Bodmin Urban Extension Base Report
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Bodmin Town Framework Housing Assessment Planning Delivery Team 1 Contents Introduction 2 Chapter 1 - Bodmin’s Urban Capacity Assessment 3 Dwelling Completions and Commitments (a) (b) and (c). 3 d) Strategic Housing Land Availability Assessment (SHLAA) Sites 4 e / f) Other sites / Urban Site Allocations 8 g) Windfall Allowance for Bodmin 8 Summary – Potential Urban Capacity of Bodmin 8 Chapter 2 10 Introduction 10 Steps 1-5: Initial Review of Land 12 Step :1 mapping Review 12 Step 2: Identify Site (Cell) areas for assessment 13 Step 3: Desk Based Environmental Assessment 14 Step 4: Desk Based Accessibility Assessment 15 Step 5: Review & Discount Inappropriate Sites 16 Steps 6 – 8: Detailed Assessments 17 Step 6: Landscape Character Assessment 17 Step 7: Urban Design Analysis 18 Step 8: Qualitative Review and Discount Poorly Performing Cells 19 Steps 9 – 10: Initial Engagement 21 Bodmin Town Framework Steering Group: 22 Step 12: Public Consultation (Mar-Apr 2013 & Oct-Nov 2013) 23 Post Consultation Work 25 Chapter 3 – Summary of Bodmin Housing Delivery 27 Appendix 1: Housing Trajectory 29 Appendix 2: Urban Extension Assessment Methodology 30 Appendix 3: Desk Based Environmental Assessment 41 Appendix 4: Desk Based Accessibility Assessment 53 Appendix 5: Landscape Assessment Tables 66 Appendix 6: Landscape Assessment Maps 91 Appendix 7: Urban Design Assessment 104 Appendix 8: BdUE2 Hydrologist’s Assessment 118 1 Introduction This report reviews the ability for the town of Bodmin to accommodate future housing growth. These assessments were prepared to support the development of the Bodmin Town Framework and the Cornwall Allocations DPD. The report consists of three main chapters An assessment of the existing urban area’s ability to accommodate growth An assessment of land surrounding the existing built area to accommodate urban extensions A summary of Bodmin’s ability to deliver the Local Plan’s housing target 2 Chapter 1 - Bodmin’s Urban Capacity Assessment This chapter sets out an assessment of the urban capacity in Bodmin. In planning for the future development of the town it is firstly important to consider what growth can be accommodated appropriately within the existing urban area, in order to minimise the town’s future encroachment on further greenfield land. Elements identified as contributing towards the potential capacity are as follows: a) The number of completed dwellings (1st April 2010 – 31st March 2016); b) The number of committed dwellings, i.e. both under construction and permitted by existing planning permissions (full and outline) but not yet started (31st March 2016) - on sites under 10 dwellings; c) The number of committed dwellings, i.e. both under construction and permitted by existing planning permissions (full and outline) but not yet started (31st March 2016) - on sites over 10 dwellings; d) The number of dwellings which can potentially be accommodated on sites identified through the Strategic Housing Land Availability (SHLAA), which are also within the existing urban area and which are also not sites included a-b, above; e) Any other sites, with potential to accommodate over 10 dwellings in the existing urban area; (including any urban site allocations); f) Site Allocations (Urban Sites); and, g) Windfall allowance for final 9 years of plan period. Dwelling Completions and Commitments (a) (b) and (c). Regular annual monitoring of housing completions and permissions is carried out by Cornwall Council and is regularly reported in the Cornwall Monitoring Report (available at www.cornwall.gov.uk). Data relating to completions through the plan period, to date (1st April 2010 – 31st March 2016) is presented within Table 1. It sets out that 1,012 dwellings were built or committed at Bodmin as of 31st March 2016. Table 1: Dwelling Completions and Commitments in Bodmin Urban Area (2010-2015) No of Bodmin Urban Area Dwellings 455 (a) Dwellings Built (1st April 2010 - 31st March 2016) 78 (b) Net Extant planning permissions - Under 10 (31st March 2016) 479 (c) Net Extant planning permissions - 10 or more Committed Dwellings (31st March 2016) Total Built and Permitted 1,012 3 d) Strategic Housing Land Availability Assessment (SHLAA) Sites The SHLAA data provides a theoretical assumption of the development capacity on sites in and around Bodmin. Due to the nature, purpose and process of the SHLAA there are a number of sites identified (i.e. those outside of the urban area, on greenfield land) that are not considered suitable to contribute to the urban capacity figure. In addition to these greenfield SHLAA sites, some urban SHLAA sites have been discounted due to other reasons which suggest that they may be inappropriate to come forward for housing development. The SHLAA sites and a consideration of whether they can be assumed to contribute to the urban capacity of Bodmin is presented within Table 2, with these SHLAA sites being illustrated in Figure 1. Table 2 sets out that the SHLAA sites could contribute up to 10 dwellings to Bodmin’s urban capacity (subject to usual planning application procedures). 4 Table 2: The assumed contribution of the Bodmin’s SHLAA sites to the towns urban capacity SHLAA Site Ref Address Gross Potential Reason Area (Ha) Dwelling No. U0120 Priory House, Bodmin 0.3 10 Include: Well located within the urban area (Reuse of existing building) North Site west of Old Callywith Road 5.6 Include: Well related to other surrounding residential development Cornwall_31 (Proposed Site Allocation, so the number of dwellings are set out in section f below) North Site west of Launceston Road, 8.5 Exclude: Site permitted to deliver an education scheme Cornwall_10 sth of Cookland Lane North Site North Old Callywith 7.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_8 Road/Castle Street extension assessment North Land off Helland Road 2.0 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_164a extension assessment North Land North of Harmer Road 4.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_24 extension assessment North Site adjacent Scarletts Well Park 4.4 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_7 extension assessment U0123 Bodiniel View, Bodmin 0.8 Exclude: Site beyond edge of urban area, so to be assessed via the urban extension assessment North St Lawrence’s Hospital, 15.8 Exclude: Site has permission Cornwall_42 North Land at and adjoining Pandarosa 5.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_22 extension assessment North Site west of Westheath Avenue 2.0 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_23 extension assessment S1195 Land at St Lawrence Farm 23.2 Exclude: Site beyond edge of urban area, so to be assessed via the urban extension assessment North Land to Southwest of Westheath 2.2 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_6 Road extension assessment North Site East of Blowinghouse Lane 20.1 Exclude: Site beyond edge of urban area, so to be assessed via the urban 5 SHLAA Site Ref Address Gross Potential Reason Area (Ha) Dwelling No. Cornwall_12 extension assessment North Land off Crabtree Lane and 2.5 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_163 Halgavor Road extension assessment North South of Bodmin Railway-West 6.5 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_21 of Halgavor Road extension assessment North Land at Beacon 2.2 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_162 extension assessment North Halgavor Moor. South east 25.1 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_13 Bodmin extension assessment North Little Halgavor Farm 23.5 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_164 extension assessment North Land off Lostwithiel Road, 1.8 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_160 Bodmin extension assessment North Land Adjoining Bodmin and 20.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_20 Wenford Railway extension assessment S465 Land north and south of Priory 34.9 Exclude: Site permitted for housing development Road North Site between A30/A39. East of 10.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_14 Bodmin extension assessment North Adjoining the junction of A389 3.2 Exclude: With commercial uses on three sites of the site, considered better Cornwall_11 as an employment site (d) Potential houses from SHLAA sites: 10 6 Figure 1: Map of Bodmin’s Included & Excluded SHLAA sites & Existing Planning Permissions (for over 10 dwellings) 7 e / f) Other sites / Urban Site Allocations One of the SHLAA sites (Ref: North Cornwall_31) has been identified as being of a sufficient scale that it should be allocated; this is referred to as Castle Street within the Allocations DPD, which is estimated that it could deliver approximately 150 dwellings g) Windfall Allowance for Bodmin When estimating future housing delivery, a ‘windfall allowance’ is considered – this is an assumption regarding the number of other unplanned permissions that will granted through the plan period. The windfall allowance is based on an analysis of past trends in terms of the actual housing delivery in the 10 years between 2004 and 2014 on sites of less than 10 dwellings. For Bodmin the windfall allowance through to 2030 is estimated at 126 dwellings. A more detailed explanation of the windfall allowance is contained within the Strategic Housing land Availability Assessment (available at www.cornwall.gov.uk).