PLANNING SERVICES Draft City of Stoke-on-Trent Strategic Housing Land Availability Assessment (SHLAA) 2017 Planning Policy Team, Planning Services Place, Growth and Prosperity Civic Centre Glebe Street, Stoke-on-Trent, ST4 1HH Tel: 01782 235438 E-mail: [email protected] Website – www.stoke.gov.uk/planningpolicy The Strategic Housing Land Availability Assessment (SHLAA) is one of a number of technical reports that will provide baseline evidence to inform the emerging Local Plan. The SHLAA is an assessment of the potential future supply of land in the City for housing. This is explained further in the methodology. The inclusion of a site within the SHLAA does not allocate or guarantee a site will be brought forward for housing or that it will remain unsuitable for housing, as things can change. The assessment of the site should not prejudice any planning application received, and each application will be assessed on its merits. The SHLAA has been undertaken in accordance with the National Planning Policy Framework (NPPF) and following a joint methodology, agreed with Newcastle-under-Lyme Borough Council, with each authority following the same process for the assessment of sites. However, the Councils have separate SHLAA documents. The Council identifies sites from existing data as well as conducting a ‘Call for Sites’, where sites are able to be promoted by anyone as available to the Council. Only sites over 0.25 hectares have been taken into consideration. All potential sites have been identified and included in the list of sites. This information details those sites which are considered to be realistic candidates for residential development in 0-5 years, (which is stated as deliverable), 6-10 years (developable), 11-15 years (developable) and sites currently considered not to be developable within the Local Plan period (other) – due to constraints (availability, viability or suitability – these may be sites where further investigation is required in order to ascertain whether the constraints can be overcome and therefore for the site to become developable). To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable. 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 (i.e. 6-10 years or 11-15 years). For a site to be considered as suitable it should be free from any policy and major physical constraints, or there is clear evidence that constraints can be overcome. Sites maybe potentially suitable where mitigation maybe possible. Constraints that affect suitability include things such as green belt, flood zones and environmental constraints, amongst others. It is acknowledged that constraints on suitability may be overcome. To understand the constraints on sites, work is being undertaken on several evidence documents to see where these are potentially able to be lifted. These include a green space strategy and Green Belt Assessment which look at the performance of the areas. Where sites which are unsuitable as they are allocated for other uses such as employment, it is for the local plan will consider the best use of these sites as allocations. To be consistent and accord with the methodology, sites with significant physical constraints are marked as unsuitable. It may be possible for these to be overcome or development adapted and the Council will consider things such as flood risk assessments, as mitigation, when and if they are proposed as allocated sites. For a site to be considered available it must have no known legal or physical barriers which would prevent immediate development on a site. Sites may also be considered developable where a site is likely to become available in the future. The availability of sites can change over time and this Assessment is a snapshot of what is available currently. Achievability of sites relates largely to the viability of the site and if it is viable for the site to come forward within the plan period. To help with this, the Councils commissioned a viability study to inform this. It is acknowledged that this is a high level assessment and things such as market intervention can impact on a site’s viability. The Council will update the site assessment in future SHLAAs when information is received that proves a site’s achievability. To enable the capacity of the site to be assessed, a density has been given to the sites, based on existing character of the ward in which it is based. Some wards in more central areas of the city are understood to have a development delivered at a much higher density (70 -100 dwellings per hectare) than more suburban areas (40 – 70 dwellings per hectare). This in turn affects the capacity of site. An assessment of developable area has also been assumed depending on the size of the site, with evidence coming from recently completed developments within the City. For further information, the joint methodology for the SHLAA is available via the following link - https://www.newcastle-staffs.gov.uk/all-services/planning/planning-policy/joint-local- plan/joint-local-plan-supporting-evidence The SHLAA contains 346 sites. This could potentially account for approximately 50,000 dwellings. The full schedule of sites is listed below, with mapping available via the following link - https://webmaplayers.stoke.gov.uk/webmaplayers8/Map.aspx?MapName=SHLAA. The deliverability of all these sites has been assessed along with assumed build out rates (as within the methodology) and the table below shows how these are spread across the plan period. Deliverable Developable Other 0-5 Years 6-10 Years 11-15 Years 15 Years + Number of Dwellings 3,349 8,242 3,927 33,906 The assessments are currently based on the most recent monitoring information from April 2016. It is anticipated that the Council will review the SHLAA on an Annual basis. This will update the assessment of sites as new evidence emerges and if further sites are identified. New Ward SHLAA Reference Site Address Site Area (Hectares) Is the site suitable? Is the site available? Achievability TextPotential Capacity Is the site greenfield/brownfield Deliverability Deliverability text Land fronting onto Eaves Abbey Hulton & The site is currently constrained by Green Belt and would require a 0352 Lane and Malcolm Drive, 2.3 Unsuitable Available now Achievable 64 Greenfield Other Townsend review in planning policy before it could be delivered. Bucknall, Stoke on Trent. Land at, junction of Eaves Abbey Hulton & The site is currently constrained by Green Belt and would require a 0308 Lane & Greasley Road, 5.97 Unsuitable Available now Achievable 168 Greenfield Other Townsend review in planning policy before it could be delivered. Bucknall Bucknall Hospital, Eaves Abbey Hulton & The site benefits from planning permission and a developer is currently 0140 Lane, Bucknall, Stoke on 8.89 Suitable Available now Achievable 201 Brownfield Deliverable Townsend on site. Trent, ST2 8LD Land off, Gratton Road, Abbey Hulton & The site is currently constrained by Green Belt and would require a 0360 Bucknall, Stoke on Trent, 3.49 Unsuitable Available now Achievable 200 Greenfield Other Townsend review in planning policy before it could be delivered. ST2 9DJ Abbey Hill School, Greasley The site is currently identified in the playing pitch strategy. Should Abbey Hulton & 0120 Road, Bucknall, Stoke on 1.64 Potentially suitable (constrained) Available now Achievable 52 Brownfield Developable Sport England agree to the release and the evidence be updated, the Townsend Trent, ST2 8LG site could become deliverable. Mitchell High School, The site is currently identified in the playing pitch strategy. Should Abbey Hulton & 0415 Bucknall, Stoke on Trent, 6.72 Potentially suitable (constrained) Available now Unachievable 185 Brownfield Developable Sport England agree to the release and the evidence be updated, the Townsend ST2 9EY. site could become deliverable. Abbey Hulton & Land adj Blackfriars School, The site benefits from planning permission and a developer is currently 0651 2.55 Suitable Available now Achievable 175 Greenfield Deliverable Townsend Castle Grove, Abbey Hulton on site. Little Eaves Farm, Abbey Hulton & The site is currently constrained by Green Belt and would require a 0403 Holehouse Road, Abbey 2.04 Unsuitable Available now Unachievable 57 Greenfield Other Townsend review in planning policy before it could be delivered. Hulton Brookhouse Farm, Abbey Hulton & The site has viability issues that need resolving before the site could be 0676 Werrington Road, Stoke-on- 0.83 Suitable Available now Unachievable 24 Brownfield Other Townsend considered deliverable. Trent, ST2 9DN The site is included in the North Staffordshire Green Space Strategy Abbey Hulton & 0718 Abbots House, Abbots Road 1.06 Potentially suitable (constrained) Available now Achievable 34 Brownfield Developable and the evidence would need updating before it could be highlighted Townsend as deliverable. Former Carmountside The site is unsuitable due to the presence of a Scheduled Ancient Abbey Hulton & 0719 Youth and Adult Centre, 0.28 Unsuitable Available now Achievable 11 Brownfield Other Monument. The site is also constrained due to being included within Townsend Leek Road the North Staffordshire Green Space Strategy. The site is not currently considered deliverable or developable due to Abbey Hulton & Land to the south of Birches 0720 1.36 Unsuitable Available now Achievable 44 Greenfield Other the presence of Flood Zone 3. A detailed SFRA would need to be done Townsend Head Road before any development is considered on the site. The site is included in the North Staffordshire Green Space Strategy Abbey Hulton & Allotments to rear of Barry 0727 0.29 Potentially suitable (constrained) Available now Achievable 11 Greenfield Developable and the evidence would need updating before it could be highlighted Townsend Avenue, Abbey Hulton as deliverable.