Launceston Housing Delivery Schedule

This paper undertakes a review of permissions, SHLAA sites and Allocations contained within the Cornwall Site Allocations DPD.

The following map should be read in conjunction with Table 2.

F.14

Table 1: Summary of Housing Delivery

1

Town

2

Housing

requirement

3 Completions

2010-2017

3

Permissions

Under 10

net

4

Permissions

10 or over

net

5

Sites 10

or over

awaiting

the

signing of

S106

6

Urban

SHLAA

Net

7

Windfall

8

CLI/other

net

9

Allocations

net

10

Total

net

11

Percentage of target

Launceston 1800 382 75 857 0 65 80 0 375 1834 102%

Note: The contents of Table 1 represent a summary of the information contained within CC.S4.4

Table 2: Permissions over 10 dwellings, SHLAA sites, and Allocations

1 2 3 4 5 6 7 8

Map

Reference

Site Name

Ref

Reference Decision Date Constraints/availability/delivery:

Total number of

homes

permitted for

site

Number of

homes

expected

to deliver

2017-

2022

Number

of homes

expected

to deliver

2023-

2030

Number of

homes to

be

delivered

within the

Plan period

2017-

2030

Planning

permissions

on sites less

than 10

dwellings

N/A N/A (The list of permissions under 10 dwellings is set out

in Appendix 1)

75 75 0 75

Sites with Planning Permission for 10 or more homes as at April 2017

1

Land At Hay

Common

South Of Hay

Parc

Launceston

Cornwall

PA11/00339 26-Mar-12

Site under construction and properties are currently being

marketed by Taylor Wimpey.

Outline permission was granted for up to 330 dwellings. Then a

reserved matters was approved for phase 1 for 140 homes which

is under construction with 5 completions during 2016/17 and a

second application for the rest of the site has now been received

for 188 dwellings giving us confidence that the site will be

delivered in its entirety all be it for 328 rather than 330.

330 40 150 190

2 Land At Hay

Common

South Of Hay

PA14/01516 10-Jul-14 Site under construction (see above). Scheme for 140, but 5

completed, which reflects the 135 still to be delivered

As above 135 0 135

Parc

Launceston

Cornwall

3 Land South

East Of

Pennygillam

Industrial

Estate

Slate Quarry

Hill

Launceston

Cornwall

PA12/07683 22-Oct-13

Reserve Matters application (PA16/09268) currently being

determined. This reserve matters application sees a drop in

numbers from 275 dwellings to 259, which will be reflected within

the next Housing Trajectory (likely to be published in June-18).

275 172 103 275

4 Land At

Withnoe

Tavistock

Road

Launceston

Cornwall

PL15 9LG

PA15/10721 24-Mar-16

Permission PA15/10721 saw a reduction in the number of houses

permitted on land at Withnoe (previously permission PA14/08752

was for 129 dwellings).

Site is now under construction and properties are currently being

marketed by Wainhomes.

118 117 0 117

5 Land North Of

Upper Chapel

Tresmarrow

Road

Launceston

Cornwall

PA14/08184 03-Mar-15

100 dwellings were originally permitted on this site on appeal

(APP/D0840/W/13/2209757). The quantity of dwellings was then

increased to 140 dwellings under PA14/08184.

Reserve Matters application of all details for the 140 dwellings

PA17/09517 was approved 05/03/18 and Hallam Land

Management have confirmed the trajectory for delivery rates is

achievable.

140 122 18 140

Total Permissions of 10 or more developable within the plan period 857

Local Plan Allocations

6 Kensey Valley LAU-H3 Greenfield site within the urban area.

Landowner/Developer Interest

The majority of the site is owned by 4 landowners and is included

in the Strategic Housing Land Availability Assessment (SHLAA) as

site references U0152, S152, U0155 and U0154 (reflected in

Section 1(d) of document D13.1). CC owns the remainder of the

land (i.e. land encompassing the area of dismantled railway from

Ridgegrove Hill through to Newport Industrial Estate).

75 0 75 75

Owners/developers have already been entering into pre-application

discussions: PA13/03636/PREAPP; and PA15/03437/PREAPP. Plus

the Council has met with them to discuss bringing forward the

project.

Infrastructure/Access

Access/egress is gained to/from Kensey Valley and Newport

Industrial Estate and there is an ambition to create a link through

the site (Kensey Valley Estate Road (KVER)) running east-west

through LAU-H3 (See Section 12.56 and Table Lau 3, Document

A.1).

The Schedule of Modifications (CC.S4.1.1) indicates that the

development does not have to provide the full KVER, just future

proof the ability to create the connection, to ensure it does not

affect the deliverability of the scheme.

Developers to the east of the site have informed us that direct

access from LAU-H3 to Kensey Valley Meadow has been negotiated

with the landowner of land that would be needed to connect the

KVER with Kensey Valley Meadow. Whilst, to the west of the site,

the KVER would join publicly owned land where CC would work

with the developer to facilitate this connection.

Environmental Constraints

Consideration of issues that could arise from the development of

this site were considered through a number of assessments (for

instance the Strategic Flood Risk Assessment (SFRA) (D4.3))

which, in turn, informed an overarching Sustainability Appraisal

(SA). The SA for allocation LAU-H3 concluded (Section 5.3 of

document D5.8) that on balance there are no significant negative

impacts foreseen from development at this location.

The SRFA (D4.3) notes built development at LAU-H3 (referred to

as LAU-M3 in document D4.3) will be able to be located wholly

within Flood Zone 1.

All sites in Launceston were screened out of requiring a Habitats

Regulation Assessment (HRA) (Footnote 8, document D.2) as the

town isn’t within a zone of influence of any European designations

(SAC’s / SPAs) and so there are no HRA implications.

Cornwall Site Allocations DPD: Heritage Assessment - Launceston

Site Allocation (Document D3.16) concluded that no further

Heritage Impact Assessment (HIA) was required.

The site is within the existing urban area and bordered by Newport

Industrial Estate to the west and Kensey Valley Meadow residential

estate to the east. Future development of LAU-H3 is not

considered to pose any detrimental impacts on the landscape that

can’t be mitigated by higher level policy provision (LP:SP, Policy

23) (see Section 5.3, Document D5.8).

The Site SA (D5.8) does note that the west of the site forms part

of a BAP habitat woodland and, consequently, (within the Schedule

of Modifications (March 2018) (CC.S4.1.1)) recommends that the

following wording is contained within the policy wording: ‘Measures

for the protection and enhancement where possible of the priority

habitat at the western edge of the site should be incorporated’.

There are no other significant trees or hedgerows that would

inhibit development of LAU-H3. With this revised text Natural

England supported the site (see CC.S5).

With regards to open space provision, this requirement meets that

set out in the Open Space Strategy (Document E5). Opportunities

to consider part of the requirement to be in the form of an off-site

contribution are likely to be acceptable.

The forecast dwellings per hectare have been reduced from the

standard rate (35dph) to 30 dph to partly reflect that topography

(and partly to reflect the need for provision of Green

Infrastructure). The reduced quantum helps to provide flexibility.

The Cornwall Housing Trajectory (E6.2) indicates first completions

in 2022-23, which is felt conservative as a result of the current

developer interest.

7 Withnoe

Urban

Extension

LAU-1 The site is owned by 3 landowners, but is under the control of two

developers, Westcountry Homes and Bovis Homes. Both

developers are activity pursuing the development of the site:

Bovis Homes have recently submitted an outline planning

application (PA18/00383) for residential development of up

to 190 dwellings with open space and safeguarding land for

Southern Loop Road (SLR).

(Application currently under consideration).

Wainhomes have submitted pre-application

(PA17/02059/PREAPP) for the remainder of LAU-H1.

Infrastructure/Access

Main access/egress is to/from the A388. Policy LAU-H1 contains a

requirement for the site to deliver the start of the Southern Loop

300 35 265 300

Road (SLR), in line with the Transport Strategy for Launceston

(See Section 12.56 and Table Lau 3, Document A.1). The SLR is

required in order to cater for housing and economic growth to the

south of the A30, beyond the plan period. The inclusion of the SLR

in the SADPD was that it represents the last opportunity to future

proof the ability to deliver a comprehensive neighbourhood to the

south of the A30 and not stifle the ability to deliver other parcels

of land. However elements of the road, such as this, need to be

constructed as part of proposals within LAU-H1, in order to not

constrain its future delivery.

Cornwall Council is continuing to evaluate the appropriate

alignment for the road, to minimise cost and support delivery. The

worst case scenario is that the junction into the site could cost up

to £5m (including a 44% optimum bias for the stage of design

process); however the Council wants to continue to work with the

developers to consider whether an alternative priority junction

could be utilised instead, which would significantly reduce costs.

The Council wants to continue to work with the developers to find

an appropriate solution; it is recognised that it might require public

sector support; which the Council is committed to working with the

developers to close any funding gap. (Doc ref. PS.CC.10)

Environmental

A review of any issues that could arise from the development of

this site were considered through a number of assessments (for

instance the SFRA (D4.3)) which, in turn, informed an overarching

SA (D5.8).

The SRFA (D4.3) notes built development at LAU-H1 will be able to

be located wholly within Flood Zone 1.

All sites in Launceston were screened out of requiring a HRA

(Footnote 8, document D.2) as the town isn’t within a zone of

influence of any European designations (SAC’s / SPAs) and so

there are no HRA implications.

A HIA (Doc ref. D3.16) was carried out for LAU-H1, which noted

that there could be a slight to moderate impact on the setting of

Grade II Listed Newton Farmhouse. Criteria h) has been added to

policy LAU-H1 to help mitigate any negative impact (see Schedule

of Modifications (March 2018) (CC.S4.1.1)) ‘To the south of the

site is the Grade II listed Newton Farm; development of the site

should ensure the listed buildings and its setting are conserved

and where appropriate enhanced. An appropriate assessment of

the farm‘s significance will be required to ensure the location of

any development and other mitigation measures are used to

minimise any harm.’ With this amendment Historic England

supported the allocation (CC.S4.3).

In terms of impact on the landscape, although it is in proximity to

the Inny Valley and Lawhitton Area of Great Landscape Value, the

site is situated on an inward valley side, discreet from this. The

Landscape Assessment (Doc Ref D13.1.4) concluded that the site

(a wider area than proposed) had a moderate value and was

suitable to accommodate development, and where LP:SP Policy 23

provided sufficient policy coverage to mitigate any negative

impacts (see Section 5.1, Doc Ref D5.8).

The SA for allocation LAU-H1 noted (Table L2 of Doc Ref D5.8) that

whilst there could be an impact on Newton Farmhouse, with

mitigation the impact can be managed to an acceptable level and,

as a result, it is felt that the adverse impacts from development of

the site are outweighed by the benefits of providing housing,

including affordable housing.

The Cornwall Housing Trajectory (Doc Ref E6.2) indicates first

completions in 2021-22, which reflects the current developer

interest in bringing forward the site. However the trajectory only

assumes 35 dwellings per year, which is felt conservative on the

basis that there are two developers pursuing the delivery of the

site.

Total allocations developable within the plan period 375

Urban SHLAA sites

Launceston

8

The Abattoir

Site

North Cornwall_44 No planning history on this site to date. This is an urban site which

is currently partly occupied by car dealers/repair businesses.

The site is offered for future development with the Cornwall SHLAA

and is considered developable as it is in a suitable location for this

scale of housing development (although there are accessibility

issues around Newport Square, this is a site that already generates

traffic).

Having been promoted through the SHLAA process, there is a

reasonable prospect that the site is available and could viably be

developed within the time frame. This satisfies the requirement

for developable as set out at para 47 of the NPPF and at footnote

2.

25 0 25 25

9 Paddock off

Cross Lanes

North Cornwall_43 A developer for this site has confirmed that an application will be

lodged for this land imminently (March 2018).

19 0 19 19

10 Land off Western Road

U0151 No planning history on this site to date.

This is an urban site which is currently partly occupied for

employment uses.

The site is offered for future development with the Cornwall SHLAA

and is considered developable as it is in a suitable location for

housing development, and having been promoted through the

SHLAA process, there is a reasonable prospect that the site is

available and could viably be developed within the time frame.

This satisfies the requirement for developable as set out at para 47

of the NPPF and at footnote 2.

21 0 21 21

Total Urban SHLAA sites developable within the plan period 65

Notes:

Source Cornwall Housing Trajectory 31st March 2017 - E7.2

All the information in the above table, other than column 4, is sourced from the Housing Trajectory (E7.2) and Summary trajectories (E7.1) appended to the Housing Implementation

Strategy (E7). The information is also already summarised and broken down for each town in examination document CCS.4.4. Completions on any site prior to April 2017 are not

recorded in the above schedule

1st Five year period 2017-22 (column 6) represents the deliverable supply. This information in the housing trajectory has been used as the basis for the five year supply statement (E6.5)

which together with its appendices (E6.1-6.4) have been used successfully at numerous appeals to demonstrate a 6.2 years supply.

The council is of the view that all planning permissions should be considered deliverable unless there is clear evidence produced to indicate otherwise (see footnote 11 to the NPPF para 47)

The second 8 year period (column 7) to the end of the Local Plan represents the developable supply in accordance with the tests identified in NPPF paragraph 47 and footnotes. The council

is therefor of the view that all sites with permission should be considered developable unless there is clear evidence produced to suggest otherwise.

Trajectory compiled using average lead in times and delivery rates the methodology for which is appended to the Housing Supply Statement 2017 Appendix 3 (E6.2) unless otherwise

stated in the table above.

Small sites less than 10 units with permission after a 10% discount for non-delivery are assumed will deliver within 5 years (deliverable). Delivery on such sites from year 6 onwards will

be through a small sites windfall allowance (details of this is further explained in both the Five Year Supply Statement (E6.2) and Housing Implementation Strategy (E7).

Appendix 1: List of Sites with Permission under 10 dwellings

Sites with permission not started or under construction on sites less than 10 units 31st March 2017

ADDRESS Planning App Ref Not Started Under construction

17 Dunheved Road Launceston Cornwall PL15 9JF

PA13/07497 1 0

20 Race Hill Launceston Cornwall PL15 9BB

PA10/04138 0 1

Land North West Of 53B Dunheved Road Launceston Cornwall

E1/2010/00191 0 1

Land North Of 40 St Stephens Hill St Stephens Launceston Cornwall

PA13/06503 0 1

1 St Marys Road Lanstephan Launceston PL15 8JN

PA15/02372 1 0

12 - 14 Dutson Road Launceston Cornwall

PA12/02170 0 1

Chapel Yard Chapel Hill Launceston Cornwall PL15 7BY

PA15/11157 0 4

8 Tower Street Launceston Cornwall PL15 8BQ

PA13/08077 5 0

Park Hill House Launceston Cornwall PL15 8HQ

PA12/04981 0 1

Hendra House Dunheved Road Launceston Cornwall PL15 9JG

PA14/00442 0 1

Hendra House Dunheved Road Launceston Cornwall PL15 9JG

PA14/09643 1 0

Hendra House Dunheved Road Launceston Cornwall PL15 9JG

PA17/00395 2 0

Workshop At Shooting Park Race Hill Launceston Cornwall

E1/2008/00365 0 1

Workshop At Shooting Park Race Hill Launceston Cornwall

PA15/09227 1 0

Millcroft Under Lane Launceston Cornwall PL15 8SN

PA11/10100 0 1

Land At 13 Race Hill Launceston Cornwall PL15 9BB

PA12/02604 0 1

Land North West Of Hovis Barn Launceston Cornwall

PA12/06227 0 1

Land Adjacent To,Trenuth,Dunheved Road,Launceston

E1/2009/00872 0 1

Kooyong Landlake Road Launceston Cornwall PL15 9HP

PA16/08428 1 0

Lower Hill Barn Land North Of Landrends House Launceston Cornwall

PA16/07209 1 0

County Council Offices And Magistrates Court Dunheved Road Launceston Cornwall PL15 9JG

PA14/02410 1 0

Higher Chapel House Trebursye Road Launceston Cornwall PL15 7EL

PA14/04735 1 0

3 Ridgegrove Hill Launceston Cornwall PL15 8BT

PA14/05757 1 0

The Bridewell Dockacre Road Launceston Cornwall PL15 8YY

PA14/06994 1 0

22 Church Street Launceston Cornwall PL15 8AR

PA15/08533 1 0

Launceston Conservative Club 9 Western Road Launceston Cornwall PL15 7AR

PA15/01614 1 0

Land North Of Higher Chapel House Launceston Cornwall

PA16/10230 1 0

Land South West Of Rosehill Tavistock Road Launceston Cornwall PL15 9LE

PA16/00391 0 1

Land West Of Jubilee Bath Under Lane Launceston Cornwall

PA15/05696 1 0

70 Trecarrel Launceston Cornwall PL15 9DF

PA15/06238 1 0

Land East Of Trenance Windmill Hill Launceston Cornwall

PA15/10951 0 1

3 Castle Street Launceston Cornwall PL15 8BA

PA15/09976 1 0

Land South Of Manaton Drive Dunheved Road Launceston Cornwall

PA15/10678 1 0

Land North Of Trenouth Tavistock Road Launceston Cornwall

PA15/12106 0 1

Castle Street Chapel And Former Sunday School Castle Street Launceston Cornwall

PA16/02588 8 0

Land South East Of Penworth Close Launceston Cornwall

PA16/10321 9 0

The Old Granary Launceston Steam Railway St Thomas Road Launceston Cornwall PL15 8DA

PA16/03440 2 0

Dunheved View Chapel Launceston Cornwall

PA16/04776 5 0

Land WSW Of 23 St Stephens Hill St Stephens Launceston Cornwall

PA16/03589 1 0

4 Tamar Terrace Tavistock Road Launceston PL15 9EU

PA16/06954 1 0

Land West Of 23 Duke Street St Stephens Launceston Cornwall PL15 8HD

PA16/07938 1 0

Land North Of Chapel Park Terrace Chapel Park Launceston Cornwall PL15 7DG

PA16/08860 5 0

4 Little Woburn Close Launceston Cornwall PL15 9JB

PA16/06072 1 0

Land East Of 36 Broad Park St Stephens Launceston Cornwall

PA16/10219 1 0

Land North East Of Tregerrie Launceston Cornwall PL15 7EL

PA16/09608 2 0

Land North West Of 1 Polson View Race Hill Launceston Cornwall PL15 9BQ

PA16/11426 1 0

44 Dunheved Road Launceston Cornwall PL15 9JQ

PA16/10221 1 0

30 Westgate Street Launceston Cornwall PL15 7AE

PA11/02820 0 2

Land North East OF Higher Chapel House Launceston Cornwall PL15 7EL

PA17/00873 1 0