Climate Change Evidence Paper
Core Strategy Issues and Options Paper April 2008
Elmbridge Local Development Framework Core Strategy Issues and Options Paper Affordable Housing Context Paper April 2008
Produced by:
Date
Page 1 of 1
Affordable Housing Context Paper Contents Section
Page
1.0
Introduction
2
2.0
Context
2
3.0
Housing Needs Survey 2005/6
2
Strategic Housing Market Assessment 2008
5
Housing Data Held by Elmbridge Borough Council
5
The Provision of Affordable Housing in Elmbridge Elmbridge Borough Council Residential Monitor 2006/7
8 8
4.0
Potential Delivery of Affordable Housing in Elmbridge
12
5.0
Conclusion
15
1
1
Introduction
1.1
This Paper will provide an overview of Elmbridge with respect to its affordable housing provision and the associated issues the Borough faces. It will also refer to evidence and identify sources, where appropriate, in order to provide an overview of the Elmbridge context.
1.2
This report will serve as part of the background evidence to the Affordable Housing Issues and Options Paper and will form part of the Core Strategy Issues and Options Paper Consultation Paper April - May 2008.
2
Context
2.1
The Panel Report into the Draft South East Plan proposes a housing target of 37,360 for the London Fringe Region for the period of the Plan up to 2026. If it is supported and a target of 40% affordable housing is applied, this would equate to 14,944 affordable homes for this Region. The housing target proposed for Elmbridge is 256p.a, or 5,127 new homes for the period up to 2026. This would equate to a target of 102 new affordable homes p.a. or 2,048 new homes by 2026.
2.2
The Elmbridge context is derived from the following sources: Housing Needs Survey 2005/6 Strategic Housing Market Assessment 2008 Housing Data held by Elmbridge Borough Council Housing Needs Survey 2005/6
2.3
Government Guidance in Circular 6/98 and the Good Practice Guidance for Local Housing Needs Assessment 2000 require that local authorities have robust and up to date assessments of the future housing needs in their areas.
2.4
The Housing Needs Survey 2005 and the Housing Needs Survey Update 2006 (hereafter The Survey) were undertaken by David Couttie Associates on behalf of Elmbridge Borough Council.
2.5
The Survey used data from a number of sources to outline the Elmbridge context and provide forecasting for future affordable housing needs: Postal Surveys Land Registry Halifax House Price Databases Telephone Survey of Estate Agents Census’ Housing Registers
2.6
The Survey identified key factors regarding the Elmbridge housing market relating to average house prices, house price increases, sales levels for housing, income data, and population growth.
2
2.7
The Land Registry average price for all dwellings in Elmbridge in 2006 was £510,431. This can be broken down by property type as shown in Table 1. Property Type Detached Semi-Detached Terraced Flats/Maisonettes
As a % of Sales 31.8 24.1 22.0 22.1
Average Price £921,214 £384,491 £308,238 £256,720
Table 1: Details of House Sales in Elmbridge 2006 (Source: Land Registry) The Land Registry House Price Index captures changes in the value of residential properties in England and Wales and can be used to compare relative values from area to area. Since the publication of the Housing Needs Survey more current data has become available. The table below shows the most recent quarterly statistics, relating to the average sales figures of different property types for sale during the third quarter of 2007 in Elmbridge, and how these rank when compared with other local authority areas in England. Elmbridge had the highest average prices of all authorities outside London. Property Type All Detached Semi-Detached Terraced Flat
Average Sale Price (3rd Quarter of 2007) £560,274 £1,064,116 £423,550 £325,422 £276,622
Rank (1st= highest of English Authorities) 5th 9th 18th 19th 14th
Table 2: Details of House Sales in Elmbridge 2007 (Source: Land Registry) 2.8
Due to the average price and volume of sales, flats and maisonettes are assessed to be the main entry property for first time buyers. However, for the period 2005 - 2006, house prices increased by 12.9% for flats and maisonettes and during the same time period incomes in Surrey only increased by 4.24%. An income of around £42,700 is needed to buy a one bedroom flat in Weybridge and Oatlands rising to £50,000 in Cobham/Oxshott and Stoke D’Abernon. More recent data shows that in 2007, according to figures reported in the Strategic Housing Market Assessment, an income of £47,500 is required to purchase a one-bedroom flat in Cobham / Oxshott and Stoke D’Abernon rising to £63,300 for similar properties in Molesey.
2.9
Similar cost comparisons apply in the private rented sector in Elmbridge. Based on rent at 25% of gross income a one bed flat in Cobham/Oxshott and Stoke D’Abernon requires a salary of £30,000 rising to £34,800 in East Molesey in 2006. To rent a two bedroom terrace house would require an annual income of £38,300 in Esher/Claygate and Dittons, rising to £44,200 in Cobham/Oxshott and Stoke D’Abernon.
2.10
The Annual Survey of Hours and Earnings (ASHE) 2006 has identified that the average income within Surrey is £41,427. However, 50% of the full-time working population earn less than £30,624, 25% earn less than £21,046, and
3
10% earn less than £15,179. With house prices being relatively high and rising in Elmbridge, accessibility to housing is poor. 2.11
The current mortgage market with low interest rates would normally create ideal conditions for first time buyers, but as house prices increase significantly above wage inflation access to the housing market is becoming more difficult. As such the need for affordable housing is increasing.
2.12
The need for more affordable housing in the future is also expected to increase with the significant and continued rise in population anticipated in the future within Elmbridge.
2.13
Using census data and projections provided by Surrey County Council, it is indicated that the population in Elmbridge will have increased by 37,600 people from 2005 to 2026. This is likely to result in a projected household increase of 16,000 from 2003 to 2026. The most relevant projected increase in population is within the 20-29 age group, which identifies an increase of 30.1%, equating to 4,300 people. This is significant because this group traditionally comprises newly-forming households which will have implications for the future need of affordable housing in both the short and long term. This age group form hidden households since, through necessity, they remain in the parental home.
2.14
There is also a significant projected increase in the older population in both the over 65 age group (39.4%) and over 80 age group (36.9%). This will have an impact in terms of increasing the need and demand for housing, care and support solutions for this demographic group, including extra-care housing.
2.15
The above analysis of data paints a local picture of need in Elmbridge. An Affordable Housing Needs Assessment Model has been used to assess future requirements. The Model uses a formulaic approach taking data from the postal survey of 8,500 households, which yielded 2,190 responses: (B + N) – S = Overall annual net shortfall (or surplus) of affordable housing where, B – The Backlog of Existing Housing Needs N – Newly Arising Needs S – Supply of Affordable Units
2.16
The Backlog of Needs takes into account those households in unsuitable housing, those unable to afford to buy or rent and those identified as being homeless. This results in a projected figure of an annual need to reduce backlog of 294.
2.17
The Newly Arising Need takes into account households looking to move in the short term, for example ex-institutional population, in-migrants unable to afford market housing, and those moving from the parental home. This results in a projected figure of a total newly arising need of 754.
2.18
The Supply of Affordable Units is used in the model as a prediction for future annual affordable housing supply which is likely to arise. This takes into
4
account average stock re-let levels, HSSA (Housing Strategy Statistical Appendix) and CORE (Continuous Recording System) returns, Right to Buy data and new affordable housing developments. This results in an affordable supply of 350. 2.19
Factoring these figures into the model, the Survey has identified a total affordable annual need of 1,048. Taking into account the average annual relets, this figure is reduced to 826 (comprising 698 actual shortfall and 128 assumed new units coming forward.)
2.20
The Survey concludes that with an overall housing allocation of 4620 between 2006 – 2026 (231 per annum), the total outstanding affordable need of 826 is 358% of this allocation, and therefore unachievable. Strategic Housing Market Assessment 2008 (SHMA)
2.21
Planning Policy Statement 3: Housing, and The Strategic Housing Market Assessment Practice Guidance (August 2007), require Local Authorities to prepare robust housing market assessments covering their areas.
2.22
The Strategic Housing Market Assessment (hereafter the Assessment) has been carried out by David Couttie Associates on behalf of Elmbridge, Epsom and Ewell, Mole Valley, Reigate and Banstead, and Tandridge Borough Councils. It builds on the conclusions of the Housing Needs Survey and specifically expands upon market housing aspects. The final conclusions relate to the East Surrey market area.
2.23
The Assessment has drawn upon similar data sources as the Survey and has been the subject of scrutiny by a Housing Partnership Board, comprising a multi-disciplinary team including housing, planning, economic development and regeneration expertise. A Stakeholder workshop was also held, drawing upon knowledge from relevant participants such as Registered Social Landlords, Councillors, developers, and Council officers (housing and planning).
2.24
The document is in an advanced stage (at the time of the preparation of this paper) and is awaiting consideration and approval by the Partnership Group. It is likely therefore that this document will have to inform the Preferred Options consultation stage. Housing Data Held by Elmbridge Borough Council Housing Stock and Tenure in Elmbridge
2.25
The Council’s Housing Strategy Statistical Appendix (HSSA) reported that at 1 April 2007, there were 53,880 dwellings within Elmbridge. Of these, it was estimated that there were approximately 5045 dwellings owned by housing associations and rented out at affordable rents. The Council is no longer a provider of affordable housing, having transferred its housing stock to Elmbridge Housing Trust, a newly-formed housing association, in 2000.
2.26
Authoritative data on the tenure breakdown only becomes available at tenyearly intervals following collection through the Census. The most recent data was collected during the 2001 Census, conducted in April 2001. The table below sets out the breakdown of tenures recorded in Elmbridge at the
5
time of the census and provides the regional and national figures to aid comparison. Tenure
Owner-occupied Private rented Social rented Shared ownership Other
% of dwellings of that tenure Elmbridge South East England 77.2 73.2 9.8 11.3 10.3 14.0 0.5 0.8 2.2 0.8
England 68.1 11.5 19.3 0.7 0.6
Table 3: Housing Tenure in 2001 – Local, Regional and National Levels (Source: Crown Copyright © Census 2001) Housing Association Housing Rented Stock in Elmbridge 2.27
The Housing Association rented stock in Elmbridge consists of four main types of accommodation and totals around 5252 self-contained units. Table 4 below provides a breakdown based on information submitted by Housing Associations with stock in Elmbridge to the Housing Corporation, as part of the annual Regulatory Statistical Return they are required to submit. This data relates to the position as at the end of March 2007. Category General needs social rented Sheltered housing (for older people) Other supported housing Intermediate rented housing TOTAL
Bedsit 1234 or more Total bedroom bedrooms bedrooms bedrooms 75 931 1372 1537 105 4020
110
886
97
1
0
1094
0
42
0
0
0
42
35
28
29
4
0
96
220
1887
1498
1542
109
5252
Table 4: Housing Association Rented Stock in Elmbridge (March 2007) (Source: Annual RSR reports) 2.28
Table 4 shows that the bulk of the affordable rented stock consists of generalneeds rented housing, although just over 20% of the affordable housing consists of sheltered housing for older people.
2.29
Although Table 4 provides a breakdown of the rented stock by the number of bedrooms provided, it must be noted that in any given year, the vast majority of these properties will not become available for re-letting. As such the supply of lettings will consist of the number of re-lets (from the existing rented stock) added to the number of new lets arising from new developments. Table 5 shows that turnover rates amongst the general-needs stock varies across the different-sized properties, with the smallest units having the
6
highest turnover rates. These re-lets are comprised of those dwellings for which the Council were asked to nominate households from its Housing Register, and thereby cover the majority of lettings. Unit size Total no. of relets in year Total no. of stock as at 31.3.06 Turnover rate
Bedsit
1-bed
2-bed
3-bed
4-bed
Total
9
36
48
14
1
105
75
931
1367
1537
105
4015
12.0%
3.9%
3.5%
0.9%
1.0%
2.7%
Table 5: Re-Let And Turnover Rates For Housing Association General Needs Rented Properties, April 2006 – March 2007 2.30
The comparatively low turnover rates for units of three-bedroom and larger units is a factor which should be considered when setting targets for the mix of social-rented housing to be developed (in terms of size). The provision of larger units not only helps meet the needs of larger families and relieve overcrowding, but can also assist in making the most effective use of the housing stock, by generating “chains of movement” within the stock and helping to provide more suitable housing for a number of households. Housing Demand and Need 2.31 The Council operates a Housing Register that is used to assess the relative housing needs of applicants applying for affordable rented units within the Borough, and to identify households whom are nominated to take up tenancies within vacancies arising in the housing association rented stock. In general terms, the Council has nomination rights to all new social rented units developed in the Borough by Housing Association partners and to 75% of relets. Typically, the Housing Association’s will use the 25% of re-lets which they do not have to offer to the Council to transfer existing tenants seeking alternative accommodation, or to other households. Bedrooms 1-bed required Households 1277 56.9% % of applicants
2-bed
3-bed
4-bed
5-bed
6-bed
Total
595 26.5%
283 12.6%
71 3.2
13 0.6%
3 0.1%
2242 100%
Table 6 below shows the breakdown of households on the Council’s Housing Register as at 1 April 2007. 2.32
Table 6 shows that the majority of households on the Housing Register are seeking one-bedroom accommodation. The demand for housing of different sizes should not be considered in isolation, as the level of housing needs may vary across different household sizes, depending on the relative supply and demand for different sized properties.
7
2.33
The Council has statutory responsibilities concerning the provision of advice and assistance to homeless households under the Housing Act 1996 (Part VII) as amended by the Homelessness Act 2002. The main duty involves ensuring suitable accommodation is available for applicants who are eligible, homeless through no fault of their own, and have a priority need. Due to the lack of affordable housing within the Borough, homeless households are usually placed in temporary accommodation pending the provision of more settled housing, and this is considered to be a relevant indicator of housing need. Significant progress has been made in reducing homelessness in recent years, which has led to a significant fall in the number of households in temporary accommodation. The table below sets out the number of households in temporary accommodation arranged by Elmbridge Borough Council, as at six-monthly intervals, since September 2004. Date 30.9.04 31.3.05 30.9.05 31.3.06 30.9.06 31.3.07 30.9.07
No. of households in temporary accommodation 288 267 228 167 124 107 88
Table 7: Number of homeless households occupying temporary accommodation arranged by Elmbridge Borough Council (2004-2007) (Source: P1E returns to CLG) 3
The Provision of Affordable Housing in Elmbridge
3.1
It is necessary to take into account the actual delivery of affordable housing which has been generated using current Replacement Elmbridge Local Plan Policies. The data is included within the Council’s Monitoring Reports. The current Residential Monitor referred to below is available for viewing at http://www.elmbridge.gov.uk/planning/ldf/ResidentialMonitor20067.htm Elmbridge Borough Council Residential Monitor April 2006 – March 2007
3.2
Table 8 shows the housing completions by number and type between 1991 and 2006/7 for qualifying sites, i.e. privately developed sites that qualify to provide an element of affordable housing under planning policy, and sites owned and developed by Registered Social Landlords (RSL).
8
Year
AFFORDABLE HOUSING COMPLETIONS
TOTAL COMPLETIONS OF ALL HOUSING (PUBLIC/RSL & PRIVATE) GROSS NET
AFFORDABLE HOUSING COMPLETIONS AS PROPORTION OF TOTAL COMPLETIONS
GROS S
NET
2006/07
44
44
483
383
11%
2005/06
124
78
487
362
22%
2004/05
73
72
431
336
21%
2003/04
126
125
553
416
30%
2003
71
71
532
374
19%
2002
2
2
375
283
7%
2001
17
17
489
390
4%
2000
116
115
568
473
24%
1999
33
33
461
407
8%
1998
41
33
395
313
11%
1997
52
50
410
363
14%
1996
7
6
357
323
2%
1995
53
39
453
404
10%
1994
94
94
556
520
18%
1993
30
29
464
424
7%
1992
33
32
423
395
8%
April 1991
47
0
338
262
0%
Table 8: Housing Completions – Number and Type 1991-2006/7 (Source: Elmbridge Borough Council Residential Monitor 2006-2007)
9
3.3
Table 9 shows delivery of affordable housing since the change to Policy HSG10, which involved the percentage increase from 25% to 30% and site thresholds being reduced to 0.5ha. The numbers detailed include completions from qualifying sites and RSL developed sites.
Monitoring Year
Dwellings Permitted
2003-2004 2004-2005 2005-2006 2006-2007
Dwellings Completed (Gross) 126 73 124 44
164 150 37 73
Dwellings Completed (Net) 125 72 78 44
Table 9: Affordable Housing Completions April 2003 – March 2007 (Source: Elmbridge Borough Council Residential Monitor 2006-2007) 3.4
The size of affordable housing built between 1992 and 2006/7 in terms of bedroom accommodation provision for qualifying sites only is shown in Table 10.
YEAR 2006/07 No % 2005/06 No % 2004/05 No % 2003/04 No % 2003 No % 2002 No % 2001 No % 2000 No % 1999 No % 1998 No %
PUBLIC/RSL SECTOR 1-bed 2-bed
3-bed
4+ bed
T
26 59%
18 41%
-
-
44
30 24%
83 67%
11 9%
-
124
29 39.7%
41 56.1%
1 1.38%
2 2.75%
73
72 57.1%
48 38.1%
2 1.6%
4 3.2%
126
57 80.3%
8 11.3%
2 2.8%
4 5.6%
71
-
2 100%
-
-
2
-
6 35.3%
9 52.9%
2 11.8%
17
34 29.3%
37 31.9%
37 31.9%
8 6.9%
116
13 39.4%
1 3.0%
19 57.6%
-
33
-
22 53.7%
16 39.0%
3 7.3%
41
10
YEAR
PUBLIC/RSL SECTOR 1-bed 2-bed
1997 No. % 1996 No. % 1995 No. % 1994 No. % 1993 No. % 1992 No. % 1991 No. %
3-bed
4+ bed
T
-
30 57.7%
22 42.3%
-
52
7 100%
-
-
-
7
12 22.6%
13 24.5%
27 51.0%
1 1.9%
40 42.6%
40 42.5%
11 11.7%
3 3.2%
94
10
8
53
12
33.3%
26.7%
40.0%
-
30
22 66.6%
11 33.4%
-
-
33
55 95.0%
3 5.0%
-
-
58
Table 10: Size Of Affordable Housing Built (Gross) 1991 – 2006/7 (Elmbridge Borough Council Residential Monitor 2006-2007) 3.5
Table 9 identify poor performance in providing affordable housing in Elmbridge. In the period 2003-2007, since the revision to Policy HSG10 and a reduction in the affordable housing policy threshold, a total of 1498 dwellings (net) have been completed. Of these 319 (21%) were affordable. At these levels of permission and completions there is a significant shortfall in the provision of affordable housing that is needed within Elmbridge. The Housing Needs Survey 2005 identifies an annual shortfall of 826 units and the evidence shows that year on year there has been a significant shortfall in delivery.
3.5
When the level of provision of affordable housing is assessed against the overall provision for eligible sites (i.e. sites of 15 units and more and/or 0.5 hectares or more), data illustrates for the period 2005/06 affordable housing accounted for 28% of the total provision, and the period 2006/07 affordable housing accounted for 45% of the total provision.
3.6
Analysis of the data in Table 4 illustrates that the majority of affordable housing provided in Elmbridge is in the form of 1 and 2 bedroom units, and there has been a lack of larger units, particularly in recent years. For the period 2003-2007, of the affordable housing built 86% was either a 1 or 2 bedroom unit. Only 16 (4%) of the total 436 units built were of a 3-bedroom size and only 10 (2%) of the total units built provided accommodation with 4beds and above. There is a comparatively significant shortfall in the provision of larger units that is not being met.
3.7
In addition to increasing the supply of affordable housing through planning obligations, it should be noted that there are other mechanisms by which the supply of affordable housing can be increased. These include the following:
11
a) The acquisition and repair of existing private-sector dwellings by housing associations for use as affordable housing. b) The purchase of existing private-sector dwellings by households through the Government Homebuy programme. This scheme provides financial assistance, through the Government and / or lender providing an equity-share in the property, to households who would otherwise not be able to afford home-ownership. Households who are assessed as eligible under the scheme will typically have to raise between 75% to 82.5 % of the costs of purchase. c) Bringing back long-term privately-owned vacant dwellings into use as affordable housing, through lease and repair agreements. d) Adaptation and re-use of existing non-residential buildings into affordable housing – for example – the conversion of garage units. e) Modernisation and / or re-modelling of existing affordable housing schemes that not fit for purpose and are hard-to-let (for example, sheltered schemes comprising bed-sits with shared facilities) It should be noted that the first three of these involve changes in tenure and do not add to the overall supply of housing. Likewise, due to the high costs of housing in Elmbridge, these do not necessarily represent value for money for potential funders, because of the costs of buying properties on the open-market and the difficulties in covering the costs to pay the mortgage and the management and maintenance costs, given the low subsidies available and the relatively low rents that can be charged. 4
Potential Delivery of Affordable Housing in Elmbridge
4.1
Tables 11, 12 and 13 outline the potential delivery of affordable housing that could have been achieved by adopting percentage requirements of 50 and 60% and varying site thresholds from April 2004 to March 2007. The tables include the total number of dwellings granted full planning permission and the potential number of affordable units that would be delivered, should different percentage targets for affordable housing be applied. For comparative purposes the tables also include the potential number of affordable units that could be delivered if a 40% target were applied, as this is the figure that is now applied, although it is noted that this was not introduced until 2006.
4.2
These scenarios were considered as the vast majority of affordable housing is typically generated on Section 106 sites, where the threshold at which affordable housing is required. This can however be complemented by developments consisting entirely of affordable housing on smaller sites, owned or acquired by housing associations. In addition, in running these scenarios it is recognised that in reality, the application of different affordable housing targets may have impacted on the profile of the schemes for which planning permission were sought. For the purpose of this exercise, however, it was assumed that the characteristics of the applications did not change. 2004/2005
4.3
150 Affordable units were permitted during this monitoring period. The figures are higher in this year due to the 397 units permitted for the Heart development in Walton town centre.
12
Size of Site
Sites of 15+ Sites of 10+ Sites of 6+
Total Number of which would be housing expected to be affordable housing units units based on different granted affordable housing % targets (notional)
547 707 835
40% 219 283 334
50% 274 354 418
60% 328 424 501
There were also 6 Elmbridge Housing Trust units permitted on 100% affordable housing sites Table 11: Affordable Housing Delivery Based On Permissions During April 2004 To March 2005 Applying 40%, 50% And 60% To Varying Site Thresholds (Source: Elmbridge Borough Council Residential Monitor 2004-2005) 2005/2006 4.4
37 Affordable units were permitted during this monitoring period
Size of Site
Total Number of which would be housing expected to be affordable housing units units based on different granted affordable housing % targets (notional)
Sites of 15+ Sites of 10+ Sites of 6+
119 204 271
40% 50% 60% 48 60 71 82 102 122 108 136 163
There were also 8 Elmbridge Housing Trust units permitted on 100% affordable housing sites. Table 12: Affordable Housing Delivery Based On Permissions During April 2005 To March 2006 Applying 40%, 50% And 60% To Varying Site Thresholds. (Source: Elmbridge Borough Council Residential Monitor 2005-2006)
13
2006/2007 4.5
73 Affordable units were permitted during this monitoring period
Size of Site
Total housing units granted 105 176 238
Sites of 15+ Sites of 10+ Sites of 6+
40%
50%
60%
42 70 95
53 88 119
63 106 143
There were also 31 Elmbridge Housing Trust units permitted on 100% affordable housing sites. Table 13: Affordable Housing Delivery Based On Completions During April 2006 To March 2007 Applying 40%, 50% And 60% To Varying Site Thresholds 4.6
Table 14 below shows the permissions that have been granted during the monitoring year April 2006 to March 2007. Of the 73 affordable dwellings permitted during this period, 42 affordable units were permitted as a result of Policy HSG10, in that the affordable housing threshold was applied and a percentage of the dwellings being sought were in the form of affordable units and are then secured through the use of a legal agreement. In addition, a total of 31 affordable units were as a result of developments being sought permission directly by Registered Social Landlords.
4.7
Previous data within Section 3 relates to completions, i.e. actual built affordable housing. Table 14 further demonstrates that the potential of new built affordable housing in the future is also limited with only 73 units granted planning permission during April 2006 to March 2007. Perm No.
Site Address
06/0690
Guide Hall, Foxwarren EHT
06/0103 06/1599 06/0094 06/0241
No of No of dwellings bedrooms
Nelson House, Mayfield Road S106 L/A to Chandlers Field, Ray Road S106 L/RO Preston Court, adjacent to George Froude Park, Sidney Road EHT Auckland House, New Zealand Avenue S106
Type
6
6 x 1B
F
18
F
20
18 x 1B 4 x 1B 16 x 2B
23
21 x 1B 2 x 2B
4
4 x 1B 1 x 2B 06/0747 L/A to 55 Molesey Close EHT 2 1 x 3B EHT – Elmbridge Housing Trust, S106 – Section 106 Agreement 73 TOTAL
F
F F F -
Table 14: Affordable Housing Granted Planning Permission April 2006 to March 2007 (Elmbridge Borough Council Residential Monitor 2006-2007).
14
5
Conclusion
5.0
The Housing Needs Survey 2005/6 and Strategic Housing Market Assessment 2008 have clearly identified a significant need for affordable housing to meet future needs as a result of a growing population, particularly within the 20-29 age group, and year on year shortfalls in delivery.
5.1
The Elmbridge Borough Council Residential Monitor April 2006 – March 2007 along with trends identified in previous Residential Monitors similarly identifies a significant and continuing shortfall in delivery. For example, Table 4 indicates the total number of affordable housing completions since 1991 to 2007. Given the latest Housing Needs Assessment Model applied to Elmbridge by DCA as part of the aforementioned Assessment indicates that the actual annual shortfall of affordable housing stands at 698 units, which far exceeds the current and historic rates of affordable housing completions within Elmbridge.
15
Elmbridge Local Development Framework Core Strategy Issues and Options Paper Affordable Housing Context Paper April 2008
Produced by:
Date
Page 1 of 1
Affordable Housing Context Paper Contents Section
Page
1.0
Introduction
2
2.0
Context
2
3.0
Housing Needs Survey 2005/6
2
Strategic Housing Market Assessment 2008
5
Housing Data Held by Elmbridge Borough Council
5
The Provision of Affordable Housing in Elmbridge Elmbridge Borough Council Residential Monitor 2006/7
8 8
4.0
Potential Delivery of Affordable Housing in Elmbridge
12
5.0
Conclusion
15
1
1
Introduction
1.1
This Paper will provide an overview of Elmbridge with respect to its affordable housing provision and the associated issues the Borough faces. It will also refer to evidence and identify sources, where appropriate, in order to provide an overview of the Elmbridge context.
1.2
This report will serve as part of the background evidence to the Affordable Housing Issues and Options Paper and will form part of the Core Strategy Issues and Options Paper Consultation Paper April - May 2008.
2
Context
2.1
The Panel Report into the Draft South East Plan proposes a housing target of 37,360 for the London Fringe Region for the period of the Plan up to 2026. If it is supported and a target of 40% affordable housing is applied, this would equate to 14,944 affordable homes for this Region. The housing target proposed for Elmbridge is 256p.a, or 5,127 new homes for the period up to 2026. This would equate to a target of 102 new affordable homes p.a. or 2,048 new homes by 2026.
2.2
The Elmbridge context is derived from the following sources: Housing Needs Survey 2005/6 Strategic Housing Market Assessment 2008 Housing Data held by Elmbridge Borough Council Housing Needs Survey 2005/6
2.3
Government Guidance in Circular 6/98 and the Good Practice Guidance for Local Housing Needs Assessment 2000 require that local authorities have robust and up to date assessments of the future housing needs in their areas.
2.4
The Housing Needs Survey 2005 and the Housing Needs Survey Update 2006 (hereafter The Survey) were undertaken by David Couttie Associates on behalf of Elmbridge Borough Council.
2.5
The Survey used data from a number of sources to outline the Elmbridge context and provide forecasting for future affordable housing needs: Postal Surveys Land Registry Halifax House Price Databases Telephone Survey of Estate Agents Census’ Housing Registers
2.6
The Survey identified key factors regarding the Elmbridge housing market relating to average house prices, house price increases, sales levels for housing, income data, and population growth.
2
2.7
The Land Registry average price for all dwellings in Elmbridge in 2006 was £510,431. This can be broken down by property type as shown in Table 1. Property Type Detached Semi-Detached Terraced Flats/Maisonettes
As a % of Sales 31.8 24.1 22.0 22.1
Average Price £921,214 £384,491 £308,238 £256,720
Table 1: Details of House Sales in Elmbridge 2006 (Source: Land Registry) The Land Registry House Price Index captures changes in the value of residential properties in England and Wales and can be used to compare relative values from area to area. Since the publication of the Housing Needs Survey more current data has become available. The table below shows the most recent quarterly statistics, relating to the average sales figures of different property types for sale during the third quarter of 2007 in Elmbridge, and how these rank when compared with other local authority areas in England. Elmbridge had the highest average prices of all authorities outside London. Property Type All Detached Semi-Detached Terraced Flat
Average Sale Price (3rd Quarter of 2007) £560,274 £1,064,116 £423,550 £325,422 £276,622
Rank (1st= highest of English Authorities) 5th 9th 18th 19th 14th
Table 2: Details of House Sales in Elmbridge 2007 (Source: Land Registry) 2.8
Due to the average price and volume of sales, flats and maisonettes are assessed to be the main entry property for first time buyers. However, for the period 2005 - 2006, house prices increased by 12.9% for flats and maisonettes and during the same time period incomes in Surrey only increased by 4.24%. An income of around £42,700 is needed to buy a one bedroom flat in Weybridge and Oatlands rising to £50,000 in Cobham/Oxshott and Stoke D’Abernon. More recent data shows that in 2007, according to figures reported in the Strategic Housing Market Assessment, an income of £47,500 is required to purchase a one-bedroom flat in Cobham / Oxshott and Stoke D’Abernon rising to £63,300 for similar properties in Molesey.
2.9
Similar cost comparisons apply in the private rented sector in Elmbridge. Based on rent at 25% of gross income a one bed flat in Cobham/Oxshott and Stoke D’Abernon requires a salary of £30,000 rising to £34,800 in East Molesey in 2006. To rent a two bedroom terrace house would require an annual income of £38,300 in Esher/Claygate and Dittons, rising to £44,200 in Cobham/Oxshott and Stoke D’Abernon.
2.10
The Annual Survey of Hours and Earnings (ASHE) 2006 has identified that the average income within Surrey is £41,427. However, 50% of the full-time working population earn less than £30,624, 25% earn less than £21,046, and
3
10% earn less than £15,179. With house prices being relatively high and rising in Elmbridge, accessibility to housing is poor. 2.11
The current mortgage market with low interest rates would normally create ideal conditions for first time buyers, but as house prices increase significantly above wage inflation access to the housing market is becoming more difficult. As such the need for affordable housing is increasing.
2.12
The need for more affordable housing in the future is also expected to increase with the significant and continued rise in population anticipated in the future within Elmbridge.
2.13
Using census data and projections provided by Surrey County Council, it is indicated that the population in Elmbridge will have increased by 37,600 people from 2005 to 2026. This is likely to result in a projected household increase of 16,000 from 2003 to 2026. The most relevant projected increase in population is within the 20-29 age group, which identifies an increase of 30.1%, equating to 4,300 people. This is significant because this group traditionally comprises newly-forming households which will have implications for the future need of affordable housing in both the short and long term. This age group form hidden households since, through necessity, they remain in the parental home.
2.14
There is also a significant projected increase in the older population in both the over 65 age group (39.4%) and over 80 age group (36.9%). This will have an impact in terms of increasing the need and demand for housing, care and support solutions for this demographic group, including extra-care housing.
2.15
The above analysis of data paints a local picture of need in Elmbridge. An Affordable Housing Needs Assessment Model has been used to assess future requirements. The Model uses a formulaic approach taking data from the postal survey of 8,500 households, which yielded 2,190 responses: (B + N) – S = Overall annual net shortfall (or surplus) of affordable housing where, B – The Backlog of Existing Housing Needs N – Newly Arising Needs S – Supply of Affordable Units
2.16
The Backlog of Needs takes into account those households in unsuitable housing, those unable to afford to buy or rent and those identified as being homeless. This results in a projected figure of an annual need to reduce backlog of 294.
2.17
The Newly Arising Need takes into account households looking to move in the short term, for example ex-institutional population, in-migrants unable to afford market housing, and those moving from the parental home. This results in a projected figure of a total newly arising need of 754.
2.18
The Supply of Affordable Units is used in the model as a prediction for future annual affordable housing supply which is likely to arise. This takes into
4
account average stock re-let levels, HSSA (Housing Strategy Statistical Appendix) and CORE (Continuous Recording System) returns, Right to Buy data and new affordable housing developments. This results in an affordable supply of 350. 2.19
Factoring these figures into the model, the Survey has identified a total affordable annual need of 1,048. Taking into account the average annual relets, this figure is reduced to 826 (comprising 698 actual shortfall and 128 assumed new units coming forward.)
2.20
The Survey concludes that with an overall housing allocation of 4620 between 2006 – 2026 (231 per annum), the total outstanding affordable need of 826 is 358% of this allocation, and therefore unachievable. Strategic Housing Market Assessment 2008 (SHMA)
2.21
Planning Policy Statement 3: Housing, and The Strategic Housing Market Assessment Practice Guidance (August 2007), require Local Authorities to prepare robust housing market assessments covering their areas.
2.22
The Strategic Housing Market Assessment (hereafter the Assessment) has been carried out by David Couttie Associates on behalf of Elmbridge, Epsom and Ewell, Mole Valley, Reigate and Banstead, and Tandridge Borough Councils. It builds on the conclusions of the Housing Needs Survey and specifically expands upon market housing aspects. The final conclusions relate to the East Surrey market area.
2.23
The Assessment has drawn upon similar data sources as the Survey and has been the subject of scrutiny by a Housing Partnership Board, comprising a multi-disciplinary team including housing, planning, economic development and regeneration expertise. A Stakeholder workshop was also held, drawing upon knowledge from relevant participants such as Registered Social Landlords, Councillors, developers, and Council officers (housing and planning).
2.24
The document is in an advanced stage (at the time of the preparation of this paper) and is awaiting consideration and approval by the Partnership Group. It is likely therefore that this document will have to inform the Preferred Options consultation stage. Housing Data Held by Elmbridge Borough Council Housing Stock and Tenure in Elmbridge
2.25
The Council’s Housing Strategy Statistical Appendix (HSSA) reported that at 1 April 2007, there were 53,880 dwellings within Elmbridge. Of these, it was estimated that there were approximately 5045 dwellings owned by housing associations and rented out at affordable rents. The Council is no longer a provider of affordable housing, having transferred its housing stock to Elmbridge Housing Trust, a newly-formed housing association, in 2000.
2.26
Authoritative data on the tenure breakdown only becomes available at tenyearly intervals following collection through the Census. The most recent data was collected during the 2001 Census, conducted in April 2001. The table below sets out the breakdown of tenures recorded in Elmbridge at the
5
time of the census and provides the regional and national figures to aid comparison. Tenure
Owner-occupied Private rented Social rented Shared ownership Other
% of dwellings of that tenure Elmbridge South East England 77.2 73.2 9.8 11.3 10.3 14.0 0.5 0.8 2.2 0.8
England 68.1 11.5 19.3 0.7 0.6
Table 3: Housing Tenure in 2001 – Local, Regional and National Levels (Source: Crown Copyright © Census 2001) Housing Association Housing Rented Stock in Elmbridge 2.27
The Housing Association rented stock in Elmbridge consists of four main types of accommodation and totals around 5252 self-contained units. Table 4 below provides a breakdown based on information submitted by Housing Associations with stock in Elmbridge to the Housing Corporation, as part of the annual Regulatory Statistical Return they are required to submit. This data relates to the position as at the end of March 2007. Category General needs social rented Sheltered housing (for older people) Other supported housing Intermediate rented housing TOTAL
Bedsit 1234 or more Total bedroom bedrooms bedrooms bedrooms 75 931 1372 1537 105 4020
110
886
97
1
0
1094
0
42
0
0
0
42
35
28
29
4
0
96
220
1887
1498
1542
109
5252
Table 4: Housing Association Rented Stock in Elmbridge (March 2007) (Source: Annual RSR reports) 2.28
Table 4 shows that the bulk of the affordable rented stock consists of generalneeds rented housing, although just over 20% of the affordable housing consists of sheltered housing for older people.
2.29
Although Table 4 provides a breakdown of the rented stock by the number of bedrooms provided, it must be noted that in any given year, the vast majority of these properties will not become available for re-letting. As such the supply of lettings will consist of the number of re-lets (from the existing rented stock) added to the number of new lets arising from new developments. Table 5 shows that turnover rates amongst the general-needs stock varies across the different-sized properties, with the smallest units having the
6
highest turnover rates. These re-lets are comprised of those dwellings for which the Council were asked to nominate households from its Housing Register, and thereby cover the majority of lettings. Unit size Total no. of relets in year Total no. of stock as at 31.3.06 Turnover rate
Bedsit
1-bed
2-bed
3-bed
4-bed
Total
9
36
48
14
1
105
75
931
1367
1537
105
4015
12.0%
3.9%
3.5%
0.9%
1.0%
2.7%
Table 5: Re-Let And Turnover Rates For Housing Association General Needs Rented Properties, April 2006 – March 2007 2.30
The comparatively low turnover rates for units of three-bedroom and larger units is a factor which should be considered when setting targets for the mix of social-rented housing to be developed (in terms of size). The provision of larger units not only helps meet the needs of larger families and relieve overcrowding, but can also assist in making the most effective use of the housing stock, by generating “chains of movement” within the stock and helping to provide more suitable housing for a number of households. Housing Demand and Need 2.31 The Council operates a Housing Register that is used to assess the relative housing needs of applicants applying for affordable rented units within the Borough, and to identify households whom are nominated to take up tenancies within vacancies arising in the housing association rented stock. In general terms, the Council has nomination rights to all new social rented units developed in the Borough by Housing Association partners and to 75% of relets. Typically, the Housing Association’s will use the 25% of re-lets which they do not have to offer to the Council to transfer existing tenants seeking alternative accommodation, or to other households. Bedrooms 1-bed required Households 1277 56.9% % of applicants
2-bed
3-bed
4-bed
5-bed
6-bed
Total
595 26.5%
283 12.6%
71 3.2
13 0.6%
3 0.1%
2242 100%
Table 6 below shows the breakdown of households on the Council’s Housing Register as at 1 April 2007. 2.32
Table 6 shows that the majority of households on the Housing Register are seeking one-bedroom accommodation. The demand for housing of different sizes should not be considered in isolation, as the level of housing needs may vary across different household sizes, depending on the relative supply and demand for different sized properties.
7
2.33
The Council has statutory responsibilities concerning the provision of advice and assistance to homeless households under the Housing Act 1996 (Part VII) as amended by the Homelessness Act 2002. The main duty involves ensuring suitable accommodation is available for applicants who are eligible, homeless through no fault of their own, and have a priority need. Due to the lack of affordable housing within the Borough, homeless households are usually placed in temporary accommodation pending the provision of more settled housing, and this is considered to be a relevant indicator of housing need. Significant progress has been made in reducing homelessness in recent years, which has led to a significant fall in the number of households in temporary accommodation. The table below sets out the number of households in temporary accommodation arranged by Elmbridge Borough Council, as at six-monthly intervals, since September 2004. Date 30.9.04 31.3.05 30.9.05 31.3.06 30.9.06 31.3.07 30.9.07
No. of households in temporary accommodation 288 267 228 167 124 107 88
Table 7: Number of homeless households occupying temporary accommodation arranged by Elmbridge Borough Council (2004-2007) (Source: P1E returns to CLG) 3
The Provision of Affordable Housing in Elmbridge
3.1
It is necessary to take into account the actual delivery of affordable housing which has been generated using current Replacement Elmbridge Local Plan Policies. The data is included within the Council’s Monitoring Reports. The current Residential Monitor referred to below is available for viewing at http://www.elmbridge.gov.uk/planning/ldf/ResidentialMonitor20067.htm Elmbridge Borough Council Residential Monitor April 2006 – March 2007
3.2
Table 8 shows the housing completions by number and type between 1991 and 2006/7 for qualifying sites, i.e. privately developed sites that qualify to provide an element of affordable housing under planning policy, and sites owned and developed by Registered Social Landlords (RSL).
8
Year
AFFORDABLE HOUSING COMPLETIONS
TOTAL COMPLETIONS OF ALL HOUSING (PUBLIC/RSL & PRIVATE) GROSS NET
AFFORDABLE HOUSING COMPLETIONS AS PROPORTION OF TOTAL COMPLETIONS
GROS S
NET
2006/07
44
44
483
383
11%
2005/06
124
78
487
362
22%
2004/05
73
72
431
336
21%
2003/04
126
125
553
416
30%
2003
71
71
532
374
19%
2002
2
2
375
283
7%
2001
17
17
489
390
4%
2000
116
115
568
473
24%
1999
33
33
461
407
8%
1998
41
33
395
313
11%
1997
52
50
410
363
14%
1996
7
6
357
323
2%
1995
53
39
453
404
10%
1994
94
94
556
520
18%
1993
30
29
464
424
7%
1992
33
32
423
395
8%
April 1991
47
0
338
262
0%
Table 8: Housing Completions – Number and Type 1991-2006/7 (Source: Elmbridge Borough Council Residential Monitor 2006-2007)
9
3.3
Table 9 shows delivery of affordable housing since the change to Policy HSG10, which involved the percentage increase from 25% to 30% and site thresholds being reduced to 0.5ha. The numbers detailed include completions from qualifying sites and RSL developed sites.
Monitoring Year
Dwellings Permitted
2003-2004 2004-2005 2005-2006 2006-2007
Dwellings Completed (Gross) 126 73 124 44
164 150 37 73
Dwellings Completed (Net) 125 72 78 44
Table 9: Affordable Housing Completions April 2003 – March 2007 (Source: Elmbridge Borough Council Residential Monitor 2006-2007) 3.4
The size of affordable housing built between 1992 and 2006/7 in terms of bedroom accommodation provision for qualifying sites only is shown in Table 10.
YEAR 2006/07 No % 2005/06 No % 2004/05 No % 2003/04 No % 2003 No % 2002 No % 2001 No % 2000 No % 1999 No % 1998 No %
PUBLIC/RSL SECTOR 1-bed 2-bed
3-bed
4+ bed
T
26 59%
18 41%
-
-
44
30 24%
83 67%
11 9%
-
124
29 39.7%
41 56.1%
1 1.38%
2 2.75%
73
72 57.1%
48 38.1%
2 1.6%
4 3.2%
126
57 80.3%
8 11.3%
2 2.8%
4 5.6%
71
-
2 100%
-
-
2
-
6 35.3%
9 52.9%
2 11.8%
17
34 29.3%
37 31.9%
37 31.9%
8 6.9%
116
13 39.4%
1 3.0%
19 57.6%
-
33
-
22 53.7%
16 39.0%
3 7.3%
41
10
YEAR
PUBLIC/RSL SECTOR 1-bed 2-bed
1997 No. % 1996 No. % 1995 No. % 1994 No. % 1993 No. % 1992 No. % 1991 No. %
3-bed
4+ bed
T
-
30 57.7%
22 42.3%
-
52
7 100%
-
-
-
7
12 22.6%
13 24.5%
27 51.0%
1 1.9%
40 42.6%
40 42.5%
11 11.7%
3 3.2%
94
10
8
53
12
33.3%
26.7%
40.0%
-
30
22 66.6%
11 33.4%
-
-
33
55 95.0%
3 5.0%
-
-
58
Table 10: Size Of Affordable Housing Built (Gross) 1991 – 2006/7 (Elmbridge Borough Council Residential Monitor 2006-2007) 3.5
Table 9 identify poor performance in providing affordable housing in Elmbridge. In the period 2003-2007, since the revision to Policy HSG10 and a reduction in the affordable housing policy threshold, a total of 1498 dwellings (net) have been completed. Of these 319 (21%) were affordable. At these levels of permission and completions there is a significant shortfall in the provision of affordable housing that is needed within Elmbridge. The Housing Needs Survey 2005 identifies an annual shortfall of 826 units and the evidence shows that year on year there has been a significant shortfall in delivery.
3.5
When the level of provision of affordable housing is assessed against the overall provision for eligible sites (i.e. sites of 15 units and more and/or 0.5 hectares or more), data illustrates for the period 2005/06 affordable housing accounted for 28% of the total provision, and the period 2006/07 affordable housing accounted for 45% of the total provision.
3.6
Analysis of the data in Table 4 illustrates that the majority of affordable housing provided in Elmbridge is in the form of 1 and 2 bedroom units, and there has been a lack of larger units, particularly in recent years. For the period 2003-2007, of the affordable housing built 86% was either a 1 or 2 bedroom unit. Only 16 (4%) of the total 436 units built were of a 3-bedroom size and only 10 (2%) of the total units built provided accommodation with 4beds and above. There is a comparatively significant shortfall in the provision of larger units that is not being met.
3.7
In addition to increasing the supply of affordable housing through planning obligations, it should be noted that there are other mechanisms by which the supply of affordable housing can be increased. These include the following:
11
a) The acquisition and repair of existing private-sector dwellings by housing associations for use as affordable housing. b) The purchase of existing private-sector dwellings by households through the Government Homebuy programme. This scheme provides financial assistance, through the Government and / or lender providing an equity-share in the property, to households who would otherwise not be able to afford home-ownership. Households who are assessed as eligible under the scheme will typically have to raise between 75% to 82.5 % of the costs of purchase. c) Bringing back long-term privately-owned vacant dwellings into use as affordable housing, through lease and repair agreements. d) Adaptation and re-use of existing non-residential buildings into affordable housing – for example – the conversion of garage units. e) Modernisation and / or re-modelling of existing affordable housing schemes that not fit for purpose and are hard-to-let (for example, sheltered schemes comprising bed-sits with shared facilities) It should be noted that the first three of these involve changes in tenure and do not add to the overall supply of housing. Likewise, due to the high costs of housing in Elmbridge, these do not necessarily represent value for money for potential funders, because of the costs of buying properties on the open-market and the difficulties in covering the costs to pay the mortgage and the management and maintenance costs, given the low subsidies available and the relatively low rents that can be charged. 4
Potential Delivery of Affordable Housing in Elmbridge
4.1
Tables 11, 12 and 13 outline the potential delivery of affordable housing that could have been achieved by adopting percentage requirements of 50 and 60% and varying site thresholds from April 2004 to March 2007. The tables include the total number of dwellings granted full planning permission and the potential number of affordable units that would be delivered, should different percentage targets for affordable housing be applied. For comparative purposes the tables also include the potential number of affordable units that could be delivered if a 40% target were applied, as this is the figure that is now applied, although it is noted that this was not introduced until 2006.
4.2
These scenarios were considered as the vast majority of affordable housing is typically generated on Section 106 sites, where the threshold at which affordable housing is required. This can however be complemented by developments consisting entirely of affordable housing on smaller sites, owned or acquired by housing associations. In addition, in running these scenarios it is recognised that in reality, the application of different affordable housing targets may have impacted on the profile of the schemes for which planning permission were sought. For the purpose of this exercise, however, it was assumed that the characteristics of the applications did not change. 2004/2005
4.3
150 Affordable units were permitted during this monitoring period. The figures are higher in this year due to the 397 units permitted for the Heart development in Walton town centre.
12
Size of Site
Sites of 15+ Sites of 10+ Sites of 6+
Total Number of which would be housing expected to be affordable housing units units based on different granted affordable housing % targets (notional)
547 707 835
40% 219 283 334
50% 274 354 418
60% 328 424 501
There were also 6 Elmbridge Housing Trust units permitted on 100% affordable housing sites Table 11: Affordable Housing Delivery Based On Permissions During April 2004 To March 2005 Applying 40%, 50% And 60% To Varying Site Thresholds (Source: Elmbridge Borough Council Residential Monitor 2004-2005) 2005/2006 4.4
37 Affordable units were permitted during this monitoring period
Size of Site
Total Number of which would be housing expected to be affordable housing units units based on different granted affordable housing % targets (notional)
Sites of 15+ Sites of 10+ Sites of 6+
119 204 271
40% 50% 60% 48 60 71 82 102 122 108 136 163
There were also 8 Elmbridge Housing Trust units permitted on 100% affordable housing sites. Table 12: Affordable Housing Delivery Based On Permissions During April 2005 To March 2006 Applying 40%, 50% And 60% To Varying Site Thresholds. (Source: Elmbridge Borough Council Residential Monitor 2005-2006)
13
2006/2007 4.5
73 Affordable units were permitted during this monitoring period
Size of Site
Total housing units granted 105 176 238
Sites of 15+ Sites of 10+ Sites of 6+
40%
50%
60%
42 70 95
53 88 119
63 106 143
There were also 31 Elmbridge Housing Trust units permitted on 100% affordable housing sites. Table 13: Affordable Housing Delivery Based On Completions During April 2006 To March 2007 Applying 40%, 50% And 60% To Varying Site Thresholds 4.6
Table 14 below shows the permissions that have been granted during the monitoring year April 2006 to March 2007. Of the 73 affordable dwellings permitted during this period, 42 affordable units were permitted as a result of Policy HSG10, in that the affordable housing threshold was applied and a percentage of the dwellings being sought were in the form of affordable units and are then secured through the use of a legal agreement. In addition, a total of 31 affordable units were as a result of developments being sought permission directly by Registered Social Landlords.
4.7
Previous data within Section 3 relates to completions, i.e. actual built affordable housing. Table 14 further demonstrates that the potential of new built affordable housing in the future is also limited with only 73 units granted planning permission during April 2006 to March 2007. Perm No.
Site Address
06/0690
Guide Hall, Foxwarren EHT
06/0103 06/1599 06/0094 06/0241
No of No of dwellings bedrooms
Nelson House, Mayfield Road S106 L/A to Chandlers Field, Ray Road S106 L/RO Preston Court, adjacent to George Froude Park, Sidney Road EHT Auckland House, New Zealand Avenue S106
Type
6
6 x 1B
F
18
F
20
18 x 1B 4 x 1B 16 x 2B
23
21 x 1B 2 x 2B
4
4 x 1B 1 x 2B 06/0747 L/A to 55 Molesey Close EHT 2 1 x 3B EHT – Elmbridge Housing Trust, S106 – Section 106 Agreement 73 TOTAL
F
F F F -
Table 14: Affordable Housing Granted Planning Permission April 2006 to March 2007 (Elmbridge Borough Council Residential Monitor 2006-2007).
14
5
Conclusion
5.0
The Housing Needs Survey 2005/6 and Strategic Housing Market Assessment 2008 have clearly identified a significant need for affordable housing to meet future needs as a result of a growing population, particularly within the 20-29 age group, and year on year shortfalls in delivery.
5.1
The Elmbridge Borough Council Residential Monitor April 2006 – March 2007 along with trends identified in previous Residential Monitors similarly identifies a significant and continuing shortfall in delivery. For example, Table 4 indicates the total number of affordable housing completions since 1991 to 2007. Given the latest Housing Needs Assessment Model applied to Elmbridge by DCA as part of the aforementioned Assessment indicates that the actual annual shortfall of affordable housing stands at 698 units, which far exceeds the current and historic rates of affordable housing completions within Elmbridge.
15
