Denbighshire County Council Local Development Plan EXAMINATION

Transcription

1 Denbighshire County Council Local Development Plan EXAMINATION Denbighshire Housing Land Supply on adoption of LDP EXAM0143A This document sets out the potential housing land supply for Denbighshire on adoption of the Local Development Plan, in response to the Inspector s request at Hearing Session 25. In order to calculate the 5 year housing land supply, the Council has used information from the 2012 Joint Housing Land Availability Study Statement of Common Ground (EXAM0139) as this would more accurately reflect the situation at the potential point of adoption of the Local Development Plan. Work has yet to begin on the 2013 Joint Housing Land Availability Study, therefore this is the most up to date information available. In line with the requirements of TAN1 it is necessary to make an assessment of land available compared with the residual requirement for housing from the Plan s overall provision for 7500 new homes. A summary of the potential 5 year housing land supply is set out in Table 1 below. The 5 year supply taken from the base date of April 1 st 2012 would extend to 2017 and would therefore include existing commitments and allocations from Phase 2 of the Plan (up to 2016) together with an element of the allocations from Phase 3. The additional 21 sites for housing put forward by the Council have been included in Phase 3. In order to provide a rough guide, one fifth of the Phase 3 allocations (other than Bodelwyddan) have been included. Predicted completions for Bodelwyddan Key Strategic Site are derived from the anticipated build rates set out in Table 3 of EXAM0075R, which the Council considers is achievable. Delivery on other sites, such as HM Stanley Hospital and Ocean Plaza has been discussed at the Hearing Sessions, with negotiations currently underway with developers on both of these sites. Sites included in Phases 2 and 3 are set out in Tables 2 & 3 below (information derived from EXAM0075R, EXAM0139 & EXAM004). It should be noted that there are no UDP allocations within the current 5 year housing land supply which have not been taken forward into the LDP. The housing supply calculation in Table 1 includes an allowance for small scale windfalls & conversions (under 10 units). This is based on the average annual completion rate achieved over the last 10 years, multiplied by 5. Table 4 sets out the annual completions on small windfall sites and conversions. An allowance has also been made for large scale windfalls. The submission from the HBF assumes no contribution from large windfall sites (10+ houses). Whilst by definition delivery of windfalls is not certain, in reality windfall sites have consistently made a significant contribution to the housing land supply - 1 -

2 (1295 units over the past 10 years). It is considered unrealistic to assume that no windfall sites will be granted planning permission over the next few years, to be included as commitments in the supply calculation. Within development boundaries the principle of development is accepted (Policy RD1), thus enabling windfall development to come forward within the County s towns and villages. The allowance for large site windfalls included in Table 1 is based on the average annual completion rate achieved over the last 10 years. Table 5 below sets out the annual completions on windfall sites with capacity for 10 or more units. It is important to note that the level of completions which have already been delivered in the Plan period (since 2006) will have a significant impact on the residual housing land supply calculation. In common with many other areas in the UK, the rate of house building in Denbighshire has been declining over the past few years, largely due to the economic climate. Reduced levels of completions mean that the residual requirement is therefore increased. To conclude, the Council acknowledges that the current housing land supply falls below the 5 years required by Planning Policy Wales and TAN1. However, adoption of the Plan, with a range of sites allocated for housing development will allow further sites to be brought forward and to contribute to the 5 year supply required by national guidance. Based on the calculation in Table 1, the Council considers that a 5 year supply of housing land will be available on adoption of the Local Development Plan. Table 1 Housing Land Supply Summary Allocations and commitments from Phase 2 of LDP (see Table 2 below) to 2016 (4 years) 2017 completions from KSS (site delivery as predicted by developer) One fifth of other allocations from phase /5 (See Table 3 Below) Allowance for small sites and conversions based on past 10 years average. (See table 4 below) Allowance for large scale windfalls average based on past 10 years completions (See table 5 below) 1288 Total Housing Land Supply 3147 Local Development Plan requirement 7500 Completions to date 01/04/ Residual completions required 6090 Annual residual requirement 6090/ Housing Land Supply 5 years 5.16 years

3 Table 2 Commitments and allocations from Phase 2 of Local Development Plan period ( ) Site No. Units Parc Castell, Bodelwyddan 4 Key Strategic Site, Bodelwyddan (site 395 delivery as predicted by developer) Westbourne Avenue, Rhyl 16 Rhyl South East 150 Land at HM Stanley Hospital, St 112 Asaph Bryn Stanley, Denbigh 25 Former Garage Smithfield Road, 6 Denbigh Tip Lane, Prestatyn 21 Glasdir Phase 1, Ruthin 118 Llys Dyffryn (Bishop s Walk) St Asaph 10 Vicarage Road, Llangollen 27 Maes y Castell, Rhuddlan 21 Off Rhyl Road, Rhuddlan 10 Trem y Foel, Bryneglwys 12 Maes Glyndwr, Cynwyd 11 Land south of Tan y Graig, 26 Graigfechan Bryn Llan, Gwyddelwern 12 Henllan Centre, Henllan 30 South of Cam yr Alyn, Llanarmon yn 22 Ial Adj Maes Llan, Llandyrnog 59 Rear of Bod Eryl, Llanferres 21 Rectory Lane, Llanferres 4 Rear of Maeshwylfa, Pentre 19 Llanrhaeadr Rear of Dolwar, Pentre Llanrhaeadr 31 Land rear of Maes yr Erwain, Trefnant 27 Land rear of Llys y Twysog, 20 Tremeirchion Berwyn Works, Llangollen 24 Bryn Glas Trefnant 16 St Winifred s, St Asaph 21 Land at Brookdale Road, Rhyl 18 Total

4 Table 3 Potential allocations from Phase 3 of Local Development Plan period ( ) Site No. Units Key Strategic Site, Bodelwyddan (site 1190 delivery as predicted by developer) Land of Trellewelyn Rd/Bro Deg Rhyl 100 Rhyl South East 92 Ocean Plaza, Rhyl 230 Northgate School, Rhyl 22 Former nursery, Rhuddlan Rd, Rhyl 15 Victoria Business Park, Rhyl Russell Road, Rhyl West Parade, Rhyl 20 Smithfield Garage, Denbigh 12 Plas Deva Caravan Park, Meliden 30 Land off Cefn y Gwrych, Prestatyn 18 Glasdir, Ruthin Phase Council Depot, Clawdd Poncen, 128 Corwen Adj Ysgol Caer Drewyn, Corwen 89 Vicarage Road, Llangollen 20 Adj Trem y Gwernant, Llangollen 14 Bronwylfa Nurseries, St Asaph 9 Car Park, Dinorben Arms, Bodfari 10 Land Rear of Bryn Orme, Bodfari 12 Land rear of Bryn Awel, Bryneglwys 13 Land adj Cemetery, Carrog 18 Land adj Maes, Sidan, Carrog 25 Land adj Crud yr Awel, 32 Clawddnewydd Land rear of Paradwys, 37 Clawddnewydd Nant y Celyn, Clocaenog 27 Land at Peniarth, Gellifor 23 Land rear of New Inn Terrace, 35 Glyndyfrdwy Rear of Beuno Terrace, Gwyddelwern 10 South of School, Gwyddelwern 24 EC Evans Site, Henllan 15 Adj Troed y Fenlli, Llanbedr DC 29 Rear of Llwyn Derw, Llanbedr DC 18 Between Rectory & Brackendene, 3 Llanbedr DC Rear of Bodowen, Llandrillo 39 Vicarage Field, Llanfair DC 47 Rear of Bron y Clwyd, Llanfair DC

5 Land south of A494, Pwllglas 15 Land at Minffordd, Pwllglas 42 Hafod Ynys, Rhewl 18 Land rear of Rhyd y Byll, Rhewl 54 Rear of Dyffryn Teg, Rhuallt 13 Land west of Dyffryn Teg, Rhuallt 24 Land adjacent Maes Gruffydd, 37 Trefnant Grange Hotel, Rhyl 20 Side of 16 Maes Y Graig, Bodfari 8 Rear of Llys Heulog, Cyffylliog 5 Land adj Bryn Gwynt, Cynwyd 15 Lodge Farm, Denbigh 22 Adj Ysgol Heulfre, Denbigh 84 Land between Old/New Ruthin Road, 63 Denbigh Land off Eglwys Wen, Denbigh 87 Adj Glan Fyddion Estate, Dyserth 99 Land Rear of Maes Meurig, Meliden 26 Land rear of Maes Garmon Estate, 34 Llanarmon yn Ial Land north west of Maes Derwen, 18 Llanbedr DC Land adj Old Rectory, Llanbedr DC 29 Land at HM Stanley, St Asaph 172 Rear of Crossroads and Bron y Clwyd, 39 Llanfair DC Wern Road, Llangollen 8 Adj Dolwar, Pentre Llanrhaeadr 8 Mid Nant Homestead, Prestatyn 56 And south of Dyffryn Teg, Rhuallt 19 Adj Hafod y Gan, Rhuddlan 104 Adj Maes Hafod, Ruthin 59 Corner Sydenham Avenue/West 12 Parade, Rhyl Total 3825 Table 4 Small Site and Conversion Completions for previous 10 years, from Joint Housing Land Availability Studies TOTAL Sites under Conversions

6 Table 5 Annual Completions on Windfall Sites (Sites 10+ not allocated in an adopted development plan. Year Total Completions In addition there were 23 units under construction and 386 units with planning permission but not started on windfall sites as of 01/04/