Wycombe District Council Draft Housing and Economic Land Availability Assessment
Version 1 issued November 2015
Housing and Economic Land Availability Assessment (HELAA) November 2015
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Introduction
What is a Housing and Economic Land Availability Assessment (HELAA)? 1.1 The HELAA incorporates what was formerly known as a Strategic Housing Land Availability Assessment (SHLAA). The HELAA is a technical study of all potential housing, economic and retail sites within Wycombe District. It performs the following functions: -
It identifies potential sites for housing, employment and retail from a variety of different sources it gives an indication of the potential overall scale of land that may be available for development it looks at their suitability for housing, employment and retail use, with likely timescales for deliverability; It does not make policy decisions or allocate sites but informs plan making. 1.2 The requirement for a HELAA is set out in paragraph 159 of the National Planning Policy Framework (NPPF) and in the Department for Community and Local Government (DCLG) Planning Practice Guidance (PPG) under the section ‘Housing and Economic Land Availability Assessment’, which provides detailed guidance on how to carry out a HELAA. 1.3 The HELAA presents a strategic picture of the availability and suitability of land for development, providing a key component of the evidence base to inform the preparation of the new Local Plan for a period of 2013 - 2033. It attempts to establish realistic assumptions about the number of homes, employment and retail floorspace that this land could yield and the timeframe within which this might come forward. 1.4 This HELAA report follows the published joint methodology set out in the ‘Central Buckinghamshire HELAA Methodology’1 which is in accordance with the NPPF requirements and follows guidance from the PPG. It is a jointly agreed methodology between Aylesbury Vale, Chiltern and Wycombe District Councils which make up the Housing Market Area and Functional Economic Market Area2. This follows the requirement set out in the PPG for a HELAA to be carried out for the housing and economic market area3. 1.5 Wycombe District Council is currently working on a new Local Plan for the District. An interim SHLAA was published in February 2014 which looked afresh at Wycombe’s housing land availability and formed part of the evidence for Local Plan Issues and Options consultation in early 2014. This report forms an update to the interim SHLAA, identifying the potential housing, economic and retail sites for the
1
Central Bucks Joint HELAA Methodology (May 2015) - http://www.wycombe.gov.uk/council-services/planning-andbuildings/planning-policy/new-local-plan/supporting-evidence.aspx 2 Housing Market Areas and Functional Economic Market Areas in Buckinghamshire (March 2015) 3 Paragraph: 007 Reference ID: 3-007-20140306 of the PPG
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new Local Plan (2013-33), with housing monitoring information based at 1 April 2015. 1.6 The HELAA also plays an important role in the plan monitoring process, providing evidence of the level and distribution of past development, contributing to the district’s rolling five year housing requirement. 1.7 The PPG ‘as amended’ introduces some subtle yet important changes when considering the potential supply of development land. The approach now includes the availability of economic development (not just housing as previously), inclusion 4 of C2 use class (including care homes), the treatment of planning permissions and the inclusion of windfall (set out in paragraph 48 of the NPPF), but the exclusion of residential garden land (without a planning permission). 1.8 It is important to note that whilst the HELAA must be grounded in reality (sites must be realistic and viable) nonetheless its key role is to identify the volume and geography of potential supply. It is important to note that it is not the purpose of the HELAA to allocate land for residential or economic development. That is to be carried out through the Local Plan process. The identification of a specific site in this assessment does not necessarily mean that the site will be allocated for housing or economic development or that planning permission will be granted. It is important to note that the inclusion of any dwelling or floor space potential number for a site does not in any way imply acceptability of that particular level of development. Any proposal would need to be considered as part of the formal planning application process.
This report is a draft report and we would welcome comments on the findings to date. In addition we would welcome any suggestions for sites that are not included in this report. Please send your comments by Sunday 13 December: E mail:
[email protected] By post to: Charlotte Morris Planning Policy Team Wycombe District Council Council Offices Queen Victoria Road High Wycombe HP11 1BB
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Paragraph: 037 (Reference ID: 3-037-20150320) of the Planning Practice Guidance (PPG)
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Methodology 2.1 The Bucks Joint HELAA Methodology5 follows the methodology set out in the PPG6 as shown in the figure 1 below:
Figure 1 - HELAA methodology Flow Chart
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Central Bucks HELAA Methodology - http://www.wycombe.gov.uk/council-services/planning-andbuildings/planning-policy/new-local-plan/supporting-evidence.aspx 6 Housing and economic land availability assessment Methodology – flow chart
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Stage 1 – Site Identification 2.2 Sites have been identified through sources identified in Table 1 of the Joint Methodology and paragraph 2.21 – 2.22 specifically for economic development sites. These are summarised as those sites within the planning process (under construction, unimplemented planning permission, prior notifications, planning applications approved subject to legal agreement, recent refused or withdrawn permission and those at preapplication inquiry stage); allocated sites; sites promoted through call for sites including from developers, landowners such as registered social landlords (e.g. Red Kite), Bucks County Council and Wycombe District Council; vacant and derelict sites; and sites known by Planning Officers. 2.3 Sites are grouped into different types, with those sites listed first where the deliverability is the most certain: -
Sites under construction with units which have not yet been completed Sites with planning permission but not yet implemented Sites with prior notification for office to residential (PAJ)7 Allocated sites in existing Local Plan documents Core Strategy Reserve sites which have been released for development Urban and rural brownfield sites (not employment) Employments site (urban and rural) Greenfield sites within a settlement Peripheral greenfield sites on the edge of settlements
2.4 Each site is then considered through a set of initial ‘stage 1’ criteria, which is set out in Table 2 of the Joint Methodology. This excludes sites where; -
-
site size is below the minimum size (5 or more dwellings (net) or 0.25ha for employment and retail); national environmental constraints (including flooding, Sites of Special Scientific Interest, Special Areas of Conservations, Special Protection Areas and Sites of Schedule Ancient Monuments) are present; the land is Green Belt (if not on previous developed land); there is ongoing economic development use; where sites are not within or adjoining a settlement.
2.5 A full list of sites which do not meet the criteria in Table 2 of the Joint Methodology are identified as part of Appendix 3. This resulted in approximately 170 sites being sifted out from the HELAA at this stage. 2.6 A separate Green Belt study is being carried out. Part 1 of the assessment is underway; this tests parcels of land within the Green Belt against the purposes of the Green Belt set out in paragraph 80 of the NPPF. Full details of Part 1 of Green Belt study can be viewed online8. Parcels not meeting the purposes of the Green Belt (as identified in Part 1) will be progressed to Part 2 of the Assessment for further analysis. Part 2 of the assessment will identify sites which may then to be 7
8
Please note the assessment does not take into account the recent changes made through the Housing Bill to make this change of use permanent. This will be updated in the review next summer (2016).
Buckinghamshire Green Belt Assessment Methodology - http://www.wycombe.gov.uk/council-services/planning-andbuildings/planning-policy/new-local-plan/supporting-evidence.aspx
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included in the HELAA for further consideration. Findings of the assessment are currently unknown. Sites within the Green Belt which are not on previously developed land are excluded as part of the Table 2 Criteria of the Joint Methodology. 2.7 Ongoing employment sites are those which are safeguarded from alternative uses and typically are in use. A recent Employment Land Review has been undertaken and the Council has since reviewed many of these sites and recommended where sites can be released for alternative uses from employment. Sites which are not recommended for release are excluded as part of the Table 2 criteria of the Joint Methodology.
Stage 2 – Site Assessment 2.8 Sites which pass Stage 1 (Table 2 criteria) have been taken forward through to stage 2 of the HELAA to consider their suitability, availability and achievability. This is assessed through a combination of desktop assessment, site visits and developer / landowner information. For each site which has been considered suitable the landowner or developer/agent has been contacted for information on availability and achievability of developing the site. Appendix 1 identifies the HELAA form used to obtain landowner and developer information. Existing studies 9 10 including the 2014 Employment Land Review and 2014 Retail Study are also used to inform the site assessment, such as information on viability. This information is then used to help inform whether a site is ‘deliverable (to be built within 5 years) or developable (to be built within 6 - 18 years). Sites which are not considered to be ‘suitable’, ‘available’ or ‘achievable’ are set out within Appendix 3. 2.9 There are a number of sites which were assessed where insufficient information was received for identifying whether the site was available and achievable. The majority of these sites are residential intensification sites where a planning application or pre-application enquiry has been made but not implemented. These types of sites are often difficult to assess. For the basis of the housing supply these sites have been excluded from the assessment at this stage and identified as ‘no information’ sites identified in Appendix 3. Future updates to the HELAA will review these sites and identify where new information has been made available. 2.10 Sites which are not ‘achievable’ are where there are constraints such as viability, or landownership issues, preventing development taking place. These may be sites with or without planning permission. These sites are listed in Appendix 3. Approximately 100 sites were taken out through stage 2 of the assessment.
Stage 3 – Windfall Assessment 2.11 Stage 3 of the HELAA methodology identifies where there is realistic evidence on windfall delivery where an allowance can be made. These are sites which are currently not identified but a consistent supply of these sites can be demonstrated11. A deliverable supply of small windfall sites (less than 5 dwellings) has been shown to become consistently available. Page 5 of the Joint 9
Wycombe District Economy Study and Employment Land Review - http://www.wycombe.gov.uk/councilservices/planning-and-buildings/planning-policy/new-local-plan/supporting-evidence.aspx 10 -Wycombe Town Centres and Retail Study - 2014 Update - http://www.wycombe.gov.uk/council-services/planningand-buildings/planning-policy/new-local-plan/supporting-evidence.aspx 11
NPPF, Annex 2 Glossary
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Methodology identifies windfall completions to be analyzed for the past ten years (see Appendix 11) in order for past trends to be considered. The graph in Appendix 11 identified average completions for the last ten years. The trend shows between 2005-10 average completions where higher than they have been for the last 5 years, this would be consistent with the economic boom and recession seen in more recent years. It is considered that the last 5 years of windfall completions are a realistic basis for projecting forward a future supply of small windfall sites. This is taking a cautious approach that windfall completions may not return to the higher trend in the boom period experience 5 to 10 years ago. As such the average completion from 2010-15 has been used to calculate an annual windfall allowance of 33 dwellings.
Stage 4 – Review of Assessment Broad locations 2.12 Stage 4 of the Joint Methodology identifies that if insufficient capacity is identified for housing and economic needs through individual sites, broad locations should be considered. Princes Risborough expansion area has been identified as a broad location. Individual sites brought forward on their own are in most cases not suitable, however a wider comprehensive development scheme could allow for a sustainable expansion for Princes Risborough. This work is currently being progressed through an Area Action Plan to help meet housing needs. 2.13 In July 2015 the Council published an emerging development scenario (see Figure 2 below) for consultation purposes identifying between 1,900 - 2,500 new homes to be provided at Princes Risborough. Work is ongoing to refine the total capacity, including further work on densities and whether the secondary school and sewage treatment works can be relocated. Taking the mid-point a total of 2,200 could be accommodated as part of the Princes Risborough expansion. Based on the information so far it is considered 1,000 dwellings will be completed in years 6 – 10 (2020 – 2025) and the remaining 1,200 dwellings in years 11 – 18 (2025 – 2033) of the plan period. This is based on a delivery rate of 200 dpa, assuming 3-4 developers involved in building out the site. The extent of the proposed development area is set out in the map below. An assessment of the sites which make up the expansion area is set out in Appendix 4.
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Figure 2 Emerging Development Scenario for Princes Risborough (July 2015)
© Crown copyright and database rights 2015
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3 Summary of Potential Supply 3.1 Tables 1 to 5 below set out a summary of the potential supply for housing, employment and retail that makes up the HELAA. These sites have been through Stage 1 of the assessment and met the criteria in the first sift. They were then considered for further assessment in Stage 2 and considered suitable with a reasonable prospect of being delivered with the Local Plan period up to 2033. All of the sites within 5 years are considered ‘deliverable’ and sites within 6 -18 years are 12 considered to be ‘developable’, in line with the NPPF definition .
Potential Housing Supply 3.2 Sites which make up the supply of housing are identified in Appendix 2 are summarised in the table below. This sets out housing completions for the first 2 years of the plan period, those sites which are under construction, sites with planning permission which have not started and other ‘deliverable’ or ‘developable’ sites. Table 1: Summary of Housing Land Supply at 1 April 2015 Net Dwellings
Table Number
689
-
639
9
143
-*
700
10
248
-*
1,846
11
Remainder of Sites Under Construction
214
12
Allocated sites13
40
12
Remainder of Reserve Sites
675
12
Urban Brownfield
260
12
Urban Employment
272
12
Residential Intensification
90
12
Rural Brownfield
142
12
Site Type Completions since start of Plan Period 2013-15 Total Deliverable Supply ( 5 Years) Large sites under construction with units not yet completed Sites Small sites under construction with units not yet within completed 5 years (April Large sites unimplemented planning Permissions (full + st 1 outline+ PAJ ) 2015 – Small sites unimplemented Planning Permissions (full + 31st outline +PAJ) with a 10% discount for nonMarch implementation 2020) Other Deliverable Sites Total ‘Developable’ Supply (6-10 years)
Sites within 6 -10 years (April 1st 2020 – 31st March 2025)
12 13
NPPF, footnote 11 Site allocated in the 2004 Local Plan and 2008 Core Strategy.
9
Rural Greenfield
15
12
Princes Risborough AAP
1,000
16
Allocated sites
164
13
Urban Employment
77
13
PDL Green Belt
15
13
Rural Greenfield
159
13
Princes Risborough AAP
1,200
16
Further Assessment
-
17
Green Belt Assessment – findings to be included once available
-
-
Windfall (33 dpa years 2018 - 33)
495
-
Total ‘Developable’ Supply (11 – 18 years) Sites within 11 – 18 years (April 1st 2026 – 31st March 2033)
GRAND NET TOTAL
9,083
*see WDC 5 Year Supply Position Statement (November 2015) for list of individual small sites.
3.3 The draft HEDNA sets out a housing requirement of 15,011 dwellings for the period of 2013 – 33 (751 dwellings per annum). As of 1 April 2015 there are 3,642 deliverable sites, equating to 77% of the total requirement or 3.8 years’ worth of supply. A five year supply cannot be currently be demonstrated in Wycombe District when assessed against the objectively assessed need. Further information is set out in the Five Year Housing Land Supply Position Statement (November 2015). Table 2: Five Year Housing Land Supply Position at 1 April 2015 Key Supply Statistics at 1 April 2015 5 Year HEDNA requirement (751x5)
3,755
Total 5 Year Requirement with 5% buffer
3,942
Completions to date (2013-2015)
689
Net dwelling completions 2014
266
Net dwelling completions 2015
423
Backlog from the start of the plan period (2013-15)
813
5 year requirement + backlog
4756
Total supply 1 April 2015 - 2020
3,642
Supply as % of Requirement
77%
5 Year Supply (years)
3.8
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3.4 Table 3 sets out the phasing of the potential housing supply across the plan period. The PPG requires a supply of specific developable sites or broad locations for the first 10 years of the plan period and where possible for years 11-1514 reflecting that there is less certainty for sites beyond this period. Table 3: Housing Supply Phasing Plan period
Total Supply (excluding windfall)
1 – 5 years (April 1st 2015 – 31st March 2020)
3,576
6 – 10 years (April 1st 2020 – 31st March 2025)
2,708
11 – 18 years (April 1st 2026 – 31st March 2033)
1,615
Further Assessment for Housing Supply 3.5 There are a number of sites which are identified as ‘further assessment’ sites. These are sites which are mainly located within the AONB but not within the Green Belt, mainly at Stokenchurch and Lane End (see Appendix 5). Further assessment is required to identify the suitability of the sites including the impact development would have on the AONB and the overall capacity of such settlements to accommodate development without significant harm to the AONB, as well as other site and settlement specific reasons. A separate assessment will be undertaken which will then inform the conclusions drawn for the HELAA. 3.6 Further sites may also be identified through the Greenbelt Assessment as identified in paragraph 2.6. These sites will then be considered through the HELAA in an updated assessment which will take place in summer 2016.
Potential Employment Land Supply 3.7 Table 4 sets out the current supply of employment land. This adds further detail to what is identified in Chapter 9 of the HEDNA which identifies the employment supply and demand. For the purpose of this assessment employment sites are considered to be those in B use classes. Appendix 7 sets out sites which make up the potential employment land supply (deliverable and developable) for the plan period. Appendix 8 identifies a series of Local Plan options for employment and Appendix 9 identifies existing employment sites which have been recommend to be released for housing. Table 4 Summary of Potential Employment Land Supply at 1 April 2015 Site Type Net Total
Net Floorspace (sq.m.) Mixed B B1a B1 b&c
B2
B8
Employment Completions since start -8,124 639 -4,118 -2,124 260 -2,781 of Plan Period 2013-15 (net) Total ‘Deliverable’ Supply -Sites within 5 years (April 1st 2015 – 31st March 2020) Table 19
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PPG, Paragraph: 032 Reference ID: 3-032-20140306
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Under construction (large and small 14,070 1,118 39,770 -5,306 -18,832 -2,680 sites) Unimplemented planning Permissions 8,788 5,730 11,802 -4,134 -12,996 8,386 (large and small sites) Total ‘Developable’ Supply - Sites within 6 -10 years (April 1st 2020 – 31st March 2025) Table 20 DSA allocations
6,125
6,125
Total ‘Developable’ Supply - Sites within 11 – 18 years (April 1st 2026 – 31st March 2033) Table 21 DSA allocations
6,500
6,500
Floorspace loss from released employment -28,348 -10,185 sites GRAND NET -989 7,487 49,894 TOTAL* * Please note this does not include Local Plan options
-1,451
-16,496
-216
-13,015
-48,064
2,709
Further Assessment for Employment Supply 3.8 Other sources of employment supply may also come available from several Local Plan options which are currently being consider for further employment development and also the Core Strategy reserve sites which have now been released for development. 3.9 In early 2014 the Council consulted on a number of options for new employment allocations to meet requirements contained in the draft Economy Study. The sites and indicative capacities are set out in Appendix 8. The Council is undertaking further work on the suitability of these options including Green Belt assessment, transport modelling and overall requirements in the light of the draft HEDNA, as a result these figures are not final as these sites may not be allocated. 3.10 In terms of the reserve sites, all sites are considered to be available now and development briefs are currently being progressed alongside public consultation. Gomm Valley (SHW004) and Abbey Barn South (SHW0429) are both considered as potential sites where new economic development could take place. Further assessment is currently underway to identify the amount of employment potential and whether this would be achievable. The other reserve sites have been assessed through the HELAA and are not considered to be suitable for economic development. 3.11 Further information on the employment Local Plan options and reserve site will be made available in summer 2016 when the HELAA will be updated.
Potential Retail Supply 3.12 This section sets out the current supply of sites for retail development and should be read in conjunction with the latest evidence on retail needs as set out in
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the Wycombe Town Centres and Retail Study (2014)15. Appendix 10 sets out the sites that are available for retail development both in terms of existing permitted sites and allocations in the Delivery and Site Allocations plan. The retail supply information is split between convenience and comparison16 retail and shown in tables 5 and 6. Table 5 Summary of existing comparison retail supply at 1st April 2015 Comparison Retail Completions 2013-15 Total 'Deliverable' Supply (April 1st 2015 - 31st March 2021) Under construction 1st April 2015 Planning permission not yet started 1st April 2015 DSA Allocations deliverable within 5 years Total
10,767 -1,477 -6,427 4,250 -3,654
Total 'Developable' Supply - Sites (April 1st 2021 - 31st March 2026) DSA Allocations Total 'Developable' Supply - 2013- 2026
3,375 - 4,125 12,068 - 12,818
Table 6 Summary of existing convenience retail supply at 1st April 2015 Convenience Retail Completions 2013-15 Total 'Deliverable' Supply (April 1st 2015 - 31st March 2021) Under construction 1st April 2015 Planning permission not yet started 1st April 2015 Total 'Developable' Supply - Sites (April 1st 2021 - 31st March 2026)
1,274
Total 'Developable' Supply - 2013- 2026
8,621
3,957 3,390 7,347
3.1 Table 7 below sets out the projected floorspace requirement for new retail development, grouped by convenience and comparison retail respectively, as set out in the Wycombe Town Centres and Retail Study (2014).
Table 7: Projected need for new retail floorspace (sq.m gross) 2013-16
2016-21
2021-26
2026-31
Total 2013-31
Comparison
-
100
12,100
11,900
24,100
Convenience
400
1,400
2,600
3,000
7,400
15
Wycombe Town Centres and Retail Study - 2014 Update - http://www.wycombe.gov.uk/council-services/planningand-buildings/planning-policy/new-local-plan/supporting-evidence.aspx 16
see for a definition http://www.planningportal.gov.uk/general/glossaryandlinks/glossary/c
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Stage 4 - Conclusions Housing 4.1 The total supply of housing in the HELAA shows there is a significant shortfall when compared to the requirement. A total of 15,011 houses for the plan period are required. So far the HELAA identifies a capacity of 9,083 as identified in Table 1. This represents a current shortfall of 5,928 houses. Further work is ongoing through the Green Belt Assessment and Settlement Capacity study for those settlements within the AONB but outside of the Green Belt, which may result in further housing supply being identified. 4.2 The PPG17 identifies that where housing needs cannot be met locally, local planning authorities will need to work with neighbourhood authorities to help take unmet needs. The findings of this work will feed through to ongoing discussions about potential unmet housing needs with other authorities in the Housing Market Area and beyond. Employment 4.3 Table 6 below sets out the Councils employment land supply assessment as of 1st April 2015, when measured against the emerging objectively assessed needs as set out in the Draft Housing and Economic Development Needs Assessment (HEDNA). The HEDNA identifies that there is a forecast increase in demand for B1a and B8 uses and a decline in demand for B1c and B2 uses. However the draft HEDNA does not account for recent decisions taken by the District Council to release in principle a number of employment sites for housing, these are included in Table 4 above. The loss of these sites results in a reduction in the amount of land available for employment use and has been included in the table below. 4.4 When assessed against committed gains and losses for employment floorspace there is a net requirement for B1c/B2 and B8 floorspace. When prior notifications for change of use from (B1a) office to (C3) residential use are factored in, this results in a net requirement B1a floorspace. Table 7 Summary of Employment Supply vs Demand at 1 April 2015 B1a
B2/B1c
B8
Demand
+48,000
+47,000
+48,000
Supply*
-52,390
-58,584
-5,205
Net requirement
+4,390
-11,584
-42,795
Prior notifications
-21,500
n/a
n/a
Overall net requirement
-17,110
-11,584
-42,795
*mixed category is split across all three categories as these are sites with outline permission covering all B uses
17
PPG Paragraph: 035 Reference ID: 3-035-20140306
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4.5 The net requirement for floorspace includes sites that currently have planning permission for new employment development which may not be delivered or may result in different amounts of floorspace being provided. A number of permissions are for outline schemes covering all B use classes where the final mix of uses is yet to be determined. There is also potential that there will be further losses of industrial land in addition to that identified in Table 4. 4.6 This has implications for the role that land currently in employment use has in meeting future housing needs as identified above. The findings of this work will feed through to ongoing discussions about potential unmet economic needs with other authorities in the Functional Economic Area and beyond. Retail 4.7 Table 8 below compares the forecast retail needs against the supply of retail sites, this shows that for comparison there is a projected shortfall in floorspace of approximately 12,000 sq.m This is partly because the stricter interpretation of the sequential test for retail in current case law which indicates that long-term site allocations can no longer be regarded as being available now. . Appendix 10 however identifies that there are a range of sites which are capable of meeting this shortfall. In relation to convenience retail there is a moderate oversupply against the forecast demand over the plan period, even though a substantial amount of the need is being met in the first five years of the plan period. Table 8: Projected need for new retail floorspace (sq.m gross) 2013-16
2016-21
2021-26
2026-31
Total 2013-31
0
100
12,100
11,900
24,100
10767 10767
-3,654 -3554
3,375 - 4,125
-10,488 /- 11,238
-8715/-7975
0 -11900
400 1274
1400 7347
2600 0
3000 0
874
5947
-2600
-3000
7400 8621 1221
Comparison Forecast requirement Supply Balance Convenience Forecast requirement Supply Balance
-12,862/ -13,612
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Mapping 4.8 All sites have been mapped which are identified in Appendix A (Housing) and B (Economic Development). Sites have been mapped according to their status in terms of whether they are deliverable and the timing of deliverability.
Appendices Page Number Appendix 1 - HELAA Call for Sites Form
18
Appendix 2 - Potential Housing Supply
21
Appendix 3 - Excluded Housing Sites
56
Appendix 4 – Princes Risborough Expansion Area
86
Appendix 5 - Further Assessment Housing Sites
89
Appendix 6 - C2 Sites
92
Appendix 7 - Employment Supply
93
Appendix 8 - Employment Local Plan Options
99
Appendix 9 - Employment sites released for housing (5 years)
102
Appendix 10 - Retail Supply
108
Appendix 11 - Windfall Assessment (2005-15)
113
Maps Appendix A - Housing Development
See separate report
Appendix B - Economic Development
See separate report
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Appendix 1 - HELAA Site Suggestions Form 2015
Please use a separate form for each site Please provide a map clearly identifying the extent of the site boundary if you have not already done so since February 2014 Please return the form preferably by email, otherwise by freepost to the Planning Policy team using the details below
The information contained in this form will be used by Wycombe District Council to inform the Housing and Economic Land Availability Assessment (HELAA) and on-going monitoring within the District. By completing and submitting this response you are giving your consent to the processing of personal data by Wycombe District Council. You also accept that any information received by us, including personal data, may be put into the public domain, including on the Council’s website. Please note it is not the purpose of the HELAA to allocate or permit land for development; that is the role of the Local Plan. Instead the HELAA must identify whether land which may be suitable for development is genuinely available for development. Please see the frequently asked questions for further information. Site Details HELAA Reference (if known) Site name Site address Current use Ownership Is the site in single ownership? Name and address of owner(s) Are there other interests in the land (e.g. tenancies)? Please specify Availability for residential development Does the landowner intend to sell the site for development? Or; Is the site controlled by a developer who intends to develop it? Or; Is the site currently being marketed? If you are not the landowner are the owners aware that the site is being promoted for development? If the site is in multiple ownership is there agreement by all parties that the land could be promoted for development? If the land was redeveloped would this include an element of residential development? Would any dwellings be lost? What use could this site meet? (e.g. residential, gypsy and travellers / travelling showpeople, employment, or mixed use) Has there been any recent planning history for the site? (please include relevant planning application numbers) Possible Constraints Is access required over land not controlled by owner? Is action / time required to extinguish existing uses? Please give details. 17
Are you aware of any other constraints that may prevent development on the site? Please give details (e.g. ecologic, landscape or historic features):
How and when do you anticipate that these constraints will be overcome?
If work relating to the site is currently ‘on hold’ please give an indication of when it will re-commence:
Viability Do you consider that residential development of the site is viable having regard to current policies and market conditions? If no please give reasons and explain how and when these may be overcome:
Delivery – timetable / phasing Please indicate the estimated number of units to be completed in each year : st st Each year runs from 1 April to 31 March. Gross Net 2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2030 Beyond 2030 Total If you are uncertain of detailed phasing will the site be completed in the next 5 years? Or the next 10 years? How many dwellings are being considered?
Personal Details Name Company / agent Address
Phone Number Email Agents: have you agreed this response with your client? Date on which form was completed:
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Appendix 2 – Deliverable Housing Sites (within 5 Years) Table 9: Sites under construction at 1st April 2015 (large Sites – 5 or more dwellings) Total net units
Site Reference
Address
Planning Reference number
HABBEY111 / SHW0043
Rear Of 18 Crendon Street High Wycombe
06/07012/FUL
11
HABBEY230 / SHW0053
44 - 45 Oxford Street High Wycombe
12/07004/FUL
HABBEY245 / SHW0569
Land Rear Of 17 To 19 West Wycombe Road West Wycombe Road High Wycombe
HABBEY249 / SHW0608
Net yet to complete
Com plete
0.05
11
0
6
0.02
6
0
13/07197/PAJ
9
0.02
9
0
3 Buckingham Place Bellfield Road High Wycombe
14/05133/PAJ
8
0.02
8
0
HABBEY261 / SHW0408
RAF Daws Hill Daws Hill Lane High Wycombe
13/05799/FULEA
160
24.76
160
0
HABBEY269 / SHW0578
Archdale High Wycombe
14/07659/FUL
7
0.11
7
0
HBLEDL048 / SRD0013
Bledlow Homes Bledlow Ridge Road Bledlow
06/05875/FUL
7
0.71
7
0
HBOURN112 / SBE0005
Land Rear Of Bramley Gardens Bourne End
13/07357/FUL
12
0.32
12
0
HBOWER034 / SHW0095
Land R/O 1-21 Hillview Road & Rear Of 13-23 Colbourne Road High Wycombe
13/07839/FUL
9
0.25
9
0
HCHILT103 / SLE0008
Former Culver Graphics & Essex Works Finings Road Lane End
14/05473/FUL
19
0.58
19
0
HDISRA045 / SHW0113
21 & 23 Hughenden Road High Wycombe
09/05537/FUL
5
0.06
5
0
20
Area (ha)
Table 9: Sites under construction at 1st April 2015 (large Sites – 5 or more dwellings) Total net units
Site Reference
Address
Planning Reference number
HDISRA053 / SHW0117
De La Rue ( Including Car Park & 10 Coates Lane ) Coates Lane High Wycombe
11/05353/FUL
96
HHAZLN036 / SHZ0014
361 Amersham Road Hazlemere
07/06439/OUT
HMARNW174 / SMA0098
The Ice House Dean Street Marlow
HMICKL047/ SHW0475
Net yet to complete
Com plete
2.73
81
15
14
0.23
8
6
13/08015/PAJ
9
0.08
9
0
Land At Lance Way, Collingwood Close And Clarke Drive High Wycombe
10/05964/FUL
22
3.23
22
0
HOAKCA095 / SHW0205
14 - 16 & 18 & 20 Oakridge Road And Former Greengate Furniture Factory High Wycombe
07/06444/FUL
8
0.12
4
4
HOAKCA135 / SHW0209
132 West Wycombe Road High Wycombe
09/05549/FUL
5
0.08
5
0
HOAKCA156 / SHW0411
37 - 43 Green Street High Wycombe
10/05413/FUL
9
0.05
9
HOAKCA190 / SHW0613
Riverside House 5 Nutfield Lane High Wycombe
14/07156/PAJ
9
0.04
9
0
HOAKCA195 / SHW0632
8 Jubilee Road High Wycombe
14/05433/FUL
9
0.06
9
0
HRYEME105/ SHW0247
Sewage Treatment Works Bassetsbury Lane High Wycombe
07/07512/REM
524
6.4
133
391
HRYEME138 / SHW0491
The Halfway House 706 London Road High Wycombe
10/06608/FUL
9
0.14
9
0
HRYEME151 / SHW0222
B C P House Bassetsbury Lane High Wycombe
13/05338/FUL
13
0.25
13
0
21
Area (ha)
Table 9: Sites under construction at 1st April 2015 (large Sites – 5 or more dwellings) Total net units
Site Reference
Address
Planning Reference number
HSANDS033 / SHW0258
Land At Sands County First School Fronting Hylton Road High Wycombe
05/07506/FUL
5
HSTOKE115 / SSC0025
Stokenchurch County First School Slade Road Stokenchurch
10/06590/OUT
HTHRIS117 / SPR0022
Longfield Aylesbury Road Princes Risborough
HTHRIS134 / SPR0063 HTHWOO077 / SWG0009
Net yet to complete
Com plete
0.1
3
2
37
0.95
37
0
11/05407/OUT
5
0.39
5
5
Post Office, 11 Bell Street Princes Risborough
13/07237/FUL
5
0.12
5
0
Dismantled Railway Line Rear Of 33 To 125 Wycombe Lane & 51 Wycombe Lane Wooburn Green
12/05444/FUL
25
0.78
25
0
1,057
42.65
639
423
TOTAL
Area (ha)
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units Full Planning Permission Site has full planning permission with S106 signed for 169 units - 115 supported living units (C3), 24 Former Wycliffe Centre, Horsleys ESTOKE108 / 13/06772/FUL 139 9.93 care units (C3) and 30 dementia units (C2). Initial Green SRD0144 building notice received in May 2013. Planning conditions in the process of being updated. HABBEY221 / SHW0525
4 High Street, High Wycombe
11/06680/FUL
8
0.03
Lynas Architecture confirmed site is now under construction and almost complete.
HABBEY227 / SHW0534
Scorpios Bar Crendon Street, High Wycombe
12/05416/FUL
5
0.03
Full planning granted at the end of 2012 with S106 signed in 2013.
22
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units MSC Planning works identified. Site has now 21 & 21a High Street, High HABBEY247 / 13/07993/FUL 5 0.07 commenced and will be complete this year. Initial Wycombe SHW0573 building regulations received in March 2015. Planning permission granted in February 2014 for mixed use development including residential, retail and offices. The Design and Access Victoria Pharmacy 19 Desborough Statement accompanying the application sets out HABBEY250 / 13/07187/FUL 9 0.06 Avenue, High Wycombe that the scheme is viable (the residential units are SHW0548 needed to deliver the commercial element). Site available and considered to be delivered in 5 years. Site is considered to be available. Owner is HABBEY254 / 30 High Street High, Wycombe 14/05063/FUL 6 0.03 intending to develop or sell the site (benefiting SHW0571 from planning permission) within the next 5 years. Site has full planning permission for 5 dwellings Albany House 84 Oxford Road HABBEY255 / 14/06216/FUL 5 0.02 granted in July 2014. Site is considered available High Wycombe SHW0625 for redevelopment. Planning permission has been renewed and Land Adjacent 23 Easton Street, confirmed by agent that site will commence in HABBEY263 / 14/07141/FUL 12 0.12 High Wycombe 2015/16. Site is under construction since the base SHW0503 date. Site granted full planning permission for 5 3 - 5 Frogmoor & 53 Oxford Street HABBEY264 / 14/06589/FUL 5 0.02 dwellings in December 2014. Site is considered High Wycombe SHW0622 deliverable. Redevelopment of site comprising demolition of existing units and erection of 42 dwellings. Agent HBLEDL103 / West Yard, Saunderton 14/05870/FUL 42 1.59 proposes that site could be available for delivery SRD0136 of residential development within 5 years. Parade Court The Parade & Y Not Erection of a three storey building comprising 25 HBOURN117 / Marlow Road & 2-10 Oakfield 13/08109/FUL 24 0.3 retirement apartments. Site has full planning Road & Billinghurst Builders Yard, SBE0020 permission with a signed Sl06 agreement. Bourne End 23
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units The landowner intends to develop the site and is securing finance. Application permitted in July 207 Hughenden Road, High HDISRA057 / 10/07474/FUL 5 0.1 2013. Landowner has sold a property in order to Wycombe SHW0121 pay S106 and will seek further funding to develop the site. Development due to recommence shortly. Site has full planning permission to convert offices HGMARL099 / Harleyford Manor, Harleyford 14/08157/FUL 9 0.68 into 9 self-contained apartments. Folbro Y Ltd Estate, Marlow SWC0084 confirmed site to be developed by 2017/18. Developer (Matthew Homes) confirmed Church St Edmund Campion Church Barn was demolished in January 2015 and HHAZLN069 / 14/06316/FUL 8 0.38 Lane Hazlemere Buckinghamshire development is set to start for 8 houses later in SHZ0042 2015 and to be completed next year in 2016. Site has full planning and section 106 has been HMARNW156 / Land Rear Of 90 High Street / 10/07258/FUL 5 0.14 signed. Sited considered to be deliverable in 5 SMA0090 years. Developer confirms 6 houses are currently under construction (since the base date) and due to be HMARNW186 / Rear of 32 West Street Marlow 14/06119/FUL 6 0.06 SL7 2NB complete this year. Site is now known as 'Town SMA0102 Lane'. HMARSE026 / SMA0043
79-81 High Street, Marlow
11/06593/FUL
6
0.06
Site has full planning permission as of August 2013. Site considered to be deliverable.
HOAKCA098 / SHW0207
Ruskin Works, Oakridge Road, High Wycombe
07/06890/FUL
12
0.13
12 flats under construction since the base date.
0.33
Site forms part of the remainder of the Leigh Street Employment Area. Owned by Paradigm Homes and has full planning permission for 74 flats and 7 B1 units. Planning application for revised scheme submitted April 2015 for 77 residential units and 7 B1 units. Full planning permission has been granted since the base date. Developer considers all 77 could be developed in
HOAKCA168 / SHW0335
The Needham Bowl, The Chiltern Rooms 241 Desborough Road & Leigh Street, High Wycombe
11/07124/FUL
74
24
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units 17/18. There has been an initial delay on site due to CIL, Plumbshore House Ogilvie Road however agent has confirmed the site is still HOAKCA192 / 14/07300/FUL 5 0.08 High Wycombe expected to be developed within the next five SHW0626 years. Site linked to other Gordon road sites (SHW0593 Trades And Social Club Queens and SHW0543). Site under construction since the HRYEME147 / 12/06041/FUL 8 0.17 Road, High Wycombe base date for 9 units (with 1 demolition). Initial SHW0240 building regulations received in 2014. Site has been granted a new planning permission 185 197 Gordon Road, High for an extension to an existing care home for 14 HRYEME149 / 12/07667/FUL 4 0.08 Wycombe additional bedrooms (C2 units) and 4 flats SHW0543 14/08046/FUL (C3). Site available now. Planning permission granted for Public House to HRYEME156 / The Disraeli Arms Ford Street, 13/07388/FUL 6 0.08 be converted into 6 flats. Development expected High Wycombe SHW0572 to be completed in the 5 year period. Full permission granted in May 2013. Scheme had been through pre-application process. Principle of loss of commercial land accepted. Site linked to HRYEME157 / 81 Queens Road, High Wycombe 14/05720/FUL 14 0.22 the other site on Gordon Avenue - SHW0593. Site SHW0556 will be constructed along with that site for 14 units. Considered to commence in 2015. HRYEME158 / SHW0593
Former 88 to 102 Gordon Road, High Wycombe
14/05281/FUL
7
0.08
HRYEME162 / SHW0598
77 London Road High Wycombe
14/08177/FUL
5
0.07
HSANDS098 / SHW0262
209 & 211 West Wycombe Road High Wycombe
14/05432/FUL
10
0.14
25
Site now under construction since base date and expected to be completed this year. Landowner considers construction to be imminent and 7 units are to be completed within the next year (including demolition of 2 dwellings). Site is in single ownership and owner has recently applied for an amended application which has been approved. Amendments to scheme to add an additional 2 units in the roof.
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units HTERAH109 / SHW0298
Fairacre Priory Avenue & Rear Of Hamilton School Priory Road, High Wycombe
07/06896/FUL
13
0.28
Developer (Inland Homes) confirmed 14 dwellings to commence later this year and be completed in the next 2 years.
HTERAH193 / SHW0575
13-15 Priory Road, High Wycombe
14/06332/FUL
12
0.15
PSD architects confirmed planning permission will be implemented later on this year for 14 flats (including 2 demolitions).
6
0.16
Planning permission has now expired since the base date. New application has been permitted since - 15/05306/FUL. Developer confirmed 8 dwellings to be completed in 2015/16 (includes demolition of 2 dwellings).
475
15.59
HTOTTR038 / SHW0506
222-224 Hatters Lane, High Wycombe
10/06764/FUL
TOTAL Outline Planning Permission
HTOTTR039 / SHW0424
Kingswood County First School Totteridge Lane High Wycombe
11/05464/OUT 14/07820/FUL
40
1.49
At time of base date Site has outline planning permission, since the base date a full planning application has been submitted. Site is owned by Bellway homes who intend to develop the site. Site is currently under construction since the base date. Bellway homes consider 40 dwellings to be completed 2016/17.
HHAMBL126 / SWC0068
Former Water Research Centre Henley Road Medmenham
11/05434/OUT
5
2.81
Site granted outline permission in 2013. Site considered available for development.
45
4.30
TOTAL Prior Notification (Office to Residential)
HRYEME160 / SHW0627
Westfields London Road High Wycombe
14/07861/PAJ
40
26
0.23
Prior notification for 40 dwellings. Additional application permitted for store room March 2015 and single storey front extension with exterior alterations and cycle storage permitted in June 2015. Initial building regulation received in December 2014. Site is under construction since
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units the base date. Site has prior approval for 5 dwellings which has a 1 - 3 Priory Avenue (Liverpool HABBEY241 / 13/06375/PAJ 5 0.04 requirement to be implemented by the end of May Victoria House), High Wycombe SHW0606 2016. HAP Chartered Architects identified site is now under construction and would deliver 8 dwellings HABBEY251 / 4 Priory Road High Wycombe 14/05238/PAJ 8 0.02 in May 2016. A new application for 4 Priory Road SHW0544 will also be submitted for 2 extra units. HABBEY253 / SHW0528
High Wycombe (Western House) Ltd. Mendy Street High Wycombe
14/05400/PAJ
23
0.13
HABBEY260 / SHW0629
StayinFront House 12 Corporation Street High Wycombe
14/07450/PAJ
6
0.03
HABBEY266 / SHW0468
Temple Chambers 4 - 10 Corporation Street High Wycombe
14/07670/PAJ
12
0.1
HBOURN106 / SBE0051
Astor House Station Road Bourne End
13/07109/PAJ
10
0.13
Developer confirmed all 10 dwellings have been completed and were probably already sold.
HBOURN115 / SBE0056
Technology House Furlong Road Bourne End
14/08045/PAJ
16
0.05
Developer confirmed site is in the process of being converted from offices to 16 flats.
HDISRA060 / SHW0607
Ariston Building Techno Centre Hughenden Avenue High Wycombe
14/05190/PAJ
10
0.09
HMARSE096 / SMA0100
Regal House 4 - 6 Station Road Marlow
14/05668/PAJ
12
0.21
HOAKCA189 / SHW0609
Phoenix House Desborough Park Road High Wycombe
14/06960/PAJ
16
0.19
27
HAP Chartered Architects confirmed site has been completed since the base date. Site has prior approval for 12 dwellings which has a requirement to be implemented by the end of May 2016. Site has prior approval for 12 dwellings which has a requirement to be implemented by the end of May 2016.
Site has prior approval for 10 dwellings which has a requirement to be implemented by the end of May 2016. Site has prior approval for 12 dwellings which has a requirement to be implemented by the end of May 2016. Prior Notification for 16 dwellings. Office is currently still occupied whilst owner finds alternative premises. Developer considers site to be implemented in 2016.
Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units Site has prior approval for 10 dwellings which has Oak & Beech House Temple End HTERAH185 / 13/07519/PAJ 10 0.05 a requirement to be implemented by the end of High Wycombe SHW0568 May 2016. Site has prior approval for 12 dwellings. Agent HTHWOO082 / Units 4 to 5 Wycombe Three 14/06577/PAJ 12 0.05 confirmed development will be implemented by Boundary Road, Loudwater SLW0029 the end of May 2016. TOTAL 180 1.32 700 22.54 GRAND TOTAL UNIMPLEMENTED PLANNING PERMISSIONS
Table 11: Other Deliverable Sites in 5 Years Total Net Units Allocated Sites within adopted Delivery and Site Allocations Plan (