Agenda item

Report DRS25 from the Corporate Director of Regulatory Services.

                        (Enclosure)

• Gypsies and Travellers Needs Survey            (Enclosure)

Review of Housing Strategy

The Corporate Director of Regulatory Services had submitted report DOS25 for the DSP’s consideration on the review of the Housing Strategy. The review covered previous GOEM feedback, the outcome of the strategic housing inspection and consultation undertaken in the summer and autumn of 2005. Fordham Research Ltd. were commissioned by the Council to undertake a combined Housing Needs Survey and Private Sector Stock Condition Survey, on which the strategy had been based. The strategy has also had regard for existing and emerging government policies.

The study was designed to assess future requirements for affordable and market housing. The Basic Needs Assessment Model estimated a requirement of an additional 646 affordable homes per annum. The Balancing Housing Market methodology also suggested a significant requirement for additional affordable housing. The Study suggested that in light of the affordable housing requirement, the Council would need to maximise the availability of affordable housing from all sources, including new build, acquisitions and conversions. There was a shortfall for all dwelling sizes, particularly one and two bedroomed dwellings. Within the District, 1.6% of all houses were overcrowded and 44.2% were under-occupied.

Planning guidelines made no provision for the development of large amounts of affordable housing. It was recommended that the LDF should be developed to include provision for:

• A threshold of 15 or more units (or equivalent floor space) within the urban areas and of 2 plus units within the rural areas
• A target seeking the provision of up to 50% affordable housing on all eligible sites
• A target for affordable housing provision on sites allocated for housing development
• Guidance on the size, type, tenure and cost of affordable housing to be provided
• A rural exceptions policy
• Consideration of the identification and allocation of sites or areas solely for affordable housing within rural areas

There was concern that the current allocation for new housing in South Kesteven based on quota distribution, would not be sufficient to permit the development of 646 affordable homes a year. The Corporate Director of Regulatory Services explained that the report by Fordhams would be a robust form of evidence to demonstrate to GOEM, a need to increase South Kesteven’s quota for development.

The Panel discussed the number of houses containing people with special needs, the housing needs of black and minority ethnic groups, key workers and older person households.

Members briefly discussed an appropriate percentage for affordable housing. 50% had been recommended, although some places were stating that 75% of a development needed to be affordable housing.

Discussion ensued on overcrowding and under population. The panel considered that it would be difficult to enforce under population but were pleased that there were taxation incentives for single people who rented accommodation in large properties.

The Panel were interested in the idea of a rural exceptions policy. This would be aimed at securing the provision of affordable housing on sites within or on the edge of settlements where market housing would not normally be acceptable. The only form of development permitted on these sites would be for affordable housing. This would need to be viewed in the context of sustainable communities and used alongside planning procedures.

A majority of the Panel supported the recommendation for the inclusion of the outline “Affordable Housing Policies within the Housing Strategy” and their inclusion within supplementary planning documents.

CONCLUSION:

The Economic DSP recommend the inclusion of the outline “Affordable Housing Policies within the Housing Strategy” as identified at Section 7 of report number DRS25 and seek inclusion of these proposals within the supplementary planning documents.

Gypsy and Travellers Needs Survey

As part of the Review of Housing Strategy, a survey was undertaken, which included a Gypsy and Traveller Study. The Study considered five priority aims:

1.                  To consider the accommodation needs of gypsies and travellers

2.                  To obtain a wider understanding of issues facing gypsies and travellers

3.                  To examine the use of official sites and problems encountered

4.                  To understand the issues posed by unauthorised sites

5.                  To examine the strategic implications of the research findings.

Within South Kesteven the gypsy and traveller population was relatively small when compared to neighbouring areas, although there has been a 60% growth over two years. Figures suggest that there had been an increase in unauthorised encampments.

Research identified that the capacity of authorised sites could be increased to provide alternative accommodation to the groups who stay on unauthorised sites. Twenty authorised pitches would be needed to accommodate these families. The report also suggested the need to increase authorised transit pitches by five to meet the lifestyle requirements of South Kesteven gypsies who use unauthorised sites en route to another area. Survey results indicated that the number of gypsy and traveller households would increase by 6% over the next five years and therefore site capacity should be capable of meeting the predicted additional requirements.

If provision was made to increase the capacity of authorised sites, then action could be taken against the use of unauthorised sites. Members were concerned that this would be done through the court system and would take time. The Corporate Director of Regulatory Services stated that legislation covering the needs of Gypsies and Travellers was new and additional legislation could follow that would assist with enforcement. The Panel were advised that SKDC were among the first to commission a study and that funding and guidance could be forthcoming when a greater number of authorities had completed their studies.

Members discussed the advantages of encouraging Gypsies and Travellers to remain on permanent sites; it would encourage stability for the family unit and would allow the children to attend school.

It had been recommended that instead of the District Council identifying areas for encampments, Gypsies and Travellers should apply through the planning process. This would mean that residents would be given the opportunity to submit views.

The Panel supported the recommendations of Fordhams and felt that proposals for gypsies and travellers should be included within the Local Development Framework.

CONCLUSION:

The Economic DSP recommends the inclusion of the outline policy proposals within the Housing Strategy, as identified in Section 4 or Report DOS25B and seek inclusion of proposals for gypsies and travellers within the Local Development Framework.