Residential Monitoring - Lake District National Park
Technical Report - Housing Summary 1.
The Secretary of State’s proposed changes to the draft Regional Spatial Strategy (RSS) indicate an annual average requirement of 60 dwellings for the Lake District National Park. This requirement relates to completions rather than permissions. The total housing provision for the National Park is 1080 for the plan period 2003 – 2021. For the purpose of producing local development frameworks, local planning authorities should assume that the annual average requirement will continue for a limited period beyond 2021.
2.
Unlike the District Authority areas the Cumbria and Lake District Joint Structure Plan 2001-2016 adopted in June 2006 did not set an annual housing requirement for the Lake District National Park. The RSS will for the first time set a housing target for the National Park. Housing in the Lake District National Park must be developed in keeping with the scale and type that has been identified as appropriate to the area’s strict requirements on meeting identified local and affordable needs of the locality.
3.
In normal monitoring circumstances, where there is an over-provision or a shortfall in any one year, this is added to the target for the following year. Until the RSS is adopted we do not have a figure to assess completions against and so we are unable to report on whether there is a shortfall or an over provision this year.
4.
A total of 23 affordable units were given permission in the 01 April 2007 to 31 March 2008 period, this constitutes 46% of all (net) housing units permitted in the National Park in that period. Of these, 1 is in Allerdale, 0 in Copeland, 9 in Eden and 13 in South Lakeland District areas within the National Park. In addition, the Authority has resolved to approve 77 new affordable units subject to the signing of a S106 Agreement.
5.
In the same period a total of 50 units of housing were permitted. This includes affordable housing but excludes permissions for demolition and replacement, holiday lets and amended schemes were there is no net housing gain. A breakdown of which is presented in Table 1.
6.
Completions information is currently monitored on an annual basis. It is important to report completions as they indicate actual development on the ground and can provide an indicator on the health of the building industry. The new monitoring arrangements for the Housing Indicators identified in the Local Area Agreement require this information to be provided on a quarterly basis. This will enable the Local Planning Authorities and the Cumbria Strategic Partnership to proactively assess whether housing targets will be met. The information provided in this report uses data collected annually.
7.
A total of 167 new dwelling units were completed in the 01 April 2006 to 31 March 2007 period. Of these 128 (76.6%) were for local and affordable needs housing.
8.
The Cumbria Housing Strategy sets a target of 1054 completed affordable homes in Cumbria between April 2006 and March 2011. This information has been broken down to District Authority areas but not the Lake District National Park
because we do not have an RSS target. Any new affordable units completed within the National Park will contribute to the relevant District target until to Strategy is reviewed to reflect the RSS. 9.
In order to avoid double counting, where there is an earlier approved and still valid application for new dwelling units and a further application (e.g. a revised scheme) is approved, then the application which is implemented will be included in the monitoring figures. Replacement figures are not included in the figures.
Permissions data Monitoring Period 01 April 2007 – 31 March 2008 Table 1 – Planning Approvals for new dwelling units Unit Type Affordable housing Unfettered Agricultural workers dwelling Live/work unit Tied (Manager accom.) Demolition/Replacement1 Amended scheme2 Cleud Local Occupancy TOTAL excluding replacement and amended scheme figures TOTAL including replacement figure1 and amended schemes2
Number 23 2 7 12 1 17 6 3 2 50 (net) 73
1
Not counted in net figures Monitored, but with the caveat that they are monitored alongside other valid applications for the same site so figures may change. 2
Planning Permissions by Type 2007-2008
Affordable housing Demolition/Replacement Unfettered Agricultural w orkers dw elling Live/w ork unit Tied (Manager accom.) Amended scheme Cleud Local Occupancy
Table 2 - Planning Permissions granted for new dwelling units by District District Allerdale Eden Copeland South Lakeland TOTAL
Affordable Rural Housing annual permissions 1 9 0 13
Other annual permissions (excluding replacement and amended scheme figures) 5 1 2 19
23
27
Table 3 – Analysis of planning permissions by Parish District
Allerdale
Parish
Above Derwent St Johns, Castlerigg & Wythburn Keswick Eden Patterdale Hutton Copeland Irton with Santon Ennerdale & Kinniside South Hawkshead Lakeland Broughton in Furness Ambleside Witherslack Claife Hugill Broughton East Cartmel Fell Kirkby Ireleth Coniston Lakes TOTAL
No. of units Granted Planning Permission Other Net Net Net ARH Local Brown Green Occupancy/ (CLEUD/LiveAgricultural work/Tied and unfettered) workers dwelling 1 1 1 1
1
4 9 1 1
3
1
1
1 9 1 1
1 9
3 1 1
1
1
5
5
4
1
1
1
17 1 2 1 1
17 1 2
7 1
1
10 2
1 1
1 1
1
1
1 1
1
1
1 1 50
1 1 34
1 1 18
16
23
9
10.
Brownfield/Greenfield Of the 50 units (net) granted planning permission in 2007-08, 34 units (68%) are on brownfield land, compared to the Cumbrian target of 50% and the draft RSS target of 50%. 16 units (32%) are on greenfield sites of which 7 (43%) are agricultural workers dwellings.
11.
Affordable Housing Units A total of 23 affordable units were granted planning permission for 1 April 2007 – 31 March 2008. This constitutes 46% of all (net) housing units permitted in the National Park in that period. The following units were permitted: • 7 houses and 2 bungalows were permitted in August 2007 (7/2006/3022) to be provided through a Registered Social Landlord (Eden Housing association) for new build homebuy and rent respectively on land adjacent to Lake View, Glenridding. • 1 dwelling was granted planning permission in November 2007 (7/2006/5139) to be provided as low cost home ownership on the former PO garage, Brade Street, Broughton in Furness. • 6 affordable units were won on appeal in November 2007 (7/2007/5087) to be provided through a Housing Association for rent at the Former Gas Works Site, Blue Hill Road, Ambleside. • 4 affordable units were permitted in February 2008 (7/2006/5711) at The Croft, North Lonsdale Road, Hawkshead. • 1 unit was won on appeal in June 2007 (7/2006/5417) to be provided as low cost home ownership on Nook Lane, Ambleside. • 1 further unit was won on appeal in February 2008 (7/2006/2114) to be provided as low cost home ownership on Blencathra Street, Keswick • 1 dwelling was granted permission in March 2008 (7/2007/5370) on land opposite Longhowe End, Witherslack
12.
Agricultural Workers Dwellings A total of 7 units were granted planning permission as agricultural workers dwellings, with local occupancy conditions during the same period. This constitutes 14% of all (net) housing units permitted in the National Park.
13.
Demolition and Replacement Dwellings A total of 17 dwellings were granted planning permission for demolition and replacement during the monitoring period. These were permitted in the following Parishes: • 1 in Witherslack, Claife, Above Derwent, Skelwith, Bassenthwaite, Lakes, Egrement, Bootle, Ennerdale & Kinniside, Keswick and Staveley with Ings • 2 in Staveley in Cartmel; and • 4 in Windermere These are not included in the monitoring figures as there is no net gain in new housing development and do not therefore contribute towards meeting the
identified housing need. It is useful however to monitor this statistic to be aware if this housing trend. Completions data Monitoring period 01 April 2006 – 31 March 2007 The Housing Land Availability monitoring exercise from which completions data is collected is due to take place in June 2008. This will provide the information for the monitoring period 01 April 2007 – 31 March 2008. 14.
Each year the Authority monitors the number of housing completions through its housing land availability survey. This allows us to appreciate the economic vibrancy of the building industry and be aware of the changes to the built environment. But most importantly it enables us to assess how effective our planning policies and associated mechanisms are in helping to deliver new housing.
15.
In addition, national and regional policy guidance places emphasis on using land sustainably and creating mixed and inclusive communities, which offer a choice of housing and lifestyle. This means giving priority to the re-use of previously developed land for housing before releasing further Greenfield sites. It also aims to avoid low density development which is wasteful of land and provide a mix of dwelling types, sizes and tenures which help to meet the needs of local people.
Table 4 – Housing Trajectory
Permissions Past Completions Housing Needs Surveys Annual Requirement – for local needs housing (RSS) Annual completions – for local needs housing
0203 195 106
0304 108 88
0405 200 162
0506 123 160
0607 74 167
0708 50
0809
0910
1011
1112
1213
1314
1415
1516
1617
1718
1819
1920
17
328
195
83
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
-
-
-
128
55
55
55
55
55
55
55
55
55
55
55
55
55
16.
For monitoring purposes, in line with current practice, data on additional homes is based on those properties which are built in the plan period. Completions information is monitored annually. Not all planning permissions are built for a variety of reasons and so completions monitoring is recognised as being the most effectively way of assessing whether housing targets will be met.
17.
Within the monitoring period 167 new dwelling units were completed with the Lake District National Park. In line with the requirements of RSS, housing in the Lake District National Park must be developed in keeping with the scale and type that has been identified as appropriate to the area’s strict requirements on meeting
identified local and affordable needs of the locality. Of the 167 units completed 128 (76.6%) were for local and affordable needs housing. 39 were unfettered units of accommodation so when they are resold they will be at full open market value. Table 5 - Completions data by District Area District Area Allerdale
Allerdale total Copeland
Copeland total Eden Eden total South Lakeland
Occupancy type Unfettered Condition – Cumbria wide Agricultural workers dwelling Condition – Parish/neighbouring parish Condition – District area within the LDNP Condition - Parish of Keswick Tied Condition – Local Occupancy S106 – Affordable Housing Unfettered Condition – Cumbria wide Agreement – District Council Agreement – tied/staff accommodation unfettered Condition – Cumbria wide unfettered Agreement – tied/staff accommodation Condition – Local Occupancy Condition – Cumbria wide Condition – restricted use Condition – main residence S106 – affordable housing S106 - tied
South Lakeland total
Units 3 1 2 5 1 2 2 8 7 31 completions 3 5 2 1 11 completions 1 5 6 completions 32 1 29 7 2 4 43 1 119 completions
Affordable Housing Completions 18.
Ensuring a supply of affordable housing is a key challenge to secure sustainable communities. Local Planning Authorities are required to adopt a positive and proactive approach which is informed by evidence, with clear targets for the delivery of rural affordable housing.
19.
We have developed a suite of housing policies which are designed to ensure all new housing developments meet the identified housing need of the locality; locality usually defined as Parish. This approach ensures new housing development will not be used to meet the demand for second homes and holiday home. It removes the concept of demand led housing and replaces it with the notion of meeting housing need. This is informed primarily by the limited land supply and opportunities for new build housing and evidence to support a genuine
need for affordable housing throughout the National Park. Table 5 presents the results of the current housing needs surveys in our area. 20.
Through the Supplementary Planning Document adopted in June 2006, the Authority considers that to be in housing need, a household must be: a) Inadequately housed AND b) Unable to afford to rent and/or buy on the open market AND c) Have a need to live in the locality. Within the monitoring period, a total of 50 new affordable housing units were completed and secured through a Section 106 Agreement.
Table 6 – Housing Needs Surveys in the National Park Parish Above Derwent Ambleside Askham & Helton Bassenthwaite Borrowdale Broughton West (Duddon) Caldbeck Colton Coniston Crook Glenridding Grasmere Haverthwaite Hawkshead Ireby & Uldale Keswick Kirkby Ireleth Langdale, Elterwater, Loughrigg, Skelwith Bridge and Clappersgate Lorton Rydal Satterthwaite Staveley Threlkeld Torver Underbarrow Underskiddaw Windermere Witherslack TOTAL
Date of Survey August 2007 June 2006 January 2006 November 2006 August 2007 August 2005 November 2007 March 2007 March 2006 April 2007 September 2005 October 2006 December 2005 August 2005 November 2007 December 2005 February 2007 November 2006
Need 33 38 + 4 17 5 10 5 20 17 66 10 (7 + 3) 6 40 13 13 5 169 40 11
June 2006 October 2006 November 2006 August 2004 August 2005 March 2006 July 2006 August 2007
9 2 12 17 9 7 17 5
July 2005
23 623
Previously Developed Land 21.
Government guidance and policy seeks to maximise the re-use of previouslydeveloped land and the conversion of non-residential buildings for housing, in order both to promote regeneration and minimise the amount of Greenfield land being taken for development. The national target is that by 2008, 60% of additional housing should be provided on previously developed land and through conversions of existing buildings. It should be noted however that the conversion of buildings previously used for agricultural purposes are currently classed as greenfield land.
Table 7 – Greenfield/Brownfield completions 01/04/06-31/03/07 Year
New Build (net) Greenfield 14
2006-07
PDL 61
Total 75
%PDL 81.33%
Conversions including subdivision (net) Greenfield PDL 25 67
Total
Total
%
PDL 128
All sites 167
PDL 76.65%
Density 22.
Government guidance promotes the efficient use of land as a key consideration in planning for housing. Local planning authorities are encouraged to set out a range of densities to reflect land availability, capacity of infrastructure, accessibility and area characteristics. The Secretary of State’s proposed changes to the draft Regional Spatial Strategy for the North West has included a Residential Density Policy, which states that the density of new residential development should not be less than 30 dwellings per hectare (net).
23.
In the absence of any locally set targets, 30 dwellings per hectare (net) should be used as a national indicative minimum. The effective use of land is an issue within the Lake District National Park as there is not an infinite land resource available. For monitoring purposes we follow government guidance and use the 30 dwellings per hectare target.
Table 8 – Density of new dwellings based on completions 01/04/06-31/03/07
Less than 30 dwellings per hectare Density of New Between 30 and 50 Dwellings dwellings per hectare Above 50 dwellings per hectare Housing Completions 2006-2007
No. of Dwellings 57
Percentage 34.13%
29
17.36%
81
48.5% 167
Trends in Rural Housing 24.
A recent report by the Affordable Rural Housing Commission (May 2006) acknowledged that rural communities face a unique combination of housing pressures. The inward migration of commuters, retirees and owners of second or holiday homes has contributed significantly to demand-led house price inflation.
National Parks in some ways epitomise the problems in delivering affordable housing. The need to protect the landscape whilst addressing the need for affordable housing is evident in policy development. Ageing Population 25.
Cumbria faces major demographic changes over the next 10 years. Since 1991, the number of young people aged 15-29 has dropped by 24,000 or 24%. By contrast, the number of people over 65 has increased by 8% and those over 85 by 37%.1
26.
Not only are the numbers of older people growing, but the average number of years that people survive with a disabling illness is also increasing. Many such individuals can be cared for in their own homes, particularly with the development of assistive technology, use of appropriate aids or adaption’s to the dwelling. According to the RTPI ‘Housing for an ageing population’ (draft 2006) for many vulnerable older people, having the chance to avoid residential care, and live in specially designed housing as tenants or owner-occupiers, is the single most important element in retaining independence and dignity in older age.
27.
The accommodation requirements of older people have either been provided through general needs housing, in sheltered accommodation or in ‘institutional’ care. Recent government policy has focussed around giving all adults with care needs more choice and control in where and how they live and how they wish to receive care. The thrust of the new policies is to help to remain more independent, and to have more control over how care is provided for them.
28.
As a local planning authority we need to be aware of the needs of this growing community sector and appreciate the likely implications this will have on housing need. We need to consider how planning can help to provide more units of high quality housing with care support through adaption’s to and the building of homes. We also need to work with the key stakeholders who will provide for this type of accommodation need in the future.
29.
Government guidance states that planning policies should seek to create sustainable, inclusive, mixed communities in all areas, both urban and rural. And have particular regard to the accommodation requirements of specific groups such as older and disabled people. This approach is reiterated in the draft RSS. The requirements of this sector of the community will be assessed as part of the identified housing needs of the locality.
1
Cumbria Housing Strategy 2006/2011
Table 9 - Older People Population Projections in Cumbria Population aged 65 and over, in five year age bands, projected to 2025 Cumbria People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84
2008 28,300 24,200 19,600 14,000
2010 30,000 25,400 19,900 14,500
2015 37,700 28,200 22,500 15,900
2020 34,500 35,600 25,300 18,400
2025 37,500 32,800 32,100 21,000
People aged 85 and over Total population 65 and over
12,700
13,300
15,200
17,700
21,500
98,800
103,100
119,500
131,500
144,900
Allerdale People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 5,500 4,600 3,800 2,600 2,300
2010 5,800 4,900 3,800 2,700 2,400
2015 7,400 5,400 4,300 3,000 2,700
2020 6,500 6,900 4,800 3,500 3,200
2025 7,000 6,200 6,200 3,900 3,900
18,800
19,600
22,800
24,900
27,200
Copeland People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 3,800 3,200 2,500 1,700 1,400
2010 3,900 3,400 2,600 1,800 1,400
2015 4,900 3,600 2,900 2,000 1,600
2020 4,600 4,500 3,100 2,300 1,900
2025 5,000 4,200 3,900 2,500 2,400
12,600
13,100
15,000
16,400
18,000
Eden People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 3,100 2,700 2,200 1,500 1,300
2010 3,400 2,900 2,200 1,600 1,400
2015 4,400 3,300 2,600 1,800 1,700
2020 4,200 4,200 3,000 2,100 2,000
2025 4,600 4,000 3,900 2,500 2,500
10,800
11,500
13,800
15,500
17,500
South Lakeland People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 6,600 5,700 4,800 3,600 3,500
2010 7,200 6,100 4,800 3,800 3,700
2015 9,200 6,900 5,600 4,000 4,400
2020 8,300 8,900 6,400 4,800 5,000
2025 9,000 8,000 8,200 5,500 6,100
24,200
25,600
30,100
33,400
36,800
Table 10 - Percentage of total population Total population, population aged 65 and over and population aged 85 and over as a number and as a percentage of the total population, projected to 2025 Allerdale Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 94,900 18,800
2010 95,100 19,600
2015 95,600 22,800
2020 96,400 24,900
2025 97,100 27,200
2,300
2,400
2,700
3,200
3,900
19.81%
20.61%
23.85%
25.83%
28.01%
2.42%
2.52%
2.82%
3.32%
4.02%
Copeland Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 69,600 12,600
2010 69,400 13,100
2015 69,300 15,000
2020 69,300 16,400
2025 69,200 18,000
1,400
1,400
1,600
1,900
2,400
18.10%
18.88%
21.65%
23.67%
26.01%
2.01%
2.02%
2.31%
2.74%
3.47%
Eden Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 53,300 10,800
2010 54,100 11,500
2015 56,000 13,800
2020 57,900 15,500
2025 59,500 17,500
1,300
1,400
1,700
2,000
2,500
20.26%
21.26%
24.64%
26.77%
29.41%
2.44%
2.59%
3.04%
3.45%
4.20%
South Lakeland Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 107,100 24,200
2010 108,300 25,600
2015 111,400 30,100
2020 114,800 33,400
2025 118,100 36,800
3,500
3,700
4,400
5,000
6,100
22.60%
23.64%
27.02%
29.09%
31.16%
3.27%
3.42%
3.95%
4.36%
5.17%
Data source – www.poppi.org.uk Projecting Older People Population Information System This information is not currently disaggregated to fit the Lake District National Park Boundary. Second Homes and Holiday homes 30.
The issue of second homes and holiday homes generates a variety of responses. Some see second homes as a threat to the viability of rural communities making them little more than a weekend retreat whilst others see second home owners contributing to the community and the economy.
31.
According to the Cumbria Housing Strategy 2006/2011 there are 7,374 second homes in Cumbria, the majority – 4,136 are concentrated in an around the Lake District and Yorkshire Dales National Parks. The Strategy has developed a set of indicators to measure how balanced each of the housing markets areas within Cumbria are. There are 9 in total with one specific to second homes which says ‘When second homes form 10% or more of the market, this appears to affect the sustainability of any village’. Cumbria Rural Housing Trust (CRHT) did a study2 to assess the role of housing in sustaining rural communities. One of their recommendations was to suggest the percentage of second homes should not be more than 20% as this appears to affect the sustainability of any village.
32.
Table 11 presents data relating to second home and holiday home figures within the National Park. It uses data from the Office of National Statistics and is presented at Parish level. It applies the recommendations from both CRHT and the Cumbria Housing Strategy to provide a sustainability profile of each Parish. It is not clear from either study whether this is appropriate at this administrative level but in the absence of any alternative information or approach we consider it a useful test to assess viability.
2
Cumbria Rural Housing Trust Housing: An Effective way to sustain our rural communities.
Table 11 – National Park Profile – Second homes/holiday homes % of second homes which affect the sustainability of any settlement 10% 20% x x x
Parish
Dwellings
Second/holiday homes
Above Derwent Bassenthwaite Blindbothel Blindcrake Borrowdale Buttermere Caldbeck Embleton Ireby & Uldale Keswick Lorton Loweswater Setmurphy St Johns, Castlerigg & Wythburn Underskiddaw Bootle Drigg & Carleton Ennerdale & Kinniside Eskdale Gosforth Irton with Santon Lamplugh Millom Without Muncaster Ulpha Waberthwaite Whicham Askham Bampton Barton Dacre Hutton Lowther Matterdale Mungrisdale Patterdale Shap Rural Threlkeld Blawith & Subberthwaite Broughton East
717 218 73 135 191 59 333 139 231 2727 149 123 55 211
180 (25.10%) 43 (19.72%) 6 (8.22%) 8 (5.92%) 50 (26.17%) 10 (16.95%) 16 (4.80%) 11 (7.91%) 32 (13.85%) 406 (14.88%) 26 (17.45%) 21 (17.07%) 4 (7.27%) 56 (26.54%)
166 353 207
38 (22.89%) 5 (1.41%) 4 (1.90%)
115
10 (8.69%)
163 603 164
45 (27.60%) 28 (4.64%) 12 (7.31%)
343 497 189 79 112 170 188 165 151 638 209 174 298 139 356 60 253 117
16 (4.66%) 30 (6.03%) 22 (11.64%) 16 (20.25%) 8 (7.14%) 15 (8.82%) 17 (9.04%) 23 (13.93%) 47 (31.12%) 45 (7.05%) 70 (33.49%) 3 (1.70%) 70 (23.48%) 22 (15.82%) 141 (39.60%) 6 (10%) 52 (20.55%) 30 (25.64%)
115
24 (20.86%)
x
x x
x
x x x x x
x
x
x
x
x
x x
x
x x
x
x
x
x x x x x x
x x x x x
Broughton West Cartmel Fell Claife Colton Coniston Crook Crosthwaite & Lyth Dunnerdale with Seathwaite Haverthwaite Hawkshead Hugill Kirkby Ireleth Lakes Lowick Meathop and Uplha Nether Staveley Over Staveley Satterthwaite Skelwith Strickland Ketel Strickland Roger Torver Underbarrow & Bradleyfield Upper Allithwaite Whitwell & Selside Windermere Witherslack
33.
464
44 (9.48%)
194 248 420 611 184 304
55 (28.35%) 79 (31.85%) 68 (16.19%) 124 (20.29%) 23 (12.50%) 52 (17.10%)
x x x x x x
81
20 (24.69%)
x
x
386 350 222 560 3015 120 77
29 (7.51%) 74 (21.14%) 25 (11.26%) 21 (3.75%) 901 (29.88%) 14 (11.66%) 14 (18.18%)
x x
x
x x x
x
318 282 166 132 559 218
19 (5.97%) 30 (10.63%) 47 (28.31%) 47 (35.60%) 50 (8.94%) 27 (12.38%)
75 200
21 (28%) 36 (18%)
x x
452
52 (11.50%)
x
71
3 (4.22%)
4530 199 25823
686 (15.14%) 19 (9.54%) 4248 (16.45%)
x x x
x x x
x x
x x
x
Of the 67 Parishes identified using Census information, applying the 10% rule identifies the sustainability of 43 (64%) Parishes being threatened by second home/holiday home ownership. The 20% threshold identifies 22 (32.8%). These figures are almost certainly much higher now as some local Parish Surveys have identified much higher numbers of second home ownership than those expressed in the 2001 census. A small number of Parishes straddle the National Park Boundary and the majority of the population in these Parishes live outside the National Park. When these Parishes are excluded from the figures the percentage of second homes and holiday homes rises to 17.68%. Second home ownership is one of the biggest factors which compromise our ability to establish and maintain balanced housing markets throughout the National Park.
Right to Buy and Right to Acquire 34.
Central Governments have been successively keen to help increase home ownership and have introduced a variety of mechanisms to help facilitate it.
35.
Under the Right to Buy Scheme, tenants can buy their home at a discounted price. According to a Government publication in 2007, the maximum discount available on relevant properties in the North West was £26,000. The scheme is aimed at secure tenants of local authorities and those assured tenants of Registered Social Landlords who previously held secure tenancies with local authorities – for example those who became assured tenants after their council homes were transferred to housing associations.
36.
The Right to Acquire Scheme gives eligible tenants of registered social landlords the legal right to buy the home they currently rent. These discounts for this scheme are fixed amounts published by the Government. The discounts published in 2006 currently range from £9000 to £16000 depending on where you live.
37.
Past experience has shown that the subsequent sale of former local authority and housing association housing into the open market has often been at prices that are unaffordable to many local people. In response to this, the Government has introduced a number of safeguards for small rural settlements of less than 3000 people.
38.
New housing provided by housing associations in parishes of less than 3000 population is exempt from the Right to Acquire which allows residents of housing associations to buy their own homes. Sales receipts from RTA sales receipts are required to be reinvested to provide replacement social housing for rent. Using the information from 2001 Census, the Parishes of Keswick, Lakes and Windermere have a population which exceeds the 3000 figure.
39.
In National Parks special rules apply to those properties that are considered under the Right to Buy Scheme. The sale will be on the condition that the tenant (new owner) may only resell the property to someone who has been living or working in the area for 3 years. Alternatively, if the property is to be resold within 10 years the local authority or Registered Social Landlord may request first refusal. The price of the property in this instance would be based on open market value.
40.
A request for information to the main Housing Associations operating within the Lake District National regarding Right to Buy and Right to Acquire resulted in the data presented in Table 12.
Table 12 – Right to Buy and Right to Acquire figures since 1997 Housing Association Eden HA Impact HA
Home North West
Scheme type Right to Buy Right to Acquire Shared ownership staircasing to 100% Right to Buy
Numbers 10 homes 2 homes 4 homes
Comments 16 new homes developed in the same period Right to Buy does not apply to their properties in the LDNP
6 homes
330 homes in the LDNP so 1.8% have been sold as RTBs
The Secretary of State’s proposed changes to the draft Regional Spatial Strategy (RSS) indicate an annual average requirement of 60 dwellings for the Lake District National Park. This requirement relates to completions rather than permissions. The total housing provision for the National Park is 1080 for the plan period 2003 – 2021. For the purpose of producing local development frameworks, local planning authorities should assume that the annual average requirement will continue for a limited period beyond 2021.
2.
Unlike the District Authority areas the Cumbria and Lake District Joint Structure Plan 2001-2016 adopted in June 2006 did not set an annual housing requirement for the Lake District National Park. The RSS will for the first time set a housing target for the National Park. Housing in the Lake District National Park must be developed in keeping with the scale and type that has been identified as appropriate to the area’s strict requirements on meeting identified local and affordable needs of the locality.
3.
In normal monitoring circumstances, where there is an over-provision or a shortfall in any one year, this is added to the target for the following year. Until the RSS is adopted we do not have a figure to assess completions against and so we are unable to report on whether there is a shortfall or an over provision this year.
4.
A total of 23 affordable units were given permission in the 01 April 2007 to 31 March 2008 period, this constitutes 46% of all (net) housing units permitted in the National Park in that period. Of these, 1 is in Allerdale, 0 in Copeland, 9 in Eden and 13 in South Lakeland District areas within the National Park. In addition, the Authority has resolved to approve 77 new affordable units subject to the signing of a S106 Agreement.
5.
In the same period a total of 50 units of housing were permitted. This includes affordable housing but excludes permissions for demolition and replacement, holiday lets and amended schemes were there is no net housing gain. A breakdown of which is presented in Table 1.
6.
Completions information is currently monitored on an annual basis. It is important to report completions as they indicate actual development on the ground and can provide an indicator on the health of the building industry. The new monitoring arrangements for the Housing Indicators identified in the Local Area Agreement require this information to be provided on a quarterly basis. This will enable the Local Planning Authorities and the Cumbria Strategic Partnership to proactively assess whether housing targets will be met. The information provided in this report uses data collected annually.
7.
A total of 167 new dwelling units were completed in the 01 April 2006 to 31 March 2007 period. Of these 128 (76.6%) were for local and affordable needs housing.
8.
The Cumbria Housing Strategy sets a target of 1054 completed affordable homes in Cumbria between April 2006 and March 2011. This information has been broken down to District Authority areas but not the Lake District National Park
because we do not have an RSS target. Any new affordable units completed within the National Park will contribute to the relevant District target until to Strategy is reviewed to reflect the RSS. 9.
In order to avoid double counting, where there is an earlier approved and still valid application for new dwelling units and a further application (e.g. a revised scheme) is approved, then the application which is implemented will be included in the monitoring figures. Replacement figures are not included in the figures.
Permissions data Monitoring Period 01 April 2007 – 31 March 2008 Table 1 – Planning Approvals for new dwelling units Unit Type Affordable housing Unfettered Agricultural workers dwelling Live/work unit Tied (Manager accom.) Demolition/Replacement1 Amended scheme2 Cleud Local Occupancy TOTAL excluding replacement and amended scheme figures TOTAL including replacement figure1 and amended schemes2
Number 23 2 7 12 1 17 6 3 2 50 (net) 73
1
Not counted in net figures Monitored, but with the caveat that they are monitored alongside other valid applications for the same site so figures may change. 2
Planning Permissions by Type 2007-2008
Affordable housing Demolition/Replacement Unfettered Agricultural w orkers dw elling Live/w ork unit Tied (Manager accom.) Amended scheme Cleud Local Occupancy
Table 2 - Planning Permissions granted for new dwelling units by District District Allerdale Eden Copeland South Lakeland TOTAL
Affordable Rural Housing annual permissions 1 9 0 13
Other annual permissions (excluding replacement and amended scheme figures) 5 1 2 19
23
27
Table 3 – Analysis of planning permissions by Parish District
Allerdale
Parish
Above Derwent St Johns, Castlerigg & Wythburn Keswick Eden Patterdale Hutton Copeland Irton with Santon Ennerdale & Kinniside South Hawkshead Lakeland Broughton in Furness Ambleside Witherslack Claife Hugill Broughton East Cartmel Fell Kirkby Ireleth Coniston Lakes TOTAL
No. of units Granted Planning Permission Other Net Net Net ARH Local Brown Green Occupancy/ (CLEUD/LiveAgricultural work/Tied and unfettered) workers dwelling 1 1 1 1
1
4 9 1 1
3
1
1
1 9 1 1
1 9
3 1 1
1
1
5
5
4
1
1
1
17 1 2 1 1
17 1 2
7 1
1
10 2
1 1
1 1
1
1
1 1
1
1
1 1 50
1 1 34
1 1 18
16
23
9
10.
Brownfield/Greenfield Of the 50 units (net) granted planning permission in 2007-08, 34 units (68%) are on brownfield land, compared to the Cumbrian target of 50% and the draft RSS target of 50%. 16 units (32%) are on greenfield sites of which 7 (43%) are agricultural workers dwellings.
11.
Affordable Housing Units A total of 23 affordable units were granted planning permission for 1 April 2007 – 31 March 2008. This constitutes 46% of all (net) housing units permitted in the National Park in that period. The following units were permitted: • 7 houses and 2 bungalows were permitted in August 2007 (7/2006/3022) to be provided through a Registered Social Landlord (Eden Housing association) for new build homebuy and rent respectively on land adjacent to Lake View, Glenridding. • 1 dwelling was granted planning permission in November 2007 (7/2006/5139) to be provided as low cost home ownership on the former PO garage, Brade Street, Broughton in Furness. • 6 affordable units were won on appeal in November 2007 (7/2007/5087) to be provided through a Housing Association for rent at the Former Gas Works Site, Blue Hill Road, Ambleside. • 4 affordable units were permitted in February 2008 (7/2006/5711) at The Croft, North Lonsdale Road, Hawkshead. • 1 unit was won on appeal in June 2007 (7/2006/5417) to be provided as low cost home ownership on Nook Lane, Ambleside. • 1 further unit was won on appeal in February 2008 (7/2006/2114) to be provided as low cost home ownership on Blencathra Street, Keswick • 1 dwelling was granted permission in March 2008 (7/2007/5370) on land opposite Longhowe End, Witherslack
12.
Agricultural Workers Dwellings A total of 7 units were granted planning permission as agricultural workers dwellings, with local occupancy conditions during the same period. This constitutes 14% of all (net) housing units permitted in the National Park.
13.
Demolition and Replacement Dwellings A total of 17 dwellings were granted planning permission for demolition and replacement during the monitoring period. These were permitted in the following Parishes: • 1 in Witherslack, Claife, Above Derwent, Skelwith, Bassenthwaite, Lakes, Egrement, Bootle, Ennerdale & Kinniside, Keswick and Staveley with Ings • 2 in Staveley in Cartmel; and • 4 in Windermere These are not included in the monitoring figures as there is no net gain in new housing development and do not therefore contribute towards meeting the
identified housing need. It is useful however to monitor this statistic to be aware if this housing trend. Completions data Monitoring period 01 April 2006 – 31 March 2007 The Housing Land Availability monitoring exercise from which completions data is collected is due to take place in June 2008. This will provide the information for the monitoring period 01 April 2007 – 31 March 2008. 14.
Each year the Authority monitors the number of housing completions through its housing land availability survey. This allows us to appreciate the economic vibrancy of the building industry and be aware of the changes to the built environment. But most importantly it enables us to assess how effective our planning policies and associated mechanisms are in helping to deliver new housing.
15.
In addition, national and regional policy guidance places emphasis on using land sustainably and creating mixed and inclusive communities, which offer a choice of housing and lifestyle. This means giving priority to the re-use of previously developed land for housing before releasing further Greenfield sites. It also aims to avoid low density development which is wasteful of land and provide a mix of dwelling types, sizes and tenures which help to meet the needs of local people.
Table 4 – Housing Trajectory
Permissions Past Completions Housing Needs Surveys Annual Requirement – for local needs housing (RSS) Annual completions – for local needs housing
0203 195 106
0304 108 88
0405 200 162
0506 123 160
0607 74 167
0708 50
0809
0910
1011
1112
1213
1314
1415
1516
1617
1718
1819
1920
17
328
195
83
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
-
-
-
128
55
55
55
55
55
55
55
55
55
55
55
55
55
16.
For monitoring purposes, in line with current practice, data on additional homes is based on those properties which are built in the plan period. Completions information is monitored annually. Not all planning permissions are built for a variety of reasons and so completions monitoring is recognised as being the most effectively way of assessing whether housing targets will be met.
17.
Within the monitoring period 167 new dwelling units were completed with the Lake District National Park. In line with the requirements of RSS, housing in the Lake District National Park must be developed in keeping with the scale and type that has been identified as appropriate to the area’s strict requirements on meeting
identified local and affordable needs of the locality. Of the 167 units completed 128 (76.6%) were for local and affordable needs housing. 39 were unfettered units of accommodation so when they are resold they will be at full open market value. Table 5 - Completions data by District Area District Area Allerdale
Allerdale total Copeland
Copeland total Eden Eden total South Lakeland
Occupancy type Unfettered Condition – Cumbria wide Agricultural workers dwelling Condition – Parish/neighbouring parish Condition – District area within the LDNP Condition - Parish of Keswick Tied Condition – Local Occupancy S106 – Affordable Housing Unfettered Condition – Cumbria wide Agreement – District Council Agreement – tied/staff accommodation unfettered Condition – Cumbria wide unfettered Agreement – tied/staff accommodation Condition – Local Occupancy Condition – Cumbria wide Condition – restricted use Condition – main residence S106 – affordable housing S106 - tied
South Lakeland total
Units 3 1 2 5 1 2 2 8 7 31 completions 3 5 2 1 11 completions 1 5 6 completions 32 1 29 7 2 4 43 1 119 completions
Affordable Housing Completions 18.
Ensuring a supply of affordable housing is a key challenge to secure sustainable communities. Local Planning Authorities are required to adopt a positive and proactive approach which is informed by evidence, with clear targets for the delivery of rural affordable housing.
19.
We have developed a suite of housing policies which are designed to ensure all new housing developments meet the identified housing need of the locality; locality usually defined as Parish. This approach ensures new housing development will not be used to meet the demand for second homes and holiday home. It removes the concept of demand led housing and replaces it with the notion of meeting housing need. This is informed primarily by the limited land supply and opportunities for new build housing and evidence to support a genuine
need for affordable housing throughout the National Park. Table 5 presents the results of the current housing needs surveys in our area. 20.
Through the Supplementary Planning Document adopted in June 2006, the Authority considers that to be in housing need, a household must be: a) Inadequately housed AND b) Unable to afford to rent and/or buy on the open market AND c) Have a need to live in the locality. Within the monitoring period, a total of 50 new affordable housing units were completed and secured through a Section 106 Agreement.
Table 6 – Housing Needs Surveys in the National Park Parish Above Derwent Ambleside Askham & Helton Bassenthwaite Borrowdale Broughton West (Duddon) Caldbeck Colton Coniston Crook Glenridding Grasmere Haverthwaite Hawkshead Ireby & Uldale Keswick Kirkby Ireleth Langdale, Elterwater, Loughrigg, Skelwith Bridge and Clappersgate Lorton Rydal Satterthwaite Staveley Threlkeld Torver Underbarrow Underskiddaw Windermere Witherslack TOTAL
Date of Survey August 2007 June 2006 January 2006 November 2006 August 2007 August 2005 November 2007 March 2007 March 2006 April 2007 September 2005 October 2006 December 2005 August 2005 November 2007 December 2005 February 2007 November 2006
Need 33 38 + 4 17 5 10 5 20 17 66 10 (7 + 3) 6 40 13 13 5 169 40 11
June 2006 October 2006 November 2006 August 2004 August 2005 March 2006 July 2006 August 2007
9 2 12 17 9 7 17 5
July 2005
23 623
Previously Developed Land 21.
Government guidance and policy seeks to maximise the re-use of previouslydeveloped land and the conversion of non-residential buildings for housing, in order both to promote regeneration and minimise the amount of Greenfield land being taken for development. The national target is that by 2008, 60% of additional housing should be provided on previously developed land and through conversions of existing buildings. It should be noted however that the conversion of buildings previously used for agricultural purposes are currently classed as greenfield land.
Table 7 – Greenfield/Brownfield completions 01/04/06-31/03/07 Year
New Build (net) Greenfield 14
2006-07
PDL 61
Total 75
%PDL 81.33%
Conversions including subdivision (net) Greenfield PDL 25 67
Total
Total
%
PDL 128
All sites 167
PDL 76.65%
Density 22.
Government guidance promotes the efficient use of land as a key consideration in planning for housing. Local planning authorities are encouraged to set out a range of densities to reflect land availability, capacity of infrastructure, accessibility and area characteristics. The Secretary of State’s proposed changes to the draft Regional Spatial Strategy for the North West has included a Residential Density Policy, which states that the density of new residential development should not be less than 30 dwellings per hectare (net).
23.
In the absence of any locally set targets, 30 dwellings per hectare (net) should be used as a national indicative minimum. The effective use of land is an issue within the Lake District National Park as there is not an infinite land resource available. For monitoring purposes we follow government guidance and use the 30 dwellings per hectare target.
Table 8 – Density of new dwellings based on completions 01/04/06-31/03/07
Less than 30 dwellings per hectare Density of New Between 30 and 50 Dwellings dwellings per hectare Above 50 dwellings per hectare Housing Completions 2006-2007
No. of Dwellings 57
Percentage 34.13%
29
17.36%
81
48.5% 167
Trends in Rural Housing 24.
A recent report by the Affordable Rural Housing Commission (May 2006) acknowledged that rural communities face a unique combination of housing pressures. The inward migration of commuters, retirees and owners of second or holiday homes has contributed significantly to demand-led house price inflation.
National Parks in some ways epitomise the problems in delivering affordable housing. The need to protect the landscape whilst addressing the need for affordable housing is evident in policy development. Ageing Population 25.
Cumbria faces major demographic changes over the next 10 years. Since 1991, the number of young people aged 15-29 has dropped by 24,000 or 24%. By contrast, the number of people over 65 has increased by 8% and those over 85 by 37%.1
26.
Not only are the numbers of older people growing, but the average number of years that people survive with a disabling illness is also increasing. Many such individuals can be cared for in their own homes, particularly with the development of assistive technology, use of appropriate aids or adaption’s to the dwelling. According to the RTPI ‘Housing for an ageing population’ (draft 2006) for many vulnerable older people, having the chance to avoid residential care, and live in specially designed housing as tenants or owner-occupiers, is the single most important element in retaining independence and dignity in older age.
27.
The accommodation requirements of older people have either been provided through general needs housing, in sheltered accommodation or in ‘institutional’ care. Recent government policy has focussed around giving all adults with care needs more choice and control in where and how they live and how they wish to receive care. The thrust of the new policies is to help to remain more independent, and to have more control over how care is provided for them.
28.
As a local planning authority we need to be aware of the needs of this growing community sector and appreciate the likely implications this will have on housing need. We need to consider how planning can help to provide more units of high quality housing with care support through adaption’s to and the building of homes. We also need to work with the key stakeholders who will provide for this type of accommodation need in the future.
29.
Government guidance states that planning policies should seek to create sustainable, inclusive, mixed communities in all areas, both urban and rural. And have particular regard to the accommodation requirements of specific groups such as older and disabled people. This approach is reiterated in the draft RSS. The requirements of this sector of the community will be assessed as part of the identified housing needs of the locality.
1
Cumbria Housing Strategy 2006/2011
Table 9 - Older People Population Projections in Cumbria Population aged 65 and over, in five year age bands, projected to 2025 Cumbria People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84
2008 28,300 24,200 19,600 14,000
2010 30,000 25,400 19,900 14,500
2015 37,700 28,200 22,500 15,900
2020 34,500 35,600 25,300 18,400
2025 37,500 32,800 32,100 21,000
People aged 85 and over Total population 65 and over
12,700
13,300
15,200
17,700
21,500
98,800
103,100
119,500
131,500
144,900
Allerdale People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 5,500 4,600 3,800 2,600 2,300
2010 5,800 4,900 3,800 2,700 2,400
2015 7,400 5,400 4,300 3,000 2,700
2020 6,500 6,900 4,800 3,500 3,200
2025 7,000 6,200 6,200 3,900 3,900
18,800
19,600
22,800
24,900
27,200
Copeland People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 3,800 3,200 2,500 1,700 1,400
2010 3,900 3,400 2,600 1,800 1,400
2015 4,900 3,600 2,900 2,000 1,600
2020 4,600 4,500 3,100 2,300 1,900
2025 5,000 4,200 3,900 2,500 2,400
12,600
13,100
15,000
16,400
18,000
Eden People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 3,100 2,700 2,200 1,500 1,300
2010 3,400 2,900 2,200 1,600 1,400
2015 4,400 3,300 2,600 1,800 1,700
2020 4,200 4,200 3,000 2,100 2,000
2025 4,600 4,000 3,900 2,500 2,500
10,800
11,500
13,800
15,500
17,500
South Lakeland People aged 65-69 People aged 70-74 People aged 75-79 People aged 80-84 People aged 85 and over Total population 65 and over
2008 6,600 5,700 4,800 3,600 3,500
2010 7,200 6,100 4,800 3,800 3,700
2015 9,200 6,900 5,600 4,000 4,400
2020 8,300 8,900 6,400 4,800 5,000
2025 9,000 8,000 8,200 5,500 6,100
24,200
25,600
30,100
33,400
36,800
Table 10 - Percentage of total population Total population, population aged 65 and over and population aged 85 and over as a number and as a percentage of the total population, projected to 2025 Allerdale Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 94,900 18,800
2010 95,100 19,600
2015 95,600 22,800
2020 96,400 24,900
2025 97,100 27,200
2,300
2,400
2,700
3,200
3,900
19.81%
20.61%
23.85%
25.83%
28.01%
2.42%
2.52%
2.82%
3.32%
4.02%
Copeland Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 69,600 12,600
2010 69,400 13,100
2015 69,300 15,000
2020 69,300 16,400
2025 69,200 18,000
1,400
1,400
1,600
1,900
2,400
18.10%
18.88%
21.65%
23.67%
26.01%
2.01%
2.02%
2.31%
2.74%
3.47%
Eden Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 53,300 10,800
2010 54,100 11,500
2015 56,000 13,800
2020 57,900 15,500
2025 59,500 17,500
1,300
1,400
1,700
2,000
2,500
20.26%
21.26%
24.64%
26.77%
29.41%
2.44%
2.59%
3.04%
3.45%
4.20%
South Lakeland Total population Population aged 65 and over Population aged 85 and over Population aged 65 and over as a proportion of the total population Population aged 85 and over as a proportion of the total population
2008 107,100 24,200
2010 108,300 25,600
2015 111,400 30,100
2020 114,800 33,400
2025 118,100 36,800
3,500
3,700
4,400
5,000
6,100
22.60%
23.64%
27.02%
29.09%
31.16%
3.27%
3.42%
3.95%
4.36%
5.17%
Data source – www.poppi.org.uk Projecting Older People Population Information System This information is not currently disaggregated to fit the Lake District National Park Boundary. Second Homes and Holiday homes 30.
The issue of second homes and holiday homes generates a variety of responses. Some see second homes as a threat to the viability of rural communities making them little more than a weekend retreat whilst others see second home owners contributing to the community and the economy.
31.
According to the Cumbria Housing Strategy 2006/2011 there are 7,374 second homes in Cumbria, the majority – 4,136 are concentrated in an around the Lake District and Yorkshire Dales National Parks. The Strategy has developed a set of indicators to measure how balanced each of the housing markets areas within Cumbria are. There are 9 in total with one specific to second homes which says ‘When second homes form 10% or more of the market, this appears to affect the sustainability of any village’. Cumbria Rural Housing Trust (CRHT) did a study2 to assess the role of housing in sustaining rural communities. One of their recommendations was to suggest the percentage of second homes should not be more than 20% as this appears to affect the sustainability of any village.
32.
Table 11 presents data relating to second home and holiday home figures within the National Park. It uses data from the Office of National Statistics and is presented at Parish level. It applies the recommendations from both CRHT and the Cumbria Housing Strategy to provide a sustainability profile of each Parish. It is not clear from either study whether this is appropriate at this administrative level but in the absence of any alternative information or approach we consider it a useful test to assess viability.
2
Cumbria Rural Housing Trust Housing: An Effective way to sustain our rural communities.
Table 11 – National Park Profile – Second homes/holiday homes % of second homes which affect the sustainability of any settlement 10% 20% x x x
Parish
Dwellings
Second/holiday homes
Above Derwent Bassenthwaite Blindbothel Blindcrake Borrowdale Buttermere Caldbeck Embleton Ireby & Uldale Keswick Lorton Loweswater Setmurphy St Johns, Castlerigg & Wythburn Underskiddaw Bootle Drigg & Carleton Ennerdale & Kinniside Eskdale Gosforth Irton with Santon Lamplugh Millom Without Muncaster Ulpha Waberthwaite Whicham Askham Bampton Barton Dacre Hutton Lowther Matterdale Mungrisdale Patterdale Shap Rural Threlkeld Blawith & Subberthwaite Broughton East
717 218 73 135 191 59 333 139 231 2727 149 123 55 211
180 (25.10%) 43 (19.72%) 6 (8.22%) 8 (5.92%) 50 (26.17%) 10 (16.95%) 16 (4.80%) 11 (7.91%) 32 (13.85%) 406 (14.88%) 26 (17.45%) 21 (17.07%) 4 (7.27%) 56 (26.54%)
166 353 207
38 (22.89%) 5 (1.41%) 4 (1.90%)
115
10 (8.69%)
163 603 164
45 (27.60%) 28 (4.64%) 12 (7.31%)
343 497 189 79 112 170 188 165 151 638 209 174 298 139 356 60 253 117
16 (4.66%) 30 (6.03%) 22 (11.64%) 16 (20.25%) 8 (7.14%) 15 (8.82%) 17 (9.04%) 23 (13.93%) 47 (31.12%) 45 (7.05%) 70 (33.49%) 3 (1.70%) 70 (23.48%) 22 (15.82%) 141 (39.60%) 6 (10%) 52 (20.55%) 30 (25.64%)
115
24 (20.86%)
x
x x
x
x x x x x
x
x
x
x
x
x x
x
x x
x
x
x
x x x x x x
x x x x x
Broughton West Cartmel Fell Claife Colton Coniston Crook Crosthwaite & Lyth Dunnerdale with Seathwaite Haverthwaite Hawkshead Hugill Kirkby Ireleth Lakes Lowick Meathop and Uplha Nether Staveley Over Staveley Satterthwaite Skelwith Strickland Ketel Strickland Roger Torver Underbarrow & Bradleyfield Upper Allithwaite Whitwell & Selside Windermere Witherslack
33.
464
44 (9.48%)
194 248 420 611 184 304
55 (28.35%) 79 (31.85%) 68 (16.19%) 124 (20.29%) 23 (12.50%) 52 (17.10%)
x x x x x x
81
20 (24.69%)
x
x
386 350 222 560 3015 120 77
29 (7.51%) 74 (21.14%) 25 (11.26%) 21 (3.75%) 901 (29.88%) 14 (11.66%) 14 (18.18%)
x x
x
x x x
x
318 282 166 132 559 218
19 (5.97%) 30 (10.63%) 47 (28.31%) 47 (35.60%) 50 (8.94%) 27 (12.38%)
75 200
21 (28%) 36 (18%)
x x
452
52 (11.50%)
x
71
3 (4.22%)
4530 199 25823
686 (15.14%) 19 (9.54%) 4248 (16.45%)
x x x
x x x
x x
x x
x
Of the 67 Parishes identified using Census information, applying the 10% rule identifies the sustainability of 43 (64%) Parishes being threatened by second home/holiday home ownership. The 20% threshold identifies 22 (32.8%). These figures are almost certainly much higher now as some local Parish Surveys have identified much higher numbers of second home ownership than those expressed in the 2001 census. A small number of Parishes straddle the National Park Boundary and the majority of the population in these Parishes live outside the National Park. When these Parishes are excluded from the figures the percentage of second homes and holiday homes rises to 17.68%. Second home ownership is one of the biggest factors which compromise our ability to establish and maintain balanced housing markets throughout the National Park.
Right to Buy and Right to Acquire 34.
Central Governments have been successively keen to help increase home ownership and have introduced a variety of mechanisms to help facilitate it.
35.
Under the Right to Buy Scheme, tenants can buy their home at a discounted price. According to a Government publication in 2007, the maximum discount available on relevant properties in the North West was £26,000. The scheme is aimed at secure tenants of local authorities and those assured tenants of Registered Social Landlords who previously held secure tenancies with local authorities – for example those who became assured tenants after their council homes were transferred to housing associations.
36.
The Right to Acquire Scheme gives eligible tenants of registered social landlords the legal right to buy the home they currently rent. These discounts for this scheme are fixed amounts published by the Government. The discounts published in 2006 currently range from £9000 to £16000 depending on where you live.
37.
Past experience has shown that the subsequent sale of former local authority and housing association housing into the open market has often been at prices that are unaffordable to many local people. In response to this, the Government has introduced a number of safeguards for small rural settlements of less than 3000 people.
38.
New housing provided by housing associations in parishes of less than 3000 population is exempt from the Right to Acquire which allows residents of housing associations to buy their own homes. Sales receipts from RTA sales receipts are required to be reinvested to provide replacement social housing for rent. Using the information from 2001 Census, the Parishes of Keswick, Lakes and Windermere have a population which exceeds the 3000 figure.
39.
In National Parks special rules apply to those properties that are considered under the Right to Buy Scheme. The sale will be on the condition that the tenant (new owner) may only resell the property to someone who has been living or working in the area for 3 years. Alternatively, if the property is to be resold within 10 years the local authority or Registered Social Landlord may request first refusal. The price of the property in this instance would be based on open market value.
40.
A request for information to the main Housing Associations operating within the Lake District National regarding Right to Buy and Right to Acquire resulted in the data presented in Table 12.
Table 12 – Right to Buy and Right to Acquire figures since 1997 Housing Association Eden HA Impact HA
Home North West
Scheme type Right to Buy Right to Acquire Shared ownership staircasing to 100% Right to Buy
Numbers 10 homes 2 homes 4 homes
Comments 16 new homes developed in the same period Right to Buy does not apply to their properties in the LDNP
6 homes
330 homes in the LDNP so 1.8% have been sold as RTBs
