A Local Plan for Lancaster District 2011-2031 Interim Strategic Housing and Employment Land Availability Assessment – February 2018 LANCASTER CITY COUNCIL Promoting City, Coast & Countryside Contents for Lancaster District ............................................................................................................................... 1 1.0 Introduction .............................................................................................................................. 3 2.0 Methodology ............................................................................................................................. 4 3.0 Appendix ................................................................................................................................... 5 Appendix 1 – Stage 1 – sites below size threshold for assessment .................................................. 5 Appendix 2 – Stage 2 – sites to be assessed ................................................................................... 12 Appendix 3 – Stage 2 – Detailed site assessments.......................................................................... 24 1.0 Introduction 1.1 The National Planning Policy Framework (NPPF) indicates that the purpose of the planning system is to contribute to the achievement of sustainable development, including the delivery of a wide choice of high quality homes and to significantly boost the supply of housing. 1.2 The NPPF advises that local planning authorities should have a clear understanding of the supply of land in their area. Paragraph 159 of the NPPF requires local planning authorities to prepare a Strategic Housing Land Availability Assessment (SHLAA) to establish realistic assumptions about the availability, suitability and the likely economic viability of land to meet the identified need for housing over the plan period. 1.3 The District Council’s previous SHLAA was published in October 2015 and this helped inform earlier iterations of the Local Plan. Since that time the Local Plan has evolved requiring the review of existing SHLAA sites and the assessment of new sites. There have been significant additions to the Council’s evidence base across a wide range of topics that help inform site assessments. A list of evidence can be located on the council website and in the Document Library on the webpage. Furthermore, in the light of Government guidance employment land now also forms part of the Council’s land availability assessment. The Strategic Housing and Employment Land Availability Assessment (SHELAA) therefore provides information on sites which are available to meet the District Council’s future housing and employment needs. 1.4 The SHELAA does not seek to allocate land for development, but provides an evidence based driven process that helps inform whether a site should be allocated through the policies and proposals within the Local Plan for Lancaster District 2011- 2031. Sites that are identified in SHELAA as being potentially suitable, available and viable are then considered separately by the Council as to whether they are taken forward as allocations within the plan. 1.5 This Interim SHELAA sets out the methodology that has been adopted by Lancaster City Council in undertaking a Strategic Housing and Economic Land Availability Assessment (SHELAA) for the district. A draft methodology was consulted on for 5 weeks between Friday the 4th August and Friday 8th September and the final methodology takes account of the comments raised. The Interim SHELAA also identifies the sites that are being considered and presents the findings to date. 1.6 In accordance with the methodology, housing sites accommodating less than 5 dwellings and employment sites under 0.25ha will not be taken forward for detailed assessment within Stage 2 of the process (see Appendix 1). A size threshold has been applied on housing sites based on a density of 30 dwellings per hectare and in effect sites less than 0.15ha have been excluded from Stage 2. As part of the next iteration of the SHELAA, consideration will be given to sites less than 0.15ha located within the urban centre as to whether a higher density (flat development) would be appropriate and should be assessed in detailed. 1.7 There are just under 500 sites going forward to Stage 2 (see Appendix 2). The assessment of sites is an ongoing process and is continually being informed by an extensive evidence base that is being developed in order to support the emerging Local Plan. The detailed assessments identified in Appendix 3 are those which have been completed to date and represent sites identified within the Publication Version of the Local Plan under Policies H1 and H2. Interim Strategic Housing and Employment Land Availability Assessment – February 2018 1.8 The completion of remaining site assessments is currently being carried and these will be included in subsequent iterations of the SHELAA. The next version will be published at the time of submission stage of the Local Plan in May 2018. 1.9 It should be noted that sites being considered as part of the Bailrigg Garden Village will be assessed separately as part of the emerging Area Action Plan. 2.0 Methodology 2.1 In undertaking site assessments the Council is following a specific methodology that has been produced in accordance with Government guidance. The detailed Methodology can be found on the council website and the Document Library. The methodology updates the 2015 Strategic Housing Land Availability Assessment (SHLAA) methodology and provides the framework through which the deliverability of sites will be assessed. 2.2 Unlike the SHLAA the SHELAA also contains an assessment on employment land delivery combining the assessment of housing and employment land in the district for the first time. 2.3 The SHELAA forms an important component of the evidence base for the Lancaster District Local Plan and will be used to inform allocations within the Local Plan. On completion it will include: Identification of sites and broad locations for development; Assessment of their development potential; Assessment of their deliverability (assessing their availability for development, suitability for development and their achievability for development); and A statement on housing and employment land supply. 2.4 Whilst the SHELAA does not determine whether sites should be allocated for development (this is done separately through the Local Plan process), it provides information on the range of sites which are potentially available to meet housing and employment need within the district. 2.5 A draft methodology was consulted on for 5 weeks between Friday the 4th August and Friday 8th September. This methodology takes account of the comments raised. 4 3.0 Appendix Appendix 1 – Stage 1 – sites below size threshold for assessment LPSA Ref ADDRESS SETTLEMENT Area (ha) 6 Crossroads Garage, Kirkby Lonsdale Arkholme 0.06 Road 9 Land West Of Westhouse, Kirkby Arkholme 0.09 Lonsdale Road 10 Bay Horse Hotel, Kirkby Lonsdale Road Arkholme 0.04 13 Howsons Barn, Aughton Brow Aughton 0.02 15 Land East Of Brookside, Whams Lane Bay Horse 0.07 19 Redundant Sub Station, A6 Bolton le Sands 0.04 20 17A Whin Grove Bolton le Sands 0.02 24 Land North East Of 85 Main Road Bolton le Sands 0.11 26 Red Bank Farm, The Shore Bolton le Sands 0.06 27 McGaffigans Ironmongers, 99-101 Main Bolton le Sands 0.09 Street 28 4A Byron Avenue Bolton le Sands 0.03 29 Spar, 46 Main Road Bolton le Sands 0.05 30 Land East Of 1-7 Church Brow, Church Bolton le Sands 0.05 Court 31 Herons Reach, Hillcrest Avenue Bolton le Sands 0.07 33 Hawthorne House, Bye-Pass Road Bolton le Sands 0.13 35 Epoch Cottages, Borwick Lane Borwick 0.03 36 The Stable, Chapel Square Brookhouse 0.01 85 Old Scout Hut, Brookhouse Road Brookhouse 0.06 561 Lower Hollinhead Farm, Littledale Road Brookhouse 0.02 50 Vacant Land Next To 16 Kellet Road Carnforth 0.04 52 Land Between 1 And 8 Victoria Street Carnforth 0.06 53 Land East Of 1 Grosvenor Court Carnforth 0.03 54 Land West Of 32 Highfield Crescent Carnforth 0.04 58 Pentecostal Church, Hunter Street Carnforth 0.04 59 Carnforth Filter House, Kellet Road Carnforth 0.12 60 Former Co-Op Building, John Street Carnforth 0.04 62 Hall Gowan Barn, North Road Carnforth 0.01 63 Land North Of 85-91 North Road Carnforth 0.06 65 Greenbank, Scotland Road Carnforth 0.14 66 The Cross Keys, Kellet Road Carnforth 0.06 67 83 North Road Carnforth 0.01 69 Former Carnforth Methodist Church, Carnforth 0.10 Lancaster Road 115 Old Station Yard Carnforth 0.11 87 Grainger Cottage, Lancaster Road Caton 0.07 95 Greenfield Yard, Copy Lane Caton 0.03 721 Willow Mill Caton 0.24 Interim Strategic Housing and Employment Land Availability Assessment – February 2018 LPSA Ref ADDRESS SETTLEMENT Area (ha) 101 Moorcock Hall, Claughton Moor Claughton 0.03 105 Hillam Farm, Hillam Lane Cockerham 0.01 106 Little Crimbles Farm, Crimbles Lane Cockerham 0.09 109 Harestones House, Crimbles Lane Cockerham 0.10 111 Batty Hill Farm, Lancaster Road Cockerham 0.06 113 Websters Farm, Conder Green Road Conder Green 0.12 114 Railway Cottage, Corricks Lane Conder Green 0.12 116 Fraser Hall Institute, Long Level Cowan Bridge 0.14 122 9 Pennine View Dolphinholme 0.05 131 Boldens Farm, Langshaw Lane Ellel 0.02 818 Land North of Langshaw Lane Ellel 0.12 1 Beech Farm, Abbeystead Road Galgate 0.01 140 25A-25B Salford Road Galgate 0.03 142 Galgate Ex-Service And Working Men's Galgate 0.10 Club, Chapel Street 152 School House, School Lane Glasson 0.04 156 Summerfield House, Kirkby Lonsdale Gressingham