Residential Urban Capacity Study
Transcript of Residential Urban Capacity Study
Fen land Loca l Deve lopment Framew ork
Residential Urban Capacity Study
December 2004 (Edition 2005)
Regeneration Services
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1. Introduction 1.1 A key role for the preparation of the Local Development Framework (LDF) will be to promote more
sustainable patterns of development throughout the District. Part of the “plan, monitor and manage” approach set out in PPG3 requires local authorities to provide sufficient housing land to meet the needs of the whole community whilst giving priority to re-using previously developed land in urban areas in preference to the development of Greenfield sites. PPG3 requires local planning authorities to prepare urban capacity studies as part of LDF preparation. The purpose of the study is to establish how much additional housing can be accommodated within urban areas and therefore how much Greenfield land may be needed for development.
1.2 The aim of such studies is to maximise the re-use of previously developed land and empty properties and the conversion of non-residential buildings for housing. A national target requires that by 2008, 60% of new homes should be built on previously developed land. The target for the region has been set in the draft Regional Spatial Strategy for the East of England (RSS14) at 50%. The target for Fenland in the saved Cambridgeshire and Peterborough Joint Structure Plan is 35% of new housing. The use of a capacity study will further assist in the consideration of sites that are consistent with the requirements of the sequential approach set out in PPG3.
1.3 Fenland is a rural area with a small supply of potential Brownfield urban sites and consequently this is likely to be a challenging target to achieve. This makes it all the more important to undertake a rigorous assessment of the urban areas to seek to identify potential sources of housing supply.
1.4 Capacity studies should also be carried out having regard to the principles of sustainable development, particularly the need to develop sustainable patterns of transport, promoting the most efficient use of land and increasing the quality of life in urban areas.
1.5 The District Council has prepared this capacity study prior to commencing work on the preparation of the LDF. In undertaking this study the District Council has had regard to the government’s best practice guide, ‘Tapping the Potential – Assessing Urban Housing Capacity’. The approach adopted by the District Council and the structure of this report is generally consistent with this advice. In addition the Eastern Region Local Government Conference ‘Regional methodology and matrix for urban capacity studies’ and the House Builders Federation “Realising the Capacity” have also been used as a basis for the study.
1.6 This report consists of three sections. The first sets out the methodology used in the study and explains some of the assumptions on which the study is based. This is followed by a summary and analysis of the results produced by the survey. The final section considers some of the policy implications arising from the capacity study particularly in respect of the forthcoming preparation of the LDF.
2. Methodology 2.1 The basic methodology follows the general structure for capacity studies set out in ‘Tapping the
Potential’:
• Identifying the urban areas to be assessed and the sources of capacity;
• Surveying and quantifying the capacity of the urban area;
• Assessing the unconstrained housing yield;
• Discounting to assess the constrained capacity.
Identifying the urban areas and capacity sources
Defining the urban area
2.2 The study is concerned with identifying land with potential for residential development within the existing settlements. It does not seek to deal with sites that may come forward beyond existing
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settlements or in the countryside. This is a matter for consideration during subsequent stages in the preparation of the LDF.
2.3 The urban areas included in the study are the four market towns and those larger rural settlements that could contribute to sustainable patterns of development (i.e. limited rural growth settlements). The extent of the urban area has been defined by the current settlement development area boundary as defined by the existing Fenland District Wide Local Plan (1993).
Sources of residential capacity
2.4 ‘Tapping the potential’ advices that capacity studies should consider all potential sources of housing capacity, no matter how unlikely they may at first appear in terms of the current housing market. The study considers all previously developed land including vacant and under-used buildings. In addition it also looks at potential to provide housing through flats over shops, residential subdivision, existing Local Plan allocations and vacant undeveloped land within the defined urban areas.
2.5 Details and comments relating to the sources of capacity used in the study are set out in appendix 1. Each of these sources of capacity were further sub-divided into 3 stages which have been designed to assist with developing a search sequence for identifying sites in the forthcoming LDF:
• Urban Potential Sources
• PPG3 Reviewed Greenfield Allocations
• Other Sources (not previously developed).
2.6 Greenfield sites and urban extensions not allocated in the existing Local Plan have been excluded from the study. This exclusion is also extended to allotments, playing fields and open spaces. The District Council seeks the retention of adopted open space and areas used for outdoor recreation such as allotments and school playing fields. Sites that fall within this type of land use have been excluded. However, any subsequent change to policy may require a re-assessment of the capacity and potential for development of such sites.
2.7 Existing local plan allocations within the urban areas not falling within any of the other capacity sources have also been re-assessed. These include Greenfield sites within the existing built up areas and sites on the periphery of settlements.
Surveying and quantifying the capacity of the urban areas
Surveying the area and identifying sites
2.8 This stage involved a comprehensive survey of the study area to identify sites that had potential for residential development. This survey was undertaken using large-scale digital mapping and aerial photography of the relevant settlements together with a variety of information sources available including land availability and planning application records, the National Land Use Database and local knowledge.
2.9 Potential opportunities for residential development include vacant or occupied sites or buildings that are underused or are inappropriate in relation to the surrounding uses. Sites or buildings occupied by a land use that is marginal in economic terms and may reasonably be targeted by the housing market have also been included.
2.10 Every site identified by the study was plotted on GIS and relevant site attributes and details recorded.
2.11 The scope of the study originally sought to capture all sites considered suitable for residential use regardless of size. However due to resource and time constraints this was subsequently revised to include those sites that are capable of accommodating nine or more dwellings or 0.3 Hectare, whichever is the less. The capacity of small sites that yield less than nine dwellings or are derived from non-site specific sources have been determined using an analysis of past completion trends.
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2.12 Some sources of capacity are difficult to quantify by identifying sites on the ground, such as the subdivision of existing housing and flats over shops. In such cases it has been necessary to establish the capacity based on assumptions relating to past trends and recognised yardsticks.
Assessing the unconstrained housing yield 2.13 This stage of the process assesses the amount of housing that could theoretically be
accommodated through each source if they were to be developed optimally. Where specific sites with potential for housing were identified these were plotted on GIS and the site areas measured. The approach used for assessing yield is explained below.
Classifying the urban area
2.14 Each urban area included within the study has been classified based on an assessment of the level of local self-sufficiency and accessibility to employment, services and public transport. This has been done to ensure that the sites considered are assessed against the sequential approach in PPG3 and other sustainability criteria. A distinction has been made between those employment and service centres where it is more appropriate to allocate housing. This is considered to be a more sustainable approach to defining the settlement hierarchy rather than using arbitrary settlement size. The following settlement hierarchy has been used in the study based on that suggested in the regional methodology.
1 Urban areas (service) March and Wisbech
2 Urban areas (other) Chatteris and Whittlesey
3 Villages Limited rural growth settlements
Accessibility
2.15 Each of the above urban areas have been further categorised in terms of their accessibility to service centres. Accessibility zones have been defined based on an assessment of walking distances to the town centres as defined by the Local Plan Central Commercial Areas. These zones are based on what is considered to be a reasonable walking distances to access every day services having regard to the limited public transport network within Fenland.
2.16 The resulting accessibility zones are:
A Good Less than 250 metres from a central commercial area and/or a public transport node.
B Intermediate Greater than 250 metres and less than 750 metres from a central commercial area or public transport node.
C Poor Greater than 750 metres from a central commercial area or public transport node.
Sustainability matrix
2.17 The combination of both the urban area classification and accessibility zones gives an indication of relative sustainability of different locations and is illustrated on the Sustainability Matrix below.
A3 A2 A1 High
B3 B2 B1 Med
C3 C2 C1 Low
Poor Urban area classification
Acce
ssib
ility
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Density multipliers
2.18 A density multiplier was then applied to each site depending on how the site scored against the sustainability matrix. The study assumes that the most sustainable locations should seek to accommodate the greater proportion of housing and consequently this has been reflected in the choice of density multipliers used.
Sustainability score Density
High 50 dwellings per hectare
Medium 40 dwellings per hectare
Low 30 dwellings per hectare
Poor 30 dwellings per hectare
2.19 This approach acknowledges two major themes contained in PPG3. It takes into account the introduction of a sequential approach for identifying sites particularly in terms of accessibility to employment and services by modes other than the car. Furthermore it recognises the need to avoid the inefficient use of land by seeking higher densities in locations that are capable of accommodating greater intensity of development.
2.20 The application of the appropriate density multipliers to each site resulted in the unconstrained housing yield. For comparison purposes the site capacity was also calculated using a number of policy scenarios to see how these compared against the unconstrained assessment of capacity:
• 25 DPH - Standard sought in the current Local Plan
• 30 DPH - Minimum density standard sought by PPG3
• 40 DPH - Potential capacity achieved by changes in planning policy and development standards
2.21 The calculation of densities throughout the study is based on the gross developable area of each site. Given the small scale of housing developments in the District occasions where there is a difference between net and gross density on sites are extremely rare. Therefore in this study it has not been necessary to adjust the density multipliers for different sized sites to take account of non-residential uses.
2.22 The unconstrained housing yield is the theoretical capacity that could be achieved based on all sites identified within the urban areas coming forward for development. To retain all these sites would require fundamental changes to existing planning policy and political decisions beyond the scope of this study such as the use of open space and the redevelopment of car parks for housing. Furthermore it does not take into account other environmental or economic constraints that may impact on the ability of individual sites to be developed. Consequently it is necessary to undertake a further discounting process to sieve out those sites not appropriate for residential development or which could be developed less intensively.
Assessing the discounted capacity 2.23 The above sustainability matrix analyses sites in a two-dimensional way based on settlement
hierarchy and accessibility to services. The process of discounting looked at each individual site against the following sustainability objectives to assess their appropriateness for residential development:
• Providing for a variety of uses within an urban area to maintain high and stable levels of economic growth and employment;
• Ensuring effective protection of the environment and the prudent use of natural resources;
• Intensifying the use of urban land and buildings whilst encouraging high quality housing development;
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• Improving and utilising existing services and facilities and promoting greater opportunities for walking, cycling and public transport.
2.24 Against each of these objectives a series of questions were asked to determine whether each site should continue to be counted. Appendix 2 sets out the criteria used for sieving sites. This sieving checklist was used to assist in determining whether a particular site remained in the study. It should be noted that it was a subjective process based on best information available at the time of the study.
2.25 The capacity of those sites retained was further amended, where necessary, to reflect a range of factors and constraints including ownership, marketability, access and amenity issues. The outcome of this stage produced final discounted capacity.
2.26 This approach does not work for capacity sources where the yield is derived from estimates. In these cases it is not always possible or accurate enough to calculate the capacity. In these instances an estimate of the unconstrained and discounted capacity is made based on past completion rates and the use of appropriate yardsticks.
Assessing the capacity from non-site specific sources 2.27 As mentioned in paragraph 2.13 above it is not always possible to determine the capacity of some
sources accurately by identifying specific sites using the approach described. These sources include flats over shops, subdivision of existing housing and empty homes. Work is continuing on developing an approach that will allow an accurate estimate of capacity from each of these sources. For the purposes of this preliminary report these sources have been dealt with by an assessment of past completions trends.
3. Survey Results Site survey
3.1 The main part of the study involved the identification of sites considered suitable to accommodate housing development within each of the defined capacity sources. As part of that process the study initially identified 116 sites with an unconstrained capacity for 6388 new dwellings. Following the discounting process the number of sites that were considered capable of being developed within the lifetime of the LDF (2021) was reduced to 43 with a total housing capacity of 1064. Tables 1 and 2 below set out the discounted capacity for each settlement and capacity sources.
Table 1. Summary of discounted/(unconstrained) capacity by settlement
Settlement No. of sites Area (HA) Capacity
Chatteris 8 (18) 4.92 (29.58) 144 (912)
March 15 (24) 11.28 (18.71) 362 (719)
Whittlesey 4 (23) 1.63 (62.01) 62 (1965)
Wisbech 16 (30) 12.84 (67.54) 496 (2217)
Limited rural growth settlements 0 (21) 0 (19.14) 0 (575)
TOTAL 43 (116) 30.67 (196.99) 1064 (6388)
3.2 There are two main reasons to account for the significant reduction in dwelling numbers following discounting. Firstly the study re-examined and discounted all Greenfield Local Plan allocations located on the edge of the urban areas. Most notable of these are the large allocations to the north and east of Whittlesey and some of the outstanding allocations within the villages.
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Table 2. Summary of discounted/(unconstrained) capacity by source
Capacity Source No. of sites Area (HA) Capacity
Intensification of existing areas 3 (16) 2.42 (13.85) 63 (446)
Previously developed vacant and derelict land and buildings
19 (25) 12.28 (28.98) 501 (1032)
Review of other existing allocations 3 (15) 1.94 (76.89) 72 (2323)
Review of existing housing allocations 10 (23) 9.31 (55.96) 277 (1807)
Vacant land not previously developed 7 (19) 4.50 (12.80) 137 (415)
Redevelopment of car parks 0 (15) 0 (6.18) 0 (292)
Redevelopment of existing housing 1 (3) 0.23 (2.33) 14 (73)
TOTAL 43 (116) 30.67 (196.99) 1064 (6388)
3.3 Secondly, the unconstrained capacity reflected the theoretical capacity that could be achieved based on the density assumptions. In many instances the discounting process reduced the density of development capable on individual sites to take account amenity and access constraints. It should be noted however that the study did not use urban design analysis to test different density scenarios neither did it challenge the capacity of sites against fundamental changes in policy or planning standards such as car parking and amenity space.
Intensification of existing uses
3.4 Intensification involves the re-development of parts of existing residential areas principally in ancillary uses such as gardens, garage courts and backhand. In the past this source of residential capacity has contributed significantly to housing development in Fenland. The need for private off-street car parking in residential areas is a high priority in rural locations and consequently the study has not examined garage courts and parking areas. The study identified 16 sites consisting primarily of garden land. Many of the sites were in multiple ownership, which acted as a constraint on future development potential. The number of sites following discounting was reduced to 3 with capacity for 63 dwellings. (6% of discounted capacity)
Previously developed vacant and derelict land
3.5 This source included former industrial land, derelict buildings and vacant lots. Most sites identified were in the market towns particularly Wisbech. Sites of this nature should be a high priority for development. Following discounting 19 sites remained with capacity for 501 dwellings. (47% of discounted capacity)
Review of other existing allocations
3.6 This source included allocations in the current Local Plan for non-residential uses such as industry/employment and retail. Given the priority that the District Council places on economic development and employment growth the scope to utilise land currently allocated was limited. Many employment allocations are also in locations considered unsuitable for housing allocations. Consequently only three sites (retail and employment allocations in March) are considered to have any potential for housing/mixed use development. (7% of discounted capacity)
Review of existing housing allocations
3.7 There are a significant number of outstanding housing sites allocated in the Local Plan and these have been re-assessed against recent policy to determine which are still appropriate for housing. The base date for the study is April 2004 and this assessment excluded those sites with extant planning permissions at that time. Many of these allocations are Greenfield sites located on the
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edge of settlements. The large difference between the unconstrained and discounted capacity is principally due to the deletion from the study of the very large allocations in Whittlesey. Following discounting there was potential on outstanding housing allocations for 277 dwellings on 10 sites. (26% of discounted capacity)
Vacant land not previously developed
3.8 This source looks at the potential for housing from land situated within the urban area of settlements that has not been developed or where no previous use can easily be identified. Although most land in this category can be described as Greenfield because it is located in fairly sustainable locations and has no obvious use it is considered to have real potential for housing. There are 7 sites with capacity for 137 dwellings. (13% of discounted capacity)
Redevelopment of existing housing
3.9 There is very little scope for re-developing existing housing. Only one site has been identified which can yield 14 dwellings. (1% of discounted capacity)
Analysis of past trends 3.10 Trends identified from past housing land availability records have been used to estimate the
potential capacity arising from a range of capacity sources for which individual sites could not be identified. There are difficulties associated with disaggregating completion records into the different capacity sources and consequently this analysis has grouped a range of development types together, principally flats over shop and sub-division of existing housing. To avoid any double counting with site-specific capacity sources it has only looked at past developments on small sites (8 dwellings or less).
3.11 The analysis has been based on completion data supplied by the County Council for the period 1991 to 2004. It examines three categories of development, Infill, Group and other. The table below sets out the characteristics of each of these categories in terms of the size of developments and some of the assumptions made relating to previously developed land.
Category Characteristics Assumptions
Infill New build development (up to 2 dwellings) Estimates that 50% of new dwellings are PDL within main urban areas
Group New build development (3 to 8 dwellings) Estimates that 50% of new dwellings are PDL within main urban areas
Other Development including change of use, conversion
By definition, 100% PDL
3.12 The chart below summarises the average annual completion rate on small sites since 1991. This demonstrates that for most of the period since 1991 completions of infill and group scale development and other developments, principally conversions and changes of use, have consistently exceeded the allowance set out in the Structure Plan of 140 dwellings per annum. In recent years there has been a considerable increase in the completion rate of small-scale developments.
3.13 The contribution that small sites will make towards future housing capacity is determined by estimating the likely annual completion rate over the plan period (2001-2021). Despite the relatively high completion rates of previous years the District Council consider that this is not likely to be sustained into the future. Sites within existing settlement areas for new building or change of use/conversion are finite and therefore an allowance of 120 dwellings per annum has been made to take into account the effect of the diminishing opportunities within the urban areas.
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3.14 Table 3 below set out the estimated future contribution that small sites will make towards housing within Fenland. It is estimated that some 2040 new dwelling units could be delivered over the next 17 years based on the assumed rate of 120 units per annum discussed above. This figure is broken down further by type of development based on the ration that each of these categories have made towards dwelling completions over the past. The proportions accorded in this calculation are as follows: Infill = 51%, Group = 34%, Other = 15%.
Table 3. Estimated contribution from small sites
Total G/F PDL
Infill 1040 520 520
Group 694 347 347
Other 306 0 306
Estimated small sites windfalls on PDL (2004-2021) 2040 867 1173
3.15 The analysis also seeks to estimate the extent to which new small scale development will contribute towards meeting targets for the re-use of previously developed land. This indicates that a high proportion of development is likely to meet policy requirements for previously development land.
4. Conclusions/policy implications 4.1 Following the commencement of the Planning and Compulsory Purchase Act in September 2004
the District Council has started work on the preparation of a Local Development Framework to replace the existing Local Plan. The District Council will prepare and publish a Local Development Scheme that will set out the timetable for the production of the Development Plan Documents relating to the Core Strategy and Site-Specific Allocations. The outcomes from the Capacity Study will form useful background to assist with the preparation of these documents.
4.2 Table 4 below summarises the land availability situation in Fenland against the Regional Spatial Strategy requirement for the District. The draft RSS will be published in the Autumn 2004 and the initial indication is that Fenland will have a requirement to provide 505 dwellings per annum. This
Past completion rates on small sites
0
50
100
150
200
250
300
No
of d
wel
lings
Infill Group Other
Other 64 38 12 12 18 15 28
Group 45 64 38 38 78 71 90
Infill 60 46 84 84 147 94 129
1991-1998 1998-1999 1999-2000 2000-2001 2001-2002 2002-2003 2003-2004
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will amount to some 10,100 dwellings over the plan period. Taking this as the starting point the analysis below combines data on housing completions since the start of the Plan period, outstanding planning permissions and the results from the Capacity Study. These have been used to determine how much land is currently available within existing urban areas for housing and how much additional land needs to be allocated on new land as part of the LDF to meet future requirements.
Table 4. Summary of land availability
1. Regional Spatial Strategy target (2001-2021) 10,100
2. Completions (2001-2004) 1955
3. Outstanding planning permissions on large sites (April 2004)
3A. Market towns 1305
3B. Villages 511
4. Urban capacity study (discounted)*
4A. Market towns 1064
4B. Villages 0
4C** Past trends (small sites) 1173
5.** Small sites allowance (Greenfield) 867
6. Total land available (2+3A+3B+4A+4B+4C+5A+5B) 6875
7. Remaining “new” land requirement (1-6) 3225
*Outstanding local plan allocations and new identified sites **Small sites at 4C and 5 are based on past trends of 120 dwellings per annum for the period 2004-2021
4.3 There is currently sufficient land with planning permission and small site allowance within the system to support house building in Fenland for a further 5 years based on the adopted Structure Plan rate of 476/emerging RSS rate of 505 dwellings per annum. If the further land identified in the Capacity Study is also considered, assuming it will receive planning permission, then the supply of housing could increase by 1064 dwellings and consequently the number of years supply to 7 years.
4.4 There is, therefore, an adequate supply of land for housing available to sustain the required rates of growth in the District during the period of LDF preparation (estimated to be 3 years). On adoption of the LDF further land will be released to replenish supplies. The Capacity Study has identified a need to find new land to provide for an additional 3225 dwellings during the period to 2021. It will be a principal role of the LDF process to determine where and when this new housing will be delivered.
4.4 There are three key policy issues that arise from the capacity study relating to:
• Meeting targets for the re-use of previously developed land;
• Density targets; and
• The development of a sequential approach for selecting and delivering housing sites in the Local Plan.
4.5 It should be noted that the study does not in itself represent a change in the Council’s policy towards residential development but is merely a tool to be used to inform subsequent policy review.
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Previously developed land 4.6 The Regional Spatial Strategy contains a target for the region of 50% of new housing to be built on
previously developed land. The target in the saved Structure Plan of 35% is considered to be more appropriate and realistic. There is scope within the District to make a real contribution towards meeting this target. The table below demonstrates how this target can be met based on recent monitoring work undertaken for the Structure Plan and the findings of the capacity study.
Table 5. Assessment of new development on previously developed land
Total PDL %
Completions (2001-2004) 1955 671 34%
Outstanding planning permissions 1816 591 33%
Sites identified in urban capacity study 1064 707 66%
Small sites based on past trend analysis 2040 1173 58%
New land requirement 3225 0 0%
Total dwellings (Structure Plan = 8100 (35%)) 10,100 3142 31%
4.7 It is estimated that 31% of new housing (including completions between 2001 ad 2004) could be achieved on previously developed land. This ranges from NIL% on new Greenfield land (obviously) to 66% on sites identified in the capacity study. This demonstrates the importance that undertaking the capacity study in contributing to meeting this target. Although this falls slightly below the target it is considered that the estimate is realistic.
Density 4.8 Guidance contained in PPG3 requires the District Council to increase the efficiency of land by
seeking to increase the overall density of new development to a minimum of 30 dwellings per hectare. The approach used in the study has sought to identify those sites within urban areas most suitable for housing and to determine the potential yield in terms of applying density multipliers based on accessibility to different levels of services.
4.9 The schedules set out in Appendices 3 and 5 indicate the nominal density applied to each site identified in the study. These are summarised in Table 6 below.
Table 6. Comparison with actual and potential density by settlement
Unconstrained Discounted Planning permissions
Chatteris 31 29 27
March 38 32 28
Whittlesey 32 38 20
Wisbech 33 39 29
Fenland 33 35 27
4.10 This analysis indicates that across the District the 30 DPH target can be achieved although within individual settlements density varies. Wisbech can achieve the highest average density (39 DPH) primarily due to the cluster of PDL sites within the town centre/port area where a density in excess of 40 DPH is recorded. Density is lowest in the smaller market towns of Chatteris and Whittlesey due to the dispersed urban form and the limited service base.
4.11 In comparison current approved detailed planning permissions across the District achieve a density of 27 DPH, which demonstrates that targets are not being achieved on the ground.
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Sequential approach 4.11 In accordance with guidance the allocation of sites for residential development needs to follow a
prescribed sequential approach. This approach should consider the availability of previously developed sites identified in capacity studies before looking at Greenfield sites and urban extensions. Other issues that need to be taken into account are location and accessibility, infrastructure capacity, physical constraints and access to jobs, shops and services. These issues have been considered to determine the suitability and capacity of sites identified in the Study. They will also provide a basis for determining the suitability of sites to be allocated in the Local Plan. The next stage in this process will involve the identification and evaluation of potential sites to meet the new land requirement referred to in paragraph 4.4 above.
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Appendix 1: Sources of residential capacity
Stage Capacity source Comments
Potential urban sources
Flats over shops An estimate of the potential for dwellings above shops has been made based on vacancy rates at first floor level within the central commercial areas within each of the market towns. The estimate assumes that all retail units within the town centres have potential for residential use above ground floor level. Using land use data the number of shops without residential uses were identified to give the unconstrained capacity. Applying a discounting rate of 10% further reduced this value to a more realistic capacity. The findings were crosschecked against historic completions data for changes of use within town centres.
Subdivision of existing housing
An estimate of the capacity arising from the subdivision of existing housing will be made based on passed completion rates for residential conversions. It will be based on the assumption that subdivision is only viable for larger properties of a certain age. The size threshold will be determined by the number of habitable rooms based on an analysis of passed subdivisions.
The capacity will be calculated by estimating the amount of large dwellings that will come forward based on actual stock of suitable dwellings compared with actual net gains from subdivision.
Redevelopment of car parks
Car parks use large areas of land in valuable central locations often most accessible by public transport. There may be some potential for housing arising from temporary or under-used car parks. The use of this source has to be considered against the need to provide access to the town centres for those dependent on car travel and to maintain the vitality of the town centres.
Conversion of commercial buildings
The commercial floor space in the market towns is relatively low compared with larger urban areas and consequently is not likely to contribute significantly as a single source of housing capacity. Opportunities arising for the conversion of commercial buildings are rare and difficult to predict. This makes it inappropriate to base any valid assumptions on passed trends. It is, therefore not proposed to consider this source in the study. Premises that are vacant will be counted under previously developed vacant buildings.
Intensification of existing areas
There will be some areas within both towns and villages where development on back land and garden land will yield additional housing. This is likely to be in areas of low density particularly in older residential areas where the pattern of development assists the identification of sites.
Empty homes The empty homes survey indicated that there were approximately 400 long-term vacant properties in the District representing about 1% of the total stock. A significant proportion of these properties were located in rural areas of the District. There were no large concentrations of empty properties within any of the settlements covered by this study.
It is not proposed to count empty homes as a separate capacity source to avoid the risk of double counting against the potential of new homes
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Stage Capacity source Comments
arising as a result of re-development or subdivision of existing housing.
Redevelopment of existing housing
Areas of high levels of vacant or poor quality housing are not considered to present a major problem in Fenland. Opportunities for re-development of large areas are unlikely to come forward. Most cases of re-development are likely to be on a very small scale and are difficult to predict.
Previously developed land and derelict land and buildings
This source is more commonly referred as ‘Brownfield land’ and will include former industrial land, derelict buildings and vacant lots.
Reviewed Greenfield allocations
Review of existing housing allocations
This capacity source has been included in order to re-evaluate the suitability of existing housing allocations against the same criteria as potential new sites.
Review of other existing allocations in plans
Non-residential allocations in the local plan have been included but will be assessed against the suitability of these sites for housing and the requirements of other land uses within the urban area.
Other sources Vacant land not previously developed
Certain land uses have been excluded from the survey (paragraph 2.3). Despite this there may be some residential potential from land within the urban area that has not been previously developed. This land is often shown as ‘white land’ on Ordnance Survey maps. Where such land is identified it has been considered by the study.
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Appendix 2: Criteria for sieving sites
Sustainable development objectives Site selection criteria
Providing for a variety of uses within an urban area to maintain high and stable levels of economic growth and employment.
• The location of the site is appropriate for residential or mixed-use development.
• The site is NOT better suited to remain in its present use due to location, need for present function or impact on surrounding neighbourhood.
• Development would be acceptable in terms of urban form, character and context.
• The site is physically or environmentally suitable for development.
Ensuring effective protection of the environment and using natural resources prudently.
• The site performs NO significant amenity or recreational function.
• The site has no civic or other formal function or context.
• The site has no historical or ecological significance.
• The site is not part of strategic open space or of agricultural significance.
• The site is not subject to major infrastructure constraints.
Intensifying the use of urban land and buildings whilst encouraging high quality housing development.
• New development should respect the amenity of existing residents.
• New development should respect the existing urban context (scale, form and mass)
• Development should enable a safe and satisfactory living environment.
• Development should be capable of connection to existing or future pedestrian or public transport network.
Improving and utilising existing services and facilities and promoting greater opportunities for walking, cycling and public transport.
• Maximising residential and mixed-use development in locations that allow east access to local services for pedestrians and cyclists.
• See Sustainability matrix.
App
endi
x 3:
Unc
onst
rain
ed c
apac
ity
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
BE
NW
ICK
86R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
WE
ST
OF
6 H
IGH
STR
EE
T0.
9027
30N
o
BE
NW
ICK
87In
tens
ifica
tion
of e
xist
ing
area
sS
OU
TH O
F 5
HIG
H S
TRE
ET
0.50
1530
No
BEN
WIC
K T
otal
1.40
4230
CH
ATT
ER
IS74
Red
evel
opm
ent o
f exi
stin
g ho
usin
g17
HIG
H S
TRE
ET
0.23
940
Yes
CH
ATT
ER
IS75
Red
evel
opm
ent o
f car
par
ksC
AR
PA
RK
NO
RTH
OF
FUR
RO
WFI
ELD
S0.
114
40N
o
CH
ATT
ER
IS76
Red
evel
opm
ent o
f car
par
ksC
AR
PA
RK
SO
UTH
OF
FUR
RO
WFI
ELD
S0.
2711
40N
o
CH
ATT
ER
IS77
Rev
iew
of e
xist
ing
hous
ing
allo
catio
ns in
pla
nsN
OR
TH E
AS
T O
F 81
TO
91
HIG
H S
TRE
ET
1.02
4140
Yes
CH
ATT
ER
IS78
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
SO
UTH
WE
ST
OF
DO
DD
ING
TON
RO
AD
12.2
236
730
No
CH
ATT
ER
IS79
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
WE
ST
OF
FEN
LAN
D W
AY
2.67
8030
No
CH
ATT
ER
IS80
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
NO
RTH
WE
ST
OF
38 B
RID
GE
STR
EE
T0.
288
30Y
es
CH
ATT
ER
IS81
Inte
nsifi
catio
n of
exi
stin
g ar
eas
NO
RTH
EA
ST
OF
105
TO 1
33 H
IGH
STR
EE
T0.
6921
30N
o
CH
ATT
ER
IS82
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
EA
ST
OF
31 L
IND
SE
LLS
WA
LK0.
3413
40Y
es
CH
ATT
ER
IS83
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
NO
RTH
EA
ST
OF
BLA
CK
HO
RS
E L
AN
E0.
8225
30Y
es
CH
ATT
ER
IS84
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
SO
UTH
OF
8 N
EW
RO
AD
0.59
2440
Yes
CH
ATT
ER
IS85
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsS
OU
TH O
F 22
HA
IGH
S C
LOS
E0.
8425
30Y
es
CH
ATT
ER
IS11
0V
acan
t lan
d no
t pre
viou
sly
deve
lope
dW
ES
T O
F 16
LO
ND
ON
RO
AD
0.81
2430
Yes
A3
- 1
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
CH
ATT
ER
IS11
1P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
Eas
t of 2
Wes
tbou
rne
Roa
d0.
4714
30N
o
CH
ATT
ER
IS11
2In
tens
ifica
tion
of e
xist
ing
area
sN
orth
eas
t of 5
Lin
den
Driv
e0.
8325
30N
o
CH
ATT
ER
IS11
3R
evie
w o
f oth
er e
xist
ing
allo
catio
ns in
pla
nsW
est o
f Doc
k R
oad
3.28
9830
No
CH
ATT
ER
IS11
4R
evie
w o
f oth
er e
xist
ing
allo
catio
ns in
pla
nsE
ast o
f Doc
k R
oad
1.97
5830
No
CH
ATT
ER
IS11
5R
evie
w o
f oth
er e
xist
ing
allo
catio
ns in
pla
nsE
ast o
f Doc
k R
oad
2.16
6530
No
CH
ATT
ERIS
Tot
al29
.58
912
31
DO
DD
ING
TON
90V
acan
t lan
d no
t pre
viou
sly
deve
lope
dE
AS
T O
F IN
GLE
S L
AN
E0.
6520
30N
o
DO
DD
ING
TON
Tot
al0.
6520
31
ELM
91R
edev
elop
men
t of e
xist
ing
hous
ing
NO
RTH
OF
WA
LES
BA
NK
0.78
2430
No
ELM
Tot
al0.
7824
31
GO
RE
FIE
LD93
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
WE
ST
OF
46 H
IGH
RO
AD
0.41
1230
No
GO
RE
FIE
LD94
Inte
nsifi
catio
n of
exi
stin
g ar
eas
EA
ST
OF
CA
TTLE
DY
KE
0.78
2330
No
GO
RE
FIE
LD95
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
GR
IFFO
N H
OU
SE
HIG
H R
OA
D0.
3611
30N
o
GO
RE
FIE
LD96
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
EA
ST
OF
WE
ST
EN
D0.
5015
30N
o
GO
REF
IELD
Tot
al2.
0561
30
GU
YH
IRN
97R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
NO
RTH
EA
ST
OF
CH
AP
EL
OF
EA
SE
HIG
H R
OA
D1.
2236
30N
o
GU
YH
IRN
98V
acan
t lan
d no
t pre
viou
sly
deve
lope
dE
AS
T O
F 28
CH
AP
ELF
IELD
RO
AD
0.46
1430
No
GU
YH
IRN
99R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
NO
RTH
OF
PIT
T FA
RM
HIG
H R
OA
D2.
4072
30N
o
A3
- 2
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
GU
YHIR
N T
otal
4.07
122
30
LEV
ER
ING
TON
100
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
EA
ST
OF
107
LEV
ER
ING
TON
CO
MM
ON
0.83
2530
No
LEVE
RIN
GTO
N T
otal
0.83
2530
MA
NE
A10
1R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
NO
RTH
OF
16 T
O 2
8 H
IGH
STR
EE
T1.
9759
30N
o
MA
NE
A10
2R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
NO
RTH
OF
40 T
O 5
4 H
IGH
STR
EE
T0.
4413
30N
o
MA
NE
A10
3R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
36 T
O 8
6 W
ES
TFIE
LD R
OA
D0.
8325
30N
o
MA
NE
A10
4R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
NO
RTH
OF
90 W
ES
TFIE
LD R
OA
D0.
6820
30N
o
MA
NEA
Tot
al3.
9111
730
MA
RC
H1
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsJU
NC
TIO
N O
F A
141
AN
D W
ISB
EC
H R
OA
D0.
7723
30N
o
MA
RC
H2
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsS
OU
TH A
ND
WE
ST
OF
1 TO
4 S
TEV
EN
S W
AY
0.60
1830
Yes
MA
RC
H3
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsC
OU
NTY
CO
UN
CIL
OFF
ICE
S G
OR
DO
N A
VE
NU
E0.
4523
50Y
es
MA
RC
H4
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsS
OU
TH O
F 3
DA
RTH
ILL
RO
AD
0.20
1050
Yes
MA
RC
H5
Red
evel
opm
ent o
f car
par
ksC
AR
PA
RK
AT
LID
L S
UP
ER
MA
RK
ET
DA
RTF
OR
D
RO
AD
0.24
1250
No
MA
RC
H6
Red
evel
opm
ent o
f car
par
ksC
AR
PA
RK
MIL
L V
IEW
0.15
750
No
MA
RC
H7
Red
evel
opm
ent o
f car
par
ksC
AR
PA
RK
AT
SA
INS
BU
RY
S M
ILL
VIE
W0.
6533
50N
o
MA
RC
H8
Red
evel
opm
ent o
f car
par
ksC
AR
PA
RK
CIT
Y R
OA
D0.
9648
50N
o
MA
RC
H9
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
RE
AR
OF
72 T
O 7
6 H
IGH
STR
EE
T0.
6432
50Y
es
MA
RC
H10
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsFO
RM
ER
GA
S W
OR
KS
AN
D D
EP
OT
GA
S R
OA
D0.
5125
50N
o
A3
- 3
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
MA
RC
H11
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsS
OU
TH O
F 38
TO
50
BU
RR
OW
MO
OR
RO
AD
0.43
3150
Yes
MA
RC
H12
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsN
OR
TH O
F 89
TO
119
GA
UL
RO
AD
1.26
5040
Yes
MA
RC
H13
Rev
iew
of e
xist
ing
hous
ing
allo
catio
ns in
pla
nsE
AS
T O
F 13
6 TO
148
NO
RW
OO
D R
OA
D1.
0431
30Y
es
MA
RC
H14
Rev
iew
of e
xist
ing
hous
ing
allo
catio
ns in
pla
nsS
OU
TH W
ES
T O
F 10
TO
40
NE
W P
AR
K1.
2650
40Y
es
MA
RC
H15
Rev
iew
of e
xist
ing
hous
ing
allo
catio
ns in
pla
nsS
OU
TH O
F 5
TO 1
2 E
LWY
N C
OU
RT
0.47
2450
Yes
MA
RC
H16
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
NO
RTH
OF
MA
RW
ICK
RO
AD
1.35
4030
No
MA
RC
H17
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
SIT
E O
F H
OR
SE
AN
D J
OC
KE
Y P
H W
HIT
TLE
SE
Y
RO
AD
0.97
2930
Yes
MA
RC
H18
Inte
nsifi
catio
n of
exi
stin
g ar
eas
SO
UTH
OF
38 B
UR
RO
WM
OO
R R
OA
D0.
5829
50Y
es
MA
RC
H19
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
LAM
BS
PLA
CE
CR
EE
K R
OA
D0.
3316
50Y
es
MA
RC
H20
Inte
nsifi
catio
n of
exi
stin
g ar
eas
SO
UTH
OF
151
AN
D 1
65 C
RE
EK
RO
AD
0.75
3040
Yes
MA
RC
H21
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
NO
RTH
OF
THE
FIR
E S
TATI
ON
WIS
BE
CH
RO
AD
0.49
2040
No
MA
RC
H22
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsLA
ND
SO
UTH
EA
ST
OF
FIS
HE
RM
AN
S D
RIV
E1.
3741
30Y
es
MA
RC
H23
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
LAN
D S
OU
TH O
F C
EN
TUR
Y W
AY
0.94
2830
Yes
MA
RC
H24
Inte
nsifi
catio
n of
exi
stin
g ar
eas
BE
TWE
EN
GO
LD S
TRE
ET
AN
D S
ILV
ER
STR
EE
T2.
3169
30N
o
MA
RC
H T
otal
18.7
171
938
WH
ITTL
ES
EY
51P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
NO
RTH
EA
ST
OF
28 G
RA
CIO
US
STR
EE
T0.
166
40Y
es
WH
ITTL
ES
EY
52P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
15 T
O 2
1 M
AR
KE
T S
TRE
ET
0.07
340
Yes
WH
ITTL
ES
EY
54R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
LAN
D N
OR
TH O
F B
AS
SE
NH
ALL
Y R
OA
D16
.27
570
30N
o
A3
- 4
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
WH
ITTL
ES
EY
55R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
LAN
D N
OR
TH O
F E
AS
TRE
A R
OA
D13
.33
400
30N
o
WH
ITTL
ES
EY
56R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
LAN
D E
AS
T O
F D
RY
BR
EA
D R
OA
D3.
3310
030
No
WH
ITTL
ES
EY
57R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
LAN
D N
OR
TH O
F TE
AL
RO
AD
2.71
8130
No
WH
ITTL
ES
EY
58R
evie
w o
f oth
er e
xist
ing
allo
catio
ns in
pla
nsLA
ND
NO
RTH
OF
STA
TIO
N R
OA
D5.
1515
430
No
WH
ITTL
ES
EY
59P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
LAN
D N
OR
TH O
F B
EN
WIC
K R
OA
D8.
3825
230
No
WH
ITTL
ES
EY
60R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K E
AS
TGA
TE0.
239
40N
o
WH
ITTL
ES
EY
61R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K N
OR
TH O
F B
LUN
TS L
AN
E0.
4719
40N
o
WH
ITTL
ES
EY
62R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K W
ES
T O
F S
TATI
ON
RO
AD
0.08
340
No
WH
ITTL
ES
EY
63R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K E
AS
T O
F W
OO
LPA
CK
LA
NE
0.15
640
No
WH
ITTL
ES
EY
64R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K E
AS
T O
F B
RO
AD
STR
EE
T0.
114
40N
o
WH
ITTL
ES
EY
65R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K W
ES
T O
F Q
UE
EN
STR
EE
T0.
3012
40N
o
WH
ITTL
ES
EY
66In
tens
ifica
tion
of e
xist
ing
area
sN
OR
TH O
F 74
TO
86
PE
TER
BO
RO
UG
H R
OA
D0.
3912
30N
o
WH
ITTL
ES
EY
67In
tens
ifica
tion
of e
xist
ing
area
sLA
ND
BE
TWE
EN
76
WE
ST
EN
D A
ND
6
PE
TER
BO
RO
UG
H R
OA
D0.
6219
30N
o
WH
ITTL
ES
EY
68R
edev
elop
men
t of e
xist
ing
hous
ing
CA
RA
VA
N P
AR
K E
AS
T O
F C
OM
MO
N D
RO
VE
1.32
4030
No
WH
ITTL
ES
EY
69In
tens
ifica
tion
of e
xist
ing
area
sN
OR
TH O
F 42
TO
58
WE
ST
EN
D0.
6620
30N
o
WH
ITTL
ES
EY
70V
acan
t lan
d no
t pre
viou
sly
deve
lope
dW
ES
T O
F 64
TO
76
CH
UR
CH
STR
EE
T1.
3240
30N
o
WH
ITTL
ES
EY
71V
acan
t lan
d no
t pre
viou
sly
deve
lope
dS
OU
TH O
F JA
ME
S G
AR
DE
NS
0.72
2940
Yes
WH
ITTL
ES
EY
72In
tens
ifica
tion
of e
xist
ing
area
sN
OR
TH O
F 7
TO 4
9 M
ILL
RO
AD
1.11
3330
No
A3
- 5
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
WH
ITTL
ES
EY
73P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
EA
ST
OF
139
STA
TIO
N R
OA
D4.
4413
330
No
WH
ITTL
ES
EY
116
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsN
orth
of 2
28 to
230
Sto
nald
Roa
d0.
6820
30Y
es
WH
ITTL
ESEY
Tot
al62
.01
1965
32
WIM
BLI
NG
TON
105
Rev
iew
of e
xist
ing
hous
ing
allo
catio
ns in
pla
nsE
AS
T O
F 26
TO
30
MA
RC
H R
OA
D2.
0662
30N
o
WIM
BLI
NG
TON
106
Rev
iew
of e
xist
ing
hous
ing
allo
catio
ns in
pla
nsS
OU
TH O
F 4
TO 1
0 S
T P
ETE
RS
DR
IVE
0.53
1630
No
WIM
BLI
NG
TON
107
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
SO
UTH
OF
AD
DIS
ON
RO
AD
0.94
2830
No
WIM
BLI
NG
TON
108
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
SO
UTH
OF
47 D
OD
DIN
GTO
N R
OA
D0.
6921
30N
o
WIM
BLI
NG
TON
Tot
al4.
2212
730
WIS
BE
CH
25P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
SO
UTH
OF
RU
SS
ELL
STR
EE
T0.
8844
50Y
es
WIS
BE
CH
26P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
EA
ST
OF
18 A
ND
19
NE
N P
AR
AD
E1.
1256
50Y
es
WIS
BE
CH
27P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
WE
ST
OF
9 TO
17
DE
HA
VIL
LAN
D R
OA
D1.
7587
50Y
es
WIS
BE
CH
29P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
95 T
O 1
07 N
OR
WIC
H R
OA
D0.
168
50Y
es
WIS
BE
CH
30P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
NO
RTH
OF
15 Q
UE
EN
S R
OA
D0.
3417
50Y
es
WIS
BE
CH
31P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
ST
AU
DR
EY
S C
ON
VE
NT
ALE
XA
ND
RA
RO
AD
0.78
3950
Yes
WIS
BE
CH
32P
revi
ousl
y de
velo
ped
vaca
nt a
nd d
erel
ict l
and
and
build
ings
4 TO
8 N
OR
TH S
TRE
ET
0.34
1750
Yes
WIS
BE
CH
37R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
WE
ST
OF
96 T
O 1
02 E
LM R
OA
D1.
5060
40Y
es
WIS
BE
CH
38R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
SO
UTH
AN
D E
AS
T O
F 30
KIR
KG
ATE
STR
EE
T0.
4814
30Y
es
WIS
BE
CH
39R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
SO
UTH
EA
ST
OF
NE
W D
RO
VE
1.56
4730
Yes
A3
- 6
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
WIS
BE
CH
40R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
RE
AR
OF
99 N
EW
DR
OV
E0.
7623
30Y
es
WIS
BE
CH
42R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
NO
RTH
OF
47 A
ND
49
SU
TTO
N R
OA
D0.
8726
30Y
es
WIS
BE
CH
43R
edev
elop
men
t of c
ar p
arks
HO
RS
E F
AIR
CA
R P
AR
K H
OR
SE
FA
IR0.
5025
50N
o
WIS
BE
CH
44R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K S
UM
ME
RS
RO
AD
0.86
4350
No
WIS
BE
CH
45R
edev
elop
men
t of c
ar p
arks
CA
R P
AR
K C
HU
RC
H T
ER
RA
CE
1.11
5650
No
WIS
BE
CH
46In
tens
ifica
tion
of e
xist
ing
area
s55
TH
E C
HA
SE
0.99
3030
No
WIS
BE
CH
47In
tens
ifica
tion
of e
xist
ing
area
sA
RB
OR
HS
E A
ND
LE
VE
RIN
GTO
N H
SE
PE
ATL
ING
S
LAN
E0.
8526
30N
o
WIS
BE
CH
48R
evie
w o
f exi
stin
g ho
usin
g al
loca
tions
in p
lans
SO
UTH
OF
KIN
DE
RLE
Y R
OA
D0.
3510
30Y
es
WIS
BE
CH
49In
tens
ifica
tion
of e
xist
ing
area
sN
OR
TH A
ND
WE
ST
OF
ST
MA
RTI
NS
RO
AD
0.85
2530
No
WIS
BE
CH
50In
tens
ifica
tion
of e
xist
ing
area
s11
6 E
LM R
OA
D1.
1044
40Y
es
WIS
BE
CH
88In
tens
ifica
tion
of e
xist
ing
area
sB
etw
een
Osb
orn
Roa
d an
d S
outh
wel
l Roa
d0.
8425
30N
o
WIS
BE
CH
117
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsA
peld
oorn
Wal
k P
rins
Ave
nue
0.54
1630
Yes
WIS
BE
CH
118
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsFo
rmer
Wal
soke
n G
arag
e Ly
nn R
oad
0.33
1030
Yes
WIS
BE
CH
119
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
LAN
D W
ES
T O
F C
RO
MW
ELL
RO
AD
13.0
839
230
No
WIS
BE
CH
120
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
LAN
D E
AS
T O
F C
RO
MW
ELL
RO
AD
13.0
139
030
No
WIS
BE
CH
121
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
LAN
S S
OU
TH A
ND
EA
ST
OF
BO
LEN
ES
S R
OA
D13
.29
399
30N
o
WIS
BE
CH
122
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
LAN
D W
ES
T A
ND
SO
UTH
OF
EU
RO
PA
WA
Y4.
0812
230
No
WIS
BE
CH
123
Rev
iew
of o
ther
exi
stin
g al
loca
tions
in p
lans
LAN
D S
OU
TH O
F W
EA
SE
NH
AM
LA
NE
2.72
8130
No
A3
- 7
Settl
emen
t Si
te re
fC
apac
ity s
ourc
eA
ddre
ssA
rea
(HA
)C
apac
ityD
ensi
tyR
etai
ned
WIS
BE
CH
124
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
LAN
D E
AS
T O
F C
OA
LWH
AR
F R
OA
D0.
4121
50N
o
WIS
BE
CH
125
Pre
viou
sly
deve
lope
d va
cant
and
der
elic
t lan
d an
d bu
ildin
gsLA
ND
WE
ST
OF
OS
BO
RN
E R
OA
D2.
1264
30N
o
WIS
BEC
H T
otal
67.5
422
1733
WIS
BE
CH
ST
MA
RY
109
Vac
ant l
and
not p
revi
ousl
y de
velo
ped
EA
ST
OF
STA
TIO
N R
OA
D1.
2337
30N
o
WIS
BEC
H S
T M
AR
Y To
tal
1.23
3730
Gra
nd T
otal
196.
9963
8832
A3
- 8
App
endi
x 6:
Out
stan
ding
Pla
nnin
g Pe
rmis
sion
s (M
arch
200
4)
Settl
emen
tR
efer
ence
Add
ress
Dec
isio
n D
ate
Dw
ellin
gsSi
te a
rea
(HA
)G
reen
/ Bro
wnf
ield
Ben
wic
kF/
0099
1/03
Land
bet
wee
n 13
and
15,
Dod
ding
ton
Roa
d31
/03/
2004
501.
24G
RN
Ben
wic
k To
tal
501.
24
Cha
tteris
F/00
020/
04La
nd W
est o
f 42/
44, H
untin
gdon
Roa
d31
/03/
2004
90.
29B
RN
Cha
tteris
F/00
084/
02P
lots
6-2
2, L
and
sout
h of
, New
Roa
d31
/03/
2004
10.
86G
RN
Cha
tteris
F/00
193/
93La
nd n
orth
of C
ivic
Car
Par
k so
uth
of, S
lade
Way
31/0
3/20
047
0.40
GR
N
Cha
tteris
F/00
241/
03La
nd a
t, 10
1 H
igh
Stre
et31
/03/
2004
140.
45B
RN
Cha
tteris
F/00
355/
03La
nd s
outh
of N
ew R
oad
31/0
3/20
0414
0.23
GR
N
Cha
tteris
F/00
371/
01La
nd S
W o
f 26
Wen
ny R
oad
30/0
6/20
0112
0.39
BR
N
Cha
tteris
F/00
427/
03La
nd s
outh
-eas
t of,
Gle
bela
nds
CP
Sch
ool,
New
Roa
d31
/03/
2004
702.
56G
RN
Cha
tteris
F/00
535/
01La
nd s
outh
of 7
to 1
5, B
lack
mill
Roa
d15
/03/
2004
351.
12G
RN
Cha
tteris
F/00
662/
02H
ousi
ng A
lloca
tion,
Lan
d so
uth
of, 1
4-26
St.
Mar
tins
Roa
d31
/03/
2004
361.
93G
RN
Cha
tteris
F/00
697/
02P
hase
2, L
and
Sou
th o
f, N
ew R
oad
31/0
3/20
042
2.57
GR
N
Cha
tteris
F/00
767/
03H
ousi
ng A
lloca
tion,
Lan
d so
uth
of, 4
8-56
New
Roa
d31
/03/
2004
190.
87G
RN
Cha
tteris
F/01
480/
02La
nd n
orth
of G
ull W
ay, a
nd e
ast o
f, B
lack
Hor
se L
ane
31/0
3/20
0420
0.89
BR
N
Cha
tteris
F/00
54/0
3La
nd s
outh
of 1
18-1
22, N
ew R
oad
12/1
0/20
0420
0.92
BR
N
Cha
tteris
FA/0
0008
/00
Land
at H
ousi
ng A
lloca
tion,
104
, New
Roa
d25
/09/
2001
622.
05G
RN
Cha
tteris
Tot
al32
115
.53
A6
- 1
Settl
emen
tR
efer
ence
Add
ress
Dec
isio
n D
ate
Dw
ellin
gsSi
te a
rea
(HA
)G
reen
/ Bro
wnf
ield
Chr
istc
hurc
hF/
0126
0/02
Land
off,
Chu
rch
Roa
d, C
hris
tchu
rch
31/0
3/20
0420
0.60
GR
N
Chr
istc
hurc
h To
tal
200.
60
Coa
tes
F/00
122/
03Fe
nlan
d Ti
mbe
r Ltd
, 213
Coa
tes
Roa
d31
/03/
2004
90.
38B
RN
Coa
tes
Tota
l9
0.38
Dod
ding
ton
F/00
191/
03La
nd s
outh
and
eas
t of,
6 In
gles
Lan
e, D
oddi
ngto
n31
/03/
2004
180.
51G
RN
Dod
ding
ton
Tota
l18
0.51
Elm
F/00
372/
02La
nd s
outh
and
wes
t of,
'Gle
nhol
m',
Mai
n R
oad
31/0
3/20
0427
2.82
GR
N
Elm
F/11
49/0
3La
nd s
outh
of D
ale
Lodg
e, B
egda
le-
260.
74G
RN
Elm
Tot
al53
3.55
Frid
ay B
ridge
F/00
795/
01La
nd E
ast o
f Tel
epho
ne e
xcha
nge,
Mai
n R
oad
31/0
3/20
047
3.00
GR
N
Frid
ay B
ridge
F/01
465/
02La
nd s
outh
of 1
3-14
, Mal
tmas
Dro
ve31
/03/
2004
51.
17G
RN
Frid
ay B
ridge
Tot
al12
4.17
Gor
efie
ldF/
0057
5/92
Wes
t of,
Chu
rchi
ll R
oad
30/0
6/20
0156
2.14
GR
N
Gor
efie
ld T
otal
562.
14
Guy
hirn
F/01
303/
03La
nd W
est o
f, C
hape
l Ave
nue
13/0
2/20
049
0.31
BR
N
Guy
hirn
Tot
al9
0.31
Leve
ringt
onF/
0019
9/03
Land
nor
th o
f, 2-
8 Iv
esdy
ke C
lose
31/0
3/20
044
0.74
GR
N
Leve
ringt
onF/
0027
0/03
Plo
t 6, l
and
at, W
aver
ley
Gar
dens
31/0
3/20
041
0.08
GR
N
A6
- 2
Settl
emen
tR
efer
ence
Add
ress
Dec
isio
n D
ate
Dw
ellin
gsSi
te a
rea
(HA
)G
reen
/ Bro
wnf
ield
Leve
ringt
onF/
0086
4/00
Land
sou
th e
ast o
f Rim
ini,
Rin
gers
Lan
e31
/03/
2004
42.
13G
RN
Leve
ringt
on T
otal
92.
95
Man
eaF/
0018
1/98
Land
adj
oini
ng th
e ra
ilway
sta
tion,
Sta
tion
Roa
d31
/03/
2004
294.
71G
RN
Man
eaF/
0069
3/99
R/O
7, W
estfi
eld
Roa
d29
/01/
2002
260.
85G
RN
Man
eaF/
0108
7/01
Land
Rea
r of,
29-3
3, W
estfi
eld
Roa
d10
/10/
2003
170.
60B
RN
Man
ea T
otal
726.
16
Mar
chF/
0002
7/03
Land
sou
th o
f, 70
-98
Wis
bech
Roa
d31
/03/
2004
290.
64B
RN
Mar
chF/
0020
3/03
Plo
ts 1
0-16
B, 2
0-21
, Lan
d so
uth
of, D
agle
ss W
ay31
/03/
2004
100.
28G
RN
Mar
chF/
0033
8/01
Land
nor
th o
f 42,
Wes
t End
12/1
1/20
0114
0.44
BR
N
Mar
chF/
0035
3/02
Land
sou
th o
f Est
over
Roa
d31
/03/
2004
231.
89B
RN
Mar
chF/
0042
7/01
Land
nor
th o
f, C
ount
y R
oad
03/0
3/20
0337
1.37
GR
N
Mar
chF/
0043
4/98
Land
eas
t of 1
2, T
horn
ton
Roa
d26
/08/
2003
187
5.71
GR
N
Mar
chF/
0046
2/01
Land
eas
t of,
Ced
ar C
lose
31/0
3/20
0414
0.91
GR
N
Mar
chF/
0052
2/03
Land
eas
t of,
91 N
orw
ood
Roa
d31
/03/
2004
120.
63B
RN
Mar
chF/
0061
3/03
Land
Eas
t of S
tatio
n R
oad
& n
orth
of,
Cre
ek R
oad
31/0
3/20
0426
1.08
GR
N
Mar
chF/
0068
3/02
Land
at,
Bax
ters
Dai
ry a
nd la
nd s
outh
of,
Pea
s H
ill R
oad
17/1
0/20
0321
0.76
BR
N
Mar
chF/
0072
2/00
Land
nor
th o
f Hig
h Fi
eld
Roa
d an
d so
uth
of, D
agle
ss W
ay31
/03/
2004
151.
40G
RN
Mar
chF/
0083
4/00
15 S
tatio
n R
oad
31/0
3/20
0414
0.08
BR
N
A6
- 3
Settl
emen
tR
efer
ence
Add
ress
Dec
isio
n D
ate
Dw
ellin
gsSi
te a
rea
(HA
)G
reen
/ Bro
wnf
ield
Mar
chF/
0098
7/01
Land
sou
th-e
ast o
f, C
reek
Roa
d31
/03/
2004
491.
23B
RN
Mar
ch T
otal
451
16.4
3
Mur
row
F/00
619/
02H
olly
Far
m, B
ack
Roa
d21
/10/
2003
130.
49G
RN
Mur
row
F/01
350/
02La
nd S
outh
of,
Sta
tion
Ave
nue
18/0
2/20
0318
0.58
GR
N
Mur
row
Tot
al31
1.07
Par
son
Dro
veF/
1397
/02
But
cher
s' A
rms,
Mai
n R
oad
21/0
5/20
0451
1.43
GR
N
Pars
on D
rove
Tot
al51
1.43
Pon
ders
brid
geF/
0059
2/00
Land
wes
t of 2
66, R
amse
y R
oad
31/0
3/20
048
0.76
GR
N
Pond
ersb
ridge
Tot
al8
0.76
Turv
esF/
0049
3/01
Land
sou
th o
f, R
ed B
arn
22/1
1/20
0234
1.14
GR
N
Turv
es T
otal
341.
14
Tydd
St G
iles
F/01
351/
02La
nd n
orth
of,
9 Fi
eld
Ave
nue
05/0
2/20
0311
0.37
GR
N
Tydd
St G
iles
Tota
l11
0.37
Whi
ttles
eyF/
0001
0/00
Aliw
al W
orks
, Wes
t of,
Ram
sey
Roa
d30
/06/
2001
220.
72B
RN
Whi
ttles
eyF/
0004
1/03
Land
sou
th o
f Wes
t End
and
, Nor
th o
f, S
noot
s R
oad
31/0
3/20
0430
1.34
GR
N
Whi
ttles
eyF/
0014
7/98
Land
Rea
r of 2
28 a
nd 2
30, S
tona
ld R
oad
30/0
6/20
0122
0.73
BR
N
Whi
ttles
eyF/
0021
1/99
Land
wes
t of 6
6, Y
arw
ells
Hea
dlan
d31
/03/
2004
323.
41G
RN
Whi
ttles
eyF/
0078
5/93
Land
eas
t of,
2, L
ow C
ross
31/0
3/20
0422
0.41
BR
N
A6
- 4
Settl
emen
tR
efer
ence
Add
ress
Dec
isio
n D
ate
Dw
ellin
gsSi
te a
rea
(HA
)G
reen
/ Bro
wnf
ield
Whi
ttles
ey T
otal
128
6.60
Wis
bech
F/00
848/
97La
nd re
ar o
f 1-9
, Sut
ton
Mea
dow
s31
/03/
2004
391.
78G
RN
Wis
bech
F/00
004/
04La
nd a
t, 22
2 Ly
nn R
oad
31/0
3/20
0416
0.32
BR
N
Wis
bech
F/00
119/
01La
nd n
orth
and
wes
t of 1
0207
/08/
2002
431.
45G
RN
Wis
bech
F/00
283/
02La
nd e
ast o
f, 99
-141
Ram
noth
Roa
d28
/06/
2002
702.
22B
RN
Wis
bech
F/00
660/
90La
nd to
the
sout
h-ea
st o
f, N
ew D
rove
31/0
3/20
0465
1.90
GR
N
Wis
bech
F/00
872/
01H
ousi
ng A
lloca
tion,
Lan
d no
rth o
f, 13
8 O
sbor
ne R
oad
31/0
3/20
0426
2.42
GR
N
Wis
bech
F/00
928/
02P
lots
155
-179
, Ape
ldoo
rn W
alk
31/0
3/20
0412
0.31
GR
N
Wis
bech
F/00
976/
98La
nd n
orth
of I
ngle
berr
y C
arav
an P
ark,
Osb
orne
Roa
d31
/03/
2004
400.
37B
RN
Wis
bech
F/01
093/
03La
nd a
nd b
uild
ings
at,
14-1
7 C
hurc
h Te
rrac
e31
/03/
2004
240.
06B
RN
Wis
bech
F/01
129/
02La
nd a
t, W
est W
alto
n M
otor
Co
Ltd,
Elm
Roa
d13
/01/
2004
180.
59B
RN
Wis
bech
F/01
140/
03La
nd N
orth
of,
Rai
lway
Roa
d31
/03/
2004
351.
54G
RN
Wis
bech
F/01
239/
01&
F/
0113
6/03
Fo
rmer
St A
udre
ys C
onve
nt, 3
2 A
lexa
ndra
Roa
d31
/03/
2004
170.
12B
RN
Wis
bech
Tot
al40
513
.08
Wis
bech
St M
ary
F/00
615/
94La
nd n
orth
of 2
-24,
Sta
tion
Driv
e30
/06/
2001
361.
18B
RN
Wis
bech
St M
ary
F/00
805/
02S
ayer
s Fi
eld,
Chu
rch
Roa
d21
/07/
2003
321.
10B
RN
Wis
bech
St M
ary
Tota
l68
2.29
Gra
nd T
otal
1816
80.7
2
A6
- 5