A Local Plan for Lancaster District 2011-2031 Interim Strategic Housing and Employment Land Availability Assessment – May 2018 LANCASTER CITY COUNCIL Promoting City, Coast & Countryside Version Control Version By Date Comment 1.0 Planning & Housing 9 February 2018 First edition, interim SHELLA - Manager housing proposed allocated sites (Local Plan) 2.0 Planning & Housing 11 May 2018 Update to include employment and Manager development opportunity sites Contents for Lancaster District ............................................................................................................................... 1 1.0 Introduction .............................................................................................................................. 4 2.0 Methodology ............................................................................................................................. 5 3.0 Appendix Appendix 1 – Stage 1 – Sites below size threshold for assessment Appendix 2 – Stage 2 – Sites to be assessed Appendix 3 – Stage 2 – Detailed site assessments Interim Strategic Housing and Employment Land Availability Assessment 1.0 Introduction 1.1 The National Planning Policy Framework (NPPF) indicates that the purpose of the planning system is to contribute to the achievement of sustainable development, including the delivery of a wide choice of high quality homes and to significantly boost the supply of housing. 1.2 The NPPF advises that local planning authorities should have a clear understanding of the supply of land in their area. Paragraph 159 of the NPPF requires local planning authorities to prepare a Strategic Housing Land Availability Assessment (SHLAA) to establish realistic assumptions about the availability, suitability and the likely economic viability of land to meet the identified need for housing over the plan period. 1.3 The District Council’s previous SHLAA was published in October 2015 and this helped inform earlier iterations of the Local Plan. Since that time the Local Plan has evolved requiring the review of existing SHLAA sites and the assessment of new sites. There have been significant additions to the Council’s evidence base across a wide range of topics that help inform site assessments. A list of evidence can be located on the council website and in the Document Library on the webpage. 1.4 In the light of Government guidance employment land now also forms part of the Council’s land availability assessment. The Strategic Housing and Employment Land Availability Assessment (SHELAA) therefore provides information on sites which are available to meet the District Council’s future housing and employment needs. 1.5 The SHELAA does not seek to allocate land for development, but provides an evidence based driven process that helps inform whether a site should be allocated through the policies and proposals within the Local Plan for Lancaster District 2011- 2031. Sites that are identified in SHELAA as being potentially suitable, available and viable are then considered separately by the Council as to whether they are taken forward as allocations within the plan. 1.6 This Interim SHELAA follows a prescribed methodology that has been adopted by Lancaster City Council. A draft methodology was consulted on for 5 weeks between Friday the 4th August and Friday 8th September and the final methodology takes account of the comments raised. The Interim SHELAA identifies the sites that are being considered and presents the findings to date. 1.7 In accordance with the methodology, housing sites accommodating less than 5 dwellings and employment sites under 0.25ha will not be taken forward for detailed assessment to Stage 2 of the process (see Appendix 1). A size threshold has been applied on housing sites based on a density of 30 dwellings per hectare and in effect sites less than 0.15ha have been excluded from Stage 2. As part of the next iteration of the SHELAA, consideration will be given to sites less than 0.15ha located within the urban centre as to whether a higher density (flat development) would be appropriate and should be assessed in detailed. 1.8 There are just under 500 sites going forward to Stage 2 (see Appendix 2). The assessment of sites is an ongoing process and is continually being informed by an extensive evidence base that is being developed in order to support the emerging Local Plan. Given the scale of the task an element of prioritisation has been applied in terms of completing the assessments. The detailed assessments included in Appendix 3 are those which have been completed to date and represent the housing and employment land allocations identified within the Submission Version of the Local Plan. (With regard to employment land the assessments relate only to new allocations or extensions to existing allocations). 1.9 This Interim SHELAA replaces an earlier version (published in February 2018) and now includes employment allocations and takes account of the updated evidence base. 1.10 The completion of remaining site assessments is currently being carried out and these will be included in subsequent iterations of the SHELAA. The next version is due to be published in the summer. 1.11 It should be noted that sites being considered as part of the Bailrigg Garden Village will be assessed separately as part of the emerging Area Action Plan. 2.0 Methodology 2.1 In undertaking site assessments the Council is following a specific methodology that has been produced in accordance with Government guidance. The detailed Methodology can be found on the council website and the Document Library. The methodology updates the 2015 Strategic Housing Land Availability Assessment (SHLAA) methodology and provides the framework through which the deliverability of sites will be assessed. 2.2 Unlike the SHLAA the SHELAA also contains an assessment on employment land delivery combining the assessment of housing and employment land in the district for the first time. 2.3 The SHELAA forms an important component of the evidence base for the Lancaster District Local Plan and will be used to inform allocations within the Local Plan. On completion it will include: · Identification of sites and broad locations for development; · Assessment of their development potential; · Assessment of their deliverability (assessing their availability for development, suitability for development and their achievability for development); and · A statement on housing and employment land supply. 2.4 Whilst the SHELAA does not determine whether sites should be allocated for development (this is done separately through the Local Plan process), it provides information on the range of sites which are potentially available to meet housing and employment need within the district. 3.0 Appendix Appendix 1 – Stage 1 – sites below size threshold for assessment LPSA Address Settlement Area Ref (ha) 9 Land West Of Westhouse, Kirkby Lonsdale Road Arkholme 0.09 6 Crossroads Garage, Kirkby Lonsdale Road Arkholme 0.06 10 Bay Horse Hotel, Kirkby Lonsdale Road Arkholme 0.04 15 Land East Of Brookside, Whams Lane Bay Horse 0.07 33 Hawthorne House, Bye -Pass Road Bolton le Sands 0.13 24 Land North East Of 85 Main Road Bolton le Sands 0.11 27 McGaffigans Ironmongers, 99 -101 Main Street Bolton le Sands 0.09 31 Herons Reach, Hillcrest Avenue Bolton le Sands 0.07 26 Red Bank Farm, The Shore Bolton le Sands 0.06 30 Land East Of 1 -7 Church Brow, Church Court Bolton le Sands 0.05 29 Spar, 46 Main Road Bolton le Sands 0.05 19 Redundant Sub Station, A6 Bolton le Sands 0.04 28 4A Byron Avenue Bolton le Sands 0.03 20 17A Whin Grove Bolton le Sands 0.02 35 Epoch Cottages, Borwick Lane Borwick 0.03 85 Old Scout Hut, Brookhouse Road Brookhouse 0.06 68 24 Haws Avenue Carnforth 0.24 65 Greenbank, Scotland Road Carnforth 0.14 832 Land to the rear of Queens Hotel Carnforth 0.13 115 Old Station Yard Carnforth 0.11 52 Land Between 1 And 8 Victoria Street Carnforth 0.06 66 The Cross Keys, Kellet Road Carnforth 0.06 63 Land North Of 85 -91 North Road Carnforth 0.06 54 Land West Of 32 Highfield Crescent Carnforth 0.04 50 Vacant Land Next To 16 Kellet Road Carnforth 0.04 58 Pentecostal Church, Hunter Street Carnforth 0.04 826 2-4 New Street Carnforth 0.03 53 Land East Of 1 Grosvenor Court Carnforth 0.03 62 Hall Gowan Barn, North Road Carnforth 0.01 67 83 North Road Carnforth 0.01 109 Harestones House, Crimbles Lane Cockerham 0.10 106 Little Crimbles Farm, Crimbles Lane Cockerham 0.09 111 Batty Hill Farm, Lancaster Road Cockerham 0.06 105 Hillam Farm, Hillam Lane Cockerham 0.01 113 Websters Farm, Conder Green Road Conder Green 0.12 114 Railway Cottage, Corricks Lane Conder Green 0.12 LPSA Address Settlement Area Ref (ha) 645 Land South West of Cottages, Long Level Cowan Bridge 0.24 116 Fraser Hall Institute, Long Level Cowan Bridge 0.14 122 9 Pennine View Dolphinholme 0.05 133 Land North Of Borbles Hall, Bay Horse Road Ellel 0.22 131 Boldens Farm, Langshaw Lane Ellel 0.02 142 Galgate Ex -Service And Working Men's Club, Chapel Galgate 0.10 Street 140 25A -25B Salford Road Galgate 0.03 1 Beech Farm, Abbeystead Road Galgate 0.01 152 School House, School Lane Glasson 0.04 156 Summerfield House, Kirkby Lonsdale Road Gressingham 0.10 161 Brooklands, Kirkby Lonsdale Road Halton 0.24 368 Land North Of Junction Of Woodlands Road And Halton Halton 0.14 Road 8 Storrs Gate, Kirkby Lonsdale Road Halton 0.03 158 97 High Road Halton 0.02 160 The White Lion, Church Brow Halton 0.01 460 296 Oxcliffe Road Heaton with 0.14 Oxcliffe 509 Whittam Hall, Oxcliffe Road Heaton with 0.08 Oxcliffe