News Update from the Working Group ~ February 5 2021
As you will see from our Minutes and Agendas we've continued to be busy meeting and working on the Polices for the Neighbourhood Plan...these 'Policies' are the 'topic areas' which will be included in the DRAFT Plan that we will put out for village consultation in the coming months.
We have completed the work with Locality partner AECOM with whom we shared data from our recent household survey which help us to identify Housing Needs in our Parish. Their Housing Needs Assessment report is available here and a summary of its findings is at the end of this update.
Our application for a Technical Support Grant to carry out a 'Housing 'Design Statement' for our Parish is progressing, and we should hear soon if we have been successful. The Stoke Ferry Character Assessment we carried out over the Summer months will then feed into the Design Statement.
You can join the regular full NP Working Group Meetings as an observer...Due to Corvid-19 restrictions we are holding our meetings on ZOOM~ just contact us for the Zoom link for our next meeting.
Tenure and Affordability
1. In terms of the current tenure profile of the neighbourhood, 71.4% of households in the neighbourhood area own their own homes.10.2% of the NA’s residents rent privately on the market while 16.4% of live in social rented homes. There is no shared ownership in the neighbourhood area. Between 2001-2011, there was an increase in both home ownership and private renting. However, the amount of social rented housing remained flat.
2. In terms of house prices, between 2010-2019, mean prices increased by 1.2%, median prices increased by 26.5% and LQ prices increased by 24.5%.
3. In terms of house prices by type, the price for terraced homes increased by 16.9% over the time period, which was the only increase over the period. The price for detached homes decreased by -0.8% between 2001-2011, while the price of semi-detached homes decreased by 6.3% over the same period. Together, this contributed to an overall (mean) average growth of just 1.2% over the period.
4. By benchmarking the incomes required to afford the different tenures in the neighbourhood area, we determined the following:
• Households need an income of around £42,429 to be able to afford to buy an entry level property on the open market. This is slightly above average incomes within Stoke Ferry (£41,200). The gap between the cost of market renting and home ownership is relatively narrow, affecting those with incomes of between £35,080 and £42,429. Affordable routes to home ownership may be suitable to this group of households.
• It appears that both discounted market sales (with a discount of 30-40%) and shared ownership (25%-50% share) would extend home ownership to those on average incomes. However, none of the affordable home ownership options aside from shared ownership (25% share) can extend home ownership to those on LQ incomes, even where there might be two members earning.
• Rent to Buy products allow households to access discounted market rents whilst they save for a deposit with the option to purchase their property within a defined time period. This product can help households with modest incomes, who may be able to afford a mortgage, but who do not have sufficient savings for a deposit. The income required to access Rent to Buy is the same as that required to afford market rents. In this case, this income required to access entry level rents is £35,080. Given entry level rents are affordable to those on mean incomes, Rent to Buy is likely to be a suitable option for those on average incomes who wish to access home ownership. However, given average rents are not affordable to households on LQ incomes, even with two earners, Rent to Buy is still not enough for LQ income households, who are likely to require affordable rented provision. • It is clear that those on lower quartile earnings can afford affordable rent and social rent, but only where there are two members earning or with additional subsidy. For lower earning households, the provision of social and affordable rented tenures should be prioritised.
5. It is estimated there will be a need for 40 affordable homes for sale and 28 affordable homes for rent over the plan period. Based the evidence in this report and other policy considerations, we recommend a tenure split of 70/30. This follows the council’s suggested 70/30 split, bearing in mind that given the affordable housing target is set at 20%, 50% of all affordable housing delivered might have to be delivered in the form of affordable home ownership products.
6. Two indicative tenure mixes have been provided, which could serve as a guideline for the breakdown of Affordable Housing tenures in Stoke Ferry based on the evidence other considerations the LPA’s proposed mix of 70% rented and 30% affordable home ownership would seem appropriate.
Mix 1 (indicative mix based on local needs) proposes that 70% of affordable homes be provided as rented tenures, and the remaining 30% delivered as affordable routes to home ownership.
Mix 2 (indicative mix with 25% First Homes requirement) proposes that 25% is delivered as First Homes with a further 5% as shared ownership and 70% as social/affordable rented. This aligns with the direction of proposed national policy, which includes a mandated minimum level of delivery of the Government’s new First Homes affordable home ownership products.