Technical Paper No.5 Calculating a Windfall Allowance April 2015 Technical Paper 5: Calculating a windfall allowance April 2015 Introduction This technical paper is one of a series, prepared by the Council, to support preparation of its Local Development Framework (LDF). The technical papers in the series currently comprise: 1. Defining the Coastal Change Management Area 2. Local Green Spaces 3. A Review of Built Up Area Boundaries 4. Influences on the Settlement Strategy 5. Calculating a Windfall Allowance 6. Interim Review of Local Landscape Designations and Important Local Countryside Gaps This document supports the definition of an unidentified (windfall) allowance for residential sites for use in meeting the Council’s agreed Local Plan housing target and its Strategic Housing Land Availability Assessment. The paper draws upon the work of Shepway Borough Council whose evidence for a windfall allowance was found robust for its adopted Core Strategy. It was originally prepared to support the Council’s 2012/13 Strategic Housing Land Availability Assessment (SHLAA), however the preparation of a revised SHLAA for 2013/14 presented the opportunity to review the allowance reached in the first technical paper dated December 2012. In particular, this technical paper update reviews the approach taken to the potential double counting with SHLAA sites and the non-application of the windfall allowance in the five year supply. This is in response to the generally conservative approach taken by the first paper. The National Planning Policy Framework, March 2012 1. Paragraph 48 of the Framework states that: ‘Local planning authorities may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance should be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens.’ 2. ‘Windfalls’ are defined in the glossary to the Framework as: ‘Sites which have not been specifically identified as available in the Local Plan process. They normally comprise previously-developed sites that have unexpectedly become available.’ 3. This definition is largely a consistent one which has been well recognised over previous Government guidance 1. 4. National guidance (NPPG) indicates that: ‘A windfall allowance may be justified in the five-year supply if a local planning authority has compelling evidence as set out in paragraph 48 of the National Planning Policy Framework. Local planning authorities have the ability to identify broad locations in years 6-15, which could include a windfall allowance based on a geographical area (using the same criteria as set out in paragraph 48 of the National Planning Policy Framework).’ 5. The introduction in 2006 of Strategic Housing Land Availability Assessments (SHLAA) altered the process for identifying housing sites and their availability, including the use of allowances for windfall development. It is now necessary to assess the sites identified by the SHLAA to 1 The reference to ‘normally’ in respect of previously developed land is however new. 1 Technical Paper 5: Calculating a windfall allowance April 2015 determine the contribution made by windfall sites, having regard to how suitable, available and achievable past trends may be in terms of projecting into the future. Quantifying windfalls – the past trends 6. Estimates traditionally examine past performance to justify their likely future contribution. The NPPF supports this approach, but as a starting point. For example, past monitoring information may not always be directly comparable and needs to be placed in context and its future applicability reviewed. Historic Context 7. A windfall allowance of 91 dwellings per year is included in the adopted Swale Borough Local Plan 2008. Of this, 72 per year were expected from the Thames Gateway Planning Area (Sittingbourne and the Isle of Sheppey), and 19 from the Faversham and the Rest of Swale Planning Area. Overview of delivery 8. Until 2010/11 Kent County Council monitored the level of windfall completions for all Kent Districts. Table 10 (Appendix 1) shows the timespan for Swale between 1991 and 2013. A ‘mean’ average indicates that 143 dwellings per annum (dpa) have consistently come forward over a long period of time, notwithstanding the effects of economic cycles 2. 9. In all but 3 years, windfall completions were at greater levels than the adopted Local Plan windfall allowance; indicating (as was acknowledged by the Council at the time) that the allowance had been a cautious one. There had been criticism by developers that the Council had double counted the allowance with its Local Plan allocations because many had been identified by an urban capacity study (UCS). That appears not to have been borne out by table 10. This perhaps tells us two things: 1) levels of windfalls are difficult to predict; and 2) despite efforts to identify and allocate sites, windfall sites still come forward. 10. For the most part, delivery of windfall completions has for 22 years been at levels in excess of 100 dpa and, for 14 of these, in excess of 130. There are some fluctuations, normally explained by the corresponding number of overall completions. However, even for years, such as 1995/96 and 2003/04, where there is not an obvious reason for the figures, an identical mean average of 143 dpa remains. 11. Since 2007/08 (the commencement of the recession), windfall completions have reduced to a mean average of 131 dpa, although since 2010/11, development on garden land has been excluded from the completions. If this three-year period is considered, the mean average is 135 dpa, indicating that completions from ‘garden land’ were not especially significant. Although the average overall levels of windfall completions have reduced, three of these years have been in recession. 12. By dividing the KCC timespan in table 10 into two ten-year bands, the greatest frequency of values (mode average) fall between the 110-149 dpa bands, with 137 dpa being the mean average of the frequencies across these ranges. 13. It is necessary to arrive at a judgement as to the nature of past trends to make judgements about their role into the future. From the above analysis, we see a range of values between 110 and 143 dpa. The majority of table 10 reflects the inclusion of garden land, however, deriving past trends based upon the last three recession years of monitoring windfalls that do 2 Post completing this technical paper, data for the monitoring year 2013/14 became available. This showed 336 completions on windfall sites, forming 60.7% of total completions – the highest since at least 1991. Large sites formed 137 of these and 67 were small sites. None comprised sites identified by the SHLAA. 2 Technical Paper 5: Calculating a windfall allowance April 2015 not include garden land is not considered sufficiently robust and the short term effects of excluding them does not appear marked in any event. 14. To use an average based around the frequency of values (the mode) flattens out the natural fluctuations that would otherwise occur through economic cycles and it is judged appropriate to allow for such fluctuations. 15. In conclusion, the mean average across the 22-year period provides the best starting point for a Swale windfall allowance - 143 dpa. Garden land 16. With the NPPF now requiring the removal of garden land from any windfall allowance, table 1 shows the proportion of windfall completions comprising garden land between 2002/03 and 2012/13. 03/04 04/05 05/06 06/07 07/08 08/09 09/10 10/11 11/12 12/13 AVERAGE /TOTAL On garden land Not on garden land 02/03 Table 1 KCC/SBC Time series of proportion of windfall completions on garden land 2002/3-2013 22 43 43 52 37 40 18 15 39 40 10 33 95 185 94 244 108 107 106 96 102 109 106 123 17. Table 1 indicates a mean average of 33 garden land completions per annum. There are two alternative approaches to deducting garden land from the total windfall average: a. Take 33 dwellings from the 143 dpa mean average to equal 110 dpa; or b. Take actual completions from each year, re-calculating the mean average to 123 dpa. 18. If the frequency of the annual number of dwellings not on garden land is examined, of the 11 years, six are +/- 10 of 110, whilst none are +/- 10 of 123. Only 3 years are +/- 10 of 95 and zero years are within +/- 10 of 244 (the lowest and highest figures in Table 2). It is concluded that approach a. is the most appropriate i.e. a deduction of 33 dpa. Conclusions on past trends 19. The levels of windfalls in Swale have stood up remarkably well through the 1990s and into the 21st Century. They have reflected the economic lows of the mid to late 1990s and the highs of the early years of the 21st Century through to the current recession where they have stood up very strongly. Levels will also have been influenced by previous Government efforts to boost use of previously developed land and the developers and the planning system that have been creative and flexible as a result. In recent years, windfall levels have remained robust in the face of the post 2008 economic downturn and the ‘removal’ of the garden land element. 20. Despite no short-term impact of the loss of garden land from the windfall allowance, this cannot be relied upon and it is appropriate to adopt a cautious approach with the starting point for examining future trends being 110 dpa (i.e. the 22 year mean average windfall completions of 143 dpa less the 11 year mean average for completions on garden land at 33 dpa). Quantifying windfalls – prospects for the future 21. This section considers whether the annual windfall average of 110 dwellings should be further adjusted. There are three reasons why this might be needed, namely the: 3 Technical Paper 5: Calculating a windfall allowance April 2015 a. continued availability, suitability and achievability of the supply (inc. changes in national policy); b. influence of the extant planning permissions; and c. influence of sites identified by the Strategic Housing Land Availability Assessment. A. The continued availability suitability and achievability of the supply Small sites 22. One significant source of housing in Swale is its supply of small sites. It is a long-standing practice within all Kent Districts and the County for a site capable of delivering up to 4 dwellings to comprise a small site. These sites are not identified in local plan calculations or allocations. Table 2 shows the 11 year past trend of delivery in Swale on small relative to large site windfalls. Table 2 Proportion of windfall completions in Swale by size 2002/03 - 2012/13 Year Small windfall site completions As % of all windfalls As % of all completions Large windfall site completions As % of all windfalls As % of all completions 2012/13 69 59.5 23.7 47 40.5 16.2 2011/12 51 34.2 12.8 98 65.8 24.7 2010/11 58 41.1 13.4 83 58.9 19.2 2009/10 80 72.1 11.3 31 27.9 4.4 2008/09 65 52.5 13.2 59 47.5 11.9 2007/08 92 62.6 12.0 55 37.4 7.2 2006/07 85 58.5 10.2 60 41.5 7.2 2005/06 63 21.3 7.4 233 78.7 27.3 2004/05 73 53.3 19.5 64 46.7 17.1 2003/04 78 34.2 13.7 150 65.8 17.2 2002/03 86 73.5 15.1 31 26.5 8.3 Mean average 66.7 44.6% 13.9% 82.8 48.8% 14.6% 23. In terms of total numbers of completions, large windfall site completions comprise a slightly bigger part of both the total number of windfall completions and the total number of completions overall. However, for seven of the 11 years small sites formed the greater element of both overall windfall numbers and total completions. The contribution of large site windfalls is swelled by occasional very large level of large windfall site completions (i.e. 2003/04 and 2005/06). 24. Levels of small site completions are generally consistent year on year and the supply over the period appears robust with little to suggest any long term decline in their supply. Whilst numbers have been lower in the last three years, these have been during a period of recession. Although the loss of garden land appears to have been most keenly felt on small sites, table 2 shows that small site completions have never dropped below 50, with the greatest frequency of completions falling within the 60-89 dpa range. Taking the final three years that consider the exclusion of garden land, provides a mean average of 59 dpa. Whilst 4 Technical Paper 5: Calculating a windfall allowance April 2015 this is a relatively short period to consider, it would not be considered safe to rely on the longer term mean average as it is this source of windfall where the exclusion of garden is likely to be most keenly felt. 25. Whilst any source of windfall site cannot be extrapolated indefinitely, small sites are significant in terms of their consistency, despite the Borough being arguably more dependent upon national house-builders. This consistency suggests that smaller sites are likely to have less exposure to nation-wide fluctuations in demand. For example, with viability an issue with national house builders since 2007/08, small site completions have only been marginally affected, with completions even taking place within neighbourhoods in Swale forming part of the 20% most deprived in England 3 wards. Even in the low point year of 2012/13 44 completions were recorded in nearly all these wards 4. Large windfall sites 26. Whilst table 2 examined the levels of completions from large sites, table 3 indicates the frequency that they occurred since 2007/08 within size bands represented by the number of dwelling proposed. Table 3 shows the focus of this activity on sites below 15 units with the majority below 10 units. Table 3 Number of windfall sites in Swale 2007/08-2012/13 by dwelling number proposed Unit range 5 6-10 11-15 16-20 21-25 26-30 31-35 36-40 41-45 46-50 51-55 56-60 61-65 2007/082012/13 14 27 14 0 2 1 1 0 0 1 1 0 1 27. As a comparison, table 4 shows the frequency of identified SHLAA sites, focusing on previously developed sites. This is because some parties argue that such sites may have previously been regarded as windfalls (see table 12 in Appendix 1). This indicates the greatest frequency of sites falling below 20 units with the majority of these below 15 units. Table 4 Number of SHLAA possible windfall sites in Swale 2007/08-2012/13 by dwelling number proposed Unit range 2007/082012/13 5-10 11-15 16-20 21-25 26-30 31-35 36-40 41-45 46-50 51-60 61-70 71-80 81+ 3 8 2 2 2 0 2 0 0 3 0 1 2 Type of windfalls 28. Table 5 shows the previous use of land that delivered windfall sites in Swale since 2007/08. It shows a strong delivery across a range of use types with conversions and the redevelopment of business sites as the two key sources, followed by those from residential buildings. The relatively high contribution from green field sites refers mostly to infill plots not within residential curtilages. Table 5 Source of windfall completions 2007/08-2012/13 by previous use of land Year Change of use, 5 conversion Greenfield 6 land Business, industrial or other Car parking 3 Residential buildings Institutional land Other 8 Index of Multiple Deprivation 2010, CLG. After finalising this report, windfall completions for 2013/14 became available which showed windfall completions outperforming those for allocated large sites where building by national house builders remains sluggish or stalled. 5 Includes the conversion of existing non-residential buildings, intensification of residential units in existing buildings. 6 Comprises land of rural and urban character, agricultural buildings, restored minerals/waste and ‘other’ – does not include garden land. 4 5 Technical Paper 5: Calculating a windfall allowance April 2015 commercial 7 use 2007/082012/13 243 264 180 22 156 1 25 29. In terms of applicability in the future, these results are positive. Firstly, the supply of windfalls since 2007/08 has drawn from a wide range of sources and is not dependent on a narrow form of development. Secondly, the supply draws largely upon sources that are unlikely to cease in their suitability, availability and achievability into the foreseeable future given economic and demographic shifts. A possible exception might have been the green field land category where the supply might be regarded as finite. However, further analysis of the category suggests a wide range of sources. Whilst infill plots might conceivably be finite, they make up a relatively small (6%) proportion of the category. Location of windfalls 30. It is appropriate to consider the distribution of housing sites in the Borough in order to consider whether changes in settlement strategy policy could lead to changes in the supply 9. By combining individual wards to make up the areas in Table 7, the distribution of windfall completions and all SHLAA sites can be compared. Urban locations provide some 67% of total windfall completions 2007/08–2011/12, with SHLAA sites 81%. The settlement strategy of the existing and emerging Local Plans is relatively unchanged and suggests a likely continuing positive response to future applications for windfall sites. Table 6 General locations of windfalls and SHLAA sites across Swale 2007/08 - 2011/12 Broad Area Windfall total (% share) 10 SHLAA identified sites (% share) 11 Faversham urban 10.9 19.0 Sittingbourne urban 31.5 39.7 Sheppey urban 25.0 22.4 Sheppey rural 2.2 3.5 Swale rural 30.4 15.5 Conclusions 31. The analysis in this section serves to underpin small sites as a very robust source of development where previous data can be considered to be still fully relevant going forward. From the traditional sources of windfall supply, there is no evidence that points to a reduction in the supply of small or large sites and none to suggest this will not continue. Small sites are especially robust and can be expected to be at least at 59 dpa (see para. 24). Although less static in their supply, the number of large sites is not diminishing and their sources appear 8 Includes new build/conversion for other uses and ‘other’ category e.g. new build plus conversion. Includes redevelopment of existing commercial premises. 9 SBC data has been used as KCC data cannot give ward breakdown. This means that there are variances between the data presented in Table 1 and that used to compile Table 7. There is confidence in this data as it is able to demonstrate the relative differences between the areas. 10 May not add to 100% due to rounding. 11 Not including extant planning permissions. 7 6 Technical Paper 5: Calculating a windfall allowance April 2015 likely to continue. Both sources will be aided by expectations that national initiatives to increase housing will result in increased sources. Structural economic changes, notably a decline in traditional manufacturing, are likely to ensure that the supply of sites on former industrial land will continue, at least for the time being. Just one source that could have been expected to be finite – garden land – has been removed from the definition of windfall land. 32. These matters strongly indicate the continuing suitability and availability of sites. Whilst viability issues may affect achievability in the short term, there is no counter evidence to suggest that they will not continue to be achieved in the medium to long terms; indeed there is strong evidence that developers of smaller sites are less affected by viability issues. 33. In conclusion, there seems every reason to assume that with the in-built discount for garden land small sites will continue to be available, suitable and achievable against the NPPF. B. The influence of extant planning permissions 34. Extant planning permissions are those yet to be counted as complete. Not all future completions from this source are from windfall sources. By examining extant planning permissions from windfall sources from 2012/13 (table 11 Appendix 1), the number exceeds those expected from the estimated 110 dpa figure derived in para. 20. Given this, there is a strong case for not including any windfall allowance within years 1-5. 35. This technical paper update has considered whether there should be any change to this position. The expected number of completions from extant planning permissions was examined for the immediate 5 year period (as of 2012/13), as with past provision, this data too found expected levels of completions well above the 110 dpa figure from para. 20. This further supports conclusion that it would not be appropriate to apply a windfall allowance to the first 5 years. However, the same data is another indicator of the overall conservative nature of the allowance in total. C. The influence of identified SHLAA sites 36. The starting point is the definition of a windfall site provided by the NPPF: - ‘Sites which have not been specifically identified as available in the Local Plan process. They normally comprise previously-developed sites that have unexpectedly become available.’ 37. SHLAA sites are identified for potential inclusion as allocations within the Local Plan. They are put forward by landowners and/or developers and judged as suitable, available and achievable. They are known sites, whereas windfalls, by contrast, are unknown and unexpected up to the point of permission being granted. There is therefore a persuasive argument that there is no double counting between windfall sites and SHLAA previously developed sites. The December 2014 technical paper nevertheless considered that as some SHLAA sites would have similar characteristics to those traditionally described as windfall; there was a theoretical risk of double counting, especially within urban areas. As a result, it concluded that a cautious approach to minimise at least the theoretical risk of double counting should be deployed. 38. This matter has been reconsidered. The fact that all the SHLAA sites have been submitted by willing landowners, there is strength in the argument that they cannot be a windfall. Given the evidence of cautiousness already present within the 110 dpa allowance figure, a further discount is considered to be unnecessarily over-cautious. Discounting to form the windfall allowance 39. Combining the influences of garden land and extant planning permissions, table 8 summarises the deductions necessary from the original mean annual average windfall allowance of 143 dwellings. Where deductions lead to a minus figure, the total for the year is recorded as zero. 7 Technical Paper 5: Calculating a windfall allowance April 2015 Table 7 Total discounting of windfall sites to form allowance. Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 ALL Period 13/14 14/15 15/16 16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26 26/27 27/28 28/29 29/30 30/31 Total 143 143 143 143 143 143 143 143 143 143 143 143 143 143 143 143 143 143 2574 33 33 33 33 33 33 33 33 33 33 33 33 33 33 33 33 33 33 594 Past trend mean (Table 1) Garden land PPs 105 149 135 158 158 0 0 0 0 0 0 0 0 0 0 0 0 0 746 Year 1-5 discount 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total 0 0 0 0 0 110 110 110 110 110 110 110 110 110 110 110 110 110 1,320 ‘Converting’ the windfall allowance to the identification of broad locations 40. Expressing the windfall contribution from a series of broad locations is considered to be in accordance with the National Planning Policy Guidance (para.24). It can be justified because there is to be no change to the overall spatial strategy of development that is likely to lead to a change in policy toward windfall applications. Given the certainty of the future supply from the same areas, the overall provision of 1,320 dwellings 2013/14-2030/31 (table 7) can be apportioned and split across the areas identified in table 6. These areas can be combined to create two broad locations comprising the urban and rural areas in table 8. Table 8 Broad locations for windfall sites Broad Area Source Windfall total The urban areas of Sittingbourne, Faversham, Sheerness, Queenborough, Halfway and Minster. From within defined built up area boundaries and in locations otherwise permitted by the National Planning Policy Framework. 884 Within the villages and the wider rural area. From within defined built up area boundaries and in locations otherwise permitted by the National Planning Policy Framework. 436 TOTAL 1,320 Overall Conclusions: Compliance with National Planning Policy Framework and Guidance 41. This section considers whether the approach taken is compliant with current national policy and guidance. 42. There is strong evidence that windfall sites have consistently come forward in Swale across a variety of economic and planning environments. This is demonstrated by the evidence of past trends. Even after garden land is deducted, this paper has demonstrated that average annual windfall completions should be something in the order of 110 dpa. 43. Data is extremely robust in respect of small sites, which has shown them consistently delivering over 60 dpa. This data is relevant to future proposals as SHLAA identified sites feature no sites under five units. Additionally and looking forward, evidence from the source of windfall completions suggests every reason to assume a continuing supply from small sites. 44. It is also relevant to consider larger sites. Windfall sites larger than 5 units have featured in every year since 2002/03 (and earlier), providing an absolute minimum of 31 units per annum, although their contribution has varied considerably year on year. This supply has not diminished (proportionately or aggregately) and, unlike extant planning permissions, the risk of double counting from identified SHLAA sites is small. Larger sites can and will continue to come forward from nearly all the traditional sources, whilst Government initiatives will continue to provide for new sources. 8 Technical Paper 5: Calculating a windfall allowance April 2015 45. The analysis of housing land sources suggests that certain elements of the supply should be discounted. Firstly, excluding any allowance from garden land reduces the supply, whilst extant permissions remove the allowance in years 1-5. 46. After the discounts highlighted, the average past trend windfall allowance of 143 dpa produces an plan period windfall allowance of 1,320 units - an average of 110 dpa. Against a draft Local Plan target of 10,800, this represents just 12.2% of the total, less than the long term past trend average contribution that has only twice in 22 years been less than 15% of the total of annual completions. It is acknowledged that this might be regarded by some as too cautious an approach, however, such caution is advisable until the effects of changes in national policy and the local economy can be monitored. 47. With no overall change in the spatial strategy from past trends, it is reasonable to split any final allowance across broad locations and using the proportions of past trends is an appropriate way to achieve this. It confirms the likely continued dominance of the urban areas, although the contribution of rural areas of nearly a third is significant. 48. It can be concluded that there is strong evidence to suggest that windfall completions will continue to be suitable, available and achievable in terms of the NPPF/G. Table 9 shows how the requirements of NPPF paragraph 48 have been met. Table 9 Meeting the requirements of NPPF para. 48 National criterion Comment Sites have consistently become available in the local See table 10 setting out windfall delivery since 1991 area and will continue to provide a reliable source of and table 7 justifying the amount of windfall allowance. supply having regard to… … the Strategic Housing Land Availability Assessment… See table 6 and paras. 35-36 highlighting the SHLAA as a key evidence base document in identifying non-windfall sites. … historic windfall delivery rates… See table 10 setting out windfall delivery since 1991 with reference to the windfall allowance set for the adopted Swale Borough Local Plan 2008 in paras. 7-9. … and expected future trends, See tables 2 & 5. No evidence of a decline in sources of supply, whilst the proposed development strategy and national initiatives are likely to ensure that windfalls will continue to comprise a significant part of delivery. SHLAA guidance suggests to include: • • pattern of development market conditions … and should not include residential gardens. Gardens are not included in the allowance. This paper has isolated this contribution from the allowance (see table 7). ‘A windfall allowance may be justified in the five-year supply if a local planning authority has compelling evidence as set out in paragraph 48 of the National Planning Policy Framework. Local planning authorities have the ability to identify broad locations in years 6-15, which could include a windfall allowance based on a geographical area (using the same criteria as set out in paragraph 48 of the National Planning Policy Framework).’ The guidance overlooks the potential for double counting in the first 5 years. Table 7 excludes this possibility as a cautious approach. There is evidence to enable the windfall allowance to be isolated to broad geographical locations as set out in tables 6 & 8. 9 Technical Paper 5: Calculating a windfall allowance April 2015 49. It can be noted that any windfall estimate is a judgement on the weight to be attached to different sources of land or information and entails consideration of future uncertainties that may ultimately be subjective. This research has considered a wide range of past, present and future factors and examined the size, source and location of windfall sites. It has highlighted the consistency and relevance of the volume of housing supply from windfall sites given the scope of windfalls set out in the NPPF. Under these circumstances, it is judged that the final windfall allowance is, at the present time, as robust as the evidence allows it to be. 10 Technical Paper 5: Calculating a windfall allowance April 2015 Appendix 1 AVERAGE / TOTAL 12/13 11/12 10/11 09/10 08/09 07/08 06/07 05/06 04/05 03/04 02/03 01/02 00/01 99/00 98/99 97/98 96/97 95/96 94/95 93/94 92/93 91/92 Table 10 KCC/SBC Time series of windfall completions 1991-2013 Windfall comps 136 199 176 125 58 64 89 137 119 154 182 117 228 137 296 145 147 124 111 141 149 116 143 All comps 439 407 432 308 511 293 321 705 576 654 659 568 570 375 854 835 767 494 709 433 397 291 527.2 Windfall as % of All 31.0 48.9 40.7 40.6 11.4 21.8 27.7 19.4 20.7 23.5 27.6 20.6 40.0 36.5 34.7 17.4 19.2 25.1 15.7 32.6 37.5 39.9 28.8 st Table 11 Extant planning permission on windfall sites as of 1 April 2013. Ref 06/0231 06/1448 07/1248 08/1124 09/0733 09/0911 09/1032 09/1201 10/0050 10/0104 10/0157 10/0367 10/0420 10/0487 Address Seaview, Land adj The Retreat, Bell Farm Lane Conyer Brickworks, Conyer 36-37 St Johns Road 153 London Road Ewell Farmhouse, Graveney Road Duke of Clarence Trading Estate, Blue Town Land adj 78 Charlotte Street Land between 32/37 High Street Land r/o Seager Road Land R/O 26 London Road Capri, corner of Cliff Drive and Sea Approach Land adj Rookery Nook Woody's, Wood Street 2 Park Road Settlement Minster Teynham Faversham Sittingbourne Graveney & Goodnestone Sheerness Sittingbourne Sheerness Sheerness Newington Warden Minster Sheerness Sittingbourne 11 Yield 1 24 1 26 1 11 1 13 35 2 2 2 7 4 Technical Paper 5: Calculating a windfall allowance April 2015 Ref 10/0517 10/0653 10/0732 10/0777 10/0840 10/0948 10/0977 10/0980 10/0996 10/1022 10/1032 10/1067 10/1071 10/1288 10/1302 10/1354 10/1367 10/1369 10/1379 10/1388 10/1505 10/1553 10/1598 11/0225 11/0262 11/0293 11/0328 11/0429 11/0516 Address Plot adj 120 Scarborough Drive 1-3 High Street 46 High Street Co Op Store, Forbes Road Former A2 Tyres Depot, Cowper Road Wilmar, Warden Road Land at Kings Road 138 The Street 39 Stone Street Land at 140 Park Road The Old Dairy, Halfway Road 13 Neptune Terrace Pett Dane Cottage, Stalisfield Road 68/70 Ospringe Street Land adj 5 Harold Road 76 East Street Swale Martial Arts Club, Sports Centre, East Street 83 Drake Avenue Land behind Dai-Mon, Princes Avenue 142-144 London Road 126 London Road Land adj 20 Adelaide Gardens Copton Manor Barns, Salters Lane Land at Rear of 244 London Road Land r/o 35 the Broadway 55 William Street 7/7A Market Street / 1/1a Court Street The Cabin, Almshouse Road Village Hall, Ferry Rd Settlement Minster Sittingbourne Eastchurch Faversham Sittingbourne Eastchurch Minster Boughton Faversham Sittingbourne Sheerness Sheerness Eastling Faversham Sittingbourne Sittingbourne Sittingbourne Minster Minster Sittingbourne Sittingbourne Sheerness Sheldwich Sittingbourne Sheerness Sittingbourne Faversham Throwley Iwade 12 Yield 1 4 2 6 5 1 2 2 4 3 14 3 1 5 1 4 3 1 1 7 6 1 1 1 4 4 3 1 10 Technical Paper 5: Calculating a windfall allowance April 2015 Ref 11/0606 11/0617 11/0635 11/0652 11/0676 11/0689 11/0809 11/0821 11/0827 11/0906 11/0970 11/1017 11/1026 11/1071 11/1086 11/1087 11/1100 11/1167 11/1234 11/1249 11/1373 11/1418 11/1493 11/1581 11/1609 11/1616 11/1624 12/0023 12/0090 Address 13 Market Place 67 West Street 175 Wards Hill Road Land adj Longview Toachim House, South Rd 1 High Street Jetty Cott, Jetty Road 39 Abbeyfields 89 The Broadway Ex. Working Men’s Club, High Street Latchmere, Park Avenue 9 Drake Avenue 183 Ufton Lane Harps Farm, Thistle Hill way 8 Hawthorn Avenue Land adj 32 Ferry View Thistle Hill Way 115 West Street Blocks 1b & 2a, Eurocentre, Whitstable Rd Land off Lower Rd, Teynham 65 West Street 1 Shurland Avenue Cookham-Shaw, Maidstone Rd, Danaway Former Windmill PH, Canterbury Rd 35 The Street Land adj 27 Waverley Ave Transit Works, Power Station Rd 76 Bradfield Avenue Adj Queenborough Society Club, North Rd Settlement Faversham Sittingbourne Minster Boughton Faversham Sheerness Warden Faversham Minster Newington Leysdown Minster Sittingbourne Minster Sheerness Queenborough Minster Faversham Faversham Teynham Sittingbourne Leysdown Borden Faversham Boughton Minster Minster Teynham Queenborough 13 Yield 2 2 2 1 2 7 2 1 1 12 4 2 1 3 1 3 3 2 8 12 2 1 1 2 1 1 46 9 4 Technical Paper 5: Calculating a windfall allowance April 2015 Ref 12/0117 12/0164 12/0172 12/0181 12/0199 12/0240 12/0272 12/0288 12/0299 12/0312 12/0385 12/0386 12/0439 12/0514 12/0526 12/0558 12/0637 12/0657 12/0668 12/0690 12/0758 12/0760 12/0787 12/0833 12/0867 12/0902 12/0935 12/0936 12/1017 Address Former Garden Hotel, 169 The Street Adjacent to 95 The Broadway Sunfield, Lower Rd Land adj Lower Champion Court, Newnham Valley, Newnham r/o Mill House, Throwley Forstall Rochester Lodge, Preston Hall Gardens 20 Filer Rd 27 Halfway Rd 90 Minster Road 2 Roman Rd 9, 11 & 13 Murston Rd R/O 9, 11 and 13 Murston Road Bedfont House, Holywell Lane 46 Parsonage Chase St Ann’s Cross Coach House, 87 South Rd 1A Saxon Road 62 High Street The Barn, Gibbens Farm, The Street 22-24 Orchard Way 1-3 Hope Street Ambleside, Ennerdale Adj 1 Western Aven, Halfway Land r/o 44 High Street Cedar House, Lewson Street Land adj 157 Peregrine Drive 1 & 2 Rhode Common Cottages Lime House, Burley Rd 129 Shortlands Rd Orchard View, Chequers Hill 14 Settlement Boughton Minster Minster Newnham Throwley Warden Sheerness Sheerness Sheppey Faversham Sittingbourne Sittingbourne Upchurch Minster Faversham Faversham Newington Bredgar Eastchurch Sheerness Faversham Sheerness Eastchurch Norton Sittingbourne Dunkirk Sittingbourne Sittingbourne Doddington Yield 10 2 1 1 1 1 3 1 1 1 6 4 5 1 1 4 4 1 2 2 14 2 2 1 1 2 2 1 2 Technical Paper 5: Calculating a windfall allowance April 2015 Ref 12/1034 12/1054 12/1057 12/1096 12/1122 12/1166 12/1188 12/1225 12/1226 12/1275 12/1332 12/1363 12/1407 12/1421 12/1446 12/1467 12/1543 12/1568 12/1580 12/1596 12/1610 13/0009 13/0066 13/0103 13/0118 13/0123 03/0279 03/1252 03/1308 Address 7 High Street Plot 3, Land adj Bayfield, Painters Forstall R/o 1 London Rd Land adj 69 Barton Hill Drive Land adj The New Bothy, Lynsted Lane 53A West Street Wyllie Court, Attlee Way 118 Prince Charles Avenue Plot jnc. of Thomas Rd & Cowper Rd Barbara Crest, Norman Rd Land adj The Meadows 42 High Street r/o 118 Ospringe Road Victoria Working Men’s Club, Broadway Land between 118-120 Manor Road 47 Bayford Road 2 Frederick Street 4 Trinity Road 202 High Street Land at Rook Lane 152-154 Station Road 11 Shurland Avenue The Burrows, Swanley Farm, Warden Road Red Shed Site, Lower Road Land opposite Stumble Inn, St Pauls Street 34 Goodnestone Road Gunpowder Works Bysingwood Road Land adjoining 2 Haysel R/O 58-60 High Street Settlement Minster Ospringe Sittingbourne Minster Lynsted Sittingbourne Sittingbourne Sittingbourne Sittingbourne Eastchurch Sittingbourne Eastchurch Faversham Sheerness Queenborough Sittingbourne Sittingbourne Sheerness Sheerness Bobbing Teynham Leysdown Eastchurch Teynham Sittingbourne Sittingbourne Faversham Sittingbourne Newington 15 Yield 6 1 2 1 1 1 51 2 2 1 6 2 1 2 3 5 6 1 2 5 3 3 1 9 1 2 1 1 1 Technical Paper 5: Calculating a windfall allowance April 2015 Ref 04/0253 05/0967 06/0150 06/0763 06/1364 07/1192 07/1311 08/0458 09/0079 09/0972 09/1000 09/1108 10/0458 10/0584 10/0664 10/0908 11/0237 11/0295 11/0306 11/0651 11/0921 11/0940 11/0960 11/1482 11/1497 11/1586 12/0100 12/0102 12/0183 Address Land adj. Helig, Queenborough Drive Former Hernhill school, Church Hill Provender, Provender Lane Former Vic Working Men's Club, Broadway Farmyard at Belvedere Farm, Dargate Rd, Hernhill Land adj 'The Plough', Plough Rd, Minster Green Farm Barn, Stalisfield Green 85 London Rd Forge Orchard, Staple Street Eden Top, Sheppey Way Site at 131A Minster Road R/O Sondes Arms Public House Marshlands Farm, Lower Road 3 Shurland Avenue Land adj to Beachside, Seaview Gardens Chapel Farm, Hillside Road 1 Kingsborough Cott, Eastchurch Road r/o 79 East Street Beggars Roost, 27 Sixth Avenue Land r/o 39 Seathorpe Avenue South of Barbery Farm, Provender Lane Underfield, Wellbrook Farmhouse, South Street Fmr British Queen Car Park, Chequers Rd Faversham Foundry, Seager Road Sandbanks Farm, Perrywood 2-4 South Road Land adj 32 Woodland Drive 414 Minster Rd Land north of Plantation Lodge, School Lane Settlement Minster Hernhill Norton Sheerness Hernhill Minster Stalisfield Sittingbourne Hernhill Bobbing Sheppey Selling Minster Leysdown Warden Stalisfield Eastchurch Sittingbourne Eastchurch Minster Norton Boughton Minster Faversham Selling Faversham Minster Minster Iwade 16 Yield 1 1 1 24 1 1 1 1 1 1 1 5 1 1 1 1 2 3 1 1 1 1 3 49 1 1 1 2 1 Technical Paper 5: Calculating a windfall allowance April 2015 Ref 12/0266 12/0889 12/1492 12/1529 11/1624 TOTAL Address 1-31 Rushenden Court, Rushenden Rd Forge House/Barrow House, The Street 124 Chalkwell Road Victoria Hotel, 103-109 Alma Road Transit Works, Power Station Rd Settlement Queenborough Borden Sittingbourne Sheerness Minster Yield 8 4 2 5 46 746 Table 12 SHLAA (Local Plan allocations) identified 'windfall' sites with sites <15 units highlighted. Ref SW/005 SW/034 SW/039 SW/076 SW/112 SW/113 SW/114 SW/120 SW/122 SW/140 SW/169 SW/191 SW/203 SW/209 SW/212 SW/220 SW/310 SW/312 SW/318 SW/353/354 Site Name The Foundry Weston Works, Brent Hill/Brent Road Shellness Road/Park Avenue Lydbrook Close St Bartholomew’s Primary School, Atlee Way St Thomas’s Primary School, Atlee Way Halfway Houses Primary School, Southdown Road Iwade Fruit & Produce, The Street Iwade Village Centre II, The Street Parsonage Farm, School Lane HBC Engineering, Power Station Road Faversham Police Station, Church Road Land at Ordnance Wharf, Flood Lane Land at Preston Skreens, Minster Road Bysingwood Primary School, Hazelbrouck 152 Staplehurst Road Freesia, Grovehurst Road 35 High Street, Milton Regis Land at Manor Road Standard Quay/Fentiman's Yard Settlement Queenborough Faversham Leysdown Sittingbourne Sittingbourne Sittingbourne Minster Iwade Iwade Newington Minster Faversham Faversham Minster Faversham Sittingbourne Sittingbourne Sittingbourne Queenborough Faversham 17 Yield 37 40 10 60 29 22 60 30 12 14 87 12 11 24 15 72 15 15 6 11 Technical Paper 5: Calculating a windfall allowance April 2015 SW/356 SW/359 SW/374 SW/424 SW/442 South East Coast Oil Services Standard House Orbital Staplehurst Road Swan Quay (various sites), Belvedere Road Watermark, Staplehurst Road Faversham Faversham Sittingbourne Faversham Sittingbourne 18 16 5 60 20 219 Copies of this Swale Borough Council study are available on the Council website www.swale.gov.uk/planningpolicy If you would like further hard copies or alternative versions (i.e. large print, audio, different language) we will do our best to accommodate your request please contact the Council at: Swale Borough Council Swale House, East Street Sittingbourne Kent, ME10 3HT Customer Service Centre 01795 417850 © Designed and printed by the Communications and Marketing Team - Swale Borough Council December 2015 The Customer Service Centre deals with all enquiries across the Council; it should be your first stop when contacting us.
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