Residential Land Availability Report 2014/15

Transcription

1 Residential Land Availability Report 2014/15 Published September

2 Executive Summary This report sets out the supply of land for housing (planning permissions and development plan allocations) as at 31st March It also provides details of housing completions up to that date and other historical residential land availability analysis. The report includes the methodology for this desktop assessment. The approach adopted uses data from the Local Planning Authority s Planning Database (IDOX Uniform) to derive an overall supply of residential planning permissions approved during the year which is added to the existing supply of extant permissions. Data is also supplied from Doncaster Council s Council Tax Register Database (Northgate) of all new residential bandings created/deleted during the annum. This data includes a Unique Property Reference Number for each record created/deleted. Using Geographic Information Systems it is possible to map the planning permission boundaries from IDOX Uniform with the Council Tax point data to establish when and where new build housing completions have occurred, as well as any residential losses through demolition or conversion, on a site-by-site basis. The report portrays key information therefore on housing completions, including total net completions for the borough, and completions on a settlement-by-settlement basis. Individual developments can be tracked through from initial permission, to start on site, and to being built-out (or permission lapsed in some instances). Analysis is also provided on windfall development versus completions on land allocated for housing. This report also looks at the supply of new permissions approved over the monitoring year, as well as the overall remaining residential land available as at 31 st March During the 2014/15 monitoring period, the following are considered to be some of the headline findings from this year s report, including comparisons and trends based on historical monitoring data analysis where stated. Summary Table /15 Monitoring Year A Housing Completions (Gross) 933 B Residential Losses (Demolition, conversion, or change of use) 52 C Housing Completions (Net) (Row A - B) 881 D Planning Permissions Granted (Gross units) 1,955 E Planning Permissions Granted (Net units) 1,864 F Additional Supply (Office to Residential units) 191 G Additional Supply (Agricultural to Residential units) 6 Summary Table Total Borough-wide Residential Land Availability Capacity as at 31 st March Planning Permissions Granted with Remaining Capacity (units) 9,465 2 Remaining Capacity Greenfield Unitary Development Plan Housing 4,148 Allocations (units) 3 Remaining Capacity Brownfield Unitary Development Plan Housing 662 Allocations (units) 4 Remaining Capacity Unitary Development Plan Housing Allocations (units) 4,810 (Row 2+3) 5 Total Borough-wide Residential Land Availability (Row 1+4) 1 14,275 6 Additional Supply (Office & Agricultural to Residential - units) It is acknowledged that some of the supply and capacity on remaining Unitary Development Plan Housing Allocations is constrained. The 5- Year Deliverable Land Supply Statement does of course factor any such constraints accordingly through appropriate discounting. Page - 1 -

3 All Housing Completions and Demolitions Total net housing completions equated to 881 dwellings; gross completions were 933 units, but there has been 52 residential losses through either demolition or conversion/change of use. This is the largest number of net housing completions in a monitoring year for the borough over the past 10 years (i.e. since the monitoring has included net rather than gross completions). Over the past 10 years, the next highest net completions for the borough occurred 2007/08, just before the recession, at 795 completions. Average annual net completions over the past 4 years (2011/ /15) are 591units per annum. The highest number of completions during the year have occurred at the Doncaster (323 gross dwellings), followed by Mexborough (143 gross new dwellings), and Edlington (130 gross new dwellings). The following 6 sites under construction have all delivered 40 units+ during this monitoring year: o Horizons/Westlands, Hurst Lane, Hayfield Green (74 units - Barratt Homes & Taylor Wimpey); o Swallowdale, Thompson & Dixon, Edlington (66 units Housing 21); o The Lavenders/Melton View, Pastures Rd, Mexborough (65 units Taylor Wimpey & Avant Homes); o Yew Gardens, Granby Estate, Edlington (55 units Keepmoat Homes); o Dominion, Woodfield Plantation, Doncaster (Balby/Woodfield) (53 units - Keepmoat Homes & Strata Homes); o Serenity, Doncaster (Lakeside) (40 units David Wilson Homes). During this monitoring period, the following Unitary Development Plan Housing Allocations have finished building out with all units now completed: o PH1 8/08 Church Balk Phase 1, Edenthorpe (Harron Homes 49 units); and, o PH1 5/12 Park Rd Allotments, Mexborough (Land north of Orchard Close Keepmoat Regeneration & Guinness Northern Counties 33 affordable housing units). The other large site (20 units+) that has been completed this monitoring period is: o Kirby St, Mexborough (Lovell Partnership 39 dwellings, including 12 affordable units). Housing Planning Permissions, Land Supply & Overall Residential Land Availability The total number of units granted planning permission equates to 1,955 units (gross) or 1,864 units (net). The largest developments approved this year are a Full permission for a further 230 units on the Bombardier, Hexthorpe (Kirk Street/Ramsden Rd/Eden Grove) development, as well as a Full permission at Askern Colliery, Askern with 227 units. Other notable permissions include: o Full permission for 152 dwellings at Briars Lane, Stanforth; o Full permission for 151 dwellings at Belle Vue, Hyde Park; and, o Full permission for phase 3 (147 units) at Pastures Road, Mexborough. As at 31 st March 2015, the total borough wide supply of housing units with planning permission was 9,465 dwellings. There is a potential further source of housing from a number of office to residential and agricultural to residential proposals where planning permission is not required. These equate to 197 units (191 office to residential and 6 units agricultural to residential). There is an additional total remaining supply of residential land available (existing Unitary Development Plan Housing Allocations, including housing element of Mixed Use sites) of hectares which equates to 4,810 dwellings. 86% of this total (136.2ha or 4,148 units) is on Greenfield Allocations, with the largest site being the HCA owned circa 59ha Woodfield Plantation allocation within the Doncaster (Balby/Woodfield) with a potential capacity of circa 1,284 units. The Outline permission for this site lapsed in this monitoring year (March 2015), although 316 units had Reserved Matters/Full permissions approved within the timeframe and are under construction. 14% of this total (22.51ha or 662 units) is on Brownfield Allocations, with the largest site being the HCA owned Brodsworth Colliery (370 units) at the Town of Adwick-le-Street/Woodlands. A previous planning permission on this site lapsed in 2012/13. Combining the total supply of units with planning permission as at 31/03/2015 (9,465 units), and the total supply of units on remaining Allocations as at 31/03/2015 (4,810 units), gives a possible borough wide residential land availability of 14,275 units as at 31 st March Page - 2 -

4 Contents Pg. Executive Summary 1 Contents 3 Disclaimer & Further Information 4 1. Introduction 5 2. Definition of a Dwelling 5 3. Methodology 6 4. Council Tax Net Housing to Housing Stock vs Residential Land Availability Report Monitoring Net Housing Completions 9 5. Findings & Analysis for 2014/15 Monitoring Period Historical Findings & Analysis 28 Appendices 34 Appendix 1A: Housing Completions 2014/15 Detailed Site Breakdown Appendix 1B: Further Detailed Information on Planning Permissions Appendix 3: Planning Permissions Granted 2014/15 Detailed Site Breakdown Appendix 4: Lapsed Planning Permissions 2014/15 Detailed Site Breakdown Appendix 5: All Planning Permissions Granted with Remaining Capacity on Site as at 31st March 2015 Detailed Site Breakdown Page - 3 -

5 Disclaimer & Further Information In relation to the information contained within this report, and any other report relating to the findings of Doncaster s Residential Land Availability Report 2014/15, the Council makes the following disclaimer, without prejudice: The data has been collected and published for the purposes of monitoring housing permissions and completions across the borough, but should not be used as the authoritative legal position in respect to individual planning permissions e.g. formal starts on site. Whilst Doncaster Council takes great care to ensure that the data provided in this report is accurate, we cannot accept any liability or responsibility should you rely on the information provided and ultimately find it to have been incorrect. You are always advised to check with the Development Management Case Officer if you have any queries or discrepancies in respect to your application and the monitoring contained in this report. We are committed to the highest standards of quality of information. If you know of any errors in data quality or out-of-date information in this report please let us know via any of the contact details below and we will seek to rectify as soon as practically possible. For further information regarding this report or Planning Policy, including the emerging Local Plan, please contact: Office Address: Local Plans Team, Doncaster Council, Regeneration & Environment, Civic Office, Waterdale, Doncaster, DN1 3BU localplan@doncaster.gov.uk Telephone: Web: Page - 4 -

6 1. Introduction 1.1 Doncaster Council, as the Local Planning Authority for the borough, has been monitoring and publishing data on housing demolitions and completions since 1986/87. The reports, known as the Residential Land Availability Report is generally published on an annual basis and, as well as recording details of residential losses/housing completions (net and gross), identifies the current supply of sites with planning permission for new dwellings, as well as sites allocated in an adopted development plan; this is currently the UDP but a local plan is in preparation and will include new allocations; some neighbourhood plans will also contain allocations. For the purposes of monitoring housing data, the Council s monitoring period always runs from 1 st April to 31 st March in any given year. This report therefore monitors the period 1 st April 2014 to 31 st March The methodology section of this report sets out how the monitoring is undertaken, including how it has changed in recent years from a traditional site survey to desktop approach. 1.2 The National Planning Policy Framework requires all Local Authorities to identify and update annually a supply of specific deliverable sites sufficient to provide five years-worth of housing against their housing requirements with an additional 5 or 20 per cent buffer to ensure choice and competition in the market for land. This report forms part the evidence base required to inform the separately published Five Year Deliverable Land Supply Statements. The Council will also be publishing an updated SHLAA as part of a HELAA. SHLAAs are policy-off and include sites which have no current planning status (as well as those that do) and which therefore are not included in this RLA. 2. Definition of a Dwelling 2.1 According to the Department for Communities & Local Government (November ) the definition of a dwelling for local authorities compiling data is as follows. In recent years (since 2001) a dwelling is defined (in line with the 2001 Census definition) as a selfcontained unit of accommodation. Self-containment is where all the rooms (including kitchen, bathroom and toilet) in a household s accommodation are behind a single door which only that household can use. Non-self contained household spaces at the same address should be counted together as a single dwelling. Therefore a dwelling can consist of one self-contained household space or two or more non-self-contained household spaces at the same address. Ancillary dwellings (e.g. former granny annexes ) are included provided they are self-contained, pay separate council tax from the main residence, do not share access with the main residence (eg a shared hallway) and there are no conditional restrictions on occupancy. Communal establishments, i.e. establishments providing managed residential accommodation, are not counted in overall housing supply statistics (however, all student accommodation, whether it consists of communal halls of residence or self-contained dwellings, and whether or not it is on campus, can be included towards the housing provision in local development plans). These cover university and college student, hospital staff accommodation, hostels/homes, hotels/holiday complexes, defence establishments (not married quarters) and prisons. However, purpose-built (separate) homes (eg self-contained flats clustered into units with 4 to 6 bedrooms for students) should be included. Each self-contained unit should be counted as a dwelling. Non permanent (or temporary ) dwellings are included if they are the occupant s main residence and council tax is payable on them as a main residence. These include caravans, mobile homes, converted railway carriages and houseboats. Permanent traveller pitches should also be counted if they are, or likely to become, the occupants main residence. 2.2 For the purposes of the monitoring included in this report, the definition above has therefore generally been adopted. However, the report does not include any allowances for caravans, house boats, mobile homes etc due to the fairly transient nature of such accommodation. Annexes and ancillary accommodation (e.g. a flat above a public house) have also generally not been included, although most would also fit the definition as set out above as council tax records often show they are self-contained forms of accommodation. It should be noted however that separate monitoring is undertaken for some of these forms of accommodation, and future Residential Land Availability 2 Page - 5 -

7 reporting may look to ensure all dwellings in line with the definition above are captured as at present there will be an element of under reporting of housing completions through this report. Further detail on this is set out in subsequent sections of this report. 3. Methodology 3.1 Traditionally, the Residential Land Availability monitoring has consisted of compiling data of planning permissions granted during the period from the Council s planning applications database (IDOX Uniform) that include the formation of new dwellings in line with the definition set out above. Permissions that include loss of existing dwellings to other uses (e.g. conversion of dwellings into retail) are also identified. Numbers also reflect net/gross gains as historically there has been a significant number of demolitions, as part of recognised housing renewal schemes before new builds have been put back, sometimes with a lower overall capacity/density. Likewise, this allows for other proposals involving loss of existing dwellings, such as the conversion of a large dwelling house to several self-contained flats, to be properly accounted for. Demolitions/residential losses are accounted for in the period in which they took place, so any replacement housing on such sites are net additional completions. In the case of housing renewal schemes, these replacement dwellings may not be delivered until many years after the demolitions have occurred. 3.2 The above determines the overall supply of housing permissions which have been incorporated into the Residential Land Availability database. In order to assess whether housing completions have taken place, and where, Officers have generally relied on site visits and individual site survey. Any completions are incorporated into the database and remaining capacity adjusted in order to identify the total supply of permissions as at 1 st April. Where permissions have not been implemented within the set timescales (e.g. no formal start has taken place on the site for Full applications or Reserved Matters, and no Extension of Time), then the permission can be lapsed. Likewise, any Outlines that have not had Reserved Matters submitted and/or approved are lapsed accordingly. Sites under construction have been surveyed annually until built-out. 3.3 In recent years, the Council has needed to revise its approach to monitoring due to ever increasing pressure on resources. The Council now uses data from the Council Tax register (Northgate) in order to assess when and where new dwellings have been delivered alongside Planning s data on supply from IDOX Uniform. Table 1 sets out the process and key stages in more detail. Table 1: Methodology for Residential Land Availability Monitoring STEP 1 ESTABLISHING THE SUPPLY OF PERMISSIONS FOR THE MONITORING YEAR: 1 st April IDOX Uniform database query ran for all planning applications granted during monitoring year that involve loss and/or formation of residential dwelling(s) in line with government definition (see exceptions to this as set out below). Type of permission identified including red line application boundary as mapped (polygons in GIS). Net and gross units established. Date Decision Notice issued and lapse dates recorded as well as other details, such as Ward and Parish (where applicable). STEP 2 ESTABLISHING THE TOTAL POSSIBLE SUPPLY OF PERMISSIONS TO MONITOR: Supply from monitoring year added to extant supply from previous year s permissions data. STEP 3 IDENTYFIYING WHEN AND WHERE NEW BUILD COMPLETIONS HAVE OCCURRED: Council Tax database (Northgate) query ran for same monitoring year to identify all new council tax bandings assigned in respect to residential properties. Council Tax notifications initially come from the Valuation Office Agency on a weekly basis. As part of this stage, the Council assigns each property a Unique Property Reference Number (UPRN) and a start date (dd/mm/yyyy). The UPRN is also mapped (point data in GIS). However, the Council Tax data does not distinguish between new builds and Council Tax changes that may be due to other reasons, for example re-banding of a property. Page - 6 -

8 STEP 4 ASSIGNING NEW BUILD COMPLETIONS (AND RESIDENTIAL LOSSES IF ANY?) TO INDIVIDUAL SITES: Using GIS, the red line planning permission boundaries can be mapped and the Council Tax residential point data is overlaid. The point data is colour coded to reflect properties with a start date for any given monitoring period 1 st April 31 st March. New Council Tax bandings for residential properties that have occurred within the red line boundary of the permission must therefore be new builds and can be totalled accordingly and count towards the reported completions for that year. Similarly, where a permission involves the loss of any existing residential dwelling(s), through demolition or change of use from dwelling to retail etc, then the Unique Property Reference Number for that property will state an end date for each record (dd/mm/yyyy). Although this end date may be before the demolition/conversion etc actually then occurs on the ground, this has been taken as the point at which the existing dwelling has been lost, and this date therefore used for assigning residential losses to a monitoring year. This also ensures that permissions involving loss of residential that may not be implemented are not automatically deducted just based on the planning permission alone and its determination date. Any point data that falls outside of any planning permission boundary is likely to be due to other changes in Council Tax records, such as a re-banding or caravan/house boat/annex/ancillary accommodation 3, and are not counted as a new completion. However, to ensure this is the case, an additional exercise is undertaken whereby the records are investigated individually. This step identifies other possible reasons for this including: occasional incorrect mapping of planning application/permission boundaries; and, developments where there may be grounds for perusing Planning Investigation and Enforcement. The following extract from GIS shows this stage for a site under construction where new build completions have occurred over two monitoring years by way of example. The red line boundary identifies the original Outline permission (in this instance a large mixed use development including up to 450 new dwellings as part of the Civic & Cultural Quarter regeneration scheme). The blue hatched area identifies the subsequent boundary of a Reserved Matters application for 99 dwellings. The 9 blue points are new properties registered for council tax during the 2013/14 monitoring year, and 19 red points the following (current 2014/15) monitoring year. This allows the conclusion to be reached that as at 31/03/2015 there has been 28 dwellings built with a further 71 units still expected to be completed on the Reserved Matters site, and the balance (351 units) are extant permissions on the Outline site, so 422 units in total for the development still in the pipeline. Future Reserved Matters for additional housing elements of the mixed use proposal will be identified in due course, any completions monitored as per the approach below, and again the balance adjusted to the Outline permission until all the units are accounted for through separate Reserved Matters applications and the site developed out. 3 Although it would be in line with the definition of a dwelling to count the mooring/pitch the year it is first completed/laid out, these have not been included in the monitoring. Likewise, other forms of dwellings such as ancillary accommodation or annexes have generally not yet to date been included in the reporting for Planning purposes. Page - 7 -

9 STEP 5 IDENTIFYING PLANNING PERMISSION LAPSES: Where completions have not been recorded, then sites that would be due to lapse in the monitoring period need to ascertain whether a formal start has commenced. If so, the permission cannot lapse and needs to be retained in the database for future monitoring years. The Council s Building Control Team also record data in IDOX Uniform which can be interrogated in order to ascertain that status of a site. NHBC returns, such as Initial Notices, are also an indication of a start due to commence shortly on site. Liaison with Case Officers, Conditions Monitoring Officer and S106 Monitoring Officer are also avenues open for establishing such information. Any Outline permissions that have not had Reserved Matters submitted (and/or approved) within the set timescale (normally 3 years) can be lapsed based on the lapse date taken from the initial Uniform database query at Step 1. STEP 6 REPORTING: Report drafted and data analysis including: historic/current monitoring year annual completions, individual site progress, supply of units with permission as at 31 st March, and, remaining housing land available. Update historical analysis and data with latest monitoring period. Review and update 5-Year Land Supply Statement (done via separate report). Page - 8 -

10 4. Council Tax Net Additions to Housing Stock vs Residential Land Availability Report Monitoring Net Housing Completions How are the Council Tax Net Additions to the Housing Stock Figures Derived? 4.1 Since 2011/12, Doncaster Council has been reporting net additions to its housing stock using Council Tax data. Council Tax are notified by the Valuation Office Agency of all new residential additions (banded properties) and deletions, including a property start/end date, which is recorded into the Council Tax database (Northgate). New homes registered for Council Tax over the year are totalled and those removed from the register are deducted (e.g. where a demolition has occurred) to provide a net stock additions figure. However, there are a number of reasons why a residential property may be given a new Council Tax banding and property start date e.g. this could be as a result of a property re-banding from Band C to Band B and not therefore a new dwelling (see below for more examples). However, the original Band C property is removed from the register when the Band B property is created so there is no allowance for this in the net figures reported. Likewise, a proposal to demolish an existing house and rebuild two new dwellings in its place will result in two new bandings being created each with a property start date for Council Tax purposes, but this only results in one net addition to the register as the existing property banding is removed. How is Council Tax Data Used for Planning Monitoring Purposes? 4.2 Council Tax provides a detailed spreadsheet as an extract from the Council Tax Register database of new residential domestic dwellings created over the monitoring period. The data/spreadsheet includes all Council Tax additions and the following fields: Unique Property Reference Number (allows the dwelling to be plotted/ identified on a map base as point data); Full Property Address (including postcode); Property Start Date (Banding Date) (dd/mm/yyyy); Current Official Band (Band A-H) Valuation Schedule Date (date the Council received the property schedule from the Valuation Office); and, Valuation Created Date (date the Council created the valuation record on the Council Tax database). As eluded to above, for administration of Council Tax a new property banding/start date can be input to the database to reflect certain change in circumstances for an existing property, such as: Changes in Property Band increase or decrease; Change of status e.g. commercial to domestic; Splits/Mergers - e.g. house split into smaller flats, or self-contained units, or vice versa; or, A caravan being put on an existing pitch/plot, or a house boat arriving at an existing mooring. 4.3 It is important therefore to realise that the detailed property data supplied by Council Tax has limitations and cannot be regarded as just new build dwellings/ completions for the purposes of Planning housing completion monitoring. The limitations of the interrogation of the Council Tax data means that the data set provided includes not only new dwellings constructed for the first time but, in addition and as described above, other properties potentially inflating the number that may be considered as new builds for housing monitoring purposes without further analysis. 4.4 The Residential Land Availability methodology section sets out how the issue of additional Council Tax records being included in the dataset derived from the Council Tax register has been overcome through aligning planning permission boundaries for new housing sites with new Council Tax properties using GIS. This approach allows for assigning completions to actual development sites so that progress can be monitored accordingly and a development tracked throughout its stages of implementation from permission to start on site, to under construction and completed. Page - 9 -

11 What are the Caveats to the Data? 4.5 For Council Tax purposes properties will, in many instances, have been input retrospectively depending upon when the Council received banding information from the Valuation Office Agency. There can often be a significant lag between housing completions occurring on the ground and properties being registered for Council Tax, although any Council Tax arrears can be back dated to the date the property was created of course. This means that the data may not always relate precisely to the reported monitoring year; especially so the further into the monitoring year you go e.g. some quarter 4 completions (January-March) may not get notified until quarter 1 (April-June) of the next monitoring year, by which point the annual return for the year in question has already been sent from Council Tax to Planning based on the register as at 31 st March. The logical conclusion from this is also that there is likely to be completions from Quarter 4 of the previous monitoring year being included in Quarter 1 of the next period and so forth; the lag is essentially balanced out from year-toyear. However, the important factor for monitoring housing completions for Planning purposes (5- Year Land Supply etc) is to ensure that any new completions are picked up as soon as practicably possible and that there is no under counting/double counting occurring. The fact these late completions will be picked up through the next year s monitoring is not considered a significant problem in the context of 5-Year Land Supply or Local Plans that cover a 15 year plan period. The lag effect essentially balances itself out over the years; any one year may have completions from Quarter 1 that derived from Quarter 4 of the last period, but missing Quarter 4 completions from its own monitoring year that will be picked up by the next. It is important therefore to look at averages and trends over a number of years and not just an individual monitoring year in isolation. What are the Differences in Terms of Net Housing Completions Between the 2 Datasets and why is this? 4.6 Table 2 sets out the net housing completions for each year based on the two datasets, including the difference between them. As discussed above, the net Council Tax additions approach/methodology provides confidence that the net additions to the housing stock figures published by Council Tax relate to new build properties (and are not artificially inflated by rebandings etc). However, the fact remains that they differ from the detailed datasets provided from the Council Tax register, and as interrogated for the purposes of aligning housing completions to actual development sites as reported in this report, so requires further explanation. Table 2: Net Additions to Council Tax Housing Stock Figures & as per Residential Land Availability Monitoring Monitoring Year A B C D Net Additions to Council Tax Housing Stock Figures (as Per Valuation Office Schedule Totals) Net Completions (as per RLA Methodology) Gross Completions (as per RLA Methodology) Difference Between Net Additions to Council Tax Housing Stock Figures & Net Completions (as per RLA Methodology) (Column B A) (-) (+) (+) (+) 89 Total Additions/ Completions (2011/ /15) 2,219 2,363 2,499 (+) 144 Average Annual Additions/ Completions (2011/ /15) (+) 36 Page

12 4.7 This is explained through the following: As set out in the opening to this section, the figures in Column A of Table 2 are based on all net additions to the housing stock and are generated on 1 st April each year through deducting the number of dwellings on the register as at 31 st March from the opening number of dwellings on the register as at the 1 st April the year previous; this is a point in time figure therefore. However, there is often a time lag between the Council being notified by the Valuation Office Agency and the date on which a property was originally occupied and eligible for paying Council Tax. Council Tax will therefore create a new property with the appropriate start date, and back date any Council tax bills as necessary, but cannot amend the already published figures as per column A. The new property is therefore picked up by the subsequent monitoring year figures. It is not uncommon for properties to be identified and retrospectively input into the register months, and even years, after they were actually first occupied, especially true for large dwellings splitting into flats. The data interrogated from Council Tax was as per the Council Tax register mid-april 2015 and covered the 4 monitoring years as set out in Table 2 above i.e. a spreadsheet for each monitoring year identifying all new properties with a start date (dd/mm/yyyy) between that period. This spreadsheet contains far more records than the net additions figure (Column A) due to the reason set out above. There are other reasons (see below) for the higher figures, but the lag effect is illustrated by column D in Table 2. Now that 4 monitoring years have passed since 2011/12 the number of records being retrospectively adjusted to this year will be marginal. This is the only monitoring year where the Planning monitoring is identifying fewer net completions (- 17 units) than the housing stock figures (see below for reasons for this). However, more recent monitoring years are increasingly identifying a higher completions figure compared to the additions to the housing stock. This is accountable to the likelihood that Planning have been provided with data as at mid April 2016 during which time colleagues in Council Tax will have continued to make adjustments as and when new information on property creations/deletions has come to light. If this exercise was undertaken on 1 st April 2012/13 for example, then the detailed Council tax data will have had far fewer entries as per that point in time compared to what it had 3 years later when the query was ran. These figures generally support the hypothesis that the data balances itself out over time, but this will continue to be monitored, and revisions to the methodology made if necessary i.e. if future monitoring net completions are significantly different. In general, and with enough passage of time to allow for the lag effect to play less of a role in the data (although arguably this balances itself out from year to year anyway), the Planning monitoring approach is expected to find a lower net completion figure compared to the housing stock additions due to the following reasons: o o this report does not make allowances (at the moment at least) for forms of accommodation (caravans, house boats, annexes, ancillary accommodation) that could be classed as a dwelling in line with the definition, and eligible for Council Tax, but have not been monitored for the purposes of Residential Land Availability so will lead to slightly different (lower) figures over the course of an annum 4. The Council Tax register may include a number of property rebandings (i.e. a dwelling that has been banded as band C may be reclassified as band B this would be given a new property start date, but is obviously not a new dwelling. The band C property is deleted from the register however when the band B record is created so there is no double counting in the housing stock figures). 4 It is clear from the data from Council Tax that some of these properties are such forms of accommodation based on the site addresses e.g. references to plot, pitch, or mooring no. Some of these may relate to new permissions, or they could be activity coming and going from existing pitches/moorings. Due to the uncertainty, they have not been included in this report. Again, the reporting may be underestimating slightly therefore due to being exclusive of this source of supply. Other examples include annexes or ancillary accommodation which may also fit the definition but have generally not been included to date. Page

13 o o the Council Tax register identifies a number of properties where there is potential for Planning Investigation and Enforcement to be perused as works have been undertaken without any record of planning permissions being in place, or not carried out in accordance with the permission. Houses in Multiple Occupation may sometimes consist of self-contained flats which would meet the definition of a new dwelling. However, there are several problematic issues with HMOs for monitoring purposes, including what degree they are self-contained units or shared accommodation, so may or may not meet the definition of a new dwelling? Units in HMOs may be given a Band A Council Tax record for reasons that may not mean it is self-contained (e.g. administration of bills) and vice-versa. Due to this uncertainty, HMOs are generally not included in the Planning monitoring figures, but may feature as records for Council Tax purposes. Page

14 5. Findings & Analysis for 2014/15 Monitoring Period Housing Completions 5.1 The following table (Table 5.1a) shows the housing completions for the 2014/15 monitoring year by settlement totals. The settlement hierarchy is based on the emerging Local Plan rather than the hierarchy as per the adopted Local Development Framework Core Strategy (2012). Occasional isolated new dwellings have been attributed to the nearest logical settlement. The detailed information that feeds into this summary table can be found at Appendix 1A which provides a site by site account for each development where new dwellings have been delivered during the 2014/15 monitoring year, including the application reference, detailed proposal, number of completions that have occurred (historic, current monitoring year, and remaining on site) and overall status of the site as at 31/03/ Borough-wide gross housing completions have totalled 933 units, although there has been 52 residential losses which makes a net completions total of 881 new dwellings. Not surprisingly, given its large geographical area, the highest number of new dwellings (323 units) were delivered within the Doncaster (Bentley in the north to Woodfield in the south, and Scawsby in the west to Bessacarr/Cantley in the east). This is followed by the Town of Mexborough (143 units) and Town of Edlington (130 units). Occasionally, there is a negative net completion figure recorded for a settlement (e.g. Askern - 5 units). This is because there has been a higher number of residential losses that year (demolition, conversion through change of use etc) compared to new dwellings. At Askern for example, there was a 25 unit sheltered housing development demolished with a replacement scheme (12 houses) under construction but not built. Even when this scheme is completed there is an overall net loss of 13 units. 5.3 There has been no new housing completions within 23 of the 40 Local Plan, these being the following and are not therefore listed below: Adwick-upon Dearne; Braithwaite; Brodsworth; Cadeby; Campsall; Clayton; Clifton; Fishlake; Hampole; Hickleton; Highfields; High Melton; Hooton Pagnell; Kirk Bramwith; Lindholme; Loversall; Old Denaby; Old Edlington; Owston; Skelbrooke; Sutton; Sykehouse; and, Toll Bar. Page

15 Table 5.1a: Housing Completions (Net & Gross) Summary by Settlement 1 st April st March 2015 Settlement Total Net Completions during 2014/2015 Total Gross Completions During 2014/ Adwick and Woodlands 3 3 Armthorpe Conisbrough and Denaby Dunscroft, Dunsville, Hatfield and Stainforth 8 9 Mexborough Rossington Thorne and Moorends and Askern Auckley and Hayfield Green Barnburgh and Harlington -1 0 Barnby Dun 4 4 Bawtry Carcroft and Skellow -1 0 Edlington Finningley 5 5 Sprotbrough 3 4 Tickhill Arksey 1 2 Austerfield 5 5 Blaxton 7 7 Braithwell 1 1 Branton Burghwallis 1 1 Fenwick 1 1 Hatfield Woodhouse Marr 3 3 Micklebring 1 1 Moss 2 2 Norton 1 1 Old Cantley 1 1 Pickburn 1 1 Stainton 3 3 Thorpe in Balne 1 1 Wadworth 2 2 Borough Total Page

16 5.4 The following 2 sites (Table 5.1b) are Unitary Development Plan (adopted 1998) Housing Allocations that have been completed and built out during the 2014/15 monitoring year. Table 5.1b: Unitary Development Plan Allocated Sites Completed 1st April st March 2015 Reference Address Settlement Type Settlement Name Proposal Decision Date Proposed Units - Gross Proposed Units - Net Total Completions as at 31/03/2014 Total Completions during 2014/2015 Total Units Remaining as at 31/03/2015 Site Status as at 31/03/ /01015/FULM Land On Church Balk Gardens, Edenthorpe Erection of 49 dwellings and associated garages on approx 1.36ha of land 21/11/ Complete 13/01768/FULM Land To The North Of Orchard Close, Mexborough Mexborough Erection of 33 affordable residential units on approx 0.68 ha of land following demolition of existing stables, sheds and office 15/11/ Complete 5.5 In addition to the 2 sites above, an additional large site (20+ units) was completed and built out during the 2014/15 monitoring period. Table 5.1c: Large Development Sites (20 units+) Completed 1 st April st March 2015 Reference Address Settlement Type Settlement Name Proposal Decision Date Proposed Units - Gross Proposed Units - Net Total Completions as at 31/03/2014 Total Completions during 2014/2015 Total Units Remaining as at 31/03/2015 Site Status as at 31/03/ /03539/4FUL M Kirby Street, Mexborough Mexborough Residential development comprising of 39 dwellings including 12 affordable dwellings with associated garages, parking areas and road layout on approx 0.76 ha of land (being application under Regulation 4 Town and Country Planning (General) Regulations 1992) 25/02/ Complete Page

17 Windfall Analysis 5.6 Permissions and completions on non-allocated sites (Windfalls) are an important element of the residential supply. Completions from windfall sites have contributed to 82% (761 units) of total gross completions over the last monitoring year. The further 18% (172 units) of gross completions are made up on 7 Unitary Development Plan Housing Allocation sites. 7% (50 units) of total windfall completions were on garden land. For the purposes of calculating 5-Year Land Supply whilst government guidance allows for an allowance for windfalls based on evidence of past delivery, this must exclude windfalls from gardens and residential intensification, hence these are also identified separately in the table below. Table 5.1d: Windfall Analysis Completions 1 st April st March 2015 Year Total Gross Completions Completions on UDP Housing Allocations Completions on Windfalls Windfall Completions on sites with overall capacity of 1-4 units Windfall Completions on sites with overall capacity of 5 units+ Windfall Completions on Garden Land 2014/ (18%) 761 (82%) Housing Supply - Planning Permissions Approved 2014/ During the 2014/15 monitoring year there has been 1,955 units (gross) granted planning permission, or 1,864 units net once you factor in residential losses such as demolitions or conversions through change of use. Table 5.1e shows a summary of these permissions by settlement and Appendix 3 includes a detailed site level breakdown of the permissions that feed into these totals. Again, the Doncaster has seen the largest number of units granted permission during the monitoring year with 891 (gross) units. There has also been a significant number of units approved at Askern (228 gross units primarily accountable to the Askern Colliery site) and at Mexborough (172 gross units). Page

18 Table 5.1e: Planning Permissions Granted Summary by Settlement 1 st April st March 2015 Settlement Planning Permissions Granted 2014/15 (units gross) Planning Permissions Granted 2014/15 (units net) Total Total Adwick and Woodlands Armthorpe Conisbrough and Denaby Dunscroft, Dunsville, Hatfield and Stainforth Mexborough Rossington Thorne and Moorends and Total Askern Auckley and Hayfield Green Barnburgh and Harlington 1 1 Barnby Dun 1 1 Bawtry Carcroft and Skellow Edlington 6 5 Finningley Sprotbrough 11 7 Tickhill 2 0 Total Arksey 3 2 Austerfield 1 1 Blaxton 1 0 Braithwaite 1 1 Braithwell 3 3 Branton Burghwallis 1 1 Campsall 3 3 Clayton 1 1 Clifton 1 1 Fenwick 1 1 Fishlake 5 4 Hampole 3 3 Hatfield Woodhouse 3 2 Hickleton Moss 5 4 Norton 10 9 Sutton 1 1 Sykehouse 2 2 Wadworth 1 1 Borough Total Page

19 Housing Supply - Planning Permissions Lapsed 2014/ During the 2014/15 monitoring period 50 separate planning applications lapsed equating to 1,403 (gross) units (1,399 net). The majority (92%) of these units are attributed to Carr Lodge, Woodfield (1,284) where the remainder of the Outline permission not covered by subsequent Reserved Matters lapsed in March Appendix 4 includes a full list of all the permissions that lapsed during the monitoring period. Housing Supply Overall Supply of Planning Permissions Approved as at 31/03/ Table 5.1f adds the supply from units remaining in Table 5.1f above (following deduction of completions from these new permissions which equates to 52 units) to the supply of extant permissions in the database to establish a total supply of units with planning permission for the borough as at the end of the 2014/15 monitoring period (31 st March 2015). This identifies a total supply of 9,465 units with planning permission on a total of 481 sites. 51% of this overall supply (4,861 units) is found at the Doncaster, although there is also a significant supply at Rossington (1,274 units), Edlington (645 units) and Askern (501 units). Just 3% of the borough s supply of permissions (295 units) are found at the Appendix 5 includes the detailed breakdown of every site with units remaining that is contributing to this overall supply. The analysis below also identifies number of units remaining by status of the site (Outline permission only, Not Started, and Started). Over half of this supply (53% or 4,965 units) is on sites with Outline permission only. 37% of the units (3,527) are on sites that were under construction as at 31/03/2015. There are 290 sites, equating to 973 units, where there has been no formal start on site recorded at the end of the monitoring period. 67% (655 units) of these units are on 3 large sites Askern Colliery, Askern (Full Permission for 227 units); Briars Lane, Stainforth (Full Permission for 152 units); and, Manor Farm, Bessacarr (Reserved Matters for 276 units/ 824 units Outline) Notable Outline permissions include: Rossington Colliery, Rossington 1,200 units; Manor Farm, Bessacarr 824 units (276 units Reserved Matters, but Not Started) Former McCormicks Tractors, Wheatley Hall Road 800 units; Waterdale (CCQ), Doncaster Town Centre 353 units; Earth Centre Car Park, Conisbrough 300 units; Former Yorkshire Site, Broomhouse Lane, Edlington 250 units; Former Askern Saw Mills, High Street, Askern 220 units; Doncaster Industry Park (Phase 2), Watch House Lane, Scawthorpe 166 units; and, 41 Sandford Road, Balby 125 units Notable sites under construction include: Kirk Street/Ramsden Road/Eden Grove (Bombardier), Hexthorpe 930 units formal start has commenced on site, but no units built/being developed; Hurst Lane, Auckley & Hayfield Green 450 units; Former Granby Estate, Edlington 387 units; Carr Lodge, Woodfield 316 units; Pastures Road, Mexborough 302 units; Mexborough Power Station, Mexborough 215 units; Thompson Avenue/Dixon Road, Edlington 173 units; and, Former Belle Vue Football Ground, Bawtry Road, Hyde Park 151 units; Page

20 Table 5.1f: Planning Permissions Supply by Settlement and Status of Site as at 31 st March 2015 Settlement Total Units Remaining as at 31/03/2015 Site Status Number of Units Outline Permisson 4965 Total 4,861 4,861 Total 2,542 Adwick and Woodlands 45 Armthorpe 48 Conisbrough and Denaby 388 Dunscroft, Dunsville, Hatfield and Stainforth 223 Mexborough 376 Rossington 1,274 Thorne and Moorends 188 and Total 1,827 Askern 501 Auckley and Hayfield Green 422 Barnburgh and Harlington 12 Barnby Dun 3 Bawtry 20 Carcroft and Skellow 45 Edlington 645 Finningley 86 Sprotbrough 19 Tickhill 14 Total 295 Arksey 7 Austerfield 5 Blaxton 7 Braithwaite 8 Braithwell 20 Branton 85 Burghwallis 4 Campsall 24 Clayton 1 Clifton 8 Fenwick 6 Fishlake 9 Hampole 3 Hatfield Woodhouse 26 Hickleton 39 Marr 3 Micklebring 4 Moss 4 Norton 11 Pickburn 3 Skelbrooke 1 Not Started 973 Started 3527 TOTAL 9,456 Page

21 Stainton 7 Sutton 1 Sykehouse 4 Toll Bar 2 Wadworth 3 Borough Total 9,465 Page

22 Offices to Residential 5.13 Since May 2013, The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 allows the change of use from offices (Class B1a) to residential (Class C3) without planning permission but subject to a condition that "before beginning the development, the developer shall apply to the local planning authority for a determination as to whether the prior approval of the authority will be required as to: (a) transport and highways impacts of the development; (b) contamination risks on the site; and (c) flooding risks on the site" In October 2015, the government announced that the temporary permitted development rights would be made permanent. During the monitoring year (2014/15) one such proposal has been delivered (14 units at Kings Arcade) with a potential further 191 units in the pipeline from this additional source of housing supply. Two schemes equating to 48 units are currently under construction. These figures are not included in the overall planning permissions data and are therefore being monitored separately as per the table below (Table 5.1g). Any completions, such as the 14 units at Kings Arcade this year which have been, and will continue to be, included in the housing completions data. Table 5.1g: Office to Residential Scheme Proposals as at 31 st March 2015 (n.b. these are not included in the supply of planning permissions figures they are an additional potential supply reported separately) Reference Address Settlement Type Settlement Name Proposal Proposed Units - Gross Proposed Units - Net Completions as at 31/03/2014 Completions during Units Remaining as at 31/03/2015 Site Status as at 31/03/ /02441/P3JPA 1st And 2nd Floors, Kings Arcade, St Sepulchre Gate, Doncaster Conversion of offices to 14 apartments Complete 13/01394/P3JPA York House, Cleveland Street, Doncaster Change of use of first, second and third floor offices (Class B1) to residential (Class C3) use approx. 20 self contained flats Not Started 13/01668/P3JPA 219 Bentley Road, Bentley Conversion of offices (Class B1) to 4 self-contained residential apartments (Class C3) Not Started 14/00095/P3JPA First Floor And Second Floor, Hall Gate, Doncaster Change of use of first and second floor from B1 Offices to C3 Residential Not Started Page

23 14/00928/P3JPA Atos Origin IT s Limited, Heavens Walk, Lakeside Conversion of building from office (Class B1) to 16 apartments (Class C3) Not Started 14/01201/P3JPA HM Customs & Excise, Weston House, 96 Cleveland Street, Doncaster Change of use of first and second floors from office use (Class B1(A)) to 20 flats (Class C3) Started 14/02610/P3JPA Kelham House, Kelham Street, Balby Carr Change of use of offices (Class B1) to 28 apartments (Class C3) Started 14/02632/P3JPA Princegate House, Princegate, Doncaster Change of use of offices to 80 studio flats on 1st, 2nd, 3rd and 4th floors Not Started 14/02767/P3JPA High Street, Doncaster Change of use of offices to 6 flats and 2 bedsits to the upper floors Not Started TOTAL Page

24 Agricultural Buildings to Residential 5.14 Subject to a number of conditions and restrictions, agricultural buildings and land within their curtilage may convert to a use falling within Class C3 of the Schedule to the Use Classes Order 1987 (dwelling houses). These conditions and restrictions are set out in Class Q of Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order The maximum floor space that may be converted under this permitted development right is 450 m2 of floor space of a building or buildings within a single established agricultural unit. The total number of new homes which may be developed under the right is 3. The right is extinguished once any of the conditions ie the 3 dwellings or 450m2 threshold, is reached. The total number of new homes (3 dwelling houses) does not include existing residential properties within the established agricultural unit, unless they were created by the use of the permitted development right on a previous occasion, in which case they would be counted (Source: National Planning Practice Guidance as at August 2016). Table 5.1h identifies 4 such proposals within the borough equating to 6 dwellings. However, as at 31/03/2015, none of these schemes were under construction. As per the office to residential proposals, these are not included in the overall supply of planning permissions data and are therefore recorded and monitored separately as per the table below. Any future completions will of course be included in the overall housing completion totals for the borough. Table 5.1h: Agricultural to Residential Scheme Proposals as at 31 st March 2014 Reference Address Settlement Type Settlement Name Proposal Proposed Units - Gross Proposed Units - Net Completions as at 31/03/2014 Completions during Units Remaining as at 31/03/2015 Site Status as at 31/03/ /02551/PMBPA Wynthorpe Hall Farm, High Street, Dunsville Dunscroft, Dunsville, Hatfield and Stainforth Alterations and partial demolition to agricultural barns and full demolition of existing steel portal framed barn to create 3 dwellings Not Started 14/00858/PMBPA 14/01560/PMBPA Friary Farm, Rotherham Road, Tickhill Holly Farm, Hale Hill Lane, Hatfield Woodhouse and Tickhill Hatfield Woodhouse Change of use of agricultural barn to form one dwelling (C3). Change of use of former agricultural buildings into a single dwelling Not Started Not Started 14/02655/PMBPA Holme Lane Farm, Holme Lane, Holme Owston Change of use of agricultural buildings to 1 residential dwelling (Class C3) (being resubmission of application 14/01220/PMBPA, withdrawn on 21/07/2014) Not Started TOTAL Page

25 Remaining Supply of Allocated Housing Land as at 31 st March The Residential Land Availability Report monitors and reports on the uptake of Housing Allocations adopted in the Unitary Development Plan (1998). The following 2 tables (Table 5.1i & 5.1j) identify remaining Housing Allocations (including housing elements of Mixed Use Sites) without planning permission as at the end of the monitoring year (31 st March 2015). An estimated site capacity may have been adjusted since the UDP Allocation capacity to reflect more up-to-date data from the Strategic Housing Land Availability Assessment (SHLAA) 2011 and/or other known sources e.g. lapsed planning application capacity. In total there is capacity for 662 units on remaining Brownfield Allocations, and 4,148 units on Greenfield Allocations, which gives a total of 4,810 dwellings. It is acknowledged that some of these sites have been identified as not being deliverable/developable by SHLAA. The 5-Year Land Supply Statement (published separately) does of course take account of which Allocations are likely to come forward, and which may not, through appropriate discounting. Table 5.1i: Unitary Development Plan Remaining Supply of Allocated Housing Land as at 31st March Brownfield Sites UDP Ref Settlement Site Size (Ha) Est Capacity Ownership Notes (Units) PH1(2/01) Doncaster - Balby R/O Roberts Road/Orchard Street, Balby Private - PH1(3/12) Doncaster Bentley Land off Churchfield Lane, Bentley Private - PH 1(3/20) Doncaster Bentley Old Landsdale Yard, Bentley Private - PH1(3/26) Doncaster Bentley Dons Rugby Ground, Bentley Road, Bentley Private - PH1(3/22) Adwick-le-Street/Woodlands Brodsworth Colliery, Woodlands HCA Planning permission lapsed 2012/13. Indicative masterplan for that proposal identified 370 units (35dph). Capacity slightly reduced from 400 units to reflect the latest proposal. PH1(8/01) Armthorpe The Manor House, Church Street, Armthorpe Private - PH1(5/07) Mexborough Bull Green, Mexborough (BF Part) Private - PH1(5/09) Mexborough Garden Street South, Mexborough DMBC - PH1(9/29) Thorne-Moorends Land adj Water Tower, Field Road Thorne 0 0 Private Planning permission for alternative use (supermarket) being implemented. Capacity reduced to 0. PH1(9/18) Thorne-Moorends St. Nicholas Road, Thorne Private Circa half the site (tree covered part) included within permission boundary for access to a residential care home/supported living accommodation. Site area/capacity reduced accordingly. Total Ha/Capacity 22.51ha 662 units Page

26 Table 5.1j: Unitary Development Plan Remaining Supply of Allocated Housing Land as at 31st March Greenfield Sites UDP Ref Settlement Site Size (Ha) Est Capacity (Units) Ownership PH1(2/12) Doncaster Land off Rosehill Rise, Bessacarr DMBC - Bessacarr PH1(2/20) Doncaster Balby Littlemoor Lane/Orchard Street, Balby DMBC - PH1(2/23) Doncaster - Balby Ivor Grove, Balby DMBC - PH1(3/16) Doncaster - Bentley Phase 1, Rostholme, Bentley DMBC - PH1(3/17) Doncaster - Bentley Phase 2 (b), Rostholme, Bentley 3.8 DMBC PH1(3/18) Doncaster - Bentley Phase 3, Rostholme, Bentley 5.3 DMBC PH1(3/19) Doncaster - Bentley Norwood Drive, Bentley 1 46 DMBC - RP3 Doncaster - Woodfield Woodfield Plantation ,284 HCA Outline planning permission for 1,600 units lapsed March units granted planning permission as Reserved Matters/Full on western part of site. PH1(5/03) Conisbrough-Denaby Hill Top (phase 4), Conisbrough DMBC - PH1(5/04) Conisbrough-Denaby Doncaster Road, Conisbrough Private - PH1(9/08) Hatfield-Stainforth (including Dunsville Doncaster Road, Stainforth DMBC - & Dunscroft) PH1(9/19) Hatfield-Stainforth (including Dunsville Land R/O Broadway, Dunscroft DMBC - & Dunscroft) PH1(9/32) Hatfield-Stainforth (including Dunsville R/O High Street, Dunsville Private - & Dunscroft) PH1(5/07) Mexborough Bull Green, Mexborough (GF part) Private - PH1(5/11) Mexborough Part of Schofield Street Allotments, Mexborough DMBC - PH1(5/16) Mexborough Clayfield Avenue, Mexborough Private - PH1(9/15) Thorne-Moorends North Common Nurseries, Marshland Road, Moorends Private - PH1(9/21) Thorne-Moorends Alexander Street/North Eastern Road, Thorne Private/part DMBC - Notes PH1(9/22) Thorne-Moorends Adj 46 Marshlands Road, Moorends Private - PH1(9/24) Thorne-Moorends R/O Wyke Well, South End, Thorne Private - PH1(9/28) Thorne-Moorends East View Farm, Marshland Road, Moorends Private - Page

27 UDP Ref Settlement Site Size (Ha) Est Capacity (Units) Ownership RP7 Thorne-Moorends White Lane/Union Road, Thorne Private - RP7 Thorne-Moorends South End Marina, Thorne Private - RP5 Askern Land adjoining former Askern Colliery HCA Planning permission on wider Colliery site. Remaining 2 GF sites not included in permission boundary (former allotments at 1.38ha and former playing fields at 0.9ha). PH1(7/03) Askern Off Spa Terrace, Station Road, Askern Private - PH1(7/10) Askern R/O Greenacres, Highfield Road, Askern Private - PH1 (4/2) Bawtry Land off Great North Road, Bawtry Private - PH1(3/15) Carcroft-Skellow Owston Road, Carcroft DMBC - Ph1 (2/16) Edlington Howbeck Drive, Edlington DMBC - PH1(4/19) Braithwell Land off Ashton Lane, Braithwell Private Allocation split into 2 sites. Southern site now has planning permission approved and under construction. Site area/capacity for remaining northern site reduced accordingly. Total Ha/Capacity 136.2ha 4,148 units Notes Page

28 6. Historical Findings & Analysis Housing Completions 6.1 The following tables are taken from previous monitoring reports and updated with the respective data from the current (2014/15) monitoring year to provide an up-to-date archive and allow for analysis of trends over a wider period. Table 6.1a: Gross Housing Completions Year Gross Completions Total Completions ( ) 15,457 Average Annual Completions ( ) Gross figures only due to lack of data on residential losses/demolitions. Page