strategic housing land availability 2016€¦ · strategic housing land availability assessment...

Strategic Housing Land Availability Assessment

July 2016

Planning and Transportation Department of Environment and Regeneration

Planning and Transportation

Introduction and Background

2Introduction1

4Recent Housing Development Profile2

Assessment of Housing Land Availability

14Methodology3

18Housing Land Availability in Luton4

22Housing Targets and the Five-Year Supply5

35Market Appraisal and Risks6

Appendices

38Appendix 1: Overview Maps

45Appendix 2: Site Assessments

Contents

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1 Introduction

What is a Strategic Housing Land Availability Assessment?

1.1 The National Planning Policy Framework (NPPF)(1) requires Luton Borough Councilto:

...prepare a Strategic Housing Land Availability Assessment to establish realisticassumptions about the availability, suitability and the likely economic viabilityof land to meet the identified need for housing over the plan period. (paragraph159)

1.2 This strategic housing land availability assessment (SHLAA) also meets many ofthe requirements of paragraph 47 of the NPPF, including the directions to:

identify a supply of specific, deliverable sites sufficient to provide five years worthof housing against requirements

identify a supply of specific, developable sites or broad locations for growth, foryears 6-10 and, where possible, for years 11-15

illustrate the expected rate of housing delivery through a housing trajectory forthe plan period

1.3 National planning practice guidance (NPPG) on land availability assessments canbe accessed on-line(2). This report applies the guidance as it was on 01st June 2016.The guidance advises that the primary role of the SHLAA is to:

identify sites and broad locations with potential for developmentassess their development potentialassess their suitability for development and the likelihood of development comingforward (the availability and achievability).

1.4 It is not the role or purpose of the SHLAA to make judgements as to what strategythe council should adopt and it does not allocate land for housing. Any sites withoutplanning permission that have been identified in the SHLAA will need to be subject tothe planning process for housing development to be allowed.

Context and Study Area

1.5 This assessment covers the administrative area of Luton Borough Council.

1 https://www.gov.uk/government/publications/national-planning-policy-framework--22 http://planningguidance.planningportal.gov.uk/blog/guidance/housing-and-economic-land-availability-assessment/

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1.6 The NPPG states that the geographical area to be covered should be the housingmarket area(3). The Luton housing market area was most recently reviewed throughthe 2015 report, 'Housing Market Areas in Bedfordshire and surrounding areas'(4) andcovers:

all of Lutona large proportion of Central Bedfordshireland on the western edge of North Hertfordshireland at the eastern tip of Aylesbury Vale

1.7 There is no single SHLAA that covers the housing market area. It is possible foreach associated authority to bring together their authority-specific assessments shouldthe need arise. Every site in this SHLAA has been mapped and location co-ordinatesare available to allow reporting to be conducted across any geographic area containingany part of Luton.

Further Information

1.8 If you would like to discuss this report, please telephone 01582 547090 or sendan email to [email protected]

3 Housing and economic land availability assessment, Paragraph 007, Reference ID 3-007-201403064 http://www.luton.gov.uk/Environment/Lists/LutonDocuments/PDF/Local%20Plan/Housing/HOU%20003d.pdf

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2 Recent Housing Development Profile

2.1 By examining the profile of housing development it is possible to identify somekey characteristics and challenges relating to housing delivery in Luton.

Completions by Location

Table 2.1 Net Dwelling Completions by Location, 01 January 2001 - 31 March 2016

TotalRest of LutonActionAreas

Central Areaand 300mBuffer

Year

22014417592001

2291691592002

171813872003

5575182372004

5662771311582005/2006

40920861952006/2007

478320221362007/2008

422201621592008/2009

3862979802009/2010

22410525942010/2011

490323-121792011/2012

35121471302012/2013

147118-2312013/2014

415108232842014/2015

624352811912015/2016

5,6893,4353751,879Total

2.2 In total, 33% of new dwellings have been delivered in the central area, 7% inaction areas and 60% throughout the rest of Luton.

2.3 In recent years, the 2014/15 period observed a much higher proportion ofdevelopment in the central area (68%) predominantly resulting from the conversion ofoffices to residential accommodation under permitted development rights and theprovision of student accommodation. The most recent data from 2015/16 demonstratesa lower absolute number of completions in the central area (191 compared to 284 the

2 . Recent Housing Development Profile

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previous year). This represents 30% of completions for the 2015/16 period broadlyreflecting longer-term trends.

2.4 The 2015/16 period is also notable for a higher proportion of delivery in keyaction areas (13%) reflecting construction occurring following earlier demolitions andpotential confidence from investors based on adopted and emerging masterplanscovering key areas such as High Town.

2.5 Completions in 2015/16 represent the highest output of new dwellings in anyrecorded period since 2001. Performance in 2013/14 was not exceptional in historicterms, but represented a significant upturn and the greatest percentage increasebetween two consecutive years since 2004 and 2005.

2.6 Also of significance is that 2014/15 and 2015/16 both show consecutive increasesin annual delivery. This is the first time data show this trend; all other informationsince 2001 shows that one annual increase in activity is followed by a subsequent drop.This reflects a sustained period of growing economic confidence supported by variousgovernment initiatives and a diverse range of supply.

2.7 The following page describes the location of action areas and the extent of thetown centre with 300m buffer. Note that the central area and 300m buffer includesaction areas within the town centre but excludes the High Town action area.


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Development Sites by Size

Table 2.2 Number of Completed Development Sites by Size, 01 January 2001 - 31March 2016

TotalRest ofLutonAction AreasCentral Area and

300m Buffer

Total No. ofDwellings inScheme

575380351601-10 dwellings

855172711-24 dwellings



8512100+ dwellings

71146245204Total

2.8 In total, 81% of development schemes involved the construction of 10 dwellingsor fewer. This is almost identical to the proportion reported in the 2015 SHLAA (toMarch 2014) of 82%. Since 31st March 2014 an additional 65 sites have been completedcomprising 10 or fewer dwellings - an increase of 11.3% (25 schemes in 2014/15 and40 in 2015/16). This indicates that a consistent level of activity has been maintainedacross smaller sites, which reflects historic trends and is a pattern of developmentwhich is likely to continue due to the built-up nature of Luton. However, the recentupturn in dwelling completions is not matched by any marked upturn in the overallnumber of smaller sites being completed.

2.9 Although larger sites are much more limited in number, they contributesignificantly to total completions due to their overall capacity. Completed schemes inthe categories of sites delivering over 100 dwellings (2 sites) and 50-99 dwellings (4sites) over the last two years both represent a 25% increase over and above sitesdelivered from these categories between 2001 and 2014.


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Previously Developed Land

Table 2.3 Percentage of New Dwellings on Previously Developed Land, 01 January2001 - 31 March 2016

Total (%)Rest of Luton(%)

Action Areas(%)

Central Areaand 300mBuffer (%)

Year

98.697.91001002001

99.699.41001002002

1001001001002003

99.899.81001002004/2005

95.189.91001002005/2006

1001001001002006/2007

1001001001002007/2008

1001001001002008/2009

1001001001002009/2010

98.3951001002010/2011

79.869.31001002011/2012

56.732.11001002012/2013

74.067.5N/A1002013/2014

86.448.21001002014/2015

56.022.398.81002015/2016

2.10 Since 2001, the majority of new dwellings in Luton have been built on previouslydeveloped land. In the last six years, Luton's local target (all residential developmentactivity should occur on brownfield sites(5)) was not achieved.

2.11 In the 2014/15 monitoring year the proportion of development on previouslydeveloped land increased for the first time in over three years. This was largely dueto the significant increase in completions in the central area (284 units - the highesttotal recorded since records began in 2001) and in-particular the conversion of officesto residential accommodation under permitted development rights.

2.12 In contrast, monitoring in 2015/16 indicates the highest proportion ofdevelopment on greenfield land since records over the entire series from 2001. Thetotal amount of activity in the central area fell from the previous year and was offset

5 Appendix 8, Performance Indicators, Luton Local Plan 2001-2011


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by the significant increase in activity across the rest of Luton, of which only 22.3%occurred on previously developed land. This was driven primarily by the completion ofthe final phase of the 'New Homes for Luton' scheme, which used open spaces to provideaffordable housing.

2.13 Following the completion of the 'New Homes for Luton' programme, the built-upnature of Luton and limited supply of open spaces will likely maintain historic ratesover the longer-term, where over 90% of development has occurred on previouslydeveloped land.

2.14 It should be noted that on 09th June 2010, the Government excluded privateresidential gardens from the definition of previously developed land. For Luton, thiswill likely result in a slight decrease in the percentage of development classified asbeing on previously developed land. This makes a secondary contribution to the trendsshown in the data above.


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Density

Table 2.4 Gross Dwelling Density, 01 April 2005 - 31 March 2016

% completionsover 50dph

% completionsbetween 30dphand 50dph

% completionsless than 30dph

Year

87.459.13.452005/2006

89.87.72.42006/2007

88.38.82.92007/2008

98.20.71.12008/2009

95.331.72009/2010

841422010/2011

79.520.10.42011/2012

7821.20.82012/2013

51.941.66.52013/2014

87.411.71.02014/2015

66.232.71.12015/2016

Note: Data for dwelling density was not available before January 2005

2.15 Policy H3 of the Luton Local Plan 2001-2011 requires that residentialdevelopments are built to a minimum of 40 dwellings per hectare (dph). For locationswith good access to services, this should increase to at least 50 dph. Completionsbelow the targets have been built on sites where physical constraints prevent higherdensities or where the character of the location or type of development (e.g bungalows)dictates a lower density.

2.16 Both 2014/15 and 2015/16 observed a greater proportion of completions atover 50 dwellings per hectare than in 2013/14. This includes a number of large sitesproviding over 50 dwellings. The conversion of offices to residential accommodationunder permitted development rights has also helped to boost densities.

2.17 The monitoring data for the last two years remain somewhat below thelonger-term trends of providing a very high proportion of development at over 50dph.This is largely an effect of the completion of large greenfield sites (particularly theNew Homes for Luton programme and development at Birchen Grove allotments) thatfell within the 30-50dph category.

2.18 Data for the last two monitoring years in 2014/15 and 2015/16 has seen a returnto the trend of a very low proportion of completions occurring at under 30 dwellingsper hectare. This reflects two aspects. Firstly, the greater overall level of activity(including several large schemes at densities over 30dph) means that lower density


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schemes represent a much lower proportion of overall activity. Secondly, lower densityschemes are less typical given the built-up nature of Luton and market trends towardsproperties with a lower number of bedrooms. In absolute terms, lower density patternsof development have not increased in-line with the overall level of activity.

2.19 Due to the built-up nature of Luton and limited supply of open spaces, it islikely that the majority of development will continue the historic pattern of beingdelivered above 50 dph.


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Bedroom Size

Table 2.5 Gross Dwellings Completed by Number of Bedrooms, 01 January 2003 -31 March 2016

TotalUnknown4+ bed3 bed2 bed1 bedYear

18313256201192003

56730411621871472004/2005

6351919322453202005/2006

45814181362992006/2007

588530581283672007/2008

44506111432852008/2009

40606561272172009/2010

25601034461662010/2011

5540133721362132011/2012

380559321411432012/2013

1633103336812013/2014

4253019471272022014/2015

638153712352782015/2016

5,6981074156321,7072,837Total

Note: Data for number of bedrooms is not available before January 2003

2.20 Development activity continues to be concentrated on the provision of smallerproperties, reflecting the delivery of flatted accommodation. Activity to convert officesto residential accommodation under permitted development rights and the provisionof apartments and smaller properties when delivering larger schemes on previouslydeveloped land has meant this trend has been maintained in-line with the increase inoverall completions.

2.21 2014/15 saw 77.4% of completions comprising 1 and 2 bedrooms while in 2015/16the proportion was 80.4%. This remains in-line with historic trends. By extension, thismeans that the upturn in activity has seen a proportionate increase in the provision of3-bed and 4-bed accommodation. In gross terms, the number of larger propertiesdelivered in 2015/16 was greater than when such similar high levels of output werelast recorded in 2005/06 (89% one-bed and two-bed units).


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2.22 As evidenced by the 2015 Luton and Central Bedfordshire Strategic HousingMarket Assessment Update (6), whilst the provision of one and two-bed units remainsa component of need, increasing demand is also identified for 3-bed and (to a lesserextent) 4-bed dwellings.

6 http://www.luton.gov.uk/Environment/Lists/LutonDocuments/PDF/Local%20Plan/Housing/HOU%20003c.pdf


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3 Methodology

Updating the Previous Assessment

3.1 This SHLAA is the latest in a series of housing land availability reports, each ofwhich has built-on and updated information from the preceding report. Sites from theprevious SHLAA (April 2015) were re-assessed, based on the latest knowledge from:

Senior planning officers and project managers at Luton Borough CouncilContact with applicants, land owners and agentsVisits to sites with current planning permissionReview of recent planning applicationsEvidence work informing the development of new, local planning policies

3.2 New sites were also assessed following identification through:

Senior planning officers and project managers at Luton Borough CouncilContact with applicants, land owners and agentsReview of planning applications approved between April 2014 and March 2016Review of council committee agendas regarding public land disposalsEvidence work informing the development of new, local planning policies

3.3 This review does not include information on the development status of sites afterMarch 2016. This allows the SHLAA to inform (and be consistent with) housing monitoringand trajectory reports covering the 2015/16 financial year. Development statuspost-March 2016 will be reported through the next SHLAA update.

Minimum Site Size and Housing Yield

3.4 Identifying and appraising every potential, residential development site wouldrequire an excessive amount of resources. For an appropriate level of robustness, theSHLAA focuses on sites that are able to deliver at least 5 dwellings. This is in line withnational planning practice guidance, which states:

'...The assessment should consider all sites and broad locations capable ofdelivering five or more dwellings... (7)'

3.5 Where there is no other information available, a site size threshold of 0.1 hectaresis applied. This equates to 5 homes at a density of 50 dwellings per hectare and reflectspolicy H3 of the Luton Local Plan 2001-2011, which requires residential developmentto be built at that density in areas of good public/ non-car transport accessibility.

3.6 This basic density assumption is superseded by more considered, technicalevidence where this is available. Such sources of information include the:

Review of town centre office/ business premises for alternative re-use (Peter Brett,May 2013)Employment land review (NLP, March 2013)Draft High Town Masterplan (LBC, January 2016)

7 Housing and economic land availability assessment, Paragraph 010, Reference ID 3-010-20140306

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3.7 Higher density assumptions (75 dwellings per hectare) are employed in locationswithin a few hundred metres of town centres. This reflects a general policy directionto increase density near to services (thereby reducing travel distance) and historicdelivery of high-density development in such areas.

3.8 Information from planning applications and other statements of developmentintent (e.g. through 'call for sites' exercises) generally supersedes assumptions onhousing yield.

Site Surveys and the use of Building Control Records

3.9 For each site with extant planning permission, annual surveys are undertaken toidentify the progress of development. For this report, surveys were undertaken in June2016.

3.10 If a site has been substantially prepared (cleared, site notices up, activityongoing), this is counted as a start. Sometimes sites are cleared and then stall. Theseare tracked over time and sites that have stalled for a few years may be excluded fromthe immediate 5-year land supply until such time as development re-commences ornew information is obtained from relevant parties.

3.11 Completions are recorded in-line with government advice relating to housingflow reconciliation. Residential units are generally considered complete when a buildingbecomes habitable. During site survey, the degree to which a building is habitable isbased on evidence of internal fittings such as kitchens and bathrooms. New housesshould look like they can be moved into immediately.

3.12 Building control records are a useful source of information, particularly wherethere is uncertainty as to whether a development has started or completed. They canalso indicate any issues during construction that may impact on delivery timings.Relevant information is reflected in the assessment but exact details are not recordeddue to the confidential nature of building control data.

Assessment Criteria

3.13 Having identified the sites to be considered in the study, a spreadsheet isemployed to ensure a consistent assessment across all sites. This accords with guidanceand includes specific criteria to assess suitability, availability and achievability.

Suitability

3.14 The main factors underlying the assessment of suitability for housing include:

Policy restrictions (is residential development constrained by local or nationalpolicy?);Physical restrictions (is there a feature of the land, such as access or pollution,that constrains residential development?);Potential adverse impacts (could residential development result in adverse effects,including effects on landscape and conservation?); andEnvironmental/ amenity conditions (could future/ existing residents be faced withan oppressive environment?)

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3.15 Sites that have received planning permission or are allocated for housing throughthe local plan are generally considered to be suitable.

3.16 Most of the land within Luton is suitable for residential development. Themajority of sites assessed as being unsuitable are those within areas of discordant landuses (e.g. within existing employment estates), at locations of poor air quality (e.g.next to the motorway) or on areas of publicly accessible open space (including GreenBelt land).

Availability

3.17 National planning practice guidance advises that:

'A site is considered available for development, when, on the best informationavailable..., there is confidence that there are no legal or ownership problems,such as unresolved multiple ownerships, ransom strips tenancies or operationalrequirements of landowners (8) .'

3.18 Sites that have extant planning permission are generally considered to beavailable unless there is evidence to suggest otherwise.

3.19 Where sites are not currently available, the assessment considers whether theyare likely to become available in the foreseeable future.

Achievability

3.20 National planning practice guidance advises that:

'A site is considered achievable for development where there is a reasonableprospect that the particular type of development will be developed on the siteat a particular point in time. This is essentially a judgement about the economicviability of a site, and the capacity of the developer to complete and let or sellthe development over a certain period (9) .'

3.21 Preparing a detailed valuation of every site is not reasonable given the numberof sites within the SHLAA. Where site-specific information is not available, a view istaken that is based on the local knowledge of planning officers.

3.22 Sites that have extant planning permission are generally considered to beachievable unless there is evidence to suggest otherwise.

3.23 Where the development of a site is not currently viable, the assessment considerswhether it is likely to become achievable in the foreseeable future.

3.24 Chapter 6 of the SHLAA provides an overview on the current status of the housingmarket and risks to delivery.

8 Housing and economic land availability assessment, Paragraph 020, Reference ID 3-020-201403069 Housing and economic land availability assessment, Paragraph 021, Reference ID 3-021-20140306

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Assessment Conclusion

3.25 Taking all the information into account, each site is allocated an overallclassification: deliverable, developable, suitable or unsuitable. These classificationsare based on the following logic:

Deliverable. The site is suitable, available and achievable. There is a reasonableprospect that housing will start to be delivered within 5 years.Developable. The site is suitable but availability or achievability hinderdevelopment. There is a reasonable prospect that housing will start to be deliveredat the point envisaged, after the immediate 5-year period.Suitable. The site is suitable for residential uses but not available or achievable.There is no certainty when, or whether, housing will be delivered.Unsuitable. The site is unsuitable for residential development. Note that earliereditions of the SHLAA referred to this as 'not developable'.

3.26 The following matrix is employed to estimate when development might start.

Table 3.1 Matrix to Estimate Delivery Timings

Achievability

Concerns can beresolved

No concerns

years 6 to 10years 1 to 5No concerns

Availability years 11+years 6 to 10Concerns can beresolved

Deliverable sites

3.27 For assessment purposes, a site is considered deliverable if there is a reasonableprospect that residential units will be provided in the current or next 5 financial years.For this SHLAA, the current year is 2016/17.

3.28 In-line with paragraph 47,footnote 11, of the NPPF, sites with planning permissionare considered deliverable until permission expires, unless there is clear evidence thatschemes will not be implemented within five years.

3.29 Sites that do not have planning permission are considered deliverable if theyare suitable, available and achievable, having a reasonable prospect that housing willbe delivered within 5 years.

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4 Housing Land Availability in Luton

4.1 The appendices of this report detail the assessment of each site and provideoverview maps to their location.

4.2 Table 4.1 provides an overview of the assessment results for each classificationof site. These classifications reflect the types of sites suggested by national planningpractice guidance(10). The table shows how many sites were appraised and the numberof dwellings that they could deliver.

4.3 The total estimated capacity of the 273 sites identified in Luton is 16,984dwellings. These numbers refer to all of the sites assessed, including those consideredunsuitable for housing. The paragraphs below explain how many of these sites areconsidered to to have a reasonable prospect of delivering new homes.

4.4 32% of sites (88) are considered to be deliverable within the next 5 years. Thesesites have an estimated yield of 4,236 dwellings. The majority (80%) of those eitherhave planning permission for housing or are currently under construction. Deliverablesites include land at Marsh Farm and Napier Park, which are important for theregeneration of Luton. It should be noted that Napier Park is a large scheme that isexpected to deliver dwellings towards the end of and beyond the next 5 years.

4.5 A further 21% of sites (58) are considered to be developable and appropriate forinclusion within the longer-term land supply. These sites have an estimated yield of2,945 dwellings. These include locations that are important to the redevelopment ofHigh Town.

4.6 18% of sites (50) are categorised as being suitable only and have a total capacityof 992 dwellings. Some of these sites may become part of the land supply in the future,once issues of availability and achievability are resolved. These sites could beconsidered as a source of future windfall.

4.7 The 77 remaining sites are unsuitable for residential development and have atotal capacity of 8,811 dwellings. They are likely to remain unsuitable until there is asignificant change in planning policy or an applicant can bring forward a scheme thataddresses the specific constraints of the site.

4.8 It should be noted that sites with full planning permission with a yield of lessthan 5 dwellings have not been assessed through the SHLAA. These sites have permissionfor 114 dwellings and form part of the 5-year housing land supply.


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4.9 The following information should be used in relation to table 4.1:

AllocPerm - land allocated/with permission for employment or other uses that isno longer required;HousAlloc - housing allocations/site development briefs;HousComp - comprehensive redevelopment or redesign of existing residential areas;HousExpired - sites relating to expired planning permissions;HousExtant - unimplemented planning permissions for housing;HousInstens - intensification of existing housing areas through release of garageblocks etc;HousU/C - permissions for housing under construction;NewSett - new standalone settlements;NonRes -non-residential land suitable for redevelopment for housing, includingmixed-use schemes;PubSector - surplus public sector land;SiteRural - sites in rural settlements or rural exception sites;UrbExt - urban extension sites; andVacDerelict - vacant or derelict land.

Table 4.1 Land Availability by Site Type

DeliverableDevelopableUnsuitableSuitable OnlySource

No ofDwellings

No ofSites

No ofDwellings

No ofSites

No ofDwellings

No ofSites

No ofDwellings

No ofSites

2941001,8182300AllocPerm

197258819523131HousAlloc

00000000HousComp

115430390028716HousExpired

2,2643968190000HousExtant

0000001399HousIntens

1,084313640000HousU/C

00000000NewSett

17161,233115,6582244819NonRes

11156351,07225382PubSector

00000000SiteRural

00000000UrbExt

004112114673VacDerelict

4,236882,945588,8117799250TOTAL


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Land Availability by Location

Table 4.2 Land Availability by Location

DeliverableDevelopableUnsuitableSuitable Only

No ofDwellings

Noof

Sites

No ofDwellings

No ofSites

No ofDwellings

Noof

Sites

No ofDwellings

Noof

Sites

1,167311,276116941459

CentralArea and300mBuffer

1,699105552097418612ActionAreas

1,370471,114278,6456966129Rest ofLuton

4,236882,945588,8117799250TOTAL

4.10 55 sites have been identified within the central area, with a potential yield of2,657 dwellings. 56% of these sites are considered deliverable.

4.11 Sites within the action areas have a potential capacity of 2,537 dwellings. 22%of these sites are considered to be deliverable.

4.12 Sites within the rest of Luton have a potential capacity of 11,790 dwellings.27% of these sites are considered to be deliverable.


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Site Starts by Year

Table 4.3 Number of Developments by Site Size and Start Period

Number of Sites by PeriodNumber of Dwellings

Years 11+Years 6-10Years 0-5

226575-24 dwellings


35850-99 dwellings

136100+ dwellings

114788Total

4.13 It should be noted that table 4.3 describes when the first units are expectedto be delivered. In practice, delivery will be phased across later years for the largersites.


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5 Housing Targets and the Five-Year Supply

5.1 Paragraph 47 of the National Planning Policy Framework (March 2012) requireslocal planning authorities to:

‘identify and update annually a supply of specific deliverable sites sufficient toprovide five years worth of housing against their housing requirements with anadditional buffer of 5% (moved forward from later in the plan period) to ensurechoice and competition in the market for land. Where there has been a recordof persistent under delivery of housing, local planning authorities should increasethe buffer to 20% (moved forward from later in the plan period) to provide arealistic prospect of achieving the planned supply and to ensure choice andcompetition in the market for land’.

5.2 Paragraph 49 further explains that:

‘Housing applications should be considered in the context of the presumption infavour of sustainable development. Relevant policies for the supply of housingshould not be considered up-to-date if the local planning authority cannotdemonstrate a five-year supply of deliverable housing sites’.

Housing Targets

5.3 The most recently adopted housing targets were presented through the regionalstrategy for the East of England. The revocation of that strategy in January 2012 has,however, resulted in there being no up-to-date housing target for Luton. This positionis expected to last until a new local plan is adopted or has progressed sufficiently togain material weight. National planning practice guidance provides the followingdirection for this situation:

Where evidence in Local Plans has become outdated and policies in emergingplans are not yet capable of carrying sufficient weight, information provided inthe latest full assessment of housing needs should be considered. But the weightgiven to these assessments should take account of the fact they have not beentested or moderated against relevant constraints. Where there is no robustrecent assessment of full housing needs, the household projections published bythe Department for Communities and Local Government should be used as thestarting point, but the weight given to these should take account of the fact thatthey have not been tested (which could evidence a different housing requirementto the projection, for example because past events that affect the projectionare unlikely to occur again or because of market signals) or moderated againstrelevant constraints (for example environmental or infrastructure)(11).

5.4 The latest full assessment of housing needs is presented through the 2015 strategichousing market assessment (SHMA)for Luton and Central Bedfordshire. This identifiesa requirement for 17,800 new homes to meet Luton's population growth between 2011and 2031. In line with national guidance, little weight should be given to this as ahousing target as it has not been tested or moderated against relevant constraints.


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2016

22

5.5 Luton has had and continues to have significant capacity constraints, primarilydue to the town being built-up to its boundaries. These constraints have long beenrecognised and have been the key factor when housing targets were identified throughhistoric plans, including the regional strategy for the East of England.

5.6 In addition to housing, Luton also needs to accommodate other requirementsincluding retail, employment, schools, leisure facilities and transport infrastructurethat all compete for the limited supply of land. All of these requirements then needto set in the context of protecting important open spaces, landscapes and historicfeatures.

5.7 As evidenced by this report, while there is a need to deliver 17,800 new homes,significantly less deliverable and developable capacity is available. Any new housingtarget would need to consider the actual capacity of the town, which currently standsat 9,322 dwellings between 2011 and 2031 (7,295 forecast plus 2,027 historic delivery).

Historic Housing Targets

5.8 Until a new target is in place, the regional strategy provides the most recentlyadopted (if subsequently revoked) figures that have been tested and moderated againstrelevant constraints. While the population forecasts behind that strategy have sincebeen superceded, the underlying capacity constraints still exist.

5.9 Policy H1 of the East of England Plan (May 2008) provided a joint target of 26,300dwellings for the urban areas of Luton, Dunstable, Houghton Regis and Leighton-Linsladebetween 2001 and 2021. This was then broken-down into separate targets for Lutonand southern Central Bedfordshire by the 2010 SHMA. Figure 31 from research paper4 of that SHMA identifies Luton’s share is 7,200 dwellings, equivalent to 360 units peryear.

5.10 The split of the joint figures in the SHMA was agreed by Central Bedfordshire,Bedford and Luton. Central to the underlying assumptions was a continuation of thecapacity constraints identified throughout the preparation of the regional strategy.This included the expectation that growth from Luton would need to be diverted toneighbouring authorities.

5.11 5,689 dwellings were delivered between 2001 and March 2016, averaging 379units per year. As seen in table 2.1, delivery fell below the annualised average targetin 6 of these 15 years. Three of these instances were in the first 3 years. There hasnot, therefore, been a persistent under-delivery against targets derived from theregional strategy, though it is clear that volumes do fluctuate as a matter of course.

5.12 Luton has a good record of delivering new houses against targets, with nosignificant historic shortfall. Accordingly, a 5% buffer should be applied to futurehousing land supply, rather than the 20% for authorities that have a record of persistentunder delivery.

5.13 1,511 more homes are required by 2021 to meet the targets from the regionalplan. This equates to an average of 302 units per year for the next 5 years.


StrategicHou

sing

Land

Availability20

16

23

Emerging Housing Targets

5.14 The Luton Local Plan 2011-2031 was submitted for examination at the end ofMay 2016. While yet to be examined and adopted, it proposes a target of 6,700 newhomes (equivalent to 335 units per year), which was based on a more up-to-dateunderstanding of the opportunities and constraints to land supply.

5.15 2,027 dwellings were delivered between April 2011 and March 2016, averaging405 units per year. As seen in table 2.1, delivery has only fallen below the annualisedaverage target in one of these five years. There has not, therefore, been a persistentunder-delivery against the emerging target. Accordingly, a 5% buffer should be appliedto future housing land supply, rather than the 20% for authorities that have a recordof persistent under delivery.

5.16 4,673 more homes are required by 2031 to meet the targets from the emerginglocal plan. This equates to an average of 312 units per year for the next 15 years.

Consideration of Windfall

5.17 Paragraph 48 of the National Planning Policy Framework states that:

’Local planning authorities may make an allowance for windfall sites in the five-yearsupply if they have compelling evidence that such sites have consistently becomeavailable in the local area and will continue to provide a reliable source of supply’.

5.18 National planning practice guidance further states that windfall can also beconsidered in years 6-15 where justifiable(12).

5.19 It is significant that the SHLAA now assesses sites of 5 and larger in line withthe NPPG whereas in the past it only assessed sites of 10 or more. In addition, a numberof specific, identified small sites with planning permission (1-4 dwellings) are includedin the first five years of the trajectory.

5.20 The range and scale of specific potential supply identified is greater thanprevious work for site identification and assessment. This reflects refinements in theoverall evidence base and SHLAA methodology, including taking account of the latestnational guidance. An additional allowance for ‘windfall’ would not be based on thesame robust assumptions and could undermine the reliability of the overall estimatesof supply. There is no compelling evidence to include assumptions for additionalcomponents of ‘windfall’ capacity that might not be captured in these estimates.

5.21 Where windfall does occur, this will help to meet (and potentially exceed)housing targets and also help to balance any non-delivery from identified sites that failto get developed as expected.

5.22 It is therefore considered that a windfall allowance is not appropriate to beincluded in the housing supply.



StrategicHousing

LandAvailability

2016

24

Hou

sing

Trajectory

5.23

Table5.1lists

each

site

intheiden

tified

land

supp

ly,theex

pected

deliv

erytimings

andan

indication

ofwhe

ther

theland

isconsidered

prev

iously

deve

lope

d(PDL).Althou

ghno

tassessed

bythisSH

LAA,

thesecond

row

ofthetablede

scribe

stheex

pected

developm

entfrom

sitesde

liveringless

than

5dw

ellin

gs.Th

isha

sbe

encalculated

from

thene

tde

liveryof

alle

xtan

tplan

ning

perm

ission

s,split

even

lyacross

thecu

rren

tan

dne

xtfive

years. Ta

ble5.1Iden

tified

Hou

sing

Sites

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

7295

106

119

204

313

589

667

727

625

616

475

577

480

486

436

875

TotalP

rojections

114

1919

1919

1919

Perm

ission

sfor4dw

ellin

gsor

less

Yes

4693

24-71

Marsh

Farm

CentralA

rea

149

No

44

Bowlin

ggree

nat

AbigailC

lose

476

Yes

55

153New

TownStreet

440

Yes

55

1-1A

Stan

leyWalk

546

Yes

55

Garagecourtad

jto

16Ba

rnard

Road

547

Yes

66

2Th

ornh

illRo

ad43

6

No

88

25-31

ChesterAven

ue43

1

Yes

88

Dow

nton

Court,

Broo

kStreet

423

Yes

88

Land

adjto

43Bu

teStreet

548

Yes

1010

Land

rear

of27

Salisbu

ryRo

ad42

9

Yes

1010

TheRo

binHoo

d,81

New

Town

Street

549

Yes

1111

45-47Co

lling

donStreet

203


StrategicHou

sing

Land

Availability20

16

25

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

1212

Land

atBu

rfield

Court

324

No

1212

124Craw

leyGreen

Road

387

Yes

1212

1TelfordWay

550

No

1212

214to

220Hitch

inRo

ad55

1

Yes

1212

179-18

5Dun

stab

leRo

ad55

2

Yes

1414

Land

rear

of23

-29Fa

rley

Hill

553

Yes

1717

42-44Pa

rkStreet

238

Yes

1717

MelsonArms,

63-65

John

Street

554

Yes

2525

33-35

Upp

erGeo

rgeStreet

555

Yes

2626

Land

atMulbe

rryClose

230

Yes

3939

6-14

Old

BedfordRo

ad23

3

Yes

3939

21-25Ch

apel

Street

201

Yes

3939

54-62Pa

rkStreet

407

Yes

8080

Form

errecrea

tion

centre,Old

BedfordRo

ad47

9

Yes

7777

Gua

rdianEstate

155

Yes

101

101

Unity

Hou

se,11

1Stua

rtStreet

406

Yes

313

313

Units

1An

d2Sp

ring

Placean

d4

-6Dum

friesStreet

556

No

55

Land

rear

of92

OakleyRo

ad44

1

No

55

2AMon

tagu

eAven

ue52

5

Yes

55

31AlmaStreet

526


StrategicHousing

LandAvailability

2016

26

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

55

Land

adjace

ntto

35Albe

rtRo

ad52

7

Yes

1010

Land

atUnion

Street/Oxford

Road

340

Yes

1313

89-93

Park

Street

304

Yes

1414

Beec

hHou

se,6Ca

rdiffRo

ad45

1

Yes

1414

7-11

King

Street

319

Yes

1515

Conn

augh

tHou

se,15

-17Upp

erGeo

rgeStreet

456

Yes

1818

Moreton

Park

Estate

160

No

1919

Land

adjace

ntto

139to

213

Turnpike

Drive

465

Yes

1919

112-11

4Marsh

Road

540

Yes

1919

61Geo

rgeStreet

541

Yes

2929

28Dun

stab

leRo

ad54

2

Yes

3030

Nap

ierHou

se,17

-21Nap

ierRo

ad40

4

Yes

3636

16to

36SouthRo

ad41

1

Yes

294

4065

8465

40Britan

niaEstate

460

Yes

9797

HighTownBlockM

147

Yes

55

Mill

Garde

ns,16

-26

Mill

Street

439

Yes

88

Saints

commun

ityce

ntre

471

Yes

99

Mila

nDay

Centre,Solw

ayRo

adNorth

345

Yes

1212

52Duk

eStreet

480

Yes

1313

32King

Street

538


StrategicHou

sing

Land

Availability20

16

27

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

1414

17-19Dow

nsRo

ad20

5

Yes

1414

111North

Street

320

Yes

1818

22to

36Hasting

sStreet

415

Yes

2020

TheRo

man

Way,Tomlin

son

Aven

ue47

8

Yes

2727

Land

attheOrcha

rdCe

ntre,

Strang

ersWay

402

Yes

3030

12-14Pa

rkStreet

458

Yes

3939

39-51John

Street

218

Yes

1310

100

100

110

150

150

150

150

100

100

100

100

Kimpton

Road

(Nap

ierPa

rk)

191

No

66

Land

adjace

ntto

102Hitch

inRo

ad52

8

No

66

31WestHill

Road

529

Yes

77

Land

rear

Of81

Dum

friesStreet

530

Yes

88

2BMed

inaRo

ad53

2

Yes

88

15-17

CardiffRo

ad53

3

Yes

99

23-27

King

Street

534

Yes

99

TheCo

mpa

sses,11

Farley

Hill

535

Yes

99

9-15

Adelaide

Street

536

Yes

1212

GTHou

se,24

-26Ro

thesay

Road

307

Yes

1414

TheLaurels,

ElyWay

342

Yes

1414

79-81

Windsor

Walk

539

Yes

1616

HighTownplot

2B49

1


StrategicHousing

LandAvailability

2016

28

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

1616

Birdsfoo

tLane

depo

t51

9

Yes

2525

ThePa

rrott,

Whipp

erleyRing

477

Yes

4949

26-38

John

Street

544

Yes

6969

49to

57Ca

stle

Street

557

Yes

1010

36-40

Live

rpoo

lRoa

d53

7

No

3636

Land

atClintonAven

ue45

9

Yes

4040

142-14

4Midland

Road

188

Yes

5151

Bram

ingh

amCe

ntre,Weltm

ore

Road

359

Yes

8888

40-58Co

lling

donStreet

352

Yes

168

168

Land

oppo

site

Whitbread

Hou

se,

Flow

ersWay

210

Yes

1010

Land

totheno

rth-westof

52Duk

eStreet

481

Yes

1111

RoyalM

ail,Sarum

Road

363

Yes

4949

SherdLo

dge,

SherdClose

333

Yes

8020

60Cresce

ntHou

se1-5Latimer

Road

222

Yes

181

9190

Land

atCa

lebClose

174

Yes

9696

Whitbread

Hou

se,Flow

ersWay

401

No

77

Wardo

wnPa

rkno

rthlodg

e51

8

Yes

77

Abacus

Court,

17-33

Dud

ley

Street

531

Yes

99

HighTownplot

950

4

No

5936

1112

69Fe

lstead

Way

182


StrategicHou

sing

Land

Availability20

16

29

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

1818

HighTownplot

6B49

7

Yes

2121

HighTownplot

5B48

5

Yes

2525

41Dud

leyStreet

207

Yes

2727

HighTownplot

748

2

Yes

3535

HighTownplot

1B48

9

Yes

9494

39-49

Man

orRo

ad54

5

Yes

550

100

100

150

100

100

Power

Court

150

Yes

66

HighTownBlockC,

Midland

Road

Passage

138

Yes

88

7Windm

illRo

ad24

5

Yes

99

WigmoreHall

470

Yes

1111

4-8Arun

delR

oad

194

Yes

1111

Rear

of66

-76Ca

stle

Street

198

Yes

1313

7AOld

BedfordRo

ad23

5

Yes

1313

46Lo

ndon

Road

224

Yes

1414

35Guildford

Street

214

Yes

1818

43Ridg

way

Road

241

Yes

375

145

150

80StationQua

rter

148

No

392

200

192

Land

tothewestof

New

land

sRo

ad33

7

Yes

66

Land

andbu

ildings

atan

dbe

hind

98-100

Wen

lock

Street

422

Yes

66

Land

adj.

to18

,18

aCo

wpe

rStreet

and17

TavistockCresce

nt43

3


StrategicHousing

LandAvailability

2016

30

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

77

TheOld

Scho

olHou

se,Trinity

Road

472

Yes

88

4Dun

stab

lePlace&9Upp

erGeo

rgeStreet

426

Yes

1313

Petrol

Stn11

6-12

4Wingate

Road

321

Yes

2626

27AUpp

erGeo

rgeStreet

351

No

1111

Alsace

Cottage,

Stockw

oodPa

rk50

9

Yes

1212

HighTownplot

6C49

3

Yes

2323

HighTownplot

850

3

Yes

3939

CarPa

rkoffTelfordWay

176

Yes

4141

TheWindsor

Castle,12

Albe

rtRo

ad18

3

Yes

4848

Oxe

nIndu

strial

Estate,Oxe

nRo

ad16

1

Yes

4949

Carpa

rkad

jace

ntto

95Map

leRo

adEa

st35

3

Yes

4949

HighTownplot

450

1

Yes

1414

5Em

pressRo

ad32

3

Yes

1515

2to

32Be

echw

oodRo

ad36

1

Yes

1515

38aWingate

Road

412

Yes

2424

10to

12Ca

lebClose

364

Yes

3030

27-37Ch

apel

Street

199

Yes

3232

Dalroad

Indu

strial

Estate

180

Yes

3535

39Ca

stle

Street

543


StrategicHou

sing

Land

Availability20

16

31

PDL?

Total

30/31

29/30

28/29

27/28

26/27

25/26

24/25

23/24

22/23

21/22

20/21

19/20

18/19

17/18

16/17

ID

Yes

3939

HighTownplot

6D49

4

Yes/No

5656

Land

atStocking

ston

eRo

ad33

9

Yes

5959

37-47Ch

eapside

202

Yes

6060

HighTownplot

6A49

6

Yes

33

HighTownplot

5A48

3

Yes

4141

CarPa

rkson

Dun

stab

lePlace

175

Yes

5959

LutonTownFo

otba

llClub

,Ke

nilw

orth

Road

220

Yes

124

5074

13-31Dun

stab

leRo

ad20

8

Yes

1919

HighTownplot

1C48

7

Yes

3535

Extensionto

Mall

190

Yes

2727

HighTownplot

1D48

8

Yes

2929

Land

betw

eenRu

ssellR

isean

dCo

rncastle

Road

169

Yes

6363

HighTownplot

2A49

0

Yes

3131

HighTownplot

349

2

Yes

7575

HighTownplot

1A48

6


StrategicHousing

LandAvailability

2016

32

Five

-Yea

rHou

sing

Supp

ly

5.24

Thefollo

wingtables

considersthe5-ye

arland

supp

lypo

sition

scen

ariosba

sedon

thetargetsfrom

theregion

alstrategy

and

emerging

LutonLo

calP

lan20

11-203

1.Itshow

sthat,forbo

thscen

arios,

thereisasupp

lyof

sitessufficient

tomee

tat

least5ye

ars

worth

ofho

usingrequ

irem

ents.

Table5.2Five

-Yea

rHou

sing

Supp

ly(Regiona

lStrategy)

Amou

ntof

land

supp

ly(yea

rs)

5-ye

arrequ

irem

ent

plus

5%bu

ffer

5-ye

arsrolling

requ

irem

ent

Ann

ual

requ

irem

ent

5-ye

ars

rolling

forecast

deliv

ery

Forecast

delivery

Fina

ncialy

ear

302

875

2016

/17

302

436

2017

/18

302

486

2018

/19

302

480

2019

/20

9.00

1,58

61,51

030

22,85

457

720

20/2

1

5.25

Intable5.2:

Thean

nual

requ

irem

entiseq

ualtothetotalh

ousing

target

(7,200

)minus

completions

sinc

e20

01(5,689

),divide

dby

theremaining

timepe

riod

ofthat

target

(5ye

ars).

Thebu

ffer

iscalculated

as5%

ofthe5-ye

arrolling

requ

irem

ent.

Theam

ount

ofland

supp

ly(final

column)

refers

tothefive

-yea

rpe

riod

ending

inthat

year.Fo

rex

ample,

thereisen

ough

land

supp

lybe

twee

n20

16/1

7an

d20

20/2

1to

mee

t9ye

ars-worth

oftheho

usingtarget.


StrategicHou

sing

Land

Availability20

16

33

Table5.3Five

-Yea

rHou

sing

Supp

ly(Emerging

LutonLo

calP

lan20

11-203

1)

Amou

ntof

land

supp

ly(yea

rs)

5-ye

arrequ

irem

entplus

5%bu

ffer

5-ye

arsrolling

requ

irem

ent

Ann

ual

requ

irem

ent

5-ye

arsrolling

forecastde

livery

Forecast

deliv

ery

Fina

ncialy

ear

312

875

2016

/17

312

436

2017

/18

312

486

2018

/19

312

480

2019

/20

8.71

1,63

81,56

031

22,85

457

720

20/2

1

5.26

Intable5.3:

Thean

nual

requ

irem

entiseq

ualtothetotalh

ousing

target

(6,700

)minus

completions

sinc

e20

11(2,027

),divide

dby

theremaining

timepe

riod

ofthat

target

(15ye

ars).

Thebu

ffer

iscalculated

as5%

ofthe5-ye

arrolling

requ

irem

ent.

Theam

ount

ofland

supp

ly(final

column)

refers

tothefive

-yea

rpe

riod

ending

inthat

year.Fo

rex

ample,

thereisen

ough

land

supp

lybe

twee

n20

16/1

7an

d20

20/2

1to

mee

t8.71

years-worth

oftheho

usingtarget.


StrategicHousing

LandAvailability

2016

34

6 Market Appraisal and Risks

Market Appraisal

6.1 A major factor influencing the achievability of sites is their viability, which islargely dictated by market conditions.

6.2 To understand the current market and its implications, the following sourceshave been referred to:

HCA Housing Market Bulletin, April 2016, Homes & Communities Agency (13);House Price Index Report, Land Registry (14);Luton Borough Council Affordable Housing Viability Study, April 2013, Three Dragons;

Luton Borough Council Local Plan Viability Assessment, October 2015, NationwideCIL Service; and

Bedfordshire and Luton Strategic Housing Market Assessment research paper 7 –Viability Assessment, March 2010, ORS and Savills.

House Prices

6.3 Until April 2015, average house prices in Luton have generally followed nationaltrends and were approximately £30,000 below the average for England and Wales. Inthe past year, average values have increased more sharply in Luton, with March 2016data showing them to be less than £10,000 below the benchmark.

130,000

140,000

150,000

160,000

170,000

180,000

190,000

200,000

210,000

220,000

230,000

Average House Prices April 2011 to March 2016

Luton Council Average Price (£) All England & Wales Average Price (£)

13 https://www.gov.uk/government/publications/housing-market-bulletin14 http://landregistry.data.gov.uk/app/ukhpi

6 . Market Appraisal and Risks

StrategicHou

sing

Land

Availability20

16

35

http://www.homesandcommunities.co.uk/housing_market_research

http://www1.landregistry.gov.uk/houseprices/housepriceindex

Viability of Sites

6.4 Research Paper 7 of the Bedfordshire and Luton Strategic Housing MarketAssessment (2010) considers the economic viability of residential development. Toappraise viability, various assumptions are made regarding income and expenditurewith the basic logic that viability improves when sales values are high and costs arelow.

6.5 The paper makes assumptions about normal market conditions in the future.These include the assumption that average sales prices in 2015/16 will be 11% less than2007 (having recovered from the slump in 2009). The following table compares averagehouse prices in 2007 against the most recent values.

Table 6.1 Comparison of Average House Prices

DifferenceMarch 2016April 2007

+46.8%£210,405£143,352Luton

6.6 For Luton, prices have recovered beyond assumed levels. This indicates a positiveimpact on the current viability of residential development in Luton.

6.7 While sales values are a major driver of economic viability, it should be notedthat the assumptions and status of build costs and land values also have an impact onviability though have not been appraised in this SHLAA.

6.8 The housing viability study conducted by Three Dragons in 2013 identified thefollowing concerns:

Lower densities are more viable than higher densitiesFlatted development in the town centre faces significant viability constraintsSmall sites are no less viable than large sitesThe use of Gleeds build costs generate greater viability than BCIS data

6.9 The local plan viability assessment conducted by NCS in 2015 considered themajority of sites in the housing land supply and concluded that all greenfield sites areviable. The delivery of some brownfield sites may require landowners to be realisticabout value reductions to take account of abnormal development costs while the councilmay need to reduce affordable housing aspirations on a small number of high riseapartment sites to encourage development in the short term.

The National Picture

6.10 The Homes and Communities Agency produces regular bulletins on the nationalhousing market. Its report from April 2016 provides the following key messages:

Average house prices are continuing to grow and at an accelerating rate.The volume and value of mortgages have increased in the past year, particularlyfor the buy-to-let sector.


StrategicHousing

LandAvailability

2016

36

GDP continues to increase whilst unemployment continues to fall.Private sector housebuilding investment continues to increase, but public sectorinvestment has stalled.

Implications

6.11 This market appraisal has not been taken into account when appraising thedeliverability of housing sites in the SHLAA. This is because there are many otherfactors that affect viability, such as build costs, land values and availability of finance,which have not been considered in this market appraisal.

6.12 Considering the information available, the deliverability of flatted developmentsin the urban centre of Luton must be considered with an element of caution. Thereare, however, signs that the market is improving at national and local levels.

6.13 The viability of development impacts on the delivery of sustainabledevelopment. Where viability is tightly constrained, there is less likelihood of affordablehousing and supporting infrastructure being provided. This has further impacts on thewider delivery of, and support for, sustainable communities.

6.14 Luton has significant requirements for the provision of affordable housing. Whenprivate-sector developments on previously developed land are unable to deliver againstthose requirements, the Council has sought to pursue innovative strategies to try toidentify a subsidy through its own estate on which to provide affordable homes butsuch options are severely limited and now exhausted having necessitated loss of otherimportant parcels of land (e.g. other community facilities) which it is important toretain to ensure sustainable quality of life within the town.


StrategicHou

sing

Land

Availability20

16

37

App

endix1:

Ove

rviewMap

s

UnsuitableSites:Bo

roughWide

369

524

517

516

473

469

468

467

466

464

463

295

168

156

136 13

7

326

328

39339

2

39139

0

389

388

381

380

362 33

6

338

341

400

409

506

507

508

325

327

159

157

523 52

2

520

515

514

558

512

511

513

179

152

153 15

4 310

329

331

474

385 38

4

378

367

379

377

376

375

374

373

372

386

371

356

355

461

358

410

421

505

510

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:45

000

@ A

4

N S

WE

Appendix 1: Overview Maps

StrategicHousing

LandAvailability

2016

38

Suitab

leSites:Bo

roughWide 49

5

453

446

151

189

162

200

213

229

237

240

298

301

303

305

306

332

383

382

360

348

403

405

408

413

416

417

420

42548

449

849

950

050

2

394 39

9397

354

398

395

521

357

181

192

206

209

248

300

396

370

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:45

000

@ A

4

N S

WE


StrategicHou

sing

Land

Availability20

16

39

Suitab

leSites:TownCe

ntre

495

453

446

15118

9

162

200

213

229

237

240

298

301

303

305

306

332

383

382

360

348

403

405

408

416

417

420

425

484

498

499

500

502

357

206

209

300

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:10

000

@ A

4

N S

WE


StrategicHousing

LandAvailability

2016

40

Dev

elop

able

Sites:Bo

roughWide 54

554

3

531

518

470

150

148

190 18

3

138

19820

7 214

235

245

241

202

224

182

175

176

161

208

199

339

351

422

426 43

3

482 48

348

5 493

486 489

487

488

490

492

494

497

49650

150

350

4

509

169

19432

1

323

472

18022

035

3

364

361

337

412

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:45

000

@ A

4

N S

WE


StrategicHou

sing

Land

Availability20

16

41

Dev

elop

able

Sites:TownCe

ntre

545

543

531

518

150

148

190

183

138

198

207

214

235

245

241

202

224

182

175

176

161

208

199

339

351

422

426

43348

2

48348

549

3

486

489

487 48

849049

2494

497 49

6

501

503

504

509

169

194

321

180

220

353

364

361

337

412

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:10

000

@ A

4

N S

WE


StrategicHousing

LandAvailability

2016

42

Deliverab

leSites:Bo

roughWide

555

554

553

551

550

549

548

546

544

542

541

53953

8

537 53

6

53553

453

3

530

529

528

527

52647

9

476

458

456

451

459

233

188

160

201

203

218 238 30

430

731

9320

324

481

387

480

340

404

407

411

415

191

210 22

2

352

401

406

423 42943

9

440

557

147

491

556

460

552

547

540

532

525

519

465

149

205

230

333

478

477

471

363

345

402

174

155

359

342

431 43

6

441

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:45

000

@ A

4

N S

WE


StrategicHou

sing

Land

Availability20

16

43

Deliverab

leSites:TownCe

ntre

555

554

553

551

550

549

548

546

544

542

541

539

538

537

536 53

5

534

533 530

529

528

527

526

479

476

458

456

451

233 18

8

160

201

203

218

238

304

307

319

320

324

481

387

480

340

404

407

411

415

191

210

222

352

401

406

423

429

439

440

557

14749

1

556

460

552

547

532

205

230

477

174

155

© C

row

n C

opyr

ight

and

dat

abas

e rig

hts

[201

6] O

rdna

nce

Sur

vey

[100

0239

35].

Dat

e: 1

9 : 0

7 : 2

016

Scal

e =

1:10

000

@ A

4

N S

WE


StrategicHousing

LandAvailability

2016

44

App

endix2:

Site

Assessm

ents

Appendix 2: Site Assessments

StrategicHou

sing

Land

Availability20

16

45

Startperiod

SHLAAconclusion

Achievabilityresolutiondescription

Achievabilityresolution

AchievabilitydescriptionAchievability?

Availabilityresolutiondescription

Availabilityresolution?

AvailabilitydescriptionAvailability?

Suitabilitydescription

Suitability(overall)

Environmentalconditiondescription

Suitabilityrestriction

(environmentalcondition)?

Potentialimpact

description

Suitabilityrestriction(potentialimpact)?

Physicalrestrictiondescription

Suitabilityrestriction(physical)?

Policyrestrictiondescription

Suitabilityrestriction(policy)?Capacity source

Capacity(#

homes)Site typeSite nameand addressID

UnsuitableN/A

NoachievabilityconcernsYesNo

Land in multipleownership, norecent intentionto developNoNo

Noise/ airpollution fromring road andrail stationYesNoNo

North-eastcorner isconservationarea (ENV8),

Yes75dph29

Landallocatedforhousing/High Town

Block A,Midland RoadWest136

Road

development

proposals

briefpublished

(T12), HighTown SPDpromoteslinear park

UnsuitableN/A


No knownintention todevelopNo

Policydirection forlinear parkNo

Noise/ airpollution fromring road andrail stationYesNo

Difficult toprovidevehicleaccessYes

Roadproposals(T12), HighTown SPD

Yes75dph11

Landallocatedforhousing/High Town

Block B,Midland RoadEast137

promoteslinear park

developmentbriefpublished

6 to 10DevelopableN/A

2015 localplan viability

Yes

Redevelopmentof land is

Yes

Land in multipleownership, no

NoNo suitabilityconcernsYesNoNoNoNo

75dph on half ofsite allowing for

6

Landallocated

High TownBlock C,

138study indicatesgood viability

supported byarea action

known intentionto develop forresidential uses.

employment/ otheruses

forhousing/development

Midland RoadPassage

policies. Site of

briefpublished

Railway Tavernis up for sale,thedevelopment ofwhich mightstimulatefurther interestin the area

1 to 5DeliverableN/A


YesN/ANo availabilityconcernsYes

No suitabilityconcernsYesNoNoNoNo15/00210/FUL97

Underconstruction

High TownBlock M, BurrStreet147

study indicatesgood viability



Yes

Majority of landheld by LBC and

Yes

Surface-levelparking required


Luton Gatewaydevelopment brief(internal)375

Non-residentialland

StationQuarter148


Network Rail,with former

until full reviewof town centre

petrol station

parkingconducted

site being inprivateownership. Thisis a keyregenerationarea for thetown



YesN/A

Multipletenancies are

YesNo suitabilityconcernsYesNoNoNoNo

12/00068/DEMCON13/00782/FUL15/00785/FUL46

Underconstruction

Marsh FarmCentral Area149


being resolvedprior todemolition(2015) andredevelopment(2016/17).

6 to 10Developable

2015 local planviability study

Yes


NoN/A

Land controlledby British Land.

Yes

Developmentwill require

YesNoNo

River Learuns through

YesRiver Lea(ENV14)Yes16/01019/EIASCP550

Non-residentiallandPower Court150

indicates goodstudy indicates

Site has mostly

carefulthe site in aculvert.

viability in lateryears

poor viabilityin early years

been cleared.Interest to being

attention tothe river

forwarddevelopment

Suitable

Viability canimprove overtimeYes

2013 ELRindicates poorviability for

NoNo

ActiveemploymentlandNo

Poor qualityemploymentland and new

YesNoNoNo

Emergingpolicyprotection as

Yes2013 employmentland review15

Non-residentialland

TelmereIndustrialEstate151

mixed-use

policies notyet adopted

category Bemploymentland

(residential/industrial)redevelopment

UnsuitableN/A



Reasonablequalityemployment

NoNoise from raillineYesNoNo

Keyemploymentarea (EM1)Yes50dph154

Landallocatedfor Non-

LeagraveRoadIndustrialEstate152

land and railline

residentialuses

UnsuitableN/A



Good qualityemploymentland and poor

No

Surrounded byindustrial landon three sidesYesNoNo


Landallocatedfor Non-Sundon

IndustrialEstate153

residentialenvironment

residentialuses

UnsuitableN/A



Good qualityemploymentland and poorNo

Surrounded byindustrial landand railwayYesNoNo



Park AvenueTradingEstate154

StrategicHousing

LandAvailability

2016

46

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#



residentialuses




PlanningpermissiongrantedYesNoNoNoNo15/00959/FUL77

Underconstruction

GuardianIndustrialEstate155


UnsuitableN/A



ReasonablequalityemploymentlandNoNoNoNo


Landallocatedfor Non-residentialuses

WindmillTradingEstate,Thistle Road156

UnsuitableN/A




NoSurrounded byindustrial landYesNoNo


Landallocatedfor Non-Arundel Road

IndustrialEstate157

land and poorresidentialuses


Unsuitable


2013 ELRindicates poorviability forredevelopmentNoNo



Keyemploymentarea (EM1)Yes

2013 employmentland reviewidentifies potentialfor 21 units on

39


Chaul EndLaneIndustrialLand159

southern site.Northern site mightsupport 18 units @50dph



YesN/A

Recent planningapplicationactivityYes

Poor qualityemploymentland and new

YesNoNoNo


Yes07/01111/RENEW18

Expiredplanningpermission

Moreton ParkEstate160






Yes

Availabilityshould be

YesMultipletenanciesNo

No suitabilityconcerns.YesNoNoNoNo

2013 employmentland review48

Non-residentialland

OxenIndustrialEstate, OxenRoad161


stimulated bypolicy allocationin the LutonLocal Plan2011-2031

SuitableN/A

ELR 2013indicates good

YesNo

Multipletenancies and

No

Reasonablequality

YesNoNoNo

Emergingpolicy

Yes50dph14

Non-residentialland

SunriseTradingEstate162

viability for

no knownemploymentprotection as mixed-use

intention todevelop

land but newpolicies notyet adopted


(residential/commercial)redevelopment

Unsuitable

Viability canimprove with

Yes

Not consideredeconomical as

NoNo

Involvesredevelopment

No

Publiclyaccessibleopen spaceNoNoNoNo

Open space(LC1)Yes

50dph minus loss of6 existing homes28

Publicsector land

AbbotswoodRoad shopsand openspace168

potential futurefunding sources

a schemewould be

of neighbouringTower Court and

replacing likefor like

shoppingparade:multipletenancies. Nocurrentintention todevelop

10 to15Developable


Accessconcerns couldconstrainviabilityNo

Small parcels ofland could comeforward bit bybitYes

Land in multipleownershipNo

Access issuescan beresolvedYesNoNo

Narrowaccess toland andpoor road

YesNo50dph29Publicsector land

Land betweenRussell RiseandCorncastleRoad169

surface isnotconducive tosafety



YesN/A

Vacant siteawaitingdevelopmentYes

No suitabilityconcernsYesNoNoNoNo15/01507/OUT181

Landallocatedfor

Land at CalebClose174


housing/developmentbriefpublished

10 to15Developable


Yes

It appearsunlikely that

No

History of intentto develop.

YesActive car parkNo

Impact of ringroad should

Yes

Noise/ airpollution fromring roadYesNoNoNo10/00898/FUL41

Extantplanningpermission

Car Parks onDunstablePlace175

indicates good

developmentAvailability

be addressedby design


willcommence

should bestimulated by

beforepolicy allocation

permissionexpires

in the LutonLocal Plan2011-2031

StrategicHou

sing

Land

Availability20

16

47

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#




Yes

Land owned byLBC and marked

Yes

Active car park.EDF have an

No


Yes

Noise/ airpollution fromring roadYesNoNoNo

150 dph on half thesite, allowing otheruses such asemployment39

Landallocatedforhousing/

Car Park offTelford Way176


for futuredisposal.

option on partof the site for a


development

Assumption of

potentialsub-station

briefpublished

dwelling yieldtakes intoaccount half thesite beingdeveloped forother uses

UnsuitableN/A


No known,recent intent todevelop forresidentialNo

Small siteunlikely toaddressnoise/ air

No

Noise/ airpollution frommotorwayYesNoNoNo

2001-2011 localplan12


Land to rearof Bank Close179

pollutiondevelopmentfrommotorway

briefpublished



Yes

Part-clearedindicates

Yes

No known,recent intent to


2001-2011 localplan32

Landallocated

DalroadIndustrialEstate180


likelihood forredevelopment

develop forresidential

forhousing/

to residential.

development

Availability

briefpublished

should bestimulated bypolicy allocationin the LutonLocal Plan2011-2031

SuitableN/A



No suitabilityconcernsYesNoNoNoNo50dph13


1-9 AshwellParade181


6 to 10Developable


Yes

No recentsigns of

NoN/ANo availabilityconcernsYes

No suitabilityconcernsYesNoNoNoNo

06/00744/REM06/01465/REM07/00279/REM59


69 FelsteadWay182

indicates goodviability

developmentactivity orintent todeliver

6 to 10Developable


Yes

Recentapplication

NoN/A

New planningapplication

YesNo suitabilityconcernsYesNoNoNoNo07/01110/FUL41

Vacant/derelictland

The WindsorCastle, 12Albert Road183

indicates good

withdrawn as

expected in2016


S106 notagreed withinreasonabletime




No suitabilityconcernsYesNoNoNoNo07/01873/RENEW40


142-144Midland Road188


SuitableN/A


Activecommunity useNo


Non-residentialland

4-6 MelsonStreet189

10 to15Developable


Yes

Uncertaincosts relating

No

The Mall hasagreed with LBC

YesLand in multipleownershipNo

Although landincludes

YesNo

Significantamount of

YesNoRiver Lea(ENV14)Yes

07/01897/OUT (124homes), minus 89

35

Non-residentialland

Extension toMall190

indicates good

to river

(2013) to bring

significant

land withinproposed by sites


culvert andconservation

forward viableproposals for

conservationassets and

Plaiters' Leaconservationarea

202, 298, 403 and548

area may

the old library

the river, the prevent

car park and gap

area is in comprehensive

site within 5

need ofregeneration

redevelopmentof the area

years. LBC carpark on ButeStreet underconsiderationfor disposal.





13/00280/OUT16/00900/FULEIA1310


Napier Park,Kimpton Road191


SuitableN/A


Active nursinghomeNo


Non-residentialland

CapwellGrangeNursing

192

Home,AddingtonWay

StrategicHousing

LandAvailability

2016

48

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


6 to 10Developable


Yes

Constructionappears tohave stalledNoN/A

No availabilityconcernsYes

No suitabilityconcernsYesNoNoNoNo07/01781/REM11

Underconstruction

4-8 ArundelRoad194


6 to 10Developable


Yes

Constructionappears tohave stalledNoN/A



Underconstruction

Rear of 66-76Castle Street198




Yes


Yes

Front of site inactive use, no

NoNo suitabilityconcernsYesNoNoNoNo05/00826/FUL30


27-37 ChapelStreet199


stimulated bypolicy allocation

indication ofavailability ofland to rear


SuitableN/A


Land in multipleownershipNo



62 - 64 ChapelStreet200


NoachievabilityconcernsYesN/A



Underconstruction

21-25 ChapelStreet201

6 to 10Developable


Yes

Uncertaincosts relating

NoN/A

Land due to beauctioned in2016Yes



37-47Cheapside202

indicates good

to river


culvert andpotential needto bedelivered aspart of a widerdevelopmentscheme mayimpact onviability





Underconstruction

45-47CollingdonStreet203




YesN/A

Extantpermission with



17-19 DownsRoad205


cleared, vacantsite

Suitable

Careful schemedesign might

Yes

Difficulttopography

NoNo


NoNo suitabilityconcernsYesNoNoNoNo05/01784/FUL14


Land to rearof 31-37Downs Road206

overcome issuesand access


related tomay constrainviability

topography andaccess

6 to 10Developable


2015 localplan viabilitystudy indicatespoor viabilityNoN/A




41 DudleyStreet207

10 to15Developable


Yes

Permissionexpired withno startNo

Availabilityshould bestimulated by

YesNo recentplanning activityNo



13-31DunstableRoad208


policy allocationin the LutonLocal Plan2011-2031

SuitableN/A


ActivesupermarketNo



326 - 340DunstableRoad209






Land oppositeWhitbreadHouse,Flowers Way210


SuitableN/A





33 GuildfordStreet213



Yes

Cleared/ vacantsite awaitingredevelopmentYes






1 to 5DeliverableN/A2015 localplan viabilityYesN/A




39-51 JohnStreet218

StrategicHou

sing

Land

Availability20

16

49

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#



10 to15Developable


Yes

Uncertainfinancing fornew stadiumNo

Availabilityshould bestimulated by

YesActive useNoNo suitabilityconcernsYesNoNoNoNo

75dph on half thesite, allowing otherhalf for other uses

59

Non-residentialland

Luton TownFootball Club,KenilworthRoad220

indicates goodviability in lateryears

policy allocationin the Luton

(e.g. open spaceand play)

Local Plan2011-2031



YesN/A

New planningapplication



CrescentHouse, 1-5Latimer Road222


expected in2016



Yes





46 LondonRoad224


SuitableN/A

NoachievabilityconcernsYesNoActive useNo


YesNoNoNo


Yes05/00892/FUL38


PhoenixHouse, 2 - 4Mill Street229

land but newcategory Bpolicies notyet adopted

employmentland





Underconstruction

Land atMulberryClose230



UnderconstructionYes


Underconstruction

6-14 OldBedford Road233

6 to 10Developable


2015 localplan viabilitystudy indicatespoor viabilityNoN/A




7A OldBedford Road235

SuitableN/A





9 - 15 OxfordRoad237





Underconstruction

42-44 ParkStreet238


SuitableN/A





51-55 PrincessStreet240



Yes





43 RidgwayRoad241


6 to 10Developable


Yes

Part ofapplication




7 WindmillRoad245


(conversion to3 flats)completed.Remainingdevelopmentappears tohave stalled

SuitableN/A




566-568DunstableRoad248

UnsuitableN/A



Small siteunlikely toprovide goodqualityenvironmentNo

No greenspace, smallsite surroundedby car parks,tall office

YesNoNoNo08/00682/FUL15

Non-residentialland

Rear of 46-52Park Street295

buildings andlargecommunity-usebuildings

SuitableN/A



No suitabilityconcernsYesNoNoNoNo07/00897/COU12


47 - 53 ButeStreet298

StrategicHousing

LandAvailability

2016

50

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


SuitableN/A





ChaucerHouse, 134Biscot Road300

SuitableN/A




18-22RothesayRoad301

SuitableN/A


YesNo


NoNo suitabilityconcernsYesNoNoNoNo08/01086/RENEW11


Car parkadjacent to69 AdelaideStreet303








89 - 93 ParkStreet304


SuitableN/A



Reasonablequalityemploymentland but new

YesNoNoNo

Emergingpolicyprotection ascategory B

Yes08/01090/FUL74


34-38Crescent Road305


employmentland

SuitableN/A





1 DudleyStreet306



New applicationexpected in2016Yes



GT House,24-26RothesayRoad307

Unsuitable

Careful schemedesign mightovercome issuesYes

Noise/ airqualitymitigation

No

Potential forclassification assurplus publicsector landYes


Publiclyaccessibleopen space.Site likely to

No

Noise/ airpollution frommotorwayYesNoNo

Open space(LC1)Yes50dph30

Publicsector land

Potential siteeast ofFaringdonRoad310

required.be too smallDemolition ofto addressdwellings maypollutionbe requiredfor access

frommotorway





Underconstruction

7-11 KingStreet319







111 NorthStreet320


6 to 10Developable


YesViability/ S106concernsNoN/A




PetrolStation,116-124Wingate Road321


6 to 10Developable


2013 ELRindicates poorviability forredevelopmentNoN/A


Poor qualityemploymentland and newpolicies notyet adoptedYesNoNoNo

Emergingpolicyprotection ascategory BemploymentlandYes14/01451/FUL14


5 EmpressRoad323





Underconstruction

Land atBurfield Court324


Unsuitable

Large sitecapable of

Yes

Viability likelyto be

NoNo

Owner'spreference for

No

Policydirection forleisure usesNo

Noise/ airpollution fromroadsYes

Openlandscape atmain

YesElectricitypylonsYes

StockwoodArea (SA1)Yes50dph1102

Non-residentialland

StockwoodPark, landnorth west ofM1 J10a325

accommodatinga variety of

impacted bynoise/ air

leisure andemployment

entrance toLuton

possiblepollutionmitigationmitigation andmeasures.need to bury/Viability canre-routeimprove overtime

overheadpower lines

UnsuitableN/A


Claydon Landhas a history ofintent to

Yes

Potentiallysignificantimpact on

NoNo

Significantamount ofland with

YesNo

NatureConservationImportance

Yes2010 Call for Sites175

Non-residentialland

Land atLynwoodAvenue326

develop asopen space,nature(ENV5), OpendescribednatureconservationSpace (LC1),through 2015conservationimportance,Road

StrategicHou

sing

Land

Availability20

16

51

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


Proposals(T12)

local planresponse

andlandscape

many treeswith groupTPO

UnsuitableN/A


Call for Sites2010 indicatesowner's

Yes

Reasonableemploymentland and poor



Landallocatedfor Non-Cawleys, 1

CoventGarden Close327

preference forresidentialenvironment

residentialuses

residentialdevelopment

UnsuitableN/A


2010 Call forSites identifiesowner's

No




VauxhallTrailer Park,Eaton GreenRoad328

preference forhotel, retail,parking andleisure uses

UnsuitableN/A


Agent query in2010 exploredopportunities

No

Publiclyaccessibleopen space

NoNo

Natural linkto GreatBramingham

YesNo

ProposedGreen Space(LC2), OpenSpace (LC1)Yes50dph106


Land atWhitehorseVale329

for residentialdevelopment,

and ofwildlifeimportance

Wood of localwildlifeimportance

though S52agreement toretain naturalaspect of landhindersavailability

Unsuitable

Potential forcar-free

Yes

Likely torequire bridgefor accessNoNo


NatureconservationimportanceNoNo

Significantamount ofnatureconservationimportanceYesNo

River LeaCWS andother site ofnatureconservation

Yes50dph24Publicsector land

Land atWillow Way331

self-build,negating needfor bridge

importance(ENV5)

SuitableN/A


Closed as EPH in2011 thoughcurrent

NoNo suitabilityconcernsYesNoNoNoNo50dph17

Publicsector land

The Mount,136 TennysonRoad332

preference foruse as hotel






Sherd Lodge,Sherd Close333


Unsuitable

Large sitecapable of

Yes

Viability likelyto be

NoNo

No known intentto develop forresidentialNo

KeyemploymentlandNo

Noise fromairportYes

Large area ofopen spacewith

YesNo

Keyemploymentarea (EM1),

Yes50dph2155

Non-residentialland

Wigmoreemploymentarea, EatonGreen Road336

accommodatinga variety of

impacted bynoise

significantWigmore

possible

mitigation and

landscaperole

EmploymentArea (EM3)

mitigation

significantmeasures.

improvementto access

Viability canimprove overtime

6 to 10Developable

Land might besold at a

Yes

2015 viabilitystudy indicates


Impact onStockwood

Yes

Air pollutionfrom motorway

Yes

Potential toimpact on

YesNoNo14/01609/OUT392


Land to thewest ofNewlandsRoad337

reasonableprice to enabledevelopment

viability ispoor

Park andnoisemitigation

and noise fromairport flightpath

setting ofStockwoodPark

can beaddressedthroughdesign

UnsuitableN/A


Promotedthrough 2015local planconsultationYes

Potential forsignificantimpact onAONB, Green

NoNo

Large area ofopen spacewithin AONBand Green

YesNo

CAONB(ENV1),Green Belt(ENV3), Road

Yes2012 Call for Sites280

Non-residentialland

Land east ofBushmead338

Belt, historicBelt at the

Proposals(T12)

features andfoot of afuturescheduledtransportroute

ancientmonument



Yes

Owners arepromoting

YesActive useNo

Scope tore-provide

YesNoNoNo

Open Space(LC1),

Yes

50dph on half thesite to allow forleisure/ other uses56

Non-residentialland

Land atStockingstoneRoad339



leisure useson-site

ProtectingCommunity

(2015 local plan

Facilities(LC3)

response).Availabilityshould bestimulated bypolicy allocationin the Luton

StrategicHousing

LandAvailability

2016

52

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


Local Plan2011-2031






Land at UnionStreet/Oxford Road340


UnsuitableN/A


Promotedthrough 2015local planconsultationYes


Open Space(LC1), RoadProposals(T12)Yes

2015 local planresponse10

Non-residentialland

Land atWeybourneDrive341






The Laurels,Ely Way342




Council agreedto dispose forredevelopment.

Yes

Day carecentre wasapproved fordisposalYesNoNoNo

ProtectingCommunityFacilities(LC3)Yes

2016pre-applicationdiscussions (17 intotal with ID 471)9

Publicsector land

Milan DayCentre,Solway RoadNorth345

Site has beendemolished

SuitableN/A


YesNo

No recent intentto develop forresidentialNo



27 CrawleyRoad348




Yes


YesActive useNoNo suitabilityconcernsYesNoNoNoNo09/00175/OUT26


27A UpperGeorge Street351








40-58CollingdonStreet352




Yes


YesActive useNoNo suitabilityconcernsYesNoNoNoNo75dph49

Non-residentialland

Car parkadjacent to95 MapleRoad East353



SuitableN/A




75dph on half ofsite to allow forother uses11

Intensificationof existinghousingareas

Shops at 247to 259Birdsfoot Lane354

UnsuitableN/A






Telephoneexchange, 177Waller Avenue355

UnsuitableN/A






187 to 189Waller Avenue356

SuitableN/A





68 to 80DunstableRoad357

UnsuitableN/A


Recentproposals arefor commercialusesNo

PoorresidentialenvironmentNo

Surrounded byindustrial land/retailsuperstoresYesNoNoNo50dph53

Vacant/derelictland

Land east ofAldi and B&Q,Dallow Road358



YesN/A

Executivedecision

Yes

Area ofnature

YesNo

Large sitewith open

YesNo

ProtectingCommunity

Yes

2016pre-applicationdiscussions51

Publicsector land

BraminghamCentre,WeltmoreRoad359


11/01/16 to sellthe site

conservationimportance

spaceinfluencing

Facilities(LC3)

could bethe setting of

accommodatedthe River Lea

within newdevelopment

andassociatedwildlife site

SuitableN/A





InternationalHouse, EatonGreen Road360

StrategicHou

sing

Land

Availability20

16

53

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#




Yes


Yes

Recent approvalfor communityusesNo


50dph on half ofsite allowing foremployment/ otheruses15

Non-residentialland

2 to 32BeechwoodRoad361



UnsuitableN/A




Open Space(LC1),WigmoreEmploymentArea (EM3)Yes50dph13

Non-residentialland

Land south ofEaton GreenRoad362



YesN/ARecentlyvacated siteYes

Reasonablequality

YesNoNoNo

Emergingpolicy

Yes75dph11

Non-residentialland

Royal Mail,Sarum Road363


employmentland but new

protection ascategory B


employmentland



Yes


Yes


No

Environmentshould

Yes

Surrounded byindustrial landon three sidesYesNoNoNo75dph24

Non-residentialland

10 to 12 CalebClose364




improve withredevelopment

in the Lutonof

Local Plan2011-2031

neighbouringindustrialland

UnsuitableN/A



Good qualityemploymentland and poorresidentialenvironmentNo

Surrounded byindustrial landYesNoNo



166 CamfordWay367

UnsuitableN/A

NoachievabilityconcernsYes

LBC land beingconsidered fordisposalYesActive useNo


Open Space(LC1)Yes


Non-residentialland

Open space,Wandon Close369

SuitableN/A




Vacant/derelictland

LeagraveServiceStation, HighStreet.370

UnsuitableN/A




Open Space(LC1)Yes50dph81

Non-residentialland

Open Space(2), (BartonHills), IcknieldWay371

UnsuitableN/A






Units 5 to 8,North LutonIndustrialEstate,SedgwickRoad372

Unsuitable

Greenfield siteshould provide

Yes

Removal/relocation of

NoNo


No

Publiclyaccessible

NoNoNoCommunicationsmastYes


Non-residentialland

Aerial Site,Kestrel Way373

good basis for

communications


open spacewith

economicviability

equipmentlikely to

communicationsmast

impact onviability

UnsuitableN/A



Publiclyaccessibleopen space,electricity

No

Noise/ airpollution frommotorwayYesNo

ElectricitypylonsYes


Non-residentialland

Amenity land(1), adjoiningM1, RavenhillWay374

pylons andpollutionfrommotorway

UnsuitableN/A





Non-residentialland

Amenity land(2), adjoiningM1, RavenhillWay375

UnsuitableN/A







Land west of23 CosgroveWay376

UnsuitableN/A


Initial enquiry insummer 2014re: principle of

Yes




Landallocatedfor Non-residentialuses96 A Kingsway377


StrategicHousing

LandAvailability

2016

54

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


UnsuitableN/A



KeyemploymentlandNoNoNoNo



81 ArundelRoad378

UnsuitableN/A







10 to 12Bilton Way379

UnsuitableN/A







De HavillandHouse,President Way380

UnsuitableN/A



Keyemploymentland,electricity

NoSurrounded bycar storageYesNo

ElectricitypylonsYes



Car storagearea adjacentto 2 to 20Kimpton Road381

pylons andpoorenvironment

SuitableN/A


Owners indiscussion onuse of land foreducationNo

Limiteddevelopmentmight beacceptable on

YesNo

Contains landof natureconservationimportanceYesNo

Open Space(LC1), NatureConservationImportance(ENV5)Yes

50dph on area oflower ecologicalvalue35

Vacant/derelictland

Land behind 2to 26 OsborneRoad382

land of lowerecologicalvalue

SuitableN/A


Owners indiscussion onuse of land foreducationNo

Open spacebut notpubliclyaccessibleYesNoNoNo


Non-residentialland

Land south ofGipsy Lane383

Unsuitable

No knownresolution to

No

Existingutilities

No

Potential forclassification as

Yes


No

Formal playfacilities and

NoNeighbouringindustrial landYesNo

Narrow sitewith

Yes

Open Space(LC1), Key

Yes50dph11

Landallocated

Cradock RoadPlay Area,Cradock Road384

existing utilitiesinfrastructure

infrastructureis a likelyconstraint

surplus publicsector land


good qualityemploymentland

extensiveutilities(manholecovers)

employmentarea (EM1)

for Non-residentialuses

UnsuitableN/A



Good qualityemploymentland, narrowsite and poorenvironmentNo

Neighbouringindustrial landYesNoNarrow siteYes



Land behindthe StadiumEstate,Cradock Road385

UnsuitableN/A


Land requiredfor SUDS toaddress local

No


NoNoNoNarrow siteYesOpen Space(LC1)Yes50dph39

Non-residentialland

Open Space(1), (BartonHills), IcknieldWay386

floodingconcerns

and narrowsite




PlanningpermissiongrantedYesNoNoNo

ProtectingCommunityFacilities(LC3)Yes15/00464/FUL12

Underconstruction

124 CrawleyGreen Road387


UnsuitableN/A



Airport publicsafety zoneand poorenvironmentNo

Noise fromairport flightpath, rail andAirport WayYesNoNo

Public SafetyZone (LLA3)Yes50dph59

Non-residentialland

Vauxhallstorage land,Parkway Road388

UnsuitableN/A


Site currentlypreferred forhotel or airportparkingNo


Noise fromairport flightpath andAirport WayYesNoNo



MondiPackaging,Airport Way389

UnsuitableN/A



Good qualityemploymentlandsurrounded


London LutonAirport(LLA1)Yes50dph43

Vacant/derelictland

Land around113 ProctorWay390

by airportoperations

UnsuitableN/A



Reasonablequalityemploymentland and poor



Vacant/derelictland

Land atsouth-westend of ProctorWay391


StrategicHou

sing

Land

Availability20

16

55

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


UnsuitableN/A



Good qualityemploymentlandsurrounded


London LutonAirport(LLA1)Yes50dph15

Vacant/derelictland

Vacant landat 140Prospect Way392

by airportoperations

UnsuitableN/A


2015 responseto local planpromotes mixed

Yes

Remains in useas car park tosupportVauxhall worksNo




Land adjacentto VauxhallWay393

usedevelopment

SuitableN/A





Garage blocksat SylamClose394

SuitableN/A





Garage blocksat WinchesterGardens395

SuitableN/A





Garage blocksrear of 1 to 47Strangers Way396

SuitableN/A





Garage blocksat Flint Close397

SuitableN/A


No known,recent intent todevelop for

NoNo suitabilityconcernsYesNoNoNoNo50dph14


Garage blocksat WaleysClose398

residential.Northern half ofbigger blockcouldpotentially besurplus andaccommodateabout 4 homes

SuitableN/A





Garage blocksat ArrowClose399

UnsuitableN/A





Non-residentialland

Open space,BushmeadRoad400






WhitbreadHouse,Flowers Way401




YesN/A

Executivedecision

Yes

Open spacebut not

YesNoNoNoOpen Space(LC1)Yes


Publicsector land

Land at theOrchardCentre,Strangers Way402


19/10/15 to sellfor residentialdevelopment

publiclyaccessible

Suitable

Careful schemedesign should

Yes

Viabilityinfluenced by

NoNo



2013 review oftown centre officepremises10

Non-residentialland


address issues

listed buildingstatus


relating tolisted buildingstatus


2013 towncentre study


No suitabilityconcerns

YesNoNoNoNo15/01554/COM30


Napier House,17-21 NapierRoad404

identifies good

(permitteddevelopment)

levels ofredevelopmentviability

Suitable

Viability canimprove over

Yes


NoNo




Non-residentialland

2 DunstableRoad405

time and with

indicates


current

marginal

permitted

levels of

development

developmentviability

rights forchanges fromoffices toresidential

StrategicHousing

LandAvailability

2016

56

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#





No suitabilityconcerns(permitteddevelopment)Yes


15/00552/COM15/01506/FUL101

Underconstruction

Unity House,111 StuartStreet406




No suitabilityconcernsYesNoNoNoNo15/00855/COM39

Underconstruction

54-62 ParkStreet407

identifies goodlevels ofredevelopmentviability

Suitable


2013 ELRindicates poorviability forredevelopmentNoNo


Reasonablequalityemploymentland but new

YesNoNoNo

Emergingpolicyprotection ascategory B


Non-residentialland

AbbeygateBusinessCentre,Hitchin Road408


employmentland

UnsuitableN/A





Publicsector land

Open space atRochfordDrive409

UnsuitableN/A





Publicsector land

Open space tothesouth-west ofSherd Lodge,Sherd Close410



Applicantseeking planningpermissionYes


Non-residentialland

16 to 36 SouthRoad411



Yes


Yes




15

Non-residentialland

38a WingateRoad412




other uses such asemployment


Suitable


Yes

2013 ELRindicates poor

NoNo


No

Good qualityemployment

YesNoNoNo

Emergingpolicy

Yes


13

Non-residentialland

Plaza 668,Hitchin Road413

time and with

viability forredevelopment



protection ascategory Aemploymentland

other uses such asemployment

currentpermitteddevelopmentrights forchanges fromoffices toresidential






22 to 36HastingsStreet415


Suitable


Yes


NoNo




Non-residentialland

Link House,49 AlmaStreet416

time and with

identifies poor


current

levels of

permitted

redevelopmentviability

developmentrights forchanges fromoffices toresidential

Suitable


Yes


NoNo




Non-residentialland

The Albany, 4Cardiff Road417

time and with

identifies poor


current

levels of

permitted



Suitable


Yes


NoNo


No


Yes



Non-residentialland

VictoriaHouse,VictoriaStreet420

time and withcurrent

identifies poorlevels of



permitted



StrategicHou

sing

Land

Availability20

16

57

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


UnsuitableN/A


Land isconsideredpotentiallysurplusYes

No currentcommitment torelease land fordevelopmentNo



Publicsector land

Lea Manorplaying fields421

6 to 10Developable


Yes

Block 3constructed,



Underconstruction

Land andbuildings at

422indicates goodviability

though blocks1 and 2 havestalled

and behind98-100WenlockStreet





Underconstruction

DowntonCourt, BrookStreet423


SuitableN/A


YesNoIn use for carsalesNo


Expiredplanningpermission14 South Road425


6 to 10Developable


Yes

BC recordsindicate


No suitabilityconcernsYesNoNoNoNo11/01071/REMCON8

Underconstruction

4 DunstablePlace & 9

426indicates goodviability

enablingdevelopment

Upper GeorgeStreet

in 2012,thoughdevelopmenthas stalled





Underconstruction

Land rear of27 SalisburyRoad429





No suitabilityconcernsYesNoNoNoNo10/00831/REM8

Underconstruction

25 - 31ChesterAvenue431




Yes

The history ofresidential

Yes


NoNo suitabilityconcernsYesNoNoNoNo11/01059/REMCON6


Land adj. to18, 18aCowper Street

433study indicatesgood viability

applicationssuggests further


and 17applications inthe future

TavistockCrescent




No suitabilityconcernsYesNoNoNoNo05/01585/AMEND6

Underconstruction

2 ThornhillRoad436




YesN/A

Applicantseeking planningpermissionYes

No suitabilityconcernsYesNoNoNoNo11/00227/COU5


Mill Gardens,16 - 26 MillStreet439




2015 local planviability studyindicates goodviabilityYes


Underconstruction

153 NewTown Street440






Land rear of92 OakleyRoad441

Suitable


Yes

2013 ELRindicates poor

NoNo


No

Good qualityemployment

YesNoNoNo

Emergingpolicy


Non-residentialland

Maxet Houseand 26-34LiverpoolRoad446

time and withcurrent

viability forredevelopment



protection ascategory Aemploymentland

permitteddevelopmentrights forchanges fromoffices toresidential




No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo14/00281/COM14


Beech House,6 Cardiff Road451

Suitable

Viability shouldimprove withtimeYes

Intent in 2015to use as carpark until

NoNo

Consistenthistory ofpromotion forhotel useNo

Carefuldesign shouldaddress airqualityYesNoNo

Potential airqualityconcernsfrom roadsYesNo75dph11

Vacant/derelictland

Land adjacentto the BaptistChurch,CumberlandStreet453

viabilityimproves

StrategicHousing

LandAvailability

2016

58

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#





No suitabilityconcerns

YesNoNoNoNo14/00374/COM15


ConnaughtHouse, 15-17Upper GeorgeStreet456


(permitteddevelopment)




No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo

15/00722/FUL15/01161/COM30


12-14 ParkStreet458





2014pre-applicationdiscussion36


Land atClintonAvenue459




YesN/A

2015 local planresponse

Yes

Draft schemeincludes

Yes

Noise/ airpollution fromrail lineYesNoNo

Keyemploymentarea (EM1)Yes



BritanniaEstate460


indicates noconcerns withtenancies

retained/enhancedemployment

residentialuses

uses amongmixedre-development.Carefuldesign couldaddress airqualityconcerns

UnsuitableN/A


Potential forland swap(creating new

Yes

Not currentlyproposed fordevelopmentNo

Wellrespectedpark landNo

Potential airqualityconcerns from

Yes

Potential toimpact onnatural

YesNo

Locallandscapeimportance

Yes50dph20

Non-residentialland

Land atwestern edgeof StockwoodPark461

publiclyroads andaircraft

quality ofStockwoodPark

(ENV2),Natureconservation

accessible spaceelsewhere)

(ENV5), QEIIplaying field,district park

UnsuitableN/A



Yes


Open spaceneeded tosupport

No

Potential airqualityconcerns fromaircraftYesNoNo


Non-residentialland

Playing fieldsat CutenhoeCommunityLearning Park463

publiclycommunityuses

accessible spaceelsewhere)

UnsuitableN/A



Yes


AllotmentlandNoNoNoNo


Non-residentialland

Gypsy Laneleisuregardens464

allotmentselsewhere)




PlanningpermissiongrantedYesNo

Impact onnatureconservation,

YesNo

Open space(LC1)2015assessment

Yes14/01321/FUL19


Land adjacentto 139 to 213TurnpikeDrive465

landscapeas districtandarchaeology

wildlife site(ENV5)

UnsuitableN/A





Non-residentialland

Land to thewest ofAshcroft Road

466RecreationGround

UnsuitableNo

Site unlikelyto be

NoLBC-owned landYes


Poor accessand airqualityNo

Poor air qualitynext to maininner ring roadjunctionYesNo

Poor accessother thanby footYesNo75dph14

Publicsector land

Land at thejunction ofDunstableRoad andTelford Way467

attractive todevelopers orbuyers

UnsuitableN/A

NoachievabilityconcernsYesLBC-owned landYes



NoNo

Impact onlandscapeand natureconservationYesNo

Open Space(LC1), countywildlife site(ENV5) and


Land at thejunction ofVauxhall Wayand HitchinRoad468

important tonaturalenvironment

area oflandscapevalue

UnsuitableN/A


No significantbarriers toavailability inthe futureYes


Importantlandscapewithin theGreen BeltNoNo

Impact onlandscapeand natureconservationYesNo

Green Belt(ENV3), Locallandscapeimportance(ENV2)Yes

25dph (considerateof landscapeimpact)257

Non-residentialland

Land at ManorFarm469



Yes

May becomeavailable if

YesCurrent use byActive LutonNo

Noiseconcerns

Yes

Potential noiseconcerns fromairportYesNoNoNo50dph9

Publicsector landWigmore Hall470


Active Luton areable to

likely to bemitigated

relocate.LBC-owned land

throughdesign

StrategicHou

sing

Land

Availability20

16

59

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#




YesN/A

Communitycentre closed inMarch 2015Yes

Communitycentre maybe surplus torequirementsYesNoNoNo

Communityfacilities(LC3)Yes

2016pre-applicationdiscussions (17 intotal with ID 345)8

Publicsector land

SaintsCommunityCentre471




Yes

Afro-Caribbeanday care service

YesIn active useNo

Communitycentre may

YesNoNoNo

Communityfacilities(LC3)Yes50dph7

Publicsector land

The OldSchool House,Trinity Road472


could bere-providedelsewhere

be surplus torequirements

UnsuitableN/A


If site doesbecomeavailable, it will

NoIn active useNo

Isolatedlocation invicinity ofairportNo

Potential noiseconcerns fromairport andsurrounded byairport usesYesNo

PotentialcontaminationYesNo50dph25

Publicsector land

Eaton GreenRecyclingCentre473

likely be forairport uses

UnsuitableN/A


Earmarked forpotential futurereleaseYes



Open space(LC1),Community


Playgroundrear of 4 - 22GrampianWay474

facilities(LC3)





13/00818/FUL (8units alreadycompleted)4

Underconstruction

Bowling greenat AbigailClose476




YesN/ASite acquired bydeveloperYes

Communityuses could be

YesNoNoNo



Non-residentialland

The Parrott,WhipperleyRing477


re-providedon-site or invicinity



YesN/A

Public sectorland soon to be

Yes

Communityuses could be

YesNoNoNo



Non-residentialland

The RomanWay,TomlinsonAvenue478


developed byLBC-led scheme

re-providedon-site or invicinity




No suitabilityconcerns.YesNoNoNoNo14/01145/FUL80

Underconstruction

Formerrecreationcentre, OldBedford Road479



YesN/A

Existing buildingavailable forconversionYes

No suitabilityconcerns.YesNoNoNoNo14/01318/FUL12


52 DukeStreet480




YesN/AVacant car parkYesNo suitabilityconcerns.YesNoNoNoNo

pre-applicationdiscussions10

Non-residentialland

Land to thenorth-west of52 DukeStreet481



2013 ELRindicates good

Yes

Neighbouringre-development


High Townmasterplan (draft,January 2016)27

Landallocatedfor

High Townplot 7482

viability fordevelopment

will spurdevelopment onthis site


10 to15Developable


2013 ELRindicates poorviabilityNo

Developmentshould bestimulated by

Yes

No knownintention todevelop.No



Landallocatedfor

High Townplot 5A483

policy allocationhousing/anddevelopmentmasterplanningwork

briefpublished

Suitable

Viability canimprove withtimeYes


No known intentto develop. Nota key

NoActive usesNoNo suitabilityconcerns.YesNoNoNoNo

2013 employmentland review (12 intotal with ID 483)9

Non-residentialland

Albion Roademploymentblock484

developmentsite in the 2015High Townmasterplan



LBC control landand are able tobring it forwardfor developmentYes

Active healthcentreNo




High Townplot 5B485


10 to15Developable

Viability shouldimprove overtimeYes



Yes

In active use/recentlyapplication



LandallocatedforHigh Town

plot 1A486 policy allocation(refused) forhousing/

StrategicHousing

LandAvailability

2016

60

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#



andmasterplanningwork

sports andleisuredevelopment

10 to15Developable



Land owners inarea are keen todevelop and

YesIn active useNoNo suitabilityconcernsYesNoNoNoNo


Landallocatedfor

High Townplot 1C487

invest, thoughhousing/

no formalprogress as yet.


10 to15Developable



Land owners inarea are keen todevelop and

YesIn active useNoNo suitabilityconcernsYesNoNoNoNo


Landallocatedfor

High Townplot 1D488

invest, thoughhousing/

no formalprogress as yet.



2013 ELRindicates goodviabilityYes


YesPart of site inactive useNo



Landallocatedfor

High Townplot 1B489


briefpublished

10 to15Developable


Land wasbought at amarket peakNo

Land in singleownership.Yes

Land in activeuseNo



Landallocatedfor

High Townplot 2A490



2013 ELRindicates goodviabilityYesN/A

Vacant land.Owners engagedin



Landallocatedfor

High Townplot 2B491

pre-applicationhousing/

discussion in2014


10 to15Developable




YesLand in activeuseNo



Landallocatedfor

High Townplot 3492


briefpublished



Land owners inarea are keen todevelop andinvest.Early discussionsheld with LBC in2014/15.YesActive car parkNo



Landallocatedforhousing/developmentbriefpublished

High Townplot 6C493


2013 ELRindicates good

Yes

Redevelopmentof land is



Landallocatedfor

High Townplot 6D494

viability fordevelopment

supported byarea actionpolicies


SuitableN/A




2013 employmentland review17

Non-residentialland

2-14 TaylorStreet495

developmentsite in the 2015High Townmasterplan



LBC controlmajority of landand are able to

YesActive car parkNoNo suitabilityconcernsYesNoNoNoNo


Landallocatedfor

High Townplot 6A496

bring it forwardfor development




LBC controlmajority of landand are able to

YesActive usesNo

Parking andplay facilitiescan be

YesNoNoNo

East Villagedesign codesstate

No


Landallocatedfor

High Townplot 6B497

bring it forwardfor development

integratedwithindevelopment

remainingland to beused for


parking andplay

StrategicHou

sing

Land

Availability20

16

61

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


Suitable





2013 employmentland review (15 intotal with ID 449)5

Non-residentialland

Albany andConcordehouses,

498

development

ConcordeStreet

site in the 2015High Townmasterplan

SuitableN/A



NoActive usesNo

No suitabilityconcerns.Reasonablequality

YesNoNoNoNo2013 employmentland review38

Non-residentialland

High TownRoademploymentblock499

development

employmentland


Suitable




NoActive usesNo



Non-residentialland

7-21 TaylorStreet500

development

employmentland



NoachievabilityconcernsNo

Developerseeking to bringforward aschemeYes

Land in activeuseNo


2016pre-applicationconsultation49


High Townplot 4501


Suitable




NoActive usesNo



Non-residentialland

High TownEnterpriseCentre, YorkStreet502

development

employmentland





YesActive car parkNoNo suitabilityconcernsYesNoNoNoNo


Landallocatedfor

High Townplot 8503


briefpublished



LBC control landand are able tobring it forwardfor developmentYesActive car parkNo




High Townplot 9504


UnsuitableN/A



Active use asopen space andbowling greensNo

Publiclyaccessibleopen spaceand active

NoNoNoNo

Communityfacilities(LC3), Openspace (LC1)Yes50dph40

Publicsector land

LancasterAvenuebowlinggreens505

bowlinggreens

UnsuitableN/A



Active use asopen spaceNo



Publicsector land

Land to thesouth ofAshcroft RoadRecreationGround506

UnsuitableN/A




Publiclyaccessibleopen spacewithin thegreen beltNoNoNoNo

Open space(LC1), GreenbeltYes50dph125

Publicsector land

StopsleyCommon, landadj. tocaravan Site507

UnsuitableN/A






Publicsector land

Open spaceadj. toRaynham Waycommunitycentre508




Active use asdwellingNo

Landscapeconcerns canbe addressedby designYesNoNoNo

Area of locallandscapeimportance(ENV2)Yes50dph11

Publicsector land

AlsaceCottage,StockwoodPark509

UnsuitableN/A




Countywildlife siteand publicopen space

NoNo

AdjoiningWauluds BankscheduledancientmonumentYesNo

Countywildlife site(ENV5), Openspace (LC1)Yes50dph13

Publicsector land

Land west of35BraminghamRoad510 adjoining

StrategicHousing

LandAvailability

2016

62

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


ancientmonument

UnsuitableN/A






Publicsector land

Open space atTomlinsonAvenue511

UnsuitableN/A






Publicsector land

AldersCrescent openspace512

UnsuitableN/A




Publiclyaccessibleopen spaceand formal

NoNoNoNo


Publicsector land

Foxdellrecreationground513

sportsprovision

UnsuitableN/A


Potential forclassification assurplus public

NoActive use asopen spaceNo


NoNoNoNo

Site ofnatureconservation


Land atWinsdon Hillrear of 54 to

514

sector land. As

and natureconservation

interest(ENV5), Openspace LC1

59WhipperleyRing

of 2016, beingpursued for useas a cycle park

UnsuitableN/A




Publiclyaccessibleopen spacewith formalplay provisionNoNoNoNo


Publicsector land

HomesteadWay play areaandrecreationground515

Unsuitable

No knownresolution toaccess concernsNo

Resolution ofaccess issueslikely to incur

No



Publiclyaccessibleopen spacewith accessconcernsNoNoNo

Access tothe site isconstrainedYes


Publicsector land

Open space atGaylandAvenue516

substantialcost

UnsuitableN/A




Publiclyaccessibleopen spaceon a slopeNoNoNo

Site is on asteep,narrow slopeYes


Publicsector land

Open spacebetweenFermorCrescent and

517CrawleyGreen Road




Activeresidential useNo

Impact onregisteredpark andgarden could

YesNoNoNo

Registeredpark andgarden(ENV1)Yes50dph7

Publicsector land

Wardown Parknorth lodge518

be addressedthroughdesign



Executivedecision27/04/15 to sell



Publicsector land

Birdsfoot Lanedepot519

to registeredhousing provider

UnsuitableN/A


No known intentto develop.No


Narrow stripof publiclyaccessibleopen spaceNoNoNo

Site is verynarrowYes


Publicsector land

Land to thenorth ofKestrel Way520

SuitableN/A



Active use ascar parksupportingplaying fieldsNo


Publicsector land

Land at 210Sundon ParkRoad521

UnsuitableN/A






Publicsector land

Open space atTinsley Close522

UnsuitableN/A


Potential tobecomeavailable if

YesActive use asopen spaceNo


NoNoNoNo


Non-residentialland

Cohens Yardplay area523

facilities

with formalplay provision

replacedelsewhere (e.g.redevelopmentof football clubgrounds)

UnsuitableN/A


Potential tobecomeavailable if

Yes

Tennis courtsused by StopsleyHigh SchoolNo

Formalleisurefacilities

NoNoNoNo

Open space(LC1), GreenbeltYes50dph18

Publicsector land

StopsleyCommontennis courts524

facilitieswithin thegreen belt

replacedelsewhere

StrategicHou

sing

Land

Availability20

16

63

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#







2A MontagueAvenue525






31 AlmaStreet526






Land adjacentto 35 AlbertRoad527






Land adjacentto 102 HitchinRoad528




PlanningpermissiongrantedYesNoNoNoNo15/00425/OUT6


31 West HillRoad529






Land rear Of81 DumfriesStreet530

6 to 10Developable

Applicantsseeking to

Yes

Recent historyof refused/


No suitabilityconcernsYesNoNoNoNo16/00561/COM7

Non-residentialland

Abacus Court,17 - 33 DudleyStreet531

producewithdrawnapplications

acceptablescheme






2B MedinaRoad532






15 - 17 CardiffRoad533






Yes15/00777/FUL9


23 - 27 KingStreet534







TheCompasses,11 Farley Hill535






9 - 15AdelaideStreet536




PermitteddevelopmentYesNoNoNo


Yes

15/01548/COM15/01549/COM14/01439/COM10


36 - 40LiverpoolRoad537

category Aemploymentland





Extantplanningpermission32 King Street538






79 - 81Windsor Walk539






112-114 MarshRoad540






61 GeorgeStreet541




PermitteddevelopmentYesNoNoNo


Yes15/01015/COM29


28 DunstableRoad542

category Aemploymentland



Medical centrecan bere-located inYes

Active medicalcentreNo


Communityfacilities(LC3)Yes14/00710/OUT35


39 CastleStreet543

StrategicHousing

LandAvailability

2016

64

Startperiod

SHLAAconclusion












Potentialimpact

description






Capacity(#


adjacentbuilding






26 - 38 JohnStreet544

6 to 10Developable

Potential fornew owners todeliver schemeYes

Site for sale in2016NoN/A


PlanningpermissiongrantedYes

Disturbancefromneighbouring

Yes

Potentialimpact onexisting uses

Yes

Partly withinflood riskzoneYes

Keyemploymentarea (EM1)Yes15/00483/FUL94


39 - 49 ManorRoad545

employmentuses

inemploymentarea





Underconstruction

1 - 1A StanleyWalk546





Underconstruction

Garage courtadj to 16Barnard Road547





Underconstruction

Land adj to 43Bute Street548





Underconstruction

The RobinHood, 81 NewTown Street549




PlanningpermissiongrantedYesNoNoNoNo03/01587/COM12

Underconstruction1 Telford Way550





Underconstruction

214 to 220Hitchin Road551





Underconstruction

179 - 185DunstableRoad552





Underconstruction

Land rear of23-29 FarleyHill553





Underconstruction

Melson Arms,63 - 65 JohnStreet554




PlanningpermissiongrantedYesNoNoNoNo15/00164/COU25

Underconstruction

33 - 35 UpperGeorge Street555




PlanningpermissiongrantedYesNoNoNoNo

14/00945/FUL15/00960/FUL313

Underconstruction

Units 1 And 2Spring Placeand 4 - 6

556DumfriesStreet






Non-residentialland

49 to 57Castle Street557

Unsuitable

Dependent onscheme design,

Yes

Affected byabnormal costs

No

Potential for theclub to move toSlip EndYes

Active rugbyclubNo

Loss of rugbyclub andpresence of

No

Air qualityconcerns fromflight path andmotorwayYes

Potential toimpact onsetting ofStockwoodParkYesNo

Communityfacilities(LC3), Publicsafety zone(LLA3)Yes

2015 local planresponse(consideringdensity of ID 337)1000

Non-residentialland

Luton RugbyClub,NewlandsRoad558

land price andhousing market

such asre-location offootball club

public safetyzone aresignificant

andundergroundgas main

StrategicHou

sing

Land

Availability20

16

65

Planning and Transportation Department of Environment and Regeneration