	Strategic Planning - LDF
	Torbay Council
	Town Hall Castle Circus Torquay TQ1 3DS
	ldf @torbay.gov.uk
	01803 208804
	01803 208882

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LDF Evidence Base

The Local Development Framework (LDF) will be prepared using up-to-date evidence from a number of technical studies and reports, for example defining the capacity of land available in Torbay for new development.

The following documents have been produced so far:

Torbay Housing Needs Survey (Fordham Research 2003)

This indicated a very high need for affordable housing. The headline housing need survey figure was for 1816 affordable dwellings per year of which 1362 should be for rent.

The Housing Needs Survey also carried out a 'balancing housing markets' analysis, which is similar in its approach to a housing market assessment. This found that if around 540 dwellings were built per year, there would be a yearly shortfall of around 950 affordable homes.

Torbay Housing Market Assessment (ORS 2007)

This examined housing requirements on a sub-regional basis, including the Exeter and Torbay housing market areas. Across the sub-region the Housing Market Assessment identified a need for between 16,300 and 19,200 new dwellings over the next 5 years (ie. 2007-2012).

A 5-yearly requirement for 4,087 dwellings was identified in Torbay Unitary Authority area, equal to nearly 820 dwellings per year. Of this requirement, 49.4% was for social housing, 11.7% for intermediate housing and 38.9% for market housing.

The HMA finds that there is a need for 4700 additional dwellings over 5 years, equal to 950 dwellings per year in the Torbay Housing Market Area. The Torbay Housing Market Area extends slightly beyond Torbay Unitary Authority boundaries, and was assessed on the basis of Census travel to work information.

The HMA reports relating to Torbay can be viewed below. Reports relating for other local areas can be viewed on the Devon Social Housing Group website (via the Downloads link).

Torbay Urban Capacity Study 2005

The Council commissioned an new Urban Capacity Study to replace a 1999 study. It identifies a range of brownfield housing sites within Torbay with capacity for residential development, as well as building on established trends of building rates set out in the Housing Land Monitor, to project the potential rate of residential development on windfall sites up until 2016. The findings of the study will enable the Council to consider the options available in the Local Development Framework to achieve the rate of growth required to meet the development plan housing allocation.

A full copy of the Urban Capacity Study can be purchased for £40 (plus £1.00 P&P) by contacting the Strategic Planning team. A summary is available below.

Torbay Retail Study Update 2008 (GVA Grimley)

The Torbay Retail Study 2008 Update has been commissioned by Torbay Council as an update to parts of the Torbay Retail Study published in January 2006 (which assesses the retail performance and identifies the retail floor space needs over the period 2005 to 2016 detailed in the text below). The 2008 document provides an updated assessment of need for additional retail floorspace and updated Policy Options for Retailing in Torbay.

This independent research will provide an objective evidence base for the emerging Torbay Local Development Framework (LDF) and in particular the Core Strategy. The contents of this updated report do not necessarily represent the policy of Torbay Council and any views expressed herein are those solely of GVA Grimley.

Torbay Retail Study 2008 Update can be viewed online (see Related Documents) or purchased for £25 (CD format) or £50 (plus £1.50 P&P) for a hard copy.

Torbay Retail Study 2006

In 2004, the Council commissioned a Retail Study for Torbay. This replaced a study carried out in 1994 and updated in 1998. It assesses the retail performance of Torbay's main retail centres (including the town centres of Torquay, Paignton and Brixham); identifies the retail floor space needs over the period 2005 to 2016; and highlights any actions required to maintain and improve the competitive position of the Torbay towns in the sub-region. The findings of the study will assist in the preparation of a preferred option on the retail development strategy in the Local Development Framework.

A copy of the main report of the Torbay Retail Study can be purchased for £60 and the technical appendices can be purchased for an additional £60 (plus £3.00 P&P per document) by contacting the Strategic Planning team. A summary of the study is available Related Documents.

Torbay Employment Land Review 2006

This study was commissioned by Torbay Council to review employment land to inform the emerging Local Development Framework (LDF) and Regional Spatial Strategy (RSS) and to provide guidance on wider regeneration issues. The review provides:

Guidance on the appropriateness and feasibility of existing employment land allocations
Advice on the scope to unlock the economic development potential and to increase the productivity of existing employment areas, particularly the Business Investment Area and Small Business Areas identified in the Local Plan
Advice on the availability of additional sites that have potential for employment use
An indication of the scope for job creation within Torbay from allocated and new sites and:
The consequences for the development plan strategy of the loss of employment land to other uses

A copy of the main report of the Torbay Employment Land Review can be purchased for £60 (plus £3.00 P&P) by contacting the Strategic Planning Group on the details below. A summary of the study is available in Related Documents.

Torbay Strategic Housing Land Availability Assessment (Baker Associates, October 2008)

The Strategic Housing Land Availability Assessment (SHLAA) is a study of the likely housing potential of land in Torbay over the period 2006-2026. It was carried out by Baker Associates and is an independent report to the Council. The findings of the SHLAA are not Council policy, but will inform the forthcoming Local Development Framework Core Strategy, as well as the Council's response to the emerging Regional Spatial Strategy (RSS).

The SHLAA is divided into 2 volumes. Volume 1 assesses the number of dwellings likely to be built on sites within the built up area. It suggests that just under 7000 dwellings are likely to be provided in the built up area over the period 2006-2026. Volume 2 looks at options for increasing the number of new homes above 7000. This is necessary because housing requirements in the RSS will exceed 7000 dwellings. The Council have supported a growth rate of 10,000 dwellings, but the Proposed Changes to Regional Spatial Strategy (July 2008) set out a requirement for 15,000.

Volume 2 of the SHLAA sets out a number of options for meeting these housing figures, including more intensive development of urban sites such as "Mayor's Vision" sites, redevelopment of holiday parks and holiday accommodation, and development of greenfield sites that are currently outside the built up area.

The SHLAA also contains an assessment of the likely growth of jobs in the period 2006-2026.

The attached reports (available below) are final drafts. They have been substantively agreed with the Council (as an independent report) but may be subject to minor factual corrections etc as part of the final proofing process. The final SHLAA is expected to be printed by the end of November 2008 and will be available to view online, or to purchase as a CD with accompanying summary leaflet for £50.00.

New Growth Points

Torbay New Growth Point

The New Growth Points Initiative was announced by the Government in December 2005 in response to the Barker Review of Housing Supply. New Growth Points is intended to provide financial assistance to authorities wishing to deliver an increase in the level of housing supply. Local authorities were invited to submit strategic growth proposals which are sustainable, acceptable environmentally and realistic in terms of infrastructure.

Torbay is one of 29 New Growth Point areas. Funding for 2007/8 has been used for a number of projects aimed at promoting sustainable development. These include:

Assisting with the regeneration of Brixham
Preparing the Mayor's Vision for a future Torbay
Assessing housing land availability

In October 2007, the Council submitted its New Growth Points Programme of Development to the Department for Communities and Local Government. This sets out a housing trajectory for Torbay and infrastructure needed to deliver sustainable growth.

In the short - medium term, the focus for development will be on sites allocated in the Adopted Torbay Local Plan and on Brownfield sites, including town centre regeneration schemes.

The New Growth Points Programme of Development also makes a 3 year bid for infrastructure funding. The priority is considered to be overcoming congestion on the western corridor in Paignton and a package of measures to achieve this has been identified. The Programme also bids for green infrastructure, employment funding and project management.

New Growth Points Status does not allocate particular sites for development. This is done through the Local Development Framework. The Council have appointed consultants to carry out a full strategic housing land availability assessment (SHLAA). This will advise on suitable housing land in the urban area and other options for providing housing, including greenfield sites. The SHLAA is likely to be published in June 2008. It will inform the Council's response to the Government's proposed changes to the Regional Spatial Strategy and the Council's Local Development Framework Core Strategy Preferred Options.

Future Studies

The following studies are forthcoming:

Torbay Biodiversity and Geodiversity Action Plan (in preparation by the Torbay Coast & Countryside Trust)
Landscape Character Assessment (in preparation by Devon County Council)