Planning and regeneration Strategic Housing Land Availability Assessment

The Strategic Housing Land Availability Assessment (SHLAA) is an annual assessment of land suitable for residential development that the Council expects to deliver housing over the next 15 years or more. The Council also produce a Five-Year Supply Statement which assesses the number of houses the Council expects to be built in the next five years against the requirement set by Government.  

Our 2020 Strategic Housing Land Availability Assessment (SHLAA) shows sites in Manchester that we think have the potential to accommodate new housing in the future. Sites can be viewed as the SHLAA 2020 Full list of sites or by using the interactive SHLAA Map. The map tool allows you to view these sites and shows how many homes each site might be able to accommodate and over what time period (please note that the “post GMSF” timescale shown in the site information boxes is April 2037 onwards).

The sites are in three categories:

  •  Sites that were under construction on 31 March 2020,
  •  Sites that had planning permission on this date but where construction hadn’t yet started,
  •  Sites that did not have planning permission on this date but do have the potential to be developed for housing, called capacity sites (inclusion of a site in this category does not guarantee that it will receive planning permission.)

You can choose which layers to view by selecting them from the 'Layer List' icon at the top of the map, and search for specific streets, areas or postcodes by using the Search tool in the top left hand corner.

See the SHLAA map

How the Council uses the SHLAA 

We update the SHLAA on an annual basis.

We use the SHLAA to demonstrate whether we have a ‘five year housing land supply’. A five year land supply means that we can identify sites, which are expected to come forward within five years from the SHLAA base date, to meet Manchester’s local housing need for that period. In the case of the 2020 SHLAA, the data shows that there are sufficient deliverable sites to meet Manchester’s local housing need for the period April 2020 to March 2025. Full details can be found in the Five-Year Housing Supply Statement 2020.

The SHLAA will form part of the evidence base for Manchester’s Local Plan and also other frameworks and strategies, by showing which areas within the city have the capacity to accommodate new housing. Infrastructure providers and policy documents will be able to plan for this. In addition the SHLAA can be used by developers wanting to find suitable sites for development in Manchester.

The SHLAA data is submitted to the Greater Manchester Combined Authority each year, to help with the preparation of the Greater Manchester Spatial Framework and now the Places for Everyone Joint Plan.

Headline Statistics

  • On 31 March 2020 there were 16,984 homes in the planning pipeline (i.e these are developments which on this date had planning permission that had not expired). Nearly two thirds of these homes were on sites that were already under construction at that point.
  • In addition to the dwellings with planning permission, the SHLAA identifies the potential for a further 48,357 homes in Manchester. This makes 65,351 dwellings in total.
  • We think that 56,729 of these homes will be built by 2037 – within the ‘plan period’ for the Greater Manchester Spatial Framework/Places for Everyone Joint Plan
  • We think that 24,302 homes will be built within the next five years.
  • 85% of the homes likely to be built by 2037 are flats and 15% will be houses.
  • Most of the homes likely to be built by 2037 will be in the city centre and city centre fringe area (71%).

Residential completions

The SHLAA does not report on residential completions so completed sites are not shown on the map, but there were 4,526 dwellings completed in Manchester in 2019/20 across 126 sites.  627 of these were houses (14%) and 3,899 were flats (86%).  4,031 of the completed dwellings were on brownfield land (89%) and 495 were on greenfield land (11%).

There were 55 residential demolitions in 2019/20, giving a net completions figure of 4,471 dwellings once the demolitions are taken off.

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