1. Five Year Land Supply
As of 1 April 2023 there is a housing land supply of 5.22 years.
1.1 The National Planning Policy Framework (NPPF), requires that Local Planning Authorities “identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirement.” This Land Supply Statement summarises Teignbridge’s housing land supply position as at April 2023.
2.1 We adopted the Local Plan 2013 – 2033 on 6 May 2014. The Local Plan turned 5 years old on 6 May 2019. We must therefore apply the ‘standard method’ for calculating housing need that has been introduced by Government. On the basis of current data our annual housing target is 720 dwellings per year.
2.2 To the housing target we must add a “buffer” in accordance with NPPF advice. Local planning authorities are required to identify an additional buffer of either;
- 5% to ensure choice and competition in the market for land,
- 20% for authorities where there has been persistent under delivery of housing.
The buffer is informed by the Housing Delivery Test (HDT). If the HDT shows that delivery was below 85% of the housing requirement (NPPF paragraph 74) there must be a 20% buffer. The latest HDT published in January 2022 was 86% therefore we are applying a 5% buffer.
|Five year housing land supply + buffer||Calculation|
|Five year housing land supply requirement + 5%||(3,600) X 105% = 3,780 dwellings|
Deliverable Land Supply and Forecast Net Additions
3.1 The NPPF explains that, to be considered deliverable, housing sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within 5 years. In particular: Sites which do not involve major development and have planning permission, and all sites with detailed planning permission, should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within 5 years. For example, this could be because the site is no longer viable, there is no longer a demand for the type of units or sites have long term phasing plans.
3.2 Where a site has outline planning permission for major development, has been allocated in a development plan, has a grant of permission in principle, or is identified on a brownfield register, it should only be considered deliverable where there is clear evidence that housing completions will begin on site within 5 years.
3.3 We have assessed the deliverable supply of housing land in response to the following sources of information:
- Correspondence with developers, landowners and agents on a site by site basis.
- Intelligence provided by planning officers who are working on projects associated with the various sites
- A review of the status of planning permissions and planning applications.
3.4 Nearly all land owners/developers responded to our request for information, including sites under construction. This information shows robust evidence that the basic delivery rate assumption below are correct. Interestingly the number of confirmed by developers completions are higher in all cases than our records show, demonstrating a delay in the information reaching the council for completions.
3.5 We have also had regard to an agreed joint methodology (with East Devon Council, Exeter City Council, Mid Devon Council, Dartmoor National Park and Devon County Council) that addresses the expected annual rate of housing completions. The basic assumption of this methodology is that each sales outlet will complete 50 dwellings per annum on average.
|Size of site (number of dwellings)||Sites where dwellings are under construction||Sites where dwellings have planning permission||Suitable sites without planning permission||Build out rate|
|16-500 dwellings (assumes one developer)||Commence in Year 1||Commence in Year 2||Commence in Year 3||
1st year - 25 maximum
2nd year onward - 50 per year maximum
|500-1,000 dwellings (assumes two developers)||Commence in Year 1||Commence in Year 3||Commence in Year 4||
1st year - 25 maximum
2nd year onward - 100 per year maximum
|1,000+ dwellings (assumes three developers)||Commence in Year 1||Commence in Year 3||Commence in Year 4||
1st year - 25 maximum
2nd year onward - 150 per year maximum
These joint methodology assumptions reflect overall real-world delivery rates and development industry feedback. However, each site is likely to have its own development profile, which is why we also report on site specific evidence and feedback.
4.1 Over the plan period Teignbridge have been successful in maintaining delivery with large major allocations providing a significant portion of the development. Masterplanning and infrastructure investment in the strategic urban extensions have come to fruition as these strategic sites are being delivered. A third strategic scale site at Wolborough in Newton Abbot now has outline permission for 1600+ dwellings and multiple volume housebuilders are involved in site preparation. Completions on this site are due to come forward over the coming five year period.
4.2 Taking into account the evidence above the five year land supply component from allocated sites is as follows. Section 9 provides detail of those allocated sites contributing to the Housing Land Supply.
|Full approval and site commenced||1,238|
|Full approval not commenced||126|
|Full, hybrid or outline application pending||1,169|
Table 4 provides the delivery trajectory and details of the site status and deliverability, relating to local plan allocations and summarises their expected contribution over the next 5 years.
|NA1 Houghton Barton, Newton Abbot - Approved||3||7||10||0||0||20|
|NA1 Houghton Barton, Newton Abbot - Allocated no permission||0||25||100||100||100||325|
|NA2 Whitehill, Newton Abbot - Approved||30||15||0||0||0||45|
|NA2 Whitehill, Newton Abbot - Allocated no permission||0||5||28||0||0||33|
|NA3 Wolborough, Newton Abbot - Approved||0||86||150||200||200||636|
|NA3A Beverley Way, Newton Abbot - Allocated no permission||0||5||0||0||0||5|
|NA6 Bradley Barton, Newton Abbot - Approved||39||8||0||0||0||47|
|NA10 Bradley Lane, Newton Abbot - Allocated no permission||0||0||30||59||0||89|
|BT2A North of Indio Road, Bovey Tracey - Approved||14||12||0||0||0||26|
|BT3 Challabrook, Bovey Tracey - Approved||53||0||0||0||0||53|
|KK1 Torquay Road & Embury Road, Kingskerswell - Approved||0||0||42||55||55||152|
|KK2 Mount Pleasant Road, Kingskerswell - Approved||26||0||0||0||1||27|
|KS6 Penns mount, Kingsteignton - Approved||33||6||0||0||0||39|
|TE3A New Road, Teignmouth - Allocated no permission||0||25||35||0||0||60|
|DA2 North West Secmaton Lane, Dawlish - Approved||90||80||150||150||127||597|
|CH1 Rocklands, Chudleigh - Approved||36||63||0||0||0||99|
|CH2 north east Chudleigh - Allocated no permission||0||0||35||40||40||115|
|CH3 James House, Chudleigh - Approved||6||13||0||0||0||19|
|CH4/5 Colway Lane and Grovelands, Chudleigh - Approved||0||0||4||0||0||4|
|CH6 North West Town Centre, Chudleigh - Allocated no permission||0||0||0||0||10||10|
|SWE1 South West Exeter, Exminster - Approved||165||173||131||123||119||711|
|TOTAL NO APPROVAL||0||55||270||241||192||758|
5.1 The NPPF makes provision for the inclusion of unallocated ‘windfall’ sites in the land supply calculation and we have evidence of an ongoing supply of windfalls, largely through changes of use, conversions and subdivision of existing buildings. Windfall developments tend to be completed fairly rapidly with shorter site servicing times and fewer reserved matters to be considered following permission.
5.2 Having also taken into account projected windfall completions, a windfall allowance has been applied.
5.3 The following table summarises the LPA windfall and other non-allocated delivery over the past 10 years. The average number of windfalls in Teignbridge over the past 10 years has been 143 dwellings, and over the past 5 years, 113 windfall dwellings. The latter has been applied as the more cautious forward windfall allowance and provides compelling evidence of ongoing windfall delivery. Please note these are PAST completions demonstrating a consistent supply of windfalls. Therefore, we have only included large sites (over 15 dwellings) and an average of the smaller sites over the past 5 years within the 5 year land supply.
5.4 As of 1 April 2023 there are 466 windfall dwellings with full permission and 32 windfalls with outline permission. In line with the NPPF all of those with full permission and prior approval for Permitted Development are considered to be deliverable within the five year period, but despite this we have taken a cautious approach and applied the 5 year average that’s described above i.e. what has actually been completed in the past 5 years.
|Year||TOTAL||1 to 20||21 +||Rural exceptions||Eligible Total|
|Average (rounded) over 10 years||143|
|Average (rounded) over 5 years||113|
Note: that the 5 year average of homes that have previously been delivered on unallocated larger sites (over 15 dwellings) is 51 dwellings per annum – 254 dwellings over five years. Later in this statement we already have accounted for permitted unallocated sites but not otherwise made an assumption about future delivery on larger unallocated sites.
Unallocated larger sites
6.1 Currently there are 229 dwellings on unallocated larger sites within the five land supply. One of these is a large unallocated site, Berry Knowles site which the planning committee approved as a departure as it was:
- Geographically related to the NA2 large site allocation
- Formed part of the scheme design for the priority Jetty Marsh II link road which also benefits from a Department of Transport funding award as part of a package of significant improvements to the A382 corridor
6.2 Over the past 10 years there has been an average of 100 homes per annum permitted on large unallocated sites (over 15 dwellings).
|Permitted or pre-commencement||18||16||74||70||30||208|
|40 Courtenay Street, Newton Abbot||20|
|15/02732/MAJ||Bishop Dunstan, Newton Abbot||1|
|Permitted or pre-commencement|
|16/00300/MAJ||Shell Cove House, Dawlish||17|
|19/00043/MAJ||56 West Cliff Road, Dawlish||18|
|20/01736/MAJ||Tollgate, Chudleigh Knighton, Hennock||60|
|16/02693/MAJ||Berry Knowles, Newton Abbot||135|
|20/00445/CLDP||Ross Park, Moor Road, Ipplepen||35|
|Unallocated sites without permission|
|22/00579/MAJ||22 - 26 Wolborough Street, Newton Abbot||38|
- Land Supply Summary
7.1 Since the Local Plan 2013-33 was adopted 7,864 dwellings (total numbers, not just those deliverable within the next 5 years and some which have been completed) within allocated sites have now secured planning permission These are full and outline consents and also includes those approved subject to the completion of Section 106 agreements.
Further planning applications have been submitted for several allocated areas and interests in other allocated areas have been acquired by developers who are currently in pre-application negations or pending a planning application decision.
|Allocations without permission||0||55||238||199||140||632|
|Unallocated sites with permission||39||16||74||70||30||229|
|Unallocated sites without permission||0||0||38||0||0||38|
|other windfalls less than 15 dwellings||113||113||113||113||113||565|
|Total Land Supply||647||652||950||910||785||3,944|
Total Plan period Requirement (720 x 5)
Five year supply of deliverable sites April 23 to April 2028
Housing Land Supply ((C/B) x5 years)
Following planning policy and guidance, the council can demonstrate a sufficient supply of deliverable housing sites within allocated areas to contribute 3,112 which you can see demonstrated on table 4 additional dwellings during the period April 2023 to March 2028. As of 1 April 2023 there is a housing land supply of 5.22 years.