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
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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
271611025-49 dwellings
16101550-99 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.
10 Housing and economic land availability assessment, Paragraph 012, Reference ID 3-012-20140306
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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
5131725-49 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.
11 Housing and economic land availability assessment, Paragraph 030, Reference ID 3-030-20140306
5 . Housing Targets and the Five-Year Supply
StrategicHousing
LandAvailability
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.
5 . Housing Targets and the Five-Year Supply
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.
12 Housing and economic land availability assessment, Paragraph 24, Reference ID 3-24-20140306
5 . Housing Targets and the Five-Year 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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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
5 . Housing Targets and the Five-Year Supply
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.
5 . Housing Targets and the Five-Year Supply
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.
5 . Housing Targets and the Five-Year Supply
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
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.
6 . Market Appraisal and Risks
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.
6 . Market Appraisal and Risks
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
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n C
opyr
ight
and
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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
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
Appendix 1: Overview Maps
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
Appendix 1: Overview Maps
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
Appendix 1: Overview Maps
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
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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
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
Appendix 1: Overview Maps
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
NoachievabilityconcernsYesNo
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
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo15/00210/FUL97
Underconstruction
High TownBlock M, BurrStreet147
study indicatesgood viability
6 to 10DevelopableN/A
2015 localplan viability
Yes
Majority of landheld by LBC and
Yes
Surface-levelparking required
NoNo suitabilityconcernsYesNoNoNoNo
Luton Gatewaydevelopment brief(internal)375
Non-residentialland
StationQuarter148
study indicatesgood viability
Network Rail,with former
until full reviewof town centre
petrol station
parkingconducted
site being inprivateownership. Thisis a keyregenerationarea for thetown
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Multipletenancies are
YesNo suitabilityconcernsYesNoNoNoNo
12/00068/DEMCON13/00782/FUL15/00785/FUL46
Underconstruction
Marsh FarmCentral Area149
study indicatesgood viability
being resolvedprior todemolition(2015) andredevelopment(2016/17).
6 to 10Developable
2015 local planviability study
Yes
2015 localplan viability
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
NoachievabilityconcernsYesNo
ActiveemploymentlandNo
Reasonablequalityemployment
NoNoise from raillineYesNoNo
Keyemploymentarea (EM1)Yes50dph154
Landallocatedfor Non-
LeagraveRoadIndustrialEstate152
land and railline
residentialuses
UnsuitableN/A
NoachievabilityconcernsYesNo
ActiveemploymentlandNo
Good qualityemploymentland and poor
No
Surrounded byindustrial landon three sidesYesNoNo
Keyemploymentarea (EM1)Yes50dph141
Landallocatedfor Non-Sundon
IndustrialEstate153
residentialenvironment
residentialuses
UnsuitableN/A
NoachievabilityconcernsYesNo
ActiveemploymentlandNo
Good qualityemploymentland and poorNo
Surrounded byindustrial landand railwayYesNoNo
Keyemploymentarea (EM1)Yes75dph180
Landallocatedfor Non-
Park AvenueTradingEstate154
StrategicHousing
LandAvailability
2016
46
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
residentialenvironment
residentialuses
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00959/FUL77
Underconstruction
GuardianIndustrialEstate155
study indicatesgood viability
UnsuitableN/A
NoachievabilityconcernsYesNo
ActiveemploymentlandNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes75dph110
Landallocatedfor Non-residentialuses
WindmillTradingEstate,Thistle Road156
UnsuitableN/A
NoachievabilityconcernsYesNo
ActiveemploymentlandNo
Reasonablequalityemployment
NoSurrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph47
Landallocatedfor Non-Arundel Road
IndustrialEstate157
land and poorresidentialuses
residentialenvironment
Unsuitable
Viability canimprove overtimeYes
2013 ELRindicates poorviability forredevelopmentNoNo
ActiveemploymentlandNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes
2013 employmentland reviewidentifies potentialfor 21 units on
39
Landallocatedfor Non-residentialuses
Chaul EndLaneIndustrialLand159
southern site.Northern site mightsupport 18 units @50dph
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Recent planningapplicationactivityYes
Poor qualityemploymentland and new
YesNoNoNo
Emergingpolicyprotection as
Yes07/01111/RENEW18
Expiredplanningpermission
Moreton ParkEstate160
study indicatesgood viability
policies notyet adopted
category Bemploymentland
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
YesMultipletenanciesNo
No suitabilityconcerns.YesNoNoNoNo
2013 employmentland review48
Non-residentialland
OxenIndustrialEstate, OxenRoad161
study indicatesgood viability
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
category Bemploymentland
(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
Viability canimprove overtimeYes
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
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Vacant siteawaitingdevelopmentYes
No suitabilityconcernsYesNoNoNoNo15/01507/OUT181
Landallocatedfor
Land at CalebClose174
study indicatesgood viability
housing/developmentbriefpublished
10 to15Developable
2015 local planviability study
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
viability in lateryears
willcommence
should bestimulated by
beforepolicy allocation
permissionexpires
in the LutonLocal Plan2011-2031
StrategicHou
sing
Land
Availability20
16
47
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
6 to 10DevelopableN/A
2015 localplan viability
Yes
Land owned byLBC and marked
Yes
Active car park.EDF have an
No
Impact of ringroad should
Yes
Noise/ airpollution fromring roadYesNoNoNo
150 dph on half thesite, allowing otheruses such asemployment39
Landallocatedforhousing/
Car Park offTelford Way176
study indicatesgood viability
for futuredisposal.
option on partof the site for a
be addressedby design
development
Assumption of
potentialsub-station
briefpublished
dwelling yieldtakes intoaccount half thesite beingdeveloped forother uses
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Small siteunlikely toaddressnoise/ air
No
Noise/ airpollution frommotorwayYesNoNoNo
2001-2011 localplan12
Landallocatedforhousing/
Land to rearof Bank Close179
pollutiondevelopmentfrommotorway
briefpublished
6 to 10DevelopableN/A
2015 localplan viability
Yes
Part-clearedindicates
Yes
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo
2001-2011 localplan32
Landallocated
DalroadIndustrialEstate180
study indicatesgood viability
likelihood forredevelopment
develop forresidential
forhousing/
to residential.
development
Availability
briefpublished
should bestimulated bypolicy allocationin the LutonLocal Plan2011-2031
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph13
Landallocatedforhousing/
1-9 AshwellParade181
developmentbriefpublished
6 to 10Developable
2015 local planviability study
Yes
No recentsigns of
NoN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo
06/00744/REM06/01465/REM07/00279/REM59
Extantplanningpermission
69 FelsteadWay182
indicates goodviability
developmentactivity orintent todeliver
6 to 10Developable
2015 local planviability study
Yes
Recentapplication
NoN/A
New planningapplication
YesNo suitabilityconcernsYesNoNoNoNo07/01110/FUL41
Vacant/derelictland
The WindsorCastle, 12Albert Road183
indicates good
withdrawn as
expected in2016
viability in lateryears
S106 notagreed withinreasonabletime
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo07/01873/RENEW40
Extantplanningpermission
142-144Midland Road188
study indicatesgood viability
SuitableN/A
NoachievabilityconcernsYesNo
Activecommunity useNo
No suitabilityconcernsYesNoNoNoNo07/01019/OUT16
Non-residentialland
4-6 MelsonStreet189
10 to15Developable
2015 local planviability study
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
viability in lateryears
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.
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo
13/00280/OUT16/00900/FULEIA1310
Extantplanningpermission
Napier Park,Kimpton Road191
study indicatesgood viability
SuitableN/A
NoachievabilityconcernsYesNo
Active nursinghomeNo
No suitabilityconcernsYesNoNoNoNo06/00952/FUL75
Non-residentialland
CapwellGrangeNursing
192
Home,AddingtonWay
StrategicHousing
LandAvailability
2016
48
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
6 to 10Developable
2015 local planviability study
Yes
Constructionappears tohave stalledNoN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo07/01781/REM11
Underconstruction
4-8 ArundelRoad194
indicates goodviability
6 to 10Developable
2015 local planviability study
Yes
Constructionappears tohave stalledNoN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo03/00562/FUL11
Underconstruction
Rear of 66-76Castle Street198
indicates goodviability
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
Yes
Front of site inactive use, no
NoNo suitabilityconcernsYesNoNoNoNo05/00826/FUL30
Expiredplanningpermission
27-37 ChapelStreet199
study indicatesgood viability
stimulated bypolicy allocation
indication ofavailability ofland to rear
in the LutonLocal Plan2011-2031
SuitableN/A
NoachievabilityconcernsYesNo
Land in multipleownershipNo
No suitabilityconcernsYesNoNoNoNo06/00475/FUL12
Expiredplanningpermission
62 - 64 ChapelStreet200
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00005/FUL39
Underconstruction
21-25 ChapelStreet201
6 to 10Developable
2015 local planviability study
Yes
Uncertaincosts relating
NoN/A
Land due to beauctioned in2016Yes
No suitabilityconcernsYesNoNoNoNo04/01068/FUL59
Expiredplanningpermission
37-47Cheapside202
indicates good
to river
viability in lateryears
culvert andpotential needto bedelivered aspart of a widerdevelopmentscheme mayimpact onviability
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00612/FUL11
Underconstruction
45-47CollingdonStreet203
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Extantpermission with
YesNo suitabilityconcernsYesNoNoNoNo14/01590/FUL14
Extantplanningpermission
17-19 DownsRoad205
study indicatesgood viability
cleared, vacantsite
Suitable
Careful schemedesign might
Yes
Difficulttopography
NoNo
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo05/01784/FUL14
Expiredplanningpermission
Land to rearof 31-37Downs Road206
overcome issuesand access
develop forresidential
related tomay constrainviability
topography andaccess
6 to 10Developable
Viability canimprove overtimeYes
2015 localplan viabilitystudy indicatespoor viabilityNoN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo11/01291/FUL25
Extantplanningpermission
41 DudleyStreet207
10 to15Developable
2015 local planviability study
Yes
Permissionexpired withno startNo
Availabilityshould bestimulated by
YesNo recentplanning activityNo
No suitabilityconcernsYesNoNoNoNo07/00831/RENEW124
Expiredplanningpermission
13-31DunstableRoad208
indicates goodviability
policy allocationin the LutonLocal Plan2011-2031
SuitableN/A
NoachievabilityconcernsYesNo
ActivesupermarketNo
No suitabilityconcernsYesNoNoNoNo07/00698/OUT24
Expiredplanningpermission
326 - 340DunstableRoad209
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00713/FUL168
Extantplanningpermission
Land oppositeWhitbreadHouse,Flowers Way210
study indicatesgood viability
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo06/01189/FUL11
Expiredplanningpermission
33 GuildfordStreet213
6 to 10DevelopableN/A
2015 localplan viability
Yes
Cleared/ vacantsite awaitingredevelopmentYes
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo05/01492/FUL14
Expiredplanningpermission
35 GuildfordStreet214
study indicatesgood viability
1 to 5DeliverableN/A2015 localplan viabilityYesN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/01036/FUL39
Extantplanningpermission
39-51 JohnStreet218
StrategicHou
sing
Land
Availability20
16
49
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
study indicatesgood viability
10 to15Developable
2015 local planviability study
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
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
New planningapplication
YesNo suitabilityconcernsYesNoNoNoNo06/00381/FUL80
Expiredplanningpermission
CrescentHouse, 1-5Latimer Road222
study indicatesgood viability
expected in2016
6 to 10DevelopableN/A
2015 localplan viability
Yes
Cleared/ vacantsite awaitingredevelopmentYes
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo05/01744/FUL13
Expiredplanningpermission
46 LondonRoad224
study indicatesgood viability
SuitableN/A
NoachievabilityconcernsYesNoActive useNo
Reasonablequalityemployment
YesNoNoNo
Emergingpolicyprotection as
Yes05/00892/FUL38
Expiredplanningpermission
PhoenixHouse, 2 - 4Mill Street229
land but newcategory Bpolicies notyet adopted
employmentland
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00456/OUT26
Underconstruction
Land atMulberryClose230
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
UnderconstructionYes
No suitabilityconcernsYesNoNoNoNo09/00487/FUL39
Underconstruction
6-14 OldBedford Road233
6 to 10Developable
Viability canimprove overtimeYes
2015 localplan viabilitystudy indicatespoor viabilityNoN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo13/01333/FUL13
Extantplanningpermission
7A OldBedford Road235
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo07/00711/FUL12
Expiredplanningpermission
9 - 15 OxfordRoad237
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo04/01840/FUL17
Underconstruction
42-44 ParkStreet238
study indicatesgood viability
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo02/01631/FUL12
Expiredplanningpermission
51-55 PrincessStreet240
6 to 10DevelopableN/A
2015 localplan viability
Yes
Cleared/ vacantsite awaitingredevelopmentYes
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo06/00613/FUL18
Expiredplanningpermission
43 RidgwayRoad241
study indicatesgood viability
6 to 10Developable
2015 local planviability study
Yes
Part ofapplication
NoN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo07/00501/FUL8
Extantplanningpermission
7 WindmillRoad245
indicates goodviability
(conversion to3 flats)completed.Remainingdevelopmentappears tohave stalled
SuitableN/A
NoachievabilityconcernsYesNoActive useNo
No suitabilityconcernsYesNoNoNoNo04/01751/FUL10
Expiredplanningpermission
566-568DunstableRoad248
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
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
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo07/00897/COU12
Expiredplanningpermission
47 - 53 ButeStreet298
StrategicHousing
LandAvailability
2016
50
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
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo08/00098/FUL14
Expiredplanningpermission
ChaucerHouse, 134Biscot Road300
SuitableN/A
NoachievabilityconcernsYesNoActive useNo
No suitabilityconcernsYesNoNoNoNo08/00056/FUL14
Expiredplanningpermission
18-22RothesayRoad301
SuitableN/A
2015 localplan viability
YesNo
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo08/01086/RENEW11
Expiredplanningpermission
Car parkadjacent to69 AdelaideStreet303
study indicatesgood viability
develop forresidential
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo08/01039/RENEW13
Extantplanningpermission
89 - 93 ParkStreet304
study indicatesgood viability
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Reasonablequalityemploymentland but new
YesNoNoNo
Emergingpolicyprotection ascategory B
Yes08/01090/FUL74
Expiredplanningpermission
34-38Crescent Road305
policies notyet adopted
employmentland
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo08/01303/FUL10
Expiredplanningpermission
1 DudleyStreet306
1 to 5DeliverableN/A
NoachievabilityconcernsYesNo
New applicationexpected in2016Yes
No suitabilityconcernsYesNoNoNoNo08/01267/FUL12
Expiredplanningpermission
GT House,24-26RothesayRoad307
Unsuitable
Careful schemedesign mightovercome issuesYes
Noise/ airqualitymitigation
No
Potential forclassification assurplus publicsector landYes
No known,recent intent todevelop forresidentialNo
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
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo09/01088/RENEW14
Underconstruction
7-11 KingStreet319
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo09/00852/RENEW14
Extantplanningpermission
111 NorthStreet320
study indicatesgood viability
6 to 10Developable
2015 local planviability study
YesViability/ S106concernsNoN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo09/00302/OUT13
Expiredplanningpermission
PetrolStation,116-124Wingate Road321
indicates goodviability
6 to 10Developable
Viability canimprove overtimeYes
2013 ELRindicates poorviability forredevelopmentNoN/A
No availabilityconcernsYes
Poor qualityemploymentland and newpolicies notyet adoptedYesNoNoNo
Emergingpolicyprotection ascategory BemploymentlandYes14/01451/FUL14
Extantplanningpermission
5 EmpressRoad323
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00842/FUL12
Underconstruction
Land atBurfield Court324
study indicatesgood viability
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
NoachievabilityconcernsYesN/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
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
Proposals(T12)
local planresponse
andlandscape
many treeswith groupTPO
UnsuitableN/A
NoachievabilityconcernsYesN/A
Call for Sites2010 indicatesowner's
Yes
Reasonableemploymentland and poor
NoSurrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph86
Landallocatedfor Non-Cawleys, 1
CoventGarden Close327
preference forresidentialenvironment
residentialuses
residentialdevelopment
UnsuitableN/A
NoachievabilityconcernsYesNo
2010 Call forSites identifiesowner's
No
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes50dph120
Landallocatedfor Non-residentialuses
VauxhallTrailer Park,Eaton GreenRoad328
preference forhotel, retail,parking andleisure uses
UnsuitableN/A
NoachievabilityconcernsYesNo
Agent query in2010 exploredopportunities
No
Publiclyaccessibleopen space
NoNo
Natural linkto GreatBramingham
YesNo
ProposedGreen Space(LC2), OpenSpace (LC1)Yes50dph106
Landallocatedfor Non-residentialuses
Land atWhitehorseVale329
for residentialdevelopment,
and ofwildlifeimportance
Wood of localwildlifeimportance
though S52agreement toretain naturalaspect of landhindersavailability
Unsuitable
Potential forcar-free
Yes
Likely torequire bridgefor accessNoNo
No known,recent intent todevelop forresidentialNo
NatureconservationimportanceNoNo
Significantamount ofnatureconservationimportanceYesNo
River LeaCWS andother site ofnatureconservation
Yes50dph24Publicsector land
Land atWillow Way331
self-build,negating needfor bridge
importance(ENV5)
SuitableN/A
NoachievabilityconcernsYesNo
Closed as EPH in2011 thoughcurrent
NoNo suitabilityconcernsYesNoNoNoNo50dph17
Publicsector land
The Mount,136 TennysonRoad332
preference foruse as hotel
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo15/01600/FUL49
Extantplanningpermission
Sherd Lodge,Sherd Close333
study indicatesgood viability
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
NoN/ANo availabilityconcernsYes
Impact onStockwood
Yes
Air pollutionfrom motorway
Yes
Potential toimpact on
YesNoNo14/01609/OUT392
Extantplanningpermission
Land to thewest ofNewlandsRoad337
reasonableprice to enabledevelopment
viability ispoor
Park andnoisemitigation
and noise fromairport flightpath
setting ofStockwoodPark
can beaddressedthroughdesign
UnsuitableN/A
NoachievabilityconcernsYesN/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
6 to 10DevelopableN/A
2015 localplan viability
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
study indicatesgood viability
residentialdevelopment
leisure useson-site
ProtectingCommunity
(2015 local plan
Facilities(LC3)
response).Availabilityshould bestimulated bypolicy allocationin the Luton
StrategicHousing
LandAvailability
2016
52
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
Local Plan2011-2031
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo13/00627/FUL10
Extantplanningpermission
Land at UnionStreet/Oxford Road340
study indicatesgood viability
UnsuitableN/A
NoachievabilityconcernsYesN/A
Promotedthrough 2015local planconsultationYes
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1), RoadProposals(T12)Yes
2015 local planresponse10
Non-residentialland
Land atWeybourneDrive341
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo15/00312/FUL14
Extantplanningpermission
The Laurels,Ely Way342
study indicatesgood viability
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
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
2015 localplan viability
YesNo
No recent intentto develop forresidentialNo
No suitabilityconcernsYesNoNoNoNo10/00789/FUL11
Expiredplanningpermission
27 CrawleyRoad348
study indicatesgood viability
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
YesActive useNoNo suitabilityconcernsYesNoNoNoNo09/00175/OUT26
Expiredplanningpermission
27A UpperGeorge Street351
study indicatesgood viability
stimulated bypolicy allocationin the LutonLocal Plan2011-2031
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/01369/FUL88
Extantplanningpermission
40-58CollingdonStreet352
study indicatesgood viability
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
YesActive useNoNo suitabilityconcernsYesNoNoNoNo75dph49
Non-residentialland
Car parkadjacent to95 MapleRoad East353
study indicatesgood viability
stimulated bypolicy allocationin the LutonLocal Plan2011-2031
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo
75dph on half ofsite to allow forother uses11
Intensificationof existinghousingareas
Shops at 247to 259Birdsfoot Lane354
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes75dph120
Landallocatedfor Non-residentialuses
Telephoneexchange, 177Waller Avenue355
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes75dph71
Landallocatedfor Non-residentialuses
187 to 189Waller Avenue356
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo75dph18
Intensificationof existinghousingareas
68 to 80DunstableRoad357
UnsuitableN/A
NoachievabilityconcernsYesNo
Recentproposals arefor commercialusesNo
PoorresidentialenvironmentNo
Surrounded byindustrial land/retailsuperstoresYesNoNoNo50dph53
Vacant/derelictland
Land east ofAldi and B&Q,Dallow Road358
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Executivedecision
Yes
Area ofnature
YesNo
Large sitewith open
YesNo
ProtectingCommunity
Yes
2016pre-applicationdiscussions51
Publicsector land
BraminghamCentre,WeltmoreRoad359
study indicatesgood viability
11/01/16 to sellthe site
conservationimportance
spaceinfluencing
Facilities(LC3)
could bethe setting of
accommodatedthe River Lea
within newdevelopment
andassociatedwildlife site
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph18
Intensificationof existinghousingareas
InternationalHouse, EatonGreen Road360
StrategicHou
sing
Land
Availability20
16
53
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
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
Yes
Recent approvalfor communityusesNo
No suitabilityconcernsYesNoNoNoNo
50dph on half ofsite allowing foremployment/ otheruses15
Non-residentialland
2 to 32BeechwoodRoad361
study indicatesgood viability
stimulated bypolicy allocationin the LutonLocal Plan2011-2031
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1),WigmoreEmploymentArea (EM3)Yes50dph13
Non-residentialland
Land south ofEaton GreenRoad362
1 to 5DeliverableN/A
2015 localplan viability
YesN/ARecentlyvacated siteYes
Reasonablequality
YesNoNoNo
Emergingpolicy
Yes75dph11
Non-residentialland
Royal Mail,Sarum Road363
study indicatesgood viability
employmentland but new
protection ascategory B
policies notyet adopted
employmentland
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
Yes
No known,recent intent to
No
Environmentshould
Yes
Surrounded byindustrial landon three sidesYesNoNoNo75dph24
Non-residentialland
10 to 12 CalebClose364
study indicatesgood viability
stimulated bypolicy allocation
develop forresidential
improve withredevelopment
in the Lutonof
Local Plan2011-2031
neighbouringindustrialland
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Good qualityemploymentland and poorresidentialenvironmentNo
Surrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph17
Landallocatedfor Non-residentialuses
166 CamfordWay367
UnsuitableN/A
NoachievabilityconcernsYes
LBC land beingconsidered fordisposalYesActive useNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes
2016pre-applicationdiscussions46
Non-residentialland
Open space,Wandon Close369
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo75dph21
Vacant/derelictland
LeagraveServiceStation, HighStreet.370
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph81
Non-residentialland
Open Space(2), (BartonHills), IcknieldWay371
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes50dph80
Landallocatedfor Non-residentialuses
Units 5 to 8,North LutonIndustrialEstate,SedgwickRoad372
Unsuitable
Greenfield siteshould provide
Yes
Removal/relocation of
NoNo
No known,recent intent to
No
Publiclyaccessible
NoNoNoCommunicationsmastYes
Open Space(LC1)Yes50dph62
Non-residentialland
Aerial Site,Kestrel Way373
good basis for
communications
develop forresidential
open spacewith
economicviability
equipmentlikely to
communicationsmast
impact onviability
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen space,electricity
No
Noise/ airpollution frommotorwayYesNo
ElectricitypylonsYes
Open Space(LC1)Yes50dph106
Non-residentialland
Amenity land(1), adjoiningM1, RavenhillWay374
pylons andpollutionfrommotorway
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph114
Non-residentialland
Amenity land(2), adjoiningM1, RavenhillWay375
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Good qualityemploymentland and poorresidentialenvironmentNo
Surrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph10
Landallocatedfor Non-residentialuses
Land west of23 CosgroveWay376
UnsuitableN/A
NoachievabilityconcernsYes
Initial enquiry insummer 2014re: principle of
Yes
ActiveemploymentlandNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes50dph118
Landallocatedfor Non-residentialuses96 A Kingsway377
residentialdevelopment
StrategicHousing
LandAvailability
2016
54
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
No known,recent intent todevelop forresidentialNo
KeyemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes50dph15
Landallocatedfor Non-residentialuses
81 ArundelRoad378
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Good qualityemploymentland and poorresidentialenvironmentNo
Surrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph14
Landallocatedfor Non-residentialuses
10 to 12Bilton Way379
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Good qualityemploymentland and poorresidentialenvironmentNo
Surrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph26
Landallocatedfor Non-residentialuses
De HavillandHouse,President Way380
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Keyemploymentland,electricity
NoSurrounded bycar storageYesNo
ElectricitypylonsYes
Keyemploymentarea (EM1)Yes50dph17
Landallocatedfor Non-residentialuses
Car storagearea adjacentto 2 to 20Kimpton Road381
pylons andpoorenvironment
SuitableN/A
NoachievabilityconcernsYesNo
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
NoachievabilityconcernsYesNo
Owners indiscussion onuse of land foreducationNo
Open spacebut notpubliclyaccessibleYesNoNoNo
Open Space(LC1)Yes50dph126
Non-residentialland
Land south ofGipsy Lane383
Unsuitable
No knownresolution to
No
Existingutilities
No
Potential forclassification as
Yes
No known,recent intent to
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
develop forresidential
good qualityemploymentland
extensiveutilities(manholecovers)
employmentarea (EM1)
for Non-residentialuses
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Good qualityemploymentland, narrowsite and poorenvironmentNo
Neighbouringindustrial landYesNoNarrow siteYes
Keyemploymentarea (EM1)Yes50dph20
Landallocatedfor Non-residentialuses
Land behindthe StadiumEstate,Cradock Road385
UnsuitableN/A
NoachievabilityconcernsYesNo
Land requiredfor SUDS toaddress local
No
Publiclyaccessibleopen space
NoNoNoNarrow siteYesOpen Space(LC1)Yes50dph39
Non-residentialland
Open Space(1), (BartonHills), IcknieldWay386
floodingconcerns
and narrowsite
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNo
ProtectingCommunityFacilities(LC3)Yes15/00464/FUL12
Underconstruction
124 CrawleyGreen Road387
study indicatesgood viability
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Airport publicsafety zoneand poorenvironmentNo
Noise fromairport flightpath, rail andAirport WayYesNoNo
Public SafetyZone (LLA3)Yes50dph59
Non-residentialland
Vauxhallstorage land,Parkway Road388
UnsuitableN/A
NoachievabilityconcernsYesNo
Site currentlypreferred forhotel or airportparkingNo
Good qualityemploymentland and poorresidentialenvironmentNo
Noise fromairport flightpath andAirport WayYesNoNo
Keyemploymentarea (EM1)Yes50dph58
Landallocatedfor Non-residentialuses
MondiPackaging,Airport Way389
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Good qualityemploymentlandsurrounded
NoSurrounded byindustrial landYesNoNo
London LutonAirport(LLA1)Yes50dph43
Vacant/derelictland
Land around113 ProctorWay390
by airportoperations
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Reasonablequalityemploymentland and poor
NoSurrounded byindustrial landYesNoNo
Keyemploymentarea (EM1)Yes50dph100
Vacant/derelictland
Land atsouth-westend of ProctorWay391
residentialenvironment
StrategicHou
sing
Land
Availability20
16
55
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
No known,recent intent todevelop forresidentialNo
Good qualityemploymentlandsurrounded
NoSurrounded byindustrial landYesNoNo
London LutonAirport(LLA1)Yes50dph15
Vacant/derelictland
Vacant landat 140Prospect Way392
by airportoperations
UnsuitableN/A
NoachievabilityconcernsYes
2015 responseto local planpromotes mixed
Yes
Remains in useas car park tosupportVauxhall worksNo
ReasonablequalityemploymentlandNoNoNoNo
Keyemploymentarea (EM1)Yes50dph258
Landallocatedfor Non-residentialuses
Land adjacentto VauxhallWay393
usedevelopment
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph10
Intensificationof existinghousingareas
Garage blocksat SylamClose394
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph11
Intensificationof existinghousingareas
Garage blocksat WinchesterGardens395
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph12
Intensificationof existinghousingareas
Garage blocksrear of 1 to 47Strangers Way396
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph14
Intensificationof existinghousingareas
Garage blocksat Flint Close397
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop for
NoNo suitabilityconcernsYesNoNoNoNo50dph14
Intensificationof existinghousingareas
Garage blocksat WaleysClose398
residential.Northern half ofbigger blockcouldpotentially besurplus andaccommodateabout 4 homes
SuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
No suitabilityconcernsYesNoNoNoNo50dph31
Intensificationof existinghousingareas
Garage blocksat ArrowClose399
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph35
Non-residentialland
Open space,BushmeadRoad400
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00771/FUL96
Extantplanningpermission
WhitbreadHouse,Flowers Way401
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Executivedecision
Yes
Open spacebut not
YesNoNoNoOpen Space(LC1)Yes
2016pre-applicationdiscussions27
Publicsector land
Land at theOrchardCentre,Strangers Way402
study indicatesgood viability
19/10/15 to sellfor residentialdevelopment
publiclyaccessible
Suitable
Careful schemedesign should
Yes
Viabilityinfluenced by
NoNo
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo
2013 review oftown centre officepremises10
Non-residentialland
47 GuildfordStreet403
address issues
listed buildingstatus
develop forresidential
relating tolisted buildingstatus
1 to 5DeliverableN/A
2013 towncentre study
YesN/ANo availabilityconcernsYes
No suitabilityconcerns
YesNoNoNoNo15/01554/COM30
Extantplanningpermission
Napier House,17-21 NapierRoad404
identifies good
(permitteddevelopment)
levels ofredevelopmentviability
Suitable
Viability canimprove over
Yes
2013 towncentre study
NoNo
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo
2013 review oftown centre officepremises15
Non-residentialland
2 DunstableRoad405
time and with
indicates
develop forresidential
current
marginal
permitted
levels of
development
developmentviability
rights forchanges fromoffices toresidential
StrategicHousing
LandAvailability
2016
56
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
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcerns(permitteddevelopment)Yes
Noise/ airpollution fromring roadYesNoNoNo
15/00552/COM15/01506/FUL101
Underconstruction
Unity House,111 StuartStreet406
1 to 5DeliverableN/A
2013 towncentre study
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo15/00855/COM39
Underconstruction
54-62 ParkStreet407
identifies goodlevels ofredevelopmentviability
Suitable
Viability canimprove overtimeYes
2013 ELRindicates poorviability forredevelopmentNoNo
No known,recent intent todevelop forresidentialNo
Reasonablequalityemploymentland but new
YesNoNoNo
Emergingpolicyprotection ascategory B
Yes2013 employmentland review12
Non-residentialland
AbbeygateBusinessCentre,Hitchin Road408
policies notyet adopted
employmentland
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph12
Publicsector land
Open space atRochfordDrive409
UnsuitableN/A
NoachievabilityconcernsYesNo
No known,recent intent todevelop forresidentialNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph10
Publicsector land
Open space tothesouth-west ofSherd Lodge,Sherd Close410
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
Applicantseeking planningpermissionYes
No suitabilityconcernsYesNoNoNoNo15/01832/OUT36
Non-residentialland
16 to 36 SouthRoad411
6 to 10DevelopableN/A
2015 localplan viability
Yes
Availabilityshould be
Yes
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo
50dph on half ofsite allowing for
15
Non-residentialland
38a WingateRoad412
study indicatesgood viability
stimulated bypolicy allocation
develop forresidential
other uses such asemployment
in the LutonLocal Plan2011-2031
Suitable
Viability canimprove over
Yes
2013 ELRindicates poor
NoNo
No known,recent intent to
No
Good qualityemployment
YesNoNoNo
Emergingpolicy
Yes
75dph on half ofsite allowing for
13
Non-residentialland
Plaza 668,Hitchin Road413
time and with
viability forredevelopment
develop forresidential
land but newpolicies notyet adopted
protection ascategory Aemploymentland
other uses such asemployment
currentpermitteddevelopmentrights forchanges fromoffices toresidential
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/01182/FUL18
Extantplanningpermission
22 to 36HastingsStreet415
study indicatesgood viability
Suitable
Viability canimprove over
Yes
2013 towncentre study
NoNo
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo
2013 review oftown centre officepremises12
Non-residentialland
Link House,49 AlmaStreet416
time and with
identifies poor
develop forresidential
current
levels of
permitted
redevelopmentviability
developmentrights forchanges fromoffices toresidential
Suitable
Viability canimprove over
Yes
2013 towncentre study
NoNo
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo
2013 review oftown centre officepremises12
Non-residentialland
The Albany, 4Cardiff Road417
time and with
identifies poor
develop forresidential
current
levels of
permitted
redevelopmentviability
developmentrights forchanges fromoffices toresidential
Suitable
Viability canimprove over
Yes
2013 towncentre study
NoNo
No known,recent intent to
No
Impact of ringroad should
Yes
Noise/ airpollution fromring roadYesNoNoNo
2013 review oftown centre officepremises12
Non-residentialland
VictoriaHouse,VictoriaStreet420
time and withcurrent
identifies poorlevels of
develop forresidential
be addressedby design
permitted
redevelopmentviability
developmentrights forchanges fromoffices toresidential
StrategicHou
sing
Land
Availability20
16
57
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
NoachievabilityconcernsYes
Land isconsideredpotentiallysurplusYes
No currentcommitment torelease land fordevelopmentNo
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph29
Publicsector land
Lea Manorplaying fields421
6 to 10Developable
2015 local planviability study
Yes
Block 3constructed,
NoN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo05/00077/OUT6
Underconstruction
Land andbuildings at
422indicates goodviability
though blocks1 and 2 havestalled
and behind98-100WenlockStreet
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00317/FUL8
Underconstruction
DowntonCourt, BrookStreet423
study indicatesgood viability
SuitableN/A
2015 localplan viability
YesNoIn use for carsalesNo
No suitabilityconcernsYesNoNoNoNo11/00317/FUL8
Expiredplanningpermission14 South Road425
study indicatesgood viability
6 to 10Developable
2015 local planviability study
Yes
BC recordsindicate
NoN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo11/01071/REMCON8
Underconstruction
4 DunstablePlace & 9
426indicates goodviability
enablingdevelopment
Upper GeorgeStreet
in 2012,thoughdevelopmenthas stalled
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo14/00951/OUT10
Underconstruction
Land rear of27 SalisburyRoad429
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo10/00831/REM8
Underconstruction
25 - 31ChesterAvenue431
study indicatesgood viability
6 to 10DevelopableN/A
2015 localplan viability
Yes
The history ofresidential
Yes
No known,recent intent to
NoNo suitabilityconcernsYesNoNoNoNo11/01059/REMCON6
Expiredplanningpermission
Land adj. to18, 18aCowper Street
433study indicatesgood viability
applicationssuggests further
develop forresidential
and 17applications inthe future
TavistockCrescent
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo05/01585/AMEND6
Underconstruction
2 ThornhillRoad436
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Applicantseeking planningpermissionYes
No suitabilityconcernsYesNoNoNoNo11/00227/COU5
Expiredplanningpermission
Mill Gardens,16 - 26 MillStreet439
study indicatesgood viability
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
2015 local planviability studyindicates goodviabilityYes
No suitabilityconcernsYesNoNoNoNo11/00493/FUL5
Underconstruction
153 NewTown Street440
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo08/00343/RENEW5
Extantplanningpermission
Land rear of92 OakleyRoad441
Suitable
Viability canimprove over
Yes
2013 ELRindicates poor
NoNo
No known,recent intent to
No
Good qualityemployment
YesNoNoNo
Emergingpolicy
Yes2013 employmentland review20
Non-residentialland
Maxet Houseand 26-34LiverpoolRoad446
time and withcurrent
viability forredevelopment
develop forresidential
land but newpolicies notyet adopted
protection ascategory Aemploymentland
permitteddevelopmentrights forchanges fromoffices toresidential
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
2015 local planviability studyindicates goodviabilityYes
No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo14/00281/COM14
Extantplanningpermission
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
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
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcerns
YesNoNoNoNo14/00374/COM15
Extantplanningpermission
ConnaughtHouse, 15-17Upper GeorgeStreet456
study indicatesgood viability
(permitteddevelopment)
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
2015 local planviability studyindicates goodviabilityYes
No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo
15/00722/FUL15/01161/COM30
Extantplanningpermission
12-14 ParkStreet458
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo
2014pre-applicationdiscussion36
Extantplanningpermission
Land atClintonAvenue459
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
2015 local planresponse
Yes
Draft schemeincludes
Yes
Noise/ airpollution fromrail lineYesNoNo
Keyemploymentarea (EM1)Yes
2014pre-applicationdiscussion294
Landallocatedfor Non-
BritanniaEstate460
study indicatesgood viability
indicates noconcerns withtenancies
retained/enhancedemployment
residentialuses
uses amongmixedre-development.Carefuldesign couldaddress airqualityconcerns
UnsuitableN/A
NoachievabilityconcernsYes
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
NoachievabilityconcernsYes
Potential forland swap(creating new
Yes
Not currentlyproposed fordevelopmentNo
Open spaceneeded tosupport
No
Potential airqualityconcerns fromaircraftYesNoNo
Open Space(LC1)Yes50dph32
Non-residentialland
Playing fieldsat CutenhoeCommunityLearning Park463
publiclycommunityuses
accessible spaceelsewhere)
UnsuitableN/A
NoachievabilityconcernsYes
Potential forland swap(creating new
Yes
Not currentlyproposed fordevelopmentNo
AllotmentlandNoNoNoNo
Open Space(LC1)Yes50dph5
Non-residentialland
Gypsy Laneleisuregardens464
allotmentselsewhere)
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNo
Impact onnatureconservation,
YesNo
Open space(LC1)2015assessment
Yes14/01321/FUL19
Extantplanningpermission
Land adjacentto 139 to 213TurnpikeDrive465
landscapeas districtandarchaeology
wildlife site(ENV5)
UnsuitableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
Publiclyaccessibleopen spaceNoNoNoNo
Open Space(LC1)Yes50dph35
Non-residentialland
Land to thewest ofAshcroft Road
466RecreationGround
UnsuitableNo
Site unlikelyto be
NoLBC-owned landYes
Not currentlyproposed fordevelopmentNo
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
Not currentlyproposed fordevelopmentNo
Publiclyaccessibleopen space
NoNo
Impact onlandscapeand natureconservationYesNo
Open Space(LC1), countywildlife site(ENV5) and
Yes50dph50Publicsector land
Land at thejunction ofVauxhall Wayand HitchinRoad468
important tonaturalenvironment
area oflandscapevalue
UnsuitableN/A
NoachievabilityconcernsYes
No significantbarriers toavailability inthe futureYes
Not currentlyproposed fordevelopmentNo
Importantlandscapewithin theGreen BeltNoNo
Impact onlandscapeand natureconservationYesNo
Green Belt(ENV3), Locallandscapeimportance(ENV2)Yes
25dph (considerateof landscapeimpact)257
Non-residentialland
Land at ManorFarm469
6 to 10DevelopableN/A
2015 localplan viability
Yes
May becomeavailable if
YesCurrent use byActive LutonNo
Noiseconcerns
Yes
Potential noiseconcerns fromairportYesNoNoNo50dph9
Publicsector landWigmore Hall470
study indicatesgood viability
Active Luton areable to
likely to bemitigated
relocate.LBC-owned land
throughdesign
StrategicHou
sing
Land
Availability20
16
59
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
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Communitycentre closed inMarch 2015Yes
Communitycentre maybe surplus torequirementsYesNoNoNo
Communityfacilities(LC3)Yes
2016pre-applicationdiscussions (17 intotal with ID 345)8
Publicsector land
SaintsCommunityCentre471
study indicatesgood viability
6 to 10DevelopableN/A
2015 localplan viability
Yes
Afro-Caribbeanday care service
YesIn active useNo
Communitycentre may
YesNoNoNo
Communityfacilities(LC3)Yes50dph7
Publicsector land
The OldSchool House,Trinity Road472
study indicatesgood viability
could bere-providedelsewhere
be surplus torequirements
UnsuitableN/A
NoachievabilityconcernsYes
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
NoachievabilityconcernsYes
Earmarked forpotential futurereleaseYes
Not currentlyproposed fordevelopmentNo
Publiclyaccessibleopen spaceNoNoNoNo
Open space(LC1),Community
Yes50dph8Publicsector land
Playgroundrear of 4 - 22GrampianWay474
facilities(LC3)
1 to 5DeliverableN/A
2015 localplan viability
YesN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo
13/00818/FUL (8units alreadycompleted)4
Underconstruction
Bowling greenat AbigailClose476
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/ASite acquired bydeveloperYes
Communityuses could be
YesNoNoNo
Communityfacilities(LC3)Yes
2016pre-applicationdiscussion25
Non-residentialland
The Parrott,WhipperleyRing477
study indicatesgood viability
re-providedon-site or invicinity
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Public sectorland soon to be
Yes
Communityuses could be
YesNoNoNo
Communityfacilities(LC3)Yes
2016pre-applicationdiscussion20
Non-residentialland
The RomanWay,TomlinsonAvenue478
study indicatesgood viability
developed byLBC-led scheme
re-providedon-site or invicinity
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcerns.YesNoNoNoNo14/01145/FUL80
Underconstruction
Formerrecreationcentre, OldBedford Road479
1 to 5DeliverableN/A
2015 localplan viability
YesN/A
Existing buildingavailable forconversionYes
No suitabilityconcerns.YesNoNoNoNo14/01318/FUL12
Extantplanningpermission
52 DukeStreet480
study indicatesgood viability
1 to 5DeliverableN/A
2015 localplan viability
YesN/AVacant car parkYesNo suitabilityconcerns.YesNoNoNoNo
pre-applicationdiscussions10
Non-residentialland
Land to thenorth-west of52 DukeStreet481
study indicatesgood viability
6 to 10DevelopableN/A
2013 ELRindicates good
Yes
Neighbouringre-development
YesActive useNoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)27
Landallocatedfor
High Townplot 7482
viability fordevelopment
will spurdevelopment onthis site
housing/developmentbriefpublished
10 to15Developable
Viability canimprove overtimeYes
2013 ELRindicates poorviabilityNo
Developmentshould bestimulated by
Yes
No knownintention todevelop.No
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)3
Landallocatedfor
High Townplot 5A483
policy allocationhousing/anddevelopmentmasterplanningwork
briefpublished
Suitable
Viability canimprove withtimeYes
2013 ELRindicates poorviabilityNo
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
6 to 10DevelopableN/A
NoachievabilityconcernsYes
LBC control landand are able tobring it forwardfor developmentYes
Active healthcentreNo
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)21
Landallocatedforhousing/
High Townplot 5B485
developmentbriefpublished
10 to15Developable
Viability shouldimprove overtimeYes
2013 ELRindicates poorviabilityNo
Developmentshould bestimulated by
Yes
In active use/recentlyapplication
NoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)75
LandallocatedforHigh Town
plot 1A486 policy allocation(refused) forhousing/
StrategicHousing
LandAvailability
2016
60
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
developmentbriefpublished
andmasterplanningwork
sports andleisuredevelopment
10 to15Developable
Viability shouldimprove overtimeYes
2013 ELRindicates poorviabilityNo
Land owners inarea are keen todevelop and
YesIn active useNoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)19
Landallocatedfor
High Townplot 1C487
invest, thoughhousing/
no formalprogress as yet.
developmentbriefpublished
10 to15Developable
Viability shouldimprove overtimeYes
2013 ELRindicates poorviabilityNo
Land owners inarea are keen todevelop and
YesIn active useNoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)27
Landallocatedfor
High Townplot 1D488
invest, thoughhousing/
no formalprogress as yet.
developmentbriefpublished
6 to 10DevelopableN/A
2013 ELRindicates goodviabilityYes
Developmentshould bestimulated by
YesPart of site inactive useNo
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)35
Landallocatedfor
High Townplot 1B489
policy allocationhousing/anddevelopmentmasterplanningwork
briefpublished
10 to15Developable
2013 ELRindicates goodviabilityYes
Land wasbought at amarket peakNo
Land in singleownership.Yes
Land in activeuseNo
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)63
Landallocatedfor
High Townplot 2A490
housing/developmentbriefpublished
1 to 5DeliverableN/A
2013 ELRindicates goodviabilityYesN/A
Vacant land.Owners engagedin
YesNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)16
Landallocatedfor
High Townplot 2B491
pre-applicationhousing/
discussion in2014
developmentbriefpublished
10 to15Developable
Viability shouldimprove overtimeYes
2013 ELRindicates poorviabilityNo
Developmentshould bestimulated by
YesLand in activeuseNo
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)31
Landallocatedfor
High Townplot 3492
policy allocationhousing/anddevelopmentmasterplanningwork
briefpublished
6 to 10DevelopableN/A
NoachievabilityconcernsYes
Land owners inarea are keen todevelop andinvest.Early discussionsheld with LBC in2014/15.YesActive car parkNo
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)12
Landallocatedforhousing/developmentbriefpublished
High Townplot 6C493
6 to 10DevelopableN/A
2013 ELRindicates good
Yes
Redevelopmentof land is
YesActive useNoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)39
Landallocatedfor
High Townplot 6D494
viability fordevelopment
supported byarea actionpolicies
housing/developmentbriefpublished
SuitableN/A
2013 ELRindicates goodviabilityYes
No known intentto develop. Nota key
NoActive usesNoNo suitabilityconcerns.YesNoNoNoNo
2013 employmentland review17
Non-residentialland
2-14 TaylorStreet495
developmentsite in the 2015High Townmasterplan
6 to 10DevelopableN/A
NoachievabilityconcernsYes
LBC controlmajority of landand are able to
YesActive car parkNoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)60
Landallocatedfor
High Townplot 6A496
bring it forwardfor development
housing/developmentbriefpublished
6 to 10DevelopableN/A
NoachievabilityconcernsYes
LBC controlmajority of landand are able to
YesActive usesNo
Parking andplay facilitiescan be
YesNoNoNo
East Villagedesign codesstate
No
High Townmasterplan (draft,January 2016)18
Landallocatedfor
High Townplot 6B497
bring it forwardfor development
integratedwithindevelopment
remainingland to beused for
housing/developmentbriefpublished
parking andplay
StrategicHou
sing
Land
Availability20
16
61
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
Suitable
Viability canimprove withtimeYes
2013 ELRindicates poorviabilityNo
No known intentto develop. Nota key
NoActive usesNoNo suitabilityconcerns.YesNoNoNoNo
2013 employmentland review (15 intotal with ID 449)5
Non-residentialland
Albany andConcordehouses,
498
development
ConcordeStreet
site in the 2015High Townmasterplan
SuitableN/A
2013 ELRindicates goodviabilityYes
No known intentto develop. Nota key
NoActive usesNo
No suitabilityconcerns.Reasonablequality
YesNoNoNoNo2013 employmentland review38
Non-residentialland
High TownRoademploymentblock499
development
employmentland
site in the 2015High Townmasterplan
Suitable
Viability canimprove withtimeYes
2013 ELRindicates poorviabilityNo
No known intentto develop. Nota key
NoActive usesNo
No suitabilityconcerns.Reasonablequality
YesNoNoNoNo2013 employmentland review10
Non-residentialland
7-21 TaylorStreet500
development
employmentland
site in the 2015High Townmasterplan
6 to 10DevelopableN/A
NoachievabilityconcernsNo
Developerseeking to bringforward aschemeYes
Land in activeuseNo
No suitabilityconcernsYesNoNoNoNo
2016pre-applicationconsultation49
Landallocatedforhousing/
High Townplot 4501
developmentbriefpublished
Suitable
Viability canimprove withtimeYes
2013 ELRindicates poorviabilityNo
No known intentto develop. Nota key
NoActive usesNo
No suitabilityconcerns.Reasonablequality
YesNoNoNoNo2013 employmentland review17
Non-residentialland
High TownEnterpriseCentre, YorkStreet502
development
employmentland
site in the 2015High Townmasterplan
6 to 10DevelopableN/A
NoachievabilityconcernsYes
Developmentshould bestimulated by
YesActive car parkNoNo suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)23
Landallocatedfor
High Townplot 8503
policy allocationhousing/anddevelopmentmasterplanningwork
briefpublished
6 to 10DevelopableN/A
NoachievabilityconcernsYes
LBC control landand are able tobring it forwardfor developmentYesActive car parkNo
No suitabilityconcernsYesNoNoNoNo
High Townmasterplan (draft,January 2016)9
Landallocatedforhousing/
High Townplot 9504
developmentbriefpublished
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen space andbowling greensNo
Publiclyaccessibleopen spaceand active
NoNoNoNo
Communityfacilities(LC3), Openspace (LC1)Yes50dph40
Publicsector land
LancasterAvenuebowlinggreens505
bowlinggreens
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spaceNoNoNoNo
Open space(LC1)Yes50dph101
Publicsector land
Land to thesouth ofAshcroft RoadRecreationGround506
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spacewithin thegreen beltNoNoNoNo
Open space(LC1), GreenbeltYes50dph125
Publicsector land
StopsleyCommon, landadj. tocaravan Site507
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spaceNoNoNoNo
Open space(LC1)Yes50dph40
Publicsector land
Open spaceadj. toRaynham Waycommunitycentre508
6 to 10DevelopableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asdwellingNo
Landscapeconcerns canbe addressedby designYesNoNoNo
Area of locallandscapeimportance(ENV2)Yes50dph11
Publicsector land
AlsaceCottage,StockwoodPark509
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
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
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
ancientmonument
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spaceNoNoNoNo
Open space(LC1)Yes75dph79
Publicsector land
Open space atTomlinsonAvenue511
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spaceNoNoNoNo
Open space(LC1)Yes50dph97
Publicsector land
AldersCrescent openspace512
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spaceand formal
NoNoNoNo
Communityfacilities(LC3), Openspace (LC1)Yes50dph129
Publicsector land
Foxdellrecreationground513
sportsprovision
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus public
NoActive use asopen spaceNo
Publiclyaccessibleopen space
NoNoNoNo
Site ofnatureconservation
Yes75dph47Publicsector land
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
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spacewith formalplay provisionNoNoNoNo
Communityfacilities(LC3), Openspace (LC1)Yes50dph30
Publicsector land
HomesteadWay play areaandrecreationground515
Unsuitable
No knownresolution toaccess concernsNo
Resolution ofaccess issueslikely to incur
No
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spacewith accessconcernsNoNoNo
Access tothe site isconstrainedYes
Open space(LC1)Yes50dph10
Publicsector land
Open space atGaylandAvenue516
substantialcost
UnsuitableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Active use asopen spaceNo
Publiclyaccessibleopen spaceon a slopeNoNoNo
Site is on asteep,narrow slopeYes
Open space(LC1)Yes50dph59
Publicsector land
Open spacebetweenFermorCrescent and
517CrawleyGreen Road
6 to 10DevelopableN/A
NoachievabilityconcernsYes
Potential forclassification assurplus publicsector landYes
Activeresidential useNo
Impact onregisteredpark andgarden could
YesNoNoNo
Registeredpark andgarden(ENV1)Yes50dph7
Publicsector land
Wardown Parknorth lodge518
be addressedthroughdesign
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
Executivedecision27/04/15 to sell
YesNo suitabilityconcernsYesNoNoNoNo
2016pre-applicationdiscussion16
Publicsector land
Birdsfoot Lanedepot519
to registeredhousing provider
UnsuitableN/A
NoachievabilityconcernsYes
No known intentto develop.No
Active use asopen spaceNo
Narrow stripof publiclyaccessibleopen spaceNoNoNo
Site is verynarrowYes
Open space(LC1)Yes50dph30
Publicsector land
Land to thenorth ofKestrel Way520
SuitableN/A
NoachievabilityconcernsYes
No known intentto develop.No
Active use ascar parksupportingplaying fieldsNo
No suitabilityconcernsYesNoNoNoNo75dph21
Publicsector land
Land at 210Sundon ParkRoad521
UnsuitableN/A
NoachievabilityconcernsYes
No known intentto develop.No
Active use asopen spaceNo
Publiclyaccessibleopen spaceNoNoNoNo
Open space(LC1)Yes50dph24
Publicsector land
Open space atTinsley Close522
UnsuitableN/A
NoachievabilityconcernsYes
Potential tobecomeavailable if
YesActive use asopen spaceNo
Publiclyaccessibleopen space
NoNoNoNo
Communityfacilities(LC3), Openspace (LC1)Yes50dph17
Non-residentialland
Cohens Yardplay area523
facilities
with formalplay provision
replacedelsewhere (e.g.redevelopmentof football clubgrounds)
UnsuitableN/A
NoachievabilityconcernsYes
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
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
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/00440/FUL5
Extantplanningpermission
2A MontagueAvenue525
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo15/01348/COM5
Extantplanningpermission
31 AlmaStreet526
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00647/FUL5
Extantplanningpermission
Land adjacentto 35 AlbertRoad527
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00180/FUL6
Extantplanningpermission
Land adjacentto 102 HitchinRoad528
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00425/OUT6
Extantplanningpermission
31 West HillRoad529
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/01362/FUL7
Extantplanningpermission
Land rear Of81 DumfriesStreet530
6 to 10Developable
Applicantsseeking to
Yes
Recent historyof refused/
NoN/ANo availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo16/00561/COM7
Non-residentialland
Abacus Court,17 - 33 DudleyStreet531
producewithdrawnapplications
acceptablescheme
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00620/FUL8
Extantplanningpermission
2B MedinaRoad532
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo15/00168/COM8
Extantplanningpermission
15 - 17 CardiffRoad533
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNo
Emergingpolicyprotection as
Yes15/00777/FUL9
Extantplanningpermission
23 - 27 KingStreet534
category Bemploymentland
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/01546/FUL9
Extantplanningpermission
TheCompasses,11 Farley Hill535
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/00907/OUT9
Extantplanningpermission
9 - 15AdelaideStreet536
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PermitteddevelopmentYesNoNoNo
Emergingpolicyprotection as
Yes
15/01548/COM15/01549/COM14/01439/COM10
Extantplanningpermission
36 - 40LiverpoolRoad537
category Aemploymentland
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcerns(permitteddevelopment)YesNoNoNoNo14/01548/COM13
Extantplanningpermission32 King Street538
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/00539/FUL14
Extantplanningpermission
79 - 81Windsor Walk539
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/00762/FUL19
Extantplanningpermission
112-114 MarshRoad540
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/01475/FUL19
Extantplanningpermission
61 GeorgeStreet541
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PermitteddevelopmentYesNoNoNo
Emergingpolicyprotection as
Yes15/01015/COM29
Extantplanningpermission
28 DunstableRoad542
category Aemploymentland
6 to 10DevelopableN/A
NoachievabilityconcernsYes
Medical centrecan bere-located inYes
Active medicalcentreNo
PlanningpermissiongrantedYesNoNoNo
Communityfacilities(LC3)Yes14/00710/OUT35
Extantplanningpermission
39 CastleStreet543
StrategicHousing
LandAvailability
2016
64
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
adjacentbuilding
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00437/FUL49
Extantplanningpermission
26 - 38 JohnStreet544
6 to 10Developable
Potential fornew owners todeliver schemeYes
Site for sale in2016NoN/A
No availabilityconcernsYes
PlanningpermissiongrantedYes
Disturbancefromneighbouring
Yes
Potentialimpact onexisting uses
Yes
Partly withinflood riskzoneYes
Keyemploymentarea (EM1)Yes15/00483/FUL94
Extantplanningpermission
39 - 49 ManorRoad545
employmentuses
inemploymentarea
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo11/01116/FUL5
Underconstruction
1 - 1A StanleyWalk546
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/01383/FUL5
Underconstruction
Garage courtadj to 16Barnard Road547
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/00776/FUL8
Underconstruction
Land adj to 43Bute Street548
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/00969/FUL10
Underconstruction
The RobinHood, 81 NewTown Street549
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo03/01587/COM12
Underconstruction1 Telford Way550
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo14/01349/FUL12
Underconstruction
214 to 220Hitchin Road551
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00182/FUL12
Underconstruction
179 - 185DunstableRoad552
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo13/01577/OUT14
Underconstruction
Land rear of23-29 FarleyHill553
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo13/00974/FUL17
Underconstruction
Melson Arms,63 - 65 JohnStreet554
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo15/00164/COU25
Underconstruction
33 - 35 UpperGeorge Street555
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
PlanningpermissiongrantedYesNoNoNoNo
14/00945/FUL15/00960/FUL313
Underconstruction
Units 1 And 2Spring Placeand 4 - 6
556DumfriesStreet
1 to 5DeliverableN/A
NoachievabilityconcernsYesN/A
No availabilityconcernsYes
No suitabilityconcernsYesNoNoNoNo
2016pre-applicationdiscussion69
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