Thames Gateway South Essex Fundamental Review of Strategic Housing Market Assessment Review 2013 Report of Findings December 2013 Opinion Research Services | The Strand • Swansea • SA1 1AF | 01792 535300 | www.ors.org.uk | [email protected] Opinion Research Services | Thames Gateway South Essex SHMA 2013 – Report of Findings December 2013 Contents 1. Foreword........................................................................................................ 6 Introduction .......................................................................................................................................... 6 Private Rented Sector ............................................................................................................................ 6 Housing Delivery .................................................................................................................................... 6 Benefit Reform ...................................................................................................................................... 6 Population ............................................................................................................................................. 7 Older People .......................................................................................................................................... 7 London .................................................................................................................................................. 7 Conclusion ............................................................................................................................................. 7 2. Introducing the Study ..................................................................................... 8 Background to the project and wider policy context ............................................................................. 8 Project Overview ................................................................................................................................... 8 What is a Strategic Housing Market Assessment? ............................................................................ 8 Method Overview ............................................................................................................................ 9 Policy and Strategy Context ..................................................................................................................10 Thames Gateway South Essex Interim Housing Strategy (2012-2015) ..............................................11 Stakeholder Views on the Current Market ............................................................................................11 Data Sources .........................................................................................................................................14 3. Housing Market Area ................................................................................... 16 Thames Gateway South Essex Housing Market Area .......................................................................17 London ...........................................................................................................................................17 Sub Areas Definition in 2008 SHMA .................................................................................................18 4. The Socio-economic Context ........................................................................ 19 An overview of the existing population ...............................................................................................19 Local Population Characteristics ............................................................................................................19 Age Profile ......................................................................................................................................20 Older People ...................................................................................................................................21 Minority Ethnic Groups ...................................................................................................................22 Disabled ..........................................................................................................................................22 Service Families ..............................................................................................................................24 Housing Members of the Armed Forces ..........................................................................................25 2 Opinion Research Services | Thames Gateway South Essex SHMA 2013 – Report of Findings December 2013 The Local Economy ...............................................................................................................................26 Occupation and Earnings ................................................................................................................26 Local Employment ..........................................................................................................................30 Migrant Workers .............................................................................................................................33 Industry ..........................................................................................................................................34 Students .........................................................................................................................................37 5. Current Housing Stock.................................................................................. 40 An overview of the existing housing stock ...........................................................................................40 Existing Housing Stock ..........................................................................................................................40 Dwelling Type .................................................................................................................................40 Dwelling Characteristics ..................................................................................................................42 Dwelling Age and Condition ............................................................................................................43 Housing Tenure.....................................................................................................................................44 Private Rented Sector .....................................................................................................................44 Empty Homes .................................................................................................................................46 House Prices ...................................................................................................................................47 Houses in Multiple Occupation .......................................................................................................50 Communal Establishments ....................................................................................................................51 6. Current Housing Market............................................................................... 54 The relationship between households and housing .............................................................................54 Migration Trends ..................................................................................................................................54 Impact of Migration on the Housing Market....................................................................................60 Housing Supply .....................................................................................................................................60 Delivery of Market Housing ...................................................................................................................60 Viability in Delivering New Housing .................................................................................................63 Delivery of Affordable Housing........................................................................................................63 Affordable Rents .............................................................................................................................66 Self Builders ..........................................................................................................................................67 Turnover of Private Housing for Sale ...............................................................................................68 Right to Buy ..........................................................................................................................................69 Housing Affordability ............................................................................................................................71 Housing Benefit Support for Private Rented Sector .........................................................................72 Acute Housing Need: Homelessness................................................................................................75 7. Welfare Reform and implications for the Private Rented Sector.................. 77 Specific Changes to Housing Benefit ................................................................................................78