Final SHLAA Report (December 2009) - The Royal Borough of ...

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Final SHLAA Report (December 2009) 7 SHLAA Methodology and Findings 2 Deliverable – available now and there being a reasonable prospect that the site will be delivered within 5 years Developable – in a suitable location for housing development and that it will be available for and could also be developed at a specific point in time 2.18 This assessment has been undertaken in three stages, looking at the land suitability, availability and achievability for housing development. Suitability 2.19 A comprehensive list of criteria was used to inform the suitability of sites for housing (see Appendix 1 for list). GIS was also used to assess how individual sites were affected by the exclusion criteria (see Figure 2 for list). Sites falling wholly within the key exclusion criteria were automatically excluded, however, where a site was only partly affected a judgement was made as to whether the site was excluded entirely or whether the site should remain included but with a reduced site area. Availability 2.20 The owners / promoters of sites contained within the SHLAA were contacted to establish whether they still wished to have their site considered as a potential housing site. At the same time they were asked to indicate when they considered that the site would be likely to come forward for development. 2.21 This information has been used to help inform the timing of housing delivery for each specific site. 2.22 Sites with either a recent refusal of planning permission or where permission has recently lapsed and where there is a reasonable prospect of development are also considered to be developable. Achievability 2.23 Up until recently there has been a trend of rising land values which has resulted in the rate of unimplemented permissions remaining fairly low. However, it should be noted that the recent economic downturn may cause this, at least in the short term, to change. Despite recent events, the Borough remains one of the most expensive places to live in the country (Council Housing Needs Survey, Jan 2005). Nevertheless it has been considered appropriate to examine the economic achievability (or viability) of sites individually rather than simply assuming that all sites would be viable. Overcoming Constraints 2.24 As part of the consideration of each site, constraints were identified that could have an impact on the potential of the site to deliver future housing development. For reference purposes a list of these constraints have been included as Appendix 1 to this report. These constraints have been used to help inform both the potential viability of sites together with the timing of potential delivery of housing from the site. Stage 8: Review of the Assessment / Stage: 9 Identifying and Assessing the Housing potential of Broad Locations 2.25 The completion of steps 1 to 7 has enabled a detailed assessment of the potential yield from the sites to be undertaken. An indication of when those sites will deliver their housing potential has also been given in summary Table 1 overleaf. 2.26 The sources of sites included in the summary table are as follows: Housing commitments. Sites with planning permission granted up until 31 st October 2009. (Full site details contained in Appendix 2) Potential housing commitments (over 0.25 ha in size). These are sites for which there has either been a recent lapse of planning permission for housing or a recent refusal of permission but where the site still has the potential for future housing development. (Full site details contained in Appendix 3) SHLAA sites over 0.25ha in size (Full site details contained in Appendix 4)
8 Final SHLAA Report (December 2009) 2 SHLAA Methodology and Findings 2.27 The stages above have identified insufficient housing potential and the SHLAA Practice Guidance (DCLG July 2007) indicates that where a shortfall exists broad locations for growth may be identified. Such areas have been identified for the central part of Maidenhead where plans for rejuvenation are currently being drawn up. Work is well underway for the production of an Area Action Plan (AAP) which will be consulted on during January 2010. The emerging AAP consultation document anticipates that the sites will consist of mixed use development of which a portion will be housing. The estimated housing yields for each area are given below : West Street - 300 dwellings Broadway - 150 dwellings Railway Station - 0 dwellings York Road - 475 dwellings High Street East / York Stream - 150 dwellings Stafferton Way - 0 dwellings 2.28 Further work on broad locations for development is currently in progress and this has included examining the future contribution from small sites. To achieve this, housing completions on sites less than 0.25 hectares in size within the developed areas of the Borough have been analysed for the period 2001 to 2008. This has shown that the average number of completions on small sites for the past 7 years is 179 dwellings per annum. This represents the average contribution to housing supply in the past, however it is accepted that over time this supply of small sites is likely to diminish as land is redeveloped. To extrapolate the future potential delivery of housing from small sites the figure derived from the trend data has been discounted by 50% to reflect this reducing potential. This gives an anticipated future annual contribution to housing supply of 90 dwellings per annum. 2.29 To demonstrate the future potential that exists from small sites those SHLAA sites which were not large enough to meet the minimum site size threshold are listed by settlement and Ward in Appendix 5. These sites have been considered against the same criteria as the other sites to ascertain their potential for delivering housing and the Council believes these have future potential for housing development. Stage 10: Determining the Housing Potential of Windfalls 2.30 PPS3 suggests that no allowance for windfalls should be included within the first 10 years of identified land supply unless robust evidence to justify it can be provided. Work undertaken to date on broad locations (both within the Maidenhead Area Action Plan area and SHLAA sites under 0.25 ha) has identified those areas where it is likely that future housing will be delivered. No allowance for windfalls has been included within the SHLAA Summary Tables below even though it continues to be a significant source of housing supply within the Borough. Summary Table 1: Deliverability and Developability of Potential Sites 2.31 The SHLAA Practice Guidance indicates that the SHLAA itself should: Identify specific deliverable sites for the first five years of a plan that are ready for development Identify specific developable sites for years 6 to 10 and ideally for years 11 to 15 which will enable the initial 5 year supply to be topped up. Summary Table 1: Site Yields Appendix 2: Housing commitments Appendix 3: Potential housing commitments Appendix 4: SHLAA sites over 0.25ha Appendix 5: Estimation of supply from sites under 0.25ha Appendix 6: Maidenhead Area Action Plan area Totals Deliverable Sites 0 to 5 years 1291 156 0 0 105 1552 Developable Sites 6 to 10 years 11 to 15 years 402 0 182 41 859 317 450 450 450 475 2343 1283
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