Five Year Housing Land Supply – Site Commentary

138 - 148 Ashby Road, Coalville
103 - 107 Central Road, Hugglescote
Whiteholme, 63 Ashby Road, Kegworth
Land Adjacent Snibston Discovery Park, Ashby Road, Coalville
Citrus Grove, Kegworth
Lount Works, Nottingham Road, Lount
Land Rear Of Orchard Way, Measham
Computer Centre, Derby Road, Kegworth
Darcey Park (Land North of Ashby Road), Ibstock
Land North Of 112 Park Lane, Castle Donington
74 - 108 And 110 - 114 Malvern Crescent, Ashby
Minnesota's, London Road, Coalville
Brookes Machine Tools, Derby Road, Kegworth
Fern Carpets, Ashby Road, Coalville
Pickerings Nurseries, Bosworth Road, Measham
Land Off Ravenstone Road, Coalville
Melbourne Road / Ravenstone Road, Ibstock
Land off Smisby Road, Ashby
Land South Of Ashby Road, Ibstock
Hastings Park (Land off Dunbar Way), Ashby
Mount Pleasant Works (Phase 5), Moira Road, Woodville
Standard Hill / West Of High Street, Coalville
South Of Park Lane, Castle Donington
Jackson Street, Coalville
Ashby Road, Kegworth
Bardon Grange
South Of Grange Road, Hugglescote

1Introduction

Each site included in the five year housing land supply (5YHLS) is deliverable in the manner detailed in the schedule that accompanies the 5YHLS calculations. This document outlines how our 5YHLS position, and specifically the projected build rates, is considered to be compliant with the National Planning Policy Framework guidance on 5YHLS.Reference is made to Section 6 of the NPPF. The elements of “deliverability”, outlined in the NPPF, are assessed against each site and a short commentary is provided against each. These elements are:

  • Availability
  • Suitability
  • Achievability
  • Viability

A section for other considerations is also included.

The sites included in the 5YHLS are set out on the right.

Where dwelling completions took place prior to March 2012, or where they are projected to come forward post-2017, this is stated. Unless so stated, a site is expected to be complete during the five year period.

Officers have sought advice from housebuilders as to the likely build rates of the sites in their control. This advice has been used to inform projected build rates rather than direct them absolutely, since there are a number of factors that can prevent delivery coming forward at the rates proposed (or enable faster build rates) that cannot necessarily be foreseen. Recent experience has shown that a slightly more conservative approach than that suggested by housebuilders can be more realistic and this is reflected in the figures below. However, in some cases – notably “Melbourne Road / Ravenstone Road, Ibstock” – officers were provided with a detailed sales forecast and breakdown of completions such that these were carried into the entry on that scheme. In general, however, responses from site promoters recommended build rates as (for example) not being unreasonable such that the projections in the Council’s figures and those provided by the site promoter may not match exactly.

Site Commentaries

138 – 148 ASHBY ROAD, COALVILLE
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
6 / 6
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / These are the remaining 6 units on a 76 unit scheme, all of which were observed as being complete during a November 2012 site visit / Site is under construction and is therefore considered viable / 69 dwellings were completed on this site prior to March 2012
103 – 107 CENTRAL ROAD, HUGGLESCOTE
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
11 / 11
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / These 11 units represent the entirety of the scheme, all of which were observed as beingcomplete during a November 2012 site visit / Site is under construction and is therefore considered viable
WHITEHOLME, DERBY ROAD, KEGWORTH
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
4 / 4
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / These are the remaining 4 units on a 12 unit scheme, all of which were observed as being actively and substantially under construction during a November 2012 site visit, such that it would be unreasonable to consider them as not coming forward in the coming year / Site is under construction and is therefore considered viable / 8 dwellings were completed on this site prior to March 2012
LAND ADJACENT SNIBSTON DISCOVERY PARK, ASHBY ROAD, COALVILLE
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
26 / 7 / 33
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / These are the remaining 33 units on a 49 unit scheme, all of which were observed as being actively and substantially under construction during a November 2012 site visit, such that it would be unreasonable to consider them as not coming forward in the coming two years. 7 are considered likely to come forward in 2013/14 as these plots were the least advanced in terms of their construction / Site is under construction and is therefore considered viable / 16 dwellings were completed on this site prior to March 2012
CITRUS GROVE, KEGWORTH
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
34 / 21 / 21 / 76
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / 34 units were noted as under construction during a March 2012 site visit,; 20were observed as complete during a November 2012 site visit. Although initial activity has been fast on the site, it is reasonable to expect this to slow somewhat as other sites come on stream in the village. There is no apparent prospect of the scheme being incomplete beyond the five year period, however. / Site is under construction and is therefore considered viable
LOUNT WORKS, NOTTINGHAM ROAD, LOUNT
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
4 / 13 / 13 / 30
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / 4 units were observed as being actively under construction during a November 2012 site visit. Lount is an untested housing market for a scheme of this scale and it is difficult to estimate build-out rates, although the substantial site activity suggests that there is no apparent prospect of the scheme being incomplete beyond the five year period / Site is under construction and is therefore considered viable
LAND REAR OF ORCHARD WAY, MEASHAM
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
5 / 12 / 11 / 28
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / The site has, historically, suffered from sporadic construction rates – 14 were complete during 2011/12, but none were under construction as at March 2012. A November 2012 site visit confirmed that building work has re-commenced, with 5 units noted as being under construction. Despite this, it remains a fact that construction work is continuing and, therefore, there is no apparent prospect of the scheme being incomplete beyond the five year period. / Site is under construction and is therefore considered viable / 14 dwellings were completed on this site prior to March 2012
COMPUTER CENTRE, DERBY ROAD, KEGWORTH
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
22 / 22 / 22 / 23 / 89
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / A November 2012 site visit observed that construction work had begun in earnest. Although the very early activity has been fast on the site, it is reasonable to expect this to slow somewhat as other sites come on stream in the village. There is no apparent prospect of the scheme being incomplete beyond the five year period, however. / Site is under construction and is therefore considered viable
DARCEY PARK (LAND NORTH OF ASHBY ROAD), IBSTOCK
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
37 / 35 / 35 / 35 / 28 / 170
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / 34 units were completed during 2011/12, and 37 were under construction as of March 2012; 52 of the site’s yield of 204 were observed as complete during a November 2012 site visit. Given that 25% of the scheme was complete c.18 months after its start, it is reasonable to assume it will be complete during the five year period and at a relatively stable annual completion rate. / Site is under construction and is therefore considered viable / 34 dwellings were completed on this site prior to March 2012.
Planning permission has been granted for 191 dwellings immediately adjacent this site; while Ibstock’s housing market has not been tested on completions of this scale so it is difficult to estimate the build-out rates on these schemes as a result, but the fast activity on the 204 dwelling scheme suggests that Ibstock has a strong housing market
LAND NORTH OF 112 PARK LANE, CASTLE DONINGTON
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
62 / 60 / 60 / 60 / 30 / 272
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / A November 2012 site visit observed that 65 of the scheme’s 275 dwellings were already complete. The developers have advised the Council that build rates similar to those above would be appropriate. Given that 25% of the scheme was complete c.18 months after its start, it is reasonable to assume it will be complete during the five year period and at a relatively stable annual completion rate. / Site is under construction and is therefore considered viable / 3 dwellings were completed on this site prior to March 2012.
Completions are predicted to fall off atthe end of the 5 year period as a strategic scheme (“South of Park Lane, Castle Donington”) is expected to come on stream at around this point – the housebuilders have also advised the Council of the prospective likely build-out rates for this second,larger scheme
74 – 108 AND 110 – 114 MALVERN CRESCENT, ASHBY
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
26 / 26
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / All units were observed as being actively under construction during a November 2012 site visit. The site was cleared some time before construction on the new units began such that the build-out (and hence projected completion) is slower than might otherwise have been expected, but there is no apparent prospect of the scheme being incomplete beyond the five year period. / Site is under construction and is therefore considered viable. In addition, it is an affordable housing scheme and as such its funding is secure via a Registered Provider / 36 dwellings were demolished to enable this development to take place. These demolitions were counted as a net loss in the 2011/12 monitoring year
MINNESOTA’S, LONDON ROAD, COALVILLE
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
27 / 27
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / All units were observed as being actively under construction during a November 2012 site visit. While a 2012/13 completion is considered unlikely, there is no apparent prospect of the scheme being incomplete beyond the five year period / Site is under construction and is therefore considered viable. In addition, it is an affordable housing scheme and as such its funding is secure via a Registered Provider
BROOKES MACHINE TOOLS, DERBY ROAD, KEGWORTH
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
16 / 16
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / This scheme has been in the planning system for some time, with permission being granted on appeal on 19/11/07. However, the applicants have recently begun discharging conditions and the building in which the redevelopment will take place remains vacant such that there is a realistic prospect all units – 16 flats – will be complete during the next monitoring year. / There are no known viability issues preventing the development come forward, and the recent move to discharge planning conditions reflects this
FERN CARPETS, ASHBY ROAD, COALVILLE
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
10 / 27 / 37
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / Planning permission was granted in 2010 and, while work has yet to begin, development is likely to commence soon as a result of the issues covered under Viability (see right). The development is dependent on funding that is both available and time-limited; it is reasonable to assume that the scheme will be developed on this basis / Site is not under construction, but it is an affordable housing scheme and as such its funding is secure via a Registered Provider / The Affordable Housing Enabling Officerhas advised that the HCA funding in place will no longer exits beyond March 2015
PICKERINGS NURSERIES, BOSWORTH ROAD, MEASHAM
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
20 / 20 / 21 / 61
Availability / Suitability / Achievability / Viability / Other
Site has a resolution to grant planning permission. The site is therefore considered available / Site has a resolution to grant planning permission. The site is therefore considered suitable / The developers have advised the Council that build rates similar to those above would be appropriate. Officers consider that development will come forward slightly later than that advised by the housebuilder, but there is no apparent prospect of the scheme being incomplete beyond the five year period / There are no known viability issues affecting the scheme; that a housebuilder has secured planning permission recently (during 2012), as well as being willing to commit to stating appropriate build rates, indicates as such
LAND OFF RAVENSTONE ROAD, COALVILLE
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
15 / 35 / 35 / 35 / 120
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / While the site only has Outline planning permission (with all matters other than part access reserved), this has been secured by a housebuilder with a keen and stated desire to develop the site. Moreover, the developers have advised the Council that build rates similar to those above would be appropriate. There is no apparent prospect of the scheme being incomplete beyond the five year period / There are no known viability issues affecting the scheme; that a housebuilder has secured planning permission recently (during 2012), as well as being willing to commit to stating appropriate build rates, indicates as such / A Reserved Matters planning application is being drawn up and is expected to be submitted in early 2013.
A further 70 dwellings are projected for completion post-2017
MELBOURNE ROAD / RAVENSTONE ROAD, IBSTOCK
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
21 / 45 / 45 / 9 / 120
Availability / Suitability / Achievability / Viability / Other
Site has a resolution to grant Outline planning permission, and housing development on the site would accord with the emerging Core Strategy. The site is therefore considered available / Site has a resolution to grant Outline planning permission, and housing development on the site would accord with the emerging Core Strategy. The site is therefore considered suitable / While the site only has Outline planning permission (with all matters except part access reserved), this has been secured by a housebuilder with a keen and stated desire to develop the site. Moreover, the developers have used detailed analysis in advising the Council that the above build rates would be appropriate. There is no apparent prospect of the scheme being incomplete beyond the five year period / There are no known viability issues affecting the scheme; that a housebuilder has secured planning permission recently (during 2012), as well as being willing to commit to stating appropriate build rates, indicates as such / A Reserved Matters application was received and registered by the Council on 19th December 2012
LAND OFF SMISBY ROAD, ASHBY
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
35 / 35 / 35 / 17 / 122
Availability / Suitability / Achievability / Viability / Other
Site has planning permission and is therefore considered available / Site has planning permission and is therefore considered suitable / The developers have advised the Council that build rates similar to those above would be appropriate. Officers consider that development will come forward slightly later than that advised by the housebuilder, but there is no apparent prospect of the scheme being incomplete beyond the five year period / There are no known viability issues affecting the scheme; that a housebuilder has secured planning permission recently (during 2012), as well as being willing to commit to stating appropriate build rates, indicates as such / A previous planning permission lapsed on this site, but it should be noted that this was largely due to the scheme being caught up by issues surrounding the River Mease SAC. These issues have been resolved to the satisfaction of all members of the River Mease Programme Board
LAND SOUTH OF ASHBY ROAD, IBSTOCK
Build-out rate
2012/13 / 2013/14 / 2014/15 / 2015/16 / 2016/17 / Total
30 / 35 / 35 / 35 / 135
Availability / Suitability / Achievability / Viability / Other
Site has a resolution to grant planning permission, and housing development on the site would accord with the emerging Core Strategy. The site is therefore considered available / Site has a resolution to grant planning permission, and housing development on the site would accord with the emerging Core Strategy. The site is therefore considered suitable / The developers have advised the Council that build rates similar to those above would be appropriate. Officers consider that development will come forward slightly later than that advised by the housebuilder, but there is no apparent prospect of the scheme being incomplete beyond the five year period / There are no known viability issues affecting the scheme; that a housebuilder has secured planning permission recently (during 2012) and that the planning permission has a condition to commence construction within 18 months of approval, as well as being willing to commit to stating appropriate build rates, indicates as such / A further 56 dwellings are projected for completion post-2017