BILLINGTON AND LANGHO
HOUSING NEEDS SURVEY
May 2011
Ribble Valley Strategic Housing
Report prepared by John Barber Housing Officer Billington and Langho Parish Housing Needs Survey
BILLINGTON AND LANGHO HOUSING NEEDS SURVEY
CONTENTS
SUMMARY AND KEY FINDINGS ...... 3 AIM 3 SURVEY DISTRIBUTION AND RESPONSE ...... 3 SUMMARY AND KEY FINDINGS ...... 3 1. INTRODUCTION ...... 5 1.1 BILLINGTON AND LANGHO ...... 5 2. HOUSING MARKET & CONTEXT ...... 7 2.1 COUNCIL TAX BANDS ...... 7 2.2 PRIVATE SECTOR HOUSING MARKET ...... 7 2.3 PROFILE OF AFFORDABLE HOUSING IN BILLINGTON AND LANGHO ...... 8 3. ANALYSIS OF BILLINGTON AND LANGHO HOUSING NEED SURVEY RESULTS ...... 10 4. PART 1: INFORMATION ON EXISTING HOUSEHOLDS...... 11 4.1 Length of Residency in Billington and Langho...... 11 4.2 Property Type ...... 11 4.3 Size of Property ...... 12 4.4 Tenure...... 12 4.5 Number of occupants per household ...... 13 4.6 Age range of respondents ...... 13 4.7 Migration of residents ...... 15 4.8 Future affordable housing development within the Parish...... 15 5. PART TWO: HOUSING NEEDS INFORMATION ...... 16 5.1 Reasons for housing need...... 16 5.2 Timescale of Accommodation Needs...... 17 5.3 Accommodation required for people with support needs and disabilities...... 17 5.4 Housing accommodation required by tenure ...... 18 5.5 Housing Accommodation Required...... 18 5.6 Affordability of Property ...... 20 5.6.1 By weekly rent...... 20 5.6.2 Monthly Net Earnings (After Tax) of person/households...... 22 5.6.3 Savings or Equity...... 26 5.7 Employment profile of those in housing need ...... 26 6. CONCLUSION...... 27 7. RECOMMENDATIONS ...... 27
APPENDICES
Appendix 1 – Copy of Housing Needs Survey Form Appendix 2 – Summary of Comments Appendix 3 – Breakdown of Housing Need
2 Billington and Langho Parish Housing Needs Survey
BILLINGTON AND LANGHO MAY2011
SUMMARY AND KEY FINDINGS
AIM
To investigate the local affordable housing need for the parish of Billington and Langho in Ribble Valley.
SURVEY DISTRIBUTION AND RESPONSE
In agreement with Billington and Langho Parish Council, Ribble Valley Borough Council prepared a two-part survey for distribution (see Appendix 1). The questionnaire was based on the Department of Environment Food and Rural Affairs’ (DEFRA) revised Housing Needs Survey Form and produced in partnership with the Housing Corporation and the National Network of Rural Housing Enablers. The questionnaire is divided into two parts. The first part seeks information on existing households; while the second part is for those persons/households in housing need.
The survey forms were posted in the week commencing 9th May 2011 to 2283 households within the Parish of Billington and Langho (see Figure 1), in accordance with Ribble Valley’s Council Tax records. Householders were asked to return the completed survey forms by prepaid post to the Housing Officer by the 27 th May 2011. Additional Part Two survey forms were made available for anyone likely to have a local affordable housing need in the next five years.
Out of the total 2283 survey forms issued 774 replies were received, a response rate of 34% to the survey. This is an average response in comparison to other local Housing Needs Surveys undertaken by Ribble Valley BC. Of the 774 Part One Surveys returned, 157 arrived with Part Two completed. Of the part twos returned several did not have all the questions in that part fully answered, however to ensure all information obtained from the surveys is used in the analysis these have been included. Therefore, of all surveys returned 20% indicated a housing need, equating to 7% of the total survey forms issued.
SUMMARY AND KEY FINDINGS
The key points regarding the housing market and its context in Billington and Langho parish are as follows: -
Council Tax records reveal that Billington and Langho has proportionately less housing stock in the lower two bands of A and B* (26%) compared to Ribble Valley (33%) and Lancashire’s (58%) profiles. This profile indicates a lack of affordable housing stock in the parish. According to Land Registry records from June 2010 to April 2011, the ‘average sale price’ of properties within Billington and Langho as £230,446. The median house price was £200,000. The lowest price in Billington and Langho’s postcode area during this period was £60,000 for a terraced property in need of renovation, with a detached house selling for £650,000 . Sales for the period totalled 55. At the time of research 30 properties are being offered for sale within the parish ranging from 99,950 for a 2 bed-roomed terraced house to £795,000 for a 4 bed-roomed detached house. Average price of property for sale is £302,783 with a median price of £250,000. This is an indicator of a lack of affordable housing within the parish. On average Billington and Langho’s house prices are 4% higher than the Ribble Valley and 35% higher than the whole of Lancashire. The largest numbers of respondents in housing need are single or two person households (56%). Of those that responded and identified a housing need; 53 (36%) are families (see Appendix 3). Most people in housing need would prefer to buy their own home (66%).
3 Billington and Langho Parish Housing Needs Survey
1 16 would consider a property under the New Build Home-Buy Scheme or a Shared Ownership Scheme 2, while 52 (34%) would prefer to rent. Although there is intense competition for affordable properties, the number of respondents in housing need who have registered with the local authority and housing providers is low (15%). 69% of respondents in housing need state that their net earnings are below £385 per week. The survey shows that of those households that responded, 46% are in favour of more housing being developed if it were affordable and for local people and 44% were not. 73 did not reply to this question Of the respondents to part two of the survey 59% were in favour of affordable housing . The median affordable mortgage (based on net earnings and a 95% mortgage) for the Parish is £74,070. The average mean affordable mortgage (based on net earnings and a 95% mortgage) for the Parish is £79,108.
* Separate data re council tax bands not available to differentiate percentages in each village
1 Government Scheme, which enables people to buy a share in a newly built private property. 2 Whereby a person can buy a share of the property with a housing association or private developer. 4 Billington and Langho Parish Housing Needs Survey
1. INTRODUCTION
Ribble Valley Borough Council in partnership with Billington and Langho Parish Council undertook a Housing Needs Survey in May 2011.
The area included in the survey broadly covers the BB6 8 and BB7 9 postcode as shown in Figure 1.
The survey aims to provide an indication of the number, type and cost of affordable of housing that is required within the parish. It has to be recognised, however, that any survey of this kind has its limitations:
People’s responses express their aspirations as well as need. Whilst it is necessary to take account of these when considering need, affordable housing is based on actual need. For example, although a single person may state a preference to live in a two or three bedroom property, in reality they may only qualify for a one-bedroom unit.
The survey does not identify those who have already left the area due to lack of affordable housing; those that work but do not live in the parish; or those living without a fixed address.
Further work is required to explore the needs of those requiring support and care.
The survey also gives the views of respondents on any future housing development in the parish.
1.1 BILLINGTON AND LANGHO
The Parish of Billington and Langho consists of 6 villages, Langho, Billington, Old Langho, Brockhall, Dinckley and York. The nearest town is Clitheroe to the east and the major towns of Blackburn and Preston to the west, easily accessible by road and rail.
The housing in the parish is a mixture of large modern developments, traditional mill cottages, former council owned properties, large farmhouses, barn conversions and a modern purpose built village. Recent development in the parish is at Petre Wood situated off the A59. The scheme developed by Great Places HA is 100% affordable housing made up of 24 apartments and 21 properties offered at shared ownership and social rent. There is sheltered housing in Billington but no other provisions specifically for the elderly in the parish.
The parish is set within a rural area with the River Calder joining the River Ribble, open farmland, elevated land and valleys making it a very picturesque place. Hospitality, farming, equestrian and service industries provide employment. There is an industrial area in Billington giving the opportunity for local manual jobs. There are few other employment prospects and the majority of people having to travel to work. This is made easy by a major trunk road (A59), railway stations in Langho and nearby Whalley and Wilpshire. A frequent bus service is also available for Langho and Billington. The smaller villages are not so fortunate as they are a little more remote
There are 2 popular primary schools and a large senior school, several restaurants, a high-class hotel, golf course, country hotel, a garage and a Sports academy linked to Blackburn Rovers FC. The area has a low crime rate, is very popular and a desirable place to live. There is very little or no opportunity for young people leaving home to find accommodation either through rental or purchasing property in the area. The nearby towns of Blackburn and Preston do have a much larger stock of affordable housing. . 5 Billington and Langho Parish Housing Needs Survey
Figure 1: Billington and Langho Parish
6 Billington and Langho Parish Housing Needs Survey
2. HOUSING MARKET & CONTEXT
2.1 COUNCIL TAX BANDS
Council tax bands provide an overall profile of the relative value of housing in Billington and Langho. The following chart profiles this against Ribble Valley and Lancashire as a whole. The chart shows that Billington and Langho has proportionally less housing stock in the lower two bands of A and B (27%) compared to the Ribble Valley (33%) and Lancashire’s profile (57%). This profile indicates a lack of affordable housing stock in the Parish.
Chart 1: Dwelling Stock by Council Tax Bands
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5 % No. of Dwelling Stock of %No. Dwelling STO 0 ABCDEFGH
Council Tax Bands Billington and Langho Ribble Valley Lancashire
2.2 PRIVATE SECTOR HOUSING MARKET
2.2.1 Owner Occupied
• Local Estate Agents, Local Papers, and the World Wide Web were consulted for current advertised open market sale prices. From the information gathered the lowest advertised house price in Billington and Langho parish, at the time of research was £99,950 for a two-bedroom house terraced house. The median price for a property for sale in Billington and Langho Parish was £250,000 for a 4 bed-roomed house. The highest priced property was a 4 bed-roomed detached house priced at £795,000.
• Information from the Land Registry Website was used to gain further information on the ‘actual average house price sales’ in Billington and Langho’s postcode areas. The benefit of the Land Registry records is that it enables a base for comparison of prices against a wider context. The information shown represents 55 sales for the period Jun 2010 to April 2011.
• According to Land Registry records from June 2010 to April 2011, the ‘average sale price’ of properties within Billington and Langho as £230,466. The median house price was £200,000. The lowest price in Billington and Langho’s postcode area during this period was £60,000 for a terraced property in need of renovation, with a detached house selling for £650,000 . Sales for the period totalled 55.
7 Billington and Langho Parish Housing Needs Survey
The chart shows that the average price for types of property sold in the Billington and Langho’s postcode area. Based on the overall average figures, Billington and Langho’s house prices are 4% higher than the Ribble Valley and 34% higher than the whole of Lancashire. However this figure has been influenced by one sale of a flat at £233,000.
Chart 2: Land Registery Average House Prices
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SalePrice per property 100,000
50,000
0 Detached Semi-Detached Terraced Flat Maisonette Overall
House Type Billington & Langho Ribble Valley Lancashire
2.2.2 Private Rented Sector (PRS)
At the time of research there were 7 commercially advertised properties for rent within the Billington and Langho Parish. Six were 2 bed-roomed properties, with rental ranging from £750 to £550pcm, the only 3 bed-roomed property available was priced at £895pcm. This is an indicator of the lack of affordable private rented accommodation within the parish.
2.3 PROFILE OF AFFORDABLE HOUSING IN BILLINGTON AND LANGHO
There are 60 units of affordable housing in Billington and Langho, 40 are owned by Ribble Valley Homes which consists of 21 general needs houses and 18 sheltered or supervised properties for the over 55’s. ‘Places for People’ HA have 29 general needs and ‘St Vincent’s’ HA have 12 general needs.
2.3.1 Registration of interest in affordable housing There are currently 146 households on Ribble Valley’s Social Housing Register for Billington and Langho and are broken down as follows: -
Number on list = 146 General Needs = 95 Sheltered = 51 General needs property
1 bed 1 bed 1 bed 2 bed 1 bed 2 bed 3 bed 1bed 2F 4 bed house GF flat FF flat 2F flat GF flat house house house flat 0 0 0 0 29 37 29 0 3 Sheltered Property
8 Billington and Langho Parish Housing Needs Survey
1 bed GF Flat 1 bed FF Flat 1 bed Bungalow 2 bed Bungalow 2bed GF Other Flat 0 0 37 13 0 1
Requests for information regarding new developments of affordable housing
A total of 79 (10%) respondents to the survey asked to be notified of any future development of affordable housing in the parish.
9 Billington and Langho Parish Housing Needs Survey
3. ANALYSIS OF BILLINGTON AND LANGHO HOUSING NEED SURVEY RESULTS
The Strategic Housing Department for Ribble Valley Borough Council, in agreement with Billington and Langho Parish Council prepared a two-part survey for distribution (see Appendix 1). The questionnaire was based on the Department of Environment Food and Rural Affairs’ (DEFRA) revised Housing Needs Survey Form and produced in partnership with the Housing Corporation and the National Network of Rural Housing Enablers. The questionnaire is divided into two parts. The first part seeks information on existing households; while the second part is for those persons/households in housing need.
The survey forms were posted during week commencing 9 th May 2011 to 2283 households within the Parish of Billington and Langho (see Figure 1), in accordance with Ribble Valley’s Council Tax records. Householders were asked to return the completed survey forms in the prepaid postto the Housing Office by the 27 th May 2011. Additional Part Two survey forms were made available for anyone likely to have a local affordable housing need in the next five years.
Out of the 2283 surveys posted a total of 774 were completed and returned, making a 34% response the survey, a good response rate in comparison to other local Housing Needs Surveys undertaken by Ribble Valley. Of the 774 Surveys returned, 157 (20%)arrived with a completed Part Two. Of these Part Two surveys received, several did not have all the questions answered, however to ensure all information obtained from the surveys is analysed all have been included have been included in the analysis. Therefore, data from all the 157 returned Part Two has been used in this report. This represents that 7% of the respondents to the total 2283 forms posted indicate a need for affordable housing within the parish.
5 Surveys were returned undelivered and 2 were spoiled.
10 Billington and Langho Parish Housing Needs Survey
4. PART 1: INFORMATION ON EXISTING HOUSEHOLDS
4.1 Length of Residency in Billington and Langho
Chart 3: Length of residency in Wiswell and Barrow
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50 No. of No. People/Households 0 1 - 2 3 - 5 6 - 10 11 -20 21 - 40 41+
Years
There is a clear indication that Billington and Langho has a stable community life reflected by the number of people who have lived in the village for many years. 67% of those who responded to the survey have lived in Billington and Langho for more than ten years. The average length of residency is 20 years, but there are also a significant number of residents (33%) who have moved to Billington and Langho in the last 10 years.
4.2 Property Type
Chart 4: Existing Property Type
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0 Sheltered/Re Flat / No reply House Caravan Bungalow tirement maisonette / No. of respondents 5 6 497 22 35 204
11 Billington and Langho Parish Housing Needs Survey
4.3 Size of Property
Chart 5: Size of Property
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No. of No. Respondents Re No reply One bedroom or Two bedrooms Three bedrooms Four or more bed-sit bedrooms Size of Homes
63% of respondents live in 2 or 3 bedroom accommodation while 32% of respondents live in 4+ bedroom properties.
4.4 Tenure
Chart 6: Type of Existing Tenure
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0 Owned outright Owned with Rented from Shared Other including by a household mortgage by a Housing Tied to Job Ownership private rent member(s) household Association 9 420 265 26 2 0 43
12 Billington and Langho Parish Housing Needs Survey
89% of respondents own their own home, which is higher than the percentage of people throughout both the Ribble Valley (81%) and County average of 75% 3, who own their own properties. Only 9% of properties are rented within the parish, which is below the County average of 25%.
4.5 Number of occupants per household
Chart 7: No. of Occupants
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No. of No. Respondents Re 1 2 3 4 5 6 No. of Occupants
The chart indicates that of those who responded, two-person households are the most common .
4.6 Age range of respondents
Identifying the age range of respondents provides some idea of need for future accommodation within the parish (Chart 8: Age Range of Occupants). In the long term, the 0 - 16 year olds are going to require housing; whereas the 17 - 25 year old age group may have housing needs either now or in the near future. 43% of people who responded to the survey are over 55 years old. These figures will have implications on future provision of housing for older people.
24 respondents (3%) indicated that they require adaptation of their existing home to make it more physically accessible for themselves’
3 Source: ONS – Census of Population, 2001 13 Billington and Langho Parish Housing Needs Survey
Chart 8 : Age Range of Occupants
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50 246 120 101 372 374 255 0 No. of RespondentsNo. R 0 - 16 17 - 25 26 - 35 36 - 55 56 - 70 70+
Age Range
14 Billington and Langho Parish Housing Needs Survey
4.7 Migration of residents
The survey asked if anyone in the household had moved away from Billington and Langho in the last 10 years due to difficulties in finding a suitable affordable house within the village. 6% (61) of the Housing Needs Survey’s respondents stated that they knew family members i.e. children, parents, brothers, and sisters who had moved away for that reason.
4.8 Future affordable housing development within the Parish
Chart 9 : Future Housing Need
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134 92 524 24 0
No.of Respondents Re Yes, within 5 years Yes, in 5 or more No No reply years
Timescale for future needs
Out of the 774 questionnaires returned 17% (134) respondents indicated that they are in need of alternative accommodation now / within the next five years. 12% (92) stated that they would be looking for future accommodation in five or more years, and a further 68% (524) had no need for alternative accommodation.
The 358 of those who responded (46%) stated they were in favour of a small development of affordable housing within the area, 343 (44%) were against.
15 Billington and Langho Parish Housing Needs Survey
5. PART TWO: HOUSING NEEDS INFORMATION
The completed Part Two survey forms indicating a need to move to another house within the Parish for the following reasons. 36 Single households representing 24% of the total 48 Couple households representing 32% of the total 53 Family households representing 36% of the total 8 Elderly households representing 5% of the total
5.1 Reasons for housing need
Chart 10: Reasons for Housing Need
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No. of Repsondents Re Need Set up Need Need Need Need to be Need Need to be Need to Need to larger independe cheaper secure smaller closer to physically- closer to avoid change Other home nt home home home home carer adapted employme harrasment tenure Series1 18 38 20 7 20 6 6 0 0 8 18
Out of 139 respondents to this question, 27% needed to set up an independent home these respondents would predominately be young locals leaving home. The need for a cheaper or smaller home provided a 14% return.
13% of respondents needed larger accommodation whilst 4% wanted a physically adapted home 4.
4 Some respondents gave more than one reason. 16 Billington and Langho Parish Housing Needs Survey
5.2 Timescale of Accommodation Needs
Chart 11: Timescale of Accommodation Needs
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15 No. of Respondents d No.of Respondents 10
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0 Within the next 2 years Between 2 to 5 years from now In 5 or more years
Together as a household within this Parish Within another household in this Parish Outside the Parish
The survey asked whether any household needed accommodation within the next 2 years, between 2 to 5 years or in 5 or more years although it is recognised that this is difficult to predict. Of the 150 respondents to this question, 56 (37%) require housing within the next 2 years. 48 (32%) stated that they would require alternative housing in the next two to five years and 46 (31%) in five or more years. The majority of respondents currently live together as a household within the Parish.
5.3 Accommodation required for people with support needs and disabilities
32 (21%) respondents wanted accommodation on the ground floor and 16 (11%) indicated a need for some level of support or facilities for disabled householders.
17 5.4 Housing accommodation required by tenure
Chart 12: Housing Tenure Required
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No. of Respondents R Respondents No.of 0 Renting from Property for sale at a Buying on the open New Build Homebuy* Renting from a private Council/Housing discount for local market (Shared ownership) landlord Association people
One Person Older Person Family Couple
5.5 Housing Accommodation Required
Chart 13: Housing Accomodation Required
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15 No. of Respondents No.Respondents of
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0 One Person Family Couple Older Person Household Household
House Flat/maisonette/apartment Bungalow Sheltered/retirement housing
A further breakdown of accommodation against tenure required is included within Appendix 3. 5.6 Affordability of Property
In determining local affordability from the results of the Housing Need Survey, the following financial indicators have been used.
Housing for rent – rent levels no higher than 25% of the gross weekly full time earnings of those people identified as being in housing need. Housing for sale – to be affordable with a 95% mortgage equivalent to three times the gross annual income of those people identified as being in housing need.
5.6.1 By weekly rent
Of the 131 respondents to this question, as shown in the Chart 14 and Table 1, 66 (50%) of those who did respond stated that they could only afford a rent of less than £100 a week.
Chart 14: Weekly Affordable Rent
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0 No. of RespondentsNo. Re Less than £50 - 99.99/wk £100 - £150 - £200 - £250/wk More than £50/wk (200 - 399/mth) 149.99/wk (£400 £199.99/wk (£800 - 999/mth) £250/wk (£200/month) - 599/mth) (£500 - 799/mth) (£1000/mth) Weekly affordable rent inc. service charges
Table 1 – Weekly Affordable Rent inc. Service Charges
Weekly Gross Weekly Rent Monthly Rent No. of Respondents Income <£50 per week £13 £50 11 £50 - £99.99 £25 £108.00 55 £100 - £149.99 £37.50 £162.50 35 £150 - £199.99 £50 £216.50 14 £200 - £249.99 £56.50 £245.00 8 £250 + £62.50 £270.50 8
According to these responses the average monthly affordable rent for the parish is £138.15 pcm. The average rent for a 3 bed roomed house managed by Ribble Valley Homes is £357.50pcm.
The Housing Allowance Rates for Clitheroe as at 5 th July 2011 are detailed below
1 bed shared 1 bed self 2 bedrooms 3 bedrooms 4 bedrooms contained
Weekly pcm Weekly pcm Weekly pcm Weekly pcm Weekly pcm
50.50 218.83 80.00 346.67 91.15 394.98 103.85 450.02 138.46 599.99
21
5.6.2 Monthly Net Earnings (After Tax) of person/households seeking alternative accommodation
69% of respondents state that they earn less than £385 per week (approx £26,000 per annum gross). To obtain a mortgage on a £100,000 property a person would normally have to earn in the region of £30,000 pa gross.
Chart 15: Monthly Net Earnings
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5 No. of RespondentsNo. Re 0 £95 - £95 £770/wk (£420 (£420 - £193 - £193 £289 - £289 £385 - £385 £577 - £577 More than (£835 (£835 - 192.99/wk (£3,300/mth (£1,250 (£1,250 - (£1,666 (£1,666 - (£2,500 (£2,500 - Less than Less £834.99/mth) £288.99/wk £384.99/wk £576.99/wk £769.99/wk £95/wk £95/wk (Less than than £420/mth) £1,249.99/mth) £1,665.99/mth) £2,499.99/mth) £3,299.99/mth) Monthly Net Earnings
Based on the above Monthly Net Earnings and assuming sole ownership affordable home ownership would need to be based on the following figures:
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 5 £849.99 £13,260 £37,790 £39,780 23 £1,249.99 £19,500 £55,575 £58,500 33 £1,665.99 £25,989 £74,070 £77,968 32 £2,499.99 £39,000 £111,150 £117,000 20 £3,299.99 £51,480 £146,718 £154,440 8 +£3,300 £53,040 £151,164 £159,120 14
The median affordable mortgage (based on net earnings and a 95% mortgage) for the Parish is £74,070 The average mean affordable mortgage (based on net earnings and a 95% mortgage) for the Parish is £79,108.
22
2- Bed Home – Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 2 £849.99 £13,260 £37,790 £39,780 6 £1,249.99 £19,500 £55,575 £58,500 3 £1,665.99 £25,989 £74,070 £77,968 5 £2,499.99 £39,000 £111,150 £117,000 4 £3,299.99 £51,480 £146,718 £154,440 0 +£3,300 £53,040 £151,164 £159,120 1
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed house is £55,575. The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed house is £66,615.
3- Bed Home – Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 1 £849.99 £13,260 £37,790 £39,780 2 £1,249.99 £19,500 £55,575 £58,500 6 £1,665.99 £25,989 £74,070 £77,968 6 £2,499.99 £39,000 £111,150 £117,000 5 £3,299.99 £51,480 £146,718 £154,440 2 +£3,300 £53,040 £151,164 £159,120 7
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 3 bed house is £74,070 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 3 bed house is £95,843
4- Bed Home – Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 1 £849.99 £13,260 £37,790 £39,780 0 £1,249.99 £19,500 £55,575 £58,500 0 £1,665.99 £25,989 £74,070 £77,968 2 £2,499.99 £39,000 £111,150 £117,000 0 £3,299.99 £51,480 £146,718 £154,440 2 +£3,300 £53,040 £151,164 £159,120 3
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 4+- bed house is £146,718 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 4+- bed house is £130,534
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1- Bed Flat/Apartment - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 4 £1,249.99 £19,500 £55,575 £58,500 2 £1,665.99 £25,989 £74,070 £77,968 0 £2,499.99 £39,000 £111,150 £117,000 2 £3,299.99 £51,480 £146,718 £154,440 0 +£3,300 £53,040 £151,164 £159,120 0
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 1-bed flat/apartment is £46,682 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed flat/apartment is £60,576.
2- Bed Flat/Apartment - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 1 £1,249.99 £19,500 £55,575 £58,500 4 £1,665.99 £25,989 £74,070 £77,968 5 £2,499.99 £39,000 £111,150 £117,000 3 £3,299.99 £51,480 £146,718 £154,440 1 +£3,300 £53,040 £151,164 £159,120 0
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed flat/apartment is £74,070 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed flat/apartment is £79,329.
1- Bed Bungalow - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 4 £1,249.99 £19,500 £55,575 £58,500 1 £1,665.99 £25,989 £74,070 £77,968 1 £2,499.99 £39,000 £111,150 £117,000 0 £3,299.99 £51,480 £146,718 £154,440 0 +£3,300 £53,040 £151,164 £159,120
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 1-bed bungalow is £37,790 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 1-bed bungalow is £46,808.
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2- Bed Bungalow - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 0 £1,249.99 £19,500 £55,575 £58,500 9 £1,665.99 £25,989 £74,070 £77,968 7 £2,499.99 £39,000 £111,150 £117,000 3 £3,299.99 £51,480 £146,718 £154,440 0 +£3,300 £53,040 £151,164 £159,120 3
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed bungalow is The £74,070 average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-bed bungalow is £82,073.
3- Bed Bungalow - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 0 £1,249.99 £19,500 £55,575 £58,500 0 £1,665.99 £25,989 £74,070 £77,968 0 £2,499.99 £39,000 £111,150 £117,000 0 £3,299.99 £51,480 £146,718 £154,440 2 +£3,300 £53,040 £151,164 £159,120 0
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 3-bed bungalow is £146,718 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 3-bed bungalow is £146,718
1-Bed Sheltered accommodation - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 3 £1,249.99 £19,500 £55,575 £58,500 1 £1,665.99 £25,989 £74,070 £77,968 3 £2,499.99 £39,000 £111,150 £117,000 0 £3,299.99 £51,480 £146,718 £154,440 0 +£3,300 £53,040 £151,164 £159,120 0
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 1-Bed Sheltered Accommodation is The £55,575 average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 3-bed bungalow is £55,878
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2- Sheltered Accommodation - Affordability Values
Monthly Net Gross Annual 95% Mortgage House Price No. of Income Income Respondents <£420 £6,550 £18,675 £19,655 0 £849.99 £13,260 £37,790 £39,780 3 £1,249.99 £19,500 £55,575 £58,500 3 £1,665.99 £25,989 £74,070 £77,968 2 £2,499.99 £39,000 £111,150 £117,000 2 £3,299.99 £51,480 £146,718 £154,440 0 +£3,300 £53,040 £151,164 £159,120 0
The median affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-Bed Sheltered Accommodation is £55,575 The average mean affordable mortgage (based on net earnings and a 95% mortgage) in the Parish for a 2-Bed Sheltered Accommodation £65,053
5.6.3 Savings or Equity
Chart 16: Savings or Equity
50 45 40 35 30 25 20 15 10 5 0 None Below £1000 £1000 - £2001 - £10,001 - £15,001 - Above No. of No. Respondents Re £2000 £10,000 £15,000 £20,000 £20,000
Savings or equity
5.7 Employment profile of those in housing need
89 (45%) of those respondents who identified a housing need have at least one person within the household who is in full time employment. 9% were students and 29% were retired
From the results of those in housing need, 22 (11)% would be classified, as ‘Key Workers’ 5 in those areas where key worker policies apply.
5 Key Workers - are public sector or service employees as identified by the Government who live within certain regions covering the South, South East, East who are eligible for affordable housing
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6. CONCLUSION
This survey provides an indication of the housing needs in Billington and Langho. 154 people/groups of people identified a housing need. These results would require further assessment and analysis but represent an early indication of housing need in the parish.
Although a response rate of 34% is an acceptable indicator of need and attitudes in the parish, however this means that 68% of residents did not respond to the survey. It is therefore not possible to accurately identify exactly what their housing needs are 6.
Although though the current housing market is in a difficult period (during this Housing Need Study) local estate agents report reasonable sales in Billington and Langho, Each community of the six within the parish can provide a range of accommodation however it is in the larger two villages of Billington and Langho where the prospects to find affordable are better. Generally the whole of the parish has property much greater in value than the average for Lancashire. This is an indicator about the lack of affordable housing.
Most people prefer to own rather than rent. However, due to the high prices many people cannot afford to purchase on the open market and there appears to be very little available to rent either privately or with a housing association
Of those people stating that they are in housing need only 23 (15%) respondents have registered on ‘Ribble Valley Homes’ waiting list. This could be an indication of the low expectations that people have of any affordable housing being developed and or qualifying for any such housing.
There were 196 indications as to employment status of those respondents who identified a housing need 74% have at least one person within the household who is either in full time employment or retired.
There are selection of comments made by respondents to the survey in Appendix 2 to this report and reflect a variety of opinions. It should be observed by all reading this survey report and its data, the point of the survey was not to establish reasons for planning permission to be granted but to assist those residents of Billington and Langho who need or will need in the future affordable housing to allow them to continue to live in the village where they live or have lived.
7. RECOMMENDATIONS
When considering the size/type of affordable housing which may be required within the parish it is important to take into account the criteria which would be applied by the local authority and/or housing association when allocating such properties.
It must also be remembered that this Housing Needs Survey represents a snapshot in time. Personal circumstances are constantly evolving and any future development should take account of this.
That local people with a housing need are encouraged to register with Ribble Valley Borough Council’s Affordable Housing Register.
Further solutions and mechanisms of low cost home ownership are researched and piloted within the borough.
6 The results have a fairly large non-response bias.
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That in low cost home ownership properties measures are put in place, where possible, to ensure the discount is held in perpetuity. 7
That the Housing Officers, Ribble Valley’s Planning and Housing Departments continue to work with the local community, Housing Associations, Landowners and Developers operating in the area to identify suitable existing buildings/appropriate sites which could be developed to meet the needs of local people.
7 To ensure that more than one owner can benefit from the initial discount.
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Appendix 1
Copy of Housing Needs Survey
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30
31
32
33
34
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Appendix 2
Copy of Comments from Billington and Langho Housing Need Survey
1. There is no need to develop affordable housing on greenbelt when there is affordable housing available less than 3 miles to the South & East. There is no infrastructure, schools, shops, doctors to support the proposed developments. Nor is there any money left to develop them. We strongly oppose these proposals.
2. No there is already too much development
3. There have already been ample developments of so called affordable housing in this area. Petre Wood was built in the last 2 years. There is a house currently for sale with Honeywells for £175,000. There are other cheaper houses for sale in Billington and Langho. The houses are only so called affordable when they are first put on the market and then re-sold at inflated prices! Please remember that the Ribble Valley should be kept as a rural area and no more building of affordable housing is necessary.
4. The site nest to 'Wilkinsons' opposite the Baptist Church: planning permission was refused but I cannot understand why. This was a small development.
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5. The infrastructure & services cannot support a housing development. What is needed in Langho/Billington area is sheltered housing so that the elderly can stay in the area.
6. Building land within Brockhall Village
7. Affordable housing has been built recently at the Petre Arms, and would expect the household waste site to be used as well which | feel is enough.
8. Q.10 Proving there is enough schooling needs and amenities for the elderly
9. Why presume every person has the right to housing in the Ribble Valley - I have lived where the work is and in a house I could afford. Initially Manchester central & then Shadsworth moving to more affluent areas as I could afford it - I will expect the same of my children. Create jobs & wealth NOT social housing.
10. I live in Brockhall Village which already has housing exceeding the total allowed when I moved here. The traffic situation is becoming more & more congested from A59 to Brockhall. A total of 260 houses was agreed originally otherwise a road would have to be provided. The total is now nearly 400. More housing would add to added risk.
11. Buy back council houses or move tenants who live in houses too big for them out.
12. The site of the old DeTabley which was started to be developed but has now been left a ruin there appears to be quite a substantial amount of land surrounding the building.
13. I am not in favour of building cheap housing within Ribble Valley unless it is for nursing, police or essential services and for those born in Ribble Valley. The council had the chance to do this when the local hospitals were closed, but the land went to private development who built expensive housing.
14. Low cost housing developments should be sited in areas that have similar types of properties, considerations should also include restricting building on current agricultural & green open spaces.
15. The first needs before any housing building works starts would be jobs & secure employment must be found first, or we will only be funding people by welfare, housing benefits and unemployment payments failing this Langho & Billington will only become part of Manchesters community beat.
16. No - Any additional traffic & people will jeopardise the 'village' community.
17. My grandchildren and children live in this area and the schools are full. The traffic is horrendous when schools are finishing and to shop locally you can NEVER park at anytime.
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18. There is plenty of family sized accommodation in Langho & local schools etc would not be able to cope with more developments. However there is no provision for sheltered accommodation which means elderly people who can no longer cope with running their own property, have to move out of the area.
19. Improve the infrastructure first, then consider extra houses
20. The Ribble Valley has been a beautiful, peaceful & tranquil collection of small villages for centuries, to build anymore houses in this area would further damage the valley as a whole after the over development of Calderstones & Brockhall. Any council which grants any more planning permissions, has not got the areas best interests at heart!
21. Clearly, the recycling site has been earmarked for development (Langho). Is the purpose of the questionnaire an attempt to make us feel that it was our idea?
22. Where are the schools to cater for more pupils in this area?
23. With all the present opposition to more housing in this area the need is for more development of the infrastructure. As it stands at present there are plenty of houses for sale! More education & health facilities need to be addressed. The local villages are already overdeveloped and need to remain as villages not anything bigger.
24. Why not make use of affordable housing in Blackburn first? Just because somebody would like to live somewhere does NOT mean they should. Too much building in the parish would remove the reason people want to live there in the first place.
25. All other 'free' ground would be 'green field'. To encroach on this would lead to the danger of creeping conurbation, and by definition an elimination of green areas demarcation.
26. The retention of open spaces is vital. More housing could reduce open space. 27. The enormous increase in housing in the Whalley area has caused traffic congestion, noise and over use of services. More housing will make the situation worse.
28. Langho is already too busy with both houses & traffic. More affordable housing will put increased pressure on parking/schools etc. It may sound harsh but if you cannot afford to live in the parish then you should simply live elsewhere.
29. I have no objection to affordable housing being built here or anywhere else in the Ribble Valley but services such as schools & GPs are already under huge strain and unless more schools & GP surgeries are built it is ridiculous to keep on building.
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30. Only if another school and DRs was built. Plus yellow line down side of King Street and additional FREE parking supplied. If this is not possible then my answer would be NO.
31. Whalley, Billington, Langho is too overcrowded. Building more houses etc would create further overcrowding, increase in traffic & noise levels pollution & strain on local amenities.
32. The infrastructure will not accommodate any additional housing in this area. The road network is not sufficient for increased traffic. The schools are over subscribed now.
33. I don't think every part of the area needs to have affordable housing. I feel they would be better in towns than villages and rural areas don't lose their identity. It is not possible for all people, on all budgets, to live in all areas. I feel affordable housing should be placed in suitable areas which have facilities in place to cope with the increase in population.
34. Billington could not cope with anymore houses drains are not adequate. Main roads far too busy at start & end of school times & Billington as a whole is far from clean & tidy village through lack of council cutbacks.
35. The area is already over-populated causing strain on existing services and facilities, damage to the environment & quality of life.
36. Would the occupants of affordable housing pay the same maintenance charge?
37. Two members of my family have left home in the last 2 years and still live locally having purchased houses locally without much difficulty
38. Having lived in the bungalow which we purchased in Feb 1963 the growth in traffic is still problematic, including the bypass, particularly parking; including Billington. St Augustines RC Schools & St Leonards Cof E & Whalley King St (Post Office). Though my monitoring days are over, it is a major headache & increasing annually.
39. Langho: between railway & A59 build council school, houses & shops, make good access from Whitehalgh Lane. Restore the village pub (Spring Mill). Note: the church schools 'PULL' because there is no provision educationally for non-conformists. House prices here are high because people move towards the popular church schools. Build a council school. Relieve pressure on RC & Cof E
40. As the local tip amenity has already been redeveloped as affordable housing (with substantial local protest, with loss of amenity & jobs) - I think that the construction of affordable housing has had a negative impact!
41. For older people who have lived in the area and paid taxes, affordable accommodation/housing should be automatic. People can & cannot afford to live in certain areas for fundamental reasons: providing affordable housing, unfortunately attracts the wrong elements & suppresses the natural ambition to better oneself!
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42. For older people who have lived in the area and paid taxes, affordable accommodation/housing should be automatic. People can & cannot afford to live in certain areas for fundamental reasons: providing affordable housing, unfortunately attracts the wrong elements & suppresses the natural ambition to better oneself!
43. Langho is a semi-rural village by busy main road. Langho does not have the infrastructure to support additional housing and considering the close proximity of larger towns which are easily accessible I do not feel affordable/additional housing is a necessity in Langho.
44. Already done in Petre!! No need for anymore!
45. We already have a development of affordable homes in Langho with room to expand if more are needed (now that our waste disposal site has closed) How many people living in the existing homes are actually from Langho/Billington or even the Ribble Valley. Any more development would start to alter the social mix of our village putting pressure on services and affecting the quality of life for existing residents.
46. Due to the strain on existing resources ie. schools roads etc. further developments would stretch the infrastructure more. The recent development at the Petre Arms has created more affordable housing. Any future developments need to consider the needs of every group ie. a fair balance of affordable(starter)/mid-range & executive NOT both extremes in order to build the community.
47. A definition of what constitutes a 'small' development would help determine an answer to Q10. Knowing how many existing developments there already are within a parish, would be useful knowledge to have to determine a response.
48. Green belt should remain agricultural purposes only. We needs British produce in our shops. If Green Belt is taken away, in years to come we will have a national food shortage. Farmers need our support and they need help.
49. There is far too many houses being built and projects for housing in the Ribble Valley. Council are turning the villages into towns and there are not enough schools or local amenities to accommodate a growing population.
These are a selection of comments as written no alteration or corrections have been made from all the returned forms.
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Appendix 3
Housing Accommodation v. Housing Tenure Required
Housing required in Billington and Langho within the next 2 years
House Flat/Maisonette/Apartment Bungalow Sheltered/Retirement Other housing Household Tenrure required 1 2 3+ 1 bed 2 bed 3+ bed 1 2 3+ 1 bed 2 3+ bed bed bed bed bed bed bed bed Buying on open 2 5 1 1 (2 bed) market Discount buy 4 4 2 2 1 1 Shared ownership 2 2 1 1 Homebuy Rental 1 4 3 1 1 2 6 2 TOTAL 9 15 4 4 1 5 7 3 1
In 2 to 5 years
House Flat/Maisonette/Apartment Bungalow Sheltered/Retirement housing Household Tenrure required 1 2 3+ 1 bed 2 bed 3+ bed 1 2 3+ 1 bed 2 bed 3+ bed bed bed bed bed bed bed Buying on open market 1 6 1 1 2 1 1 2 Discount buy 3 2 2 1 1 5 1 Shared ownershio[p 2 1 Homebuy Rental 3 1 1 5 1 1 1 TOTAL 4 8 4 5 1 3 12 2 3 3 1
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In 5+ years
House Flat/Maisonette/Apartment Bungalow Sheltered/Retirement Housing Household Tenure required 1 2 3+bed 1 bed 2 bed 3+bed 1 2 3+bed 1 bed 2 bed 3+bed bed bed bed bed Buying on open 2 5 market Discount buy 8 7 1 2 1 Shared ownership 1 1 2 1 Homebuy Rental 1 2 2 3 4 1 4 TOTAL 11 13 3 5 4 6 1 5
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