Appendix C: Evidence of Lead-In Times, Lapse Rates and Build Out Rates - Build Out Rates for sites of 10 dwellings or more (net)

Comment

Representation ID: 168415

Received: 14/10/2019

Respondent: MacTaggart and Mickel

Agent: Rapleys LLP

The delivery rates relied upon by the Councils are very high. The Councils acknowledge that accelerated delivery rates in Cambridge are influenced by the development of flats rather than houses. While build out rates in the two administrative areas will be different, it is important not to over state the number of units that can reasonably be delivered in any one year. Historically, such an approach has led to delivery falling short of projections.

On some of the large strategic sites the Councils have assumed delivery of up to 250 units per annum. This assumption relies on delivery from several sales outlets operating simultaneously. When establishing the credibility of these delivery rates it is important that the Councils consider, on a site by site basis, the likelihood of multiple sales outlets operating concurrently.

Comment

Representation ID: 168420

Received: 14/10/2019

Respondent: Abbey Properties Cambridgeshire Limited

We consider that the use of an assumed generic delivery rate for a number of sites adds considerable uncertainty as to the delivery of those sites.

Object

Representation ID: 168472

Received: 14/10/2019

Respondent: Pigeon Land Ltd

Agent: Savills

We are concerned that some of the build-out rates assumed in the document are neither realistic, nor underpinned by the Councils' own evidence.

For example, NIAB (Darwin Green): Darwin Green development is being constructed by a single developer. The usually applied rule-of-thumb is that a single developer operating from a single sales point might reasonably be expected to achieve approximately 50 market sales per year subject to a range of other factors, all of which will either increase or decrease sales rates. The peak build-out rate on this site is projected as being 120 dpa (Years 3 to 5) and there is no explanation as to how such a rate of delivery might be achieved. By way of comparison, the same developer at Trumpington Meadows achieved an average of 70 dpa and a peak of 93 dpa.

The adoption of a peak annual delivery rate of c. 70 dpa is supported by the evidence in the document.

Comment

Representation ID: 168479

Received: 11/10/2019

Respondent: Southern & Regional Developments

Agent: Claremont Planning Consultancy Ltd

Although the evidence that has been collated on build out rates has shown that there has been moderate to strong delivery rates within both Council areas, it is maintained that the position of the Council remains presumptuous when looking over the longer term.

Comment

Representation ID: 168499

Received: 14/10/2019

Respondent: Endurance Estates

Agent: Carter Jonas

Agree that the differentiation between strategic and non-strategic sites is reasonable and sensible. The Councils' have set out Typical Assumptions for Built Out Rates, excluding strategic sites, at Figure 17. This figure does not include all of the information contained at Figure 16. The reasoning for this is not clear. It is also noted that the Councils' have included information on peak delivery but not lowest delivery rates. The most robust approach is considered to be in utilising average figures as this will capture the greatest fluctuations in delivery. Need to take account of the fact that Huntingdonshire Local Plan Inspector modified the delivery rates anticipated for their strategic allocations.

Comment

Representation ID: 168506

Received: 14/10/2019

Respondent: Laragh House Developments Limited

Agent: Carter Jonas

Agree that the differentiation between strategic and non-strategic sites is reasonable and sensible. The Councils' have set out Typical Assumptions for Built Out Rates, excluding strategic sites, at Figure 17. This figure does not include all of the information contained at Figure 16. The reasoning for this is not clear. It is also noted that the Councils' have included information on peak delivery but not lowest delivery rates. The most robust approach is considered to be in utilising average figures as this will capture the greatest fluctuations in delivery. Need to take account of the fact that Huntingdonshire Local Plan Inspector modified the delivery rates anticipated for their strategic allocations.

Comment

Representation ID: 168520

Received: 14/10/2019

Respondent: Bloor Homes Eastern

Agent: Carter Jonas

Agree that the differentiation between strategic and non-strategic sites is reasonable and sensible. The Councils' have set out Typical Assumptions for Built Out Rates, excluding strategic sites, at Figure 17. This figure does not include all of the information contained at Figure 16. The reasoning for this is not clear. It is also noted that the Councils' have included information on peak delivery but not lowest delivery rates. The most robust approach is considered to be in utilising average figures as this will capture the greatest fluctuations in delivery. Need to take account of the fact that Huntingdonshire Local Plan Inspector modified the delivery rates anticipated for their strategic allocations.

Comment

Representation ID: 168534

Received: 14/10/2019

Respondent: Axis Land Partnerships

Agent: Carter Jonas

Agree that the differentiation between strategic and non-strategic sites is reasonable and sensible. The Councils' have set out Typical Assumptions for Built Out Rates, excluding strategic sites, at Figure 17. This figure does not include all of the information contained at Figure 16. The reasoning for this is not clear. It is also noted that the Councils' have included information on peak delivery but not lowest delivery rates. The most robust approach is considered to be in utilising average figures as this will capture the greatest fluctuations in delivery. Need to take account of the fact that Huntingdonshire Local Plan Inspector modified the delivery rates anticipated for their strategic allocations.

Comment

Representation ID: 168548

Received: 14/10/2019

Respondent: Bloomhall Ltd

Agent: Carter Jonas

Agree that the differentiation between strategic and non-strategic sites is reasonable and sensible. The Councils' have set out Typical Assumptions for Built Out Rates, excluding strategic sites, at Figure 17. This figure does not include all of the information contained at Figure 16. The reasoning for this is not clear. It is also noted that the Councils' have included information on peak delivery but not lowest delivery rates. The most robust approach is considered to be in utilising average figures as this will capture the greatest fluctuations in delivery. Need to take account of the fact that Huntingdonshire Local Plan Inspector modified the delivery rates anticipated for their strategic allocations.

Object

Representation ID: 168564

Received: 14/10/2019

Respondent: Bidwells

PPG states that clear evidence to demonstrate deliverability may include build-out rates. Build-out rates are affected by several factors:
* housing market
* supply market, including materials and labour
* site specific infrastructure
* affordable housing
* type of housing

Where a housebuilder is known for a site, their average market housing sales rate per outlet should be applied, sourced from their annual financial reports. Where the housebuilder is not known, an average sales rate should be applied. These average-sales rates hide significant fluctuations. These rates do not include affordable housing and therefore the relevant requirement should be added to the sales rates.

The total number of outlets is dependent on the overall size of the development and the saturation of the local housing market. These are averages across the entire build, which is likely to see fluctuations with lower rates at the start and end. On average a site needs a capacity of at least 600 dwellings before a second outlet can be supported.