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Stoke-On-Trent Citycouncil Housing Needs Study 2004 Final Report

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Stoke-On-Trent Citycouncil Housing Needs Study 2004 Final Report Stoke-on-Trent City Council Housing Needs Study 2004 Final Report September 2004 Stoke-on-Trent City Council Housing Needs Study 2004 Final Report Contents FOREWORD 7 EXECUTIVE SUMMARY 9 1. Approach 9 2. Current housing 9 3. Housing history 10 4. Income and expenditure 10 5. Particular housing needs 10 6. Moving intentions 11 7. Modelling and addressing housing needs 11 I APPROACH 15 1. Introduction 15 1 2. Study objectives 16 3. Demand, need and aspirations 16 4. Affordability 17 5. Secondary data analysis and literature search 18 6. Stakeholder analysis 18 7. Survey of resident households 19 8. Sample representativeness 19 II SOCIAL, ECONOMIC & POLICY CONTEXT 23 1. Introduction 23 2. Social, economic and political geographies 23 3. Population trends 25 4. Ethnicity 27 5. Student population 27 6. The economy 28 7. Tenure and type of housing 29 8. Owner-occupation 30 9. Social housing 31 10. The planning system 32 11. Local and regional planning 33 print: 1-Mar-05 ref: y:\stoke-on-trent cd\final report v4.3.doc III HOUSEHOLD COMPOSITION 36 1. Introduction 36 2. Household composition 36 3. Age and gender 37 4. Ethnicity 38 5. Employment status 39 6. Household size and under/over-occupation 40 IV CURRENT HOUSING 42 1. Introduction 42 2. Type and tenure 42 3. Multiple ownership 43 4. Size and adequacy of accommodation 43 V HOUSING HISTORY 46 1. Introduction 46 2. Length of residency 46 3. Calculating housing need based on housing history 46 4. Pattern of movement between areas 48 5. Type and tenure of previous accommodation 49 2 VI NEIGHBOURHOOD & COMMUNITY SAFETY 51 1. Introduction 51 2. Satisfaction with the neighbourhood 51 3. Safety 53 4. Harassment 54 5. Noise nuisance 55 VII HOUSING COSTS & INCOME 56 1. Introduction 56 2. Rent and mortgage levels 56 3. Financial support 57 4. Income 58 5. Savings 59 6. Fuel costs 59 VIII HOUSING FOR PEOPLE WITH PARTICULAR NEEDS 61 1. Introduction 61 2. Households with a limiting long-term illness, health problem or disability 61 3. Adaptations and carers 62 IX MOVING INTENTIONS 65 1. Introduction 65 2. Moving households and new forming households 65 3. Moving for reasons of inadequacy 66 4. Other reasons for moving 66 5. Desired locations 67 6. Unable to move 69 7. Future housing demand 69 8. Supply released by planned movers 71 9. Matching supply and demand 72 10. Affordability and housing need 74 X MODELLING & ADDRESSING HOUSING NEEDS 76 1. Introduction 76 2. The needs assessment model 76 3. Implications for the future housing market 79 XI APPENDICES 83 1. Ward profiles 83 2. Table showing pattern of movement between areas over last two years 83 3. Letter of introduction 83 4. Face-to-face interview schedule 83 3 print: 1-Mar-05 ref: y:\stoke-on-trent cd\final report v4.3.doc 4 Tables Table I-1 Response distribution.......................................................................................21 Table I-2 Comparative responses on tenure and type (%) ..............................................22 Table II-1 Population by age bands (%)...........................................................................26 Table II-3 Mean net weekly income by household type of RSL tenants............................29 Table II-4 Households by tenure type (%)........................................................................30 Table II-5 Housing type by area, region and England & Wales (%) ...............................30 Table II-6 Change in mean house prices for Stoke-on-Trent 2002-2003 .........................31 Table III-1 Household composition groups .......................................................................36 Table III-2 Household composition groups for market renewal areas (%).......................37 Table III-3 Respondent age and gender.............................................................................37 Table III-4 Age profile of household population for market renewal areas (%) ...............38 Table III-5 Ethnic breakdown of household population for market renewal areas (%)....39 Table III-6 Employment status of respondents (%)............................................................39 Table III-7 Adults aged 16-64 in key worker occupations (%)..........................................40 Table III-8 Proportion of households by size.....................................................................40 Table III-9 Household size and number of bedrooms (%) .................................................41 Table III-10 Under/over-occupation by Market Renewal Areas (%) ..................................41 Table IV-1 Households by type and tenure (%).................................................................42 Table IV-2 Households by type and number of bedrooms (%) ..........................................44 Table IV-3 Reasons for inadequacy ...................................................................................45 Table V-1 Previous address of in-migrants over last two years.......................................47 Table V-2 Reasons for moving in the last two years.........................................................48 Table V-3 Newly formed households in Stoke-on-Trent ...................................................48 5 Table V-4 Movements between housing types in the last five years (%) ..........................49 Table V-5 Households moving between landlords (%).....................................................50 Table VI-1 Feelings of safety (%) ......................................................................................53 Table VI-2 Feelings of safety by age and gender (%)........................................................54 Table VI-3 Experience of harassment by Market Renewal Area (%)................................54 Table VI-4 Experience of harassment by ethnic group (%)...............................................55 Table VI-5 Problems with noise nuisance by Market Renewal Area (%)..........................55 Table VII-1 Monthly rent/mortgage ....................................................................................56 Table VII-2 Monthly rent/mortgage by tenure ....................................................................57 Table VII-3 Monthly rent levels by landlord (%)................................................................57 Table VII-4 Financial support by Market Renewal Areas (%) ...........................................58 Table VII-5 Household net monthly income........................................................................58 Table VII-6 Household net monthly income by landlord (%) .............................................59 Table VII-7 Fuel poverty by tenure, landlord and age........................................................60 Table VIII-1 Respondents’ particular needs by age (%)......................................................62 Table VIII-2 Adaptations needed by respondents’ particular needs (%).............................63 Table IX-1 Planned moves outside Stoke-on-Trent............................................................65 Table IX-2 Main reasons for moving .................................................................................67 Table IX-3 Desired locations outside Stoke-on-Trent........................................................68 Table IX-4 Desired locations within the District...............................................................68 Table IX-5 Housing demand from existing households wanting to own (%).....................69 Table IX-6 Demand from existing households wanting social rented properties (%) .............70 Table IX-7 Demand from existing households wanting to rent privately (%).........................70 Table IX-8 Demand from new forming households wanting to own (%)...........................70 print: 1-Mar-05 ref: y:\stoke-on-trent cd\final report v4.3.doc Table IX-9 Demand from new forming households wanting social rented properties (%) ...............71 Table IX-10 Demand from new forming households wanting to rent privately.................................71 Table IX-11 Housing supply in owner-occupied sector (%)................................................72 Table IX-12 Housing supply in social rented sector (%).....................................................72 Table IX-13 Housing supply in private rented sector (%)...................................................72 Table IX-14 Housing surplus and shortfall in owner-occupied sector................................73 Table IX-15 Housing surplus and shortfall in social rented sector.....................................73 Table IX-16 Housing surplus and shortfall in private rented sector ...................................74 Table IX-17 Housing need ...................................................................................................75 Table X-1 Basic Needs Assessment Model: Stages and Sources ......................................77 Table X-2 Housing needs of Stoke-on-Trent .....................................................................79 Figures Figure 1 Wards and Pathfinder Areas................................................................................20 Figure 2 North Staffordshire Market Renewal Pathfinder Areas ......................................24 Figure 3 Age group of total population..............................................................................38 Figure 4 Proportion of households by number of bedrooms..............................................43 Figure 5 Accommodation not adequate for households’ needs by age..............................45 Figure 6 Feelings
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