Strategic Housing and Economic Land Availability Assessment (SHELAA) and Brownfield Land Register

Strategic Housing and Economic Land Availability Assessment (SHELAA)

In accordance with the National Planning Policy Framework (NPPF), Local Planning Authorities are required to undertake a Strategic Housing Land Availability Assessment (SHLAA). The SHLAA informs the monitoring of housing delivery and the establishment of an evidence base to support local plans.

Specifically, the SHLAA provides a survey and analysis of ongoing and potential housing supply, including an assessment of the suitability, availability and achievability of potential housing sites.

The SHLAA was most recently reviewed in August 2017 and provided part of the evidence base behind the emerging Redcar & Cleveland Local Plan. The 2017 SHLAA document can be downloaded via the link below:

EX_RC_007 RCBC Strategic Housing Land Availability Assessment SHLAA August 2017.pdf (6.07Mb)

The NPPF (at Paragraph 161), also requires LPAs to assess the existing and future supply of land available for economic development, with this work to be undertaken at the same time, or combined with, Strategic Housing Land Availability Assessments and this approach is reflected in the supporting Planning Practice Guidance (PPG) published in 2014.

Therefore, from 2018, a SHELAA will be prepared, replacing the SHLAA, to provide an integrated assessment of housing and economic development potential, including the assessment of five-year deliverable housing supply.

The NPPF, at Annex 2, defines economic development as 'development, including within the B-use classes, public and community uses and main town centres uses (but excluding housing development). The definition of, "main town centre uses", also at Annex 2, comprises retail developments, more intensive leisure uses, offices and arts, culture and tourism developments.

The PPG recommends that the SHELAA should include sites which would be capable of accommodating at least 5 dwellings or, for economic uses, a minimum site size of 0.25ha (or at least 500m² of floorspace).

Brownfield Land Register

In April 2017, the Government published regulations requiring Local Planning Authorities (LPAs) to prepare and publish a Brownfield Land Register by 31 December 2017, and to review it each year. The Register provides publicly available information on previously developed (brownfield) sites in Redcar & Cleveland which offer realistic potential for housing development. The purpose of the Brownfield Land Register is to encourage investment on brownfield land by providing certainty to local authorities, developers and communities and simplifying the planning application process.

Brownfield Land Registers consist of a Part 1 and a Part 2. Part 1 provides details of all sites included in the register. Part 2 list those sites which have also been granted Permission in Principle, which is broadly equivalent to an outline planning permission. Subject to undertaking prior consultation, local planning authorities have the power to grant permission in principle on any site in Part 1 of the Register. Where Permission in Principle is granted an application would still need to be submitted to the LPA, for a Technical Details Consent.

In December 2017, Part 1 of the Redcar & Cleveland Brownfield Land Register was published and is available to view via the link below. All the identified sites were included in the 2017 SHLAA.
redcarandcleveland_brownfieldregister_2017-11-10_rev1.csv (11.18k

The Register comprises a spreadsheet arranged and populated in accordance with the Government's published Data Standard, supported by digital mapping information. It includes links to site plans (in the 'SitePlanURL' column), and from existing planning permissions (in the 'PlanningHistory' column). Some of these sites have also been included as allocations in the Redcar & Cleveland Local Plan (see links in the SiteInformation column).

Consideration will be given in the 2018 review to granting Permission in Principle on appropriate sites.

The regulations include the following criteria which need to be met for sites to be entered onto the Brownfield Register:
  • At least 0.25 hectares in size or capable of accommodating a minimum of 5 dwellings;
  • Suitable for residential development: this means the land has planning permission for housing or housing-led development; or has been allocated for such development in a Local Plan; or is considered appropriate for such development by the Council;
  • Available for residential development: this means that there is no impediment to development in terms of either ownership issues or legal constraints on the land; and
  • Residential development of the land is achievable: the land is likely to be developed within 15 years of being entered on the register.

Sites must also meet the definition of previously developed land (brownfield land) as set out in Annex 2 of the National Planning Policy Framework (2012), which is as follows:

"Land which is or was occupied by a permanent structure, including the curtilage of the development land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes land that is or has been occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously developed, but where the remains of the permanent structure have blended into the landscape in the process of time".

Document Review and Site Submission Process

The SHELAA and the Brownfield Land Register will be reviewed by the Council each year. If you wish to suggest any potential development sites for inclusion in the next review, please go to the Call for Sites webpage and complete a Site Submission Form. The deadline for submitting sites to the 2018 review is Monday 16 April 2018.

It should be noted that the SHELAA is NOT a policy or decision-making document. It is a technical study to identify the potential for housing or employment development, and the inclusion of any site in the document does not mean that a site will make it into the Local Plan as a formal allocation, nor does it imply or guarantee that planning permission would be granted or recommended should a planning application be submitted.
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