SHLAA Main Document (March 2013) in PDF format - Allerdale ...

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A l l e rd aleEvidence BaseLocal PlanSpecial Scientific Interest [SSSI])• Development would have a harmful impactupon a Historic Asset (e.g. listed building,Scheduled Ancient Monument, sensitivearchaeological area)• Development would have harmfullandscape impact• Topography rendered it unsuitable fordevelopmentAssessing site availabilityThe NPPF states that one of the key tests todetermine whether a site can be considered tobe deliverable or developable is whether it isavailable for development. Those sites fulfillingthe first sieve criteria were subject to anavailability assessment to determine whetherthe owner of a site was willing to allow it to bedeveloped as housing in the future.It was assumed that those sites that had beensubmitted to the Council by landowners andagents acting on their behalf has indicated theirwillingness to release the land for housing.Therefore these sites were deemed to haveautomatically fulfilled this test.For those sites that were identified by theCouncil, ownership details were obtained fromthe Land Registry. The owners were thencontacted to see whether they would considerreleasing the land for housing.Sites were considered unavailable andtherefore discounted at this stage, if:• The Land Registry was unable to provideownership data• No response from the owner was receivedfollowing an approach from the Council.• Following an approach from the councilthe owner indicated that they did not wantto develop the siteAssessing site achievabilityThose sites deemed to be available were thenassessed in terms of their achievability. Thiswas essentially an assessment as to theeconomic viability of the site and the whetherthe site would yield a enough profit to makedevelopment a realistic proposition.A strategic viability model was used for thisexercise. Sites were classified in terms of:• Size: large, medium or small,• Type: brownfield or greenfield5 SHLAA: Main Report
Evidence BaseA l l e rd aleLocal Plan• Market value: high, medium or low (basedon average house prices at parish level)Taking into account the location (in terms ofland value/market attractiveness), area (interms of the number of dwellings that could bedelivered) and the need for remediation (interms of brownfield land) sites were then givena rating of viable, marginal or unviable.The difficult housing market conditions causedby the economic downturn has been factoredinto the assessment in order to avoid an overlyconservative approach. In some cases theviability rating has been adjusted taking intoaccount both historical trends and localknowledge of the housing market (e.g. demandand/or desirability of areas/settlements).Given the timeframe of the Allerdale Local Plan(2011-2028) it is likely that housing market willimprove. Therefore it was considered essentialto allow for a certain level of flexibility within ourviability assessments.Only the most constrained and unviable siteswere discounted at this stage.Assessing site deliverabilityThose sites considered to be both available andachievable were then assessed in terms of thelikelihood of when they would be developed.The assessment was based on deductivereasoning taking into account the economicviability of the site, the level of demand forhousing in the locality and any identifiedconstraints that would need to be addressedbefore the site could be brought forward.Based on a combination of these factors siteswere then classified into two categories:• Deliverable (A realistic prospect thathousing will be delivered on the site within5 years)• Developable (There is a reasonableprospect that housing will be delivered onthe site later in the plan period within the6-15 year timeframe)Estimating housing capacity of SHLAA sitesPotential housing capacity of SHLAA sites hasbeen estimated based on assumptions inrelation to:• DensitySHLAA: Main Report 6
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SHLAA Main Document (March 2013) in PDF format - Allerdale ...

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