EAST RIDING LOCAL DEVELOPMENT FRAMEWORK HOUSING SITE ASSESSMENT METHODOLOGY Cities Revealed Aerial Photography Crown copyright 2006. All rights reserved. © getmapping.com 1999 East Riding of Yorkshire Council 100023383. MAY 2007 “Plan East Riding” Housing Site Assessment Methodology Contents Introduction 3 Part 1: Site Assessment Methodology 6 Stage 1: Initial Assessment and Site Exclusion 6 Stage 2: Initial Ranking 7 Stage 3: Detailed Site Specific Considerations 9 Stage 4: Deliverability 15 Part 2: Explanation 18 Stage 1: Initial Assessment and Site Exclusion 18 Stage 2: Initial Ranking 26 Stage 3: Detailed Site Specific Considerations 32 Stage 4: Deliverability 44 Housing Site Assessment Methodology East Riding of Yorkshire Council Housing Site Assessment Methodology Introduction This document sets out the way that we will assess and compare the suitability of potential housing sites. It will be used to help identify those sites that will be allocated for residential development in the Housing Development Plan Document (DPD)(1). The Housing DPD is one of a number of documents that make up the new East Riding of Yorkshire Local Development Framework (LDF). A draft version of this document was published for public consultation in June 2006. We received almost 600 responses which have resulted in many changes being made to the document. Many of the comments identified areas where further clarification or explanation were required. Others suggested ways in which the methodology should be altered. Details of all the comments that we received and how they have been taken into account are available from our website or through the contact details shown below. We have also been able to take into account new Government guidance that has been published since the draft methodology was prepared. This includes guidance relating to Housing (Planning Policy Statement 3), Flood Risk (Planning Policy Statement 25) and the consultation document on Planning and Climate Change (Supplement to Planning Policy Statement 1). This document has been prepared to help inform the preparation of the Housing DPD. It is known as a 'background document' and contributes towards the evidence base of the Housing DPD. Purpose The methodology will be used to assess the following potential housing sites: Those that have been suggested to us by the general public (including landowners, developers and planning agents) both before and during the preparation of the Housing DPD. Those that are allocated in an existing Local Plan and have not been developed (or are not under development). Those that have been identified through other studies such as our Urban Potential Study(2). Other sites we believe merit consideration. Only those sites above 0.25 hectares or 5 dwellings will be considered as potential housing allocations. These thresholds have been previously agreed with house builders who have an interest in the East Riding. Sites below 0.25 hectares or 5 dwellings are unlikely to be allocated for housing development because they are too small and are often suggested to us for infill development or a single house. This doesn't mean however, that all sites below this threshold are unsuitable for development. Instead, such sites will be considered as 'small sites' and any subsequent planning application for residential development will be considered against more general policies in the Housing DPD and other relevant LDF documents. 1 Some housing sites in Bridlington will be considered through the Bridlington Area Action Plan. See www.bridlingtonregeneration.com for further details 2 Strategic Urban Potential Study, East Riding of Yorkshire Council, July 2002 3 Housing Site Assessment Methodology The methodology will also be used to help inform any phasing or managed release policy that may be considered through the Housing DPD. It will also provide guidance on the key issues that may be considered when other potential housing sites are brought to our attention unexpectedly once the Housing DPD has been finalised. This may include employment sites that become available for redevelopment. We have made every effort to include all the important issues that should be taken into account when considering the location of new residential allocations. However, other factors that are perhaps only relevant to individual sites or small groups of sites, may become apparent during the assessment process. If any such issues become apparent they will be taken into account and weighted accordingly. This document is set out in two parts. Part 1 outlines the specific questions of the site assessment methodology. Part 2 explains the reasoning behind the questions. Monitoring and Information Update The methodology refers to many different sources of information. This information is either prepared by various departments within the Council or obtained from other organisations such as the Environment Agency or Natural England (formerly the Countryside Agency and English Nature). Much of this information is updated on a regular basis and the site assessments will be undertaken against the latest available information. We intend to update the methodology as regularly as possible (for example if new national planning guidance is published for a certain topic). If you consider any part of the methodology to be out of date please contact us through the details below. Next Steps The methodology will be used to help identify our preferred housing allocations. These will be published for consultation in Autumn 2007 as part of the 'Preferred Options' Housing Development Plan Document. Following this consultation exercise, we will consider any changes to the allocations before the Housing Document is submitted to Government in 2008. The submission document will involve a further period of consultation. Contact Details For further information on this document or the Housing DPD please contact: Stephen Hunt, or [email protected] Forward Planning Unit, County Hall, or visit www.eastriding.gov.uk/planning/ldf Beverley, East Yorkshire, HU17 9BA Tel: 01482 391740 4 East Riding of Yorkshire Council Housing Site Assessment Methodology Part 1: Site Assessment Methodology East Riding of Yorkshire Council 5 Housing Site Assessment Methodology Stage 1: Initial Assessment and Site Exclusion A. Conformity with the East Riding settlement hierarchy Q1: Does the site lie within or adjacent to a settlement that is identified in the Yes / No LDF settlement hierarchy? Q2: Are further housing allocations required for the settlement? Yes / No Sites with a 'no' to either answer are dismissed B. Principal environmental and cultural constraints Q3: Would residential development cause a significant negative effect on an Yes / No international or national site of biodiversity or geological value? Q4: Would residential development be unsuitable because the site lies within Yes / No an area that is at the greatest risk from flooding or coastal erosion? Q5: Would residential development cause a significant negative effect on a nationally important archaeological site or monument or a nationally or Yes / No internationally important historical site? Sites with a 'yes' to any answer are dismissed 6 East Riding of Yorkshire Council Housing Site Assessment Methodology Stage 2: Initial Ranking A. Previously developed land / Greenfield land Q6: Does the site contain previously developed land, Greenfield land or a mix of both? Wholly previously developed 6 Mixed: > 75% PDL 5 Mixed: 50 - 75% PDL 4 Mixed: 25 - 49 % PDL 3 Mixed: < 25% PDL 2 Wholly Greenfield 1 B. Accessibility considerations Q7: How accessible is the site to existing public transport? Destination Journey time to Destination by Public Transport Within 15 Within 30 Within 45 Within 60 Over 60 Minutes Minutes Minutes Minutes Minutes To 'Major' Centres 6 4 2 1 0 To Employment 6 4 2 1 0 Shopping 6 4 2 1 0 Secondary Health 6 4 2 1 0 Secondary & 6 4 2 1 0 Tertiary Education Total Score 27 + 26 - 23 22 - 19 18 - 15 14 - 11 10 - 7 6 - 0 Points 6 5 4 3 2 1 0 7 Housing Site Assessment Methodology Q8: How accessible is the site to existing services and facilities? Walking Distances Cycling Distances within within 400m 800m 1200m 1.2 km 3.6 km 5 km Shopping areas (including leisure) Hull city centre N/A N/A N/A N/A N/A 2 Other centres 6 4 2 4 2 1 Employment Main employment 6 4 2 5 3 1 area Education Primary School 6 4 1 1 0 0 Secondary School 6 4 2 2 1 0 Further education 4 2 1 3 2 1 Health GP premises 4 2 1 2 1 0 Total Score 42 + 41 - 37 36 - 32 31 - 27 26 - 22 21 - 16 15 - 0 Points 6 5 4 3 2 1 0 8 East Riding of Yorkshire Council Housing Site Assessment Methodology Stage 3: Detailed Site Specific Considerations Environmental A. Biodiversity, flora, fauna and geology Q9: Would residential development affect a regional or local site of biodiversity or geological value or affect legally protected species? Positive Existing features could be conserved/retained and are likely to be Impact enhanced or new features can be incorporated into the proposal No or No impact / existing features could be conserved/retained or impact Neutral could be satisfactorily mitigated (e.g. by removal of species) Impact Adverse Features unlikely to be retained in their entirety. Partial mitigation Impact measures agreed Significant Features unlikely to be retained. No satisfactory mitigation measures Adverse agreed or possible. Site may be inappropriate for development Impact Q10: Would residential development affect trees or hedgerows, or areas of ancient woodland not subject to statutory protection? Positive Existing features can be conserved/retained and there is opportunity Impact for their enhancement or new features can be incorporated into the proposal No or No impact / existing features can be retained or impact could be neutral satisfactorily mitigated (e.g. by providing new/replacement features) Impact Adverse Features unlikely to be retained in their entirety.