REPORT on the HOUSING NEEDS SURVEY HUNGERFORD
February 2007
Arlene Kersley Rural Housing Enabler for Berkshire
Contents
Report Summary 1
Background 2
Housing Need Survey - Method 6
Survey Findings 7
Conclusions and Recommendations 17
Appendices 1. Comments 19
2. West Berkshire Council Policy HSG.11 29 Provision for Affordable Housing on Rural Exception Sites
3. Housing Need Questionnaire 31
Report Summary
Housing Need in Hungerford This survey was conducted at the request of the Town Council in response to concerns raised during the Hungerford 2010 consultation about the need for affordable housing for local people in Hungerford. The survey was commissioned in order to identify whether there is any actual need for affordable housing in Hungerford. A brief summary of the findings follows.
Survey forms were distributed to all households in Hungerford and there was a 28.7% return This represents an excellent rate of return for such a large community.
From the responses the following can be determined: • There is a high level of support for developing a scheme of affordable housing to meet local need (over 70% of responses). • 107 respondents completed Part 2 of the Survey indicating some level of housing need • Of these 65 represent affordable housing need (8.7% of response). • The need is mostly for smaller 1 bedroom properties, but there is a significant need for 2 and 3 bedroom properties as well. Flexibility in design to accommodate growing families is essential. • A large number of potential sites for development have been identified. Some of these would not be acceptable in planning terms. • Any potential development must take into consideration the Hungerford 2010+ Town Plan recommendations. • It is general practice to consider true need as represented by 30-50% of the need registered in a Housing Need Survey. Therefore there is justification for the addition of 19 – 32 units of housing in Hungerford. • Hungerford should qualify for rural exception site development, however a small site of only 12 units will not sufficiently meet need, 2 sites might be required.
1 Community Council for Berkshire RHE/HNS/Hungerford/February 2007
Background
Introduction - The Rural Housing Enabler Project The Rural Housing Enabler for Berkshire came into post at the Community Council for Berkshire in September 2005. The purpose of the Rural Housing Enabler project is to work with rural parishes to help them to identify local housing need. Where a need is found, to liaise between the community, the local authority (West Berkshire Council) and other appropriate experts (e.g. Housing Associations, Landowners etc.) to facilitate the development of affordable housing to meet the needs of rural communities.
This need is met principally through the use of ‘rural exception site developments’ whereby sites that would not normally qualify for planning permission may be given exceptional planning permission, provided the development is small (not more than 12 units) and meets a proven local demand. Local need is proven by means of a current Housing Need Survey which can be undertaken by the Rural Housing Enabler in partnership with the Parish Council.
Affordable housing on a rural exception site differs from affordable housing that is built as part of regular open market development. It is reserved for those with a local connection and is maintained as affordable housing for local needs in perpetuity. There is no right to buy on these sites. See Appendix 2 for West Berkshire Council Policy HSG.11 – Provision for Affordable Housing on Rural Exception Sites.
Rural exception sites are exceptions in planning terms, and are reserved strictly for this type of housing. They allow home building in areas that would not normally ever receive planning permission and are at this point in time the only way to reserve housing for local need. All other affordable housing is built to meet the statutory housing needs of the West Berkshire Council housing waiting list and is based on priority need not local connection.
Local housing needs can also be met by forming a Community Land Trust, whereby the local community takes full responsibility and control of the development and subsequent management of a housing development.
Hungerford Hungerford is a small market town on the western fringes of West Berkshire bordering on Wiltshire to the west and south.
According to the 2001 Census Hungerford has a population in the region of 5,559 living in 2,455 households. As a result of recent development this figure will have seen some growth in recent years. There are a number of industrial sites and organisations providing local employment, the largest being Kerridge ADP.
Hungerford is identified in the Statutory Instrument of 1999 No.1307, The Housing (Right to Acquire or Enfranchise) (Designated Rural Areas) Order 1999, Schedule 2 as a Designated Rural Area by Map. This instrument identifies all of the areas surrounding the settlement area of Hungerford town centre as rural, the rights of tenants with long leases to enfranchise (buy) and the right of tenants of registered
2 Community Council for Berkshire RHE/HNS/Hungerford/February 2007 social landlords to acquire their homes under section 16 and 17 of the 1996 Act do not apply in respect of properties in areas which have been identified as rural areas.
This legislation is important for 2 reasons. Firstly it clearly identifies Hungerford as rural and therefore eligible under Planning Policy Statement 3 (PPS3) for rural exception site development. And it should limit the number of social rented properties ‘lost’ to right to acquire.
The Hungerford 2010+ Town Plan published in 2005 indicated that there are some concerns among residents about the availability of affordable housing. The Town is set in an Area of Outstanding Natural Beauty (AONB) and adjoins several Sites of Special Scientific Interest (SSSI) as well as having conservation areas. All of these will serve to restrict development in the Town. The 2010+ Plan aims to ensure that future development is managed and impact on the Town is minimised.
Key recommendations relating to development cited in the 2010+ Plan include: • Ensure any new developments on the edge of town are screened with appropriate planting in accordance with AONB recommendations. • Require that all new developments satisfy current best practice for energy and resource efficiency. • Support the objectives of the North Wessex Downs AONB Management Plan. • Support a conservation based management plan for areas such as the Marsh and the SSSI’s, which balances public access and conservation objectives. • Create greater public awareness and consultation regarding planning applications. • Actively encourage the employment of local workers in local businesses • Oppose planning applications for any change from business use of the Charnham Park industrial area. • Seek to ensure that new housing meets the needs of the community – single person housing, two and three bedroom family homes, affordable housing and sheltered accommodation for the elderly. • Seek agreements which give priority to local people in allocation of new social housing. • Investigate ownership schemes which make house purchase more attainable, especially for key workers and local young people. • Support plans to redevelop existing sites and to build sheltered accommodation for the elderly etc. • Prohibit building along the A4 or A338. • Provide land for housing by relocating industry from areas such as Smitham Bridge Road and the railway station to Charnham Park • Ensure new developments are of a high design quality, in keeping with the surrounding landscape.
Any action taken as a result of this report will need to take into consideration these recommendations.
Availability of Housing There has been some recent development in Hungerford and housing of all types regularly comes available on the open market both to rent and to buy.
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It is extremely difficult to get a breakdown of the current tenure types available in Hungerford however the 2001 Census showed the tenures as follows:
Total Owned Owned with Shared Social Rent Private Other Households outright mortgage Ownership Landlord Rent 2455 699 1041 33 353 253 85 % 28.11 42.40 1.34 14.38 10.31 3.46 Table 1 – Tenure Types
These figures tie in roughly with the responses to the survey outlined below, although there does appear to have been an increase in home ownership; either with or without a mortgage, since the census, and a corresponding reduction in homes with social rents. This may be a result of ‘Right to Buy’ legislation.
Sovereign Housing Association currently has the following interests in Hungerford. There may be other affordable housing available through other Housing Associations on a much smaller scale.
SOVEREIGN HOUSING ASSOCIATION PROPERTIES IN HUNGERFORD Number Number of of units Location bedrooms Property type code Type 4 EASTBURY 3 HOUSES General Needs
1 ORCHARD PARK CLOSE 3 HOUSE General Needs 1 WESTBROOK CLOSE 3 HOUSE General Needs 1 CHANTRY MEAD 3 HOUSE General Needs 2 CHILTON WAY 3 HOUSES General Needs 9 HIGH STREET 1 FLATS Supported 6 PROSPECT ROAD 2 & 3 Houses & Flats General Needs 8 HONEYFIELDS 3 HOUSE General Needs 14 CHURCH WAY 3 HOUSE General Needs 8 MOORES PLACE 3 HOUSE General Needs 19 ATHERTON CRESCENT 3 HOUSE General Needs 2 SARUM WAY 2 & 3 House/Bungalow General Needs 23 PRIORY ROAD 2 & 3 House/Bungalow General Needs 63 LANCASTER SQUARE Mixed Mixed MIXED 3 BULPIT LANE 2 & 3 HOUSE General Needs 24 COLDHARBOUR ROAD 1-3 MIXED MIXED MIXED 7 PRIORY CLOSE 2 HOUSES & FLATS General Needs 22 PRIORY AVENUE 2 & 3 Houses & Flats General Needs HOUSES & 21 PARK WAY MIXED BUNGALOWS MIXED 3 LANCASTER CLOSE 3 HOUSES General Needs HOUSES & 6 YORK ROAD 2 & 3 BUNGALOWS Supported Shared 13 RAMSBURY DRIVE 2 HOUSES Ownership Shared 1 PRIORY ROAD 3 HOUSE Ownership WEATHERVANE 5 COTTAGES 2 & 3 HOUSES General Needs
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SOVEREIGN HOUSING ASSOCIATION PROPERTIES IN HUNGERFORD Number Number of of units Location bedrooms Property type code Type 5 KENNET COURT 2 FLAT General Needs 15 PORTDOWN 1 & 2 FLATS General Needs 11 SOUTHVIEW MIXED HOUSES & FLATS General Needs 1 FAIRFIELDS 2 FLAT Supported 18 FAIRFIELDS mixed 0-1 FLATS & BEDSITS MIXED 1 BREACH SQUARE 2 BUNG Supported 6 RADLEY BOTTOM 3 HOUSE General Needs 12 CHESTNUT WALK 1 FLATS General Needs 28 NORTHVIEW HEIGHTS 0 BEDSIT Supported 1 NORTHVIEW HEIGHTS 2 FLAT Supported 5 THE PRIORY 1 FLATS General Needs 22 PLATT COURT 1 FLATS General Needs Total Number of Units - 391 Table 2 – Sovereign Housing Stock in Hungerford1
Sovereign Housing Association currently has one regeneration plan outstanding in Hungerford at the Fairfields site, where 15 bungalows and flats will be demolished to make room for approximately 30 one and two bedroom flats for the over 55’s. These plans are subject to planning approval and may alter. Sovereign have no further development plans in Hungerford at this time.
Affordability in Hungerford Chart 1 below shows house prices for all properties sold in Hungerford over the last 10 years compared with the national average.
. Chart 12 - Hungerford/house prices all properties
1 Information from Sovereign Housing Association 2 Chart from www.upmystreet.com – information taken from Land Registry 5 Community Council for Berkshire RHE/HNS/Hungerford/February 2007
The statistics from July to September 2006 indicate an average house price in Hungerford of £295,310 against the national average, £211,168. This is based on the sale of 94 properties.
The news is not all bad however. The price of flats in Hungerford is actually below the national average. The average of 12 flat sales in the 3rd quarter of 2006 was £136,291 against the national average of £192,892.
Terraced housing represents the most likely affordable ‘family’ housing option. The average price of terraces in Hungerford over the year from October 2005 through September 2006 was £199,561 based on the sale of 64 properties in the period.
Average total income for West Berkshire in 2002-03 was £29,100 per annum.3 To purchase an entry level property (flat) in Hungerford based on a 90% mortgage for an average flat would require 4.2 times the average income. A single income family wanting a terraced house with a 10% deposit would require 6.1 times their income in mortgage.
Housing Need Survey - Method
Hungerford Town Council initially met with the Rural Housing Enabler (RHE) in December 2005 to discuss the issues of affordable housing in rural towns and the feasibility of conducting a housing need survey in Hungerford. Affordable housing was specifically mentioned as an issue in the Hungerford 2010+ Town Plan and Annual Parish Meeting.
In August 2006 the Town Council decided to go ahead with the survey. The format of the questionnaire was agreed between the Town Council and the RHE. The surveys were printed by West Berkshire Council and delivered by direct mail to all households in Hungerford and its associated villages and hamlets; Denford and Hungerford Newtown. Approximately 2600 forms were delivered.
Part 1 of the questionnaire is designed to survey all residents about their current living status and their views towards development and the availability of affordable housing in the village. This can be particularly useful information for identifying concealed households and levels of overcrowding.
Part 2 is aimed specifically at those people who consider themselves to be in housing need and is designed to help measure the level of need for affordable housing by those people with a local connection to Hungerford.
Notice of the survey was published in the November 9th 2006 issue of “The Newbury Weekly News” and the Hungerford Town Council Newsletter and Adviser.
It was requested that completed forms be returned in Freepost envelopes to the Rural Housing Enabler by the 24th of November 2006.
3 ‘The State of West Berkshire’, The Local Futures Group, December 2005 6 Community Council for Berkshire RHE/HNS/Hungerford/February 2007
The Rural Housing Enabler has collected the data from all returned forms and analysed it as follows.
Survey Findings
Total forms distributed - @2600 Total returned - 746 % Return - 28.7%
28% represents a good rate of return for this type of survey and should provide good representation of resident views.
Part 1 – Housing in Hungerford
Primary or Secondary Residence Impact of second home ownership does not appear to be an issue in Hungerford, 6 respondents (.8%) indicated that their homes in Hungerford are 2nd homes and did not go on to complete the rest of the form.
Length of Residence in Hungerford The average number of years the respondents have lived in Hungerford is 20 years. Over 37% of the respondents have lived in Hungerford for 20 years or longer.
Years 0-5 6-10 11-15 16-20 >20 Residency Blank years years years years years No. Responses 5 211 110 63 68 277 % 0.7 28.7 15 8.6 9.2 37.7 Table 3 – Length of Residency in Hungerford
Accommodation in Hungerford Accommodation in Hungerford is predominately in semi-detached houses (29% or 216 responses), followed by detached homes (24% or 180 responses) and closely followed by terraced houses (20% or 145 responses). Chart 2 shows the type of accommodation the respondents are currently occupying.
Accommodation by Type
Undeclared 2% 9% 20% 1% Bedsits 2% 1% Bungalow s Park/Mobile Units 24% Detached 29% Flats 12% Semi-detached Sheltered/Retirement Terraces
Chart 2– Respondent Property Types
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House Size in Hungerford Number of Bedrooms Blank Bed-sit 1 2 3 4 5 >5 No of Responses 74 10 51 171 274 116 29 9 % 10 1.3 7 23.3 37.3 16 4 1.2 Table 4- House size by number of bedrooms
From the responses, Hungerford appears to be overwhelmingly characterised by 3 and 2 bedroom properties. This indicates a shortage of both smaller starter properties and larger family homes.
Size of Households In keeping with national trends, Hungerford is made up largely of 2 person households (39.9%), however 1 person households account for over 30%. This may be because families were less inclined to complete the survey or be indicative of a need to balance the community.
Number of inhabitants Blank 1 2 3 4 5 6 7 Response 5 224 293 98 83 25 4 2 % .7 30.5 39.9 13.4 11.3 3.4 .5 .3 Table 5 – Household size
Households by Age Table 6 and Chart 3 below indicate that the population spread in Hungerford.
Total Age Age Age Age Age 76 plus Respondent 0-15 16-24 25 - 44 45 - 59 60 - 75 Pop. No. 255 131 381 325 338 172 1602 Respondents % 15.9 8.2 23.8 20.3 21.1 10.7 100 Table 6 – Age of Respondents
The following diagram illustrates the current balance of the population according to the figures provided.
Population by Age
Age 0-15 400
76 or older 200 Age 16-24
0
Age 60 - 75 Age 25 - 44
Age 45 - 59
Chart 3 – Radar Diagram, Population by age
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Current Tenure Blank Current Household Tenure Tied
Private Rent 2%1% 7% 0% 10% 1% Housing Association Rent Shared Ownership
79% Owner Occupied
Other
Chart 4 – Tenure
According to the responses, homes in Hungerford are primarily owner-occupied. These figures tie in with the 2001 Census information on tenure, however indicate an increase in owner occupation and a reduction in social rented property.
Attitudes towards Housing Question 7. Has anyone in your family moved away from the parish (in the last 5 years) due to difficulties finding suitable accommodation?
64 respondents indicated that someone has had to leave the parish due to lack of affordable housing. (8.7%) Of those 42 indicated that those who have left would return if affordable housing were available. (Question 8.)
Question 9. Would you be in favour of a small development of affordable housing for local people within your parish if there were a proven need?
519 of the respondents that currently live in Hungerford are in favour of such a development and 164 against. 53 did not respond to the question. This represents: • 70.6% in favour • 22.3% against • 7.2% with no response
Question 10. Can you suggest a site where a small development could be built?
There were strong feelings against development outside the Town boundary and in favour of brownfield sites. Unfortunately the only way to develop affordable housing that is restricted for people with a local connection is to develop outside the Town Boundary on a rural exception site. Brownfield sites are identified as priority sites for general development.
Some other suggestions were to move the football pitch to outside the boundary and develop the existing site. And to develop some of the existing unused garage sites.
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There were also strong feelings about the impact on traffic in the town. Any development must be undertaken with sensitivity regarding traffic issues..
Comments suggesting housing be developed in Reading, Newbury or Lambourn to meet Hungerford needs are no more acceptable than suggesting Hungerford take on their needs. There are acute housing shortages in all areas of the District.
Site suggestions are listed in Table 7 below. A number of them came up repeatedly.
Any suggestions for sites within the town settlement area would not be deemed acceptable for rural exception site development in planning terms and therefore could not be reserved for ‘local’ needs.
Do you know of any possible sites? Several for A4 W including: Unused plots on Strongrove Hill; between Hungerford & Froxfield; opposite leisure centre across from Chilton Foliat Rd. On the pig farm; Rear of South View (inside boundary) 3.Marlborough Road towards Froxfield. (if there is land available in that area). 7 x A338 Eddington including allotments Several for A4 East including: behind the vet 18 responses for A4 by or across from the garden centre 2 suggestions for adjacent to David Wilson Homes along A4 eastwards. Possibly on green area (unused) alongside Atherton Crescent for easy walking distance to town. Along the road between Sanham Green and where it joins the A338 Avoid water meadow and common. Behind De Montford Grove Just north of Eddington Mill - spare plot of land there. 19 responses for Charnham Park. Children's play area, Ramsbury Drive. 7 Chilton Foliat Road. (including opposite the leisure centre at junction with A4 3 responses for Cold Harbour area including: Parkway garages. Centre of estate. The Priory - garages to Cold Harbour Road Copse/field other side of the Bearwater development. Lower Denford, Stag Hill towards High Cross, back of water works overlooking Smitham Bridge. Fairfields E.P. scheme (currently owned by Sovereign HA) is now outdated. The tenants should be decanted to other schemes and the properties demolished to be replaced by family accommodation. The land at the rear of the High Street properties should be incorporated into the re-development. Field opposite Hungerford Trading Estate. Smitham Bridge Road Hungerford Common - Plenty of unused space there 8 responses for Hungerford Newtown area 4 for Sanham Green. In or around the new Wharf development In the area adjoining Kerridge etc. in the 'loop' road behind A4. There seems to be some spare land there and some development has already taken place. Industrial area at Church St. Inkpen Road 4 responses for land adjacent the railway station including railway allotments. Land to north of Smitham Industrial units 14 for Marsh Lane
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Do you know of any possible sites? Sandham Lane Move industry from Smitham Bridge Road to Charnham Park and industry by Station Road Car Park and develop sites. Also consider moving Eddington Distribution & the other distribution centre from canal side (keep garage) This would stop Park Street from being used by heavy lorry traffic across the level crossing. My house & Land (address supplied) 5 Near JOG School Near schools & shops - low income families may not be able to afford cars. They should be able to walk easily to amenities. Portdown! North of A4 including: as access from south through High Street onto A4 & main roads is easily congested. Perhaps Charnham Park, or land to west A4Hire? Eddington/Hungerford Newtown so no additional traffic over Bridge St; to Marlborough between derelict house (next to Chilton Foliat) and new sports building. North side of Leverton Northview Heights when everyone is moved up to Fairfields. Off of A338 @ Hungerford Newtown Old Allotments in Eddington. Several in favour of on Common including next to Cold Harbour; towards Inkpen on left past cattle grid; by Kintbury Gate on A4 Charnham Lane - A4 side of ADP /Kerridge Or move Bens Garage & associated industrial estate to Charnham Park and use this site for housing. The old skate park area or on Charnham Street the Business Park frontage or opposite i.e. Beside Bearwater or further up Strongrove Hill 2 against development on the Common Plenty of room at Atherton Crescent in front & behind of existing houses. Partial infill already in progress. Ex-council garage sites i.e. Priory, Prospect Rd, etc. Remove Fire Station & Library from Church St. Fire Station to Charnham, Library to Barrs Yard. Build dwellings on Fire Station & Library sites. 29 for Salisbury Rd. near recent development (Kennedy Meadow) Northview Heights when they are re-developed. 11 responses for Smitham Bridge area including a number in favour of relocating industry to Charnham Park Somewhere along Swindon Road 4 for South edge of town alongside A338 Station Road - There are small industrial units existing of which only 2 are occupied (the site being central would be ideal for flat/maisonette development) Industrial building (i.e. Everland Road) should be sited on Charnham Park. (Traffic to Saxon Industries attracts HGV vehicles with often awkward access) A number of garage sites have been suggested including: The garages behind Atherton Crescent on Church Way Rd. Or take down the BMW garage; or the garages in Parkway and Cold Harbour Road. Behind the Post Office or car park next to Fire Station. The green in front of Atherton Crescent on the A4 between lower Denford and Hungerford The old outdoor swimming pool land by Park Way 3 responses for the Priory and surrounding land which should not be held sacrosanct because of the trees. This is already in the town envelope and could provide for an excellent site with the most important trees retained. Ind. Units / Old ambulance building. Primary School field / cricket club/ football club border access??? 3 x West of Hungerford if land was made available. Where the skate park is - the youth of Hungerford don't appreciate it. Table 7 – Site Recommendations
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Summary of Comments (full detail of comments in Appendix 1) There were a large number of comments made both in favour of development for local needs and against.
Key themes were: • Concerns regarding traffic issues. • Concerns regarding any development outside the town boundary being the ‘thin end of the wedge’. • A number of comments from people whose children have already had to leave Hungerford due to shortages in affordable housing, or who are leaving themselves. • Concerns about the ‘social’ issues such housing creates. • Concerns that housing should be accessible to the town by foot. • Concerns about strain on existing infrastructure.
Part 2 – Housing Need There were 107 respondents that completed Part 2 of the survey indicating some level of housing need. This represents 14.4% of the total return. 98 of these currently live in Hungerford and 9 do not but would like to return. These 9 did not complete Part 1 of the survey.
Of the 9 not currently living in Hungerford, 8 have lived in Hungerford for significant periods, (18 years or more). The one that has not lived in Hungerford, has worked in Hungerford for 5 years, stays during the week and commutes at the weekends. 7 still have family living in Hungerford. One continues to send children to school in Hungerford despite no longer living there. All of these qualify as having a genuine local connection.
Only 32 of all respondents registering a level of housing need are registered on the West Berkshire Council Housing Register. Anyone wishing to be considered for affordable housing must be on the West Berkshire Council Housing Register.
Generally a Housing Need Survey will turn up a certain amount of speculative need, that is, parents filling in forms for their children who may like to have a house one day. In addition a certain level of ‘aspirational’ need will come forward, those that would like to buy at sometime in the future.
Anyone indicating an intention to buy a property on the open market (40 responses) will be removed from the need for affordable housing figures. It may be that open market properties are not actually available or affordable for these people but for the purpose of this report they are not considered in housing need.
One respondent has been eliminated as follow-up indicated that one grown child and family have now had to leave Hungerford due to lack of available affordable housing, the other has just purchased a home in Hungerford with extensive financial support from parents and an interest only mortgage. Therefore technically there is no longer a need.
Overcrowding is usually a key indicator of need for affordable housing and can be an indicator of ‘concealed’ households. This is indicated by multiple generations in one
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household or by overcrowding of rooms. Levels of overcrowding do not appear to be significant in Hungerford. The number of actual respondents registering affordable housing need was 65.
Type and Size of Affordable Accommodation Needed The types of accommodation being sought by those not looking to purchase on the open market are indicated in Table 8 below.
Total in Reason for Preferred Likely Local Connection Comments need need Tenure Allocation >10 years in Sheltered/Special 1 Adult Special Needs Affordable Rent Hungerford Needs Demolition of 2 adults Affordable Rent 1-5 years 1 bed home 1 adult, 2 Bigger Home Affordable Rent 1-5 years 3 bed children may have some equity in existing 2 adults Retirement Affordable Rent >20 years 1 bed property, which will affect eligibility for affordable rent. 2 adults, 3 Starter Home Affordable Rent 1-5 years 3-4 bed children 2 adults Retirement Affordable Rent >20 years 1 bed 1 adult, 1 currently in tied Starter Home Affordable Rent >20 years 2 bed child accommodation >10 years in 1 adult Starter Home Affordable Rent 1 bed Hungerford Family >10 years in 1 adult Affordable Rent 1 bed breakdown Hungerford 5-10 years and Family 1 adult Affordable Rent works in 1 bed breakdown Hungerford lived in Hungerford 2 adults, 2 Nearer to Affordable Rent >20 years - family 3 bed children family still there >10 years in 1 adult Starter Home Affordable Rent 1 bed Hungerford >10 years in 2 adults Starter Home Affordable Rent 1 bed Hungerford Lived in Hungerford 1 adult, 1 Starter Home Affordable Rent >10 years - family 2 bed child still there 1 adult Starter Home Affordable Rent 1 year 1 bed Lived in Hungerford 1 adult, 1 Family Affordable Rent >10 years - family 2 bed child breakdown still there 2 adults, 2 Bigger Home Affordable Rent Whole life 2-3 bed children Family 1 adult Affordable Rent > 20 years 1 bed breakdown Insecure 2 adults Affordable Rent >20 years 1 bed tenure Family 1 adult Affordable Rent >20 years 1 bed breakdown
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Total in Reason for Preferred Likely Local Connection Comments need need Tenure Allocation 1 adult Starter Home Affordable Rent >20 years 1 bed lived in Hungerford 1 adult, 2 Nearer to Affordable Rent >20 years - family 3 bed children family still there Family 1 adult Affordable Rent >20 years 1 bed breakdown 1 adult, 1 Bigger Home Affordable Rent 5-10 years 2 bed child 1 adult Starter Home Affordable Rent >20 years 1 bed Family 1 adult Affordable Rent 5-10 years 1bed breakdown lived in Hungerford 2 adults, 2 Bigger Home Affordable Rent >20 years - family 3 bed children still there Sheltered/Special 1 Special Needs Affordable Rent >20 years Needs 1 adult, 1 Starter Home Affordable Rent 1-5 years 2 bed child Lived in Hungerford 1 adult, 2 Nearer to Affordable Rent >10 years - family 3 bed children family still there 2 adults, Nearer to work Affordable Rent <1 year 2 bed baby due Insecure 1 adult Affordable Rent 1-5 years 1 bed tenure 1 adult, 5 Family >10 years in Affordable Rent 4 bed children breakdown Hungerford 1 adult, 2 Bigger Home Affordable Rent 1-5 years 3 bed children Family 1 adult Affordable Rent 1-5 years 1 bed breakdown 1 adult Starter Home Affordable Rent 1-5 years 1 bed 1 adult Starter Home Affordable Rent 1-5 years 1 bed 2 adults Retirement Affordable Rent 1-5 years 1 bed Insecure 2 adults Affordable Rent 5-10 years 1 bed tenure 2 adults, 2 Bigger Home Affordable Rent 1-5 years 2-3 bed children 1 adult Starter Home Affordable Rent >20 years 1 bed Sheltered/Special 1 adult Disabled Affordable Rent >20 years Needs >10 years in 3 adults Retirement Affordable Rent 2 bed Hungerford Lived in Hungerford 1 adult, 1 Nearer to Affordable Rent for >20 years, 2 bed child family family still there 1 Starter Home Affordable Rent Whole life 1 bed In Care 2 adults Starter Home Shared Ownership 15 years 1-2 bed 2 adults, 3 Bigger Home Shared Ownership Whole life 3-4 bed children 1 adult, 1 Starter Home Shared Ownership 1-5 years 2 bed child 1 adult, 2 Bigger Home Shared Ownership >20 years 3 bed
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Total in Reason for Preferred Likely Local Connection Comments need need Tenure Allocation children 1-5 years and 1 adult, 2 Affordability Shared Ownership family live in 3 bed children Hungerford 1 adult Starter Home Shared Ownership >20 years 1 bed probably represent separate need but 2 sibling Starter Home Shared Ownership >20 years 2 bed on 1 form, may adults share a starter home 2 adults, 1 Starter Home Shared Ownership 1-5 years 2-3 bed child 2 adults Starter Home Shared Ownership unknown 2 bed 1 adult, 1 Starter Home Shared Ownership >20 years 2 bed child 1 adult Starter Home Shared Ownership >20 years 1 bed lives in Hungerford 2 adults, 2 Bigger Home Shared Ownership , unknown how 3 bed children long 2 adults, 1 Starter Home Shared Ownership >20 years 2 bed child 2 adults, 1 Starter Home Shared Ownership 1-5 years 2 bed child 1 adult Starter Home Shared Ownership 1-5 years 1 bed Part lives in Shared Ownership Insecure Hungerford - 5 1 adult 1 bed tenure years, works in Hungerford lived in Hungerford 2 adults Nearer to work Shared Ownership >20 years - family 1 bed still there 1 adult Starter Home Shared Ownership >20 years 1 bed 2 adults, 2 Bigger Home Shared Ownership 1-5 years 3 bed children 2 adults, 1 Insecure Live and work 1-5 Shared Ownership 2 bed child tenure years in Hungerford Table 8 – Breakdown of Need in Hungerford
Note: Those that have registered for Shared Ownership may not be able to afford the level of financial commitment required. In addition to normal costs of purchasing and mortgage repayments there is usually a monthly rent charged on the outstanding share of equity.
Responses to the type of accommodation required are often aspirational; i.e. what a respondent wants is not necessarily what they are actually eligible for or can realistically afford. Most people will want a house but may have a smaller need.
Shared Ownership provides opportunities for people who cannot afford open market housing to access the housing ladder and build a share in the equity on the property. However, this option can still be unaffordable and even a 50% share can be too expensive for people on below-average incomes. As a general guideline, anyone
15 Community Council for Berkshire RHE/HNS/Hungerford/February 2007 earning less than £24,000 per annum is unlikely to be able to afford shared ownership properties.
When being allocated affordable rented accommodation, there are strict rules that are applied with regards to the size of property allocated. The size of any allocated property will be determined by West Berkshire Council. The allocations criteria are based on a combination of factors, including the age and sex of any children in a household and are subject to availability.
Generally, property size is allocated for those meeting eligibility criteria as follows: • Single person – Bed-sit or 1 bedroom • Couple – 1 bedroom • Parent(s) with 1 child – 2 bedrooms • Parent(s) with 2 children – 2 or 3 bedrooms • Parent(s) with 3 children – 3 bedrooms • Parent(s) with 4 children – 3 or 4 bedrooms • Parent(s) with 5 children – 4 or 5 bedroom
2 children of the same sex are generally able to share a room, but where possible a separate room is allocated for children over the age of 10 years.
Opposite sex children are entitled to their own room after the age of 5 years.
For those people eligible for Shared Ownership properties the criteria are slightly less rigid. For example, a couple may qualify for 2 bedrooms to account for potential future family growth.
Local Connection Local connection is not currently defined within the Housing or Planning policies of West Berkshire Council. However, where relevant, local connection is defined within any Condition on Planning Consent or a Section 106 Agreement agreed between West Berkshire Council and the developer of any new housing site.
Local Connection generally refers to those currently living in a village, working in a village or with family living in a village. Priority is given to those with a longer connection.
Should a tenant or part-owner move on, then subsequent tenants are expected to meet the same criteria. If there is no one from the local community that meets the criteria, eligibility cascades out to the neighbouring communities. Local Connection takes precedence over priority need on a rural exception site.
Tenure The tenures being sought are for a mixture of social rent (45) and shared ownership (20), but mostly for social rents. • Social rent – properties with affordable rents set by either a Council or a housing association where the rent is provided with a subsidy in order to keep the rents substantially lower than prevailing local market prices
16 Community Council for Berkshire RHE/HNS/Hungerford/February 2007
• Shared ownership - allows resident(s) to purchase a share of their home, usually from a housing association, and pay rent on the remaining share. (There are variations on this model that differ between housing associations).
Anyone in housing need must register with the West Berkshire Council Common Housing Needs Register whose staff can confirm eligibility criteria. Contact 01635 42400 for more information.
Indicated incomes of many of those who registered a need are not sufficient to buy on the open market and may not be sufficient to qualify for shared ownership. Income information can only be verified when applicants register on the Common Housing Register. The income levels indicated in this survey provide guidance only.
Conclusions and Recommendations
The survey indicates that there is a level of housing need equating to 65 units of affordable housing. In reality, as units become available some of those people with a registered need may have had their needs met elsewhere. In addition it is possible that some of those registered will not actually qualify and do not represent a genuine need. On the other hand, it is also possible additional need will come forward should awareness of the availability of new accommodation develop. The survey may not have elicited responses from all those households with housing needs.
32 of those registering a need are currently in Local Authority or Housing Association housing. This means that should affordable housing become available for any of these applicants to move into it may create available housing for someone else either from within the community or outside.
It is general practice to consider true need as represented by 30-50% of the need registered in a Housing Need Survey. Therefore there is justification for the addition of 19 – 32 units of housing in Hungerford.
The need is for a mixture of housing sizes, predominantly 1 bedroom starter properties, and an even mix of 2 and 3 bedroom properties for expanding families. Any development should include at least one 4 bedroom property as there is a clear shortage of such affordable properties available in Hungerford. Any housing should be flexible in order to accommodate future needs of the residents.
Two respondents are in need of sheltered accommodation with support services.
The need is for a roughly 70/30 mix of affordable rented accommodation and Shared Ownership, provided those who have listed a preference for shared ownership can actually afford it and understand the risks associated with home ownership.
Unfortunately in order to meet all the needs of local people in Hungerford a single rural exception site is unlikely to be adequate. However any development would aid the situation. It is not unreasonable to develop two separate sights with the aim of achieving 24 additional units of housing. Alternatively Hungerford may be suitable for
17 Community Council for Berkshire RHE/HNS/Hungerford/February 2007 a Community Land Trust, whereby the community sets up a trust to fund, develop and manage affordable housing.
There have been a number of possible sites put forward that may be suitable for such development. Clearly, this will require consideration by the Town Council, the community and Planning Officers at West Berkshire Council.
Full consultation with the community regarding any further action is recommended.
18 Community Council for Berkshire RHE/HNS/Hungerford/February 2007
APPENDIX 1
In favour of RES Comments Developm ent? No In principle I do not have a problem with housing for the purpose of assisting those who need to better themselves. But I have a bit of a problem when local politicians who very often appear not to listen, and builders (who are out to make money) come together. The problem is not new and I am offended when people write the likes of us who have grafted and gone without for 30/40 years being written off as 'NIMBYs' or some other derogatory term when we also started with nothing and had to struggle through life using our own resources. Under no circumstances should the town boundary be breached. Once this project does it, the flood gates will open. Look inside the boundary. I don't quite know what you mean by rural exception site; I take to mean that despite the concerns of those who have struggled all their life any view they have will be ignored. In Hungerford it has been suggested that the rather unsightly factory units in Smitham Bridge Road be moved to Charnham Park to be replaced by housing. That would be a suitable location. You say the homes will be owned by the Housing Association and cannot be sold privately. How does that square with a building being 'part owned' by a tenant. When they move on do they sell their share back at the market value to the Housing Association or can they sell their share to whoever they like. You say they will be available to those with a local connection. What is the definition of a local connection? Does it mean family connections, working connections or geographical connections, it is not clear. In any case who is going to decide and on what evidence? If someone gets an address having provided false and unchecked details what happens then, will they be evicted, or will they have signed a form of contract to leave if any details are found to be false. A small development of 12 dwellings is no such thing. Its 12 houses with everything that goes with it, i.e. cars. Although the picture will be painted of people on their uppers, I have no doubt cars and satellite dishes will abound. I am a retired public servant (sic)….Whilst the thought is sound and we should help people, it is fraught with danger. When the Housing Association move in the first 'Anti Social' group into one of the 'Local' dwellings their actions/behaviour spread like a cancer and with out doubt ruin the life style of those who wish to live a quiet life. What checks and balances will be put in place to pro-actively police this development, and when the first Anti Social group appear (and they will) what plans are/or will be in place to evict them. Based on my experience in the past, not a lot, and when action is taken a lot of lives around that dwelling are in some cases ruined forever. I anticipate that despite this questionnaire the local politicians will have already identified an area, they will totally ignore those who already live in situ, and in the event of those who will have their lives affected will mount what will amount to a spinning exercise to muzzle any opposition. I think I have painted a gloomy picture, I agree with the principle but I suspect this whole exercise will cause more grief than its trying to solve. And please remember in the future if you try to plonk this lot into someone's garden who has lived there minding their own business for many years don't be surprised if they object, and when they do please treat them with respect.
No Don’t know if it's necessary as we managed to buy a house and we are on average incomes. It will be a shame to build the area up too much as it's a nice town the way it is. No "Outside of boundary" will be thin end of the wedge. Yes (Is this legal, not contravening "Human Rights" rubbish? Comment written next to statement that there is no right to buy on a rural exception site. The answer yes it is legal. There is no right to buy rented properties on a rural exception site, and Shared Ownership properties cannot fully purchased. No '12' dwellings will not make a difference in a year or two you will want build another '12' dwellings Yes 20 years too late, my child has already had to set up home away from Hungerford. Yes A very good idea but would access always be a problem, however need to consider as a worthwhile project. Yes Additional housing here would help to develop the community. Yes Affordable housing should be built within walking distance of shops and schools. Yes Although we have said yes to going outside the boundaries we do so with reservations. There should be a limit to the extension of the town boundaries for all building purposes both public and
APPENDIX 1 19 In favour of RES Comments Developm ent? private. This problem arises from earlier political decisions allowing the sale of council houses without a programme of replacement. For me the answer is to build new council houses owned and run by the council. I do not see Housing Associations as the answer. No Answered 'No' to Q9 because I need clarification on what is a 'rural exception site' and what is regarded as 'proven need' Yes Any additional development should be north of the A4. Town is unable to accommodate additional traffic from any development south of A4 No Any development could and should be within town boundary as suggested requirement is small. Yes Any new housing should have space for 2 cars off-road parking. Yes Any new sites must be on the north side of the canal to balance the traffic through the town. Yes Areas like Church Street are already battling with overload on sewage. The idea for affordable housing is an excellent and admirable one however the services need to extend to deal with current housing numbers before there can be any additions. Yes As a Hungerfordian born and bred, would like to think that my grandchildren could stay in the town if that is what they want. Yes Avoid any development of the Common. No Building outside existing town boundary may prove to be the thin end of the wedge & allow more building in future - why not redevelop the Smitham Bridge Rd Industrial Estate and relocate that to Charnham Park where traffic access to heavy vehicles is better & safer for Hungerford residents. No Building outside the Boundary for good initial reasons would result in an excuse for further development. No Building outside the town boundary would open the floodgates for other developers to follow suit and should be avoided. Yes Cannot afford to buy as much as we would like to. We have no deposit and could only afford a mortgage of about £80,000 - there are no houses in this area for that price. Yes Can't we stop outsiders coming in from Newbury, Chaddleworth, and Thatcham etc? Let Hungerford people (kids) have Hungerford Housing Association Houses. Yes Certainly with car accommodation! No Cheaper 1st time accommodation needed for young people also affordable 2 bedroom housing. (Relatives) have returned but are finding it difficult to buy property at an affordable price. No Compared to Marlborough /Newbury / surrounding villages, Hungerford is cheaper to live in. If cheaper housing needed what about building in Lambourn where this sort of housing is readily available. Yes Concern re traffic congestion / parking / sewerage / school places, etc. No Could open more flood gates for more buildings No Council houses should not have been sold. If people could afford to buy they should have bought into the private market not council houses. Council houses should be for low income families. Yes Depends where and depends how many 'small' developments happen. NO building on any school, council or other playing fields, sports pitches, or open common land. Affordable should not mean Housing Association and should not allow Newbury or others to dump problem families or immigrants. Yes Depends where it is. Prefer not to build at Eddington end of Hungerford due to poor traffic access and dangerous pedestrian access into town. No Development outside the town (or village) boundaries should only be considered once all the "brownfield" sites have been used. Restore what we have blighted in the past before digging up green fields. Yes Do not build on current garden or grounds land i.e. At The Priory, etc, but on open land. Unstated Do we need to attract more building outside Town Boundary when there are possible sites in Town?
APPENDIX 1 20 In favour of RES Comments Developm ent? Yes Everyone has the right to a home they can afford. I don't go out in Hungerford so I cannot comment as I was put here by my Housing Association. I hate Hungerford there is nothing to do here, it's expensive to live here & I 'm in the middle of nowhere. As I don't drive I am stuck here as the train is too expensive & the bus takes an hour just to get to Newbury. Why would anyone choose to live in a town where people are arrogant & only think of themselves? If I could I would go back to living in the middle of a field in a mobile home. Peace & Quiet!!!! Yes For those pensioners who can be independent but unable to drive, a closer location to the town is needed. (perhaps purchase of one of the large gardens to the east of the bottom end of the High Street) No Form incomplete & unclear - no response to Q9 parts of Part 2 filled in but not sufficient to ascertain need. Unable to get through on phone. No Form only partially complete - insufficient information. Yes From experience the term 'affordable housing' seems to mean social housing for Housing Associations to buy up and rent out. What we really need is housing that our hard working & tax paying children can afford to buy! Yes Further increasing volume of traffic in Hungerford Yes Good size small Market Town - not too many more houses Yes Got to be near or in Town. No Housing Association rent is too high. No Hungerford is a beautiful “time capsule". We need to ensure that it doesn't end up like Thatcham/Newbury and creep out of its boundaries. The south side of the river cannot be built on due to traffic congestion. Yes Hungerford is a lovely place to live and should be developed more so more people can enjoy it. Yes Hungerford Newtown could provide all the local housing needs and become a proper community again. Yes Hungerford Newtown is in need of regeneration if the amenities still present are to be maintained. Yes I am not convinced that extra housing is needed. No I am not in favour of any development outside the Town Boundary. Any such development would set a dangerous precedent. Yes I am only in favour if this is a one-off, not the thin edge of the wedge of expanding into greenfield sites around Hungerford. Yes I am retired and wish Hungerford to remain the friendly, accessible, rural small country town which defines its present character. Yes I am worried that 12 more houses will merely add to the existing problems of lack of infrastructure (drains/water/schools/police etc.) Also what evidence is there that there is a real demand for this sort of accommodation. No I believe people should be prepared to move to where accommodation/employment is available and appropriate. Creating artificial markets based on arbitrary desires suppresses the market and is unfair on others struggling to maintain a mortgage based on a genuine house value. No I do not understand "outside town boundary" & "Rural Exception Site" unless this is clear we will not support. Yes I do not want Hungerford to become larger than it is now. Since 1982 when I came there has been much building. We must not lose the sense of community we have & though I am an 'incomer' I love Hungerford as it is. No I feel there is already enough 'affordable housing' accommodation in Hungerford. It costs the rest of us a lot to live here and in my experience they do not upkeep their properties as well as others, which then reflects on the town. Yes I have no need for housing but believe it is important for other local people & would support an affordable housing initiative. No I moved here to be near relatives but as a single parent find it very difficult to pay the bills and
APPENDIX 1 21 In favour of RES Comments Developm ent? support my children. No I say no to development as this might be the thin end of the wedge, & more be built afterwards. No I suggest you cause the minimum damage to environment. Yes I think a site outside the town is preferable to what we have at the moment, squeezing properties into gardens everywhere!! Yes I think it would be best to find a site as close to Hungerford as possible, even within the town envelope. Should more than one site be found? I.e. more than 12 houses could be required or lots of sites of 3 or 4 houses. No I think there are enough local housing association houses already in Hungerford. Yes I thoroughly disapprove of infill development. Yes I would be happy for a small development, but the people who are eligible must be local and work. I do not agree with helping people who rely on handouts & benefits when I've worked hard for my house. No I would be in favour of integrated housing. Danger of creating a ghetto if isolated on the outskirts of town. Agree there is a need for affordable housing. I also have concerns about local primary being able to cope with more children. Yes I would only ask that a re-development site within the town boundary is considered would not be keen on further greenfield development. No I would only want development in the town boundaries. Why should these people need to be made second class citizens living outside the town? Yes I would prefer to see housing built within the town boundary. Yes I would very much like a retirement bungalow or fitting accommodation for my age (76+) my family have lived in Hungerford for a good few years. Yes I wouldn't mind where as long as my daughter and her family could return. No If needed it should be WITHIN the town boundary. For people who cannot afford market rate, it hardly makes sense to force them to own and use a car. This is not a valid reason for ruining even more countryside. Yes If the Fairfields/Northview Heights issue were resolved then possibly a site inside town boundary would be available. Yes If the proposed move of sheltered housing from Northview Heights to Fairfields then the Northview site could be used. No If these were for retired people or low paid essential workers I would support it. Previous experience shows that this type of housing encourages the proliferation of single parent families as they receive priority housing benefits. No If this scheme goes live there should be strict rules without flexibility regarding Hungerford qualification. No If we keep moving boundaries, we will lose the town character. No If you allow this it will set a precedent and open the gateway for too many houses. Yes If you did not sell off homes you already had there would be no need for this or any other development. Yes I'm very much in favour of this excellent idea. No In my view Hungerford already has ample affordable housing and no development should be considered outside the town boundary under any circumstances. Yes In support as long as the development stayed small! No In total disagreement to this. The facilities do not allow for expansion / growth - i.e. what happens if P.O. closure goes ahead? The infrastructure as it exists barely copes with present growth. Public facilities are being stretched to limit - "Don't mend when it aint broke!" No Indifferent to Q9 Already think Hungerford centre overcrowded at times with cars, people crossing etc. But would not object to small development.
APPENDIX 1 22 In favour of RES Comments Developm ent? No Insufficient amenities available - i.e. - Doctors, Dentists and schooling for additional population of town. Yes It is nice to learn that Hungerford Town Council are thinking of young people. Yes It will need more than 12. No It would be better economically and environmentally to refurbish on existing location - the Priory? Are there any brownfield sites, Network Rail land that could be renewed? No It would be preferable to buy reasonably priced houses in town as they come on the market instead of creating yet another 'estate'. Should be no problem finding 12 dwellings for the purpose stated. No Item 9. Meaningless! You cannot control building outside the Town i.e. Civil Parish of Hungerford. The letter heading makes it clear this form is for Hungerford Parish Housing Needs. Item 8 - you do not define "affordable housing". Yes Large Gardens (rear of South View) access perhaps on reclaimed flats near primary school. Ideal for large development perhaps 20 flats. No Leave Hungerford The Way It Is!! Yes Low cost housing usually attract crime/vandalism - consider extra police patrols to keep the area safe - Important to young families. No Maybe in response to Q9 No Might be in favour of such a site subject to location. No Money should spent on crime reduction, more police on beat, youth club facilities for 14-18 yr olds, more NHS dentists, more Doctors to meet expansion of town as it is. Believe people born in Hungerford should have first refusal at any property from any avenue - keep town local. London money pushes prices too high for locals to buy. Yes More houses required in the 3-4 bed specification not large 4-5 beds. These properties must also be at a reasonable price. This would help another demographic group who wish to live in Hungerford. Yes More housing is a good idea but what about amenities - (schools, nursery running out of space) & shops. Yes More single/couples accommodation is needed but houses with own garden rather than blocks of flats. Yes Mortgage multipliers still way short of local house prices. Yes Must be within easy walking distance of town centre and not compromise beauty of Hungerford's open spaces or approach roads. Yes Must improve the infrastructure to accommodate new arrivals. Yes My children have no chance of getting anywhere to live when they need it. Something needs to be done! Yes My daughter and I are on the housing waiting list but have been informed we will be waiting approximately 4-5 year. The Council therefore have to pay a higher private rent for us to be housed. Yes My daughter lives in Kintbury with her children. They are in unsuitable circumstances and travel to Hungerford for school. People from outside town are given houses over the needs of local people. I have lived in Hungerford all my life. My daughter has been on the transfer list for 3.5 years and is till nowhere near being able to move back to Hungerford. Yes My daughter needs a house as they are overcrowded. I would not like to see her move away from Hungerford. Yes My partner and I work full time and we find it hard near impossible to find any property that we can afford to buy in Hungerford. We have both lived in Hungerford for all our lives and both wish to stay here as we find it a lovely area and wish to have our family here one day. We are renting privately at the moment and hope that something comes along soon. Yes New housing should be for young married couples who cannot afford a mortgage and are
APPENDIX 1 23 In favour of RES Comments Developm ent? Hungerfordians. Yes No development must be allowed in the Marsh Lane area. No No more housing should be built in this already overcrowded area. Making housing affordable is only short term it needs to stay affordable i.e. Council tax needs to be reduced. Affordable housing is not the only reason people move from their home town. The main reason is overcrowding!! Yes No more than 12 houses! No No not wanted - more shops less estate agent and antiques. High St. is busy now without anymore house at least two cars more for every house. Unstated In principle approve of this process, but in practise, the properties seem to become expensive and purchased by outsiders. So practically they rarely work. There have been a number of articles on Radio 4 recently about these types of schemes, with examples across the country. Unstated I do not think a rural exception site should be built outside the town boundaries - Hungerford has expanded too greatly already on to farm / agricultural land. Unstated I think that it works best when you have private & social housing built together. As soon as you start building small developments for social housing, you begin to develop 'Council Estates'! Unstated More amenities needed Yes Not enough Council Houses Yes Not south of canal until a bypass in place?!!? Too much movement up/down High Street Yes Not too far into "Green Belt", terraces take less room than detached. No Not until all brownfield sites are used then maybe I would be in favour. No Old and /or empty properties should be renovated & refurbished and/or converted to provide affordable housing rather than destroying another bit of countryside with yet another soulless 'ticky-tacky' housing development. No Once a precedent is set, developers will insist on more and more. Hungerford is already over developed. Houses are being built in gardens. Infrastructure cannot cope. Water shortage already this year. Traffic congestion. Parking problems, not only in town centre area. Town service bus cannot always get through Sanden Close because of parking. Local NHS under pressure. No doubt other services under strain. No Once you start pushing the boundaries back in one place then it begs the question why not all boundaries. Yes Only if needs be. Although I know Hungerford has to develop with small housing sites, I strongly believe that we are a small market town and must not forget the town’s historical character and size. 3 generations Yes Our daughter and son in law have had to purchase shared ownership property in another county. Would they still be eligible for this scheme as they are desperate to move back to the area? Yes Our house is valued at £190k. We need the next bracket of housing mainly for a garden for children to play in. But the next bracket is £254-260k for a 3 bed - not in our reach. Yes Our main concern would be that this one small development would be the start of many more. Yes People needing affordable housing need to be central to the Town for transport and work links. Building well outside is no good. They can't all afford their own transport too. Yes Please don't use this to make more expensive second homes available - Hungerford needs its young to stay!!! Yes Please make them a flagship for environmental living so that they are cheap to run, low impact & aspirational: housing for low incomes doesn't have to mean rabbit hutch isolation camps. No Please provide improved escape routes out of Hungerford to the east and west before undertaking this expansion. No Re Q9: If inside town boundary the answer is YES. Prefer the idea of town resident preference when allocating housing, not for outsiders. No Room for another 1000 minimum houses, ridiculous to use it for cows. Fishing should be replaced
APPENDIX 1 24 In favour of RES Comments Developm ent? by river walks. Yes Should be as close to main facilities and other homes as possible to avoid 'ghetto' Yes Should be strictly limited to 12 dwellings. Yes Sites should be decided by West Berks in the local plan - too much local ideas would produce biased views. No Small development outside the town boundary could enable developers to use as a lever for more such outside development. No Social / affordable housing occupants usually have a need to access services easily - shops, schools, medical, etc., development outside the town boundary could generate difficulties with transport and relative costs, social activities and isolation from peer groups and families. Yes Social housing is necessary, especially rent & buy. Hungerford is far too 'expensive' Yes Something has to be done for the coming generations. I don't know how our children will ever afford their own home. Yes Somewhere that would not add to the increasing traffic problems in the High Street Yes Staying here temporarily while selling elsewhere and looking to buy locally. Yes Stop trying to 'fit' houses into gardens of existing properties. Families need garden spaces for children to play safely. To reduce garden space merely puts people 'on top' of each other. They need space - not a box. We need more facilities too - this town needs to grow but we have to provide infrastructure to support this. No Such development would set a dangerous precedent. It is important to retain the character of the town as it exists now. Yes Support a small development on strict conditions that it is small, it is only for local people, it is built in harmony with local architecture, i.e. not done on the cheap and ideally employing local craftsmen and women. You will gain the trust of locals if you engage with them and listen to what they say!! Yes Surely no "Right to Buy" policy is non-compatible with part-ownership. I think full ownership should be retained by a Housing Association or other authority solely as rented property. Yes The development needs to be integrated with local facilities - not isolated. Also best if mixed housing. Yes The development should be built sympathetically to the local area & should always be for genuine local people who are in need and who will maintain them. No The traffic has increased very considerably since we first moved to Hungerford. The High Street is packed during rush hours, which would be worse if yet another development was built outside the town. There are homes and flats for sale and to rent in the town, some of it is surely "affordable"? No There is not a need for additional housing in Hungerford as there is no longer local employment No There's lots of that type in town already. I agree about affordable homes but there is also a shortage of larger family homes with good gardens. You need a mix of housing types and this is what lacks now. No This is a small country town and to add more houses would stretch resources even more than they already are. No Those who may be interested in affordable housing will not want to live outside the town envelope being inconvenient and need to travel for work, shopping, entertainment. Also to bunch up low cost housing will eventually lead to slum conditions & unwanted separated people NO. No Town facilities can't support any more housing. The town does not have anything for young people - why does the town need to grow. It already has a huge drug problem with the police doing little to contain more housing will only increase problems. (Note this respondent went on to fill in Part 2 - is in need of housing) No Traffic in town. (impact) No Unfortunately the kind of people such a project would attract already stretches our town budget and resources. New affordable accommodation has been built over the last few years in
APPENDIX 1 25 In favour of RES Comments Developm ent? Hungerford only to be snapped up by investors!? Not a healthy scene. Yes We agree in principle to this development but hope that if it goes ahead it does NOT pave the way for further developments. Yes We are about to move to Oxford as we could not find a suitable home in Hungerford - I love Hungerford and do not want to leave. Yes We are awaiting a swap for a 2 bedroom bungalow for health reasons. Yes We are due to retire soon and will need to move away even to afford a smaller house because of desperate need to boost our state pension. Yes We are moving away due to high housing costs that we can no longer afford. Very sad to have to leave but we have no option. No We feel Hungerford is being over developed, when a small parcel of land becomes available planning permission for affordable homes was refused and or individual expensive houses have been allowed where land could have been purchased for affordable homes e.g. - rear garden of Atherton Crescent. Yes We have a special needs child that is currently in residential placement, this is not indefinite and we would like to find appropriate local accommodation. Yes We have been in this flat for 15 years. We will not get an exchange because we have no children. I wonder how it would work as to who would get what. No We have had to work hard to get where we are but I don't regret it. I think the government make it too easy for people giving them houses and people should go out and get jobs. We have 1 child and another on the way and both my husband and I work full time and no one else looks after our child accept my husband and me so it can be done if you want to. The government shouldn't be giving out so many handouts and should be encouraging people to work not make it easier for them to stay at home. I also think that over the years traffic in Hungerford is getting busier and it is harder to get a doctors appointment etc. The sewers also weren't built in mind of how many houses Hungerford has. There is also no longer a NHS dentist that can be used in the Hungerford area. I believe that building more houses in Hungerford is just going to make things worse. I lived with my parents until I was 20 and then had to move away to buy a house in Thatcham with my husband (then partner) as this was all we could afford. After 5 years I wanted to move back and we sold our house and managed to move back to Hungerford so I am now back home. I honestly believe if we can do it anyone can but the government make it too easy for people not to have to do this which costs me a lot of money and I get nothing back which seems very unfair. I think this is a major problem that should be looked into. No We have no wish for Hungerford to become another Thatcham with thousands of inhabitants but no town infrastructure to support such growth. Yes We have ticked yes to Q9 but we do query whether it is in fact necessary. How many family members now actually stay within the town they were brought up? Yes in Hungerford for many of the 60+ age group that happened but now family members go all over the country and the world not because they cannot afford to stay where they were brought up but because of vocations, jobs elsewhere, the need to travel and go somewhere else. The world has changed, people think differently. We do query whether it is in fact necessary for family members considering the sociological changes. Yes We must do everything to keep our younger generation here!!! Yes We need to be very careful not to build in back gardens with very limited land as seems to be happening with worrying increase in this type of development. Yes What happens when the dwellings are full? So, in general I am not in support of Green Belt land for this purpose. No Why build affordable housing outside the Town boundary? Yes Why does it have to be houses, why not flats or maisonettes? No Why not within the boundaries, although you say they couldn't be sold all things can change politically & also people who require social housing need to be closer not further away due to
APPENDIX 1 26 In favour of RES Comments Developm ent? transport issues. Yes Wish to stay in Hungerford as family lives here and 1 child is in school here. Also work here. Generations of my family have lived here. Yes With reservations- such a site should be inside Town boundary if possible. Outside the Town boundary should only be considered as an absolute last resort and definitely not extending the town along the A338. Yes Would be better if people stopped trying to gap fill i.e. Back of Southview, back of Atherton Crescent etc. No Would open the way to further expansion!
APPENDIX 1 27
APPENDIX 2
Provision for Affordable Housing on Rural Exception Sites
From the Adopted West Berkshire District Local Plan 1991-2006 (Adopted June 2002)
3.11.4 Policy HSG.11 represents a major departure from the general aim of retaining housing development within settlements or on brownfield sites. This departure is justified because it enables housing associations to take further action to provide for the considerable levels of housing need that exist throughout West Berkshire. 3.11.5 The principle of rural exceptions is widely established in PPG3 and Structure Plan Policy H8 and applies across West Berkshire with the exception of Newbury, Thatcham and the western edge of Reading. In the rural areas schemes should be small scale, not normally exceeding 12 dwellings. POLICY HSG.11 The Council, where justified as an exception to other policies of this Plan, will grant permission for small scale affordable housing schemes to meet identified local needs on sites adjacent to existing rural settlements provided;
a) The need has been established by way of a recent local survey of housing need; and b) A scheme is prepared and agreed to reserve and control the occupancy of the dwelling for local needs; and c) The development does not adversely affect any landscape features that are important to the rural character of the area; and d) The development accords with Policy OVS.2 e) Provision should be made for such schemes to be managed and occupied so that they remain affordable in perpetuity
APPENDIX 2 29
APPENDIX 3 - QUESTIONNAIRE HUNGERFORD Town Council
The Mayor The Town Clerk Mrs Gwynneth Bullock FRGS Mrs Jean Hutchings 23 Sanden Close Rear of Crown House Hungerford 23 High Street Berkshire Hungerford RG17 0LA Berkshire RG17 0NF Tel: 01488 685340 Tel: 01488 686195 [email protected]
30 October 2006
Dear Resident
Re: Housing Needs Survey in Hungerford Parish
We all know that housing in Hungerford is expensive, but how affordable is it? The Town Council is considering the need for affordable housing in the Parish so those that cannot afford to buy or rent locally will not have to move away. This survey is for the whole of the Hungerford Parish, including villages and hamlets such as Denford and Hungerford Newtown. Affordable housing can be rented or part purchased with shared ownership from a Housing Association.
But first we need to assess the level of demand and gauge the support a small new housing scheme might have in our community. We are doing this with the help and guidance of Arlene Kersley, the Rural Housing Enabler for the CCB (the Community Council for Berkshire). This is a charity that works with and supports communities in Berkshire.
Depending on the survey results we may try to find a suitable site within the Parish. The site would be a ‘rural exception site’ which can be built outside the town boundary and would meet the following conditions: Owned by a Housing Association and cannot be sold privately Rented or part owned by tenants Only available to those with a genuine local connection They cannot be purchased privately, so no ‘Right to Buy’ A small development of up to 12 dwellings
Should it be decided that such a scheme should proceed, then the Town Council will keep residents informed at all stages.
This is an important issue for the community so please take the time to complete the survey.
Your views are important and your answers will be treated in strict confidence.
Please return this form in the enclosed Freepost envelope by Friday the 1st of December.
If you would like to know more or have questions about the survey then please contact the Town Clerk on 01488 686195 or Arlene Kersley at CCB on 0118 961 2000.
Yours faithfully
Gwynneth Bullock Mayor of Hungerford
APPENDIX 3 31 All Hungerford residents (including villages & hamlets such as Denford & Hungerford Newtown) should fill in Part 1 and only Households wanting or needing housing should fill in Part 2
Please complete this survey on behalf of your household. Please complete Part 1 only if you are currently living in the Hungerford. If you do not currently live in Hungerford but are seeking housing in the parish and have a local connection please go directly to Part 2. Part 1: You and Your Household
1. Is this your main home? Yes, main Home No, second Home If this is your second home do not complete the rest of the form but please do return it 2. What type of home do you live in? (Tick one box only ) Semi Detached Flat/maisonette/apartment Bungalow Terraced Caravan/mobile home Bed-sit Detached Sheltered/retirement housing Other (specify)______3. How many bedrooms does your home have? ______4. How many people in each age group and gender live in your home?
Household member & AGE relationship (eg wife, Male or child, lodger, etc.) Female 0-15 16-24 25-44 45-59 60-75 76+ Self
5. Who owns your home? (Tick one box only )
Owned outright by a household member (s) (with or Shared Ownership (part owned/part rented) without mortgage) Rented from a Local Authority Rented from a Housing Association Rented from a private landlord Tied to job Other (specify)______
6. How long have you lived in Hungerford? (Please write in) ______years 7. Has anyone from your family moved away from Hungerford in the last 5 years, due to difficulties in finding a suitable home locally? (Family means your children, parents, brothers and sisters)
Yes No If you answered ‘Yes’ to this question and the family members wish to move back to Hungerford, please ask them to contact the Rural Housing Enabler (contact details at the end of this form) in your parish for a copy of Part 2 of this survey form.
8. Would they return if there was affordable housing in Hungerford? Yes No
9. Would you be in favour of a small development (up to 12 dwellings) being built outside the town boundary for local people with a proven need? Yes No
10. Can you suggest a site where a small development could be built? ______11. Additional Comments (Attach separate sheet if needed): ______IF______YOU OR ANYONE WITH A LOCAL CONNECTION TO HUNGERFORD NEED AN AFFORDABLE HOME AND WANT TO STAY OR RETURN TO HUNGERFORD PLEASE FILL IN PART 2.
Part 2- Housing Needs – Strictly Confidential
This part of the form should only be filled in if you need a separate home in the next 5 years and want to live in Hungerford. If more than one home is needed, please photocopy this form and fill in a separate form for each home needed. E.g. son living at home with his wife and child need 1 form, a grandparent that would like to live independently may need a second form. This part of the form asks some personal questions e.g. about income. All information given will be treated with strictest confidence. These questions are only being asked to find out exactly what types of homes (e.g. size, tenure etc) are needed.
12. When do you need a new home?
Now Within the next 2 years 2 to 5 years from now In 5 or more years
13. How many people are in each age group and gender that need to move to the new home?
Household member & AGE relationship (eg wife, Male or child, lodger, etc.) Female 0-15 16-24 25-44 45-59 60-75 76+ Self
14. Why do you need a new home in Hungerford? Want to start a first home Tenure insecure Divorce/Separation Retiring Need bigger home Need Smaller home To be nearer to family To be nearer to work Special Needs Other ______
15. Which ownership would you prefer? (Tick one box only ) Buying on the open market Renting from a private landlord Renting from Council/Housing Association Shared Ownership * * Allowing you to buy a share of your home, usually from a housing association, and pay rent on the remaining share you do not own.
16. Are you on the Local Authority or Housing Association Register or waiting list? Yes No
17. What type of accommodation do you need? (Tick one box only ) House Bungalow Flat/maisonette/apartment Sheltered/retirement housing Other (specify)______
18. Does anyone in your household require the following? Accommodation on the ground floor Sheltered housing with support services provided Other housing with support services provided Residential care Other (please specify)______
19. What is the maximum rent / mortgage you could afford? (Tick one box only ) Less than £50/wk (£200 /month) £50 - £99.99/wk (£200 - 399 / mth) £100 - £149.99/wk (£400 - 599 / mth) £150 - £199.99/wk (£500 - 799 /mth) £200 - £250/wk (£800 - 999 /mth) More than £250/wk (£1000 /mth)
20. Could you please indicate the total take-home (i.e. after deductions) income including benefits, of everyone responsible for the cost of housing (rent or mortgage)? (Tick one box only ) Weekly Income or Monthly Income Less than £95 Less than £420 £95 - £192.99 £420 - £834.99 £193 - £288.99 £835 - £1,249.99 £289 - £384.99 £1,250 - £1,665.99 £385 - £576.99 £1,666 - £2,499.99 £577 - £769.99 £2,500 - £3,299.99 £770 + £3,300 +
21. Do you live in Hungerford at the moment? Yes No
If you answered yes, how long have you lived in Hungerford?______years
22. If you do not live in Hungerford what is your connection to it? Used to live in Hungerford. Where & how long?______ Parent /child lives in Hungerford. Where & how long?______ Work in Hungerford (full-time, part-time, or voluntary). Where & how long?______
If this survey shows that there is a need for affordable housing for local people, we may need to get back in contact with you as we work with the Local Authority and Housing Association(s) to deliver the homes needed. Therefore, it would be helpful to us if you include your name and address below.
Name Address Telephone No.
Note: This is not a Housing Register (waiting list) form. If you would like to apply for affordable housing please register with West Berkshire District Council.
Thank you for taking the time to complete this questionnaire. A summary of the results of this survey will be available in the coming months, and will help the Town Council to decide on its future plans.
Details of Local Rural Housing Enabler: Arlene Kersley PLEASE RETURN THIS FORM Community Council for Berkshire USING THE FREEPOST Epping House ENVELOPE BY 1/12/06 55 Russell Street Reading RG1 7XG Tel: 0118 961 2000
Epping House 55 Russell Street Reading Berkshire RG1 7XG [email protected] www.ccberks.org.uk T. 0118 961 2000 F. 0118 961 2600
Registered Charity No: 1056367 Registered Company No: 3212736