Cannock Chase Local Development Framework. Site Allocations Development Plan Document Issues and Options

Transcription

1 Cannock Chase Local Development Framework Site Allocations Development Plan Document Issues and Options Background Information May 2007

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3 CANNOCK CHASE LOCAL DEVELOPMENT PLAN FRAMEWORK DEVELOPMENT PLAN DOCUMENT SITE ALLOCATIONS ISSUES AND OPTIONS BACKGROUND INFORMATION MAY 2007 Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 1

4 Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

5 CONTENTS Page Development Considerations 5 Housing 9 Gypsies and Travellers 15 Economic Development and Employment 21 Town Centres and Retailing 31 Transport 39 Planning Obligations 19 Environmental Considerations 45 Other Specific Land Allocation Issues 49 Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 3

6 Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

7 DEVELOPMENT CONSIDERATIONS Area of Outstanding Natural Beauty % of Cannock Chase District lies within the Cannock Chase Area of Outstanding Natural Beauty (AONB), a landscape designation of national importance. The Countryside and Rights of Way Act (CROW) Act 2004, required the preparation of a statutory Management Plan for the AONB, adopted in There are no development options for the AONB and it has to be managed in accordance with the Statutory Management Plan. Green Belt 1.2 Approximately 60% of Cannock Chase District is situated within the southern Staffordshire portion of the West Midlands Green Belt and this plays a fundamental role in maintaining the character of the District. The Council s aim is to protect as much of the Green Belt as possible, and only allow appropriate and justifiable development required to meet future housing and employment needs. 1.3 However, many of the suggested development sites put forward by third parties lie within the Green Belt. If any of these sites are brought forward for development through the DPD preparation process, there will be consequential implications for the Green Belt boundary. Also, there may be locations where development sites from the 1997 Local Plan have been completed, and the Green Belt boundary requires detailed clarification. It is proposed to make any necessary amendments through the Site Allocations DPD, and a schedule of any Green Belt changes should be included at Preferred Options stage. Nature Conservation 1.4 A number of sites within the District contain internationally and nationally recognised rare and endangered species. These sites include the following: European Union designated Special Areas of Conservation (SAC) Sites of Special Scientific Interest (SSSIs) Local Nature Reserves (LNRs) Local Sites of Biological Interest (SBIs) 1.5 The need to protect, enhance and maintain all the above and other sites of nature conservation interest will be of paramount importance. Forest of Mercia 1.6 The Forest of Mercia was one of 12 Community Forests established in 1990 and covers nearly 24,000 ha including partner authority areas. The West Midlands RSS gives support for the continuing development of the Forest of Mercia. (RSS: Policy QE8). Green Space Network 1.7 The previous Cannock Chase Local Plan introduced a network of Green Spaces throughout the built-up areas of the District. These were considered to be of amenity, recreational and ecological value and protected from prejudicial development. The LDF will seek to protect, update and extend this existing network. Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 5

8 Annual Housing Provision 1.8 Housing land will be allocated in accordance with the West Midlands Regional Spatial Strategy. The RSS is currently under revision, with the phase 2 options consultation taking place between January and March Affordable Housing Need 1.9 The annual affordable housing need for the District is 194 dwellings per annum up until This information has been informed by the 2003 Housing Needs Survey which was produced by Outlook Research As a result of the Regional Housing Strategy and as advised by the Regional Housing Board, future housing needs surveys will now be carried out on a sub regional basis and within each Housing Market Area. Therefore Cannock Chase District Council is unlikely to commission its own housing needs survey, but work in partnership with neighbouring authorities Until more up-to-date information is available, the figure of 194 dwellings per annum will be adopted. Further details are included in the Housing section of this document, on page 25, and in the emerging Housing Choices Supplementary Planning Document. Affordable Housing 1.12 The housing market in Cannock Chase has experienced high increases in house prices over the past five years, along with the rest of the United Kingdom. For example between December 2000 and December 2003 the average property price in the District had risen by 84%. During the same time period of the price of maisonettes and flats rose by 95%. Consequently, the lowest priced properties now require an income multiple of between 6 and 4 times the average income in the District. The average mortgage lender will lend between 3 and 3.5 times income. This indicates that the need for, and delivery of affordable housing is a significant consideration for the LDF The Council commissioned a Housing Needs Survey in 2003, which concluded that 194 new affordable units need to be provided each year in the District in order to meet the local housing needs up until Based on current trends, beyond 2008 this figure of 194 is expected to increase. Therefore, based on the current Housing Needs Survey there will be a total requirement of at least 3880 affordable dwellings up to 2026 (194 x 20yrs). A new Housing Needs Survey is to be commissioned jointly with neighbouring authorities within the C3 Housing Market Area. This will provide a more up-to-date assessment of housing needs, particularly beyond Monitoring in terms of size and type became a requirement as a result of PPG3 from April Set out in Table 11 below is a breakdown of affordable housing completions that were achieved from the 1 st April 2001 to 31 st March Currently, completions are well below (i.e. over 50% less) than the 194 dwellings recommended per annum in the housing needs survey. The Council over the last five years have secured 202 affordable dwellings which is 768 dwellings short of the housing needs target of 970 dwellings. Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

9 Table 1: A Breakdown of the total of Affordable Housing achieved from 1 st April 2001 to the 31 st March Year Registered Social Landlord (RSL) S106 Agreement Local Authority Total Affordable Housing Housing Need Survey Target Totals This DPD will therefore need to plan for the provision of Affordable Housing (including type and location) as part of the overall housing provision for the District. The forthcoming Housing Choices Supplementary Planning Document will assist in this process. Employment Land 1.16 Employment land will be allocated in accordance with the West Midlands Regional Spatial Strategy Up until 2011, economic development will be focussed on the completion of sites identified in the saved Cannock Chase Local Plan, including Towers Business Park in Rugeley and Kingswood Lakeside Employment Park, Cannock For the period , new employment land requirements will need to take into account the outcome of the partial revision of the RSS. Further details are included in the Economic Development and Employment section of this document, on page 51. Town Centres and Retail 1.19 Within the RSS, Cannock is classified as one of the 25 Strategic Town Centres within the West Midlands. Under Policy PA11 this will promote the following within the town centre: i) major retail developments (i.e. of more than 10,000sqm) ii) uses which attract large numbers of people including major cultural, tourist, social and community venues iii) large scale leisure and office (Class B1a) developments (i.e. those of 5000 sq.m. or more gross floorspace) 1.20 Policy UR2 of the RSS recognises Cannock and Rugeley as being towns outside the Major Urban Areas where partnership working should take place to secure local regeneration policies and programmes. The main aims in these towns are to create jobs, create modern transport networks, enhance the role of the town and address issues of deprivation The LDF seeks to identify a hierarchy of retail centres throughout the District, based on up-todate evidence. The Issues and Options Plan accompanying this document identifies retail centres, and it is intended to formulate an appropriate policy as the Preferred Options are prepared. Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 7

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11 HOUSING Demographic Influences 2003 Based Household and Population Projections 2.1 As referred to earlier, the 2005 Barker Report on Housing Supply, and the ODPM 2003 household projections are major influences on the RSS revision process. On the 14 th March, ODPM published new regional projections of households for the period These projections, and the population projections which underpin them are trend-based. Nationally, they equate to an average annual growth of around 209,000 households per annum and, for the West Midlands Region, around 17,800 households per annum. 2.2 These figures are far higher than the output from the 1996 based projections which formed the basis of the policy formulation for the current RSS and, at the national level, are around 10% higher than even the Government was intimating just before Christmas 2005, as part of their response to the Barker Report. The increase is largely due to changes in the migration assumptions underpinning the household projections, particularly a net decrease in the number of people leaving the Region and a significant net increase in international migration. Tables 2-4 illustrate the main trends anticipated in these projections: Table 2: 2003 Based Household Projections (ODPM) Average Household Size England Staffordshire Staffordshire (excl. Stoke-on-Trent) Cannock Chase Table 3: Sub Regional Household Projections, England (2003 based) (Thousands) Change % Change England 20,904 21,485 22,566 23,705 24,781 25,713 4,809 23% Staffordshire % Cannock Chase % Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 9

12 Table 4: Mid 2003 Based Population Projections - Cannock Chase District Mid 2003 Based Population Projections - Cannock Chase District Population (thousands) AGES 0-4 AGES 5-9 AGES AGES AGES AGES AGES AGES AGES AGES Age Groups AGES AGES AGES AGES AGES AGES AGES AGES As can be seen in the Tables above, the Office for National Statistics (ONS) mid 2003 based population projections indicate that the District s population will increase from 92,900 in mid 2003 to 100,000 in 2026, an increase of 7,100. Assuming an average household size of 2.47 persons per household from the 2001 Census, this equates to an approximate additional 2,875 households. The mid 2003 based estimate of households is 37,611 increasing to 40,486 in 2026, an increase of 7.6% The ODPM 2003 household projections indicate that the number of households will increase from 38,000 to 46,000 in 2026, an increase of 8,000 (21.1%). However, a growing older population will also influence average household size. Mid 2003 based population estimates indicate that natural growth of the population is lower than estimated in-migration. In-migration is assumed to be 200 persons per annum giving an increase of 4,600 over the 23 year period, compared to an estimated increase of 2,500 for natural growth. 2.5 There is a need to consider the types of housing required over this period as the number of children is expected to reduce, and the number of older people to increase significantly as shown in Table 5 above. Residents aged 65+ will increase by 8,500 (an increase of 64%) and children/young people will reduce by 14% (3,300). Staffordshire County Council s Advice to the Regional Planning Body, May In May 2006, Staffordshire County Council provided advice to the RPB in response to the Section 4(4) Authorities Brief of February In preparing this advice, the County Council held detailed discussions with officers and members of individual local authorities in the County. In summary, the advice to the RPB relating to future housing development was that: 2.7 Scenario A was considered unrealistic in the light of the 2003 based household projections. 2.8 Scenario B exceeds the estimated urban capacity within the County s Districts, but Stoke-on- Trent has more capacity than this scenario requires. It may be possible to redistribute the requirements, but this would fail to take into account the distribution of local need across the Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

13 County. If local need is taken into account, it may be necessary to consider additional housing provision in Cannock Chase and East Staffordshire. In practical terms this would mean a need to find additional land through additional urban capacity or the definition of greenfield sites. 2.9 With respect to Cannock Chase, the 2003 based household projections indicate an increase of around 9000 households. In the expectation that some of this projection will comprise a migration assumption, a modest additional capacity might be justified of 500 to 1000 units. Apart from any additional urban capacity forthcoming this additional development would necessitate the use of greenfield, and probably Green Belt land. Between Scenario B and C lies the figure derived using the 2003 based household projections Scenario C seeks provision in Staffordshire well in excess of indicated urban capacity. If no additional provision is sought in Stoke-on-Trent over and above the base level then a further 18,700 dwellings need to be provided within the County over and above the suggestions in Scenario B. Given that Scenario C is some 8000 in excess of the 2003 based household projections that incorporate trend based migration assumptions, it is clear that any additional requirement made of the County by this scenario is over and above any local need, and would represent provision for migrants which may necessitate a more comprehensive review of RSS Furthermore, the advice considers that further development potential in Cannock Chase is restricted by the large part of the District that is made up of the AONB, together with the need to have regard to the sensitivity of development in immediately adjoining areas. The southern part of the District also adjoins the metropolitan boundary. Additional development would be likely to reduce or remove the remaining spatial distinction between the individual settlements within the southern part of the District in particular, and entail the use of Green Belt land It goes on to say that the largest joint settlement in the north-east of South Staffordshire District (Cheslyn Hay and Great Wyrley) has in the past been considered alongside the adjoining town of Cannock as a potential focus for development. However, past and recent development has led to a situation where individual settlement identity is very close to being lost, and the fundamental objectives of the Green Belt in this area being undermined. Summary of the main issues influencing future housing provision to From the above, the following main considerations can be drawn: 1. The 2003 based household and population projections indicate that the number of households in the District will increase by about 9000 by This can be taken as an indication of the likely requirement for new dwellings. 2. Government policy requires this Development Plan Document to identify sites to accommodate at least 5 years supply following adoption, together with a further 10 years capacity beyond that. On the basis of Scenario C, sufficient land to accommodate approximately 7,500 new dwellings will need to be identified in the District up to 2026, in addition to land already committed through existing policy, or with planning permission. 3. The Regional Planning Body put forward two Scenarios (A and B) for future housing needs in the West Midlands region prior to the 2003 based projections, and invited the Strategic Planning Authorities to provide advice on the implications. Scenario C was added when the 2003 based projections were published. Staffordshire County Council has submitted its Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 11

14 advice, highlighting the likelihood of having to release greenfield and Green Belt land for development up to It is likely that the estimated increase of 9000 households in Cannock Chase District (based on the 2003 projections) means that new housing provision up to 2026 may need to be somewhere between Scenarios B and C. The exact figure will emerge as the RSS Revision progresses. 5. In the meantime, this DPD must be in conformity with the RSS. This means that the SP proportional approach on the current RSS Policy CF3, Table 1 figures, represents the only numerical policy basis for setting District level housing requirements at the present time. It is proposed to take this as the starting point for Issues and Options for this DPD, but the potential long-term implications of Scenarios B and C should also be taken into account to address any additional requirements that may arise from the RSS revision process. 6. The need to plan to meet local needs should take priority. The Housing Choices Supplementary Planning Document (SPD) sets out how the Council proposes to address local need. Any major developments or new housing sites allocated by this DPD (when adopted) must take on board the Affordable Housing policies in the SPD The Government aims to maximise the amount of new housing on brownfield land, keeping the need to develop greenfield land to a minimum. From the above, it is clear that there is unlikely to be enough capacity on brownfield land in the District to meet future needs. Consequently, the possible release of greenfield sites, and land currently within the Green Belt may have to be considered as preparation of this DPD progresses. Affordable Housing 2.15 The housing market in Cannock Chase has experienced high increases in house prices over the past five years, along with the rest of the United Kingdom. For example between December 2000 and December 2003 the average property price in the District had risen by 84%. During the same time period of the price of maisonettes and flats rose by 95%. Consequently, the lowest priced properties now require an income multiple of between 6 and 4 times the average income in the District. The average mortgage lender will lend between 3 and 3.5 times income. This indicates that the need for, and delivery of affordable housing is a significant consideration for the LDF The Council commissioned a Housing Needs Survey in 2003, which concluded that 194 new affordable units need to be provided each year in the District in order to meet the local housing needs up until Based on current trends, beyond 2008 this figure of 194 is expected to increase. Therefore, based on the current Housing Needs Survey there will be a total requirement of at least 3880 affordable dwellings up to 2026 (194 x 20yrs). A new Housing Needs Survey is to be commissioned jointly with neighbouring authorities within the C3 Housing Market Area. This will provide a more up-to-date assessment of housing needs, particularly beyond Monitoring in terms of size and type became a requirement as a result of PPG3 from April Set out in Table 11 below is a breakdown of affordable housing completions that were achieved from the 1 st April 2001 to 31 st March Currently, completions are well below (i.e. over 50% less) than the 194 dwellings recommended per annum in the housing needs survey. The Council over the last five years have secured 202 affordable dwellings which is 768 dwellings short of the housing needs target of 970 dwellings. Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

15 Table 5: A Breakdown of the total of Affordable Housing achieved from 1 st April 2001 to the 31 st March Year Registered Social Landlord (RSL) S106 Agreement Local Authority Total Affordable Housing Housing Need Survey Target Totals This DPD will therefore need to plan for the provision of Affordable Housing (including type and location) as part of the overall housing provision for the District. The forthcoming Housing Choices Supplementary Planning Document will assist in this process. Option 4 Proportional Calculation from the 2004 RSS Annual Housing Provision 2.19 Prior to the publication of the RSS Phase 2 revision on 8 th January 2007, the level of housing provision for each local authority was based on a proportion of the countywide provision set out in Table 1 of the existing 2004 RSS. This approach superseded the Structure Plan requirement, as set out by the Rt. Hon. Keith Hill, MP (Minister of State for Housing and Planning) in his letter to the West Midlands Regional Assembly dated 15 th June 2004, which states: The absence of housing allocations may cause some difficulties for local authorities in the short term. Pending completion of the above work, districts should work on the basis of the current Structure Plan proportions to Beyond that, the proportions may not be appropriate. However, in the absence of any better information authorities should retain the Structure Plan proportions and the PPG3 'plan, monitor and manage process' should address any issues which arise. It is important that this approach should not lead to significant, particularly greenfield, allocations which could be inconsistent with the principles of RPG11. If there are any doubts, authorities should discuss this with GOWM Table 1 of the 2004 RSS shows Staffordshire s maximum average annual rate of provision for as follows: To 2007 (i.e ) 2900 (6 years) (4 years) (10 years) - later extended to 2026: (5 years) Therefore, the maximum provision for Staffordshire is: 2900 x 6 = 17, x 4 = 10, x 15 = 24,000 Total = 51,400 dwellings Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 13

16 2.21 On this basis, the provision of new housing in Cannock Chase District must be calculated based on the Structure Plan requirement of 7,300 dwellings as a proportion of the 51,400 required in Staffordshire between 2001 and 2026 (excluding Stoke-on-Trent). This proportion is calculated as follows: Staffordshire and Stoke-on-Trent Structure Plan requirement : Structure Plan requirement for Staffordshire (excl. Stoke-on-Trent) Cannock Chase requirement : *to include 500 dwellings east of Rugeley 51,800 dwellings 43,300 dwellings 7,300 dwellings* Advice from Staffordshire County Council is that the proportion should be calculated as a percentage of the Staffordshire requirement, excluding Stoke-on-Trent. The calculation is therefore 7,300 as a proportion of 43,300, which equates to 16.6%. Calculating the Housing Requirement Cannock Chase Requirement for Application of the Structure Plan proportion to the RSS annual provision for Staffordshire (excl. Stoke-on-Trent) results in the following maximum requirement for Cannock Chase District: 51,400 x 16.6 % (rounded) = 8542 dwellings Consequently, this figure is used as the basis for Option 4 in the Site Allocations DPD Issues and Options. Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

17 GYPSIES & TRAVELLERS Background 3.1 The context for planning for Gypsies & Travellers is set out in ODPM Circular 01/2006, which provides updated guidance on the planning aspects of finding sites for Gypsies and Travellers, and how local authorities and Gypsies and Travellers can work together to achieve that aim. The Circular requires local authorities to allocate sufficient sites for Gypsies and Travellers, in terms of the number of pitches required by the RSS, in their Site Allocations DPDs. 3.2 Gypsies and Travellers are defined in the Circular as Persons of nomadic habit of life whatever their race or origin, including such persons who on grounds only of their own or their family s or dependants educational or health needs or old age have ceased to travel temporarily or permanently, but excluding members of an organised group of travelling show people or circus people travelling together as such. Travelling show people are therefore defined as an entirely separate issue, and planning advice relating to them is set out in Circular 22/ The Housing Act 2004 requires local authorities to include Gypsies and Travellers in their housing needs assessments and to take a strategic approach, including drawing up a strategy demonstrating how their accommodation needs will be met, as part of the wider housing strategy. Circular 01/2006 sets out the requirement for a Gypsy and Traveller Accommodation Assessment (GTAA), as part of the robust and credible evidence base for DPDs. The GTAA is intended to inform the RSS, and provide a regional perspective of the required number of pitches, which can then be specified for each local planning authority. Issues 3.4 The issue of planning for the needs of Gypsies and Travellers is complex, and there is limited information about numbers and movements. A twice yearly count of caravans is taken in January and June (referred to as the Gypsy count ), and this is the most consistent information available. However, it does not identify population, and simply provides a snapshot of the number of caravans and their locations on a given date. 3.5 The location of Gypsy and Traveller encampments can be broken down into distinct types. Authorised sites have the benefit of planning permission, and are owned and operated either by a local authority (council sites), or privately, often by a particular family. Unauthorised sites may be temporary in nature, do not have the benefit of planning permission, and are regarded as trespass. However, there are some instances of long standing sites which do not have planning permission, but are tolerated by the local planning authority. With the exception of tolerated sites, unauthorised encampments can be taken as evidence of demand for additional pitches. 3.6 Staffordshire County Council is responsible for co-ordinating the Gypsy count, which reveals the following number of caravans in Cannock Chase District in recent years: Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 15

18 Cannock Chase Gypsy Counts UNAUTHORISED ENCAMPMENTS AUTHORISED SITES COUNCIL AUTHORISED SITES PRIVATE CANNOCK CHASE TOTAL Jan-79 Jan-80 Jan-81 Jan-82 Jan-83 Jan-84 Jan-85 Jan-86 Jan-87 Jan-88 Jan-89 Jan-90 Jan-91 Jan-92 Jan-93 Jan-94 Jan-95 Jan-96 Jan-97 Jan-98 Jan-99 Jan-00 Jan-01 Jan-02 Jan-03 Jan-04 Jan-05 Jan-06 Jan-07 Jan-08 Jan-09 Jan-10 Jan There are two authorised sites in the District, at Lime Lane, Pelsall, and Lichfield Road, Cannock. In addition, there is one long standing tolerated site at Stokes s Lane, Norton Canes. It is clear from the information that there are no council sites, and the steady pattern of 4-5 unauthorised caravans mainly accounts for the tolerated site. Table 6: Known Gypsy and Traveller Caravan Sites in Cannock Chase District, 1/4/05 Site Authorised provision Private Council No. of plots Standings No. of plots Standings Tolerated caravans Unauthorised caravans Lime Lane, Pelsall Lichfield Road, Cannock Stokes s Lane/ Long Lane, Norton Canes personal A wealth of useful information is contained in the report on Gypsies and Travellers prepared by The University of Birmingham Centre for Urban and Regional Studies (CURS), to inform both the West Midlands Regional Housing Strategy and Regional Spatial Strategy in In addition, considerable information is held by Staffordshire County Council, particularly in relation to the preparation of the Structure Plan. Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

19 3.9 These sources of information suggest that traditional travel patterns, and therefore demand for pitches, tend to be concentrated in certain areas. For example, there appears to be a concentration of demand within 8km of M6 junction 11. Further areas of uncertainty are household and family size, and the average number of caravans per family. This has implications for the number and size of pitches, and consequently the extent of any site requirement The CURS report identifies the predominant ethnic groups in the West Midlands Gypsy and Traveller community as Romany Gypsies, Irish Travellers, and New Travellers, and acknowledges that there are tensions between these groups, which do not mix. Both sources recognise that there are often difficulties in communicating directly with the community. However, Circular 01/2006 is clear that local planning authorities should put in place arrangements so that communication with Gypsies and Travellers is direct and accessible, and conflict and tensions are minimised The Council intends to commission a new Housing Needs Survey in partnership with neighbouring authorities. This will need to include an assessment of Gypsy and Traveller accommodation, as set out in the Circular. In due course, the RSS Revision process will identify required pitch numbers, and it will be a duty of the Council to allocate sufficient sites if they are required. In the meantime, it may be possible to establish dialogue with private authorised site owners in the District using existing contacts. Both avenues will need to be explored further to establish whether additional provision is required, and potential sites identified. Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 17

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21 ECONOMIC DEVELOPMENT & EMPLOYMENT Introduction 4.1 This section sets out information on the current state of the local economy including characteristics of the workforce, employment, unemployment and predicted future change to the workforce, together with local, regional and national comparison data. This is then put into the regional and local policy context. 4.2 The changes to employment opportunities needed to meet regional and local objections are then examined. This is then translated into options for a spatial strategy for the location and mix of new employment opportunities. Characteristics of the Workforce 4.3 The population of the District (93,000) is relatively youthful compared with other areas across the region. Mid 2003 population estimated indicates that: 21% of the Cannock Chase population is aged under-16 years. This compares to 19% for the Staffordshire County and 20% for the Region and England and Wales. 63% (58,100 persons) of the District s population are of working age (females years and males years). This is the second highest proportion in Staffordshire; Tamworth has a marginally higher proportion with 64%. This compares to Staffordshire and England and Wales with 62% and West Midlands Region 61%. 17% of residents are aged 60 and over for females and aged 65 and over for males, this is amongst the lowest proportions across Staffordshire. Tamworth has a slightly lower proportion with 14%. Staffordshire the West Midlands Region and England and Wales have 19%. 4.4 The labour force in Cannock Chase is predicted to grow to beyond 2016 and then start to decline but be approximately 2,400 greater in 2021 than This contrasts with the predicted declining labour force for this period in all other parts of Staffordshire, apart from East Staffordshire Borough. 4.5 These figures could change with the possibility of a larger growth in the workforce if the requirement to provide an increase in the numbers of new homes to 2021 and beyond, based upon the latest household projections, is translated into a housing land allocation policy requirement. 4.6 There were an estimated 34,900 jobs in the District and 58,100 persons of working age (females 16-59, males 16-64) in Substantial out commuting to other parts of Staffordshire and the West Midlands conurbation therefore occurs Census statistics indicates that 50% of the workforce commutes outside the District for work. 4.7 The District continues to have some of the lowest levels of education participation and attainment in Staffordshire. For example, GCSE results at grades A*-C or equivalent, show a reduction of 3 percentage points from 45.4% in 2003 to 42% in This culminates in the lowest continuing in full-time education rate in Staffordshire, 66% of year 11 school leavers continue in full time education compared to the Staffordshire and national average of 73%. Moreover, the proportion Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 19

22 of the working-age population with an NVQ level 3 or above is 11 percentage points lower (29%) in Cannock Chase compared to the average for Great Britain (40%). 4.8 Educational attainment influences life choices, particularly employment. 30% of the workforce is employed in process plant/machine operations and elementary occupations compared with 19% for Great Britain. 4.9 Earnings for Cannock employees are lower than the national average (median salary 2005) 15,711 compared to 19,018 for Great Britain (for Staffordshire 17,754); these factors influence the ability of people to commute outside the District for employment. Earnings for residents are higher 18,064 compared to 18,631 for Staffordshire and 19,110 for Great Britain The District is dependent upon manufacturing for employment around 7,100 jobs (ABI 2003 provisional) representing a fifth (20%) of the District s jobs. This compares to 18% for Staffordshire and West Midlands Region and 13% for Great Britain. Manufacturing employment is in decline locally and nationally, over the last 5 years manufacturing employment has declined by 17% in Cannock Chase compared to 20% for Great Britain and 25% for the West Midlands Region. Cannock Chase s percentage decline in manufacturing employment is therefore below the national and regional averages In analysing the longer term picture of employment growth, between 1998 and 2003 the estimated number of jobs within Cannock Chase increased by almost by +4,400 jobs or +14%. This is significantly better than the picture for the West Midlands Region and for Great Britain with +1% and +6% increases respectively. Staffordshire shows an increase of +4% Since the demise of the coal industry, the economic base of the District has undergone significant transformations. Today, the District has a more diverse employment structure with three major industrial groups: - The largest being distribution, hotels and restaurants with (9,500 jobs) 27% of all jobs; - Public administration, education and health with just under a quarter, 23% (8,000 jobs); and - Manufacturing, which accounts for around a fifth of jobs, 20% of jobs (7,100 jobs) Although the District s construction industry represents just 7% of employee jobs (2,500 jobs), this ranks amongst the highest proportions in Staffordshire and 3 rd highest in the Region Employment in the District is under represented in the banking, finance and insurance sector. Just 13% of jobs (4,400 jobs) are in this sector, compared to Staffordshire (excluding Stoke-on- Trent) with 14%, 17% in the West Midlands Region, and 20% in Great Britain Provisional results for 2003 estimate the number of jobs in the District increased over the last year ( ) by 1,000 jobs or +3%. This compares to +0.4% within Staffordshire, a static position for the Region and +1% increase for Great Britain. The largest employment increases are for the following industries:- - Transport and Communications +34% (+500 jobs), Other Services +15% (+100 jobs); - Banking and Finance +10% (+400 jobs) and; - Construction +7% (+200 jobs). Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

23 Conversely Agriculture, Fishing, Energy and Water reduced by 75% (-100 jobs), Manufacturing reduced by 1% (-100 jobs) Between 1998 and 2003, the estimated number of jobs within the District increased by +14% in (4,400 jobs), this is most encouraging, significant increases over this period relate to:- - jobs in banking, finance and insurance increased by +46%; - jobs in public administration, education and health by +40% and; - distribution, hotels and restaurants by +23% With reference to future growth, a recently commissioned research study commissioned by the Southern Staffordshire Partnership The Economic Futures Study suggested that Cannock Chase District s working age population is expected to grow by around 3,300 between 2002 and The number of jobs in the District is expected to rise by 2,400 over the same period, with output growth expected to be a little faster than the UK average. Expansion in the service sector is forecast to be the biggest generator of new jobs, with the Financial and Businesses Services and Distribution and Hotels showing significant increases as illustrated below: Table 13: Change in Employment ( 000 s) Cannock Chase District Distribution & Hotels Health & Education Financial & Business Services Transport Services Public Administration & Defence Construction Other Services Primary Manufacturing Source: Economic Futures Study, Southern Staffordshire Partnership, December Cannock Chase unemployment has reduced significantly over the last 10 years. However, since the start of 2005 unemployment levels have begun to edge upwards. The July 2005 unemployment figure was 2.0% which compares to 2.4% in July During the same period the unemployment rates for Staffordshire (exc. Stoke-on-Trent) increased from 1.6% to 1.9%. The July 2006 rates for the West Midlands Region and Great Britain were 3.4% and 2.6% respectively. The Cannock Chase figure is the highest in Staffordshire outside Stoke-on-Trent. New Jobs Statistics 4.19 As indicated above, Cannock Chase District has experienced significant net growth in local employment levels though a combination of inward investment and expansion amongst existing businesses. Information collated by the Council s Economic Development Service indicates that at least 858 new jobs have been created in the District in the period April 2004 to March The bulk of this figure was achieved in 2005/06 which saw over 650 new jobs created through the opening of Asda in Cannock Town Centre and the DHL and 3663 distribution units on Kingswood Lakeside. It is anticipated that significant levels of further inward investment will be achieved on the District s two main business parks over the next few years; Kingswood Lakeside in Cannock and Towers Business Park in Rugeley. Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 21

24 4.20 The job densities achieved to date on these two business parks are 11.5 jobs per acre (28.9 jobs per hectare) at Towers Business Park and 11.2 jobs per acre (27.9 jobs per hectare) at Kingswood Lakeside In both cases the densities are likely to change as further investment is attracted to both locations Youth unemployment in Cannock Chase over the last 10 years has reduced significantly in line with the overall levels of unemployment. Youth unemployment for 1995/96 was typically around 800 persons per month compared to 350 persons per month in 2004/5. However, the proportion of youth unemployed has grown. Average youth unemployment proportions for 1995/96 were 26%, compared to 38.1% in 2005/06. For the same period, youth unemployment proportions show a modest growth of 28% to 31% for West Midlands Region and 27% to 31.5% for Great Britain. (Source: Average Youth Unemployment Proportions, Cannock Chase District, Staffordshire, West Midlands Region and Great Britain) Between July 2005 and July 2006: - Youth unemployment for Cannock Chase increased by 90 persons from 440 in July 2005, representing an increase of 20.3%. - Across Staffordshire (excluding Stoke-on-Trent) youth unemployment increased by 21.8%. This compares with an increase of 18.2% for the West Midlands Region and 13.1% for Great Britain The District s Long Term Unemployment (LTU) 29 has also reduced significantly over the period 1995/6 to 2004/5. On average there were 1,000 LTU persons in 1995/96 compared with around 165 in 2005/06. LTU proportions were 32% for 1995/96 and are currently 16.1% July The average proportions for the 5 year period 1995/96 to 1999/00 are 26%, and for the most recent 5 years are 13%, which is below the national and regional averages for the same period. From examining the District s LTU proportions for the period 2000/01 to 2004/05 in more detail, the proportions reduced steadily from 14% in 2000/01 to a plateau at around 9% in 2002/03 and 2003/4; but show a marginal increase to 10% 30 in 2004/ But again this has grown from July 2005 to July 2006 by 92.9%, the fourth longest rate of growth in Staffordshire including Stoke-on-Trent The highest rates of unemployment are concentrated in the following wards at July 2006: Cannock North 3.7% Cannock South 3.6% Cannock East 3.7% Hednesford North 3.0% These comprise 4 out of the worst 20 in Staffordshire (excluding Stoke-on-Trent). Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

25 Key Conclusions Cannock Chase District has a growing workforce. There is a heavy reliance on out-commuting for jobs. The jobs in the District, although fairly diverse, still have an above average reliance on the declining manufacturing sector. Wages and educational attainments are below average. Unemployment, although relatively low, is above average and in the short term appears to be on the increase. The Community Strategy and the Corporate Performance Plan The Local Strategic Partnership has set out in the Community Strategy Creating Change, the partnership s vision which is: By 2010 we will improve the quality of life in the District by: Achieving higher educational standards and developing lifelong learning. Providing opportunities for high quality employment. Improving long-term health. Ensuring that we can live and work in a safe and attractive environment The Council s Corporate and Performance Plan 2005/08 contains the vision that: By 2015 Cannock Chase District will be recognised as a place where everyone s lives are enriched by a strong cultural identity, vibrant local economy and pride in the outstanding natural environment The Council has set the following performance indicators relating to economic development which are relevant to planning employment land policy: To ensure that unemployment rates for the District do not exceed the county average by To reduce youth unemployment to the average for Staffordshire by To secure the creation of 750 new jobs over each 2 year period. To secure the provision of 15,000 m² of new commercial floorspace per year averaged over a 3 year period. Current Planning Policy Context 4.30 The Regional Spatial Strategy (RSS) (RP6 11 June, 2004) recognises the need for regeneration in Cannock and Rugeley at Policy UR2: Policy UR2: Towns and Cities Outside Major Urban Areas A. Local authorities and other agencies should seek to improve prospects in the following local regeneration areas by bringing forward local regeneration policies and programmes. Where possible access should be improved between concentrations of local deprivation and need within these towns and areas of economic opportunity, in line with policy T1. Any support for local regeneration programmes should not prejudice the need to focus resources within the MUAs. Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 23

26 Biddulph Kidderminster Rugby Tamworth Burton Upon Trent Leek Rugeley Telford Cannock Redditch Stafford Worcester B. The changing pattern of deprivation will continue to be monitored and the above list of local regeneration areas kept under review The main policy in the RSS relating to employment land provision is Policy PA6: Policy PA6: Portfolio of Employment Land A. Local authorities, AWM, local economic partnerships and other agencies should aim to provide and maintain a range and choice of readily available employment sites to meet the needs of the Regional economy. This portfolio should be developed in accordance with the Spatial Strategy and will include the following hierarchy of sites: (i) First tier sites/locations of Regional significance including: Regional Investment Sites (RIS) see policy PA7; Major Investment Sites (MIS) see policy PA8; Regional Logistics Sites (RLS) see policy PA9. (ii) Second tier, locally-significant employment for which development plans should establish the level and distribution for their areas within the following categories: Sub-regional Employment Sites high-quality attractive sites, generally 10 to 20 hectares in size in sustainable urban locations including market towns with potential to meet both cluster priorities and local needs. Sites in this category should be suitable to attract clients with an international/national/regional choice of location. Land in this category would usually need to be located on or have a direct link to the strategic highway network and be, or proposed to be, well served by public transport. Good Quality Employment Sites good quality sites suitable for locally based investment. Sites in this category are likely to exceed 0.4 hectares in size. This category may include larger sites which are some distance from the strategic highway network as well as sites within rural areas. Other Employment Sites land likely to be of interest only to local investors. Sites in this category are (likely to be either very small (less than 0.4 hectares in size) or only likely to be suitable for marginal or bad neighbour activities. This category may also include small sites within rural areas. B. In undertaking this task, local authorities, in conjunction with AWM, should identify: (i) future land needs, working closely with existing businesses and taking account of the needs of inward investors; (ii) the strategic priority given to Regeneration Zones in meeting employment needs within the Region; (iii) the potential for the maximum use of recycled land for employment purposes to meet these needs but to recognise that the use of some greenfield land will be required, albeit as a last resort; (iv) that in all cases land allocations should take account of the need to protect and enhance the Region s natural, built and historic environment; Site Allocations DPD Issues & Options - Background Information - May Cannock Chase Local Development Framework

27 (v) a classification of employment sites within their areas according to the above hierarchy both in development plans and for the purposes of regional monitoring through the RELS database; (vi) any deficiencies in the supply of land, especially within the MUAs, and action required to remedy this; and (vii) the extent to which office developments should be restricted on certain sites (in accordance with PA11) The Core Strategy Issues and Options identifies the following key issues for Economic Development: ISSUE 6 ECONOMIC DEVELOPMENT Land for economic development will need to be allocated in accordance with the Regional Spatial Strategy. Up to 2011, economic development will be focused on the completion of sites identified in the saved Cannock Chase Local Plan, including the Towers Business Park in Rugeley and Kingswood Lakeside Employment Park, Cannock. For the period , new employment land requirements will need to take into account the outcome of the partial review of the Regional Spatial Strategy. Site allocations will be based on the principles of sustainable development, which encourage access by public transport, walking and cycling to areas of employment and sustainable freight distribution. The siting of new developments will need to take into account the potential impact on air quality and possible increases in air pollution The RSS (Policy PA6) requires local authorities to provide a range and choice of readily available employment sites in accordance with a hierarchy of sites, i.e. first tier sites/locations of regional significance and second tier, locally-significant sites. The size of the District and constraints on location of new employment land (e.g. Cannock Chase AONB) suggest that it would be inappropriate to include proposals for first tier sites. The saved Staffordshire and Stoke-on-Trent Structure Plan, , makes provision for 80 ha of new employment land to be developed in the District up to This scale of provision was judged to be sufficient in quantitative and qualitative terms to meet the likely development targets of both local employers and inward investors. Taking account of land already developed from , land recently developed (20.1 ha) and land already committed (52.7 ha), there remains a balance of approximately 7.3 ha of new employment land still to be identified. The level of additional provision to be identified based on Structure Plan policy is therefore relatively small. The opening of the M6 Toll in 2003 has improved the accessibility and attractiveness of sites along this corridor and in particular at the Kingswood Lakeside Employment Park, Cannock. The relatively low take-up rates of employment land giving an average of 4.48 ha per year accelerated dramatically to ha in 2005/06. The current land availability position in relation to employment allocations in the Cannock Chase Local Plan 1997 as at April 2006 (i.e. land not developed or not under construction) is as follows: Site Allocations DPD Issues & Options Background Information - May 2007 Cannock Chase Local Development Framework 25