Peak Sub Region Strategic Housing Land Availability Assessment Final Report to Derbyshire Dales District Council, High Peak Borough Council and the Peak District National Park Authority June 2009 ekosgen Lawrence Buildings 2 Mount Street Manchester M2 5WQ TABLE OF CONTENTS 1 INTRODUCTION................................................................................................................ 5 STUDY INTRODUCTION.............................................................................................................. 5 OVERVIEW OF THE STUDY AREA ............................................................................................... 5 ROLE OF THE STUDY ................................................................................................................ 8 REPORT STRUCTURE.............................................................................................................. 10 2 SHLAA GUIDANCE AND STUDY METHODOLOGY..................................................... 12 SHLAA GUIDANCE................................................................................................................. 12 STUDY METHODOLOGY........................................................................................................... 13 3 POLICY CONTEXT.......................................................................................................... 18 INTRODUCTION....................................................................................................................... 18 NATIONAL, REGIONAL AND SUB REGIONAL POLICY .................................................................. 18 LOCAL POLICY FRAMEWORK ................................................................................................... 23 4 HOUSING ISSUES IN THE SUB REGION...................................................................... 27 INTRODUCTION....................................................................................................................... 27 HOUSING AFFORDABILITY AND NEED ....................................................................................... 27 ENVIRONMENTALLY SENSITIVE LANDSCAPES ........................................................................... 28 JOINT HOUSING STRATEGY OBJECTIVES AND PRIORITIES......................................................... 28 AFFORDABLE HOUSING POLICIES ............................................................................................ 28 5 OVERVIEW OF HOUSING PERFORMANCE IN THE PEAK SUB REGION................. 30 ANNUAL DWELLING COMPLETIONS IN THE SUB REGION............................................................ 30 COMPARISON OF HISTORIC COMPLETION RATES TO RSS TARGETS ......................................... 31 CONCLUSIONS........................................................................................................................ 35 6 SOURCES OF PAST SUPPLY........................................................................................ 36 INTRODUCTION....................................................................................................................... 36 DERBYSHIRE DALES ............................................................................................................... 36 HIGH PEAK............................................................................................................................. 38 PEAK DISTRICT NATIONAL PARK ............................................................................................. 39 PEAK SUB REGION ................................................................................................................. 40 NEW BUILD DEVELOPMENT ..................................................................................................... 41 CONVERSIONS ....................................................................................................................... 41 CONCLUSIONS........................................................................................................................ 44 7 IDENTIFICATION OF POTENTIAL HOUSING LAND SUPPLY SITES ......................... 45 INTRODUCTION....................................................................................................................... 45 SOURCES OF POTENTIAL SUPPLY............................................................................................ 45 CONCLUSIONS........................................................................................................................ 46 8 CONSTRAINTS ON HOUSING LAND AVAILABILITY IN THE PEAK SUB REGION .. 48 INTRODUCTION....................................................................................................................... 48 STRATEGIC CONSTRAINTS ...................................................................................................... 48 SITE APPRAISALS ................................................................................................................... 57 CONCLUSIONS........................................................................................................................ 60 9 DELIVERY OF THE HOUSING TRAJECTORY.............................................................. 61 INTRODUCTION....................................................................................................................... 61 ASSUMPTIONS AND PROCESS FOR DEVELOPMENT OF THE HOUSING TRAJECTORY .................... 61 POTENTIAL SUPPLY FROM DELIVERABLE AND DEVELOPABLE SITES........................................... 64 SUMMARY .............................................................................................................................. 71 10 SCHEME VIABILITY AND DELIVERY OF AFFORDABLE HOUSING.......................... 72 DEVELOPING A TOOLKIT.......................................................................................................... 72 CONSULTATION ...................................................................................................................... 73 AFFORDABLE HOUSING TOOLKIT DEVELOPMENT...................................................................... 73 SITE VIABILITY TESTING.......................................................................................................... 74 USE OF THE TOOLKIT TO ENSURE DELIVERY OF THE TRAJECTORY............................................ 75 11 CONCLUSIONS............................................................................................................... 77 INTRODUCTION....................................................................................................................... 77 PAST PERFORMANCE ............................................................................................................. 77 POTENTIAL SUPPLY FROM IDENTIFIED SITES............................................................................ 77 CONSTRAINTS ON DELIVERY ................................................................................................... 78 HOUSING TRAJECTORY........................................................................................................... 78 ENSURING A PIPELINE SUPPLY................................................................................................ 79 ACHIEVING DELIVERY AND AFFORDABLE HOUSING................................................................... 79 INCORPORATING A WINDFALL ALLOWANCE .............................................................................. 80 KEY CONCLUSIONS AND NEXT STEPS...................................................................................... 80 ANNEXES ............................................................................................................................... 81 APPENDIX 1: SITE APPRAISAL MATRIX ............................................................................ 82 APPENDIX 2: WORKSHOP INFORMATION......................................................................... 92 APPENDIX 3: HOUSING TRAJECTORY TABLES ............................................................... 98 APPENDIX 4: ABBREVIATIONS ......................................................................................... 129 APPENDIX 5 FILTERED SITES ........................................................................................... 130 APPENDIX 6 SITES NOT CURRENTLY DEVELOPABLE.................................................. 136 APPENDIX 7 SITE MAPS..................................................................................................... 155 APPENDIX 8 SITE VIABILITY TESTING OUTPUTS........................................................... 156 APPENDIX 9 BREAKDOWN OF SOURCES OF PAST SUPPLY WITHIN DERBYSHIRE DALES AND HIGH PEAK (NON PDNP AND WITHIN PDNP) ............................................ 167 Peak Sub Region Strategic Housing Land Availability Assessment 1 INTRODUCTION Study Introduction 1.1 ekosgen, in conjunction with Arup, has prepared this Strategic Housing Land Availability Assessment for the Peak sub region. The study has been commissioned by Derbyshire Dales District Council (DDDC), the Peak District National Park Authority (PDNPA) and High Peak Borough Council (HPBC). The base date for the study is 1st April 2008. 1.2 The study aim, as specified by the project brief, is to identify a supply of land and buildings with the potential to deliver residential development in accordance with the requirements of PPS3. The brief also requires that, as part of the process, the study should identify sites where