS14 HG1‐2877968 0800000000088 East Leeds Extension HG1‐288 797 4446 0 40 185 255 295 300 300 300 300 300 300 775 1300 Whinmoor Way (pfi C) LS14 HG1‐2917997 7000000000077 Swarcliffe Avenue (pfi E) LS14 HG1‐2908027 7000000000077 Bridgewater Road North 1083 546 00000100100100100100460100SHLAA indicates site unavailable until 2021. Thorpe Park, Undeveloped Non‐submitted Land MX1‐25 2039 300 0 0 0 25 50 75 75 75 0 0 0 75 75 Copperfields College, Cross Green, LS9 2080 273 00000050505050500273Requires relocation of RLFC playing pitches. Barrowby Lane, Manston, LS15 2086 150 000000757500000 Rear Of Seacroft Hospital HG1‐296 2154 503 0 0 53 150 150 150 00000353353 Rocheford Court, Pepper Lane, Hunslet, Leeds 3182 11 11 00000000001111 Land At Brooksbank Drive, Halton, Leeds, LS15 HG1‐300 4191 2 2000000000022 Land Between Century Way And Barrowby Lane, Austhorpe, LS15 8HG1‐301 4219 2 2000000000022 Skelton Gate 5217 1801 0 0 0 50 100 100 100 150 200 200 200 150 650 St Gregory's Primary School, Stanks Gardens, Swarcliffe 5329 33 0 0 0 33 00000003333 Bridgewater Road South 5360 0 0000000000000 Former Site Of The Whinmoor Pub, Stanks Lane 5389 22 0 0 22 000000002222 Former Stanks Fire Station, Sherburn Road 5393 5 0050000000055 Phase 1 Allocations Red Hall Offices & Playing Field, LS17 HG2‐119 2062 50 0000500000005050 Former Vickers Tank Factory Site, Manston Lane, Cross Gates HG2‐120 1297 450 0 0 0 30 60 100 100 100 60 0 0 90 300 Extended lead in times due to site remediation. Wykebridge Depot, Killingbeck Bridge, LS14 HG2‐121267250002500000002525 Cartmell Drive, Halton Moor 2144B 170 000000205050500050Greenspace and urban green corridor in UDP. Phase 2 Allocations Colton Road East, Colton LS15 HG2‐123 2090A 14 000001400000014Phase 2 Green Belt site with no early release in SAP. 51 78 350 653 778 895 870 900 760 700 596 1910 3688
APPENDIX 4 – INNER AREA HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Inner Area HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites St Marks Flats St Marks Walk Woodhouse Leeds 188282800000000002828 Land At Bridge Street, Gower Street, Regent Street 197 636 0 0 244 0 0 200 0 0 191 0 0 244 636 Adjacent To Rose Wharf, 78 East Street, Leeds, LS10 206720000000304200050Cleared site currently in use as car park. Lowfold, East Street, Leeds, LS9 8 207312100100100120000000312312 Land Between Mabgate, Macaulay Street, Argyll Road 20842800000200228000000 St Marys Church And Presbytery Church Road Richmond Hill 27917100000057575700057Permission expired, no current proposals. Upper Accomodation Road, LS9 30126000000260000026Cleared site with no history. South Accommodation Road And Atkinson Street Leeds 331350000350000003535 Former Motor Dealers Premises Church Street Hunslet 340230000000001013023In active use as accident repair centre. Beckhill Garth/Approach 383340000001717000034Permission expired August 2013. No current proposals. Skinner Lane LS9 414141400000000001414 Globe Road (Doncasters) LS11 433609000000000000609Former TW site with expired PP. No current proposals. South Accommodation Road LS9 (adjacent to Low Fold) 437272700000000002727 Doncasters Whitehall Road LS12 447463000000000000463Majority of site anticipated for office use. PRS unviable. Waterloo Sidings LS9 465140000000304040300020Phase 1 UDP site, no current proposals and access issues. Hunslet Mill, Goodman Street LS10 46769900000050010001000100Permission dating back to 2003 with no further activity. West Grange Road(ph 2) LS 10 4733500152000000003535 Urn Farm Middleton Road LS10 4741000025252525000007575 Shaftesbury House Beeston Road LS11 4761 1000000000011 214‐244 Cardigan Road LS4 6206500000001530200065Previous permission expired. Recent appeal dismissed. South Parkway (easel) LS 14 8159 9000000000099 Oak Tree Drive, Gipton 841180180000000001818 Killingbeck Hospital C LS14 8461 1000000000011 Tetleys Motor Services Ltd, 76 Goodman Street Hunslet LS10 1065 36 0000000001028036Coach depot in active use. St Michaels College St Johns Road LS3 1144 459 55 145 259 00000000459459 Mistress Lane Armley 1338 41 0000002021000041Permission expired August 2013. No current proposals. Rspca, Cavendish St 2026 70 0 0 35 35 00000007070 Abbey Street, Kirkstall Road 2138 107 0 0 107 00000000107107 Former Tradex Cash And Carry Site, Harehills Lane, Leeds, LS8 3QE 3013 0 0000000000000 Leeds Girls High School, Headingley, LS6 1bn 3137 88 48 40 0000000008888 Malvern Rise, LS11 3142 60 000000000303000 Bismarck Street, LS11 3145 10 0 0 10 000000001010 Holbeck Towers, Holbeck Moor Road 3146 17 0 17 0000000001717 Waverley Garth, LS11 3147 30 0000001010000030Permission expired Sep 2015. No current proposals. Carlton Gate, LS7 3149 19 0 19 0000000001919 St Luke's Green LS11 3195 17 0 17 0000000001717 Din Buildings, Roundhay Road, LS8 3qd 3206 8 0000800000088 Servia Road, Leeds, LS7 1nj 3345 72 0 0 36 36 00000007272 New Wortley Labour Club, Oak Road, New Wortley, Leeds, LS12 2hj 3354 9 0000009000000 Land Adjacent, St Hildas Church, Knowsthorpe Crescent/cross Green Lane 3459 86 0 0 43 43 00000008686 Butterfield Manor & Richmond Court, Walter Crescent, Richmond Hill, 4063 48 0000002028000048 Land North Of St Hildas Crescent, Cross Green, Leeds. LS9 0DB 4087 7 7000000000077 Boggart Hill Gardens, Seacroft, Leeds, LS14 4185 8 8000000000088 Browning House, 126 Chapeltown Road, Chapeltown 5109 21 21 00000000002121 Pepper Road LS10 5124 12 0 0 12 000000001212 Dog and Gun, 601 York Road Leeds 5150 7 0070000000077 Grove Park Care Home Grove Lane Meanwood 5161 77 0 0 38 39 00000007777 Victoria Road, Headingley, Leeds, LS6 5205 24 24 00000000002424 Bow Street and East Street 5215 23 0000001013000023No current proposals or site history. Ellerby Road and Bow Street 5216 79 0000000304090079No planning history, site adjacent Grade I Listed Building. Ellerby Lane 5222 147 50 50 47 00000000147147 Victoria House, Longfield House, Buckingham House, Headingley Office Park, 8 Victoria Road, Leeds, LS6 1 5239 43 43 00000000004343 Oak Villa Hotel, 55 Cardigan Road, Headingley, Leeds LS6 1DW 5245 10 10 00000000001010 Garnet Grove, Beeston, Leeds, LS11 5JX 5250 25 25 00000000002525 Burley Liberal Club, Burley Road/Willow Road 5307 50 0 0 0 50 00000005050 Seacroft Crescent, Seacroft 5331 50 0 0 0 50 00000005050 Bishops Way, LS14 5332 62 0 0 0 50 12 0000006262 York road/ South Parkway, Seacroft 5333 30 0 30 0000000003030 The Halton Moor PH, Halton Moor 5334 30 0 30 0000000003030 Ramshead Approach, Seacroft 5338 48 0 48 0000000004848 The Fellmonger, North Parkway, Seacroft, Leeds, LS14 6QS 5342 12 0 12 0000000001212 Site Of Former Spotted Cow, Top Moor Side, Holbeck, Leeds, LS11 9LH 5347 17 17 00000000001717 Land Adjacent To 11 Hall Road, Armley, Leeds, LS12 1UZ 5378 8 0008000000088 Blenheim Court , Woodhouse 5385 52 0 0 52 000000005252 Baileys House Adult Residential Centre, Baileys Hill, Seacroft 5386 10 0 0 10 000000001010 Land Off Boggart Hill Road, Seacroft 5392 10 0 10 0000000001010 Oak Road, New Wortley ‐ Former Club 1340A 6 0060000000066 Wykebeck Avenue, Osmondthorpe 2141A 55 0 0 0 15 40 0000005555 Cartmell Drive, Halton Moor 2144A 40 0 0 20 20 00000004040 Askets and Boggarts (A), Seacroft 2147A 22 22 00000000002222 Askets and Boggarts (C), Seacroft 2147C 106 35 35 36 00000000106106 South Parkway / Brooklands Avenue 2150B 160 0 0 50 50 50 10 00000150150 South Parkway and Brooklands, Seacroft 2150D 30 0 0 0 15 15 0000003030 Kirkstall Road, Leeds MX2‐9 3390_3393 553 0000018518518300000 Phase 1 Allocations Miles Hill Primary School, Beckhill Approach HG2‐852625000000001020200050Cleared site in LCC ownership. No current proposals. Hill Top Public House, Beckhill Grove HG2‐862631400000007700014LCC site not currently available. Amberton Terrace, Gipton, LS8 HG2‐87817570000000203700057Previous permission long expired. No current proposals. Amberton Hop, Thorn Mount, Gipton HG2‐88 5017 20 0 0 0 20 0 0 10 10 0 0 0 20 20 Vacant building with no planning history. Oak Tree Mount, Gipton, LS9 HG2‐898146232300000000006262 Barncroft Close, Seacroft HG2‐90 2146 27 0000001017000027No history, low market area. SHLAA suggests mid term. Askets and Boggarts (B), Seacroft HG2‐91 2147B 100 0 0 0 50 50 000000100100 Askets and Boggarts (D), Seacroft HG2‐92 2147D 100 0 0 0 50 50 000000100100 Seacroft Green Social Club, Seacroft HG2‐93 4110 26 0 0 26 000000002626 South Parkway/york Road Depot LS14 HG2‐94816390003900000003939 South Parkway and Brooklands, Seacroft HG2‐95 2150A 50 0 25 25 000000005050 South Parkway and Brooklands, Seacroft HG2‐96 2150C 30 0 30 0000000003030 Moresdale Avenue, Foundry Mill Street, Seacroft HG2‐97 4117 16 16 00000000001616 Land At Hawkshead Crescent, Seacroft HG2‐98 4120 25 0000001015000025Cleared site with no history. Hill Top Works & Buslingthorpe Tannery, Buslingthorpe Lane HG2‐99 125_210 189 0 0 50 50 50 39 00000150189Site in active use with permission pending since 2015. Gledhow Road/gledhow Terrace HG2‐100 5014 25 0000000001015025Cleared site, no history, in use as a car park. Hudson Road, Hudson Mill (Arcadia), Burmantofts HG2‐101 1145A 260 00000000010000260Site contains industrial units, with some in active use. Former Shaftsbury Public House, York Road, Harehills HG2‐103 4060 23 0 0 0 23 00000002323 Land At A64 And A63 Junction, Killingbeck Bridge, Halton HG2‐104 4123 32 0 0 0 32 00000003232 Wykebeck Avenue, Osmondthorpe HG2‐105 2141B 52 00000000000052Site subject to previous outline for C2, now expired. Kendall Drive, Halton Moor HG2‐106 2142 15 000000005100015Cleared LCC site in low value area. Neville Road, Halton Moor HG2‐107 2143 83 00000000103030083Cleared LCC site in low value area. Burley Willows Care Home, Willow Garth, Burley HG2‐108 5020 28 0000001018000028C2 use now ceased, no current proposals. 46 Burley Street Burley Leeds LS3 1dh HG2‐109226870087000000008787 West Of Wesley Road, North Of Tong Road, Armley HG2‐110 1023 33 0 0 0 10 17 0000002733Outline pp approved for 27 dwellings 10/05520 Holdforth Place, New Wortley, LS12 1 HG2‐111 3454 48 0000000010308048Requires possession of vacant properties, 5 year estimate Oak Road, New Wortley ‐ Gassey Fields HG2‐112 1340B 113 0000000103030300113Green area adjacent British Gas facility. No history. Rear Of Round House HG2‐113 2027 310 00000000015000150In active use for parking/storage. Cambrian Street, LS11 HG2‐114 3143 21 00000000000021Cleared LCC site with no history. Winrose Drive Greenspace, Middleton HG2‐116 4125 13 000000001300013No current proposals, in use as active amenity space. Winrose Drive/newhall Gate, LS10 3rz HG2‐118 4027 27 27 00000000002727 Thomas Danby College, Roundhay Road MX2‐7 5221 118 0000000303030280118Former college site bordered by B1/B2 uses, no history. Compton Arms, Compton Road, Burmantofts, Leeds, LS9 7b MX2‐8 2785000000000000050Site previously assessed as unviable. Land at Kirkstall Road and land off Wellington Road MX2‐9 198 1010 0 0 0 200 0 0 400 0 0 200 0 200 800 Phased development of apartments. New Wortley, Wellington Road Industrial Estate, Wellington Road MX2‐10 3408 325 0000000110110105000 Former Gas Works, Armley Gyratory MX2‐11 1265 122 000000001220000 Benyon House, Ring Road, Middleton, LS10 4AA MX2‐12 3015 37 00000000000037Previous refusal for food store, low value market area. 620 656 1340 942 352 659 1102 691 894 824 282 3910 7837
APPENDIX 5 – NORTH HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
North HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites 3 Monk Bridge Road Meanwood Leeds 3 9 0000000000009Permission expired July 2014. No current proposals. Spenfield House Otley Road Headingley Leeds LS16 5 8 1300000000000013Permission expired March 2014. No current proposals. Woodside Mill Low Lane Horsforth Leeds 655900000000000059Permission expired March 2015. No current proposals. Former Civil Service Sports Association Ground Newton Green 106740074000000007474 University Of Leeds Tetley Hall 40‐42 Moor Road 17468103028000000006868 Ring Road West Park, Silk Mill Way And Iveson Drive 37633500005010010050350050150PP granted but requires remediation and GCN trans locat. Kirkstall Forge Abbey Road Kirkstall Leeds Kirkstall Forge, Abbey Road, Ki 626 1385 0 0 12 50 50 100 100 150 150 180 180 112 485 CEG ‐ Outline PP first approved 2007. Slow progress. Eastmoor Tile Lane, Adel, LS16 6856700000000000067Phase 1 UDP site with alternative uses now considered. Dunstarn Lane, Adel, LS 16 687280028000000002828 Silk Mill Drive LS 16 6882000000000000020Phase 3 UDP site subject to no activity. Cookridge Hospital LS16 6892434310010000000000243243 Westbrook Lane Horsforth 720150150000000001515 Westbrook Lane Horsforth 7217500000000000075Phase 3 UDP site subject to no activity. Victoria Avenue Horsforth 7315 0500000000055 The Mansion, Woodlea Drive, LS6 764170170000000001717 Mansion House Mansion Gate Drive LS7 845180018000000001818 Government Buildings , Otley Road, LS16 5pu 1033 97 50 47 0000000009797 Clarient Production Uk Limited, Calverley Lane, Horsforth, LS18 4RP 1339 119 54 39 41 00000000134119 West Park Centre, LS16 2049 69 0 0 0 69 00000006969 Wigton Moor Primary School, High Ashdrive, Alwoodley, LS17 2056 0 0000000000000 The Former Dutton Arms, Queenswood Drive, Headingley, Leeds 3184 1 1000000000011 Rear 268‐274 Shadwell Lane LS17 3207 3 3000000000033 128 Wetherby Road, Roundhay, Leeds, LS8 2jz 3301 1 1000000000011 Rear Of The Hollies, Park Avenue, Roundhay, Leeds, LS8 2jj 3341 5 5000000000055 Horsforth Mill, Low Lane. Horsforth, LS18 4er 4021 89 45 44 0000000008989 29 ‐ 31 Moor Road, Headingley, Leeds, LS6 4BG 5176 32 0 0 32 000000003232 Land At Lakestream House, 142 Wetherby Road, Leeds, LS8 2LF 5177 7 7000000000077 Leeds Trinity University College, Brownberrie Lane, Horsforth, Leeds, LS18 5HD 5178 29 29 00000000002929 Elton Lodge, Newton Road 5183 9 0090000000099 13 ‐ 17 Shaw Lane, Meanwood, Leeds, LS6 4DH 5188 31 31 00000000003131 Ireland Wood Social Club, Iveson Drive, Lawnswood, Leeds, LS16 6NG 5190 1 1000000000011 22 Shire Oak Road, Headingley, Leeds, LS6 2DE 5207 9 9000000000099 80 Cardigan Road, Headingley, Leeds, LS6 3BJ 5227 16 0 16 0000000001616 Mary Morris House, 24 Shire Oak Road, Headingley, Leeds, LS6 2DE 5241 10 10 00000000001010 135 Alwoodley Lane, Alwoodley, Leeds, LS17 7PG 5243 5 5000000000055 Corn Mill Fold, Low Lane, Horsforth, Leeds, LS18 5NJ 5343 13 13 00000000001313 101 Commercial Road, Kirkstall, Leeds, LS5 3AD 5345 36 36 00000000003636 Land Rear Of Shoulder Of Mutton Public House, Garmont Road, Leeds, LS7 3LW 5346 7 7000000000077 Adel Eastmoor 5350 27 0 0 27 000000002727 Land At Devonshire Lodge, Devonshire Avenue, Lidgett Park 5354 41 41 00000000004141 Elmete Wood School , Elmete Lane , Roundhay 5355 9 0900000000099 Moseley Wood Gardens (land off), Cookridge LS16 1199A 135 0 0 0 50 50 35 00000100100 Otley Road ‐ Bodington Hall, Lawnswood LS16 1299A 44 22 22 0000000004444 Land south east of Holt Park Leisure Centre, Holt Park, Leeds 3010A 52 00000000000052Previous pp expired Aug 2013. No current proposals. Land at 116 Cardigan Road, Headingley 4058A 14 0 0 0 14 00000001414 Phase 1 Allocations Eyrie Public House, Holtdale Approach, Holt Park, LS16 7rx HG2‐30 4216 6 6000000000066 Cookridge Fire Station, Otley Old Road, LS16 7bf HG2‐32 4217 15 0 0 0 15 00000001515 Land south east of Holt Park Leisure Centre, Holt Park, Leeds HG2‐33 3010B 24 00000000000024Greenfield site with no history. Land Off Farrar Lane, Holt Park, LS16 7 HG2‐34 4233 16 00000000000016LCC site used as surface car park. No proposals. Land At Brownberrie Lane, Horsforth, LS18 5HG2‐37 3384 12 0 12 0000000001212 Land Rear High Moor Court, High Moor Avenue, Moor Allerton HG2‐40819 0090000000099 South Of The A65 From Horsforth Rab To Rawdon Crematorium, LS18 4 HG2‐41 4240 777 0 0 0 30 60 80 80 80 80 80 80 90 300 Phase 1 Green belt site, current policy conflict. Land At Clarence Road Horsforth Leeds LS18 4lb HG2‐44235250250000000002525 Former St Josephs Convalescent Home, Outwood Lane, Horsforth HG2‐45 4057 30 0 30 0000000003030 Land At Vesper Road Kirkstall Leeds LS5 3NU HG2‐4737170170000000001717 Land off Weetwood Court (adjacent to water treatment works) HG2‐48 3457 32 0 0 0 32 00000003232 Carr Manor, Meanwood, LS6 HG2‐51 2055 15 0 15 0000000001515 Land at Cockcroft House, Cardigan Road, Headingley HG2‐52 4058B 16 0 16 0000000001616 Meanwood Road Working Mens Club Meanwood Road Leeds MX2‐3 975400252900000005454 Area Within Kirkstall Hill, Beecroft Street, Commercial Road MX2‐4 3014 55 0000020350000055Site remains in part active use. No current proposals. Phase 2 Allocations Moseley Wood Gardens (land off), Cookridge LS16 HG2‐29 1199B 63 000000501300000 Alwoodley Lane, Alwoodley LS17 HG2‐36 2053B 285 000003060606060150100Phase 2 Green Belt site with no early release in SAP. Dunstarn Lane (land south), Adel LS16 HG2‐38 1178A 68 0000035330000050Phase 2 Green Belt site with no early release in SAP. Land At Broadway And Calverley Lane, Horsforth HG2‐42 1016 18 000001800000018Phase 2 Green Belt site with no early release in SAP. Site of Leeds City College, Calverley Lane, Horsforth, Leeds HG2‐43 5009A 72 0000036360000072Phase 2 Green Belt site with no early release in SAP. Land at Kirkstall Forge, Kirkstall Road, Leeds 5352 0 00000000000 Phase 2 Green Belt site with no early release in SAP. Site of Leeds City College, Calverley Lane, Horsforth, Leeds HG2‐43 5009B 134 0000050503400000 The Former Waste Water Treatment Work, Horsforth HG2‐46 1062 53 0000030180000053Phase 2 Green Belt site with no early release in SAP. Weetwood Avenue, Leeds, LS16 5NQ HG2‐49 3376 30 0000010200000030Phase 2 Green Belt site with no early release in SAP. 429 459 403 289 210 544 582 387 325 320 275 1790 3171
APPENDIX 6 – OUTER NORTH EAST HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Outer North East HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites St Vincents School, 27 Church Street, Boston Spa 9013006700000001313 Bramham House, Bowcliffe Road, Bramham 7783000000000000030Phase 1 UDP site, long history and no positive activity. Bowcliffe Road Bramham 7832 2000000000022 Linton Springs Sicklinghall Rd, Linton 7877 0700000000077 Grove Road, Boston Spa 1008 104 0 0 50 54 0000000104104 Spofforth Hill, Wetherby, LS22 1046 325 100 100 100 25 0000000325325 Leeds Road Collingham 2135 150 0 0 50 50 50 000000150150 Spen Common Lane, Bramham 3152 9 0000000000009Permission expired March 2017. No longer marketed. Land At 3 Scarcroft View, Brandon Lane, Shadwell, LS17 9jj 4015 0 0000000000000 Land To The West Of Bay Horse Lane, Scarcroft 4016 0 0000000000000 Wood Farm, Wetherby Road, Scarcroft, LS14 3hn 4066 0 0000000000000 Land South Of Aberford Road, Barwick In Elmet, LS15 4dz 4069 0 0000000000000 Black Horse Farm, S Approach, Aberford, LS25 3au 4070 1 1000000000011 White House Farm, Bunkers Hill, Aberford, LS25 4072 5 0050000000055 Sandbeck Way, Wetherby 4074 9 9000000000099 Deighton Road, Wetherby 4076 2 2000000000022 Land bound by Grange Avenue, Rudgate Park, Street 5 and Wealstun Prison, Wealstun 5300 142 0000000505042000 Land at Keswick Lane, Bardsey 5361 0 0000000000000 Land at St Johns Farm, Main Street, Aberford 5362 0 0000000000000 Land at Becca Farm, Main Street, Aberford 5363 0 0000000000000 Land at Sandbeck Farm, Wetherby 5364 0 0000000000000 Land opposite The Rowans, Wetherby 5365 0 0000000000000 Land at Holywell Lane, Shadwell, Leeds 5366 0 0000000000000 Land at Nanny Goat Lane, Garforth, Leeds 5367 0 0000000000000 Land at Becca Farm/Highfield Road, Aberford, Leeds 5368 0 0000000000000 Land west of Roundhay Park Lane, Shadwell, Leeds 5369 0 0000000000000 Land at Smithy Lane, Bardsey, Leeds 5370 0 0000000000000 Norton House, Deighton House, Wetherby 5391 7 0700000000077 Land to the east of Wetherby 1233_2158_3125 1100 0 0 10 90 90 90 90 90 90 90 90 190 300 Phase 1 Allocations Parlington Allocation 5372 1850 0 0 0 50 100 150 150 200 250 250 250 150 350 Land at Sandbeck Lane Wetherby HG2‐19 5166 111 50 50 11 00000000111111 Mercure Hotel, Leeds Road, Wetherby HG2‐20 4075 86 00000000000086Hotel in active use with no current proposals. Scarcroft Lodge Wetherby Road Scarcroft Leeds HG2‐26151300000000505030000 Phase 3 Allocations Church Street, Boston Spa HG2‐22 1154_3132 36 00000000360000 Land To The North Of Keswick Lane, Bardsey Site Of The Blessed Sacrament Church LS22 HG2‐24 1153 10 00000001000000 Land At Farfield House, Great North Road, Bramham, LS23 6lh HG2‐25 4150 14 00000001400000 Land Adjacent To Belle Vue Road, Scholes HG2‐28 4068 15 00000001500000 164 164 232 276 240 240 240 429 476 412 340 1076 1511
APPENDIX 7 – OUTER NORTH WEST HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Outer North West HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites Bramwood, 11 Creskeld Crescent, Bramhope, Leeds LS16 3648 0008000000088 Rumplecroft 744135000353500000070135Application approved for 75 units 16/06770/FU East Of Otley 745 550 0 0 30 60 60 60 60 70 70 70 70 150 150 Garnetts Paper Mill, Mill Lane , Otley 1122 137 35 35 35 32 0000000137137 Development Engineering Services, Ilkley Road, Otley 5181 12 0 0 12 000000001212 1 Union Court, Westgate , Otley 5381 32 0 0 32 000000003232 Phase 1 Allocations Former Inglewood Children's Home, Otley, LS21 3 HG2‐13 4259 16 00000000000016LCC site ‐ availability unknown. Ashfield Works, Westgate, Otley MX2‐1 3205000000000000050No proposals and alternative uses being explored. Westgate, Otley MX2‐2 31315000000510000015Site in active use with multiple land owners involved. Phase 2 Allocations Church Lane Adel HG2‐18 2130 87 0 0 30 40 30 00000010087 Phase 3 Allocations Land At Green Acres, Moor Road, Bramhope, LS16 9HJ HG2‐15 3400 42 00000004200000 Land To Rear Of 45 Creskeld Lane, Bramhope HG2‐16 1002 23 00000002300000 Breary Lane East, Bramhope LS16 HG2‐17 1080_3367A 376 0 35 60 60 60 60 60 41 0 0 0 215 0 35 70 199 235 185 120 125 186 70 70 70 724 642
APPENDIX 8 – OUTER SOUTH HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Outer South HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites Royds Green Farm Royds Green Oulton Leeds LS26 8EZ 1335 5000000000055 Land Off Fleet Lane,oulton,leeds 3348 8000000000088 Land Off Royds Lane Rothwell Leeds 3353920190000000003939 Aberford Rd, Woodlesford 4993216160000000003232 Main Street Carlton 507150015000000001515 Former Bay Horse, Main St, Methley 5151 1000000000011 Pinfold Lane, Wmc, Methley 5236 6000000000066 Sharp Lane Robin Hood 5129 9 9000000000099 China Red Dragon, 3 Wakefield Road, Oulton 5149 74 0 0 74 000000007474 Oulton Hall, Rothwell Lane, Rothwell, Leeds, LS26 8ZF 5246 5 5000000000055 Land at Brook Farm Ouzlewell Green 5340 0 0000000000000 Mickletown Road Methley 2129A 6 0000600000066 Mickletown Road Methley 2129B 184 0000353535353590351842 year permission approved April 2015 and now expired. Phase 1 Allocations Windlesford Green Hostel, Woodlesford HG2‐176 4082 26 0000260000002626Site identified for C2 use. Site At Alma Villas, Woodlesford, Leeds, LS26 8PW HG2‐177136120000120000001212No activity and current highways issues. Site Of Glenoit And Minerva Mills Aberford Road Oulton HG2‐1781437000035350000007070 Main Street and Pitfield Road, Carlton, Wakefield HG2‐182 129A 36 0 36 0000000003636 77 ‐ 79 Aberford Road Oulton Leeds LS26 8HS MX2‐141305000000000000050Car showroom in active use. Phase 2 Allocations Rothwell Garden Centre, Wood Lane, Rothwell, LS26 HG2‐174 1359 83 00000353513000050Phase 2 Green Belt site with no early release in SAP. Haighside Rothwell HG2‐173 1049_1058 578 0 0 0 30 60 60 80 80 80 80 80 90 100 Phase 2 Green Belt site with no early release in SAP. Bullough Lane ‐ Haigh Farm (land adjacent to), Rothwell Haigh LS26 0JY HG2‐175 1259B 154 000003550501900050Phase 2 Green Belt site with no early release in SAP. Land At Fleet Lane / Eshald Lane, Oulton, LS26 8ht HG2‐179 1035 40 0000020200000040Phase 2 Green Belt site with no early release in SAP. Fleet Lane And Methley Lane, Oulton, LS26 8 HG2‐180 4222A_B_C 322 000003060606060520322Phase 2 Green Belt site with no early release in SAP. Swithens Lane, Rothwell, Leeds LS26 0BS HG2‐183 1365A 136 00000365050000050Phase 2 Green Belt site with no early release in SAP. Phase 3 Allocations Land at Leadwell Lane, Robin Hood HG2‐181 3445A 60 000000030300000 Land East Of Shop Lane, Lofthouse, Wakefield, WF3 3pd HG2‐184 3088 31 00000003100000 Church Farm And Surrounding Land North Of M62, Lofthouse HG2‐185 1261_4220 188 00000005050503800 Hunts Farm, Main Street, Methley HG2‐1862892500000002500000 70 71 89 65 174 251 330 424 274 199 170 469 1190
APPENDIX 9 – OUTER SOUTH EAST HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Outer South East HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites Hollinshurst Depot Queen Street Allerton Bywater 298272700000000002727 Station Road, Allerton Bywater 81895353525000000009595 South Of Old Micklefield 820 150 0 0 0 35 35 35 35 10 0 0 0 70 150 Phase 3 UDP site with no current proposals. Manor Farm Bldgs, Micklefield 825140140000000001414 Barleyhill Road Garforth 836131300000000001313 Church Lane And Manor Farm, Micklefield 1118 390 40 50 50 50 50 50 50 50 0 0 0 240 240 East Garforth Primary School, Garforth, LS25 2092 0 0000000000000 Moorgate Kippax 2131 156 40 40 40 36 0000000156156 51 Westfield Lane, Kippax, Leeds, LS25 7ja 3352 6 6000000000066 Grange Court, Church Gardens, Garforth 4083 58 0 0 25 25 80000005858 Leeds Road, Kippax 4156 0 0000000000000 Royal Oak, Cross Hills, Kippax, Leeds, LS25 4196 4 4000000000044 Land Adjacent To West Court, Park Lane, Allerton Bywater, Castleford, WF10 2AJ 5193 5 5000000000055 Ledston Hall, Hall Lane, Ledston, Leeds, WF10 2BB 5208 10 10 00000000001010 Stocks Blocks site, Ninelands Lane, Garforth 5268 240 0 15 40 40 40 40 40 23 0 0 0 135 200 Application pending 17/00307 ‐ Redrow delivery confirmed. Phase 1 Allocations Stourton Grange Farm South, Selby Road ‐ Ridge Road, Garforth HG2‐124 1232B 2314 0 0 0 50 100 150 150 200 200 200 200 150 850 Green belt Phase 1 release. Ash Tree Primary School, Leeds Road, Kippax HG2‐1292652200000000000022SHLAA indicates site last went to auction in 2008. Land At 25 ‐ 29 High Street, Kippax HG2‐130 5013 16 00000000000016Ownership unknown and may require CPO. Barnsdale Road, Allerton Bywater HG2‐1353104900024250000004949 Phase 3 Allocations Land To The South Of Pit Lane, Micklefield, LS25 HG2‐125 1176 79 000000004039000 Land To North Of Micklefield Railway Station Car Park, Micklefield, LS25 HG2‐126 1174 18 00000001800000 Newtown Farm, Micklefield HG2‐127 4200B 42 00000004200000 Selby Road/Leeds Road, Kippax HG2‐128 3109C 40 00000004000000 Whitehouse Lane, Great Preston HG2‐131 3100B 40 00000004000000 Brigshaw Lane (land to east of), Kippax HG2‐132 1175A 76 000000050260000 Ninevah Lane, Allerton Bywater HG2‐133 1357 57 00000005700000 Carlton View, Allerton Bywater HG2‐1348272500000002500000 180 154 180 260 258 275 275 555 266 239 200 1032 1915
APPENDIX 10 – OUTER SOUTH WEST HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Outer South West HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites The Old Hall Yard Main Street East Ardsley WF3 2ap 3756 0060000000066Permission expired February 2014. No activity. Barkly Road LS11 4812500000000000025Permission previously expired March 2014. No activity. Fall Lane (west) East Ardsley 4956434300000000006464 Sharp Lane C 5024930190000000004949 Lingwell Road, Middleton, LS10 509170170000000001717 Bradford Road, Ardsley Common 5278 8000000000088 Woolin Crescent West Ardsley 5362800000000000028Phase 1 UDP site with no activity. Park Mills South St Morley 5473300000000000033Permission expired April 2014. No current proposals. Manor House Farm, Baghill Green Wa 5516 6000000000066 Albert Road Morley 5634000000000000040Permission expired Dec 2014. In use as haulage depot. Royds Lane, Wortley, LS12 6378550350000000008585 Land Off Bradford Road , East Ardsley WF3 1032 315 0 0 50 100 100 65 00000250250 7a Waterword Close, Tingley, WF3 1ql 1038 3 3000000000033 Nethertown Pig Farm, Old Lane, Drighlington, Leeds, BD11 1LU 1077 23 0 0 0 23 00000002323 Owlers Farm Pas , Wide Lane, Morley 1285 114 25 50 39 00000000114114 Corporation Street Morley 3188 22 00000000000022Permission expired June 2012. No current proposals. Batley Road West Ardsley 3214 2 2000000000022 Wakefield Road Drighlington 3216 5 5000000000055 309 Leeds Road, Lofthouse, WF3 3qd 3350 1 1000000000011 Land Off Daisy Hill Close, Morley, Leeds 3428 13 13 00000000001313 St Marys Congregational Church, Commercial Street, Morley, Leeds 4198 18 00000000000018Permission expired June 2015. No current proposals. Leeds Valve Co Ltd, 23 ‐ 25 Town End, Gildersome, Morley, Leeds 5100 9 0090000000099 2 Back Lane, Drighlington, BD11 1LS 5113 3 3000000000033 Timber Tops Forsythia Avenue East Ardsley 5117 8 0080000000088 Fall Lane East Ardsley 5130 26 0 0 26 000000002626 Reedsdale Gardens Gildersome 5131 15 0 0 0 15 00000001515Phase 3 UDP site with no activity. SOUTH PARADE MORLEY 5137 5 5000000000055 Summerfield Court Residential Home, Britannia Road Morley, Leeds 5191 7 7000000000077 Former Railway Public House, Moor Knoll Lane, East Ardsley, WF3 2ED 5202 14 14 00000000001414 Land Along Park Wood Road, Beeston, Leeds, LS11 5228 4 4000000000044 Throstle Terrace 5336 15 0 15 0000000001515 Towcester Avenue 5339 41 20 21 0000000004141 Former Site of Barfield House, Britannia Road, Morley 5377 8 0080000000088 Quarry Court, High Street , Morley 5387 9 0090000000099 Valley Mills, Whitehall Road, Drighlington 5388 44 0 0 0 22 22 0000004444 Bruntcliffe Road and Scott lane, Morley Leeds LS27 1064A 115 0 0 50 50 15 000000115115 Bruntcliffe Road, Morley 1281A 81 40 41 0000000008181 Bruntcliffe Road, Morley 1281B 61 0 30 31 000000006161 Haigh Moor Road ‐ Jude's Point, West Ardsley, WF3 1EF Plan App 12/01850/RM 1330A 3 3000000000033 Throstle Lane Playing Fields, Middleton LS10 2100A 140 000000000000140Playing pitches in active use. Phase 3 UDP site. Spring Gardens Drighlington 2124_3003 250 000000010010050000 Phase 1 Allocations Site of Makro Supermarket on Royds Lane, Lower Wortley, Leeds HG2‐137 3386 111 000000000000100No activity and site in use as cash and carry. Park Lees, St Anthony's Road, Beeston HG2‐138 4002 18 00000000000018No activity and owners exploring other uses. Jubilee Works, Old Lane, Beeston HG2‐139341440004400000004444 Sugar Mill, Oakhurst Avenue (just Off Dewsbury Road), Leeds HG2‐140 3394 60 00000060000000 Off Whitehall Road Drighlington BD11 1bx HG2‐1423334900000000000049Drakes extrusion site in active use. Finning (uk) Ltd, Gelderd Road, Gildersome, LS27 7JS HG2‐146 3378 85 00000000000085Finning UK currently occupying site. Land North Of Albert Road , Morley HG2‐152 1319 61 39 22 0000000006161 Albert Drive, Morley HG2‐153 1284A_4211 121 0 0 0 30 50 41 0000080121 Lower Moor Farm Pas , Albert Drive, Morley HG2‐154 1320 200 0 0 50 50 50 50 00000150150 Joseph Priestley College, Peel Street, Morley HG2‐155 4053 28 0 28 0000000002828 Rod Mills Lane, High Street, Morley HG2‐156 2036 15 00000000000015No proposals. Part of site in active use. Britannia Road, Morley HG2‐157 137A 63 00000000000063Long standing SHLAA site subject to no activity. Tingley Mills Tingley Common Morley Leeds HG2‐158141100000000000000100Numerous commercial occupiers in active use. Sissons Farm, Middleton, LS10 HG2‐159 2098A_C 222 0 0 0 30 50 50 50 42 0 0 0 80 200 Sissons Drive/sissons Road, Middleton HG2‐160 4034 14 00000000000014Site in low value market area subject to no proposals. Throstle Mount, Middleton HG2‐161 4035 15 00000000000015Site in low value market area subject to no proposals. Thorpe Square, Middleton, LS10 HG2‐164 4032 37 0 0 0 20 17 0000003737 Thorpe Hill Farm, Lingwell Gate Lane, Thorpe HG2‐165 4004 57 0 0 0 10 30 17 000004057 Land Of Long Thorpe Lane, Thorpe, Wakefield, WF3 3bz HG2‐166 1029 17 0000107000001017 Phase 2 Allocations Whitehall Road (south of) ‐ Harpers Farm HG2‐136 1171B 279 00000505070703900100Phase 2 site with no early release in SAP. Lane Side Farm Pas Morley HG2‐149 1282 550 0 0 35 70 70 70 70 70 70 70 25 175 400 Outline application pending 16/02988 ‐ Persimmon Churwell (land to the east of) LS27 HG2‐150 1220A 205 0000035707030000100Phase 2 site with no early release in SAP. Haigh Wood, Ardsley HG2‐168 3373A 108 000000050508000 Haigh Wood, Ardsley HG2‐169 3373C 262 000000010010062000 Phase 3 Allocations Site of Estoro Farm Black Gate Bradford Road, Thorpe Lane, Tingley HG2‐167 1143B_D 619 000000010015020016900 Highfield Drive/Harthill Lane (land off), Gildersome LS27 HG2‐147 1200A 76 000000050260000 Westerton Road, Tingley, WF3 HG2‐171 258_2105_3365_514 19500000005050504500 Westfield Farm Drighlington, Bd11 HG2‐144 1344 17 00000001700000 Street Lane, Gildersome HG2‐145 3000_3064 393 00000001001001009300 Gelderd Road/M621, Gildersome HG2‐148 3060A 203 00000001001030000 Land off Haigh Moor Road HG2‐170 3456A 41 00000004100000 Land at Moor Knoll Lane East Ardsley HG2‐233 5165 11 00000001100000 312 308 321 464 414 385 300 971 849 579 332 1819 3194
APPENDIX 11 – OUTER WEST HMCA HOUSING TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Outer West HMCA Johnson Mowat Ten Year Housing Trajectory Disputed JM LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Johnson Mowat Notes Site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Delivery SHLAA
Identified Sites Land North Of Morrisons Swinnow Road Swinnow Leeds 26250002500000002525 Daytona Works Carlisle Road Pudsey Leeds LS28 8PL 33180180000000001818 Moorfield Road / Tower Works 416200031310000006262Permission expired Dec 2014. South Park Mills, 15, 15a, 16 And 17, Acrivan Ltd, Fulneck 64210002100000002121 Salvation Army, 139 Broad Lane, Bramley, Leeds 163280020800000002828 Fairfield Grove (fairfields), Bramley 242165110000000001616 Cliff House Fawcett Lane LS12 5957 0070000000077 Pollard Lane LS13 602136404040160000000136136 Elder Road/Swinnow Road LS13 6132500000000000025Permission expired January 2016. Canal Wharf Wyther Lane LS5 625640064000000006464 Westfield Mill Broad Lane LS13 636133000000000000133Permission expired. Ashley Road LS12 6387 7000000000077 Berry Mount Wood Lane LS12 6441200000000000012Permission expired June 2013. No current activity. Bagley Lane Farsley 645131300000000001313 Delph End Pudsey 6463216160000000003232 Charity Farm, Swinnow 6495000252500000005050 Lane End, Pudsey 6502000000000000020Phase 1 UDP site with no activity. Robin Lane/longfield Road, Pudsey 653280002800000002828 Pudsey Road, Bramley, LS 13 656100001000000001010 83‐105 Bradford Road Stanningley 678780000000020302800 Stylo House, Harrogate Road, Apperley Bridge Bradford Bd10 1337 1 1000000000011 Park Spring Primary School, Swinnow, LS19 2075 0 0000000000000 Calverley Lane, Farsley 2121 31 20 11 0000000003131 Farsley Fairfield Infants School, Cotefields Avenue, Farsley, Pudsey, LS28 5EE 3038 0 0000000000000 Elder Road LS13 3196 22 00000000000022Permission expired March 2017. Lumby Lane, Pudsey 3203 12 0 0 12 000000001212 Old Road, Farsley, Pudsey, LS28 5dj 3302 10 00000100000000 The Old Vic, 17 Whitecote Hill, Bramley, Leeds 3304 9 0090000000099 Green Lane, Pudsey, LS28 8jn 3379 1 1000000000011 St Lawrence House, Crawshaw Road, Pudsey, LS28 7ub 4197 1 1000000000011 Town End Works, Back Lane, Bramley, Leeds, LS13 4es 4199 28 0 0 14 14 00000002828 Land And Premises Opposite 60 To 68, Half Mile Lane, Stanningley, Pudsey 5114 12 0 0 12 000000001212 Roker Lane/Hare Lane 5118 8 0800000000088 Whitecote Hill LS13 5120 5 5000000000055 Former Garage Site, Harley Green 5185 8 0800000000088 Sunny Bank Mills, Town Street, Farsley, LS28 5UJ 5194 12 0 0 12 000000001212 The Swinnow, Swinnow Lane, Swinnow, Leeds, LS13 4QX 5203 14 0 0 14 000000001414 3 Crowther Avenue, Calverley, Pudsey, LS28 5SA 5204 5 0050000000055 Broadlea Street, Leeds, LS13 2SD 5209 24 24 00000000002424 Land South Of By Pass, Hough End Lane, Bramley, Leeds, LS13 4ET 5226 36 0 0 36 000000003636 Block 1, Whingate House, Whingate, Armley 5238 34 34 00000000003434 Former Farnley Working Mens Club, Butt Lane, Farnley, Leeds, LS12 5BD 5249 8 8000000000088 Wood Nook, North of the B6155, Pudsey 5286 60 0 60 0000000006060 Stonebridge Mills, Farnley 5303 75 0 25 25 25 00000007575 Hough Top Court Amenity Space, Hough Top, Pudsey 5305 76 0 0 25 25 26 0000007676 Heights Lane, Armley 5337 28 0 28 0000000002828 Site Of The Former Christ Church Vicarage, Armley Ridge Road, Leeds, LS12 5344 9 9000000000099 Green Flag House And Park House, Cote Lane, Farsley, Pudsey, LS28 5GF 5379 139 0 139 000000000139139 Land Off Carlise Road, Pudsey 5380 8 0080000000088 Bramley Liberal Club, 14 Hough Lane , Bramley 5382 7 0700000000077 Land Adjacent To 320 Pudsey Road, Bramley 5390 9 0090000000099 Phase 1 Allocations Calverley Cutting, Leeds Liverpool Canal, Apperley Bridge HG2‐53 4097 32 0 0 0 16 16 0000003232Green belt Phase 1 release. Airedale Mills, Rodley HG2‐58 1322 5 0000000000005Substantially vacant site subject to no activity. Hillside Reception Centre Leeds and Bradford Road Bramley HG2‐60 5136 20 20 00000000002020 Raynville Road/Raynville Crescent, Bramley (East) HG2‐61 4042A 14 14 00000000001414 Land Adjoining Woodhall Road ‐ Gain Lane, Thornbury Bd3 HG2‐63 1201 196 0 0 0 30 50 50 50 16 0 0 0 80 100 Green belt Phase 1 release in active use. Sunnybank Lane, Pudsey HG2‐64 4047 22 0 22 0000000002222 Daleside Road, Pudsey HG2‐65 4046 89 0 0 0 30 30 29 000006089 Hill Foot Farm, Pudsey HG2‐66 2120 70 0 70 0000000007070 Owlcotes Farm/Owlcotes Gardens Pudsey HG2‐67 1073A_3440 92 0 0 0 12 0 20 20 40 0 0 0 12 52 Covered reservour, land partly unregistered. Land At Waterloo Road, Pudsey LS28 HG2‐68 1195 35 0 0 0 10 25 0000003535Green belt Phase 1 release. Dick Lane, Thornbury, Bradford, BD3 HG2‐69 3011_4044 206 0 0 0 30 50 50 50 26 0 0 0 80 206 Site promoted by landowner in low value market area. Land At Rear Of 41 Tyersal Avenue, Tyersal, Bradford, Bd4 8hj HG2‐70 3121 27 00000000000027Site promoted by landowner, no current proposals. Land Off Tyersal Road, Pudsey, Bd4 8ez HG2‐71 4169 33 0 0 0 10 23 0000003333Green belt Phase 1 release. Land Off Tyersal Court, Tyersal Bd4 8 HG2‐72 3464 40 0 0 0 20 20 0000004040Green belt Phase 1 release. Harper Gate Farm, Tyersal Lane, Bradford BD4 0RD HG2‐73 1343A 270 25 50 50 50 50 45 00000225225 Station Street, Pudsey HG2‐74659200002000000002020 Musgrave Court Crawshaw Road Pudsey HG2‐75 5135 14 00000000000014Former residential care home, no activity. Houghside Pudsey, LS28 HG2‐76 1060A_3377A 200 0 0 0 30 50 50 50 20 0 0 0 80 200 Green belt Phase 1 release. Regina House, Ring Road, Bramley, LS13 4et HG2‐77 4039 64 000005014000000 Land At Acres Hall Avenue, Pudsey, LS28 HG2‐80 1184_3050 62 0 0 0 15 30 17 000004562 Wortley High School And Leeds West City Learning Centre, Swallow Crescent HG2‐82 4007 40 0 0 0 40 00000004040 Thornhill Road, Upper Wortley, LS12 4lg HG2‐83 4036 14 0 0 14 000000001414 Oldfield Lane (leeds City Boy's Pitch) LS12 HG2‐842546100000000000061Requires relocation of playing pitches, no current strategy. Stanningly Road, LS12 3qs HG2‐200 4249_5010 22 00000000000022Site subject to no activity. Site At Waterloo Lane And Waterloo Way, LS13 2, Leeds MX2‐5 3412 20 00000000000020Low value market area in active retail use. Wortley Low Mills Whitehall Road MX2‐6 5219 35 00000000000035Vacant employment allocation. No activity. Phase 2 Allocations Rodley Lane (land at) ‐ Calverley Lane, Calverley LS19 HG2‐56 1193A 53 0000025280000053 Land On North East Side Of Rodley Lane, Rodley HG2‐59 4213 17 000001700000017 Phase 3 Allocations Land Off Upper Carr Lane, Calverley HG2‐54 1124 18 00000001800000 Calverley Lane, Calverley HG2‐55 4049 18 00000001800000 243 513 401 541 401 363 212 138 20 30 28 2099 2917
APPENDIX 12 – JOHNSON MOWAT TEN YEAR TRAJECTORY
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Johnson Mowat Housing Trajectory Totals (Including Phase 1 Green Belt Releases) 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Aireborough 84 114 95 71 11 252 301 235 158 34 0 City Centre 517 330 940 779 523 574 1530 705 753 1106 328 East Leeds 51 78 350 653 778 895 870 900 760 700 596 Inner Area 620 656 1340 942 352 659 1102 691 894 824 282 North 429 459 403 289 210 544 582 387 325 320 275 Outer North East 164 164 232 276 240 240 240 429 476 412 340 Outer North West 35 70 199 235 185 120 125 186 70 70 70 Outer South 70 71 89 65 174 251 330 424 274 199 170 Outer South East 180 154 180 260 258 275 275 555 266 239 200 Outer South West 312 308 321 464 414 385 300 971 849 579 332 Outer West 243 513 401 541 401 363 212 138 20 30 28 Windfall 500 500 500 500 500 500 500 500 500 500 500 Empty Homes 100 100 100 100 100 100 100 100 100 100 100
Total 1801 3195 2226 3296 3306 3305 3517 5150 5175 4146 5158 6467 6221 5445 5113 3221
Johnson Mowat Housing Trajectory Totals (Excluding Phase 1 Green Belt Releases) 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Aireborough 84 114 95 71 11 252 301 235 158 34 0 City Centre 517 330 940 779 523 574 1530 705 753 1106 328 East Leeds 51 78 350 653 728 895 870 900 760 700 596 Inner Area 620 656 1340 942 352 659 1102 691 894 824 282 North 429 459 403 259 150 464 502 307 245 240 195 Outer North East 164 164 232 226 140 90 90 229 226 162 90 Outer North West 35 70 199 235 185 120 125 186 70 70 70 Outer South 70 71 89 65 162 251 330 424 274 199 170 Outer South East 180 154 180 210 158 125 125 355 66 39 0 Outer South West 312 308 321 394 274 270 250 929 849 579 332 Outer West 243 513 401 350 107 167 62 76 20 30 28 Windfall 500 500 500 500 500 500 500 500 500 500 500 Empty Homes 100 100 100 100 100 100 100 100 100 100 100
Total 1801 3195 2226 3296 3306 3305 3517 5150 4784 3390 4467 5887 5637 4915 4583 2691
Phase 1 Green Belt Releases 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Aireborough 00000000000 City Centre 00000000000 East Leeds 000050000000 Inner Area 00000000000 North 0 0 0 30 60 80 80 80 80 80 80 Outer North East 0 0 0 50 100 150 150 200 250 250 250 Outer North West 00000000000 Outer South 000012000000 Outer South East 0 0 0 50 100 150 150 200 200 200 200 Outer South West 0 0 0 70 140 115 50 42 0 0 0 Outer West 0 0 0 191 294 196 150 62 0 0 0
Total 0 0 0 391 756 691 580 584 530 530 530
APPENDIX 13 – JOHNSON MOWAT FIVE YEAR SUPPLY CALCULATION
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Housing Delivery 1st April 2012 to 31st March 2017
Leeds Annual Requirement 1st April 2012 to 31st March 2017 3660 d/pa
Leeds Annual Requirement 1st April 2017 to 31st March 2028 4700 d/pa
Year Requirement Delivery Shortfall
2012/13 3660 1801 ‐1859 2013/14 3660 3195 ‐465 2014/15 3660 2226 ‐1434 2015/16 3660 3296 ‐364 2016/17 3660 3306 ‐354
Total 18300 13824 ‐4476 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 18/08/2017
Johnson Mowat Five Year Supply 1st April 2017 to 31st March 2022
Requirement Annual Requirement 4700 Five Year Requirement 23500 Shortfall 1st April 2012 to 31st March 2017 ‐4476 Five Year Requirement + Shortfall 27976 NPPF Buffer (20%) 5595 Total Five Year Requirement 33571 Adjusted Annual Requirement 6714 Supply Aireborough 375 City Centre 3089 East Leeds 1910 Inner Area 3910 North 1790 Outer North East 1076 Outer North West 724 Outer South 469 Outer South East 1032 Outer South West 1819 Outer West 2099 Windfall 2500 Empty Homes 500 Total Supply 21293 Five Year Supply 1st April 2017 to 31st March 2022 3.17
APPENDIX 14 – PHASE 1, 2 & 3 SAP GREEN BELT RELEASES
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 LCC SAP DPD - Green Belt Releases
Disputed LCC 2017 Site Address Plan Ref SHLAA Ref SHLAA Capacity Site SHLAA Aireborough HMCA Phase 2 Allocations Land Between Mire Beck And Ings Lane HG2-1 3026 160 55 Land South Of Wills Gill, Guiseley, LS20 9NG HG2-2 3029 133 50 Shaw Lane (land at), Guiseley and Banksfield Mount, Yeadon HG2-3 1255B 234 100 Hollins Lane/hawstone Ave, Guiseley, LS20 HG2-4 4020 80 50 White House Lane, Yeadon HG2-9 3366 102 102 Gill Lane, Yeadon LS19 HG2-10 1221 155 50 Woodlands Drive, Rawdon HG2-12 4254 25 25 East Leeds HMCA Phase 1 Allocations Red Hall Offices & Playing Field, LS17 HG2-119 2062 50 50 Phase 2 Allocations Colton Road East, Colton LS15 HG2-123 2090A 14 14 North HMCA Phase 1 Allocations South Of The A65 From Horsforth Rab To Rawdon Crematorium, LS18 4 HG2-41 4240 777 300 Phase 2 Allocations Alwoodley Lane, Alwoodley LS17 HG2-36 2053B 285 100 Dunstarn Lane (land south), Adel LS16 HG2-38 1178A 68 50 Land At Broadway And Calverley Lane, Horsforth HG2-42 1016 18 18 Site of Leeds City College, Calverley Lane, Horsforth, Leeds HG2-43 5009A 72 72 Land at Kirkstall Forge, Kirkstall Road, Leeds 5352 0 0 The Former Waste Water Treatment Work, Horsforth HG2-46 1062 53 53 Weetwood Avenue, Leeds, LS16 5NQ HG2-49 3376 30 30 Outer North East HMCA Phase 1 Allocations Parlington Allocation 5372 1850 350 Phase 3 Allocations Land To The North Of Keswick Lane, Bardsey Site Of The Blessed Sacrament Church LS22 HG2-24 1153 10 0 Land At Farfield House, Great North Road, Bramham, LS23 6lh HG2-25 4150 14 0 Outer North West HMCA Phase 3 Allocations Land At Green Acres, Moor Road, Bramhope, LS16 9HJ HG2-15 3400 42 0 Land To Rear Of 45 Creskeld Lane, Bramhope HG2-16 1002 23 0 Outer South HMCA Phase 1 Allocations Site At Alma Villas, Woodlesford, Leeds, LS26 8PW HG2-177 136 12 12 Phase 2 Allocations Rothwell Garden Centre, Wood Lane, Rothwell, LS26 HG2-174 1359 83 50 Haighside Rothwell HG2-173 1049_1058 578 100 Bullough Lane - Haigh Farm (land adjacent to), Rothwell Haigh LS26 0JY HG2-175 1259B 154 50 Land At Fleet Lane / Eshald Lane, Oulton, LS26 8ht HG2-179 1035 40 40 Fleet Lane And Methley Lane, Oulton, LS26 8 HG2-180 4222A_B_C 322 322 Swithens Lane, Rothwell, Leeds LS26 0BS HG2-183 1365A 136 50 Phase 3 Allocations Land at Leadwell Lane, Robin Hood HG2-181 3445A 60 0 Land East Of Shop Lane, Lofthouse, Wakefield, WF3 3pd HG2-184 3088 31 0 Church Farm And Surrounding Land North Of M62, Lofthouse HG2-185 1261_4220 188 0 Hunts Farm, Main Street, Methley HG2-186 289 25 0 Outer South East HMCA Phase 1 Allocations Stourton Grange Farm South, Selby Road - Ridge Road, Garforth HG2-124 1232B 2314 850 Phase 3 Allocations Land To North Of Micklefield Railway Station Car Park, Micklefield, LS25 HG2-126 1174 18 0 Newtown Farm, Micklefield HG2-127 4200B 42 0 Selby Road/Leeds Road, Kippax HG2-128 3109C 40 0 Whitehouse Lane, Great Preston HG2-131 3100B 40 0 Brigshaw Lane (land to east of), Kippax HG2-132 1175A 76 0 Ninevah Lane, Allerton Bywater HG2-133 1357 57 0 Outer South West HMCA Phase 1 Allocations Albert Drive, Morley HG2-153 1284A_4211 121 121 Sissons Farm, Middleton, LS10 HG2-159 2098A_C 222 200 Thorpe Hill Farm, Lingwell Gate Lane, Thorpe HG2-165 4004 57 57 Land Of Long Thorpe Lane, Thorpe, Wakefield, WF3 3bz HG2-166 1029 17 17 Phase 2 Allocations Whitehall Road (south of) - Harpers Farm HG2-136 1171B 279 100 Churwell (land to the east of) LS27 HG2-150 1220A 205 100 Phase 3 Allocations Site of Estoro Farm Black Gate Bradford Road, Thorpe Lane, Tingley HG2-167 1143B_D 619 0 Highfield Drive/Harthill Lane (land off), Gildersome LS27 HG2-147 1200A 76 0 Westerton Road, Tingley, WF3 HG2-171 1258_2105_3365_5144 195 0 Westfield Farm Drighlington, Bd11 HG2-144 1344 17 0 Street Lane, Gildersome HG2-145 3000_3064 393 0 Gelderd Road/M621, Gildersome HG2-148 3060A 203 0 Land off Haigh Moor Road HG2-170 3456A 41 0 Land at Moor Knoll Lane East Ardsley HG2-233 5165 11 0 Outer West HMCA Phase 1 Allocations Calverley Cutting, Leeds Liverpool Canal, Apperley Bridge HG2-53 4097 32 32 Land Adjoining Woodhall Road - Gain Lane, Thornbury Bd3 HG2-63 1201 196 100 Daleside Road, Pudsey HG2-65 4046 89 89 Land At Waterloo Road, Pudsey LS28 HG2-68 1195 35 35 Dick Lane, Thornbury, Bradford, BD3 HG2-69 3011_4044 206 206 Land Off Tyersal Road, Pudsey, Bd4 8ez HG2-71 4169 33 33 Land Off Tyersal Court, Tyersal Bd4 8 HG2-72 3464 40 40 Houghside Pudsey, LS28 HG2-76 1060A_3377A 200 200 Land At Acres Hall Avenue, Pudsey, LS28 HG2-80 1184_3050 62 62 Phase 2 Allocations Rodley Lane (land at) - Calverley Lane, Calverley LS19 HG2-56 1193A 53 53 Land On North East Side Of Rodley Lane, Rodley HG2-59 4213 17 17 Phase 3 Allocations Land Off Upper Carr Lane, Calverley HG2-54 1124 18 0 Calverley Lane, Calverley HG2-55 4049 18 0 11866 4405
Phase 1 Allocations Total = 2754 Phase 2 Allocations Total = 1651 Phase 3 Allocations Total = 0
APPENDIX 15 – JOHNSON MOWAT SUB-AREA MONITORING (SP7)
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds Site Allocations DPD & 2017 SHLAA Review of Housing Land Supply 14/08/2017
HMCA Forward Supply Monitoring (Including Phase 1 Green Belt Releases) CS Annual SP7 +/- SP7 +/- SP7 +/- CS Target (SP7) 2012/13 2013/14 2014/15 2015/16 2016/17* 2017/18 2018/19 2019/20 2020/21 2021/22 Average (d/pa) Apr 12 to Mar 17 Apr 17 to Mar 22 Apr 12 to Mar 22 Aireborough 2300 144 162 157 156 69 79 -96 84 114 95 71 11 -344 -440 City Centre 10200 638 298 171 201 194 222 -2102 517 330 940 779 523 -99 -2200 East Leeds 11400 713 70 149 199 319 365 -2461 51 78 350 628 778 -1678 -4138 Inner Area 10000 625 422 516 338 728 833 -288 620 656 1340 942 352 785 497 North 6000 375 133 212 217 413 472 -428 429 459 403 289 210 -85 -513 Outer North East 5000 313 44 109 113 113 129 -1054 164 164 232 276 240 -487 -1541 Outer North West 2000 125 5 61 127 40 46 -346 35 70 199 235 185 99 -247 Outer South 2600 163 20 14 16 69 79 -615 70 71 89 35 114 -434 -1048 Outer South East 4600 288 65 193 132 81 93 -874 180 154 180 260 258 -406 -1279 Outer South West 7200 450 203 351 353 246 281 -816 312 308 351 504 454 -321 -1137 Outer West 4700 294 228 302 224 244 279 -192 243 513 401 541 401 630 439 Empty Homes 149 880 215 755 437 100 100 100 100 100 Windfall 500 500 500 500 500 Older Persons Housing (C2) 29 86 32 67 45 Demolitions -27 -6 -97 -42 -54
Total 1801 3195 2226 3296 3306 3305 3517 5180 5160 4126
*Figures to be confirmed by LCC and reflect 14% uplift to 2015/16 sub-area delivery
HMCA Forward Supply Monitoring (Excluding Phase 1 Green Belt Releases) CS Annual SP7 +/- SP7 +/- SP7 +/- CS Target (SP7) 2012/13 2013/14 2014/15 2015/16 2016/17* 2017/18 2018/19 2019/20 2020/21 2021/22 Average (d/pa) Apr 12 to Mar 17 Apr 17 to Mar 22 Apr 12 to Mar 22 Aireborough 2300 144 162 157 156 69 79 -96 84 114 95 71 11 -344 -440 City Centre 10200 638 298 171 201 194 222 -2102 517 330 940 779 523 -99 -2200 East Leeds 11400 713 70 149 199 319 365 -2461 51 78 350 628 728 -1728 -4188 Inner Area 10000 625 422 516 338 728 833 -288 620 656 1340 942 352 785 497 North 6000 375 133 212 217 413 472 -428 429 459 403 259 150 -175 -603 Outer North East 5000 313 44 109 113 113 129 -1054 164 164 232 226 140 -637 -1691 Outer North West 2000 125 5 61 127 40 46 -346 35 70 199 235 185 99 -247 Outer South 2600 163 20 14 16 69 79 -615 70 71 89 35 102 -446 -1060 Outer South East 4600 288 65 193 132 81 93 -874 180 154 180 210 158 -556 -1429 Outer South West 7200 450 203 351 353 246 281 -816 312 308 351 434 314 -531 -1347 Outer West 4700 294 228 302 224 244 279 -192 243 513 401 350 107 145 -46 Empty Homes 149 880 215 755 437 100 100 100 100 100 Windfall 500 500 500 500 500 Older Persons Housing (C2) 29 86 32 67 45 Demolitions -27 -6 -97 -42 -54
Total 1801 3195 2226 3296 3306 3305 3517 5180 4769 3370
*Figures to be confirmed by LCC and reflect 14% uplift to 2015/16 sub-area delivery
APPENDIX 16 – 2012 AMR TABLE A (HOUSING TRAJECTORY)
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Forward Planning & Implementation Data Team
March 2013
LEEDS LOCAL DEVELOPMENT FRAMEWORK AUTHORITY MONITORING REPORT 2011-12
Leeds City Council: LDF Authority Monitoring Report 2011-2012
Table A: Leeds Housing Trajectory 2012 – 2028 as at 30 September 2012
Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
2013 to 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028
Identified for completion - Gross 2,314 4,032 4,083 3,750 5,801 5,056 4,698 4,094 5,015 8,497 8,046 7,544 6,562 5,066 3,751 2,652 78,647
Projected Net Completions 2,064 3,782 3,833 3,500 5,551 4,806 4,448 3,844 4,765 8,247 7,796 7,294 6,312 4,816 3,501 2,402 74,897
Cumulative Completions - Net 2,064 5,846 9,679 13,179 18,730 23,536 27,984 31,828 36,593 44,840 52,636 59,930 66,242 71,058 74,559 76,961 76,961
Managed Delivery Target - Core Strategy 3,660 3,660 3,660 3,660 3,660 4,700 4,700 4,700 4,700 4,700 4,700 4,700 4,700 4,700 4,700 4,700
Cumulative - Core Strategy 3,660 7,320 10,980 14,640 18,300 23,000 27,700 32,400 37,100 41,800 46,500 51,200 55,900 60,600 65,300 70,000
Monitor - No. dwellings above or below -1,596 -1,474 -1,301 -1,461 430 536 284 -572 -507 3,040 6,136 8,730 10,342 10,458 9,259 6,961 development requirement
Number of years left in 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Plan(s)
38 Leeds City Council: LDF Authority Monitoring Report 2011-2012
Figure A: Leeds Housing Trajectory 2012 – 2028 as at 30 September 2012
Leeds Housing Trajectory 2012/13 to 2027/28 as at 30 September 2012
90,000
80,000
70,000
60,000
50,000 Units 40,000
30,000
20,000
10,000
0 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Year
Cumulative Completions Projected Net Completions Cumulative Core Strategy Total
39
APPENDIX 17 – LEEDS HOUSING BACKGROUND PAPER
(APRIL 2013)
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Core Strategy Leeds Local Development Framework
Development Plan Document Housing Background Paper April 2013 greenfield site submissions as PDL submissions. Whilst the balance has not really changed with each update, it has to be recognised that the greenfield sites tend to be larger, so the total dwelling capacity of the greenfield site submissions is considerably higher than that of PDL submissions . This means that a lower target of 55% on PDL beyond 2016/17 is more realistic but the City Council hopes can be exceeded.
Table 6: SHLAA Sites by Year and PDL/Greenfield status SHLAA Year PDL GF Mixed Grand Total
2009 377 339 34 750
2011 64 72 21 157
2012 44 56 8 108
Grand Total 485 467 63 1015
Table 7: SHLAA Dwellings by Year and PDL/Greenfield status SHLAA Year PDL GF Mixed Grand Total
2009 50616 87298 11092 149006
2011 2419 10387 11056 23862
2012 2806 14834 378 18018
Grand Total 55841 112519 22526 190886
7.2. Phasing
7.2.1 Leeds City Council is committed to housing delivery. However, the Core Strategy clearly outlines other priorities including the achievement of a sustainable pattern of locations and supporting the regeneration of inner areas. Policy H1 expects consideration to be given to achievement of Leeds’ “brownfield” PDL target as well as ensuring that housing land phases are released to meet need.
7.2.2 Leeds City Council acknowledges that land supply alone is not the reason why housing delivery might not meet the housing targets. The SHMA identified in Figure 6.17 that based on forecasted incomes, 35% of the future household incomes will not be enough to afford either 1 Bed Affordable Rent or Average Social rented property prices.
7.2.3 Whilst the housing forecast includes all housing need, the analysis on ability to access housing clearly shows that a large portion of that housing need may not be delivered unless new products or forms of housing delivery are achieved. Policy H1 considers this concern and states that the Council will release land in
28 order to ensure Leeds has a five year supply (plus appropriate buffer) as required by the NPPF, but also to ensure:
Delivery on PDL in the past year has met the target Delivery on PDL is expected to meet the target for the next five years; or A sufficient number of sites, equivalent to the five year supply figure minus the windfall allowance are reasonable capable of being developed.
7.2.4 This means that the five year supply isn’t only about total quantum, as the third bullet point, indicates, but also about past and future development on PDL. By having the link to PDL delivery, it will help ensure that the “brownfield” PDL target is met and that there are some measure to ensure that regeneration initiatives are undertaken as part of the overall package to delivering housing.
8. Policy H3 Density of Residential Development:
8.1. This policy sets out desired levels of density for housing development. The need for a density policy is linked to the evidence base in the form of the SHLAA. The SHLAA informed both the future distribution of housing but also the density assumptions. If the density assumptions in the SHLAA are not carried forward, additional land will be required to meet the housing requirement.
Table 8: SHLAA density assumptions compared to those found in Policy H3 SHLAA Zones SHLAA CSPD Zones Core Strategy Publication Draft
City Centre 350 City Centre and 65 fringe Edge of City 60 Centre
Other urban 40 Other urban 40 areas areas
Edge of urban 35 Fringe urban 35 areas areas
Rural 30 Smaller 30 Settlements
8.2. The table illustrates that for the most part, the SHLAA densities have been carried forward. Only for the City Centre is there a large difference. However it is emphasized that these are minimum densities that are to be achieved, and some very high residential densities can be expected particularly for infill sites that demand 100% plot ratios for townscape reasons. However in order to enable family housing and different forms of development, the minimum density of 65 is considered appropriate. The submission of planning application
29
APPENDIX 18 – DELOITTE CRANE SURVEY FEBRUARY 2017
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Pipeline of prosperity Leeds Crane Survey January 2017
Contents
The Report 02 Key findings 03 Leeds development snapshot 04 1. Introduction 05 2. Office 06 3. Hotel, Leisure and Retail 10 4. Residential 12 5. Education, Research and Student Housing 13 6. Connectivity 15 7. Outlook 16 8. Development table 18 9. Contacts 24 Pipeline of prosperity | Leeds Crane Survey January 2017
The Report
What? A report which measures the volume of development taking place across central Leeds and its impact. Property types include office, retail, leisure, residential, student housing, education and hotels.
Where? Leeds, covering the central office submarkets; city core, city centre, fringe and the waterfringe areas.
Who? Developers building new schemes or undertaking significant refurbishment of the following: Size minimum = office – 10,000 sq ft, retail – 10,000 sq ft, residential – 25 units, education, leisure and hotel schemes – significant schemes for inclusion.
When? The report covers the period from January 2016 to December 2016.
How? Our Real Estate team in Leeds have monitored construction activity across the city centre. Our field research is then verified with direct industry links and in‑house property experts.
02 Pipeline of prosperity | Leeds Crane Survey January 2017
Key findings
16 new starts – New construction activity above average number in 2016 has been led by (annual average 12) the office sector (six new starts)
Four hotel new starts – 2016 saw the most in our 596,500 sq ft survey history of retail space complete, above the 232,478 sq ft average
2016 saw the highest level of 619 residential units office space completed under construction in our survey history at 712,960 sq ft (2006‑16)
03 Pipeline of prosperity | Leeds Crane Survey January 2017
Leeds development snapshot
hich sectors are the most active (Number of schemes under construction)
4 2 otels Education Res dent al 1 Office Student ous n
Number of new construction starts Hotel construction activity is 72 up on 2015 Completed schemes H in 2016
72 20 16 2016
16 2015 H Office space under 31 2007 construction 12 Average 2015 2016 460,690 sq ft
Office space Retail space Residential Hotel beds completed completed units under under construction construction
712,960 sq ft 596,500 sq ft 619 385
04 Pipeline of prosperity | Leeds Crane Survey January 2017
1. Introduction
2016 has been the year that a number of longstanding Whilst this may still be a hangover from the last and high‑profile developments have completed economic downturn, it may also be a result of the boosting the provision of commercial and residential incorrect perception that Leeds still has an abundance space on offer in Leeds. Our research shows however, of vacant city centre flats. Nevertheless a growing that 16 new developments started in 2016, equal to attractiveness of city living is expected to help the that of 2015, highlighting continued developer and residential market to grow over the next 12 months, as investor interest in the city. the range of supporting services and facilities available to perspective residents increases. The development of new office space reached a peak in 2016 with the highest level of new space completed Continued Council‑led support for the redevelopment since 2007. As a result the total volume of office of the South Bank and a bid for Capital of Culture space under construction has dropped compared to in 2023 highlights two of the opportunities to that recorded at the end of 2015. Our research has stimulate further construction activity in Leeds, not however, seen six new starts in this survey. only in 2017 but over the coming years. These are opportunities that could be embraced by both the In 2016, Leeds' attractiveness as a retail destination public and private sector in order to further elevate was further boosted by the completion of the Victoria Leeds' global standing. Gate scheme. Leeds boasts a premier league retail offering that exceeds that provided in other UK cities N er of ne st rts per Cr ne r ey and has brought new retailers to the region. 2016 also New starts saw two new city centre hotels opening during the year 35 and construction work starting on a further two hotels, 30 which are due to open in 2017. 31 25
Investment in the higher education sector has continued 20 with new development activity hot‑on‑the‑heels of 15 16 16 completed schemes during the year. 15 14 10
Leeds continues to see slow progress in the residential 5 7 7 8 5 5 market. Whilst there has been a year‑on‑year increase 0 in the number of new residential units being brought 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 forward, the city is still significantly behind the level Source: Deloitte Real Estate required in the Leeds Core Strategy.
05 Pipeline of prosperity | Leeds Crane Survey January 2017
2. Office
Volume of office construction drops following The largest refurbishment to start in 2016 is 7 Park highest level of completions Row. Previously, the former regional head office of The latest Crane Survey research records six new Lloyd’s Bank. This project will deliver 40,887 sq ft starts in 2016, an increase on the 2015 figure. This level of Grade A space upon completion together with of activity demonstrates that office development a ground floor restaurant unit. This development is due remains a critical part of the physical development to complete in Q3 2017. The final refurbishment to start programme for Leeds City Centre. The amount of in 2016 was at the Leeming Building where 27,000 sq ft office development under construction has reduced by of floorspace will be provided. Both of these schemes 44% year‑on‑year largely as a result of the high‑level of will offer additional choice for future occupiers. completed office space. Leeds: Total volume of office construction per survey Whilst the office market in Leeds is generally improving, s ft there remains a focus on office refurbishment (five of 900,000 the six new starts) to cater for the demand rather than 800,000 developers providing new build developments in new 700,000 locations. Three of the refurbishments started and 600,000 completed in 2016; 12 Greek Street, Leeds Dock and 500,000 Concordia Works. 400,000 300,000 The additional floorspace which has been released at 200,000 Leeds Dock is continuing to help support the growth 100,000 of the technology and media sector in this location 0 with new occupiers including Hatch Communications 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 and iSeePR. Both these occupiers are new entrants Source: Deloitte Real Estate to the Leeds market with Leeds Dock now becoming an established office location for the TMT sector. The location is also complemented by a number of leisure and entertainment businesses, including the recently opened Dock 29 bar, North Star Coffee and Primal Gym.
06 Pipeline of prosperity | Leeds Crane Survey January 2017
3 Wellington Place is the only new build development As further developments start to come forward across to commence in 2016, with work having started on the the South Bank it is likely that the south of city centre scheme in Q3 2016. The six‑storey office will deliver will remain the prime focus for high quality office 106,594 sq ft of lettable space. MEPC is developing this developments. on a speculative basis following the success of the wider Wellington Place development. The continued Leeds continued to deliver a variety of Grade A office investment in this once stalled scheme shows a sustained space during 2016 both pre‑let and importantly on and positive attempt to attract investment into Leeds. a speculative basis. However the total office space The development now provides an attractive location under construction has decreased since 2015 to primarily aimed at financial services who wish to 460,690 sq ft; a total decrease of approximately occupy a central position in Leeds’ financial district. 360,000 sq ft. The delivery of new Grade A space continues to be driven by sustained demand from The last 12 months has seen continued investment professional services tenants the stalwart of the in established office locations to the south of the city Leeds office occupational market. New occupiers forming a ribbon of development being provided from however are entering the Leeds market particularly in Wellington Place across to Leeds Dock. the TMT sector.
Number of new office starts per Crane Survey
9
6 6 5 4 4 3 2 1
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
07 Pipeline of prosperity | Leeds Crane Survey January 2017
Leeds: Office development pipeline Professional services continue to drive highest s ft demand
800,000 Despite the economic uncertainty throughout 2016, occupiers have retained a ‘business as usual’ attitude 700,000 to their office requirements and there continues to be 600,000 a sustained demand for the office space constructed 500,000 across the city. 400,000 300,000 Central Square was the largest office scheme to complete 200,000 in 2016, which benefitted from the 55,000 sq ft pre‑let 100,000 with PwC. Before completion of the building, RSM 0 agreed the letting of a further 25,420 sq ft, along with 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 national retailers on the ground floor.
Completed Available C Let C 10‑year average Two schemes remain under construction since the last report. Merrion House where Leeds City Council Source: Deloitte Real Estate will solely occupy the 170,000 sq ft scheme, with the development due to complete in Q1 2018. Whilst much for the demand for Grade A space has been indigenous to date, Shoosmiths announced it would be opening its first office in Leeds, taking 9,720 sq ft at Bruntwood’s latest scheme, Platform (formerly City House). The law firm will temporarily take space at West One in Q4 2016 before moving to their permanent offices at Platform upon completion of the scheme in Q2 2017.
08 Pipeline of prosperity | Leeds Crane Survey January 2017
Highest level of completion Leeds: Office completions The volume of office floorspace completed in 2016 has surpassed the level reached in 2007 and is now at its highest level in the history of the Leeds Crane Survey, which is now in its 10th year. A total of ten schemes Today – completed in 2016, bringing 713,945 sq ft of office 0 7m s ft (2016) floorspace to Leeds. Whilst nearly half of the completed schemes were refurbishments of existing stock, it was the new build developments which comprised the vast Previous high – majority of floorspace as 535,023 sq ft of new build 0 5m s ft (2007) Grade A space completed (75% of the total).
Central Square was the most significant completion 0 3m s ft – 10‑year average in 2016, totalling 201,700 sq ft. Additional schemes of scale included 3 Sovereign Square (a joint venture between Kier and Bruntwood) which totalled over 83,000 sq ft, with Addleshaw Goddard agreeing to Lowest – occupy 51,000 sq ft. Leeds City Council provided 0.03m sq ft (2011) a significant vote of confidence in the city following Brexit by acquiring this scheme for its own investment portfolio. Other notable completions include 5 Wellington Place, which is the new home to Ward Hadaway, and 6 Wellington Place where Sky Betting & Gaming, Squire Patton Boggs, Equifax and Shulmans occupy the 104,000 sq ft office.
09 Pipeline of prosperity | Leeds Crane Survey January 2017
3. Hotel, Leisure and Retail
ee s o plete ret il sp e Significant retail development completes Leeds has moved up the retail ranking following the 2016 596,500 sq ft completion of Victoria Gate. The eagerly awaited development opened in October, providing 23 new stores, of which 17 were new to Leeds. The latest shopping destination provides 596,500 sq ft of retail space and is made up of brands such as John Annual Lewis, Aspinal of London, Russell & Bromley, Ghost, average 232,478 sq ft Nespresso and Calvin Klein. Given the volume of retail development delivered in the city over the last five years, it is unlikely that any significant developments will come forward in the near future, although there will, we suspect, continue to be growth in the leisure market.
N er of ne hotel st rts per Cr ne r ey New starts
5
4 4
3
2 2 2
1 1 1 1
0 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Source: Deloitte Real Estate
10 Pipeline of prosperity | Leeds Crane Survey January 2017
Hotel sector grows The success of events in the city has however seen The hotel sector has seen a total of four new starts an increase in plans for new hotels, with further in 2016. Three of these developments comprised the developments proposed by Heeton Holdings at Bridge introduction of the Mansio chain by Samara Group. Street, the Vastint backed redevelopment of the former These are serviced apartments which provide long Tetley brewery site and the McAleer & Rushe scheme or short stay accommodation and are located at the at Central Park. The increase in the provision of hotels The Headrow (26 apartments rooms) and Basinghall will contribute towards the Leeds submission bid for (23 apartments) both began and completed in 2016, the European Capital of Culture in 2023. with a third development due to open near Park Square in Q2 2017 (25 apartments). ee s Hotel e elop ent pipeline No rooms
Construction works commenced at the Premier 450 Inn at Whitehall Road which will provide 136 rooms 400 and is expected to complete in Q1 2017. 350 Development continues on the Dakota Hotel on Greek 300 Street by Evans Property Group and the Ibis Hotel at 250 the Merrion Centre being constructed by Town Centre 200 Securities. The Ibis hotel is due to complete in Q1 2017, 150 whilst the Dakota Hotel is due to open in Q2 2017. 100 50 The hotel sector has benefited from an increase in 0 visitor numbers from both business and recreational 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 tourism, with key events such as the World Triathlon Completed C and the now annual Tour de Yorkshire contributing. The opening of key attractions such as Victoria Gate Source: Deloitte Real Estate and the ongoing success of Leeds Arena have also helped boost hotel trade. However, despite continued hotel development, the city does not yet have a 5* hotel to provide the highest level of comfort and quality for visitors.
11 Pipeline of prosperity | Leeds Crane Survey January 2017
4. Residential
Slow residential growth Three residential schemes completed in 2016, Leeds has continued to see slow growth in the providing 174 units. Similarly, none of these residential market after a prolonged period without any developments were new build residential schemes and development, with just three new starts in 2016. This is they were all office to residential conversions at Park half the amount seen in 2015. Once again, developers Square Residence, Crown Residence and Tate House. continue to make use of the permitted development Whilst residential conversions have been prevalent rights which allow the conversion of B1 office buildings over recent years, we predict that Leeds is likely to into C3 residential use, with two of the three new witness more new build schemes in the coming years starts being brought forward under this method. with pipeline schemes including those planned for Leeds continues to underperform in terms of the city Bridge Street, the Tetley site and the former Yorkshire centre residential market and remains significantly Post site. This is however at a slower rate than new behind other regional cities despite having a strong build schemes are coming forward in other regional city offer. cities and a more innovative approach will need to be undertaken by both the public and private sector if the The only new build residential development to start city is to meet the current requirement of 10,200 new in 2016 was at X1 Aire, the JV between Knight Knox homes in the city centre by 2028. and X1, which will bring an additional 147 units when completed in Q1 2017. ee s esi enti l e elop ent pipeline No of units
The two remaining new starts, Havana Residence 1,800 and 5 South Parade, benefitted from the office to 1,600 residential permitted development rights. The Havana 1,400 Residence, formerly Zicon House, will comprise of 1,200 79 units when complete. The conversion of 5 South 1,000 Parade will also provide 34 studio apartments upon 800 completion. The East Point development also remains 600 under construction and is due to complete in Q1 2017 400 and will provide 39 units. Work also continues on the 200 Clarendon Quarter development located at St John’s 0 Road, which will provide 320 apartments when it 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 completes in Q1 2017. Completed C
Source: Deloitte Real Estate
12 Pipeline of prosperity | Leeds Crane Survey January 2017
5. Education, Research and Student Housing
Continued investment in university campuses Full time education remains strong Continued work at the University of Leeds will deliver The Ruth Gorse Academy completed and opened in the refurbishment of both the Student’s Union and Q3 2016 to students aged between 11 and 18. The free Healthcare Spaces, and also the development of the school was brought forward by the Gorse Academies new £40m Nexus Innovation and Enterprise Centre. Trust and Leeds Sustainable Development Group, and It is also notable that the refurbishment of the Worsley is a major step towards providing social infrastructure building completed in Q4 2016. Works are ongoing at that will support family living in the city centre. the School of Chemical and Process Engineering (due to complete Q3 2017) and the Edward Boyle Library The University Technical College on Hunslet Road (expected to complete Q1 2017). also opened its doors in Q3 2016 and provides an educational and professional vocational education Leeds can expect continued investment in the for people aged between 14 and 19 with a focus on universities, with planned investments such as the science, technology, engineering and maths. University of Leeds’ North East Quarter and Centre for Engineering and Physical Sciences. The new build Construction work also started on Phase 3 of the £63m North East Quarter will provide a gateway to Printworks Campus in Q4 2016. This £10m investment the university campus, whilst the £96m Centre for by the Leeds City College is the final phase and will Engineering and Physical Sciences development will house the School of Technology and other commercial combine existing teaching facilities into one building. services. Both developments are expected to start in early 2017. The University of Leeds will also look to build on With plans announced for a further secondary school the success of having been named University of the at No. 1, The Embankment, the city centre has seen Year 2017 by The Times and The Sunday Times’ Good a real increase in the education provision available for University Guide. students providing a range of options.
13 Pipeline of prosperity | Leeds Crane Survey January 2017
ee s t ent ho sin e elop ent pipeline Student digs in the pipeline No beds The final phase of Downing’s significant City Side
2,500 scheme at Portland Way completed in Q3 2016, bringing an additional 474 student bedspaces to 2,000 Central Village. Work also commenced in Q2 2016 on the BlackRock Real Estate/Ashcourt Group 1,500 development at Cavendish Street which proposes a 239 bedroom student scheme. 1,000 Leeds anticipates further development within this 500 sector, with a number of student developments
0 located within the north of the city centre in the 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 pipeline. This is in line with the Council’s aspirations which seeks to promote the north of the city centre as Completed C a location for student developments including high rise buildings. This has been seen with plans announced Source: Deloitte Real Estate for the Vita Student development at St Alban’s Place, the Knightsbridge Capital (Leeds) proposal at Wade Lane and the redevelopment of the former Walkabout nightclub at Cookridge Street by X & X Estates Limited. These proposals represent a shift from other student accommodation schemes in the city with a focus on providing high quality amenity facilities for occupiers in addition to general living accommodation. The increase in the supply of student accommodation will help alleviate pressures on supply elsewhere in the Leeds district.
14 Pipeline of prosperity | Leeds Crane Survey January 2017
6. Connectivity
HS2 confirmation accelerates wider connectivity Further work is planned to improve accessibility at Leeds is on the brink of a step change in connectivity, the train station, recognising it is has the highest rail with plans underway for the delivery of an integrated footfall outside of London. A new station masterplan station upon the arrival of HS2. These plans will is due to be published in Q3 2017 with the aim of ensure Leeds Station is a world class gateway. HS2 and outlining how Leeds can be a fully integrated national Northern Powerhouse Rail (formerly HS3) has the transport hub. potential to transform the city region and strengthen its position as the largest financial and professional Following a full public inquiry, the plans for the services centre outside of London. NGT trolleybus system were deemed unsuitable in May. Leeds City Council has retained the £173m dedicated The long awaited Southern Entrance to Leeds Station to this scheme. Following a public consultation to opened in January 2016. This has benefitted visitors in understand how the transport experience in Leeds providing excellent connectivity to the evolving South could be improved, plans announced in Q4 2016 Bank area of Leeds and has been a major boost to the propose improvements to public transport links to the accessibility and therefore regeneration potential of airport and from the that area. south and east of the city.
Source: Leeds City Council
15 Pipeline of prosperity | Leeds Crane Survey January 2017
7. Outlook
Sustained growth This will no doubt need to be a policy and investment The latest Crane Survey research shows that priority in the short‑to‑medium‑term. development activity in Leeds during 2016 has continued to build on the increased investment South Bank provides future opportunities seen since 2014. The year has seen a culmination of The proposed redevelopment of the South Bank schemes complete after a concentrated period of area presents an opportunity to increase the size development. The city has seen the completion of of Leeds City Centre. The South Bank, already an a number of transformational developments, including established business area, is to be buoyed by other Victoria Gate and the southern entrance to the train significant transformative investments including the station, now the aim and challenge is to accelerate Tower Works and The Tetley sites, not least of all the development in the city further. HS2 station. These schemes will be a game changer for the local area and city as whole. Forecasts suggest Residential market remains slow that development surrounding the station will provide The absence of a significant residential development 35,000 jobs across the financial and professional and and investment pipeline is a cause for concern as creative and digital sectors, and 4,000 homes for all such schemes could provide the glue around which ages including families. If this major opportunity is to much of the placemaking activity required across the be realised then it will require a co‑ordinated approach city centre can be brought forward. from all stakeholders.
Source: Leeds City Council
16 Pipeline of prosperity | Leeds Crane Survey January 2017
Pipeline looks strong While great news for landlords with available space, National and international developer interest is growing the impact that this will have on existing leasehold for other areas around the city, whilst a renewed premises occupied by government, could provide investor confidence in the scale of developments a further opportunity for redevelopment. that can be built has led to a number of high rise towers being proposed at locations across the city. The progression of the Leeds Business Improvement Further expansion of the city centre, could also be District has increased throughout 2016, bringing brought forward in the planned new Innovation District commercial benefits to businesses. Placemaking is which aims to form a partnership between the Council, a major priority for Leeds in order to continue universities and hospital to attract new research attracting investment, highlighted by the completion facilities and provide new development opportunities of public open space at Tower Square and including housing. Located to the north of the city Sovereign Square. centre the district would incorporate the main city centre campuses of the University of Leeds, Leeds The city’s bid for the European Capital of Culture Beckett University, the Leeds General Infirmary and 2023 is strengthened by hosting a number of events Leeds City Council buildings. including the World Triathlon, Big Disco, Leeds Light Night and Tour de Yorkshire. In order to ensure the The Northern Powerhouse Strategy released in cultural vision is aligned, the city has identified the November identifies the importance of developing the requirement for an updated Cultural Strategy. The full economic performance of key northern cities, including bid will be submitted by October 2017. Leeds. In the Autumn Statement, the Chancellor suggested regional growth as a means of closing the Leeds has clearly had an excellent decade, now in the productivity gap between the UK and other advanced retail premier league and has delivered on schemes economies. The continued support for the strategy promised over the last ten years. The next challenge provides an opportunity that the city needs to take. for the city is to build on this in order to take Leeds on its next step of the journey – transforming into a truly One significant project likely to impact the market international destination. next year will be harnessing the Government’s office consolidation plans. In Leeds this equates to 450,000 sq ft with the potential for an extra 200,000 sq ft of new office floorspace. It is intended that HMRC and the Department of Health will take the space in Leeds, potentially alongside other government departments.
17 Pipeline of prosperity | Leeds Crane Survey January 2017
8. Development table
No. Name/Address Developer Main Use Total size Completion Comments (sq ft/units) Date
City Core – Under Construction
1 The Leeming Building, Freshwater Office 27,000 sq ft Q1 2017 The building which fronts Leeds Market is arranged over 4 floors. Vicar Lane Group
2 Premier Inn Hotel, Town Centre Hotel 136 rooms Q1 2017 Town Centre Securities, the Leeds‑based developer, has agreed Whitehall Road Securities a 25‑year lease with the leisure group to create a 136‑room hotel at its Whitehall Riverside scheme. The nine‑storey hotel, designed by Cartwright Pickard, will form a key element of the mixed‑use scheme.
3 5 South Parade YPP Residential 34 units Q1 2017 Work commenced on the office to residential conversion. Once complete the development will provide 34 luxury studio apartments.
4 Merrion Hotel, Town Centre Hotel 134 rooms Q1 2017 A £5m investment in the Merrion Hotel. A new two storey Wade Road Securities extension will provide additional bedrooms as well as a new restaurant. The scheme will house a Marco Pierre White restaurant. The hotel occupier is IBIS.
5 Dakota Hotel, Evans Property Hotel 90 rooms Q2 2017 This scheme forms part of Evans Property Group’s £20 million Greek Street Group investment into the Bond Court area of Leeds.
6 Platform, New Station Bruntwood Office 116,209 sq ft Q2 2017 Refurbishment started Q4 2015. Shoosmiths has signed Street (City House) a 10 year lease to take 9,720 sq ft of floorspace.
7 X1 Aire, East Street Knight Knox/X1 Residential 147 Units Q2 2017 Buy‑to‑let residential accommodation built over 12 floors, the scheme will provide one and two bed apartments along with five luxury penthouses
8 Mansio Suites Park Samara Group Hotel 25 apartments Q2 2017 Conversion from office to residential, to provide 25 serviced Square apartments/aparthotel units.
9 Havana Residence YPP Residential 79 units Q2 2017 Once complete the development will comprise 65 apartment in (Zicon House), Wade the existing building, plus a single storey extension providing Lane a further 14 apartments.
10 7 Park Row CBRE Global Office/ 40,887 sq ft – Q3 2017 Refurbishment of the former regional head office of Lloyd’s Bank Investors/ Leisure office will provide 9 storeys of Grade A office space. Offering flexible Harris floorplates between 1,453 and 8,810 sq ft. A new restaurant on the ground floor (6,000 sq ft) to be occupied by Busuba Eathai.
Red text denotes new starts since last Crane Survey
18 Pipeline of prosperity | Leeds Crane Survey January 2017
No. Name/Address Developer Main Use Total size Completion Comments (sq ft/units) Date
11 3 Wellington Place MEPC Office 106,594 Q4 2017 This six‑storey development started on a speculative basis.
12 Merrion House, Town Centre Office 170,000 sq ft Q1 2018 Major refurbishment of Merrion House which will be occupied Merrion Way Securities by Leeds City Council as part of an initiative to reduce the council’s office buildings in the city centre. The new six‑story extension will feature a new integrated one stop centre on the ground floor, offering the public access to all the main council services plus a number of additional partner services including Leeds City Credit Union and the Volunteer Centre Leeds.
City Core – Completed
13 Leeds Station Metro/Network Transport/ 2,500 sq ft retail Q1 2016 The £17.4m project to create a new entrance to the south of Southern Entrance Rail retail Leeds Station completed Q1 2016.
14 6 Wellington Place, MEPC Office 104,000 sq ft Q1 2016 The office space has been fully let. Tenants include law firm Wellington Street Squire Patton Boggs (32,000 sq ft), Equifax (20,000 sq ft) and Sky Betting & Gaming (40,000 sq ft), which is in addition to the space taken at No.2 Wellington Place.
15 6EP*, East Parade Evenacre/ Office 45,000 sq ft Q1 2016 Global media group, Dentsu Aegis Network has agreed a 10 year Bridge Ventures lease for 13,509 sq ft of offices on the top two floors of the building.
16 Mansio Suites Samara Group Hotel 26 apartments Q2 2016 Conversion from office to residential, to provide 26 serviced The Headrow apartments/aparthotel units.
17 Park Square AY Investments Residential 63 units Q2 2016 The development utilised permitted development rights to Residence, convert an office building to residential. 21 Park Square
18 Crown Residence, Q Properties Residential 37 units Q2 2016 The development utilised permitted development rights to Great George Street convert an office building to residential.
19 Tate House, JM Residential 74 units Q4 2016 Phase 1 completed in Q2 2016 whilst Phase 2 (new build on New York Road Construction roof) completed Q4 2016. A choice of one, two and three bedroom apartments, specified and designed to offer practical, contemporary living space.
20 Mansio Suites Samara Group Hotel 23 apartments Q3 2016 Conversion from office to residential providing 26 serviced Basinghall apartments/aparthotel units.
Red text denotes new starts since last Crane Survey
19 Pipeline of prosperity | Leeds Crane Survey January 2017
No. Name/Address Developer Main Use Total size Completion Comments (sq ft/units) Date
21 Concordia Works, Boultbee Office 13,922 sq ft Q3 2016 A refurbished office building set over 5 floors, maintaining its Sovereign Street Brooks Real original industrial features. Estate
22 12 Greek Street Ricsion Office 15,000 sq ft Q3 2016 A £2m refurbishment, formally Aquis House, a seven‑storey building, with ground floor restaurant.
23 Central Square, M&G Real Office 201,700 sq ft Q3 2016 This mixed used scheme completed in Q3 2016. PwC and RSM Wellington Street Estate and office have signed a 15 year lease to take 55,000 sq ft and 25,420 sq Marrico Asset 19,000 sq ft ft, respectively. Marks & Spencer and Caffe Nero have signed Management leisure a 10 year lease for the ground floor units.
24 6 Queen Street Marshall CDP/ Office 70,940 sq ft Q3 2016 Construction completed in Q3 2016. The development provides Rockspring approximately 70,940 sq ft of accommodation arranged over 6 floors ranging from 4,359 to 14,047 sq ft floorplates, a private roof terrace on the fifth floor and 47 parking spaces.
25 The Ruth Gorse Leeds Education 123,785 sq ft Q3 2016 The Academy opened in Q3 2016 and is one of the largest free Academy, Sustainable schools in England. The £25m facility will accommodate up to Black Bull Street Development 1,580 pupils (11‑18 years). Group
26 UTC Leeds, UTC Trust Education 58,125 sq ft Q3 2016 Specialising in engineering and manufacturing, UTC Leeds Hunslet Road provides an academic and professional vocational education for up to 600 young people aged 14‑19 from across the city region, with the curriculum focused on the ‘STEM’ subjects of science, technology, engineering and maths.
27 5 Wellington Place, MEPC Office 75,000 sq ft Q3 2016 Ward Hadaway occupied 12,969 sq ft of the building in Q4 2016. Wellington Street
28 Victoria Gate Phase 1, Hammerson Retail 575,000 sq ft Q3 2016 Phase 1 completed Q3 2016 and includes a flagship John Lewis Eastgate store (265,000 sq ft) with a further 23 units occupying the remaining space.
29 3 Sovereign Square Bruntwood/ Office 83,383 sq ft Q4 2016 Addleshaw Goddard has signed a 17 and a half year lease and Kier Property will occupy three floors (51,000 sq ft) in Q4 2016. Café Nero and Co‑op have also taken space in the retail units. Leeds City Council purchased the building in Q3 2016.
Red text denotes new starts since last Crane Survey
20 Pipeline of prosperity | Leeds Crane Survey January 2017
No. Name/Address Developer Main Use Total size Completion Comments (sq ft/units) Date
30 Yorkshire House and FORE Office 90,000 sq ft Q4 2016 FORE acquired the building in Q3 2014 and are targeting Hub, Greek Street Partnership traditional firms as well as those in more creative industries.
Other Fringe – Under Construction
31 Cavendish Street BlackRock Student 239 beds Q3 2017 This student housing development also includes a premium Real Estate/ Housing amenity offer, including cinema space, a music room, gym, Ashcourt common room, cycle storage and a terraced outdoor courtyard. Group
32 University of Leeds University of Education 514,992 sq ft Q3 2017 The Worsley Building refurbishment started Q1 2015 (172,924sq Leeds ft) and completed Q4 2016. School of Chemical and Process Engineering refurbishment commenced Q3 2015 and is expected to complete Q3 2017 (142,210 sq ft). Edward Boyle Library (£15.3m) (129,753 sq ft), which started construction in Q2 2015 and is expected to complete Q1 2017. Refurbishment of the students’ union commenced Q2 2016. The union covers approximately 130,000 sq ft and is expected to complete Q3 2017. Refurbishment of Healthcare Spaces commenced Q2 2016 (£1.6m) and is expected to complete Q3 2017. The University of Leeds has also announced details of a £250m bond and said the proceeds will be invested in teaching and research facilities, student accommodation and supporting infrastructure.
33 Clarendon Quarter, AIG Residential 320 apartments Q1 2017 The development comprises the conversion of a former school St Johns Road and new build to provide 259 apartments for key workers and 61 private residential apartments. Once operational the development will be managed by LIV.
Other Fringe – Completed
34 City Side, Downing Student 474 beds Q3 2016 City Side is Central Village Phase 3. It includes two blocks of Portland Way Housing student accommodation totalling 474 beds.
Red text denotes new starts since last Crane Survey
21 Pipeline of prosperity | Leeds Crane Survey January 2017
No. Name/Address Developer Main Use Total size Completion Comments (sq ft/units) Date
Water Fringe – Under Construction
35 East Point, East Street Fortis Residential 39 units Q1 2017 East Point is a residential development to the east of the city Developments centre. The plan includes the conversion of the former Leeds College of Technology building. There will be a mix of 39 newly converted 1, 2 and 3 bedroom apartments set over 5 floors.
36 Printworks Campus Leeds City Education 53,820 sq ft Q3 2017 Construction work commenced in Q4 2016 on the final phase of Phase 3, Hunslet Road College a £10m development at Leeds City College’s Printworks Campus. This phase of the renovation will turn the historic Printhall into a new learning space which will house the School of Technology and the commercial services that the college offers.
Water Fringe – Completed
37 Leeds Dock Allied London Office 15,000 sq ft Q3 2016 An additional 15,000 sq ft has been released at Leeds Dock to support the continued growth of the scheme’s technology and media hub. The new accommodation includes 3,000 sq ft on the first floor of Magellan House and 12,000 sq ft in Block E.
Red text denotes new starts since last Crane Survey
22 Pipeline of prosperity | Leeds Crane Survey January 2017
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Jac R cc k L o om an a m e d oda tion Road 23 Pipeline of prosperity | Leeds Crane Survey January 2017
9. Contacts
Sean Beech Shaun Dawson Head of Deloitte Regions Real Estate Research Manager 0151 242 9109 020 7303 0734 [email protected] [email protected]
Simon Bedford Clare Boardman Partner Deloitte Real Estate Partner – Corporate Finance 0161 455 6484 0113 292 1744 [email protected] [email protected]
John Cooper Richard Davis Partner – Deloitte Real Estate Partner – Real Estate Tax 0161 455 6512 0113 292 1591 [email protected] [email protected]
Pete Gleave Tony Reeves Manager – Deloitte Real Estate Partner – Risk Advisory 0113 292 1626 0113 292 1464 [email protected] [email protected]
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APPENDIX 19 – BNP PARIBAS CITY CENTRE HOUSING MARKET (15TH AUGUST 2017)
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017
Mark Johnson David Couch Managing Partner Director Coronet House, BNP Paribas Real Estate Queen Street, Minerva, Leeds 29 East Parade, LS1 2TW Leeds LS1 5PS By email only: [email protected] Tel: +44 (0) 113 242 0044 Switchboard: +44 (0) 870 700 2233 Fax: +44 (0) 114 263 9244 Email: [email protected]
Our ref: DZC/ L170810 15 August 2017
Dear Mark
LEEDS 5 YEAR LAND SUPPLY
CITY CENTRE & INNER AREA HOUSING MARKET CHARACTERISTIC AREAS
As requested, I have considered the housing trajectories for the Inner Area and City Centre HMCAs over the next five years contained within Leeds City Council’s draft 2017 Strategic Housing Land Availability Assessment (SHLAA). I have reviewed the projections in market terms and whether these can be considered to be realistic based on our knowledge and experience of the Leeds residential development market.
Experience
I am a member of the Royal Institution of Chartered Surveyors and a Director of BNP Paribas Real Estate, a leading global real estate adviser. I am head of the Residential team for the north of England and specialises in agency and valuation work in the development land sector. I have worked for BNP Paribas Real Estate for over 20 years and have been a Director since 2003.
The majority of my work involves advising on the residential development process, with particular emphasis on the appraisal, valuation and disposal of complex development opportunities for landowners. I act for both public and private sector clients, providing advice on a number of major residential development projects.
I have acted as marketing and sales agent on a wide range of residential development opportunities across the north of England, including the following recent projects in Leeds:
. Centenary House, Leeds I was involved in the marketing of this former office building in 2016 as Private Rented Sector forward funding / commitment opportunity. The building is located on North Street (within the City Centre HMCA) and has planning permission for the conversion and extension to provide 79 apartments over 6 levels.
. Leeds City Centre Apartment Development I am currently involved with the confidential marketing of a development site with outline planning permission for in excess of 400 units on the edge of the City Centre (within the Inner Area HMCA).
. Scarcroft Estate I am the agent on the sale of circa 17 acre development opportunity in Scarcoft (within the Outer North East HMCA), currently occupied by N-Power as offices and with a draft allocation for 100 dwellings. This site is now under offer to a residential developer on a subject to planning basis.
. Pollard Lane, Newlay I was the joint agent on the marketing of this circa 3 acre site located just south of Horsforth (within the Outer West HMCA), which has full planning permission for the development of 59 dwellings. The unconditional sale of this site to Stonebridge Homes completed earlier this year.
. Dunstarn Lane, Adel I was the agent on the marketing of this circa 4 acre site in Adel (within the North HMCA) which has a UDP allocation for residential development. This site sold unconditionally in December 2016.
BNP Paribas Real Estate is also currently marketing a circa 4.2 acre redevelopment opportunity on the edge of the City Centre and off Kirkstall Road (within the Inner Area HMCA). This site is now under offer to a property investment company and I have had discussions with my colleague who is leading on the disposal regarding the interest and offer received.
I am therefore familiar with and have current experience of the Leeds residential development market.
Leeds Housing Trajectories
Leeds City Council’s draft 2017 SHLAA housing trajectories for the Inner Area and City Centre HMCAs over the next five years are reproduced in the table below:
2017/18 2018/19 2019/20 2020/21 2021/22 Total
City Centre 630 1,045 1,838 2,849 1,599 7,961
Inner Area 640 1,138 2,126 2,315 1,618 7,837
CC & IA 1,270 2,183 3,964 5,164 3,217 15,798 Sub Total
Leeds Total 3,602 6,458 8,576 10,554 9,190 38,380
CC & IA as % of 35% 34% 46% 49% 35% 41% Leeds Total
Table 1
It is clear from the above that the Council is forecasting both of the following over the next 5 years:
1. A significant increase in the number of housing units delivered in the Inner Area and City Centre HMCAs; and
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2. The Inner Area and City Centre HMCAs providing a significant proportion of the new housing to be delivered across the city.
Based on my research, knowledge and experience of the Leeds residential development market and feedback from key stakeholders, I am of the opinion that the Council has significantly over estimated the number of housing units which will be delivered within the Inner Area and City Centre HMCAs over the next 5 years. I have set out below the reasoning which supports my opinion.
Leeds Residential Market Overview
The 2007-08 global financial crisis (‘the crisis’) triggered both a significant downturn of both the UK economy and housing market. Although there have been steady improvements in both the economy and housing markets, the house building industry across Leeds remains significantly different to how it operated prior to the crisis, with key points to note including:
1. The financial collapse and / or retraction from the City Centre market of the majority of the developers whose focus had been on developing apartments within the City Centre and Inner Area HMCAs, with specific examples including City Lofts and KW Linfoot.
2. The withdrawal from the Leeds market, or the contraction of the operations, of the larger volume housebuilders. This contraction saw the majority move away from developing in the more challenging, mid to lower value areas hardest hit following the crisis which had been targeted to in order to develop high volumes of residential units alongside a willingness to accept low rates of profits. In contrast, the majority of the larger volume housebuilders’ development land acquisition are now focused on maximising profit and return on capital employment. This has been achieved by developing traditional 2 storey family housing in the outer suburbs and rural area of Leeds which have good access to the City Centre, and / or local services / amenities and the motorway networks. These were the locations and types of housing units which had proved more robust following the crisis in terms of achieving higher sale values and / or rates of sales, and continue to do so. Furthermore, due to the focus on return on capital employed, the volume housebuilders are also reluctant to acquire sites which require significant upfront expenditure before development and sales can commence e.g. for the remediation of previously developed sites and / or major infrastructure works. This has created an opportunity for site promoters and enablers to remediate sites before bringing them to the market on a phased basis (for example Harworth Group).
3. Some specialist housebuilders such as Keepmoat Homes, Gleeson Homes and Lovell Homes, as well as Strata Homes and some Housing Associations have developed in mid to lower value areas of Leeds (including parts of the Inner HMCA) following the crisis, and continue to do so. However, these developers are only able to develop on sites where there are no significant upfront development costs and where the land can be acquired at low value and whilst their schemes are typically at a higher density than suburban housing they are low rise rather than large towers.
4. Interest in Private Rented Sector (PRS) schemes or Build to Rent is strong at the moment but in line with other regional cities (outside of Manchester) actual delivery is slow as landowners, funders and investors strive to deliver viable schemes. Issues include competition from other land uses (particularly a resurgent office market) as well as yield gaps from rental values to capital values. Schemes such as Grainger’s at the former Yorkshire Post (242 units) are now coming forward but there is a caution with most investors seeking phasing (200 units or less per phase) to test market appetite and returns. Obtaining planning is a starting point but I do not consider that every scheme that obtains planning for PRS will immediately come forward for development and see a start on site.
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Inner Area and City Centre HMCAs Analysis
As a consequence of the above and other factors, development within the City Centre HMCA in recent years in particular has been significantly lower than forecast in the draft 2017 SHLAA housing trajectories (see Table 1 above). Evidence of this is provided in Deloitte Real Estate’s Leeds Crane Survey, with the table reproduced below from this below showing the number of residential units completed between 2006 and 2016 within Leeds City Centre.
The Deloitte Real Estate table demonstrates the significant decline in residential unit completions within the City Centre following the crisis. It also shows the close to doubling of completions from circa 900 in 2006 to circa 1,600 in 2007 and 2008, as well as the significant fall in subsequent years, which illustrates the significant residential development boom immediately prior to the crisis.
Hindsight reveals that this level of development was the result of unsustainable market conditions – as demonstrated by the subsequent economic and housing market downturns. They are, however, below the level of residential units assumed in the final three years of the Council’s draft 2017 SHLAA housing trajectories (1,838, 2,849 and 1,599 respectively).
Based on the above and my knowledge and experience of the Leeds residential development market, I believe the likely rates of housing unit delivery within the both the Inner Area and City Centre HMCAs over the next 5 years will be significantly below those assumed in the Leeds SHLAA. The reasons for this include the following: i. Limited Number of Developers
As discussed above, the majority of the volume housebuilders are focusing on developing family housing in the more desirable mid to higher value outer suburbs and rural area of Leeds, where they are confident good sales values and rates of sales can be achieved. As a result of this, there are only a limited number of specialist low cost housebuilders and apartment developers, as well Housing Associations, willing to develop housing units within the Inner Area and City Centre HMCAs.
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ii. Market Capacity
The majority of the sites within the City Centre HMCA are suitable only for multistorey apartment development. There are new apartment schemes recently developed within the City Centre HMCA. These include residential conversions of former office buildings such as Park Square Residence (63 apartments to rent), Crown Residence (37 apartments to rent) and Tate House (74 apartment for sale), as well as Grainger and L&G’s build to rent proposals for circa 240 units on Wellington Street and 250 units at Mustard Wharf respectively. However, as demonstrated in the Deloitte Real Estate table above, the number of new apartments developed within the City Centre HMCA since 2008 remains significantly below the numbers assumed in the draft 2017 SHLAA housing trajectories for the next 5 years. As such, there would need to be a very substantial growth in the number of apartments developed within the City Centre, to the unsustainable levels of 2007 and 2008, just to get close to the numbers assumed in the trajectories. PRS may take up some of the shortfall from the lack of large market sale schemes but it will not replace it in the short term. iii. Upfront Costs
Whilst specialist low cost housebuilders and Housing Associations will develop housing within the Inner HMCA, this is only viable where the land owners are willing to sell at relatively low land values and there are no significant upfront development costs. This rules out many of the larger brownfield sites within this area due to the costs of site clearance and remediation required to develop these for housing, unless public funding can be secured to pay for these costs. Previously developed sites within the City Centre HMCA face similar viability issues where there are large upfront costs in additional to the standard build costs.
In summary, based on my experience of delivery in the market, I consider the SHLAA forecasts for the next 5 years in the Inner City Area and City Centre to be overly optimistic and expect delivery to be significantly lower.
Yours sincerely
David Couch MA MRICS Director
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APPENDIX 20 – LEEDS 2017 SHLAA SITES IN ALTERNATIVE ACTIVE USE
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds City Council Draft 2017 SHLAA - Sites In Alternative Active Use
No of Dwellings in Site Address SHLAA Ref Nature of Use (If Specified) 5YHLS 3 Monk Bridge Road Meanwood Leeds 3 9 Spenfield House Otley Road Headingley Leeds LS16 5 8 13 Listed victorian building forming part of The Village hotel complex. Daytona Works Carlisle Road Mill buildings occupied in part by Computer Services Consultants, Pudsey Leeds LS28 8PL 33 18 Omco UK & Loxton Lighting Land at Vesper Road Kirkstall Leeds LS5 3NU 37 17 South Park Mills, 15, 15a, 16 and 17, Acrivan Ltd, Fulneck 64 21 Mill site Aerial photo shows largely vacant mill buildings, but non-domestic rating has one or two operations Woodside Mill Low Lane Horsforth Leeds 65 59 still active - however most of site vacant. Land Rear High Moor Court, High Moor Avenue, Moor Allerton 81 9
St Vincents School, 27 Church Street, Boston Spa 90 13 Site of RC school Meanwood Road Working Mens Club Meanwood Road Leeds 97 54 Hill Top Works & Buslingthorpe Tannery, Buslingthorpe Lane 125_210 189 Buslingthorpe Tannery and other industrial buildings 77-79 Aberford Road Oulton Leeds LS26 8HS 130 50 Active car showroom Tingley Mills Tingley Common Stone buildings plus sheds, commercial occupants, large modern sheds with containers storage to Morley Leeds 141 100 rear. Brookfield Nursing Home, Swaine Hill Terrace, Yeadon 180 7 Nursing home 19 Springfield Mount Woodhouse Leeds LS2 9NG 182 7 Large detached house Westgate - Brotherton House LS1 2RS 187 63 West Yorkshire Police HQ St Marks Flats St Marks Walk Woodhouse Leeds 188 28 St Mark's student flats, proposed to be redeveloped for student housing Land at Bridge Street, Gower Street, Regent Street 197 636 Midland Mills, Silver Street, Leeds, LS11 9YW 202 15 Mill building 79 Clarence Road, Hunslet, Leeds, LS10 1lw 215 15 Car related workshop 46 Burley Street nBurley Leeds LS3 1DH 226 87 Leeds and Moortown Furniture store
Land at Clarence Road Horsforth Leeds LS18 4LB 235 25 Occupied by Barnados offices St Marys Church and Presbytery Church Road Richmond Hill 297 57 St Mary's Church and Presbytery
Radial Park, Phase One Manston Lane Cross Gates 281 22 Western end of the former Vickers tank factory currently under construction. Manston Lane 282 93 Optare bus fitting site Hollinshurst Depot Queen Street Allerton Bywater 298 27 Some kind of distribution site (Hargreaves Industrial Services) Barnsdale Road, Allerton Bywater 310 49 Nordan Builder's Merchants - shed with large open storage area Occupied by car park, car repair operation (Milligan's Yard) and redundant storage area with a crane Westgate, Otley 313 15 shown by aerial photo. Ashefield Works, Westgate, Otley 320 50 Ashfield Works, industrial property owned by LCC, together with car park. South Accommodation Road and Atkinson Street Leeds 331 35 A pair of modern industrial sheds Off Whitehall Road, Drighlington, BD11 1BX 333 49 Former Motor Dealers Premises Church Street Hunslet 340 23 Tate Accident Repair Centre Bramwood, 11 Creskeld Crescent, Bramhope, Leeds LS16 364 8 Large house in substantial grounds The Old Hall Yard Main Street East Ardsley WF3 2AP 375 6 Rhubarb sheds, barns etc 1969s LCC housing mainly in long interlinked terrace, part recently Beckhill Garth/Approach 383 34 cleared. Substantially vacant industrial buildings and 3 listed Italian style towers built in the late Tower Works, Globe Road, LS10 405 160 19th and early 20th centuries. Bath Road LS11 409 120 Northern end of site contains warehouse and workshop buildings with some vacancies. Skinner Lane LS9 414 14 Development in 2 blocks Leylands Road LS2 421 35 49 Aire Street LS1 426 6 Three storey detached buildings with surrounding car park Pearl Chambers, The Headrow, LS1 429 26 Corner building comprising a ground floor pub and 4 upper floors
38 The Calls LS2 431 14 Existing building with a basement bar and ground floor resteraunt and vacant upper floors Emco Ho 5-7 New York Road LS2 439 14 Underused office building 7 Duncan Street LS1 449 15 Upper floors above 3 shops in a listed building. Hunslet Mill, Goodman Street LS10 467 100 Grade II* listed buildings West Grange Road (ph2) LS10 473 35 Barkly Road LS11 481 25 Main Steet Carlton 507 15 Unkempt area used for miscellaneous storage. Lingwell Road, Middleton, LS10 509 17 Primarily used as residential use Pinfold Lane, Wmc, Methley 523 6 Large villa converted into a working men's club, also a small vacant outbuilding Site still in use as transport haulage depot but not an intensive use. Scrap yard next door may affect Albert Road Morley 563 40 deliverability. Canal Wharf Wyther Lane LS5 625 64 Modern industrial units Westfield Mill Broad Lane LS13 636 133 Existing industrial premises Berry Mount Wood Lane LS12 644 12 The site is used as a base for a haulage firm Robin Lane/Longfield Road, Pudsey 653 28 83-105 Bradford Road Stanningley 678 78 Predominantly office buildings The Heath itself and other propoerties in the north west corner of the site are in residential use. There is also a house to the south west Dunstarn Lane, Adel, LS16 687 28 corner. Rest of the site is a large garden, part lightly cultivated. Silk Mill Drive LS16 688 20 Westbrook Lane Horsforth 721 75 Active playing fields forming part of the Trinity and All Saints College (TASC) campus. Victoria Avenue Horsforth 731 5 Bowcliffe Road Bramham 783 2 Current use as timber yard. Red Hall Lane LS17 795 300 Whinmoor Way (pfi C) LS14 799 7 Swarcliffe Avenue (pfi E) LS14 802 7 Mansion House Mansion Gate Drive LS7 845 18 Includes Mansion house Grove Road, Boston Spa 1008 104 2 sites in single ownership. The site fronting New York Road is occupied by a building in use for self- storage. The other site is a fenced in Baker House, Bridge Street, Leeds, LS2 7QZ 1010 63 surface car park in use for contract parking. West of Wesley Road, North of Tong Road, Armley 1023 33 Disused allotments with vicarage, scout hut and community hall also on site. Land off Long Thorpe Lane, Thorpe, Wakefield, WF3 3BZ 1029 17 Government Buildings, Otley Road, LS16 5PU 1033 97
Land at Fllet Lane / Eshald Lane, Oulton, LS26 8HT 1035 40 7a Waterword Close, Tingley, WF3 1QL 1038 3 No name 1049_1058 100 Houghside Pudsey, LS28 1060A_3377A 200 Agricultural use. There is a nursery on the site in the north east corner. The Former Waste Water Treatment Work, Horsforth 1062 53 Tetleys Motor Services Ltd, 76 Goodman Street Hunslet LS10 1065 36 Coach depot
Nethertown Pig Farm, Old Lane, Drighlington, Mixed uses including livery yard, equestrain uses, depot, caravan, vehicle and equiptment Leeds, BD11 1LU 1077 23 storage and repair. Saxton Lane / Marsh Lane LS9 1078 40 Bridgewater Road North 1083 100 Former oil depot (now mainly cleared) with limited rail freight Land at Silverdale Avenue, Guiseley 1113 32 Underused allotments Church Lane and Manor Farm, Micklefield 1118 240 Garnetts Paper Mill, Mill Lane, Otley 1122 137 Industrial site Braims Pressings Ltd, Hunslet Road, LS10 1125 50 Industrial premises occupied by Braimes Pressings Hudson Road, Hudson Mill (Arcadia), Burmantofts 1145A 260 Various industrial buildings, an area of playing pitch, car parking, and internal access roads
The northwest part of the site is currently a livery stable consisiting of a stable building and Land at Acres Hall Avenue, Pudsey, LS28 1184_3050 62 paddocks. Land adjoining Woodhall Road - Gain Lane, Thornbury BD3 1201 100 Style House, Harrogate Road, Apperley Bridge, Bradford BD10 1337 1 Large industrial unit and small section of car parking Site contains a number of large industrial units that are still in active use. The site also contains office Clarient Production UK Limited, Calverley space and a number of residential Lane, Horsforth, LS18 4RP 1339 119 properties. Rothwell Garden Centre, Wood Lane, Rothwell, LS26 1359 50 Garden centre Purpose built education building. Most of the site is covered by building with a small Leeds College of Building 2004 180 amount of car parking. Hindle Valve/New Lane 2010 95 The southern part of the site is in use as offices.
Occupied by van hire business with a small office building and surface level parking for the Silver Street / Midland Mills North 2018 180 hire vehicles.
Cleared site currently used for commuter car parking. Electrical sub-station to the southern Silver Street/Midland Mills South 2019 279 tip of the site. Clarence Road and Carlisle Road 2022 50 Storage building with car park Yorkshire Evening Post 2023 204 Yorkshire Evening Post site Great George Street - LG1 2028A 150 Older historic wings of the Leeds General Infirmary Carr Manor, Meanwood, LS6 2055 15 Large residence which is listed. N1 allotments at north of site Red Hall Offices & Playing Fields LS17 2062 50 Includes a hall currently in use as offices. Abbey Street, Kirkstall Road 2138 107 In retail use - single storey wooden floor sales and door sales.
Benyon House, Ring Road, Middleton, LS10 4AA 3015 37 Large warehouse building Land South of Wills Gill, Guiseley, LS29 9NG 3029 50 Within the site are several large residential properties off Wills Gill. Bismarck Street, LS11 3145 10 Site of existing social housing Carlton Gate, LS7 3149 19 Site of 2 1960s high rise accommodation Site of Headley Hall and associated farm buildings, including Leeds University research Spen Common Lane, Bramham 3152 9 units. Rocheford Court, Pepper Lane, Huslet, Leeds 3182 11 Site of 1960 housing development Station Garage Henshaw Lane Yeadon 3187 5 Site of The Station public house, with car park to the rear. 128 Wetherby Road, Roundhay, Leeds, LS8 2JZ 3301 1 Existing residence Green Lane, Pudsey, LS28 8JN 3379 1 Industrial buildings Site at Waterloo Lane and Waterloo Way, LS13 2, Leeds 3412 20 Retail units, known uses include supermarket and pet store. Wortley High School and Leeds West City Learning Centre, Swallow Cr 4007 40 Learning centre in active use and the pitches are leased by Wortley Football Club. Horsforth Mill, Low Lane. Horsforth, LS18 4ER 4021 89 Site currently in use as offices in the main urban area and part vacant to the rear. Joseph Priestly College, Peel Street, Morley 4053 28 Victorian school with a mix of 1 and 2 storey buildings and ancillary spaces and car parking. Dsandbeck Way, Wetherby 4074 9 Industrial building with ancillary car parking Mercure Hotel, Leeds Road, Wetherby 4075 86 Hotel and associated car park Seacroft Green Social Club, Seacroft 4110 26 Social club with car park on easter half of site. Cookridge Fire Station, Otley Old Road, LS16 7BF 4217 15 Site currently in use as a fire station The Faversham, Springfield Mount, LS2 9NG 5281 30 Large detached two storey Victorian pub with car park and outbuildings.
Hough Top Court Amenity Space, Hough Top, Pudsey 5305 76 In use as Leeds City Council offices and a gymnastics club 7154
APPENDIX 21 – LEEDS 2017 SHLAA SITES WITHOUT PLANNING PERMISSION
Johnson Mowat Leeds Five Year Housing Land Supply Review August 2017 Leeds City Council Draft 2017 SHLAA - Sites Without Planning Permission
Did the site No of Dwellings in previously have Site Address SHLAA Ref Details of previous planning permission 5YHLS planning permission? (Y/N)
Site previously obtained planning approval under 11/01460/EXT. Permission for previous scheme expired 3 Monk Bridge Road Meanwood Leeds 3 9 Y on 11/07/2014. Site previously obtained planning approved under Spenfield House Otley Road 08/01106/FU. Permission for previous scheme expired Headingley Leeds LS16 5 8 13 Y on 23/03/2014. Adjacent to Ivy House Off Larkfield Drive Rawdon Leeds 12 6 N
Land at Vesper Road Kirkstall Leeds LS5 3NU 37 17 N Site previously obtained planning approval under 24/438/05/FU. Permission for previous scheme expired Moorfield Road / Tower Works 41 62 Y on 03/12/2014. Site previously obtained planning approval under Woodside Mill Low Lane Horsforth 11/02795/EXT. Permission for previous scheme expired Leeds 65 59 Y on 16/03/2015. Hill Top Works & Buslingthorpe Tannery, Buslingthorpe Lane 125_210 189 N Main Street and Pitfield Road, Carlton, Wakefield 129A 36 N 77 - 79 Aberford Road Oulton Leeds LS26 8HS 130 50 N Site at Alma Villas, Woodlesford, Leeds, LS26 8PW 136 12 N Britannia Road, Morley 137A 63 N Tingley Mills Tingley Common Morley Leeds 141 100 N Site of Glenoit and Minerva Mills Aberford Road Oulton 143 70 N Brookfield Nursing Homes, Swaine Hill Terrace, Yeadon 180 180 N Site previously obtained planning approval under 19 Springfield Mount Woodhouse 10/02212/EXT. Permission for previous scheme expired Leeds LS2 9NG 182 7 Y on 08/07/2013. Westgate - Brotherton House LS1 2RS 187 63 N
Quarry Hill Leeds LS2 / York Street, LS1 200_411 600 N Site previously obtained planning approval under Midland Mills, Silver Street, Leeds, 06/02209/FU. Permission for previous scheme expired LS11 9YW 202 15 Y on 06/05/2013. Site previously obtained planning approval under Granary Wharf Car Park, Off Water 11/01976/EXT. Permission for previous scheme expired Lane, Leeds, LS11 5PS 205 244 Y on 25/11/2016.
Adjacent to Rose Whaf, 78 East Street, Leeds, LS10 206 50 N
79 Clarence Road, Hunslet, Leeds, LS19 1LW 215 15 N Evans Halshaw, Hunslet Road, Hunslet, Leeds, LS10 1LD 228 150 N Leeds International Swimming Pool Westgate Leeds 230 209 N
Land at Clarence Road Horsforth Leeds LS18 4LB 235 25 N Oldfield Lane (leeds City Boy's Pitch) LS12 254 61 N Miles Hill Primary School, Beckhill Approach 262 50 N Hill Top Public House, Beckhill Grove 263 14 N Ash Tree Primary School, Leeds Road, Kippax 265 22 N Wykebridge Depot, Killingbeck Bridge, LS14 267 25 N Compton Arms, Compton Road, Burmantofts, Leeds LS9 7B 278 50 N Site previously obtained planning appoval under St Marys Church and Presbytery Church 11/01021/EXT. Permission for previous scheme expired Road Richmond Hill 57 57 Y on 26/09/2014. Upper Accommodation Road, LS9 301 26 N Barnsdale Road, Allerton Bywater 310 49 N Westgate, Otley 313 15 N Ashfield Works, Westgate, Otley 320 50 N South Accommodation Road and Atkinson Street Leeds 331 35 N Off Whitehall Road Drihlington BD11 1BX 333 49 N Former Motor Dealers Premises Church Street Hunslet 340 23 N Jubilee Works, Old Lane, Beeston 341 44 N Site previously obtained planning approval under Bramwood, 11 Creskeld Crescent, 12/05354/RM. Permission for previous scheme expired Bramhope, Leeds, LS16 364 8 Y on 12/02/2016. Site previously obtained planning approval under The Old Hall Yard Main Street East 10/05603/EXT. Permission for previous scheme expired Ardsley WF3 2AP 375 6 Y on 18/02/2014. Site previously obtained planning approval under 10/02222/LA. Permission for previous scheme expired Beckhill Garth / Approach 383 34 Y on 13/08/2013. 16-18 Manor Road LS11 406 57 N Site previously obtained planning approval under 10/02672/EXT. Permission for previous scheme expired Bath Road LS11 409 120 Y on 05/03/2015. Regent St / Skinner Ln LS2 410 72 N 49 Aire Street LS1 426 6 N 38 The Calls LS2 431 14 N Site previously obtained planning approval under 12/03459/FU. Permission for previous scheme expired Globe Road (Doncasters) LS11 433 609 Y on 15/11/2016. South Accommodation Road LS9 Site obtained planning permission on 18/11/2005 (adjacent to Low Fold) 437 28 Y which has since expired. Site previously obtained planning approval under 10/00923/OT. Permission for previous scheme expired City One (Caddick), Manor Road 445 296 Y on 12/4/2016. 57 Great George Street LS1 446 7 N Site previously obtained planning approval under 11/03759/RM. Permission for previous scheme expired Doncasters Whitehall Road LS12 447 463 Y on 06/12/2013. 7 Duncan Street LS1 449 15 N Urn Farm Middleton Road S10 474 75 N Site previously obtained planning approval under 10/03010/OT. Permission for previous scheme expired Barkly Road LS11 481 25 Y on 16/03/2014. Main Street Carlton 507 15 N Woolin Crescent West Ardsley 536 28 N Site previously obtained planning approval under 10/02584/EXT. Permission for previous scheme expired Park Mills South St Morley 547 33 Y on 18/04/2014. Site previously obtained planning approval under 10/03141/OT. Permission for previous scheme expired Albert Road Morley 563 40 Y on 28/12/2014. Site previously obtained planning approval under 06/06936/OT. Permission for previous scheme expired Elder Road / Swinnow Road LS13 613 25 Y on 03/01/2016. Site previously obtained planning approval under 10/01348/EXT. Permission for previous scheme expired Berry Mount Wood Lane LS12 644 12 Y on 17/06/2013. Delph End Pudsey 646 32 N Lane End, Pudsey 650 20 N Station Street, Pudsey 659 20 N Eastmoor Tile Lane, Adel, LS16 685 67 N Silk Mill Drive LS16 688 20 N Westbrook Lane Horsforth 721 75 N Rumplecroft 744 135 N East of Otley 745 150 N Bramham 778 30 N Red Hall Lane LS17 795 300 N East Leeds Extension 797 1300 N South Parkway / York Road Depot LS14 816 39 N Amberton Terrace, Gipton, LS8 817 57 N South of Old Micklefield 820 150 N Manor Farm Bldgs, Micklefield 825 14 N
Baker House, Bridge Street, Leeds, LS2 7QZ 1010 63 N Land at Broadway and Calverley Lane, Horsforth 1016 18 N Land off Long Thorpe Lane, Thorpe, Wakefield, WF3 3BZ 1029 17 N Land at Fleet Lane / Eshald Lane, Oulton, LS26 8HT 1035 40 N N/A 1049_1058 100 N Houghside Pudsey, LS28 1060A_3377A 200 N The Former Waste Water Treatment Work, Horsforth 1062 53 N Tetleys Motor Services Ltd, 76 Goodman Street Hunslet LS10 1065 36 N Bridgewater Road North 1083 100 N Braims Pressings Ltd, Hunslet Road, LS10 1125 50 N
Hudson Road, Hudson Mill (Arcadia), Burmantofts 1145A 260 N Whitehall Road (south of) - Harpers Farm 1171B 100 N Dunstarn Lane (land south), Adel LS16 1178A 50 N Land At Acres Hall Avenue, Pudsey, LS28 1184_3050 62 N Rodley Lane (land at) - Calverley LS19 1193A 53 N Land At Waterloo Road, Pudsey LS28 1195 35 N Land Adjoining Woodhall Road - Gain Lane, Thornbury BD3 1201 100 N Churwel (land to the east of) LS27 1220A 100 N Gill Lane, Yeadon LS19 1221 50 N Stourton Grange Farm South, Selby Road - Ridge Road, Garforth 1232B 850 N Land to the east of Wetherby 1233_2158_3125 300 N Shaw Lane (land at), Guiseley and Banksfield Mount, Yeadon 1255B 100 N Bullough Lane - Haigh Farm (land adjacent to), Rothwell Haigh LS26 0JY 1259B 50 N Bruntcliffe Road, Morley 1281B 61 N Lane Side Farm Pas Morley 1282 400 N Albert Drive, Morley 1284A_4211 121 N Former Vickers Tank Factory Site, Manston Lane, Cross Gates 1297 300 N Airedale Mills, Rodley 1322 5 N Site previously obtained planning approval under 13/03697/EXT. Permission for previous scheme expired Mistress Lane Armley 1338 41 Y on 13/08/2013. Oak Road, New Wortley - Gassey Fields 1340B 113 N Rothwell Garden Centre, Wood Lane, Rothwell, LS26 1359 50 N Swithens Lane, Rothwell, Leeds LS26 0BS 1365A 50 N Marsh Lane Goods Yard 2000 289 N St Peters Square 2001 49 N Leeds College of Building 2004 180 N
Carlsberg Uk Ltd Brewery, Black Bull Street 2009 650 N Hindle Valve / New Lane 2010 95 N Silver Street / Midland Mills North 2018 180 N Silver Street / Midland Mills South 2019 279 N Water Inn Car Park 2021 30 N Clarence Road and Carlisle Road 2022 50 N Rear of Round House 2027 150 N Great George Street - LGI 2028A 150 N Rod Mills Lane, High Street, Morley 2036 15 N West Park Centre, LS16 2049 69 N Alwoodley Lane, Alwoodley LS17 2053B 100 N Carr Manor, Meanwood, LS6 2055 15 N Red Hall Offices & Playing Field, LS17 2062 50 N Copperfields College, Cross Green, LS9 2080 273 N Colton Road East, Colton East, Colton LS15 2090A 14 N Sissons Farm, Middleton, LS10 2098A_C 200 N
Throstle Lane Playing Fields, Middleton LS10 2100A 140 N Site previously obtained planning approval under 13/01473/FU. Permission for previous scheme expired Mickletown Road Methley 2129A 6 Y on 17/01/2017. Church Lane Adel 2130 87 N Site previously obtained planning approval under 24/25/98/FU. Permission for previous scheme expired Wykebeck Avenue, Osmondthorpe 2141A 55 Y on 23/12/2013. Wykebeck Avenue, Osmondthorpe 2141B 52 N Kendall Drive, Halton Moor 2142 15 N Neville Road, Halton Moor 2143 83 N Site previously obtained planning approval under 11/01258/LA. Permission for previous scheme expired Cartmell Drive, Halton Moor 2411A 40 Y on 24/06/2014. Cartmell Drive, Halton Moor 2144B 50 N Barncroft Close, Seacroft 2146 27 N Askets and Boggarts (B), Seacroft 2147B 100 N Askets and Boggarts (D), Seacroft 2147D 100 N South Parkway and Brooklands, Seacroft 2150A 50 N South Parkway and Brooklands, Seacroft 2150C 30 N Site previously obtained planning approval under South Parkway and Brooklands, 10/04368/LA. Permission for previous scheme expired Seacroft 2150D 30 Y on 14/12/2013. Site previously obtained planning approval under Land south east of Holt Park Leisure 10/02227/LA. Permission for previous scheme expired Centre, Holt Park, Leeds 3010A 52 Y on 10/08/2013. Land south east of Holt Park Leisure Centre, Holt Park, Leeds 3010B 24 N Dick Lane, Thornbury, Bradford, BD3 3011_4044 206 N Are Within Kirkstall Hill, Beecroft Street, Commercial Road 3014 55 N Benyon House, Ring Road, Middleton, LS10 4AA 3015 37 N Site previously obtained planning approval under 10/01371/EXT. Permission for previous scheme expired 4 St Peters Place, Leeds, LS9 8AQ 3018 18 Y on 17/02/2017. Land Between Mire Beck and Ings Lane 3026 55 N Land South of Wills Gill, Guiseley, LS29 9NG 3029 50 N Land At Rear of 41 Tyresal Avenue, Tyersal, Bradford, BD4 8HJ 3121 27 N Cambrian Street, LS11 3143 21 N Site previously obtained planning approval under 10/02955/EXT. Permission for previous scheme expired Waverley Garth, LS11 3147 30 Y on 08/09/2015. Site previously obtained planning approval under 26/342/00/FU. Permission for previous scheme expired Carlton Gate, LS7 3149 19 Y on 04/11/2008. Site previously obtained planning approval under 14/00132/FU. Permission for previous scheme expired Spen Common Lane, Bramham 3152 9 Y on 06/03/2017. Brandon Road, LS3 3157 72 N Site previously obtained planning approval under 10/05349/FU. Permission for previous scheme expired Station Garage, Henshaw Lane, Yeadon 3187 5 Y on 24/01/2014. Site previously obtained planning approval under 09/01335/FU. Permission for previous scheme expired Corporation Street, Morley 3188 22 Y on 25/06/2012. Site previously obtained planning approval under 08/05924/FU. Permission for previous scheme expired Elder Road LS13 3196 22 Y on 06/03/2017. Site previously obtained planning approval under 12/02962/FU. Permission for previous scheme expired Din Buildings, Roundhay Road, LS8 3QD 3206 8 Y on 01/04/2013. White House Lane, Yeadon 3366 102 N Outline application submitted under 16/02583/OT. Weetwood Avenue, Leeds, LS16 5NQ 3376 30 Y Planning application withdrawn 20/12/2016. Finning (uk) Ltd, Gelderd Road, Gildersome, LS27 7JS 3378 85 N Land At Brownberrie Lane, Horsforth, LS18 5 3384 12 N Site of Makro Supermarket on Royds Lane, Lower Wortley, Leeds 3386 100 N Site aAt Waterloo Lane and Waterloo Way, LS13 2, Leeds 3412 20 N Holdforth Place, New Wortley, LS12 1 3454 48 N
Land off Weetwood Court (adjacent to water treatment works) 3457 32 N Land Off Tyersal Court, Tyersal Bd4 8 3464 40 N Park Leeds, St Anthony's Road, Beeston 4002 18 N Thorpe Hill Farm, Lingwell Gate Lane, Thorpe 4004 57 N Wortley High School and Leeds West City Learning Centre, Swallow Cr 4007 40 N Kirkland House, Queensway, Yeadon, LS19 7RD 4019 17 N
Hollins Lane/Hawstone Ave, Guiseley, LS20 4020 50 N Thorpe square, Middleton, LS10 4032 37 N Sissons Drive/Sissons Road, Middleton 4034 14 N Throstle Mount, Middleton 4035 15 N Daleside Road, Pudsey 4046 89 N Sunnybank Lane, Pudsey 4047 22 N Site previously obtained planning approval under 10/02052/EXT. Permission for previous scheme expired Land at 116 Cardigan Road, Headingley 4058A 14 Y on 31/01/2014. Former Shaftsbury Public House, York Road, Harehills 4060 23 N Butterfield Manor & Richmond Court, Walter Crescent, Richmond Hill 4063 48 N Mercure Hotel, Leeds Road, Wetherby 4075 86 N Windlesford Green Hostel, Woodlesford 4082 26 N Calverley Cutting, Leeds Liverpool Canal, Apperley Bridge 4097 32 N Seacroft Green Social Club, Seacroft 4110 26 N Land At Hawkshead Crescent, Seacroft 4120 25 N Land At A64 And A63 Junction, Killingbeck Bridge, Halton 4123 32 N Winrose Drive Greenspace, Middleton 4125 13 N Land Off Tyersal Road, Pudsey, BD4 8EZ 4169 33 N Site previously obtained planning approval under St Marys Congregational Church, 11/03697/FU. Permission for previous scheme expired Commercial Street, Morley, Leeds, LS 4198 18 Y on 13/06/2015. Site previously obtained planning approval under Town End Works, Back Lane, Bramley, 08/01847/FU. Permission for previous scheme expired Leeds, LS13 4ES 4199 28 Y on 18/01/2016. Land On North East Side of Rodley Lane, Rodley 4213 17 N
Fleet Lane and Methley Lane, Oulton, LS26 8 4222A_B_C 322 N Land Off Farrar Lane, Holt Park, LS16 7 4233 16 N South Of The A65 From Horsforth Rab to Rawdon Crematorium, LS18 4240 300 N Stanningly Road, LS12 3QS 4249_5010 22 N Woodlands Drive, Rawdon 4254 25 N Former Inglewood Children's Home, Otley, LS21 3 4259 16 N Land at 25 - 29 High Street, Kippax 5013 16 N Gledhow Road/ Gledhow Terrace 5014 25 N Amberton Hop, Thorn Mount, Gipton 5017 20 N Burley Willows Care Home, Willow Garth, Burley 5020 28 N Leeds Valve Co Ltd, 23 - 25 Town End, Gildersome, Morley, Leeds LS29 5100 9 N Site previously obtained planning approval under 08/02206/FU. Permission for previous scheme expired Parkside Works Otley Road Guiseley 5121 7 Y on 05/01/2013. Site previously obtained planning approval under 08/01247/FU. Permission for previous scheme expired 17 Regent Street Sheepscar 5122 73 Y on 12/03/2013. Site previously obtained planning approval under 10/02049/FU. Permision for previous scheme expired on 30 Sovereign Street Leeds LS1 4BA 5123 5 Y 20/07/2013. Reedsdale Gardens Gildersome 5131 15 N Musgrave Court Crawshaw Road Pudsey 5135 14 N Site previously obtained planning approval under Grove Park Care Home Grove Lane 13/01683/FU. Permission for previous scheme expired Meanwood 5161 77 Y on 15/07/2016. Criterion Place North 5196 210 N Former Yorkshire Chemicals North West, Black Bull St 5210 27 N Hydro Works, Clarence Road 5212 105 N Sayner Lane / Carlisle Road 5214 50 N Bow Street and East Street 5215 23 N Ellerby Road and Bow Street 5216 79 N Skelton Gate 5217 650 N Wortley Low Mills Whitehall Road 5219 35 N Thomas Danby College, Roundhay Road 5221 118 N Stocks Blocks site, Ninelands Lane, Garforth 5268 200 N Globe Quay, Globe Road, Holbeck 5272 16 N The Faversham, Springfield Mount, LS2 9NG 5281 30 N Wood Nook, North of the B6155, Pudsey 5286 60 N
Stonebridge Mills, Farnley 5303 75 N Hough Top Court Amenity Space, Hough Top, Pudsey 5305 76 N Burley Liberal Club, Burley Road/ Willow Road 5307 50 N St Gregory's Primary School, Stanks Gardens, Swarcliffe 5329 33 N Seacroft Crescent, Seacroft 5331 50 N Bishops Way, LS14 5332 62 N York Road / South Parkway, Seacroft 5333 30 N The Halton Moor PH, Halton Moor 5334 30 N Ramshead Approach, Seacroft 5338 48 N Corn Mill Fold, Low Lane, Horsforth, Leeds, LS18 5NJ 5343 13 N Temple Works Mixed Use Site 5349 500 N Adel Eastmoor 5350 27 N Parlington Allocation 5372 350 N 67-83 Cookridge Street, Leeds, LS2 3AW 5373 96 N 20856