stoke-on-trent city council and newcastle-under-lyme

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Stoke-on-Trent City Council and Newcastle-under-Lyme Borough Council

Strategic Housing Land Availability Assessment

Draft Methodology October 2015

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Contents

Foreword 4

1.0 Introduction & Background 5

Policy Context 5

Purpose of the Assessment 6

Partnership Approach 6

Outputs 7

Timetable 7

2.0 Methodology 9

Assessment Methodology 10

Stage 1 – Identification of Sites/ Broad Locations 10

Determining the Assessment Area & Site Size 10

Small Site Allowance 10

Desktop Review of Existing Data 10

Call for Sites - Suggesting a Potential Housing Site to the Councils 11

Carrying out the Survey/ Site Assessment 11

3.0 Detailed Methodology 12

Stage 2 – Site/ Broad Location Assessment 12

Estimating the Development Potential 12

Developable area assumptions 12

Density Assumptions 12

Lead-in Times and Build-Out Rates 16

Assessing the Suitability of Sites for Housing 17

Suitability Assumptions 17

Assessing a Sites Availability 21

Assessing a Sites Achievability 22

Overcoming Constraints 23

Stage 3 – Windfall Assessment 23

Stage 4 – Assessment Review 23

Stage 5 – Final Evidence Base 23

Implementation of the Methodology 25

4.0 Next Steps and Conclusions 26

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5.0 Appendices 27

Appendix A - Newcastle-under-Lyme SHLAA site assessment pro-forma 27

Appendix B – Stoke-on-Trent SHLAA site assessment pro-forma 31

Appendix C – Newcastle-under-Lyme and Stoke-on-Trent Joint Local Plan Call for

Sites Response Form 35

6.0 Glossary 46

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Foreword

Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council are preparing a

new Joint Local Plan. A key piece of evidence to support the production of the Joint Local

Plan is the Strategic Housing Land Availability Assessment (SHLAA) which provides details

of sites within the area and assesses whether they have development potential. This

methodology has been developed by both councils and will be used to prepare separate

consistent SHLAAs for each council. These will then form a key piece of evidence in the

production of the Joint Local Plan.

If you would like any further information in relation to the SHLAA or wider Joint Local Plan

programme, please find below the contact details for both authorities.

City of Stoke-on-Trent Council

Planning and Transportation Policy Civic Centre Glebe Street Stoke-on-Trent ST4 1HH Email: [email protected] Telephone: 01782 236339 Website: www.stoke.gov.uk/planningpolicy

Newcastle-under-Lyme Borough Council

Planning Policy Regeneration and Development Civic Offices Merrial Street Newcastle-under-Lyme ST5 2AG Email: [email protected] Telephone: 01782 742408 Website: www.newcastle-staffs.gov.uk/all-services/planning/planning-policy

http://www.stoke.gov.uk/planningpolicy

http://www.newcastle-staffs.gov.uk/all-services/planning/planning-policy

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1.0 Introduction & Background

1.1 Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council have started

to prepare a Local Plan in partnership. The Joint Local Plan will identify how much

new land is required to supply our communities development needs over the next 15 to

20 years, and in which locations, to help ensure sustainable economic growth is

achieved.

1.2 The SHLAA aims to provide details of sites in each local authority area which may

have the potential to meet the housing needs across the housing market area (HMA),

which will be set out in the Joint Strategic Housing Market Assessment (SHMA). This

is required by national planning policy.

1.3 The primary role of the assessment is firstly to identify sites and broad locations for

development and then secondly, to assess whether they are suitable, available and

achievable for housing development and the likelihood of potential development sites

coming forward. This assessment will inform whether the councils have enough land

to meet their future housing needs. Each SHLAA document and subsequent update

will therefore provide an important evidence base of the plan area’s potential capacity

to accommodate new housing and will be used to inform the development of the Joint

Local Plan strategy.

1.4 Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council are

preparing separate SHLAAs, but have worked together to prepare a joint methodology

so that there is a robust and consistent approach to this assessment of future land

supply across the housing market area (HMA).

1.5 This report aims to set out a draft methodology which will be used to guide the

technical assessment of sites to be considered in each council’s respective SHLAA.

Policy Context

1.6 Planning policies, designations and allocations of land within Newcastle-under-Lyme

and Stoke-on-Trent are currently set by the joint Core Spatial Strategy 2006-2026 and

the remaining saved policies of the Newcastle-under-Lyme Local Plan 2011 and the

Stoke-on-Trent City Plan 2001. All of these existing development plan documents were

adopted prior to the publication of the NPPF.

1.7 In order to ensure that planning policies for both areas are up to date and are fully

compliant with the requirements of the NPPF and the supporting Planning Practice

Guidance (PPG), both authorities have resolved1 to work jointly on a new Local Plan

which will cover both Newcastle-under-Lyme and Stoke-on-Trent. As well as setting

the broad development strategy for the two areas, this new plan will also contain

detailed policies, designations and allocations of land for specific uses such as

residential and employment development.

1 Resolved at Newcastle-under-Lyme Borough Council Cabinet meeting on 16

th October 2013 and Stoke-on-

Trent City Council Cabinet meeting on 19th

December 2013.

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1.8 Details for the production of the new Joint Local Plan are available on either of the

council websites: www.newcastle-staffs.gov.uk/all-services/planning/planning-

policyand www.stoke.gov.uk/planningpolicy.

1.9 The SHLAA will be a key evidence document which will inform the development

strategy i.e. spatial options and land allocations for new housing development within

the new plan.

Purpose of the Assessment

1.10 The SHLAA aims to provide details of sites and broad locations within each council

area and assess whether they have development potential which will help the councils

to proactively plan for those sites to go forward in the Joint Local Plan and help to

meet the OAN across the housing market area.

1.11 The primary role of the assessment should therefore identify sites and broad locations

of development, assess development potential and assess individual sites in terms of

their suitability for development and the likelihood of development coming forward.

1.12 The PPG is clear that the SHLAA forms a key component of the evidence to underpin

policies in the development plan for housing and economic regeneration, including

supporting the delivery of land to meet identified need for these uses.

Partnership Approach

1.13 Stoke-on-Trent City Council and Newcastle-under-Lyme Borough Council have

developed a joint methodology to guide the preparation of each council’s respective

SHLAA. This reflects PPG, which requires the SHLAA assessment to be undertaken

on a regular basis working with other planning authorities in the relevant housing

market area or functional economic area. Furthermore, there are clear guidelines that

recommend that local planning authorities engage with stakeholders from the earliest

Whilst the SHLAA provides a robust mechanism to help identify a potential

future supply of housing land which is suitable, available and achievable, the

SHLAA will not itself allocate land for residential use, and sites identified in the

SHLAA will not automatically come forward, or be guaranteed planning

permission. Likewise, if sites are ruled out through the SHLAA process this

does not prevent a planning application being submitted on the site. Any

applications for planning permission to develop sites would be considered

against the most up to date national and local planning policies, together with

all material planning considerations. Any proposals to allocate sites will be

subject to extensive consultation in line with the Joint Statement of

Community Involvement (Adopted 2015)




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stages of plan preparation which includes the evidence base in relation to land

availability.

1.14 Stoke-on-Trent City Council and Newcastle-under-Lyme Borough Council wish to

foster a positive and proactive relationship with the development industry and other

stakeholders with the opportunity to comment on the draft methodology. Any

comments received will be considered and used to inform the final methodology used

to complete each council’s respective SHLAA. There will also be an opportunity for

stakeholders to comment on the draft SHLAA.

Outputs

1.15 To ensure that the outputs of the study are consistent with the PPG each council’s

SHLAA will deliver the following outputs.

A list of all sites or broad locations considered, cross-referenced to their locations

on maps,

An assessment of each site or broad location,

Details of those sites which are considered to be realistic candidates for

development (Residential land supply in years 0-5 (deliverable), 6-10

(developable), 11-15 (developable) and sites currently considered to not to be

developable – due to constraints (availability, viability/ suitability – these may be

sites where further investigation is required in order to ascertain whether the

constraints can be overcome and therefore for the site to become developable)

The potential type and quantity of development that could be delivered on each

site/broad location, including a reasonable estimate of build out rates, setting out

how any barriers to delivery could be overcome and when,

An indicative trajectory of anticipated development and consideration of

associated risks.

Timetable

1.16 The key milestones below provide an indicative timetable for the production of each

council’s SHLAA 2015/16. It is estimated that each SHLAA will take approximately 6

months to finalise.

14th October – 4th November 2015 – Three week methodology consultation.

The consultation period will run from the 14th October until the 4th November 2015 and

therefore if you have any comments on any aspects of the document, both in relation to

Stoke-on-Trent and Newcastle-under-Lyme. Please complete the response form and

send them to [email protected] using the ‘Strategic Housing Land

Availability Assessment – Joint Methodology Consultation Response Form. Alternatively,

please write to Planning Policy, Newcastle-under-Lyme Borough Council, Civic Offices,

Merrial Street, Newcastle-under-Lyme, ST5 2AG.

mailto:[email protected]

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January 2016 - Publication of the final SHLAA Methodology

June 2016 Stakeholder Consultation (Full Draft SHLAAs)

Publication of the SHLAA summer 2016

1.17 Site surveys will be carried out by the respective Planning Policy Teams for each

authority and initial assessments will be cross checked and quality tested by internal

officers to ensure that a consistent approach to the assessment is being undertaken.

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2.0 Methodology

2.1 The draft methodology below has been prepared in accordance with the PPG. As set

out previously, the draft methodology will be consulted on before being finalised and

the site assessment process formally beginning. The proposed methodology follows

the steps set out in the PPG and is illustrated in the diagram below.

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Assessment Methodology

Stage 1 – Identification of Sites/ Broad Locations

Determining the Assessment Area & Site Size

2.2 The PPG is clear that the geographical area that should be considered as part of the

SHLAA assessment should relate to the Housing Market Area (HMA) and Functional

Economic Market Area (FEMA). Emerging evidence from the Newcastle-under-Lyme

and Stoke-on-Trent Strategic Housing Market Assessment (SHMA) suggests that the

two authorities form a single HMA for the purposes of identifying and meeting housing

need and therefore this geographical area forms a robust basis in which to base the

respective SHLAA assessments. The two authorities have therefore created a

consistent methodology to be used in identifying and assessing the capacity of

deliverable and developable housing sites and this will allow a consistent assessment

of housing land availability over the housing market area, as required by PPG.

Small Site Allowance

2.3 Each authority's SHLAA will assess all sites capable of delivering five or more

dwellings, in line with the requirements of the PPG. Historically, sites of four dwellings

or less have also made a significant contribution to each authority’s housing supply,

with a significant number of planning permissions for smaller scale schemes coming

forward. To account for the role such sites play in meeting housing need, a small sites

allowance based on a desktop analysis of existing planning permissions and past

implementation rates will be added for the 0-5 year period. This allowance will be

based upon the number of planning permissions for sites of 1-4 dwellings in each local

authority area, averaged out over the first 5 years of the SHLAA. Recognising that

some of these permissions may not come forward, a non-implementation rate based

upon historic planning permissions of sites of 1-4 dwellings will be applied to this

supply.

Desktop Review of Existing Data

2.4 The PPG requires that plan makers should be proactive in identifying as wide a range

as possible of sites and broad locations for development. Therefore, in considering

sites which could form part of each council’s housing land supply, a variety of sources

will be used to identify sites for assessment. These will primarily include:

Previously submitted SHLAA sites without planning permission

Extant planning permissions yet to be completed or implemented

Expired planning permissions

Planning applications that have been refused or withdrawn.

Sites identified from the National Land Use Database

Land in local authority ownership will be considered for inclusion

(including Staffordshire County Council land)

Opportunities in established uses (such as sites identified as surplus to

local needs through evidence-base studies including the joint Employment

Land Review, Newcastle under-Lyme Playing Pitch Strategy and the

North Staffordshire Green Space Strategy)

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Desktop Review/ Officer Site Visits

Call for Sites - Suggesting a Potential Housing Site to the Councils

2.5 In order to supplement sites from the above sources, both councils issued a Call for

Sites between the 8th September 2014 and the 31st October 2014.

2.6 This exercise invited all members of the public to submit potential site options to the

councils for assessment through the SHLAA process. All contacts on each council's

consultation database were contacted as part of this exercise. The sites nominated

have subsequently been added to the database and will be considered as part of the

2015 assessment. The “Call for Sites” process will remain open throughout the year

and therefore there is still an opportunity to put sites forward at any point. Any sites

put forward during the year will be recorded and held in the database until the next

SHLAA assessment. If you would like to suggest a new site for consideration or

provide new information on a site already known to either council, please complete a

Call for Sites submission form for the site and include a location plan. Further details

and a call for sites form can be found on each of the respective council websites or in

appendix D of this document. The links to both Newcastle- under-Lyme borough

Council and Stoke-on-Trent City Council websites can be found below:

www.newcastle-staffs.gov.uk/all-services/planning/planning-policy

www.stoke.gov.uk/planningpolicy

Carrying out the Survey/ Site Assessment

2.7 In order to fully assess a site in terms of deliverability and developability, decisions will

be based on the most up to date information available at the time of the assessment.

To ensure that sites are assessed on a consistent basis, a pro-forma has been put

together, which will be used to guide the collection of data.

2.8 The pro-forma, which is available in appendix A & B of this document, was put

together drawing on key requirements of the PPG and including:

Site Name

Site Boundary/ size

Surrounding Characteristics

Environmental Constraints

Physical Constraints

Development potential

Question 1:

Do you have any comments or suggestions with regards to stage 1 of the assessment

methodology?



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3.0 Detailed Methodology

Stage 2 – Site/ Broad Location Assessment

Estimating the Development Potential

3.1 Below are the proposed assumptions to be used in assessing the development

potential of proposed SHLAA sites based on a desktop analysis by officers. These

assumptions are intended only as a starting point for estimating capacity and site

delivery timescales, and will be superseded by more appropriate site specific

information where this is available. The intention is also to commission external

consultants to examine the likely financial viability of SHLAA sites. Any advice given by

the appointed consultants on these assumptions will be taken into account in preparing

each council’s Draft SHLAA. There will be a further opportunity for stakeholders to

comment on the Draft SHLAAs once these are prepared.

Developable area assumptions

3.2 Below are the assumptions to be used where no site specific information is available to

guide assessment of the proportion of a site required for associated infrastructure.

These assumptions reflect the fact that larger sites may need to provide a portion of

land for necessary infrastructure, such as open space and community facilities, which

may not be reflected in average density assumptions. Therefore, in the absence of

more detailed information, the councils will use the following presumptions to

determine how much of a site’s area could accommodate housing development.

Density Assumptions

3.3 The assumptions to be used to guide assessment of potential capacity per hectare are

set out below for each authority. These density assumptions will be used alongside

officer judgement on site specific constraints and developable area assumptions to

determine site capacity.

3.4 The PPG requires that, in the absence of an up-to-date plan policy on density, relevant

existing development schemes can be used as a basis for assessment. The councils

have therefore determined housing densities using historic data on completed

schemes and extant planning permissions of 5 or more dwellings from various sub-

areas to establish density assumptions. This is to ensure that these assumptions are

based upon site densities which were deliverable and considered to be suitable in the

context of the area. These sub-areas are derived from the councils’ emerging Strategic

Housing Market Assessment and are in part determined by local house prices.

Site Size (Hectares)

Proportion of site for associated infrastructure

Area of site for housing

Up to 0.5 0 100%

0.5-2 20% 80%

2+ 30% 70%

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3.5 Officers may also consider factors such as density and character of the immediate

area surrounding a site and any other site specific characteristics in arriving at a

judgement as to the appropriate site density.

Newcastle-under-Lyme

3.6 In Newcastle-under-Lyme, Town Ward has been split apart from the rest of the Central

area, to ensure the higher density nature of this ward is appropriately considered.

Areas Wards Density Assumptions for the SHLAA (Dwellings per

annum)

Audley and Rural North Audley and Bignall End and Halmerend wards

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Central May Bank, Cross Heath, Wolstanton, Porthill, Bradwell, Chesterton, Holditch, Knutton and Silverdale, Silverdale and Parksite

60

Central Town Ward 150 dwellings per hectare or 60 dwellings per hectare

Clayton Clayton, Seabridge, Westlands and Thistleberry Wards

40

Keele - (Keele Ward):

30

Kidsgrove and Talke (Talke, Butt Lane, Ravenscliffe, Kidsgrove and Newchapel Wards):

50

Madeley Madeley Ward 30

Rural South Loggerheads and Whitmore Ward

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3.7 The higher density figure for Town Ward (150 d.p.h) largely reflects flat completions in

or surrounding the town centre. However, there may be sites within the town ward

where high density flat developments would not appropriately reflect the character of

the surrounding area. In these cases a lower density of 60.d.p.h. will be applied as a

starting point to reflect the character of the wider Central sub-market area.

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Stoke-on-Trent

3.8 In Stoke-on-Trent density completions and commitments data has been considered for

sites of 5 or more dwellings and translated into an average density for each ward.

Eaton Park, Meir Hay, Meir Park and Sneyd Green have limited data available to

inform density assumptions and therefore the assumptions set out in the Core Spatial

Strategy have been applied.

Ward

Density Assumption for SHLAA (Dwellings per annum)

Abbey Hulton & Townsend

40

Bentilee & Ubberley

Blurton West & Newstead

Goldenhill & Sandford

Hanford & Trentham

Little Chell & Stanfield

Meir North

Weston Coyney

Eaton Park

Meir Hay

Meir Park

Sneyd Green

Baddeley, Milton & Norton

50

Bradeley & Chell Heath

Fenton West & Mount Pleasant

Ford Green & Smallthorne

Great Chell & Packmoor

Meir South

Blurton East

Burslem Central

Burslem Park

70

Lightwood North & Normacot

Penkhull & Stoke

Sandford Hill

Tunstall

Boothen & Oakhill

90

Etruria & Hanley

Hartshill & Basford

Moorcroft

Broadway & Longton East

Birches Head & Central Park

100

Dresden & Florence

Fenton East

Hanley Park & Shelton

Hollybush & Longton West

Joiner's Square

Springfields & Trent Vale

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Lead-in Times and Build-Out Rates

3.9 The assumptions set out in the tables below will be applied from the anticipated date of

site commencement to determine site delivery timescales where no site specific

information is available to guide judgements on when sites will be delivered. These are

intended only as a starting point for estimating delivery timescales and where more

appropriate site-specific information is available, this will be used instead.

3.10 In determining the indicative lead-in times and build-out rates set out below, ten years

of historic monitoring data (from 2004/05 to 2013/14) was considered for all completed

sites which delivered 5 or more dwellings. Sites were counted based upon the year

they were completed within.

3.11 This historic monitoring period was chosen to reflect both a period of housing market

growth and recession, to offer a balanced picture of past housing market trends and to

reflect the influence that the strength of the local housing market may have had on

lead-in times and build-out rates on sites.

3.12 This ten year historic period was used to establish average build-out rates on sites of a

variety of sizes, by measuring the time from site commencement to completion.

Information was also split by completed site capacity to recognise that the scale of a

proposed scheme may affect build out-rates on a site. The site size thresholds used

have been chosen to ensure that rates are based on average build-out rates across a

large sample of sites, to avoid single sites skewing these figures.

3.13 For lead in-times, the ten year historic period was used to establish average

timescales from a site gaining planning approval to commencement on site. Where

sites are yet to receive full planning permission, an additional 12 month lead-in time

has also been assumed to reflect the time taken to prepare for and to obtain planning

permission.

Newcastle-under-Lyme & Stoke-on-Trent – Site build-out rates

Sites of 50 dwellings or more

40 dwellings per annum

Sites of 16-49 dwellings


Sites of 5-15 dwellings


Newcastle-under-Lyme & Stoke-on-Trent

Site lead in time

With full planning permission

12 months

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Assessing the Suitability of Sites for Housing

3.14 The PPG sets out that when assessing the suitability of a site consideration should be

given to the needs of the community. This may include, although not be limited to the

provision of market housing, private rented, affordable housing, people wishing to build

their own homes, housing for older people and for economic development uses.

3.15 In order to assess the suitability of a site for development a number of considerations

should be taken into account including:

the development plan, emerging plan policy and national policy;

market and industry requirements in that housing market or functional economic

market area.

3.16 Taking the above into account, all available information will be considered to establish

the potential for suitability constraints on a site. This will then inform a judgement as to

whether the site falls into one of three categories:

Suitable- Sites which are free from suitability constraints, or where there is clear

evidence that constraints can be overcome.

Potentially suitable (constrained) - Sites which may be constrained by

suitability considerations, but where mitigation measures may be possible,

enabling constraints to be overcome. These sites will not be considered suitable

for inclusion in the 0-15 year supply until it can be demonstrated that these

constraints can be mitigated or removed.

Unsuitable- Sites with significant suitability constraints, which are unlikely to be

overcome through mitigation without a review of assessment criteria (e.g. sites

within Flood Zone 3 or a Green Belt designation).

3.17 It should be noted that a judgement on a site’s suitability may be subject to change as

new evidence emerges.

3.18 In order to understand the suitability of individual sites each council has prepared a

site pro-forma which considers a number of criteria. These can be found in Appendix A

and Appendix B.

Suitability Assumptions

3.19 When assessing sites suitability a number of assumptions are applied in order to

determine individual site suitability. These are set out below. Equally, there may be as

yet unidentified constraints relating to housing sites which will have to be considered in

Question 2:

(Please provide appropriate justification and/or evidence with any response)

Having reviewed section 3.1, do you agree the figures indicated are an appropriate

starting point for estimating site capacity and delivery in each council’s SHLAA

assessment process?

Having reviewed section 3.1 and Appendix C, do you agree with the assumptions on

site capacity and delivery to be applied through each council’s SHLAA assessment

process?

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assessing their suitability for development once there is clear evidence of a constraint.

Sites which have an extant planning permission for a residential use will be considered

suitable, in accordance with the PPG.

3.20 Development Plan policies (including Green Belt) – The councils are currently

reviewing their existing Development Plan policies through the preparation of a Joint

Local Plan. Therefore, sites will be assessed against existing Development Plan

policies from the Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy

(2009) and Saved Policies of the Newcastle-under-Lyme Local Plan (adopted 2003)

and the City Plan (2001). However, sites constrained by current Development Plan

policies may be considered ‘potentially suitable’, recognising that such policies are in

the process of being reviewed and may be changed through the preparation of the

Joint Local Plan. Sites within the Green Belt will be considered ‘unsuitable’, and will

only be reconsidered if exceptional circumstances are demonstrated through the

preparation of the Joint Local Plan, in line with the requirements of paragraph 83 of the

NPPF.

3.21 Sites required for other uses – Sites that are assessed as part of other evidence

base documents, such as the Employment Land Review, Green Space Strategy or

Playing Pitch Strategy will be considered ‘unsuitable’ where there is a clear up-to-date

requirement to keep the site for another use. Where this evidence requires updating or

is subject to review, sites will be considered ‘potentially suitable’.

3.22 Contaminated Land– Contaminated land is a challenge in many parts of the two local

authority areas. Potential constraints with regards land contamination will be

established in consultation with the environmental health teams of the respective

councils and any other relevant stakeholders, such as the Environment Agency. In

most cases the key issue is not whether a site can be adequately remediated but

instead whether it can be done so viably. The decision therefore to deem a site

‘unsuitable’ or ‘potentially suitable’ due to contamination should not be made unless

there is site-specific information which indicates that remediation is unlikely to be able

to make a site suitable.

3.23 Land Stability - Potential constraints with regards to ground stability will be

established primarily through use of the Coal Authority’s Development High Risk

areas. However, it is recognised that such constraints can usually be overcome and

therefore sites in Development High Risk areas may be considered ‘suitable’ at this

stage, subject to further detailed consideration at the site allocation or planning

application stage.

3.24 Amenity Impacts- Where site specific information indicates that development on site

would have an adverse impact on residents on or adjoining the site use (e.g. due to

proximity to an active landfill site or industrial uses, noise, air quality concerns etc.) the

site will be deemed ‘unsuitable’. Please note that the loss of property value or loss of

a view are not material planning considerations and as such cannot be taken into

account.

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3.25 Flood Risk – Inappropriate development in areas of high flood risk should be avoided

by directing development away from areas of highest risk, but where development is

necessary making it safe without increasing flood risk elsewhere. Taking the above

considerations into account, the SHLAA will apply the following assumptions:

Environment Agency Flood Risk Zone 1 - Development not constrained

Environment Agency Flood Zone 2 – Development constrained (considered ‘unsuitable’ subject to the application of the sequential test at the assessment review stage)

Environment Agency Flood Zone 3 – Development Constrained (considered ‘unsuitable’ subject to the application of the sequential test at the assessment review stage)

3.26 Historic Environment – A positive strategy should be promoted to conserve and

enhance the historic environment. Where a potential development site would lead to

substantial harm or total loss of a designated heritage asset the site should be deemed

unsuitable. The assessment however will consider whether a listed building could be

considered for alternative uses i.e. the conversion to residential. Taking into account

the above considerations, development on the following sites would be deemed as

‘unsuitable’:

Scheduled Ancient Monuments, Registered Battlefields Registered Parks and Gardens Grade 1 and Grade II listed buildings (sites may be able to design

round such assets, but loss should be wholly exceptional)

3.27 Natural Environment – Development on the following sites are suggested as being

classified as ‘unsuitable’:

European designated and Ramsar - including potential Special Protection Areas and Special Protection Areas, and proposed Ramsar sites

Ancient woodland, Local Nature Reserves & Sites of Special Scientific Interest

Blanket Tree Preservation Order sites

Local Nature Reserves

Heavily wooded sites.

Regionally Important Geological Sites

Sites of Biological Interest and Biodiversity Alert Sites

3.28 It is recognised that sites may also potentially impact upon the natural environment

due to their proximity to environmental designations. Expert advice and data (such as

SSSI impact zones) will be used to indicate such potential impacts. Any constraints by

proximity to natural sites will be recorded but will not lead to a site being considered

‘unsuitable’ or ‘potentially suitable’ at this stage unless site specific information

indicates that any potential impact is unlikely to be adequately addressed at a planning

application/site allocation stage.

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3.29 Access to Facilities – The councils will apply a number of measures to determine the

accessibility of a site to essential facilities. Access to the following facilities will be

considered:

Primary, Secondary Schools and Further Education Colleges

Employment

Retail supermarkets

Local retail opportunities

GPs/ Health Care

Post Office/ Health Centre

Bus stop with a regular service

Town Centre

Major public transport node

Publically accessible green space

3.30 An overall assessment of general accessibility will be considered by officers to

determine whether the assessed site is considered ‘unsuitable’. When measuring the

accessibility of the site to various facilities a measurement from the middle of each site

will be applied to ensure a consistent approach.

3.31 Recognising that sustainable transport solutions differ between urban and rural areas,

as set out in paragraph 29 of the National Planning Policy Framework, specific

evidence will be prepared to consider access to facilities in Newcastle-under-Lyme’s

rural area.

3.32 Highways Issues – Officer judgement will be used to make decisions on whether

access constraints exist on sites. Where it is felt to be necessary, the councils will

consult with each council’s relevant highways teams and Highways England where

appropriate to establish any potential highways constraints associated with sites. More

detailed discussions will be held prior to the allocation of any sites through the Joint

Local Plan and ultimately if a planning application is submitted on a site, it will be

subject to a detailed transport assessment if there is a highways constraint.

3.33 Best and Most Versatile Agricultural Land – The best and most versatile agricultural

land is defined as land in grades 1, 2 and 3a of the Agricultural Land Classification.

The NPPF requires local planning authorities to take into account the economic and

other benefits of such land and should seek to use areas of poorer quality land in

preference to that of higher quality. It is therefore proposed that land in grades 1 and 2

of the Agricultural Land Classification should be constrained by this factor and deemed

as ‘potentially suitable’.

Question 3:

Do you agree with the suitability assumptions to be applied through each council’s

SHLAA assessment process?

Are there any other assumptions that should be considered?

(If you have any specific comments relating to the above suitability assumptions,

please provide appropriate justification and/or evidence with any response)

21

Assessing a Sites Availability

3.34 Available information will be considered to establish whether a site is available for

development. This will then inform a judgement as to whether the site falls into one of

three categories:

‘Available now’- There are no known legal or physical barriers which would prevent

immediate development on a site. Such sites may be considered ‘deliverable’,

subject to an assessment of their suitability and achievability.

‘Likely to become available’- There is a legal or physical barrier preventing

immediate development on a site which is likely to be overcome.

‘Unavailable’- The site has a clear legal or physical barrier preventing development

on the site which is not likely to be overcome (e.g. an unwilling landowner)

3.35 For a site to be considered available for development, the PPG identifies that

information should be obtained that confirms that there is confidence that there are no

legal or ownership issues, ransom strips or operational requirements of landowners.

This will often mean that a developer or landowner has expressed an intention to

develop, or the landowner has expressed an intention to sell.

3.36 The decision therefore on whether a site is considered available with be reached

considering the following:

Whether the site is in active use

Whether the site could be developed now

Whether the site was free from ownership and tenancy issues

Whether there is an extant planning consent and if so whether it is in the process of being implemented.

3.37 If a site has extant planning permission and is in the process of being implemented, it

will be considered to be available. Those sites that have an extant permission for an

alternative use other than residential and are in the process of being implemented/ will

be considered unavailable.

3.38 If a site has been directly nominated by the land owner or developer in control of the

site then it will be assumed that the site is available. If this is the case but the site is

still in active use, the site will still be considered available unless there are known

tenancy issues. If a site is in active use and hasn’t been put forward by a landowner or

controlling developer, it is to be assumed that the site cannot be considered available

at this time. It will be the landowners responsibility to keep the local authority updated

of any changes affecting a sites availability.

3.39 ‘Suitable’ and ‘potentially suitable’ sites where availability is unclear will be subject to

further investigation and officers will complete a land registry search to enable

individual landowners to be contacted to determine availability.

22

3.40 The existence of a planning permission does not necessarily mean that the site is

available. The assessment will therefore need to draw on the expertise of the

development management team, based on first-hand knowledge to understand

whether there are any potential problems that would deem a site unavailable.

Assessing a Sites Achievability

3.41 Planning Practice Guidance suggests that in order for a site to be considered

achievable for development there must be a reasonable prospect that the particular

type of development will be developed on the site at a particular point in time. This is

based on a judgement of economic viability and the capacity of the developer to

complete, let or sell the development over a certain period.

3.42 The issue of achievability is essentially related to the viability of the development of a

site for housing. This is known to be a major issue in Stoke-on-Trent in particular, and

both Newcastle-under-Lyme and Stoke-on-Trent have housing markets which are

significantly lower than both the regional and national averages. The housing market

has been weak for a number of years and the problems in the drop in house prices in

the rest of the country have also hit Stoke-on-Trent. This coupled with many major

development sites being on brownfield land with often significant contamination and

remediation requirements, has often led to the granting of planning permission but

without the housing ever actually being delivered. Both councils are therefore putting

great emphasis on site viability in the SHLAA process.

3.43 In order to assess viability and deliverability, the councils are proposing to commission

consultants to update existing evidence on viability so that this important issue can be

considered in detail. Additional information regarding viability and the assumptions

applied to the methodology will be published to accompany the draft SHLAA. The

sites will be considered in the context of land values and sale prices in Stoke-On-Trent

and Newcastle-Under-Lyme.

3.44 In addition the following factors may also be considered to help achieve a decision on

achievability:

Whether there is active developer interest in the site?

Whether similar sites have been successfully developed in the preceding years?

Whether there are any abnormal development costs (identified through the viability study)

Question 4:

Do you agree with the methodology for determining availability of sites?


23

Overcoming Constraints

3.45 Where constraints are identified on a site which impact upon the suitability, availability

or achievability of a site, the councils will consider what action would be needed to

remove them as part of the local plans process. This may include the provision of new

infrastructure, dealing with fragmented landownership, environmental improvement or

a need to review development plan policy. This will also include a consideration of

when and how such actions could be delivered.

Stage 3 – Windfall Assessment

3.46 Windfall sites are sites which have not been specifically identified as available in the

Local Plan process. The PPG allows local authorities to identify a windfall site

allowance in their 0-5 or 6-15 year supply where 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. As the councils are seeking to fully identify as

many site options as possible to inform their respective SHLAAs, a windfall allowance

is not being proposed as part of this SHLAA methodology at this point in time. This will

be kept under review and reconsidered in future land supply updates.

Stage 4 – Assessment Review

3.47 When the assessment of sites has been completed, the borough and city councils will

produce separate SHLAA reports showing a housing trajectory and identifying what

level of housing provision is likely to come forward to meet the objectively assessed

needs of each authority. A decision will be made as to whether sufficient sites have

been identified to meet these needs. If it is then determined that insufficient deliverable

and developable sites have been identified, a review of assumptions made regarding

the physical and policy constraints affecting sites will have to be undertaken.

Stage 5 – Final Evidence Base

3.48 Each SHLAA will inform the plan-making process through providing an understanding

of what type of land is available, where it is located, and when it may be developed.

Question 5:

Do you agree with the proposed methodology to determine whether sites are achievable?


Question 6:

Do you have any comments in relation to the councils approach to windfall sites? Do

you agree that the councils should not incorporate a windfall allowance at this stage

and reconsider as part of future land supply updates?

24

Please note that inclusion of a site within the SHLAA does not mean that it will be

allocated for development or granted planning permission. The SHLAA is evidence

base information for plan-making and development management. Allocation of land for

development will be considered through work to produce a Joint Local Plan for

Newcastle-under-Lyme and Stoke-on-Trent and will be subject to Sustainability

Appraisal and further public consultation. Please see the respective councils’ websites

for further information on work to produce a Joint Local Plan and timetable for doing

this:

www.newcastle-staffs.gov.uk/all-services/planning/planning-policy

www.stoke.gov.uk/planningpolicy

The final SHLAA will include:

Overall supply by type, location, years (0-5, 6-10, 11-15 and land not considered

developable currently).

Assessment information for each site.



25

Implementation of the Methodology

3.49 The diagram below sets out the stages of assessment and how the conclusions from each site assessment will be derived. Each site will

be subject to the same logical approach and will ensure that each assessment is completed consistently. The conclusions from the

assessment will then potential draw a number of conclusions and will then inform both the deliverable (0 - 5 year) supply of sites and the

developable supply of sites (6 – 10 and 11 – 15 years).

Identification of Assessment Sites

Regular Site Assessment

Discount Stage

Sites now

complete

Detailed Site Assessment

Is the site Suitable?

No

The Site is

Unsuitable Yes

Is the site

constrained?

No

Yes

Potentially

Suitable but

constrained

Is the Site Available?

Yes No

Is the Site Likely to

become available?

Yes No

The Site is suitable but

is not available and

unlikely to become

available

Is the Site

Achievable?

Yes No

Is the Site

Achievable?

Yes No

The Site is Suitable,

Available & Achievable

The Site is Suitable,

available but not achievable

The site is suitable, not

currently available and

achievable

The site is suitable, not

currently available and not

achievable

Deliverable Supply Developable Supply

0-5 years 6-10 Years 10-15 Years

Is Potential

Mitigation Possible?

No Yes

Informs the 5 year Housing

Supply

Informs the Local Plan Making

Process

26

4.0 Next Steps and Conclusions

4.1 Following the methodology consultation, both Newcastle-Under-Lyme Borough Council

and Stoke-on–Trent City Council will consider all responses made through the

engagement process and subsequent amendments will be made to the methodology.

The Councils propose to publish all changes to the methodology and a summary of

consultation responses in January 2016 in order to demonstrate how stakeholders

have informed the final methodology.

Question:

Do you have any general comments regarding the proposed joint SHLAA

methodology?

Do you consider the approach to meet the requirements of the PPG?

27

5.0 Appendices

Appendix A - Newcastle-under-Lyme SHLAA site assessment pro-forma

Basic site information

Site Address Site reference

Site Source Date of site assessment and any site visits

Grid Reference Easting and northing

Ward Parish (if applicable)

Existing site use Previous site use(s)

Land owner(s)/applicant Site promoter contact details

Total site area (Ha) Developable site area (Ha)

Current development plan policy area

Existing buildings to be demolished on site

Greenfield/Brownfield/Mix (if mixture, indicate predominant use where possible)

Site topography

Estimated development potential (dwellings) based on either density assumptions or developer correspondence

Comments on estimated development potential (indicate information relied upon)

Current development status (under construction/not started)

Suitability assessment

Question reference

Question Yes No

Maybe

Comments and implications for deliverability

SU1 Is the site likely to provide 5 or more dwellings?

SU2 Does the site have planning permission?

28

SU3 Do current Development Plan policies indicate the site is unsuitable?

SU4 Is there an evidenced need that a site should remain in another use (e.g. as demonstrated in the joint ELR review, Playing Pitch Strategy or Green Spaces Assessment)?

SU5 Is the site isolated from existing settlements and facilities?

SU6 Is the site within the Green Belt?

SU7 Is the site within Flood Zone 2?

SU8 Is the site within Flood Zone 3?

SU9 Is there evidence of other flood risks on site

SU10 Is the site within a heavily wooded area or an area of blanket TPOs?

SU11 Does the site contain a designated AONB, SAC, RAMSAR, SPA, SSSI, Ancient Woodland, RIGS, SBI, LNR or BAS?

SU12 What is the site’s Agricultural Land Classification?

SU13 What is the site’s Landscape Character Assessment classification?

SU14 Does the site contain a designated heritage asset (e.g. listed buildings, conservation areas, SAMs)?

SU15 Is the site within a Health and Safety Executive Major Hazard Consultation Zone?

SU16 Is the site part of an Air Quality Management Area?

SU17 Will the site create any adverse environmental or amenity impacts to occupiers or surrounding areas?

SU18 Are there any known or potential highways/access issues which would prevent the development of the site?

SU19 Is there any contamination on site?

SU20 Are there any physical constraints relating to ground stability or historic mining in or around the site?

29

SU21 Do surrounding land uses make the site unsuitable for housing?

SU22 Does the site have public transport access to essential services?

SU23 Does the site have walking or cycling access to a range of essential services?

SU24 Are there any other factors which would affect the site’s suitability?

SU25 Is mitigation of physical and policy constraints potentially possible?

Yes No Comments

Suitable now

Potentially suitable with constraints

Unsuitable

Availability assessment

Question reference

Question Yes No Maybe


AV1 Does the site have a current planning permission submitted on behalf of the site owner?

AV2 Has a willing landowner been identified on site?

AV3 Is there any evidence of restrictive covenants on site?

AV4 Does this site have a current use or tenancy which will need to cease or be relocated before development can commence?

AV5 Is there any evidence to suggest any other legal issues which may affect a site’s availability (e.g. ransom strips)?

Yes No Comments

Available now

Likely to become available

Unavailable

Achievability assessment

Question reference

Question Yes No Maybe


AC1 Do viability assessments indicate the site is likely to be viable to develop?

AC2 Is the site likely to be viable

30

subject to policy constraints being removed?

AC3 Does correspondence with site promoter or internal council records indicate the site is likely to be achievable?

Viability assessments will be used to determine the achievability of sites. However, where additional site specific evidence is available which indicates a site is achievable, this will also be used to inform judgements on the site’s achievability.

Yes No Comments

Achievable

Unachievable

31

Appendix B – Stoke-on-Trent SHLAA site assessment pro-forma

Field Name Definition/ response Information

SHLAA Land Av Reference Number

Site Reference

Data Source Description of where the site has come from – was it a suggestion through the Call for Sites etc.

Site Address

Ward

Easting

Northing

Land Owner

Agent Details

Site Area (gross) Hectares

Net Site Area Hectares

Current use of site

Former use of site

Potential Capacity Number of dwellings See methodology for details

Suitability

Surrounding land uses/ character of the area?

Description of surrounding land uses/ character of the area

Site topography

Is the site within the Green Belt?

Yes/No

Comments Green Belt Description of Green Belt status of land - links to is the site within the Green Belt question below.

Is the site previously developed?

Yes/ No – (See NPPF Annex 2 definition)

Commitment Yes/No (Yes – sites with planning permission or under construction)

Planning History Description of any relevant recent planning history.

Windfall NPPF definition of windfall.

Does the site fall within Flood Zone 3?

Yes/No

Does the site fall within Flood Zone 2?

Yes/No

Comments flood zones Description of flood risk - all

32

or part of the site affected etc.

Are there any potential surface water issues?

Yes/No

Comments surface water Description of surface water all or part of site affected etc.

Is the site designated or allocated for another use?

No Yes - Open Space

(North Staffordshire Open Space)

Yes – Residential allocation

Yes – Employment allocation

Yes – Retail allocation

Comments designation Explanation of designation or allocation - all or part of site affected

Does the site impact on cultural heritage?

Yes/No

Comments heritage Description - all or part of site - setting of a listed building or listed building itself etc.

Is there any known contamination on the site?

Yes/No

Comments contamination Details of any known contamination - all or part of site.

Are there any known potential access/ highways issues?

Yes/No

Comments potential Explanation of potential site access/ highways and any likely major issues.

Is there access to a primary school within 800m or 10mins walk?

Yes/No

Comments primary school Details - name of closest primary school etc.

Is there access to GP or health centre within 800m or 10min walk

Yes/No

Comments – access to a primary school

Details - name of closest GP or health centre.

Access to a post office/cash machine within 800m or 10mins walk?

Yes/No

33

Comments – post office/ cash machine

Details -location of closest one - street name etc.

Access to a bus stop with regular service within 800m or 10mins

Yes/No

Comments - access to bus stop with a regular

Details -location of closest one - street name etc - bus service numbers/ routes

Within 800m of a town centre? Yes/No

Comments - within 800m of town centre

Conditions of route etc. Example main road or via canal towpath etc.

Within 800m of a major public transport node? (Definition of major public transport node to be provided).

Yes/ No

Comments - within 800m of a major public transport node

Description e.g. Stoke-on-Trent railway station, city centre bus station etc.

Within 800m of publically accessible green space?

Yes/No

Comments within 800m of a public transport node

Description - type of space etc - route to get there.

Are there any known ownership constraints?

Yes/No

Comments - any known ownership constraints

Explanation

Are there any known legal/covenant constraints?

Yes/No

Comments – any known legal/ covenant constraints

Details - for example in several ownerships.

Is the site in a HSE consultation zone or hazardous installation

Yes/No

Comments – HSE consultation zone or hazardous installation

Details

Availability

Intention to develop - has a timescale been indicated?

Yes/No

Comments – has a timescale been indicated

Details

Achievability

Site constraints which may generate financial implications?

Yes/No

Comments – constraints which may generate financial

Details of site constraints which may generate

34

implications financial implications

Market viability? Developer interest?

Yes/No

Comments – market viability/ developer interest

Details for answer on market viability/ developer interest

Is the site suitable? Yes No Maybe

Comments on is the site suitable

Description of whether the site is suitable or not and any issues associated with the site

Is the site available? Yes No Maybe

Comments on is the site available

Description of whether available or not

Is the site achievable? Yes No Maybe

Comments on is the site achievable

Description of whether the site is achievable or not

Year 1 Deliverable Capacity within Year 1





1-5 years Deliverable Supply Total capacity 1-5 years

Year 6 Developable Capacity within Year 6





6-10 years Developable Total Capacity Years 6-10

11-15 years Developable Total capacity 11-15 years

Not considered developable currently

Total capacity

Entry Year Year assessment completed and added to the database

35

Appendix C – Newcastle-under-Lyme and Stoke-on-Trent Joint Local Plan Call

for Sites Response Form

Newcastle-under-Lyme &

Stoke-on-Trent

Joint Local Plan

CALL FOR SITES

Response Form Instructions for completing this form:

Please only complete if you are nominating a site to be considered within the forthcoming Newcastle-under-Lyme and Stoke on Trent Joint Local Plan.

If your site is already listed within the Newcastle-under-Lyme Strategic Housing Land Availability Assessment (2013/14), the Joint Employment Land Review (2011) or the ‘Call for Sites’ undertaken by Stoke-on-Trent City Council (2012) then please use this form to provide further additional detail to update or amend information previously submitted. Please complete a separate form for each site submitted.

Please complete this form electronically. If this is not possible then hand written copies should be completed in BLOCK CAPITALS.

Please provide as much detail as possible about the scale and nature of the development proposed on the site.

Please supply the following information:

A site plan (preferably at 1:1,250 scale) on an Ordnance Survey base map, showing a precise red line boundary around the extent of the area proposed for development. We regret that submissions received without a clear boundary shown on a site plan will not be considered.

Provide as much detail as possible on any constraints to development describe, including the extent of the constraint(s) and how they can be overcome. Where known, please show the location of any physical constraints on the site plan.

Please do not send additional documentation to support your submission, unless requested. All relevant information should be provided on the form. The council will contact you if further information is required.

Important points to note:

Nominating a site does not imply that the council agrees with the information and arguments put forward to support its development.

Please note sites of less than 0.25 hectares or capable of accommodating fewer than 5 dwellings will not be considered.

Only submit sites where you consider that there is a realistic prospect of development within the next 15 to 20 years.

Upon completing and submitting this form, you are providing consent for a representative of the council to access the site, with or without prior notification, for the purposes of assessing its suitability for development.

36

SECTION 1: CONTACT AND OWNERSHIP DETAILS

Personal data will be used in accordance with the Data Protection Act 1998.

Contact Name:

Organisation: (where relevant)

Correspondence Address:

Telephone Number Email Address:

Are you (please tick as appropriate):

An agent: A Landowner: A Developer: A Registered

Provider: Other (please specify):

☐ ☐ ☐ ☐

If you are an agent, please provide your client's name and address:

Are you (or your client) the current owner of the site?

Yes: ☐ No: ☐

If yes, are you the sole owner or a part owner of the site?

Sole Owner: ☐ Part Owner: ☐ If the site is in multiple ownership, please show the extent of the different ownerships on the

site plan

If you are not the owner of the land, or if you partly own it, please provide the contact details of all other landowners.

Please provide the contact details of the person who can arrange access to the site:

SECTION 2: SITE DETAILS

Site Name:

Site Address: (if possible, please provide postcode)

37

SECTION 2: SITE DETAILS

Grid Reference (if known):

Easting: Northing:

Current SHLAA/ELR Site Reference Number (if applicable):

Total Site Area: (hectares)

Developable Site Area: (hectares)

Has the site been previously submitted to Newcastle-under-Lyme or Stoke-on-Trent as part of a similar process in the past 10 years? If so please provide details.

Type of Site:

Urban: ☐ Rural: ☐ Urban/

Rural Mix: ☐

Brownfield: ☐ Greenfield: ☐ Brownfield/

Greenfield Mix: ☐

Is the site: Vacant: ☐ Occupied: ☐ Partly Occupied: ☐

If occupied or partly occupied, when is the present use of the site anticipated to cease?

What is the current or most recent use of the site?

What is the historic use of the site? (prior to the current/most recent use)

What are the adjoining land uses?

SECTION 3: PROPOSED USES

Please indicate the uses proposed to be developed on the site. Tick one box for a single use proposal or multiple boxes for a mixture of uses.

Provide additional relevant information, including type and quantity of development proposed

Type of Development

Tick Box

Specific Type Quantity

Market Housing ☐

e.g. family housing, apartments, town houses etc.

Number of dwellings:

38




Type of Development

Tick Box


High Value Housing ☐

e.g. executive housing Number of dwellings:

Affordable Housing ☐

e.g social rented, intermediate housing etc Number of dwellings:

Offices ☐

e.g. office park, town centre offices etc. Number of units and floorspace in square metres (net and gross):

Research and Development ☐

e.g. laboratories, science park etc. Number of units and floorspace in square metres (net and gross):

Industrial ☐

e.g. factories, assembly plants etc. Number of units and floorspace in square metres (net and gross):

Warehousing ☐

e.g. storage buildings, distribution centres etc.

Number of units and floorspace in square metres (net and gross):

Retail ☐

e.g. supermarket, department store, clothing store etc.

Floorspace in square metres (net and gross):

Food and Drink ☐

e.g. public house, café, restaurant etc. Floorspace in square metres (net and gross):

Tourist Accommodation ☐

e.g. hotel, hostel, bed and breakfast, holiday let etc.

Number of bedrooms:

Sports Facilities ☐

e.g. sports centre, gymnasium, golf course etc.

Number of courts, pitches etc:

39




Type of Development

Tick Box


Entertainment Facilities ☐

e.g. theatre, cinema, bowling alley, bingo hall etc.

Number screens, halls etc:

Open Space ☐

e.g. park and garden, allotments, playing field etc.

Size in hectares, number of plots, pitches etc:

Specialist Residential ☐

e.g. Extra Care, warden controlled etc. Number of dwelling units:

Student Accommodation ☐

e.g. halls of residence, student village, shared housing etc.

Number of student spaces:

Houses in Multiple

Occupation ☐

e.g. individual houses, apartment block etc. Number of occupants per unit and number of units:

Gypsies and Travellers ☐

e.g. permanent site, transit site etc. Number of plots:

Travelling Showpeople ☐

e.g. seasonal site etc. Number of plots:

Education ☐

e.g school, college, university, training centre, library, museum etc.

Floorspace in square metres, number of students:

Health ☐

e.g. health centres, surgeries etc. Number of consulting rooms, patients served per day:

Community ☐

Community centres, village halls, places of worship

Floorspace in square metres:

40




Type of Development

Tick Box


Renewable Energy ☐

Specify, e.g. windfarm, solar farm Number of generating units:

Transport ☐

e.g. highway, rail transport etc Corridor length and width, movements per day

Any Other Type Not Listed Above ☐

Specify type: State quantity:

SECTION 4: SITE FEATURES AND CONSTRAINTS TO DEVELOPMENT

Please mark features and constraints on the site plan where their location can be identified

Does any of the following vegetation exist on the site?

Individual Trees: ☐ Woodland: ☐

Hedgerows: ☐ Scrub/Grassland: ☐

Other vegetation (please specify):

Is the site:

Flat? ☐ Undulating? ☐

Steep? ☐ On High Ground? ☐ Please describe

any other landscape features:

If the site is currently in agricultural use, what is the grading of the land?

Grade 1: ☐ Grade 2: ☐

Grade 3: ☐ Grade 4: ☐

Grade 5: ☐ Not Agricultural: ☐ Are there any existing buildings or structures on the site?

Yes: ☐ No: ☐

41

SECTION 4: SITE FEATURES AND CONSTRAINTS TO DEVELOPMENT

Please mark features and constraints on the site plan where their location can be identified

If yes, please specify what buildings or structures exist on the site:

What is proposed to happen to the existing buildings or structures on the site? (tick all that apply and indicate locations on site plan)

Demolished: ☐ Relocated: ☐

Converted: ☐ Reconfigured: ☐

Other (please specify):

Do any of the following designations apply to the site?

Green Belt: ☐ Site of Special

Scientific Interest: ☐

Local Nature Reserve: ☐

Conservation Area: ☐

Listed Building: ☐ Scheduled

Ancient Monument:

☐

Other designation

(please specify):

Are you aware of any of the following ground conditions affecting the site:

Mineshafts: ☐ Landfill: ☐

Contamination: ☐ Flood Risk: ☐

Other (please specify):

Are there any overground or underground cables or pipes within the site? Please specify and mark the locations on the site plan.

Please show the route of any cables and pipes on the site plan

Are there any other constraints affecting the site? (e.g. restrictive covenants, protected species/habitats etc.)

For all of the constraints identified in the questions above, what measures do you think would be needed in order to overcome these to ensure that the site is deliverable within the next 15-20 years?

42

SECTION 5: ACCESSIBILITY AND INFRASTRUCTURE

Please identify the proposed access point on the site plan

What type of road would provide access to the site:

Motorway/Major Trunk Road:

(M6/A50/A500) ☐

Other Major Road (e.g. ‘A’ road): ☐

Local Distributor Road: (e.g. ‘B’ road) ☐

Minor Road: (e.g. unclassified/ residential road)

☐

Unadopted/Private Road: ☐

No Direct Road Access: ☐

Please name the road(s) that would provide access to the site: (e.g. A34 Newcastle Road)

Does the site have access, or potential access to the rail network?

Already has access via a halt or station: ☐

Potential for direct access, subject to

Network Rail approval: ☐

Potential for a new rail link: ☐

No potential for rail access: ☐

Please provide any further details about the potential for rail access:

Are there any access points, or potential access points for the following?

Footpaths/Rights of Way ☐ Cycle Routes: ☐

Bus Stop/Bus Route: ☐ Other:

(please specify below) ☐

Please provide any further information about these other potential access routes:

Would any access points to the site need to cross land in

other ownership? Yes: ☐ No: ☐

If yes, please provide the contact details of the landowner affected:

Are there any known disputes over the access and use of the site? If so, please provide details:

Please indicate if the site is already serviced by any of the following:

Mains Water Supply: Mains

Sewerage: Electricity: Gas: Broadband:

43

SECTION 5: ACCESSIBILITY AND INFRASTRUCTURE

☐ ☐ ☐ ☐ ☐

Have any discussions already taken place with utility companies in

relation to this site? Yes: ☐ No: ☐

If yes, please provide copies of any relevant correspondence

Are there specific infrastructure requirements for the proposed use? If so, please provide details:

SECTION 6: DELIVERABILITY

Within what timescale do you estimate that the site could be brought forward for development? If the site is to be phased, please tick more than one time period.

0 to 5 years 6 to 10 years 11 to 15 years 16-20 years

☐ ☐ ☐ ☐

Has the site been marketed for development?

Yes: ☐ No: ☐

Please provide any details of expressions of interest received or development options arranged with potential developers

Would any adjoining land uses positively or negatively affect the marketability of the site? If so, please provide details

Are there any other development opportunities nearby that could help to bring forward a larger and more comprehensive development scheme?

Yes: ☐ No: ☐

Please state the site name, address and reference number (if applicable) of other development opportunities:

Has a viability assessment been made of the development potential of the site for the proposed use?

Yes: ☐ No: ☐

If yes, please provide a summary of the calculation and findings of the viability assessment: (or attach a separate supporting statement)

Are there any financial matters that would affect the delivery of the proposed development? If so,

44

SECTION 6: DELIVERABILITY

please provide details:

Does the site currently have planning approval for development?

Yes: ☐ No: ☐ If yes, please provide the planning application reference number and a brief description of the approved development:

Please show the extent of any part of the site approved for development on the site plan

Is there a realistic prospect that the development will be fully implemented before the planning approval expires?

Yes: ☐ No: ☐

If the site does not have planning approval, when do you anticipate that a planning application can be submitted for the proposed development?

Once construction has commenced, how many years do you anticipate that it will take for the development to be completed?

How much development do you anticipate will be completed on an annual basis (i.e. number of dwellings, amount of floorspace etc.)?

SECTION 7: ADDITIONAL INFORMATION

Please provide any additional comments that you have in regard to the site: (Continue on a separate sheet if necessary.)

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Declaration:

I understand that the personal and other data I provide will be used to inform the council’s emerging planning policy framework for its duration and may also be used to help ensure the accuracy and completeness of information held for other council purposes.

I understand that the details submitted may be made available to the public in line with The Local Government Access to Information Act and Freedom of Information Act.

I want to be consulted on the Newcastle-under-Lyme and Stoke-on-Trent Local Plan in the future (please tick if yes)

Signature Date

For sites in Newcastle-under-Lyme please return your completed form and site plan by 31st October 2014 to:

Planning Policy Civic Offices Merrial Street Newcastle-under-Lyme Staffordshire ST5 2AG

Email: [email protected]

Telephone: 01782 742467 www.newcastle-staffs.gov.uk/all-services/planning/planning-policy

For sites in Stoke-on-Trent please return your completed form and site plan by 31st October 2014 to:

Planning and Transportation Policy Civic Centre Glebe Street Stoke-on-Trent ST4 1HH

Email: [email protected]

Telephone: 01782 232353 www.stoke.gov.uk/planningpolicy






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6.0 Glossary

Ancient Woodland: An area that has been wooded continuously since at least 1600 AD.

Best and Most Versatile Agricultural Land: The most flexible, productive and efficient areas of agricultural land, which can best deliver future crops for food and non-food uses. The National Planning Policy Framework defines this as land falling into Grades 1,2 and 3a of the Agricultural Land Classification.

Biodiversity Alert Sites: Locally designated nature conservation sites (also known as Local Wildlife Sites)

Call for Sites: A consultation exercise in which landowners, developers and the public are invited to submit land to a council, so that land can be considered for its potential suitability for development.

Deliverable Sites: Sites which are available now, offer a suitable location for development now and are achievable with a realistic prospect that housing will be delivered on the site within five years. In particular this means that the development site should be financially viable.

Developable Sites: Sites which are in a suitable location for housing, where there is a reasonable prospect that the site is available for development and could be viably developed at the point in time envisaged.

Local Plan: A Local Plan sets out planning policies and land use proposals which will be used in determining applications for planning permission and to direct strategic investment.

Employment Land Review (ELR): These assessments examine the likely demand for, and supply of, land for employment uses. They assess sites in a current employment use and potential future employment sites.

Evidence Base: The studies, reports and assessments that support the development of planning policy documents, such as the Local Plan. The evidence base should provide should be adequate, relevant and up-to-date evidence on economic, social and environmental characteristics of the area in question.

Flood Risk Zones (1, 2 & 3): Flood Risk Zones identify areas where there is a low (Zone 1), medium (Zone 2) or high (Zone 3) probability of river or sea flooding, ignoring the presence of flood defences. National planning policy requires that development should be allocated in areas at lower risk of flooding.

Functional Economic Market Area (FEMA): An area reflecting the local commercial property market, based on an understanding of the requirements of the market regarding the location of premises and the spatial factors used in analysing demand and supply. Defining such areas may involve a consideration of factors such as travel to work areas and housing market areas.

Green Space Strategy: A strategy which seeks to ensure that green spaces fulfil their potential to deliver environmental, economic and social benefits through a strategic approach to planning and management. This is based on an audit of all existing green spaces within an area.

Housing Market Area (HMA): An area defined by household demand and preferences for all types of housing, reflecting the key functional linkages between places where people live and work. In practice, such areas are defined by examining factors including household prices, migration patterns and commuting flows.

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Local Nature Reserves: Local areas which are of special interest due to their wildlife or geological features. Designated by Local authorities under the National Parks and Access to the Countryside Act 1949.

National Planning Policy Framework: The National Planning Policy Framework is a material consideration in determining planning applications and a local authority must have regard to it in preparing a Local Plan.

Objectively Assessed Needs (OAN): For housing, the OAN is the unconstrained need for housing within a housing market area, which a Local Plan must seek to provide for as far as is consistent with the policies of the NPPF.

Planning Practice Guidance: An online resource provided by the Department for Communities and Local Government which seeks to provides plain English guidance on national planning policies and legislation.

Play Pitch Strategy: A strategy for the maintenance and improvement of sports pitches within an area. This includes an audit of existing sports pitches and sporting need to inform future land use decisions on these sites.

Ramsar Sites: Wetlands of international importance, designated under the intergovernmental treaty of the Ramsar Convention, which aims to stop the loss of wetlands.

Regionally Important Geological Sites: Non-statutory areas of local importance for nature conservation that complement nationally and internationally designated geological and wildlife sites. Also known as Local Geological Sites.

Sites of Biological Interest: Locally designated nature conservation sites (also known as Local Wildlife Sites)

Sites of Special Scientific Interest (SSSI): Sites which are protected by national law to conserve their wildlife or geology under the Wildlife and Countryside Act 1981 (as amended).

Special Protection Areas (SPAs) and Special Areas of Conservation (SACs): Sites protected by the EU Habitats Directive and English and Welsh law, due to containing habitats or species of birds that are threatened or valuable

Strategic Housing Market Assessment (SHMA): A technical study which identifies the housing needs within a Housing Market Area (HMA). This includes factors such as the number of homes which need to be planned for, the need for affordable housing within an area and the needs of specific groups such as older people, minority groups, people with disabilities and students.

Tree Preservation Order (TPO): A Tree Preservation Order is an order made by a local planning authority in England to protect specific trees, groups of trees or woodlands in the interests of amenity.

Windfall Sites: Sites which come forward for housing despite not having been identified through the Local Plan process. Examples of windfall sites include previously-developed sites which have unexpectedly become available for development.

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