Rural Affordable Housing Starter Pack

Hampshire Alliance for Rural Affordable Housing

Foreword

HARAH (Hampshire Alliance for Rural Affordable Housing) was formed in 2005 to try and address the needs of rural communities for Affordable Housing.

So much of the old council housing stock has been sold in Hampshire villages under the Right to Buy and this has left many communities with little or even no affordable housing for their young people seeking a home of their own. The result can be devastating for some areas where there are no longer enough children to keep the school open, not enough people to use the village shop leading to its closure and in some areas even the pub can be under threat. The villages become full of older people with no young people to help them to create a vibrant community.

By using the Planning System it is possible to build small scale developments in these communities specifically for local people who cannot afford open market housing. Such developments are known as Exception Sites as they are exceptions to the planning rules. They are usually built adjacent to, or just outside, the settlement planning boundary in order to benefit from cheaper land values to make them financially viable, as the land would not then attract the huge prices of open market land. But they can be unpopular with local residents who thought they would always have an open area adjacent to them. However, there is no excuse for poor design and the houses will be tied by a legal agreement to be for local people in perpetuity. They are not available to purchase under the Right to Buy.

The local authorities across Central Hampshire and the New Forest felt that they could be more effective at addressing this problem if they worked together rather than separately. As a result they have appointed HydeMartlet Housing Association to work on all the possible sites and they have developed a common legal agreement to speed up the process.

We have had some successes but need the support of local communities if we are to address the problems of local people no longer being able to live in their own village where they have grown up and even been to school. Sustainability is far more than living on a bus route: there are family support and ties to be considered too.

Elizabeth Cartwright

Chairman, HARAH Members Group

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Introduction to Rural Affordable Housing This guide is intended as an introduction to rural affordable housing in Hampshire. It provides background information for parish councils who are interested in developing their own affordable housing scheme for local people. The guide supplements the HARAH leaflet ‘A 10-stage guide to developing an affordable housing scheme for local people in a rural community’, which provides a brief summary of the process of developing a scheme from inception to completion. The 10-stage guide is reproduced at the end of this introduction. A second leaflet ‘Frequently Asked Questions’ is also useful as it covers many of the questions which can crop up during the process. A copy can be found at appendix G.

The guide is produced by the Hampshire Alliance for Rural Affordable Housing (HARAH), which was formed in 2005 to address the need for affordable housing in the villages of Hampshire. The members of HARAH are the Hampshire Rural Housing Enablers (RHEs), the Homes and Communities Agency (formerly the Housing Corporation), Hampshire County Council which joined the partnership in 2007, the six rural local authorities in Hampshire and the New Forest National Park Authority, the planning authority for the national park area of the New Forest, which joined in 2009. Following a competitive tendering process, HARAH selected HydeMartlet, a Housing Association, to build and manage the new homes. HydeMartlet is the preferred partner until 2011 when there will be a re-tendering of the contract. The area covered by the partnership is shown below:

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A 10-stage guide to developing an affordable housing scheme for local people in a rural community

Introduction This guide has been developed by the Rural Housing Enablers (RHE) on behalf of the Hampshire Alliance for Rural Affordable Housing (HARAH). It is a basic guide for rural Parish Councils and rural communities across Hampshire to the process of developing rural affordable housing for local people, primarily on exception sites.

The guide is based on the 10 step guide produced by Action in Rural Sussex, which can be found in the publication ‘A Good Practice Guide – Meeting affordable housing needs in rural communities’. Details for obtaining a copy can be found at the end of the guide. A glossary of the terms used in the guide can be found in the accompanying ‘Frequently Asked Questions’ leaflet and as appendix G of the Rural Affordable Housing Starter Pack.

Note: This is a guide only. The steps may vary from one project to another.

More detailed guidance on some of the stages can be found further on in this Rural Affordable Housing Starter Pack.

The 10 steps The need for affordable housing for local people may have been identified by the parish themselves through a Parish Plan or by other discussions, or from individuals in the parish who expressed their own need to the parish council.

1. Consider the need for affordable housing in the parish Contact the RHE at Community Action Hampshire who works with your District area

Discuss the idea of affordable housing for local people in the parish council meeting. What level of need is there? The need can be identified more accurately through a parish based housing needs survey or a housing surgery. See point 3 below.

Is the majority behind the idea? Are there one or two enthusiasts who have the time and energy to work with the RHE to help develop the scheme? Is there likely to be opposition to the scheme? What form is it likely to take? Think about wider issues in the parish at the same time. Apart from housing people, what benefits, or otherwise, would a scheme bring to the village? Examples might be additional support for a local shop, an increased roll at the local school, or help towards sports facilities. Collect information about affordable housing projects. Maybe visit a scheme in another village.

2. Involve your community throughout the project Take time to educate as well as consult. Often hostility to projects develops because people are basing their views on rumour and misinformation. People can only develop an informed view if they are properly advised about the project. Make sure the project

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reflects the views of people in the village. A housing needs survey or housing surgery can measure support for the project as well as the housing need. The greatest task is to listen to those people who are the least vocal – often the silent majority not the vociferous minority.

Don’t overlook those people who are in housing need themselves. In order to retain and develop a ‘mixed and diverse community’ the parish needs to consider a range of housing types and prices. This may include accommodation for single younger or older people and people with special housing needs as well as couples and families. Take care to distinguish between objections that are ill-informed, and those which are on genuine environmental or aesthetic grounds, or based on material planning grounds such as access, drainage or utilities. Keep consulting throughout the project, using the media available to you in your parish. The public can attend parish council meetings where the proposal is discussed and parish newsletters and the local newspaper can be used. A public drop-in day may be needed to fully discuss the project once it has been agreed in principle. Above all, many objections can be met by face-to-face conversations with well-informed councillors.

See section 5 of the Starter Pack for more information.

3. Assess the need Does the parish council have a general awareness that there are local people in need of affordable housing?

Has an assessment of need already taken place – for example as part of the parish plan or through a district wide survey? Is this information up-to-date or of sufficient detail? Seek advice from the RHE who will be able to assist you with this. In conjunction with the RHE and District/Borough Council, decide if a local parish-based survey needs to be carried out. Would it be helpful to look at wider issues within the village at the same time through a parish plan? The RHE will assist the Parish Council to undertake a local/parish-wide Housing Needs Survey. A questionnaire will be sent to every household in the parish and to local people who have had to move away to find an affordable home, but are known to want to return. The survey can be used as a register, encouraging people to give their names and contact details. They can then be sent an application for the District/Borough Housing Register to apply for affordable housing The RHE will present a report of the Housing Needs Survey to the parish council and local authority, who will consider the findings and agree how many homes should be provided to meet the need identified. A survey usually takes 2 or 3 months to complete. A housing surgery may be an alternative way to assess housing need and help people to apply for housing.

A sample survey can be found in the appendices of the Starter Pack.

4. Identify potential sites Find a site. This is probably the most critical stage of the affordable housing process. No site…no project. Is the parish council aware of land in the parish that could be used as Page 5

an Exception Site and might be available for a housing scheme? Consider all possibilities. The RHE will coordinate a site appraisal involving Parish Councillors and District/Borough Councillors, officers from the District/Borough Council and the National Park Authority if appropriate, and the Housing Association. There may be suitable land owned by Hampshire County Council, the District/Borough Council or even the Parish Council, or it may be offered as a result of canvassing local landowners. Land may be put forward by landowners or developers, or a site may have been offered to a housing association. The available sites will be assessed. Are there planning problems? Is the site suitable in terms of access, landscape setting, services etc and can it be purchased at a price appropriate for affordable housing on an exception site? A drop-in day may be appropriate to gain the views of the local community towards the site(s).

More information on exception sites and choosing a site can be found in sections 8 and 9 of the starter Pack.

5. Work with the housing provider HydeMartlet has been selected as the development partner by the Hampshire Alliance of Rural Affordable Housing (HARAH) to develop all affordable housing on exception sites in Hampshire settlements. A detailed selection process was undertaken to ensure the best affordable housing provider to meet the required criteria was chosen. The HARAH partners continue to regularly monitor the performance of HydeMartlet on these criteria. HydeMartlet is a Registered Social Landlord (RSL). They own and manage affordable housing across Hampshire and the South East and have offices in Lymington, Alton and Blackwater. Their development officers have considerable experience of developing affordable housing in rural villages. The Parish Council and landowners may be approached by other housing associations and developers to provide affordable housing in the parish. The Parish Council should seek advice from the RHE or the District/Borough Council officers. If the land is an exception site, only HydeMartlet will be able to obtain funding from the Homes and Communities Agency to develop affordable housing.

It is important that the right type of housing is built in the parish. The homes should take into account factors such as the household size, age, disposable income and special requirements of those people in housing need. Information from the Council’s housing registers, local knowledge and survey information will inform the discussions with the housing association, architects and the planning and housing departments.

6. Obtain Planning Permission The housing association will take the lead, but with the help of the RHE, make sure you are consulted about the proposed houses and understand as fully as possible the planning and legal details of the scheme. Be prepared to voice comments on the design of the scheme. If possible, involve the whole community at this stage, perhaps through a drop-in day. Invite comments on the design of the buildings, particularly by those people who may live in them. A legal agreement will be drawn up by the Council to ensure that the homes will remain affordable for local people ‘in perpetuity’. This is called a Section Page 6

106 Agreement. The District/Borough Council officers should discuss the local connection criteria with the Parish Council. Carefully consider the draft Section 106 Agreement. Make sure that neighbouring parishes are eligible for the local connection in future allocations in case local people to your own parish have all been housed. A copy of the standard section 106 terms and the local connection criteria is available from the RHE or can be found on the HARAH website. The actual agreements will vary. Contact your District/Borough Council for details.

More information on the design process can be found in Section 10 of the Starter Pack.

7. Secure funding The Housing Association must apply for funding. This is normally obtained from Central Government through the Homes and Communities Agency. The funding subsidises the housing costs to ensure they are affordable to the occupiers. To be successful in obtaining funding, a scheme must be ‘deliverable’. HydeMartlet must compete with other RSLs across the South East Region for the funding allocations. There must be a suitable site and preferably planning permission for the site. Once the funding is allocated, the scheme must meet agreed deadlines. The Parish Council need to be aware that funding is limited and to work with HydeMartlet to meet the deadlines, or their scheme may be at risk of losing funding. However there is an element of flexibility within HARAH.

8. Build the houses Enjoy watching the homes being built. Parishes feel great pride when they see their vision become a reality. Keep an eye on construction. The local community can have a role to ensure that there is not undue nuisance or inconvenience to local residents. The contractors that work for HydeMartlet must meet the ‘Considerate Constructors’ standards.

More information on the Considerate Constructor scheme can be found in the appendices of the Starter Pack.

9. Understand the nomination process This is one of the major concerns of parishes – that the homes built are used to house local people. Yet for obvious reasons, it is the one area where the parish council is likely to be in a sensitive position. It is important that the Parish Council understand the process to advise local people, but it is not appropriate for the Parish Council to be involved in the detail of the selection process as this would compromise both their position and the confidentiality of applicant’s details. It is vital to disseminate information and advice to people in housing need. Some people complain that although they were aware that the housing was about to become available (they could see it being built), they didn’t know what they had to do to be nominated for a home. To be eligible to be nominated, a household must have their name on the District/Borough Housing Register. The Parish Council has a role in making people aware that they must register and how to do so (by word of mouth, or through a note in the parish magazine or on

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notice boards). Don’t forget the people who have had to leave the parish to find affordable accommodation elsewhere, but wish to return to their own parish. It is important to explain that, although people may not be high priority on the Housing Register, in the case of rural housing on exception sites, local connections will be the most important criterion, over-riding other factors. Verification of an applicant’s local connection will be undertaken by the District/Borough Council, which may include a home visit if necessary. The Parish Council will be sent a list of the local connections of the selected applicants, but not the applicant’s details due to data protection requirements. A copy of the allocation policy for exceptions sites is available from the RHE and the District/Borough Council and is available on the HARAH website.

10. Celebrate The day the new tenants move into the newly-built homes is a day for celebration. All those involved in the long and complex process of developing a scheme deserve to be recognised and praised…especially the Parish Councillors. An open day is often organised some time after tenants move in, to celebrate the new scheme. This is a good opportunity to show other Parish Councils the benefits and advantages of a local affordable housing scheme.

Reference: ‘Good Practice Guide –Meeting affordable housing needs in rural communities’ available from Action in Rural Sussex’, price £10.

Who do we contact? The main point of contact for Parish Councils are the Rural Housing Enablers through:

John Lancaster

01962 857363 [email protected]

Community Action Hampshire Beaconsfield House Winchester 01962 854971 www.harah.org.uk

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Contents

Introduction ...... 4

The 10 steps...... 4

Who do we contact? ...... 8

1.Definition of rural affordable housing ...... 10

2.The national picture ...... 12

3.The roles of the different bodies involved ...... 14

4.How long does it take? ...... 16

5.How to Involve Your Local Community...... 17

6.Overcoming Opposition ...... 19

7.Commitment to the Scheme ...... 21

8.What is an Exception Site?...... 22

9.Choosing the Site ...... 23

10.The Design Process ...... 24

11.Energy Conservation and Environmental Measures...... 25

12.Types of Tenure ...... 26

13.The Impact of Affordable Homes on Villages...... 28

14.Further Information ...... 29

15.Appendices - sample documents...... 30

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1. Definition of rural affordable housing1

Rural affordable housing is housing which is provided in rural parishes for local people who would not otherwise be able to find an affordable place to live locally through the general housing market. Affordable rented housing is usually owned by a Registered Social Landlord (RSL), normally a Housing Association, and rented at a weekly rent that is significantly below market rents. Shared Ownership and Shared Equity homes are partly purchased by the resident and partly owned by the Housing Association. In the case of shared ownership, the resident may pay rent on the part owned by the Housing Association. The Housing Association is able to provide the housing at affordable levels as they receive grant funding from the Homes and Communities Agency towards the development costs.

The housing is strictly for local people and the local connection criteria are specified in a legal agreement attached to the planning permission (called a Section 106 agreement). The agreement also ensures that all future lettings or shared ownership sales have to meet the same local connection criteria as when the homes were first built.

Local connection criteria have been agreed by HARAH as follows:

A person shall be taken to have a strong local connection if he or she satisfies any one or more of the following criteria: (i) he or she is ordinarily resident in the Parish (ii) he or she was previously ordinarily resident in the Parish and has family who ordinarily reside there (iii) he or she has a demonstrable need to live in the Parish by reason of: • his/her current employment in the Parish • his/her taking up permanent employment in the Parish (iv) he or she has a demonstrable need to reside in the Parish either to support or to be supported by another member of his/her family who ordinarily reside in the Parish.

NB Some local authorities within the HARAH partnership have more specific local connection criteria. The benefits of affordable housing Affordable housing can contribute to maintaining a mixed rural community. Many of our rural communities are ageing as often young people cannot afford to stay. This affects the social mix and may impact on services. There is a danger that villages become dormitory settlements as affluent people who work elsewhere and sometimes live

1 Planning Policy Statement 3 Annex B contains the Government’s definition of affordable housing, see appendix E

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elsewhere during the week move in. Residents who cannot afford to buy a property may have to live elsewhere and travel back to the village to work or visit their family.

The informal social and care networks and family support networks that are essential elements in villages with limited facilities are undermined if local people are unable to afford to live there. Mixed communities are more sustainable and self-supporting and use a greater range of services and therefore affordable housing can contribute to the sustainability of a parish.

Affordable housing can bring other benefits to villages, such as sports amenities, car parking facilities or premises for a community shop, as facilities may be provided as part of the housing project.

These are two comments from people who have moved into developments at South Warnborough in Hart and Ropley, East Hampshire.

‘It’s amazing. I love my house. The kids love it because they have a garden with room for a trampoline and it’s perfect for me as I’m back in the village where I grew up - my mum lives just over the road ……’ - Jo from South Warnborough.

‘It’s so nice to have friends and family just down the road. I’m originally from Monkwood – just down the road, and I went to Ropley School. We’ve been living in Bordon for the past year and it’s really nice to be back here again.’- Sarah from Ropley.

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2. The national picture

The countryside is an important asset for all of us and there is a general desire that it should be protected. However, the countryside is not just about the landscape but the communities within it. The rise in house prices over the last decade has meant that the social mix of rural communities is under threat. The loss of council housing through the Right to Buy has also had an impact. Many households, including those on above average incomes, are no longer able to afford to stay in their village and many villages are becoming the preserve of the rich and/or ageing.

Some interesting statistics from the Affordable Rural Housing Commission Report, 2006:

The report from the Affordable Rural Housing Commission was commissioned by the Department for Environment, Food and Rural Affairs and the Department for Communities and Local Government. Its findings were used to inform the Government’s plans to improve the affordability and supply of housing nationwide including its latest planning policy statement.

The Government has set out in its Planning Policy Statement 3 (PPS3) the national planning policy for delivering its housing objectives. It has recognised the shortage of affordable housing in both rural and urban areas and it wishes ‘to create sustainable, inclusive, mixed communities in all areas…’ It asks for clear targets for the delivery of rural affordable housing and includes the use of the Rural Exception Site Policy (see section 8 for definition) to achieve this. Planning Authorities have to refer to PPS3 in producing their own policies in particular their Local Development Framework (a

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collection of documents which sets out the local authority’s planning strategy).

Planning Policy Statement 7 (PPS7) sets out government policy on ‘sustainable development in rural areas’. The key principles include: ensuring an integrated approach to the social, economic and environmental aspects of sustainable development; allowing good quality, carefully sited development in villages where it benefits the rural community and/or economy; ensuring that developments respect and enhance the character of the local countryside.

The Taylor Review ‘Living Working Countryside’, 2008 (commissioned by the Prime Minister) includes a recommendation that local planning authorities should work with local communities to consider how the needs (environmental, social and economic) of every settlement or parish in their area can be addressed.

Housing Information by Local Authority Area The population and number of dwellings in each local authority area vary.

The table below shows the number of affordable dwellings in each area built on rural exception sites, and with the exception of East Hampshire the number of affordable homes built in each equates to less than half a percent of the total housing stock in the District.

The provision of rural housing is high on the agenda for each authority, a corporate priority for some and it is apparent that there is a need to increase the number of affordable houses within the rural areas of Hampshire.

Population Public sector/Affordable Housing Other Private Total (ONS 2007 Public Sector Dwellings1 Mid Year Housing Estimates) (E.g. Total Of which on rural MoD) exception sites Rent S/O Total Basingstoke and 2 Deane 160100 12581 47 13 152 85 55154 67820 East Hampshire 111000 5754 244 65 309 549 41391 47694

Hart 89900 3097 70 18 88 797 32437 36331

New Forest 174700 8403 266 9 275 320 69677 78400

Test Valley 114700 6890 176 46 222 620 40429 47939

Winchester 111300 7508* 179 29 208 0 36968 44476 Totals 761700 36725 982 180 1254 2371 276056 322660 *173 of these are owned by other LA's

Sources: ¹ Housing Strategy Statistical Appendix (HSSA) 2008 ² 92 exception units built 1993-2001 breakdown unknown

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3. The roles of the different bodies involved

There are many different organisations involved in providing affordable housing on a rural exception site. These are as follows: Parish Council • May first raise the issue of affordable housing. This may have come from the Parish Plan or concern from the local community • Helps identify suitable exception sites for a development • Keeps the community informed of progress and attends any consultation events such as site selection • Are consulted on design of the homes by the housing association • Consulted on local connection criteria by the local authority • Ensure links to any existing or emerging Parish Plan Housing Department of District Council • Has a strategic responsibility to meet the housing needs in the District, including rural housing for local people • Can release own sites for affordable housing, if there are any • Attends any consultation events • Provides information on numbers of households in need from its housing register • Attends pre-planning meetings • Holds housing register and nominates applicants for new homes from the housing register, subject to the local connection criteria Planning Department of District Council or National Park • Provides policies to enable exception sites to be developed for affordable housing for local people • Carries out an appraisal of potential sites submitted by the Rural Housing Enabler • Provides detailed guidance on the proposed scheme • Determines the planning application for the development of affordable homes from the housing association and imposes appropriate conditions such as provision of play area and local connection criteria Rural Housing Enabler • Advises and keeps the parish council informed throughout the development of a scheme • Carries out the housing needs survey, if required, and provides a report to the parish council and district council. Alternatively a surgery can be held to find out the level of need Page 14

• Identifies suitable potential sites with the parish council and submits an appraisal to the planning authority • Attends any consultation events • Contacts landowners of suitable sites to see if they are interested in selling land and, if they are, passes on the information to the housing association Homes and Communities Agency (formerly the Housing Corporation) • The government agency responsible for funding the building of affordable homes • Has agreed sustainability and design standards for affordable homes Tenant Services Authority • Regulates housing associations in England Housing Association (Registered Social Landlord) • Following identification of preferred site, negotiates with landowner to sell the land • Commissions architect and design team to draw up plans • Liaises between the architect and planning authority for guidance on the scheme • Meets with parish council to discuss design of houses • Applies for funding for the affordable homes • Submits a planning application • Builds and manages the homes

.

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4. How long does it take?

How long is a piece of string?! The time taken to develop an exception site can vary enormously. At the start of the process is the identification of housing needs of local people. Looking at the schemes developed by HARAH the shortest time taken from housing need identification to planning application was 6 months whilst the longest so far has been 3 years and 7 months!

In between those two stages are site identification, the planning department’s consideration of the sites, negotiations with landowners, consultations with the parish council and communities, the drawing up of designs, pre-application meetings with planners, planning submission, S106 agreements, and finally the building of the homes.

It is not always a quick process, but the appreciation of the new residents and the benefit to the whole village in helping to maintain its vitality makes it worthwhile in the end.

HARAH is trying to speed up the process so that people in housing need are not waiting for years for a home. The time taken is reduced when

• A suitable site is available • The Parish Council supports the project and promote it to their community • The planning authority is engaged early in the process

Parish councils can also help by

• showing leadership when encountering opposition • prompt decision making • ensuring that the community is kept informed

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5. How to Involve Your Local Community

A good level of consultation and community involvement will be essential to the ultimate success of your scheme. It will help to overcome opposition and will ensure that the housing that is developed best suits the need that exists within your community.

Involvement Techniques There are many different techniques that can be used to engage with residents. The following are the techniques that are likely to be of most use to you. It is important to note that all techniques have strengths and weaknesses, so no one technique alone is likely to be enough. A combination of the three techniques detailed below should be sufficient to fully engage residents and ensure that everyone’s views are heard:

• Questionnaire to all households to identify local need • Exhibition to show possible options or proposals (see appendix C in Section 16 for a sample of a flier to publicise your exhibition) • Public meeting(s), which may be a Parish Council meeting or one organised specifically to discuss affordable housing • Surgery to discuss specific issues with interested or concerned individuals

Your Rural Housing Enabler will advise you on the appropriate techniques to use.

Communication Although your community involvement will take clearly defined stages such as those detailed above, there will be a need for a wider and longer lasting information and communication programme throughout the duration of the project. An exhibition or public meeting can form the focal point of such a programme, which should make use of the local information networks that exist. These may include the parish magazine, parish website, dedicated newsletter or any other effective local method of communication.

Parish Plans An alternative way to consider the issue of affordable housing is as part of a Parish Plan. Parish Plans lay out a shared vision for the community over the next 10+ years and contain a detailed action plan for achieving this vision. It is up to the community to define the issues to be tackled by a Parish or Community Plan. It sets out how community action can meet local needs, can help to prioritise resources and can provide important information to help influence the policies, decisions and actions of others. Parish and Community Plans belong to the community, to be delivered by that community or in partnership with other agencies. More information about parish plans can be found on the Community Action Hampshire website www.action.hants.org.uk

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One of the key issues that can emerge from a parish plan is affordable housing. Bringing together the disciplines of, and specialists in, parish planning and rural affordable housing provides benefits to all concerned:

To those seeking to develop more affordable housing: • Considering the issues as part of a rounded plan, looking at all aspects of life in the village, stops the scheme from being the entire focus of a consultation exercise and can reduce the level of opposition • A parish plan looks some 10 years into the future and this longer-term thinking may help residents to better understand the need for more affordable housing rather than focusing only on the immediate impact of a scheme To those producing a parish plan: • Working with specialists in rural affordable housing schemes ensures that the right questions are asked and that a potentially sensitive subject can be dealt with appropriately • The involvement of housing experts adds to the pool of people involved and can help to reduce the workload on volunteers • Combining the housing needs survey with a parish plan survey will reduce consultation overload and encourage the maximum response rate

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6. Overcoming Opposition

Any proposal to build housing, whether it is affordable homes or for sale on the open market, is likely to cause opposition in rural villages. Usually the opposition is from immediate neighbours who are worried about the impact on them. Sometimes the opposition is more widespread. Often it is based on rumours that grow out of a lack of information or understanding of the proposal.

It is a good idea to be prepared to deal with opposition and often the most effective way is through a one to one chat with the person to fully inform them about the project and dispel any myths or rumours. In addition, keeping the community informed about the project will help to prevent uninformed rumours from circulating in the parish. Parish newsletters or magazines are particularly effective channels for this kind of communication.

• NIMBY (nĭm'bē) Not in my backyard n. pl. NIM·BYs Slang. One who objects to the establishment in one's neighbourhood of projects, such as incinerators, prisons, or homeless shelters that are believed to be dangerous, unsightly, or otherwise undesirable. In this case it is affordable housing • BANANA Build absolutely nothing anywhere now or anytime UK Nimbies demand more housing - in someone else's backyard (Property Finder.com) A 2008 survey by propertyfinder.com, which looked at public attitudes towards the planning process and new residential developments, found that in principle most people backed the idea of new housing to address supply problems (an estimated shortfall of 50,000 new homes every year). When it came to their own area however, only 39.1% wanted more housing built. The findings come as it was announced in the summer of 2008 that buying a home was out of reach for key public sector workers in more than two thirds of UK towns.

Common quotes • ‘We don’t want those types of people living in our village’ • ‘I don’t want any affordable housing in our village it will spoil the character, but I do wish my son and daughter-in-law could live in the village’ • ‘If they move in, my house value will fall’ Responses

Quotes from a recent Impact Survey (see section 13) • ‘Because the residents are local, they quickly integrated into the existing community’ • ‘It’s nice to see people of the village being able to still live here despite rocketing house prices. Hopefully there will be a chance for my children and others to still live here as adults.’ Page 19

These are the sort of people who might live next door

This is an example of a rural affordable home

South Warnborough Rural Exception Scheme

• These schemes can be beneficial to your village. A comment taken from an evaluation of rural housing schemes in East Hampshire, provided by a parish council in East Hampshire that has developed a scheme counters the concern that neighbouring properties will fall in value

‘We felt that existing houses would fall in value and problem families would be housed – this has never been an issue. The houses and gardens are well maintained. One resident works in the shop and others go to church and village events. A good social fabric has built up. No barriers exist’.

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7. Commitment to the Scheme

As explained in Section 5, Parish Councils are encouraged to engage fully with residents and other stakeholders during the early stages of development. This will help to avoid problems later in the process and will ensure that the Parish Council is aware of the balance of opinion.

Once it is agreed that a housing project will be progressed, a significant amount of time, effort and money is invested by the Local Authority and Housing Association.

Appendix A in Section 16 shows an agreement to formalise the decision to progress with a rural exception site. This has been drawn up to help expedite a site. This agreement should be signed once the Parish Council has agreed that there is a housing need in the village, and it is decided that a scheme should be progressed.

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8. What is an Exception Site?

Planning Policy Statement 3 (PPS3) The rural exception site policy is set out in Planning Policy Statement 3, paragraph 30 as follows:

‘Local Planning Authorities should consider allocating and releasing sites solely for affordable housing, including using a Rural Exception Site Policy. This enables small sites to be used, specifically for affordable housing in small rural communities, that would not normally be used for housing because, for example, they are subject to policies of restraint.

Rural exception sites should only be used for affordable housing in perpetuity, i.e. for all time. A Rural Exception Site policy should seek to address the needs of the local community by accommodating households who are either current residents or have an existing family or employment connection, whilst also ensuring that rural areas continue to develop as sustainable, mixed, inclusive communities.’

Small rural settlements have been designated for enfranchisement and right to acquire purposes (under Section 17 of the Housing Act 1996) by Statutory Instrument 1997/620- 25 inclusive and 1999/1307. This excludes small settlements from these rights.

Planning Policy Statement 7(PPS7) Planning Policy Statement 7 gives guidance on sustainable development.

It guides planning authorities to set out policies for allowing some limited development in, or next to, rural settlements that are not designated as local service centres, in order to meet local needs and to maintain the vitality of communities. In particular, it advises authorities to be supportive of small-scale development where it provides the most sustainable option in villages that are remote from, and have poor public transport links with, service centres.

Local Planning Policy Each Local Authority within HARAH sets out its exception site policy within the current Local Plan. This can be viewed on the individual Local Authority’s website. The Rural Housing Enabler also holds copies of the Local Plan for each Local Authority. The Local Plan will be replaced in due course by the emerging Local Development Framework, and in particular the Core Strategy which will set out the future policy framework for addressing local affordable housing needs. It is important to refer to the detailed policies operating in each Local Planning Authority’s area.

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9. Choosing the Site

In order to choose the site, an initial site appraisal is undertaken, often with the help of the local planning authority. More detailed consultations then take place. The Rural Housing Enabler leads the process and usually consults with parish councillors and local members for local knowledge on sites; and the local authority planning and housing development officers including specialists in design, landscape, tree and highway matters as appropriate.

Enquiries will be made of landowners usually by the Rural Housing Enabler to ascertain whether they will give or sell some land suitable for the proposed development.

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10. The Design Process Once a suitable site has been found and the landowner has agreed to sell, then a parish council will be consulted about the design of the scheme at various stages. The flowchart shows a possible process, but not all stages may be required or they may fall in a different order.

Basic Comments interpreted The housing mix concept into draft drawings, consultants appointed and quantity is An architect is Environmental sketches as needed e.g. agreed by the commissioned analysis of the site developed arboriculture, district council by HydeMartlet and how it relates with the parish to the surroundings highways is undertaken

Local Revised exhibition for sketches developed the Detailed pre- Designs Homes and community planning amended Communities application Agency Consulted Planning and bid for funding submission made Project completion and review of the development Pre-commencement planning conditions Planning consent discharged granted Section 106 Construction Site agreement programme meetings negotiated – local discussed Meeting organised to connection criteria discuss local issues agreed between and constraints. parish council and Construction local authority programme discussed

11. Energy Conservation and Environmental Measures All homes built by Housing Associations have to meet the Code for Sustainable Homes. This measures the sustainability of a home against key design categories, rating the ‘whole home’ as a complete package. The minimum standard for Code compliance has been set above the requirements of Building Regulations. New homes can achieve a rating on a scale of one to six ‘Code Levels’ depending on the standard achieved; until 2010 all homes built by housing associations will meet Code 3. The Code also includes new areas of sustainable design, such as Lifetime Homes and the inclusion of composting facilities. The key design categories included within the Code are:

In order for the developer to meet the Code on CO2 emissions there are minimum reductions that have to be met for each level. For example to get from level 3 to level 5 there is a difference of 75% further reduction in emissions. Again, in order for the developer to meet the Code on the reduction of water consumption there are minimum reductions per person per day that have to be met for each level. For example to get from level 3 to level 5 the water consumption per person per day should be reduced from 105 litres to 80 litres. The typical current water user uses 167L/person/day. In addition to the Code for Sustainable Homes the Hyde Group constructs a number of homes to Lifetime Homes Standard: all properties have their whole life cost considered; all developments will be assessed against Buildings for Life criteria; all developments will meet the Quality and Design standards set down by the Homes and Communities Agency; and developments will commonly improve biodiversity through planting and creation of habitats.

What does this mean for residents?

• Lower energy costs • Lower water costs • Improved management of waste & recycling • Excellent landscaping and biodiversity

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12. Types of Tenure

Tenure mix will be decided by the local authority to reflect the housing need and current financial situation locally and nationally.

Rented Most homes on a rural exception site will be for rent. Current rental levels (2008) are in the region of £76.00 per week for a one bedroom property, £100.00 a week for a two bedroom property and £105.00 for a three bedroom home. The rents are capped according to the Homes and Communities Agency’s rent policy. Information on the latest rent levels can be obtained from HydeMartlet.

Shared Ownership Shared ownership helps people who cannot afford to buy outright on the open market. A purchaser buys a share of the property (which can be as low as 25%) and pays rent on the other portion. The price of the share purchased is based on the market value of the property.

The properties cannot be sold onto the open market as a purchaser can only buy up to an 80% share of the property. The purchaser must meet the local connection criteria set out in the planning conditions (section 106 agreement).

What are the advantages and disadvantages of purchasing a shared ownership home?

Advantages

• It enables people to get onto the housing ladder

• Provides the owner with the opportunity to increase their share in the property up to a maximum of 80% when their finances allow

• The prospective purchaser (and subsequent purchasers) have to meet the local connection criteria

• Provides a range of tenures within a scheme

Disadvantages

• Due to the rise in house prices even a shared ownership property can be too expensive for the majority of people looking for affordable housing • Some mortgage providers are reluctant to offer a mortgage as they view purchasers of 25% equity as high risk • Lease arrangements can be complicated • There is the risk that the resident does not maintain the property in which the Housing Association has an equity stake

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Shared Equity

This model does not have a rental element which can therefore reduce the monthly outgoings for a purchaser. However, the initial outlay is more expensive. For example somebody purchasing a 50% equity stake in a home costing £150,000 needs a deposit of £8,000 and an income of £41,000 to afford a mortgage.

Intermediate Rent

Another kind of tenure is intermediate rent. This is an option which is becoming more popular in the current housing climate. The rents are about 25% cheaper than those on the open market. The schemes are mainly for key-workers at present and not on rural exception sites.

Further Information

Further information on shared ownership and intermediate rented homes can be obtained from Homes in Hants. This is the Government's HomeBuy agent for Hampshire and the Isle of Wight. They deal with all applications for shared ownership and intermediate schemes across the area. If there are any shared ownership properties in a rural exception scheme then prospective purchasers need to register with Homes in Hants. They will still need to have a local connection to be eligible.

Their website www.homesinhants.co.uk explains how to search for properties in Hampshire and the Isle of Wight. It shows the current prices of properties and how much income is required to purchase or rent them. It also has a mortgage calculator which works out how much a person can afford.

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13. The Impact of Affordable Homes on Villages

The following is an extract from the Matthew Taylor Review, Living Working Countryside. It outlines his view of the importance of affordable rural housing.

‘Restrictive planning practices and a shortfall in the planned provision of affordable homes are contributing to many villages and hamlets becoming increasingly unsustainable communities, unaffordable for those who work there, losing jobs and services. While the country plans for major housing growth over the next decade, in practice these smaller villages are often excluded from local strategies designed to meet even local housing need. This needs to change.

The numbers of homes required in individual communities are often very small, but their impact will be immense. Locally-made decisions in these communities relating to just a few affordable homes can be crucial to the sustainability of the community, its shop, pub, school and local businesses.’

Appendix D contains an executive summary of an impact study produced for Test Valley Borough Council by Community Action Hampshire in relation to five rural housing schemes built on exception sites in the Test Valley Borough Council area, ‘Rural Housing Schemes: An Evaluation’

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14. Further Information The HARAH website www.harah.org.uk has information on how the alliance works, projects (both completed and on site), news items, frequently asked questions, contact details and resources and publications which include the following:

Memorandum of Understanding Allocations procedure and working with the Homebuy Agents S106 standard heads of terms Exception site planning policies of each local authority Regional Housing Strategy Presentation: examples of delivering rural affordable housing

Rural settlement classification by local authority

Publications What is HARAH? HARAH 10-step guide to developing rural affordable housing New Forest 10-step guide to developing rural affordable housing Tenants' information leaflet Frequently Asked Questions, which includes a Glossary of Terms

The Affordable Rural Housing Commission Report, May 2006 can be obtained from the Department of Environment, Food and Rural Affairs www.defra.gov.uk

Planning policy statements 3 and 7 (PPS3 and PPS7) and the Matthew Taylor Review ‘Living Working Countryside’ are available from the Department of Communities and Local Government www.communities.gov.uk

Local Plans and their replacements Local Development Frameworks can be obtained from the relevant local authority:

Basingstoke & Deane Borough Council www.basingstoke.gov.uk East Hampshire District Council www.easthants.gov.uk Hart District Council www.hart.gov.uk New Forest District Council www.nfdc.gov.uk Test Valley Borough Council www.testvalley.gov.uk Winchester City Council www.winchester.gov.uk National Park http://www.newforestnpa.gov.uk/index.html

Other useful contacts:

Hampshire County Council www.hants.gov.uk Homes and Communities Agency www.homesandcommunities.co.uk HydeMartlet Housing Association www.hydemartlet.co.uk Community Action Hampshire www.action.hants.org.uk

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15. Appendices - sample documents

The following sample documents have been included for your use and information:

A. Rural Exception Site Agreement between Parish and District Councils B. Housing Needs Survey C. Flyer for Affordable Housing Exhibition D. Rural Housing Schemes – An Evaluation, Executive summary E. Planning Policy Statement 3, Annex B F. Considerate Constructors, sample report G. HARAH – Frequently Asked Questions

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Appendix A

Rural Exception Site Agreement

Dated 2009

Between

XXXXX Parish Council and XXXXX Council

Following consultation with XXXXX Parish Council it has been agreed at the Parish meeting of XXXXX that the members agree to proceed with a rural affordable housing development for local people.

This agreement has been made between the Parish Council and XXXXX Council and is minuted as an agreed action by both parties irrespective of change of Officers by either party.

Signed by Dated: On behalf of XXXXX Parish Council

Signed by Dated: On behalf of XXXXX Parish Council

Signed by Dated: On behalf of XXXXX District Council

Signed by Dated: Rural Housing Enabler

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Appendix B HEADLEY HOUSING December 2007

NEEDS SURVEY In association with: Headley Parish Council Dear Householder, Owing to the high cost of housing in this area, the Parish Council is considering whether there might be a need for additional affordable housing in Headley/Headley Down/Standford parish so that residents who cannot afford to buy or rent locally will not be forced to move away. Affordable housing is homes that can be rented or part bought (shared ownership) from a Housing Association. The reason for providing new affordable housing is to help local people of all ages who would like to contribute, in the long term, to Tel: 01428 712898 maintaining the community spirit and village services that still exist. We are sending out this Housing Needs Survey to assess the Beaconsfield House demand and gauge the level of support a small scheme might have Andover Road in our community. We are doing so with the approval of the District Winchester Council whose housing officers and planners have approved this Hampshire questionnaire. Julie Eden, a Rural Housing Enabler with Community SO22 6AT Action Hampshire, will be assisting us in carrying out this survey. 01962 854971 www.action.hants.org. The survey will be analysed by the Rural Housing Enabler so uk all information given will be kept confidential. She will then give a summary report to the Parish Council. Assistance filling in Depending on the outcome of this survey, we may try to identify a this survey can be suitable site within the parish of Headley. The most likely type of provided by calling site would be what is known as a “Rural Exception Site”, probably 01962 857361 on the edge of the village whereby:

• all homes on the site are owned by a Housing Association (no homes can be sold privately) • houses are either rented or part-sold (shared-ownership) to tenants • only households with a genuine local connection are eligible to be tenants • there is no Right-to-Buy on these homes so they will always remain affordable for local people

Modern affordable housing is built to a high standard, both architecturally and environmentally and would be an asset to the community. These homes have very little in common with older designs of council housing. Should this proposal move forward, the Parish Council will discuss all matters with local people at all steps of the way and invite comment. This is a very important issue that we as a community have to face, so please take time to fill in this survey. Even if no one in your household has a housing need, we want to know your views. Please return this form using the FREEPOST envelope provided, marked for the attention of Julie Eden, by …………….2007. If any further information or additional survey questionnaires are required, please contact the Parish Clerk. Thank You The information that you give will be treated in the strictest confidence. No names will be included in the report to the Parish Council or EHDC, data will only be seen in generalised statistical form.

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Part 1 Please complete part 1 on behalf of your household (even if you don’t need affordable housing). Please mark boxes with a X

Q1 How many people of each age live in your home? (Please write the number in the box) Male 0-15 16-24 25-44 45-64 65+ Female 0-15 16-24 25-44 45-64 65+

Q2 What type of home do you live in? House Bungalow Flat Caravan/Mobile Home Other (please specify) ______

Q3 How many bedrooms does your home have? one two three four or more

Q4 Who owns the home you live in now? Self (with mortgage) Self (without mortgage) Tied to job Housing Association Private Landlord Other (please specify) ______

Q5 How long have you lived at your present address? Less than 2yrs Between 2-5yrs Between 5-10yrs Over 10 yrs

Q6 Would you support a small development of affordable housing in the parish if there was a proven need from households in the area or with a genuine local connection? Yes No

Q8 How many members (if any) of your family have left this parish because of a lack of affordable housing? ______In the last 2 years In the last 2-5yrs

Q9 Does anyone living in your home need a separate home now or in the near future? No Yes, everyone Yes, some people Yes, one person

If yes, when do they need it? Now 1-2 years 3-5 years Five years or more

Q7 Please use this space if you wish to explain your answers to Question 6.

IF YOU OR ANY PERSONS WITH A LOCAL CONNECTION TO THE PARISH OF HEADLEY NEED AN AFFORDABLE HOME AND WANT TO REMAIN LIVING HERE, OR MOVE BACK HERE, PLEASE FILL IN PART 2.

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HEADLEY PARISH COUNCIL A CASE STUDY Affordable Housing - What is it? Who is it for?

Affordable Housing means housing which is either rented or purchased through shared ownership, and is provided for people who cannot afford to rent or buy on the open market. Affordable housing is managed by Housing Associations also referred to as Registered Social Landlords. Employers find it difficult to recruit and retain staff when housing is very expensive. People in low paid jobs or even on average incomes, are likely to move from villages to areas where housing is less expensive. In some cases, the shortage of affordable housing has contributed to villages losing their local school, shop or pub. Affordable homes can play a key role in supporting these vital village services and helping to maintain thriving communities.

Who is it for? Essentially, all people who have a local connection to this village and wish to live here, but cannot currently afford to buy or rent on the open market, including;

• People living with parents needing independence • Single people unable to afford to buy a house in the village • Tenants of housing association property needing a smaller or larger home • Households with tied or rented tenancies, which may be expensive or insecure • Relatives wanting to be closer to family currently living in the village • Households who have already moved away for cheaper accommodation • People who work in the village and would like to be part of the community

If a need is identified in a Housing Needs Survey, affordable housing may be built on a Rural Exception Site - a site where only people with a local connection would be eligible to apply for a property. Affordable Housing will only be allocated to people who are on the EHDC Housing Register. Anne was 23 when she was allocated an affordable home in Tackley and living at home with her parents. She was engaged to David and was working as an Accounts Clerk outside of the village. Anne and David both wanted to stay in the village as they had grown up there. “We realised that we wouldn’t be able to afford anything anywhere, especially not in Tackley, at least for a couple of years, but I would have been very reluctant to leave the village even then.”

A small development of affordable houses on a Rural Exception site was being considered at the end of the village and was felt by Anne and David to be the only opportunity they would have to be able to stay in their village. When the houses were actually built, many more people came forward who were even more financially in need, but with a lesser local connection. Anne and David were, however, offered a house, as the local connection was the over-riding factor and they were able to secure a mortgage for a 66% share in a 2 bedroom house. Being involved in village life was really important to them both, so after their second child was born, David became Parish clerk and volunteered at the village school. “This scheme has worked really well. It’s enabled so many village people to be able to stay in the village, and that’s brilliant!” Now that David is self- employed as a carpenter, and the couple have invested nine years into their mortgage, they are now in a position to buy a larger house on the open market, and they have just bought a 3 bedroom cottage in the village.

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Part 2 Please only fill in this part if you need a new home in the next three years and want to live in Headley. Please mark boxes with an X

Q10 Please indicate whether you are completing Part 2: On behalf of yourself and household members On behalf of a member of your household who needs or would like separate accommodation

Q11 Does the household needing to move currently live in the parish? Yes If Yes, for how many years? ______No If no, where do they live? ______

Q12 If the household does not live in the parish now, what is their connection to it? (For each answer, please indicate for how many years) Previously lived there for ______years Parent/ child / Other close relative has lived there for ______years Member of household work there (full-time, part time, voluntary) for ______years

Q13 Who is looking for/likely to need accommodation in the next three years? Single person under 60 Couple under 60 Single person over 60 Couple over 60 Couple/family with children Single Parent Family

Q14 What is the minimum number of bedrooms each household needs? ______And what are the gender and ages of any children? Number of boys ___ Their age(s) ______Number of girls ___ Their age(s) ______

Q15 Who owns or rents the home the household currently lives in? Self (with mortgage) Self (without mortgage) Parents Self (renting privately) Self (Renting from a Housing Association) Tied to job Other (please specify) ______

Q16 What is the most important reason for you needing a new home: choose one from the options below; Want to start first home Current Tenure insecure Divorce/Separation Need smaller home To be near work Overcrowding To be nearer family Can’t afford mortgage Retiring Current home affecting health Current home in need of major repair Special needs (e.g. disabled) Other (please specify) ______

Q17 How much would each ‘new’ household be able and willing to pay in rent or mortgage costs per month? Under £50 per week (<£221 per month) £151 - £200 per week (£651 - £867 per month) £51 - £100 per week (£222 - £433 per month) £201 - £250 per week (£868 - £1,083 per month) £101 - £150 per week (£434 - £650 per month) More than £251 per week (£1,084+ per month)

The following questions requesting financial information will be used to gauge affordability of required accommodation and for no other purposes. Q18 If the household is interested in Shared Ownership or buying on the Open Market, how much would it be able to be put down as deposit and legal costs?____ Page 35

Q19 What is the household’s weekly or monthly income before deductions? Under £100 per week (Under £433 per month) £101 - £200 per week (£434 - £867 per month) £201 - £300 per week (£868 - £1300 per month) £301 - £400 per week (£1301 - £1733 per month) £401 - £500 per week (£1734 - £2167 per month) £501 - £600 per week (£2168 - £2600 per month) £601 - £700 per week (£2601 - £3033 per month) £701+ per week (£3034+ per month) Does this include Housing Benefit and other benefits? Yes No

Q20 Which of the following tenures would be your preferred and most affordable option? (please rank in order with 1 as first choice, 2 as second choice etc). Renting (Housing Association) Renting (Private) Buying on Open Market Shared Ownership (part rent—part buy with a Housing Association)

Q21 Does anyone in your household require specialist care or support? No Yes, an older person who needs Sheltered Housing Yes, a person with limited mobility, or who uses a wheelchair Yes, a mental health or learning disability Yes, Other (please specify) ______

Q22 Does anyone in the household have a specialist housing requirement for the following? (tick as many as needed) Wheelchair access Handrails inside / Outside Home Single-level accommodation Low level kitchen units Downstairs WC Stairlift Shower unit Other (please specify) ______

Q23 Is the household registered on the EHDC Housing Register? Yes If yes, what is your reference number?______No If no, but are interested in affordable housing, please give your contact details below Name: Tel. E-mail: Address:

Q24 Do you have any particular or specialised housing requirements through belonging to a particular ethnic or faith group? (please specify need and ethnicity or faith group)

Q25 Please give the occupations and locations of employment of working household members below (e.g. teacher in Petersfield)

Q26 Which method of transport is usually used to travel to place of work? Own Car Car Share Train Bus Bike Walk

Q27 How many vehicles are usually available for use by the household? one two more than 2

Q28 If an affordable housing scheme was built would you prefer to live in Headley, Headley Down or Standford?

Thank you for completing this questionnaire. The Parish Council appreciate your help

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Appendix C

XXXXXX PARISH COUNCIL

Site for Affordable Housing

You are invited to attend an exhibition of the sites that are being considered for affordable housing and asking for comments on the suitable sites, in XXXXXXXX on:

XXXXXX(date) between XXXX pm and XXXX pm.

XXXXX Parish Council has been working with the Rural Housing Enabler and XXXXXXX Council to find the most suitable site for XX to XX homes. This is likely to be an exceptions site, just outside the settlement boundary, and therefore would only be developed as affordable housing for local people.

The sites have been considered by the planners at XXXXX Council as well as the Rural Housing Enabler and Parish Councillors. A summary of the comments on the sites will be on display.

Parish Councillors, a Housing Officer from XXXX Council, the Rural Housing Enabler and Hyde Housing Association will be present to answer any questions.

Please drop in and make your comments on this important development for the village.

We look forward to seeing you there.

If you are unable to attend and would like to comment please contact the Parish Clerk, on XXXXXX.

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Appendix D

Rural Housing Schemes – An Evaluation

Executive Summary

This report is the outcome of a Rural Housing Impact Survey commissioned in June 2004 by Test Valley Borough Council from Community Action Hampshire. Aims of the Study

To ascertain what impact the individual schemes have had on the residents of the schemes themselves, on the local community and on the local environment and infrastructure. Also, how well they have satisfied the local need for affordable housing. Methodology

Taking the above aim as objectives, the initial research was carried out by postal questionnaires and face-to-face interviews with tenants, local residents, Registered Social Landlords, Borough Council Housing and Planning Officers, local Police and Parish Councils.

Survey Response

The survey responses were good with 100% response from the Police and Parish Councils, 51% response from tenants and 29% from adjoining residents.

Key Findings

To summarise, the key learning points from the conclusions drawn from the report are: 1. FROM TENANTS • The schemes allowed young people to remain in the village. • They provided homes for people employed locally. • The homes were affordable for those on lower incomes. • The residents used village services and helped the local economy. • They became involved in village activities.

2. FROM PARISH COUNCILS • All five Parish Councils were pleased with the design of the schemes and the way they fitted into the village. • They believed the key to success was full and constant consultation with the village through the Parish Council. • They were insistent that the homes were available for local people only.

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3. FROM RESIDENTS ADJOINING AFFORDABLE HOUSING SCHEMES • 69% of respondents did not support the schemes before they were built. However, 60% of the same respondents agreed that the developments had been a success and an even higher majority (67%), had felt the developments had integrated well into the existing community. 4. AFFORDABLE HOUSING AND CRIME • There were no records of crime or nuisance by any of the residents on any of the schemes. Police described crime on the five schemes as a “non issue”. 5. FROM PLANNING • Test Valley’s Planning Department showed a high level of professionalism in balancing the need to provide affordable homes with a desire to protect the countryside and those already living there 6. FROM HOUSING ASSOCIATION DEVELOPMENT • The Housing Association’s role in developing attractive housing schemes on sensitive sites and their ability to consult sensitively with all sections of the community is vital to the impact the scheme will have in the village. • It is therefore crucial the Borough Council chooses its partners carefully. 7. FROM HOUSING ASSOCIATION MANAGEMENT • Despite concerns often voiced by opponents to rural housing schemes that the tenants will be unruly and difficult to manage, that there will be difficulty finding and keeping families with a local connection and that the families will not integrate into the community, the evidence provided by this survey is that the schemes are easy to let to people with a local connection, that there are rarely any neighbour disputes, and the tenants are happy and have integrated well into the local community. 8. FROM HOUSING NEEDS • In all five schemes, all the original vacancies were filled and continue to be filled by tenants who have a local connection with the village. • There are very few vacancies in Rural Schemes, so once they are built any new families in housing need are unlikely to be helped.

In Conclusion The final and overriding conclusion must be that the resources invested in rural housing schemes in Test Valley have resulted in long term economic, social and environmental improvement for the householders and the community. This positive impact has been made possible because of the high level of consultation between all those involved in the process. This includes Housing Associations, Borough Council’s Housing and Planning Departments, the Parish Councils and local residents.

The undoubted success of the schemes in this impact study makes the case for bringing forward further schemes, where there is a proven need, and justifies the Borough

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Council’s pro-active policy towards delivering a rural housing programme with the support of Parish Councils.

If you would like a full copy of the impact study summarised above please contact the Rural Housing Enablers at Community Action Hampshire on 01962 854971.

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Appendix E

PLANNING POLICY STATEMENT 3 | Annex B Annex B: Definitions

Affordable housing is:

‘Affordable housing includes social rented and intermediate housing, provided to specified eligible households whose needs are not met by the market. Affordable housing should:

– Meet the needs of eligible households including availability at a cost low enough for them to afford, determined with regard to local incomes and local house prices.

– Include provision for the home to remain at an affordable price for future eligible households or, if these restrictions are lifted, for the subsidy to be recycled for alternative affordable housing provision’.

Social rented housing is:

‘Rented housing owned and managed by local authorities and registered social landlords, for which guideline target rents are determined through the national rent regime. The proposals set out in the Three Year Review of Rent Restructuring (July 2004) were implemented as policy in April 2006. It may also include rented housing owned or managed by other persons and provided under equivalent rental arrangements to the above, as agreed with the local authority or with the Housing Corporation as a condition of grant.’

Intermediate affordable housing is:

‘Housing at prices and rents above those of social rent, but below market price or rents, and which meet the criteria set out above. These can include shared equity products (eg HomeBuy), other low cost homes for sale and intermediate rent.’

These definitions replace guidance given in Planning Policy Guidance Note 3: Housing (PPG3) and DETR Circular 6/98 Planning and Affordable Housing.

The definition does not exclude homes provided by private sector bodies or provided without grant funding. Where such homes meet the definition above, they may be considered, for planning purposes, as affordable housing, whereas those homes that do not meet the definition, for example, ‘low cost market’ housing, may not be considered, for planning purposes, as affordable housing.

There is further guidance on eligibility for affordable housing, recycling of subsidy, specific features of social rented and intermediate affordable housing and the application of the affordable housing definition, in particular with regard to the extent to which non-grant funded and private sector low cost housing products meet the definition in the Affordable Housing Policy Statement.

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The terms ‘affordability’ and ‘affordable housing’ have different meanings. ‘Affordability’ is a measure of whether housing may be afforded by certain groups of households. ‘Affordable housing’ refers to particular products outside the main housing market.

Previously-developed land (often referred to as brownfield land)

‘Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.’

The definition includes defence buildings, but excludes:

– Land that is or has been occupied by agricultural or forestry buildings.

– Land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures.

– Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, has not been previously developed.

– Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).

There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.

Market housing

Private housing for rent or for sale, where the price is set in the open market.

Net dwelling density

Net dwelling density is calculated by including only those site areas which will be developed for housing and directly associated uses, including access roads within the site, private garden space, car parking areas, incidental open space and landscaping and children’s play areas, where these are provided.

Housing demand

The quantity of housing that households are willing and able to buy or rent.

Housing need

The quantity of housing required for households who are unable to access suitable housing without financial assistance.

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Key worker

The Government’s definition of key workers includes those groups eligible for the Housing Corporation funded KeyWorker Living programme and others employed within the public sector (ie outside of this programme) identified by the Regional Housing Board for assistance.

Housing market areas

Geographical areas defined by household demand and preferences for housing. They reflect the key functional linkages between places where people live and work. See the Identifying Sub-Regional Housing Market Areas Advice Note for further details.

Design code

A design code is a set of illustrated design rules and requirements which instruct and may advise on the physical development of a site or area. The graphic and written components of the code are detailed and precise, and build upon a design vision such as a masterplan or other design framework for a site or area.

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Appendix F

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Appendix G

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