is now available to download

The Old Granary
Penstock Hall Farm
East Brabourne
TN25 5LL
Tel: 01303 813790
Newenden Housing Needs Survey
May 2014
Tessa O’Sullivan – Rural Housing Enabler
Contents
Page
1. Executive Summary
3
2. Introduction
4
3. Background Information
4
4. Method
5
5. Results
6
6. Local Housing Costs
18
7. Assessment of Housing Need
21
8. Summary of Findings
22
9. Appendix N1 – Question 9 comments
23
10. Appendix N3 – Letter to householder and housing needs survey
25
2
1. EXECUTIVE SUMMARY
The Rural Housing Enabler (RHE) from Action with Communities in Rural Kent was commissioned by MMH
New homes to undertake a parish wide survey to ascertain if there are shortfalls in affordable housing
provision within the parish. This report provides overall information as well as analysis of housing need.
A survey was posted to every household within the parish of Newenden in March 2014. Approximately 98
surveys were distributed with 44 surveys being returned, representing a 45% response rate.
Analysis of the returned survey forms identified that 88% of all respondents are owner occupiers. 62% of
all respondents have lived in the parish for over 10 years.
High property prices and a predominance of privately owned homes means that some local people are
unable to afford a home within the parish. At the time of writing the report there were only two properties
for sale in Newenden; the cheapest was £335,000. The cheapest property within a 3 mile radius was found
in Sandhurst, it was a one bedroom cottage costing £149,950; a first time buyer would need an income of
approximately £36,416 and a deposit of £22,493 to afford this property. The Help to Buy Mortgage
Guarantee Scheme may assist some local people if they cannot raise a sufficient deposit but their income
will need to be higher in order to afford repayments. There were no properties available to rent in
Newenden; the cheapest property within a 3 mile radius was found in Rolvenden, it was a 2 bed house for
£825pcm; an income of approximately £39,600 would be required in order to afford this property.
Our analysis has also identified that:
• A total of 5 adults and 1 child have a housing need
• All respondents indicated strong local connections to Newenden; they all currently live in the parish
Overall, a need for up to 3 affordable homes, for the following local households was identified:
• 1 single person
• 1 couple without children
• 1 family
3
2. INTRODUCTION TO THE NEWENDEN HOUSING NEEDS SURVEY
The Rural Housing Enabler worked with MMH New Homes, Newenden Parish Council and Ashford Borough
Council to undertake a housing needs survey within the parish. Newenden Parish Council agreed to the
undertaking of a housing needs survey and met with the Rural Housing Enabler prior to its distribution to
agree the method and details of the survey.
The aim of this survey is to identify in general terms if there is a housing need from local people. It is not
to provide a list of names and addresses of individuals requiring a home.
3. BACKGROUND INFORMATION
In a report published in October 2010, the National Housing Federation’s Rural Housing Alliance has stated
that ‘The average rural house price in England is now more than twelve times the average salary of people
living in rural areas. In order to obtain a mortgage, a person living and working in the countryside would
need to earn £66,000 per year’.1 They state that the average rural salary is approximately £20,000.
Small developments of local needs housing schemes can provide affordable housing for local people,
thereby enabling them to stay in their community and contribute to village life. This can make a real
difference to the vitality of village services.
In 2007 Matthew Taylor, then MP for Truro and St Austell, was asked by the then Prime Minister to conduct
a review on how land use and planning can better support rural business and deliver affordable housing.
Many rural communities are faced by a combination of higher than average house prices and lower than
average local wages. This can create challenges for individual families, the local economy and the wider
sustainability of the community.
On July 23rd 2008 Matthew Taylor presented his Review to the Government. The then Government issued
their response to the review in March 2009 where they accepted the majority of Matthew Taylor’s
recommendations (Department of Communities and Local Government 2009).
The Government believe that the Community Right To Build will shift power from them to allow local people
to deliver homes that are needed in their communities so that villages are vibrant places to live and younger
people are not forced to move away because of a shortage of affordable homes.2 The Community Right to
Build forms part of the neighbourhood planning provisions contained in the Localism Act 2011.
The Rural Housing Enabler Programme, which is delivered in Kent through Action with Communities in Rural
Kent – the Rural Community Council for Kent and Medway, is supported by Local Authorities across Kent
and Medway including Ashford Borough Council.
Action with Communities in Rural Kent is a registered charity (No. 212796) whose purpose is to improve the
quality of life of local communities, particularly for disadvantaged people, and to facilitate the development
of thriving, diverse and sustainable communities throughout rural Kent. Since March 1998 Action with
Communities in Rural Kent has employed a Rural Housing Enabler whose role is to provide independent
1
2
Affordable Rural Housing: A practical guide for parish councils. October 2010. National Housing Federation
http://www.communities.gov.uk/publications/planningandbuilding/neighbourhoodplansimpact
4
support, advice and information to Parish Councils and community groups concerned with the lack of local
needs housing in their rural communities.
4. METHOD
The Rural Housing Enabler from Action with Communities in Rural Kent agreed the format of the survey and
covering letter with the Parish Council and a copy of the survey was posted to every household and
business in the parish in March 2014.
Surveys were returned in pre paid envelopes to Action with Communities in Rural Kent. Copies of the
survey were available to complete for anyone who had left the parish and wished to return, these were held
by the Rural Housing Enabler. It was asked that completed survey forms were returned by 14th April 2014.
All surveys received at Action with Communities in Rural Kent by the 14th April are included in this report.
Approximately 98 surveys were distributed with 44 returned by this date representing a return rate of 45%.
Some surveys were not fully completed therefore the results are shown for the total answers to each
question.
5
5. RESULTS
Section 1
Listed below are the results of each question asked by the housing needs survey.
Question 1. What type of housing do you live in?
38
0
0
4
0
1
0
0
Owner occupier (with or without mortgage)
Tied tenancy
Housing Association rented
Private rented
Living with relatives
Council property
Housing Association shared ownership
Other
Housing Association shared ownership
Living with relatives
Housing Association rented
Owner occupier (with or without mortgage)
0
10
20
30
Frequency
88% of respondents are owner occupiers.
Question 2.
Number of bedrooms in your home
Frequency
11
72
19 3
94
45
18
16
14
12
10
8
6
4
2
0
1
2
3
4
5
6
Number of people that currently live in the property
Frequency
71
22 2
53
64
22
20
18
16
14
12
10
8
6
4
2
0
1
2
3
4
Question 3. How long have you lived in the parish?
1 Less than 1 year
6 6-10 years
7 16-25 years
9 1-5 years
6 11-15 years
13 26+ years
26+ years
16-25 years
11-15 years
6-10 years
1-5 years
Less than 1 year
0
2
4
6
8
Frequency
10
12
26 respondents (62%) have lived in the parish for over 10 years.
Question 4. Have any members of your household left the parish in the last 5 years?
7 Yes
34 No
30
Frequency
25
20
15
10
5
0
Yes
No
7
Question 5. If you answered yes to question 4, please state what relationship they have to
you.
8 Child
0 Other relative
0 Parent
0 Other
8
7
Frequency
6
5
4
3
2
1
0
Child
Parent
Other relative
Other
Question 6. Please indicate the reason why they left. Some respondents indicated more than one
option.
1
1
6
1
Lack of affordable housing
To attend university/college
Employment
Other
Other
Employment
To attend university/college
Lack of affordable housing
0
1
2
3
4
Frequency
5
6
The most frequently given reason for leaving the parish was Employment.
The reason given under Other was ‘Bought house with partner’.
8
Question 7. Would they return if more affordable accommodation could be provided?
1 Yes
7 No
7
Frequency
6
5
4
3
2
1
0
Yes
No
Question 8. Would you support a small development of affordable housing if there was a
proven need for people with a genuine connection to the parish?
19 Yes
25 No
25
Frequency
20
15
10
5
0
Yes
No
43% of respondents said they would support a development and 57% said they would not support a small
development of affordable housing.
Question 9. Please use this space if you wish to explain your answer to question 8.
There were 25 responses to this question; a full list of responses can be found in Appendix N1.
9
Question 10. Do you or a member of your household need separate or alternative
accommodation either now or in the next 3 years?
41 No
0 Yes, next 2 years
2 Yes, now
1 Yes, next 5 years
Yes, next 5 years
Yes, next 2 years
Yes, now
No
0
5
10
15
20
25
Frequency
30
35
40
3 (7%) respondents said they had a housing need either now or in the next 3 years.
10
Section 2 – Housing Needs
Question 11. Are you completing this form for yourself or someone else?
2 Self
1 Someone else
Frequency
2
1
0
Self
Someone else
Question 12. If you are completing this for someone else please state their relationship to you
and where they currently live e.g. with parents, private renting etc.
The respondent who completed the form for someone else was doing so for their adult child who was
privately renting.
Question 13. Personal information is not detailed in this report.
Question 14. If you live outside the parish do you wish to return?
0 Yes
0 No
Frequency
1
0
Yes
No
11
Question 15. If you live in the parish do you wish to stay in the parish?
3 Yes
0 No
Frequency
2
1
0
Yes
No
Question 16. What is your connection with the parish? Respondents were asked to indicate all
connections that applied to them.
Local connection
I currently live in the parish and have done so continuously for the
last 5 years
I have previously lived in the parish and have immediate family who
currently live there and have done so continuously for the last 10
years
I have lived in the parish for a total of 7 out of the last 10 years
I am in full time or part time employment in the parish
I need to move to the parish to take up full time or part time
employment
I need to move to the parish to give or receive support to or from
an immediate family member
12
FREQUENCY
3
1
2
0
0
0
Question 17. What type of household will you be in alternative accommodation?
1 Single person
1 Family
1 Couple
0 Other
Frequency
1
0
Single person
Couple
Family
Other
Question 18. How many people in each age group need alternative accommodation?
AGE
Male
Female
Total
0-9
0
0
0
10 -15
1
0
1
16 - 19
0
0
0
20 -24
2
1
3
25 - 44
0
1
1
Question 19. Why are you seeking a new home?
Other
Difficulty maintaining home
Access problems
To move to a better/safer environment
Lodging
Sheltered accom due to age/infirmity
New job
Disability/disabled
Divorce/separation
Setting up home with partner
Retirement
To be nearer work
To be nearer family
Private tenancy ending
Current home affecting health
First independent home
Present home in need of major repair
Cannot afford existing mortgage
Present home too expensive
Need smaller home
Need larger home
0
1
Frequency
2
13
45 - 59
1
0
1
60 - 74
0
0
0
75+
0
0
0
Question 20. What is your current housing situation?
0
2
0
0
0
0
1
0
Owner occupier with/without mortgage
Renting privately
Renting from Housing Association
Renting from Council
Shared ownership
Tied tenancy
Living with relatives
Other
Other
Living with relatives
Tied tenancy
Shared ownership
Renting from Council
Renting from Housing Association
Renting privately
Owner occupier with/without mortgage
0
1
Frequency
Question 21. Please tell us in your own words why you need to move and what prevents you
doing so. Two respondents answered this question:
•
•
Would love to live independently from parents, but cannot afford to.
My tenancy agreement is coming to an end. I have a debilitating disease and other health issues.
Question 22. What type of housing do you need? Please tick any that apply
Type of Housing
Flat
House
Bungalow
Accommodation suitable for older persons
without support
Sheltered housing
Extra care housing
Other
Frequency
2
2
1
0
0
0
0
14
Question 23. Which tenure would best suit your housing need?
2
2
0
0
Renting - Housing Association/Council
Shared ownership - Housing Association
Private renting
Other
Other
Private renting
Shared ownership - Housing Association
Renting - Housing Association/Council
0
1
Frequency
2
Question 24. How many bedrooms will you need?
11
22
03
04
0 5+
Frequency
2
1
0
1
2
3
4
5+
Question 25. Please indicate the total gross annual income of the household in housing need.
More than
£50,000 £40,000 £35,000 £30,000 £25,000 £20,000 £15,000 £10,000 Under
£60,000
£60,000
£50,000
£40,000
£35,000
£30,000
£25,000
£20,000
£15,000
£10,000
0
1
Frequency
2
15
Question 26. How much money could you raise towards the purchase of a property? The
following answers were given:
•
•
None
Minimal
Question 27. How much money would you be able to raise as a deposit towards buying your
own home? The following answers were given:
•
•
None
Minimal
Question 28. Do you have any particular or specialised housing requirements? The following
response was given:
• I have a progressive disease
Question 29. Which method of transport is usually used by members of your household to
travel to their place of work/study? Please tick all that apply
Other
Mainly work from home
Walk
Bike
Bus
Train
Car share
Own car
0
1
2
3
Frequency
Question 30. How many vehicles are usually available for use by the household?
31
0 more than 2
12
00
Frequency
3
2
1
0
1
2
more than 2
0
16
Question 31. Are you registered on the council’s housing register?
1 Yes
2 No
Frequency
2
1
0
Yes
No
17
6. LOCAL HOUSING COSTS
To fully assess local housing need it is important to look at open market prices in the private sector of
houses both to rent and buy.
Property for sale
Searches of www.rightmove.co.uk which markets property for a number of leading local estate agents, in
May 2014, found only 2 properties for sale in Newenden, so the search was widened to within a 3 mile
radius of the parish and found the following cheapest properties:
Type of Property
Cottage - Sandhurst
Cottage - Beckley
House - Northiam
House – Rolvenden
Terraced house - Beckley
Detached house - Newenden
Detached house - Newenden
Number of
Bedrooms
1
2
2
3
3
3
4
Price
£
149 950
159 500
195 000
165 000
275 000
335 000
355 000
Property to rent
A similar search for rental property found no properties to rent in Newenden; the search was therefore
widened to within a 3 mile radius of the parish:
Type of Property
House
Cottage
Apartment
House
Number of
Bedrooms
2
2
2
4
Price £pcm.
825
825
850
1100
Household income required to afford current market prices
Using local information, the table below shows gross income level needed to purchase a property in the
area. The figures are calculated assuming a 15% deposit and using 3.5 x gross income. Monthly
repayment is based on a 2 year fixed standard with HSBC at 4.29% (May 2014) 25 year mortgage term and
is calculated using HSBC’s mortgage calculator.
It should be noted that in the current economic climate lenders have made the borrowing criteria for
potential mortgagees far stricter by requiring at least a 15% deposit, making securing a mortgage difficult
for some first time buyers, especially those on lower incomes. Although there are now higher LTV
mortgages available, they tend to attract a higher interest rate. The Help to Buy Mortgage Guarantee
Scheme is now available where purchasers only need to provide a 5% deposit; however, they will need to
make repayments on a 95% mortgage so the income levels indicated on the table below are still relevant
and may actually need to be higher if using this scheme; monthly repayments may also be higher.
Eligibility for this scheme is based on a case by case basis and assessed by the lender.
18
Type of Property
Price £
149 950
Deposit
(15%)
22 493
Gross Income
Level
36 416
Monthly
Repayment
694
1 bed cottage Sandhurst
2 bed cottage - Beckley
2 bed house Northiam
3 bed house –
Rolvenden
3 bed terraced house Beckley
3 bed detached house Newenden
4 bed detached house Newenden
159 500
195 000
23 925
29 250
38 736
47 357
738
902
165 000
24 750
40 071
763
275 000
41 250
66 786
1272
335 000
50 250
81 357
1550
355 000
53 250
86 214
1642
To gauge the income level required to afford to rent privately, Government guidance states that a
household can be considered able to afford market house renting in cases where rent payable was up to
25% of their gross household income (DCLG Strategic Housing Market Assessment Guide 2007)
Type of Property
2
2
2
3
bed house
bed cottage
bed apartment
bed house
Price
£ pcm
825
825
850
1100
Approx. Gross Annual income
£
39 600
39 600
40 800
52 800
Using HM Land Registry data on house sales (www.mouseprice.com) using postcode area TN18 which lies
within or includes part of the following towns, counties, localities, electoral wards and stations: Benenden
and Cranbrook, Cranbrook, East Sussex, Gills Green, Hawkhurst, Hawkhurst and Sandhurst, Newenden,
Rolvenden and Tenterden West, Rother Levels, Salehurst and Sandhurst, the average house prices in the
last 3 months are –
1 bed properties £155,100
2 bed properties £213,800
3 bed properties £305,300
4 bed properties £522,000
5+ bed properties £764,800
To afford the average cost of a 1 bed property using the mortgage calculation shown above, a salary of
£37,667 would be required. To afford the average cost of a 2 bed property a salary of £51,923 would be
required.
Information provided by ‘mouseprice’ states that the average property in the TN18 area costs £335,400
with average earnings being £26,466. This means that the average property costs over 12 times more than
the average salary. The source used by ‘mouseprice’ to assess price to earnings ratio is Calnea Analytics
proprietary price data and earnings data – updated quarterly.
19
Affordable Rent
The Government has introduced changes relating to rents charged to new tenants of social housing from
April 2011. Affordable Rent properties allow landlords to set rents anywhere between current social rent
levels and up to 80% of local market rents.
The following table shows average open market rent levels for the Ashford area and affordable rent levels.
Size of Property
1 bed
2 bed
3 bed
4 bed
5 bed
Open Market Rent Levels £
490
636
750
968
1367
Affordable Rent Levels £
392
509
600
775
1093
The table below shows income needed to afford the affordable rent levels using 25% of gross income as
the indicator of what is affordable.
Property
1
2
3
4
5
Price
£ pcm
392
509
600
775
1093
bed
bed
bed
bed
bed
Gross annual
Income £
18 768
24 432
28 800
37 200
52 464
Shared ownership
To give an indication of respondents’ ability to afford shared ownership, levels of income and rent/mortgage
have been taken into consideration on purchasing a 40% and 70% share of a property with estimated value
of £114,950 for a 1 bed apartment, £157,500 for a 2 bed house, £165,000 for a 3 bed property and
£254,995 for a 4 bed property. These values are taken from costs found for newbuild shared ownership
properties in the Ashford Borough Council area.
Calculations are made assuming a 15% deposit of mortgage share.
Property
price £
Share
114,950
114,950
157,500
157,500
165,000
165,000
254,995
254,995
40%
70%
40%
70%
40%
70%
40%
70%
Deposit
Required
£
6897
12 069
9450
16 538
9900
17 325
15 300
26 774
Monthly
Monthly
mortgage rent £
£
206
158
362
79
288
220
504
110
296
227
517
113
457
351
802
175
Monthly
Service
charge
80
80
80
80
80
80
80
80
20
Monthly
total £
444
521
588
694
603
710
888
1057
Gross
Income
required
16 438
24 232
21 588
32 432
22 162
33 339
32 463
47 026
7. ASSESSMENT OF HOUSING NEED
This section further analyses the housing needs of respondents who completed Section 2 of the survey.
Section 7 has been removed from this public edition of the report as it may disclose personal
information of respondents in housing need.
21
8. SUMMARY OF FINDINGS
The Housing Needs Survey has found a need for up to 3 homes for local people who are in need of
affordable housing; they are 1 single person, 1 couple and 1 family.
2 of the households need housing now and 1 in the next 5 years.
The 3 respondents who are in need of affordable housing indicated strong local connections to Newenden
Parish; they all currently live there.
In total there are 5 adults and 1 child who have a housing need.
2 respondents are currently renting privately and 1 is living with relatives.
When asked how many bedrooms respondents need, the following answers were given: 2 x 1 beds and 1 x
2 beds.
In total, 2 respondents indicated an interest in shared ownership but did not indicate sufficient income
and/or deposit to afford it. The tenure identified by this survey is therefore for 3 rented properties.
22
9. APPENDIX N1
Question 9. Please use this space if you wish to explain your answer to question 8.
I believe there is an urgent need for affordable housing so that employees do not have to travel long
distances to work.
I feel we need more family homes and families in Newenden.
No parking, traffic to lane, it's very narrow in places. No facilities (i.e. shops etc). This is a rare quiet
village; let's keep it that way, that's why we are all here.
Only support if housing for local people.
No amenities. No work. No parking.
I don't think that the village will improve it tries to remain exactly as it is. Bringing a greater number of
households to the village will make it more viable and more diverse.
Provided there is no building on Battery Bank.
Newenden is a small village with limited facilities and employment opportunities. There is adequate housing
stock to satisfy local needs. I don't believe there is a requirement for additional housing.
Would support if only 2-3 dwellings but not 8-10
The village in not 'all' on mains drainage, there is no gas supply, we have no village shop, there is a
problem with speeding traffic therefore we do not feel the village can support further housing.
If there is a genuine local need for housing, we would support a small development. However, the siting of
the development would have to be agreeable to the present community and should enhance the village.
Better places to build these where there are services and public transport. Lossenham Lane is too narrow
for more traffic.
We are not a sustainable community e.g. no village shop.
Newenden has no shop/garage/school/doctor's surgery/dentist etc. Any development would only increase
the amount of traffic on the already overcrowded roads and increase the UK carbon foot print. Build them
somewhere which as those facilities and sensible public transport system.
Newenden is not the right village for development. No facilities, few buses, nothing to attract families,
village life needs commitment.
We need more housing in rural areas to sustain active communities, schools, shops and employment.
Newenden has been neglected by the borough of Ashford because it is at the extreme edge. It has
suffered from service degradation. More houses, especially for the young would keep the village alive.
There is plenty of room in all these empty fields.
23
Yes, but not for more than 3 or 4 units.
In principle we would have no objection to one or two new houses if they were needed by family who
presently had employment in the village or had a genuine tie with the village.
This is an area of ONB with no facilities. The former requires our protection no exploitation, and the latter's
absence point the way to other, preferably brown field sites crying out for re-generation.
It is important that these houses remain in the housing association stock. We wonder if in such a small
village that there would be a continuous demand but would have no objection to them being occupied by
people from nearby villages.
Currently the parish is a small and connected village atmosphere - this would actually encourage youths
from outside the village to come to Newenden and would decrease the housing prices too.
We do not feel that the infrastructure of the village can support any additional housing.
Support within certain limits, no 5 plus bedrooms. Only for young married couples.
Villages such as Newenden are viewed as expensive places to live because of the lack of development and
the small community we have. Schemes such as this are self defeating as developing property for those
that currently can't afford it ruin what's there for those who have earned their right to live there.
There seems to be no requirement for further housing in what is a small rural area with very little
employment opportunity.
24
NEWENDEN PARISH COUNCIL
Housing Needs Survey
March 2014
Dear Householder or Employer
Last year, the Parish Council was approached by a developer, MMH New Homes (“MMH”), together with Action with
Communities in Rural Kent (“Rural Kent”), an independent voluntary organisation. We were requested to consider
whether there might be a need for affordable housing in Newenden. This is also known as “local needs housing”; they
are homes that can be rented or part bought (shared ownership) from a Housing Association. The reason for providing
such housing is to help local people of all ages remain in the parish, rather than being forced to leave by unaffordable
house prices.
We have since reviewed the request and interviewed both MMH and Rural Kent. We have now agreed for Rural Kent to
send out the enclosed Housing Needs Survey to households and employers in Newenden, in order to assess the
demand and gauge the level of support for a small scheme here. They are doing so with the approval of Ashford
Borough Council, whose housing officers have approved this questionnaire. Tessa O’Sullivan, the Rural Housing
Enabler from Rural Kent is responsible for carrying out the survey and will analyse the results of the survey, with all
information given being kept confidential, and will then give a summary report to the Parish Council.
Depending on the outcome of this survey, we may try to find a suitable site within the parish. Planning permission
could be given for sites that would not normally be considered, but any development would be subject to strict
conditions:
• The survey will identify how many affordable homes may be needed in the parish, and the development can
be no larger than that number of homes.
• All homes on the site will be owned by a Housing Association (no homes can be sold privately)
• Houses are either rented or part-sold (shared ownership) to tenants
• Only households with a genuine local connection are eligible to be tenants
• There is no Right-to-Buy on these homes so they will always remain affordable for local people.
If a suitable site is found, a village consultation will be held so that residents of the parish can view and discuss the
proposals and put their views forward. We would like to disclose that MMH have recently bought “Battery Bank” (the
woodland area to the north of, and along the A28). However, this makes it neither more nor less likely that that site
would be selected for development because planning policy requires that all potential sites in the village must be
considered.
This is a very important issue, so please take time to fill in this survey, whether you or your family have a housing
need or not. If you have a housing need please complete both sections of the form. If no one in your household has
a housing need, we still want to know your views, so please complete Section 1.
Please return this form using the FREEPOST envelope provided by 14th April 2014.
If any further information or additional questionnaires are required please contact the Rural Housing Enabler on 01303
813790, or the undersigned on 01797 252247 or [email protected]
Yours sincerely
Åke Nilson, Chairman
25
26
27
28
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