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Authority Monitoring Report 2018/19 Introduction Section 35 of the Planning and Compulsory Purchase Act 2004 outlines the requirement for local planning authorities to produce an Authority Monitoring Report (AMR), and The Town and Country Planning (Local Planning) (England) Regulations of 2012 set out the information which should be included within the AMR. The keys parts include:

the implementation of the Local Development Scheme; the progress/performance of Local Plan policies: the status of any Neighbourhood Development Plans; Meeting the “duty to cooperate” under Section 33A of the Act; and the demand for self-build housing within the borough.

Purpose of the Authority Monitoring Report The principal purpose of the AMR is to determine whether policies and targets within the Local Plan documents have been achieved and whether targets have been met. The report will look at:

The extent to which the Council meeting, or is it on target to meet, the schedule set out in the Local Development Scheme;

Whether Local Plan policies are being effectively implemented or need to be reviewed. Details on Neighbourhood Development Plans within the borough; An update on the ongoing co-operation between the Council and relevant bodies under the

Duty to Cooperate; and Level of demand for self-build and custom housebuilding.

Monitoring Implementation of Local Planning Policies As part of its Local Plan, the Council adopted a Core Strategy in February 2008, Regeneration Development Plan Document (DPD) in February 2009, and Tees Valley Joint Minerals and Waste Core Strategy and Policies and Sites DPDs in September 2011. In addition, the Housing Local Plan was adopted in 2014, as such, policies from these documents are monitored. A limited number of saved ‘old’ Local Plan policies also remain extant until such time they are replaced by policies in the new Local Plan.

Monitoring Implementation of Local Development Scheme (LDS) The Regulations require the AMR to provide information on what stage the Council has reached in preparing the documents within the LDS. If any document is behind the timetable in the LDS, the AMR should explain the reasons why.

For this monitoring period, progression of the plan is measured against the Local Development Scheme adopted in February 2018; this included a timetable for the preparation of DPDs over a three-year period and indicated key milestones (see Table 1). Progress on the Local Plan was in line with the timetable set out in the adopted LDS.

Duty to Co-operate The Localism Act imposes a duty to co-operate requiring LPAs and public bodies to ‘engage constructively, actively and on an ongoing basis’. Middlesbrough Council facilitates the duty to co-

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operate through regular (six weekly) meetings of Planning Managers and Development Plan Officers from the Tees Valley authorities (Darlington, Hartlepool, Middlesbrough, Redcar & Cleveland and Stockton). This is a long-standing arrangement that continued through 2018/19. The purpose of these meetings is to discuss strategic and cross-boundary planning issues, covering topics such as housing employment, transport, environment and minerals and waste. Officers from nearby authorities outside the Tees Valley attend meetings quarterly to provide wider context, specifically Councils from Hambleton, Richmond, Scarborough, North Yorkshire and Durham County, along with the North York Moors National Park. Matters discussed and taken forward by these groups during 2018/19 included:

Issues in relation to Local Plans and evidence bases of all authorities; Preparation of housing statement of common ground; Engagement with Durham County Council on their emerging Local Plan; Joint responses to emerging national policy; and Preparation of the Tees Valley Aggregates Assessment.

Work on the Middlesbrough Local Plan continued during 2018/19 with the preparation of a number of evidence base documents and the preparation of Local Plan Preferred Options and Publication documents all of which involved duty to co-operate partners at appropriate stages. In addition, a number of individual duty to co-operate meetings were held to discuss the Local Plan and a Member duty to co-operate event was held in June 2018.

Neighbourhood Planning

During 2018/19 work continued on the Stainton and Thornton Neighbourhood Plan, with Council officers attending meetings of the Steering Group to support the preparation of the Neighbourhood Plan. In addition, the Council approved on 18 February 2019 two applications from residents within the Gresham area of the town, for Neighbourhood Area status and to set-up the Gresham Neighbourhood Forum for the purpose of preparing a Neighbourhood Plan. A further Neighbourhood Area and Forum application for the “Marton-in-Cleveland” area were submitted by residents during the monitoring period. Both applications were, however, refused on 7 January 2019, as the proposed Neighbourhood Area did not meet the guidelines on what constitutes a Neighbourhood Area, and that the Forum membership would not be able to reflect the character and diversity of the local population, by drawing people from different places in the area and different sections of the community. The Council did, however, approve an extension to the existing Marton West Neighbourhood Area to include the area which was constituted the refused Neighbourhood Area application for ‘Marton-in-Cleveland’.

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Table 1: Indicative timetable for the preparation of Development Plan Documents

Monitoring Implementation of Local Planning Policies As part of its Local Plan, the Council adopted a Core Strategy in February 2008, Regeneration Development Plan Document (DPD) in February 2009, the Tees Valley Joint Minerals and Waste Core Strategy and Policies and Sites DPDs in September 2011, and the Housing Local Plan was adopted in 2014. As such, policies from these documents are monitored. A limited number of saved ‘old’ Local Plan policies also remain extant until such time they are replaced by policies in the new Local Plan.

Updated format of this monitoring report This monitoring report takes on an updated format to the reports in previous years. This is due to difficulty in obtaining the data for some indicators, most of which are no longer relevant, and a desire to simplify the report to make it more user friendly.

Five year housing land supply

A separate report on the five year housing land supply has been prepared and can be viewed at Appendix 1. This report demonstrates that there are 2,284 dwellings projected to be delivered between 2019/20 and 2023/24 which exceeds the minimum housing requirement of 1,504 dwellings by 780 dwellings. Middlesbrough has a demonstrable deliverable housing supply of 7.59 years.

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Business and employment Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required

Amount of allocated employment land available - by type (Hectares [ha])

H1 Spatial Strategy CS7 Economic Strategy

2004 - 11: 35ha general 40ha brownfield mixed 2011 - 16: 25ha general 40ha brownfield mixed 2016 - 21: 25ha general 20ha brownfield mixed

77.80 ha

2011/12: 175.28ha 2012/13: 174.07ha 2013/14: 119.12ha 2014/15: 99.40ha 2015/16: 99.40ha 2016/17: 99.05ha 2017/18: 99.05ha

The amount of allocated proposed employment land has steadily decreased since monitoring began, with proposed employment land being developed out since the adoption of the H1 and CS7 policies. There has been a significant decrease from 2017/18 to 2018/19 because of the development of TAMP, land at Cargo Fleet and Centre Square.

None. It is considered the policy framework is efficient in enabling employment space to be managed. Should it need revising further it will be reassessed in the upcoming local plan review.

Amount of employment land developed (sq.m)

H1 Spatial Strategy H24 Hemlington Grange - Employment Uses CS7 Economic Strategy REG12 Employment Land Allocations REG13 Riverside Park - General Development Considerations REG14 Riverside Park - Southwest Ironmasters REG15 Riverside Park - Enterprise Centre REG16 East Middlesbrough Business Action Zone (EMBAZ) REG17 Green Blue Heart REG24 The Southern Sector REG25 Centre Square East REG26 Gurney Street Triangle

Riverside Park: 34.58ha East Middlesbrough Industrial Estate: 4.88ha Lawson Industrial Estate: 0.33ha Cargo Fleet: 16.89ha Letitia: 0.16ha Coulby Newham: 0.46ha Hemlington Grange: 15ha Town Centre: 8ha

11,133sqm 2014/15: 12850sqm 2015/16: 3141sqm 2016/17: 6064sqm 2017/18: 636sqm

Employment land developed in 2018/19 included: Three separate developments/applications at Simcox Court, Riverside Park totalling 13 new industrial units and 1 retail (sandwich shop) plus a factory extension.

None required. It is considered the policy framework is efficient in enabling employment space to be managed. Should it need revising further it will be reassessed in the upcoming local plan review.

Amount of employment floorspace permitted (sq.m) (previously ‘Amount of employment land permitted’)

H1 Spatial Strategy CS7 Economic Strategy H24 Hemlington Grange - Employment Uses REG12 Employment Land Allocations REG13 Riverside Park - General Development Considerations REG14 Riverside Park - Southwest Ironmasters REG15 Riverside Park - Enterprise Centre REG16 East Middlesbrough Business Action Zone (EMBAZ) REG17 Green Blue Heart REG24 The Southern Sector REG25 Centre Square East REG26 Gurney Street Triangle

N/A This indicator, in both its current and previous guise, has been reported in the AMR from 2011/12 onwards, subsequent to the adoption of the Core Strategy and Regeneration DPD

28,225sqm 2014/15: 49,378sqm 2015/16: 4558sqm 2016/17: 2285sqm 2017/18: 7885sqm

During the monitored period the level of employment floor space permitted was 28,225 sq.m, an increase from the previous year.

None required. It is considered the policy framework is efficient in enabling employment space to be managed. Should it need revising further it will be reassessed in the upcoming local plan review.

Town Centre

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Amount of leisure development permitted/developed:

CS14 Leisure Development Focus leisure development in the Town Centre, GBH, Middlehaven, Prissick and the district centres

0.46ha – Permitted 0.40ha – Completed

2014/15 Developed: 2.00ha Permitted: 3.39ha 2015/16 Developed: 11.19ha Permitted: 0.70ha 2016/17 Developed: 4.19ha Permitted: 0ha 2017/18 Developed: 0 Permitted: 0.59ha

The following development were permitted within the monitored period:

5 no. football pitches, MSV 2no. paddle courts at Tennis World

The only leisure development completed in the monitored period was at MSV and consisted of 5 no. football pitches with perimeter fencing.

None required.

Amount of completed retail development (floorspace) (sq.m):

H1 Spatial Strategy CS13 A Strategy for the Town, District, Local and Neighbourhood Centres CS14 Leisure Development

Convenience: 2006 - 16: 2,800sq.m Comparison: 2006 - 16: 41,900sq.m

2018/19: 295sqm 2011/12: 657sqm 2012/13: 0sqm 2013/14: 0sqm 2014/15: 94sqm

Retail development for the monitored period was similar to the figure recorded for 2017/18.

None required.

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Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required CS15 Casinos REG20 Principal Use Sectors REG21 Primary Shopping Frontage REG22 Cannon Park Sector Development Criteria REG23 Middlehaven Sector REG24 The Southern Sector REG25 Centre Square East REG26 Gurney Street Triangle REG27 Middlesbrough Leisure Park - Development Site REG28 District Centres REG29 Local Centres REG30 Neighbourhood Centres

2015/16: 0sqm 2016/17: 3,014sqm 2017/18: 256sqm

Floorspace permitted for town centre uses in: Town Centre edge of centre out of centre locations (sq.m)

CS13 A Strategy for the Town, District, Local and Neighbourhood Centres

Maximise development within the town centre.

2018/19 Town Centre: Floorspace permitted: 15sqm Edge of centre: Floorspace permitted: 0sqm Out of centre: Floorspace permitted: 127sqm

2016/17 Town Centre: Floorspace permitted: 0sqm Edge of centre: Floorspace permitted: 220sqm Out of centre: Floorspace permitted: 4,380sqm 2017/18 Town Centre: Floorspace permitted: 24,416 sqm Edge of centre: Floorspace permitted: 0sqm Out of centre: Floorspace permitted: 17,935sqm

Floorspace permitted has decreased from the previous year.

None required.

Total number of units and number of vacant units in the Town Centre Total amount of floor space and vacant floor space in the Town Centre

CS13 A Strategy for the Town, District and Neighbourhood Centres

Reduce the number of vacant units

Units 586 Total Units 96 Vacant Units Floor Space (sqm) 212,089 Total floor space 21,819 Vacant floor space

2016/17 Units 2014/15: 593 total 120 vacant 2015/16: 593 total 125 vacant 2016/17: 595 total 112 vacant Floor Space (sqm) 2014/15: 206,661 total 25,440 vacant 2015/16: 203,489 total 28,638 vacant 2016/17: 205,731 total 28,283 vacant 2017/18 Units 585 Total Units 100 Vacant Units Floor Space (sqm) 211,618 Total floor space 21,649 Vacant floor space

The total number of units within the town centre saw a slight decrease compared to previous years, but saw less vacant units – only 96 vacant units.

None required.

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Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Total number of units and number of vacant units in the district centres Total amount of floorspace and vacant floorspace in the district centres

CS13: A Strategy for the Town, District and Neighbourhood Centres

Maintain and enhance the vitality and viability of the Town Centre.

Berwick Hills Total units: 31 Vacant units: 1 Total floor space: 14,566.5sqm Vacant floor space: 240.5sqm Coulby Newham Total units: 56 Vacant units: 5 Total floor space: 34,906.7sqm Vacant floor space: 856.7sqm

2016/17 Berwick Hills Total units: 28 Vacant units: 2 Total floor space: 14,566.5.1sqm Vacant floor space: 357.4sqm 2016/17: Coulby Newham Total units: 54 Vacant units: 6 Total floor space: 34,906sqm Vacant floor space: 1945.4 2017/18: Berwick Hills Total units: 30 Vacant units: 2 Total floor space: 14,566.5sqm Vacant floor space: 357.4sqm 2017/18 Coulby Newham Total units: 56 Vacant units: 5 Total floor space: 34,906sqm Vacant floor space: 856.7sqm

The number of vacant has not increased within the Berwick Hills district centre, and has decreased in Coulby Newham district centre.

None required.

Housing

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Housing trajectory showing:

i. net additional dwellings since start of Plan

ii. net additional dwellings for the current year

iii. projected net additional dwellings to 2029

iv. the five year supply of deliverable dwellings

H1 Spatial Strategy H11 Housing Strategy

Net additional dwellings: 2012 - 19: 2,660 2019 - 24: 2,150 2024 - 29: 2,160

i. 3414 ii. 592 iii. 4,595 iv. 2284

2019/20: 717 2020/21: 412 2021/22: 488 2022/23: 369 2023/24: 298

Not applicable. i. There has been 3414 net additional dwellings since the base date of the Housing Local Plan on 1 April 2012.

ii. Between 1 April 2018 and 31 March 2019 there was 592 net additional dwellings.

iii. Between 1 April 2019 and 31 March 2029 it is projected that an additional 4,595 dwellings will be delivered from extant planning permissions and allocations.

iv. The data provides the annual breakdown of the five-year supply.

None required.

Population change H1 Spatial Strategy H11 Housing Strategy

Stabilise population

ONS Estimate: ONS estimate 140,600 Source: https://teesvalley-ca.gov.uk/InstantAtlas/area_profile/atlas.html?detectflash=false

2016/17 ONS Estimate: 140,400 2017/18: ONS Estimate: 140,600

The 2017 mid-year estimate of Middlesbrough’s population was 140,600. A slight increase from the previous mid-year estimate for 2016; which was 140,400. The Housing Local Plan 2014 identifies the baseline of 138,700 to help monitor this indicator – the figure reported for this year indicates that the population has been stabilised.

None required.

Self-build interest Self-build and Custom Housebuilding Act 2015

- 2018/19: 1 2015/16: 3 2016/17: 3 2017/18: 1

Middlesbrough’s self-build register has had 8no registered interests. For the monitored period, 1 registered interest was shown.

None required.

Vacant dwellings H11 Housing Strategy Reduce vacancy rates to 3% by 2029 Vacancy Rate: 2018 - 2581

2010: 2,401 2011: 2,512 2012: 2,560

As of 2018 there was 2581 vacant dwellings. Compared to previous years this has decreased by 261 dwellings.

The target of reducing vacancy rates is not currently being met, with an increase

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Source: https://www.gov.uk/government/statistical-data-sets/live-tables-on-dwelling-stock-including-vacants

2013: 2,246 2014: 2,328 2015: 2,361 2016: 2,504 2017: 2,842

of 7.5% since 2010, although it has reduced significantly from 2017.

Affordable housing completions by type and tenure

H12 Affordable Housing Improve the range and choice of dwelling types

7 2014/15: 160 2015/16: 149 2016/17: 66 2017/18: 8

Affordable housing completions were significantly lower than between 2014 and 2016.

Action may be required if there is a low number of affordable completions in the next monitoring period.

Planning applications approved/refused for gypsy and travelling show people sites and appeals

H13 Provision for Gypsies and Travellers, and Travelling Showpeople

Ensure that there are sufficient well located sites

0 0 Zero applications were approved/refused for gypsy and travelling showpeople

None required.

Environment

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Amount of eligible open spaces managed to Green Flag Award standard (ha)

CS5 Design CS20 Green Infrastructure

Increase the amount of eligible open space managed to Green Flag standard

Green Flag Award Winners 2018 - Albert Park (28.56ha) - Fairy Dell (3.94ha) - Hemlington Lake and

Recreation Centre (23.52ha)

- Linthorpe Cemetery (93.33ha)

- Pallister Park (11.06ha) - Stewart Park (45.82ha) - Thorntree Park (12.1ha)

Green Flag Award Winners (May 2016):

- Albert Park - Fairy Dell - Hemlington Lake and

Recreation Centre - Linthorpe Cemetery - Pallister Park - Stewart Park

Green Flag Award Winners (May 2017):

- Albert Park (28.56ha) - Fairy Dell (3.94ha) - Hemlington Lake and

Recreation Centre (23.52ha)

- Linthorpe Cemetery (93.33ha)

- Pallister Park (11.06ha) - Stewart Park (45.82ha) - Thorntree Park (12.1ha)

There were seven open spaces awarded Green Flag Status in 2018, the same as the previous monitoring period.

None required.

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Number of developments permitted beyond the limit to development by type

E20 Limit to Urban Development No departure applications to be permitted beyond the limits to development

13 7 developments 13 developments were made beyond the limit to development within the monitored period. Details of these developments and application documents related to each application are below:

18/0154/FUL

18/0195/FUL

18/0201/FUL 18/0242/FUL

18/0255/FUL

18/0345/FUL

18/0048/COU 18/0356/FUL

18/0457/FUL

18/0441/LBC

18/0480/FUL 18/0485/FUL

18/0508/FUL

None required.

Education

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Number of new schools built/created CS16 Education To provide modern purpose built

education facilities. All new residential 0 0 No new schools were created. A

number of schools have however None required.

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to be within 30 minutes of the listed facilities

made the switch to academies in recent years.

Health

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required New health facilities permitted, under construction and/or completed

H1 Spatial Strategy REG32 St Luke’s Hospital REG33 Cargo Fleet Medical Centre

Development of new facilities at: St Luke’s Hospital Cargo Fleet Lane

0 - Completed 1 – Granted permission & started

- Trimdon Avenue Medical Village - Acklam Hall Medical Village

During the monitored period no facilities were completed. However, planning permission was granted and construction began for a new ward at Roseberry Park.

None required.

Transport

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required Provision of new park and ride facilities to serve South Middlesbrough

CS17 Transport Strategy H25 Greater Hemlington - Transport Infrastructure

Provision of park and ride facilities in the general locations of Hemlington/A19/A174 junction

0 0 As in previous years, no park and ride facilities were provided during the monitored period to serve South Middlesbrough.

Consider an alternative approach within the Local Plan review, such as a car share scheme.

Minerals and Waste

Indicator Policy Target (where applicable) Reporting year (2018/19) Previous years (for comparison) Commentary Actions required The amount of municipal waste arising and managed by management type, and the percentage each type represents of the waste managed

CS4 Sustainable Development To recover value from 40% of municipal waste To include recycling/composting of at least 25% of household waste

2018/19 Total Municipal Waste = 69,091.97 tonnes Energy from Waste Recovery = 31,410.52 (45.5%) Recycling = 26,146.27 (37.8%) Composting = 7,818.08 (11.3%) Landfill = 3,717.10 (5.4%)

2013/14 Total Municipal Waste = 68,234.796 tonnes Energy from Waste Recovery = 42,506.886 t (62.3%) Recycling = 19,916.698 t (29.2%) Composting = 4,472.528 t (6.5%) Landfill = 1,338.684 t (2.0%) 2014/15 Total Municipal Waste = 67,888.107 tonnes Energy from Waste Recovery = 34,781.303 t (51.2%) Recycling = 23,249.509 t (34.2%) Composting = 6,309.022 t (9.3%) Landfill = 3,548.273 t (5.3%) 2017/18 Total Municipal Waste = 70,764.02 tonnes Energy from Waste Recovery = 23,794.89 t (42.4%) Recycling = 23,794.89 t (33.6%) Composting = 7,999.70 t (11.3%) Landfill = 8,992.03 t (12.7%)

There was a decrease during the monitored period in the total level of municipal waste. The level of energy from waste recovery has increased and the level of recycling has also increased. The level of waste being sent to landfill has decreased since 2017/18.

Both targets are being met, thus no action is required.

Historic Environment

Indicator SA objective Desired direction of movement or target(s)

Reporting year (2018/19) Previous years (for comparison) Commentary Actions required

Heritage assets on the Heritage at Risk Register

10: Promoting, enhancing and respecting Middlesbrough’s culture and heritage

To have no listed buildings classified as being at risk.

Acklam Hall, Acklam Condition: fair Vulnerability: medium Middlesbrough Historic Quarter Condition: Very bad Vulnerability: Low

2013 & 2014: Acklam Hall 2015 & 2016: Acklam Hall Middlesbrough Historic Quarter 2016 & 2017: Acklam Hall, Acklam Condition: Fair Vulnerability: Medium Middlesbrough Historic Quarter Condition: Very bad Vulnerability: Low

Acklam Hall and the Historic Quarter were present on the 2017 heritage at risk register.

Support the development of heritage assets at risk through the Local Plan review.

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Conservation areas with conservation area appraisals

10: Promoting, enhancing and respecting Middlesbrough’s culture and heritage

Update conservation area appraisal and management plans when appropriate

All (8) of Middlesbrough’s conservation areas have conservation area appraisals.

All (8) of Middlesbrough’s conservation areas have had conservation area appraisals.

Each of Middlesbrough’s conservation areas are accompanied by a conservation area appraisal. There is a need to potentially review some of these appraisals to avoid them becoming outdated.

Consider the need to review some of the existing appraisals.

Appendix 1

Middlesbrough Council

Five Year Housing Land Supply Assessment 2019-2024

As at 1 April 2019

Introduction

1. This report sets out the five year housing land supply assessment for the period 1 April 2019 to 31 March 2024 (2019/20 to 2023/24). It demonstrates that there are sufficient sites available to meet the housing requirement in the adopted Housing Local Plan (HLP) for the next five years. Five year housing requirement

2. The National Planning Policy Framework (NPPF) requires local planning authorities to:

“identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing requirement set out in adopted strategic policies, or against their local housing need where the strategic policies are more than five years old.”

3. The HLP was adopted on 26 November 2014. The strategic policies in the HLP are less than

five years old at the date of this assessment and, therefore, provide the starting point for calculating the five year housing requirement.

4. The HLP sets a minimum housing requirement of 6,970 net additional dwellings between 2012 and 2029, an average of 410 dwellings per annum. Policy H1 of the HLP sets out a stepped housing requirement, shown in Table 1 below. Table 1: Housing Local Plan Minimum Housing Requirement

Annual housing requirement Housing requirement 2012/13 – 2018/19 380 2,660 2019/20 – 2023/24 430 2,150 2024/25 – 2028/29 432 2,160 Total 6,970

5. The HLP’s minimum housing requirement for the five year time frame 2019/20 to 2023/24 is 2,150 dwellings.

6. The NPPF requires that: “The supply of specific deliverable sites should… include a buffer (moved forward from later in the plan period) of: a) 5% to ensure choice and competition in the market for land; or

b) 10% where the local planning authority wishes to demonstrate a five year supply of

deliverable sites through an annual position statement or recently adopted plan, to account for any fluctuations in the market during that year; or

c) 20% where there has been significant under delivery of housing over the previous three years, to improve the prospect of achieving the planned supply.”

7. The Planning Practice Guidance (PPG) advises that the appropriate buffer is measured against the Housing Delivery Test (HDT). A 5% buffer is appropriate where the HDT indicates that delivery was above 85% of the housing requirement. The HDT for Middlesbrough published by the Government in February 2019 was 231%. As such, the appropriate buffer is 5% to ensure choice and competition in the market for housing land.

8. The 5% buffer increases the minimum housing requirement for 2019/20 to 2023/24 to 2,258 net additional dwellings (2,150 multiplied by 1.05). This requirement is prior to consideration of any deficit or additional supply delivered since the base date of the HLP in 2012/13.

9. In the period 2012/13 to 2018/19 the HLP minimum housing requirement was 2,660 net additional dwellings.

10. The Council reports net additional dwellings delivered through an annual submission, the Housing Flow HFR), to the Ministry of Housing, Communities and Local Government (MHCLG). The MHCLG requires that purpose-built self-contained student flats are included as net additional dwellings in Reconciliation (the HFR but that traditional student halls of residence and other communal accommodation, such as older people’s care homes are excluded and reported separately.

11. In contrast, the national guidance in the PPG advises that all student accommodation whether communal halls of residence or self-contained dwellings can count towards contributing to an authority’s housing land supply based on the amount of accommodation that new student housing releases in the wider housing market and/or the extent to which it allows general market housing to remain in such use. The PPG advises local authorities need to base their calculations on the average number of students living in student only accommodation, using the published census data. The 2011 Census indicates that there is an average of 2.5 students per student only household in England1. The exception to this approach is studio flats designed for students, graduates or young professionals which the PPG advises can be counted on a one for one basis.2

12. The PPG also advises that older people’s housing, including use class C2 residential institutions needs to be included in the housing land supply based on the amount of accommodation released in the housing market3 The 2011 Census indicates that there is an average number of 1.8 adults living in each household.4

13. Due to the above differences in national guidance on how student accommodation and older people’s communal accommodation are counted, it is necessary to adjust the net additional dwellings figures reported through the HFR in order that the housing delivery figures are consistent with the PPG guidance on housing land supply assessments. Table 2 sets out the adjustments to the net additional dwellings figure. In the period 2012/13 to 2018/19 571 bed spaces were completed in self-contained shared student accommodation, which releases 229 dwellings and 158 beds were provided in older people’s care homes, which releases 88 dwellings. After taking account of the appropriate adjustments a total of 3,414 net dwellings have been delivered since the base date of the HLP.

1 Source: ONS 2011 Census: Table CT0773 Number of students in student only households

2 PPG Paragraph: 034 Reference ID: 68-034-20190722 Revision date: 22 July 2019

3 PPG Paragraph: 035 Reference ID: 68-035-20190722 Revision date: 22 July 2019 4 Source: ONS 2011 Census: Table CT0774 Age of household reference persons by number of adults in household

Table 2: Adjustment to net additional dwellings to account for student and other communal accommodation

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2012/13 286 57 0 102 0 331 2013/14 182 0 0 0 0 182 2014/15 678 1 0 6 41 724 2015/16 557 15 0 47 0 589 2016/17 536 6 0 30 0 560 2017/18 408 11 0 39 0 436 2018/19 543 3 0 5 47 592 3190 93 0 229 88 3,414

14. In the period 2012/13 to 2018/19 the adopted HLP minimum housing requirement is 2,660 net

additional dwellings. The 3,414 dwellings delivered exceeds the minimum requirement by 754 dwellings. These 754 additional dwellings delivered reduces the minimum number of houses required to meet the HLP requirement for the five year period 2019/20 to 2023/24 from 2,258 net additional dwellings (see paragraph 8) to 1,504 dwellings.

15. The housing requirement for 2019/20 to 2023/24 is summarised in Table 3 below. Table 3: Five year minimum deliverable housing requirement 2019 -24

Number of dwellings HLP housing requirement 2019/20 – 2023/24 2,150 5% buffer +108 Additional housing delivered 2012/13 – 2018/19 above HLP requirement -754 Five year housing land supply requirement 2019/20 – 2023/24 1,504 Average annual housing land supply requirement 2019/20 – 2023/24 301

Housing Supply

16. In establishing the level of deliverable housing supply for 2019/20 to 2023/24 the following sources have been assessed:

sites for housing with planning permission at 1.04.19; sites for student accommodation with planning permission at 1.04.19; small windfall sites; and sites allocated in the HLP.

17. The NPPF requires that for sites 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. In particular: a) sites which do not involve major development and have planning permission, and all sites

with detailed planning permission, should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within five years (for example because they are no longer viable, there is no longer a demand for the type of units or sites have long term phasing plans).

b) where a site has outline planning permission for major development, has been allocated in

a development plan, has a grant of permission in principle, or is identified on a brownfield register, it should only be considered deliverable where there is clear evidence that housing completions will begin on site within five years.

18. With regard to sites falling within paragraph b above, the PPG advises that suitable evidence

to demonstrate deliverability, may include progress being made towards approving reserved matters for outline planning permissions, firm progress towards the submission of an application, firm progress with site assessment work, or clear relevant information about site viability, ownership constraints or infrastructure provision.

Sites with planning permission

19. The sites set out in Table 4 are of five or more dwellings with planning permission that were

under construction on 1 April 2019 and are considered to be deliverable within five years. Appendix A sets out the assessment of deliverability for each site. It is projected that these sites will deliver 1,488 dwellings between 2019/20 and 2023/24.

Table 4: Sites of 5 or more dwellings with planning permission, under construction

Sites under construction 1.04.19 2019/20 2020/21 2021/22 2022/23 2023/24 Total Grey Towers Village 25 25 25 25 25 125 Rose Cottage Farm Phase III 55 27 82 Ladgate Woods 35 35 35 35 35 175 Beck View 46 46 Clairville Grange 30 19 49 Millbrook 35 17 52 Hemlington Grange – Elderwood Park Phase I

10 10

Hemlington Grange - Ashwood Park

30 30 30 25 115

Bishopton Road 70 20 90 Stainsby Hall Farm phase I – Stainsby Hall Park

21 21

Stainsby Hall Farm phase II – Brookfield Woods

30 30 30 27 117

Stainsby Hall Farm phase II – Brookland Park

30 30 30 30 13 133

Acorn Court 24 24 The Lawns 23 23 Acklam Gardens 40 40 40 40 40 200 Boro Park 25 33 28 86 College Gardens 19 30 30 27 106 1 Burlam Road 4 4 15 -25 Albert Road 10 10 New Exchange Buildings 12 12 Milan Grove 4 4 Garden Court 4 4 Total 572 346 248 209 113 1,488

20. The sites set out in Table 5 are of five or more dwellings with full planning permission that were

not under construction on 1 April 2019, and are considered to be deliverable within five years. Appendix B sets out the assessment of deliverability for each site. It is projected that these sites will deliver 280 dwellings between 2019/20 and 2023/24. Table 5: Sites of 5 or more dwellings with full planning permission not under construction

Sites not under construction 1.04.19

2019/20 2020/21 2021/22 2022/23 2023/24 Total

Hemlington Grange – Elderwood Park Phase II

35 50 50 10 145

Roworth Road 10 50 29 89 Vancouver House 26 26 47-49 Linthorpe Road 20 20 Total 45 100 125 10 280

21. The sites set out in Table 6 are of five or more dwellings that have outline planning permission

at 1 April 2019 and are considered to be deliverable within five years. Appendix C sets out the assessment of deliverability for each site. It is projected that these sites will deliver 210 dwellings between 2019/20 and 2023/24. Table 6: Sites of 5 or more dwellings with outline planning permission

Sites 2019/20 2020/21 2021/22 2022/23 2023/24 Total Hemlington Grange 35 70 105 Brackenhoe East 35 35 35 105 Total 35 70 105 210

22. A number of sites with planning permission have been excluded from the five year deliverable

supply as it is considered that there is not a realistic prospect that housing will be delivered within five years. 10 out of 12 of the sites have full planning permission and would normally be

considered deliverable in accordance with the NPPF. However, these sites are predominantly sites that have had a number of planning permissions that have not resulted in built housing development; sites that have stalled; and/or sites where permission has subsequently expired (post 1 April 2019). As such, there is not a realistic prospect that housing will be delivered within five years. Planning permissions totalling 200 dwellings have been excluded on this basis. The sites are set out in Table 7 and the deliverability assessment is in Appendix D.

Table 7: sites of five or more dwellings with planning permission not considered deliverable within five years

Site Type of planning permission Number of dwellings permitted Coulby Manor Farm Cottage Full 6 277 Marton Road Full 9 44 Westbourne Grove Full 8 Land adjacent Vaughan Centre Full 6 Newbridge Court Full 21 Land between Rochester, Eastbourne and Mulgrave Roads

Full 6

Former Crown & Mitre Public House

Full 5

303-307 Linthorpe Road Full 8 Church House Full 86 45-49 Albert Road Full 9 87-97 St Barnabas Road Outline 8 Land at rear of 50-60 Hutton Road

Outline 28

Total 200

23. At 1 April 2019 there were 70 sites with planning permission for four or less dwellings. There

is a total of 106 dwellings permitted on these sites, of which 52 dwellings are under construction. Appendix E sets out a list of the sites. Due to the high number of sites and their small scale it is not practical to assess each site individually for deliverability. In order to estimate the likely number of dwellings that will be delivered a lapse rate has been applied to the total number of dwellings permitted. This lapse rate of 20% is based on planning permissions granted for four or less dwellings in the years 2013/14, 2014/15 and 2015/16 which lapsed in the following three years (i.e. up to 31 March 2019). Appendix F sets out the annual lapse rate for these years.

24. Table 8 sets out the number of deliverable dwellings from sites of four or less dwellings with planning permission after application of the 20% lapse rate. It is projected that 86 dwellings will be delivered from these small sites. Table 8: Sites with planning permission of 4 dwellings or less

2019/20 2020/21 2021/22 2022/23 2023/24 Total Sites with planning permission 37 37 32 106 20% lapse rate 7 7 6 -20 Total 30 30 26 86

Small sites windfall allowance

25. During the five year period a number of sites will come forward which do not currently have planning permission and are not allocated for housing in the HLP. These sites are known as windfalls. A windfall allowance has been included within the deliverable supply for sites of four or less dwellings as such sites are too small to be identified and allocated in the HLP.

26. Over the 10 years period between 2009/10 and 2018/19 a total of 295 net dwellings have been completed on small sites of four or less dwellings, an average of 30 dwellings per year. Over the last five years the average number of small site windfalls has increased to 47 dwellings per year. It is considered prudent to use the lower long term figure of 30 dwellings per year

when projecting forwards as this takes account of a wider range of variations in the state of the housing market. As a number of existing small site planning permissions are windfalls it would not be appropriate to apply the allowance to all five years of the assessment. The windfall allowance has only been applied from 2021/22 onwards. The windfall allowance for 2021/22 has been reduced to 4 dwellings to ensure the projected total number of dwellings from small sites (planning permissions and windfalls) does not exceed 30 dwellings. On this basis small windfall sites are expected to deliver 64 dwellings up to 2023/24. Appendix G sets out the annual level of windfalls over the previous 10 years.

Table 9: Projected windfall allowance for sites of 4 or less dwellings

2019/20 2020/21 2021/22 2022/23 2023/24 Total Small windfall sites 4 30 30 64

Studio flats for students, graduates and young professionals, and student accommodation

27. The dwellings included in the above planning permissions do not include studios for students, graduates and young professionals, or student accommodation. As set out in paragraph 11 a studio is counted as a dwelling, whereas student accommodation can be included in the housing supply based on the number of dwellings it releases and / or the extent to which it allows general market housing to remain in such use and is calculated on the average number of students living in student only households (2.5 students per household in England).

28. Planning permissions for studios and student accommodation in Middlesbrough are subject to high lapse rates, with 44% of studios and student accommodation granted planning permission between 2013/14 and 2015/16 lapsing after three years (see Appendix H). The high lapse rate could be for a number of reasons, including development being unviable and/or planning applications being an exercise in increasing the value of a site prior to marketing it. Given the high lapse rate it is not possible to accurately project which studios and student developments with planning permission will be delivered within 5 years. This assessment, has therefore, taken the approach of only including studios and student accommodation as deliverable within five years if development has commenced.

29. Table 10 sets out self-contained shared student accommodation with planning permission that are under construction and considered deliverable. It is projected that 379 student bedrooms will be provided, which will release 152 general market dwellings. Table 10: Self-contained shared student accommodation under construction at 1.04.19

Site 2019/20 2020/21 2021/22 2022/23 2023/24 Total 1 & 3 Albert Terrace 15 15 Pullman House 17 17 Cornell Quarter, Teesside University

300 300

304 Linthorpe Road & 5 Albert Terrace

17 17

Land at rear of 4 Granville Road 8 8 6 Woodlands Road 4 4 15 Linthorpe Road 7 7 35 Borough Road 11 11 Total number of bedrooms 79 300 379 Total number of dwellings released (number of bedrooms divided by 2.5)

32 120 152

30. Table 11 sets out studio flats designed for students, graduates or young professionals that are under construction, which are projected to deliver 48 net dwellings.

31. Appendix H sets out the deliverability assessment of the sites contained in Tables 10 and 11.

Table 11: Studios designed for students, graduates or young professionals under construction at 1.04.19

Site 2019/20 2020/21 2021/22 2022/23 2023/24 Total 1 & 3 Albert Terrace 9 9 Pullman House 12 12 304 Linthorpe Road & 5 Albert Terrace

14 14

6 Woodlands Road 8 8 135-137 Linthorpe Road 5 5 Total number of bedrooms 48 48

32. Table 12 sets out the studios for students, graduates and young professionals, and student self-contained flats with planning permission and/or prior notification approval where development is not under construction at 1.04.19. As set out in paragraph 28 these sites have not been included in the deliverable supply. Table 12: Studios and student accommodation with planning permission where development has not commenced Site Type of planning permission Number of bedrooms permitted Centre North East PDA 300 studio flats

The Wave Full 95 studio flats and 70 beds in self- contained flats

7-13 Waterloo Road

Outline 60 studio flats

133-135 Southfield Road

Full 27 beds in self-contained flats

1-29 Station Street

Full 337 studio flats

4-6 Park Road North

Full 20 beds in self-contained flats

Land at rear of Crescent Gardens

Full 72 studio flats

406 Linthorpe Road (Albert Park Hotel)

Full 22 studios and 2 beds in self-contained flat

2-4 Granville Road - new build Full 28 beds in self-contained flat 124 Borough Road Full 13 beds in self-contained flat Total 886 studios and 150 beds in self –

contained flats

Housing Allocations

33. A number of sites are allocated for residential development in the adopted HLP, which do not have planning permission. The NPPF requires that these sites should only be assessed as deliverable where there is clear evidence that housing will be delivered within five years. An assessment of each of the housing allocations has been undertaken, which is set out in Appendix K. Table 13 sets out the projected deliverable supply from these sites of 150 dwellings.

34. At this stage for the majority of allocated sites there is insufficient clear evidence in the public domain to demonstrate that housing will be delivered within five years. Notwithstanding the above it is considered that a number of these sites will deliver housing within five years. These sites will be included in future updates to the land supply assessment once clear evidence becomes available.

Table 13: Housing Allocations Housing Allocations 2019/20 2020/21 2021/22 2022/23 2023/24 Total Greater Middlehaven 0 Grove Hill 0 Gresham 50 50 50 150 Land North of Marton Avenue 0 Stainsby Hall Farm (phase III) and Stainsby Hill Farm

0

Hemlington Grange – Three fields north of Larchfield Community

0

Hemlington Grange – Hemlington North

0

Newham Hall Farm 0 South of Guisborough Road (Nunthorpe Grange)

0

Ford Close Riding Centre 0 Acklam Iron & Steelworks Club 0 St Davids 0 Beechwood 0 Total 50 50 50 150

Demolitions

35. The housing requirement is a net housing figure. As such, it is necessary to deduct any demolitions from the gross housing supply to arrive at the net figure. Demolitions are projected to take place over the next five years at two sites. These demolitions reduce the deliverable supply by 194 dwellings.

Table 14: projected demolitions

Site 2019/20 2020/21 2021/22 2022/23 2023/24 Total Gresham -10 -22 -32 Jupiter Court, Milford House and Portland House

-162 -162

Total -10 -184 -194

Deliverable housing supply

36. It is projected that a total of 2,284 net additional dwellings are deliverable within five years, as set out in Table 15.

Table 15: Sources of Deliverable Housing Supply

2019/20 2020/21 2021/22 2022/23 2023/24 Total Deliverable sites of 5 or more dwellings with full planning permission under construction at 1.04.19

572 346 248 209 113 1,488

Deliverable sites of 5 or more dwellings with full planning permission not under construction at 1.04.19

45 100 125 10 0 280

Deliverable sites of 5 or more dwellings with outline planning permission at 1.4.19

0 0 35 70 105 210

Deliverable sites of 4 or less dwellings with planning permission at 1.04.19

30 30 26 0 0 86

Small windfall sites 4 30 30 64 Dwellings released by deliverable student accommodation with planning permission under construction at 1.04.19

32 120 0 0 0 152

Studio flats designed for students, graduates or young professionals with planning permission at 1.04.19

48 48

Housing allocations 50 50 50 150 Demolitions -10 -184 -194 Total 717 412 488 369 298 2,284

37. The 2,284 dwellings projected to be delivered between 2019/20 and 2023/24 exceeds the

minimum housing requirement of 1,504 dwellings by 780 dwellings. Middlesbrough has a demonstrable deliverable housing supply of 7.59 years.

Table 16: Deliverable supply of housing

Ref Number of dwellings

a Five year requirement 2019/20 to 2023/24 including 5% buffer (Table 3) 1,504 b Deliverable supply 2019/20 to 2023/24 (Table 15) 2,284 c Deliverable supply over and above the five year requirement (c = b—a) 780 d Average annual requirement 2019/20 to 2023/24 (d = a / 5) 301 e Deliverable supply expressed as number of years (e = c / d + 5) 7.59 years

38. Figure 1 demonstrates visually that there are sufficient deliverable sites to achieve the HLP housing requirement for the next five years.

0

1000

2000

3000

4000

5000

6000N

umbe

r of d

wel

lings

Figure 1: projected housing supply

Cumulative housingrequirement

Cumulative housingsupply

Appendix A: Sites of 5 or more dwellings with planning permission under construction

Site Name Grey Towers Village Is the site available now?

Yes – houses are currently being built on the site

Does the site offer a suitable location for development now?


Is the site achievable with a realistic prospect that housing will be delivered on the site within five years?


Planning application reference number

18/0060/FUL

Number of homes under construction 1.04.19

35 Number of homes not started 1.04.19

249 Total number of homes still to be completed 1.04.19

284

Number of homes completed in previous 5 years 2014/15 21 2015/16 24 2016/17 27 2017/18 22 2018/19 30 Commentary on delivery Completions in previous 5 years have averaged 25 dwellings per annum,

reflecting executive housing product where completions are lower than in other market sectors.

Projected number of homes to be completed in next 5 years 2019/20 25 2020/21 25 2021/22 25 2022/23 25 2023/24 25 Total projected number of homes to be completed in next 5 years

125

Basis of projections Continuation of build rates in recent years. House builder was consulted on projections and did not propose changes to the projections. A second housebuilder will also be on the site so potentially build rates could increase.

Site Name Rose Cottage Farm (Phase III) Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?




Planning application reference number(s)

M/FP/1232/15




82

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 35 2018/19 55 Commentary on delivery House building rates in 2018/19 were well above industry average rates. Projected number of homes to be completed in next 5 years 2019/20 55 2020/21 27 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

82

Basis of projections Continuation of on-site build rate for 2018/19. The high level of dwellings under construction indicates projections are likely to be achieved. House builder was consulted and advised that the projections are realistic.

Site Name Ladgate Woods Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/RES/0808/15/P




382

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 16 2017/18 53 2018/19 28 Commentary on delivery Housing delivered in 2018/19 was below previous year’s levels. This was a

period in which amendments to the number and type of dwellings were being pursued by the developer. Now that these changes have received planning permission it is expected that housing delivery will increase.

Projected number of homes to be completed in next 5 years 2019/20 35 2020/21 35 2021/22 35 2022/23 35 2023/24 35 Total projected number of homes to be completed in next 5 years

175

Basis of projections The projections are based on housebuilding industry typical build rates and the house builder has advised that the projections are realistic.

Site Name Beck View Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/FP/0174/14/P; M/FP/0692/16/P; 17/0541/FUL




46

Number of homes completed in previous 5 years 2014/15 2015/16 50 2016/17 51 2017/18 46 2018/19 27 Commentary on delivery Housing delivered in 2018/19 was below previous years. There is a time delay

between the housebuilders record of completions and the Council’s records which may be the reason for the lower completion level last year.

Projected number of homes to be completed in next 5 years 2019/20 46 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

46

Basis of projections The housebuilder has indicated the site is expected to be completed in 2019/20.

Site Name Clairville Grange Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/FP/0977/13/P




49

Number of homes completed in previous 5 years 2014/15 2015/16 12 2016/17 15 2017/18 60 2018/19 25 Commentary on delivery Housing delivered in 2018/19 was below last year’s levels. However the site is

progressing well, evidenced by the high number of dwellings under construction. Projected number of homes to be completed in next 5 years 2019/20 30 2020/21 19 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

49

Basis of projections The projections are based on the site being completed within 2 years given that the vast majority of dwellings are under construction. The house builder has indicated that the projections are realistic.

Site Name Millbrook Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/FP/1351/15/P




52

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 28 2017/18 42 2018/19 38 Commentary on delivery Housing delivered in 2018/19 was slightly above last year’s projections. Projected number of homes to be completed in next 5 years 2019/20 35 2020/21 17 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

52

Basis of projections The projections are based on housebuilding industry typical build rates. The housebuilder was consulted on the projections and did not seek any amendments.

Site Name Hemlington Grange – Elderwood Park Phase I Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?



Yes – phase I is approaching completion


M/FP/0082/16/P



Total number of homes still to be completed 1.04.19

10

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 31 2018/19 83 Commentary on delivery Housing completions in 2018/19, the first full year of completions, were

particularly strong. Projected number of homes to be completed in next 5 years 2019/20 10 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

10

Basis of projections The site is nearing completion and expected to complete in 2019/20. The housebuilder has advised that the projections are realistic.

Site Name Hemlington Grange – Ashwood Park Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





16/5435/RES




115

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 34 Commentary on delivery Housing completions were higher than last year’s projections. Projected number of homes to be completed in next 5 years 2019/20 30 2020/21 30 2021/22 30 2022/23 25 2023/24 Total projected number of homes to be completed in next 5 years

115

Basis of projections The projections take account of another developer building on adjacent sites at Hemlington Grange, which may impact on delivery rates. The housebuilder has advised that the projections are realistic.

Site Name Bishopton Road (Grove Hill Phase I) Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





17/0895/FUL




90

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 2 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 70 2020/21 20 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

90

Basis of projections 70 dwellings are under construction and expected to be completed this next year. As the site is for affordable housing high annual delivery rates are expected as development is not restricted by sales rates. The housebuilder was consulted on the projections and has not sought any changes.

Site Name Stainsby Hall Farm Phase I – Stainsby Hall Park Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/FP/0572/11/P




21

Number of homes completed in previous 5 years 2014/15 2015/16 5 2016/17 62 2017/18 42 2018/19 38 Commentary on delivery A healthy level of completions has been maintained as the site approaches

completion. Projected number of homes to be completed in next 5 years 2019/20 21 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

21

Basis of projections The site is expected to be completed in 2019/20. The house builder was consulted on the projections and did not seek any amendments.

Site Name Stainsby Hall Farm Phase II – Brookfield Woods Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





17/0045/FUL




117

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 22 Commentary on delivery The site has progressed rapidly. Projected number of homes to be completed in next 5 years 2019/20 30 2020/21 30 2021/22 30 2022/23 27 2023/24 Total projected number of homes to be completed in next 5 years

117

Basis of projections 30 dwellings per year projected as the site is being built alongside the Brookland Park site, hence slightly lower individual site projections. The house builder was consulted on the projections and did not seek any amendments.

Site Name Stainsby Hall Farm – Phase II – Brookland Park Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





17/0045/FUL




133

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 27 Commentary on delivery The site has progressed rapidly. Projected number of homes to be completed in next 5 years 2019/20 30 2020/21 30 2021/22 30 2022/23 30 2023/24 13 Total projected number of homes to be completed in next 5 years

133

Basis of projections 30 dwellings per year projected as the site is being built alongside the Brookfield Woods site, hence slightly lower individual site projections. The house builder was consulted on the projections and considered them to be realistic.

Site Name Acorn Court Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





16/5411/FUL




24

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 26 Commentary on delivery The site is progressing well, with over half of the dwellings completed. Projected number of homes to be completed in next 5 years 2019/20 24 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

24

Basis of projections The site is expected to be completed in 2019/20. The house builder was consulted on the projections and considered them to be realistic.

Site Name The Lawns Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





17/0119/FUL




23

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Whilst dwellings had not been completed at 1.04.19 they were very close to

completion. Projected number of homes to be completed in next 5 years 2019/20 23 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

23

Basis of projections The site has subsequently been completed in 2019/20.

Site Name Acklam Gardens Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





16/5034/VAR & 17/0405/FUL




283

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 5 2018/19 18 Commentary on delivery Previous completions have been relatively low. However, the site is progressing

well with a high number of dwellings under construction. Projected number of homes to be completed in next 5 years 2019/20 40 2020/21 40 2021/22 40 2022/23 40 2023/24 40 Total projected number of homes to be completed in next 5 years

200

Basis of projections The projections were supplied by the house builder. Given the high number of dwellings under construction the projections appear realistic.

Site Name Boro Park Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





18/0160/FUL




86

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Site progressing well with initial homes under construction Projected number of homes to be completed in next 5 years 2019/20 25 2020/21 33 2021/22 28 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

86

Basis of projections The projections reflect that the site is in the early stages of development, hence completed dwellings are expected to be lower in 2019/20 than the subsequent year. The projections are based on the house builder’s projections, adjusted to take account of a difference in the year end date compared to the Council’s.

Site Name College Gardens Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





17/0347/FUL




106

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Site progressing well with initial homes under construction Projected number of homes to be completed in next 5 years 2019/20 19 2020/21 30 2021/22 30 2022/23 27 2023/24 Total projected number of homes to be completed in next 5 years

106

Basis of projections The projections reflect that the site is in the early stages of development, hence completed dwellings are expected to be lower in 2019/20 than the subsequent years. The projections are based on the house builder’s projections, adjusted to take account of a difference in the year end date compared to the Council’s.

Site Name 1 Burlam Road Is the site available now? Yes – the outbuildings are currently being converted to residential and site for

new build element is in ownership of the developer Does the site offer a suitable location for development now?

Yes – the site has planning permission and existing residential uses


Yes – the conversion element of the planning permission is achievable and is nearing completion. There is, however, nothing to indicate, that the new build element will commence.


M/FP/0654/15/P




10

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 6 2017/18 2018/19 Commentary on delivery Conversion of office buildings is complete. Conversion of outbuildings appear to

be complete externally. Projected number of homes to be completed in next 5 years 2019/20 4 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

4

Basis of projections The 4 dwellings in the converted outbuildings are expected to be completed in 2019/20.

Site Name 15 -25 Albert Road Is the site available now? Yes – site is in ownership of a developer and conversion works are underway. Does the site offer a suitable location for development now?

Yes – site has planning permission and there is residential accommodation in the vicinity


Yes – externally the buildings have been refurbished. Conversion works ongoing.


M/FP/1244/14/P




10

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Appears externally complete, internal conversion appears to be progressing

slowly. Projected number of homes to be completed in next 5 years 2019/20 2020/21 10 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

10

Basis of projections The conversion work is well underway and expected to be complete within two years.

Site Name New Exchange Buildings Is the site available now? Yes – site is in ownership of a developer and conversion works commenced

post 1.04.19 Does the site offer a suitable location for development now?

Yes – site has planning permission


Yes – conversion works commenced post 1.04.19


18/0539/COU


Number of homes not started 1.04.19


12

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Conversion works commenced post 1.04.19 Projected number of homes to be completed in next 5 years 2019/20 12 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

12

Basis of projections The conversion works are underway and it is projected they will be complete in 2019/20.

Site Name Milan Grove Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/FP/0994/15/P




4

Number of homes completed in previous 5 years 2014/15 2015/16 2 2016/17 4 2017/18 2 2018/19 3 Commentary on delivery The site has progressed steadily, albeit at a low house building rate, over a

number of years and is now approaching completion. Projected number of homes to be completed in next 5 years 2019/20 4 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

4

Basis of projections The last 4 dwellings are under construction and are expected to be completed in 2019/20.

Site Name Garden Court, Hollins Lane Is the site available now? Yes – houses are currently being built on the site Does the site offer a suitable location for development now?





M/FP/0529/14/P




4

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 1 Commentary on delivery One dwelling completed with the other 4 all externally finished. Projected number of homes to be completed in next 5 years 2019/20 4 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

4

Basis of projections The last 4 dwellings are under construction and are expected to be completed in 2019/20.

Appendix B: Sites of 5 or more dwellings with full planning permission where construction of dwellings had not commenced at 1.04.09

Site Name Hemlington Grange – Elderwood Park Phase II Is the site available now? Yes – in ownership of same house builder on phase I Does the site offer a suitable location for development now?

Yes –the site has detailed planning permission. Construction of houses has commenced post 1.04.19.


Yes – construction of dwellings in phase II has commenced post 1.04.19.


18/0174/RES




145

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 35 2020/21 50 2021/22 50 2022/23 10 2023/24 Total projected number of homes to be completed in next 5 years

145

Basis of projections The projections take account of the high housing delivery rates achieved on phase I of the site. As at 31.05.19 there were 17 dwellings already under construction. The housebuilder has advised that the projections are realistic.

Site Name Roworth Road Is the site available now? Yes – in ownership of a house builder Does the site offer a suitable location for development now?



Yes – house building commenced on the site post 1.04.19


18/0634/FUL




89

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A – development commenced post 1.04.19 Projected number of homes to be completed in next 5 years 2019/20 10 2020/21 50 2021/22 29 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

89

Basis of projections The projections reflect that the dwellings are for affordable housing and build rates are not therefore restricted by market demand. The house builder was consulted on the projections and did not seek any amendments.

Site Name Vancouver House Is the site available now? Yes – former Council ownership, sold to developer June 2019 Does the site offer a suitable location for development now?

Yes – site has planning permission and is adjacent to existing residential accommodation


Yes – recent planning permission and recent sale to developer


18/0349/FUL




71

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 26 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

26

Basis of projections Post 1.04.19 a new planning application (19/0456/COU) has been submitted which reduces the proposed number of apartments to 26.

Site Name 47-49 Linthorpe Road Is the site available now? Yes – site is in ownership of a developer Does the site offer a suitable location for development now?

Yes – planning permission granted on appeal


Yes – recent full planning permission (June 2018), in accordance with NPPF site is considered deliverable


17/0432/FUL




20

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Development has not yet commenced Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 20 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

20

Basis of projections Projected that permission will be built out within 3 years of planning permission

Appendix C: Sites of 5 or more dwellings with outline planning permission

Site Name Hemlington Grange Is the site available now? Yes – site is owned by the Council with legal agreement in place with developer

for phased release as development progresses. The first 2 phases of land (which are the subject of separate deliverability assessments) have been sold.


Yes – site has outline planning permission as part of hybrid planning application. and forms later phases of development. Earlier phases are well underway.


Yes – initial phases (Elderwood Park and Aswood Park are progressing well and it is expected that future phases will follow directly on from these developments within 5 years. As at 1.04.19 the earlier phases had delivered 148 dwellings, and the next phase had received reserved matters permission.


M/FP/0082/16/P.




812

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 35 2023/24 70 Total projected number of homes to be completed in next 5 years

105

Basis of projections Development expected to follow on from current phases that are under construction. This is expected to be in years 4 and 5. The housebuilder was consulted on the projections and considers them to be realistic.

Site Name Brackenhoe East Is the site available now? Yes – as at 1.04.19 the site was in Council ownership, had been marketed and

a preferred developer appointed. The site has subsequently been sold to the developer.


Yes – site is allocated for residential use, has outline planning permission and is adjacent to existing housing.


Yes –site has been sold to developer post 1.04.19. The site has outline permission. The developer subsequently applied for a non-material amendment to the planning conditions relating to offsite works and surface water drainage which has been approved. The developer is preparing the detailed planning application, due to be submitted in September 2019. The development to be built by Galliford Try will provide 80 private rental properties (Simple Life), 100 affordable dwellings (Thirteen) and 170 open market homes (Linden Homes). There is a realistic prospect that residential development will be delivered within 5 years.


18/0616/OUT and 19/0286/AMD




350

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 35 2022/23 35 2023/24 35 Total projected number of homes to be completed in next 5 years

105

Basis of projections Given the need to obtain detailed planning permission and site preparation works it is considered that completions will occur from 2021/22 onwards at industry average build rates for a single developer.

Appendix D: Sites with planning permission considered not deliverable within five years

Site Name Coulby Manor Farm Cottage Is the site available now? Yes – site is being marketed for self-build plots Does the site offer a suitable location for development now?

Yes – has planning permission and in close proximity to residential area


No – the site has had planning permission since December 2012. Whilst a new access point is currently being provided, the lack of a start on the individual house plots in over 6 years would suggest that the deliverability of the site is questionable.


M/FP/1009/12/P




6

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery A new access point is being created but construction has not started on any of

the dwellings. Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections It is considered that delivery of the site within 5 years is questionable

Site Name 277 Marton Road Is the site available now? Yes – development commenced Does the site offer a suitable location for development now?

Yes – has planning permission and is in a residential area


No – the site has stalled and despite having permission since 2010 no completions have occurred. This would suggest the development is not viable.


M/FP/1079/10/P




9

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery The development has stalled and has not seen any progress for a number of

years. Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections It is considered that development is unlikely to occur within 5 years.

Site Name 44 Westborne Grove Is the site available now? Yes – site has been cleared by owner in preparation for development Does the site offer a suitable location for development now?

Yes – site had planning permission at 1.04.19 and in a residential location


No – the planning permission expired post 1.04.19


M/FP/0413/16/P




8

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Development had not started as at 1.04.19 Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections Planning permission has subsequently expired so not a realistic prospect that houses will be built within 5 years

Site Name Land adjacent Vaughan Centre Is the site available now? Yes – site is vacant land Does the site offer a suitable location for development now?

Yes – site has planning permission and in a residential location


No – the site has had various planning permissions for residential development since 2008, none of which have been developed.


16/5021/FUL




6

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Development has not started and permission will expire in August 2019 Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections Given site has had residential planning permission since 2008 and has not yet started there is not a realistic prospect that houses will be built within 5 years

Site Name Newbridge Court Is the site available now? Yes – site is owned by developer Does the site offer a suitable location for development now?



No – the site has had planning permissions since 2016, which have not been implemented. Proposed development is mixed use, and non-residential element may impact on viability of development.


17/0131/FUL




21

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Development has not started Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections Lack of progress since planning permission was granted along with potential viability issues for mixed use development makes development within 5 years questionable. The Council is in discussions with the developer to try to bring the site forward, but at this stage there is no evidence in the public domain that would indicate dwellings are likely to be built within 5 years.

Site Name Land behind Rochester, Eastbourne & Mulgrave Roads Is the site available now? Yes – site is owned by developer Does the site offer a suitable location for development now?



No – the site has had planning permissions since 2007, which have not been implemented.


17/0223/FUL




6

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Former garages cleared but no start on development Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections Lack of progress since 2007 makes development within 5 years questionable.

Site Name Former Crown & Mitre Public House Is the site available now? Yes – conversion work commenced Does the site offer a suitable location for development now?



No – the site has stalled


M/FP/0029/14/P




5

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Conversion works commenced but have since stalled and building boarded up Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections As work has stalled and building now boarded up it is considered unlikely homes will be delivered within 5 years.

Site Name 303-307 Linthorpe Road Is the site available now? Yes – vacant premises Does the site offer a suitable location for development now?



No – the permission is for conversion of upper floors and adjacent building. Non-residential element implemented but no indication that residential element will be implemented.


M/FP/0140/13/P




8

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Residential element of permission has not been developed Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections Lack of progress on residential element of permission since 2013 would suggest development unlikely within 5 years

Site Name Church House Is the site available now? Yes – vacant premises in ownership of developer Does the site offer a suitable location for development now?



No – the site has had various residential permissions since 2013, none of which have been implemented.


16/5094/COU




86


0

Basis of projections Lack of development progress since initial permission in 2013 would suggest development unlikely within 5 years

Site Name 45-49 Albert Road Is the site available now? Yes – vacant premises Does the site offer a suitable location for development now?

Yes – site has planning permission (prior notification)


No – site had previous permission in 2015 that wasn’t implemented. Nothing to indicate most recent permission will result in a different outcome.


17/07095/FUL




9


0

Basis of projections Given previous permission expired unimplemented there is no evidence to indicate the latest permission will be implemented.

Site Name 87-97 St Barnabas Road Is the site available now? Yes Does the site offer a suitable location for development now?

Yes - has planning permission and within a residential area


No – site has had various planning permissions since 2009 which have not been implemented, as such there is not a realistic prospect that the current permission will be implemented.


17/0222/OUT




8

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Not started. Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections It is considered unlikely that site will deliver housing within 5 years

Site Name

Land at rear of 50-60 Hutton Road

Is the site available now? Yes Does the site offer a suitable location for development now?

Yes - has planning permission and adjacent to a residential area


No – site has had various planning permissions since 2002, none of which have been implemented, as such there is not a realistic prospect that the current permission will be implemented.


17/0585/OUT




28

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery Not started. Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

0

Basis of projections It is considered unlikely that site will deliver housing within 5 years

Appendix E: Sites with planning permission – 4 dwellings or less

Sites under 5 dwellings with full planning permission

Number of dwellings under

construction

Number of dwellings not

started

43-45 Parliament Road 4

43-45 Parliament Road 2

Stainton Grange 3

Wentworth/ Waverley Street 2

Stainsby Grange Riding Centre 1 1

Land at Cropton Way 3

Land behind 16-18 Cambridge Road 2 1

Land at 20 Beech Grove Road 1

Land at rear 62 Hutton Road, Longlands 1

2A Fernwood, Coulby Newham 1

Land at 5 Andover Way, Hemlington 1

Land at 137 Cedarwood Glade, Stainton 1

37 Emerson Avenue 1

Land at 1 The Mallards, Coulby Newham 1

Land at 58 The Grove, Marton 1

Land at Gables Cottage, Highfield Road 1

Coulby Manor Cottage, Tollesby 1

Land at 1 Railway Cottages, Nunthorpe 1

Evergreen Way, Marton 1

52A Westwood Avenue, Linthorpe 1

Land at Penrhyn, Cedar Drive, Thornton 1

9 Fountains Drive, Acklam 1

Land at 208 Acklam Road, Acklam 1

Land Oakfield & Orchard Houses, Normanby Rd 1

Plot 2 Bridlewoods 1



L/A 236 Borough Road 1

2 Montrose Street 3

345 Linthorpe Road 2

186-188 Linthorpe Road 1

Rear 43-45 Parliament Road 2

186 Crescent Road 1

1 Outram Street 1

6-6a Borough Road 2

42 Diamond Road 1

58 Kensington Road 1

136 Borough Road 2

53 Stainton Street, North Ormesby 1

66 King's Road, North Ormesby 1

78 Errol Street 1

327A Linthorpe Road 1

4 Ayresome Park Road 2

46 Tennyson Street 1

41 Thomas Street, North Ormesby 1

76 Orwell Street 1

259 Acklam Road 3

86 North Ormesby Road 2

29 Wicklow Street 1

110 Borough Road 3

131 Marton Road 3

39 Longford Street 1

34 Beaumont Road, North Ormesby 1

Oakwood Court, Gypsy Lane, Marton 1

Stainsby Hill Farm, Low lane 1

65 Newport Road 2

18-20 Princes Road 1

43 Cedar Drive, Thornton 1

7 St. Barnabas Road 2

18-20 Princes Road 1

7 Beaumont Road, North Ormesby 1

136 Crescent Road 1

88 St. Barnabas Road, Linthorpe 1

Sub - Total 52 39

Sites under 5 dwellings with outline planning permission

L/R 95 Low Lane 2

L/A Linden Crescent 4

143-145 Burlam Road 4

L/A 37 Marton Moor Road, Nunthorpe 1

L/A 18 Low Lane, Acklam 1

Bridlewoods (outline part of site only) 2

97 Gunnergate Lane, Marton 1

Sub-Total 15

Total sites under 5 dwellings with planning permission 52 54

Appendix F: Lapse rates for planning permission on sites of four or less dwellings

Year Permission granted (number of dwellings)

Permission subsequently lapsed (number of

dwellings)

Percentage lapse rate

2013/14 24 5 21% 2014/15 64 12 19% 2015/16 46 10 22%

Total 134 27 20%

Appendix G: Dwellings completed on small windfall sites (<4 dwellings) between 2009/10 and 2018/19

Year New Build Net Conversions Total

2018/19 6 16 22

2017/18 11 22 33

2016/17 1 55 56

2015/16 18 59 77

2014/15 13 34 47

2013/14 8 3 11

2012/13 5 5 10

2011/12 6 9 15

2010/11 11 4 15

2009/10 8 1 9

Total 87 208 295

Annual average over 10 years 9 21 30

Annual average over 5 years 10 37 47

Appendix H: Studios for students, graduates and young professions, and student accommodation under construction

Site Name 1 & 3 Albert Terrace Is the site available now? Yes – currently being converted to a mix of studios and self-contained student flats Does the site offer a suitable location for development now?

Yes - planning permission granted as site is considered a suitable location


Yes – development is close to completion


M/FP/1162/15/P

Number of studios and student beds under construction 1.04.19

9 studios and 15 beds

Number of studios and student beds not started 1.04.19

Total number of studios and student beds still to be completed 1.04.19


Number of studios and student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery The development commenced in September 2015 and has had a rather protracted

build but is now approaching completion. Projected number of student beds to be completed in next 5 years 2019/20 9

studios and 15 beds

2020/21 2021/22 2022/23 2023/24

Total projected number of studios and student beds to be completed in next 5 years

9 studios and 15 student beds

Basis of projections The conversion works are at an advanced stage and expected to be completed in 2019/20.

Site Name Pullman House Is the site available now? Yes – conversion commenced in October 2018 Does the site offer a suitable location for development now?

Yes – the site is in close proximity to town centre services/facilities and the train station


Yes – conversion work is well underway


17/0414/PNR; 18/0422/PNR






Number of student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of studios and student beds to be completed in next 5 years 2019/20 12

studios and 17 beds

2020/21 2021/22 2022/23 2023/24



Basis of projections Conversion works are well underway and expected to be completed within 1 year.

Site Name Cornell Quarter Accommodation, Woodlands Road Is the site available now? Yes – site is owned by the University Does the site offer a suitable location for development now?

Yes – planning permission granted as site is considered a suitable location for student accommodation


Yes – development commenced post 1.04.19


18/0798/FUL

Number of student beds under construction 1.04.19

Number of student beds not started 1.04.19

300 Total number of student beds still to be completed 1.04.19

300

Number of student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of student beds to be completed in next 5 years 2019/20 2020/21 300 2021/22 2022/23 2023/24 Total projected number of student beds to be completed in next 5 years

300

Basis of projections University project completion for Autumn 2020

Site Name 304 Linthorpe Road and 5 Albert Terrace Is the site available now? Yes - conversion to studios and student accommodation is underway Does the site offer a suitable location for development now?

Yes – planning permission granted as site is considered a suitable location


Yes – development underway


18/0438/FUL






Number of studios and student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of studios and student beds to be completed in next 5 years 2019/20 14

studios and 17 beds

2020/21 2021/22 2022/23 2023/24

Total projected number of student beds to be completed in next 5 years


Basis of projections Conversion works are well underway and expected to be completed within 1 year.

Site Name Land to rear of 4 Granville Road Is the site available now? Yes – conversion works appear complete, though completion certificate not yet

received Does the site offer a suitable location for development now?



Yes – conversion works appear to be complete


M/FP/0868/14/P


8 Number of student beds not started 1.04.19

Total number of student beds still to be completed 1.04.19

8

Number of student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of student beds to be completed in next 5 years 2019/20 8 2020/21 2021/22 2022/23 2023/24 Total projected number of student beds to be completed in next 5 years

8

Basis of projections Conversion works appear complete.

Site Name 6 Woodlands Road Is the site available now? Yes – conversion to studios and student accommodation commenced in October

2018. Does the site offer a suitable location for development now?



Yes – development works underway


17/0839/COU






Number of studios and student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of studios and student beds to be completed in next 5 years 2019/20 8

studios and 4 beds

2020/21 2021/22 2022/23 2023/24



Basis of projections Conversion works are underway. Relatively small development, expected to be completed within 1 year.

Site Name 15 Linthorpe Road Is the site available now? Yes – conversion to student accommodation commenced in October 2018. Does the site offer a suitable location for development now?



Yes – conversion works underway


18/0039/COU



Total number of student beds still to be completed 1.04.19

7


7

Basis of projections The student accommodation has been completed in April 2019

Site Name 35 Borough Road Is the site available now? Yes – conversion to student accommodation commenced in October 2018. Does the site offer a suitable location for development now?



Yes – conversion works underway


18/0135/COU




11


11


Site Name 135-137 Linthorpe Road Is the site available now? Yes – conversion to studios commenced in September 2018. Does the site offer a suitable location for development now?



Yes – the conversion work is underway


18/0432/FUL

Number of studios under construction 1.04.19

5 Number of studios not started 1.04.19

Total number of studios still to be completed 1.04.19

5

Number of studios completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of studios to be completed in next 5 years 2019/20 5 2020/21 2021/22 2022/23 2023/24 Total projected number of studios to be completed in next 5 years

5


Appendix I: Lapse rates for student accommodation

Year Permission granted (number of bedrooms)

Permission subsequently lapsed (number of

bedrooms)

Percentage lapse rate

2013/14 346 0 0% 2014/15 266 252 95% 2015/16 259 132 51%

Total 871 384 44%

Appendix J: Studios for students, graduates and young professionals and student accommodation with planning permission not included in the five year deliverable supply

Site Name Centre North East Is the site available now? Yes – owned by a developer Does the site offer a suitable location for development now?

Yes – Prior notification application approved as site is considered a suitable location for residential accommodation


No – development received permission in April 2016 but has not commenced development. In accordance with the approach taken for student accommodation in this 5 year supply assessment as the site has not commenced it is assessed as not deliverable.


M/PDA/0327/16/P


Number of studios not started 1.04.19

300 Total number of studios still to be completed 1.04.19

300

Number of studios completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A. Projected number of studios to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of studios to be completed in next 5 years

0

Basis of projections As the site has not commenced it has been classed as not deliverable within 5 years in accordance with the approach taken for studios and student accommodation in this 5 year supply assessment.

Site Name The Wave Is the site available now? Yes – vacant site owned by a developer Does the site offer a suitable location for development now?

Yes –planning application approved as site is considered a suitable location for residential accommodation


No – development received permission in May 2016 but has not started. The site has also had previous permissions for which this phase of the build has not been started. In accordance with the approach taken for studios and student accommodation in this 5 year supply assessment as the site has not commenced it is assessed as not deliverable.


M/FP/0488/16/P






Number of studios and student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A. Projected number of studios and student beds to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of studios and student beds to be completed in next 5 years

0


Site Name 7-13 Waterloo Road Is the site available now? Yes – in control of developer Does the site offer a suitable location for development now?



No – development received outline permission in June 2016. A new detailed planning application submitted post 1.04.19. In accordance with the approach taken for studios and student accommodation in this 5 year supply assessment as the site has not commenced it is assessed as not deliverable.


M/OUT/0404/16/P




60


0


Site Name 133 – 135 Southfield Road Is the site available now? Yes – cleared site owned by developer Does the site offer a suitable location for development now?



No – development received permission 30.01.19. Developer recently completed similar development on adjacent site, so likely to be developed. However, in accordance with the approach taken for student accommodation in this 5 year supply assessment as the site has not commenced it is assessed as not deliverable.


18/0604/FUL




27

Number of student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A. Projected number of student beds to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of student beds to be completed in next 5 years

0

Basis of projections As the site has not commenced it has been classed as not deliverable within 5 years in accordance with the approach taken for student accommodation in this 5 year supply assessment.

Site Name 1 – 29 Station Street Is the site available now? Yes – owned by a developer, currently leased to business occupiers Does the site offer a suitable location for development now?



No – development received permission in October 2017.No progress to date. In accordance with the approach taken for studios and student accommodation in this 5 year supply assessment as the site has not commenced it is assessed as not deliverable.


17/0277/FUL




337


0


Site Name 4-6 Park Road North Is the site available now? Yes – property is being marketed Does the site offer a suitable location for development now?



No – development received permission in April 2017. No progress to date. In accordance with the approach taken for student accommodation in this 5 year supply assessment as the site has not commenced it is assessed as not deliverable.


17/0066/FUL




20


0

Basis of projections As the site has not commenced it has been classed as not deliverable within 5 years in accordance with the approach taken for student accommodation in this 5 year supply assessment.

Site Name Land at rear of Crescent Gardens Is the site available now? Yes – property is owned by a developer Does the site offer a suitable location for development now?

Yes – planning application approved as site is considered a suitable location for residential accommodation


No – development received permission in May 2016. Whilst technically development started through ground preparation works no start on built element of the development. In In accordance with the approach taken for studios and student accommodation in this 5 year supply assessment as the built element of the site has not commenced it is assessed as not deliverable.


M/FP/0347/16/P




72


0

Basis of projections As the built element of the site has not commenced it has been classed as not deliverable within 5 years in accordance with the approach taken for studios and student accommodation in this 5 year supply assessment.

Site Name 406 Linthorpe Road (Albert Park Hotel) Is the site available now? Yes – property is owned by a developer Does the site offer a suitable location for development now?



No – development received permission in January 2019. External works underway but a start certificate for internal conversion had not been received at 1.04.19. In accordance with the approach taken for studios and student accommodation in this 5 year supply assessment as the conversion works had not commenced at 1.04.19 it is assessed as not deliverable. Works have subsequently commenced and will be included in next year’s update.


18/0447/FUL






Number of studios and student beds completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A. Projected number of studios and student beds to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of studios and student beds to be completed in next 5 years

0

Basis of projections As the conversion work had not commenced at 1.04.19 it has been classed as not deliverable within 5 years in accordance with the approach taken for student accommodation in this 5 year supply assessment.

Site Name 2-4 Granville Road - new build Is the site available now? Yes – property is owned by a developer Does the site offer a suitable location for development now?



No – development received permission in October 2016. Former garage has been cleared but no start on development. In accordance with the approach taken for student accommodation in this 5 year supply assessment as the development has not commenced it is assessed as not deliverable.


16/5164/FUL




24


0

Basis of projections As the development has not commenced it has been classed as not deliverable within 5 years in accordance with the approach taken for student accommodation in this 5 year supply assessment.

Site Name 124 Borough Road Is the site available now? Yes – property is vacant Does the site offer a suitable location for development now?



No – development received permission in December 2016. No start on development. In accordance with the approach taken for student accommodation in this 5 year supply assessment as the development has not commenced it is assessed as not deliverable.


16/5328/FUL




13


0

Basis of projections As the development has not commenced it has been classed as not deliverable within 5 years in accordance with the approach taken for student accommodation in this 5 year supply assessment.

Appendix K: Sites Allocated in Housing Local Plan

Site Name Greater Middlehaven Is the site available now?

The site consists of a number of parcels of land on which housing development is proposed:

BoHoZone North – the majority of the site is owned by the developer, a registered social landlord. However, part of the site is Council owned without formal approval to dispose of the site, so the site is not available now.

Site B & site Q – Council owned sites without formal approval to dispose, so site not available now.

Land west of Middlehaven Park – Council owned site for which Executive Property Sub – Committee of 19.12.18 approved the sale of the land to a local developer, so available now.

BoHo Village – Council owned site without formal approval to dispose, so not available now.


Yes – the site is allocated for mixed use development including housing development in the HLP.


No, there is not clear evidence in the public domain to demonstrate that housing will be delivered within five years.

BoHoZone North – the site is the subject of a current planning application by a developer / registered social landlord. It is fully expected that this site will be delivered within 5 years. However, as the site is partially in Council ownership without approval to dispose it cannot be classed as available now and consequently cannot be classed as deliverable in this assessment.

Site B and site Q – the Council is in initial discussions with a potential developer. At this stage there is not clear evidence that housing will be delivered within 5 years and as the site cannot be classed as available now it cannot be classed as deliverable.

Land west of Middlehaven Park – pre-application plans have been drawn up by a developer but have not yet been submitted as a planning application. There is not clear evidence that housing will be delivered within 5 years.

BoHo Village – the site has not yet been made available to the market and as such does not have a potential developer. As such there is not clear evidence that the site will be delivered within 5 years.


N/A




Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

N/A

Basis of projections No dwellings have been projected as there is not clear evidence to demonstrate housing completions will begin on site within five years.

Site Name Grove Hill Is the site available now?

No – the vast majority of the site is owned by a housebuilder / registered social landlord, but this is interspersed with a number of small parcels of Council owned land for which there is not a formal approval to dispose.


Yes – the site is allocated for residential use in the HLP and is adjacent to existing residential areas.


No – It is fully expected that housing will be delivered on the site within 5 years. However, as not all of the site is available now and there is not clear evidence in the public domain (such as a planning application / development programme) the site does not meet the NPPF requirement to be considered deliverable.


N/A





N/A

Basis of projections No dwellings have been projected as part of the site does not have approval to be disposed of and there is not clear evidence to demonstrate housing completions will begin on site within five years.

Site Name Gresham Is the site available now?

The site consists of 2 parcels of land. Western section of site: Executive approval was given on 1.08.18 to sell

the western section of the site to the University in order to develop a student village. A compulsory purchase order has been approved which will enable clearance of the remaining properties on the site. As such, the site is available.

Eastern section of site: The site is in Council ownership. Executive approval given on 27.08.19 to lease the site to a Registered Social Landlord for 999 years. As such, the site is available.


Yes – the site is allocated for residential use in the HLP and is adjacent to existing residential areas.


Eastern part of the site – the Registered Social Landlord has drawn up

proposals for 179 affordable dwellings. The report accompanying the disposal of the site identifies a start date for development of April 2020 with an annual delivery rate of 50 dwellings per year. As such, there is a realistic prospect that housing will be delivered on the site within 5 years.

The western section is expected to come forward for a student village. No information is in the public domain on the number of student bedrooms that will be provided. In accordance with the methodology used in this assessment student accommodation is only classified as deliverable once development has commenced.


N/A




Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 50 2022/23 50 2023/24 50 Total projected number of homes to be completed in next 5 years

150

Basis of projections The projections are based on the information set out in the Executive Report of 27.08.19 for disposal of the site as part of a partnership agreement between the Council and a Registered Social Landlord. This envisages a planning application in Autumn 2019 and work to commence on site in April 2020 with 50 dwellings per year build out rate.

Site Name Land North of Marton Avenue Is the site available now?

Yes. The site is in Council ownership and received approval from Executive Property Sub-Committee on 21/02/18 to commence marketing and disposal of the site. This process has been delayed while outline planning permission was obtained. Permission was granted on 26.07.19 and marketing of the site is expected to commence shortly.


Yes – an allocated site in Local Plan with outline planning permission, adjacent to existing residential area.


No – Site has outline permission and is in a location attractive to the market without significant constraints. However, as the site is yet to be marketed, there is not a developer in place, without which there is a lack of clear evidence that the site will deliver housing within five years.


18/0477/OUT (granted 26.07.19)




72

Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 2022/23 35 2023/24 Total projected number of homes to be completed in next 5 years

N/A


Site Name Stainsby Hall Farm (phase III) and Stainsby Hill Farm Is the site available now?

No – the Stainsby Hall Farm and Stainsby Hill Farm sites are in the control of 3 housebuilders. Access to the northern part of the site is through Council owned land which has not been released. As such, it does not meet the NPPF definition of available now. Work is ongoing to establish capacity levels from Jack Simon Way to the south, providing uncertainty on how many dwellings could be accessed from that direction.


Yes – the site is allocated in the HLP and is in a location attractive to the housing market.


No – as the access issues need to be resolved there is not currently clear evidence to demonstrate that housing will be delivered within 5 years.


N/A





N/A


Site Name Hemlington Grange – Three fields north of Larchfield Community Is the site available now?

No. Site is owned by Council and leased for agricultural use, with Heads of Terms agreed on surrender of the lease. There is no formal approval in place to dispose of the site.


Yes – site is allocated in the HLP and is adjacent to the wider Hemlington Grange site which is under construction.


No – the site is in a location attractive to the market. However, as the site is not currently available there is not a realistic prospect that housing will be delivered within 5 years.


N/A





N/A

Basis of projections No homes have been projected to be developed within 5 years as the site is not available now and therefore does not meet the NPPF definition of available now.

Site Name Hemlington Grange – Hemlington North Is the site available now?

Yes. The site is in Council ownership. Executive approval was given on 18.12.18 to set up a Council Housing Delivery Vehicle (HDV), MHomes, and for approval of its business plan to deliver housing on three sites, including 28 dwellings at Hemlington North.


Yes – site is allocated in the HLP and is adjacent to the wider Hemlington Grange site which is under construction. Site has previously had permission (M/FP/0977/15/P) for residential use.


No – One of the three sites (Gresham) that was approved on 18.12.18 for the HDV has subsequently been withdrawn following the local elections. There is not clear evidence to demonstrate that housing completions will begin on the other sites within five years.


N/A





N/A


Site Name Newham Hall Farm Is the site available now?

No – site is in Council ownership but there is no formal approval in place to dispose of the site


Yes – site is allocated in the HLP and is adjacent to existing residential areas




N/A





N/A

Basis of projections No homes have been projected to be developed within 5 years as the site is not available now and therefore does not meet the NPPF definition of available now.

Site Name South of Guisborough Road (Nunthorpe Grange) Is the site available now?

No – the site is in 3 ownerships: Council owned and 2 privately owned parcels of land that are in the control of housebuilders. Acceptable access to the 2 privately owned parcels of land is through the Council owned part of the site. The Council owned land has no formal approval to dispose and as such the whole site cannot be considered as available now.


Yes – the site is allocated in the HLP and is adjacent to existing residential areas


No. A planning application for one of the privately owned parcels of land (18/0786/FUL) has been submitted but not determined to date. Planning permission 18/0757/FUL has been granted for a new roundabout to access the site. However, as the site is not currently available it does not meet the NPPF definition of being deliverable and as such there is not a realistic prospect that housing will be delivered within 5 years.






N/A

Basis of projections No homes have been projected to be developed within 5 years as the site does not meet the NPPF requirement to be available now.

Site Name Ford Close Riding Centre Is the site available now?

Yes – site is being marketed


Yes – site is allocated in HLP and is adjacent to existing residential areas


No – the site has been marketed for some time and despite a number of pre-application discussions has not progressed to a planning application. There is not clear evidence to demonstrate that housing completions will begin on site within five years.


N/A





N/A


Site Name Acklam Iron & Steelworks Club Is the site available now?

Yes – the site has been marketed


Yes – the site is allocated in the HLP and is adjacent to an existing residential area.


No – an outline planning application 16/5024/OUT was refused permission due to the loss of existing sports facilities. The decision was subsequently upheld at appeal. Until the developer is able to demonstrate that they can provide replacement sports facilities on an alternative site development is considered to be not deliverable.


16/5024/OUT – refused 12.06.18





N/A

Basis of projections No homes have been projected to be developed within 5 years as the site is not considered to be deliverable.

Site Name St Davids Is the site available now?

No – The site is in two ownerships, the Council owned part has not been released to the market. A housebuilder has an option on the privately owned part of the site but requires access across the Council owned land. As such the site cannot be classed as available.


Yes – the site is allocated in the HLP and is adjacent to an existing residential area.




N/A





N/A

Basis of projections No homes have been projected to be developed within 5 years as the site does not meet the NPPF requirement to be available now.

Site Name Beechwood Is the site available now?

Yes. The site is in Council ownership. Executive approval was given on 18.12.18 to set up a Council Housing Delivery Vehicle (HDV), MHomes, and for approval of its business plan to deliver housing on three sites, including Beechwood.


Yes. The site is allocated in the HLP and is adjacent to existing housing.


No. A development layout for 35 bungalows has been prepared. However, to date a planning application has not been submitted. One of the three sites (Gresham) that was approved on 18.12.18 for the HDV has subsequently been withdrawn following the local elections. There is not clear evidence to demonstrate that housing completions will begin on site within five years.


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Number of homes completed in previous 5 years 2014/15 2015/16 2016/17 2017/18 2018/19 Commentary on delivery N/A Projected number of homes to be completed in next 5 years 2019/20 2020/21 2021/22 N/A 2022/23 2023/24 Total projected number of homes to be completed in next 5 years

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AMR 2018 19 Revised - Middlesbrough...v ] Æ í X d Z ] } u } v Z Z î U î ô ð Á o o ] v P } i }...

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