Doncaster Council. Five Year Deliverable Housing Land Supply. 1 st April st March 2018

Transcription

1 Doncaster Council Five Year Deliverable Housing Land Supply 1 st April st March 2018

2 Five Year Deliverable Housing Land Supply in Doncaster 1 st April st March Introduction 1.1 This statement sets out the Five Year Deliverable Housing Land Supply position in Doncaster. It covers the five year period from 1st April 2013 to 31st March 2018 and identifies a greater than five year supply with a 20% buffer. This Statement supersedes previous five year land supply statements. 1.2 This statement makes reference to the following published documents: DMBC: Residential Land Availability in Doncaster This details sites with planning permission and UDP allocations without permission as at 31st March It also provides completions information up to 31st March Reference is also made to the windfall analysis included in the previous RLA Report DMBC: Strategic Housing Land Availability Assessment (SHLAA) update March 2011 DMBC: Doncaster LDF Sites & Policies DPD Publication Draft August 2013 Doncaster LDF Core Strategy adopted May 2012 National Planning Policy Framework (NPPF) Advice Produced by The Department for Communities and Local Government (DCLG): "Demonstrating a 5 Year supply of Deliverable Sites" (except where superseded by the NPPF) DCLG publication Land Supply Assessment Checks (May 2009) Appeal decision AAP/F4410/A/12/ : Land East of Hatfield Lane, Armthorpe December The Requirement for a 5 Year Deliverable Housing Land Supply 2.1 The National Planning Policy Framework (NPPF) states (paragraph 47): local planning authorities should identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their requirements with an additional buffer of 5%...Where there has been a record of persistent under delivery of housing local planning authorities should increase the buffer to 20%... Footnote 11 states: "To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable. Sites with planning permission should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans". 1

3 3. The Doncaster 5 Year Deliverable Housing Land Requirement 3.1 The Doncaster LDF Core Strategy was adopted Its housing requirement is 1230 dwellings net per annum over the plan period Doncaster s 5 Year deliverable housing land supply position was tested at appeal in summer 2012 in respect of a proposed development East of Hatfield Lane, Armthorpe. The decision, issued December 2012 established a current need for a 20% buffer and concluded that Doncaster had a greater than 5 year supply with a 20% buffer. Whilst this Statement is based on evidence updated since then, the appeal decision established some general principles that are relevant; extracts from the Inspector s report and Secretary of State s decision letter are at Appendix The 5 year requirement April 2013 March 2018 with a 20% buffer is therefore 5 X = 7380 plus an allowance for shortfalls in completions in the plan period so far elapsed ( ). 4. Shortfall in Completions 4.1 Advice Produced by The Department for Communities and Local Government (DCLG): "Demonstrating a 5 Year supply of Deliverable Sites" states: Local Planning Authorities should use, where available, housing figures in adopted Development Plans, adjusted to reflect the level of housing that has already been delivered (within the lifetime of the current plan)". 4.2 The LDF Core Strategy base date is 1 st April 2011 and so the period for calculating shortfall is April 1 st 2011 to 31 st March 2013 (2 years). The housing target for this period is 2 X 1230 = Net completions in this period have been 773 (Council Tax completions detailed in RLA 2013). The shortfall is therefore = DCLG publication Land Supply Assessment Checks acknowledges that different methods of calculating requirement can be acceptable but its recommendation of good practice is simply that 5 Year Statements should clearly set out the calculation of the five year requirement including which development plan is relied on and how historic under/over supply is treated. The method used here (and included in Land Supply Assessment Checks as an example of good practice) is to annualise the shortfall in completions over the remainder of the plan period LDF Plan period: April 11 March 2028 = 17 years This Study period: April 13 March 2018 (5 Years) Plan period elapsed: April 11 March 13 (2 Years) Plan period remaining: April 2013 March 2028 (15 Years) The 5 Year shortfall figure therefore is 1687/15 = 112 X 5 = The 5 Year Deliverable housing requirement (with 20% buffer) is therefore 7940 or 1588 per annum 2

4 (1230 X 5 = % buffer annualised shortfall 560) 4.5 The 5 Year Deliverable Requirement without a buffer would be 6710 (1342 per annum) or 7018 with a 5% buffer (1403 per annum) 5. Sources of Deliverable Housing Land Supply 5.1 Sources of housing land supply that (in accordance with government guidance) could contribute to the 5-year deliverable supply comprise: 1. Planning permissions (outline or full) (source: RLA 2013) 2. Statutory Development Plan Housing Allocations without permission (source: RLA 2013) 3. Specific unallocated sites without permission that have the potential to make a significant contribution to housing delivery during the 5 year period. (Source SHLAA, Council on-line planning applications system) 4. Windfalls (source RLA 2013; RLA 2011) 5.2 The total capacity from sources 1-3 (stock of identified sites) is in excess of 14,000 dwellings; windfalls, the flow of unidentified sites, would be a considerable additional supply. 5.3 Sources 1-3 are a policy-on supply comprising sites where the principle of development is established. Sites being promoted for development contrary to current policy are excluded as are proposed new LDF allocations that would require the adoption of the LDF Sites & Policies DPD before they could be counted as statutory allocations. However not all of the capacity from these sources is deliverable within 5 years. The following sections and Appendices 1-3 set out the extent to which, and the basis on which, significant capacity from these sources has been excluded from the 5 year deliverable supply estimate The basis for the windfall estimate is also set out. 6. Planning Permissions 6.1 In accordance with the NPPF definition of deliverable sites, planning permissions should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans. Where such evidence exists these sites should be discounted. The Hatfield Lane appeal decision December 2012 established that otherwise it is appropriate to discount permissions in accordance with SHLAA lead-in times and build out rates. 6.2 The Report: Residential Land Availability in Doncaster 31 st March 2013 sets out planning permissions with a total remaining capacity of 9,705 dwellings. Significant discounting has been made in respect of large sites, in accordance with SHLAA lead-in times and build-out rates and/or in respect of sites where there is clear evidence of constraints. 6.3 The deliverable capacity is approximately 66% of total permissions capacity. Appendix 1 refers 3

5 7. Development Plan Housing Allocations 7.1 The Report: Residential Land Availability in Doncaster 31 st March 2013 sets out statutory UDP Housing Allocations without planning permission with a total remaining capacity of 4,021 dwellings. These Allocations are included within the 5 year supply only where SHLAA concludes that they are deliverable. Again, SHLAA lead-in times and build out rates are applied so that only that part of the capacity found to be deliverable is included within the 5 year supply. No deliverable allowance is made against those allocations which are proposed to be de-allocated through the LDF Sites & Policies DPD Publication Draft (even though in most cases the proposed replacement designation would support some windfall development) or where the Allocation is proposed to be phased beyond Phase The deliverable capacity is approximately 29% of total allocations capacity. Appendix 2 refers. 8. Other Specific Unallocated Sites 8.1 A small number of other specific unallocated sites have been included in the deliverable supply where planning applications were approved before 31/03/13 but where the S106 agreement was signed after this date or has yet to be signed and/or where they are expected to get planning permission in the near future and deliver within 5 years. Appendix 3 refers. 9. Windfalls 9.1 The NPPF states (paragraph 48): "Local planning authorities may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance should be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens". 9.2 The NPPF defines windfall sites as Sites which have not been specifically identified as available in the Local Plan process. They normally comprise previously developed sites that have unexpectedly become available. 9.3 Windfalls have accounted for 53% of all completions (source: RLA 2011) and have continued to comprise the majority of completions and are likely to continue to form a significant additional supply of housing opportunities in Doncaster over the next 5 years. Windfall completions totalled 3804 (543 per annum) of which 71% have been Brownfield. Excluding windfalls from residential intensification (which includes gardens) in accordance with the NPPF guidance would reduce the figure to 1321 or 188 per annum. A 5 year allowance based on this would be 5 X 188 =

6 10. Doncaster s Strategic Housing Land Availability Assessment (SHLAA) 10.1 This 5-Year Statement has been informed by Doncaster s SHLAA (2008 and updated 2009 and March 2011) which was produced by a stakeholder group that in addition to DMBC included the Regional Assembly; Home Builders Federation; Environment Agency; South Yorkshire Passenger Transport Executive; Natural England; CPRE; Transform South Yorkshire and others. SHLAA identifies a greater than 5-year deliverable land supply However SHLAA includes many policy-off sites that have no current planning status. This 5-year statement and SHLAA are therefore conceptually different but both identify a greater than 5-year supply of deliverable land. The SHLAA 5 year deliverable land supply is 9,333. It should be noted that many planning permission sites (including all sites below 0.4 HA) were not assessed through SHLAA and that therefore their deliverable capacity would be additional to this SHLAA 5 year figure This 5-year statement has had regard to the SHLAA as follows: Remaining UDP Allocations without permission and other "policy-on" sites without permission are included within the 5 year supply where SHLAA concludes they are deliverable SHLAA standard lead-in times and build-out rates agreed by the SHLAA group as part of the SHLAA methodology (see below) have been used as the discount rates applied to deliverable sites. No sites which have been found by SHLAA to developable from year 6 onwards have been included within the 5 year supply unless they have subsequently received planning permission. No sites which have been found by SHLAA to be un-developable have been included within the 5 year supply; this includes a number of UDP housing allocations. None of the policy-off sites found by SHLAA to be deliverable but which would require a new LDF allocation to support their development for housing have been included within the 5 year supply even where such sites are proposed for allocation through the LDF Sites & Policies DPD (for example sites in Green Belt, Countryside Policy Area or Open Space Policy Area) 10.4 SHLAA Build-Out Rates and Lead-in Times were agreed by the SHLAA group as part of the SHLAA methodology and reflect normal market conditions: Assume average-build out rate of 40 per annum per developer per site (being an average based on an assumption of dwellings or where an element of flats is involved) Assume larger sites (200+ units) will be built out by 2+developers and that the average build out rate will be doubled i.e. 80 per annum 10.5 Lead-in times will be influenced by planning status and by size of site; the following assumptions are made: Site with permission -6 months Small urban site or allocation without permission (up to 50 units) -1 year 5

7 Larger urban site or allocation without permission (50+ units) -18 months Urban extension site with no planning status -2 years. Such sites are included in SHLAA but do not form part of the 5-year supply in this Statement Notwithstanding the above, where development has commenced on-site no lead-in time has been applied 10.7 Applying the above, an allocation without permission with a capacity of 1000 dwellings would have an assumed lead-in time of 18 months (leaving a development time of three and a half years within the five year accounting period) and a build out rate of 80 per annum over this period giving a deliverable capacity of 280. If the site has permission then the deliverable capacity would be 360 or 400 if development has already commenced. 11. Local Development Framework Sites & Policies DPD 11.1 The LDF Sites & Policies DPD published 5 th August 2013 (Submission programmed October 2013) allocates more than 15 years housing land. The document with Table setting out proposed allocations can be viewed on the Council s web site: 0-%20Publication%20Version pdf 11.2 Some of the Allocations have planning permission or are committed housing renewal schemes and are not subject to phasing whilst other sites are identified as Phase1 ( ), Phase 2 ( ) or Phase 3 ( ) and are subject to phasing policy set out in the Core Strategy (Policy CS10). Some larger/later Phase Allocations have some capacity phased beyond the plan period Those proposed No Phasing Allocations that still have permission as at 31/03/13 (or are committed housing renewal schemes) have been included in the 5 year supply and subjected to discounting as set out. Those where permission has subsequently lapsed have not been included in the 5 year supply. These include for example the site at Stevens Road, Balby (capacity 196) even though this is the subject of a current application A few Phase 1 Allocations without permission as at 31/03/2011 have subsequently received permission and are included in the 5 year supply for that reason. Phase 1 Allocations that are existing UDP Allocations are included but subject to discounting as set out. New Phase 1 Allocations without permission are not included in the 5 year supply pending adoption of the DPD (even where they had permission as at 31//03/2011) except for 3 sites where the principle of development does not require adoption of the DPD and where sufficient work in support of disposal and development clearly supports the expectation of delivery within 5 years; these are included at Appendix The DPD Phase 2 Allocations from 2016 onwards include sites in the Main Urban Area with a combined capacity of an additional 3450 dwellings of which 57% are Greenfield. Phase 2 allocations in the Principal Towns (assuming a Phase 2 6

8 allocation in the Armthorpe Neighbourhood Plan of around 400) would add another 800 of which half would be Greenfield. The Stainforth/Hatfield (Potential Growth Town) allocation is nominally Phase 2 and has a capacity of 1200 (all Greenfield). Phase 3 Allocations provide a further supply of housing land (capacity approximately 1450 dwellings) and total allocated capacity is approximately 21,200 dwellings, i.e. nearly 3000 more than the requirement None of this Phase2/3 land has been included within the 5 year supply because the allocations have yet to be approved through the LDF process. However the timescale for adoption of the DPD (Spring 2014) and the fact that Phase 2 sites would be eligible for release from 2016 onwards (or indeed earlier if the requirements of Policy CS10 are met) means that there would be potentially deliverable land from this supply within the 5 year period An allowance has been made (Appendix 3) against the Phase 2 sites of Rossington Colliery and Doncaster Waterfront (part) because these are subject to applications that have been approved subject to S106 Agreements and are expected to deliver within 5 years. 12. Summary & Conclusion 12.1 The 5 year requirement is 5 X the Core Strategy annual net housing target (1230) plus a 20% buffer (1230) plus the shortfall in completions annualised over the remaining plan period (560) and so is 7940 or 1588 per annum Deliverable housing land supply is made up from: Planning permissions capacity as at 31/03/13 = 9705 but discounted in accordance with SHLAA lead-in times and build-out rates and clear evidence of constraints to deliverable capacity so is reduced to 6406 Existing statutory Housing Allocations without permission = 4021 but discounted in accordance with SHLAA and to take account of those proposed for de-allocation or phasing beyond Phase1 in the LDF Sites & Policies DPD Publication Draft so is reduced to 1196 Other specific sites expected to contribute to 5 year supply = 2385 discounted in accordance with SHLAA and known constraints to deliverable capacity so is reduced to 1105 Projected windfalls based on detailed published evidence of past windfall completions rates = 2715 discounted to exclude those resulting from residential intensification so is reduced to No deliverable supply has been included from policy-off sources including proposed LDF Allocations where adoption of the LDF is necessary to establish the principle of residential development even where SHLAA concluded such sites were deliverable. Sites included in previous 5 Year Statements because they had planning permission have not been included where permission has subsequently lapsed The total policy-on housing land supply is therefore 18,826 dwellings capacity and the 5 year deliverable housing land supply is 9,647 dwellings capacity. The 5 Year deliverable supply is therefore 51% of the total policy-on supply. This is summarised in Table 1 below. 7

9 12.5 The five year deliverable land supply with a 20% buffer is therefore 6.07 years. (Supply: 9,647 divided by annual requirement: 1588 = 6.07) 12.6 The five year deliverable supply with no buffer would be 7.18 years Table 1: Deliverable Housing Land Supply Land supply source Net capacity remaining on permissions as at 31/03/2013 Capacity remaining on UDP allocations Other specific sites expected to contribute to 5 year supply Published Data source Total capacity Discounting 5 Year Deliverable capacity RLA (66% of total permissions) RLA (29% of total allocations) Council on-line planning applications system; SHLAA Future windfalls RLA 2011 windfall analysis (46% of other identified sites) 2715 (543 per annum) (188 per annum excluding residential use) (34% of total windfalls) Total (51% of total policy-on supply) 8

10 Appendix 1: Planning Permissions Discounting The following large sites with permission are discounted in accordance with SHLAA lead-in times and build out rates: Site Basis for discounting Total Capacity Discounting Deliverable Supply Hayfield Green, Auckley reserved matters approved April 2013 and on-site so no lead-in; deliverable capacity 5 X Carr Lodge/ Woodfield Plantation, Balby Manor Farm, Bessacarr Waterdale McCormick site, Wheatley Hall Rd Bombardier site, Hexthorpe 80 = 400 reserved matters for Phase 1 approved and onsite so no lead-in; HCA plan to submit Phase 2 well before Phase1 builds out; deliverable capacity 5 X 80 = 400 reserved matters approved for Phase 1 for 276 and until a rail underpass is constructed there is a requirement that no more than 150 dwellings can be occupied; the projected construction of the rail underpass is December 2015 and on this basis it is reasonable to assume that 5 year delivery will be restricted to Phase1 (276) reserved matters for Phase 1 approved and onsite so no lead in; deliverable capacity 5 X 80 = 400 no reserved matters; 6 months lead-in; deliverable capacity 4.5 X 80 =360 reserved matters for whole site approved and site remediation work done so no lead-in; deliverable capacity 5X80= Sub total

11 The Hatfield Lane decision established that a number of smaller sites should also have discounts applied because of known or likely intentions of developers/ landowners to bring forward replacement smaller capacity schemes or because permissions were likely to lapse. In all but the 2 cases below these replacement schemes have come forward and the permissions that were likely to lapse have now lapsed and the 2013 permissions position reflects these changes. The following permissions discounts agreed at the Hatfield Lane Inquiry have not lapsed or been subject to replacement schemes and so these discounts are applied here: Grove Farm, Kirk Sandall Lakeside Plot 6 Owner/developer has indicated that a replacement scheme of around 80 is more likely than the current permission for 136 Owner (DMBC) expects a lower density scheme closer to 200 than the current permission for Total Other discounts applied in the Hatfield Lane decision related to the previous accounting period or to lead-in times for sites that were approved subject to S106 agreements but where the decision had not been issued at the base date; these discounts are not relevant to this new 5 Year Statement Total permissions discounting: 3299 Full details of residential permissions are set out in the DMBC Report: Residential Land Availability in Doncaster 31 st March Extract from RLA Summary Table1: Net permissions capacity remaining as at 31/03/11 (Table A) 3897 Net new permissions capacity granted 2011/12 (Table B) 1723 Net new permissions capacity granted 2012/13 (Table C) 4858 Completions 2011/12 (Table D) 457 Completions 2012/13 (Table E) 316 Permissions capacity as at 31/03/13 A+B+C (D+E)

12 Appendix 2: UDP Allocations Without Planning Permission Remaining UDP allocations without permission have a total capacity of 4021 and are set out in the Tables below. They have been assessed through SHLAA and the LDF Sites & Polices DPD site assessment work; those indicated * in the Tables below (with a combined capacity of 993) are proposed for de-allocation through the Publication Draft LDF Sites & Policies DPD and deliverable capacity is therefore assumed to be 0. In most cases de-allocation is proposed because of doubts about delivery rather than site suitability and the proposed replacement designation would allow for windfall development. Those remaining UDP allocations which are proposed to be allocated through the DPD have capacities reflecting those set out in the Draft DPD. Of the allocations that are to be allocated through the LDF, some (with a combined capacity of 1606) are proposed in the Publication Draft DPD to be phased beyond Phase 1 of the plan period (although Core Strategy phasing policy would allow for them to come forward in Phase 1 if policy conditions are met) and deliverable capacity is assumed to be 0 against these sites also. In addition two large allocations without permission (Alexander Street/North Eastern Road, Thorne; Brodsworth Colliery) are assumed, in accordance with SHLAA, to have an 18 month lead-in time which would give them each a deliverable capacity of 280. This would be a reduction against the combined capacity of these sites of Year Deliverable Capacity for remaining allocations is therefore 1196 or 30% of the total allocations capacity 4021 ( ) =

13 Remaining UDP Brownfield Allocations Site Ref UDP Policy Site Ownership 12 PH1 (2/01) *R/O Roberts Road/ Orchard Street, Balby 9 PH1 (2/08) *Methodist Church, Highfield Road 41 PH1 (3/12) *Land off Churchfield Lane, Bentley 17 PH 1 (3/20) *Old Landsdale Yard, Bentley HCA 31 PH1 (3/22) Brodsworth Colliery 64 PH1 (3/26) Dons Rugby Ground, Bentley Road, Bentley 83 PH1 (5/07) *Bull Green, Mexborough (BF Part) Estimate Capacity 9 PH1 (5/09) Garden Street South, Mexborough DMBC 19 *The Manor House, Church Street, 10 PH1 (8/01) Armthorpe PH1 (9/18) *St. Nicholas Road, Thorne RP5 Askern Colliery Discounted 5 year capacity SHLAA finding that site is not developable in plan period 0 Not assessed by SHLAA but doubts about delivery 0 SHLAA finding that site is not developable in plan period 0 Not assessed in SHLAA but doubts about delivery 0 Permission lapsed 2012/13. Assume 18 month lead-in and deliverable 280 SHLAA: Suitable yes; available 6-10 years; developable 6-10 years so 0 and this is reflected in DPD phasing SHLAA finding that site is not developable in plan period 0 SHLAA: Suitable -yes; available first 5 years; deliverable 16 but phased beyond Phase 1 in draft DPD so 0 Not assessed by SHLAA; site developed for alternative use 0 SHLAA finding that site is not developable in plan period 0 Permission lapsed but new application now submitted for both the Brownfield colliery site and adjoining Greenfield land that was part of the UDP allocation. HCA envisage 2014 start so deliverable capacity of

14 38 PH1 (9/29) Land adj. water tower, Field Rd, Thorne 22 Total Capacity Year Deliverable Capacity 559 SHLAA: Suitable yes; available 0-5 years; deliverable. Permission lapsed and allocated to Phase 2 in DPD so on allocations to be de-allocated (sites indicated*); 196 to be phased beyond Phase 1; 120 discounted due to large site lead-in/build out; Remaining UDP Greenfield Allocations Site Ref UDP Policy Site Ownership Estimate Capacity Discounted 5 year capacity 30 PH1(2/12) *Land off Rosehill Rise, Bessacarr DMBC 258 Site is unavailable so 0 16 Ph1 (2/16) Howbeck Drive, Edlington DMBC 50 SHLAA: Suitable -yes; available first 5 years; deliverable 50 but phased beyond Phase 1 in draft DPD so 0 39 PH1 (2/20) Littlemoor Lane/Orchard Street, Balby DMBC 48 SHLAA: Suitable -yes; available first 5 years; developable 6-10 years so 0 (and this is reflected in proposed DPD phasing) 42 PH1 (2/23) Ivor Grove, Balby DMBC 51 SHLAA: Suitable -yes; available 6-10 years; developable 6-10 years so 0 (and this is reflected in proposed DPD phasing) 11 PH1 (3/15) Owston Road, Carcroft DMBC 131 SHLAA: suitable yes; available first 5 years; deliverable (part)/developable 6-10 years so 50 but but phased beyond Phase 1 in draft DPD so 0 13 PH1 (3/16) Phase 1, Rostholme, Bentley 100 PH1 (3/17) Phase 2 (b) Rostholme, Bentley SHLAA suitable -yes; available first 5 years; developable 6-10 years so 0 15 PH1 (3/18) Phase 3, Rostholme, Bentley DMBC 638 (and this is reflected in proposed DPD phasing) SHLAA suitable -yes; available and developable remainder of plan period 16 PH1 (3/19) Norwood Drive, Bentley DMBC 46 so 0 and this is reflected in proposed DPD phasing 79 PH1 (3/29) *West of A19 Askern Road, Bentley 74 Site since developed for alternative use so 0 6 PH1 (4/19) Land off Ashton Lane, Braithwell 14 SHLAA: Suitable -yes; available first 5 years; deliverable PH1 (4/20) Land off Great North Road 19 SHLAA: Suitable -yes; available 6-10 years; developable 6-10 years so PH1(5/03) Hill Top, Denaby DMBC 192 SHLAA: Suitable -yes; available first 5 years; deliverable 125 but phased beyond Phase 1 in draft DPD so 0 13

15 Site Ref UDP Policy Site Ownership Estimate Capacity Discounted 5 year capacity 23 PH1 (5/04) *Doncaster Road, Conisbrough 11 Not assessed by SHLAA; doubts about delivery so 0 38 PH1 (5/07) Bull Green, Mexborough (GF part) 67 SHLAA: Suitable -yes; available first 5 years; deliverable so PH1 (5/11) *Part Schofield St Allotments, Mexborough DMBC 30 SHLAA finding that site is not developable in plan period so 0 PH1 (5/12) Park Road Allotments, Mexborough 11 SHLAA: Suitable -yes; available first 5 years; deliverable PH1 (5/16) Clayfield Avenue, Mexborough 67 SHLAA finding that site is not developable in plan period so 0 3 PH1 (7/03) Off Spa Terrace, Station Road, Askern 84 SHLAA: Suitable -yes; available 6-10 years; developable 6-10 years so 0 (and this is reflected in proposed DPD phasing) 2 PH1 (7/10) R/O Greenacres, Highfield Road, Askern 99 SHLAA: Suitable -yes; available 6-10 years; developable 6-10 years but part of site has permission post March13 and DPD Phase 1 so 99 6 PH1 (8/09) Church Balk 2, Edenthorpe DMBC 80 SHLAA: Suitable -yes; available first 5 years; deliverable 80 4 PH1 (9/08) *Doncaster Road, Stainforth DMBC 23 SHLAA suitable -yes; available and developable 6-10 years so 0 30 PH1 (9/15) * Marshland Road, Moorends 61 SHLAA finding that site not developable in plan period 26 PH1 (9/19) *Land R/O Broadway, Dunscroft DMBC 53 SHLAA: suitable -yes; available and developable 6-10 years so 0 Alexander Street/North Eastern Road, / SHLAA: suitable yes; available first 5 years/6-10 years; deliverable 29 PH1 (9/21) Thorne part DMBC 386 (part)/developable 6-10 years so PH1 (9/22) Adj 46 Marshlands Road, Moorends 20 SHLAA: Suitable -yes; available first 5 years; deliverable PH1 (9/24) *R/O Wyke Well, South End, Thorne 19 SHLAA finding that site is not developable in plan period so 0 30 PH1 (9/27) R/o Finkle Street, Stainforth PH1 (9/28) SHLAA: Suitable -yes; available first 5 years; developable 6-10 years but currently being pursued and proposed Phase1 in DPD so 66 East View Farm, Marshland Road, Moorends 84 SHLAA finding that site is not developable in plan period so 0 59 PH1 (9/32) *R/O High Street, Dunsville 27 SHLAA finding that site is not developable in plan period so RP7 *White Lane/Union Road, Thorne 93 SHLAA: Suitable -yes; available 6-10 years; developable 6-10 years so RP7 *South End Marina, Thorne 207 SHLAA: suitable-yes; available and developable 6-10 years so 0 Total Capacity Year Deliverable Capacity on allocations to be de-allocated (*) ; 1410 to be phased beyond Phase1; 106 discounted due to large site lead-in/build out; 14

16 Appendix 3: Other Specific Unallocated Sites that have the potential to make a significant contribution to housing delivery during the 5 year period Site Reason for inclusion in 5 year deliverable supply Total Capacity Discounting Deliverable Supply Former Rovers Proposed DPD Phase 1 Allocation. Council-owned site opposite Racecourse likely to be attractive to market; Ground, preferred developer/ partner selected by Council; planning Belle Vue application to be determined in near future; expected to Blood Stock Sales site, Belle Vue Skanska site, Bentley Askern Saw Mills, Askern Doncaster Waterfront deliver entirely within 5 years. Proposed DPD Phase 1 Allocation. Council-owned site to be marketed in near future. Opposite Racecourse likely to be attractive to market but no application yet Proposed DPD Phase 1 Allocation. Planning application pending issuing of decision- awaiting signing of S106 Proposed No Phasing DPD Allocation. Planning application approved within 2012/13 accounting period and decision issued shortly after. Part of larger mixed-use scheme which is proposed DPD Phase 2 but this part of the site is subject to a private sector planning application which has been approved subject to S106 Agreement; a road infrastructure scheme by the Council to access the site and provide a spine road through the larger site is currently under construction (Summer 2013) and this part of the Waterfront site is deliverable within 5 years Former Proposed DPD Phase 2 (nominal) Allocation but planning

17 Rossington Colliery application approved subject to S106 Agreement. Development expected in 2015 following tip washing; assume therefore 2.5 years development at 80 per annum = 200 Willow Estate, Thorne Phase 2/3 Kingsway Estate, Stainforth Windhill Estate, Mexborough Proposed DPD No Phasing Allocation. Housing renewal scheme being led by the Council. Phase 1 has permission for 42 which is already accounted for; Phase 2 application is imminent. Whole site expected to deliver well within 5 years. 69 is the balance of the site without permission Proposed DPD No Phasing Allocation. DMBC housing renewal scheme; site fully cleared and private sector development partner/buyer being established; expected to commence within 2 years. Proposed DPD No Phasing Allocation. DMBC housing renewal scheme; site fully cleared and plan to deliver within 5 years but currently no firm plans Assume 40 per annum over 3 years =120 so discount Commitment but no firm plans so discount 142 Total

18 Appendix 4: Extracts from Secretary of State s letter and Inspector s Report in respect of S78 Appeal by MPSL Planning & Design re land east of Hatfield Lane, Armthorpe, Doncaster APPLICATION REF: 10/01725/OUTM DCLG REF: AAP/F4410/A/12/ Decision letter dated 6 December 2012 The Secretary of State s letter stated at paragraph 13. For the reasons given at IR , the Secretary of State agrees with the Inspector s conclusion at IR137 that a buffer of 20% over the basic five year requirement is appropriate in this case, giving a total housing land requirement of 7,380 dwellings. Furthermore, for the reasons given at IR , the Secretary of State agrees with the Inspector s summary of the supply position in the table set out at IR141 and his conclusion at IR142 that, as the supply figure of 8,567 dwellings exceeds the five year requirement of 7,380 dwellings, there is no over-riding need to release the appeal site to contribute towards a five year supply of deliverable housing land. Against that, he also agrees with the Inspector that some weight should be given to the benefits of providing additional housing land at Armthorpe (IR142); and that the delivery of a sizeable amount of affordable housing would be a significant benefit (IR146) The Inspector s Report set out the 5 year deliverable housing land requirement including the logic for a 20% buffer at paragraph 137: I appreciate that in recent years economic circumstances are likely to have contributed to the shortfall, but there has nevertheless been a persistent under delivery of housing. Accordingly I have reached the view that a buffer of 20% (1,230 dwellings) is appropriate in this case. That gives a total housing land requirement of 7,380 dwellings. He accepted the contribution to 5 year deliverable supply from windfalls at paragraph 138: The main parties agree that there would be a contribution of 940 dwellings from windfall sites He supported the use of SHLAA lead-in times and build-out rates (except where there was clear evidence of site constraints) as the basis for calculating the deliverable supply from planning permissions at paragraph 140: In a number of cases the Appellant argues that there should be substantial reductions in the number of dwellings likely to be delivered due to ownership difficulties, its assessment of the intentions of developers, and existing completion rates. There is little direct evidence to support the points made, and many of the factors referred to could change within a five year period. On the other hand I consider that in several instances the Council s figures for deliverability do not properly reflect the period of time for build out to occur or site constraints. Insofar as the S106 sites are concerned, these are sites which had not been granted planning permission at the base date of the assessment. 17

19 Consequently the lead-in time, in accordance with the SHLAA, would be 18 months, and the build-out rate over the remaining 3.5 years would give a total of 840 units, as calculated by the Appellant. He concluded in respect of housing land supply at paragraph 142: A supply figure of 8,567 dwellings exceeds the five year requirement of 7,380 dwellings. Consequently I consider that there is no over-riding need to release the appeal site to contribute towards a five year supply of deliverable housing land. Nonetheless, the provision of additional housing would contribute to economic growth, and it would ensure a level of provision which would be consistent with its status as a principal town. I give some weight to these benefits of providing additional housing land at Armthorpe. 18