Guilsborough Housing Survey
May 2020
Contents
Introduction ...... 4
Strategic and Planning Context ...... 5
Methodology ...... 6
Guilsborough Parish Statistics ...... 7
Affordability in Guilsborough Parish ...... 8
Overall Survey Analysis ...... 10
Housing Need Responses ...... 12
Housing Need Analysis ...... 19
Housing Need Conclusion...... 21
Appendix A - Results breakdown ...... 23
Appendix B – Summary of comments ...... 24
Introduction
It should be noted that the duration for responses to this survey in Whilst this, together with the earlier Strategic Housing Market part coincided with the national lockdown due to the Coronavirus Assessment (June 2010)1, allow DDC to plan for the future of the (COVID-19) pandemic district as a whole, we also need to understand the housing need on a more local level, whether this is for market or affordable Housing need is a particularly complex issue that local authorities homes. across the country are facing.
Nationally there is a significant shortfall in the provision of housing Policies in the recently adopted Settlements and Countryside Local compared with the level of need. Plan (Part 2) 2011 – 2029 and the West Northamptonshire Joint Core Strategy provide for development outside of the village All over the country, local people are not able to find a home within confines to meet local needs where this is supported by up to date their communities, that is suitable for their needs and they can evidence in a Housing Needs Survey or Housing Needs Assessment afford. There are a number of contributing factors to this including as set out in Chapter 5 - Development in Rural Areas Chapter.
Whilst there is no single approach that will provide a definitive Increases in rural house prices answer to the exact housing need of a parish, Housing Surveys and
analysis of the DDC Housing Register will give a credible result. Lack of available affordable homes
This report consists of three main parts. The first provides statistical Lack of specialist housing information from secondary data sources i.e. Census information, and looks at the current households in the parish in order to provide a Availability of finance for developers and prospective description of the existing housing and affordability in Guilsborough. homeowners The second part provides views, in terms of future housing provision, and demographics of the households that responded to the survey. Availability of sufficient land for new homes The final section of this report examines the households that have declared that they have need for new housing within the parish. Of Local opposition for new homes the households that have declared a need, a financial assessment has been undertaken in order to further help determine the housing The Objectively Assessed Housing Needs (OAHN) Report (August tenure types required. 2013)1, identifies the level of housing need across the district.
1westnorthamptonshirejpu.org/connect.ti/website/view?objectId=2737904
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Strategic and Planning Context
Daventry District Council has a statutory responsibility to assess Local local housing needs as per the 1985 Housing Act. Settlements and Countryside Local Plan, Part 2 (2011-2029) To help achieve this and aid in the delivery of housing, a number of strategies, policies and documents are available to or produced by Daventry District Council Corporate Strategic Plan (2017 – 2021) the Council including on a national, sub-regional and local level.
Housing Supplementary Planning Document (July 2017) National Allocations Scheme ( July 2017, reviewed April 2019) National Planning Policy Framework (February 2019)
Tenancy Strategy (December 2012 reviewed March 2019) Planning Practice Guidance (Launched March 2014 )
The Strategic Housing Plan 2014-2019 (February 2014) Sub-Regional Affordable Housing Marketing and Communication Strategy (December 2007 revised Dec 2010) West Northants Joint Core Strategy (December 2014) Daventry District Community Strategy 2018 Objectively Assessed Housing Need (August 2013) Daventry District Area Profile (December 2014) West Northants Strategic Housing Market Assessment (June 2010)
Gypsy and Traveller Accommodation Assessment (January 2017)
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Methodology
The methodology that is used for housing surveys in the District is Stage 4 – Survey set out below A letter is sent to all households within the parish, explaining how to access and complete the survey. Stage 1 – Identification of Parish Surveys are made available to complete online. The order in which parishes are surveyed is not definitive and can If someone cannot access the survey online, paper copies are made change for a number of reasons including where villages are available. undertaking neighbourhood planning activity or if a village is faced The Survey remains open for a minimum of 4 weeks. with a planning application/appeal and there would be a benefit from having an up to date survey to help inform the decision. Stage 5 – Collection & Analysis Parishes can also request Housing Surveys to be carried out if the Daventry District Council’s Local Strategy Service collates and existing Survey is more than three years old. analyses the completed surveys and produces a draft report. The report details the number, type and tenure of homes required, Stage 2 – Engaging with the Parish Council as identified via the surveys and analysis of the DDC Housing Early discussions take place with the Parish Council or their Register. nominated representatives about the survey. Officers talk through the process and objectives of the survey, and Stage 6 Review establish any priorities the Parish Council may have. The Parish Council/nominated representatives are given the The Parish Council is given the opportunity to add any bespoke opportunity to factually comment on the draft report prior to its questions to the survey. Unfortunately the core questions and publication. This is for a maximum of 4 weeks. format cannot be changed to ensure consistency across the Housing Surveys. Stage 7 Publication
The final version of the Housing Survey is published on the Stage 3– Marketing Daventry District Council website taking into account any relevant Posters and literature on the Housing Survey are distributed to the comments which may have been received from the Parish Council. Parish Council to place in relevant areas. . Officers from Daventry District Council’s Local Strategy Service can attend one public event in the area. This could take the form of a drop-in event, a public meeting or an item on the Parish Council Meeting Agenda.
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Guilsborough Parish Statistics
The following information is taken from the Neighbourhood Population Statistics Site2 which uses the Census 2011 data. Guilsborough has a population of around 692 of which:
Location Guilsborough Parish is located in Daventry District within the county of Northamptonshire.
Dwellings3 Census information for Guilsborough Parish reports a total of 294 dwellings at 2011
290 (99%) are bungalows or houses 4 (1%) are other dwellings such as flats, apartments, converted or shared homes. There are 15 household spaces (5%) that have no usual residents.
Household & Tenure3 Guilsborough Parish contains 279 households
213 (76%) are owner occupiers 26 (9%) are renting from a Registered Provider 32 (12%) are renting from a Private Landlord 8 (3%) are living rent free
2 Neighbourhood.statistics.gov.uk 3 gov.uk/definitions-of-general-housing-terms
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Affordability in Guilsborough Parish
The National Picture According to ONS, on average in 2018, full time workers can expect to The below table illustrates that house prices in the district are over pay an estimated 7.8 times their annual workplace-based earnings on ten times higher than gross annual workplace-based earnings. buying a home. 2018 2017 2016 2015 2014 The Council of Mortgage Lenders October 2016 report showed that 10.80 10.72 10.42 8.63 8.60 Source: ONS, Housing affordability in England and Wales:20184 first time buyers were typically borrowing 3.56 times their gross income and were tending to use around 18% of their income towards The following table shows the comparison between the paying off the loan. The average loan size was £136,300. Northamptonshire Local Authorities base on the latest figures (2018) and shows that Daventry is second highest figure in the County after Assessing Affordability South Northamptonshire. Assessing affordability involves comparing the house costs against the ability to pay. Authority Ratio Corby 7.49 East Northants 8.32 This is done by determining the ratio of lower quartile house prices to Kettering 8.04 lower quartile earnings which indicates whether people on the lowest Northampton 8.66 earnings can afford to access the cheaper housing in their area. South Northants 11.73 Wellingborough 8.75 The lower quartile house prices are determined by ranking all ONS, Housing affordability in England and Wales:2018 property prices within the area and taking the lowest 25%. The lower quartile incomes are determined by ranking all incomes in the area and taking the lowest 25%. The higher the ratio the less affordable the homes are within an area.
Daventry District
The Office of National Statistics produces information that shows 4https://www.ons.gov.uk/peoplepopulationandcommunity/housing/bulletins/housi Daventry District’s lower quartile housing affordability ratio of price ngaffordabilityinenglandandwales/2018 paid to gross annual earnings.
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The English indices of Deprivation 5provide a relative measure of The repayment costs stated above are for housing only and would deprivation at a small area level across England. Areas are ranked need to be added to living costs to determine the level of household from the least deprived to the most deprived on seven aspects of income required. deprivation including ‘Barriers to Housing and Services’ which contribute to an overall combined measure of multiple deprivation. The Minimum Income Standard for the United Kingdom8 reports on Daventry District is currently ranked 243 out of 317 authorities with 1 how much income households need to afford an acceptable standard being the most deprived and 317 being the least deprived. of living by using a Minimum Income Calculator9 The programme is carried out by Centre for Research in Social Policy Guilsborough Parish at Loughborough University with funding from the Joseph Rowntree 4 properties were sold within Guilsborough Parish during the period Foundation. January 2019 until January 2020 (data sourced from Rightmove6). The calculator estimates that an average family of 2 parents and 2 According to Rightmove, the properties sold consisted of a 2 bedroom children in primary education, living to a minimum standard and bungalow and a 3 bedroom house. The two other properties had no excluding any housing costs and tax payments, requires the following information on size and type. Due to the low volume of sales an household income for a basic standard of living: average price paid would not be a true reflection on the market, therefore for the following analysis, the price paid for the three Weekly Monthly Annually bedroom home has been used with the sale price of 340,000. £740 £3,263 £39,161
7 Using the overall average value and the Money Advice Service If the housing costs were added to this, a household in Guilsborough mortgage calculator, repayments would equate to would require an income of Weekly Monthly Annually £335 £1,451 £17,412 Weekly Monthly Annually
This is assuming a 10% deposit (£34,000), 3% interest rate and 25 year £1,075 £4,714 £56,573 mortgage term.
5 https://www.gov.uk/guidance/english-indices-of-deprivation-2019-mapping- resources 8lboro.ac.uk/research/crsp/mis/ 6 Rightmove.co.uk 9lboro.ac.uk/research/crsp/mis/calculator/ 7 MoneyAdviceService.org.uk
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Overall Survey Analysis
Responses 303 letters were sent to households within Guilsborough Parish, inviting them to complete a Housing Survey for the area. There were 1 survey was completed from a non-resident with a close local connection to Guilsborough. A total of 37 surveys were completed, equating to 11%.
Mix of Properties The graph below shows the opinion of Guilsborough Parish Households on the mix of properties within the parish. Overall, the majority of respondents thought the mix of properties was ‘about right’ across all property types. Many were unsure if there was enough extra care, independent and flats. Many felt that there was a need for a few more bungalows.
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Demographics of all Respondents The following charts show the demographics for those households that completed the Guilsborough Parish Housing Survey.
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Housing Need Responses
The following section of this report provides the responses to the survey that were completed by respondents that expressed a current or future housing need within the next five years, and therefore offers a broad picture of the need for both market and affordable housing within the Parish. A full breakdown of the responses can be found in the Analysis Table (found on page 19).
Of the 37 responses received, 13 respondents stated they have or could have a housing need. This equates to 35% of all respondents. However, not all residents that stated a current or potential need for housing have provided further details. They have therefore been omitted from the following charts.
Out of the answer choices, the answer with the most responses was that respondents wished to downsize to a property more suited to their needs, which received 5 selections.
It is important to note that this question allowed more than one selection, full result can be found within the Analysis Table (Page 19) P a g e | 12
Housing need respondents were asked if they could give reason if they have tried to find a property to suit their needs and have been unable to do so. 6 respondents provided an answer.
It is important to note that this question allowed more than one selection, full result can be found within the Analysis Table (Page 19)
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Local Connection to Guilsborough of Housing Need Respondents The following charts show the local connection to Guilsborough Parish of respondents expressing a housing need that chose to answer this series of questions. All respondents with a housing need selected one or more local connections to the parish area.
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Requirements of Housing Need Respondents The following charts show the preference for those households who stated they have or may have housing need. This section permitted more than one selection, therefore a full breakdown can be found within the Housing Need Analysis section found on page 19.
Respondents to this question were asked about the type of tenure that they required. Market homes are the most desired.
10 out of 13 housing respondents that identified as having a current or future need answered this question.
Of those that sought market properties, all are owner-occupiers (including bought outright or mortgaged).
Of the respondents that would like a housing association property, 1 is currently in a private rental, and the other is an owner- occupier.
Housing need respondents were also asked about the type of housing that they required, 10 answered this question.
The results show that a need is evident for properties that are houses, bungalows, older persons accommodation and a ground floor flat.
There was zero preference for bedsits.
All respondents that wish for a house are currently in a house.
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Respondents to this question were asked how many bedrooms they would prefer to have, based on what they could reasonably afford.
10 housing respondents answered this question.
From these results it is evident that there is a strong preference for two or three bedroom properties. Of the 4 respondents that stated a preference for a 2 bedroom property, all four wished to have less bedrooms that what they already had.
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Affordability of Housing Need Respondents
Housing need respondents were asked; should they consider buying a property, what price range could they reasonably afford.
3 out of the 8 respondents that answered this question could comfortably afford a property valued over £340,000 which is the most recent price paid for a 3 bedroom house as detailed on page 9. All 3 are currently homeowners.
Due to recent property sales figures being limited it is not possible to assume an average property price.
Housing need respondents were asked; should they wish to rent a property in Guilsborough what would be the monthly rent that they can reasonably afford. This question received 6 responses.
The below table shows the household type and what they can reasonably afford
-£400 £400- £500- £600- £700- £800+ £500 £600 £700 £800
Single 1 1
Couple 1 1
Family 2
Those that have not expressed a household type have been omitted from this table. P a g e | 17
Housing need respondents were asked if they could indicate the monthly income of the household (excluding housing benefit). 10 respondents provided an answer for this question.
Housing need respondents were asked to indicate if they have any savings. Half of the 10 people that responded to this question confirmed that they had.
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Housing Need Analysis
The following table shows the breakdown of respondents who have identified a housing need, their current property and tenure, and their preference in tenure where this has been supplied.
# Household Current Tenure & Size Preferences / requirement Preferred Local Reason (need) Makeup tenure connection Bedrooms Property Tenure Bedroom Property preference preference 2 Unknown 3 Bungalow Owner occupier - - - Residence - 6 Single 4 House Shared ownership 2 Older persons ‘Custom build’ Residence Would like to downsize, accommodation or ‘Self build on and family would like to receive a plot of land support from family 7 Couple 5 House Owner occupier 2 House ‘Custom build’ Residence, Would like to downsize or ‘Self build on family and a plot of land employment 10 Family 2 House Private rental 3 House Renting from a Residence Cannot afford to live in private landlord, village, issue with renting from a current property housing condition, would like to association, buy own property, buying shred current property too ownership small 11 Family 4 House Owner occupier 3 House Buying shared Employment Cannot afford to live in ownership the village 12 Unknown 5 House Owner occupier 4 House Buying on the Residence Would like to downsize open market 16 Single 5 House Owner occupier 2 Ground floor Other: Assisted Residence May require assisted flat accommodation accommodation 17 Family 3 House Owner occupier 3 House Buying on the Residence To live independently, to open market, receive family support buying shared ownership
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19 Couple 4 House Owner occupier - - Residence 25 Single 4 House Owner occupier 2 Bungalow Other: ground Residence To receive support from floor family 26 Couple 6+ House Owner occupier 1 Older persons Renting from a Residence Would like to downsize accommodation housing and family association 27 Couple 4 House Owner occupier - - Residence 31 Couple 6+ House Owner occupier 3 House Buying on the Residence Would like to downsize open market
Housing register information As of April 2020, there were 7 applicants with a close local connection to Guilsborough on Daventry District Councils general housing register. It should be noted that Daventry District Council operates a Choice Based Lettings Scheme, this allows applicants to apply for any property they are eligible for. Therefore the below chart shows what applicants can apply for (property eligibility) as well as their preference.
Household type Bedroom Property preference Property eligibility Local connection eligibility
Single person 1 Bungalow / house House / Flat / General needs bungalow Residence
Single person 1 Bungalow / house / single House / Flat / General needs bungalow Residence person accommodation
60+ 1 – 2 Bungalow Flat / House / Bungalow Residence
60+ 1 – 2 Bungalow / flat Flat / House / Bungalow Residence
Family 2 House Flat / House / General needs bungalow Residence
Family 2 – 3 House Flat / House / 2 bed bungalow Residence
Family 2 – 3 House Flat / House / 2 bed bungalow Residence
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Housing Need Conclusion
The following table provides the results from the housing survey and from information sourced from the housing register in a summarised format. Please refer to Appendix A for the full results.
The following should be noted in viewing the below table (and that contained within Appendix A): Residents that have not selected a preferred tenure have been omitted from the table No limit has been applied to the tenure and property type selection for survey respondents and therefore some households have expressed their main tenure preference, in other cases household have selected more than one preference. Please refer to Appendix A for the full results. Recommendations for numbers of bedrooms in shared ownership, market and Custom or Self Build are based on the number of bedrooms specified by the respondent, applicants can purchase the size of home that they are able to afford which may be of a different size than indicated below. Bedroom need for applicants from the housing register has been calculated using the family size criteria implemented as part of the Welfare Reform Act 2012; Housing Register data does not take into account affordability and therefore an assumption is made on the most affordable property size based on the family make up. In this respect calculation is made on requirement only (as opposed to eligibility).
Summary table 1 bed 2 bed 3 bed 4 bed Other e.g. Sheltered, independent living, private rent F H B F H B F H B F H B Affordable housing for rent 3 4 2 2 1 x older person accommodation (1 bed)
Private rent 1
Market Housing 2 1
Shared ownership 3
Custom / self-build 2
Starter home 1
Key: F = flats, H = houses, B = bungalows
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The Guilsborough Parish Housing Survey was carried out during just Shared Ownership over a four week period in March and April 2020. The following 3 households were identified with a need for Shared ownership: conclusions can be drawn from the survey. It should be noted that the number identified is based on the answer provided by the Property Type Number household, and the household can choose more than one option, Required therefore recommendation is to view this alongside the full 3 Bed House 3 results breakdown that forms Appendix A. Private Rental Affordable housing for rent 1 household expressed a need for private rental accommodation 9 households were identified with a need for affordable housing for rent from a housing association, providing responses as recorded below. Custom or Self Build 2 households expressed an interest in obtaining land to custom Property Type Number build or self-build a property on. Required
1 Bed House 3 2 Bed House 2 3 Bed House 2 Market Housing 1 – 2 Bed Bungalow 4 3 households expressed a need for market housing: Other i.e. single person accommodation 1 Property Type Number Required 3 Bed House 2 Starter home 4 Bed House 1
1 household expressed an interest in affordable housing amongst other options.
Property Type Number Required 3 Bed House 1
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Appendix A - Results breakdown
Affordable Homes for rent Market housing Shared Custom/ Starter Private Other Ownership Self home renting
build House Bungalow Other* House Bungalow Other* House # 1 2 3 4 2 3 4+ 2 3 4 2 3+ 1 - 2 bed N/A N/A bed bed bed bed bed bed bed bed bed bed bed bed 2 Older person 6 accommodation 7 10 11 12 Older person 16 accommodation 17 19 25 Older person 26 accommodation 27 31 38 *Single person 39 accommodation 40 41 42 43 44 All respondents to the survey that have not selected a property type preference or specified a preferred tenure have been omitted from the table.
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Appendix B – Summary of comments
Respondents to the survey were invited to give comments on the Housing Survey; this Appendix provides a summary of the comments. Those comments that do not relate to the Survey have been omitted from this table.
Summary of comment – housing need respondents I live on my own in a large house, owned. I need a smaller place, preferably all on one level, as mobility deteriorates. Family proposed building a disabled friendly house for me. Would love to move to this, to avoid the possibility of having to either leave the village and family in order to find disabled friendly accommodation, or to have to continue to struggle in current home. I have known many elderly who have had to leave Guilsborough due to few smaller houses available in the village, to rent or buy. We are becoming too old to maintain our large house with a large garden. We would like to build suitable, level access accommodation for ourselves. We would like to do the same for our parent in the village of older age. We have a site. This would house both households so we can continue to enjoy living in this parish. It would also free up two large houses for sale for younger families to purchase and enjoy. The village could do with Fibre ability broadband with new housing and any new properties could do with better boiler systems, my current property has electric and is very expensive to run. The village is perfect for young people to grow and flourish and without affordable housing I feeling I may have to leave Guilsborough. Both the primary and preschool are struggling for numbers and this is largely due to the fact there are no affordable housing providing opportunities for families with a lower income. The community needs affordable housing to inject younger families! Village desperately needs more young families It is a shame that young people cannot afford to stay in the village, as prices tend to be high in comparison to town prices. The village must continue to grow in order to support the village shop and other amenities/activities
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