AUDIT OF HOUSING LAND IN ANGUS 2017 PRODUCED BY ANGUS COUNCIL Place Planning Service Angus Council County Buildings Market Street FORFAR DD8 3LG CONTENTS Section 1 : Introduction Section 2 : General Principles Section 3 : Consultation Section 4 : Angus Housing Market Areas: Established Sites & Programming Section 5 : Completions in Angus Appendix 1 : Effectiveness Criteria Appendix 2 : Glossary and Terms SECTION 1 : INTRODUCTION The annual audit of housing land provides a factual statement of land supply within Angus Council’s administrative boundary. Only sites with a capacity of 5 or more units are included, although aggregate details on the capacity of smaller sites is also included. This audit is the result of a survey undertaken in April 2017, and covers a twelve month period. The base date for the audit is 31 March 2017, which has been established in order to meet the requirements of the TAYplan Strategic Development Plan. The first TAYplan was approved by Scottish Ministers on 8 June 2012. This will be superseded by TAYplan SDP 2016-2036 which is anticipated to be approved with modifications in September 2017. The audit gives details of the land supply for each of the four housing market areas in the Angus part of the TAYplan Strategic Development Plan area including the South Angus Housing Market Area which is part of the Greater Dundee Housing Market Area. The Scottish Government’s Planning Advice Note (PAN) 2/2010 provides guidance on the content of housing land audits. This guidance has been followed in preparing the draft Angus Housing Land Audit 2017. SECTION 2 : GENERAL PRINCIPLES Housing sites are included under the Housing Market Area in which they are located. The audit provides a range of information relating to each housing site: • The schedules in Section 4 are grouped by effective supply and constrained supply, as defined within PAN 2/2010 (see Appendix 1). • Each site has a unique site reference. For the 2017 audit the code has been amended to reflect the name of the housing market area and settlement. This is followed (where appropriate) by the adopted Angus Local Development Plan site reference, the name of the site and the developer or applicant. • The status of the site relates to whether the site is under construction, identified in the adopted local development plan, or has planning permission or other Council approval. • The approval date refers to the date of publication of the relevant local plan or the date that the latest planning permission decision notice was issued. • The number of houses still to be completed on each site is included and an assessment is made of the potential yield from the site in the programming columns. In line with TAYplan SDP 2016-2036 detailed programming is provided for the next five years with any remainder shown as Later Years. • Details of the number of completions in the preceding year are included in the schedules. From this year, the Council has simplified its processes and now calculates completions as sites where either Temporary Occupation Certificates or Completion Certificates have been issued via the Building Warrant process. • Completions are not included in the Audit for sites that can be classified as regeneration sites i.e. where housing is replacing housing (sometimes with reduced numbers). • In terms of affordable housing completions, only where a site is wholly developed by a Registered Social Landlord (RSL) will completions be shown. Where a developer uses an RSL to deliver their affordable housing requirement as part of a planning permission covering the whole site the RSL completions will not be shown separately but form part of the gross completions figure on the site. Further information on the delivery of affordable housing in Angus can be obtained by contacting the Council’s Housing Strategy Team. The potential yield figures take into account past trends and completions, either on- site or within the housing market area. The continuing effects of the recent financial difficulties for the house-building industry have been considered and where appropriate a cautious approach has been adopted in predicting future yield from development sites. More generally, emphasis is made that the likely yield is notional and will undoubtedly vary from the actual figure. Angus Council has also utilised guidance published by Homes for Scotland regarding the programming of sites across Scotland. The Homes for Scotland guidance provides the following examples for notional programming: Detached / semi: Urban 30 units per annum (24 if no developer) Rural 10-20 units p/a (depending on past trends) Flats: Urban 38 units p/a (30 if no developer) Rural 20 units p/a As a default, the programme for the first year of production should be no more than 50% of a full year output Each site in the draft audit has also been assessed and classed as constrained where they meet two or more of the following criteria: 1) there is no developer associated with a site; 2) planning permission is within one year of expiring and no renewal has been sought, or where planning permission was granted over two years ago and no effort has been made to obtain a building warrant; 3) the site characteristics indicate the likelihood of high development costs. This approach provides an additional assessment against the criteria from the Scottish Government’s PAN 2/2010 and is a methodology that has been agreed with Homes for Scotland during preparation of previous housing land audits. The last component of the audit (Section 5) sets out the number of completions recorded on sites of five or more houses for each settlement/area. The Council has simplified its processes as part of the 2017 audit and now calculates completions as sites where either Temporary Occupation Certificates or Completion Certificates have been issued via the Building Warrant process. The aggregate number of dwellings that is expected to come forward on small sites (less than 5 units) is also shown in the audit. Angus Council does not consider that completions on these sites will contribute to meeting the Strategic Development Plan requirements for housing land. These sites will however have a role to play in augmenting the supply of effective housing land and in contributing to meeting the TAYplan SDP 2016-2036 annual average build rates. SECTION 3 : CONSULTATION AND ENGAGEMENT Pre-Draft Audit Consultation Angus Council once again undertook additional steps in relation to preparing the draft 2017 Audit. Steps undertaken included: • Early consultation with developers/landowners to ascertain progress on a site, whether the site remains effective and to ascertain initial notional programming on their sites. In addition, one of the key actions within the Local Development Plan Action Programme is looking at the effective delivery of housing sites. In recent months the Planning Service has been actively engaging and liaising with landowners/developers to get up-to-date information on site delivery. Where applicable, discussions which had taken place were used to set out the detailed five year notional programming of effective sites in the draft audit. The engagement on site delivery will continue over the coming months and the Planning Service would actively encourage landowners/developers to also make contact if they want to discuss particular issues relating to their sites and their delivery as soon as possible. Draft 2017 Angus Housing Land Audit Consultation The audit has been subject to consultation with the Scottish Government; Homes for Scotland; Scottish Water; Scottish Environment Protection Agency; Transport Scotland and the public via the Angus Council website. In addition, developers and registered social landlords (RSLs) that have an identified interest in the development of housing land across Angus were contacted individually to further increase opportunities for participation in the audit process. The Council received a total of 19 responses to the draft housing land audit from developers and landowners. In addition, responses were received from Scottish Government, Scottish Water, Scottish Environment Protection Agency and Homes for Scotland. Where appropriate, responses have resulted in a small number of changes in the finalised audit. The response from Homes for Scotland questioned the effectiveness of various sites predominantly within the South and West Angus Housing Market Areas. Angus Council and Homes for Scotland have however reached general agreement on all sites in the audit. The Council has further agreed to monitor the effectiveness and delivery of a small number of sites in advance of preparing the Draft 2018 Angus Housing Land Audit. Several consultation responses also sought a change to the site programming within the draft audit. The Council accepts that interested parties often have a greater knowledge of the future development prospects regarding their site(s); however it has been important to ensure that the overall projections for new completions remain realistic. The programming and/or status on the following sites have been amended in line with consultation responses and other factors such as current development activity: Site reference Name Comment / Details NAL173 East of Duriehill Road, Edzell Programming pushed back one year to 19/20 – 10 units; 20/21 – 20 units; 21/22 – 20 units per year. This reflects recent developer interest in the site. SAC123 Land at Pitskelly, Carnoustie Status of the site changed to OUPC in line with recent planning permission being confirmed in December 2016. SAM078 Victoria Street West, Monifieth Programming for the first year of projected completions amended to 18/19 – 25 units. This reflects recent discussion with the developer – Taylor Wimpey. WAF220 Turfbeg, Forfar Programming brought forward one year to 18/19 – 25 units; 19/20-21/22 – 50 units per year; Later Years – 125 units. This reflects recent discussion with the developer – Guild Homes. Angus Council would like to thank all of those responding to the draft Angus Housing Land Audit 2017 for their input, which has helped to align the audit process with the expectations and commitments of those involved in building new homes across the Angus area. SECTION 4 ANGUS COUNCIL HOUSING MARKET AREAS HOUSING LAND SUPPLY AND POTENTIAL OUTPUT (April 2017)(sites of 5+ houses) PROGRAMMING ON EFFECTIVE SITES 2017/ 2018/ 2019/ 2020/ 2021/ 2017 to Later Constrained Established 2018 2019 2020 2021 2022 2022 Years Sites Sites A B C D E BRECHIN 0 34 55 49 42 180 264 0 444 MONTROSE 9 12 25 50 50 146 175 8 329 NORTH ANGUS HMA LANDWARD 5 38 58 80 80 261 138 0 399 North Angus HMA Total 14 84 138 179 172 587 577 8 1172 ARBROATH 33 95 107 92 99 426 370 0 796 EAST ANGUS HMA LANDWARD 21 40 39 26 25 151 8 0 159 East Angus HMA Total 54 135 146 118 124 577 378 0 955 CARNOUSTIE 62 30 17 33 30 172 175 0 347 MONIFIETH 121 61 38 35 35 277 220 0 497 SOUTH ANGUS HMA LANDWARD 1 10 28 15 15 69 145 0 214 South Angus HMA Total 184 101 83 83 80 518 540 0 1058 FORFAR 50 51 92 77 65 335 410 30 775 KIRRIEMUIR 3 23 33 33 33 125 45 0 170 WEST ANGUS HMA LANDWARD 5 27 29 17 15 93 10 0 103 West Angus HMA Total 58 101 154 127 113 553 465 30 1048 ANGUS 310 421 521 507 489 2235 1960 38 4233 HOUSING LAND SUPPLY AND POTENTIAL OUTPUT (April 2017) BRECHIN EFFECTIVE SUPPLY PROGRAMMING - 5 years ALDP LAST AREA COMPLETIONS UNITS 2017/ 2018/ 2019/ 2020/ 2021/ 2017 to Later TO SITEREF REF NAME OWNER / DEVELOPER STATUS APPROVAL (ha.) CAPACITY 2016 to 2017 BUILD 2018 2019 2020 2021 2022 2022 Years Former Andover P.S, Nursery Lane on NAB074 B2 2 sites Andover Developments Ltd. DEPC 16/08/2016 0.89 21 0 21 7 7 7 21 NAB092a B1 Dubton Farm ***** Scotia Homes DEPC 20/10/2014 10.00 200 0 200 16 24 24 24 88 112 NAB092 B1 Dubton Farm Dalhousie Estates/A&J Stephen ALDP 26/09/2016 26.00 200 0 200 12 18 18 48 152 NAB138 B(d) Park Road Carberry Devs/Westwater Homes DEPC 27/01/2016 0.43 8 0 8 8 8 NAB147 Liddle's Close/Swan Street Dalhousie Bar Ltd DEPC 08/01/2016 0.05 9 0 9 9 9 NAB149 Slater Way, Montrose Street Dave Clark DEPC 22/04/2016 0.23 6 0 6 3 3 6 TOTAL EFFECTIVE (SITES OF 5+ HOUSES) 37.60 444 0 444 0 34 55 49 42 180 264 small sites (less than 5 houses) 38 0 33 Total 482 0 477 CONSTRAINED SUPPLY ALDP LAST AREA NATURE OF LONG OTHER SITEREF REF NAME DEVELOPER STATUS APPROVAL (ha.) CAPACITY TERM CONSTRAINTS FACTORS NAB098 B4 Witchden Road Private ALDP 26/09/2016 0.60 OWN, MAR, LAN, CON OPPORTUNITY NAB146 B5 Maisondieu Church Private ALDP 26/09/2016 0.25 MAR OPPORTUNITY TOTAL CONSTRAINED 0.85 0 ***** planning permission granted for 99 units on 20/10/14 and alter site layout at 07/09/15 CONSTRAINT OWN=OWNERSHIP, PHY=PHYSICAL, CON=CONTAMINATION, DEF=DEFICIT FUNDING NOT COMMITTED, INF=INFRASTRUCTURE, LAN=LAND USE, MAR=MARKETABILITY STATUS CONS=UNDER CONSTRUCTION, DEPC=DETAILED PLANNING CONSENT, OUPC=OUTLINE PLANNING CONSENT, DELE=LIKELY TO BE DELETED , ALDP=ADOPTED ANGUS LOCAL DEVELOPMENT PLAN HOUSING LAND SUPPLY AND POTENTIAL OUTPUT (April 2017) MONTROSE EFFECTIVE SUPPLY PROGRAMMING - 5 years ALDP LAST AREA COMPLETIONS UNITS 2017/ 2018/ 2019/ 2020/ 2021/ 2017 to Later SITEREF REF NAME DEVELOPER STATUS APPROVAL (ha.) CAPACITY 2016 to 2017 TO BUILD 2018 2019 2020 2021 2022 2022 Years NAM016b M1 Brechin Road Private ALDP 26/09/2016 17.80 300 0 300 25 50 50 125 175 NAM116 M(b) Hill Place Pert Bruce Construction CONS 14/01/2013 0.24 20 0 10 10 10 Former Roseacre Caravans, Wishart NAM156 M(d) Gardens Northesk Dev Co CONS 14/11/2013 0.65 9 0 4 2 2 4 NAM218 M(h) Rear of 11 to 15 Broomfield Road B & K Properties CONS 23/12/2015 0.14 6 1 2 2 2 NAM225 Methodist Chapel, New Wynd North Esk Investments DEPC 20/02/2015 0.06 5 0 5 5 5 TOTAL EFFECTIVE (SITES OF 5+ HOUSES) 18.89 340 1 321 9 12 25 50 50 146 175 small sites (less than 5 houses) 22 8 12 Total 362 9 333 CONSTRAINED SUPPLY ALDP LAST AREA NATURE OF LONG OTHER SITEREF REF NAME DEVELOPER STATUS APPROVAL (ha.) CAPACITY TERM CONSTRAINT FACTORS NAM037 Waldron Road C & D Batchelor OUPC 25/08/2014 0.63 8 MAR NAM088b M4 Chapel Works, Patons Mill West George Martin (Builders) ALDP 26/09/2016 0.16 MAR OPPORTUNITY NAM226 M5 Former Swimming Pool, The Mall Private ALDP 26/09/2016 0.26 MAR OPPORTUNITY TOTAL CONSTRAINED 0.42 8 CONSTRAINT OWN=OWNERSHIP, PHY=PHYSICAL, CON=CONTAMINATION, DEF=DEFICIT FUNDING NOT COMMITTED, INF=INFRASTRUCTURE, LAN=LAND USE, MAR=MARKETABILITY STATUS CONS=UNDER CONSTRUCTION, DEPC=DETAILED PLANNING CONSENT, OUPC=OUTLINE PLANNING CONSENT, DELE=LIKELY TO BE DELETED , ALDP=ADOPTED ANGUS LOCAL DEVELOPMENT PLAN