13.1 The sites identified through the previous PSP Plan Call for Sites processes and submitted in response to this consultation will be considered, and assessed for their potential to contribute to delivery of additional housing within 5 years.

13.2 It is critical that sites can be delivered within 5 years to contribute to the short-term housing need. Sites which are strategic in nature or size are being considered through the JSP and Local Plan Review. Such sites are very unlikely to be deliverable within 5 years due to long lead in times, for example the greater level of site preparation and infrastructure required to support development.

13.3 The council considers that delivery within 5 years in the first instance needs to take account of the following issues;

1. Site acquisition,
2. Site preparation,
3. Planning process, and
4. Realistic build rates.

13.4 Based on historic delivery rates, it is considered realistic to allow at least 2.75 years in total for site acquisition, site preparation, the planning process and the construction process.

13.5 Sales and build rates will vary between sites but there is increasing evidence that [feasibility] decisions are being made on the basis that individual sales outlets on sites achieve circa 77 private and affordable housing units per annum (based upon 35% affordable) (BNP Paribas Real Estate - Assessment of Delivery of Housing Sites as at November 2015, 19 November 2015). This equates to a general industry rule of thumb of one dwelling completion per week in single outlet sites (for market housing). The BNP Paribas Real Estate (Assessment of Delivery of Housing Sites as at November 2015, 19 November 2015), states at para 4.11:

...Within the remaining 2.25 years of the 5 year period this would suggest the equivalent of a maximum of circa 175 units for an outlet or small site. This is based on schemes delivering in the main urban area and market towns. Therefore a lower average maximum would be reasonable should schemes from across South Gloucestershire, including the rural areas be considered. This is because the annual rate of completions on sites within the rural areas is likely to be lower.

13.6 The upper threshold is thus set at 150 dwellings to allow time for site acquisition, site preparation, the planning process and construction stages.

13.7 For a site to be subject to assessment for allocation in the PSP, sites should generally be within the range of 10 to 150 dwellings. As set out in section 19, growth must be proportional to the settlement and therefore the upper limit of the range may not be appropriate and a lower growth level would be.

13.8 The council may consider sites slightly above this threshold, subject to meeting the requirements of the site assessments set out in Step 2 to 4 of this paper. However, any site proposed above 150dwellings must demonstrate how it will operate as a self-contained, sustainable development. This is particularly important when a site forms a smaller parcel of a larger site. The council will not allocate additional housing in the PSP that is reliant on infrastructure and development from later phases of a larger development to function effectively.