Cornwall Strategic Housing Land Availability Assessment Cornwall Council January 2016 1 Contents 1. Introduction ..................................................................................... 5 1.1 Background ................................................................................. 5 1.2 Study Area .................................................................................. 5 1.3 Purpose of this Report ................................................................... 6 1.4 Structure of the Report ................................................................. 7 2. Planning Policy Context ...................................................................... 8 2.1 Introduction ................................................................................. 8 2.2 National Planning Policy Framework (2012) ..................................... 8 2.3 Emerging Cornwall Local Plan ......................................................... 9 3. Methodology ................................................................................... 13 3.1 Introduction ............................................................................... 13 3.2 Updates and Baseline Date .......................................................... 13 3.3 A Partnership Approach ............................................................... 13 3.4 Methodology Overview ................................................................ 14 3.5 Site / Broad Location Identification (Stage 1) ................................. 15 3.5.1 Assessment Area and Site Size (Threshold) ............................ 15 3.5.2 Overview of Sources............................................................ 15 3.5.3 Planning Permissions ........................................................... 16 3.5.4 District Local Plan and Neighbourhood Plan Allocations ............ 17 3.5.5 Town Framework Plan Documents ......................................... 17 3.5.6 Other Existing Sources ........................................................ 17 3.5.7 Calls for Sites ..................................................................... 17 3.5.8 Overlaps ............................................................................ 19 3.5.9 Types of Sites Included ........................................................ 19 3.5.10 Desktop Review .................................................................. 20 3.5.11 Data Management ............................................................... 20 3.6 Estimating the Housing Potential of Each Site ................................. 20 3.6.1 Existing Information and Urban Design Approach .................... 21 3.6.2 Density Multiplier / Contextual Approach ................................ 22 3.6.3 Assessing When and Whether Sites are Likely to be Developed . 23 3.6.4 Assessing the Suitability of Sites for Housing .......................... 24 3.6.5 Assessing the Availability of Sites for Housing......................... 25 3.6.6 Assessing the Achievability of Sites for Housing ...................... 26 3.6.7 Build Out Rates................................................................... 28 3.6.8 Role of Stakeholders in Assessing Deliverability and Developability ................................................................................. 28 3.7 Windfall Assessment (Stage 3) ..................................................... 29 3.7.1 Baseline Windfall Rates ........................................................ 30 3.7.2 Anticipated Future Trends in Windfall Rates ............................ 32 3.7.3 Progress in Windfall Delivery to Date ..................................... 34 4. Assessment Findings and Review (Stage 4) ........................................ 36 4.1 SHLAA Sites ............................................................................... 36 4.2 Phase 1: Cornwall Five Year Supply (2015/16 – 2019/20) ............... 36 4.3 Phase 2: Years 6-10 (2020/21 – 2024/25)..................................... 36 4.4 Phase 3: Years 11-15 (2025/26 – 2029/30) ................................... 36 2 4.5 Phase 4: Years 16-20 (2030/31 onwards) ...................................... 36 4.6 SHLAA Capacity by Phase and Location ......................................... 37 4.7 SHLAA capacity by Brownfield Land .............................................. 41 4.8 Risk Assessment ......................................................................... 41 5. Summary, Conclusions, Review and Monitoring ................................... 42 5.1 Summary .................................................................................. 42 5.2 Conclusions ............................................................................... 42 5.3 Review and Monitoring ................................................................ 43 6. Appendices ..................................................................................... 44 6.1 Appendix 1: SHLAA Panel Members at January 2016 ....................... 44 6.2 Appendix 2: SHLAA sites by Location ............................................ 46 6.2.1 Penzance with Newlyn, Heamoor, Gulval & Longrock ............... 46 6.2.2 West Penwith CNA Residual .................................................. 47 6.2.3 Hayle ................................................................................ 48 6.2.4 St Ives with Carbis Bay ........................................................ 49 6.2.5 Hayle & St Ives CNA Residual ............................................... 50 6.2.6 Helston .............................................................................. 50 6.2.7 Helston & The Lizard CNA Residual ........................................ 51 6.2.8 Camborne, Pool, Redruth & Illogan ....................................... 51 6.2.9 Camborne, Pool, Redruth & Illogan CNA Residual .................... 54 6.2.10 Falmouth & Penryn .............................................................. 55 6.2.11 Falmouth & Penryn CNA Residual .......................................... 55 6.2.12 Truro with Threemilestone & Shortlanesend ........................... 56 6.2.13 Truro & Roseland CNA Residual ............................................ 57 6.2.14 St Agnes & Perranporth CNA ................................................ 58 6.2.15 Newquay with Quintrell Downs ............................................. 59 6.2.16 Newquay & St Columb CNA Residual ..................................... 59 6.2.17 Eco-Communities ................................................................ 60 6.2.18 St Austell ........................................................................... 60 6.2.19 St Austell & Mevagissey CNA Residual ................................... 61 6.2.20 St Blazey, Fowey & Lostwithiel CNA ....................................... 62 6.2.21 China Clay ......................................................................... 62 6.2.22 Wadebridge ........................................................................ 63 6.2.23 Wadebridge & Padstow CNA Residual .................................... 64 6.2.24 Bodmin .............................................................................. 65 6.2.25 Bodmin CNA Residual .......................................................... 66 6.2.26 Camelford .......................................................................... 66 6.2.27 Camelford CNA Residual ...................................................... 66 6.2.28 Bude with Stratton, Flexbury & Poughill ................................. 67 6.2.29 Bude CNA Residual .............................................................. 68 6.2.30 Launceston ........................................................................ 68 6.2.31 Launceston CNA Residual ..................................................... 69 6.2.32 Liskeard ............................................................................. 70 6.2.33 Liskeard & Looe CNA Residual .............................................. 70 6.2.34 Callington .......................................................................... 71 6.2.35 Caradon CNA Residual ......................................................... 71 6.2.36 Saltash .............................................................................. 72 3 6.2.37 Torpoint ............................................................................. 72 6.2.38 Cornwall Gateway CNA Residual ........................................... 73 6.3 Guide to Proportion of Undiscounted SHLAA Capacity that is Brownfield Land 74 4 1. Introduction 1.1 Background The purpose of the assessment is to identify sites within the Cornwall study area which have the potential to accommodate housing but which do not as yet have planning permission for residential use. This Strategic Housing Land Availability Assessment (SHLAA) has been prepared by Cornwall Council as part of the evidence base for the Cornwall Local Plan. This update builds on and refreshes the previous Cornwall SHLAAs (published 2011, 2013 and 2015). Whilst the 2011 study focused solely on the main towns in Cornwall, the 2013 study both extended the coverage to smaller settlements and updated the original assessment, compiling the results into a single report. The contents have also been reviewed in 2015 and 2016 to incorporate additional SHLAA sites from public submissions sites and to factor in new planning permissions and revised build out rates. Due to the scale and nature of producing a SHLAA to cover the whole of Cornwall, the Council took the decision to only re-assess sites from the previous