Affordable Housing
Local Area Needs Index
August 2006
Prepared by
55 West Street Chichester West Sussex PO19 1RU 01243 771304 www.adamsintegra.co.uk
Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Contents
Page
Introduction 4
Background to Stoke-on-Trent 6
Stoke-on-Trent Areas 7
Methodology 9
Strategic Context 11
¾ Community Strategy 11 ¾ Stoke-on-Trent City Plan 2001 12 ¾ Housing Strategy 12 ¾ North Staffordshire Core Spatial Strategy 13 ¾ RENEW North Staffordshire Scheme Update 17 ¾ (Draft) Supplementary Planning Document 18 ¾ Affordable Housing Needs Issues Paper 19 ¾ Local Area Plans 19
City Wide Context 25
¾ Census 2001 Data 25 ¾ Average House Price and Income Data 26 ¾ Empty Homes in Stoke-on-Trent – A Case for Action 26 ¾ Existing and Proposed Community Facilities 28 ¾ Neighbourhood Renewal Assessments (NRAs) 30 ¾ Helping Residents Relocate: Products and Support Mechanisms 31 (ABRA October 2005)
Existing Stock by Sector 33
• Local Authority Stock ¾ Existing Housing Stock by Ward 33 ¾ Council House Condition & Investment 38 Needs Survey 2004
• Housing Association ¾ Existing Property type by Ward – RSL Stock 40 ¾ New Build Homebuy & Discounted Market Housing 46
• Private Sector ¾ Private Sector House Condition Survey 47
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Housing Need 50
• General Need 50 ¾ Housing Demand (Council Stock) 50 ¾ Housing Needs Survey and update 51 ¾ Housing Register 54 ¾ Homelessness Data 57
• Specialist Need 57
¾ BME Statistics 57 ¾ Black and Minority Ethnic Communities and Asylum Seeker 58 /Refugee Groups - Housing Needs and Aspirations ¾ Population and Household Forecasts for Stoke-on-Trent 59 with an Ethnic Group Dimension ¾ The Existing and Potential Housing Market for the 60 Asian Community in North Staffordshire ¾ Supporting People Needs Mapping (Starfish) 61
Conclusions 63
Recommendations 65
Appendix I Map of 10 Ward based areas and 49 Neighbourhood Areas
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Introduction
Stoke-on-Trent City Council has instructed Adams Integra to prepare a Local Area Needs Index to establish what affordable housing is required in different localities with the aim of creating balanced sustainable communities. The Index aims to identify the type, tenure and mix of affordable housing required in different localities based on a combined assessment of local housing need, the existing nature of the area, the local housing market and existing and proposed community facilities.
Historically Stoke-on-Trent has had no shortage of houses available on the open market and which would, by any more general definition, be affordable. However, this stock of low cost housing masked the real local housing need where there is a lack of the right type and quality of affordable housing. In addition, there have been significant increases in the price of housing, not matched by corresponding rises in income levels, and there will be a substantial impact arising from the planned restructure of the housing market.
In March 2006 ‘The Office of the Deputy Prime Minister’ released a paper titled ‘State of the English Cities’ which looks at the rise in people living on their own that will account for 72% of annual household growth up to 2026. The projections are higher than previous projections due to higher household growth in the North and Midlands with 20,000 additional households a year compared to previous forecasts. The household projections are not an assessment of housing need but are an indication of the likely increase in households given the recent demographic trends.
The Government recognises that the planning system provides a major role in the provision of Affordable Housing. Affordable housing is usually provided as part of a larger development scheme for market housing. Therefore the need for Local Authorities to influence the delivery of properties within new housing developments to ensure that housing need is met within the City is critical.
Affordable housing is housing that is defined as being ’affordable’ in the local context, and which covers a spectrum of outcomes including ‘low cost’ and ‘subsidised’. PPG3 emphasis the role of the local authority in defining ’affordability’ with specific reference to incomes, house prices and rents;
‘’Local Plan policies for affordable housing should….define what the authority considers to be affordable in the local plan area in terms of the relationship between local income levels and house prices or rents for different types of households’’.
The aim of the Index is to provide an open and transparent analysis of the type and nature of housing required in various areas of the City. Developers are encouraged to discus their proposals, at an early stage, so that they are able to better shape their proposals prior to submitting a planning application to achieve a better thought out, designed and balanced proposal to meet local need, and to avoid potential delay in bringing their development forward. This process will help the Council, working with developer, RSL and
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This document will aid this process and provides additional guidance supplementary to the emerging Local Development framework and will inform the preparation of an Affordable Housing Supplementary Planning Document (SPD) in due course.
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Background to Stoke-on-Trent
During previous decades there has been a decline in population mainly due to people moving away. This changing population has inevitably had an impact on local services and housing, and the vitality of individual town centres.
Over the past four decades, Stoke-on-Trent has worked systematically to remove the worst features of industrial dereliction and decay. There still remains a substantial amount of dereliction, poor quality buildings, housing and infrastructure for which new uses and regeneration is desperately needed.
The City has been given special status both as a Regeneration Zone and a Housing Market Renewal Pathfinder.
RENEW North Staffordshire is one of nine Housing Market Renewal Pathfinder schemes in England. The pathfinder area contains around 67,000 properties and includes the majority of the old six towns of Stoke-on-Trent. Sponsored by the Office of the Deputy Prime Minister, the schemes aim to create a better future for communities hit by low demand for property and poor quality housing.
North Staffordshire faces particular problems; house prices are the fourth lowest in England, thousands of privately-owned homes have been classified as unfit and the number of empty homes is rising. Much of the social housing is unpopular and the local population is falling as people move to surrounding areas and commute ever increasing distances.
It is critical that housing market renewal is linked to the creation of higher value employment, retraining, a more diverse and aspirational housing stock, and development of the physical infrastructure to drive economic improvement.
RENEW North Staffordshire is an opportunity to deliver the changes needed to reverse the decline and create a better future. It is planned to build a wider choice of homes, to rent or buy, and to make communities safer and better places to live.
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Stoke-on-Trent Areas
To determine what affordable housing will be required in different locations within Stoke- on-Trent following discussion with Stoke-on-Trent City Council, Adams Integra will base the Local Area Needs Index on the following ward based areas:
1. Tunstall and Burslem North The wards consist of Goldenhill, Tunstall, Stanfield & Little Chell and Burslem Park.
2. Chell & Packmoor and Norton & Bradeley The wards consist of Fegg Hayes & Chell, Packmoor & Turnhurst, Oxford & Brindley Ford, Chell Heath, Bradeley, Norton & Ball Green, Norton Lane, Ford Green and Norton Green.
3. Burslem South & Northwood and Birches Head The wards consist of Middleport & Longport, Burslem, Forest Park, Birches Head West, Birches Head East and Northwood.
4. Abbey Green and East Valley The wards consist of Abbey Hulton, Milton & Baddeley Green, Smallthorne and Sneyd Green.
5. Bentilee & Townsend and Berryhill & Hanley East The wards consist of Bucknall & Townsend, Bentilee, Hanley East & Joiners Square and Berryhill & Eaton Park.
6. Hanley West & Shelton and Hartshill & Penkhull The wards consist of Shelton North & Etruria, Shelton South, Cliff Vale & Basford, Hartshill West and Penkhull & Hartshill.
7. Fenton & Stoke and Trent Vale The wards consist of Fenton, Fen Park & Sandford Hill, Trent Vale and Boothen.
8. Longton North and Longton South The wards consist of Meir Hay, Fen Park & Sandford Hill, Dresden & Normocot and Longton.
9. Blurton, Trentham and Hanford The wards consist of Hollybush, Blurton & Newstead, Hanford, Trentham West, Trentham East and Trentham Ley.
10. Meir Park & Sandon and Weston & Meir North. The wards consist of Lightwood, Meir South, Meir Park, Weston Coyney West, Weston Coyney East and Meir North.
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A map illustrating the relationship between the established geography of the 49 neighbourhood areas (referred to in this report and other information reviewed) and the above ward based areas is provided at Appendix I.
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Methodology
The Local Area Needs Index has been produced by considering the following:
1) A review of Stoke-on-Trent City Council’s reports and data.
2) Discussions with the Housing Allocations Department and liaison with various contacts within Stoke-on-Trent City Council.
3) Consideration of information, data and internal comments and feedback to formulate the Recommendations for each of the 10 defined ward areas.
An inception meeting was held to confirm the framework of the project and to obtain relevant reports and data to assist the report.
The Local Area Needs Index assumes a demand for affordable housing in Stoke-on-Trent and provides guidance on the type, tenure and mix of affordable housing in the different ward areas, based on the affordable housing policy stated in the draft Supplementary Planning Document (SPD) under preparation.
In order to ascertain the context of supply, demand and aspiration of housing need in the City, various sources of information were interrogated to provide an overview on strategic context, City wide context, existing stock provided by the Local Authority and Housing Associations, Housing Need and Specialist need.
By studying the information provided, we created an overview of each of the 10 ward areas which included:
• Existing housing type • Household composition • BME profile • Average house prices and income levels • Existing and proposed community facilities • Housing Demand and Aspirations
The draft SPD being worked up seeks 50% of affordable housing to be for social rent and 50% to comprise of Newbuild Homebuy, Discounted Market Housing and Intermediate Rent. Intermediate rent can be used as an option where an individual’s income is higher than that required for affordable rent. This would be as an alternative to Newbuild Homebuy when ownership is not a preference. It will be used to subsidise any shortfall in affordable rented family accommodation or to subsidise the failure in provision of suitable private rented stock.
Looking at the existing property types available within the City against household composition helps determine the shortfall of any accommodation types. The quantity and
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An area with a larger number of places of worship could possibly indicate a higher BME profile than an area with fewer places of worship.
Some specific groups, such as BME residents, may have different housing requirements and needs than the general population. In this instance, consideration should be given to their cultural requirements and preferences when making recommendations.
In looking at affordability of areas it may be evident from average house prices and incomes that certain tenure options may not be suitable or may require flexibility in their approach.
It is a combination of all these factors that help create a picture of an area in terms of current supply and future demand and thus the recommendations that are made in this report.
It is worth noting that the Local Area Needs Index cannot be site specific and offers guidance only on the type, tenure and mix of affordable housing in the defined areas within Stoke-on-Trent. The recommendations are not prescriptive and offer flexibility to alter the quantity or type of property dependant on material considerations at the time of development.
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Strategic Context
Community Strategy 2004-2014
The strategy outlines a Plan for Stoke-on-Trent developed by the City Council and Local Strategic Partnership to develop proposals designed to transform the City over the long term.
In 1910 the 6 pottery towns of Tunstall, Burslem, Hanley, Stoke, Fenton & Longton were united under a single Local Authority.
The City’s population lives in around 108,000 households. 12,500 (5%) of the population are non-white ethnic minorities, of this group 50% are Pakistani. During the last decade there has been a declining population mainly due to out migration. Birth rates have been falling more rapidly than nationally and there is an increasingly older population.
Key Issues to address include:
1. A declining population.
2. Poor quality older terraced housing with a limited range of different types of properties.
3. A declining employment base.
4. Widespread multiple deprivation (poverty, poor housing, unemployment, low skills etc) with hotspots in certain areas.
Our vision “A City that provides good quality housing with good job prospects and good wage levels. Where businesses are supported and new businesses are attracted to provide a diverse economy.”
The City has been given special status both as a Regeneration Zone and a Housing Market Renewal Pathfinder.
The priorities include:
1. To create a culture of enterprise and innovation and make Stoke-on-Trent a good place to do business. 2. To make Stoke-on-Trent an investment location by removing dereliction and unfit housing. 3. To provide new quality jobs for our communities. 4. To develop the physical infrastructure to drive economic improvement.
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Stoke-on-Trent City Plan 2001
The City Plan 2001 was adopted in September 1993, albeit that it was prepared some years earlier. Whilst the plan cannot be regarded as up to date, some of the aims of the plan relating to areas such as diversifying housing choice, improving living environments and the focus upon area-based housing renewal, are as relevant today as they have ever been. In many ways it was a progressive and forward-looking document at the time it was prepared. Many of the policies of the Plan have been superseded, in the case of housing provision, first by the Structure Plan and then the Regional Spatial Strategy. The City Plan 2001 was “saved” and remains part of the Development Plan until September 2007 (unless superseded in full or in part by emerging Development Plan Documents (‘DPDs’).
The City Plan 2001 sets out in Chapter 2 the approach that will be taken to the delivery of housing, including at Policy HP2, support for the delivery of affordable and special needs housing by Housing Associations and other agencies. The supporting text makes clear that where affordable housing is provided by private developers then measures will be employed to ensure that the benefits of affordable housing are enjoyed by successive as well as the initial occupiers.
The Staffordshire and Stoke-on-Trent Structure Plan 1996 to 2011 was adopted in May 2001. At Chapter 7 it sets out the strategic framework for the development of housing across the plan area. Whilst the housing targets are superseded by those contained in RSS, much of the detailed guidance is still highly relevant. In particular Policy H8 deals with affordable housing, and indicates that provision for the affordable housing needs of the community should be a fundamental consideration, and confirms that where there is a demonstrable need for affordable housing this should be sought through negotiations with developers and other means including bringing accommodation forward through the conversion of existing buildings and mixed use developments. Again it is emphasised that affordable housing should remain available at low cost to successive occupiers.
The Regional Spatial Strategy deals with housing at Chapter 6 and more specifically with the issue of delivery of affordable housing at Policy CF5. This places a strong emphasis on the continuing assessment of the need for affordable housing, and how this can best be delivered. The importance of partnership working in assessment and delivery is emphasised, facilitated by the Regional Housing Partnership. Individual authorities are required to indicate the need for affordable housing within their area, set out the steps that will be taken to ensure this remains affordable and consider the appropriate thresholds at which affordable housing will be sought.
Housing Strategy 2003-2006 (Updated August 2003)
The Local Area Based Needs Index should be read in conjunction with the Housing Strategy and subsequent updates of that document.
The purpose of the strategy was to direct investment over the 3 year period 2003-2006 (and in the case of updates, over subsequent periods) and explains the Council’s
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Due to the breadth of the Housing Strategy we are not including the detail of it within this report.
In brief summary, the Strategy sets out a clear plan of action that seeks to address the City’s key housing issues:
1. Private sector housing conditions
2. Housing market failure
3. Non-decent social housing
4. Social inclusion
5. Housing management
North Staffordshire Core Spatial Strategy
Approximately 20,000 dwellings will be built in North Staffordshire in the 20 year period to 2021 comprising of a minimum of 37% in the Inner Urban Core, a maximum of 58% in the rest of the conurbation and a maximum of 5% in rural areas.
Land will be released on a phased basis to permit construction of about 13,800 dwellings in Stoke-on-Trent. It is intended that 85% of housing development will be on brownfield sites in line with Government targets.
The precise details of how this housing will be delivered will be set out in a series of Area Action Plans. Whilst an indication of the content of these is set out below, this will be subject to a detailed process of public scrutiny and change.
Affordable housing provision will be determined on a site by site basis, in the Inner Urban Core provision may vary between 0-40% where needed and depending on local circumstance. Elsewhere provision will be made for 25% where provision is on site or by commuted sum for the provision of affordable housing elsewhere.
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Housing Provision 2001 - 2021
Number of dwellings
Completions 2001 – 2005 2,886 Commitments at 1st April 2005 3,822
Area Action Plans (minimum)
City Centre & Etruria Road Corridor 500 City Centre South & University Quarter 1,920 Burslem, Etruria Valley & Middleport 1,684 Meir 450
Second Round Area Action Plans (Inner Urban Core) 500
Peripheral Estates & General Renewal Areas 600
Stoke-on-Trent Remainder 1,000
Windfall Allowance 418
Total 13,780
For reference purposes elsewhere this figure has been rounded and referred to as ‘approximately 13,800’. This was the position as at April 2005. The April 2006 update was being considered at the time of this study, but with figures not sufficiently settled to be quoted here.
Provision is made consistent with the principles of regeneration and market renewal and to ensure a minimum of ten years supply as required by the Regional Spatial Strategy and national guidance.
The Areas of Major Intervention consist of: Middleport, Burslem & Etruria Valley; Hanley North West; Hanley East; City Centre South; South Shelton; Stoke; Meir and Knutton & Cross Heath.
(NB: Knutton & Cross Heath is in Newcastle Under Lyme).
The General Renewal Areas consist of: Tunstall; Smallthorne; Burslem Park; Birches Head; Dresden and Normacot.
The Other Areas of Housing Intervention consist of: Kidsgrove; Fegg Hayes; Norton; Abbey Hulton; Bentilee; Coalville and Blurton.
Appropriate provision will be made for affordable housing, the initial approach being to seek 25% affordable housing on all residential development sites, with higher levels being
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Draft City Centre and Etruria Road Corridor Area Action Plan
Residential development will be encouraged within the Plan Area within mixed use areas. Priority sites are detailed in the table below. These sites will form part of the overall portfolio of housing land and will deliver a minimum contribution of 500 houses.
Site Reference Site Area (ha) Housing Contribution Capacity (units) MU1 East West Precinct 4.98 74 MU2 Business Quarter 2.62 135 MU3 City Centre West (Tesco site) 5 0 MU4 Clough Street 7.34 94 MU5 Etruria Road West 2.88 35 MU6 Etruria Road East 1.41 28 MU7 Trinity Street 3.08 118 MU8 Sampson Street 1.22 34 MU9 Waterloo Road / Vale Road 5.94 0 TOTAL 518
It is anticipated that there will be further sites coming forward within this area. Guidance is provided within the emerging Area Action Plan (‘AAP’) as to how such provision should be made and the appropriate mix of uses that will be sought.
Draft City Centre South and University Quarter Area Action Plan
Planning permission has already been granted for over 900 residential units with a further capacity of approximately 600 units on sites H6 to H11;
Site Reference Site area (ha) Capacity (units) H1 Humbert Street 8.26 290 H2 Hanson Works 0.5 30 H3 Trent works 5.9 236 H4 Hanley Pottery 1.3 154 H5 Eagle Pottery 4.34 217 H6 Melville Street 3.76 188 H7 Commercial Road 0.86 51 H8 Berkeley Street 2.3 115 H9 Hampton Street 0.5 40 H10 Trentmill Road 0.54 27 H11 Ridgway Road 0.9 54 Total 1402
The following areas will be subject to detailed appraisal in full consultation with local communities to determine the appropriate balance between new development, refurbishment and clearance. It is anticipated that the renewal areas will contribute about 500 residential units to the overall supply.
Site Reference Site Area (Ha) R1 Wellington Street 17.86 R2 / R3 Ogden Road 5.38 R4 Bower Street 0.8 R5 Joiners Square 1.6 R6 Rectory Road 2.1 R7 Chatham/ Pynest Street 1.7 R8 Seaford Street 9.39 R9 Oxford Street 14.88
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City Waterside is crucial to the transformation of Stoke-on-Trent and will provide an exemplar of the best of modern urban living. Comprehensive regeneration of this area will be accompanied by the provision of a new primary school, currently under construction.
The following areas are allocated for mixed use development:
Site Reference Site area (ha) Housing capacity (units) MU1 Raymond Street 8 100 MU2 Shelton Enterprise Centre 2 25 MU3 Etruscan Street 2 90 MU4 Twyfords 1.7 102 MU5 University Library 1.3 0 MU6 University car park 0.56 0 MU7 Stoke links 4.5 0 MU8 PO/ Virgin car park 1 0 MU9 Roebuck Street 2 0 Total 317
Draft Burslem, Etruria Valley and Middleport Area Action Plan
Planning permission has already been granted for about 800 residential units with further capacity of approximately 500 dwellings is identified in sites H5 to H16;
Site Reference Site Area (ha) Capacity (units) H1 Greenhead Street 6.20 420 H2 Bournes Bank 2.60 265 H3 Navigation Road 1.00 48 H4 Sunny Bank 0.58 74 H5 Canal Street 3.30 99 H6 Davenport Street 2.61 65 H7 Greenhead St / Scotia Road 2.40 129 H8 Hall Street 0.30 15 H9 Blake St / Newcastle Street 0.40 24 H10 Waterloo Rd / Nile Street 0.30 15 H11 Stanley Works 0.30 18 H12 Navigation Road 0.19 10 H13 Croft Street 1.15 69 H14 Former Wood & Sons 1.10 55 H15 Port Street 0.3 18 H16 Newport Lane 3.07 154 Total 1478
The following areas will be subject to detailed appraisal in full consultation with local communities to determine the appropriate balance between new development, refurbishment and clearance. It is anticipated that the renewal areas will contribute about 450 replacement residential units in the overall supply.
Site Reference Site Area(ha) R1 Scotia Road 3.7 R2 Price St / Jenkins St 1.5 R3 Blake St / Murhal St 3.68 R4 St Paul Street 1.88 R5 Bridgewater Street 1.5 R6 Newcastle Street 0.42 R7 Newcastle Street 0.3 R8 Scott Lidgett Road 2.1 R9 Morton Street 3.9 R10 Slater Street 3.5 Total 22.48
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The following areas are allocated for mixed use development:
Site Reference Site area (ha) Housing capacity (units) MU1 Top Bridge Works 0.80 24 MU2 Wades 1.43 14 MU3 Nile Street 5.41 80 MU4 Furlong Passage 0.31 12 MU5 Navigation Road 200 Total 330
Draft Meir Area Action Plan
It is vital that the needs of individuals, families and communities are met with the provision of a suitable mix of dwellings. New developments should offer a range of choices of housing in terms of mix of house sizes, types and tenures.
All new social housing should be built to lifetime homes standards with suitable allocations built to accommodate special needs as required.
Residential development in Meir should make a contribution to city-wide housing targets. In order to achieve these targets and complement existing sustainable housing areas, the redevelopment of Meir should provide approximately 450 dwellings.
The redevelopment of Meir will replace 178 council flats with 36 new build affordable flats. Overall there will be a 50% reduction in unpopular affordable flats. The proposals will provide approximately 450 new build properties of which 50% will be for private sale and almost 25% shared ownership.
RENEW North Staffordshire Scheme Update – November 2005
The aim of RENEW is to:
• Balance the supply and demand for housing • Provide a quality housing stock • Retain and attract population • Transform the urban form and local environment • Promote social cohesion and meet housing needs • Achieve sustainable neighbourhoods
There is further mention of the RENEW November 2005 Scheme Update on page 43 of this report.
The level of voids is perhaps the single most important indicator of the health of a housing market. The increase in the number of voids reflects the increasing mismatch of supply and demand. If 1996-2004 average build and demolition rates were to continue to 2021 there would be a net increase in dwellings of 16,000 (11,500 in Stoke-on-Trent and 4,500 in Newcastle) compared with a corresponding projected household decline for the 2 areas combined of 1,940 (based on the continuation of current migration trends).
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When the existing surplus void stock is taken into account (approximately 2,200 dwellings) this would give a conurbation housing surplus of approximately 20,000 dwellings by 2021.
While it is inevitable there will be an oversupply of housing in the short term due to existing planning permissions, the projected growth has been balanced with the projected clearance programme that will result in a small surplus of approximately 700 dwellings. This surplus will be eroded rapidly thereafter as household growth continues. [(*) Knutton and Cross Heath is in Newcastle Under Lyme].
Outputs by geographical area 2006-07 and 2007- 08
Outputs City Middleport Meir Knutton/ Peripheral General Remaining TOTAL Centre Cross Estates Renewal Pathfinder South Heath (*) Areas Areas NB for sale/ 403 291 30 55 94 30 395 1298 LCHO New Build Rent 71 51 45 49 102 0 30 348 New Build Other 0 0 0 0 0 0 0 0 Total New Build 474 342 75 104 196 30 425 1646 Conversions 0 0 0 0 6 4 0 10 Refurbishment 400 100 402 240 2048 70 1390 4650 Improvement 295 298 220 2000 1240 810 1340 6203 Demolition 158 18 62 3 438 25 0 704 Acquisitions 246 176 62 145 389 50 30 1098
Outputs by geographical area 2008-09 and 2009-10
Outputs City Middleport Meir Knutton/ Peripheral General Remaining TOTAL Centre Cross Estates Renewal Pathfinder South Heath (*) Areas Areas NB for sale/ 571 446 51 169 170 0 1425 2832 LCHO New Build Rent 101 78 12 121 102 38 350 802 New Build Other 0 0 0 0 0 0 0 0 Total New Build 672 524 63 290 272 38 1775 3634 Conversions 0 0 0 0 6 4 0 10 Refurbishment 400 200 404 200 1915 0 2207 5326 Improvement 295 423 357 2000 1280 700 2240 7295 Demolition 432 202 88 471 237 35 70 1535 Acquisitions 352 224 88 116 196 30 180 1186
Draft Supplementary Planning Document (SPD) in preparation
The draft SPD is intended to explain how the relevant Local Development Document (‘LDD’) policies are to be applied in dealing with planning applications for significant new development and to ensure consistency in the Council’s approach.
The Council’s Housing Strategy, Housing Register and Housing Needs Survey demonstrate the aims and objectives of the Council in meeting housing need and the level of demand for affordable housing. The Council is committed to utilising the latest housing data to ensure its programme of affordable housing provision is properly planned and justified in negotiations with applicants.
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Local Plan Policy HP5 indicates that a site’s suitability for affordable housing provision should take into account its size and location in relation to services and the evidence of housing need in the locality.
The site size threshold at which it is appropriate to negotiate for affordable housing will be 0.5 hectares or above or developments of 15 or more dwellings. The Council proposes to take a consistent approach in implementing the LDD affordable housing policy and will seek up to 25% of a sites capacity for affordable homes within the City and up to 40% in the areas of Intervention as defined in the LDD.
The nature of local housing needs will influence the type of affordable housing being sought.
The major demand in Stoke-on-Trent is housing for social rent as indicated on the Housing Needs Register and in the Housing Needs Survey 2005. It is the Council’s desire to meet the most urgent housing needs of housing register applicants wherever possible and on that basis try to achieve 50% of all sites for social rent and 50% for Newbuild Homebuy, fixed equity or low cost sale.
Affordable Housing Needs Issues Paper
The aim of the Affordable Housing Needs Issues Paper (and associated summary Statement) is to take an overview of the theoretical approach of the Housing Needs Survey 2005 and the range of housing market factors we have picked up in reviewing information for this Local Needs Index, the related Development Viability Study and wider work underway with and by the Council.
It highlights and explains the key trends and issues within the local housing market which are resulting in declining affordability (housing access) levels and the affordable housing picture changing so rapidly.
The paper formulates a practical interpretation of theoretical issues raised in various information sources from Stoke-on-Trent City Council and its partners, considering the definition of Housing Need, affordability, eligibility and the supply of housing.
Local Area Plans
The Local Area Plan is a list of things Stoke-on-Tent Council have agreed to do to make each area a better place to live.
The plan details what has already been done and what needs to be done to improve the area based on what people who live and work in the area need. We have summarised information to provide a brief synopsis based on each of the 10 ward areas.
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1. Tunstall and Burslem North
Major housing and environmental improvements will be taking place in the Burslem Park neighbourhood which is the subject of a General Renewal Area for the RENEW programme.
The area has a mixed age group population and a mainly white ethnic origin. Households consist of single persons and family households, particularly in Tunstall. Most housing is semi-detached and terraced properties with a mixture of owner occupation and rented accommodation from the City Council. House prices are below the City average.
Car ownership is low and residents rely on the bus to commute to work. In most areas crime rates are below the City average except in Tunstall; household incomes are below the City average.
2. Chell & Packmoor and Norton & Bradeley
Norton estate is one of six peripheral housing areas within Stoke-on-Trent which RENEW has identified as being at risk of experiencing decline and where remodelling should be considered to achieve a sustainable future. Bradeley Village is the United Kingdom’s first and largest social housing complex for older people.
There is an average school age population and a higher pensioner population. The predominant ethnic group is white British. Households consist of single parents and family households. Housing tenure is a mixture of owner occupation and rented accommodation from the City Council. In general house prices are above the City average (house prices in Fegg Hayes and Chell are below the City average) and sales are dominated by semi- detached and detached properties.
On average car ownership is low and residents rely on the bus to commute to work. The recorded numbers of violent crimes (common assault and assault causing actual bodily harm) were around the City average. In general, household incomes are above the City average although in three of the neighbourhoods household income was below the City average.
3. Burslem South & Northwood and Birches Head
Middleport and Longport has been identified by RENEW as an Area of Major Intervention with proposed significant intervention, acquisition, clearance and housing market restructure. Major housing and environmental improvements will be taking place in Birches Head West which is the subject of a General Renewal Area. Burslem was the subject of the Cobridge Community Renewal Single Regeneration Budget programme providing improvements to housing, the environment and new developments at Festival Heights provided new employment opportunities.
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There is an average school age population with a smaller pensioner population. The population is mainly of a white ethnic origin although there is a significant Pakistani presence, particularly in Middleport and Longport, Burslem and Forest Park. There is a high proportion of single person households with higher than average family households in Birches Head East. Housing tenure is a combination of owner occupation and rented accommodation from the City Council. Property types are dominated by terraced housing and house prices are below the City average. Car ownership is low; in the areas of Middleport and Longport, Burslem and Forest Park crime is above the City average with nuisance and disorder a major issue. Household incomes are below the City average except in Birches Head East.
4. Abbey Green and East Valley
The area has a mixed age group population and is a mixed residential area with both Housing Association and Local Authority properties. The properties are a mixture of pre- 1914 terraced housing and semi-detached and detached accommodation. There is a high school age population and pensioner population. The strongly predominant ethnic group is white British. Households consist of single parents and married couple households. Housing tenure is a mixture of owner occupation and rented accommodation from the City Council. House sales are dominated by semi-detached and terraced housing.
Car ownership is below the City average and residents rely on the bus to commute to work. Crime rates are below the City average and household incomes are below the City average.
5. Bentilee & Townsend and Berryhill & Hanley East
Bentilee is one of the largest Council estates in the country and is designated as a peripheral estate for Housing Market Renewal. The neighbourhood of Hanley East and Joiners Square lies within the City Centre South Area of Major Intervention as designated through the RENEW programme. The area is being subject to a number of neighbourhood appraisals to help formulate a detailed master plan to create a new urban village within a waterside setting at the edge of the City centre. Detailed proposals include 600 new homes and the provision of a new school facility. Clearance of unfit housing has started.
There is an average school age population with pensioners better represented. Residents are almost exclusively of white ethnic origin except for a 2% Pakistani population in Hanley East and Joiners Square. There is a high proportion of single person and single parent households. Housing tenure is a mixture of owner occupation and rented accommodation from both the City Council and Housing Associations. Property types are dominated by semi-detached properties and there is a higher than average number of flats. House sales are dominated by semi-detached and terraced housing; house prices are below the City average.
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Car ownership is low and residents rely on the bus to commute to work. Crime rates are above the City average, particularly in Bentilee and Hanley East and Joiners Square. Household incomes are below the City average.
6. Hanley West & Shelton and Hartshill & Penkhull
Shelton North and Etruria will undergo a number of Neighbourhood Renewal Assessments over the next two years. These will be used to identify any housing which does not meet current fitness standards or are not sustainable. Where appropriate these properties will be improved or cleared and the area redeveloped within the context of the Urban Core Masterplan. Etruria has undergone some house clearance and derelict land is being reclaimed for residential development. Clearance and demolition works are in progress in Shelton South and further demolitions have taken place in Cliff Vale and Basford.
This ward has seen a population increase, the population consists of young families, couples and single people; Shelton South is the location of the City’s student population. There is considerable ethnic population mix with 18% of residents in Shelton North and Etruria of Pakistani origin. Housing tenure is a mixture of owner occupation and rented accommodation from both Housing Associations and private landlords. The housing stock is dominated by terraced properties; house prices are generally above the City average. Car ownership is low; crime rates are above the City average with anti-social behaviour, vehicle crime and burglary being the main issues. Household incomes are above the City average except in Shelton North and Etruria and Shelton South where incomes are low reflecting the student population.
7. Fenton & Stoke and Trent Vale
A comprehensive clearance programme in the 1990’s in Fenton resulted in a variety of new developments.
The school age population is above the City average with an average pensioner population. The predominant ethnic group is white British with a small Pakistani element; households consist of single person and family households. Owner occupation dominates the tenure mix and sales are mainly semi-detached and terraced properties. In general house prices are below the City average.
Car ownership is slightly lower than the City average. Recorded crimes are higher than the City average, particularly anti-social behaviour and vehicle crime. Household income is below the City average.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 22 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
8. Longton North and Longton South
This ward has seen an increase in population with a high school age population and low pensioner population except in Longton. The predominant ethnic group is white British with a higher than average number of family households. There is a substantial Pakistani community in Fen Park & Sandford Hill and Dresden & Normacot. Owner occupation dominates the tenure mix, most properties are semi-detached or terraced housing.
Crime rates are below the City average as are household incomes except in Meir Hay.
9. Blurton & Trentham and Hanford
Hanford includes a large Council estate where a number of Council owned properties have been brought up to Decent Homes Standard.
There is an average school age population and a higher pensioner population. The predominant ethnic group is white British. Households consist of a high proportion of single person households with Trentham having a dominant married couple household composition. Housing tenure is a mixture of owner occupation and rented accommodation from the City Council. The housing stock is dominated by semi-detached properties with a higher than average number of flats in Blurton and Newstead. House prices are above the average; sales are dominated by semi-detached houses and detached properties in Trentham.
Crime rates are below the City average and household incomes are in line with the City average except in Trentham where it exceeds the average.
10. Meir Park & Sandon and Weston & Meir North
The Coalville Estate area in Weston Coyney East is identified as an area of major change. In accordance with an adopted masterplan new development is taking place which will create new homes, shops and community facilities. The majority of housing in Meir was built for rent by the City Council; in recent years the area has become less popular. RENEW aims to help the community in Meir by providing improved housing and a better quality environment.
The population is a mixture of school age children and those of a pensionable age. The population is mostly of a white ethnic origin; households consist of families, single households and in Weston Coyney East the majority of households are married couples and pensioners. There is a high turnover of residents in Meir North. Housing tenure is a mixture of owner occupation and rented accommodation from the City Council. In Lightwood and Meir Park the majority of properties are detached but the rest of the ward most of the housing is semi-detached. There are a high proportion of flats in Meir North.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 23 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Car ownership in Meir North is low and residents rely on the bus to commute to work. Crime rates are equal to the City average except in Meir North where anti- social behaviour, violent crime, burglary and vehicle crime is an issue. Household incomes are above the City average except in Meir South, Weston Coyney East and Meir North.
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City-Wide Context
Census 2001 Data
Population and Demography
Stoke-on-Trent's population in 2001 was recorded as 240,636. This showed a decline of almost 9,000 people since 1991.
There were 240,636 people living in 103,196 households in Stoke-on-Trent making the city the 44th largest local authority area. The average household size was 2.33 persons.
There were 4,861 vacant household spaces in Stoke-on-Trent. This equated to 4.5% of all properties. This was the 41st highest vacancy rate observed across England and Wales.
Owner Occupation
In Stoke-on-Trent 65% of homes are owner-occupied compared with a national figure of 68.9%.
Owner-occupation can be divided between those who own outright and those with a mortgage/loan. 44% of owner-occupiers in Stoke-on-Trent own their properties outright compared to the national average of 43%.
Local Authority rented accommodation
19.5% of households are 'Council' rented in Stoke-on-Trent. This compares with 10.3% in Newcastle-under-Lyme and 4.1% in Staffordshire Moorlands.
Rented from a Housing Association/Registered Social Landlord
5% of households in Stoke-on-Trent rent from an RSL. 6% of households in England and Wales now rent from a Housing Association or registered social landlord.
Rented from a private landlord or letting agency
Private rented accommodation now accounts for 6.7% of households in Stoke-on-Trent. 8.7% of households in England and Wales are 'private rented'.
Shared Ownership
1.1% of households in Stoke-on-Trent are in 'shared ownership', paying part rent and part mortgage. This compares with a national rate of 0.7%.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 25 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Average House Price and Income data
The table below shows the average property price and average income in each of the ward areas.
The average property price data was collated from advertised re-sale values in quarter 1 of 2006; the average gross income data for 2005 was extrapolated from CACI Ltd.
Area Overall House – Flats Terrac Semi Detached Average Average Average £ ed £ £ Income £ £ £ £ Tunstall and 79,866 79,866 0 54,616 93,253 143,436 22,541 Burslem North
Chell & Packmoor 108,213 108,213 0 86,996 102,943 151,025 24,010 and Norton & Bradeley Burslem South & 70,736 87,428 72,833 61,048 84,529 116,707 22,626 Northwood and Birches Head Abbey Green and 95,850 95,850 0 78,389 98,830 173,113 23,634 East Valley Bentilee & 76,384 76,384 0 66,833 89,094 139,500 20,646 Townsend and Berry Hill & Hanley East Hanley West & 79,316 112,366 101,82 74,511 101,188 161,400 23,309 Shelton and Hartshill 6 & Penkhull Fenton & Stoke and 86,938 119,640 77,737 78,355 92,787 187,777 22,343 Trent Vale Longton North and 111,333 111,333 0 67,469 101,185 165,990 23,534 Longton South Blurton & Trentham 124,416 124,416 0 66,052 110,254 207,318 27,388 and Hanford Meir Park & Sandon 108,320 108,320 0 69,843 101,266 175,340 26,305 and Weston & Meir North
Empty Homes in Stoke-on-Trent – A Case for Action
Census 2001 information identified 4,861 vacant properties within Stoke-on-Trent. The 2005 Council Tax data showed this number had increased to 5,888 empty properties, a 21% increase in 4 years.
The information available from the Census 2001 data showed the highest levels of vacancies occurred where there was a high level of private rented stock, however in areas where there was a low student population, such as Tunstall or Middleport and Longport the high numbers of vacant properties was of more concern.
Figures from 2004 identified 460 long term vacant properties which fell within the area earmarked for regeneration with a further 2,883 properties identified as short term vacant.
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Stoke-on-Trent is considered to be an area of low demand, however there is an increasing need for supported housing for vulnerable groups in order to stem the rise in homeless applications.
The City Council is currently only able to house approximately 25% of people currently on the waiting list; this demonstrates a clear need to provide further housing opportunities within the City.
Neighbourhoods that had voids of over 100 properties in 2005 were:
• Penkhull & Hartshill • Bentilee • Bucknall & Townsend • Hanley East & Joiners Square • Shelton North & Etruria • Sneyd Green • Northwood • Milton & Baddeley Green • Middleport & Longport • Forrest Park • Burslem • Fegg Hayes & Chell Heath • Shelton South • Tunstall • Blurton & Newstead • Dresden & Normacot • Fen Park • Fenton • Hartshill West • Boothen • Trent Vale • Cliff Vale & Basford • Meir North
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Existing and Proposed Community Facilities
The table below details existing community facilities in each of the 10 ward areas.
Type of Area Area Area Area Area Area Area Area Area Area Facility 1 2 3 4 5 6 7 8 9 10 Community 8 5 3 7 4 2 3 6 Centre/Day Centre Places of 6 4 2 14 4 6 5 10 4 8 worship Railway Station 1 2 1 Bus Station 1 Schools - 10 6 5 6 6 10 5 5 8 8 Primary School- 1 2 2 2 1 2 1 2 2 2 Secondary College 2 1 1 1 Public Houses 7 22 7 18 8 15 14 11 6 8 Library 1 1 1 2 1 1 1 Supermarket 7 6 2 5 1 6 3 1 5 3 Post Office 4 4 4 4 3 4 3 3 4 2 Convenience 5 4 7 4 2 3 2 2 4 Store GP Surgery 5 4 1 3 4 4 4 5 2 2 Leisure Centre 1 1 8 4 5 1 2 2
Area 1 -Abbey Green and East Valley Area 2- Bentilee & Townsend and Berryhill & Hanley East Area 3- Blurton & Trentham and Hanford Area 4 -Burslem South & Northwood and Birches Head Area 5- Chell & Packmoor and Norton & Bradeley Area 6 - Fenton & Stoke and Trent Vale Area 7 - Hanley West & Shelton and Hartshill & Penkhull Area 8 - Longton North and Longton South Area 9 - Meir Park & Sandon and Weston & Meir North Area 10 -Tunstall and Burslem North
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The table below details proposed community facilities in each of the ten ward areas.
Area Proposed Facility Comments Abbey Green and East Valley Primary School Smallthorne Primary School to be rebuilt. Special School Refurbishment of Abbey Hill Special School. Community Centre Completion of community centre. Bentilee & Townsend and Nursery School Nursery provision expanded. Berryhill & Hanley East Primary School Joiners Square primary school to be rebuilt. Primary School Kingsland Primary School. GP Surgery New LIFT scheme providing 2 GP’s. New Homes and Land to North and South of Caldon Canal – new school facility 600 new homes and provision of a new school facility. Blurton & Trentham and Primary School Newstead School to be rebuilt. Hanford Secondary School Trentham High school to be refurbished and and sports facilities sports facilities to be provided. Library and health New facilities at Trentley Road. centre Burslem South & Northwood Primary School Forest Park school to be expanded and Birches Head Recreation facilities Central Forest Park to provide children’s' play facilities. Chell & Packmoor and Norton & Primary School Whitfield School to be expanded. Bradeley Primary School Packmoor School to be extended. Primary School Burnwood Primary to be developed as an extended school. Gyms/Leisure New health facility to be built. Centre Fenton & Stoke and Trent Vale Primary School Springfields School. Primary School Extend Bishop Stamer site. GP Surgery New health centre at Fenton Health centre site. GP Surgery New health facility at Glebedale Road. Recreation Centre Hanley West & Shelton and Primary School New school adjacent to Etruria Park. Hartshill & Penkhull GP Surgery New health facility on Howard Place site. Longton North and Longton Primary School Extended Edensor CE Primary. South Community Proposal site – Meir Hay. facilities Meir Park & Sandon and Primary School Grange school to be expanded. Weston & Meir North Primary School New school – Meir Park. Gym/Leisure Southern Area Leisure Centre. Centre Community Centre Meir Youth & Community Centre. Tunstall and Burslem North Community Facility Community Arts facility at Summerbank Primary School. Recreation Burslem Park improvements to include Facilities children’s play facilities, games area and skating area.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 29 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Neighbourhood Renewal Assessments (‘NRAs’)
The City Council are in the process of undertaking Neighbourhood Renewal Assessments (NRAs). These assessments look at sub-neighbourhood areas within wards affected by Masterplan proposals; predominantly Hanley, Shelton, Burslem and Middleport.
The household surveys look at household composition, gender/age profile, ethnic composition, the financial situation of respondents, current housing type and tenure and respondents preferences in terms of tenure, number of bedrooms and housing type.
We have researched the following NRAs completed at the time of this report:
• Pyenest Street, Shelton – Hanley West & Shelton and Hartshill & Penkhull ward
• Chatham Street, Shelton - Hanley West & Shelton and Hartshill & Penkhull ward
• Parkhouse Street, Shelton - Hanley West & Shelton and Hartshill & Penkhull ward
• Dresden Street, Hanley – Bentilee & Townsend and Berryhill & Hanley East ward
• Seymour Street, Hanley – Bentilee & Townsend and Berryhill & Hanley East ward
• Wellington Street, Hanley – Bentilee & Townsend and Berryhill & Hanley East ward
• Middleport East – Burslem South & Northwood and Birches Head.
In general the information gathered in the surveys, although representative of only a small part of each of the 10 defined ward areas within the Needs Index reaffirms those recommendations detailed later in this report in terms of what tenure, housing type and number of bedrooms the Council’s proposed strengthened approach to planning led affordable housing should seek.
This is in the context of this Needs Index providing a general starting/target point with site and location specifics to be considered in each case.
As indicated above, there is now specific information beginning to emerge as a result of the assessments. In due course, this will provide a more detailed picture of specific needs in these areas. The Council and its partners will be monitoring this information as part of regularly updating housing requirements. This should be included as part of the recommended annual review of the Area Based Needs Index.
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Helping Residents Relocate: Products and Support Mechanisms (ABRA) – October 2005
A series of focus groups were held in City Centre South to explore resident responses to financial products designed to assist the relocation of households facing clearance.
Focus Group Summary of Main findings – Majority Population
1. Economically Active Owners
• The clear preference is for continued home ownership.
• Generally negative about shared ownership, with an antipathy to anything which involves the ‘sharing’ of their home with a Housing Association.
• Some were positive towards Homebuy (allows them to afford a more expensive property, and option to move to full ownership is attractive), others did not like the links with Housing Associations.
• Discounted purchase – participants did not like the fact they would never have the option to ‘’buy out’’ full ownership of the property.
• Some were very positive to equity mortgages (preferred to Homebuy, were seen as being free from housing association involvement, enabling ‘betterment’ and allowing a greater share of the property to be purchased than Homebuy).
2. Non Economically Active Owners
• While a probable majority were negative to Shared Ownership some were ‘reluctantly positive’, particularly if it could be made available with a repairing option.
• Homebuy was less popular as Homebuy only covers 25% of the cost of a replacement property.
• Equity mortgages were surprisingly supported, given the costs associated and lower incomes of this group.
3. Economically Active Tenants
• Most aspired to purchase.
• Shared Ownership was generally preferred to other products; tenants were favourably disposed to Housing Associations, who were generally viewed positively as good landlords.
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• Homebuy and discounted purchase were seen as requiring too large an initial contribution (mortgage) to be realistic.
• Some Private tenants preferred to continue to rent and some to purchase. Of those who would continue to rent preference is split roughly 50:50 between private landlords and social renting. Uncertainty is a key feature for all age groups.
• Tenants were generally very positive about options to help them buy homes, and when presented with options to help them a number were clearly viewing the possibility of home ownership as more achievable than it had appeared to them previously.
Focus Group Summary of Main findings – Asian Community
• Desire for continued home ownership very strong.
• Shared ownership was not very popular as the rental element was seen by most as ‘wasted money’ and the idea of sharing ownership of a house was not popular (if shared ownership is an option, then anyone presenting it will really need to have a good working knowledge of how the Housing Benefit rules apply).
• Homebuy was more popular than Shared Ownership. While participants did not like equity uplift they “did own” their own home.
• Discounted purchase was clearly unpopular. The fact that purchasers could never own all of their home made the product less desirable than Homebuy.
• Property size on Relocation – Most but not all participants seemed to take the view that two smaller houses were better than one big one provided they were ‘next door’ or at least very close by. This seemed to apply more where there were two or more households living together as part of an extended family. In some cases, where parents had a large number of children, then a larger single property was clearly necessary.
• The desire and determination of the community to stay together is clear from some of the observations. The community see specific localities as being suitable for their needs in terms of specialist shops, schools and doctors who understand their community and their needs.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 32 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Existing Stock by Sector
Local Authority
Existing Housing Stock by ward
As at 21st February 2006 the total Local Authority stock in Stoke-on-Trent was 20,141 units; detailed in the table below.
Type of Property Number of properties % of City Total Studio Flat 0 0% 1 Bed Flat 821 4.08% 1 Bed House 11 0.05% 1 Bed Bungalow 3,336 16.56% 2 Bed Flat 2,148 10.66% 2 Bed House 5,629 27.95% 2 Bed Bungalow 235 1.17% 3 Bed Flat 55 0.27% 3 Bed House 7,506 37.27% 3 Bed Bungalow 19 0.09% 4 Bed House 171 0.85% TOTAL 19,931
Sheltered Flat 210 1.04% TOTAL 210
TOTAL 20,141 100%
The following tables show the breakdown by type and quantity for each of the ward areas of Stoke-on-Trent as provided by Stoke-on-Trent City Council.
Tunstall and Burslem North
Total stock as % of City Total – 10.45%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 62 2.95 1 Bed House 3 0.14 1 Bed Bungalow 332 15.77 2 Bed Flat 177 8.41 2 Bed House 847 40.24 2 Bed Bungalow 15 0.71 3 Bed Flat 0 0 3 Bed House 622 29.55 3 Bed Bungalow 2 0.10 4 Bed House 16 0.76 TOTAL 2076
Sheltered Flat 29 1.38 TOTAL 29
TOTAL Tunstall and Burslem 2105 100% North
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Chell & Packmoor and Norton & Bradeley
Total stock as % of City Total – 12.51%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 50 1.98 1 Bed House 1 0.04 1 Bed Bungalow 268 10.64 2 Bed Flat 246 9.77 2 Bed House 634 25.17 2 Bed Bungalow 27 1.07 3 Bed Flat 0 0 3 Bed House 1269 50.38 3 Bed Bungalow 0 0 4 Bed House 24 0.95 TOTAL 2519
TOTAL Chell & Packmoor and 2519 100% Norton & Bradeley
Burslem South & Northwood and Birches Head
Total stock as % of City Total – 8.31%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 136 8.13 1 Bed House 0 0 1 Bed Bungalow 420 25.10 2 Bed Flat 276 16.50 2 Bed House 371 22.18 2 Bed Bungalow 31 1.85 3 Bed Flat 41 2.45 3 Bed House 362 21.64 3 Bed Bungalow 0 0 4 Bed House 3 0.18 TOTAL 1640
Sheltered Flat 33 1.97 TOTAL 33
TOTAL Burslem South & 1673 100% Northwood and Birches Head
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Abbey Green and East Valley
Total stock as % of City Total 12.18%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 14 0.57 1 Bed House 0 0 1 Bed Bungalow 468 19.08 2 Bed Flat 198 8.07 2 Bed House 850 34.65 2 Bed Bungalow 7 0.29 3 Bed Flat 2 0.08 3 Bed House 826 33.67 3 Bed Bungalow 1 0.04 4 Bed House 31 1.26 TOTAL 2397
Sheltered Flat 56 2.28 TOTAL 56
TOTAL Abbey Green and East 2453 100% Valley
Bentilee & Townsend and Berryhill & Hanley East
Total stock as % of City Total 13.09%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 86 3.26 1 Bed House 7 0.27 1 Bed Bungalow 354 13.42 2 Bed Flat 180 6.83 2 Bed House 653 24.76 2 Bed Bungalow 27 1.02 3 Bed Flat 12 0.46 3 Bed House 1305 49.49 3 Bed Bungalow 0 0 4 Bed House 13 0.49 TOTAL 2637
TOTAL Bentilee & Townsend and 2637 100% Berryhill & Hanley East
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Hanley West & Shelton and Hartshill & Penkhull
Total stock as % of City Total 3.85%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 111 14.30 1 Bed House 0 0 1 Bed Bungalow 155 19.97 2 Bed Flat 128 16.49 2 Bed House 167 21.52 2 Bed Bungalow 19 2.45 3 Bed Flat 0 0 3 Bed House 183 23.58 3 Bed Bungalow 12 1.55 4 Bed House 1 0.13 TOTAL 776
TOTAL Hanley West & Shelton 776 100% and Hartshill & Penkhull
Fenton & Stoke and Trent Vale
Total stock as % of City Total 7.34%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 46 3.11 1 Bed House 0 0 1 Bed Bungalow 234 15.83 2 Bed Flat 157 10.62 2 Bed House 546 36.94 2 Bed Bungalow 27 1.83 3 Bed Flat 0 0 3 Bed House 421 28.48 3 Bed Bungalow 1 0.07 4 Bed House 14 0.95 TOTAL 1446
Sheltered Flat 32 2.17 TOTAL 32
TOTAL Fenton & Stoke and Trent 1478 100% Vale
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Longton North and Longton South
Total stock as % of City Total 8.57%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 0 0 1 Bed House 0 0 1 Bed Bungalow 645 37.35 2 Bed Flat 104 6.02 2 Bed House 425 24.61 2 Bed Bungalow 39 2.26 3 Bed Flat 0 0 3 Bed House 480 27.79 3 Bed Bungalow 3 0.17 4 Bed House 3 0.17 TOTAL 1699
Sheltered Flat 28 1.62 TOTAL 28
TOTAL Longton North and 1727 100% Longton South
Blurton, Trentham and Hanford
Total stock as % of City Total 12.04%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 241 9.94 1 Bed House 0 0 1 Bed Bungalow 287 11.84 2 Bed Flat 407 16.79 2 Bed House 438 18.07 2 Bed Bungalow 2 0.08 3 Bed Flat 0 0 3 Bed House 1031 42.53 3 Bed Bungalow 0 0 4 Bed House 18 0.74 TOTAL 2406
TOTAL Blurton, Trentham and 2424 100% Hanford
Prepared by Adams Integra. August 2006. Ref: 05214 Page 37 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Meir Park & Sandon and Weston & Meir North
Total stock as % of City Total 11.66%
Type of Property Number of properties % of Ward Total Studio Flat 0 0 1 Bed Flat 75 3.19 1 Bed House 0 0 1 Bed Bungalow 173 7.36 2 Bed Flat 11.71 2 Bed House 698 29.71 2 Bed Bungalow 41 1.75 3 Bed Flat 0 0 3 Bed House 1007 42.87 3 Bed Bungalow 0 0 4 Bed House 48 2.04 TOTAL 2317
Sheltered Flat 32 1.36 TOTAL 32
TOTAL Meir Park & Sandon and 2349 100% Weston & Meir North
Council House Condition and Investment Needs Survey 2004
The survey looks at the physical condition of the City’s Council housing stock and reviews both current and projected investment needs to 2034.
At the time of the survey housing stock totalled 21,357 dwellings.
The Council has responsibility for a predominantly traditional post war housing stock offering specialist and family accommodation up to 4 bedrooms in size.
Houses and bungalows account for 18,063 dwellings (85%) predominantly terraced and semi detached. 3,294 dwellings (15%) are flats, the majority of which are low rise (up to 2 storeys).
The housing stock is mainly early post war (1945-64) construction giving rise to an ageing construction and elemental profile. 10,288 (48.2%) were constructed 1945-1964 with 5,469 (25.6%) constructed pre-1945.
Overall 13,463 dwellings (63%) comply with all requirements of the Decent Homes standard. 7,894 (37%) fail at least one element of the Standard and are by definition Non- Decent.
The majority of dwellings, 5,201 (65.9%) are defective on one item of the Standard, 2,693 (34.1%) exhibit multiple failure.
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The primary reasons for Non-Decency are disrepair and energy efficiency; disrepair affects 5,980 (76%) non-decent dwellings, energy defects affect 2,127 (27%) non-decent dwellings.
Costs to achieve decency are estimated at £35.345m representing an average expenditure per non-decent dwelling of £4,477. The majority of expenditure is required to address fitness and repair defects.
In addition to required action to address non-decent homes, the survey estimates that without further action an additional 12,172 dwellings will deteriorate into Non-Decency by 2009/10. These represent 57% of total housing stock. Reasons for deterioration are repair driven and related to projected failure of primary building components. Major cost programmes identified kitchens, bathrooms, heating and roof coverings. Total costs to retain decency are estimated at £28.898m.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 39 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Housing Association
Existing Property type by ward – Registered Social Landlord Stock
There a number of Housing Associations that have housing stock within the Stoke-on- Trent area some of which are specialist providers.
The total Housing Association stock in Stoke-on-Trent was 5,040 units; detailed in the table below.
(NB. This list is not conclusive as not all Housing Associations provided the requested information – March 2006)
Type of Property Number of Tenure Type of properties property as % of City total Studio Flat 135 Rent 2.68% 1 Bed Flat 1,227 Rent 24.35% 1 Bed House 5 Rent 0.10% 1 Bed Bungalow 16 Rent 0.32% 2 Bed Flat 962 Rent 19.09% 2 Bed House 860 Rent 17.06% 2 Bed Bungalow 76 Rent 1.51% 3 Bed Flat 2 Rent 0.04% 3 Bed House 614 Rent 12.18% 3 Bed Bungalow 7 Rent 0.14% 4 Bed House 56 Rent 1.11% 5 Bed House 1 Rent 0.02% 6 Bed House 2 Rent 0.04% TOTAL 3,963
1 Bed Flat 4 Shared 0.08% Ownership 1 Bed House 0 Shared 0% Ownership 2 Bed House 97 Shared 1.92% Ownership 3 Bed House 28 Shared 0.56% Ownership TOTAL 129
2 Bed House 10 Hospital Trust 0.20% 3 Bed House 15 Hospital Trust 0.30% TOTAL 25
Bedsit 1 Elderly 0.02% 1 Bed Flat 310 Elderly 6.15% 2 Bed Flat 157 Elderly 3.12% 3 Bed Flat 2 Elderly 0.04% 1 Bed Bungalow 30 Elderly 0.60% 2 Bed Bungalow 26 Elderly 0.52% TOTAL 526
Sheltered Flats 397 Supported 7.88% Housing TOTAL 397
TOTAL 5,040 100%
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The following tables show the breakdown by type, tenure and quantity for each of the ward areas of Stoke-on-Trent as provided by the Housing Associations.
Tunstall and Burslem North
Total stock as % of City Total – 5.22%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 3 Rent 1.14 1 Bed Flat 81 Rent 30.80 1 Bed House 0 Rent 0 1 Bed Bungalow 0 Rent 0 2 Bed Flat 2 Rent 0.76 2 Bed House 81 Rent 30.80 2 Bed Bungalow 0 Rent 0 3 Bed Flat 0 Rent 0 3 Bed House 27 Rent 10.27 3 Bed Bungalow 0 Rent 0 4 Bed House 1 Rent 0.38 TOTAL 195
1 Bed Flat 23 Elderly 8.75 2 Bed Flat 21 Elderly 7.98 2 Bed Bungalow 24 Elderly 9.13 TOTAL 68
TOTAL Tunstall and Burslem 263 100% North
Chell & Packmoor and Norton & Bradeley
Total stock as % of City Total – 8.39%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 0 Rent 0 1 Bed Flat 32 Rent 7.57 1 Bed House 0 Rent 0 1 Bed Bungalow 1 Rent 0.24 2 Bed Flat 18 Rent 4.26 2 Bed House 79 Rent 18.68 2 Bed Bungalow 0 Rent 0 3 Bed Flat 0 Rent 0 3 Bed House 28 Rent 6.62 3 Bed Bungalow 0 Rent 0 4 Bed House 3 Rent 0.71 TOTAL 161
1 Bed Flat 202 Elderly 48.94 2 Bed Flat 14 Elderly 3.31 3 Bed Flat 2 Elderly 0.47 1 Bed Bungalow 4 Elderly 0.95 TOTAL 227
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Sheltered Flats 35 8.27 TOTAL 35
TOTAL Chell & Packmoor and 423 100% Norton & Bradeley
Burslem South & Northwood and Birches Head
Total stock as % of City Total – 10.58%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 4 Rent 0.75 1 Bed Flat 124 Rent 23.26 1 Bed House 0 Rent 0 1 Bed Bungalow 2 Rent 0.38 2 Bed Flat 12 Rent 2.25 2 Bed House 145 Rent 27.20 2 Bed Bungalow 2 Rent 0.38 3 Bed Flat 0 Rent 0 3 Bed House 77 Rent 14.45 3 Bed Bungalow 0 Rent 0 4 Bed House 5 Rent 0.94 TOTAL 371
2 Bed House 18 Shared 3.38 Ownership TOTAL 18
1 Bed Flat 27 Elderly 5.07 2 Bed Flat 8 Elderly 1.50 1 Bed Bungalow 14 Elderly 2.63 2 Bed Bungalow 2 Elderly 0.38 TOTAL 51
Sheltered Flat 93 17.45 TOTAL 93
TOTAL Burslem South & 533 100% Northwood and Birches Head
Abbey Green and East Valley
Total stock as % of City Total – 2.56%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 0 Rent 0 1 Bed Flat 66 Rent 51.16 1 Bed House 0 Rent 0 1 Bed Bungalow 0 Rent 0 2 Bed Flat 0 Rent 0 2 Bed House 21 Rent 16.28 2 Bed Bungalow 2 Rent 1.55 3 Bed Flat 0 Rent 0
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3 Bed House 18 Rent 13.95 3 Bed Bungalow 0 Rent 0 4 Bed House 0 Rent 0 TOTAL 107
1 Bed Bungalow 12 Elderly 9.30 1 Bed Flat 9 Elderly 6.98 2 Bed Flat 1 Elderly 0.78 TOTAL 22
TOTAL Abbey Green and East 129 100% Valley
Bentilee & Townsend and Berryhill & Hanley East
Total stock as % of City Total – 23.91%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 9 Rent 0.75 1 Bed Flat 278 Rent 23.07 1 Bed House 0 Rent 0 1 Bed Bungalow 1 Rent 0.08 2 Bed Flat 712 Rent 59.09 2 Bed House 5 Rent 0.41 2 Bed Bungalow 0 Rent 0 3 Bed Flat 0 Rent 0 3 Bed House 7 Rent 0.58 3 Bed Bungalow 0 Rent 0 4 Bed House 0 Rent 0 TOTAL 1012
Sheltered Flat 193 16.02 TOTAL 193
TOTAL Bentilee & Townsend and 1205 100% Berryhill & Hanley East
Hanley West & Shelton and Hartshill & Penkhull
Total stock as % of City Total – 23.92%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 110 Rent 9.12 1 Bed Flat 321 Rent 26.62 1 Bed House 3 Rent 0.25 1 Bed Bungalow 0 Rent 0 2 Bed Flat 138 Rent 11.44 2 Bed House 213 Rent 17.66 2 Bed Bungalow 8 Rent 0.66 3 Bed Flat 0 Rent 0 3 Bed House 154 Rent 12.77 3 Bed Bungalow 0 Rent 0
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4 Bed House 18 Rent 1.49 5 Bed House 1 Rent 0.08 6 Bed House 2 Rent 0.17 TOTAL 968
1 Bed Flat 4 Shared 0.33 Ownership 2 Bed House 16 Shared 1.33 Ownership TOTAL 20
2 Bed House 10 Hospital Trust 0.83 3 Bed House 15 Hospital Trust 1.24 TOTAL 25
Bedsit 1 Elderly 0.08 1 Bed Flat 30 Elderly 2.49 2 Bed Flat 107 Elderly 8.87 TOTAL 138
Bedspaces 55 Supported 4.56 Housing TOTAL 55
TOTAL Hanley West & Shelton 1206 100% and Hartshill & Penkhull
Fenton & Stoke and Trent Vale
Total stock as % of City Total – 4.98%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 7 Rent 2.79 1 Bed Flat 84 Rent 33.47 1 Bed House 2 Rent 0.80 1 Bed Bungalow 2 Rent 0.80 2 Bed Flat 7 Rent 2.79 2 Bed House 70 Rent 27.89 2 Bed Bungalow 8 Rent 3.19 3 Bed Flat 1 Rent 0.40 3 Bed House 60 Rent 23.90 3 Bed Bungalow 4 Rent 1.59 4 Bed House 6 Rent 2.39 TOTAL 251
TOTAL Fenton & Stoke and Trent 251 100% Vale
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Longton North and Longton South
Total stock as % of City Total – 14.98%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 0 Rent 0 1 Bed Flat 160 Rent 21.19 1 Bed House 0 Rent 0 1 Bed Bungalow 5 Rent 0.66 2 Bed Flat 64 Rent 8.48 2 Bed House 203 Rent 26.89 2 Bed Bungalow 51 Rent 6.75 3 Bed Flat 0 Rent 0 3 Bed House 145 Rent 19.21 3 Bed Bungalow 3 Rent 0.40 4 Bed House 16 Rent 2.12 TOTAL 647
2 Bed House 52 Shared 6.89 Ownership 3 Bed House 26 Shared 3.44 Ownership TOTAL 78
1 Bed Flat 14 Elderly 1.85 2 Bed Flat 6 Elderly 0.79 TOTAL 20
Bedspaces 10 Supported 1.32 Housing TOTAL 10
TOTAL Longton North and 755 100% Longton South
Blurton, Trentham and Hanford
Total stock as % of City Total – 1.87%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 2 Rent 2.13 1 Bed Flat 26 Rent 27.66 1 Bed House 0 Rent 0 1 Bed Bungalow 1 Rent 1.06 2 Bed Flat 9 Rent 9.57 2 Bed House 23 Rent 24.47 2 Bed Bungalow 1 Rent 1.06 3 Bed Flat 0 Rent 0 3 Bed House 11 Rent 11.70 3 Bed Bungalow 0 Rent 0 4 Bed House 3 Rent 3.19 TOTAL 76
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2 Bed House 7 Shared 7.45 Ownership TOTAL 7
Bedspaces 11 Supported 11.70 Housing TOTAL 11
TOTAL Blurton, Trentham and 94 100% Hanford
Meir Park & Sandon and Weston & Meir North
Total stock as % of City Total – 3.59%
Type of Property Number of Tenure Type of properties property as % of ward total Studio Flat 0 Rent 0 1 Bed Flat 55 Rent 30.39 1 Bed House 0 Rent 0 1 Bed Bungalow 4 Rent 2.21 2 Bed Flat 0 Rent 0 2 Bed House 20 Rent 11.05 2 Bed Bungalow 4 Rent 2.21 3 Bed Flat 1 Rent 0.55 3 Bed House 87 Rent 48.07 3 Bed Bungalow 0 Rent 0 4 Bed House 4 Rent 2.21 TOTAL 175
2 Bed House 4 Shared 2.21 Ownership 3 Bed House 2 Shared 1.10 Ownership TOTAL 6
TOTAL Meir Park & Sandon and 181 100% Weston & Meir North
New Build Homebuy and Discounted Market Housing
New Build Homebuy is a form of low cost home ownership that is designed to help keyworkers and other eligible families and individuals to buy a share of a newly built home.
Discounted Market Housing is the purchase of a property on the open market at a subsidised rate. The draft SPD recommends a target of 70% of open market value to make properties affordable.
Mercian Housing Association is the zone agent in the West Midlands for the Low Cost Home Ownership element of the Affordable Housing Programme 2006-2008. Mercian cover three zones which includes Staffordshire. Over the next two years they will work
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The table below shows the mortgage multiplier required to purchase a property based on data collated on average re-sale property prices and average incomes in each of the 10 ward areas.
Area Average property Average Required price £ Income mortgage £ multiplier Blurton & Trentham and Hanford 124,416 27,388 4.54 Fenton & Stoke and Trent Vale 86,938 22,343 3.89 Hanley West & Shelton and Hartshill & 79,316 23,309 3.40 Penkhull Longton North and Longton South 111,333 23,534 4.73 Meir Park & Sandon and Weston & Meir 108,320 26,305 4.12 North Chell & Packmoor and Norton & Bradeley 108,213 24,010 4.51 Abbey Green and East Valley 95,850 23,634 4.06 Burslem South & Northwood and Birches 70,736 22,626 3.13 Head Tunstall and Burslem North 79,866 22,541 3.54 Bentilee & Townsend and Berryhill & Hanley 76,384 20,646 3.70 East
Based on the average property price and average income New Build Homebuy would be a feasible tenure in all of the 10 ward areas. Generally New Build Homebuy is offered on an initial 50% equity share basis; in some wards where there are lower income levels a lower initial percentage equity share may be required.
Staffordshire Housing Association holds a shared ownership waiting list that as at March 2006 held 15 applicants. Of these applicants preferences were expressed for properties in the Burslem area for 3 bedroom family accommodation. Beth Johnson has a waiting list of approximately 200 applicants; the majority of applicants expressed a preference for 3 bedroom houses in Northwood, Tunstall, Berryhill, Goldenhill, Hanley, Sandyford, Fenton and Blurton. A minority requested 2 bedroom houses and 2 bedroom flats and bungalows.
Private Sector
Private Sector House Condition Survey 2004
The survey looked at housing conditions in the private housing sector across Stoke-on- Trent. The survey involved a sample of 3,000 randomly selected private dwellings representative of all areas of the City and of all private housing types, ages and tenures. It included owner occupied, RSL and private rented stock; only Local Authority dwellings were excluded.
Stoke-on-Trent comprises of an estimated 91,100 private dwellings containing 85,346 households and a private household population of 202,720 persons. At the time of the survey, 85,024 dwellings were occupied (93.3%). The remaining 6,076 were vacant
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(6.7%). Vacancy rates are above the national average and are exacerbated by the exclusion from the survey of an additional 600 dwellings scheduled for demolition due to low demand.
Owner occupation is the predominant form of private tenure accounting for 82.1%; 9.2% are rented privately and 5.3% rented from RSLs.
Private housing in the City is typically traditional two storey terraced or semi-detached. Private sector households are predominately small in size; 25% contain 1 person, 41% contain 2 persons and 6.7% contain 5 or more persons.
Social and economic conditions are less advantageous within the HMR Pathfinder linked to a higher proportion of younger, single households.
38,933 dwellings (42.7%) meet the requirements of Decent Homes Standards and can be regarded as satisfactory. The remaining 52,167 dwellings (57.3%) are non-decent due to unsatisfactory condition or inadequate amenity/thermal efficiency.
The worst performing wards in terms of unfitness rates are; Hanley West, Stoke & Trent Vale, Tunstall, Abbey Green and Burslem North. The best performing wards are Meir Park, Trentham, Longton North, Weston and Blurton.
The major reasons for unfitness are disrepair and related to the pre 1919 age bias in unfit housing. 80.4% of unfit dwellings are defective on repair grounds, 19.8% are defective owing to structural stability issues and 15% are defective suffering from dampness.
Costs to make fit unfit dwellings are estimated at £107.794m (net) averaging £10,286 per dwelling.
Poor housing conditions within the City are associated with households in social and economic disadvantage. This will affect the ability of households to repair and improve their dwellings.
The survey has identified a number of key local issues.
1. Significant scope for group or area action against unfitness in the pre 1919 terraced housing stock. Longer term questions on the sustainability of older terraced housing are also raised against evidence of low demand and high improvement costs.
2. An uneven distribution of physical housing problems across the housing stock with above average rates of unsatisfactory housing conditions in the private rented sector and for pre-war housing.
3. An uneven distribution of physical housing problems geographically across the City with above average rates of unfitness and a concentration of housing problems in the HMR Pathfinder.
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4. A strong correlation between physical housing condition problems and socio economic disadvantage. Elderly households are particularly affected together with those on low incomes and those who are economically vulnerable.
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Housing Need
General Need
Housing Demand (Council Stock)
Data on housing demand results from the number of ‘bids’ made for properties in each ward area under the Allocations system, and is further categorised by property type.
The table below summarises the demand for each ward area.
Area Number of % of total bids bids received Tunstall and Burslem North 17,586 10.53 Chell & Packmoor and Norton & Bradeley 13,893 8.33 Burslem South & Northwood and Birches Head 26,238 15.70 Abbey Green and East Valley 10,978 6.57 Bentilee & Townsend and Berryhill & Hanley 17,060 10.21 East Hanley West & Shelton and Hartshill & 19,955 11.95 Penkhull Fenton & Stoke and Trent Vale 16,936 10.14 Longton North and Longton South 23,363 13.99 Blurton, Trentham & Hanford 12,452 7.45 Meir Park & Sandon and Weston & Meir North 8,564 5.13
TOTAL 167,025
In each of the ward areas, the demand is split by property type.
The table below summarises, as a percentage of the total bids received, the three most popular property types in each of the areas.
Area 1 Bed flat 2 Bed house 3 Bed House Tunstall and Burslem North 50% 26% 14% Chell & Packmoor and Norton & Bradeley 51% 25% 14% Burslem South & Northwood and Birches 53% 25% 13% Head Abbey Green and East Valley 51% 25% 13% Bentilee & Townsend and Berryhill & Hanley 51% 26% 14% East Hanley West & Shelton and Hartshill & 54% 24% 12% Penkhull Fenton & Stoke and Trent Vale 51% 26% 13% Longton North and Longton South 47% 28% 14% Blurton, Trentham & Hanford 50% 26% 14% Meir Park & Sandon and Weston & Meir North 49% 26% 14%
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Housing Needs Survey – September 2004
The aim of the housing needs assessment is to underpin local housing strategies, to support land use planning and to inform other planning processes.
The decline in Stoke-on-Trent’s historic value as a coal mining and potteries manufacturing base marks the beginning of present economic decline. There is a lack of investment within older housing areas. Stoke-on-Trent is an area that exemplifies low demand features as a Market Renewal Pathfinder area. The Sustainable Communities Initiative is indicative of a new and more holistic approach to tackling the problems of poor housing and low demand housing markets.
Population migration out of Stoke-on-Trent is significant and further population decline is projected. Population predictions indicate decline of 4.4% by 2022, including the loss of 31,000 people under the age of 45 years.
RENEW North Staffordshire’s Scheme Update November 2005, which builds upon the 2004 prospectus, states that over the RENEW programme lifetime (approximately 20 years) it is expected that approximately 12,800 properties will be cleared, 13,000 refurbished and 15,000 new homes built. (Note that these figures are subject to ongoing review).
Private housing stock in the City Core is mainly pre 1919 terraced housing. The Stoke-on- Trent 2003-2006 Housing Strategy states that 65% of Council stock was built between 1919 and 1964; only 20% was built in the last 40 years. The majority of the older stock is predominantly in Stoke, Burslem and Tunstall and is in poor condition.
53.3% (11,545 dwellings) were classified as low demand dwellings, 3,020 difficult to let and 348 dwellings vacant.
The information states 21% of housing stock in Stoke-on-Trent to be Local Authority owned, 6% RSL owned & 73% privately owned.
7% of dwellings in Stoke-on-Trent are detached; 43.9% are semi detached. Blurton has the most semi detached properties and Hanley West and Shelton the least amount. Bungalows make up a significantly larger proportion of the housing stock in Weston and Meir North and Trentham and Hanford. The areas with the highest proportion of purpose built flats and apartments were Berryhill and Hanley East, there were no recorded households in purpose built flats and apartments in Fenton or Longton South.
The 2001 Census identified 103,196 households of which 28.59% own outright; 35.50% own with a mortgage or loan; 1.11% shared ownership; 19.47% rent from Council or transfer authority; 4.96% rent from an RSL; 6.66% rent privately and 3.72% were classified as other.
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94.8% of the Stoke-on-Trent population is white. The next largest ethnic group is that of Asian or Asian British comprising 3.5% of the population; three quarters of this group is Pakistani.
Households identified a variety of factors which influenced what they liked about the area they lived in; the most common factor was access to good local amenities.
Within the next 2 years, 6.6% of existing households intend to move. 26.5% of people planning to move in the next 2 years intend to move outside of Stoke-on-Trent. This leaves 5,027 existing households wanting to move within Stoke-on-Trent over the next 2 years; 3,137 of these households want to move because their current home is not adequate for their needs, the main reason being that their home is too small.
The demand from existing households that plan to move to owner occupied properties is for 3 bedroom semi detached properties, 4 bedroom detached houses and 2 bedroom terraced houses.
The main demand for rented accommodation in the public sector is single bed accommodation.
The Housing Needs Survey calculates the annual number of affordable housing units required to meet existing and new need, set against projected supply. The housing need model suggests a surplus of affordable housing; however this needs to be set in context of local conditions and what is planned for the next eighteen years to restructure the local housing market. Therefore the following factors must be taken into consideration:
1. Most of the dwellings demolished are at the lower end of the housing market. Market dwelling replacements may well not be in the range of affordability. The reduction in building outside the urban are is likely to increase the demand for housing in the City.
2. The approach to calculation of the need for affordable housing is less applicable in low demand housing markets.
3. The model assumes an income threshold above which, if a household could afford to buy, it would be excluded from Council housing. Stoke-on-Trent does not have such a criteria and evidence shows demand for social housing. Therefore the possibility of a real surplus on this scale is diminished.
4. By modelling housing need at a citywide level, the differences between areas are masked. There are pockets of the City that are not affordable to local residents and there is a shortage of suitable housing.
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Housing Needs Update 2005
This identifies increasing affordability issues and a declining surplus of affordable accommodation. The Update acknowledges that there is an incomplete picture of the impact of the RENEW programme on affordable housing requirements. It goes on to state that it is evident that there is likely to be an upward pressure on the number of households falling into the affordability gap.
It also states that the needs assessment calculation cannot at this stage accurately include newly arising need from the acquisition programme and is consequently likely to under- represent the level of need for affordable housing.
The section on Neighbourhood Renewal Assessments (NRAs) on page 29 is also relevant in this context.
The following are extracts from the Update 2005:
• The Housing Needs Study showed that 27.8% of households in Stoke-on-Trent were unable to buy or rent in the housing market. By the end of June 2005, increasing house prices have changed that figure to 69.3%.
• The 2004 Study showed a surplus of affordable housing of 988 dwellings per annum. The survey also reported that this situation could change quite rapidly, particularly once the Housing Market Renewal programme started in earnest, possibly leading to a shortage of affordable housing.
• The update and recalculation suggests that the trend is definitely in this direction and whilst there is still a surplus of affordable housing, using even the most conservative entry-level dwelling cost of £60,000 that surplus has reduced by 53.1%.
• There appear to be two key factors that have led to the reduction in surplus in a short period of time. First, house prices have risen significantly in Stoke-on-Trent, with average rises higher than national or regional levels. Consequentially affordability issues are greater in 2005 than in 2004 for both existing and newly forming households. Second, supply side factors have also changed. The supply of Local Authority and RSL re-lets have fallen from 3,226 to 2,658; a reduction of 17.6%, not least due to continuing high levels of Right to Buy sales.
• It was estimated that there would be a requirement for 40% of new build housing in the Renew area to be affordable housing, with a presumption that displaced owner- occupiers would be helped to remain in that tenure. It is expected that the increasing pressures on the overall housing market will be addressed in part by a Supplementary Planning Document on Affordable Housing, which will be developed in line with the newly emerging Local Development Framework.
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• In terms of creating and addressing new housing need, over and above that identified in the Housing Needs update, the key statistics are acquisition and new build. Although there are difficulties in using these statistics to model future affordable housing need, it is fairly safe to assume that, at least in the short term, the planned acquisitions are likely to cause an increase in the number of households needing affordable housing.
• Whilst this is likely to meet the immediate needs generated by the acquisition programme, it is by no means certain that there will be sufficient new build to also address the backlog and newly arising needs identified in the Housing Needs Study and on which the overall shortfall or surplus is calculated.
Housing Register
The Allocations Services Team is responsible for maintaining the waiting list for accommodation. Only applicants registered on the Housing Register can apply for properties. The team operate a Choice Based Lettings scheme which means applicants can choose which area they want to live in. A property magazine; ‘Homeline’ is produced weekly and advertises Council, RSL and accredited private landlord properties.
Under the Allocations policy, applicants are placed into one of four bands based on housing need. Bids (an applicant’s expression of interest) made for each property are collated and the Allocation Services Team decide, together with the Local Centre offices, who will be allocated each property based on who has the greatest housing need and who has been on the waiting list the longest.
Local Lettings Policies apply to the areas of Bentilee, Norton and Burslem.
The table below details Housing Applications by band as at 23 March 2006.
From this example, mainly applicants in Band 1 and 2 are being re-housed, which indicates there are unmet needs of applicants in Bands 3 and 4.
Application Homeless Homeless Transfer Transfer Waiting Waiting Total Category Permanent Permanent List List List List BME BME BME BND 1 48 10 32 7 18 3 118 BND 2 7 0 266 19 1686 307 2285 BND 3 0 0 381 16 1360 164 1921 BND 4 0 0 1140 71 1702 267 3180 Not 4 0 342 0 456 0 802 Recorded TOTAL 59 10 2161 113 5222 741 8306
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Band Definition Categories within Band Band 1 Must Find a home • Urgent homelessness cases. • Applicants affected by closing orders, Compulsory Purchase Orders ('CPOs'), major repairs, statutory overcrowding. Band 2 Must Move soon • Homelessness cases who can remain in their property for a short period • People with urgent need for settled accommodation on medical or social grounds. • People leaving supported housing (who have a move on date). • Carers needing to move closer to a friend or relative in poor health. • Households who need 2 extra bedrooms. • Households living in flats with children under 16 years. • Households under-occupying with more than 2 bedrooms unused. • Households living with family or friends who are overcrowded. Band 3 Need to move • Customers with a need to move on medical or social grounds. • Households living with family and friends who are not overcrowded. • Households who need one more bedroom. • A customer is pregnant and living in an upstairs flat (move into Band 2 when baby is born). • People leaving supported housing without a move on date. Band 4 Want to move • Customers with no housing need but a desire to move to alternative accommodation. • Customers from outside the City.
The total number of recorded BME applicants on the waiting list as at 23 March 2006 was 864; this represents 10.40% of the total applicants on the waiting list.
The Council currently lets around 12% of its properties to BME applicants, a figure proportionate to the number of BME applicants.
The table below is a snapshot of the number of bids made for properties in Stoke-on-Trent.
Area Type of Number of Band Waiting time of Applicant property bids Middleport 1 bed flat 52 1 1 month Hanley 1 bed flat 80 2 2 years & 6 months Hanley 1 bed flat 86 1 3 months Hanley 2 bed flat 91 2 2 years & 4 months Hanley 2 bed 53 1 1 year bungalow Meir 1 bed flat 32 1 1 month Meir 3 bed 22 2 6 month house Meir 3 bed 21 2 6 month house Meir 2 bed 24 2 2 years bungalow Burslem 2 bed flat 107 1 6 months Blurton 2 bed flat 72 2 2 years & 9 month Blurton 2 bed flat 54 1 7 month Blurton 2 bed flat 63 2 1 year & 2 month Blurton 2 bed flat 52 2 1 year & 6 month Blurton 2 bed 30 2 2 year & 3 month
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house Bucknall 2 bed 58 1 11 month house Bucknall 3 bed 49 1 9 month house Bucknall 1 bed 7 3 8 month bungalow Bentilee 2 bed 34 2 1 year & 4 month house Bentilee 1 bed 4 4 6 month bungalow Chell 3 bed 26 2 2 years house Fenton 1 bed 11 4 3 month bungalow Fenton 1 bed 29 2 3 years bungalow Longton 1 bed 9 4 9 month bungalow
The areas of Middleport, Hanley, Burslem, Blurton and Bucknall receive a high number of bids for properties; one and two bedroom flats appear to have a high demand and two and three bedroom houses are popular in Bucknall.
A review of the Allocations Procedure was undertaken in January 2006 and the recommendations that were highlighted are in the process of been implemented. The following areas were highlighted for review:
1. Inadequate IT systems to support Choice Based Lettings.
2. Expensive marketing costs.
3. The Banding Scheme – The current scheme does not offer different categories of priority within each band.
4. Exclusions and Disqualification Policy.
5. Partnerships with Housing Associations.
6. Equality of access to the allocations service.
7. Restructuring the service.
8. The application, bidding and offer process.
9. Move on accommodation from supported housing.
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Homelessness Data
The total number of Homeless Acceptances onto the Housing Register in 2004/2005 was 855 compared with 766 in 2003/2004.
The table below details the total number of decisions made in 2004/2005 and 2003/2004.
Category Year 2004/2005 2003/2004 Category 1 855 766 Category 2 252 267 Category 3 342 436 Category 4 619 666 Category 5 8 4 Total Number of 2076 2139 Decisions
Category 1 – Eligible, unintentionally homeless, in priority need Category 2 – Eligible, homeless and in priority need but intentionally so Category 3 – Eligible, homeless but not in priority need Category 4 – Eligible but not homeless Category 5 – Ineligible households
Specialist Need
BME Statistics
The table below details the ethnic mix percentage for each of the wards. For the purposes of this report, we will be looking at those wards that have a BME profile of 10% or more.
(% relates to the household reference person – Housing Needs Study 2004)
Area White Mixed Asian/ Black/ Chinese/ Total BME Asian Black Other British British Blurton & Trentham and Hanford 197.9 0.5 1.1 0 0.5 2.1 Fenton & Stoke and Trent Vale 195.3 0.7 0.9 1.4 1.8 4.8 Hanley West & Shelton and 184.6 1.4 10.4 2.9 0 15.4 Hartshill & Penkhull Longton North and Longton 181.6 0 18.4 0 0 18.4 South Meir Park & Sandon and Weston 198.3 0.9 0.8 0 0 1.7 & Meir North Chell & Packmoor and Norton & 199.3 0 0.7 0 0 0.7 Bradeley Abbey Green and East Valley 199.4 0 0.7 0 0 0.7 Burslem South & Northwood 187.00 1.00 10.3 0.5 1.1 12.9 and Birches Head Tunstall and Burslem North 189.9 0.7 8.7 0.6 0 10.00 Bentilee & Townsend and Berry 196.2 0 3.1 0.8 0 3.9 Hill & Hanley East
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Black & Minority Ethnic Communities and Asylum Seeker/Refugee Groups - Housing Needs and Aspirations
The report was commissioned in recognition of the need to develop an understanding of the housing needs and aspirations of Black and Minority Ethnic (BME) communities, asylum seekers and refugees in the area.
There has been a growth in BME populations over the past decade; the largest single BME groups are Pakistani and Indian. Substantial growth has been recorded for Bangladeshi, Asian Other and Black African populations although the Chinese group has remained very stable. There is a diverse set of BME communities, while particular groups tend to be associated with different neighbourhoods; the main areas of residence were Burslem/Cobridge, Hanley and Longton.
Asylum seekers and refugees were concentrated in 5 areas of the City, with the largest proportion resident in Cobridge.
Culturally appropriate provision was thought to be lacking in the social housing sector, there were few council estates that were perceived as safe for BME community members an exception being Cobridge. Therefore BME housing preferences will map existing patterns of settlement for protection from potential racism.
A related issue was the financial accessibility of housing in the market sector and frustration in meeting changing aspirations.
There is considerable work to sell the idea of social housing accommodation to younger people, over a quarter preferred renting from a private landlord and a quarter from the Council, only 1 in 14 preferred an RSL. In order to capture these groups social housing providers will need to change lettings policies to meet choices rather than need.
Incidents of racism have increased dramatically over the last 12 months. This is likely to place short-term constraints on the housing choices of BME households and increase the pressure on housing provider’s ability to meet the housing needs of BME households. It also indicates that regeneration initiatives including the development of new housing have to be undertaken alongside initiatives to tackle racial harassment.
On average, BME communities tend to be concentrated in terraced housing, only a third live in detached or semi-detached houses. Asylum seekers and refugees are heavily concentrated in either terraced housing or hostels.
For BME communities more widely, the current pattern is towards the provision of 2 and 3 bed terraced accommodation; in terms of future trends the general pattern of need and demand is towards the increased provision of 3 and 4 bedroom and larger semi detached and detached accommodation.
An average of 3 households in 10 thought they would move home within the next 5 years. One in 5 of those thinking of moving would like to stay in the same area, one in 6 would
Prepared by Adams Integra. August 2006. Ref: 05214 Page 58 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council like to move to a different area within Stoke-on-Trent and almost one in 3 would like to move outside Stoke-on-Trent.
The combination of moving and newly forming households suggest a potential market for providing semi detached or detached housing and for promoting and developing low cost home ownership.
On average, 90% of those thinking of moving selected home ownership as their first choice. The social housing sector is currently housing 24% of the Stoke-on-Trent population in rented accommodation and 1% in shared ownership. This compares with an overall total of 14% of the BME population, a pattern which implies the potential for the social sector to increase its reach in the BME market and promote social housing to BME communities and to enable needs and aspirations to be met.
Population and Household Forecasts for Stoke-on-Trent Urban Area (‘UA’) with an Ethnic Group Dimension
The report was commissioned by RENEW to provide population forecasts of the BME communities living in North Staffordshire. Due to the locations of the principal BME neighbourhoods in North Staffordshire, the report focuses on the Stoke-on-Trent local authority area.
The BME housing market is currently dominated by Pakistani communities in four principal neighbourhoods; Tunstall, Burslem/Forrest Park, Shelton North and Etruria and Normacot.
The population forecast for Stoke-on-Trent as a whole is a continuation of the small population decline of the 1990’s accompanied by greater ethnic diversity within the context of a mainly white population. Overall the working age population will continue to decrease whereas the elderly population will continue to grow.
Year Total Population White Population Pakistani/ Change Change Bangladeshi Population Change
2001 240,400 227,900 6,900 2004 236,950 223,500 7,550 2007 234,150 219,550 8,200 2010 231,600 215,900 8,850 2013 229,100 212,200 9,500 2016 226,800 208,550 10,200 2019 224,600 204,950 10,900
Whilst the population of Stoke-on-Trent as a whole is expected to decrease, the population of BME groups is expected to increase.
Overall, 9% of Stoke-on-Trent’s population will have ethnic origins other than white by 2019. The increase in BME populations is around 400-500 per year mainly due to a young age structure, such that there are relatively few deaths.
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Despite a declining population, the household forecast is for the total number of households to rise. The forecast shows a reducing average household size from 2.3 in 2001 to 2.1 in 2019. The number of one person households is likely to increase from 32,500 to 37,500 by 2019.
The decline in white households is due to a decreasing population; the forecast would be more pronounced if it were not for the trend towards smaller households. The increase in Pakistani/Bangladeshi headed households is due partly to decreasing household sizes but also to natural and migration driven increases in these populations.
The average household size is expected to fall for all ethnic groups; however household sizes of BME groups is forecast to remain significantly larger than their white counterparts as Pakistani/Bangladeshi and Indian families have more children but there is also more sharing between adults. There are more concealed families (couples or lone parents who live in a household headed by another family) for the Pakistani/Bangladeshi population than the white population.
RENEW identified BME groups as an important driver of the local housing market, in a number of neighbourhoods bolstering markets that might otherwise have suffered even worse housing market decline.
Given the high concentrations of BME groups, especially Pakistani and Bangladeshi groups in certain areas of the City, it follows that the main areas of household growth are likely to be spatially focused on limited numbers of neighbourhood clusters adjacent or near to established BME neighbourhoods.
These residents, once settled, show little propensity to leave the conurbation. However despite a willingness to consider suburbanising, the pull of family and friendship ties, culturally appropriate facilities and places of worship are in the majority of cases the overriding decision making factor. Hence the majority of the Asian population and household growth will be within those neighbourhoods already predominated by Asian households and those neighbourhoods adjacent to these areas.
The Existing and Potential Housing Market for the Asian Community in North Staffordshire
The report was undertaken in January 2005 to provide an assessment of the existing and potential housing market for the Asian Community in North Staffordshire. The principle BME neighbourhoods were identified as Tunstall, Burslem/Hanley North West, Cliff Vale and Normacot. The BME community is predominantly of a Pakistani ethnic origin.
Poor and overcrowded conditions result from a tendency of Asian households to favour owner occupation over other forms of tenure and a low socio-economic position leaves little money for repairs and maintenance to the property.
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Asian residents have stronger ties to specific neighbourhoods for a number of reasons:
1. Fear of racism in non-Asian neighbourhoods. 2. Feelings of security gained from living among people of the same/similar ethnic origin. 3. Provision of culturally appropriate essential services and facilities. 4. Strong links to family members and benefits of a local family support network.
Factors likely to facilitate improvements in the conditions and over crowding experienced by Asian households include:
1. Housing that is more culturally appropriate to needs and aspirations of Asian families than terraced housing, at a reasonable cost and particularly larger housing.
2. The location of such housing should be either in or adjacent to existing Asian communities. Although there is little demand for shared ownership among Asian residents, a Shared Equity approach where outright ownership is eventually possible is a more attractive option particularly for the younger age groups.
Smaller households tend to rent privately whilst those with larger families tend to rent from the City Council or are owner occupiers. The market is predominated by terraced properties, 74% of households lived in terraced properties and 22% in semi detached properties.
78% of respondents were married or cohabiting with a partner and 60% were aged between 25 and 44. 67% of respondents had children at home with them; clearly the housing market is characterised by family buyers. The clear preference for areas is within the Inner Core and Inner Suburban areas with a preference for semi detached properties.
The affordability of property is clearly an issue for Asian families. The investment opportunity of purchasing a property is seen to make home ownership a more attractive prospect than renting or shared ownership. Low household incomes do not bar Asian families from the housing market; a common explanation for this is homes are purchased using loans from extended family.
A clear perception of Asian residents is that shared ownership and shared equity schemes tend not to be located in identifiable Asian areas.
Supporting People Needs Mapping (Starfish) – September 2004
The Supporting People needs map provides an analysis of the need for housing related support in the City.
The North Staffordshire Housing Market Renewal will impact on the level of need for Supporting People Services. The concern raised is that intervention in housing markets could have a negative effect on those for whom the lower end of the market serves a
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The research identified high levels of need for Supporting People services across all client groups including the need for both accommodation based services and floating support services. There is considerable unmet need for housing related support services across all client groups.
A wide range of household types may require housing related support; there are 3 broad categories of people likely to need support:
1. People who are homeless or living in temporary accommodation and need support to help them move to more independent living and prevent repeated homelessness.
2. People who are at risk of a breakdown of their current accommodation arrangements.
3. People who are living in some form of institutional accommodation e.g. care home, but who are capable of living more independently with support.
Nearly a third of service users lived in general needs housing; 12% in sheltered housing; 10% in homeless hostels, bed and breakfast or temporary accommodation with support; 8% of no fixed abode and 8% in other supported accommodation. The main identified future accommodation needs were: homeless hostels, bed and breakfast or temporary accommodation with support, sheltered housing, general needs housing and other supported accommodation.
Over 40% of service users rented property from either the City Council or a Housing Association, 11% were owner occupiers and less than 5% rented in the private sector.
Interviews were conducted with members of BME communities; there was a high number of asylum seekers included in the sample, all of which were living in NASS accommodation, some in hostels or shared houses and some in self contained units. Amongst the asylum seekers interviewed there was a large range of support needs. Of BME groups interviewed, the number needing support within the group was a smaller percentage of those interviewed.
Asylum seekers expressed a preference to be accommodated in a Council property; of other participants some wanted to move to a Council property or transfer from their existing Council property to a larger one.
To assess overall need more analysis should be done to identify how much short, medium and long term provision is needed.
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Conclusions
The brief that was set out by Stoke-on-Trent City Council was to produce a report that would be annexed to the developing Supplementary Planning Document (SPD) to provide a detailed assessment of the type and quantity of properties that were needed within the 10 defined ward based areas.
This report will enable Stoke-on-Trent City Council to have early discussions with developers when a potential or allocated site is being considered, to help achieve what is required within the City in terms of affordable housing.
The wide ranging information sources reviewed span a period of time, and whilst information may not be totally consistent, clear messages emerge as to the housing issues, and the degree of those, within Stoke on Trent.
The key information that emerges from the analysis of information and data that will assist in the future planning of affordable housing delivery is as follows:
• In March 2006, the point at which we were reviewing this key information, the Housing Register exceeded 8,300 applicants (including those whose application was still being processed); over 28% of these applicants were registered in Bands 1 and 2.
The Housing Needs Survey suggests a surplus of affordable housing. This surplus was acknowledged to be declining and in any event needs to be set in context of local conditions (housing quality and range of offer) and the substantial impact of the planned restructure of the local housing market also considered.
• The procurement of suitable affordable housing through the planning system is vital in creating sustainable communities and to assist in meeting the needs and aspirations of the local community by providing a greater choice of housing options.
• An increase in demand for property. RENEW aims to create a better future for communities by delivering changes through Housing Market Renewal. Currently, much of the social housing is unpopular. There is a need to increase demand for some types of property by providing a more diverse and aspirational housing stock, meeting the needs of the local community.
• It is critical in areas with low demand housing markets to build the right type and tenure of accommodation in the right place to make Housing Market Renewal work.
• Despite a decrease in the overall population in Stoke-on-Trent, ODPM forecasts predict an increase in household growth due to the rise in people living on their own. This suggests a need for smaller accommodation.
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• Forecasts show an increase in population of BME groups. The average household size is expected to fall for all ethnic groups but household sizes of BME groups are forecast to remain significantly larger than those of white households.
• BME households tend to favour owner occupation. Future trends demonstrate the general pattern of need and demand is towards the increased provision of both single bedroom accommodation and 3 and 4 bedroom accommodation.
• Information suggests there is a greater need for Newbuild Homebuy in the identified BME wards to help meet the aspirations of owner occupation.
• The principal BME wards were identified as:
1. Tunstall and Burslem North
2. Burslem South & Northwood and Birches Head
3. Hanley West & Shelton and Hartshill & Penkhull
4. Longton North and Longton South
• Information indicates a demand for home ownership products. It is vital to increase awareness and to promote the range of housing and tenure options within the local community and to extend this to the needs and aspirations of the growing BME communities.
• Existing households that plan to move to owner occupied properties expressed ‘demand’ for 2 bedroom terraced houses, 3 bedroom semi- detached properties and 4 bedroom properties.
• Data suggests demand for rented accommodation in the public sector is predominantly for single bedroom accommodation.
• In order to help achieve the recommendations within the Local Area Needs Index, Stoke-on-Trent City Council need to maintain an information base in respect of housing stock, in particular for Housing Association owned stock on which information is currently incomplete.
• Adams Integra would recommend the Area Based Needs Index is updated annually to reflect changes in housing data; including delivery, affordability and need.
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Recommendations
Stoke-on-Trent has been given special status both as a Regeneration Zone and a Housing Market Renewal Pathfinder. Approximately 20,000 dwellings will be built in North Staffordshire in the 20 year period to 2021 of which approximately 15,000 dwellings will be in Stoke-on-Trent.
For a site to be suitable for affordable housing there must be:
• An identified housing need within the area.
• Good access to all local facilities and services.
• The sustainability factors to ensure a balanced and integrated community.
To plan the provision of affordable housing that meets the housing needs of both current and future households within Stoke-on-Trent we need to determine the location of development sites in relation to community facilities and services.
In order to ascertain what types of properties are needed within particular areas of Stoke- on-Trent we used the following ward based areas:
1. Tunstall and Burslem North 2. Chell & Packmoor and Norton & Bradeley 3. Burslem South & Northwood and Birches Head 4. Abbey Green and East Valley 5. Bentilee & Townsend and Berryhill & Hanley East 6. Hanley West & Shelton and Hartshill & Penkhull 7. Fenton & Stoke and Trent Vale 8. Longton North and Longton South 9. Blurton, Trentham and Hanford 10. Meir Park & Sandon and Weston & Meir North
We have identified 4 of these ward based areas that have a BME profile of 10% or above; these areas constitute the principal BME neighbourhoods:
1. Tunstall and Burslem North 2. Burslem South & Northwood and Birches Head 3. Hanley West & Shelton and Hartshill & Penkhull 4. Longton North and Longton South
Based on a combined assessment of identified local housing need, the existing nature of the area, the local housing market and existing and proposed community facilities we have provided an overview of each of the ward based areas to help establish what affordable housing is required in different localities with the aim of creating balanced sustainable communities.
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The overview helps to identify the type, tenure and mix of affordable housing required within each of the identified 10 ward based areas of the City.
In general, the demand for Newbuild Homebuy or shared ownership style products is largely for 3 bedroom houses with a lower demand for 2 bedroom flats and 2 bedroom houses. In each of the ward based areas Newbuild Homebuy assumes a standard initial 50% equity share; however in order to achieve affordability it may be necessary to offer an initial lower percentage equity share.
1. Tunstall and Burslem North
The key points are as follows:
• The average property price is £79,866. The average price of a detached property is £143,436, semi-detached £93,253 and terraced £54,616. (Source: Land Registry Quarter 3 2005)
• The average income is £22,541. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 10.53% in Tunstall and Burslem North representing the 4th most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are; 2 bedroom houses representing 40.24%,3 bedroom houses 29.55% and 1 bedroom bungalows 15.77%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• The predicted increase in BME households is due to the combination of a fall in average household size and the forecast of BME household sizes remaining larger than white households. The future trend of need and demand is the increased provision of smaller accommodation and larger properties. (Source: Black & Minority ethnic communities & asylum seeker/refugee groups – Housing Needs & Aspirations)
• Tunstall and Burslem North was one of the worst performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
• Facilities include 8 places of worship, 8 primary schools, 2 secondary schools, 1 college and a range of shops, medical and leisure facilities; indicating a ward suitable for families and couples. (Source: Various Websites)
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• Households in Tunstall and Burslem North mainly consist of single persons and families, particularly in Tunstall. (Source: Neighbourhood Renewal Local Ward Plans)
• Tunstall and Burslem North has a total BME profile of 10%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
• BME households favour owner occupation, preferring a tenure where outright ownership is eventually possible. (Source: The existing & potential housing market for the Asian Community in North Staffordshire – January 2005)
Tunstall and Burslem North is suitable for single person and family households; as a BME neighbourhood properties reflect the need and demand for smaller and larger accommodation with Newbuild Homebuy offering the preference for owner occupation.
General Newbuild Discounted Intermediate Total Affordable Rent % Homebuy market % Rent % % 1 bedroom flat 5% 1% 0% 2% 8% 2 bedroom flat 5% 3% 2% 3% 13% 2 bedroom house 10% 5% 1% 0% 16% 3 bedroom house 15% 15% 2% 2% 34% 4 bedroom house 15% 11% 0% 3% 29% TOTAL 50% 35% 5% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation, the larger units are used to subsidise the shortfall of family accommodation and the failure of private rented stock.
2. Chell & Packmoor and Norton & Bradeley
The key points are as follows:
• The average property price is £108,213. The average price of a detached property is £151,025, semi-detached £102,943 and terraced £86,996. (Source: Land Registry Quarter 3 2005)
• The average income is £24,010 (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 8.33% in Chell & Packmoor and Norton & Bradeley representing the 7th most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
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• In the case of Local Authority housing, the three dominant property types in this ward are;3 bedroom houses representing 50.38%,2 bedroom houses 25.17% and 1 bedroom bungalows 10.64%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• Facilities include 4 places of worship, 6 primary schools, 1 secondary school, and a range of shops and medical facilities, indicating a ward suitable for younger families and couples. (Source: Various Websites)
• Households in Chell & Packmoor and Norton & Bradeley mainly consist of single parents and families, with a higher pensioner population. (Source: Neighbourhood Renewal Local Ward Plans)
• Chell & Packmoor and Norton & Bradeley has a total BME profile of 0.7% (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
Chell & Packmoor and Norton & Bradeley is suitable for mixed age households. The slightly higher number of residents of a pensionable age demonstrates a demand for bungalows and smaller units for single parents.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom 1% 1% 0% 0% 2% bungalow 2 bedroom 3% 1% 0% 0% 4% bungalow 1 bedroom flat 6% 0% 0% 4% 10% 2 bedroom flat 5% 4% 2% 6% 17% 2 bedroom house 10% 6% 3% 0% 19% 3 bedroom house 10% 12% 5% 0% 32% 4 bedroom house 15% 6% 0% 0% 16% TOTAL 50% 30% 10% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation.
3. Burslem South & Northwood and Birches Head
The key points are as follows:
• The average property price is £70,736. The average price of a detached property is £116, 707, semi-detached £84,529 and terraced £61,048. (Source: Land Registry Quarter 3 2005)
• The average income is £22,626. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
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• The Housing Demand represented by the number of bids for properties is 15.70% in Burslem South & Northwood and Birches Head representing the most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are; 1 bedroom bungalows representing 25.10%,2 bedroom houses 22.18% and 3 bedroom houses 21.64%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• The predicted increase in BME households is due to the combination of a fall in average household size and the forecast of BME household sizes remaining larger than white households. The future trend of need and demand is the increased provision of smaller accommodation and larger properties. (Source: Black & Minority ethnic communities & asylum seeker/refugee groups – Housing Needs & Aspirations)
• Facilities include 14 places of worship, 6 primary schools, 2 secondary schools, a railway station and a range of shops, medical and leisure facilities, indicating a ward suitable for families and couples. (Source: Various Websites)
• Households in Burslem South & Northwood and Birches Head mainly consist of single persons; there are a high number of family households, particularly in Birches Head East. (Source: Neighbourhood Renewal Local Ward Plans)
• Burslem South & Northwood and Birches Head has a total BME profile of 12.9% (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
• BME households favour owner occupation, preferring a tenure where outright ownership is eventually possible. (Source: The existing & potential housing market for the Asian Community in North Staffordshire – January 2005)
• In respect of this area it should also be acknowledged that specific needs may result from clearance activities and Neighbourhood Renewal Assessments. These will need to be monitored and taken account of where appropriate.
Burslem South & Northwood and Birches Head is suitable for single people and family households; as a BME neighbourhood properties reflect the need and demand for smaller and larger accommodation with Newbuild Homebuy offering the preference for owner occupation.
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General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom flat 5% 1% 0% 2% 8% 2 bedroom flat 5% 3% 2% 3% 13% 2 bedroom house 10% 5% 1% 0% 16% 3 bedroom house 15% 15% 2% 2% 34% 4 bedroom house 15% 11% 0% 3% 29% TOTAL 50% 35% 5% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation, the larger units are used to subsidise the shortfall of family accommodation.
4. Abbey Green and East Valley
The key points are as follows:
• The average property price is £95,850. The average price of a detached property is £173,113, semi-detached £98,830 and terraced £78,389. (Source: Land Registry Quarter 3 2005)
• The average income is £23,634. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is– 6.57% in Abbey Green and East Valley representing the 9th most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are;2 bedroom houses representing 34.65%,3 bedroom houses 33.67% and 1 bedroom bungalows 19.08%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• Abbey Green was one of the worst performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
• Facilities include 6 places of worship, 10 primary schools, 1 secondary school, and a range of shops and medical facilities, indicating a ward suitable for younger families and couples. (Source: Various Websites)
• Households in Abbey Green and East Valley mainly consist of single parents and married couples, with a higher pensioner population. (Source: Neighbourhood Renewal Local Ward Plans)
• Abbey Green and East Valley has a total BME profile of 0.7%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
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Abbey Green and East Valley is suitable for mixed age households. The slightly higher number of residents of a pensionable age demonstrates a demand for bungalows and smaller units for single parent households.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom 1% 1% 0% 0% 2% bungalow 2 bedroom 3% 1% 0% 0% 4% bungalow 1 bedroom flat 7% 0% 0% 3% 10% 2 bedroom flat 5% 4% 2% 3% 14% 2 bedroom house 10% 6% 3% 2% 21% 3 bedroom house 15% 14% 5% 2% 36% 4 bedroom house 9% 4% 0% 0% 13% TOTAL 50% 30% 10% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation, the larger units are used to subsidise the failure of private rented stock.
5. Bentilee & Townsend and Berryhill & Hanley East
The key points are as follows:
• The average property price is £76,384. The average price of a detached property is £139,500, semi-detached £89,094 and terraced £66,833. (Source: Land Registry Quarter 3 2005)
• The average income is £20,646. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 10.21% in Bentilee & Townsend and Berryhill & Hanley East representing the 5th most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are;3 bedroom houses representing 49.49%,2 bedroom houses 24.76% and 1 bedroom bungalows 13.42%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• Facilities include 4 places of worship, 6 primary schools, 2 secondary school, and a range of shops, medical and leisure facilities, indicating a ward suitable for couples and families. (Source: Various Websites)
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• Households in Bentilee & Townsend and Berryhill & Hanley East consist of a high proportion of single parents and single persons, with a higher pensioner population. (Source: Neighbourhood Renewal Local Ward Plans)
• Bentilee & Townsend and Berryhill & Hanley East has a total BME profile of 3.9%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
• As with area 3, it should also be acknowledged that specific needs may result from clearance activities and Neighbourhood Renewal Assessments. These will need to be monitored and taken account of as appropriate.
Bentilee & Townsend and Berryhill & Hanley East is suitable for mixed age households. The slightly higher number of residents of a pensionable age demonstrates a demand for bungalows and smaller units for single households.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom 2% 0% 0% 0% 2% bungalow 2 bedroom 2% 2% 0% 0% 4% bungalow 1 bedroom flat 7% 0% 0% 4% 11% 2 bedroom flat 5% 3% 2% 6% 16% 2 bedroom house 10% 6% 3% 0% 19% 3 bedroom house 16% 14% 5% 0% 35% 4 bedroom house 8% 5% 0% 0% 13% TOTAL 50% 30% 10% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation.
6. Hanley West & Shelton and Hartshill & Penkhull
The key points are as follows:
• The average property price is £79,316. The average price of a detached property is £161,400, semi-detached £101,188 and terraced £74,511. (Source: Land Registry Quarter 3 2005)
• The average income is £23,309. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 11.95% in Hanley West & Shelton and Hartshill & Penkhull representing the 3rd most popular ward. Hanley is a popular area where there is a high demand for 1 and 2 bedroom flats. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
Prepared by Adams Integra. August 2006. Ref: 05214 Page 72 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
• In the case of Local Authority housing, the three dominant property types in this ward are;3 bedroom houses representing 23.58%,2 bedroom houses 21.52% and 1 bedroom bungalows 19.97%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• The predicted increase in BME households is due to the combination of a fall in average household size and the forecast of BME household sizes remaining larger than white households. The future trend of need and demand is the increased provision of smaller accommodation and larger properties. (Source: Black & Minority ethnic communities & asylum seeker/refugee groups – Housing Needs & Aspirations)
• Hanley West was one of the worst performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
• Facilities include 5 places of worship, 5 primary schools, 1 secondary school a college, a range of shops, medical and leisure facilities and 2 railway stations and a bus station; indicating a ward suitable for all age groups. (Source: Various Websites)
• Households in Hanley West & Shelton and Hartshill & Penkhull consist of young families, couples and single persons; Shelton South is the location of the City’s student population. (Source: Neighbourhood Renewal Local Ward Plans)
• Hanley West & Shelton and Hartshill & Penkhull has a total BME profile of 15.4%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
• BME households favour owner occupation, preferring a tenure where outright ownership is eventually possible. (Source: The existing & potential housing market for the Asian Community in North Staffordshire – January 2005)
Hanley West & Shelton and Hartshill & Penkhull is suitable for mixed age households; as a BME neighbourhood properties reflect the need and demand for smaller and larger accommodation with Newbuild Homebuy offering the preference for owner occupation.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom flat 8% 2% 0% 3% 13% 2 bedroom flat 7% 5% 2% 3% 17% 2 bedroom house 7% 5% 1% 0% 13% 3 bedroom house 14% 10% 2% 2% 28% 4 bedroom house 14% 13% 0% 2% 29% TOTAL 50% 35% 5% 10% 100%
Prepared by Adams Integra. August 2006. Ref: 05214 Page 73 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation, the larger units are used to subsidise the shortfall of family accommodation and the failure of private rented stock.
7. Fenton & Stoke and Trent Vale
The key points are as follows:
• The average property price is £86,938. The average price of a detached property is £187,777, semi-detached £92,787 and terraced £78,355. (Source: Land Registry Quarter 3 2005)
• The average income is £22,343. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 10.14% in Fenton & Stoke and Trent Vale representing the 6th most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are;2 bedroom houses representing 36.94%,3 bedroom houses 28.48% and 1 bedroom bungalows 15.83%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• Stoke and Trent Vale was one of the worst performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
• Facilities include 6 places of worship, 10 primary schools, 2 secondary schools, 2 colleges and a range of shops, medical and leisure facilities; indicating a ward suitable for families. (Source: Various Websites)
• Households in Fenton & Stoke and Trent Vale consist mainly of single persons and families with an average pensioner population. (Source: Neighbourhood Renewal Local Ward Plans)
• Fenton & Stoke and Trent Vale has a total BME profile of 4.8%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
Fenton & Stoke and Trent Vale is suitable for single persons and families. The average pensioner population demonstrates a demand for bungalows, smaller units for single households and larger family accommodation.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 74 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom 1% 0% 0% 0% 1% bungalow 2 bedroom 2% 1% 0% 0% 3% bungalow 1 bedroom flat 7% 0% 0% 3% 10% 2 bedroom flat 6% 4% 2% 3% 15% 2 bedroom house 10% 6% 3% 2% 21% 3 bedroom house 17% 14% 5% 2% 38% 4 bedroom house 7% 5% 0% 0% 12% TOTAL 50% 30% 10% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation, the larger units are used to subsidise the failure of private rented stock.
8. Longton North and Longton South
The key points are as follows:
• The average property price is £111,333. The average price of a detached property is £165,990, semi-detached £101,185 and terraced £67,469. (Source: Land Registry Quarter 3 2005)
• The average income is £23,534. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 13.99% in Longton North and Longton South representing the 2nd most popular ward. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are; 1 bedroom bungalows representing 37.35%, 3 bedroom houses 27.79% and 2 bedroom houses 24.61%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• The predicted increase in BME households is due to the combination of a fall in average household size and the forecast of BME household sizes remaining larger than white households. The future trend of need and demand is the increased provision of smaller accommodation and larger properties. (Source: Black & Minority ethnic communities & asylum seeker/refugee groups – Housing Needs & Aspirations)
• Longton North was one of the best performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
Prepared by Adams Integra. August 2006. Ref: 05214 Page 75 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
• Facilities include 10 places of worship, 5 primary schools, 2 secondary schools, 1 college, a range of shops, medical and leisure facilities and a railway station; indicating a ward suitable for all age groups. (Source: Various Websites)
• Households in Longton North and Longton South consist mainly of families with a low pensioner population, except in Longton. (Source: Neighbourhood Renewal Local Ward Plans)
• Longton North and Longton South has a total BME profile of 18.4%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
• BME households favour owner occupation, preferring a tenure where outright ownership is eventually possible. (Source: The existing & potential housing market for the Asian Community in North Staffordshire – January 2005)
Longton North and Longton South is suitable for families; as a BME neighbourhood properties reflect the need and demand for smaller and larger accommodation with Newbuild Homebuy offering the preference for owner occupation.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom flat 5% 1% 0% 2% 8% 2 bedroom flat 5% 3% 2% 3% 13% 2 bedroom house 10% 5% 1% 0% 16% 3 bedroom house 15% 12% 2% 2% 31% 4 bedroom house 15% 14% 0% 3% 32% TOTAL 50% 35% 5% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation, the larger units are used to subsidise the shortfall of family accommodation.
9. Blurton & Trentham and Hanford
The key points are as follows:
• The average property price is £124,416. The average price of a detached property is £207,318, semi-detached £110,254 and terraced £66,052. (Source: Land Registry Quarter 3 2005)
• The average income is £27,388. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 7.45% in Blurton & Trentham and Hanford representing the 8th most popular ward. Blurton and Newstead are popular areas where there is a higher than average number of flats. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
Prepared by Adams Integra. August 2006. Ref: 05214 Page 76 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
• In the case of Local Authority housing, the three dominant property types in this ward are;3 bedroom houses representing 42.53%,2 bedroom houses 18.07% and 2 bedroom flats 16.79%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• Trentham and Blurton were one of the best performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
• Facilities include 2 places of worship, 5 primary schools, 2 secondary schools, and a range of shops, medical and leisure facilities; indicating a ward suitable for single persons, couples and families. (Source: Various Websites)
• Households in Blurton & Trentham and Hanford consist mainly of single persons, there is a dominance of married couples in Trentham and overall a higher pensioner population. (Source: Neighbourhood Renewal Local Ward Plans)
• Blurton & Trentham and Hanford has a total BME profile of 2.1%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
Blurton & Trentham and Hanford is suitable for mixed aged households – potentially with a bias towards single persons and couples, but also for families. The higher number of residents of a pensionable age demonstrates a demand for bungalows and smaller units for single households.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom 1% 1% 0% 0% 2% bungalow 2 bedroom 3% 1% 0% 0% 4% bungalow 1 bedroom flat 7% 0% 0% 4% 11% 2 bedroom flat 5% 4% 2% 6% 17% 2 bedroom house 10% 6% 3% 0% 19% 3 bedroom house 14% 12% 5% 0% 31% 4 bedroom house 10% 6% 0% 0% 16% TOTAL 50% 30% 10% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 77 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
10. Meir Park & Sandon and Weston & Meir North
The key points are as follows:
• The average property price is £108,320. The average price of a detached property is £175,340, semi-detached £101,266 and terraced £69,843. (Source: Land Registry Quarter 3 2005)
• The average income is £26,305. (Source: CACI LTD 2005; Prepared by Knowledge Management Stoke City Council)
• The Housing Demand represented by the number of bids for properties is 5.13% in Meir Park & Sandon and Weston & Meir North representing the least popular ward. There is a high turnover of residents in Meir North where there are a high proportion of flats. (Source: Demand for areas, number of bids per property – Prepared by Stoke City Council January 2006)
• In the case of Local Authority housing, the three dominant property types in this ward are;3 bedroom houses 42.87%,2 bedroom houses 29.71% and 2 bedroom flats 11.71%. (Source: Stoke-on-Trent City Council Stock list 21/02/2006)
• Meir Park and Weston were one of the best performing wards in terms of unfitness rates of private sector housing. (Source: Private Sector House Condition Survey 2004)
• Facilities include 4 places of worship, 8 primary schools, 2 secondary schools and a range of shops, medical and leisure facilities; indicating a ward suitable for a range of age groups. (Source: Various Websites)
• Households in Meir Park & Sandon and Weston & Meir North consist mainly of families and single persons, with a higher number of married couples and pensioners in Weston Coyney East. (Source: Neighbourhood Renewal Local Ward Plans)
• Meir Park & Sandon and Weston & Meir North has a total BME profile of 1.7%. (Source: Housing Needs Study 2004; Profile % relates to the household reference person)
• As with areas 3 and 5 above, it should also be acknowledged that specific needs may result from clearance activities and Neighbourhood Renewal Assessments here. Again, these will need to be monitored and taken account of where appropriate.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 78 Affordable Housing Local Area Needs Index - Stoke-on-Trent City Council
Meir Park & Sandon and Weston & Meir North is suitable for single persons and families. The pensioner population demonstrates a demand for bungalows, smaller units for single households and larger accommodation for families.
General Newbuild Discounted Intermediate Total Affordable % Rent % Homebuy % market % Rent 1 bedroom 1% 1% 0% 0% 2% bungalow 2 bedroom 3% 1% 0% 0% 4% bungalow 1 bedroom flat 6% 0% 0% 4% 10% 2 bedroom flat 5% 5% 2% 6% 18% 2 bedroom house 10% 7% 3% 0% 20% 3 bedroom house 17% 10% 5% 0% 32% 4 bedroom house 8% 6% 0% 0% 14% TOTAL 50% 30% 10% 10% 100%
Intermediate Rent – smaller units are aimed at keyworkers and use as temporary accommodation.
• Generally; it is acknowledged that bungalows are potentially land hungry. It may well be the case that some such requirements will in practice be commuted to suitably designed and accessible flatted or other appropriate accommodation – site characteristics will need to be considered in all cases.
Prepared by Adams Integra. August 2006. Ref: 05214 Page 79
Appendix 1
Map of 10 Ward based areas and 49 Neighbourhood Areas 10 Ward Based Local Areas and 49 Neighbourhood Areas
NA31 NA22 CHELL & PACKMOOR AND NORTON & BRADELEY NA42 NA27
NA33 NA49 TUNSTALL NA21 AND EAST VALLEY AND NA26 BURSLEM NA32 ABBEY GREEN NORTH NA25 NA34 NA46 NA23
NA30 BURSLEM SOUTH AND NA37 NORTHWOOD & NA28 BIRCHES HEAD NA47 NA36 NA40 NA29 NA35 BENTILEE & HANLEY WEST NA41 TOWNSEND & SHELTON NA38 AND NA39 BERRYHILL & NA45 HANLEY EAST NA08 NA44 NA24
NA11 NA48 NA10 NA12 STOKE & NA16 TRENT VALE AND FENTON NA09 NA05 NA06 NA17 NA19 NA15 NA07 NA18 NA04 NA43
NA03 NA20 NA13 LONGTON NA02 NORTH AND NA14 LONGTON TRENTHAM & HANFORD NA01 SOUTH AND BLURTON WESTON & MEIR NORTH AND MEIR PARK & SANDON
This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution orcivil proceedings. 100024286 2006.