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Orkney Housing Land Audit 2024
An annual review of the land allocated for housing development in the Orkney Local Development Plan 2017
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Introduction
Orkney Islands Council are required, in line with Scottish Government guidelines, to conduct a Housing Land Audit to monitor the development of Housing Allocations, as per the Orkney Local Development Plan 2017 (OLDP2017).
Through the planning process the authority is required to demonstrate that there is an adequate supply of effective housing land in Orkney for the lifetime of the OLDP2017, and beyond.
Any potential constraints which need to be overcome prior to an application being approved will be highlighted in this process. It is worth noting that site constraints may only become apparent on receipt and assessment of a planning application, development brief or similar. See the constraints section for more information.
NOTE: As Orkney Islands Council do not yet have a new Local Plan, the 'current' Plan, covering 2017 to 2021 is still valid, in conjunction with the associated Supplementary Guidance and National Planning Framework 4 .
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Housing Allocations in Orkney (OLDP2017)
This Housing Land Audit provides an overview of housing development in Orkney since the adoption of the OLDP2017. Under this Plan, housing designations were allocated, providing enough housing land to meet the demand specified via the (then emerging) Housing Needs and Demand Assessment.
The audit covers Orkney's towns, villages and rural settlements as specified within the Spatial Strategy in the Plan . OLDP2017 identifies a number of housing allocations in these areas across Orkney Mainland and the south linked isles.
There are no housing allocations in the non linked isles. Policy 5C in the OLDP2017 outlines a general presumption in favour of development in the isles and in this audit, all development in the non linked isles is regarded to be on Windfall sites.
Finstown from the Redland Road
Housing Land Supply
Effective Housing Land Supply is considered to be land/sites still available for housing development via the OLDP2017; where no construction had commenced. These sites are deemed to be suitable for development (with no insurmountable constraints) within the 5 year term of the OLDP2017 (2017 to 2021).
The updated Housing Needs and Demand publication outlines revised housing demand figures which Orkney Islands Council are required to consider now that the OLDP has passed the intended end date. The Housing Needs and Demand document shows 3 different scenarios projecting housing demand; a Principal estimate, plus a high and a low estimated scenario. To ensure the existing Plan (2017) remains fit for purpose in terms of housing land supply, we have compared the current (remaining) land supply (units) against the highest estimated scenario, over the next 10 years (from 2023)
The figures below shows the estimated (projected) demand verses the actual Housing Land Supply as at 31st March 2024. Despite the 'current' plan extending beyond it's intended expiry date, the authority can demonstrate a healthy supply over the next 10 years - exceeding the projected demand.
Demand verses Suppy (in units)
Orkney currently has a supply of 1678 units (short and long term supply), exceeding the total demand of 1655. The table shows the split between the specified areas.
The Isles
The estimated demand for the non linked Isles is 65 units (over the course of the next 10 years). There is no actual supply figure specified for the isles because there are no housing land allocations on the non linked isles. Policy 5C of the OLDP2017, outlines a presumption in favour of development in the non-linked isles. Therefore, as long as a planning application accords with the relevant Plan policies, it will be supported by the planning authority.
The table under the completions section, will show you past development on the non-linked isles.
Housing Land Map
Short and Long Term Housing Allocations
The map shows the housing areas allocated in Orkney under the OLDP2017. These areas are categorised as either short term allocations (available for development within the first 5 years of the Plan) or long term allocations (available from 5-10 years after the adoption of the Plan).
By clicking on each allocation you will find out some more information on each site including the notional density and remaining capacity as at 31st March 2024. Note that the notional density is a guide to the number of units appropriate for the site which may increase or decrease on further inspection on receipt of a planning application.
Where a Development Brief has been prepared for an allocation, this will be highlighted on the map (purple pin).
Housing Land Progress
Progress
Throughout the lifetime of the Orkney Local Development Plan 2017 (OLDP2017), we can track the progress of development on each of the allocated housing areas.
This report provides high level information on each site including the location, reference, size and potential remaining capacity. The remaining capacity on a site is not an assured figure. This is a notional estimate which may go up or down on the completion of a development brief or a details planning application.
Where development has not occurred we can identify the possible reasons for this. We are currently reviewing OLDP2017 and part of this process is to review all land allocated for housing development. Some land may be carried forward into Orkney's new Plan, some may no longer be regarded as appropriate for inclusion.
This audit however, as previously noted, continues to monitor the land allocated under the 2017 Plan. Please click here to view the Progress Report .
Under the 2017 Plan/Housing Land Audit, Orkney Islands Council do not actively contact each developer to plan/programme future development. However, where potential development is evident, this will be noted here. During the audit process, any constraints identified would be recorded and the authority would aim to overcome these during the lifetime of the Plan.
Completions
To understand the requirement for future housing, a record of past development is a useful reference. Data is available (see table attached below) to indicate what proportion of completed development was within allocated OLDP designations and what proportion was on Windfall sites.
Click here to view all completions by parish from 2013 to date. This will indicate where demand has been over the past 10 years.
The graph is a summary of the total number of units completed within OLDP2017 Housing Allocations and those approved and completed as Windfall sites.
Although you will note a fluctuation in completed unit figures over the years, you will note that the number of units developed on windfall sites has been higher than those on OLDP for a number of years. This shows how crucial windfall numbers are in rural areas like Orkney, when projecting potential future development.
For the purpose of this audit, the completion figures are taken from the number of completion certificates received by the Local Authority. Any 'completed' or inhabited houses where the certificate was not submitted have not been counted.
What are Windfall Sites?
Windfall sites are sites on which development is approved under Housing in the Countryside Supplementary Guidance. This guidance supports one for one or two for one replacements, conversions, sub division of a curtilage and farmworker accommodation. In addition, the guidance supports 'infill' development, within Settlement Boundaries.
Supplementary Guidance: Housing in the Countryside
For more information, please refer to Policy 5 in the OLDP2017 and the Housing in the Countryside Supplementary Guidance.
Development Constraints
Scottish Government guidelines specify the following categories as potential areas for constraint: ownership, physical, contamination, deficit funding, marketability, infrastructure and land use.
More specificaly to Orkney, some of the sites allocated for housing via the OLDP2017 may have constraints such as surface water, coastal flooding, waste water capacity and access issues. In such cases, a planning application will require supporting information demonstrating how these potential issues will be overcome.
As at 31st March 2024, these potential constraints aren’t thought to be insurmountable to make the sites ineffective therefore not affecting Orkney's overall housing supply.
Beyond potential onsite constraints there is likely to be other issues that are impacting on housing delivery in general. The Housing Market Partnership is aware of other constraints affecting supply for new housing supply in Orkney these include:
- Availability of financial and human resources
- the Council and Orkney Housing Association are constrained in the amount of new social housing they can supply – less than 35 per annum in total across both providers.
- There is no current Mid-Market rent supplier on mainland Orkney, although the outer islands Development Trusts supply affordable rented housing.
- There is also workforce constraint across the housing supply system.
Any sites considered unsuitable for development due to constraints, would be recorded in the audit and removed from the effective supply until it is demonstrated that the site is deemed free from these constraints and can be developed for housing.