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Parish of Stoke Gabriel Housing Needs Report

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Parish of Stoke Gabriel Housing Needs Report Parish of Stoke Gabriel Housing Needs Report Produced by: Devon Communities Together On behalf of: The Devon Rural Housing Partnership July 2015 Contents 1. Executive Summary 2. Aims of the Survey 3. Survey History, Methodology and Response 4. Introduction and Information about Stoke Gabriel 5. General Survey Findings 6. Housing Aspirations of Older People 7. Assessment of Those in Need 8. Conclusions – Future Housing Need for Stoke Gabriel Appendix 1 Survey form Appendix 2 Site suggestions and general comments Please note that this document is the intellectual property of the Devon Rural Housing Partnership. If this document is used by any organisation to support a development then a fee will be charged. Details of this fee can be obtained from the Rural Housing Enabler at Devon Communities Together. This document is available in large print and alternative formats upon request. Please ring 01392 248919 Devon Communities Together First Floor, 3 & 4 Cranmere Court Lustleigh Close Matford Business Park, Exeter. EX2 8PW Tel 01392 248919 www.devoncommunities.org.uk 1 Executive Summary Principal Conclusions The survey identified a need for 18 affordable homes within the next 5 years: Key findings Affordability The survey found 17 households in housing need who could not afford to buy in the open market. 2 could afford to rent in the open market. 3 additional replies were received by households on Devon Home Choice who had not completed the survey but were eligible for affordable housing in the village. Tenure 15 of the households in need qualified for affordable rent, 3 may be able to afford a shared ownership property. Size of Property Required 6 x 1 or 2 bedroom properties for singles or couples 8 x 2 bedroom properties for families 4 x 3 bedroom properties for families. Other Findings The survey achieved its aim of identifying actual households in need. 680 surveys were delivered and 246 survey forms were returned. The response rate was 36% which is a very good response rate based on previous surveys. 85% of those who answered the question said they would be in favour of a small development of affordable housing for local people. 61 households did not answer this question. A total of 38 households showed an interest in self-build. 24 expressed an interest in individual self-build housing and 23 expressed an interest in group self-build housing. 3 2. Aims of the Survey To investigate the affordable housing need, tenure and house size for local people in the Parish of Stoke Gabriel, those wishing to return, and those who work in the Parish. To establish the general level of support for a small development of affordable housing for local people with housing needs 3. Survey history, methodology and response 3.1 History Stoke Gabriel Parish Council decided to carry out a survey to assess the level of local housing need. Survey forms were agreed and 680 forms were posted out to every household in the village (from South Hams Council Tax Records). Parishioners were able to return the survey in a reply paid envelope. The deadline for the return of the survey was 30th June 2015. 3.2 Methodology The survey was carried out using a standard methodology approved by local planners. Background notes on the methodology can be obtained from the Rural Housing Enabler. The survey form was in 3 parts. The first section asked a limited number of questions about the type of household and their support for affordable housing. All residents were invited to respond to this part of the survey. The second section was aimed at parishioners aged over 55 to gauge the specific needs of older residents. The third part of the survey was designed to be completed by households who believe they have a need for affordable housing and wish to remain living in the village. A reminder was also sent to those on the Devon Home Choice register who did not complete a survey form. 3.3 Response 246 surveys were returned, which is a response rate of 36% of all dwellings surveyed. The survey achieved its aim of identifying actual households in need. Out of the 246 returned surveys, 22 were returned with Part 3 completed. All but five of the respondents live in Stoke Gabriel with these five living in Paignton (1), Waddeton (2), Rattery (1) and Kingskerswell (1). It should be noted that whilst apparent inconsistencies in responses are followed up, the information given is taken at face value. 4. Introduction and Information about Stoke Gabriel 4.1 Overview of Stoke Gabriel Stoke Gabriel is a picturesque village located on a creek of the River Dart and lies equidistant between the two larger towns of Totnes and Paignton. The South Hams area as a whole is extremely popular with visitors and boasts numerous attractive villages, beaches and tourist attractions, as well as being in close proximity to Dartmoor National Park and Torbay. 4 Village amenities include a village hall, two places of worship – the Parish Church and Baptist Chapel, a primary and pre-school, two pubs, three shops including a post office and several garages / car repair workshops. There are also bed and breakfast premises, cafes, restaurants and caravan sites, all based around the tourist industry. The village is visited by a mobile library every other week. The community boasts several organisations including bell-ringers, poetry group, wildlife group, art group, Friends of the Church, Women’s Institute, boating association, gents and ladies Probus clubs and several sports and leisure clubs. The village has a weekday bus service linking it with Paignton and the community bus from Totnes visits the village every Friday. There are no large employers within the parish and the majority of people travel to the larger surrounding towns to work or work in the tourist industry. 4.2 Population Figures In the 2011 census the usually resident population of Stoke Gabriel was recorded as 1254 in 618 households. The census also records that there were 53 dwellings which were empty properties, second homes or holiday lets. Recent information from South Hams District Council gave a figure of 680 households which has been used for this survey. 4.3 Council Tax Bandings A breakdown of Council Tax bandings in Table 1 shows that there are only 77 properties (12% of all dwellings) in the lower two bandings out of a total of 630. These represent the entry level properties that people on lower incomes would be able to afford. This is a good indication of the lack of smaller, more affordable properties in Stoke Gabriel. Table 1 Band A Band B Band C Band C Band E Band F Band G Band H Total 12 65 93 140 137 74 101 8 630 4.4 Property Prices and Rent In the last 2 years the Land Registry has recorded 44 property sales in the parish. The average price of properties whose value was shown was £333,000. Prices ranged from £99,500 for a one bedroom flat to £785,000 for a 5 bedroom house. There are currently 20 property listings on the Rightmove website. The cheapest house on the market at the moment is a 2 bedroom property for £242,000. There are only 3 houses for sale under £300,000.1 To assess whether a household can afford to buy in the open market it is necessary to look at the cost of an entry level property in the local market. This is done by comparing information on local private rents gained from the housing needs survey with rents of properties currently on the market. From this information, we can establish typical rents to assess affordability. There were no one bedroom properties for rent on the open market at the time of writing this report therefore data has been taken from surrounding rural areas. 1 As of 02/07/15 5 The figures used to assess affordability are set out in Table 2 below. Table 2 Size Property price Weekly rent 1 bedroom £130,000 £130 2 bedroom £200,000 £180 3 bedroom £230,000 £260 There are currently 38 council/housing association owned properties in Stoke Gabriel. 18 of these are in a relative new development at Aish Road and were all let in 2013 so the likelihood is that few of these will come up for re-letting in the foreseeable future. 11 of the remaining homes are designated for older persons, leaving only 9 general needs homes which could become available for re-letting. Therefore lettings of current affordable housing stock will have little impact on future need figures. 5. General Survey Findings 5.1 In favour of a small local development Respondents were asked if they would be in favour of a small number of homes for local people being built if the need for affordable housing were proven. 85% of those answering the question said they would be in favour. 15% said they were against any development. It should be noted that 60 households did not respond to this question. Fig.1 below shows the breakdown. 180 Fig 1 : Those in Favour of a Small Development 160 140 120 100 80 60 40 20 0 Those in Favour Those Against Did not Reply 5.2 Suggestions where a development could be sited. 58 individuals made suggestions. Of these, Paignton Road and the V & A Car Park were the most popular suggestions. The full list will be made available to the Parish Council. Additional comments were made more generally about the provision of new housing; these comments will also be made available to the Parish Council.
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