Harborough District Council Strategic Housing Land Availability
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Harborough District Council Strategic Housing Land Availability Assessment Technical Consultation Report 2014 Contents 1 Introduction 1.1 Background to this report ……………………………………………. 4 1.2 Purpose of this report ………………………………………………… 4 1.3 Approach to this report ………………………………………………. 4 1.4 How to use this report ………………………………………………... 6 2 Methodology for the assessment 2.1 SHLAA Stages ………………………………………………………... 7 2.2 Stage 1: Site / broad location identification…………………………. 8 2.3 Stage 2: Site / broad location assessment . .. ……. 9 2.4 Degrees of Suitability ………………….. 11 2.5 Degrees of Availability…………………………………………………. 13 2.6 Degrees of Achievability ……………………………………. .. .13 2.7 Overcoming Constraints …………… . 14 2.8 Reviewing the Assessment …………………………………………… 14 3 Outcomes of the 2010 Update 3.1 Summary of Assessment ……………………………………………… 16 3.2 Identified Housing Capacity ………………….. ……………………… 17 3.3 Capacity on Previously Developed Land ………………………….… 17 List of Figures Figure 1: The Strategic Housing Land Availability Assessment process and outputs …………………………………………………………………… 7 Figure 2: Categories of Suitability …………………………………………………… 12 Figure 3: Categories of Availability ………………………………………………….. 13 Figure 4: Categories of Achievability ………………………………………………… 14 List of Tables Table 1: Gross to net development ratios by site size ……………………………... 8 Table 2: Density standards applied by location …………………………………….. 9 Table 3: Number of sites assessed by type …………………………………………. 16 Table 4: Potential estimated housing yield by settlement ………………………. 17 Table 5: Potential estimated housing yield by land type …………………………… 18 Appendices Appendix A: SHLAA Capacity by Settlement ….……………………. ……………. 19 Appendix B: Sites Not Currently Developable for Housing….....…………………. 36 Appendix C: Sites Excluded from the 2011 Update ………………………………. 50 Appendix D: SHLAA Sites with Planning Permission . 54 Strategic Housing Land Availability June 2014 Technical Consultation Draft 1 Introduction 1.1 Background 1.1.1 The Strategic Housing Land Availability Assessment (SHLAA) will form a key component of the evidence base, and will support the delivery of sufficient land for housing within Harborough District. The assessment is required by the National Planning Policy Framework (2012) (the Framework), and it will assess the various opportunities that exist to meet Harborough’s housing requirement in the period until 2030 and beyond. 1.1.2 This update report builds on the previous assessments for 2009, 2010 and 2011. It also aims to support the delivery of the Council’s Adopted Core Strategy (November 2011). A number of revisions have been made to the assessment criteria applied to the 2014 SHLAA; the methodology will be clearly explained in this report. 1.2 Purpose 1.2.1 All local authorities are required to regularly keep their assessments up to date (on at least an annual basis). In accordance with national guidance (set out within the Department for Communities and Local Government’s (DCLG) National Planning Policy Guidance published 6 March 2014), the SHLAA 2014 will: identify sites with potential for housing; assess their housing potential; and assess when they are likely to be developed. 1.2.2 To develop an accurate picture of potential housing supply within Harborough District the 2014 SHLAA will check whether: sites previously under construction have now been developed; sites with planning permissions are now under construction; new planning applications have been submitted or approved; any progress has been made in removing previously identified constraints on site development; and any unforeseen constraints have emerged which now mean a site is no longer deliverable or developable. 1.3 Approach 1.3.1 The SHLAA 2014 has built on the general approach detailed within the Leicester & Leicestershire Housing Market Area SHLAA Methodology Paper (March 2008). To develop a more accurate picture of housing potential within the District a number of revisions have been made from the Joint 2008 Methodology Paper. 4 Strategic Housing Land Availability June 2014 Technical Consultation Draft 1.3.2 The revisions made will be detailed throughout this document. However the key changes in the 2014 Assessment include: Expanding the scope to accord with the areas set out for housing growth within the Adopted Core Strategy. Land within/surrounding the following settlements will now be assessed; the Leicester Principal Urban Area (PUA)1, Market Harborough, Lutterworth, Broughton Astley, Rural Centres2, and Selected Rural Villages3. Please note that land surrounding Rural Centres Kibworth and Great Glen is included. In order to provide a comprehensive assessment of potential housing land supply to inform the preparation of the new Local Plan. Sites in conflict with the saved Local Plan policies ‘Limits to Development’ and ‘Important Open Land’ are no longer ruled out in order to ensure the relevance of the SHLAA 2014 evidence for the preparation of the new Local Plan. 1.3.3 The above changes have been implemented to help evidence the delivery of the Council’s Core Strategy and to inform the emerging new Local Plan. The scope of the assessment, and the methodology used, will be reviewed each year to ensure that the assessment remains as robust and relevant to the plan-making stage as possible. 1.3.4 Harborough District is predominately rural and has a large number of smaller settlements. However the vast majority of small settlements within the District are less suitable for significant new housing development in sustainability terms. Furthermore, their contribution to meet future housing needs is likely to be limited due to their limited land capacity. Sites below Selected Rural Villages are therefore not considered appropriate for inclusion within the 2014 SHLAA. This does not preclude sites within such settlements from coming forward for development at a later stage, but ensures that the SHLAA is focused on those settlements likely to contribute most significantly in terms of their housing land capacity. 1.3.5 Historically Harborough District has always had a significant amount of sites with planning permission for fewer than 5 dwellings, due to the predominately rural nature of the District. However, as per the previous 2011 Assessment, it was not considered feasible within the scope of the 2014 SHLAA to assess small sites individually. As such a site size threshold was applied to exclude sites which were considered too small to accommodate a development of 5 or more dwellings (circa 0.2ha or less in size). 1 Scraptoft, Thurnby and Busby & land adjacent to Oadby. 2 Billesdon, Fleckney, Husbands Bosworth, Great Glen, Kibworth and Ullesthorpe 3 Bitteswell, Church Langton, Dunton Bassett, Foxton, Gilmorton, Great Bowden, Great Easton, Hallaton, Houghton on the Hill, Lubenham, Medbourne, North Kilworth, South Kilworth, Swinford, Tilton on the Hill and Tugby. 5 Strategic Housing Land Availability June 2014 Technical Consultation Draft 1.3.6 The site visits and initial desktop research carried out as part of the 2014 SHLAA used the Site Characteristics Pro Forma developed during the 2009 Assessment. The form recorded the following information: site size; current land use(s); the character of the surrounding area; existing community facilities in the locality; existing commercial facilities in the locality; and potential constraints to development. 1.4 How to use this report 1.4.1 The findings of this assessment will form an important evidence source to inform future plan making. However, this document does not in itself determine whether a site should be allocated for housing development. All sites listed within the assessment will be subject the usual Development Management process. The purpose of this study is to assess future housing potential only. 1.4.2 A separate Site Assessment Companion Guide has been published in conjunction with this Report. The document provides maps of sites which the 2014 SHLAA deemed to have potential for housing development. Accompanying each map is a summary of the evidence used to assess the housing development potential of each site. Only sites with potential have been included within the Guide. The full document is available on the Council’s website at: http://www.harborough.gov.uk/shlaa-consultation. 6 Strategic Housing Land Availability June 2014 Technical Consultation Draft 2 Methodology for the assessment 2.1 SHLAA Stages 2.1.1 Figure 1 illustrates the main stages for SHLAA (Stages 1 & 2) and three further optional stages of the SHLAA process. The flow chart has taken from DCLG’s National Planning Policy Guidance (2014). Figure 1: The Strategic Housing Land Availability Assessment process and outputs 7 Strategic Housing Land Availability June 2014 Technical Consultation Draft 2.1.2 The remainder of this report will follow the structure set out in Figure 1. From this point onwards all references to the national SHLAA guidance will be referred to as the ‘Practice Guidance’. All references to Harborough District’s SHLAA for 2014 will be referred to as the ‘2014 SHLAA’. 2.2 Stage 1: Site / broad location identification 2.2.1 The geographical area for the assessment is the local planning authority area of Harborough District. 2.2.2 The Practice Guidance requires Local Planning Authorities to work with a range of representatives in order to plan an assessment which the market acknowledges to be viable and to ensure a robust evidence base in terms of housing land availability. Planning Officers hosted a Developer Panel which was held on 12 September