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Report

Five year housing land supply report

April 1 2023

  1. This report includes the final completion figures for the year ending 31st March 2023 together with details of all the sites feeding into the supply at 1st April 2023. The results of the Housing Delivery Test have been delayed pending the revision of the NPPF. Wyre Forest District Council continues to apply a 5% buffer to the housing requirement. Any shortfall in housing completions since the start of the Plan Period in April 2016 has also been taken into account when doing the calculations. The calculation shows a housing land supply of 10.43 years at 1st April 2023. This is slightly higher than that shown a year earlier.
  2. The Wyre Forest Local Plan was adopted in April 2022 with a housing requirement of 376 dwellings per annum (dpa). The application of a 4% lapse rate is based on a detailed analysis of data since 2002 which looked at both large and small sites. This showed there to be a minimal level of unimplemented planning approvals in the District. Evidence of small windfall completions and prior approval completions also justified the use of a windfall allowance of 72 dpa (from year 4).
  3. Details of dwellings currently in the housing supply which have come via the prior notification route are shown in Table 1.
    Table 1 Residential Approvals via Prior Notification in Supply at 1st April 2023

    Application number

    Address

    Parish

    Decision Date

    Description

    Number of dwellings

    Progress at 1/4/2023

    17/3001/PN

    Tower Farm Cottage

    Bewdley

    10/03/17

    Conversion of farm building

    1

    Under construction

    17/3051/PN

    Towers Buildings

    Kidderminster

    16/10/17

    Conversion to flats

    22

    Under construction

    18/3064/PN

    Towers Buildings

    Kidderminster

    27/11/18

    Conversion to flats

    7

    Under construction

    20/0123/PN

    Barn adj. High Lea Pound Green

    Upper Arley

    06/04/20

    Barn Conversion

    1

     

    20/0205/PN

    Wadhouse Orchard Dunley Road

    Rock

    01/05/20

    Barn conversion

    1

     

    20/0507/PN

    Barn at Wells Meadow

    Stourport

    06/08/20

    Conversion to dwelling

    1

    Under construction

    20/0827/PN

    Horseley Hills Farm

    Wolverley & Cookley

    11/01/21

    Conversion of farm building

    1

    Under construction

    20/1014/PN

    Upper Moor smallholding

    Stourport

    22/10/21

    Conversion of farm building

    1

     

    20/1061/PN

    Old Hall Farm Tenbury Road

    Rock

    09/03/21

    Conversion of farm building

    2

     

    21/1030/PN

    Gorst Hill Farm

    Rock

    10/01/22

    Conversion of farm building

    1

     

    21/1137/PN

    1 Franchise Street

    Kidderminster

    18/02/22

    Conversion to flats

    2

    Former offices

    22/0050/PN

    Goods Green Holding

    Upper Arley

    08/03/22

    Barn conversion

    1

    Condition discharge requested

    22/0352/PN

    2 Grove Bungalows

    Chaddesley Corbett

    13/06/22

    Barn conversion

    1

    Under construction

    22/0676/PN

    33 The Horsefair

    Kidderminster

    31/10/22

    Former retail unit

    1

     

    22/727/PN

    430 Hurcott Road

    Kidderminster

    11/11/22

    Former retail unit

    1

    Under construction

    22/0546/PN

    Castle Hill Farm

    Wolverley & Cookley

    11/11/22

    Barn conversion

    1

     

    20/0813/PN

    High Trees Farm

    Upper Arley

    02/12/22

    Barn conversion

    1

     

    22/0345/PN

    DCS House Callows Lane

    Kidderminster

    25/0123

    Office conversion

    14

     

    22/1012/PN

    Woodcroft Waggon Lane

    Churchill & Blakedown

    13/02/23

    Barn conversion

    1

     

    22/0988/PN

    The Shortyard

    Wolverley & Cookley

    13/02/23

    Agricultural storage building

    1

     

    22/0417/PN

    Edge of Heightington

    Rock

    15/07/22

    Barn conversion

    1

     

    22/0479/PN

    The Malt House Farm

    Stone

    04/08/22

    Barn conversions

    3

     

    22/0334/PN

    Shenstone House Farm

    Stone

    03/10/22

    Barn conversions

    5

     

    23/0120/PN

    Old Bliss Farm

    Rock

    30/03/2023

    Conversion of farm building

    2

    Revised scheme

  4. In 2022/23 there were 521 completions (515 net of demolitions/retained dwellings) giving a total net completion figure for the first 7 years of the plan period of 1856. Based on the Local Plan requirement of 276 dpa this means there has been a shortfall of only 75 dwellings since April 2016. As of 1st April 2023, there were 536 dwellings under construction (excluding replacement dwellings) with a further 536 dwellings still to start on active sites. Completions in 2022/23 were much higher than seen in the District for almost 20 years.
  5. There were 5 sites with over 90 plots under construction at 1st April 2023. In Kidderminster, the redevelopment of the former carpet factories at Churchfields (St.Mary’s Place) continued with 165 plots completed and another 75 under construction. Only 6 plots are yet to start. This site has 40% of dwellings open market with the other 60% being affordable, split between social rent, affordable rent and shared ownership. At the former Lea Castle Hospital, 230 dwellings are now complete with 285 plots still to be started. There are two sales outlets on site - Linden Homes and Bovis. In Stourport-on-Severn, 3 new brownfield sites started their redevelopment during 2022/23. Taylor Wimpey are building 94 dwellings on the former Parsons Chain site and 110 dwellings on the former school site off Coniston Crescent. Barratt Homes are also making good progress on the town centre site on the former Carpets of Worth buildings adjacent to the Tesco Superstore where almost half of the 129 plots have been started.
  6. Table 2 shows a summary of completions and commitments at 1st April 2023. Please note that these figures do not include sites approved subject to S106 agreement. Table 3 sets out the calculations for the five year supply from 2023-2028.
    Table 2 Completions and Commitments at 1st April 2023 (net)
    Description

    Number of dwellings

    Total net completions 1st April 2016-31st March 2023

    1856

    Units on completed sites (Appendix A)

    1454

    Units on sites under construction (Appendix B)

    402

    Total net under construction at 1st April 2023

    537

    Units on sites under construction (Appendix B)

    537

    Total net outstanding at 1st April 2023

    915

    Units on sites under construction (Appendix B)

    536

    Units on outstanding sites (Appendix C) excluding replacement dwellings

    379

    Total commitments at 1st April 2023 (under construction & outstanding)

    1452

    Table 3 Five Year Housing Land Supply Calculation at 1st April 2023
    Description

    Number of dwellings

    Average per annum

    Requirement 2023-2028 plus 5% buffer

    (276 + 5%)*5 = 1449

    290

    Net completions 2016-23

    1856

    265

    Projected shortfall 2016-23

    276*7 = 1932-1856 = 76

     

    Housing requirement 2023-28 taking account of shortfall

    1449 + 76 = 1525

    305

    Projected commitments 2023-28 including windfall allowance of 72 dpa for years 4 & 5 with lapse rate of 4% applied to sites not yet started at 31/03/23   (see Appendix F)

    510 + 775 + 811 + 556 + 529 = 3181

     
     

    3181/305

    10.43years

  7. The following appendices set out the details of all the sites which feed into this supply. Appendix A lists all those sites which have been completed between 1st April 2016 and 31st March 2023 by parish. Appendix B lists all those sites which were under construction at 31st March 2023, including those partially completed. Appendix C lists all those sites at 31st March 2023 which have an extant unimplemented approval including those with prior approval for residential conversion and permission in principle approval. Appendix D lists the sites which had approval subject to the signing of a Section 106 agreement. Appendix E lists other sites which have yet to gain planning approval but are expected to feed into the 5- year supply.
  8. Appendix F lists the Local Plan allocated sites together with windfall sites by parish with their projected completions by year of Plan period. The blue shaded columns for 2023/24 to 202728 show the dwellings expected to feed into the 5-year housing land supply.

 

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