Parish of Dittisham Local Housing Needs Report

Parish of Dittisham Local Housing Needs Report Produced by: The Community Council of Devon On behalf of: The Devon Rural Housing Partnership December 2012

Contents 1. Findings and Recommendations 2. Introduction and Information about Dittisham 3. Aims of the Survey 4. Survey history, methodology, distribution and response. 5. General Survey Findings 6. Housing Aspirations of people over 55 7. Assessment of those in Need 8. Conclusions Future Housing Need for Dittisham Appendix 1 Appendix 2 Survey form Comments on Housing Please note that this document is the intellectual property of the Devon Rural Housing Partnership. If this document is used by any organisation to support a development then a fee will be charged. Details of this fee can be obtained from the Rural Housing Enabler at the Community Council of Devon. This document is available in large print and alternative formats upon request. Please ring 01392 248919 Community Council of Devon First Floor, 3 & 4 Cranmere Court Lustleigh Close Matford Business Park, Exeter EX2 8PW www.devonrcc.org.uk

1 Findings and Recommendations Principal Conclusions The survey identified a need for twenty affordable homes within the next 5 years: Within 12 months 2 households Within 1-3 years 16 households Within 4-5 years 2 households Recommendations 1) A provision of additional affordable housing is needed to meet local needs in the Parish of Dittisham. 2) The assessed need is for 17 rented homes and 3 shared ownership homes. 3) The Dittisham CLT model could satisfy some of the 20 homes required - subject to its financial model. Key findings Affordability The survey found 20 respondents in housing need who could not afford to buy or rent in the open market. 3 may be able to afford a shared ownership property and have access to a deposit. Affordability is linked to house sales, and market rental charges in the Parish. Local connection All households in need met the South Hams District Council local connection requirement Other Findings The survey achieved its aim of identifying actual households in need. 116 survey forms were returned. The response rate was 40.2%. 95% of those responding to the question said they would be in favour of a small development of affordable housing for local people. Three households stated that they were registered with Devon Home Choice 5 households determined in housing need indicated that they are not interested in self build, one gave no indication. 11 single people were determined in housing need. Self-Build 94% of all those responding to the survey said they would be in support of self-build. Fourteen households determined in housing need were also interested in self-build, 8 households were couples with children. 3

2. Introduction and Information about Dittisham. Dittisham is a Parish in the South Hams, lying on the western banks of the River Dart, approximately six miles from Dartmouth. The Parish incorporates the Hamlet of Capton and the Manors of Bozomzeal and Coombe. The village of Dittisham has a medieval church, sailing club and two public houses, one of which is home to the village post office/store. The Parish nestles in the area of outstanding natural beauty of South Devon. In the 2001 census the population of the parish was 424 in 294 households. The latest population figures show that there are 446 people resident in Dittisham, (Patient and Practitioner Services Agency 2012). In the 2001 census there were 3 empty homes and 99 second homes or holiday lets in the Parish. Parish Sales information and House Prices Over a two year period from July 2011 the Land Registry records fourteen sales at an average of 585,344k. At the more affordable end of the market the average price of the cheapest properties was 292k. There are currently 11 properties being marketed in the survey area on the Rightmove website. The cheapest being marketed is a 2 bed terraced house for 250k, and a three bed semi-detached house for 195k with a local occupancy covenant. The average price for the cheapest 25% of 2 and 3 bedroom properties is shown in the table below. These figures are used to assess ability of people to buy in the open market and as an indication of the cost of a shared ownership property. There are no rented properties for Dittisham being marketed on the Rightmove website, information was therefore collated using a three mile radius of the parish. Residents completing the survey form who rented privately were asked to give information about the level of rent paid. The average private rent for Dittisham based on this information is 633. Table one shows the figures used to assess rent and purchase affordability Table 1 Values used to assess affordability Size Purchase price Monthly rental 1 bedroom 175,500 595 2 bedroom 275,000 639 3 bedroom 325,500 665 The reference source of one bedroom properties sales prices has been retrieved from villages within one and three mile radius of Dittisham as there is no information available within the Parish. Table two below shows the amount of social housing in Dittisham by type. 4

Table 2 Social Housing Stock for Dittisham Type 3 Bedroom House 6 2 Bedroom house 6 1 Bedroom Flat 1 Totals 13 Because of the very low number of affordable homes, vacancies are likely to be very rare and are difficult to predict and are unlikely therefore to have any significant impact on assessed housing need. There was one vacancy in February 2012 which attracted 60 bids on Devon Home Choice. 3. Aims of the Survey To investigate the affordable housing need, tenure and house size for local people in the parishes of Dittisham, those wishing to return, and those who work in the parishes. To establish the general level of support for a small development of affordable housing for local people with housing needs In order to establish whether a person needs affordable accommodation it is necessary to establish 3 elements: a) That they have a housing need b) That they are unable to meet their need with their own resources in the open market c) That they have a local connection to the parish of Dittisham. 4. Survey history, methodology, distribution and response. The survey was carried out using a standard methodology approved by local planners. Background notes on the methodology can be obtained from the Rural Housing Enabler. The Rural Housing Enabler attended a meeting with Dittisham Parish Councillors on 24th July 2012. The Parish Council decided to carry out a survey to assess the level of local need. The meeting also included members of the Dittisham Land Society who is interested in delivering self-build affordable housing for local people in the Parish. Survey forms (Appendix 1) were delivered by hand to every household in the Parish. Parishioners were able to return the survey in a reply paid envelope. The deadline for the return of the survey was the 16 th November 2012. The survey form was in 2 parts. The first part asked a limited number of general questions about the type of household and support for affordable housing. All residents were invited to respond to this part of the survey. The second part of the survey was designed to be completed by households with a need to move home within the next 5 years. Additional questions were added to the forms about Self Build Housing. 5

There were 116 surveys returned, which is a response rate of 40.2%. The survey achieved its aim of identifying actual households in need. Out of the 116 surveys twenty seven were returned with part two filled in. Statistics referred to in this report were published in 2012 unless stated otherwise. It should be noted that whilst apparent inconsistencies in responses are followed up, the information given is taken at face value. 5. General Survey Findings 5.1 Favour a small local development Respondents were asked if the need for affordable housing were proven would they be in favour of a small number of homes for local people. 95% of those answering the question said they would be in favour. Applicants were also asked if there is a need for affordable housing would they support a small development of self-build affordable homes for local people 94% of those answering the question said they would be in favour. 6

5.2 Suggestions of where a development could be sited. Respondents were asked to suggest small sites and identify any empty properties or redundant buildings which could be used for affordable housing. Fourteen suggestions were received. A list of all sites mentioned will be made available to the Parish Council. Additional comments were made more generally about the provision of new housing; these comments are listed in Appendix 2. 5.3 Main or second home Twenty of the responses were from second home owners in the parish. 5.4 Current tenure 84% (91) of respondents own their own home; five of the households were occupying an affordable rented home from a housing association, and eight were renting from a private landlord. Two respondents lived in shared ownership and two in tied accommodation. Figure 3 below shows the breakdown of tenure from responders. 5.5 Respondents who need to move. Thirty six households expected that they or someone in their household would have to move now or within the next five years. Twenty seven households completed part 2 of the form. Seventeen responders knew of past residents who had to leave the village that might want to return, additional part 2 forms were issued where requested. 6. Housing needs of people over 55 Part 1 of the questionnaire also included some questions about older peoples needs. Households were asked about their future housing plans. 58 responders have no plans to move, 11 have thought about moving but do not expect to in the next five years and 18 responders expect to move home in the next 5 years. 7

When asked where they wished to live 8 responders wish to remain in Dittisham and 11 expect to move away from Dittisham. 7. Assessment of those in need Twenty seven households indicated a need to move and returned part 2 of the survey. Of the twenty seven households being assessed seven have been excluded. Five have stated or indicated that they have enough income and savings to be able to buy on the open market; three of these owner occupiers have stated an interest in self-build, they have not registered with Devon Home Choice, and from the information provided would possibly not qualify for affordable housing. Two respondents provided insufficient information to assess their needs. This section refers to the remaining twenty households. Housing need Households completing this part of the form were asked to identify their reason for wanting to move. Figure 4 shows the reason and main reasons given for wanting to move. The main reason for respondents to move was the need for more security in private tenancies and secondly wanting their own home as they are currently living in parents or others home. Local Connection The definition of local connection is set out in the South Hams Local Allocations Policy February 2011 below: Has a member of the household been a resident for 3 out of the last 5 years, where this has been of choice? Has a member of the household been a resident for 6 out of the last 12 months, where this has been of choice? 8

Is there a family connection in the Parish (immediate family members, parents, siblings and non-dependent children) who have themselves lived in the area for five years? Does a person/member of the household have permanent employment in the Parish? (Minimum of a 16 hour contract per week for the previous 6 months and without a break in the period of employment for more than 3 months). Each of those completing part two of the form was asked to show how they met these criteria. This information has been used to establish whether respondents meet the test above. All of those determined to be in need met the local connection criteria. Housing Options The housing options available to the households in need with a local connection are now given consideration. Respondents provide information on income and savings which allows an assessment of what the household can afford to pay for their accommodation. Notes on the methodology are available from the Rural Housing Enabler. The twenty households have been assessed against these criteria. Three of the households state that they are registered on Devon Home Choice. One responder states they are registered with South West Homes. Devon Home Choice information shows that there are currently 2 applicants registered who live in Dittisham. The income of households in housing need is shown in Figure 5 below. This shows that there are thirteen households with a stated income of up to 20K, six of these are in the 10-15K band. The circumstances of the remaining 20 households have been carefully analysed to assess the type of housing which will be affordable to them. 9

One household state that they may require mobility accessed accommodation in the future. Three households have or could potentially raise a deposit for a shared ownership property. Five respondents determined to have a housing need indicated that they are not interested in participating in self build, 1 respondent did not indicate if they were interested or not. One of these respondents may be able to afford shared ownership. The suggested mix of housing is shown in Table 3 below. This takes account of the family makeup as declared on the survey form. Table 3 Housing mix needed Type of property Shared Rented ownership 10 1 1 or 2 bedroom property for single people 1 or 2 bedroom property for couples 1 2 bedroom property for families 4 1 3 bedroom property for families 3 The survey also enquired when those in affordable housing need required accommodation; two said they needed to move in the next year, sixteen in 1-3 years; two said that they needed to move in 4 5 years. Self-Build Further analysis was carried out from responders who indicated that they were interested in self-build. It is noted that there were three responders who are owner occupiers outside the Parish, who wish to return but may be unable to raise a mortgage to buy a home in Dittisham. Table 5: Responders who were interested in self-build As Determined by Number affordability: Those who can purchase 3 in the open market (not affordable housing need) Those able to afford 1 shared ownership Responders who could 13 only afford rented Table 6: Family make up of respondents interested in self-build Singles 6 Couples with Children 8 The responders who are interested in the self-build community land trust could be analysed further once detail is clear about the Community Land Trust financial 10

model. There may also be responders who have access or further access to a deposit which is not evident from the responses. 8. Conclusion - Future Housing Need for Dittisham Overall, it must be remembered that this Housing Needs Survey represents a snapshot in time. Personal circumstances are constantly evolving. Any provision of affordable housing, would, by necessity, need to take account of this. However, given the level of response to the survey, and in spite of the potential for circumstances to change, the Parish Council can feel confident in the results of this survey. The survey has identified a need, in the near future for twenty units of affordable housing, fourteen respondents of which have stated an interest in a Community Land Trust self build. There are also 6 respondents in need of affordable housing. As the needs of households are constantly evolving the level and mix of need in this report should be taken as a guide. In particular it may be appropriate to vary the mix of sizes provided. This report remains appropriate evidence of need for up to 5 years. However if there is a significant development of affordable housing in the Parish which is subject to a local connection requirement and substantially meets the need identified in the report it will normally be necessary to re-survey the Parish before any further development to address local needs is considered. Self-Build The housing need survey has identified a strong level of interest in Self Build. With over 14 households expressing an interest it is likely that it will be possible to put together a viable scheme even allowing for it being likely that some people will not want to proceed when the full details of the scheme are clear. It should be remembered that Self Build is a delivery method for achieving affordable housing. It is not suitable for everyone, and a number of people in housing need are not interested in this approach. The needs of those who are not interested in this type of housing should be addressed. Recommendations The final assessed need is for 17 rented homes and 3 shared ownership homes. The Dittisham CLT model could satisfy some of the 20 homes required - subject to its financial model. It is recommended that this report is noted and that the Parish Council consider further action to address the need for twenty affordable homes. 11

Housing Need Survey Form Appendix 1 Dittisham Parish Housing Needs Survey Thank you for taking the time to complete this form. This survey form has been sent to every known household in the Parish. Please complete Part 1 of the form, even if you do not have a housing need. Please complete Part 2 of the form if you think you may need to move to another home in Dittisham Parish within the next five years or you are a past resident who has had to leave the Parish and would like to return. If you require extra forms or have any questions, please contact Sue Hitchcock on 01392 248919. Please return completed forms in the envelope provided by 16 th November 2012. Dittisham Parish Housing Needs Survey Part 1 A. Your Current Home in Dittisham 1) Do you: Own your own home with a mortgage Rent from a housing association or local authority Live in a shared ownership property Live with parents Own your own home without a mortgage Rent from a private landlord Live in housing tied to a job Other, please specify Main Home 2) Is this your: Second Home or holiday rental 3) How many bedrooms does your home have (tick the appropriate box)? 1 bedroom 2 bedrooms 3 bedrooms 4 or more bedrooms 4) If you rent privately how much rent do you pay each month (tick box)? Under 400 per month 400 to 500 per month 500 to 600 per month 600 to 700 per month 700 to 800 per month 800 to 900 per month 900 to 1000 per month Over 1000 per month B. Your household in Dittisham 5) How many people in each of these age groups live in your home? 0-15 16-24 25-44 45-54 55-65 66-75 76-85 86+ C. Housing Required? 6) Do you as an entire household or some part of your household expect to move in the next 5 years? Yes / No If Yes, please complete Part 2 of this form if you wish to remain in the Parish of Dittisham. 7) Do you know of past residents who have had to leave the village that might want to return? Yes / No If yes, please give their name and address so that we can send them a form, or contact Sue Hitchcock, Community Council of Devon (CCD) on 01392 248919 for additional part 2 forms. 12

8) Housing needs of people over 55 Which of these statements best describes the future housing plans of those aged 55 and above in your household? Please tick one box. I/we have no plans at the moment to move home. I/we have thought about moving home in the future but do not expect to do so in the next 5 years. I/we expect to have to move home in the next 5 years. 9) If you are over 55 and plan to move, which of these choices is your top preference? To remain in Dittisham To move away from Dittisham Please complete Part 2 of the form. D. Your View of Affordable Housing What do we mean by affordable housing? In this section when we use the term local housing body we mean housing association, community land trust or other similar notfor-profit organisation. SHARED OWNERSHIP- this is where you part buy, part rent your home. In a typical housing association example, you would start off owning a percentage of the equity and paying rent on the remaining percentage with the option of buying a greater share of the equity when you can afford to do so. You need either to have the cash to buy the equity share or be able to raise a mortgage. If you need to raise a mortgage you will need a deposit plus your buying costs to do so. SHARED EQUITY there are a number of types of shared equity housing. Often you will own the freehold, and another party will also have an interest in the value of the home such as through an equity loan arrangement (you will have paid less than the market value of the home). Where such housing is provided as affordable housing, there will be a restriction on price, occupation and resale. AFFORDABLE RENTED this is where you pay a less than market rent to a local housing body. The rent is no more than 80% of current market rents. SELF BUILD- this is where you are directly involved in the construction of your home, this can be individually or as a group. The extent of your involvement will be decided by the type of scheme. Self-build can be for rented housing, but is normally some form of ownership. If the home is considered as affordable you will need to have an affordable housing need. 10) If there is a need for affordable housing, would you: support a small development of affordable homes for local people? Yes/No support a small development of self-build affordable homes for local people? Yes/No 11) Do you have any suggestions for a suitable site for affordable housing?. 12) Any other comments regarding affordable housing (attach extra sheets if needed): E. Your contact details (optional) Name.. Telephone number.... Address.. Confidentiality and Data Protection: The information you provide will be used by CCD to provide information for the Housing Needs Survey Report and summary information on rural housing need. No data will be published which can identify an individual. 13

Dittisham Parish Housing Needs Survey Part 2 Please complete this form if you think you may have to move to another home in Dittisham Parish within the next five years. The information will be used to identify whether there is a need for affordable housing in the Parish and if there is a need it will help to identify the type of homes required. A separate form must be completed for each household in need of housing e.g. for each grown up child in a family who wants to set up their own home. If you require extra forms or have any questions, please contact Sue Hitchcock, CCD on 01392 248919. In order to accurately assess housing need, we have to ask for some sensitive information. Please be assured that the information you provide will be used by CCD to prepare the Housing Needs Survey Report and provide summary information on rural housing need. No data will be published which can identify an individual. A. Your Housing Need 1) Please complete the table below listing all family members who would need to live in the new affordable housing? Age Male/Female Any specific needs 2) Does anyone in your household need the following? Please tick any that apply; Accommodation on one level Access/suitable for a wheelchair Other, please state: 3) Could you remain in your present home if alterations, adaptations or support were provided? Yes / No If Yes, please describe what would be needed:... 4) What is the current tenure of the household needing to move? (tick appropriate box) Private rented Owner occupier Sharing a house Lodger Rent from a housing association or local authority Living with relatives Tied accommodation Other please describe: 5) How many bedrooms does your current property have? 14

6) When will you need to move? Tick one only Within 12 months 1 3 years 4 5 years 7) Why do you need to move? Please tick any that apply to you a) First independent home k) Currently homeless b) Couple setting up home together l) Cannot manage stairs c) Present home too small m) Present home in poor condition d) Present home too large n) Renting but would like to buy e) Present home too expensive o) Moved away and wish to return f) Private tenancy ending shortly p) Need specially adapted home g) Private tenancy, need more security q) For family support h) In tied housing, ending shortly r) To be near work i) Family break up s) Other please explain j) Currently living with parents or in someone else s home 8) Which of the above is your main reason? Please state one only. 9) a) Have you registered your need with Devon Home Choice Yes / No b) Have you registered your need with South West Homes? Yes / No If you consider that your household is in affordable housing need, it is recommended that you are registered with Devon Homechoice. For an application form, please contact South Hams District Council on 01803 861234. If you are looking for a shared ownership you should register with South West Homes www.southwesthomes.org.uk, 0300 100 0021. Please complete this survey even if you are already registered with Devon Home Choice or South West Homes, CCD cannot use their data for this assessment of housing need. B. What can you afford? It will help us to assess the type of a housing you can afford if you tell us your level of income and any assets, savings or investments. 10) Do you believe that you have enough income and savings (including equity in your existing home) to be able to buy on the open market? Yes / No If you answer Yes to this question then you do not need answer questions 11 and 12 11) Income What is your household s annual income? (Gross income before deductions - including benefits and pensions). This should be the combined income for couples. Please tick the appropriate box. Less than 10,000 10,000-15,000 15,001-20,000 20,001-25,000 25,001-30,000 30,001-35,000 35,001-40,000. 40,001-45,000 45,001-50,000 50,001-55,000 55,001-60,000 Over 60,000 15

12) Savings, investments and assets Please give the amount of savings and investments to the nearest 500 If you own a home we need the following information to make a proper assessment of whether you could potentially qualify for an affordable home What is your estimate of the value of your home? What is your estimate of the balance outstanding on your mortgage? Do you potentially have access to a deposit in addition to any saving? If so how much? C. Do you have a local connection to the Parish of Dittisham? If any affordable homes are provided in Dittisham, they will be for people living or working in the Parish, or for those who can show that they have a long-term connection with the area 13) Please answer the following questions, if they do not apply please put n/a Has a member of the household been a resident for 3 out of the last 5 years, where this has been of choice? Has a member of the household been a resident for 6 out of the last 12 months, where this has been of choice? Is there a family connection in the Parish (immediate family members, parents, siblings and non-dependent children) who have themselves lived in the area for five years? Does a person/member of the household have permanent employment in the Parish? (Minimum of a 16 hour contract per week for the previous 6 months and without a break in the period of employment for more than 3 months). 14) Do you have any other special reason to live in the Parish of Dittisham? 15) Are you interested in participating in a Self-build affordable housing project? Yes / No 16

D. Contact Details. It would be very helpful if you could provide your contact details below. It may be necessary for the Rural Housing Enabler to stay in touch to ensure that you have the best chance of receiving an offer of housing if your need is verified. Name Address Postcode Telephone Number: Email: It may be helpful to pass your contact details to our development partners. Please sign the following declaration if you are happy for this detail to be passed on. I confirm that I agree to the Rural Housing Enabler sharing my contact details on this form with the housing authority and development partners (when a development is imminent), where this is to assist in helping me to access affordable housing. Signed.. Date Name. If you know someone who has moved away from the parish because of the lack of affordable housing and may wish to return, please ask them to contact Sue Hitchcock who will send them a form. Thank you for taking the time to complete this survey form. Please return the survey form in the envelope provided by 16 th November 2012 Local Rural Housing Enabler Sue Hitchcock, Community Council of Devon First Floor, 3&4 Cranmere Court, Lustleigh Close, Matford Business Park, Exeter EX2 8PW Tel: 01392 248919 Email:susan@devonrcc.org.uk 17

Comments on housing. Appendix 2 I would welcome second home owners paying full rates - but a proportion of that rate put towards an affordable housing fund. We need housing for local young people in the village. The village is dying with second home owners Ensure local firms are employed to build/help build houses We need to keep this village alive Not enough houses for young families Shared ownership, shared equity are the best solution We both are very keen supporters of the proposal for local affordable homes in Dittisham There would be no need for this if council housing had not been sold We as a household believe the parish is in desperate need of low cost affordable housing in order that the parish continues into the future We support affordable housing - there are a number of young families who are entitled to their own homes Whether a build or self-build, innovative, quality design is essential Use low rent - not equity based scheme I think it is very important to enable younger working people to live permanently in Dittisham to create a balanced lively community Fully and actively support the CLT. We may also require sheltered accommodation and rest home soon! I am concerned that there are those who already own a house will try and use this as an investment project and that in time these houses will enter the second home market as have the last batch of affordable houses (Shinners Cottages) Vital that young people are given the opportunity to live in their own community. An ageing population no longer a good cross section of society. Should meet normal design criteria suitable for AONB eligibility, especially financial, need to be closely monitored To ensure affordable homes stay affordable it is important that covenants on occupation and resale are put in place at the outset The tory government under Margaret Thatcher should never have sold off the council housing under right to buy. Therein is the problem Self-build seems an excellent idea For family of Dittisham long term residents housing should be covenanted that only residents of Dittisham/surrounding villages can occupy Important the aesthetics are in keeping with surrounding buildings. Also for young families not retired to bring a more balanced mix to village I am not in favour of local authority controlled housing We support this because we have children who all wish to live locally but cannot afford to Without affordable housing younger generation are forced out of the parish Being part of an affordable housing scheme is the only way I would be able to continue living and working in the parish For us affordable housing that we would end up owning and being able to pass on to our children would be the preferred outcome 18