South Lakeland District Council – Housing Land Position Report 31 March 2017 1 South Lakeland District Council – Housing Land Position Report 31 March 2017 2 South Lakeland District Council – Housing Land Position Report 31 March 2017 Table of Contents 1. Introduction .................................................................................................. 4 2. Policy Context .............................................................................................. 6 3. Overall Housing Land Position ................................................................... 8 Table 3.1: Overall Housing Land Supply against Objectively Assessed Need of 290 Dwellings per annum 2016-2036 (SHMA, October 2017) .................... 8 Table 3.2: Overall Housing Land Supply for Core Strategy 2003 – 2025 ...... 9 Table 3.3: Housing Allocations with Planning Permission ........................... 10 4. The 5-Year Housing Land Supply ............................................................. 12 Table 4.1: 5-Year Housing Land Supply in relation to Objectively Assessed Need of 290 Dwellings per annum 2016-2036 (SHMA, October 2017) ........ 12 Table 4.2: 5-Year Housing Land Supply in relation to Core Strategy target of 400 dwellings per annum to 2025 ................................................................ 13 5. Conclusions ............................................................................................... 15 APPENDIX 1 Assessment of the 5-Year Supply ................................................ 17 Table 1 - Housing Trajectory of Estimated Dwelling Completions ................ 17 Table 2 - Assessment of Deliverability of Sites Comprising 5-Year Supply .. 19 APPENDIX 2 Housing Completions – April 2003 to March 2017 ....................... 28 APPENDIX 3 Housing Land Availability Schedule – March 2017 ...................... 75 List of Figures Figure 1: South Lakeland Local Plan Area ................................................................ 5 Figure 2: South Lakeland Local Plan Area and Settlements .................................... 16 3 South Lakeland District Council – Housing Land Position Report 31 March 2017 1. Introduction 1.1 This document is the 2017 Housing Land Position Report for South Lakeland district outside the National Parks, to a base date of 31 March 2017. It provides an assessment of housing land supply and the 5-year housing land position against the latest the latest evidence of objectively assessed housing need in the Council’s Strategic Housing Market Assessment, or SHMA, (October 2017). This represents the Council’s up-to-date position statement on 5-year housing land supply. The 5- year supply position against the adopted Core Strategy housing target (based on less up-to-date projections) is also included for purposes of comparison only. Historic information relating to the Core Strategy targets are shown in grey italics. 1.2 The Government is currently consulting until 9 November 2017 on a new standard national methodology for assessing the requirement for housing. See http://tinyurl.com/ycd3u46b The Council will review the need to update the current assessment of 5-year land supply when the national guidance is confirmed – currently expected by April 2018. 1.3 This annual report provides a range of information used to monitor housing land supply including planning permission data, development progress on sites and information on the deliverability of sites in relation to the 5-year housing land supply requirement. It takes account of constraints as well as landowners’ and developers’ intentions, where known. In particular it takes close account of information from developers and land owners in response to a survey in early 2017 regarding likely rates of development on permitted and allocated housing sites. We intend to repeat this survey annually. The assessment of housing land supply continues to include information within the extensions (August 2016) to the National Parks, as the District Council’s planning policies continue to apply in these areas until replaced by updated National Park Local Plans. This report will be updated in autumn 2018 to cover the period from April 2017 to March 2018. 1.4 This document is divided into five parts: Part 1 is this introduction; Part 2 explains the national and local policy context within which the Council plans for new housing; Part 3 explains how the Council is performing in terms of meeting overall housing need in the longer term; Part 4 explains how the Council is delivering a 5-year supply of land for new housing to meet immediate needs; Part 5 sets out the conclusions. There is more detailed information in the appendices including a table indicating where the Council expects new housing can be delivered over the next five years. 1.5 The Annual Monitoring Reports contain further information on a range of wider housing issues and can be downloaded from the Council’s website at http://tinyurl.com/yd5fhh6u 1.6 The information in this report is based on data from the Council’s Fast Planning and Fast Control databases and in some cases from independent inspectors. 4 South Lakeland District Council – Housing Land Position Report 31 March 2017 Figure 1: South Lakeland Local Plan Area 5 South Lakeland District Council – Housing Land Position Report 31 March 2017 2. Policy Context National Planning Policy Framework (NPPF) 2.1 The National Planning Policy Framework (NPPF) published on 27 March 2012 states in relation to housing supply: “47. To boost significantly the supply of housing, local planning authorities should: use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing in the housing market area, as far as is consistent with the policies set out in this Framework, including identifying key sites which are critical to the delivery of the housing strategy over the plan period; identify and update annually a supply of specific deliverable(11) sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land. Where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% (moved forward from later in the plan period) to provide a realistic prospect of achieving the planned supply and to ensure choice and competition in the market for land identify a supply of specific, developable(12) sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15; for market and affordable housing, illustrate the expected rate of housing delivery through a housing trajectory for the plan period and set out a housing implementation strategy for the full range of housing describing how they will maintain delivery of a five-year supply of housing land to meet their housing target; and set out their own approach to housing density to reflect local circumstances. 48. Local planning authorities may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance should be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens” Footnotes 11 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. Sites with planning permission should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans. 12 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”. 6 South Lakeland District Council – Housing Land Position Report 31 March 2017 South Lakeland Local Plan 2.2 South Lakeland’s Local Plan covers the period from 2003 to 2025 and contains four main documents - called Development Plan Documents (DPDs): Local Plan Part 1 – South Lakeland Core Strategy (adopted in 2010) which sets out the quantity, distribution and general principles underlying development; Local Plan Part 2 – Land Allocations (adopted in 2013) which allocates sites to meet development needs; Local Plan Part 3 – Development Management (currently in preparation) which sets out the criteria that new development has to meet and will replace a number of ‘saved‘ Local Plan policies in the 1997 Local Plan; Local Plan Part 4 – Arnside and Silverdale AONB DPD (currently in preparation) which is a plan being prepared jointly with Lancaster City Council dealing with the special issues associated with the Arnside Silverdale Area of Outstanding Natural Beauty. 2.3 The Council’s Local Development Scheme sets out the Council’s intention to commence work on a new single Local Plan for the period 2016 to 2036, which is scheduled for adoption in 2021. Following consultation with stakeholders, an updated Strategic Housing