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| APPENDIX 5 - THE NEED
FOR AFFORDABLE DWELLINGS |
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| 1. |
The 1996 Housing Needs Study prepared by David Couttie
Associates revealed 4,500 concealed households in the district. Of
these 3,050 expressed a wish to remain in the district in their own
accommodation. This figure was used as the starting point in calculating
the district wide requirement for Affordable Housing. |
| 2. |
From the 3,050 households the Private Housing Officer
deducted the 1,006 whose incomes were sufficient to permit them to
access the regular housing market. A further 290 households were registered
on a City Council/Housing Association Waiting List whose needs it
was assumed would be satisfied by the turnover in the existing stock.
This reduced the requirement for Affordable Homes to 1,754 units. |
| 3. |
At the time the David Couttie Associates Report was
being prepared 165 affordable units were already committed in principle.
This assumed 85 Housing Association Units and 80 Affordable units
at Mossgate, Heysham. Deducting these produces a residual requirement
of 1,589 units. |
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The supply of Affordable Dwellings |
| 4. |
The Table below sets out the Council's set-by-step
approach in arriving at a District Wide Affordable Housing Target. |
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Dwellings |
| 1 |
No. of Concealed Households, provides proxy
for number of Affordable Homes required, (source – DCA Survey) |
4,500
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| 2 |
Concealed Households not wishing to stay
in district |
1,450
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| 3 |
Concealed Households on housing waiting
lists whose needs will eventually be met through re-lets |
290
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| 4 |
Concealed Households whose income permits
them to access the market |
1,006
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| 5 |
Anticipated Housing Association dwellings
arising from continuation of current HA completion rate |
1,020
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| 6 |
District Wide Affordable Housing requirement |
734
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| 7 |
Total New Dwelling Requirement |
5,726
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| 8 |
Residual Dwelling Requirement 1996-2006
from which an element of Affordable Dwellings will be sought |
3,682
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| 5. |
Note: Figure 6 includes the 80 Affordable Dwellings
committed in principal at Mossgate and currently being developed by
the Home Housing Association. For the purposes of inclusion in Policy
H10 the City Council has rounded this figure up to 'about 740 dwellings'.
Determining the District Wide proportion of new dwellings which the
Affordable Housing Target represents outstanding Dwelling Requirement
at 1996. When the Private Housing Officer prepared his report of the
19th March 1996 it was in respect of the outstanding Lancashire Structure
Plan derived dwelling requirement at that time. |
| 6. |
Note: Figure 7 is the September 1995 residual dwelling
requirement, it excludes the student requirement. This figure is contained
in para 2.2.4 of the November 1996 consultation Draft Local Plan.This
is the figure that provides the base from which we determine what
proportion of new dwellings to be completed in the remaining years
of the plan should be Affordable. Of these 5,726 dwellings 2,544 already
had permission in 1996, this leaves a total of 3,182 plots on which,
starting in mid 1996, development had not been approved and so could
contribute an element of Affordable Dwellings to the district wide
target. If it is assumed that about one fifth, 500 of the 2,544 plots
which had permission at the start of the period lapse, and either; |
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- Become the subject of new applications, and therefore present
an fresh opportunity to seek affordable dwellings, or,
- Are not the subject of new planning applications within this
local plan period and their dwelling contribution is 'replaced'
by completions on other unidentified sites which present an opportunity
to seek affordable dwellings,
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then this would add a further 500 dwellings bringing
the total to 3,682 total. |
| 7. |
20% of 3,682 dwellings is 736, again the City Council
has rounded this up to 740 dwellings. This is the target figure for
Affordable Dwellings which the Council will seek to secure through
negotiation from approvals for residential development in the Local
Plan period. |
| 8. |
The base date for the Lancaster District Local Plan
is mid 1996 while the above figures are deducted from a base date
of September 1995, however, as no Affordable Dwellings units were
actually achieved in this period so the target figure is unaffected. |
| 9. |
Of the total number of concealed households around
70% are based in the main urban area of Lancaster, Morecambe and Heysham.
It follows that around 70%, of the stock of new affordable homes,
about 520 dwellings, should be developed within suitable sites in
the urban area. |
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Assessment of Sites identified
in Policy H10 for Affordable Housing |
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Part A: Development
Requirement & Costs |
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New Roads/
Access |
Other Infrastructure |
Site Reclamation |
Landscaping & Open
Space |
Recreation & Social
Facilities |
Summary
Development Costs Burden |
| Royal Albert |
A |
B |
B |
B |
B |
B |
| Lancaster Moor North |
B |
A |
B |
B |
A |
B |
| St Georges Works |
C |
A |
A |
C |
C |
A |
| Pyes Feedmill |
C |
B |
A |
C |
C |
c |
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A = Significant
B = Typical Requirement
C = Minimal Requirement |
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Part B: Locational
Attributes/Suitability for Affordable Housing |
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Proximity to Employment Services |
Potential Range of Dwelling Types |
Access to Public Transport |
Proximity to Schools (Existing or Proposed) |
Access to Children’s Playspace |
Summary
Suitability for Affordable Housing |
| Royal Albert |
B |
A |
A |
B |
A |
A |
| Lancaster Moor North |
C |
A |
B |
B |
A |
B |
| St Georges Works |
B |
C |
B |
B |
B |
C |
| Pyes Feedmill |
A |
C |
A |
C |
B |
C |
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A = Excellent
B = Average
C = Poor |
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Part C: Individual
Site Target for Affordable Dwellings |
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Total Dwellings to 2006 |
Affordable Dwellings
(Site Target) |
| Royal Albert |
350 |
70 |
| Lancaster Moor North |
0 |
0 |
| St George’s Works |
150 |
30 |
| Pye’s Feedmill |
100 |
20 |
| TOTAL |
1445 |
275 |
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