Breckland Strategic Housing Land Availability Assessment Review 2011
Meeting: 18/10/2011 - Cabinet (Item 75)
Report of Mark Kiddle-Morris, Executive Member for Assets and Strategic Development.
- SHLAA 2011 Cabinet 18.10.11, item 75 PDF 12 MB
- Appendix D - Viability costs s106 timings, item 75 PDF 19 KB
- Appendix D - Viability results, item 75 PDF 22 KB
- Appendix D - Viability sales & aff values, item 75 PDF 19 KB
The Principal Planning Policy Officer presented the report which advised Members of the outcome of the Strategic Housing Land Availability Assessment (SHLAA) Review 2011 and the implications of the use of the study as evidence to support future forward planning and development decisions.
Breckland Council produced its first SHLAA in 2008 and had been updated to reflect changing housing market conditions since the initial study and to take account of changes in National Policy since 2008.
The initial SHLAA had been developed with input provided by a Steering Group comprising of Officers of the Council and local and regional representatives from the development industry. The Steering Group had confirmed that the methodology used to produce the document remained robust and was suitable for use in 2011; albeit with some minor amendments. These amendments reflected the Coalition Government’s recent abolition of the national indicative minimum housing density, therefore, the housing density multipliers for 2011 had been slightly reduced and had also reflected the recent changes in demand from consumers.
The outputs of the study, in terms of potential supply coming forward, were highlighted. The Principal Planning Policy Officer stressed that this document was very much a hypothetical exercise and was policy neutral and that these were the maximums of housing levels that could be delivered to inform strategies going forward. It provided the Council with an indication of what was plausible and was stating that it had enough housing land.
In terms of the implications for the Council’s five year supply of housing land, it was considered that only a total of six brownfield sites that had been identified in the SHLAA could be included. These six sites could yield a total capacity of 243 dwellings.
In terms of viability, the model indicated that the Greenfield Urban extensions typologies covering Attleborough and Thetford might not be viable at the present time as the residual land value was below the expected minimum sales level.
In concluding his report, the Principal Planning Policy Officer stressed that the SHLAA was a computer generated hypothetical housing land supply technical exercise and it was important to remember that its findings did not themselves determine whether or not a site should be allocated for development through the LDF or granted planning permission for housing. Land would be allocated for development through the plan making process and would be subject to significant public consultation. Applications for planning permissions would still have to be determined by the Council based upon their own individual merits and having taken into account the Policies of the Development Plan and all other material considerations.
The Executive Member for Internal Services represented one of the Wards classed as a Service Centre and had been asked, in the past, if he would support development in the village for no more than 50 homes. He asked for Officers views on development as this figure had now increased and although he was not adverse to development the Parish Council had carried out a survey where it was ... view the full minutes text for item 75