Longbridge Area Action Plan: Baseline studies

Housing Report

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Section Contents Page

1.0 Introduction 5 1.1 Purpose of this Report 1.2 Background 1.3 Aims and Objectives 1.4 Data Limitations 1.5 Structure of Report

2.0 The Policy Context 7 2.1 National Priorities 2.2 Planning Policy Statement 3 (PPS3) Housing 2.3 Regional Spatial Strategy for the West Midlands 2.4 West Midlands Regional Housing Strategy 2.5 Worcestershire County Structure Plan 2.6 Birmingham Unitary Development Plan 2.7 Bromsgrove District Local Plan 2.8 SPG10: Managing Housing Supply in Bromsgrove District 2.9 Birmingham’s Housing Plan 2008+ Birmingham’s Housing Development Plan 2.10 Bromsgrove’s Housing Strategy 2006 - 2011 2.11 Birmingham’s Growth Agenda 2.12 Section Conclusions

3.0 Housing Market Conditions 17 3.1 Section Introduction 3.2 Housing Stock and Property Type 3.3 Housing Tenure 3.4 Stock Condition and Environment 3.5 Household Type 3.6 Overcrowding and Density 3.7 Population Characteristics 3.8 Section Conclusions

4.0 Housing Market Assessment 27 4.1 Section Introduction 4.2 Current Housing Provision 4.3 Land Allocated within the Study Area 4.4 Pipeline Stock and Emerging Proposals 4.5 Empty Properties 4.6 Tenancy Turnover 4.7 House Prices 4.8 Affordability 4.9 Housing Need 4.10 Other Drivers Impacting on Housing Demand 4.11 Gaps in Housing Information 4.12 Section Conclusions

5.0 Key Housing Issues and Area Action Plan Potential 35 5.1 Section Introduction 5.2 Striking a Balance: Housing Growth and Employment Space 5.3 Ensuring Deliverability 5.4 Birmingham’s Anticipated Population and Household Growth 5.5 Cross-Boundary Issues 5.6 Broad Type and Range of Housing 5.7 Affordable Housing 5.8 Sustainability 5.9 Good Quality Design and Place-Making 5.10 Potential Housing Numbers and Location 5.11 Neighbourhood Management

References 39

Appendix 1 – The AAP Area and Surrounding Neighbourhoods 41

Appendix 2 – Central Government Policy and Guidance 43

Appendix 3 – Local Strategies 45

Appendix 4 – Key Pipeline Stock and Emerging Proposals 49

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1.0 INTRODUCTION

1.1 Purpose of this Report The purpose of this report is to provide background information and analysis of housing issues within the Longbridge area that will provide an evidence base to assist the preparation of the Longbridge Area Action Plan (AAP).

1.2 Background Birmingham City Council (BCC) and Bromsgrove District Council (BDC) have produced this report to assist the production of the AAP covering the former MG Rover car plant at Longbridge. BCC and BDC are working closely with various partners including Worcestershire County Council, the principal landowners St Modwen PLC and Advantage West Midlands (AWM), as well as a range of other stakeholders and members of the local community, in order to bring about a new plan to guide the future regeneration of the Longbridge area. This report has been prepared in line with a study brief issued by BCC and BDC and agreed to by key stakeholders participating in preparing the AAP.

The AAP is a type of Development Plan Document prepared under the new planning system that was introduced in 2004. It is a statutory land use plan to guide new development in areas of significant change, and will aim to stimulate regeneration and development and resolve conflicting objectives. The AAP should be based on a robust analysis of the area’s strengths and weaknesses and realistically assess its future prospects, including the type and distribution of land uses on the site. The aim of the Longbridge AAP is to guide the redevelopment of the former MG Rover car plant site and adjoining land. The site has an area of approximately 140 hectares, covering the whole of the former MG Rover plant that straddles the BCC and BDC boundary. The site represents possibly the largest development opportunity in the Birmingham city region for many years. The closure of MG Rover, with the loss of 6000 jobs, has had a major effect on the area. The aim of the AAP is therefore to ensure that the strategic redevelopment of the site is employment led but also provides the social and environmental revitalisation of South West Birmingham and North Worcestershire.

This report is one of a series of baseline studies which are being prepared as part of the AAP to help understand existing constraints and opportunities.

1.3 Aims and Objectives The aims and objectives of this report are to: • set the context for housing through outlining relevant policies and strategies; • outline housing market conditions; • identify the key facets of the housing market in Longbridge and surrounding areas including evaluating housing land supply and demand; • determine and assess the key housing issues facing Longbridge and consider implications for the AAP; and • outline where additional research and analysis is required to address information gaps.

1.4 Data Limitations For this study, the principal data limitations are: • Increasingly dated material – 2001 Census material is used in elements of the report and may not give a true reflection of the current situation. • Collected data often just provides a simple ‘snapshot’ in time and may not be of assistance in understanding longer- term trends. • The study area is not based upon exact ward, output or super output area boundaries and therefore there are issues associated with ‘data fit’.

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• The study area straddles the administrative boundary of BCC and BDC with each authority holding different quantities and types of local housing data.

1.5 Structure of Report The structure of the remainder of the report is as follows: • Policy Context (section 2) • Housing Market Conditions (section 3) • Housing Market Assessment (section 4) • Key Housing Issues and Area Action Plan Potential (section 5)

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2.0 THE POLICY CONTEXT

2.1 National Priorities There are various strands of Central Government strategy and thinking, which provides a broad policy context to housing policy in England (Appendix 1 ). The key headlines from this work are: • Establishing an appropriate flexible range and mix of housing, both market and affordable to meet the needs and demands of a variety of households now and into the future.

• Urban renaissance – developing major urban areas in such a way that they can increasingly meet their own economic and social needs – countering the unsustainable outward movement of people and jobs.

Tackling climate change – providing high quality sustainable housing in areas, which assist in reducing the need to travel and improving accessibility to more sustainable modes of travel. Building upon the importance of sustainable housing, in April 2007, the Code for Sustainable Homes replaced Ecohomes for the environmental assessment of new housing in England. The Code contains mandatory environmental performance levels in 6 key areas: energy efficiency / CO2, water efficiency, surface water management, site waste management, household waste management and use of materials.

2.2 Planning Policy Statement 3 (PPS3) Housing Detailed national planning guidance concerning the provision of housing is set out in Planning Policy Statement 3: Housing (PPS3). The Government’s key housing policy goal is ‘to ensure that everyone has the opportunity of living in a decent home, which they can afford, in a community where they want to live. To achieve this, the Government is seeking: • To achieve a wide choice of high quality homes, both affordable and market housing, to address the requirements of the community – this needs to be under-pinned by a collaborative and evidence-based policy approach, reflecting the principles of ‘Plan, Monitor, and Manage’. • To widen opportunities for home ownership and ensure high quality housing for those who cannot afford market housing, in particular those who are vulnerable or in need. • To improve affordability across the housing market, including by increasing the supply of housing – a key focus for the supply of housing being the presumption that brownfield sites should be developed before Greenfield. A national target of 60% has been set for the development of new housing on previously developed land. • To create sustainable, inclusive, mixed communities in all areas, both urban and rural – this includes a requirement to ensure the efficient use of land, including building at higher densities and allocating housing in the most sustainable locations (i.e. good access to public transport and which reduce the need for people to travel to work, shops and services.

At a local level, PPS3 mentions the need for local development documents to identify broad locations and specific sites that will enable continuous delivery of housing for at least 15 years from the date of adoption. In addition, PPS3 highlights the need to identify a sufficient level of deliverable sites for housing over the first five years of a development plan document. Local planning authorities are also tasked with identifying a further supply of specific, developable sites for years 6-10 and, where possible, for years 11-15. The monitoring of deliverable sites need to be reviewed on an annual basis.

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2.3 Regional Spatial Strategy for the West Midlands The full West Midlands Regional Spatial Strategy (formerly RPG 11) was published by the ODPM in June 2004. The strategy incorporates the Regional Transport Strategy and sets out the spatial strategy for the West Midlands up to 2021.

The metropolitan area of Birmingham, Coventry, Solihull and the Black Country is seen as the major economic driver for the region and source of employment opportunities. While noting this, previous research into the region’s housing markets (CURS, 2001) indicated that substantial parts of the Major Urban Areas (MUAs) failed to provide the attractive choice of home and community environments needed to encourage active and independent households to stay. As a result, the RSS has taken the view that if the residential and environmental conditions within these areas are improved, then net migration can be stemmed.

The focus of the RSS is on urban renaissance that seeks to increase the number of quality homes in the MUAs, whilst improving the quality of the environment, access to high quality public services and good quality public transport. The strategy also aims to increase the number of employment and business opportunities that will support these high-quality residential environments. Places like Longbridge, which falls on the boundary of BCC and BDC, effectively forms the outer limit of the MUA, where development should be focused.

The RSS identifies the following key objectives for housing: • To make MUAs of the Region increasingly attractive places where people want to live, work and invest – through the provision of a variety of high-quality, affordable, safe and secure environments, which contain a sufficient variety of jobs and are located near modern transport networks (Policy UR1)

• To reverse the trend of decentralisation from the MUAs, including Birmingham, to County Towns – with a focus upon developing brownfield sites, using land efficiently and raising the quality of local environments (Policy CF3).

The current RSS sets a target of 76% of all new housing to be located on previously developed land in the West Midlands Region, 94% within Birmingham and 67% within Worcestershire.

To reverse the trend of decentralisation from the MUAs, including Birmingham, to County Towns, the RSS (and in-turn the Birmingham Unitary Development Plan) supports increasing housing numbers in Birmingham. Policy CF3 sets the following housing targets for Birmingham: • up to 2007 - 2,300 dwellings per annum; • 2007 – 2011 - 3,000 dwellings per annum; and • 2011 to 2021 - 3,000 dwellings per annum.

These rates are to be applied as ‘minima’.

In comparison, the housing targets for Worcestershire (and in-turn Bromsgrove District) are reduced over the plan period to 2021. Policy CF3 sets the following housing targets for Worcestershire: • up to 2007 - 1,900 dwellings per annum; • 2007 – 2011 - 1,200 dwellings per annum; and • 2011 to 2021 - 1,000 dwellings per annum.

These rates are to be applied as ‘maxima’. Accordingly, Bromsgrove’s requirement to build housing as set by the current RSS is low (266 dwellings per annum).

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The new RSS Phase Two Revision Preferred Option, was approved by West Midlands Regional Assembly, (the Regional Planning Body), and was formally submitted to the Secretary of State on 21st December 2007. Following submission, the Parliamentary Under Secretary of State advised the Chair of the Regional Planning Partnership that further work was required looking at options, which could deliver higher housing numbers. In light of this additional research, the consultation period for the Draft RSS has been extended to 30th June 2008 which will provide an opportunity for consultees to consider this additional housing evidence when making responses on the RSS.

This Draft RSS sets out its key housing priorities and policies in Chapter 6 – Communities of the Future.

The new RSS continues to place a strong emphasis on urban renaissance and the concentration of new housing development within Major Urban Areas close to where demand arises. This is about providing attractive choices of home and community environments which encourage economically active and independent households to stay. More specifically, local authorities are encouraged to work with partners to: • Significantly improve the quality of the existing housing stock both through enhanced renovation programmes and increased rates of redevelopment; • Increase the scale and range of new housing development opportunities in appropriate locations guided by the Regional Housing Strategy and local and sub- regional housing strategies; • Create and protect well served and attractive urban communities and living environments within which more people will wish to live and invest, through the provision of appropriate housing types, tenures and densities; and • Ensure the provision of appropriate affordable housing.

Although part of the Longbridge site falls outside of the Birmingham City boundary, the AAP is viewed by the Regional Planning Body as functionally part of the MUA and thus contributes towards the city’s housing figures. The Draft RSS also encourages partnership working across administrative boundaries to support sustainable development.

Policy CF 3 – Level and Distribution of New Housing Development - indicates that 50,600 additional dwellings (an indicative annual average of 2,530 dwellings) need to be built within Birmingham over the period 2006 – 2026. The new RSS includes a footnote which details that the Birmingham figures include around 700 dwellings at Longbridge, in Bromsgrove District. The Draft RSS also includes a focus upon: • A regional minimum target for development on previously developed land of 70% between 2006 and 2016; • Encouraging higher density development on sites within and close to strategic town centres and in locations close to public transport interchanges; • Delivering affordable housing (both social and intermediate tenure housing) which contributes towards meeting needs, dependent on the particular requirements and market circumstances of the area. Within the Central Housing Market Area (HRA), a target of providing a minimum of 3800 affordable dwellings per annum has been set.

The Draft RSS also places a strong focus upon concentrating strategic housing development beyond the MUA’s in ‘Settlements of Significant Development’, which includes Redditch in the Bromsgrove District. A target of 6,600 new dwellings for this area, which includes 3,300 in Redditch Town and 3,300 adjacent to Redditch town in Bromsgrove and / or Stratford Upon Avon Districts. This is in addition to a target of 2,100 new dwellings for other parts of the Bromsgrove District up to 2026 (indicative annual target of 105 dwellings).

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2.4 West Midlands Regional Housing Strategy This document, which was published in 2005, complements the spatial approach adopted in the RSS and draws on a wide-ranging and up-to-date evidence base. In relation to its own spatial priorities, the Regional Housing Strategy has broken down the region into four housing markets. Of relevance to the AAP are the two sub-regional housing markets of Central (includes Birmingham) and the South (includes Worcestershire).

The overarching strategic goal of the document is to address housing market weakness and the consequent impacts of this. In delivering housing quality and choice and addressing housing failure, there is a need for effective partnerships between the private sector, registered social landlords, local planning authorities and others. The core aims include to: • create mixed, balanced and inclusive communities; • influence the future development of new housing provision to facilitate and enhance the economic development of the region; • address the variety of needs across specific sectors of housing; • see the Government’s Decent Homes Standards are met; and • achieve social and other affordable housing.

The key themes of the Central and South HMA’s are detailed in Box 1.1 .

Box 1.1: HMA Themes

Central HMA – addressing deprivation and unmet housing needs of a high level of BME households in the MUAs have led to acute and growing requirement for more affordable housing, with high levels of social rented housing needed in the inner city areas. In terms of property type and size, housing need is most acute for 4 and 5 bed properties, with a requirement for intermediate housing to meet the needs of younger newly forming households.

South HMA – An increasingly ageing population profile is creating an additional demand for sheltered and extra care home accommodation. Increasing affordability problems, compounded by a low proportion of social housing stock, have placed pressures to increase the provision of affordable housing to accommodate the needs of younger and newly forming households as well as the sustainability of rural communities. Rebalancing the housing market will require a move away from larger homes towards a mixed supply of smaller homes for owner occupation and rent.

2.5 Worcestershire County Structure Plan As of 27 September 2007, certain policies contained in the County Structure Plan no longer form part of the development plan for Worcestershire. The Secretary of State made the decision under the provisions of the Planning and Compulsory Purchase Act 2004. These policies can no longer be taken into account in the preparation of planning documents or in the determination of planning applications. These include the following housing related policies: • SD7 – A sequential approach to Location of Development • D1 overall level of provision • D2 Phasing • D4 Proportions • D7 Site Size Thresholds – Affordable Housing Needs • D11 Unidentified sites (Windfall Sites) • D15 Reappraisal of Planning Permissions and Local Plan Allocations • D41 Reuse of Major Developed Sites in the Countryside Outside the Green Belt

The Structure Plan is currently being replaced by policies in the RSS and the Local Development Framework.

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2.6 Birmingham Unitary Development Plan The Birmingham Unitary Development Plan (UDP) was adopted in 2005 and the former MG Rover site is essentially unallocated on the proposals map with the exception of key transport infrastructure and transport improvements e.g. possible reintroduction of rail passenger service between Longbridge and Frankley. The lack of allocations for the former MG Rover site was based on the assumption, taken when the plan was being prepared and adopted, that car manufacturing would continue.

There are a number of city-wide policies that effect the planning and development for possible housing within the study area. These include seeking to regenerate the city, focus development on previously developed land and only supporting development on Green Belt land in very special circumstances. Section 5.25A outlines when development in the Green Belt may be supported and this includes where it is part of a comprehensive area regeneration initiative, or where compensatory recreational and/or community facilities of an equivalent nature are provided.

The UDP sets a target of providing 46,500 dwellings in the city between 1991-2011 (inclusive of clearance) and that these should be provided through both new build and conversions. In relation to existing housing stock, the UDP assumes that 23,100 demolitions will take place between 1991-2011. This is in response to increasing concerns over the city’s high-rise, maisonette and system-built Council housing stock, as well as some of the pre-1919 stock that are considered to have reached the end of their useful life.

Chapter 5 of the UDP provides a framework for the provision of housing within Birmingham. It aims to contribute to the strategy for urban regeneration and economic revitalisation for the City by ensuring there is a variety of housing to meet all needs and that the condition of the housing stock is improved. Key observations include: • almost all of Birmingham is built-up and accordingly the supply of land within the City boundary is severely constrained; and • the continued survival and usefulness of existing housing stock is critical and there is a need for sufficient resources to maintain and improve the stock.

BCC will seek an element of affordable housing on sites of 1 hectare or more, or 25 or more dwellings. The threshold was revised, by means of a committee resolution, to 15 dwellings or more for Planning Applications submitted on or after 1 st April 2007. In particular, the UDP sets out targets for affordable housing provision of 25% for housing allocated according to need (social rented housing or shared ownership where a housing association retains a continuing interest) and a further 10% for other intermediate housing (section 5.37).

Section 5.38 sets out details on housing densities and housing types. Housing densities should reflect the approach outlined in ‘Places for Living’ and should be at least 50 dwellings per hectare in areas well served by public transport. A wide range of dwelling sizes and types are encouraged to meet the needs of families and to take account of market demands.

Planning objectives and policies seek to protect employment land and to provide an appropriate supply of quality employment land including: • ‘To ensure that no desirable industrial investment is lost to the City for want of a suitable and readily available site.’ (section 4.19); • ‘In order to reduce pressure on Greenfield sites the loss of industrial land to retail or other non-industrial uses will be resisted except in cases where the site is a non- conforming use.’ (section 4.31); and • ‘The A38 Corridor is likely to play a significant role in changing the economic and technological structure of the City’s economy throughout the Plan period.’ (section 4.32B).

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The Core Strategy for Birmingham is currently under development and will eventually replace the strategic chapters of the UDP. The City Council is seeking to save the Strategic Chapters of the UDP Alterations until the end of 2009.

2.7 Bromsgrove District Local Plan The Bromsgrove District Local Plan (BDLP) was adopted in January 2004. BDC is currently replacing the BDLP with its emerging Local Development Framework. A small number of polices have not been extended beyond September 2007 under paragraph 1(3) of Schedule 8 to the Planning and Compulsory Purchase Act 2004, these include:

• C11 – Statutory Protected Species and Habitats • ES15 Renewable Energy.

A summary of the emerging core strategy housing issues and initial feedback is detailed Box 2.2 .

Box 2.2: Housing Issues and Options Feedback

Housing for Everyone No clear consensus was shown with regards to the future type of housing required in Bromsgrove, it was however suggested that a policy should be produced that would seek a mix of all dwelling sizes and types appropriate to each site.

The majority of people favoured allowing limited general housing on brownfield sites, with a high level of affordable housing provision to ensure mixed developments. It was argued that development of affordable housing should be spread throughout the District.

Areas of Development Restraint (ADR) are appropriate locations for schemes including affordable housing and should be given priority in areas of identified need, to be used in preference to taking further land out of the Green Belt to provide for housing.

Support was given to locating affordable housing on brownfield sites in Bromsgrove Town and spreading the distribution across the District.

It was suggested that the Council should provide a modest and regular supply of housing in order to provide support for local facilities and the local economy.

Such provision should allow for the provision of affordable housing and other special needs housing such as sheltered housing, care homes, etc.

New Issues: New Housing Growth Option 1: All new development should be concentrated within the existing ADR’s and through the development of suitable brownfield sites (even if this means higher density development, including “living over the shop”).

Option 2: In addition to the ADR’s a limited amount of new greenfield sites should be released adjacent to existing settlements, so that the aims of sustainability are fulfilled and the impact on existing infrastructure is minimised.

Option 3: Growth should be apportioned in respect of the size of each settlement on both brownfield and Greenfield sites, including growth in Bromsgrove town.

Option 4: Sufficient green belt land should be released to cater for both locally generated and in migration housing needs.

2.8 SPG10: Managing Housing Supply in Bromsgrove District BDC currently applies SPG10 ‘Managing Housing Supply in the District of Bromsgrove’ to all applications for new residential development. This policy seeks to restrict further residential development, until such a time when housing allocations indicated in the relevant

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development plan can be met, but not exceeded within the plan period. The current policy is not a complete moratorium, given there are four exceptions where residential development is acceptable: i) Proposals are for agricultural or forestry workers dwellings that comply with the requirements of Policies C21, C22 and C23 of the Bromsgrove District Local Plan. ii) Proposals are for 100% affordable housing schemes to meet a proven local need. iii) The scheme will result in replacement dwellings, where there is only a one-for-one replacement. iv) Where renewals of extant planning permissions conform fully with the specific requirements of PPS3, PPG25 and other relevant planning policy guidance.

Importantly, the District Council is intending to produce two new Supplementary Planning Documents as part of the Local Development Framework. The first will replace existing guidance, SPG10 'Managing Housing' and the second will provide detailed guidance on the provision of affordable housing in the District

2.9 Birmingham’s Housing Plan 2008+ In late 2005, the City Council – along with key partners – identified the need to form a new partnership body for the whole of the housing sector in the city. The resulting City Housing Partnership (CHP) was launched in October 2006. At the launch of the CHP, members were asked what they considered should be included in the Housing Plan 2008+. In response to the views expressed, 12 Expert Reference Groups (ERGs) were set up around key Local Area Agreement (LAA) and Sustainable Community Strategy themes. The findings of the ERGs and the comments gained through consultation were captured in an Issues and Recommendations Paper from which the Housing Plan was developed.

The focus of the plan is to demonstrate how housing can actively contribute to the five outcomes of the Sustainable Communities Strategy: • Succeed economically; • Stay safe in a clean, green city; • Be healthy; • Enjoy a high quality of life; and • Make a contribution.

A key purpose of the Plan is to demonstrate the fundamental importance of good housing to achieving increased prosperity, better health, safer communities, enabling residents to be active citizens and increasing the quality of life for people in Birmingham.

Key points potentially influencing redevelopment at Longbridge include the following: • Housing supply is not sufficient to meet the level of demand that is suggested by analysis of household growth forecasts; • Supply in recent years has been dominated by smaller units, especially in the city centre. The evidence suggests that there is greater demand and need for larger dwellings across all tenures; • In terms of rebalancing housing supply, a move towards building a better mix of house types across all tenures is required, with a particular emphasis on providing larger dwellings in the affordable, especially social rented, sector. • A focus for development is South West Birmingham where extensive redevelopment has made a substantial improvement to the functioning of local housing markets and the quality of life of thousands of residents. • There are small pockets of overcrowding around the periphery of the City’s boundary, an example being Longbridge ward.

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2.10 Birmingham's Housing Development Plan The Development Plan provides a strategic context for the implementation of housing development in Birmingham over the next five years. The Plan is aimed at ensuring that the City Council’s enabling role and its forward development programme help deliver against core council and housing priorities. It takes account of the issues and priorities identified in the Regional Housing Strategy and has been informed by a comprehensive evidence base. The Plan will act as a framework for developing and ensuring effective strategic partnership working.

The Development Plan will be refreshed in Spring 2008. Renewed emphasis was placed on using land as a strategic asset and on a holistic approach to regeneration with the following elements of neighbourhood investment: • High specification housing in attractive, safe and well-functioning spaces • New homes to replace worn-out or unsuitable housing • An improvement package for the retained Council stock in the area • Linked improvements to the stock owned by other social housing providers • Kickstart offer available to owners of private stock in the area • Long-term commitment to social regeneration including capacity building and allowing local people more influence in key decisions • Support for the City’s economic agenda, including the city’s growth ambitions.

2.11 Bromsgrove’s Housing Strategy 2006 - 2011 Bromsgrove’s Housing Strategy 2006-2011 has been developed through a review and consultation of strategic housing issues in the District following the Large Scale Voluntary Transfer of the Council’s housing stock that took place in March 2004.

The Strategy focuses on four key housing priorities aimed at balancing the housing market, meeting housing needs and helping to improve the social and economic infrastructure of the District. The four housing priorities are: • Priority 1 – Addressing the shortage of affordable housing: focusing on achieving a well balanced housing market and a consistent and appropriate supply of affordable housing to meet urban and rural needs, making the best use of planning powers and the resources available. • Priority 2 – Improving the quality and availability of private sector housing: to achieve sustained decent housing conditions, a strong, well-managed private rented sector, improved energy efficiency of domestic homes and increased availability and accessibility of privately rented accommodation offering people more choice. • Priority 3 – Addressing homelessness: promoting a continued co-ordinated approach to the ongoing provision of early intervention preventative and support services for the homeless and an improved supply of permanent accommodation to reduce the use of temporary accommodation. Increased access to privately rented housing for the homeless is targeted to help achieve this and to maintain the District’s minimal use of bed and breakfast accommodation. The strategy also focuses upon providing an improved standard and type of temporary accommodation where it has to be used, offering dispersed self contained housing. • Priority 4 - Assisting vulnerable groups to live independently: aimed at enabling people who are vulnerable through age, disability or life experience to live independently, within the community. Promotion of healthy, safe and independent living through improved housing conditions, home safety and security checks and by creating the right environment through improvements and adaptations and linked action to enable older people to be discharged from hospital more rapidly through more efficient home adaptation.

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In common with other districts in the South Housing Market Area, affordability is a major issue and homelessness continues to place heavy demands upon the availability of housing for rent. The Strategy identifies an overall shortfall of 418 units of affordable housing each year and a shortfall of 119 affordable dwellings each year to meet local needs alone. Despite local planning and land availability constraints, the strategy targets the provision of 400 additional units of affordable housing over the 5 year life of the strategy.

2.12 Birmingham’s Growth Agenda Sustainable population growth is seen as an important means of addressing a number of issues including overcoming decades of population decline in Birmingham with out migration of higher skilled and affluent residents, and significant parts of the city having lower quality of life and housing conditions. Further, the growth agenda seeks to secure Birmingham’s position as a global city through attracting investment and employment opportunities. The growth will be delivered through an integrated approach to housing, economic development, transport, health, education and cultural services. A key requirement will be to continue to improve the variety and quality of housing within Birmingham and the quality of life for existing and new residents. The document seeks to improve the choice and tenure of housing within Birmingham and the quality of life for existing and new residents.

The Council aspires to serve a population of 1.1 million by 2026. This is very challenging and would require substantial growth across large areas implying redevelopment at significantly increased densities. In order to work towards this, the City Council recognises that change will be concentrated – at least in the early years – in four areas of the city: • East Birmingham; • City Centre and Eastside; • North West Birmingham; and • South West Birmingham (including Longbridge).

Birmingham and Solihull were designated in 2006 a New Growth Point, as part of the Government’s response to the Barker report. New Growth Point authorities will now work in partnership with Government and national agencies to demonstrate that planned levels of growth and general locations for development are sustainable. Levels of housing growth are subject to scrutiny and ratification in the RSS review process. In order to qualify as a New Growth Point, an authority had to demonstrate that increased annual house building rates of at least current RSS targets plus 20% were achievable. Ambitions for Birmingham and Solihull include: • A minimum of 40,000 additional homes by 2016: • Renewal of areas currently dominated by social rented housing to deliver quality housing in a wider variety of tenures including 'intermediate' housing to allow more people to enjoy the benefits of home ownership; • A programme to strengthen local centres through development, initially in East Birmingham and North Solihull; and • A detailed and co-ordinated scheme to ensure sustainable building practice (including energy efficiency and on-site generation) is adopted across East Birmingham and North Solihull thereby delivering better homes with less impact on the environment and a stimulus to the local economy and jobs • Important studies (including masterplanning, option appraisal, financial and market testing, design guidance and an open space strategy) that will guide development in South West Birmingham and complement similar work already underway in North Solihull

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• Delivery within Birmingham of complementary refurbished and new build homes planned as part of the Urban Living Housing Market Renewal Pathfinder area (which also covers part of Sandwell Metropolitan Borough Council's area)

Figure 2.1 illustrates the City’s growth projections up to 2028.

Figure 2.1: Population Projections for Birmingham 2003-2028

Appendix 3 to this Report summarises local policy issues relating to housing matters. This includes a review of community strategies.

2.16 Section Conclusions Central Government has set a range of clear objectives for housing including contributing towards urban renaissance, creating sustainable buildings and communities (including affordable dwellings and a range of housing types) and encouraging the re-use of appropriate brownfield land for new developments. Much of this agenda is expressed in the range of policy documents referred to above.

It is clear from the new Draft RSS that Longbridge is viewed as functionally part of the MUA and has a key role to play in delivering a broad mix of sustainable high quality housing developments of an appropriate scale and density.

Longbridge also has a clear role to play in supporting the delivery of the City’s growth agenda – contributing towards establishing a City population of 1.1 million by 2026. The realisation of this vision will require a transformation across wide areas of Birmingham. Growth is projected to be concentrated in East Birmingham, south-west Birmingham, the Urban Living Pathfinder in the north-west of the City, as well as the further expansion in the City Centre. Environmental quality is also at the heart of the vision and is viewed as critical for attracting and retaining both people and investment over the long term.

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3.0 HOUSING MARKET CONDITIONS

3.1 Section Introduction

This section provides a summary analysis of the housing market conditions within close proximity to the Longbridge Area Action Plan area. This covers both Longbridge and Hillside Wards ( Figure 3.1 ). There are also comparisons made, where relevant, to England, the West Midlands Region, Birmingham City, Bromsgrove District and the South West Birmingham Housing Market Area (Figure 3.2 ).

Figure 3.1 Ward Boundaries

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Figure 3.2 South West Birmingham Housing Market Area

The South West Birmingham Housing Market Area, consists of the wards of Quinton, Bartley Green, Longbridge, Northfield, Kings Norton, Brandwood and Billesley and also takes in a substantial part of Weoley Ward and a corner of Harborne Ward.

3.2 Housing Stock and Property Type

There is a variety of housing stock in the Longbridge Ward and Cofton Hackett Ward areas including semi-detached dwellings, detached dwellings, terrace housing and flats as set out in Table 3.1 . This table uses data primarily from Census 2001 data sources and NOMIS.

In the Longbridge Ward area, there are a total of 12,849 household spaces. It is evident from the statistics that the Longbridge Ward has a higher than average proportion of semi- detached accommodation than compared to City, West Midlands and England averages. The Longbridge Ward also has a significantly lower proportion of detached accommodation than the geographical data-set comparators. It is also clear from the data that there are a considerable number of terraced dwellings (32.5%), which is slightly above the City average (31.3%). The City average is significantly higher than the West Midlands average of 24%.

It is clear from the statistics that the Hillside Ward in Bromsgrove has a very high percentage of detached dwellings (56.5%) compared to the other area comparators. Not surprisingly, the ward also contains lower levels of terraced and flatted dwellings than the other areas identified in Table 3.1 . However, it should be noted that the numbers of housing types captured in the ward level information for Hillside represents only 14.25% of the total Longbridge Ward housing numbers.

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Table 3.1: Housing Type (Numbers and Percentages) – 2001

Area Houses

Detached Semi-detached Terraced

Longbridge Ward 812 6.17% 5,903 44.86% 4,277 32.5%

Hillside Ward 1,069 56.5% 582 30.76% 138 7.29%

Birmingham City 44,444 11% 141,147 34.9% 126,385 31.3%

Bromsgrove District 13,656 38% 13,707 38% 5,084 14%

West Midlands Region 531,191 23.9% 838,945 37.8% 531,803 24%

England 4,786,456 22.5% 6,713,183 31.6% 5,494,033 25.8%

Flats

Purpose built Other Flats Mobile/Temporary Dwellings

Longbridge Ward 1,872 14.23% 290 2.21 5 0.04%

Hillside Ward 62 3.28% 39 2.06% 0 0%

Birmingham City 72,204 17.9% 19,945 4.9% 0 0%

Bromsgrove District 3,165 9% 690 2% 402 1%

West Midlands Region 251,971 11.4% 66,055 3% 7947 0.35%

England 2,967,790 14% 1,134,914 5.3% 88,918 0.42%

All Dwellings

Longbridge Ward 12,849 100%

Hillside Ward 1,831 100%

Birmingham City 390,792 100%

Bromsgrove District 35,972 100%

West Midlands Region 2,153,672 100%

England 20,451,427 100%

19 Longbridge AAP: Housing Baseline Report

3.3 Housing Tenure

Housing tenure details are set out in Table 3.2 .

Table 3.2: Housing Tenure – 2001 (percentages)

Area Owner Private Rented Rented from Rented from Other Occupied Local Authority Registered Social Landlord

Longbridge 7435 57.9 484 3.8 4006 31.2 494 3.8 431 3.4 Ward

Hillside 1,713 93.6 86 4.7 0 0.4 7 0.4 24 1.3 Ward 1

Birmingham 236,209 60.4 34,508 8.8 75,783 19.4 32,646 8.4 11,646 3.0 City

Bromsgrove 29,316 83.4 1,529 4.4 0 0 3716 10.6 607 1.7 District 2

West 69.6 7.3 14.3 6.3 0.3 Midlands 1,498,066 157,266 307,127 136,517 5,443

England 68.7 10 13.2 6.1 2.0 14,054,122 2,037,470 2,702,482 1,238,246 419,107

1 Figures have been altered from 2001 census to reflect the LSVT in 2004

2 Figures have been altered from 2001 census to reflect the LSVT in 2004

In the Longbridge Ward area, the dominant type of tenure is owner occupied (57.9%) followed by Local Authority rented (31.2%). The level of owner occupied in the Longbridge Ward is slightly below the Birmingham average (60.4%), while the level of Local Authority rented is significantly higher than the Birmingham average (19.4%). With regard to the Hillside Ward, 93.6% of housing tenure is owner occupied, this is well above the averages for Birmingham (60.4%), Bromsgrove (83.4%), West Midlands (69.6%) and England (68.7%).

In line with national trends, the owner occupation rate has increased over the past decade in major conurbations through a combination of ‘Right to Buy’ and modest levels of new build for sale. Due to the Large Scale Voluntary Transfer in Bromsgrove District in 2004, there are no Council rented properties.

3.4 Stock Condition and Environment The condition of housing stock is significant both in terms of its impact on those living in the dwellings and in terms of its impact on the attractiveness of the environment in which it is located. Stock condition is also a key factor when considering the possibility of redevelopment.

The South West Birmingham Housing Market Area is one of the key areas of the city in need of selective change and has growth potential. There are tremendous variations in the type and character of the residential neighbourhoods and Birmingham City Council has significant

20 Longbridge AAP: Housing Baseline Report

landholdings here, including very large social housing estates at Druids Heath, Kings Norton (Hawkesley, Pool Farm and Primrose Hill) and elsewhere.

Property prices in parts of the area stand at a considerable discount to that being realised elsewhere and truisms about location do not necessarily hold true. Former council houses (sold through Right to Buy) at Kings Norton, on the very edge of attractive green belt, can presently be acquired at over 20 per cent below that being asked for in comparable neighbourhoods elsewhere in the wider urban area. There is, however, plentiful evidence of the scope for uplift.

Only about 6% of the housing in the South West Birmingham Housing Market Area is pre- 1919 stock, compared to 22% across the City. A considerable portion of the semi-detached and terrace housing in the study area was constructed in the 1940’s and 1950’s, a number of flats were constructed in the 1960’s, while there is a small percentage of more recent development.

By April 2007, 65.7% of City Council properties met the Decent Homes standard. This is approximately 44,000 properties. Progress has been made within the eleven priority wards - 70.0% of City Council properties within these wards met the standard. Over 90% of housing association homes met the standard. This is approximately 37,000 properties.

In 2006/7, a city-wide private sector stock condition survey of 4,000 properties was carried out. This showed that: • 51.92% of properties were found to fail the Decent Homes standard (estimated to be 157,000 properties city-wide) • 50.42% of properties surveyed were found to contain vulnerable households, • 53.45% of these vulnerable households were living in a non-decent property (estimated to be 81,808 properties across the city)

The Housing Condition Survey for Bromsgrove (1999) concluded that the overall condition of housing stock in Bromsgrove is better than the national average. It also identified the need to address the problem of households on low income who cannot afford to maintain their properties in good repair.

Table 3.3: Condition of Housing Stock (Source: Regional Housing Strategy Update 2005/06) Non-decent private homes as Total Private Non-decent private Zones a % of total private sector Sector homes sector homes dwellings

South West Birmingham 6,318 3,761 59.5

Eastern periphery 34,714 11,943 34.4

Suburban ring south 33,836 11,605 34.3

North West Birmingham 4,107 2,730 66.5

East Birmingham 59,990 25,163 41.9

Suburban ring north 35,700 17,133 48.0

Northern periphery 56,00 16,608 29.7

City Centre 27,224 8,191 30.1

Northern suburbs 33,604 11,344 33.8

Total 291,493 108,478 37.2

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3.5 Household Type This section summarises data provided by CACI Limited for the Socio Economic Profile of the South West Regeneration Area (March 2006) and assists to analyse the area’s population in relation to the ACORN Classification. This characterises households into a classification developed from the 1991 Census and modelled with more recent data from other sources. The six ACORN categories are areas characterised as follows:

• thriving – wealthy home owners in suburban areas; • expanding – affluent working families with mortgages; • rising – urban areas populated by young professionals in flats/apartments and university areas; • settling – established home owning areas with some local authority housing and retired people; • aspiring – mixture of home owners and local authority housing in multi-ethnic areas; and • striving – less prosperous areas generally characterised by significant proportions of local authority and social housing, high levels of unemployment and low incomes and significant proportion of ethnic minority residents.

Table 3.4 reveals that there are low percentages of thriving, rising and aspiring households in the Longbridge Ward compared to South West Birmingham and Birmingham City. Furthermore, the Longbridge Ward has a far higher percentage of striving and settling households compared to South West Birmingham and Birmingham City.

Table 3.4: Households by ACORN Type 2002 (percentages)

Area Thriving Expanding Rising Settling Aspiring Striving Longbridge 0.6 4.1 1.8 31.3 8.3 53.9 Ward South West 9.2 4.1 10.1 26.1 12.7 37.8 Birmingham Birmingham City 8.1 3.5 8.1 21.0 10.5 48.8

3.6 Overcrowding and Density There is less overcrowding of households in the study area compared to the wider region and England. In particular, the proportion of households, within the Birmingham portion of the study area, that are described as overcrowded (6.8%) is below the Birmingham City average (9.6%) and similar to the England average (7.1%). Below Occupancy Standard, in the Census methodology, are households with at least one living room or sleeping room too few for the needs of the household.

The density (people per hectare) for Longbridge Ward is 35.5 and this compares to a density of 41.5 for South West Birmingham and 36.5 for Birmingham City.

3.7 Population Characteristics This section will briefly consider population issues as they relate to housing, with further details are also outlined in the Socio Economic Baseline Study and as part of the Sustainability Appraisal and Strategic Environmental Assessment for the Longbridge AAP. The information detailed below relates in the majority of cases to the Longbridge and Hillside Wards and is based upon 2001 Census material.

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Table 3.5 details the key characteristics of Household Composition in the Longbridge and Hillside Wards. This information is also compared against local, regional and national figures.

Table 3.5 Household Composition

Area All % One Family % One Family and % Households and no No Others: others: Married Couple Pensioners Households with Dependent child / children

Longbridge Ward 12,847 100% 889 6.9% 1906 14.8%

Hillside Ward 1,831 100% 230 12.6% 465 25.4%

Birmingham City 390,792 100% 27,413 7.01% 62,986 16.1%

Bromsgrove 35,170 100% 4030 11.5% 7,598 21.6% District

West Midlands 2,153,672 100% 195,281 9.1% 392,050 18.2%

England 20,451,427 100% 1,826,453 8.9% 3,591,335 17.6%

Area One family and % One Family % One Family and no % no others: and No others: Couples Cohabiting Others: Lone no children Couple family Parent households Households with Dependent child / children

Longbridge Ward 607 4.7% 2,208 17.2% 1856 14.5%

Hillside Ward 32 1.8% 94 5.1% 410 22.4%

Birmingham City 11,917 3.1% 52,760 13.5% 48,782 12.5%

Bromsgrove 984 2.8% 2,517 7.2% 7204 20.5% District

West Midlands 72,473 3.4% 216,545 10.1% 376,808 17.5%

England 647,073 3.2% 1,934,878 9.5% 3,633,319 17.8%

Area Other % Households

Longbridge Ward 648 5.0%

Hillside Ward 63 3.4%

Birmingham City 35,528 9.1%

Bromsgrove 1,468 4.2% District

West Midlands 129,875 6.0%

England 1,369,562 6.7%

23 Longbridge AAP: Housing Baseline Report

From Table 3.5 , the key headlines include the relatively high level of pensioners within the Hillside Ward than the comparators. It is also clear that the ward has a relatively high number of married couples with dependent children than the local, national and regional comparators, as well as couples with no children. In comparison, the Longbridge Ward contains a significant number of lone parent households and slightly above city average percentage of couples with no children. However, the latter is still well below the average percentage for both the West Midlands and England.

The average household size in Longbridge is 2.3, which is lower than England (2.36) and Birmingham (2.46). In the Bromsgrove District the average household size is 2.44. Model- based estimates for Longbridge Ward (2001-2002) suggest that the average total household annual income for the Longbridge Ward was £21,320. This is below the West Midlands average of £24,440 (based upon the same modelling approach) and well below the average figure for the Hillside Ward of £36,400.

Tables 3.6 and 3.7 contain data for Ethnicity and Age, and show contrasts between Longbridge and Birmingham as a whole.

Table 3.6: Ethnicity

Ethnicity Longbridge Birmingham White Groups 93.1% 70.4% Asian Groups 1.2% 19.5% Black Groups 2.5% 6.1% Chinese/Other 0.4% 1.1% Mixed Backgrounds 2.8% 2.9% Source: BCC, 2004 derived from Census 2001

Table 3.7: Age

Age Longbridge Birmingham 0 -4 years 7.0% 7.2% 5 – 15 years 16.4% 16.35 16 – 17 years 2.6% 2.8% 18 – 19 years 2.4% 3.2% 20 – 24 years 6.1% 7.6% 25 – 44 years 29.8% 28.3% 45 -59 years 17.6% 15.8% 60 – 74 years 11.4% 11.9% 75 – 84 years 5.2% 5.2% 85 years + 1.4% 1.7% Source: BCC, 2004 derived from Census 2001

3.8 Section Conclusions It is clear that semi-detached dwellings dominant housing stock type in the Longbridge Ward and that detached property is the dominant housing stock in the Hillside Ward. Owner occupancy is the dominant form of tenure in both wards. Although the Regional Housing Strategy Update (2005 / 2006) reveals that a significant proportion of the housing stock in the South West Birmingham area is of non-decent standard, the local authority is actively

24 Longbridge AAP: Housing Baseline Report

engaged in an ambitious investment programme bringing forward approximately 70,000 homes to decent homes standard over 5 years. In relation to 2001 Census data, the Longbridge Ward contains a significant number of lone parents 17.2%, while the Hillside Ward contains a disproportionate percentage of couples with dependant children and pensioners.

25 Longbridge AAP: Housing Baseline Report

26 Longbridge AAP: Housing Baseline Report

4.0 HOUSING MARKET ASSESSMENT

4.1 Section Introduction This section considers the property market within South West Birmingham and North Worcestershire. Its objective is to understand housing supply and demand with associated market drivers for the redevelopment of the former Rover MG site and for nearby areas. This will assist the AAP team with evidence that will outline the demands for housing in the area.

In terms of housing supply, details are outlined regarding the current provision of housing, key planning approvals, pipeline stock and emerging proposals. For housing demand, an analysis of empty properties, house prices, affordability, housing need and expected drivers are outlined.

It is highlighted that trends in the housing sector are a ‘snap shot’ in time, however they do provide some indication of the market and importantly, for the proposals within the AAP, an understanding of market interest and therefore some understanding of viability and deliverability.

4.2 Current Housing Provision The latest figures for the provision of housing (2006/07) show that in Birmingham, some 3,079 homes were built against a requirement to build a minimum of 2,300. Table 4.1 shows the number of new self-contained dwellings (of all types and sizes) completed in Birmingham. The overall totals come from the annual survey undertaken by BCC’s Development Directorate. The affordable housing totals are taken from the annual statistical return to Government. The market totals come from deducting the affordable totals from the overall house building totals.

Table 4.1: House building in Birmingham City

Year Total number of Number of Number of affordable (subsidised) dwellings completed dwellings market completed for (unsubsidised) all tenures (new dwellings build and completed conversions) Shared Other including Total Social rented ownership discount sale

2001/02 2,750 1,829 921 750 120 51

2002/03 2,742 2,111 631 547 54 30

2003/04 3,343 2,538 805 263 526 16

2004/05 3,181 2,501 680 449 167 64

2005/06 4,000 2,828 1,172 690 328 154

2006/07 3,079 2,309 770 391 269 110

2005/06 all build is +25.7% above 2004/05 (+22.6% above average for 2003/04 + 2004/05) 2005/06 affordable build is 72.3% above 2004/05 (+55.8% above average for 2003/04 + 2004/05) 2005/06 affordable build through the planning system (Section 106) is +11.3% above 2004/05 (+80.2% above average for 2003/04 + 2004/05).

27 Longbridge AAP: Housing Baseline Report

It should be noted of the 4,000 dwellings completed in 2005/2006, 2586 or 65% of the developments were flats against 1,414 houses (35%). This figure reflects the scale of city centre apartment developments and suggests a concentration of housing development in certain central locations, rather than a more equitable distribution across the city.

Although there has been a recent history of above target housing completion rates, these figures need to be understood within the following context: Under PPS3 there is an ongoing requirement to sustain a five year portfolio of developable housing sites • Forward planning for city housing allocations can be challenging, with sites often coming forward as windfall • Numerous policy directions indicate the need to continue to concentrate housing development on brownfield or previously developed sites and plan ahead for household changes

These elements combine together to indicate a reasonably strong case for the continued allocation of new sites for residential development, including Longbridge.

The total number of dwellings completed for all tenures (new build and conversions) in Bromsgrove District is as follows: • 2001/02 - 539; • 2002/03 - 518; • 2003/04 - 474; • 2004/05 - 525; and • 2005/06 - 346.

Some 346 dwellings were built in Bromsgrove in 2005/06 (incorporating 308 market/unsubsidised dwellings, and 38 affordable/subsidised dwellings – comprising 9 social rented and 29 shared ownership). The 346 dwellings completed in Bromsgrove in 2005/06 were against a target to build 267. This target reduces further to 169 dwellings per year after 2007 as part of the current adopted RSS. The requirement for Bromsgrove to provide housing as set by the current RSS, is low and sufficient sites have already come forward. As a result, a moratorium is currently in place that resists the provision of more housing (other than limited exceptions) in order that Bromsgrove can avoid exceeding its target for housing.

However, the new RSS suggests an increase in the projected indicative annual dwelling completion rates for the Bromsgrove District of anywhere between 270 units and 435 units (depending upon the final split agreed between Bromsgrove District and Stratford upon Avon District regarding land adjacent to Redditch Town). This new housing focus effectively lifts the Bromsgrove housing moratorium. .

4.3 Land allocated within the Study Area The only site allocated by the Birmingham UDP for housing within the broad study area is at Great Park. This is a substantial site for mixed-use development comprising residential, community, industrial, business, retail, open space/leisure and health care uses with details set out in Policy M18. In particular, the policy sets aside approximately 26 hectares for housing which is expected to deliver approximately 800 dwellings. The residential development is part completed. There is no land allocated by the BDLP within the study area.

4.4 Pipeline Stock and Emerging Proposals Given Longbridge and surrounding areas are mature residential localities, there is limited scope for a substantive net increase in the number of homes in the area in the short or medium term other than at Great Park and opportunities on the former MG Rover site.

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Appendix 4 outlines key planning approvals, pipeline stock and emerging proposals for housing in the study area and this gives an indication of the anticipated supply of housing. It is highlighted that this is not an exhaustive list of every development, but does include known major housing projects. The majority of the anticipated housing stock is located within the Birmingham section of the study area. Significantly, most of the anticipated housing stock is replacing existing housing with new housing. The major proposal for a net increase in housing in the area is at Great Park that, if fully implemented, could deliver approximately 800 dwellings.

4.5 Empty Properties An indicator of market buoyancy is the proportion of dwellings that have been empty for a long time. There is also generally a strong correlation between properties lying empty long- term and whether they are unfit or in disrepair. In 2001, 2.4% of the housing stock in the Longbridge Ward was vacant or had no permanent residents that compares to a citywide vacancy rate of 3.3%. In 2001, 3.2% of the housing stock in the Hillside Ward was vacant, this compares to a Bromsgrove District vacancy rate of 2.1%. Overall, the housing market, within wards considered, is not characterised by large areas of abandonment or other characteristics of market failure, although certain locations and types of properties are subject to lower demand.

4.6 Tenancy Turnover One issue that is very difficult to capture using traditional statistics is the number of temporary or transient residents living in an area. A relatively large transient population will have a large impact on the housing sector. Some data is available on the mobility within the local authority-housing sector and this gives an indication of population turnover in an area. However, caution is needed when extrapolating information from one group to the whole population.

2001 Census data shows the number of people who had the same address a year previous and this provides a rough guide to how mobile a population is within an area. Census data indicates that 12% of Birmingham residents had a different address a year previous that compares to 12.7% in South West Birmingham.

Table 4.2 shows Future Location Preferences by Housing Market Area. For the South West HMA, two thirds of households would prefer to remain in the area.

Table 4.2: Future Location Preferences by HMA

Preferred Future Location (Percentage Current HMA Respondents in Current HMA) Same Part of Another Part of Birmingham Birmingham Outside Birmingham City Centre 0% 93% 7% Eastern Markets 54% 24% 23% North West 61% 28% 11% Northern Markets 78% 3% 19% South West 57% 22% 21% Suburban Ring South 66% 13% 21% Totals 61% 19% 20%

Note – the City Centre sample is small and most of the respondents reside in LA properties. Data source: Housing Demand Study 2005/06. 4.7 House Prices

29 Longbridge AAP: Housing Baseline Report

House prices provide a robust indicator of demand for private housing for sale in different areas and, when linked with local incomes data, can also provide a guide to the overall purchasing power of local residents in a neighbourhood.

In 2006, the average sale price of residential properties in the Longbridge Ward was £127,714 – a percentage change of 52.8% from 2002. In comparison, the average house price for Birmingham was £154,631 in 2006 – a percentage change of 37% from 2002.

Table 4.3 gives a further indication of the average values for types of property in Longbridge and compares them to Birmingham City.

Table 4.3: Residential House Prices by Property Type and Location in 2005

Type Longbridge Ward Birmingham Detached £226,685 £311,905 Semi-Detached £138,378 £158,029 Terraced £123,623 £127,896 Flat £90,102 £133,220 Source: Land Registry

4.8 Affordability Affordability is measured through the affordability ratio, which is calculated by dividing the average house price in an area by average annual earnings for groups of people seeking to live there. In general, a higher figure implies that housing is less affordable.

The increase in property prices nationally and within the Longbridge area in recent years has not been accompanied by a similar increase in household incomes. In particular, average incomes no longer allow the purchase of an averagely priced home in the Birmingham city. The widening affordability gap in the Longbridge area may have increased demand in the social and private rented markets.

The approximate affordability ratio for Longbridge is 4.92 this compares favourably against an average affordability ratio for the City of 5.58 (based upon 2004 average house prices and average household income).

However, across Birmingham, house price rises have outpaced local average household incomes. As a result, the ‘affordability gap’ has widened. This affects households in various circumstances but it is generally accepted as being particularly significant for prospective first-time buyers who will not have any equity in their existing accommodation. The table below shows the gap between average household incomes and the income necessary to purchase the ‘average’ home that was sold. The sale prices used are from Land Registry records and exclude detached houses (as these are taken to be beyond the reach of the great majority of first-time buyers). The household income required assumes the buyer contributes a 5% deposit and the lender applies a mortgage multiplier of 3.5 times household income ( Table 4.4 ).

Table 4.4: The Affordability Gap for Birmingham Properties (2005)

30 Longbridge AAP: Housing Baseline Report

Average Minimum Actual average Ratio of property sale household household actual income Housing Market Area price income income in area to required required to buy income

City centre * £156,650 £42,520 £27,080 0.64

East Birmingham and Eastern Periphery £118,830 £32,260 £23,010 0.71

North West Birmingham £101,130 £27,450 £22,220 0.81

Northern Suburbs, N. Periphery and Suburban Ring N. £134,110 £36,400 £29,420 0.81

South West Birmingham £125,730 £34,130 £26,320 0.77

Suburban Ring South £157,090 £42,640 £31,210 0.73

BIRMINGHAM £134,270 £36,450 £27,240 0.75

* City centre HMA is area within Middle Ring Road

This analysis illustrates the restricted affordability of market housing. It can be seen that, even with excluding detached houses, the income needed to buy - with a prudent approach to borrowing - a local home is about a third higher than the average Birmingham household income. In other words, in every part of the city, local people with average incomes and without existing housing equity are not able to buy ‘the average home’ in the open market without committing themselves to potentially unsustainable levels of mortgage debt.

4.9 Housing Need There are considerable differences in housing need and expressed housing aspirations between Birmingham’s communities. It is noted in BCC (2005) that ‘There is a mismatch between demand and supply of affordable and social housing’ across the City. Further, over the past five years, there has been an increase in demand for social housing relative to the overall supply.

Modelling reveals that around 16,000 additional affordable and social dwellings are required across the City between 2004/05 and 2008/09. The evidence points to the demand for affordable and social housing having increased in recent years. The drivers behind this increase include growth in the number of households, no significant increase in net numbers of affordable homes, and the increasing affordability gap.

The continuing need for further affordable (subsidised) housing is also evidenced by intractable problems such as the number of formerly homeless households living in temporary accommodation, excess involuntary multi-occupancy (where more than one household shares a dwelling including examples of ‘hidden homelessness’), and overcrowding. While these problems may be more or less severe in different parts of Birmingham, their resolution depends on citywide or wider, strategic interventions. Large

31 Longbridge AAP: Housing Baseline Report

potential housing sites such as at Longbridge must contribute to meeting more than local housing needs.

Local authority data reveals a need for 2 bed properties with only 15.2% of the current need being met in the Longbridge ward. Longbridge falls within the Northfield District and demand for 2 bed properties is the highest almost 50% than other properties. There is also a need and demand for larger 4 bed properties as only 16.7% of the need in Longbridge is currently met and 10% in the Northfield District.

While noting the above, an assessment of existing housing stock, demographics, planning policies, housing strategies, and the AAP vision/objectives, it is suggested there is a need for a balanced range of housing to be provided in the study area. This should incorporate a variety of housing types and tenure that can assist to address the needs of existing and new residents. A balanced approach to housing can assist to integrate with the existing local community and assist to lower the likelihood of social groups being separated.

4.10 Other drivers impacting on housing demand Issues associated with the demand for housing are complex, often involving household decisions about the quality and choice of housing, accessibility and quality of local services, transport links and journey times, crime and fear of crime, and affordability. There are various drivers and trends that are expected to impact on housing demand in the study area including: • Increased household formation through a decrease in household size and possibly increased in-migration; • Birmingham’s growth agenda and the RSS review and expected new housing numbers with implications for South West Birmingham and North Worcestershire; • Environmental condition - there is a need to address obsolescent or otherwise unsustainable housing stock (both private and Council). Unpopular housing with a lower quality environment and associated lower quality provision of services/facilities can undermine confidence in the area, limit investment in housing and weaken the housing market; and • Accessibility to and possible improvements to public transport in the area.

4.11 Gaps in Housing Information Although there has been no single housing markets assessment undertaken for the Area Action Plan area, BCC is engaged in managing two housing related commissions to help inform the development of the Local Development Framework documents. These include: • A Housing and Employment Land Review • A Review of recent City-wide housing market assessments

Initial findings from the Birmingham Strategic Housing Market Assessment reveal a need for 2 bed properties and larger 4 bed houses, particularly social rented.

4.12 Section Conclusions The former MG Rover site, represents a significant opportunity to realise a genuinely mixed development, addressing a variety of housing demands. BCC housing evidence points to the demand for affordable and social housing having increased in recent years. The drivers behind this increase include growth in the number of households, no significant increase in net numbers of affordable homes, and the increasing affordability gap.

The plan will also need to provide a broad range of market level housing, which is connected to the establishment of high quality environments and facilities. The demand for housing is a

32 Longbridge AAP: Housing Baseline Report

complex subject, often involving individual household decisions about the quality and choice of housing, accessibility and quality of local services, transport links and journey times, crime and fear of crime, and affordability. The Longbridge development provides a ‘clean slate’ and an opportunity to create communities which have a broad appeal.

33 Longbridge AAP: Housing Baseline Report

5.0 KEY HOUSING ISSUES AND AREA ACTION PLN POTENTIAL

34 Longbridge AAP: Housing Baseline Report

5.1 Section Introduction This final section considers the key issues associated with housing and the potential of the AAP to contribute to housing provision.

5.2 Striking a balance: housing growth and employment space BCC’s Cabinet and BDC’s Council in 2005, as part of the Longbridge Statement of Intent, set a target of creating 10,000 jobs for the site previously occupied by MG Rover. It is expected that the jobs will be provided across a range of skills and types. Seeking to meet this target has significant implications for the AAP and the possible range and distribution of non- employment uses.

It is noted that Nanjing Automotive Corporation have signed a long lease for a 42 hectare site and expect initially to employ 250 staff, although in time may employ in the order of 1200 jobs. The low level of job creation for the Nanjing land, which occupies nearly a third of the former MG Rover site, places extra demands on other portions of the site to ‘make good’. The Birmingham UDP also includes a strong policy steer for the protection of employment land and the need to provide an appropriate supply of quality employment land. This is also coming out of the emerging Housing and Employment Land Review undertaken for the City. The location of the AAP within the A38 Technology Corridor and the allocation of a major Regional Investment Site also reinforce the importance of employment priorities within the AAP area.

The need to balance employment demand against the housing growth agenda (including potentially increased RSS housing targets) is one of the key challenges for the Longbridge site but not one, which is insurmountable. This is ultimately about creating a balanced development, which establishes an appropriate portfolio of quality employment space and at the same time delivers a wide range and mix of housing.

5.3 Ensuring deliverability A project of the scale of Longbridge may well require an element of financial cross- subsidisation within the scheme to ensure that various objectives are achieved, including a portfolio of affordable housing, quality employment sites, a vibrant local centre and a range of community facilities and public space improvements. The returns on market level residential sites have a role to play in cross subsidising less financially attractive developments or land- use options, including affordable housing, community facilities and employment sites.

One of the underlying values of the new planning system is its focus upon ‘action and deliverability’ and housing developments can have a positive role to play in facilitating regeneration. The housing market can also be a driver for change, providing an impetus or intervention leading to increased activity and employment. This deliverability agenda may also include revisiting building densities to ensure the efficient, effective and viable use of brownfield land.

5.4 Birmingham’s anticipated population and household growth As noted earlier sustainable population growth is seen as an important means of addressing a number of the City’s problems including overcoming decades of population decline in Birmingham with out migration of higher skilled and affluent residents, and significant parts of the city having lower quality of life and housing conditions. The Council aspires to serve a population of 1.1 million by 2026. The growth agenda is also supported by the designation of Birmingham and Solihull as a New Growth Point Authorities. In order to qualify as a New Growth Point, an authority had to demonstrate that increased annual house building rates of at least current RSS targets plus 20% were achievable.

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Although the City has historically exceeded its housing targets, the new growth agenda needs also to be seen in light of the following: • Under PPS3 there is an ongoing challenging requirement to sustain a five-year portfolio of developable housing sites. • Forward planning for city housing allocations is a fairly difficult task, with sites often coming forward as windfall. • A strong policy direction and need to identify potential sites for new housing on suitable previously developed land, other land within the City and land around the City boundary without resulting in a significant detrimental impact on the environment. • The latest central government population projections show a decrease in household size, which may suggest for a section of the housing market that a move towards intermediate tenures would be useful (smaller starter homes or older people looking to access properties sold as ‘fixed equity sale’). • Within Birmingham the greatest demand for affordable housing is for larger family housing for rent (3,4,5 bedroom and above)

5.5 Cross Boundary Issues Bromsgrove’s requirement to build housing as set by the current RSS is low, (266 dwellings per annum) and sufficient sites have already come forward. Therefore, a moratorium is currently in place that resists the provision of more housing (other than exceptions). However, it is clear from the new Draft RSS Preferred Option that: • There is an identified increase in the projected indicative annual dwelling completion rates for the Bromsgrove District of anywhere between 270 units and 435 units. This new focus effectively lifts the Bromsgrove housing moratorium.

• The AAP site (including land with Bromsgrove) has been designated as functionally part of the Major Urban Area, with housing numbers going towards meeting the City’s targets.

As noted previously, the Parliamentary Under Secretary of State has also advised that further work is required to look at options in the Draft RSS to deliver even higher housing numbers.

However, it should be noted that here are still some outstanding housing issues that need to be resolved jointly between the local authorities, including the exact type and range of dwellings across the AAP site and nomination rights for affordable housing. This will require the development of an effective partnership and protocol between the two authorities.

5.6 Broad Type and Range of Housing Based upon an assessment of existing housing stock, demographics, planning policies, housing strategies, planning policies (including PPS3), and the AAP vision/objectives, it is suggested there is a need for a balanced range of housing to be provided in the study area.

This should incorporate a variety of housing types and tenure that can assist to address the needs of existing and new residents. In particular, this may include housing for singles, professionals, families requiring gardens, and older people ranging between affordable and executive housing. A balanced approach to housing can assist to integrate with the existing local community and assist to lower the likelihood of social groups being separated.

The above position is consistent with PPS3 (paragraph 20) that sets out an objective of achieving a mix of housing and a mixed community that incorporates ‘a variety of housing, particularly in terms of tenure and price and a mix of different households such as families with children, single person households, young people and older people.’

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5.7 Affordable housing Both BCC and BDC aim to provide more affordable housing, in order to assist all members of the community gain access to suitable housing. Affordable housing has a role to play in:

• Retaining local people and attract new people to Longbridge and the area; • Enabling a wide range of people to get into the housing market including through not over-inflating house prices; • Improving housing standards; and • Providing a mix of housing tenure, which will assist to create more balanced communities

Options for the AAP regarding affordable housing include applying existing policies set out in UDP and BDLP, setting site-specific standards for affordable housing for different parts of the site relative to local circumstances or agreeing a new comprehensive overall policy for the Longbridge site.

There is a range of affordable housing options for new and existing affordable housing including:

• social rented housing • shared ownership housing • intermediate rented housing • housing for discount sale • other arrangements where occupancy is open only to eligible households and the subsidy is either maintained or recycled

It is also important that any form of affordable housing is not segregated or concentrated in a few locations of the site.

5.8 Sustainability All housing within the study area should embody the principle of sustainability, which includes promoting mixed development that is linked to quality public transport provision, efficiently land uses and the design of places for people. Accordingly, there is a need to ensure a coherent approach to land use and transport planning to create sustainable communities. Similarly, there is a need to ensure that communication links are developed to support the Longbridge community.

The former MG Rover site offers the potential for sustainable development in respect of the re-use of brownfield land and its location within the Major Urban Area, the availability of existing infrastructure and public transport opportunities, especially to the north of the site. Key challenges include addressing effective public transport in the southern portion of the site, access to local services and facilities, and good design.

There is a need to use urban land, including land for housing, efficiently. Accordingly, it is suggested that housing densities should average at least 50 dwellings per hectare. There may be scope for different housing densities in parts of the site to account for issues such as public transport provision and landscape considerations. For areas with high accessibility to public transport, in or adjacent to the Longbridge centre, the density could be 50 – 75 dwellings per hectare, while in areas that are further from the centre, densities could be between 30 – 50 dwellings per hectare to provide family homes with gardens.

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All residential development should be required to meet the following standards as set out in the Code for Sustainable Homes: • Level 4 on adoption of the Area Action Plan • A target of Level 5 by 2012 • A target of Level 6 by 2016- i.e. zero carbon

The Code contains mandatory environmental performance levels in 6 key areas: energy efficiency / CO2, water efficiency, surface water management, site waste management, household waste management and use of materials.

5.9 Good quality design and place-making In addition to adopting stringent sustainability standards, all housing should have high quality design that creates a real sense of place with a strong identity and distinctive character. Preferably, timeless external designs should be sought that do not date yet have interiors that provide for contemporary lifestyles. Promoting good design assists to create attractive, high-quality living environments in which people will choose to live. The need for good design is set out in many strategy documents including PPS3 (paragraphs 12 - 16).

The AAP has potential to deliver high quality places, with buildings, streets, spaces, features and facilities which contribute towards creating sustainable communities. Housing developments will also need to be well served by community, education and recreational facilities. The plan should avoid creating ‘estates’ and instead focus upon developing quality neighbourhoods.

It will also be necessary to ensure that housing developments are compatible with adjoining and nearby land uses including the Nanjing site. Critically, proposed housing will need to suitably address issues including noise (including 24 hour operations 7 days a week), dust, odour and other impacts along with associated transport safety, convenience and site capacity issues.

5.10 Housing numbers and location On balance within the AAP area the following sites have the greatest potential to deliver quality housing schemes: • North Works / Local Centre – mixture of apartments and townhouses – approximately 400 in total although this will be subject to further detailed masterplan work. • West Works – western section of site wrapping around nearby playfields – approximately 350 dwellings subject to detailed site analysis • East Works – minimum of 700 dwellings with supported community facilities – effectively an extension of Cofton Hackett.

5.11 Neighbourhood Management The majority of this report has focused upon the physical aspects of housing. However it is clear that housing doesn’t exist in a policy or regeneration vacuum and there is a need to consider the role of Longbridge in supporting innovative approaches to neighbourhood management and resident / tenant participation and development programmes. ‘Housing projects’ can have a positive role to play in providing better joined-up local services (healthcare, community safety, local council services etc) as well as focused programmes to support local resident / tenant skills development, employment and empowerment.

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REFERENCES

Barker Review of Housing Supply, Delivering Stability: Securing our Future Housing Needs, HM Treasury (2004)

Birmingham City Council - Birmingham Growth Agenda (2006)

Birmingham City Council – Socio Economic Profile of the South West Regeneration Area (March 2006)

Birmingham City Council – Housing Department Development Plan (Draft) (November 2006)

Birmingham City Council - Unitary Development Plan (2005)

Birmingham City Council - Birmingham’s Housing Strategy ( 2005)

Birmingham City Council - Taking Birmingham Forward (Community Strategy for Birmingham) (2005)

Birmingham City Council - Land Supply and Sequencing Strategy (September 2005)

Birmingham City Council - Longbridge Development Framework (January 2003)

Bromsgrove District Council - Bromsgrove District Local Plan (January 2004)

Bromsgrove District Council – Bromsgrove Housing Capacity (September 2004)

Bromsgrove District Council – Bromsgrove Community Plan (2003)

Bromsgrove District Council - Bromsgrove’s Housing Strategy (2005)

Bromsgrove District Council - Housing Condition Survey for Bromsgrove (1999)

CACI Ltd - ACORN Residents Classification (2002)

Centre for Urban and Regional Studies (CURS) - Measuring Neighbourhood Trajectories in Understanding Processes of Social Exclusion (January 2004)

Centre for Urban and Regional Studies – Birmingham Housing Study (2001)

Government Office for the West Midlands - West Midlands Regional Housing Strategy (2005)

Government Office for the West Midlands - Regional Spatial Strategy for the West Midlands (June 2004)

Office of National Statistics – ONS Census Key Statistics (2001)

Office of the Deputy Prime Minister - Consultation Paper on a New Planning Policy Statement 3 (PPS3) Housing (December 2005)

Office of the Deputy Prime Minister - Sustainable Communities Plan : Sustainable Communities: Building for the future (February 2003)

Office of the Deputy Prime Minister - Planning Policy Guidance 3: Housing (March 2000)

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National Statistics – Various Data Sources

Worcestershire County Council - Worcestershire County Structure Plan (2001)

APPENDIX 1 – THE AAP AREA AND SURROUNDING NEIGHBOURHOODS

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APPENDIX 2 – CENTRAL GOVERNMENT POLICY AND GUIDANCE

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PPS1 Delivering Sustainable Development (ODPM, 2005) • Communities should be sustainable with mixed housing; a flourishing economy; adequate infrastructure; a high quality, safe and healthy environment; and cultural amenities. • Encourage the use of renewable energy resources. • Enhance and protect biodiversity and address pollution, waste and resource management. • Enable partnership working and community involvement.

PPS1 Draft Supplement: Planning and Climate Change (ODPM, 2006) • Make a full contribution to delivering the Government’s Climate Change Programme and energy policies, and in doing so contribute to global sustainability • In enabling the provision of new homes, jobs, services and infrastructure and shaping the places where people want to live and work, secure the highest viable standards of resource and energy efficiency and reduction in carbon emissions • Deliver patterns of urban growth that help secure the fullest possible use of sustainable transport for moving freight, public transport, cycling and walking; and overall, reduce the need to travel, especially by car • Secure new development and shape places resilient to the effects of climate change in ways consistent with social cohesion and inclusion • Sustain biodiversity, and in doing so recognise that the distribution of habitats and species will be affected by climate change • Reflect the development needs and interests of communities and enable them to contribute effectively to tackling climate change and • Respond to the concerns of business and encourage competitiveness and technological innovation

PPS3: Housing (DCLG, 2007) Policy guidance on meeting needs for housing, with the following objectives: High quality housing that is well-designed and built to a high standard. A sufficient quantity of housing taking into account need and demand and seeking to improve choice. Housing developments in suitable locations, which offer a good range of community facilities and with good access to jobs, key services and infrastructure. A flexible, responsive supply of land – managed in a way that makes efficient and effective use of land, including re-use of previously-developed land, where appropriate.

Planning for a Sustainable Future: White Paper (HM Govt., 2007) The paper lists the challenges as: • Climate Change • Supporting sustainable economic development • Increasing the supply of housing • Protecting and enhancing the environment and natural resources • Improving our local and national infrastructure • Maintaining security of energy supply The vision is for: • More and better jobs as a result of sustainable economic development • Better infrastructure so people have access to reliable transport, clean and secure energy, clean water supplies and better local amenities • Continued protection and enhancement of the natural and historic environment • Places shaped by their communities where people are proud to live

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Code for Sustainable Homes: A Step-change in sustainable home building practice (DCLG, 2006) The code forms the basis for changes to be made to buildings regulations in order to deliver zero carbon housing stock. It builds upon the BRE Eco Homes system and introduces new standards for water and energy efficiency.

The future of the Code for Sustainable Homes (DCLG, 2007) The Code measures the sustainability of a new home. It went live in England as a voluntary standard in April 2007. This consultation document follows on from the development being positive response received to Building a made mandatory for new Greener Future: Towards Zero Carbon housing development Development , where it asked if rating against the Code should be mandatory. This consultation document explores this in more detail and seeks views on (in particular) making a rating against the Code mandatory for new homes.

Safer Places – The planning system and crime prevention (ODPM & The Home Office, 2004) This guide is based around seven attributes of sustainable communities that are particular relevant to crime prevention: Access and movement, Structure, Surveillance, Ownership, Physical protection, Activity and Management and maintenance. It draws upon best practice and urban design principles to help prevent crime through good design.

APPENDIX 3 – LOCAL STRATEGIES

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Community Strategy for Birmingham Taking Birmingham Forward is BCC’s Community Strategy between 2005 and 2010 and is the overarching vision and plan for the City that sets the context and direction for other plans. A key objective is ‘We want Birmingham to be a city whose local neighbourhoods and vibrant urban villages are flourishing and whose people benefit from its prosperity.’

Key actions include planning for growth in the city’s population by making Birmingham an attractive place to live and work, and adopting a range of initiatives to increase the supply of affordable housing.

The summary baseline, that underpins the strategy, highlights a number of key trends for the City including the rising black and minority ethnic population, large numbers of both Council and privately owned homes in need of modernisation, low levels of skills and high rate of unemployment and economic inactivity.

The key actions proposed for the well-housed city theme include:

• develop appropriate interventions to meet changing demand and improve housing conditions; • adopt a range of initiatives to increase the supply of affordable housing, both to rent and buy; and • increase the opportunities for vulnerable people to live independently.

Bromsgrove Community Plan The community plan is a ten-year strategy (2003-2013) and is concerned with addressing issues important to residents, the business community and visitors to Bromsgrove district. It focuses on the way in which services are delivered and how they can be improved for the benefit of all.

Five priority areas for action are identified and theme groups formed to bring together information about planned improvements to service delivery and community views and suggestions. The five theme groups are:

• Consider Your Environment: conservation, biodiversity, countryside and sustainability. • Develop and Prosper: traffic, planning and economic development issues. • Feel Safe – community safety, crime and disorder issues. • Health & Social Well-being: health promotion, National Health Service, social care and housing issues. • Learn & Grow – lifelong learning, youth groups and recreation/leisure.

The Community Plan needs to be reviewed and refreshed and this exercise will be completed by 31st March 2007. All the District Local Strategic Partnerships in Worcestershire have agreed to align their priorities to those of the Worcestershire Local Area Agreement, namely:

• communities that are safe and feel safe; • a better environment – for today and tomorrow; • economic success that is shared by all; • improving health and well-being; • meeting the needs of children and young people; and • stronger communities.

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Other key priorities agreed by the Bromsgrove District Local Strategic Partnerships, which will also be reflected in the revised Community Plan are Longbridge regeneration, town centre regeneration, and affordable housing.

Worcestershire Community Strategy (2003–2013) The Worcestershire Community Strategy addresses six key themes: 1. Communities that are healthy, and support vulnerable people • Ensure the right services are available in the right place at the right time • Ensure health services are accessible 2. Communities that are safe and feel safe • Ensure safer places to live, work, learn, travel and do business • Reduce crime and fear of crime 3. Learning and skills for everyone, at every age • Ensure learning and skills are available to all 4. Economic success that is shared by all • Ensure prosperity by building on strengths and diversifying and modernising to meet the needs of a • changing economy • Ensure a range of high quality jobs available to local people • Rural areas will promote regeneration and access to services and opportunities 5. A better environment - for today and for our children • Protect, conserve and enhance the environment • Improve the county’s landscape, built environment, and its natural assets of water, air and soil 6. Connecting Worcestershire • Communities to be vibrant and include everyone • People have equal access to public services and take part in community life

The West Midlands Economic Strategy and Action Plan 2004 - 2010 This strategy sets out the following vision for transforming the West Midlands Region by 2010: ‘The West Midlands is recognised as a world-class region in which to invest, work, learn, visit and live and the most successful in creating wealth to benefit all of its people’ (page 4). The strategy supports and seeks to influence delivering outcomes of the West Midlands Regional Housing Strategy.

Housing is recognised as a key component of delivering and sustaining economic growth. There are important interrelationships between housing markets and economic success and the vitality of housing markets affects the vitality of the economy and vice versa. It is further noted that the ‘housing market can also be a driver for change, providing an impetus or intervention leading to increased activity and employment’ (page 33).

Developing Birmingham – An Economic Strategy for the City 2005 - 2015 This strategy provides a framework to secure the continuing renaissance and growth of Birmingham and sets down the Council’s plan until 2015. Its vision is ‘A strategy to build on Birmingham’s renaissance and secure a strong and sustainable economy for our people.’ The vision includes a city of ‘vibrant urban villages and communities, where people choose to live and which provide safe, secure and prosperous environments.’

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Housing is a key component of the strategy and regeneration activity given housing markets contribute significantly to the well-being of communities and make the city an attractive place to live, work and invest. The strategy accordingly recognises that Birmingham must:

• be a location of choice for new and existing residents; • offer workers, of all incomes, homes and areas where they want to live (incorporating an attractive and safe environment with a superior quality of life); and • offer a full range of affordable housing choices, including market housing, intermediate market housing, and affordable housing.

In line with Birmingham’s Council Plan, the strategy seeks sustainable and vibrant communities, which are considered to be those where ‘people choose to live and work. They offer high quality housing and services and contribute to and benefit from economic growth through good quality, well-paid employment’ (page 36).

Other Policies, Strategies and Reports There are a number of other local policies, strategies and reports that are of relevance to housing and development with the Longbridge AAP including:

• Longbridge Statement of Intent was agreed to by BCC’s Cabinet and Bromsgrove’s Council in 2005 and sets a target of 10,000 new jobs for the whole site previously occupied by MG Rover; • BCC’s Places for All Supplementary Planning Guidance and BDC’s Supplementary Planning Guidance 1 Residential Design Guide; • Housing Monitor Reports – BCC’s 2005 report concluded the UPD target for the period up to 2011 will be exceeded by some way, given 2,300 dwellings are now required to meet the target. BDC’s 2006 report identified the current oversupply in relation to both the old Structure Plan and the new RSS housing targets; • 5 year Plan Homes for All (Office of the Deputy Prime Minister); and • Northfield District/Constituency Community Strategy – Improving Northfield.

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APPENDIX 4 – KEY PIPELINE STOCK AND EMERGING PROPOSALS

The following major developments within the BCC portion of the wider Longbridge area are outlined below:

• Nimmings Farm Estate – housing redevelopment - Site area 4.19 hectare (0.49ha identified for public open space, 3.7 hectares for residential development). - Approval to build 170 new homes (45% affordable rent, 15% shared ownership, 10% low cost home ownership and 30% for outright sale). - Outline Business Case approved by Cabinet 18 July 2005.

• Egghill – major new residential with ancillary commercial development. - 13 hectare site. - 500 new dwellings plus 1 hectare commercial site. - Development proposals approved April 2005. - Public consultation undertaken between May to June 2005 on the Supplementary Planning Advice (SPA) document. • Leyhill – major residential development. - Site area – 11.4 hectare - Approximately 510 residential units. - New Health Centre – Planning permission has been granted - Phase 1 - complete (20 homes). - Phase 2 - under construction (150 homes). - Phase 3 – Planning Application is about to be submitted (230 homes). - Phase 4 to be marketed 2007 (110 homes).

• 1308 -1332 Bristol Road South – refurbishment of 96 former maisonettes - Site area - 1.2 hectares.

• Chatham Road Estate - Touchstone Housing Association for residential development. - Outline Planning Application with indicative layout for 66 dwellings, mainly semi- detached houses (2.15 hectare site area). - Planning Application for extra care sheltered housing scheme with 64 residential units (11 x 1 bed plus 53 x 2 bed) and associated infrastructure. - Both applications supported by Planning Committee subject to Section 106 Agreement.

Other private sector led housing renewal programmes underway include:

• Turves Green - Defective Smiths estate. - Currently on site. Replacing 170 homes with a mix of family dwellings for rent, shared ownership and outright sale. - Homes provided by Bromford Housing Group. - Two phases still to be completed.

• Wychall Farm Estate - 11.52 hectare site. - Currently on site. Replacing 250 homes with a mix of family dwellings for rent, shared ownership and outright sale. - Homes provided by Bromford Housing Group. - Phase 1 complete, phase 2.1 currently on site. - Three phases still to be completed.

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• Great Park - This is the only site allocated by the UDP for housing within the study area. - This is a substantial site for mixed-use development with details set out in Policy M18. - The policy sets aside approximately 26 hectares for housing which is expected to deliver approximately 800 dwellings. - The residential development is almost completed.

The only significant housing site with the BDC section of the wider study area is an approved application to build 24 apartments at 444 - 448 Lickey Road, Rednal.

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