Landowners can help solve the rural housing crisis

Report suggests ways to help landowners provide affordable housing for local communities

A new paper released by the Campaign to Protect Rural England (CPRE) argues that rural landowners can play a crucial role in solving England’s rural housing crisis, and sets out ways to better enable them to do so [1].

Photo: hastoe

Photo: Hastoe

Under current policy, rural landowners can provide sites at below-market prices to build housing for local people in need – but recent legal and financial changes have made this increasingly difficult. On Solid Ground shows how we could make it easier for landowners to offer their land for affordable housing, including through changes to tax legislation and to councils’ waiting list systems for social housing.

Rural communities are particularly hard-hit by dwindling affordable housing stock: 8% of rural housing is classed as affordable compared to 20% in urban areas [2]. This has seen the average age in rural communities rise as young people are priced out, and services like post offices, pubs and shops have closed as workers and potential customers are forced to move elsewhere [3]. Continue reading

Affordable home building at a 24 year low

Building of affordable homes is at a 24 year low: http://www.bbc.co.uk/news/education-38015368

In rural areas the situation is even more difficult –  housing associations are under more pressure than ever before with cuts in grants and rents and growing demand, particularly in rural areas where wages are low and few affordable homes are available. Susannah Richter talked to two rural housing associations about the challenges they face.

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English Rural Housing Association tenants enjoying their homes

Hastoe and English Rural Housing Association (ERHA) are leading campaigners in rural housing. They are passionate about providing more affordable homes in villages to keep communities alive and vibrant. Both lobbied intensively to make the right to buy voluntary for housing associations (HAs) and have vowed never to sell off their village homes.

This is because it is so difficult to replace those homes and demand is growing. Only 8% of rural homes are considered affordable and incomes are far lower (average £19,700 compared with £26,900 urban). Open market house prices are 22% higher in villages than towns.

It’s a lengthy and expensive process to get rural homes built. Often the developments are small and they are almost solely on exception sites (areas outside village parameters which would not normally be granted planning permission and are therefore much cheaper than development land). The HAs work closely with parish councils, local authorities, rural housing enablers and communities to ensure the housing mix is right for the village.

Hastoe lobbied successfully on the Housing and Planning Bill to ensure starter homes would be exempted from exception sites so they remain a way for HAs to get rented homes built. “Usually there is a real sense of pride from the landowner that they are able to help and leave a legacy for their communities,” said Hastoe’s Chief Executive Sue Chalkley.

HAs used to receive a grant of up to £60,000 for every affordable rented home built. Last year that was cut to around £12,000 and this year to £0 for rented homes. Meanwhile, the Government has dictated rent cuts of 1% per year for the next five years. Both HAs have had to reduce their building programme. At its peak (2012) Hastoe was building 550 homes a year, now just 50-100. ERHA was building 70 a year and that has been cut to 30. Yet the demand in Kent is 200+ per year.

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Photos: Hastoe

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“This makes me really sad. So many people are working hard but on a low wage and desperately need homes for rent. They cannot aspire to buy a home but they want and need to live in their communities,” said Sue Chalkley.

Alison Thompson, Senior Regional Housing Manager at ERHA, explained that they now have to include some open market properties in developments to cross subsidise the costs. “It’s not all doom and gloom though and has in fact presented opportunities,” she said. “We are meeting a new need and have built small bungalows for older people wanting to downsize but stay in their village. Plus, we are being innovative – we are offering some self-build plots which reduces the risk to us and again meets a need and we prioritise selling them to local people.”

Affordable homes are vital for communities to thrive. Without them, families will move to cheaper properties in towns and then the lack of demand within the village can lead to the closure of schools, village shops, pubs. As it is, the number of people aged 30-44 fell 9% over the last decade, many moving to towns after being priced out of their communities.

Sue Chalkley: “I can’t see how villages will survive. Local employers won’t be able to find employees, the facilities will have gone and there will just be affluent older people driving out of the village.”

One example of the need for younger people was in Charing where the fire station was under threat of closure as there was a shortage of retained firefighters. When ERHA built a development, one of the first tenants was a young man who became a retained firefighter, demonstrating just how much impact affordable homes can have.

“We need a mixed community to keep our villages alive,” said Alison Thompson. “Our homes really are a lifeline. Some people have been living in cramped conditions, with parents or in mobile homes, and are desperate for their own home in the area they grew up in or work. One new tenant said she felt like she’d won the lottery the day we handed her the keys.”

To be eligible for a HA home, people need to have a strong connection to the village and be on a relatively low income (in most cases less than £30,000 a year). They then get an affordable rent (80% of market value) and, vitally, security of tenure.

Despite initiatives like the right to buy, shared ownership and starter homes, many people will never be able to afford their homes. Here in Kent our housing associations are safeguarding their stock to ensure it is available for future generations. This will allow people, particularly young families, to live and thrive in their village communities and, we hope, maintain vibrant, active and working villages with a mixture of age groups and income earners.

November 18th 2016

How can they harm our landscape and heritage?

mug shots Rose 006  By Rose Lister
When driving down the A2070 on the Eastern edge of Ashford you may notice the startling juxtaposition of industrial and retail buildings on the one side and a beautiful rural landscape on the other. You may be saddened to discover that this rural idyll presided over by the stunning Grade I listed St Mary’s church has been earmarked for employment development.

St Mary's Church, Sevington, photo The Village Alliance

St Mary’s Church, Sevington, photo The Village Alliance

‘Surely not!’ I hear you cry. ‘The rural church is set in rural surroundings, how can they be so harmful to our built and landscaped heritage?’ Unfortunately they can -the details can be found in the U19 policy and on the Ashford Borough Council’s (ABC) planning website. Our job is to ensure that everything that can be done to limit the harmful impacts of the site on the countryside and everything contained within it (man-made or living) is done. The current masterplan is a dull and uninspiring creation that has not currently been accepted by ABC. The little detail the masterplan has includes seven units of varying size, from large to massive, with suggested landscaping, new road links and parking. I shall be honest, these buildings are not to my taste. Their size, scale and suggested building material are unsustainable and harmful to the historic and living landscape, and that’s even before we consider the transport issues.

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