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. 3 Community Council for Berkshire RHE/HNS/Hungerford/February 2007 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