This paper undertakes a review of permissions, SHLAA sites ... · Landscape Assessment (Doc Ref...
Transcript of This paper undertakes a review of permissions, SHLAA sites ... · Landscape Assessment (Doc Ref...
Launceston Housing Delivery Schedule
This paper undertakes a review of permissions, SHLAA sites and Allocations contained within the Cornwall Site Allocations DPD.
The following map should be read in conjunction with Table 2.
F.14
Table 1: Summary of Housing Delivery
1
Town
2
Housing
requirement
3 Completions
2010-2017
3
Permissions
Under 10
net
4
Permissions
10 or over
net
5
Sites 10
or over
awaiting
the
signing of
S106
6
Urban
SHLAA
Net
7
Windfall
8
CLI/other
net
9
Allocations
net
10
Total
net
11
Percentage of target
Launceston 1800 382 75 857 0 65 80 0 375 1834 102%
Note: The contents of Table 1 represent a summary of the information contained within CC.S4.4
Table 2: Permissions over 10 dwellings, SHLAA sites, and Allocations
1 2 3 4 5 6 7 8
Map
Reference
Site Name
Ref
Reference Decision Date Constraints/availability/delivery:
Total number of
homes
permitted for
site
Number of
homes
expected
to deliver
2017-
2022
Number
of homes
expected
to deliver
2023-
2030
Number of
homes to
be
delivered
within the
Plan period
2017-
2030
Planning
permissions
on sites less
than 10
dwellings
N/A N/A (The list of permissions under 10 dwellings is set out
in Appendix 1)
75 75 0 75
Sites with Planning Permission for 10 or more homes as at April 2017
1
Land At Hay
Common
South Of Hay
Parc
Launceston
Cornwall
PA11/00339 26-Mar-12
Site under construction and properties are currently being
marketed by Taylor Wimpey.
Outline permission was granted for up to 330 dwellings. Then a
reserved matters was approved for phase 1 for 140 homes which
is under construction with 5 completions during 2016/17 and a
second application for the rest of the site has now been received
for 188 dwellings giving us confidence that the site will be
delivered in its entirety all be it for 328 rather than 330.
330 40 150 190
2 Land At Hay
Common
South Of Hay
PA14/01516 10-Jul-14 Site under construction (see above). Scheme for 140, but 5
completed, which reflects the 135 still to be delivered
As above 135 0 135
Parc
Launceston
Cornwall
3 Land South
East Of
Pennygillam
Industrial
Estate
Slate Quarry
Hill
Launceston
Cornwall
PA12/07683 22-Oct-13
Reserve Matters application (PA16/09268) currently being
determined. This reserve matters application sees a drop in
numbers from 275 dwellings to 259, which will be reflected within
the next Housing Trajectory (likely to be published in June-18).
275 172 103 275
4 Land At
Withnoe
Tavistock
Road
Launceston
Cornwall
PL15 9LG
PA15/10721 24-Mar-16
Permission PA15/10721 saw a reduction in the number of houses
permitted on land at Withnoe (previously permission PA14/08752
was for 129 dwellings).
Site is now under construction and properties are currently being
marketed by Wainhomes.
118 117 0 117
5 Land North Of
Upper Chapel
Tresmarrow
Road
Launceston
Cornwall
PA14/08184 03-Mar-15
100 dwellings were originally permitted on this site on appeal
(APP/D0840/W/13/2209757). The quantity of dwellings was then
increased to 140 dwellings under PA14/08184.
Reserve Matters application of all details for the 140 dwellings
PA17/09517 was approved 05/03/18 and Hallam Land
Management have confirmed the trajectory for delivery rates is
achievable.
140 122 18 140
Total Permissions of 10 or more developable within the plan period 857
Local Plan Allocations
6 Kensey Valley LAU-H3 Greenfield site within the urban area.
Landowner/Developer Interest
The majority of the site is owned by 4 landowners and is included
in the Strategic Housing Land Availability Assessment (SHLAA) as
site references U0152, S152, U0155 and U0154 (reflected in
Section 1(d) of document D13.1). CC owns the remainder of the
land (i.e. land encompassing the area of dismantled railway from
Ridgegrove Hill through to Newport Industrial Estate).
75 0 75 75
Owners/developers have already been entering into pre-application
discussions: PA13/03636/PREAPP; and PA15/03437/PREAPP. Plus
the Council has met with them to discuss bringing forward the
project.
Infrastructure/Access
Access/egress is gained to/from Kensey Valley and Newport
Industrial Estate and there is an ambition to create a link through
the site (Kensey Valley Estate Road (KVER)) running east-west
through LAU-H3 (See Section 12.56 and Table Lau 3, Document
A.1).
The Schedule of Modifications (CC.S4.1.1) indicates that the
development does not have to provide the full KVER, just future
proof the ability to create the connection, to ensure it does not
affect the deliverability of the scheme.
Developers to the east of the site have informed us that direct
access from LAU-H3 to Kensey Valley Meadow has been negotiated
with the landowner of land that would be needed to connect the
KVER with Kensey Valley Meadow. Whilst, to the west of the site,
the KVER would join publicly owned land where CC would work
with the developer to facilitate this connection.
Environmental Constraints
Consideration of issues that could arise from the development of
this site were considered through a number of assessments (for
instance the Strategic Flood Risk Assessment (SFRA) (D4.3))
which, in turn, informed an overarching Sustainability Appraisal
(SA). The SA for allocation LAU-H3 concluded (Section 5.3 of
document D5.8) that on balance there are no significant negative
impacts foreseen from development at this location.
The SRFA (D4.3) notes built development at LAU-H3 (referred to
as LAU-M3 in document D4.3) will be able to be located wholly
within Flood Zone 1.
All sites in Launceston were screened out of requiring a Habitats
Regulation Assessment (HRA) (Footnote 8, document D.2) as the
town isn’t within a zone of influence of any European designations
(SAC’s / SPAs) and so there are no HRA implications.
Cornwall Site Allocations DPD: Heritage Assessment - Launceston
Site Allocation (Document D3.16) concluded that no further
Heritage Impact Assessment (HIA) was required.
The site is within the existing urban area and bordered by Newport
Industrial Estate to the west and Kensey Valley Meadow residential
estate to the east. Future development of LAU-H3 is not
considered to pose any detrimental impacts on the landscape that
can’t be mitigated by higher level policy provision (LP:SP, Policy
23) (see Section 5.3, Document D5.8).
The Site SA (D5.8) does note that the west of the site forms part
of a BAP habitat woodland and, consequently, (within the Schedule
of Modifications (March 2018) (CC.S4.1.1)) recommends that the
following wording is contained within the policy wording: ‘Measures
for the protection and enhancement where possible of the priority
habitat at the western edge of the site should be incorporated’.
There are no other significant trees or hedgerows that would
inhibit development of LAU-H3. With this revised text Natural
England supported the site (see CC.S5).
With regards to open space provision, this requirement meets that
set out in the Open Space Strategy (Document E5). Opportunities
to consider part of the requirement to be in the form of an off-site
contribution are likely to be acceptable.
The forecast dwellings per hectare have been reduced from the
standard rate (35dph) to 30 dph to partly reflect that topography
(and partly to reflect the need for provision of Green
Infrastructure). The reduced quantum helps to provide flexibility.
The Cornwall Housing Trajectory (E6.2) indicates first completions
in 2022-23, which is felt conservative as a result of the current
developer interest.
7 Withnoe
Urban
Extension
LAU-1 The site is owned by 3 landowners, but is under the control of two
developers, Westcountry Homes and Bovis Homes. Both
developers are activity pursuing the development of the site:
Bovis Homes have recently submitted an outline planning
application (PA18/00383) for residential development of up
to 190 dwellings with open space and safeguarding land for
Southern Loop Road (SLR).
(Application currently under consideration).
Wainhomes have submitted pre-application
(PA17/02059/PREAPP) for the remainder of LAU-H1.
Infrastructure/Access
Main access/egress is to/from the A388. Policy LAU-H1 contains a
requirement for the site to deliver the start of the Southern Loop
300 35 265 300
Road (SLR), in line with the Transport Strategy for Launceston
(See Section 12.56 and Table Lau 3, Document A.1). The SLR is
required in order to cater for housing and economic growth to the
south of the A30, beyond the plan period. The inclusion of the SLR
in the SADPD was that it represents the last opportunity to future
proof the ability to deliver a comprehensive neighbourhood to the
south of the A30 and not stifle the ability to deliver other parcels
of land. However elements of the road, such as this, need to be
constructed as part of proposals within LAU-H1, in order to not
constrain its future delivery.
Cornwall Council is continuing to evaluate the appropriate
alignment for the road, to minimise cost and support delivery. The
worst case scenario is that the junction into the site could cost up
to £5m (including a 44% optimum bias for the stage of design
process); however the Council wants to continue to work with the
developers to consider whether an alternative priority junction
could be utilised instead, which would significantly reduce costs.
The Council wants to continue to work with the developers to find
an appropriate solution; it is recognised that it might require public
sector support; which the Council is committed to working with the
developers to close any funding gap. (Doc ref. PS.CC.10)
Environmental
A review of any issues that could arise from the development of
this site were considered through a number of assessments (for
instance the SFRA (D4.3)) which, in turn, informed an overarching
SA (D5.8).
The SRFA (D4.3) notes built development at LAU-H1 will be able to
be located wholly within Flood Zone 1.
All sites in Launceston were screened out of requiring a HRA
(Footnote 8, document D.2) as the town isn’t within a zone of
influence of any European designations (SAC’s / SPAs) and so
there are no HRA implications.
A HIA (Doc ref. D3.16) was carried out for LAU-H1, which noted
that there could be a slight to moderate impact on the setting of
Grade II Listed Newton Farmhouse. Criteria h) has been added to
policy LAU-H1 to help mitigate any negative impact (see Schedule
of Modifications (March 2018) (CC.S4.1.1)) ‘To the south of the
site is the Grade II listed Newton Farm; development of the site
should ensure the listed buildings and its setting are conserved
and where appropriate enhanced. An appropriate assessment of
the farm‘s significance will be required to ensure the location of
any development and other mitigation measures are used to
minimise any harm.’ With this amendment Historic England
supported the allocation (CC.S4.3).
In terms of impact on the landscape, although it is in proximity to
the Inny Valley and Lawhitton Area of Great Landscape Value, the
site is situated on an inward valley side, discreet from this. The
Landscape Assessment (Doc Ref D13.1.4) concluded that the site
(a wider area than proposed) had a moderate value and was
suitable to accommodate development, and where LP:SP Policy 23
provided sufficient policy coverage to mitigate any negative
impacts (see Section 5.1, Doc Ref D5.8).
The SA for allocation LAU-H1 noted (Table L2 of Doc Ref D5.8) that
whilst there could be an impact on Newton Farmhouse, with
mitigation the impact can be managed to an acceptable level and,
as a result, it is felt that the adverse impacts from development of
the site are outweighed by the benefits of providing housing,
including affordable housing.
The Cornwall Housing Trajectory (Doc Ref E6.2) indicates first
completions in 2021-22, which reflects the current developer
interest in bringing forward the site. However the trajectory only
assumes 35 dwellings per year, which is felt conservative on the
basis that there are two developers pursuing the delivery of the
site.
Total allocations developable within the plan period 375
Urban SHLAA sites
Launceston
8
The Abattoir
Site
North Cornwall_44 No planning history on this site to date. This is an urban site which
is currently partly occupied by car dealers/repair businesses.
The site is offered for future development with the Cornwall SHLAA
and is considered developable as it is in a suitable location for this
scale of housing development (although there are accessibility
issues around Newport Square, this is a site that already generates
traffic).
Having been promoted through the SHLAA process, there is a
reasonable prospect that the site is available and could viably be
developed within the time frame. This satisfies the requirement
for developable as set out at para 47 of the NPPF and at footnote
2.
25 0 25 25
9 Paddock off
Cross Lanes
North Cornwall_43 A developer for this site has confirmed that an application will be
lodged for this land imminently (March 2018).
19 0 19 19
10 Land off Western Road
U0151 No planning history on this site to date.
This is an urban site which is currently partly occupied for
employment uses.
The site is offered for future development with the Cornwall SHLAA
and is considered developable as it is in a suitable location for
housing development, and having been promoted through the
SHLAA process, there is a reasonable prospect that the site is
available and could viably be developed within the time frame.
This satisfies the requirement for developable as set out at para 47
of the NPPF and at footnote 2.
21 0 21 21
Total Urban SHLAA sites developable within the plan period 65
Notes:
Source Cornwall Housing Trajectory 31st March 2017 - E7.2
All the information in the above table, other than column 4, is sourced from the Housing Trajectory (E7.2) and Summary trajectories (E7.1) appended to the Housing Implementation
Strategy (E7). The information is also already summarised and broken down for each town in examination document CCS.4.4. Completions on any site prior to April 2017 are not
recorded in the above schedule
1st Five year period 2017-22 (column 6) represents the deliverable supply. This information in the housing trajectory has been used as the basis for the five year supply statement (E6.5)
which together with its appendices (E6.1-6.4) have been used successfully at numerous appeals to demonstrate a 6.2 years supply.
The council is of the view that all planning permissions should be considered deliverable unless there is clear evidence produced to indicate otherwise (see footnote 11 to the NPPF para 47)
The second 8 year period (column 7) to the end of the Local Plan represents the developable supply in accordance with the tests identified in NPPF paragraph 47 and footnotes. The council
is therefor of the view that all sites with permission should be considered developable unless there is clear evidence produced to suggest otherwise.
Trajectory compiled using average lead in times and delivery rates the methodology for which is appended to the Housing Supply Statement 2017 Appendix 3 (E6.2) unless otherwise
stated in the table above.
Small sites less than 10 units with permission after a 10% discount for non-delivery are assumed will deliver within 5 years (deliverable). Delivery on such sites from year 6 onwards will
be through a small sites windfall allowance (details of this is further explained in both the Five Year Supply Statement (E6.2) and Housing Implementation Strategy (E7).
Appendix 1: List of Sites with Permission under 10 dwellings
Sites with permission not started or under construction on sites less than 10 units 31st March 2017
ADDRESS Planning App Ref Not Started Under construction
17 Dunheved Road Launceston Cornwall PL15 9JF
PA13/07497 1 0
20 Race Hill Launceston Cornwall PL15 9BB
PA10/04138 0 1
Land North West Of 53B Dunheved Road Launceston Cornwall
E1/2010/00191 0 1
Land North Of 40 St Stephens Hill St Stephens Launceston Cornwall
PA13/06503 0 1
1 St Marys Road Lanstephan Launceston PL15 8JN
PA15/02372 1 0
12 - 14 Dutson Road Launceston Cornwall
PA12/02170 0 1
Chapel Yard Chapel Hill Launceston Cornwall PL15 7BY
PA15/11157 0 4
8 Tower Street Launceston Cornwall PL15 8BQ
PA13/08077 5 0
Park Hill House Launceston Cornwall PL15 8HQ
PA12/04981 0 1
Hendra House Dunheved Road Launceston Cornwall PL15 9JG
PA14/00442 0 1
Hendra House Dunheved Road Launceston Cornwall PL15 9JG
PA14/09643 1 0
Hendra House Dunheved Road Launceston Cornwall PL15 9JG
PA17/00395 2 0
Workshop At Shooting Park Race Hill Launceston Cornwall
E1/2008/00365 0 1
Workshop At Shooting Park Race Hill Launceston Cornwall
PA15/09227 1 0
Millcroft Under Lane Launceston Cornwall PL15 8SN
PA11/10100 0 1
Land At 13 Race Hill Launceston Cornwall PL15 9BB
PA12/02604 0 1
Land North West Of Hovis Barn Launceston Cornwall
PA12/06227 0 1
Land Adjacent To,Trenuth,Dunheved Road,Launceston
E1/2009/00872 0 1
Kooyong Landlake Road Launceston Cornwall PL15 9HP
PA16/08428 1 0
Lower Hill Barn Land North Of Landrends House Launceston Cornwall
PA16/07209 1 0
County Council Offices And Magistrates Court Dunheved Road Launceston Cornwall PL15 9JG
PA14/02410 1 0
Higher Chapel House Trebursye Road Launceston Cornwall PL15 7EL
PA14/04735 1 0
3 Ridgegrove Hill Launceston Cornwall PL15 8BT
PA14/05757 1 0
The Bridewell Dockacre Road Launceston Cornwall PL15 8YY
PA14/06994 1 0
22 Church Street Launceston Cornwall PL15 8AR
PA15/08533 1 0
Launceston Conservative Club 9 Western Road Launceston Cornwall PL15 7AR
PA15/01614 1 0
Land North Of Higher Chapel House Launceston Cornwall
PA16/10230 1 0
Land South West Of Rosehill Tavistock Road Launceston Cornwall PL15 9LE
PA16/00391 0 1
Land West Of Jubilee Bath Under Lane Launceston Cornwall
PA15/05696 1 0
70 Trecarrel Launceston Cornwall PL15 9DF
PA15/06238 1 0
Land East Of Trenance Windmill Hill Launceston Cornwall
PA15/10951 0 1
3 Castle Street Launceston Cornwall PL15 8BA
PA15/09976 1 0
Land South Of Manaton Drive Dunheved Road Launceston Cornwall
PA15/10678 1 0
Land North Of Trenouth Tavistock Road Launceston Cornwall
PA15/12106 0 1
Castle Street Chapel And Former Sunday School Castle Street Launceston Cornwall
PA16/02588 8 0
Land South East Of Penworth Close Launceston Cornwall
PA16/10321 9 0
The Old Granary Launceston Steam Railway St Thomas Road Launceston Cornwall PL15 8DA
PA16/03440 2 0
Dunheved View Chapel Launceston Cornwall
PA16/04776 5 0
Land WSW Of 23 St Stephens Hill St Stephens Launceston Cornwall
PA16/03589 1 0
4 Tamar Terrace Tavistock Road Launceston PL15 9EU
PA16/06954 1 0
Land West Of 23 Duke Street St Stephens Launceston Cornwall PL15 8HD
PA16/07938 1 0
Land North Of Chapel Park Terrace Chapel Park Launceston Cornwall PL15 7DG
PA16/08860 5 0
4 Little Woburn Close Launceston Cornwall PL15 9JB
PA16/06072 1 0
Land East Of 36 Broad Park St Stephens Launceston Cornwall
PA16/10219 1 0
Land North East Of Tregerrie Launceston Cornwall PL15 7EL
PA16/09608 2 0
Land North West Of 1 Polson View Race Hill Launceston Cornwall PL15 9BQ
PA16/11426 1 0
44 Dunheved Road Launceston Cornwall PL15 9JQ
PA16/10221 1 0
30 Westgate Street Launceston Cornwall PL15 7AE
PA11/02820 0 2
Land North East OF Higher Chapel House Launceston Cornwall PL15 7EL
PA17/00873 1 0