5 Year Housing Land Supply Report 2025

Identifying the Five-Year Supply as of 31 March 2025

  1. Tables 5-7 of this report categorise the large sites (over 0.4 hectares / more than 10 dwellings) into the following:
    • Sites with Full Planning Permission
    • Sites with Outline Permission
    • Sites in which Development Has Commenced
  2. The number of dwellings included within the 5-year supply and the number expected to be delivered beyond the 5-year period has been ascertained by gathering evidence from landowners, agents, and developers where appropriate. A reference has been applied to each site and is noted in the last column of tables 3, 4, 5 and 6. This reference can then be used to find a particular piece of evidence on delivery within table 8 and Appendix C of this document.
  3. Appendix B of this document outlines in more detail the expected delivery for all large sites (over 0.4 hectares/more than 10 dwellings).

Windfall / Small Sites Allowance

  1. Paragraph 73 of the NPPF states that local planning authorities may make an allowance for windfall sites in the five-year supply if there is compelling evidence that such sites have consistently become available in the local area and that they will continue to provide a reliable source of supply. Since the Henthorn Road (Clitheroe) Planning Appeal Decision (Appeal Ref: APP/T2350/W/19/3221189) the Council has calculated its windfall allowance on small sites (under 0.4 hectares / under 10 dwellings) by using the figure for small-sites completions in Ribble Valley over the previous years.
  2. Appendix D outlines the number of completions on small sites over the last year. Table 8 provides information on completions within the Ribble Valley on small sites over the last 10 years, where it is shown that there have been 431 dwellings completed between 2015 and 2025. The authority has looked back at small-sites delivery over 10 years, instead of a 5-year period used in previous housing supply calculations, in 
    recognition of the impact on development caused by the pandemic. The average small site completions over these 10 years is 43.1 (43) which is considered to be a realistic number going forward. This figure has been multiplied by 5 to give the small sites contribution figure of 215.
  3. The small sites contribution will continue to be monitored at the point of publishing each subsequent Housing Land Availability Schedule.

C2 Uses

  1. In its guidance on how to calculate a five-year housing land supply, the PPG states that local planning authorities should ‘count housing provided for older people, including residential institutions in Use Class C2, as part of their housing land supply’ paragraph 26. The Council has therefore reviewed recent permissions and completions of accommodation in C2 use.
  2. In determining the level of housing contribution that C2 uses make to housing land supply, the Council recognises that an individual bed space may not necessarily replace an individual unit of C3 accommodation and the PPG confirms that C2 contribution is based on the amount of accommodation released in the housing market.
  3. At the time of its completion, the 2021 Census estimated that there were 51,459 adults (aged 16 or over) within 26,746 households in Ribble Valley. This provides a ratio of about 1.9 adults per household. The number of dwellings generated by accommodation in C2 use can therefore be derived by dividing the number of bed spaces by 1.9. 
    Table 3 - C3 Permissions

    Application
    Reference

    Site Address

    Number of
    bedrooms

    Contribution to
    housing supply

    No. of Dwellings
    added to The
    5-Year Supply

    Evidence Basis
    3/2023/0305 Higher Standen Farm, Clitheroe 68 36 36 EV60
    3/2024/0327 Pendle Mill, Clitheroe, BB7 1JQ 75 40 40 EV64
    TOTAL 143 76 76 A  

Allocated Sites

  1. Following the adoption of the Core Strategy in December 2014 the Council prepared a Housing and Economic Development, Development Plan Document (HED DPD) which outlined detailed policy coverage for matters relating to housing and economic development to fully implement the policies of the Core Strategy. The plan was adopted on the 15th October 2019.
  2. Land has been allocated for residential development to meet housing requirements in the plan period (2008-2028) on seven sites as follows:
    Table 4 - Allocated Sites

    Site 
    Allocation 
    Reference

    Site Area

    Site Address

    No. of 
    Dwellings 
    Anticipated

    No. of Dwellings 
    added to The
    5-Year Supply

    Evidence 
    Basis
    HAL1 0.29ha Land off Mellor Lane (adjacent to Weavers Fold), Mellor  18 0 EV48
    HAL2 5.28ha Land at Wilpshire (Salesbury View) 32 75 EV49
    HAL3 0.7ha Land at Chatburn Road, Clitheroe – Site complete 20 0 EV50
    HAL4 1.7ha Land off Hawthorne Place, Clitheroe – Included in permissions below 40 0 EV51
    HAL5 5ha Land at Highmoor Farm, Clitheroe – Allocated within 
    permissions below    		 100 0 EV52
    HAL6 0.4ha Land South of Laycocks Farm, Langho – The Ferns  10 0 EV53
    HAL7 0.7ha Land at Haugh Head, Whins Lane, Read & Simonstone 20 0 EV54
      TOTAL 75 B  
  3. Of the seven sites allocated for development, only one site has been added to the housing supply based upon the availability of evidence obtained to establish the deliverability of these sites.

Housing Land Availability