Housing Delivery On Strategic Sites

Housing Deli
Housing Delivery on Strategic Sites
Research Study
Colin Buchanan
45 Notting Hill Gate
London
W11 3PB
T 020 7309 7000
E london@cbuchanan.co.uk
November 2005
Research Study
Countryside Properties
December 2005
Research Study
Project No: 100661

December 2005
Newcombe House
London, W11 3PB
Telephone: 020 7309 7000
Fax: 020 7309 0906
Email : London@cbuchanan.co.uk
Prepared by: Approved by:
____________________________________________ ____________________________________________
Roland Brass Greg Lee
Status: Final Issue no: 1 Date: November 2005
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Housing Delivery on Strategic Sites - Research Study
Contents Page
1. INTRODUCTION 1
1.1 Purpose of Report 1
1.2 Scope 1
1.3 Context 1
1.4 Structure 3
2. METHODOLOGY 4
2.1 Introduction 4
2.2 Data Sources 4
2.3 Economics 6
3. DELIVERY OF HOUSING 1980 – 2004 7
3.1 Overview of Completions 7
3.2 Strategic Sites 7
3.3 Analysis 8
3.4 Case Studies 12
3.5 Conclusions 14
4. DELIVERY OF HOUSING UP TO 2021 16
4.1 Supply 16
4.2 Strategic Sites 16
4.3 Potential Trajectory 17
4.4 Achieving RSS14 19
5. ECONOMICS 21
5.2 Infrastructure 21
5.3 Labour Supply 22
6. CONCLUSIONS 23
1. Introduction
1.1 Purpose of Report
1.1.1 This study was commissioned by Countryside Properties to examine how

planned rates of housing growth proposed in draft RSS14 (December 2004)
might be best delivered. This research does not contemplate alternative rates
of growth (housing targets). Instead it considers how the housing targets and
distribution proposed might best be achieved in terms of site size and location
and emerging development site areas that are being promoted by developers
and local planning authorities.
1.1.2 As such this study collates an evidence base of past housing development
within the region, and with regard to strategic sites investigates the length of
time required to obtain planning permission and begin construction, the time
required to fully develop sites, and maximum delivery rates at specific
locations. Results from this analysis are considered in order to identify policy
implications for delivery of housing in the future. Finally this study compares
this evidence base with emerging allocations and strategy to deliver housing
growth proposed in draft RSS14.
1.2 Scope
1.2.1 This study relies upon data supplied to us by local authorities including both
district and county councils, East of England Regional Assembly, Government
Office for the East of England, and Office of the Deputy Prime Minister. Data
sets provided have not been verified. For the purposes of case studies, and
gathering information on completions and future allocations, local authorities,
county councils and developers/housebuilders have been contacted.
1.3 Context
PPG3: Housing (2000)
1.3.1 Government policy on housing and housing delivery is primarily contained

within PPG3. On housing land supply the PPG sets the objective of ensuring
that everyone has the opportunity of a decent home and indicates that there
should be a greater choice of housing. Further guidance is provided on the
manner in which sites should be selected, but this approach does not detract
from the primary purpose of seeking to ensure that adequate land is allocated
to meet housing needs. One of the roles of the planning system is to ensure
that new homes are provided in the right place at the right time (paragraph 3).
1.3.2 Paragraph 28 of PPG3 advises that at the regional level, Regional Planning
Guidance (now RSS) should identify major areas of growth in the region and
determine where housing provision is sought by local planning authority area.
Paragraph 34 advises that it is essential that the operation of the development
1
process is not prejudiced by unreal expectations of the developability of sites

nor by planning authorities seeking to prioritise sites in an arbitrary manner.
Planning for Housing Provision – Consultation Paper (July 2005)
1.3.3 This paper sets out the Government’s objectives for delivering a better supply
of housing through the planning system. A new policy approach is proposed
with the overall objective of contributing towards sustainable development and
delivering land in the right places. The objective is to meet the need for
housing and thereby take better account of the housing market and be
responsive to changing circumstances. Key elements of the new approach
include assessments of need and demand, ensuring that allocated provisions
are evidence-based and the introduction of the need for local authorities to
proactively maintain a rolling 5-year supply within a 15 year time horizon.
1.3.4 The Government intends to publish a draft PPS 3 (Housing) in autumn 2005
which will update PPG 3 to reflect this new guidance. Regional planning
bodies and local authorities will be expected to follow the new approach as
soon as practicable after new draft PPS 3 is published.
1.3.5 The paper identifies that Government policy must narrow the time gap
between land being allocated, being given planning permission and being
developed. Intervention can take the form of infrastructure provision,
remediation activities or compulsory purchase. This can ensure that allocated
land will genuinely be available for development. A flexible supply of housing
provided through plans forms part of the justification aiming to decrease the
time gap. This is particularly important in respect of strategic sites because
these procedures are implemented as granting permission more quickly will
ensure that the overall contribution of strategic sites will increase.
1.3.6 Within each region the RSS will continue to establish the required overall level
of new housing provision. Further guidance on assessing housing needs and
market pressure will be published by the Government later in 2005. Housing
provision levels are to be based on sub-regional housing market areas, and
underpinned by a robust analysis of the housing market, of housing land
availability assessments and also sustainability appraisals, having particular
regard to environmental and transport considerations. Research and evidence
should be developed in partnership with key stakeholders.
1.3.7 Decisions about future levels of housing are based on considerations of the
housing market rather than administrative boundaries. Thus, policy will be
better equipped to consider affordability and market information on housing
need, as well as wider social, economic and environmental issues.
1.3.8 At the local level local, authorities are to allocate land to be delivered over the
first 5 years of the plan as well as identifying a further 10 years land supply for
future use. Sites within the first 5 year bracket should offer the most
sustainable and developable option. The purpose of this approach is to
ensure new housing is delivered in accordance with plans and addresses the
current shortfall between plans and delivery.
2
Other Documents
1.3.9 A number of recent documents provide a context to the issues relating to the
delivery and supply of housing and provide the basis on which this study has
been undertaken.
1.3.10 The Barker Report (Delivering stability: Securing our Future Housing Needs)
which was published in March 2004 has essentially noted that there is no clear
relationship between economics and house building and that one of the main
constraints to growth in England is the planning system, notably, the lack of
allocations or adequate provision of land that is available to be built upon.
1.3.11 In October 2005, Barker commented on additional development proposed in

her report. Of the extra 140,000 homes a year which is confined to the south
east, less than 2% of available land for this development is anticipated to be
used over the next 10 years. This highlights that strategic site allocations
need to be rapidly granted permission so that more development can take
place. She explains the main obstacle to development is cited as being local
opposition. Barker also points out that planning for housing should be
informed by the market, not driven by it.
1.3.12 Draft RSS14 also known as the Draft East of England Plan was published in
December 2004 and provided housing and employment growth by district and
also by sub region. The Governments policies on housing growth, contained
within the Communities Plan, following advice from Lord Rooker, were
accommodated within the Plan so that increased rates of housing growth were
planned to be accommodated within Thames Gateway and also in the London-
Stansted-Cambridge-Peterborough growth area.
1.4 Structure
1.4.1 This report is structured as follows:
Chapter 2 – Methodology
Chapter 3 – Delivery of housing 1980 to 2004
Chapter 4 – Delivery of housing up to 2021
Chapter 5 – Economics
Chapter 6 – Conclusions
3
2. Methodology
2.1 Introduction
2.1.1 This study has focused on the rate of housing development where strategic
sites have been grouped into three categories:
Comprising 1,000 – 1,999 dwellings
Comprising 2,000 or more dwellings
2.1.2 Sites comprising 3,000 or more dwellings were also assessed in as part of
formulating for a future housing trajectory.
2.1.3 Data has been collected, firstly for the period 1980 to 2004 (the most recent
dwellings completions data set available) and secondly for of the RSS14 plan
period 2001 to 2021.
2.1.4 Six case studies from the study area have been examined in further detail to
help develop understanding as to how strategic sites have developed as they
have.
2.1.5 This study focuses on the East of England, but data has been included on
some strategic sites identified but which are located outside of the East of
England.
2.2 Data Sources
Strategic Sites – developed and under development
2.2.1 All local development plans and structure plans within the East of England
were reviewed. Where possible, old plans were reviewed as well as current
and emerging local plans. However, no plans published before 1990 were
available. Emerging plans or the technical papers that underpin them were
reviewed to identify strategic sites that will be developed (or could be
developed) in the period 2001 to 2021.
2.2.2 All county councils and local planning authorities within the East of England
region were asked to provide the following information:
1. Strategic housing (or mixed use) developments that have been or are
currently developed achieved in the district/borough since 1980? Include any
emerging strategic sites that are currently being considered either as a
planning application or as an allocation in an emerging local plan.
2. When was the site first allocated in the local plan?
3. When was planning permission granted?
4
4. When was the application minded to be approved and when was the s.106
agreement signed?
5. List of land uses and quantum of development (i.e. number of dwellings,

employment floor space and other uses)?
6. What rate of housing development has been or is being achieved (in

dwellings per annum)?
7. Is the development now built out? Does it match the original planning
consent?
2.2.3 This information was requested to authorities via e-mail under the Freedom of
Information Act. Next, planning departments were contacted by telephone
with follow-up e-mails to request further, more specific, information.
2.2.4 In addition, for identified strategic sites, information was sought on previous
land use, proposed mix of uses and future proposals through internet
searches. Web sites of councils, house builders and developers as
appropriate were reviewed. However, web searches and reviews of developer
web sites were generally sparse but did provide some useful background
information.
2.2.5 The Eastern Region departments of the Home Builders Federation and
English Partnerships were also contacted. The Home Builders Federation
were unable to assist in data collection because they do not monitor or keep
records of large sites. English Partnerships have not responded.
2.2.6 A Compass search was undertaken of all strategic sites in England which were
subject to an inquiry/appeal since 1980. Data on the exact quantum of
development sought was not always available and the number amount of
inquiries/appeals held on the data base for the period 1980 to the late 1980’s
appeared to be limited or incomplete. Nevertheless the number of sites
comprising more than a 1,000 dwellings was surprisingly small, 21 in all, of
which only 3 were granted planning permission.. Of the 21 sites, 8 comprised
sites of more than 2,000 dwellings and only 1 of these was approved. Within
the East of England region, the Compass search provided information on 7
sites of which one was approved. The list of Compass sites is set out in
Appendix 1.
Strategic Sites – potential permissions and allocations
2.2.7 Data on allocations that will or could be developed within the Draft RSS 14
plan period was collected at the same time as the above information. Most
development plans in the Eastern Region, plan for at least part of the
forthcoming RSS plan period. Hence, some strategic sites are already
allocated and are under development, or are allocated and are planned to
commence development in the RSS plan period. For these sites the same
information as shown at paragraph 2.2.1 was requested.
2.2.8 For forthcoming sites, i.e. those that need to be allocated in order to meet the
new targets in the period to 2021, information is less robust and councils do
not have definitive plans upon which they can rely. Advice on potential
strategic sites is contained in draft RSS14 and this has proven to be a
5
(reasonably sound basis) upon which additional information requests to local

planning authorities could be made.
Housing Completions
2.2.9 Housing completions data for all tenures was obtained from the Office for
Deputy Prime Minister’s Housing Statistics Department, who were able to
provide housing completions data by district by year from 1980. It is noted that
the East of England Regional Assembly has housing completions data from
2000 which is different to that supplied by ODPM. The reason why there is a
difference appears to be because ODPM data is gross and represents new
build only, whereas EERA data is net. Due to the fact that the ODPM data
extends back to 1980 it was used for the basis of this study.
2.3 Economics
2.3.1 Historic data on economic performance and on population in England was

obtained from Office for Deputy Prime Minister, NOMIS and ONS.
6
3. Delivery of housing 1980 – 2004
3.1 Overview of Completions
3.1.1 Annual housing completions by local authority since 1980 is provided in

Appendix 2.
3.1.2 A comparison of rates of development with planned rates and also that which
is proposed to be developed within Draft RSS14 is provided in Appendix 3.
Over the last 25 years, the majority of districts have met planned rates of
development. Historic annual completion rates provide crucial figures to
demonstrate that those planned within draft RSS14 can be achieved. Over the
region, historic annual average rates and planned targets are both
approximately 22,000 dwellings per annum. However, in over the last five
years completions have averaged approximately 17,000 dwellings per annum.
As a result, there is a backlog in housing which has not been built in terms of
regional targets. Therefore future rates are required to exceed annual
requirements to ensure that the backlog is overcome and RSS14 target
achieved.
3.1.3 Appendix 4 provides details of planned development rates sought over the
period 1980 to 2005, average allocation site size including the amount of sites
and details of actual completion rates.
3.2 Strategic Sites
3.2.1 Appendix 5 provides a table showing details of development of all strategic

sites identified, including completions data (where known), details of the main
stages in the planning determination process and the build period. Six case
studies are provided at the rear of the appendix.
3.2.2 In total 36 strategic sites were identified (including 4 sites located outside of
the East of England). For the purposes of examining the historic strategic
sites, schemes which have very recently been granted planning permission,
and have only up to one year of completions, have been excluded from the
analysis. These sites include The Garrison in Colchester and Red Lodge in
Forest Heath. Findings with regards time between application submission and
first build year (lag time) and development rate can be summarised as follows:
TABLE 1 : SUMMARY OF STRATEGIC SITES (BUILT OR UNDER CONSTRUCTION)

3,000
All strategic 1,000 to 1,999 2,000 to 2,999
dwellings or
sites dwellings dwellings
more
Annual rate
Average annual rate of 188 dwellings 101 dwellings 189 dwellings 330 dwellings
development pa pa pa pa
Fastest average annual rate 677 324 500 677
Slowest average annual rate 2 3 10 2
Lag time
Average time between
application submission and 5. years 4.7 years 5 years 5.5 years
first build year
Fastest lag time 1 year 1 year 1 years 3 years
Slowest lag time 13 years 13 years 11 years 10 years
7
Source: Derived from ODPM completions data and information supplied by East of England
Local Authorities
Note: Lag time data available for 21 sites.
3.2.3 Of the 32 large sites, only 13 comptised developments of between 1,000 and
1,999 dwellings. 19 sites comprised development of over 2,000 dwellings, of
which 10 comprised over 3,000 units. On average lag time is longer for sites
greater for larger than smaller sites.
3.2.4 The vast majority of local authorities contacted commented that whilst there
were very many residential developments comprising several hundreds of
dwellings, development sites comprising more than 1,000 dwellings were rare.
3.3 Analysis
Contribution
3.3.1 Figures 1 and 2 below show the overall contribution of strategic housing
development as a proportion of overall housing completions.
FIGURE 1: HOUSING COMPLETIONS IN EAST OF ENGLAND (CUMULATIVE TOTALS)
600000
500000
400000
Number of dwellings
300000
200000
100000
0
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
Year
Total Completions LA s with sites Strategic sites 1000 - 2000 2000 +
Source: Derived from ODPM completions data and information supplied by East of
England Local Authorities
3.3.2 Figure 1 above shows that in aggregate strategic sites have made only a
limited contribution to housing development in the past 25 years within the
East of England. Since 1980 the proportion of houses developed on strategic
8
sites to total dwellings built has gradually increased from 4.5% (in 1980) to
8.6% by 2005. Into the future, the level to which strategic sites are proposed
to contribute towards total completions is planned to increase (see Figure 3).
FIGURE 2: HOUSING COMPLETIONS IN EAST OF ENGLAND (ANNUAL RATES)
35000
30000
25000
Number of dwellings
20000
15000
10000
5000
0
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
Year
Total Completions LA s with Strategic Sites Strategic Sites

1000 - 2000 2000 + EERA Completions
Total Completions - Line of best fit EERA Completions - Line of best fit
Source: Derived from ODPM and EERA completions data and information supplied by
East of England Local Authorities
3.3.3 Figure 2 above shows that in terms of annual rates, the number of dwellings
completed per annum fluctuates widely but has generally decreased over time.
Overall completions generally range from approximately 500 to 3,000
dwellings. In comparison, the contribution of strategic sites is relatively
constant and this indicates that there is no direct relationship between total
dwellings completed and those completed on strategic sites. Also the delivery
of strategic sites makes a small but constant base contribution to overall levels
of new housing stock per annum.
3.3.4 Figure 2 also recognises EERA housing completions. Exact figures have been
able to be ascertained from 2001-2003, whereas averages have only been
able to be gathered from 1991 onwards. Lines of best fit have been drawn for
both ODPM completions and EERA completions which show that overtime
completion rates are relatively similar.
3.3.5 Details of completions as a proportion of a total district’s housing development

is provided at Appendix 6.
3.3.6 Table 2 below provides an overview of the contribution of strategic sites to

local planning authority outputs over various time periods and by strategic site
size.
9
TABLE 2 : STRATEGIC SITES AND TOTAL COMPLETIONS (ALL LOCAL AUTHORITIES)

Period
1980/81 – 1989/90 1990/91 – 2004/5 1980/81 – 2004/5
Total Completions 250,031 288,296 538,327
Strategic site completions 18,101 35,426 53,527
1,000 – 1,999 dwellings 3,543 9,054 12,597
2,000 + dwellings 14,558 26,372 40,930
Proportion of total completions
Strategic sites 7% 12% 10%
1,000 – 1,999 dwellings 1% 3% 2%
2,000 + dwellings 6% 9% 8%
Source: Derived from ODPM Completions and East of England Local Authorities
3.3.7 Table 3 below shows that local authorities that benefit from strategic sites
attain on average, slightly higher rates of completions per annum and that
whilst strategic sites can comprise a substantial proportion of the annual
average within a particular locality, up to 40% (14% + 26%), the overall
contribution over time is only as high as 10% as shown in table 2 above.
TABLE 3 : ANNUAL CONTRIBUTION OF LARGE SITES AND OTHER SITES

Period
1980/81 – 1989/90 1990/91 – 2004/5 1980/81 – 2004/5
LA s WITH LARGE SITES
No of LA s 11 19 19
Total completions 80,563 143,330 223,893
Average Completions per LA 7,324 7,544 11,784
Annual Average per LA 732 503 471
1,000 – 1,999 dwellings

No of LA s 6 9 9
Average Completions per LA 563 1,245 1,621
% of Total LA Completions 8% 17% 14%
2,000 + dwellings
No of LA s 6 14 14
% of Total LA Completions 34% 26% 26%
LA s W/O LARGE SITES

No of LA s 37 29 29
Note: Above annual averages are per local authority who may benefit from 1 or more strategic sites, have annual
averages are not per site. Local authorities may benefit from the two size ranges of strategic site.
Source: Derived from ODPM Completions data and information supplied by East of England
Local Authorities
Impact of Local Plan Allocation
3.3.8 The potential relationship between lag time and development plan status of
strategic sites at the time of application submission has been investigated.
Due to inaccessibility of previous plans, and an incomplete set of lag times, not
all of the sites have been able to be thoroughly investigated. Findings suggest
that there is no obvious relationship between local plan allocation and lag time.
10
Achieving Planned Development Rates
3.3.9 There is no statistically significant relationship between the standard deviation

of site size and those authorities who meet their planned growth targets and
those who do not, i.e. local authorities with a broad range of site sizes and
those with a limited range of site sizes appear to perform equally well. By
examining local authorities with large sites there is a stronger statistical
relationship (but not yet statistically significant) between authorities with
strategic sites and those who achieve their planned targets, i.e. local
authorities who have a strategic site tend to be more likely to achieve their
planned rates of growth. It is important that this evidence is not taken out of
context. This is because if the latter analysis was undertaken by itself then the
conclusion, by itself, would indicate no relationship. Results of this analysis
are provided in Appendix 7.
3.3.10 Table 4 below shows the number of local authorities with strategic sites and
those without compared with achieving planned rates of growth.
TABLE 4 : LOCAL AUTHORITIES WITH AND WITHOUT STRATEGIC SITES COMPARED WITH
PLANNED TARGET RATES OF DEVELOPMENT
No of districts with large No of districts without large
sites sites
No of districts who met planned
11 21
targets
No of districts who did not meet
7 9
planned targets
Source: Derived from ODPM Housing Completions, East of England Local Authorities and
Draft RSS14
3.3.11 The results from the table must be read with caution as many local factors
govern the rate of development at potential locations such as local housing
markets, and location (urban or rural), accessibility (to transport interchanges,
jobs and services and facilities).
Locational Analysis
3.3.12 Mapping of annual completions per district and strategic site is provided in
Appendix 8. In general the rate of housing development at strategic sites is
slower in the period 1991 to 2005 than the period 1980 to 1990.
3.3.13 Appendices 8.1-8.3 illustrate that the majority of strategic sites in the East of
England are located within the London-Stansted-Cambridge-Peterborough
(LSCP) Growth Area / M11 Corridor and within Essex. The rates of delivery of
strategic sites is not related to overall rates of housing delivery by district.
3.3.14 Appendices 8.4-8.6 show district totals excluding strategic site contributions.
They highlight that even without strategic sites the variation between annual
rates throughout the East of England is similar to the rates including strategic
sites. Most significantly, they show that high completion rates have been
achieved without strategic sites.
11
Impact of Environmental Assessment
3.3.15 Environmental issues have become increasingly complex and methods have
been developed to measure the impacts of development. Cost benefit
analysis evolved into environmental assessment (EA) which was first
introduced into the British planning system in 1985 through an EC Directive.
An EA is undertaken for major development projects, including large housing
sites, and assesses a range of qualitative and quantitative impacts that the
development will have on the environment. As a result, the undertaking of the
various EA procedures has had the effect of lengthening the planning process
for strategic sites, particularly the lag time.
3.4 Case Studies
3.4.1 Six schemes have been investigated in detail to generate a clearer

understanding of into the development processes involved in developing a
strategic housing site. The case studies comprise the following schemes:
Cambourne, South Cambridgeshire
Chafford Hundred, Thurrock
Church Langley, Harlow
Grange Farm, Suffolk Coastal
Hampton Southern Township, Peterborough
The Wick, Basildon
3.4.2 Each case study is discussed in detail in Appendix 5. These schemes have
been selected because they represent a broad range of types, sizes and
locations within the context of the full list of strategic sites. They also cover a
wide timescale and are at different construction stages. All sites, apart from
Chafford Hundred which started in 1988, started during the 1990s. Selecting
recent sites ensures site records are more accessible and enables case
officers or developers who actually worked, or are still working, on the sites to
be contacted, thus presenting an accurate and up-to-date understanding of
each development.
3.4.3 Figure 3 below shows completion rates of each case study. It highlights that
the sites have developed in a similar way. Apart from Grange Farm, the five
remaining sites tend to start slowly and then rise and fluctuate over the course
of development. All of the sites have included a broad mix of uses. All sites
comprise a range of physical infrastructure as well as retail and employment
uses, and healthcare, education, community and open space services and
facilities.
12
FIGURE 3: COMPLETION RATES OF CASE STUDIES
800
700
No of dwellings per annum 600
500
400
300
200
100
0
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
Year
Cambourne Chafford hundred Church Langley Hampton Grange Farm The Wick
Source: Derived from ODPM completions data and information supplied by East of
England Local Authorities
3.4.4 Strategic sites receive outline planning permission granting the overall
development of the site. The site is then sub-divided into smaller plots of land
which are released over the development period. These plots are then sold of
off to a number of house builders who develop individual parcels of land.
Factors Affecting Rate of Development
3.4.5 Analysis of case studies highlights each scheme is different from the other and
that there are a range of factors which affect the pace at which a strategic site
can develop. The degree in which an individual factor occurs as well as the
number of factors occurring varies. Case studies identify factors, as set out
below, which affect delivery, and need to be considered as they can either
speed up or slow down the development process:
Joint working – partnership between local authorities, the Government and

developers/housebuilders is crucial to ensure effective and efficient delivery;
Site conditions – environmental issues, site remediation;
Local market – demand for and supply of local housing;
Residential density – higher densities lead to increased completions rates;
Type of developer / house builder – national organisations can build at faster

rates than local firms. Having a variety of house builders who have different
markets (products) will enable faster rates of development to be achieved;
13
Land owner – rate at which the landowner releases land to housing market.
Faster rate of release will lead to more completions;
Level of guidance – clear design and master planning concepts and

principles that are adopted by all parties;
Quality of design – sub-standard design submissions require substantial

revision and negotiation;
Changes to proposals – re-submission of proposals due to site being

developed over a considerable period of time and changing circumstances;
Infrastructure requirements – physical and social infrastructure such as

roads, services and facilities maybe required to be implemented before
residential development can commence; and,
Section 106 agreements – negotiations between development and the local

Council and other parties can slow down the development process.
3.4.6 From the consultants own experience, there is evidence to suggest that given
suitable site shape and size and if there are no infrastructure constraints then
multiple parts of sites can be commenced at the same time, thereby increasing
rates of delivery.
3.5 Conclusions
3.5.1 Whilst strategic sites can provide a valuable contribution towards meeting
housing targets and help achieve higher rates of growth, they cannot be relied
upon to achieve higher or increased rates of housing growth over time. Their
contribution has historically only achieved an average of 10% of housing
completions over 1980-2005. There appears to be no statistically significant
relationship between districts who have met their planned growth targets and
those who have not, and the existence of strategic sites. The contribution of
strategic sites to housing stock is relatively constant whereas the contribution
of small sites (less than 1,000 dwellings) fluctuates widely. This shows that
strategic sites provides a small but important base contribution to the housing
stock per annum.
3.5.2 The overall rate of development that has historically been achieved from
strategic sites overall is only as high as 200 dwellings per annum for individual
sites. This is the average that has been achieved since 1980 in the region.
3.5.3 Locational analysis indicates that the delivery rates of strategic sites tends not
to be related to completion rates of districts in which they are situated.
Completion rates on strategic sites has generally decreased over time except
those sites being delivered at faster rates in the LSCP Growth Area.
3.5.4 Interestingly, sites of between 1,000 and 1,999 dwellings have made a limited
contribution towards overall development and have also been developed at
much slower rates than larger developments. This may be reflective of the
scale of investment required to service larger developments and the ability of
larger developments (comprising 2,000 of more dwellings) to offset these
costs, or to secure better investment.
3.5.5 The average time between application submission and the first year of build is
5 years. Local plan allocation does not directly affect lag time.
14
3.5.6 The Compass search (see paragraph 2.2.7) yielded very few strategic sites
that were subject to any form of inquiry indicating that strategic sites tend to
have the support of the planning system. This also indicates that generally
planning authorities handle strategic sites differently. Due to the size and
complex nature of such schemes, pre-application discussions are expected to
have occurred, authorities would also secure missing information and seek to
resolve issues to enable planning permission to be granted. Therefore, as a
result of this time and cost preparing the application developers are unlikely to
appeal. It also indicates the willingness of the developers to ensure that
applications are supported by all relevant and necessary information.
3.5.7 The main finding from the six case studies is that each strategic site is different
from the next. In general, sites appear to develop in a similar manner in that
production rates gradually increase and then fluctuate over the course of
development. However, all sites vary in that the rate of development and lag
time is affected by a range of factors which can occur throughout the planning
process. The degree to which these factors impact lag time and production
rates can be influenced by the Government, local planning authorities and
developers.
3.5.8 It is not clear what the effect of the new planning system will have on the
average lag time (the time between application and submission). However,
given the need for pre-application discussions and the need to support
strategic applications with rigorous and comprehensive information and the
complexity of securing on-site and off-site improvements, including provision of
infrastructure (community, social, utilities and transport) it is difficult to
envisage that the time between an allocation in a local development
framework and first year of build reducing. It does not seem to be sensible to
assume that any speeding up of the planning process, on the basis that issues
are complex and ramifications are potentially considerable.
15
4. Delivery of housing up to 2021
4.1 Supply
4.1.1 Appendix 9 provides an overview of housing land completions and

commitments for the forthcoming RSS14 plan period. The information has
been provided by the East of England Regional Assembly (EERA).
4.1.2 Table 5 below provides an overview of the amount of land that is needed to be
found by 2021 by locality.
TABLE 5 : LAND SUPPLY FOR RSS 14 PLAN PERIOD (2001-2021)

Draft RSS Target Commitments plus
County/Unitary Residual
(total) completions
Peterborough 21,200 14,461 6,739
Cambridgeshire 68,100 60,028 8,072
Suffolk 58,600 35,407 23,193
Essex (inc UAs) 123,400 54,641 68,759
Hertfordshire 79,600 34,164 45,436
Norfolk 72,600 35,438 37,162
TOTAL 423,500 234,139 189,361
Source: Derived from draft RSS 14 and EERA
4.1.3 Appendix 10 provides a breakdown of previously developed land that is

considered to be available for residential development. This information was
provided by the ODPM. The residual element comprises both greenfield and
brownfield land. Assuming sites are constructed at 35 dwellings per hectare,
analysis of Appendix 10 shows that approximately 128,450 units could be built
on previously developed land. This equates 68% of the total residual set out in
Table 5.
4.2 Strategic Sites
4.2.1 Appendix 11 provides a list of all strategic sites that are either currently under
development, are committed or otherwise being contemplated by local
planning authorities.. Taking into account strategic sites that are currently
being developed (as identified in the previous chapter) and the number of
strategic sites that are proposed to be developed in the forthcoming plan
period, the total capacity of these sites is, as follows:
TABLE 6 : CAPACITY OF EXISTING AND FUTURE STRATEGIC SITES (FROM 2001)

Cumulative capacity
Strategic sites in which construction ended 2001-2005 3,292
Strategic site completions ongoing (beyond 2005) 2001-2005 6,213
Strategic Sites under construction 2005 onwards 14,004
Strategic Sites committed in Local Plans / Identified in RSS14 at 2005 75,440
TOTAL 98,949
Draft RSS 14 Target 478,000
Remainder 379,051
Potential contribution of strategic sites assuming fully developed by 2021 22%
Source: Derived from East of England Planning Authorities, Local Plans and draft RSS 14
Note: Target for draft RSS14 excludes MKSM SRS elements of growth, which if included
would increase the RSS 14 target and also the amount of proposed strategic sites.
16
4.2.2 There are a total of 25 strategic large sites which have yet to obtain planning
permission and are being relied upon to be delivered in the period to 2021.
Average site size is greater that 3,000 dwellings.
4.2.3 2% of the RSS target has already been achieved over the period 2001-2005.
This Given the current draft RSS dwelling target for the remaining period
strategic sites could provide approximately 22% of the remaining target. This
is substantially higher (double) than has been achieved in the past. This
shows the relatively greater importance and larger contribution that strategic
sites are planned to have in the future on overall house building.
4.3 Potential Trajectory
4.3.1 Taking into account commitments, strategic sites under development and
estimated development of identified strategic sites, an estimate of the total
contribution of strategic housing sites can make to RSS14 targets is provided
in Appendix 12.
4.3.2 Estimates as to when strategic sites might commence development are based
on our estimates of when an application might be made. Average lag time and
average completion rate are based on historical performance (see chapter 3 of
this study). Trajectory assumptions are set out in table 7 below.
TABLE 7 : LAG TIME AND ANNUAL RATE TRAJECTORY ASSUMPTIONS

Site Capacity Lag Time Annual Completion Rate
1000-1999 dwellings 4 years 200
2000-2999 dwellings 5 years 250
3000 + dwellings 5 years 350
4.3.3 Figures 4 and 5 show potential housing land supply trajectories comparing
regional targets with future housing supply on strategic sites.
17
FIGURE 4 : HOUSING TRAJECTORY FOR EAST OF ENGLAND AND CONTRIBUTION OF

STRATEGIC SITES (POTENTIAL AND ACHIEVED) (CUMULATIVE TOTALS) 2001-2021
500000
450000
400000
350000
Number of dwellings
300000
250000
200000
150000
100000
50000
0
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Year
Cumulative dRRS14 Target Target of LAs with S sites Cumulative Supply Supply - under development Supply - not started
Source: East of England Planning Authorities, Local Plans and draft RSS14.
4.3.4 Applying these lag times and completion rates shows that strategic sites have
the potential to contribute 72,989 dwellings in the plan period covering 2001-
2021. This equates 15% of the total target and this level of contribution higher
that the 10% which has been achieved historically. This figure is still
significantly lower than the 22% which is targeted. Higher rate trajectories are
set out in Figures 6 and 6 below.
4.3.5 Figure 4 shows a steadily increasing supply of new housing development can
be anticipated from strategic sites. This is a similar pattern of contribution of
strategic sites to housing targets as was achieved in the period 1980 – 2004.
Sites which do not yet have planning permission will only begin to make a
significant contribution from 2012/13.
18
FIGURE 5 : TARGET HOUSING TRAJECTORY FOR EAST OF ENGLAND (ANNUAL RATES) 2001-
2021
25000
20000
Number of dwellings
15000
10000
5000
0
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Year
Annual dRSS14 Target Target of LAs with S sites Annual Supply
Annual Supply inc other sites Supply sites - under development Supply sites - not started
Contribution of other sites
Source: East of England Planning Authorities, Local Plans and draft RSS14.
4.3.6 Figure 5 shows that the delivery of future strategic sites peaks at
approximately 6,000 per annum in the period 2013 – 2016.
4.3.7 Appendix 13 provides the table which underpins the above trajectories and
shows where districts, through development of strategic sites alone, are
assumed to exceed annual housing targets for individual districts as currently
set out in draft RSS14. This occurs within Cambridge City, Harlow, Stevenage
and Welwyn Hatfield. This pattern has occurred in the past. It should be
noted that these sites are set out in RSS14, and that further strategic sites
could be brought forward in the future.
4.4 Achieving RSS14
4.4.1 This section investigates what would need to occur to achieve RSS14 housing
targets. A range of scenarios involving changes to lag time and completion
rates have been tested.
4.4.2 Table 8 below examines what might occur if alternative rates of development
were achieved. Even under the scenario when rates of development are
increased up to 700 dwellings per annum the overall contribution of strategic
sites currently required by draft RSS9 is not achieved.
19
TABLE 8 : HIGHER ANNUAL RATE SCENARIOS OVER 2001-2021 (5 year lag time)
Total completed % of strategic sites
Annual completion
dwellings on strategic % of RSS 14 target
rate
sites
200 60,809 59 13
300 70,409 68 15
400 75,849 74 16
500 79,549 78 17
600 83,249 82 18
700 85,749 85 19
4.4.3 Table 9 below is similar to table 8 however lag time has been decreased to 3
years, as opposed to 5 years.
TABLE 9 : HIGHER ANNUAL RATE SCENARIOS OVER 2001-2021 (3 year lag time)
Total completed % of strategic sites
Annual completion
dwellings on strategic % of RSS 14 target
rate
sites
200 65,259 63 14
300 74,799 72 16
400 80,299 77 17
500 85,199 82 18
600 89,699 86 19
700 94,199 91 20
4.4.4 The table above shows that increasing the contribution of strategic sites to
meet draft RSS14 target requires the simultaneous action of (i) decreasing the
period between planning application being submitted and planning permission
being granted and homes built; and, (ii) a substantial increase in completion
rates of those sites. Achieving both is entirely unrealistic given historic
performance. Notably, achieving very high rates of development is likely to be
undesirable.
4.4.5 It is not assumed that lag times will be reduced as the new planning system
frontloads the process, so that whilst determination of applications may occur
quicker, the actual process of preparing proposals and supporting
documentation (including undertaking consultation) before submission has
been lengthened. There is no evidence to suggest the new planning system
will achieve an overall reduction in the time required to bring sites forward for
development will reduce. There is no evidence to suggest that the process will
be faster than it has been historically. See also paragraph 3.5.8.
4.4.6 Analysis shows that it is the number of sites which constrains the contribution
towards total supply. No evidence suggests that concentrations of strategic
sites affects the market and thus supply. Doubling the number of strategic
sites would double the contribution that the sites can make towards supply.
4.4.7 Overall, if contribution of strategic sites is to be increased the number of sites

should be increased. This is the only realistic mechanism to meet RSS14
targets.
20
5. Economics
5.1.1 The Barker Review of Housing Supply, Interim Report 2003 examined the link
between housing supply, demand and prices. As house prices rise one would
expect housing supply to increase. This has tended to be the case in most
European countries and previously in the UK. However, over the last decade
the relationship between house prices and housing supply has broken down.
Over this period as house prices have risen, the number of dwellings
completed per annum decreased. Markedly in the early 1990’s and in
comparison to historic rates. Note these figures relate to the UK.
5.1.2 The relationship between between house building and a wide range of
economic indicators has been investigated. This has included GDP, real
interest rates, earnings, saving ratios, unemployment levels, GDP differentials
in the UK vis a vis Europe (migration impacts). The analysis has included an
assessment of house building against these economic variables singly, in
combination and by lagging data by up to 5 years, absolute values and in
terms of annual changes.
5.1.3 In all cases there is no statistically robust relationship between either the
annual volume or the rate of change of house building and any economic
variable.
5.1.4 It is apparent that the factors driving house building are not principally
economic but relate to a whole range of other factors. The Barker Review
highlighted that land supply issues were the main factors driving house
building. These factors related to an unwillingness to build out large sites
quickly in order to reduce risk, the complex nature of sites (especially
brownfield), land ownership and land assembly problems, the planning system
and the political problems associated with land use issues i.e. nimbyism.
5.2 Infrastructure
5.2.1 The East of England Regional Assembly has a standing objection to the
proposed levels of housing proposed to be developed as part of Draft RSS14,
on the basis that insufficient infrastructure exists or is proposed to be
introduced to ensure that new development is sustainable. This infrastructure
shortage pertains not only to transport infrastructure but also to other types of
infrastructure.
5.2.2 Notably, anecdotal evidence from Kent Council indicates that whilst land is
available to be developed and has planning permission to be built,
development cannot take place until key infrastructure has been put in place to
support the new communities. This issue is, for example, preventing
continued growth at Ashford.
5.2.3 Strategic sites, economically, able to provide a wider range of infrastructure,

including strategic infrastructure than brownfield sites. Strategic sites can also
accommodate new facilities, which are required as part of the scheme or
needed as part of the overall growth of a settlement, such as medical centres,
schools, retail centres, formal open space and leisure and community facilities.
21
5.3 Labour Supply
5.3.1 Previous studies by Colin Buchanan have assessed the availability of labour
supply in the London-Stansted-Cambridge-Peterborough Growth Area and
considered whether it would be a constraint to development.
5.3.2 The results from that work suggest that house builders and developers do not
consider that labour supply would constrain growth. By confirming growth
levels and ensuring an even rate of development then volume house builders
could respond to an increase in rate of development. Confirming RSS14
would be an important first step in this process.
5.3.3 It is not clear what the ramifications of the successful bid to stage the 2012
Olympics will have on the capacity of the construction industry, but there are
already increasing concerns indicating that development capacity may be
directed towards this national development at the expense of other areas.
22
6. Conclusions
6.1.1 Historically rates of strategic site development is 200 per annum. Further
analysis highlights that completion rates increase for larger sites. Sites with
2,000 - 2,999 units have the potential to develop up to 250 dwellings per
annum, and sites with 3,000+ units at 350 dwellings per annum.
6.1.2 Lag time is approximately 5 years. The recent Government consultation paper
Planning for Housing Provision identifies that this time gap needs to be
shortened. It is not clear how this is to be achieved. The requirement for
provision of appropriate supporting documentation and evidence and also the
need to ensure community consultation is meaningful and appropriate appears
to conflict with this objective.
6.1.3 Case studies show that rate of development and lag time can be affected by a
range of factors. The degree to which these factors impact lag time and
production rates can be influenced by the Government, local planning
authorities and developers.
6.1.4 Strategic sites are an important part of the formulae to achieving high rates of
growth but are not the entire solution. Completions achieved by strategic sites
has historically represented a small but important contribution, equating
approximately 15% of total completions.
6.1.5 Draft RSS14 requires the delivery of all strategic sites by 2021. Our evidence
shows that it is highly unlikely that much more than two thirds of the capacity
of strategic sites within the East of England will be developed in the period to
2021; these sites will continue to contribute for the ensuing period.
6.1.6 Meeting the draft RSS14 strategic sites target requires identification, allocation
and development of more strategic sites. Put simply, to meet the strategic
sites target identified within draft RSS14 requires allocation of a third more
strategic sites than are currently identified.
6.1.7 Strategic sites can contribute towards infrastructure required to serve the new
community and help create a sustainable environment. It is important that
greenfield land is brought forward in tandem with brownfield land because of
the limited contribution that brownfield land is likely to be able to make towards
strategic infrastructure. In any event urban capacity sites is believed to be a
diminishing supply.
23
Appendix 1: Compass Site Search 1980 – 2004
1
Appendix 1: COMPASS Strategic Sites 1980 - 2004
Ref Aurthority Site Outcome Date Proposal

11 Vale Royal Winnington Island Dismissed 2004 1200 dwelling
38 Gloucester Land at former RAF Quedgeley Allowed 2003 2650 dwellings
39 Cherwell Former RAF Upper Heyford Dismissed 2003 1000 dwellings
83 Rotherham Land off Wentworth Road / Brook Hill Dismissed 2001 1200 dwellings
95 Wokingham S/o M4 Reading / Grazeley Dismissed 2001 2500 dwellings
156 Redditch Brockhill Allowed 1994 1300 dwellings
163 Stevenage / North Herts NE of Stevenage Allowed 1993 1600 dwellings
167 Tewkesbury L/o Ashchurch Road / Gloucester Road Deferred 1993 1054 dwellings
171 Ashford Conscience Farm Dismissed 1992 1500 dwellings
178 New Forest A36 Totton Dismissed 1992 1000 dwellings
184 South Cambridgeshire Great Common Farm / Hare Park / Scotland Park / Bourne Airfield / Allington Dismissed 1992 3000 dwellings
186 South Cambridgeshire Chittering / Waterfenton / Denny / Westmere Dismissed 1991 1500 - 3000 dwellings
188 Kingswood / Northavon Emersons Green Allowed / Dismissed 1991 3000 + dwellings
189 Castle Point Northwick Road, Canvey Island Dismissed 1991 4320 dwellings
192 Mid Bedfordshire E/o Bedford Road Dismissed 1991 1200 dwellings
208 Charnwood Wymeswold Airfield Dismissed 1990 2200 dwellings
223 Stevenage / East Herts E/o Gresley Way Dismissed 1989 83 acres
234 Hart Land E/o Eversley Centre Dismissed 1989 2150 dwellings
242 Stevenage Weston Road and Land at Stevenagebury Dismissed 1989 2000 dwellings
273 Fylde Kirkham Camp adj A583 / Kirkham Road Dismissed 1983 1350 dwellings
274 Surrey Heath Lucas Green Road / Brentmoor Road Dismissed 1983 138 acres
Summary
21 sites in total
3 allowed = 14%
Appendix 2: ODPM Housing Completions 1980/1 –

2004/5
Appendix 2: ODPM Housing Completions 1990 - 2005
11 6 6 19 9 14
Draft RSS14 Average Average Average

1000+ (1980 1000-1999 2000+ (1980 1000+ (1990 1000-1999 2000+ (1990
Area Annual Annual (1980- Annual (1990- Annual (1980- 1980/81 1981/82 1982/83 1983/84 1984/85 1985/86 1986/87 1987/88 1988/89 1989/90 1990/91 1991/92 1992/93 1993/94 1994/95 1995/96 1996/97 1997/98 1998/99 1999/00 2000/01 2001/02 2002/03 2003/04 2004/05 Total
1990) (1980-1990) 1990) 2005) (1990-2005) 2005)
average 1990) 2005) 2005)
Bedfordshire and Luton 1726 2411 1533 2101 2221 1806 2195 2013 2335 3174 2308 2625 3252 2185 2664 2221 2280 2964 1985 1752 1757 1747 1545 1228 1437 1453 1662 1695 2021 52525
Bedford 42 514 526 521 609 379 379 649 521 867 366 359 569 440 275 379 601 871 582 453 456 427 646 544 548 408 611 478 606 13023
Mid Bedfordshire 414 545 637 600 616 468 526 533 623 556 579 509 567 470 892 590 691 693 665 774 670 842 605 216 523 452 652 756 531 14999
South Bedfordshire 80 459 371 406 505 262 418 416 514 434 624 424 596 392 481 443 445 576 547 265 253 323 266 272 322 333 129 313 593 10146
Luton Borough 9 9 9 9 9 9 1190 894 361 574 491 697 872 415 677 1317 739 1333 1520 883 1016 809 543 824 191 260 378 155 28 196 44 260 270 148 291 14357
Cambridgeshire and Peterborough 4465 4744 3029 3715 4317 4241 3940 4181 4491 4233 4502 5659 6270 5602 4213 3697 2894 3124 2799 2685 3168 3539 2735 2736 2179 2420 2704 3163 3377 92869
Fenland 505 553 524 536 416 312 342 506 517 371 504 728 969 862 735 759 781 586 500 415 279 425 512 389 374 325 597 570 617 13391
Peterborough UA 9 9 9 9 1060 1471 553 920 1774 1844 1535 1333 1232 1123 1172 1855 1626 1213 1050 866 417 499 430 279 546 395 485 562 341 400 511 696 824 23008
Huntingdonshire 9 9 9 9 560 1094 657 832 1020 770 688 886 1085 1090 1238 1288 1348 1527 870 797 651 744 726 856 973 851 611 650 442 490 468 370 354 20793
East Cambridgeshire 430 373 429 407 163 202 181 235 378 358 412 533 721 543 654 602 419 331 470 472 464 469 348 302 255 411 404 528 308 10163
South Cambridgeshire 9 9 1175 823 582 679 565 526 731 789 788 902 820 948 1214 951 548 399 364 372 448 448 513 1107 673 703 625 664 537 571 758 16964
Cambridge city 735 430 283 342 379 587 463 432 491 389 356 307 392 506 356 274 262 592 225 215 393 292 106 130 142 130 187 428 516 8550
Essex, Southend and Thurrock 6170 7460 5714 6412 7847 5524 6398 7225 6808 7168 8686 8857 9120 6964 5815 5350 5081 5346 6632 6314 6839 6685 6147 6460 4534 4384 5949 5119 5060 160312
Basildon 9 9 535 1504 810 1088 2023 1464 1840 1980 1258 1423 1235 1779 1330 712 701 578 682 962 1115 1221 1372 1163 1181 1169 685 404 256 312 352 27197
Braintree 9 9 9 9 385 700 618 651 538 317 713 646 640 739 647 792 1460 509 378 443 217 230 511 624 1208 954 741 686 487 396 1176 547 675 16274
Brentwood 145 215 133 166 98 173 163 129 188 181 414 281 363 163 263 109 90 169 154 63 220 14 93 99 5 53 210 241 205 4141
Castle Point 200 231 154 184 171 236 240 216 247 189 237 361 204 205 187 141 301 171 271 183 141 182 134 128 82 75 92 73 145 4612
Chelmsford 9 9 9 700 1087 557 769 836 596 935 824 1197 1135 1896 1296 1146 1011 641 437 559 546 655 356 297 362 460 514 542 519 838 863 764 19225
Colchester 9 9 9 9 855 733 697 711 586 381 613 686 622 831 831 735 1015 1029 650 986 575 741 638 575 549 657 672 604 466 533 851 1110 850 17786
Epping Forest 550 307 320 315 137 265 303 433 409 334 340 383 299 169 190 400 229 369 386 526 348 225 157 349 301 364 350 223 383 7872
Harlow 9 9 400 173 325 264 278 320 56 101 69 152 301 264 55 136 92 162 346 272 456 558 502 658 566 536 237 194 145 59 89 6604
Maldon 120 310 197 242 394 269 234 365 277 263 279 394 302 327 231 58 146 166 169 192 246 260 334 389 285 143 105 117 116 6061
Rochford 230 326 253 282 519 404 276 381 298 168 209 451 330 220 121 277 323 317 320 266 417 262 382 351 180 151 144 191 93 7051
Southend UA 300 452 241 326 776 280 248 470 443 471 426 319 262 829 386 381 448 346 317 205 218 230 148 209 102 82 142 134 269 8141
Tendring 425 676 358 485 700 539 353 296 259 376 1064 1228 1239 707 683 421 312 308 444 407 335 348 322 344 352 437 388 145 119 12126
Thurrock UA 9 9 9 9 925 483 786 665 325 116 261 582 660 539 504 285 840 721 896 776 660 526 785 804 852 1129 669 803 611 824 971 819 668 16626
Uttlesford 9 9 400 261 266 264 466 164 163 116 241 367 303 289 275 226 396 181 193 223 411 334 134 241 288 279 199 209 281 285 332 6596
Hertfordshire 3980 4228 3036 3513 4579 3300 3910 4166 4946 4307 4453 4365 4780 3471 2949 2819 3181 3429 3962 3801 3963 3178 2584 2835 2426 2196 1919 2961 3342 87822
Broxbourne 255 376 334 351 218 269 399 532 515 350 470 259 501 251 283 308 360 267 135 317 309 437 455 520 399 222 143 229 631 8779
Dacorum 315 560 340 428 953 591 734 444 677 569 285 363 532 453 692 422 479 292 447 366 246 236 226 97 302 213 208 626 244 10697
East Hertfordshire 9 9 9 9 1040 679 494 568 586 393 667 672 1048 867 829 872 599 258 471 362 296 636 818 726 771 758 402 367 475 433 340 237 318 14201
Hertsmere 210 327 267 291 214 158 167 187 490 572 560 248 467 209 121 219 376 412 472 290 162 394 392 275 246 156 101 176 208 7272
North Hertfordshire 9 9 790 579 303 413 407 311 466 677 390 748 653 573 697 863 485 355 442 473 394 332 308 390 147 274 228 263 252 161 47 10336
St Albans 350 455 301 363 505 743 622 494 466 53 171 500 692 307 186 279 350 316 347 358 356 228 241 473 289 201 262 205 429 9073
Stevenage 9 9 9 9 9 320 343 284 308 537 238 281 187 336 359 233 383 395 480 253 189 307 478 426 566 381 344 267 281 214 216 105 50 185 7691
Three Rivers 180 272 165 208 456 131 202 227 295 244 302 470 258 132 69 21 53 124 151 206 276 198 255 285 59 388 150 143 100 5195
Watford 230 183 243 219 172 199 97 179 129 203 355 182 146 164 95 258 246 238 396 407 912 84 64 99 49 49 110 269 362 5464
Welwyn Hatfield 9 9 290 454 305 365 531 267 275 567 600 342 595 515 493 354 294 406 272 193 376 233 242 109 135 164 165 55 248 865 818 9114
Norfolk 3630 3793 3390 3551 3663 2719 2223 3617 4135 3956 4688 4412 4818 3702 3727 4077 4253 4238 3850 3772 3246 3526 3736 2730 2458 2617 2707 2772 3139 88781
Breckland 760 601 646 628 411 244 289 350 733 1070 887 543 873 612 717 886 675 626 485 704 529 568 677 545 513 644 754 638 735 15708
Broadland 9 9 9 9 9 9 610 616 679 654 438 361 370 579 630 400 656 1121 868 739 590 928 897 918 851 770 889 900 862 638 569 422 340 321 289 16346
Great Yarmouth 300 419 254 320 451 160 288 361 522 458 371 591 630 355 288 358 324 249 311 283 194 251 295 275 164 168 132 196 328 8003
King's Lynn&West Norfolk 550 697 611 645 553 511 313 705 768 761 1272 842 876 373 760 505 1069 778 843 665 561 695 667 360 390 362 327 519 657 16132
North Norfolk 320 517 435 468 575 373 205 660 547 509 500 532 659 607 501 582 490 665 784 494 528 453 382 273 308 202 186 369 305 11689
Norwich 530 385 304 336 993 346 159 386 431 264 482 247 213 329 323 118 213 194 106 389 179 176 297 154 256 425 502 522 700 8404
South Norfolk 560 558 461 500 242 724 599 576 504 494 520 536 699 687 548 700 585 808 470 467 366 483 556 485 258 394 466 207 125 12499
Suffolk 2930 3262 2517 2815 3852 2575 2560 3051 3457 2981 3760 3686 3254 3442 3386 3362 2574 2640 2525 2741 2294 2318 1894 2288 2590 2242 2195 2355 2353 70375
Babergh 260 481 278 359 375 394 424 545 387 407 539 707 642 385 266 375 318 278 284 267 269 338 159 278 382 186 426 197 143 8971
Forest Heath 320 325 185 241 662 152 172 288 357 319 341 328 283 352 319 462 222 217 258 240 109 90 108 107 214 150 62 54 164 6030
Ipswich 9 9 770 345 265 297 780 245 276 339 356 231 331 362 284 248 137 198 254 238 180 228 169 170 61 222 401 379 311 431 603 7434
Mid Suffolk 385 515 386 438 387 173 201 210 925 527 662 546 658 864 425 459 428 370 385 413 428 582 363 327 378 303 264 324 345 10947
St Edmundsbury 9 9 9 9 400 393 459 433 272 331 229 366 466 366 506 487 433 469 477 503 480 569 381 523 568 558 412 466 456 424 310 443 322 10817
Suffolk Coastal 9 9 9 505 650 553 592 566 966 687 755 416 434 836 806 519 517 1050 880 557 600 572 624 444 348 498 536 328 389 484 539 441 14792
Waveney 290 553 390 455 810 314 571 548 550 697 545 450 435 607 712 485 315 368 465 446 307 232 293 352 431 411 338 367 335 11384
East of England 22901 25898 19220 22107 26479 20165 21226 24253 26172 25819 28397 29604 31494 25366 22754 21526 20263 21741 21753 21065 21267 20993 18641 18277 15624 15312 17136 18065 19292 552684
1980 - 1990 258975 1990 - 2005 293709
LA s 1000+ over 1980/90 #VALUE! 7850 8056.3 6141.866667 6907.64 7133 6414 6916 7107 7812 8065 8191 9957 10623 8345 7701 7539 5600 6765 6329 6607 7559 7049 5647 5789 4433 4787 5826 5280 5217
1980 - 1990 80563 1990 - 2005 92128
LA s 1000-1999 over 1980/90 #VALUE! 4105 4327 3093 3586 3610 2776 3591 3385 4416 4772 4342 5789 6190 4396 3578 3528 2911 3830 3523 3802 4600 3962 2911 2818 2231 2217 2699 1673 2112 89662
1980 - 1990 43267 1990 - 2005 46395
LA s 2000+ over 1980/90 #VALUE! 5040 4590 3536 3957.6 3886 3730 3880 3961 4287 4576 4408 5816 6302 5054 4679 4868 3572 4077 3276 3211 3782 3794 3128 3269 2487 2863 3253 3537 3244 98940
1980 - 1990 45900 1990 - 2005 53040
LA s 1000+ over 1990/05 #VALUE! 12910 13283 9555 11046 13019 10307 11658 12500 12711 13365 14325 15983 16117 12846 10995 10255 8712 10044 10364 10317 11096 11249 9158 9650 7515 7474 8694 8827 8980
1980 - 1990 132831 1990 - 2005 143330
LA s 1000-1999 over 1990/05 #VALUE! 5975 6020 4181 4917 5692 3781 4965 4664 6210 6505 6872 7736 7895 5881 4752 4344 3917 4837 4769 4720 5200 4735 3720 3833 3373 3324 4129 3252 3811
1980 - 1990 60201 1990 - 2005 62716
LA s 2000+ over 1990/05 #VALUE! 9755 10204 7255 8435 9629 8418 9151 9841 9341 10071 10977 12380 12151 10078 8743 8274 7101 7973 7718 7549 7841 8275 7055 7446 5511 5567 6118 6957 6698
1980 - 1990 102037 1990 - 2005 108826
LA s 1000+ over 1980/05 7133 6414 6916 7107 7812 8065 8191 9957 10623 8345 10995 10255 8712 10044 10364 10317 11096 11249 9158 9650 7515 7474 8694 8827 8980
LA s without large sites 1980/90 19346 13751 14310 17146 18360 17754 20206 19647 20871 17021
178412
LA s without large sites 1990/05 11759 11271 11551 11697 11389 10748 10171 9744 9483 8627 8109 7838 8442 9238 10312
Appendix 3: Completions compared with previous

and proposed planned rates (draft RSS14)
Appendix 3: Completions compared with previous planned rates and proposed planned rates (draft RSS14)
Actual Actual Actual Completions Completions Average completions

RSS14 annual Local Plan Large Site Actual average greater than LP
completions completions completions average (1980 - average (1980 - compared with draft RSS14
average 2001 - annual average completed / under
average annual average annual average annual 2005) greater than 2005) greater than
2021 1990 - 2005 completion 1980- 1990- 1980- 1980- 1990- 1980-
(1980-1990) (1990-2005) (1980-2005) RSS14 LP
2005 2005 1990 1990 2005 2005
Bedfordshire and Luton* 535 2465 1517 1533 1527 9 -992 -998 -982 948 932 938
Bedford 42 810 514 526 521 9 -479 -484 -472 296 284 289
Mid Bedfordshire 414 905 545 637 600 9 -186 -223 -131 360 268 305
South Bedfordshire 80 440 459 371 406 9 -326 -291 -379 -19 69 34
Luton Borough 310 894 361 574 9 9 -574 -361 -894 -584 -51 -264
Cambridgeshire and Peterborough 4465 3653 4744 3029 3715 9 750 1436 -279 -1090 624 -61
Fenland 505 680 553 524 536 9 -31 -19 -48 127 156 144
Peterborough UA 1060 653 1471 553 920 9 9 140 507 -411 -817 100 -267
Huntingdonshire 560 820 1094 657 832 9 9 9 -272 -97 -534 -274 163 -12
East Cambridgeshire 430 500 373 429 407 23 1 57 127 71 93
South Cambridgeshire 1175 753 823 582 679 9 496 593 352 -70 171 75
Cambridge city 735 247 430 283 342 9 393 452 305 -184 -37 -95
Essex, Southend and Thurrock 6170 5263 7460 5714 6412 9 9 -242 456 -1290 -2196 -451 -1149
Basildon 535 599 1504 810 1088 9 9 9 -553 -275 -969 -905 -211 -489
Braintree 385 633 700 618 651 9 9 9 -266 -233 -315 -67 15 -18
Brentwood 145 111 215 133 166 9 9 -21 12 -70 -104 -21 -54
Castle Point 200 157 231 154 184 9 16 46 -31 -73 4 -27
Chelmsford 700 711 1087 557 769 9 9 9 -69 143 -387 -376 154 -58
Colchester 855 712 733 697 711 9 144 158 122 -21 15 1
Epping Forest 550 193 307 320 315 9 235 230 243 -114 -127 -122
Harlow 400 358 173 325 264 9 136 75 227 185 33 94
Maldon 120 233 310 197 242 9 9 -122 -77 -190 -77 36 -9
Rochford 230 245 326 253 282 9 9 -52 -23 -96 -81 -8 -37
Southend UA 300 267 452 241 326 9 9 -26 59 -152 -185 26 -58
Tendring 425 482 676 358 485 9 9 -60 67 -251 -194 124 -3
Thurrock UA 925 583 483 786 665 9 9 260 139 442 100 -203 -82
Uttlesford 400 327 261 266 264 9 136 134 139 66 61 63
Hertfordshire 3980 3250 4228 3036 3513 9 467 944 -248 -978 214 -263
Broxbourne 255 304 376 334 351 9 9 -96 -79 -121 -72 -30 -47
Dacorum 315 495 560 340 428 9 -113 -25 -245 -66 155 67
East Hertfordshire 1040 453 679 494 568 9 9 472 546 361 -226 -41 -115
Hertsmere 210 138 327 267 291 9 9 -81 -57 -117 -190 -129 -153
North Hertfordshire* 790 330 579 303 413 9 9 377 487 212 -249 27 -83
St Albans 350 356 455 301 363 9 9 -13 49 -105 -99 55 -7
Stevenage 320 409 343 284 308 9 12 36 -23 66 124 101
Three Rivers 180 107 272 165 208 9 9 -28 15 -92 -165 -59 -101
Watford 230 392 183 243 219 11 -13 47 209 149 173
Welwyn Hatfield 290 269 454 305 365 9 9 9 -75 -15 -164 -185 -37 -96
Norfolk 3630 3478 3793 3390 3551 9 79 240 -163 -316 88 -73
Breckland 760 607 601 646 628 9 132 114 159 5 -40 -22
Broadland 610 546 616 679 654 9 9 9 -44 -69 -6 -71 -133 -108
Great Yarmouth 300 284 419 254 320 9 9 -20 46 -119 -134 30 -36
King's Lynn&West Norfolk 550 639 697 611 645 9 9 -95 -61 -147 -59 28 -6
North Norfolk 320 421 517 435 468 9 9 -148 -115 -197 -96 -14 -46
Norwich 530 409 385 304 336 194 226 145 24 105 73
South Norfolk 560 572 558 461 500 60 99 2 14 111 72
Suffolk 2930 2685 3262 2517 2815 9 115 413 -332 -577 168 -130
Babergh 260 345 481 278 359 9 9 -99 -18 -221 -136 67 -14
Forest Heath 320 265 325 185 241 9 79 135 -5 -60 80 24
Ipswich 770 360 345 265 297 9 473 505 425 15 95 63
Mid Suffolk 385 405 515 386 438 9 9 -53 -1 -130 -110 19 -33
St Edmundsbury 400 450 393 459 433 9 9 9 -33 -59 8 58 -9 17
Suffolk Coastal 505 485 650 553 592 9 9 -87 -48 -145 -165 -68 -107
Waveney 290 375 553 390 455 9 9 -165 -100 -263 -178 -15 -80
East of England 21710 20794 25003 19220 21533 177 2490 -3293 -4209 1575 -739
* Excludes MKSM SRS elements of growth, which indicates growth as follows (excluding figures shown above)
Total Annual average

Bedford 16270 814
Mid Bedfordshire 3230 162
Luton, South Bedfordshire, N
Herts, Aylesbury 26300 1315
Appendix 4: Local Development Plans Analysis

Appendix 4: Local development plans analysis
Completions (A) (C)

Planned rate of
Planned annual (annual Difference (B) Large sites
Total (dwellings) development (pa) Site Sizes (dwellings)*
No. of No. of large average (1990 - average: as a % of Standard as a % of
County / Local Authority 1986 - 2001 1988 - 2006 1991 - 2006 1991 - 2011 1993 - 2011 1996 - 2011 1996 - 2016 Period 1 Period 2 sites Average Maximun Minimun sites No. of small sites 2005)** 1990-2005) Difference planned Deviation total
Bedfordshire and Luton 49300 2465 2465 1533 -932
Bedford Borough 16200 810 24 265 1450 9 1 23 810 526 -284 -35 343
Mid Bedfordshire 18100 905 26 170 1200 20 1 25 905 637 -268 -30 283
South Bedfordshire 8800 440 29 87 480 12 0 29 440 371 -69 -16 133
Luton Borough 6200 310 13 46 136 12 0 13 310 361 51 16 41 35
Cambridgeshire and Peterborough 54,800 3653 3653 3029 -624
Fenland 10,200 680 19 137 360 10 0 19 680 524 -156 -23 89
Peterborough 9,800 653 42 88 1000 9 1 41 653 553 -100 -15 203 39
Huntingdonshire 12,300 820 45 187 1566 30 2 44 820 657 -163 -20 264
East Cambridgeshire 7,500 500 12 225 650 18 0 12 500 429 -71 -14 240
South Cambridgeshire 11,300 753 55 89 630 3 0 55 753 582 -171 -23 125 18
Cambridge city 3,700 247 23 100 1284 13 1 22 247 283 37 15 261
Essex, Southend and Thurrock 89000 72250 5933 4817 5263 5714 451
Basildon 11000 7650 733 510 8 158 720 14 0 8 599 810 211 35 257 20
Braintree 8300 10300 553 687 72 84 850 12 0 72 633 618 -15 -2 153 32
Brentwood 2000 1450 133 97 12 111 133 21 19
Castle Point 2300 2400 153 160 4 157 154 -4 -2 0
Chelmsford 9200 11650 613 777 79 80 1650 1 1 78 711 557 -154 -22 241 20
Colchester 10200 11000 680 733 20 217 1600 1 1 19 712 697 -15 -2 367 25
Epping Forest 3650 2400 243 160 12 99 250 15 0 12 193 320 127 66 74
Harlow 5250 5450 350 363 10 142 751 10 0 10 358 325 -33 -9 253 55
Maldon 4550 2800 303 187 5 10 30 3 0 5 233 197 -36 -16 11
Rochford 4600 3050 307 203 11 58 216 5 0 11 245 253 8 3 58
Southend 6650 2250 443 150 16 16 78 1 0 16 267 241 -26 -10 21
Tendring 8700 6250 580 417 28 67 423 12 0 28 482 358 -124 -26 97
Thurrock 8750 583 86 104 3173 8 1 85 583 786 203 35 347 44
Uttlesford 3850 5600 257 373 10 276 825 25 0 10 327 266 -61 -19 41 18
Hertfordshire 57000 65000 3800 3250 3250 3036 -214 49
Broxbourne 5500 6080 367 304 8 66 150 25 0 8 304 334 30 10 38
Dacorum 5200 9890 347 495 62 39 394 2 0 62 495 340 -155 -31 64
East Hertfordshire 10600 9060 707 453 107 45 565 1 0 107 453 494 41 9 98 19
Hertsmere 3600 2750 240 138 8 76 307 10 0 8 138 267 129 94 101
North Hertfordshire 8000 6600 533 330 5 155 265 71 0 5 330 303 -27 -8 85 15
St Albans 7200 7120 480 356 77 24 147 2 0 77 356 301 -55 -15 34
Stevenage 4700 8170 313 409 19 41 101 10 0 19 409 284 -124 -30 29
Three Rivers 3600 2130 240 107 43 50 286 3 0 43 107 165 59 55 57
Watford 4200 7830 280 392 41 54 310 10 0 41 392 243 -149 -38 73
Welwyn Hatfield 4400 5370 293 269 23 138 1700 10 1 22 269 305 37 14 346 74
Norfolk 69,000 61,000 3389 3833 3478 3390 -88
Breckland 10,600 11,000 611 589 6 682 1439 22 2 4 607 646 40 7 521 30
Broadland 11,500 9,400 522 639 13 113 640 10 0 13 546 679 133 24 182
Great Yarmouth 6,800 4,700 261 378 15 81 195 10 0 15 284 254 -30 -11 61
King's Lynn&West Norfolk 13500 11000 611 750 11 304 924 30 0 11 639 611 -28 -4 315
North Norfolk 8,700 7,300 406 483 0 0 0 0 0 0 421 435 14 3
Norwich 7,200 7,400 411 400 88 71 510 20 0 88 409 304 -105 -26 79
South Norfolk 10,700 10,200 567 594 37 116 815 4 0 37 572 461 -111 -19 178
Suffolk 53700 2685 2685 2517 -168
Babergh 6900 345 24 84 700 5 0 24 345 278 -67 -19 149
Forest Heath 5300 265 11 59 122 10 0 11 265 185 -80 -30 35 30
Ipswich 7200 360 34 90 300 10 0 34 360 265 -95 -26 82 14
Mid Suffolk 8100 405 4 98 162 39 0 4 405 386 -19 -5 62
St Edmundsbury 9000 450 14 179 440 10 0 14 450 459 9 2 126 23
Suffolk Coastal 9700 485 0 0 0 0 0 0 485 553 68 14
Waveney 7500 375 23 66 425 4 0 23 375 390 15 4 108
* All the data of site size and number are from local plans.
** Period 1990 to 2005 was used because information in respect of large sites for this period is considered to be robust. Data for preceding period appears thin.
Large sites comprises developments of more than a 1000 dwellings
Appendix 5: Large Sites Completions

Appendix 5: Large Sites Completions
Annual Completions
Exact
County / Local Authority Site Name
Site Annual Build completions or
Capacity complete Built 1980/05 Average APP PP Start End Period Lag Time 80/81 81/82 82/83 83/84 84/85 85/86 86/87 87/88 88/89 89/90 90/91 91/92 92/93 93/94 94/95 95/96 96/97 97/98 98/99 99/00 00/01 01/02 02/03 03/04 04/05 averages
Bedfordshire and Luton
Bedford Borough X
Mid Bedfordshire X
South Bedfordshire X Averages
Luton Borough Bramingham Park 2005 9 2005 223 N/A N/A 1987/88 1996 9 N/A 174 331 200 175 190 170 190 320 255 9
Bushmead 1027 9 1027 103 N/A N/A 1987 1997 10 N/A 69 95 95 96 96 96 96 96 96 96 96 Averages
Wigmore 1976 9 1976 165 N/A N/A 1985 1997 12 N/A 32 164 164 164 161 161 161 161 161 161 162 162 162 Averages
Cambridgeshire and Peterborough
Fenland X
Peterborough UA Bretton 5100 9 2720 340 N/A 1970 1972 1987 15 N/A 340 340 340 340 340 340 340 340 Averages
Orton 6800 9 4250 425 N/A 1973 1974 1990 16 N/A 425 425 425 425 425 425 425 425 425 425 Averages
Werrington 3895 9 3895 325 N/A 1975 1975 1987 12 N/A 395 395 396 396 396 396 396 396 183 183 184 29 30 30 30 30 30 Averages
Hampton - Southern Township 5200 2525 281 1992 1993 1996 2005 9 4 149 95 192 356 456 347 340 378 212 9
Huntingdonshire East of the Railway, St Neots* 1100 N/A N/A 2001 2004 2005 N/A 0 4
Stukeley Meadows 1240 9 1208 95 N/A N/A 1986 1999 13 N/A 122 122 123 123 99 99 99 100 100 55 55 55 56 Averages
East Cambridgeshire X
South Cambridgeshire Cambourne 3300 1700 243 1992 1994 1998 2005 7 6 126 126 127 213 337 620 151 9
Cambridge City X
Essex, Southend and Thurrock
Basildon The Wick, Wickford 3555 2445 188 N/A 1973 1990 2004 14 N/A 59 89 25 334 285 346 190 306 157 157 218 78 125 76 9
Braintree Kings Park Village (Marks Farm) 1350 9 1180 91 N/A 1988 1991 2004 13 N/A 9 17 21 21 75 169 150 155 243 138 55 55 72 9
Great Notley Garden Village 1766 9 1766 136 N/A 1989 1993 2004 11 N/A 60 110 153 195 215 133 84 271 193 282 70 9
Brentwood X
Castle Point X
Chelmsford East Springfield: Chelmer Village 2959 9 2959 148 1973 N/A 1975 1995 20 2 295 244 78 156 64 9
North Melbourne 1336 9 1336 67 1975 1976 1978 1998 20 3 0 0 17 0 0 0 0 36 9
North Springfield 2810 9 2810 141 1973 N/A 1975 1995 20 2 74 42 18 22 10 9
South Woodham Ferrers 4757 9 478 N/A N/A pre 1991 2003 N/A N/A 36 73 74 92 29 41 30 28 2 0 6 20 47 9
Colchester Highwoods 3910 9 3910 178 1972 N/A 1982 2004 22 10 181 181 181 181 181 181 176 229 157 285 163 205 272 105 173 252 257 156 88 70 196 40 9
Garrison* 2600 56 56 N/A N/A 2004 2005 1 56 9
Epping Forest X
Harlow Church Langley 3528 9 3312 276 1985 1988 1992 2004 12 7 287 237 381 407 397 466 513 316 158 66 49 35 9
Maldon X
Rochford X
Southend UA X
Tendring X
Thurrock UA Chafford Hundred 5307 5107 300 1985 1986 1988 2005 17 3 45 40 250 247 218 300 249 269 198 177 356 492 489 675 677 262 163 9
Uttlesford Woodlands Park 1453 430 86 1988 1993 2000 2005 5 9 46 46 46 46 46 Averages
Hertfordshire
Broxbourne X
Dacorum X
East Hertfordshire Bishops Park 1074 9 1074 107 N/A 1988 1989 1999 10 N/A 22 78 120 64 124 270 129 112 140 15 9
Thorley Park 2953 9 2953 141 N/A 1974 1974 2005 21 N/A 154 154 154 154 154 154 154 154 154 154 154 23 23 23 23 23 23 23 23 23 23 23 23 23 23 Averages
Hertsmere X
North Hertfordshire Great Ashby (see Stevenage)
St Albans X
Stevenage Great Ashby 2191 1266 181 1988 1 993 1998 2005 7 11 30 204 319 310 246 100 81 9
Poplars 1265 9 1265 84 1980 N/A 1983 1998 15 3 72 324 175 220 52 15 78 78 33 0 6 11 78 45 78 9
Chells 1129 9 1129 66 1972 N/A 1985 2002 17 13 8 195 194 173 82 116 48 84 134 51 224 204 144 32 0 75 14 9
Three Rivers X
Watford X
Welwyn Hatfield Hatfield Aerodrome Site 2181 819 205 1999 1999 2001 2005 4 2 37 347 435 9
Norfolk
Breckland X
Broadland Thorpe Marriot 2854 9 2854 238 1984 N/A 1988 2000 12 4 500 164 153 216 98 241 238 213 279 205 219 157 171 9
Dussindale Park 1378 9 1378 115 1984 1986 1989 2001 12 6 3 51 53 57 72 83 153 203 209 158 70 266 9
Great Yarmouth X
King's Lynn & West Norfolk X
North Norfolk X
Norwich X
South Norfolk X
Suffolk
Babergh X
Forest Heath Red Lodge* 1250 50 50 2002 2003 2004 2005 1 2 50 9
Ipswich Ravenswood 1200 818 136 1998 1998 1999 2005 6 1 5 200 60 226 145 182 9
Mid Suffolk X
St Edmundsbury Moreton Hall, Bury St Edmunds 2350 9 2350 94 1971 1972 1980 2005 25 9 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 Averages
Suffolk Coastal Grange Farm 3150 2044 146 1987 1987 1990 2005 14 3 146 146 146 146 146 146 146 146 146 146 146 146 146 146 Averages
Bixley Farm 1050 931 49 1987 1988 1985 2005 19 1 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 Averages
Waveney X
Additional Sites (not in East of England)
Swindon West Swindon 5285 9 5285 587 N/A N/A 1983 1992 9
Swindon Haydon Sector 8500 4500 500 N/A N/A 1993 2002 9
Dorset Poundbury 2500 2500 34 N/A N/A 1994 N/A N/A
Edinburgh South East wedge 5000 2500 500 N/A N/A 2000 2005 5
* Land East of Railway, Garrison and Red Lodge are excluded due to recently being permitted
APPENDIX 5: CASE STUDIES
1. CAMBOURNE, SOUTH CAMBRIDGESHIRE 2

2. GRANGE FARM, SUFFOLK COASTAL 4
3. CHAFFORD HUNDRED, THURROCK 5
4. CHURCH LANGLEY, HARLOW 7
5. HAMPTON SOUTHERN TOWNSHIP, PETERBOROUGH 8
6. THE WICK, BASILDON 10
1. Cambourne, South Cambridgeshire
1.1.1 The Cambourne development is located to the south of A428 to the west of
Cambridge. The new settlement comprises 3,300 houses including a local
shopping centre, 20 ha business park, 2 ha industrial estate, shops,
community facilities, two primary schools, secondary education provision,
public open space and recreation facilities.
1.1.2 Approximately one quarter of the 3,300 dwellings will be for rented or low cost
housing to meet local need in the Cambridge Sub-area. The business park,
industrial estate and on-site shops and services will potentially provide at least
3,000 jobs. Many villagers will have the opportunity to live and work at
Cambourne.
1.1.3 The application was submitted in 1992 and approved by 1994. At this time,
the Council were considering how best to accommodate housing overflow from
Cambridge and were considering developing greenfield sites. One site had
been rejected. An application was then prepared for Cambourne as the
Council was considering implementing a bypass at the nearby village of
Caxton. The Council took the opportunity to develop the bypass in conjunction
with Cambourne.
1.1.4 As part of the section 106 for Cambourne it was agreed that a Masterplanning
and Design Guide be formulated for the scheme. This document was then
adopted in 1995 and is still in use. The Council note that this Guide has been
a particularly useful tool document providing an overall concept for
development as well as helping speed up the planning and design process by
creating certainty and continuity of proposals. Throughout construction,
individual briefs for specific sites and phases have been developed to ensure
the scheme is up-to-date and responding to local circumstances.
1.1.5 Buliding work started in 1999 and is expected to be completed by 2011. The
gap between being the granting of planning permission and house building
was due to the fact that a range of pyhiscal infrastructure was required,
particularly access to the site from the A428 and drainage arrangements which
limit the rate of runoff to Bourne Brook.
1.1.6 At present approxiamtely 1,700 dwellings have been completed, with an

average completion rate of just under 250 dwellings per annum. Developers
have been aiming to develop approximately 300 dwellings per annum. In
general, the site has endured relatively high completions rates. Over the first
four years of development completion rates averaged 200 dwellings, which
have risen and fluctuated over time peaking at 620 dwellings in 2003/04.
1.1.7 There have been three main house builders working on Cambourne
throughout the development process. The Council noted that this
arrangement has been generally successful as it has ensured that good
relationships between the two parties have been formed. One of the main
reasons for increased completion rates is due to higher density residential
units being completed. Developers have been very keen to achieve higher
densities. For example, with regard to Greater and Lower Cambourne, work
started on Greater Cambourne on high to medium density properties, with
areas towards the outskirts of the site and bordering the golf course which are
planned for lower densities have been left undeveloped.
1.1.8 Over the last year housing completions have slowed down due to the fact that
the Council has advised that as part of the LDF that 700 additional residential
dwellings are constructed on the same building footprint. As part of this
guidance, there was much uncertainty surrounding a project called
‘Cambourne Enhanced’ which proposed to increase the site by 2,000
dwellings, and thus build rates slowed down. This scheme has since been
rejected. Alternatively, new policy in the LDF is planned to raise average
2
residential densities from 25 dph to 30 dph, ensuring the site is in accordance
with Government guidance. This highlights the impact of changes in planning
policy on the development process. With the total number of dwellings set to
rise to approximately 4,000 units, it is expected that completion rates should
increase in the coming years.
3
2. Grange Farm, Suffolk Coastal
2.1.1 Grange Farm received planning permission for approximately 3,000 new
dwellings in 1987. The development site comprises a district centre
containing, shops and community services and facilities, employment area
(approximately 8 ha), schools, comprehensive footpath and cycleway system
and range of public open spaces including children’s play areas.
2.1.2 Grange Farm has been developed at an average annual completion rate of
146 dwellings per annum. This is completely due to the rate at which the
landowner has released parcels of land on the site. Land has been released
at an even and consistent rate throughout the construction period. Therefore,
the rate of development of the site is out of the control of the housebuilders.
2.1.3 The local housing market has been very strong over the whole of the build
period, extending back to the mid 1980’s to the present day. This has ensured
that there has always been strong demand and interest from housebuilders. A
range of housebuilders have been involved on the development of the site,
including national and local developers. They are always prepared to bid for
the land.
2.1.4 The landowner has taken great interest in development of site and effectively
been in control of the process. Landowner has been involved in the process
from the start. Kesgrave is relatively small settlement which a population of
approximately 13,000. Therefore the scheme at Grange Farm represents a
significant expansion to the town.
2.1.5 The intention of the gradual constant timed release of land was and is to
ensure that the local housing market is not flooded.
2.1.6 In terms of physical infrastructure, it has been developed as part of the

stepped construction process. The majority was built at the beginning of
development where £5 million worth of highways improvements were
undertaken in the late 1980s. These improvements included building two new
roundabouts and a loop road.
2.1.7 The Council confirmed that there have been several changes overtiume to the
original planning application. Most noticeably, more houses have been than
originally planned, mainly due to changes planning guidance relating to
densities. As densities have increased more units have been built. In
addition, due to a combination of lack of local employment demand and high
local housing demand, a large part of the site which was originally allocated for
employment uses has now been developed as housing.
4
3. Chafford Hundred, Thurrock
3.1.1 Approximately two thirds of the site was previously a chalk quarry. Much of the
remainder was agricultural land. The main components of the development
are:
Infrastructure – new railway station (the Chafford Hundred Station, with a

throughway linking to the Lakeside Shopping Centre. New road networks
linking the A1306 and A13 (T)/A127 Lakeside Link Road are underway.
Within the development a network of pedestrian footpaths and cycle ways
have been established as well as bus routes linking Grays and other
adjacent towns.
Environment – reparation of past environmental damage from the previous

quarrying of chalk in the area has included a number of park and
recreational areas. Areas of special environmental and scientific interest
include Warren Gorge which has been opened to the public. This contains
lakes, waterways and a nature sanctuary. Lion Gorge includes an area of
woodland and is due to open for public access in the future.
Community and Leisure Facilities – Tudor Court and The Warren primary
schools, and the Chafford Hundred Secondary School, which also
incorporates the Learning Campus, provide educational infrastructure. The
Bannatyne Leisure Centre was established in 1997 and has indoor tennis
courts, a multi-gym and swimming pool. There are also a number of local
shops, a health centre with facilities for doctors, dentists and chiropodists,
and community facilities. An interpretation centre incorporating information
about Lion & Warren Gorge is planned.
3.1.2 The development was led by Chafford Hundred Limited comprising a

consortium of the landowner and major housebuilders.
3.1.3 Almost immediately after outline planning permission was granted the
developer submitted a small application for a parcel of land adjoining the
existing built-up area including the existing road network. This application was
allowed and therefore production on site started rapidly.
3.1.4 However, the site has previously been extensively used for quarrying. Before
development could commence major reworking and levelling of the land was
required particularly due to the main body of the scheme being located over
two deep gorges. In addition a range of planning guides and strategies were
required for the detailed application and then new infrastructure, including the
road network, access arrangement, drainage and core services were also
required to be in place before the major house building could start. As a
result, completion rates at the beginning of production were low. In addition,
the Council note that during the mid 1990s the recession also affected build
rates.
3.1.5 Housing rates start of at a very slow rate and gradual increase and fluctuate.
These completions then begin to rise at a faster rate from 1998 to 2003,
peaking at 677 dwellings per annum.
3.1.6 The Council recognise that housing completion rates at Chafford Hundred are
also generally very closely related to the strength of the local housing market.
The Council also commented that there have been no issues or problems in
attracting a consortium of developers or house builders to site which has
proven to be highly attractive to buyers particularly due to excellent transport
links and close proximity to services and facilities particularly Lakeside
shopping centre.
5
3.1.7 In addition. a new railway station was constructed as part of the scheme. This
aspect og the development was not in the original application. It was built
during the mid 1990s along the existing railway line which runs along the
western boundary of the site. The Council explained that this development
acted as a trigger to increase housing completion rates. In combination, with
the completion of infrastructure and high demand for properties, rates of
production dramatically increased from the late 1990s.
3.1.8 In relation to completion rates, conditions attached to the application primarily

related to provision of services and facilities. There were no conditions for
phasing of house building. Instead, conditions set out the requirement for
infrastructure to be provided once a certain number of units had been
constructed.
3.1.9 The annual average rate of development is approximately 280 dwellings per
annum. The Council explained that the developers had intended for higher
completion rates however these did not transpire. This is evident as the
applicants were forced to extend the reserve matters by 4 years.
6
4. Church Langley, Harlow
4.1.1 Church Langley is located to the east of Harlow and was initially identified as a
potential housing site in 1983. It was one of three competing locations for
development considered for development at Inquiry during the mid-80s.
Planning permission was granted in 1987 and the initial phase of development
was begun in 1991. Church Langley was consistent with the Frank Gibberd
master plan for the New Town. At the time of the application the site fell within
Epping Forest District and a Boundary commission decision led to the site
falling with Harlow’s administrative boundary.
4.1.2 The proposal for Church Langley was well-received by the Council at a time
when the New Town Development Corporation was being wound up.
However, the recession of the early 90s led to a number of developers being
present on the site and whilst build rates were maintained at a steady output,
the slowing down of development in the last few years appears to be due to
only one issue being the Council’s desire for a green wedge (as in the rest of
Harlow) to be included within the layout design.
4.1.3 The slowing down of development in the past few years appears to be due to
only one house builder left working on site. The various house builders on-site
appeared to generally have different customer bases they were aiming at, and
this can help to explain why a consistently high development rate during the
main construction period. The final two parcels of land were granted planning
permission in 2001/02 and have developed at a slower rate.
4.1.4 Section 106 contributions funded provision of bus lanes from the east to
central Harlow and land provided for the schools but not funding.
4.1.5 Two notable planning wrangles during the development process have been in
relation to the nursery. This site was originally intended to have been a small
parade of shops but local residents created such a fuss over loss of amenity
(mainly from noise generation) that members refused the application and
eventually the nursery was proposed and approved. Similarly, a number of the
children’s playgrounds as set out in the master plan for the site have not been
provided because of resident’s fears over noise and general anti-social
behaviour.
4.1.6 There is a GP surgery and dentist within the development. The Council is not
aware of what negotiations if any were held with partner organisations.
7
5. Hampton Southern Township, Peterborough
5.1.1 The planning application for the new Peterborough Southern Township was
submitted in 1990, with planning consent granted in March 1993. It took a
further 3 years for the first houses to be constructed on site. The site history is
set out below, with reasons for delay along with factors which have affected
the annual completions rate.
5.1.2 Previously, this site was the location of many clay pits, in which the London
Brick Company made bricks and exported them to London. In the 1960’s some
of these empty clay pits were filled using pulverised fuel ash (PDA) left over
from coal based power stations, which enabled the land to be restored for
agricultural uses, as per condition. The site was then brought by Lord Hanson
(Hanson Plc), and at the time, the site had a negative land value. Hanson Plc
then subsequently appointed engineering consultants to evaluate the ground
conditions for housing and employment.
5.1.3 It was well known that the pulverized fuel ash contained contaminants,
however, it was found that the silica within the ash converted to glass therefore
forming a protective barrier around any heavy metals and other contaminants.
Approximately a third of the site was restored prior to the planning application
being submitted.
5.1.4 The site was subsequently allocated within the Cambridgeshire and
Peterborough Structure Plan as the fourth township for Peterborough rather
than Orton or Castor, which were now contrary to planning policy as these
sites mostly consisted of good quality agricultural land. It took a further 3 years
for the Borough Council to confirm building rates.
5.1.5 The site was then partly sold to Tesco and the rest was sold to O & H who are
international land developers, for approximately one million pounds per acre.
The masterplan was then revisited, incorporating SUD’s and new landscaping
parameters.
5.1.6 There have been a number of factors which have delayed the implementation
of the planning application. Some of the remaining clay pits contained one of
the worlds largest colonies of Great Crested Newts, which subsequently
needed to be relocated to another part of the Hampton site, thus delaying the
start of construction. Therefore taking along time to settle reserved matters on
the outline planning application.
5.1.7 The site is also located in low lying land, therefore the site had major issues
with flooding. Approximately 25% of the site is covered with drainage ponds
which took nearly 3 years to implement.
5.1.8 Planning Policy Guidance also had a impact on the completion rates on the
site. The original outline planning application was approved before the
publication of PPG3, which meant that the original housing densities had to be
changed when published. This subsequently meant that open space provision
and other community facilities had to be revisited and the Section 106
agreement had to be revised for each of the three development areas, bearing
in mind that these agreements were lengthy.
5.1.9 Conditions also played apart in delaying construction. In particular, the

implementation of infrastructure when a certain housing thresholds were
reached or a certain geographical area needed to be constructed. On this
note, reference to the construction of the western perimeter road was delayed
for up to 18 months as a result of a SSSI being designated in the path of the
road. The plans had to be revised to ensure that bridges were suitable for the
movement of Great Crested Newts between ponds. Furthermore, local
residents were also causing delays as they were unhappy about the
development of the site, particularly in relation to conservation interests.
8
5.1.10 O & H also release parcels of land to two or three housebuilders a year,
depending on market conditions, therefore producing staged releases.
5.1.11 In summary the main issues for this site are as follows:
Changing Planning Policy – has benefited and hindered the development of

this site. Positively, as it was a brownfield site but negatively by increasing
density figures, thus requiring section 106 agreements to be revised due to a
change in dwelling numbers
Conditions – requiring the implementation of infrastructure at certain dwelling

thresholds and geographical locations.
Public participation – residential opposition to further development on site in

the later years of construction has been a negative factor.
New Town Status – helped the process in the beginning as little opposition.
Physical constraints – contamination, flooding and nature conservation

issues that increased the lag time between grant of permission and
construction
Change in ownership – the masterplan was revised, and incorporated SUD’s

and new landscaping parameters thus increasing the lag time between grant
of permission and construction
Cycles in the housing market have effected the annual completions rates
along with the staged release of housing.
9
6. The Wick, Basildon
6.1.1 The is a greenfield site located in south Wickford. Outline planning permission
for phase 3 was granted in 1988 for the development of 800 dwellings on 28.3
hectares of Green Belt to the east of Phases 1 and 2 of the Wick
Comprehensive Development Area. The Green Belt boundary is redrawn
along the southern boundary of the proposed development area eastwards as
far as the railway line, and the Green Belt notation as shown in the ARDP
1976 has been removed.
6.1.2 Due to the nature and size of the scheme it has been developed in 3 phases.
Each phase was staggered and outline permissions in 1973, 1985 and 1990,
and 1988 respectively. All phases are currently near completion.
6.1.3 In to the 1990s, the first three years of development saw an average of almost
60 dwellings being completed per annum. Completion rates then rose to
approximately 320 dwellings per annum over the next 3 years. Then from
1996–2004 rates have fluctuated ranging from 76 to 306 dwellings.
6.1.4 These changes in completion rates have occurred due to a number of factors.
6.1.5 Local market demand and supply of housing has had the most significant
impact. Over recent years, the Borough of Basildon has experienced high
levels of housing building on a range of greenfield sites. The scheme at
Basildon New Town has particularly affected build rates at The Wick. In the
past, during certain years, house builders have opted to develop the New
Town over The Wick. However, now that the New Town has recently been
fully built out, completions are set to increase at The Wick.
6.1.6 In addition, a number of local house builders who were developing plots of
land at The Wick have sold parcels to national house builders. This has
process has increased completion rates during certain parts of the
construction period due to the fact that local Firms have less resources
compared to national house builders and thus build houses at slower rates.
6.1.7 Generally, infrastructure and services and facilities have been developed
throughout the construction period at the beginning of each phase. Of note,
the neighbourhood centre has evolved during the construction period in that it
has now been completely taken over by Tescos.
10
Appendix 6: Analysis by Local Authority

Appendix 6: Analysis by Local Authority
COMPLETIONS BUILD PERIOD ANNUAL RATES

TOTAL
AREA SITE Total build
Capacity 1980/90 1990/05 1980/05 Start End 1980-1990 1990-2005 1980/81 1981/82 1982/83 1983/84 1984/85 1985/86 1986/87 1987/88 1988/89 1989/90 1990/91 1991/92 1992/93 1993/94 1994/95 1995/96 1996/97 1997/98 1998/99 1999/00 2000/01 2001/02 2002/03 2003/04 2004/05
period
Luton Total completions 491 697 872 415 677 1317 739 1333 1520 883 1016 809 543 824 191 260 378 155 28 196 44 260 270 148 291
Bramington Park 2005 505 1500 2005 1987 1996 9 3 6 174 331 200 175 190 170 190 320 255
Bushmead 1027 259 768 1027 1987 1997 10 3 7 69 95 95 96 96 96 96 96 96 96 96
Wigmore 1976 685 1291 1976 1985 1997 12 5 7 32 164 164 164 161 161 161 161 161 161 162 162 162
TOTAL STRATEGIC SITES 32 164 233 433 587 457 432 447 427 447 578 513 258
% 2 22 17 28 66 45 53 82 52 234 222 136 166
Peterborough UA Total completions 1774 1844 1535 1333 1232 1123 1172 1855 1626 1213 1050 866 417 499 430 279 546 395 485 562 341 400 511 696 824
Bretton 5100 2720 0 2720 1972 1987 15 7 0 340 340 340 340 340 340 340 340
Orton 6800 4250 0 4250 1974 1990 16 10 0 425 425 425 425 425 425 425 425 425 425
Werrington 3000 3532 363 3895 1975 1987 12 7 0 395 395 396 396 396 396 396 396 183 183 184 29 30 30 30 30 30
Hampton - Southern Township 5200 0 2525 2525 1996 ongoing 9 0 9 149 95 192 356 456 347 340 378 212
TOTAL STRATEGIC SITES 20100 10502 2888 13390 1160 1160 1161 1161 1161 1161 1161 1161 608 608 184 29 30 30 30 30 179 95 192 356 456 347 340 378 212
% 65 63 76 87 94 103 99 63 37 50 18 3 7 6 7 11 33 24 40 63 134 87 67 54 26
Huntingdonshire Total completions 1020 770 688 886 1085 1090 1238 1288 1348 1527 870 797 651 744 726 856 973 851 611 650 442 490 468 370 354
Stukeley Meadows 1240 490 718 1208 1986 1999 13 4 0 122 122 123 123 99 99 99 100 100 55 55 55 56
TOTAL STRATEGIC SITES 1240 490 718 1208 122 122 123 123 99 99 99 100 100 55 55 55 56
% 10 9 9 8 11 12 15 13 14 6 6 6 9
South Cambridgeshire Total completions 565 526 731 789 788 902 820 948 1214 951 548 399 364 372 448 448 513 1107 673 703 625 664 537 571 758
Cambourne 3300 0 1611 1611 1999 ongoing 6 0 6 90 200 213 337 620 151
TOTAL STRATEGIC SITES 3300 0 1611 1611 90 200 213 337 620 151
% 13 32 32 63 109 20
Basildon Total completions 2023 1464 1840 1980 1258 1423 1235 1779 1330 712 701 578 682 962 1115 1221 1372 1163 1181 1169 685 404 256 312 352
The Wick 3555 0 2445 2445 1990 ongoing 15 9 15 59 89 25 334 285 346 190 306 157 157 218 78 125 76
TOTAL STRATEGIC SITES 3555 0 2445 2445 59 89 25 334 285 346 190 306 157 157 218 78 125 76
% 8 15 4 35 26 28 14 26 13 13 32 19 49 24
Braintree Total completions 538 317 713 646 640 739 647 792 1460 509 378 443 217 230 511 624 1208 954 741 686 487 396 1176 547 675
Marks Farm, Coggeshall Road 1350 0 1180 1180 1991 ongoing 14 0 14 0 9 17 21 21 75 169 150 155 243 138 55 55 72
Great Notley Garden Village 1766 0 1766 1766 1993 2004 11 0 11 0 0 0 60 110 153 195 215 133 84 271 193 282 70
TOTAL STRATEGIC SITES 3116 0 2946 2946 0 9 17 81 131 228 364 365 288 327 409 248 337 142
% 0 2 8 35 26 37 30 38 39 48 84 63 29 26
Chelmsford Total completions 836 596 935 824 1197 1135 1896 1296 1146 1011 641 437 559 546 655 356 297 362 460 514 542 519 838 863 764
Chelmer Village 2959 0 837 837 1977 1995 18 10 5 295 244 78 156 64
North Melbourne 1336 0 53 53 pre 1991 1998 8 0 8 0 0 17 0 0 0 0 36
North Springfield 2810 0 166 166 1976 1995 19 10 5 74 42 18 22 10
South Woodham Ferrers 4757 0 478 478 pre 1991 202 12 0 12 36 73 74 92 29 41 30 28 2 0 6 20 47
TOTAL STRATEGIC SITES 11862 0 1534 1534 405 359 187 270 103 41 30 64 2 0 6 20 47
% 63 82 33 49 16 12 10 18 0 0 1 4 6
Colchester Total completions 586 381 613 686 622 831 831 735 1015 1029 650 986 575 741 638 575 549 657 672 604 466 533 851 1110 850
Highwoods 3910 1491 2419 3910 1982 2004 18 8 14 181 181 181 181 181 181 176 229 157 285 163 205 272 105 173 252 257 156 88 70 196 40
TOTAL STRATEGIC SITES 3910 1491 2419 3910 181 181 181 181 181 181 176 229 157 285 163 205 272 105 173 252 257 156 88 70 196 40
% 30 26 29 22 22 25 17 22 24 29 28 28 43 18 32 38 38 26 19 13 23 4
Harlow Total completions 278 320 56 101 69 152 301 264 55 136 92 162 346 272 456 558 502 658 566 536 237 194 145 59 89
Church Langley 3528 0 3312 3312 1990 ongoing 15 0 15 287 237 381 407 397 466 513 316 158 66 49 35
TOTAL STRATEGIC SITES 3528 0 3312 3312 287 237 381 407 397 466 513 316 158 66 49 35
% 83 87 84 73 79 71 91 59 67 34 34 59
Thurrock UA Total completions 325 116 261 582 660 539 504 285 840 721 896 776 660 526 785 804 852 1129 669 803 611 824 971 819 668
Chafford Hundred 5307 85 5022 5107 1988 2006 18 2 15 45 40 250 247 218 300 249 269 198 177 356 492 489 675 677 262 163
TOTAL STRATEGIC SITES 5307 85 5022 5107 45 40 250 247 218 300 249 269 198 177 356 492 489 675 677 262 163
% 5 6 28 32 33 57 32 33 23 16 53 61 80 82 70 32 24
Uttlesford Total completions 466 164 163 116 241 367 303 289 275 226 396 181 193 223 411 334 134 241 288 279 199 209 281 285 332
Woodlands Park 1453 0 230 230 2000 ongoing 5 0 5 46 46 46 46 46
TOTAL STRATEGIC SITES 1453 0 230 230 46 46 46 46 46
% 23 22 16 16 14
North Hertfordshire Total completions 5785 4551 10336 407 311 466 677 390 748 653 573 697 863 485 355 442 473 394 332 308 390 147 274 228 263 252 161 47
Stevenage Total completions 3429 4262 7691 537 238 281 187 336 359 233 383 395 480 253 189 307 478 426 566 381 344 267 281 214 216 105 50 185
North Hertfordshire and Stevenage Total completions 944 549 747 864 726 1107 886 956 1092 1343 738 544 749 951 820 898 689 734 414 555 442 479 357 211 232
Great Ashby 2024 0 1290 1290 1999 ongoing 7 0 7 30 204 319 310 246 100 81
TOTAL STRATEGIC SITES 5067 0 1290 1290 30 204 319 310 246 100 81
% 7 37 72 65 69 47 35
Stevenage Total completions 537 238 281 187 336 359 233 383 395 480 253 189 307 478 426 566 381 344 267 281 214 216 105 50 185
Poplars 1265 858 407 1265 1983 1998 15 7 8 72 324 175 220 52 15 78 78 33 0 6 11 78 45 78
Chells 1778 570 1208 1778 1985 2002 17 5 12 8 195 194 173 82 116 48 84 134 51 224 204 144 32 0 75 14
TOTAL STRATEGIC SITES 3043 1428 1601 3029 72 324 183 415 246 188 160 194 81 84 140 62 302 249 222 32 0 75
% 21 90 79 108 62 39 63 103 26 18 33 11 79 72 83 11 0 35
East Hertfordshire Total completions 586 393 667 672 1048 867 829 872 599 258 471 362 296 636 818 726 771 758 402 367 475 433 340 237 318
Bishops Park 1074 22 1052 1074 1989 1999 10 1 9 22 78 120 64 124 270 129 112 140 15
Thorley Palk 2953 1540 476 2016 154 154 154 154 154 154 154 154 154 154 154 23 23 23 23 23 23 23 23 23 23 23 23 23 23
% 68 49 40 29 23 36 21 18 22 9
Welwyn Hatfield Total completions 531 267 275 567 600 342 595 515 493 354 294 406 272 193 376 233 242 109 135 164 165 55 248 865 818
Hatfield Aerodome 2181 0 819 819 2001 ongoing 4 0 4 37 347 435
TOTAL STRATEGIC SITES 2181 0 819 819 37 347 435
% 15 40 53
Broadland Total completions 438 361 370 579 630 400 656 1121 868 739 590 928 897 918 851 770 889 900 862 638 569 422 340 321 289
Thorpe Marriot 2936 664 2190 2854 pre 1989 2000 11 1 10 500 164 153 216 98 241 238 213 279 205 219 157 171
Dussindale Park 1513 3 1375 1378 1990 2000 10 10 10 3 51 53 57 72 83 153 203 209 158 70 266
TOTAL STRATEGIC SITES 4449 167 3565 3732 167 204 269 155 313 321 366 482 414 377 227 437
% 35 29 17 34 38 48 54 46 44 36 77
Ipswich Total completions 780 245 276 339 356 231 331 362 284 248 137 198 254 238 180 228 169 170 61 222 401 379 311 431 603
Ravenswood 1200 0 818 818 1999 ongoing 6 6 6 0 0 0 0 0 0 0 0 0 0 5 200 60 226 145 182
TOTAL STRATEGIC SITES 1200 0 818 818 0 0 0 0 0 0 0 0 0 5 200 60 226 145 182
% 2 50 16 73 34 30
St Edmundsbury Total completions 272 331 229 366 466 366 506 487 433 469 477 503 480 569 381 523 568 558 412 466 456 424 310 443 322
Moreton Hall 2350 940 1410 2350 1980 2005 25 10 15 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94 94
% 35 28 41 26 20 26 19 19 22 20 20 19 20 17 25 18 17 17 23 20 21 22 30 21 29
Suffolk Coastal Total 566 966 687 755 416 434 836 806 519 517 1050 880 557 600 572 624 444 348 498 536 328 389 484 539 441
Grange Farm 3150 876 1168 2044 1990 ongoing 15 0 15 146 146 146 146 146 146 146 146 146 146 146 146 146 146
Bixley Farm 1050 490 343 833 1985 ongoing 20 5 15 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49 49
TOTAL STRATEGIC SITES 4200 1366 1511 2877 49 49 49 49 195 195 195 195 195 195 195 195 195 195 195 195 195 146
% 9 9 5 6 35 33 34 31 44 56 39 36 59 50 40 36 44 44
NB. Percentages (proportion of contribution of strategic sites in comparision with total completions) vary, and occasionally are above 100% due to the fact that annual average completion rates (for sites) have been taken where exact figures are not available
Appendix 7: Correlation between districts housing

targets and availability of large sites
(1) Variables: (A) Difference as a % of Planned; (B) Standard Deviation.

No. of records: 45
Parametric Correlations
(A) Difference as a % of (B) Standard Deviation
Planned
(A) Difference Pearson Correlation 1.000 .067
as a % of
Planned
Sig. (2-tailed) . .661
N 45 45
(B) Standard Pearson Correlation .067 1.000
Deviation
Sig. (2-tailed) .661 .
N 45 45
Nonparametric Correlations
(A) Difference as (B) Standard Deviation
a % of Planned
Kendall's (A) Difference Correlation Coefficient 1.000 .097
tau_b as a % of
Planned
N 45 45
(B) Standard Correlation Coefficient .097 1.000
Deviation
N 45 45
Spearman' (A) Difference Correlation Coefficient 1.000 .134
s rho as a % of
Planned
N 45 45
(B) Standard Correlation Coefficient .134 1.000
Deviation
N 45 45
(2) Variables: (A) Difference as a % of Planned; (C) Large sites as a % of total.
No. of records: 17
Parametric Correlations
(A) Difference as a % of (C) Large sites as a % of
Planned total
(A) Difference Pearson Correlation 1.000 .317
as a % of
Planned
N 17 17
(C) Large sites Pearson Correlation .317 1.000
as a % of total
N 17 17
Nonparametric Correlations
(A) Difference as (C) Large sites as a %
a % of Planned of total
Kendall's (A) Difference as Correlation Coefficient 1.000 .275
tau_b a % of Planned
N 17 17
(C) Large sites Correlation Coefficient .275 1.000
as a % of total
N 17 17
Spearman' (A) Difference as Correlation Coefficient 1.000 .398
s rho a % of Planned
N 17 17
(C) Large sites Correlation Coefficient .398 1.000
as a % of total
N 17 17
Appendix 8: Locational Analysis
Appendix 8.1: Completions 1980 – 1990
Appendix 8.4: Completions minus Strategic Sites 1980 – 1990

Appendix 9: Housing land supply for period 2001 to

2021
Appendix 9: Housing land supply for period 2001 to 2021
Housing Completions Housing Commitments
Number of years 'supply' in Commitments on
Completions on Previously Average Density of Completions terms of draft East of Previously Developed Land
Total Net Completions Affordable Housing Completions Developed Land (%) (dwellings per ha) Total Net Commitments England Plan (%)
assumed
2001/02 2002/03 2003/04 2001/02 2002/03 2003/04 2001/02 2002/03 2003/04 2001/02 2002/03 2003/04 As at 2003 As at 2004 As at 2003 As at 2004 As at 2003 As at 2004 devel rate
Bedford Borough 731 426 796 5 14 22 59 46 49 29 36 36 2254 10847 3 13 32 41 834 16688
Mid Bedfordshire 560 698 867 3 15 16 54 56 60 25 24 30 2823 9133 5 16 76 32 571 11416
South Bedfordshire 649 183 705 9 26 11 86 51 88 42 35 49 1181 4363 1 4 74 78 1,091 21815
Luton Borough 220 229 182 62 7 5 99 100 92 919 2050 5 12 90 93 171 3417
Cambridgeshire and Peterborough 0
Fenland 536 714 712 9 5 12 42 24 38 24 31 27 2534 4388 5 9 39 36 488 9751
Peterborough UA 494 705 575 11 8 3 93 93 98 31 31 31 6072 12687 6 12 97 75 1,057 21145
Huntingdonshire 328 573 575 17 20 9 39 31 33 39 32 26 2074 5492 4 10 37 22 549 10984
East Cambridgeshire 807 579 633 7 8 13 31 42 36 29 37 27 2406 3368 6 8 19 17 421 8420
South Cambridgeshire 510 633 959 3 20 26 18 30 22 27 26 36 4063 21299 3 18 13 41 1,183 23666
Cambridge city 143 281 493 55 17 24 48 84 98 47 85 60 2560 17005 3 23 74 38 739 14787
Essex, Southend and Thurrock 0
Basildon 221 280 114 19 10 2 13 42 4 1190 2941 2 5 22 22 588 11764
Braintree 647 659 783 16 3 46 23 68 2785 2425 7 6 33 55 404 8083
Brentwood 182 263 204 46 1 4 98 95 99 693 734 5 5 94 99 147 2936
Castle Point 66 59 30 0 0 0 79 81 87 427 1880 2 9 70 78 209 4178
Chelmsford 544 1045 730 23 14 16 49 54 59 2436 3279 3 5 48 80 656 13116
Colchester 566 980 916 5 8 6 55 70 85 2446 7118 3 8 68 88 890 17795
Epping Forest 237 280 203 6 1 3 78 71 89 41 28 46 878 1073 2 2 85 93 537 10730
Harlow 103 149 96 11 15 0 15 17 20 808 4719 2 12 11 17 393 7865
Maldon 161 137 102 2 2 16 55 87 75 535 656 4 5 72 80 131 2624
Rochford 129 165 197 3 0 0 30 41 61 602 821 3 4 54 52 205 4105
Southend UA 350 384 307 33 3 3 100 100 100 69 108 44 637 1536 2 5 100 94 307 6144
Tendring 462 409 253 1 5 3 65 95 95 2420 2539 6 6 39 90 423 8463
Thurrock UA 906 957 481 0 0 7 90 79 93 57 39 1907 5649 2 6 71 90 942 18830
Uttlesford 153 385 224 0 2 11 54 73 75 1901 3752 5 9 52 48 417 8338
Hertfordshire 0
Broxbourne 168 142 255 12 12 29 35 85 49 26 35 104 1139 1985 4 8 44 62 248 4963
Dacorum 318 642 430 14 16 7 94 97 94 43 41 71 936 2243 3 7 92 57 320 6409
East Hertfordshire 605 376 255 20 9 25 83 82 89 27 54 46 976 5947 1 6 81 38 991 19823
Hertsmere 291 100 182 25 29 41 97 88 99 65 23 89 920 1848 4 9 99 89 205 4107
North Hertfordshire 724 668 448 7 3 6 30 51 67 34 48 39 1626 2911 2 4 44 44 728 14555
St Albans 362 320 226 18 16 3 98 94 91 36 27 29 1010 2121 3 6 88 95 354 7070
Stevenage 170 98 22 25 0 0 26 18 5 34 29 37 177 731 1 2 76 58 366 7310
Three Rivers 365 233 138 19 39 3 99 100 99 40 79 35 304 991 2 6 96 81 165 3303
Watford 62 165 238 0 19 15 100 100 100 129 62 49 737 1930 3 8 99 99 241 4825
Welwyn Hatfield 82 478 813 4 46 30 100 52 70 50 54 54 1946 4081 7 14 83 73 292 5830
Norfolk 0
Breckland 393 669 612 0 4 6 0 36 59 4023 2265 5 3 31 55 755 15100
Broadland 456 459 384 20 4 21 33 16 27 2698 0 4 10 675 13490
Great Yarmouth 168 129 197 13 4 8 36 60 39 32 30 1092 1740 4 6 57 44 290 5800
King's Lynn&West Norfolk 0 0 488 100 100 15 100 100 34 2486 6425 5 12 41 44 535 10708
North Norfolk 258 428 230 11 4 13 92 42 85 26 21 29 1590 1632 5 5 7 71 326 6528
Norwich 641 625 548 12 10 20 59 77 76 38 47 47 2351 6594 4 12 90 76 550 10990
South Norfolk 508 507 324 2 8 3 23 21 39 17 26 24 1938 6060 3 11 36 19 551 11018
Suffolk 0
Babergh 242 510 212 23 9 26 57 39 55 1990 3310 8 13 11 255 5092
Forest Heath 147 62 67 0 5 0 52 73 151 637 2894 2 9 4 322 6431
Ipswich 347 468 566 9 34 19 77 86 83 25 35 39 1553 7480 2 10 86 76 748 14960
Mid Suffolk 314 292 347 4 5 12 46 64 55 25 34 32 1963 2425 5 6 48 50 404 8083
St Edmundsbury 338 468 612 14 13 4 45 58 48 28 34 1882 5016 5 13 23 58 386 7717
Suffolk Coastal 425 568 455 4 4 3 30 53 47 29 26 21 3345 3474 7 7 38 37 496 9926
Waveney 574 436 507 6 3 13 21 25 29 23 24 23 1608 2851 6 10 28 38 285 5702
476800
Appendix 10: Previously developed land supply

Appendix 10: Previously developed land supply
Vacant and derelict land and

buildings suitable for housing Currently in use suitable
(hectares) for housing (hectares) All types
With
Previously Derelict planning Other with
developed land and Vacant allocation or known suitable for
County / Local Authority vacant land buildings buildings permission potential housing
Bedford Borough 2 244 1 15 2 264
Mid Bedfordshire 3 4 2 192 20 221
South Bedfordshire 33 1 6 49 1 90
Luton Borough 1 1 0 10 19 31
Fenland 3 8 2 19 3 35
Peterborough UA 35 744 0 44 30 853
Peterborough southern
township
Huntingdonshire 12 0 21 10 39 82
East Cambridgeshire 0 2 1 0 3 6
South Cambridgeshire 20 1 0 235 8 264
Cambridge city 0 0 0 27 6 33
Basildon 2 0 35 8 18 63
Braintree 3 5 2 13 8 31
Brentwood 5 0 3 17 6 31
Castle Point 2 14 1 54 1 72
Chelmsford 0 3 0 96 0 99
Colchester 78 1 0 79 17 175
Epping Forest 1 5 2 15 17 40
Harlow 2 0 0 22 1 25
Maldon 1 3 0 5 28 37
Rochford 2 4 10 2 0 18
Southend UA 0 0 0 5 0 5
Tendring 4 4 0 25 31 64
Thurrock UA 18 32 0 67 7 124
Uttlesford 1 10 0 6 7 24
Hertfordshire
Broxbourne 0 5 2 10 8 25
Dacorum 0 0 1 15 0 16
East Hertfordshire 1 0 1 13 2 17
Hertsmere 2 0 16 58 6 82
North Hertfordshire 0 3 0 4 9 16
St Albans 1 0 3 14 8 26
Stevenage 0 0 0 5 0 5
Three Rivers 0 2 8 4 1 15
Watford 0 0 0 7 0 7
Welwyn Hatfield 71 0 4 35 0 110
Norfolk
Breckland 1 9 0 29 7 46
Broadland 1 18 0 11 42 72
Great Yarmouth 14 2 1 0 1 18
King's Lynn&West
Norfolk 15 16 3 30 41 105
North Norfolk 3 1 0 7 5 16
Norwich 11 16 7 35 15 84
South Norfolk 3 5 11 5 13 37
Suffolk
Babergh 8 2 29 4 1 44
Forest Heath 3 10 5 10 13 41
Ipswich 0 0 7 51 8 66
Mid Suffolk 1 16 0 0 7 24
St Edmundsbury 6 4 3 25 9 47
Suffolk Coastal 5 0 1 15 24 45
Waveney 1 1 2 11 4 19
Appendix 11: Strategic Sites (without planning

permission or otherwise promoted)
Appendix 11: Future Strategic Sites (under construction and without planning permission)
County / Local Site Capacity Future Development

Bedford Borough Biddenham loop 1,450
Elstow Storage Depot (the 4,500 Site allocations to remain the same in LDF. New site allocation
Mid Bedfordshire
Land to the south of Potton Road 1,450 document will also be publised for consultation in 2008.
South Bedfordshire Pratts Quarry, Billington Road 1,200 Area Action Plan to be formulated.
Land South of Stanground 1,350 Outline planning permission submitted 2003
Peterborough UA
Peterborough Southern Township 2,675 Under construction
East of the Railway 1,100 Both sites subject to submission of outline applications -
Huntingdonshire
Northbridge' Ermine Street 1,050 inclusion in LDF will depend on application decision
Northstowe new town 8,500 Environmental Statement prepared.
South Cambridgeshire
Cambourne 1,600 Under construction
Huntingdon Road / Histon Road 1,000 Masterplan required.
Cambridge Northern Fringe 1,950 Masterplan required.
Area Development Framework will be required. Housing to
Cambridgeshire Cambridge Southern Fringe 2,640
start soon after 2005.
Area Development Framework will be required. Constraints on
East Cambridge 9,000
site, therefore longer term.
Basildon The Wick 1,110 Under construction
Braintree Kings Park Village 170 Under construction
Colchester Garrison 2,544 Under construction
Harlow Church Langley 276 Under construction
Local Plan promotes use of site as Airfield / Recreation Use.
Epping Forest North Weald Airfield 6,000
Allocation dependent on RSS 14 outcome
Harlow: North (Ropemakers) 10,000
Northern Extension by 2021. All sites dependent on outcome
Harlow: East 3,000
Harlow of RRS14 EiP. LDF has been delayed - Council to begin work
South and West 2,700 on Development Plan Documents in December 2006
Remain in DPD Core Strategy. Potential to form part of DPD 5

'Criteria based policies and allocations' is expected to be
Southend New Ranges (Shoeburyness) 1,400
published for consultation in 2007. Council regard site a as
conributing in longer term.
Woodlands Park 1,023 Under construction
Uttlesford Outcome of RSS14 EiP will determine future of site. Council
Great Dunmow 2,650
currently oppose development of site
Hertfordshire
Site alloacted and then deleted. Future depends on RSS14
A10 Corridor / urban extension
Broxbourne 1,000 requirments for greenbelt review in Broxbourne and urban
west of Hoddestone
capacity findings. If so, review likely to commence in 2008
North Harlow (see Harlow) (see Harlow)
East Hertfordshire
Bishop's Stortford, North 2,000 RSS14 Allocation
Outcome of RSS14 EiP will determine future of site. Joint
North of Stevenage 4,400
Area Action Plan likely to be developed
Stevenage
Great Ashby 1,662 Under construction
Stevenage West 1,000 Urban extension to be set out as Joint Area Action Plan.
Orinally intended to be built out by 2011. Now seen as longer
North Hertfordshire Stevenage West 2,600
term site
Welwyn Hatfield Hatfield Aerodome 1,362 Under construction
Norfolk
Planning application expected late 2005. Site likely to be
Norwich Three Score 1,000
developed over 8-10 years.
Site has outline planning permission. 3 detailed applications
South Norfolk Costessey, North of River Tud 1,000 currently being determind. Unlikely to be fully developed until
2011-2016.
Suffolk
Forest Heath Red Lodge 1,200 Under construction
Ipswich Ravenswood 382 Under construction
Site identified in 2001 Draft Local Plan. Will feature in LDF.
Ipswich North Ipswich 1,500 However there are several issues regarding exact location of
site, and urban capacity of urban area
SUB-TOTAL 75,440
UC 14,004
TOTAL 89,444
Appendix 12: Large sites estimated contribution to

RSS14
Appendix 12: Large sites extimated contribution to RSS14
Anticipated Build in
Capacity* Average Anticipated
Site Lag-time submission of Start End Build period period to
(Dwellings) Annual build
application 2021
H6 Biddenham loop 1,450 4 2005 2009 2016 7 200 7 1450
Elstow Storage Depot (the Wixhams) 4,500 5 1999 2004 2017 13 350 13 4500
Land to the south of Potton Road, east of Biggleswade 1,450 4 2003 2007 2014 7 200 7 1450
Pratts Quarry, Billington Road, Leighton Buzzard 1,200 4 2007 2011 2017 6 200 6 1200
Land South of Stanground 1,350 4 2003 2007 2014 7 200 7 1350
Peterborough Southern Township 2,675 UC N/A 2005 2013 8 350 8 2675
East of the Railway (north of Cambridge Road) 1,100 4 2001 2005 2011 6 200 6 1100
Northbridge' Ermine Street 1,050 4 2005 2009 2014 5 200 5 1050
Northstowe new town 8,500 5 2005 2010 2034 24 350 11 3850
Cambourne 1,600 UC N/A 2005 2010 5 350 5 1600
North West Cambridge 1,000 4 2008 2012 2017 5 200 5 1000
Cambridge Northern Fringe 1,950 4 2007 2011 2021 10 200 10 1950
Cambridge Southern Fringe 2,640 5 2007 2012 2023 11 250 11 2640
East Cambridge 9,000 5 2012 2017 2043 26 350 4 1400
The Wick 1,110 UC N/A 2005 2008 3 350 3 1110
Kings Park Village 170 UC N/A 2005 2006 1 250 1 170
Garrison 2,544 UC N/A 2005 2015 10 250 10 2544
North Weald Airfield 6,000 5 2008 2013 2030 17 350 8 2800
Church Langley 216 UC N/A 2005 2006 1 350 1 216
Harlow: North (Ropemakers) 10,000 5 2008 2013 2042 29 350 8 2800
Harlow: East 3,000 5 2008 2013 2022 9 350 8 2800
Harlow: South and West 2,700 4 2008 2012 2023 11 250 9 2250
Shoeburyness 1,400 4 2008 2012 2019 7 200 7 1400
Woodlands Park 1,023 UC N/A 2005 2010 5 200 5 1023
Great Dunmow 2,650 4 2009 2013 2024 11 250 9 2250
Hertfordshire
A10 Corridor / West of Hoddesdon 1,000 4 2006 2010 2015 5 200 5 1000
Bishop's Stortford, North 2,000 5 2008 2013 2021 8 250 8 2000
Stevenage West (Stevenage) 1,000 4 2008 2012 2017 5 200 5 1000
Stevenage West (North Hertfordshire) 2,600 5 2008 2013 2023 10 250 8 2000
North of Stevenage 4,400 5 2008 2013 2026 13 350 8 2800
Great Ashby 1,662 UC N/A 2005 2012 7 250 7 1662
Hatfield Aerodrome 1,362 UC N/A 2005 2010 5 250 5 1362
Norfolk
Three Score 1,000 4 2005 2009 2014 5 200 5 1000
Costessey, North of River Tud 1,000 4 2003 2007 2012 5 200 5 1000
Suffolk
Red Lodge 1,200 UC N/A 2005 2011 6 200 6 1200
Ravenswood 382 UC N/A 2005 2007 2 200 2 382
North Ipswich 1,500 4 2008 2012 2020 8 200 8 1500
89,384 63,484
Contirbution of all strategic sites 2001-2005 9,505
TOTAL 72,989
Appendix 13: Housing Trajectory including Targets

and Supply
Appendix 13: East of England Housing Trajectory 2001-2021
Completion rate 200
Year
TOTAL Rate
00/01 01/02 02/03 03/04 04/05 05/06 06/07 07/08 08/09 09/10 10/11 11/12 12/13 13/14 14/15 15/16 16/17 17/18 18/19 20/21 21/22 TOTAL
Bedford Borough
TARGET - RSS14 MKSM provision to be added 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 42 840
SUPPLY - Existing Commitments 42 42 42 42 42 42 42 42 42 42 42 42 42 42 588
SUPPLY - Strategic Sites
Under development N/A
Not started H6 Biddenham loop 1,450 200 200 200 200 200 200 200 250 1450
TOTAL 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 200 250 0 0 0 0 1450
Under / Over Supply
Mid Bedfordshire
TARGET - RSS14 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 8280
Existing Commitments 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 414 6624
Not started Elstow Storage Depot (the Wixhams) 4,500 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 2800
South of Potton Road, east of Biggleswade 1,450 200 200 200 200 200 200 200 250 1450
TOTAL 0 0 0 0 0 0 0 200 400 400 400 400 400 400 450 200 200 200 200 200 200 4250
Under / Over Supply
South Bedfordshire
TARGET - RSS14 MKSM provision to be added 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 1600
Existing Commitments 80 80 80 80 320
Not started Pratts Quarry, Billington Road, Leighton Buzzard 1,200 200 200 200 200 200 200 200 1200
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 200 0 0 0 1200
Under / Over Supply
Luton
TARGET - RSS14 MKSM provision to be added 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253
Existing Commitments 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253 1253
Not started N/A
TOTAL 0
Under / Over Supply
Cambridge and Peterborough
Fenland
TARGET - RSS14 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 10100
Existing Commitments 505 505 505 505 505 505 505 505 505 505 5050
Not started N/A
TOTAL
Under / Over Supply
Peterborough UA
TARGET - RSS14 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 21200
Existing Commitments 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 1060 13780
Under development Peterborough Southern Township 2,675 281 347 340 378 212 281 281 281 281 281 281 281 281 281 146 2675
Not started Land South of Stanground 1,350 200 200 200 200 200 200 200 200 1400
TOTAL 0 347 340 378 212 281 281 281 481 481 481 481 481 481 346 0 0 0 0 0 0 5352
Under / Over Supply
Huntingdoshire
TARGET - RSS14 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 11200
Under development
Not started East of the Railway (north of Cambridge Road) 1,100 200 200 200 200 200 200 100 1100
Northbridge' Ermine Street 1,050 200 200 200 200 200 250 1050
TOTAL 0 0 0 0 0 0 200 200 200 200 400 300 200 200 250 0 0 0 0 0 0 2150
Under / Over Supply
East Cambridgeshire
TARGET - RSS14 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 430 8600
Existing Commitments 430 430 430 430 430 430 430 430 3440
Not started N/A
TOTAL
Under / Over Supply
South Cambridgeshire
TARGET - RSS14 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 23500
Existing Commitments 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 1175 19975
Under development Cambourne 1,600 250 213 337 620 151 250 250 250 250 250 250 100 1600
Not started Northstowe New Town 8,000 200 200 200 200 200 200 200 200 200 200 1800
TOTAL 0 213 337 620 151 250 250 250 250 250 250 100 200 200 200 200 200 200 200 200 200 4721
Under / Over Supply
Cambridge City
TARGET - RSS14 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 14700
Existing Commitments 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 735 12495
Under development
Not started North West Cambridge 1,000 200 200 200 200 200 200 1000
Cambridge Northern Fringe 1,950 200 200 200 200 200 200 200 200 200 200 1800
Cambridge Southern Fringe 2,640 200 200 200 200 200 200 200 200 200 200 1800
East Cambridge 9,000 200 200 200 200 200 800
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 400 600 600 600 600 800 600 600 600 5400
Under / Over Supply
Basildon
TARGET - RSS14 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 535 10700
Existing Commitments 535 535 535 535 535 2675
Under development The Wick 1,110 200 78 125 76 200 200 200 200 200 100 1100
Not started N/A
TOTAL 200 0 78 125 76 200 200 200 200 200 100 0 0 0 0 0 0 0 0 0 0 0 1379
Under / Over Supply
Braintree
TARGET - RSS14 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 7700
Existing Commitments 385 385 385 385 385 385 2310
Under development Kings Park Village 170 91 55 55 72 91 79 170
Not started N/A
TOTAL 0 55 55 72 91 79 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 352
Under / Over Supply
Brentwood
TARGET - RSS14 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 145 2900
Not started N/A
TOTAL
Under / Over Supply
Castle Point
TARGET - RSS14 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 4000
Existing Commitments 200 200 200 200 200 200 200 200 200 1800
Not started N/A
TOTAL
Under / Over Supply
Chelmsford
TARGET - RSS14 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 700 14000
Not started N/A
TOTAL
Under / Over Supply
Colchester
TARGET - RSS14 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 855 17100
Under development Garrison 2,544 200 56 200 200 200 200 200 200 200 200 200 200 200 200 144 2544
South Woodham Ferrers 4,279 200 20 47 0 0 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 200 3200
Not started N/A
TOTAL 0 20 47 0 56 400 400 400 400 400 400 400 400 400 400 400 400 344 200 200 200 5867
Under / Over Supply
Epping Forest
TARGET - RSS14 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 11000
Existing Commitments 550 550 1100
Not started North Weald Airfield 6,000 200 200 200 200 200 200 200 200 200 1600
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 200 200 200 1600
Under / Over Supply
Harlow
TARGET - RSS14 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 8000
Existing Commitments 400 400 400 400 400 400 400 400 400 400 400 400 4800
Not started Church Langley 216 200 66 49 35 0 216 216
Harlow: North (Ropemakers) 10,000 200 200 200 200 200 200 200 200 200 1600
Harlow: East 8,000 200 200 200 200 200 200 200 200 200 1600
Harlow: South and West 2,700 200 200 200 200 200 200 200 200 200 1600
TOTAL 0 66 49 35 0 216 0 0 0 0 0 0 0 600 600 600 600 600 600 600 600 5166
Under / Over Supply
Maldon
TARGET - RSS14 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 120 2400
Not started N/A
TOTAL
Under / Over Supply
Rochford
TARGET - RSS14 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 4600
Not started N/A
TOTAL
Under / Over Supply
Southend UA
TARGET - RSS14 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 6000
Not Started Shoeburyness 1,400 200 200 200 200 200 200 200 200 1400
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 200 200 0 1400
Under / Over Supply
Tendring
TARGET - RSS14 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 425 8500
Not started N/A
TOTAL
Under / Over Supply
Thurrock UA
TARGET - RSS14 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 925 18500
Not started Thurrock Riverside 7,600 200 200 200 200 200 200 200 200 200 1600
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 200 200 200 1600
Under / Over Supply
Uttlesford
TARGET - RSS14 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 8000
Under development Woodlands Park 1,023 200 46 46 46 46 200 200 200 200 223 1023
Not started N/A
TOTAL 0 46 46 46 46 200 200 200 200 223 0 0 0 0 0 0 0 0 0 0 0 1207
Under / Over Supply
Hertfordshire
Broxbourne
TARGET - RSS14 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 255 5100
Not started A10 Corridor / Land West of Hoddesdon 1,000 200 200 200 200 200 200 1000
TOTAL 0 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 0 0 0 0 0 1000
Under / Over Supply
Dacorum
TARGET - RSS14 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 315 6300
Existing Commitments 315 315 315 315 315 315 315 2205
Not started N/A
TOTAL
Under / Over Supply
East Hertfordshire
TARGET - RSS14 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 1040 20800
Under development Bishop's Stortford, North 2000 200
Not started 200 200 200 200 200 200 200 200 1600
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 200 200 200 1600
Under / Over Supply
Hertsmere
TARGET - RSS14 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 4200
Not started N/A
TOTAL
Under / Over Supply
North Hertfordshire
TARGET - RSS14 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 790 15800
Not started Stevenage West 2,600 200 200 200 200 200 200 200 200 200 200 200 200 200 200 2600
TOTAL
Under / Over Supply
St Albans
TARGET - RSS14 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 7000
Not started N/A
TOTAL
Under / Over Supply
Stevenage
TARGET - RSS14 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 6400
Existing Commitments 320 320 640
Under development Great Ashby 1,662 253 310 264 100 81 253 253 253 253 253 253 144 1662
Not started Stevenage West 1,000 200 200 200 200 200 200 1000
North of Stevenage 4,400 200 200 200 200 200 200 200 200 1600
TOTAL 0 310 264 100 81 253 453 453 453 453 453 144 0 200 200 200 200 200 200 200 200 5017
Under / Over Supply
Three Rivers
TARGET - RSS14 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 180 3600
Not started N/A
TOTAL
Under / Over Supply
Watford
TARGET - RSS14 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 230 4600
Not started N/A
TOTAL
Under / Over Supply
Welwyn Hatfield
TARGET - RSS14 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 5800
Existing Commitments 290 290 290 290 290 290 290 290 290 290 290 290 290 290 4060
Under development Hatfield Aerodrome 1,362 200 37 347 435 200 200 200 200 200 200 162 1362
Not started N/A
TOTAL 0 0 37 347 435 200 200 200 200 200 200 162 0 0 0 0 0 0 0 0 0 2181
Under / Over Supply
Norfolk
Breckland
TARGET - RSS14 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 760 15200
Existing Commitments 760 760 760 2280
Not started N/A
TOTAL
Under / Over Supply
Broadland
TARGET - RSS14 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 610 12200
Not started N/A
TOTAL
Under / Over Supply
Great Yarmouth
TARGET - RSS14 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 300 6000
Not started N/A
TOTAL
Under / Over Supply
King's Lynn&West Norfolk

TARGET - RSS14 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 550 11000
Not started N/A
TOTAL
Under / Over Supply
North Norfolk
TARGET - RSS14 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 6400
Not started N/A
TOTAL
Under / Over Supply
Norwich
TARGET - RSS14 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 530 10600
Not started Three Score 1,000 200 200 200 200 200 200 1000
TOTAL 0 0 0 0 0 0 0 0 0 0 200 200 200 200 200 0 0 0 0 0 0 1000
Under / Over Supply
South Norfolk
TARGET - RSS14 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 560 11200
Existing Commitments 560 560 560 560 560 560 560 560 560 560 560 6160
Not started Costessey, North of River Tud 1,000 200 200 200 200 200 200 1000
TOTAL 0 0 0 0 0 0 0 0 200 200 200 200 200 0 0 0 0 0 0 0 0 1000
Under / Over Supply
Suffolk
Babergh
TARGET - RSS14 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 260 5200
Not started N/A
TOTAL
Under / Over Supply
Forest Heath
TARGET - RSS14 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 320 6400
Under development Red Lodge 1,200 200 50 200 200 200 200 200 200 1200
Not started N/A
TOTAL 0 0 0 0 50 200 200 200 200 200 200 0 0 0 0 0 0 0 0 0 0 1250
Under / Over Supply
Ipswich
TARGET - RSS14 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 770 15400
Under development Ravenswood 382 136 60 226 145 182 136 136 110 382
Not started North Ipswich 1,500 200 200 200 200 200 200 200 100 1500
TOTAL 0 60 226 145 182 136 136 110 0 0 0 0 0 200 200 200 200 200 200 200 100 2495
Under / Over Supply
Mid Suffolk
TARGET - RSS14 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 7700
Not started N/A
TOTAL
Under / Over Supply
St Edmundsbury
TARGET - RSS14 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 400 8000
Not started N/A
TOTAL
Under / Over Supply
Suffolk Coastal
TARGET - RSS14 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 10100
Existing Commitments 505 505 505 505 505 505 505 3535
Not started N/A
TOTAL 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Under / Over Supply
Waveney
TARGET - RSS14 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 290 5800
Not started N/A
TOTAL
Under / Over Supply
East of England TOTALS 0

TARGET 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 21711 434220
CUMULATIVE TARGET 21711 43422 65133 86844 108555 130266 151977 173688 195399 217110 238821 260532 282243 303954 325665 347376 369087 390798 412509 434220
SUPPLY 1195 1526 1819 1504 2415 2520 2694 3184 3107 3384 2787 3081 4881 4846 3800 3650 3544 3000 3000 2700 58637
CUMULATIVE SUPPLY 1195 2721 4540 6044 8459 10979 13673 16857 19964 23348 26135 29216 34097 38943 42743 46393 49937 52937 55937 58637
% Cumulative Supply / Target 6 6 7 7 8 8 9 10 10 11 11 11 12 13 13 13 14 14 14 14
SUPPLY TOTALS
Under development total 1129 1477 1784 1504 2199 2120 2094 1984 1907 1584 1087 681 681 546 400 400 344 200 200 200 22521
Cumulative under development 1129 2606 4390 5894 8093 10213 12307 14291 16198 17782 18869 19550 20231 20777 21177 21577 21921 22121 22321 22521
Not started total 66 49 35 0 416 600 800 1400 1400 2000 1900 2600 4200 4300 3400 3250 3200 2600 2600 2300 37116
Cumulative not started 66 115 150 150 566 1166 1966 3366 4766 6766 8666 11266 15466 19766 23166 26416 29616 32216 34816 37116
Housing Deli
Research Study
Colin Buchanan
London
W11 3PB
T 020 7309 7000
E london@cbuchanan.co.uk
November 2005

Housing Delivery On Strategic Sites

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Housing Delivery On Strategic Sites

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Housing Deli

Housing Delivery on Strategic Sites

Project No: 100661

Prepared by: Approved by:

Status: Final Issue no: 1 Date: November 2005

i:\10066x_housing delivery on strategic sites in the east of england\study\reports\reports\final report 091205.doc

1.1 Purpose of Report

1.1.1 This study was commissioned by Countryside Properties to examine how

PPG3: Housing (2000)

1.3.1 Government policy on housing and housing delivery is primarily contained

process is not prejudiced by unreal expectations of the developability of sites

Planning for Housing Provision – Consultation Paper (July 2005)

1.3.11 In October 2005, Barker commented on additional development proposed in

1.4.1 This report is structured as follows:

 Chapter 3 – Delivery of housing 1980 to 2004

 Chapter 4 – Delivery of housing up to 2021

 Comprising 1,000 – 1,999 dwellings

 Comprising 2,000 or more dwellings

2.2 Data Sources

Strategic Sites – developed and under development

2. When was the site first allocated in the local plan?

3. When was planning permission granted?

5. List of land uses and quantum of development (i.e. number of dwellings,

6. What rate of housing development has been or is being achieved (in

Strategic Sites – potential permissions and allocations

(reasonably sound basis) upon which additional information requests to local

2.3.1 Historic data on economic performance and on population in England was

3. Delivery of housing 1980 – 2004

3.1 Overview of Completions

3.1.1 Annual housing completions by local authority since 1980 is provided in

3.2 Strategic Sites

3.2.1 Appendix 5 provides a table showing details of development of all strategic

TABLE 1 : SUMMARY OF STRATEGIC SITES (BUILT OR UNDER CONSTRUCTION)

FIGURE 1: HOUSING COMPLETIONS IN EAST OF ENGLAND (CUMULATIVE TOTALS)

Total Completions LA s with sites Strategic sites 1000 - 2000 2000 +

FIGURE 2: HOUSING COMPLETIONS IN EAST OF ENGLAND (ANNUAL RATES)

Total Completions LA s with Strategic Sites Strategic Sites

3.3.5 Details of completions as a proportion of a total district’s housing development

3.3.6 Table 2 below provides an overview of the contribution of strategic sites to

TABLE 2 : STRATEGIC SITES AND TOTAL COMPLETIONS (ALL LOCAL AUTHORITIES)

TABLE 3 : ANNUAL CONTRIBUTION OF LARGE SITES AND OTHER SITES

1,000 – 1,999 dwellings

LA s W/O LARGE SITES

Impact of Local Plan Allocation

Achieving Planned Development Rates

3.3.9 There is no statistically significant relationship between the standard deviation

Impact of Environmental Assessment

3.4 Case Studies

3.4.1 Six schemes have been investigated in detail to generate a clearer

 Cambourne, South Cambridgeshire

 Chafford Hundred, Thurrock

 Church Langley, Harlow

 Grange Farm, Suffolk Coastal

 Hampton Southern Township, Peterborough

 The Wick, Basildon

FIGURE 3: COMPLETION RATES OF CASE STUDIES

No of dwellings per annum 600

Factors Affecting Rate of Development

 Joint working – partnership between local authorities, the Government and

 Site conditions – environmental issues, site remediation;

 Local market – demand for and supply of local housing;

 Residential density – higher densities lead to increased completions rates;

Chapter 3 – Delivery of housing 1980 to 2004

Chapter 4 – Delivery of housing up to 2021

Comprising 1,000 – 1,999 dwellings

Comprising 2,000 or more dwellings

Cambourne, South Cambridgeshire

Chafford Hundred, Thurrock

Church Langley, Harlow

Grange Farm, Suffolk Coastal

Hampton Southern Township, Peterborough

The Wick, Basildon

Joint working – partnership between local authorities, the Government and

Site conditions – environmental issues, site remediation;

Local market – demand for and supply of local housing;

Residential density – higher densities lead to increased completions rates;

Type of developer / house builder – national organisations can build at faster

Level of guidance – clear design and master planning concepts and

Quality of design – sub-standard design submissions require substantial

Changes to proposals – re-submission of proposals due to site being

Infrastructure requirements – physical and social infrastructure such as

Section 106 agreements – negotiations between development and the local

Infrastructure – new railway station (the Chafford Hundred Station, with a

Environment – reparation of past environmental damage from the previous

Changing Planning Policy – has benefited and hindered the development of

Conditions – requiring the implementation of infrastructure at certain dwelling

Public participation – residential opposition to further development on site in

Physical constraints – contamination, flooding and nature conservation

Change in ownership – the masterplan was revised, and incorporated SUD’s