Cornwall Monitoring Report

Cornwall 5 Year Housing Land Supply Statement

September 2016

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Table of Contents Page

1: Introduction 1

2: Establishing the Five Year Requirement 2

3: Calculating the Supply 9

4: Conclusion 23

Appendix 1: Local Plan Expert Group Report Appendix 13 (March 2016)

Appendix 2: Cornwall Housing Trajectory 31st March 2016.

Appendix 3: Cornwall Housing Trajectory Lead in Times and Delivery Rates Methodology.

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2016 Housing Land Supply1 Introduction1.1 This report establishes the position as at 1st April 2016 in relation to whether or not there is a five year supply of land for housing in Cornwall. The supply has been assessed against the emerging Cornwall Local Plan housing requirement which is based upon the Council’s latest assessment of its full objectively assessed housing need that has taken into account comments made by the Local Plan Inspector in his preliminary findings.

1.2 Cornwall Council asked the Planning Advisory Service (PAS) to undertake a peer review of its approach to assessing supply in its 2015 Housing Land Supply Report and the report was amended to take into account some of the issues raised. This year’s report continues with the same approach with some changes to take account of the latest thinking.

2 Establishing the Five year Requirement2.1 The Cornwall Local Plan was submitted to the Secretary of State on 6th February 2015 and the first Public Hearing Sessions ran between 18th and 22nd May 2015

2.2 The Local Plan target before the Inspector at Examination at this time was 47500 homes at a proposed annual rate of 2,375 per year. The Local Plan Inspector issued his preliminary findings following the hearings in May 2015. He asked the Council to make a number of changes to the assumptions around migration and headship rates, upon which the demographic projections were based which, in his words, will result in a small increase in the demographic starting point shown in the SHMNA (45,900). He also stated that the Council should consider whether or not there was a need for any further uplift to enable the provision of further affordable housing. He did not consider there was a need for any uplift to respond to market signals and recommended that the Council should apply a 7% uplift to respond to the impact of second homes.

2.3 The Local Plan Examination was suspended whilst the further work requested by the Inspector was undertaken and consulted upon. In light of the Inspector’s preliminary findings Cornwall Council undertook further work to identify a full objectively assessed housing need (FOAN). Using the latest DCLG household projections as a starting point an assessment was made as to whether an uplift was required to take account of market signals, the impact of second/holiday homes and the effect of economic growth. A further assessment was then undertaken to establish the need for an uplift to take into account any shortfall in affordable housing. The conclusion of this work was that there was a need for 52,500 homes over the period 2010 to 2030. The detailed assessment of the FOAN has been published on the council’s website.

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2.4 The proposed increase in the Local Plan Housing requirement to 52,500 was consulted upon along with other proposed changes between January and March 2016 and the examination resumed between 16th and 24th May 2016. The overall housing requirement of 52,500 was tested and examined at the Local Plan examination. Following the latest hearings a schedule was produced by the Council of proposed changes which the Inspector requested were consulted upon. Responses to the consultation were only sought on those changes which had not already been subject to consultation and arose during the latest stage of the examination. The overall housing figure was not included within the new changes upon which views were sought. The consultation was undertaken between 1st July and 12th August 2016. The Local Plan Inspector has now issued his final report and this was published on the 26th September 2016. His report concludes that the local Plan Housing requirement should be 52,500.

2.5 The Council’s position is that the figure of 52,500 can therefore now be given considerable weight as the Local Plan is now at an advanced stage and will be adopted should the Council accept the Inspector’s recommendations.

Completions and the Historic Record of Delivery

2.6 There were 2,536 completions during the year 2015/16. Since the start of the plan period there have been 13,991 completions at an average of 2,332 per year. This represents an under provision of 1,759 homes when compared to the proposed Local Plan housing requirement of 2,625 per year or 15,750 over 6 years. This shortfall should be made up within the following 5 years as advocated by Planning Practice Guidance and the Local Plan. It is therefore added to the five year requirement. Table 1 below sets out the annual completions achieved since the beginning of the plan period (2010). This table also shows how the stock of planning consents either not started or under construction that are available for development has increased significantly from 12,943 in 2010 to 21,752 in 2016.

Table 1: Completions 2010-2016

Year Completions Number of Homes with Planning Permission

1st April 2010 – Start of the Plan period

12943

2010/11 2060 135182011/12 2375 150972012/13 2278 155202013/14 2040 189782014/15 2702 203802015/16 2536 21752

2.7 The analysis of building rates in last year’s 5 year supply statement (December 2015) over the 15 years since 2001 provided a robust justification that there had not been a persistent record of under delivery over the housing market cycle as advocated by the Planning Practice Guidance.

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2.8 The analysis was made in relation to performance against the cumulative build rates on the basis of suggestions following a review of the Council’s approach to assessing its five year supply by the Planning Advisory Service. This approach was also supported on the basis that to analyse delivery on a year by year basis against the annual average would be unrealistic as this does not take into account that housing will inevitably be delivered in cycles sometimes exceeding and other times not delivering the average provision. The key being the delivery of the development plan target over the longer term. Such an approach was supported in the Sketchley House, Secretary of State decision paras 11.11-11.13. (APP/K2420/A/13/2208318).

2.9 Since the publication of the December 2015 5 Year Supply Statement, the Local Plans Expert Group has published its report to the Communities Secretary and to the Minister of Housing and Planning on Local Plans for consultation (March 2016). http://lpeg.org/ Appendix 13 of this report (see Appendix 1) sets out its suggested approach to housing supply and at paragraph 4 suggests that persistent under delivery should be assessed over the longer period of no less than 10 years and that under delivery in two thirds of the monitoring years when assessed against the relevant housing requirement in place at the time for that period (likely to be the relevant adopted development plan, including a Structure plan where relevant) would be considered as persistent under delivery. The Expert Group also refers to the High Court decision in Cotswold District Council Vs SoSCLG (27 November 2013) to support its view.

2.10 In light of this Table 2 below sets out delivery since 2001 as compared to the plan requirement in place at the time. This consists of the 1997 Structure Plan with a requirement for 2,275 homes per year between 1991 and 2011 then the last Structure Plan adopted in 2004 with a requirement of 1,970 homes per year between 2001 and 2016 up to 2010 and then the emerging Local Plan provision between 2010 and 2016. Against these requirements it is clear that the plan requirement has not been met in just 6 of the last 15 years or 40%. The under delivery of 40% is much lower than the two thirds or 65% suggested by the Local Plans Expert Group as representing a persistent record of under delivery. Even if the last 10 years were considered to be a full economic cycle then the adopted plan requirement has been exceeded in half of these years which again is less than that advocated by the Local Plans Expert Group as representing a persistent record of under delivery.

Table 2: Housing delivery compared to the annual average development plan requirement

Year Actual Completions

Cornwall Structure

Cornwall Structure

Local Plan Requiremen

Surplus (+) or

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Plan 2007 (2275pa)

Plan (1970pa)

t (2625pa) Shortfall (-)

2001/2 2485 2275 +2002/3 2639 2275 +2003/4 2183 2275 -2004/5 2495 1970 +2005/6 2084 1970 +2006/7 2612 1970 +2007/8 3179 1970 +2008/9 2877 1970 +2009/10 2473 1970 +2010/11 2060 2625 -2011/12 2375 2625 -2012/13 2278 2625 -2013/14 2040 2625 -2014/15 2702 2625 +2015/16 2536 2625 -

The following table shows delivery against the cumulative totals of the adopted development plans in place at the time.

Table 3 Housing delivery compared to the cumulative development plan requirement

Year Annual Completions

Cumulative Completions

1997 Cornwall Structure Plan (2275pa)

2004 Cornwall Structure Plan (1970 pa)

Emerging Local Plan Requirement (2625pa)

Surplus (+) or Shortfall (-)

2001/2 2485 2485 2275 2102002/3 2639 5124 4550 5742003/4 2183 7307 6825 4822004/5 2495 9802 8795 10072005/6 2084 11886 10765 11212006/7 2612 14498 12735 17632007/8 3179 17677 14705 29722008/9 2877 20554 16675 38792009/10 2473 23027 18645 43822010/11 2060 25087 21270 38172011/12 2375 27462 23895 35672012/13 2278 29740 26520 32202013/14 2040 31780 29145 26352014/15 2702 34482 31770 27122015/16 2536 37018 34395 2623

2.11 Using this approach the Council is of the view that both in terms of the cumulative housing provision and an assessment of performance against the annual average that there has not been a record of under delivery and that therefore in accordance with the NPPF a 5% buffer should be applied to the five year requirement. The imposition of a 20% buffer is not a penalty for under delivery but a mechanism for triggering the requirement to bring forward an additional supply of housing. It is therefore worthy of note that in the first 6 years

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of the plan period Cornwall has increased its available supply through sites with planning permission from about 13,000 to almost 22,000 homes. (See Table 1 above). This means that the Council has already increased its supply yet building rates have not followed suit despite this increase. This is an issue recognised nationally and the government are looking at ways to incentivise the building industry to deliver.

2.12 It must be recognised, however, that, in the last 6 years (the first six years of the plan period) completions have averaged just under 2,332 per year which is below the 2,625 per year proposed in the emerging Local Plan. However, completions have exceeded the average interim requirement in the year before last and are only slightly below the required rate in the last year. This would suggest a return to pre-recession levels of housing growth. This perhaps lends support to the view that looking at the economic cycle as a whole, including the pre-recession peak, the 2010-13 trough and the recent return to growth there has not been a persistent record of under delivery. The recent rate of completions must also be taken within the context of the recent recession with the associated fall in building rates and the fact that the housing requirement is seeking a step change in housing supply as required by the NPPF.

Table 3: Cornwall Housing Completions 2000 - 20152000/1 2001/2 2002/3 2003/4 2004/5 2005/6 2006/7 2007/8

Cornwall Total 2193 2485 2639 2183 2495 2084 2612 3179

2008/9 2009/10 2010-11 2011-12 2012-13 2013-14 2014-15 2015/162877 2473 2060 2375 2278 2040 2702 2536

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2000/1

2001/2

2002/3

2003/4

2004/5

2005/6

2006/7

2007/8

2008/9

2009/10

2010/11

2011/12

2012/13

2013/14

2014/15

2015/16

0

500

1000

1500

2000

2500

3000

3500

Cornwall

Cornwall

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2.13 Table 4, below provides a summary of the five year housing requirement with both a 5% and 20% buffer. For the reasons stated above, a 5% buffer is considered appropriate when assessing the adequacy of supply resulting in a five year requirement against a 52,500 target of 14767

Table 4: 5 Year Housing Requirement

Plan Requirement 52,500 (2,625 pa)

Five Year requirement (2,625 x 5) 13,125

Plus shortfall of 1759 (15,750 – 13,991)*

14884

Five year requirement plus 5% buffer 15,628

Five year requirement plus 20% buffer

17,861

Five Year requirement 15,628

* The shortfall is the difference between the minimum expected completions since the beginning of the plan period less actual completions. Any shortfall is added to the five year requirement on the basis that it should be made up within 5 years rather than the remainder of the plan period. The buffer (5% and 20%) is then applied to this revised requirement.

3 Calculating the Supply3.1 To be considered as contributing to the 5 year supply a site must be deliverable and meet the tests of Paragraph 47 and footnote 11 of the NPPF.

3.2 Planning Practice Guidance states that sites with planning permission and local plan allocations can be considered deliverable. It also says that where there are no constraints other sites without planning permission or that are not local plan allocations may be considered as deliverable. In all cases robust evidence must be produced to demonstrate deliverablity. There are currently no adopted local plan allocations, however a number are being progressed through the Site Allocations element of the Local Plan.

3.3 The following outlines the methodology for demonstrating the deliverability of firstly sites with planning permission and then other sites that are considered wholly or in part deliverable within the next 5 years. A spreadsheet showing details of the expected delivery from all sources of supply is included at Appendix 2.

Planning Permissions

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3.4 As at 1st April 2016 there was planning permission for 21,752 homes. As shown in Table 1 above and Table 6 below, this supply has increased once again from last year and is a significant increase in the available supply when compared to the start of the plan period.

3.5 For the purposes of assessing deliverability, sites with permission have been broken down into sites below 10 units (small sites) and larger sites of 10 units or more.

Small sites 1-9 units.

3.6 Previous work across Cornwall based on sites granted permission in 2005 established that 82% of such sites were developed within 5 years, This resulted in an 18% discount rate for non-delivery within 5 years being applied to current permissions. This was based upon information from four of the six former districts on permissions granted in one year that were developed within 5 years.

3.7 As we are now 6 years into the plan period it is possible to use more robust data to check whether this is still the case. As at April 2010 there was planning permission for 4,649 homes on small sites. In fact 4,232 homes were built on small sites in the following five years (table 5 below), which is equivalent to 90% of all commitments and represents 846 per year. This shows that the 18% discount for small sites was overly cautious and that one of 10% is more appropriate. This can be continually monitored and amended each year if trends change. As at 1st April 2016 there was planning permission for 4,465 homes on sites below 10 units. A 10% discount for non-delivery within 5 years has been applied to these permissions to give an estimated yield from this source of 4,018 dwellings over 5 years (Table 6 below).

Table 5: Completions on small sites (1-9) during plan period

2010/11 2011/12 2012/13 2013/14 2014/15 2015/16 Total748 924 875 859 826 995 5227

Large Sites 10 or more units

3.8 Previous housing land assessments included information obtained from developers to establish when they expected sites to commence development and at what annual rate they expected to deliver them. Where developers were not able to be contacted then informed views of officers were sought. Due to the considerable number of sites in Cornwall and the fact that the number of sites is increasing, this approach delayed the publication of the annual housing land supply statement. In addition, it has been suggested at planning appeals that the views of developers may be overly optimistic in many cases. As a result Cornwall Council have undertaken some analysis of average lead in times (from when planning permission is granted to when the first dwelling is completed) and average delivery times based on an analysis of sites granted permission on or after April 2010 together with those sites that were under construction in 2010. The detailed methodology is included in Appendix 3. The results show that for

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sites of 10 – 50 dwellings the average lead in time from permission being granted to delivery of the first dwelling is 2.5 years and the average delivery rate from then on is 39 dwellings per year. For sites of between 50 and 99 dwellings the lead in time is 2 years and average delivery is 30 dwellings per year. For larger sites of 100 or more dwellings, the average lead in time is 1.5 years with 35 dwellings completed per year thereafter. The survey was based upon activity during a period of recession and build rates in particular are likely to be on the conservative side. This will be continually reviewed and the assumptions revised as appropriate.

3.9 The sample of sites only analysed sites with full planning permission. Additional work was therefore undertaken to establish the average time between the granting of outline permission and the approval of reserved matters. This showed that the average time between granting an outline permission and the approval of reserved matters ranges from 20 months for sites 10-49; 21 months for 50-99; and 24 months for 100+. These additional lead in times have been added to the lead in times for full permissions to give the following lead in time from outline permission to completion of 4.2 years for sites of 10-49; 3.75 years for sites 50-99 and 3.5 years for sites of 100 or more.

3.10 This approach does result in some sites appearing to show unrealistic rates of delivery in the detailed housing trajectory. It is important to note however that these are average rates and so therefore some sites will show overly optimistic delivery whilst others will show an overly pessimistic delivery. The application of an average rate also appears to show overall very high expected completions in the first couple of years with building rates falling as the five year period progresses. The trajectories are however not an attempt to predict future annual build rates but rather to assess the availability of sites that could deliver homes over the next five years. It is far better therefore when viewing the trajectories to look at the overall expected delivery over the full five year period.

3.11 The use of average rates mean that it would not be appropriate to adjust either the lead in time or delivery rates for individual sites to reflect individual circumstances because just as there will be circumstances where sites for whatever reason are delayed and delivering fewer dwellings than expected there will equally be others that deliver sooner and above average rates. Therefore should attempts be made to challenge the delivery on some individual sites as being overly optimistic then this would produce an unbalanced view of delivery on a county wide basis as it would have to be countered by adjusting sites that under estimate delivery and lead in times. Notwithstanding this, further work has been undertaken in assessing expected delivery of the largest sites and identifying specific sites where development may have stalled. This has resulted in further adjustments by reducing the yield on some sites from that indicated by average rates and excluding some sites from the five year supply all together. Also for some of the largest sites over 300, delivery rates have been increased where it is expected that more than one developer is likely to be operating from

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the site at the same time. The sample for the calculation of the average rates did not include any sites over 300 units and therefore it is unaffected by this change.

3.12 In some areas where there are a number of permissions relating to a large area such as the Newquay Growth Area or for some of the larger permissions, the delivery from each site or group of sites has been assessed individually to recognise that these sites may be developed in phases or by more than one developer at the same time. These sites are generally over 300 units but may sometimes include smaller sites where sites have been split into phases. This mainly relates to the Newquay Growth Area and large developments at Hayle and Truro. This has resulted in the delivery from some permissions being pushed back to commence upon the completion of an earlier phase or delivery being increased on a site to take account of the expectation of more than one developer operating from a site at the same time.

3.13 A further assessment has been undertaken to identify whether there are any sites with permission that for various reasons there is clear evidence that they will not be delivered within 5 years. A number of sites with a valid permission have been excluded on this basis. This amounts to a reduction of 1,458 dwellings that would have been identified as deliverable within five years when applying average lead in times and delivery rates.

3.14 The following table identifies those permissions that have been excluded from the five year supply altogether or had the yields reduced together with the reason

Table 6: Permissions excluded or with yields reduced

Site Application Number Reduction in expected yield in five years

Commentary

Binhamy Farm PA14/12201 80 Yield has been pushed to deliver after the phase currently under construction. Build rates have been increased to 45 per annum based on rates expected by the developer currently constructing the site.

Carbis Bay HotelBeach RoadCarbis Bay

W1/89/P/1079 28 Despite a legal start there has been no activity

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St IvesCornwallTR26 2NW

for a number of years and no intention of implementation by the owner

Trevithick Manor Newquay PA14/03927 330 Pushed back beyond five years as will follow earlier phases

Clodgey Lane Helston W2/88/01512/O 134 Leftover part of outline no current evidence of reserved matters application coming forward

Carlyon Bay PA14/10875 511 Significant infrastructure required to be provided in advance of development means completion within 5 years unlikely.

Stanmore site Penzance W1/07/P/0075 40 Partially implemented consent. Developer no longer active.

Land At Tuckingmill/Church View FarmCamborneCornwall

PA10/08671 42 Site has stalled and expires in August 2017. Applicants’ intention is to submit a reserved matters application before outline expires. Council are investigating whether site would be suitable for DCLG funding for starter homes. If estimate reserved

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matters approval by the end of 2017 and delivery based on average lead in and delivery after that.

Land At Tregarrick FarmOff Tregarrick Road And Bugle RoadRocheSt. AustellPL26 8EPCornwall

C2/03/01772 3 Development completed these may be left over but no activity suggest deleting from 5 year supply

Adjoining Looe Comprehensive SchoolBarbican RoadEast LooeLooeCornwallPL13 1EU

PA10/03413 27 Reserved matters application refused due to lack of information on surface water drainage. Suggest push back to start in about 3 years’ time to allow for further work and resubmission of reserved matters.

Land At Quintrell RoadNewquayTR8 4JUCorwall (Nansledan Phase 2&3)

C2/07/01830 242 Part of Newquay Growth Area. Delivery pushed back to follow earlier phase

The Former Site Of Tregolls HouseTregolls RoadTruroTR1 1PX

C1/PA03/2340/06/M 14 Site still in trajectory based on legal implementation. However no activity for a number of years site excluded from 5 year supply

Godolphin PlaceMarazion

See PA11/05409 7 Site stalled - legal start excluded from 5 years

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Total deduction 1,458

3.15 The following table sets out the number of dwellings expected to be delivered within 5 years when applying the average lead in times and delivery rates and through a further deduction of those ‘stalled’ sites that whilst they have a valid permission are considered unlikely to deliver any dwellings within 5 years.

Table 7 - Expected delivery within 5 years from sites with planning permissionSource Total number of homes

with permissionNumber expected to be delivered within 5 years

Small sites (1-9) with permission

4,465 4,018

Large Sites (10+) with permission

17,287 10,988

21,752 15,006

3.16 This process has resulted in the total yield from planning permissions on sites of 10 or more being effectively reduced considerably to allow for non-delivery within 5 years by applying average lead in times, delivery rates and the exclusion of some sites that are currently considered undeliverable.

3.17 It is not considered that any further discount is appropriate as the aim is to ensure that sufficient land is available that is capable of being developed within 5 years and as such the figures have already been discounted for non-delivery within 5 years to allow for this. Furthermore circumstances do change and sites that stall will on the whole be allowed to expire and will be removed from the stock of permissions each year, similarly new unidentified sites will emerge and be included in subsequent years’ housing supply assessments

3.18 What is clear from table 1 above is that numerically (before any discount for non-delivery within 5 years) there was planning permission for 12943 homes in 2010, whereas in fact 11455 homes were built in the following 5 years. Therefore numerically 90% of the supply in 2010 actually translated into completions five years later. On this basis the reduction of the current supply of planning permissions from 21,752 to 15,006 represents a significant reduction for non-delivery within 5 years.

Other Sources

3.19 Planning Practice Guidance clearly states that sites other than Local Plan Allocations or sites with planning permission may be included in the 5 year supply where there are no significant constraints to overcome. The following sources have therefore been assessed in terms of whether there are deliverable sites that can be included within the 5 year supply.

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i) Large Sites granted planning permission in principle subject to the signing of a section 106 agreement

3.20 The following schedule identifies those sites granted planning permission that are awaiting the signing of a S106 agreement. In these cases the average lead in times have been increased by between 3 to 12 months based on an estimate in each case of when the S106 is likely to be signed following discussions with officers. Then the same average lead in times and build rates have been applied as for outline and full permissions for this size of site in accordance with the methodology in appendix 3. Eleven of these sites have had the S106 agreement signed and the decision issued after 31st March 2016. The inclusion of these sites are justified on the basis that although new permissions granted since April have not been included as a general rule as the housing land supply position must be based on an annual assessment, these sites can be included in their own right as sites granted permission in principle subject to a S106 prior to 1st April 2016 and their inclusion is then borne out by the subsequent signing of the agreement and issuing of the decision.

Table 8: Sites with planning permission awaiting the signing of a S106Site Total capacity Dwellings

assessed as deliverable within 5 years

Comment

St Lawrences Hospital, Bodmin (PA14/09274)

175 23 Outline permission granted subject to S106 by Strategic Planning Committee 12/2/2015. S106 signed and decision issued 8/7/2016.

Priory Road Bodmin (PA12/12115)

750 58 Proposed Site Allocation granted outline permission subject to a S106 by Strategic Planning Committee 4th June 2015. S106 signed and decision issued 6th June 2016.

Whiterocks Park, St Annes Chapel (PA15/05651)

25 25 Full Planning permission granted subject to a S106 by East Planning Committee 7th December 2015. S106 signed and decision notice issued 11th April 2016

Broadmoor Farm, Saltash

1000 131 Outline permission granted subject to

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(PA14/02447) S106 by Strategic Planning Committee 20/11/2014. Delivery based on more than one developer delivering 70 per year with a 4 year lead in time.

Goldmartin Field, Mawnan Smith (PA15/09452)

46 46 Full planning permission granted subject to a S106 7th March 2016. S106 signed and decision issued 1st June 2016.

Land SW of Joannies Avenue, Halsetown Road, St Ives (PA15/08967)

165 35 Outline Planning permission granted subject to a S106 7th March 2016. Application called in by the Secretary of State therefore only 35 identified as deliverable within 5 years.

Jolly Park, Jubille Hill PL13 2LA(PA12/10700)

130 35 Outline permission granted subject to a S106 24th October 2013. Extension of time was granted in October 2015 to allow further time for the signing of the S106. Delays appear to be mainly around the appropriate affordable housing provision. Only 35 identified as deliverable within 5 years

Land East of Quintrell Road/Rialton Quarter, Newquay(PA14/09346)

180 10 Planning permission approved subject to a S106 by Strategic Planning Committee on 24th September 2015. Extension of time for agreeing the S106 agreed to September 2016. Expected delivery reflects phasing with other sites.

Higher Trewhiddle Farm (PA14/12161)

460 58 Outline permission granted subject to a

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S106 by Strategic Planning Committee on 27th August 2015

Pollards Field Greenbottom, Chacewater (PA14/03065)

78 5 Outline permission granted by Strategic Planning Committee on 15th January 2015 subject to a S106 agreement. S106 signed and decision issued on 11th August 2016

Maiden Green Farm, Truro (PA14/00703)

515 186 Full planning permission approved subject to S106 by Strategic Planning Committee on 12th March 2015. S106 signed and decision issued on 11th August 2016

Dudman Farm, Truro (PA14/04970)

275 26 Outline permission granted by Strategic Planning Committee on 17th December 2015. S106 signed and decision issued on 2nd June 2016

Penstraze, Chacewater (PA14/08092)

130 20 Outline permission granted by Strategic planning Committee on the 30th July 2015. S106 signed and decision issued on 11th August 2016.

Willow Green Farm, Truro (PA13/10454)

435 23 Outline permission granted subject to S106 by Strategic Planning Committee on 12th March 2015. S106 signed and decision issued on 25th July 2016.

Land West Of Oak Park, Oak Park, St Tudy, Bodmin (PA14/05723)

19 19 Full planning permission granted subject to a S106 on 10th November 2014. S106 signed and decision issued on 18th July 2016

Former MOD site, St Eval (PA15/06939)

100 100 Full permission granted subject to a S106 on 4th January 2016

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Land East of Bridge View, Wadebridge (PA14/12194)

110 61 Full permission granted subject to a S106 on 29th February 2016. S106 signed and decision issued on 2nd June 2016.

Total 4,593 861

ii) Sites identified in the SHLAA granted permission since April 2016

3.21 There are two SHLAA sites which have been included where planning permission has been granted after April 2016. The inclusion of these sites are justified on the basis that although new permissions granted since April have not been included as a general rule as the housing land supply position must be based on an annual assessment, these sites can be included in their own right as SHLAA sites without permission prior to April and their inclusion is then borne out by the subsequent grant of permission. The average lead in times and delivery rates has been applied to the date when permission was granted. The yield from these two sites is not included in the housing trajectory spreadsheet at Appendix 2.

Table 9: SHLAA sites granted planning permission since April 2016Site (SHLAA ref in brackets)

Total Capacity

Dwellings assessed as deliverable within 5 years

Water Lane, Hayle (S265) PA15/10141

20 20

Land south of Little Elm, Marhamchurch (S496) PA15/09444

20 20

Total 40 40

iii) Cornwall Land Initiative Sites

3.22 The Cornwall Land Initiative sites are 7 sites predicted to bring forward a total of 160 units, all of which are likely to be developed within five years.. Details of these sites can be found within the Council’s Housing Trajectories. These sites are being actively promoted by the Council, are available now and are suitable for development, furthermore they have a variety of developer commitment in the form of signed contract with a clause aiming for development of the sites within five years, and as a result we are confident that these sites are viable and will come forward and as a result are included within the five year supply calculation.

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iv) Sites proposed in the emerging Site Allocations DPD

3.23 A Site Allocations DPD is currently being prepared that allocates sites to meet the housing requirement in some of the main towns in Cornwall. A considerable amount of work has been undertaken in assessing options for sites and preferred sites have been identified. The intention is that this element of the Local Plan will be published for consultation in October 2016 with submission of the DPD expected in the Autumn of 2017. It cannot currently be given much weight and as such the yields from most of the allocations have not been included in the five year supply. Three sites have now been granted permission (one subject to the signing of a S106 agreement) and these have been included in the trajectory as permissions. Some other sites are progressing in advance of this element of the local plan and these have been listed in the following table together with the justification as to why they are likely to deliver some housing within 5 years.

Table 10: Local Plan Allocations that are progressing in advance of the Local PlanSite Total

CapacityYield in 5 years

Justification

Halgavor Urban Extension, Bodmin

705 35 Cornwall Council owns part of the site and has recently acquired some additional land within the site. The site has been identified as a priority for the Council’s emerging housing programme and will be seeking to bring forward an application. Anticipate 35 in year 5.Furthermore, the majority of the remaining land is within a single ownership and a national housebuilder has now secured an option on the land and they are intending to start developing proposals for the site (35 dwellings in year 5)

Hillhead, Falmouth 210 35 The site is within single ownership, who is a known land agent / developer. The site has already been masterplanned and pre-application discussions have been held between the land owner and the Town Council / Cornwall Council members. Furthermore, the owner has held a public consultation exercise on his proposals for the site. A planning application for 150

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homes (PA16/06414) has been submitted (35dph from year 5)

Falmouth North 260 35 The Site is within single ownership and has already been subject to a significant amount of masterplanning by the landowners’ consultants. The owners have also entered into pre-application discussions with Cornwall Council, which has resulted in favourable feedback. The intention of the land owner is to submit a planning application in 2016. (35dph from year 5)

Kergilliack, Falmouth

216 35 The allocation forms part of a larger development area, which has already been permitted. The remaining land is partly owned by Cornwall Council (the frontage of the site). The Council are working with a developer, who is currently coming forward with a scheme. Due to cash flowing of related projects by Falmouth School (the current occupier of the land), there is an urgency to progress matters. A detailed planning application PA16/01003 has been submitted. (35dph from year 5)

Trevassack, Hayle 950 0 An application for part of the proposed urban extension has been approved (PA15/03787), for 148 dwellings. This has been included in the trajectory as delivering within 5 years. The allocation for 950 is in addition to the permission but is not expected to deliver any more dwellings within the next five years

Withnoe Urban Extension, Launceston

280 35 The land owner has instructed consultants to bring forward a scheme on their land and a national housebuilder is also on board to take forward a scheme. Members are supportive of the site area coming forward. (35 in year 5)

St Clare, Penzance 120 120 This draft allocation on council owned land is also being progressed as a Cornwall Land

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Initiative site (see above) and is subject to a contract ensuring completion within 5 years.

Coinage Hall, Penzance

10 10 Cornwall Council is in the process of disposing of site to a developer as part of a mixed use scheme. Expect the 10 dwellings to be delivered within 5 years.

Total 1,801 305

3.24 The following table brings together the different sources of supply that are considered deliverable within 5 years. It shows that of the total available capacity of 33,734 homes, 16,407 are considered capable of being delivered within five years.

Table 11: Housing SupplySource Total Capacity Capacity deliverable

within 5 yearsSmall sites <10 units with planning permission

4,465 4,018

Large sites of 10 or more units with planning permission

17,287 10,988

Sites awaiting the signing of a S106 agreement

4,593 861

SHLAA sites granted permission since April

40 40

Cornwall land Initiative Sites

160 160

Local Plan Site Allocations

7,189 340

Total available supply 33,734 16,407

4 Conclusion

4.1 The NPPF requires local planning authorities to identify a five year supply of deliverable housing sites against its housing requirements. Table 12 below demonstrates that when assessed against the five year requirement, the deliverable supply of 16,407 represents a 5.25 years supply.

Table 12: 5 Year Supply Position

Plan Requirement 52,500 (2,625 pa)

Five Year requirement (2,625 x 5) 13,125

Plus shortfall of 1759 (15,750 – 13,991)*

14,884

Five year requirement plus 5% buffer 15,628

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Total Supply capable of being delivered within 5 years

16,407

Supply as a percentage of Five Year Requirement

104.9%

Years Supply 5.25

4.2 Whilst a five year supply can be demonstrated there is still a need to increase building rates across Cornwall both to ensure there is a step change in building rates as advocated by the NPPF but also to ensure the backlog that has occurred in the first few years of the plan period is met over the next 5 years.

4.3 The available supply to enable increased build rates has been increased significantly from the beginning of the plan period, from just under 13,000 in 2010 to 21,752 as at 1st April 2016. The Local Plan Inspector’s report has now been received and with his modifications it will be adopted by the end of the year. This will provide certainty both in terms of the housing requirement and will enable neighbourhood plans and the Site Allocations element of the Local Plan to be progressed and to further increase housing supply through allocations.

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