ED026 An Update to the Housing Land Supply in the LDP

CONWY LOCAL DEVELOPMENT PLAN EXAMINATION
MAC112
DOCUMENT: AN UPDATE TO THE HOUSING LAND SUPPLY IN THE LDP
DOCUMENT DATED: 18TH APRIL 2013
1.
Introduction
1.1.
This statement provides a brief update to the housing land supply for
consideration in the Conwy LDP. It is based on the commentary
provided in the 2012 JHLAS Report, with additional detail provided
where relevant.
1.2.
MAC112 to which this document relates is for an amendment to Policy
HOU/1 and to the LDP housing supply due to new planning
permissions being granted since the April 2012 base date of the 2012
JHLAS. Glyn Farm and Dolwen Road, previously included in the LDP
contingency sites are of primary interest, although other permissions
are also relevant. The housing supply resulting from these changes is
provided in Appendices 3 - 6. Other changes to potential land supply
in the form of planning applications awaiting determination or likely to
be submitted soon are also considered.
2.
Sites with Planning Permission
2.1
The following sites have planning permission and their development
will provide additional sources of supply in future JHLA Studies.
2.2
Glyn Farm, Colwyn Bay (39 units)
Glyn farm, which had been identified as a contingency site for 130
dwellings in the emerging LDP was recently granted permission on
appeal for 39 dwellings; directly impacting on the status of the site in
the LDP. The site that has been granted permission is smaller than
that which was listed as a contingency site (Appendix 1) and is at a
very low density of 12 dwellings per hectare, explaining the difference
in the number of units. The part of the contingency site that was not
included in the application is large enough for approximately 27
dwellings (based on density of 30 dph).
2.3
Interleisure Site, Towyn (approx. 140 units)
After a long hiatus, work has recommenced at the Interleisure site,
Pensarn. The site has previously been excluded from the five-year
supply, on the basis that it was a former allocation that was unlikely to
be developed. Recently however progress has been made. Following
clarification with DC officers the site appears to have extant permission
(1/AGT/4958) dating from 1981 for 192 chalets with no occupancy
conditions. With development having re-started, this site should be
included as part of the five year supply in the future.
2.4
Following discussions with the Agent, it has become evident that
although the permission is for 192 chalets, this number of units will not
be completed. This is for two reasons; as part of the development of
the Gwynt y Mor off shore wind farm, a 40m easement crossing the site
protects new electricity cables; reducing the developable area
(Appendix 2). Secondly, it is the owners’ intention to seek an
amendment to the planning permission, to provide a development more
suited to permanent residential use than the chalets for which the
existing use was granted. This would lower the density and further
reduce the number of dwellings on the site to approximately 140 units.
2.5
Former Slater’s Garage, Abergele (approx. 28 units)
A recent application from North Wales Housing Association for
approximately 28 AHLN units has been approved. This will contribute
a brownfield site to the land supply, providing a combination of houses
and apartments in an area that has recently seen few permissions
granted.
2.6
Land adjoining Fernbank, Llanfairfechan (24 units)
Outline planning permission has previously been granted for
development of this site. A recent application was approved to extend
the period for submission of reserved matters. This permission
demonstrates continued interest in the site and returns it to the five
year supply.
2.7
Deganwy Castle Hotel (26 units)
The renovation and part change of use of the Deganwy Castle Hotel
was granted permission in 2012, with construction now well underway.
2.8
Albini House, Llandudno Junction (48 units)
This application for the third and final phase of development was
approved for 48 dwellings. The two previous phases were for 58 and
36 units respectively, bringing the total number of dwellings to 142, in
comparison with the 126 units that are included in the 2012 JHLAS,
based on the figure included in the original outline application. This
application therefore results in an increase of the number of dwellings
on the site by 16 units.
3.
Sites likely to have applications determined prior to LDP adoption
3.1
Applications for development on the following sites are either awaiting
a decision or are likely to be submitted in the near future. Between
them, the sites have capacity for approximately 361 units, although a
number of these are already accounted for in the LDP.
3.2
Ty Mawr, Old Colwyn (approx. 255 units)
This site was originally allocated for housing in the Colwyn Borough
Local Plan has not been included in the five-year supply for some time.
Some initial work, including a development brief, was undertaken in the
past although a planning application was not submitted at the time.
This work has now re-commenced in earnest, with a planning
application likely to be submitted in spring 2013. The site is already
included as an allocation in the Conwy LDP, so granting of permission
would not increase the housing land supply in LDP terms although it
will provide certainty to allow the site to be included in subsequent
JHLA Studies.
3.3
Dolwen Road, Colwyn Bay (71 units; loss of 40 units contingency)
Similar to Glyn Farm, Dolwen Road has been included in the LDP as a
contingency site, but an early planning application was turned down at
committee. The applicant appealed the decision but after giving further
consideration to the Glyn Farm decision, Committee has now resolved
not to contest the appeal. It is now for the applicant to decide whether
to proceed with the appeal or to submit a new planning application,
however the principle for development has now been accepted by both
officers and members on the basis of the lack of a five year housing
land supply.
3.4
Plas Dulas, Llanddulas (15 units)
This site has been approved for development, with commencement
anticipated soon following final determination, subject to signing of
S106 relating to open space.
4.
Awaiting call-in request decision
4.1
One further site is awaiting a final decision, following Planning
Committee resolution against officer recommendation:
4.2
Land off Gwellyn Avenue, Kinmel Bay (102 units)
This site was included as an allocation in the earlier stages of the LDP
preparation but removed owing to the flood risk in this area, comments
received from EAW and the lack of certainty over flood defence
improvements required to ensure this site can be delivered. In
accordance with this stance, officers recommended refusal when a
planning application was submitted however it was approved at
committee. EAW have requested a call-in from WG owing to their
previous concerns relating to development in this area. At the
application’s second appearance at Planning Committee, it was
resolved to defer a decision on this site, awaiting WG’s response to the
call-in request which has not yet been forthcoming.
5.
Changes to LDP housing supply
5.1
Glyn Farm is the only site so far for which granting of permission has
directly affected an LDP site. As such, this must be taken into account
and the Council proposes to remove the existing contingency site for
130 dwellings and replace it with an allocation for 39 in line with the
permission granted. The remaining part of the site should then be
retained for contingency. Appendix 3, Scenario 1 provides the
resulting housing supply.
5.2
Four other large sites have also received planning permission since
April 2012 (Slaters, Fernbank, Deganwy Castle and Albini House),
which the Council believe should be added to the housing supply in the
LDP. In total, these sites will contribute a further 94 units that were not
included in the 2012 JHLAS, used as the basis for updating the
housing land supply in MAC091. The LDP housing land supply
resulting from this change is shown in Scenario 2 (Appendix 3).
5.3
One further site, Dolwen Road has not yet been granted permission but
for the reasons given in 3.3 above it is proposed to change this site
from a contingency site to an allocation, consistent with the change
made to the Glyn Farm appeal site. This results in a loss of 40 units
from contingency and a gain of 71 units as an allocation, as shown in
Scenario 3 (Appendix 3).
5.4
The changes that would result from the inclusion of the Interleisure site
for 140 units, as described in 2.3 above, are shown in Appendix 6.
This is provided for information only; to demonstrate how this site
would affect the land supply and distribution of development. It would
be inappropriate to add all of the remaining sites listed above to the
land supply, as there is still a degree of uncertainty over several of
them, however an update on further changes to sites will be provided
when appropriate.
5.5
If new permissions are to be taken into account, then for consistency
consideration should also be given to sites included in the five year
supply of the 2012 JHLAS whose permissions may lapse. None of the
permissions for these sites have so far expired since April 2012,
although some may expire prior to LDP adoption unless work has
commenced on the site. Further information can be provided later as
work on the 2013 JHLAS progresses, although the final report will not
be completed before adoption.
7.
Impact on Contingency
7.1
Changes to the status of sites due to applications at Glyn Farm
(permission granted) and Dolwen Road (anticipated) affect not only the
land supply in the LDP but the level of contingency available, to provide
flexibility, in accordance with Soundness Test CE4. Both of these sites
were included in the submission as contingency sites for a total of 170
dwellings.
7.2
Glyn Farm was granted permission for 39 units. Even after removing
130 units from the contingency level of 665 and adding 39 to the supply
(based on the table included in the Initial Schedule of Matters Arising
Changes) the total resulting housing supply of 6995 meets the
requirement for 6350 dwellings plus 10% contingency; with some of
this flexibility coming from oversupply, not specific contingency sites.
This is the ‘worst case scenario’. In practice, part of the Glyn Farm site
also remains (Appendix 1), which it is proposed to be retained as
contingency (Appendix 3, Scenario 1).
7.3
Other sites, as listed in 2.5 – 2.8 have been granted permission since
April 2012, providing additional sources of supply (Appendix 4) and
giving a substantial buffer over the housing level required. Should the
site at Dolwen Road be granted permission, as we anticipate following
Committee’s recent resolution, the loss of a contingency site would be
replaced with a relatively large supply of 71 dwellings (Scenario 3,
Appendix 3). Thus, the 170 contingency units referenced above would
be replaced with two sites with permission for 110 dwellings, a
contingency site to accommodate approx. 27 units (at 30 dph) plus
three additional sites for a total of 78 units.
7.3
Scenario 3 would therefore result in a housing total of 7147, with
flexibility for 797 or more than 12.5% over the 6350.
6.
Summary
The Council proposes Matters Arising Changes to update the housing
supply by:
•
Amending policy HOU/1 to include 39 dwellings at Glyn Farm as
an allocation and 27 dwellings on the remaining part of the site
as contingency.
•
Amending policy HOU/1 to include 71 dwellings at Dolwen Road
as an allocation and removing 40 units from the contingency
supply.
•
Including the four sites listed in 2.5 – 2.8 as part of the permitted
supply, providing an additional 94 units.
The table in Scenario 3 demonstrates how this will affect the housing
land supply in the LDP (Table HOU1a). The remaining information is
provided to the Inspectors to help inform their decision relating to the
Land Supply in Conwy. Updates on any further changes to sites will be
provided when appropriate.
Appendix 1 – Glyn Farm, Colwyn Bay
Map showing the differing areas of the Appeal site (red dashed outline) and
contingency site (orange hatched site).
The SE corner of the contingency site provides approx. 0.9 ha of developable
land (bounded to the north by woodland including some TPOs) that was not
included in the appeal site.
Appendix 2 - Interleisure Site, Pensarn
Map showing the site with extant permission for 192 chalets for unrestricted occupation (red dashed outline) crossed by the Gwynt
y Mor easement (hatched blue. Following a further application on the site, Areas A and C could provide approx. 140 units at 30
dph.
Appendix 3 – LDP Housing Land Supply Table Changes
Scenario 1 (Glyn Farm)
This table shows the LDP supply in Scenario 1 – based on the table included in the previous MAC report and adding 39 units at
Glyn Farm as an allocation. The 130 units originally included as contingency on this site are removed, being replaced with 27 units
on the remaining area of the site.
R U R A L
U R B A N
LDP Housing Supply Scenario 1
Abergele, Towyn & Kinmel Bay
Conwy, Llandudno Junction & Llandudno
Colwyn Bay, Rhos on Sea & Mochdre
Llanfairfechan & Penmaenmawr
Llanrwst
Urban Total
Tier 1 Main Villages
Tier 2 Main Villages
Minor Villages
Hamlets
Open Countryside
Rural Total
TOTALS
Completions Permissions
143
485
506
132
33
1299
28
46
16
6
23
119
1418
77
382
174
29
0
662
70
0
0
0
0
70
732
Empty
Homes
95
800
115.8
426
305
135.1
352
574
173.6
80
52
44.4
58
200
21.2
1011
1931
490.1
43
235
7.7
103
170
11.6
33
0
5.8
31
0
3.9
35
0
0.0
245
405
28.9
1256
2336
519
School Modernisation
TOTAL
Contingency
OVERALL HOUSING TOTAL
Windfall
Allocations
TOTALS
1230.8
1733.1
1779.6
337.4
312.2
5393.1
383.7
330.6
54.8
40.9
58.0
867.9
6261
199
6460
562
7022
%
19.7
27.7
28.4
5.4
5.0
86.1
6.1
5.3
0.9
0.7
0.9
13.9
100
Scenario 2 (Other pemissions granted)
This table shows the LDP supply in Scenario 2. This includes Scenario 1 but with the addition of a further 94 units on the four sites
listed in 2.5 – 2.8. These are included in the Permissions column.
R U R A L
U R B A N
LDP Housing Supply Scenario 2
Abergele, Towyn & Kinmel Bay
Conwy, Llandudno Junction & Llandudno
Colwyn Bay, Rhos on Sea & Mochdre
Llanfairfechan & Penmaenmawr
Llanrwst
Urban Total
Tier 1 Main Villages
Tier 2 Main Villages
Minor Villages
Hamlets
Open Countryside
Rural Total
TOTALS
Completions Permissions
143
485
506
132
33
1299
28
46
16
6
23
119
1418
105
424
174
53
0
756
70
0
0
0
0
70
826
Empty
Homes
95
800
115.8
426
305
135.1
352
574
173.6
80
52
44.4
58
200
21.2
1011
1931
490.1
43
235
7.7
103
170
11.6
33
0
5.8
31
0
3.9
35
0
0.0
245
405
28.9
1256
2336
519
School Modernisation
TOTAL
Contingency
OVERALL HOUSING TOTAL
Windfall
Allocations
TOTALS
1258.8
1775.1
1779.6
361.4
312.2
5487.1
383.7
330.6
54.8
40.9
58.0
867.9
6355
199
6554
562
7116
%
19.8
27.9
28.0
5.7
4.9
86.3
6.0
5.2
0.9
0.6
0.9
13.7
100.0
Supply Table – Scenario 3 (Dolwen Road)
This table shows the LDP supply in Scenario 3. This includes Scenario 2 but also adds in the changes that would occur when
including Dolwen Road. Granting of permission for this site is looking increasingly likely with Committee having recently resolved
not to contest the appeal. This calculation takes into account the loss of 40 dwellings as contingency and gain of 71 as allocated
supply. The changes included here result from the changes to HOU/1 as proposed by MAC112.
R U R A L
U R B A N
LDP Housing Supply Scenario 3
Abergele, Towyn & Kinmel Bay
Conwy, Llandudno Junction & Llandudno
Colwyn Bay, Rhos on Sea & Mochdre
Llanfairfechan & Penmaenmawr
Llanrwst
Urban Total
Tier 1 Main Villages
Tier 2 Main Villages
Minor Villages
Hamlets
Open Countryside
Rural Total
TOTALS
Completions Permissions
143
485
506
132
33
1299
28
46
16
6
23
119
1418
105
424
174
53
0
756
70
0
0
0
0
70
826
Empty
Homes
95
800
115.8
426
305
135.1
352
645
173.6
80
52
44.4
58
200
21.2
1011
2002
490.1
43
235
7.7
103
170
11.6
33
0
5.8
31
0
3.9
35
0
0.0
245
405
28.9
1256
2407
519
School Modernisation
TOTAL
Contingency
OVERALL HOUSING TOTAL
Windfall
Allocations
TOTALS
1258.8
1775.1
1850.6
361.4
312.2
5558.1
383.7
330.6
54.8
40.9
58.0
867.9
6426
199
6625
522
7147
%
19.6
27.6
28.8
5.6
4.9
86.5
6.0
5.1
0.9
0.6
0.9
13.5
100.0
Supply Table – Scenario 4 (Interleisure)
This table shows the LDP supply in Scenario 4. This includes Scenario 3 but with the further addition of 140 dwellings on the
Interleisure site, demonstrating the effect this would have on the distribution of housing supply, should the site be developed as
indicated in paragraphs 2.3-2.4 above.
R U R A L
U R B A N
LDP Housing Supply Scenario 4
Abergele, Towyn & Kinmel Bay
Conwy, Llandudno Junction & Llandudno
Colwyn Bay, Rhos on Sea & Mochdre
Llanfairfechan & Penmaenmawr
Llanrwst
Urban Total
Tier 1 Main Villages
Tier 2 Main Villages
Minor Villages
Hamlets
Open Countryside
Rural Total
TOTALS
Completions Permissions
143
485
506
132
33
1299
28
46
16
6
23
119
1418
245
424
174
53
0
896
70
0
0
0
0
70
966
Empty
Homes
95
800
115.8
426
305
135.1
352
645
173.6
80
52
44.4
58
200
21.2
1011
2002
490.1
43
235
7.7
103
170
11.6
33
0
5.8
31
0
3.9
35
0
0.0
245
405
28.9
1256
2407
519
School Modernisation
TOTAL
Contingency
OVERALL HOUSING TOTAL
Windfall
Allocations
TOTALS
1398.8
1775.1
1850.6
361.4
312.2
5698.1
383.7
330.6
54.8
40.9
58.0
867.9
6566
199
6765
522
7287
%
21.3
27.0
28.2
5.5
4.8
86.8
5.8
5.0
0.8
0.6
0.9
13.2
100.0