SHLAA - 2012 UPDATE_FINAL(Low Res) - Allerdale Borough Council

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Allerdale Evidence Base Local Plan maintenance strips, power lines, sewage works or treatment plans • Site is below 0.3ha in size • The site is within a SSSI, SPA, SAC or Ramsar designation • Site would have a detrimental impact upon a listed building/SAM/landscape • The site has unsuitable topography or is otherwise considered totally inappropriate by planning officers Assessing site availability One of the key tests to determine if a site can be considered deliverable and/or developable is whether it is available. Therefore those sites surviving the first sieve were then subject to an availability assessment to determine whether the owner of a site was willing to allow it to be developed as housing in the future. It was assumed that those sites that had been sent into the Council by outside parties had an interest to develop behind them already and they therefore automatically passed this stage. For those sites that identified by the Council, ownership details were obtained from the Land Registry. The owners were then contacted to see whether they would consider releasing the land for housing. Sites were considered unavailable, and therefore discounted at this stage, if: • No response from the owner was received • The owner did not want the site to be considered for potential future development • No ownership data was available for the site from the Land Registry Assessing site achievability Those remaining sites considered available were then assessed in terms of their achievability. This was essentially an assessment as to the economic viability of the site - i.e. the ability and/or likelihood of developer be able to turn a profit through development of the land, given it’s location in terms of land value, market attractiveness and potential constraints. A strategic viability model was used for this exercise. Sites were classified as: 5 SHLAA: Main Report
Evidence Base Allerdale Local Plan • In terms of size: large, medium or small, • In terms of type: brownfield or greenfield • In terms of market value: high, medium or low (based on average house prices at parish level) Based on this methodology, sites were then given an initial baseline rating of viable, marginal or unviable. In order to avoid an overly conservative approach (recognising that house price data used was likely to be depressed by the present economic downturn and housing market slump), local knowledge of the housing market was then overlain (demand and/or desirability of areas/settlement etc) to supplement the baseline assessment and adjust the viability rating accordingly. would be developed taking into account economic viability and utilities constraints (that would be beyond the capacity/remit of developers to remedy). Sites were then classified into two categories: • Deliverable (A realistic prospect that housing could be delivered on the site within 5 years) • Developable (There is a reasonable prospect that housing could be delivered on the site later in the plan period within the 6-15 year timeframe) Only the most constrained, and therefore ultimately unviable sites were discounted at this stage. Given the timeframe of the Allerdale Core Strategy (2011-2026) it is likely that housing market will improve. Therefore it was considered essential to allow for a certain level of flexibility within our viability assessments. Assessing site deliverability Those sites considered achievable were then assessed in terms of the likelihood of when they SHLAA: Main Report 6
Page 1 and 2: “Allerdale - a great place to liv
Page 3 and 4: 1 Introduction 2 Methodology 3 Futu
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Evidence Base Allerdale Local Plan
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“Allerdale - a great place to liv
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SHLAA - 2012 UPDATE_FINAL(Low Res) - Allerdale Borough Council

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