Agenda item

To consider the report on Affordable Housing in the Proposed Garden Communities.

The Chairman moved item 10 forward in proceedings for the benefit of those present.

The Cabinet Member for Housing introduced the report to the Committee. She said whilst there was much work to be done on the Council’s affordable housing policy, the findings of the Affordable Housing Discussion Group were a good starting point and should be taken into account in the forthcoming review of the Council’s Housing Strategy.

Members discussed the content of the report.

In response to a Member question, the Project Manager - Planning Policy said the proposed Affordable Housing Policy would be referenced in the Local Plan. The Local Plan aspired to include 40% affordable housing in the proposed garden communities but what had yet to be decided upon was the eligibility criteria for these affordable properties. He said this was the opportunity for Members to comment on the policy and he asked Members to contact him if they had any questions.

The Housing Strategy and Operations Manager said the Discussion group had agreed to the Joseph Rowntree Foundation measure of housing affordability. This defined affordable housing costs as being less than 35% of household income. She said the real question was not how to define ‘affordable’ but how to deliver homes at such a cost, and it would be for Members to decide upon what affordable housing model would be used.

The Chairman tabled an alternative recommendation to that which was in the report. The Committee accepted this recommendation.

RESOLVED that the Scrutiny Committee notes the findings and work to date of the Scrutiny Committee Affordable Housing Discussion Group and considers that this is work still in progress. The committee recommends that the work be continued and, in due course, is considered when refreshing the Uttlesford Housing Strategy and in the delivery stages of Garden Communities.

The committee notes in particular the following interim ideas from the report:

(i). Changes to the eligibility criteria of the allocations policy and the creation of a new ‘Intermediate’ Housing Register. All existing employees within Uttlesford District on permanent contracts would be eligible for the Council’s ‘Intermediate’ Housing Register and associated affordable housing, providing the household can evidence that they cannot afford (even with tax credits) private rented housing because it costs more than 35% (gross) of their total weekly household income, but could afford the weekly rental at truly affordable levels at Local Housing Authority rates or at rates available from a Community Land Trust or similar scheme, ideally avoiding the need for Housing Benefit. 

(ii). Adopt the term truly affordable homes to distinguish future home delivery that meets local income criteria and achieves home availability that equates to costs that are equivalent to traditional social provision or cheaper.

(iii). In the case of the two Garden Communities that adjoin the district boundary, then consideration could be given to enable permanent employees working within the immediate vicinity (still to be defined) access to the truly affordable housing provision.

(iv). The council could consider allowing under-occupation for families with opposite sex children below the age of 10. The question of the “Bedroom Tax” would be relevant, though this impediment could be circumvented by providing homes from a Community Land Trust.

(v). Investigate and deliver alternative intermediate home ownership products such as Community Land Trust homes not delivered by HA partners. For example, models that link housing costs to local median income with a resale covenant in place to be delivered permanently in this way and therefore, to be truly affordable in perpetuity and available by avoiding Right to Buy mechanisms. 

(vi). Adopt strategies and policies that are adaptable over time to meet changing employment and social circumstances so that the best truly affordable objectives can be maintained. To achieve this, put in place mechanisms that monitor over time changes in housing need, economic circumstances and required housing mix.

The Chairman said he would be in contact with Officers to assist in taking this work forward.