Housing Strategy - Calderdale Forward

Transcription

Housing Strategy
2005-2010
Decent And Affordable Homes In Safe And
Sustainable Neighbourhoods
If you would like this information in another format (eg. Braille, large print
audio type or computer file), or another language, please contact
Gillian West on
Tel: 01422 392651
E-mail: [email protected]
Text Phone:
1
Contents
Page
No.
Tables, figures and maps
Introduction
The Strategic Vision And Objectives For The Calderdale Housing Strategy
2005 -2010
Chapter 1
A Profile Of Calderdale
Chapter 2
Context And Wider Background To The Strategy
Chapter 3
Review Of Progress Since 2001
Chapter 4
Strategic Objective:
To meet the community‟s need for a mix and
choice of affordable properties based upon a good
understanding of the housing market in the
Borough
Chapter 5
To reduce the amount of poor quality housing and
increase the number of decent homes
Chapter 6
To ensure an effective housing contribution to the
regeneration of the Borough
Chapter 7
To meet diverse housing needs, foster community
cohesion and support vulnerable people
Chapter 8
To help residents feel safe and free from fear in
their homes and neighbourhoods
Chapter 9
To reduce fuel poverty and contribute to reducing
health inequalities
Chapter 10
Financing The Strategy
Chapter 11
Option Appraisal And Ensuring Delivery
3
4
6
Appendices
1
2
3
4
5
6
Glossary Of Terms
8
10
14
16
40
50
57
70
79
85
92
Local, Regional And National Strategic Links
96
Calderdale Housing Requirement Study 2005
104
Listening To Our Community And Working With 110
Our Partners
Breakdown Of Pennine Housing 2000 Stock
114
Breakdown Of Housing Association Stock
115
Supporting People Services
116
117
2
Tables
Page
Table 1
Table 2
Table 3
Table 4
Table 5
Table 6
Table 7
Table 8
Table 9
Table 10
Table 11
Table 12
Table 13
Table 14
Table 15
Table 16
Table 17
Table 18
Table 19
Table 20
Table 21
Table 22
Population By Age Bands
Household Tenure
Social Housing Rented Stock As At 31.3.05
Rents In Social Housing 2005/05
Applications To The Calderdale Housing Register
Social Housing Stock Flows
Postcode Level Price Change 2001-2004
Average House Prices in Rural Areas July – September 2005
Average Reference Rents For Housing Benefit
Housing Costs For Different Incomes
Entry Level Property Prices In West Yorkshire
Housing Costs, Income And Savings
Housing Needs
Completed Developments In Calderdale 2001 -2005
Dwellings Completed Between 1/10/03 and 30/11/05
Number of Dwellings Completed in Each Council Ward
Between 1/10/03 and 30/11/05
Size Of Dwellings Required By Households Intending To
Move within Calderdale
Count Of Gypsy Caravans
Fuel Poverty By Tenure And Age
Financial Support And Fuel Poverty
Recent Use Of Capital Resources
Resources To Support The 2005-2010 Housing Strategy
18
19
20
21
21
22
25
26
27
29
30
31
32
33
33
33
Average House Prices in Calderdale Oct – Dec 2004
Trends In House Prices
Recorded Crime in Calderdale 2003/04
Calderdale Councils‟ Planning Framework
Calderdale Futures Plan Themes
How The 2005 Housing Strategy Objectives Contribute To
The Community Strategy Themes And‟ Homes For All‟
Key Themes Of The 2003 Communities Plan And Homes For
All
Strategic Links
Partnership Working
24
24
71
92
96
98
35
66
81
82
85
87
Figures
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
99
103
113
Maps
Map 1
Map 2
Map 3
Map 4
Map 5
Housing Requirements Study Areas
Postcode Districts In Calderdale
Areas Of Low Household Income In Calderdale
Ward Boundaries
Action Planning Team Areas
17
25
28
34
72
3
INTRODUCTION
Calderdale is a beautiful Borough with a rich heritage, its landscape laced with rivers
and canals, and studded with listed buildings. Local communities and increasingly
people from further afield, want to live in, and move to, its attractive towns and
villages. Whilst welcome in many ways, this success comes at a price. Calderdale‟s
house prices have risen on the crest of a national wave and our recent Housing
Requirements Study shows a growing number of residents struggling to afford a
home. This Strategy sets out Calderdale‟s response to this issue and includes a
commitment to affordable housing.
Many of Calderdale‟s homes are stone built and picturesque. However, their
appearance can mask poor property condition and a need for investment. Again,
this Strategy outlines our response.
Our Borough‟s overall health and vibrancy can similarly deflect attention from people
who need help to find and sustain a home. This document builds on our „Supporting
People‟ Strategy and describes how we are commissioning new, modern services to
meet needs.
Importantly, the Strategy emphasises how housing contributes to wider regeneration,
to building strong communities, and to guaranteeing safe neighbourhoods.
Our Strategy is designed to show how our work in Calderdale can contribute to, and
benefit from, wider regional agendas, whilst maintaining a real dedication to
providing decent and affordable homes in safe and sustainable neighbourhoods. I
commend it to you.
COUNCILLOR AMANDA BYRNE
CABINET PORTFOLIO HOLDER FOR COMMUNITY SERVICES
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The Strategic Vision And Objectives For the Calderdale Housing Strategy
2005 - 2010
In deciding the overall vision for this strategy, we have listened to what our diverse
communities have told us about their homes and neighbourhoods. It is clear that the
residents of Calderdale want to live in homes of an appropriate size and of a type to
meet their needs, that are in good repair and warm enough and located in areas that
they feel proud of and feel safe in.
Accordingly our vision for this strategy is:
‘To enable everyone in Calderdale to have access to a decent and
affordable home in a safe and sustainable neighbourhood.’
The objectives of the strategy identify the different issues that we will need to
address if we are to achieve our vision. They are:
To meet the community’s need for a choice of affordable
properties based upon a good understanding of the housing
market in the Borough.
To reduce the amount of poor quality housing and increase
the number of decent homes
To ensure an effective housing
regeneration of the Borough
contribution
to
the
To meet diverse housing needs, foster community cohesion
and support vulnerable people
To help residents feel safe and free from fear in their homes
and neighbourhoods
To reduce fuel poverty and contribute to tackling health
inequalities
6
7
Chapter 1
A Profile Of Calderdale
Calderdale is situated in West Yorkshire and includes the towns of Brighouse, Elland,
Halifax, Hebden Bridge, Sowerby Bridge and Todmorden, as well as the surrounding
villages of the South Pennine uplands. The Council is the sixth largest of the 36
metropolitan authorities in terms of land area, yet the fifth smallest in terms of
population, with almost half of its residents living in Halifax. Calderdale is made up of
many distinct and diverse communities. These reflect the district‟s topography and
geography, variations in levels of economic prosperity and historic patterns of
migration to the district.
The 2001 Census reports the population of Calderdale as 192,405, made up of
80,937 households. The overall population has been stable in recent years,
increasing in the semi-rural locations with good accessibility and declining in some
older urban areas. The Census also records significant changes in the composition
of households in the district and these changes have implications for the Housing
Strategy.
The following factors have contributed to a decline in average household size by
10% since 1991, and subsequently to changes in the types of accommodation
required in the district.
Over 30% of households now comprise single persons.
36% of households are couples without dependent children.
A lone parent heads 21% of the households with children.
30,000 people (15.2% of the population) are over the age of 65.
3840 people are 85 or over. This figure is set to increase in the coming years.
Calderdale is a multicultural area; people of Asian, Irish, Italian and East European
origin have lived alongside the main community for many years. More recently small
numbers of people seeking asylum and/or work from over 40 different countries have
been accommodated.
The 2001 Census showed that 7% of the population of Calderdale (13,500 people) is
of black and minority ethnic origin, an increase from 4.6% in 1991. The largest group
is the Pakistani community (9,500 people), which has a very young age-profile and
lives primarily close to the centre of Halifax. Elsewhere there are also significant
minority ethnic populations in Elland and Todmorden.
Calderdale‟s diverse communities contain extremes of affluence and poverty. Some
of the urban areas in particular, exhibit characteristics associated with low incomes
and poverty.
The Indices of Deprivation 2004 (ODPM) show that four wards in inner and north
Halifax (Park, Ovenden, Town and Illingworth & Mixenden) contain areas that are
ranked within the 10% most deprived in the country and the poor quality of housing
is a significant factor in these and several other wards in the district.
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A significant number of other areas in the district experience moderate levels of
deprivation and 20% of all households in the district receive Council Tax Benefit.
Conversely there are some very prosperous areas with high household incomes.
Calderdale is equidistant from the regional centres of Manchester and Leeds and the
good road and rail links with both these cities have drawn people working in them to
live in the Borough. Recent years have also seen a spate of development of
„executive‟ type properties, many located in former mill buildings. Calderdale is
therefore an area of contrasts with high priced housing in the same wards as more
deprived communities. Whilst this mix is, in many respects, healthy, it has the effect
of masking underlying problems. As a result, Calderdale has not attracted the
significant public expenditure from National and European regeneration programmes
of the kind enjoyed by surrounding districts.
The district‟s traditional economic base was founded on textiles, engineering and
other manufacturing industries and these sectors still account for a quarter of local
employment. In recent years employment within the service industries has grown;
particularly in the financial service sector with HBOS (Halifax Bank) being the largest
single private sector employer.
The overall unemployment rate in Calderdale is 2.3%, which is slightly below both
national and regional levels. However the Halifax wards of Park, Town, Mixenden &
Illingworth and Ovenden have unemployment rates significantly above that of the
rest of Calderdale and unemployment amongst the minority ethnic community is
three times the district average.
Standards in Calderdale schools have improved considerably in recent years and in
2003 the Council was awarded Beacon Status for transforming secondary education.
At Key Stage 4, the percentage of pupils gaining 5 A* - C at GCSE or equivalent has
increased from 44% in 2000 to 53% in 2004.
Calderdale - Some Key facts
Population is 192,405, of these 7% are from ethnic minorities
Size,36,400 hectares
Number of dwellings, 84,900 of which 3700 are estimated to be vacant
Average house price, £132,1 3 (Oct - Dec 2005)
Brighouse saw a 69% increase in house prices in 2003. The largest increase in the UK
44% of dwellings are terraced
7% of households live in overcrowded homes.
In Park Ward 18% of homes are overcrowded
19% households lack central heating
52% of private sector housing was built pre 1919
28% of private sector housing is either unfit or seriously defective. (2000 survey)
Calderdale has the largest number of single pensioner households in West Yorkshire
There are 7,500 business in the district providing 79,000 jobs
66% of district residents work within Calderdale
Average weekly pay for full time workers is £467 – the highest in West Yorkshire
In Park Ward over 50% of all households have an income of less than £15,000 per year
In 2003 Calderdale Council achieved Pathfinder status for its Children‟s Trust proposal
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Chapter 2
Context And Wider Background to the Strategy
Each Local Authority is required to have a Housing Strategy, which provides a
comprehensive overview of housing and related agendas across all tenures in the
area and sets out the action the Council and its partners intend to take to address
key issues.
Calderdale‟s Housing Strategy has been shaped by:
i. National and Regional Priorities including the Northern Way Growth Strategy, the
Regional Housing and Spatial Strategies, The Leeds & Manchester City Regions
Development Programmes, the West Yorkshire Housing Strategy and the
Government‟s Communities Plan.
ii. The Calderdale Futures Plan, which is the Community Strategy for Calderdale
agreed by our local strategic partnership „Calderdale Forward‟
iii. The Council‟s Corporate Plan, including its key priorities and specific performance
targets
iv. Other key policy documents including the the Unitary Development Plan
v. A variety of local research and survey information
vi. The views of our partners, communities and residents.
The Council has carefully considered how these different documents influence
Calderdale‟s Housing Strategy.
Calderdale is well positioned to benefit from, and contribute to the developing
regional agenda for Yorkshire and the Humber. This embraces the Northern Way
initiative and emphasises the growth potential of northern towns and cities, as well
as the challenge of renewing older housing. Active consideration of the impact of
housing markets stretching beyond Calderdale, giving people the chance to meet
their housing aspirations, and increasing fair access to housing are all important
themes for both the Yorkshire and Humber region and the West Yorkshire Housing
Partnership.
It is also increasingly apparent that housing and planning agendas need to be linked
together. The Regional Spatial Strategy will address this issue and will have local
implications in Calderdale.
There is a similar need to look at the bigger picture when Calderdale‟s Future‟s Plan
(produced by our Local Strategic Partnership) and Corporate Plan are considered.
Work on regeneration, sustainable attractive environments, and safer communities
all influence the Housing Strategy. Keeping a focus on vulnerable people and
tackling health inequality are also important agendas.
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Furthermore the Council is committed to building a Borough where people from
different backgrounds, be they economic, ethnic or religious, can live and work
together in harmony. Again our Housing Strategy has a role to play.
Particular attention is focused on the link between housing issues and people at both
ends of the age spectrum. Safe, warm, permanent housing is vital to the
development of children and young people, and the well being of older residents.
The Strategy‟s proposals on homelessness and stock condition are important here
and this links to the work of the Authority and its partners in forming a Children‟s
Trust and integrating relevant services. For older age groups the Strategy looks to
continue the Council‟s pioneering work on Extra Care provisions while, extending our
commitment to helping people „stay put‟ in their home. This involves both bringing
services to them, and promoting „Lifetime‟ homes.
Links to the Council‟s Unitary Development Plan (UDP) are vital for an effective
Housing Strategy. The draft replacement UDP seeks to meet housing requirements
of the whole community by identifying sites for a range of housing provision setting
out broad guidance on specific issues such as affordable housing and lifetime
homes.
The Council‟s planning documents are regularly renewed and will evolve as the
Council produces new policy via its Local Development Framework. This new
Housing Strategy will in turn influence the Local Development Framework
documents which will be prepared in coming years.
Appendix 1 shows in more detail how the Housing Strategy links to these different
regional and more local agendas.
Since Stock transfer in 2001, the strategic enabling role of the Council has become
crucial in addressing the lack of affordable housing in Calderdale. This enabling role
involves amongst other things:
Researching the housing needs of the district
Monitoring housing markets
Promoting and encouraging the provision of affordable housing
Balancing the local housing market by encouraging a good mix of dwelling
and tenure types through new housing provision
The Housing Strategy discusses how Calderdale Council intends to develop its
enabling role, but recognises the limits on the availability of Council resources.
A good evidence base is vital to a well-judged Housing Strategy. Calderdale is
fortunate in having conducted a very thorough Housing Requirements Study in
2004/05. There was a very substantial exercise involving more than 14,000 postal
questionnaires and a 1,200 face to face interviews. The study looked in depth at
housing markets, affordability and housing need. Key findings from the needs study
are woven into chapter 4 of this document.
11
They are also summarised in Appendix 2. Material from the Census 2001 and a
variety of other sources, including research commissioned by West Yorkshire
Housing Partnership into housing market change as well as research undertaken
by some of our partners has also been used to inform our policy and proposals.
The Council cannot develop and implement a Housing Strategy for Calderdale on its
own. The Authority recognises the need to consult and work in partnership with the
community, and other agencies, to ensure that plans reflect local needs and
priorities, and that delivery mechanisms are joined up. Calderdale is not recognised
as a priority area for investment by the Regional Housing Strategy and it is therefore
crucial that all partners are committed to the delivery of the action plans and explore
the funding opportunities available to progress key housing agendas.
This Strategy has been developed by Calderdale‟s Strategic Housing Forum.
draws upon frequent conversation and views expressed by, amongst others:
It
Calderdale Housing Association Liaison Group
Developers and surveyors with a good knowledge of the Borough
Upper Calder Valley Renaissance
Halifax Renaissance
Ovenden Neighbourhood Management Pathfinder
Calderdale Forward
Regeneration partnerships
Calderdale Council‟s Scrutiny Panels
Homelessness Strategy consultation process
Supporting People Stakeholder Day
Calderdale Crime and Disorder Audit
Safer Communities Partnership Action Planning Teams
Calderdale Talkback
Particular mention must be made of Pennine Housing 2000. In March 2001 the
Council transferred its housing stock to Pennine Housing 2000, and Pennine
Housing 2000 remains a key partner for delivering on the housing agendas in
Calderdale. The Council and Pennine Housing 2000 have worked closely in drawing
up this Housing Strategy. A more detailed account of our consultation is set out in
Appendix 3.
„Calderdale‟ was created in 1974 it is made up of several towns and villages, many
of which are linked by the River Calder and associated waterways. It is impossible
to illustrate the similarities and differences of the many communities that make up
the district in one document. The strategy will therefore be accompanied by a set of
area profiles that provide a comprehensive view of the diverse housing conditions
and needs of Calderdale.
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Chapter 3
Review Of Progress Since 2001
Following Stock Transfer in 2001, Calderdale published a Local Housing Strategy for
Calderdale – 2002 to 2006. Progress against that earlier strategy has been
reviewed as part of the process of preparing this document.
In general a lot of the original targets have been achieved. In particular:
Registered Social Landlords have developed new homes guided by a
specific more detailed plan
Two new Extra Care Schemes for older people have been developed
A Homelessness Improvement Plan has been developed and new
ways of working pioneered with a particular emphasis on prevention of
homelessness
There is much closer working with other parts of the Council and
external partners
The Supporting People regime has revolutionised the commissioning of
an extended range of housing support services
Regional Housing Board support, and money, based on strategic
analysis, has been gained for renewal projects in West Central Halifax,
Todmorden and North Halifax
Spending on adaptations of properties for disabled people has doubled
The Council has completely renewed its means of assistance for
improving private homes
Most of the former Council housing stock has been dramatically
improved by Pennine Housing 2000
Low demand areas such as Abbey Park have been transformed
A fuller range of performance measures have been developed and
most of these are heading in the right direction
Nominations Schemes with Housing Associations have been
completely revised.
Areas from the previous strategy that still require more work would include the
development of a Choice Based Letting Scheme and work to ensure equal access to
different types of housing for different communities around the Borough.
Our new strategy can pick up these points as well as newly emerging agendas to
continue to drive forward our housing work in the Borough.
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CHAPTER 4
Strategic Objective: To Meet The Community’s Need For A Choice
Of Affordable Properties Based Upon A Good Understanding Of
The Housing Markets In The Borough.
Key Partners
Pennine Housing 2000
Housing Association Partners
Regional Housing Board
Housing Corporation
Private Landlord Forum
Developers& Surveyors With Knowledge Of Housing Markets In
Calderdale
Affordable Housing Policy
Unitary Development Plan
Sub
Regional
Agenda
To
meet
the
community‟s
need for a choice
of
affordable
properties based
upon a good
understanding of
the
housing
markets in the
Borough.
To ensure that
there is a range
of
housing
available
to
meet the needs,
preferences and
aspirations
of
existing,
emerging
and
incoming
households
Regional
Housing
Strategy
Homes For All
Homes where
they are needed
most
Creating
Better
places
Sustainable
home
ownership
Quality
and
choice for those
who rent
Why have we identified this objective?
Calderdale Council has a duty to assess housing needs in the Borough and identify
how these needs are addressed. Many people in Calderdale live in homes that they
have chosen to live in, that are suitable for their needs and requirements and that
they can afford. But increasing numbers of people on the Housing Register, rising
property prices, high levels of homelessness in the district and studies such as the
Private Sector Stock Condition Survey indicate that many others do not. The Council
therefore must assess the level of additional affordable housing required in the
district and where it is needed. It must then work with a range of both private and
public sector agencies to ensure that the new homes are provided.
One of Calderdale Council‟s priorities is to promote sustainable economic growth,
and the Northern Way Growth Strategy highlights the role that creating truly
sustainable communities will play in unlocking the region‟s economic potential. The
availability of adequate affordable housing is key to community sustainability in
Calderdale as is tackling areas of low demand in the Borough to generate real
housing choices for all households.
16
The Council and its partners are committed to offering choice in the services they
deliver and want to extend this choice to people on the Calderdale Housing Register
and Housing Association waiting lists.
What is Affordable Housing?
For the purposes of this strategy, affordable housing is low cost market and
subsidised housing that will be available to people who cannot afford to rent or buy
homes generally available on the open market.
Affordable housing includes:
Social Rented Housing – Homes rented from a Registered Social Landlord for
which the Housing Corporation sets target rents.
Intermediate Housing – this includes:
Homes bought on a shared ownership or shared equity basis from a
Registered Social Landlord
Homes bought on the open market on a shared equity basis with the
assistance of a Registered Social Landlord
Homes sold at a sufficient discount from open market value by private
developers or Registered Social Landlords to enable eligible households to
afford to purchase and where the proportionate discount is preserved when
the properties at re-sold.
Homes that are let at rents above social rented levels, but below market rents.
What are we doing to identify the need for affordable housing in Calderdale?
Between October 2004 and April 2005, „Outside Research‟ carried out a Housing
Requirements Study on behalf of Calderdale Council and its partners. This research
brought together the views of residents, the experiences of key stakeholders and
information from existing publications such as the 2001 Census and the data collated
from the Land Registry to provide a comprehensive picture of housing requirements
and housing markets across Calderdale.
To ensure that the study could identify and compare needs and issues in different
parts of Calderdale, the district was divided into twelve sub areas as indicated in
Map1.
Map1. Housing Requirement Study Areas
17
The information from the Housing Requirements Study is very comprehensive and
only a selection of the findings is included in the main body of this strategy.
Information about housing markets in the individual Housing Requirements Study
areas is included in the accompanying area profiles and over the next five years, the
research data will be analysed further and used to inform a number of strategies,
plans and policies.
The Council intends to produce an Annual Statement Of Housing Needs And
Requirements and will therefore ensure that the information required to calculate
affordability and the nature of the affordable housing needed in different parts of
Calderdale is regularly updated.
Housing Markets In Calderdale
Population
The population of Calderdale fell slightly between 1991 and 2001 to 192,405, but
2003 based projections for 2010 indicate an increase in population to 195,100. A
breakdown of the age composition of the resident population in 2001 is given in
Table 1.
Table 1. Population By Age Bands in Calderdale. (%)
All People
Calderdale
192,400
Yorkshire & The
Humber
4,964,833
England & Wales
52,041,916
%
0-14
%
%
%
15-29 30-44 45-59
%
60-74
%
75 +
20.0
16.8
22.9
19.9
12.8
7.6
19.1
18.8
22.0
18.9
13.5
7.6
18.9
18.8
22.5
18.9
13.3
7.6
Source: 2001 Census
The proportion of those aged 0-14 is slightly higher and the proportion aged 15 –29
is slightly lower than that across Yorkshire and the Humber and England and Wales
as a whole, but otherwise the proportion in each group reflects regional and national
figures.
Population projections provided by the Office Of National Statistics utilising the 2003
mid-year estimate, suggest that there will be an increase in the population of 10,600
in Calderdale over the period 2003 to 2028. All West Yorkshire districts with the
exception of Bradford are projected, in general, to lose proportionally within the
younger age groups and gain proportionally within the age groups above
pensionable age.
Average household sizes within England and Wales are falling. The 2001 Census
reveals an England and Wales average household size of 2.34; Calderdale matches
this at 2.36. The average household size projected for England and Wales in 2016 is
2.15. Diminishing household size is due to a number of factors, namely, falling birth
rates, marital breakdown, persons remaining single and a growing elderly population.
18
Diminishing household size and a static or growing population results in an increase
in the number of households and thus the need for an increase in the supply of
homes available. By 2016 it is estimated that there will be approximately 91,600
households in Calderdale.
Migration can be a major force in population change. Data from the 2001 Census
tells us that in Calderdale there was a net loss of 543 people due to migration
between April 2000 and April 2001, but a net increase in households of 54. Although
more people moved out of Calderdale than moved into it, those that moved in did so
in smaller household units than those that moved out. In 2002 and 2003 NHS
Patient Register figures show net gains of 600 and 400 people respectively in
Calderdale due to migration. It is very likely that this net inward migration (which is
taken into account in the population projections) has resulted in an increase in the
number of households in the district since the 2001 Census.
Within West Yorkshire, Leeds loses population to the other four districts, whilst
drawing population from other regions. This outward migration is likely to be fuelled
by the difference in house prices in Leeds and in some surrounding districts.
Dwelling Type and Tenure in Calderdale
According to the 2001 Census, there are 80,940 occupied dwellings in Calderdale. A
breakdown of the different types of housing stock in Calderdale and the tenure of the
households occupying the dwellings is given in Table 2.
Table 2. Household Tenure In Calderdale
Tenure
Number of
households
Owner-occupiedoutright
Owner occupied –
with mortgage
Shared ownership
Renting privately
Renting – public
sector
Other
Dwelling type
Detached
Semi-detached
Terraced
Flats
Other
24,687
%
30.5
32,862
40.6
323
7,608
0.4
9.4
13,678
1,782
16.9
2.2
11,493
23,230
35,695
8,418
2,104
14.2
28.7
44.1
10.4
2.6
Source: 2001 Census
The predominant tenure is owner occupation and is slightly higher than the national
and regional averages. The most common type of dwelling is the terraced house.
19
Social Housing
There are 14,645 units of social housing in Calderdale, the number of properties of
each size and type is given in Table 3.
Table 3. Social Housing Stock At 31.3.05
Type
Number of Pennine Housing
Bedrooms
2000
Housing
Total
Associations
1
2
3
4
5&5+
15
1737
2258
93
26
4129
46
510
557
151
46
1310
61
2247
2815
244
72
5439
1
2
3&3+
0
254
149
403
12
0
0
12
12
254
149
415
1
2
3&3+
4051
1375
33
5459
1117
379
67
1563
5168
1754
100
7022
1
2
3&3+
1218
139
5
1362
43
31
5
79
1261
170
10
1441
0
171
171
2
2
11526
155
155
326
326
2
2
14645
House
Maisonette
Flat
Bungalow
Studio
Other
TOTAL
3119
The predominant dwelling type in the social housing sector is flats. These vary in
type and include high and low rise dwellings. The stock includes a number of studio
flats that have reduced in popularity and can be difficult to let.
In March 2001 Calderdale Council transferred its stock of approximately 12,000
dwellings to Pennine Housing 2000. This organisation is now the largest social
landlord in the Borough but Sanctuary, Jephson, Nashayman and North British
Housing Associations each own between 400 and 500 rented homes in the district.
(Appendices 4&5 provide a breakdown of Pennine Housing 2000 and Housing
Association rented stock in Calderdale).
20
Five Registered Social Landlords; Pennine Housing 2000 and Jephson, Home,
Yorkshire, Accent and St Vincents Housing Associations are actively developing new
homes in Calderdale. Between them, they have received a Social Housing Grant
allocation of over £7 million to provide 194 properties between 2004 and 2006.
These will be mainly family houses. Bids totalling over £18 million have also been
made to the 2006-2008 National Affordable Housing Programme to provide 223 new
homes for rent and the outcome will be known in Spring 2006.
Registered Social Landlords also work in partnership with the Council to develop
new affordable homes via section 106 agreements and by December 2005
agreements had been signed that will deliver around 69 new properties. This
strategy requires an increase in the number of homes provided through S106
agreements so as to meet the need identified by the Requirements Study.
Rents In Social Housing
Registered Social Landlords in Calderdale let the vast majority of their homes on
assured or assured shorthold tenancies. The average rents charged on properties let
in 2004/05 are indicated in Table 4.
Table 4. Rents In Social Housing Let In 2004/2005
New properties
Relets
All letting types
1 bedroom
£49.78
£48.39
£48.40
2 bedroom
£54.43
£54.43
3 bedroom +
£65.03
£61.71
£62.24
Total
£63.57
£52.66
£53.06
Source: CORE Returns 2004/05
The net rents of new 3 bedroom properties due to be completed early in 2006 are
projected to be approximately £74 per week.
Demand for Social Housing
Analysis of the Housing Register shows the following trends:
Table 5. Applications To The Calderdale Housing Register
Number of Applicants
2000/01
2001/02
2002/03
2003/04
2004/05
3194
3253
3764
4640
4962
+2%
+16%
+23%
+8%
Annual Change
Change between 31/3/01 +55%
and 31/3/05
There has been a marked increase in demand over the past 4 years. Calderdale‟s
Housing Requirements Study suggests that this reflects:
A buoyant property market with escalating house prices
Migration into the Borough
Sales of social housing through Right To Buy and Acquire provisions
21
Increased formation of small households
Demolition and re-housing programmes linked to renewal of poor quality and
obsolescent housing
Impact Of Right To Buy And Demolition Activity On The Social Housing Stock
Between stock transfer in March 2001 and the end of June 2005, Pennine Housing
2000 sold a total of 805 properties under Right to Buy and Right to Acquire
provisions. This has had a significant impact in terms of the availability of the best
quality stock both for new customers and existing tenants wishing to move. The
majority of stock sold has been houses in the most popular locations. As a result the
availability of suitable accommodation has diminished and those requesting
accommodation from Pennine are having to wait longer and have less choice.
Only Housing Association stock built after 1st April 1997 is subject to the Right to
Acquire, but even so a steady flow of relatively new higher demand properties have
been sold and therefore lost from the social housing stock.
Pennine Housing has demolished over 400 low demand and poor quality properties
and plans to dispose of a further 550. Following stock transfer the Company
undertook option appraisals and an analysis of supply & demand for each of its
developments. The properties scheduled for demolition were of poor design and
required considerable investment to bring them up to a reasonable standard. There
was insufficient existing or projected demand for the properties in question to justify
such expenditure and the decision was taken to demolish. There are plans to redevelop a number of the cleared demolition sites with property types for which there
is sustained demand, but overall there will be a significant net loss to the social
housing stock as indicated in Table 6.
Table 6. Social Housing Stock Flows
2001/02 2002/03 2003/04 2004/05 2005/06
Total
projected
172
177
282
241
200
1072
Number of
properties sold
Number of properties 85
demolished
Number of properties 69
built or acquired
Net decrease in
188
stock
45
143
28
116
417
88
14
106
130
407
134
411
163
186
1082
It is reasonable to assume that up to 300 properties will continue to be lost each year
from the social housing stock in Calderdale over the next five years as a result of
right to buy/acquire and demolition.
Following the investment of over £100 million in Pennine properties via the
improvement programme, progress has been made in improving the homes and the
neighbourhoods throughout Calderdale.
22
In some areas the loss of social housing stock through the right to buy has had a
detrimental impact on the physical environment, as some owners and landlords have
been less able to make the same level of investment in these properties.
Intermediate Housing
As at December 2005, there were 205 shared ownership homes in Calderdale and
49 planned or under construction. In addition three homes had been purchased by
former occupiers of the Upper Parkinson Lane Renewal area with the assistance of
an equity loan from a Housing Association under the Government‟s Homebuy
Scheme.
The Housing Requirements Study and feedback from consultation on the draft of this
Housing Strategy has clearly indicated a need for additional intermediate housing to
be developed in Calderdale. The bids made to the 2006-2008 National Affordable
Housing Programme include provision for 95 shared ownership homes and if
successful these will go some way towards meeting the demand for affordable home
ownership. It is also possible to include homes for owner occupation in the affordable
housing secured on private developments by means of S106 agreements and the
development of a new Supplementary Planning Document on Affordable Housing
during 2006 provides an opportunity to incorporate such provision.
Private Sector Housing
In 2004/05, 984 new dwellings were completed in Calderdale and the vast majority of
these were built or converted for sale on the open market. Latent assets such as old
mills are increasingly being developed for housing and a significant proportion of
development has been accomplished on brownfield sites.
House Prices in Calderdale
According to Land Registry data the average (mean) house price in Calderdale in the
quarter October – December 2005 was £132,113. The average price recorded
across England and Wales for the same period was £191,283. This price is drawn
upward by significantly higher mean prices in London and the South East. The
Yorkshire and Humber regional mean price for the same period was £144,471. The
average price in Calderdale is therefore lower than that experienced across
Yorkshire and Humber and nationally.
Figure 1 shows the average price of different types of property in Calderdale for the
period October – December 2005.
23
Figure 1. Average House Prices In Calderdale October – December 2005
Source: Land Registry
The 2005 Housing Requirements Study showed that average (mean) overall
property prices within Calderdale and neighbouring West Yorkshire districts rose
consistently over the period October – December 2001 to October – December
2004, as is indicated in Figure 2. Average property prices in Calderdale rose by
77.6% in this period and by a further 11% by December 2005.
Figure 2. Trends In House Prices
Change in Average House Prices between 2000/01
and 2004/05
140000
Price in £'s
120000
100000
80000
60000
40000
20000
20
00
20 /01
00 Q
3
20 /01
01 Q
4
20 /02
01 Q
1
20 /02
01 Q
2
20 /02
01 Q
3
20 /02
02 Q
4
20 /03
02 Q
1
20 /03
02 Q
2
20 /03
02 Q
3
20 /03
03 Q
4
20 /04
03 Q
1
20 /04
03 Q
2
20 /04
03 Q
3
20 /04
04 Q
4
20 /05
04 Q
1
20 /05
04 Q
/0 2
5
Q
3
0
Calderdale
Kirklees
West Yorkshire
Source: Land Registry
Some areas of Calderdale experienced higher price rises than others as is indicated
in Table 7. This table shows the house price changes between 2001 and 2004 in the
different postcode districts in Calderdale.
24
Table 7.
Postcode
district
HD6
HX1
HX2
HX3
HX4
HX5
HX6
HX7
OL14
Postcode Level House Price Change 2001 To 2004
Oct
Oct - Dec
%
Dec
2001 (£)
Change
2004 (£)
+97
63,297
124,906
-4*
61,263
58,975
+89
58,048
109,969
+91
65,470
124,938
+57
96,493
151,070
+86
60,861
113,077
+60
74,261
118,013
+86
81,464
151,424
+92
56,896
109,455
Source: Calderdale Housing RequirementsStudy 2005
The greatest increase in average price between October – December 2001 and
October– December 2004 was in the Brighouse and Rastrick areas (HD6), which
saw a 97% increase in average prices. Conversely, HX1 saw a drop in average
house price; however by the end of December 2005 the average property price in
this postcode district had risen to £96,278 being a 63% increase from the October –
December 2001 figure.*
N
Noo
nnee
Map 2. Postcode Districts In Calderdale
HX7
HX7
Illingw
Illingworth
orth
Hebden
Hebden Bridge
Bridge
HX2
HX2
Ovenden
Ovenden
Halifax
Halifax
Mytholmroyd
Mytholmroyd
HX1
HX1
Todmorden
Todmorden
OL14
OL14
HX3
HX3
Hipperholme
Hipperholme
Lightcliffe
Lightcliffe
Southow
Southowram
ram
Sowerby
Sowerby Bridge
Bridge
Greetland
Greetland
HX5
HX5
Brighouse
Brighouse
HD6
HD6
Rastrick
Rastrick
Elland
Elland
HX6
HX6
Ripponden
Ripponden
Northow
Northowram
ram
HX4
HX4
Stainland
Stainland
Although prices in HX1 have therefore risen over the past five years, in the part of
the postcode district that incorporate West Central Halifax prices are considerably
lower than for similar properties in other parts of Calderdale. West Central Halifax
was highlighted by the 2001/02 study of the Yorkshire and the Humber regional
housing market as being an area significantly at risk of market failure across all
tenures.
25
Part of the West Central Halifax area around Upper Parkinson Lane has also been
identified as an area of housing market frailty by the recent report into housing
market change in the West Yorkshire Sub Region commissioned by the West
Yorkshire Housing Partnership. Consequently it is important to continue to monitor
housing markets in this area.
Affordability in Rural Areas.
Analysis of Land Registry data confirms that average house prices in Calderdale‟s
rural areas are higher than the rest of the Borough as can be seen in table 8.
In recent years, Housing Associations have acquired and repaired a number of
properties in rural areas and Jephson Housing Association will complete a
development of 17 new houses in Ripponden, late in 2006. This activity is helping to
address the shortage of affordable housing in those areas and bids have been made
to the Housing Corporation to carry out further acquisition and rehabilitation work in
2006 –2008.
Table 8 Average House Prices In Rural Areas October – December 2005
Postcode
Sector
Settlements
Detached
£
HX6 4
HX4 0
HX4 9
OL 14 6
Semidetached
£
Flat/
Maisonette
£
Overall
£
£
121,833
193,260
228,333
-
228,333
Booth Wood,
275,818
Ripponden &
Rishworth
Barkisland
&
Krumlin
Sowood,
257,491
Stainland
&
Holywell Green
Lumbutts
311,666
Walsden
Mankinholes
212,300
113,121
-
163,569
-
107,593
-
163,249
260,767
142,348
98,294
116,783
132,113
Calderdale
183,070
Terraced
160,694
Given the proximity of the M62 motorway and the overheating of the Leeds and
Manchester housing markets, developers are increasingly building or converting
properties in Calderdale to serve the commuter. Informal research has indicated that
a number of the prestigious mill conversions have been marketed directly to people
working in Leeds and Manchester, rather than to local residents and also to the buy
to let market.
The Private Rented Sector
Research published by „Smartmove‟ in August 2004 confirms that growth in house
prices since 2002 has led to a strong demand for rented accommodation in many
areas of Calderdale. This is partly as a result of first time buyers being priced out of
the property market and being forced to rent instead.
26
The buy-to-let market has also expanded significantly in the last few years, partly in
response to growing tenant demand. However, the availability of buy-to-let loans,
strong house prices and poor performing pension funds have also encouraged
people to invest their money in residential property instead of traditional stock
market-linked schemes.
The capital gains and rental yields on investment property have represented better
value for money in recent years compared with other assets such as building society
accounts or the stock market. This has been particularly true in the North of England
where investment returns on buy-to-let properties have consistently out-performed
those in the Southern regions. According to the first Residential Survey (2004) by
Colliers CRE, buy-to-let properties in the Yorkshire and Humber area are generating
annual rental yields of 9.28 per cent, almost twice that of London, where investors
can expect average annual yields of 5.03 per cent. Anecdotal evidence suggests
that much of the additional demand in the North has come from buy-to-let investors
from the South looking for a greater return on their investment.
It is difficult to gain a comprehensive picture of private sector rent levels in
Calderdale as new lettings are not registered as property sales are and the only
rents recorded by Local Authorities are those where the tenant is in receipt of
Housing Benefit. None the less, the local reference rents set by the Rent Officer can
give an idea of rent levels in the district. Table 9 shows average Reference Rents set
in Calderdale over the past four years.
Table 9. Average Reference Rents For Housing Benefit In Calderdale.
No Of Habitable Jan01-Dec01
Jan02-Dec02
Jan03- Dec03
Rooms
£
£
£
1
40
47.50
52.50
2
64
71
75
3
77
76.50
80
4
80
82
86
5
90
91
100
6
105
107.50
115
Source: The Rent Officer Service
Jan04 –Dec04
£
55
77
87
98
106
120
The „Smartmove‟ research suggested that it is likely that private landlords have been
taking advantage of market conditions to let their properties to professional people
waiting to buy their own homes rather than to people in receipt of Housing Benefit.
Consequently there has been a shift in the private rented market with landlords
responding to tenant demand and moving out of the lower end of the market. This is
having a detrimental effect on Housing Benefit claimants and people on low incomes
who are competing for accommodation in a diminishing market.
Three quarters of lettings agents in Calderdale interviewed by the Smartmove
researcher stated that most of the properties they managed were at the upper end of
the market having a monthly rental figure of £400 and above. Although property
values have increased, rental levels had remained relatively static.
27
Income Levels
In 2003, the average (mean) weekly income across England and Wales for 2003
was £479.90 and across Yorkshire and the Humber, £425.50.
Average gross weekly earnings in Calderdale were estimated by the 2003 New
Earnings Survey as being £455.18. Calderdale has the highest West Yorkshire
average gross earnings, nearly 7% more than the average for the County as a
whole, but 6% less than the national average. Leeds was the second highest with an
average weekly rate of £439.10.
The relatively high average gross weekly earnings in Calderdale mask the fact that a
significant number of households have low net incomes. More than half of all
households in Park ward have an annual income of under £15,000 and in Illingworth
& Mixenden, Ovenden and Town wards the proportion is around 40%. The 2004
Housing Requirements Study found that 28.7% of households in Calderdale have a
net income of less than £750 per month.
Map 3 shows areas of Calderdale with low household income
Map 3. Areas Of Low Household Income In Calderdale
28
What Are We Doing To Monitor The Housing Market in Calderdale?
The 2005 Housing Requirements Study incorporated a comprehensive assessment
of housing markets in Calderdale and the ODPM has recently issued draft guidance
about Housing Market Assessment, which suggests the data to be collected to
undertake robust assessments in the future. Calderdale Council will ensure that it
has systems in place to collect the information suggested; such monitoring will
enable the Council to identify „house price hot spots‟ and also areas where there
may be a risk of market failure.
Calderdale Council is a member of the West Yorkshire Housing Partnership, which,
in October 2005 published a report into Housing Market Change in the Sub Region
that provides a comprehensive picture of housing markets across West Yorkshire.
As suggested in the draft ODPM guidance, the Partnership will continue to monitor
housing markets on behalf of and across all West Yorkshire authorities. This will
enable analysis of individual Local Authority markets and comparison with
neighbouring districts.
How Do We Decide Whether Housing Is Affordable?
Affordability is defined by the relationship between the local general housing market
and local incomes. The calculation of affordability involves a number of steps.
Step 1
The first step is to decide the proportion of their income that a household would
spend on housing costs. It is usual to assume 25%, but the evidence in high price
housing markets such as Calderdale is that households will devote significantly more
than this. The 2005 Housing Requirements Study found that in the previous two
years, new forming households in Calderdale had spent 30% or more of their net
income on housing costs. If we therefore assume a threshold of 30% of net
household income, the range of housing costs and house prices that households
with different incomes could afford is set out in Table 10.
Table 10. Housing Costs For Different Incomes
Net monthly income
Less than £350
£351-£550
£551-£750
£751-£950
£951-£1,250
£1,251-£1,550
£1,551-£2,050
£2,051-£2,550
£2,551-£3,050
More than £3,051
Range of housing
costs
Less than £105
£105 to £165
£165 to £225
£225 to £285
£285 to £375
£375 to £465
£465 to £615
£615 to £765
£765 to £915
More than £915
Range of house prices
Less than £18,482
£18,482 to £29,043
£29,043 to £39,605
£39,605 to £50,166
£50,166 to £66,008
£66,008 to £81,850
£81,850 to £108,253
£108,253 to £134,656
£134,656 to £161,112
More than £161,112
Source: 2005 Housing Requirements Study
29
Step 2
The next step is to determine the price of an „entry level‟ dwelling based on the most
recent data from the Land Registry.
The calculation is as follows:
(Average terrace price x volume of sales) + (Average flats/price x volume of sales)
(Volume of terrace sales + Volume of flats sales)
The results for the Calderdale and neighbouring districts are shown in Table11.
Table11 Entry-Level Property Prices
District
Bradford
Calderdale
Kirklees
Leeds
Wakefield
Yorkshire &
Humber
Terraced
Average
price
The
Sales
Flat/Maisonette
Average
Sales
price
Average
price
88,365
1,307
100,739
177
89,841
83,988
90,723
110,620
88,641
630
783
1,151
499
134,552
107,923
151,617
94,134
87
117
454
79
90,123
92,959
122,217
89,392
93,897
9,120
133,224
2027
101,048
The price of an entry level dwelling in Calderdale is £90,123.
Step 3
We next need to work out the income and capital needed by a first time buyer to pay
for an entry-level property.
Assuming a 95% capital and interest mortgage over 25 years, the mortgage
repayment for £90,123 would be £514.54 per month. Add to this a further £12.32,
for life assurance, which makes a total monthly housing cost of £526.86. A deposit of
£4,506.15 would also be required.
If we assume that housing costs of 30% of net household income is affordable, then
to buy an entry level property in Calderdale requires a net monthly income of
£1756,11 and savings/equity of £4500.
Step 4
It is then necessary to obtain a picture of the ability of people wanting to buy a home
in Calderdale to pay the costs necessary to buy an entry-level dwelling.
Table 12 shows the % of households in each of the HRS survey areas paying less
than £501 per month housing costs and with income and savings/equity less than
that likely to be required to enter the property market.
30
Table 12.
Housing Costs, Income And Savings
%
%
households
households
with monthly with monthly
housing
net
income
Housing areas
costs <£501
<£1,750
87.0
71.3
Todmorden
80.8
60.1
Hebden Royd
95.3
78.8
Illingworth/Mixenden
61.0
Northowram/Hipperholme 76.1
72.3
Sowerby Bridge/Warley 92.3
93.7
81.6
Ovenden
77.8
Boothtown/Siddal/Southowram 94.6
80.5
58.6
Ryburn
77.7
59.3
Skircoat
98.8
91.6
Park
92.0
71.0
Elland/Greetland
85.6
69.7
Brighouse/Rastrick
Calderdale Total
87.9
70.4
%
renters
with <£4,500
available for a
deposit
95.7
80.0
97.2
81.3
100.0
93.8
94.1
95.3
83.3
98.4
79.5
93.2
92.0
% owneroccupiers
with
<£5,000
equity
3.4
3.0
8.2
2.9
3.5
8.5
7.4
4.8
3.7
21.9
5.3
5.4
5.5
Source 2005 Housing Requirements Study
In all the HRS areas, more than half the households surveyed had monthly incomes
less than that required to finance an entry-level dwelling. Of those currently in rented
accommodation, 92% lacked the savings necessary to pay the £4,500 deposit. The
Housing Requirements Study projects that there are 1177 newly forming households
in Calderdale. Of these 69.9% have a net household income below that required to
buy an entry level dwelling.
The Need for Additional Affordable Housing
The 2005 Housing Requirements Study included an assessment of the housing need
in Calderdale and the need for additional affordable housing. The assessment
incorporates three stages, these are:
1. A calculation of the backlog of housing need
B
2. Identification of the level of newly arising need
N
3. The Supply of affordable housing available to meet these needs
S
The calculation can be summarised as
(B + N) – S = Need
31
The projections for Calderdale are set out in Table 13.
Table13. Housing Needs Of Calderdale
B: BACKLOG OF EXISTING NEED
1. Backlog need existing households
6587
2. minus cases where in-situ solution most appropriate or don’t want social housing
3507
3. times proportion unable to afford to buy or rent in market
67.1%
4. plus backlog (non-households)
177
5. equals total backlog need
2244
6. times quota to progressively reduce backlog
20.0%
7. equals annual need to reduce backlog
449
N: NEWLY ARISING NEED
8. New household formation (gross, p.a.)
1177
9. times proportion unable to buy or rent in market
69.9%
10. plus ex-institutional population moving into community
0
11. plus existing households falling into priority need
704
12. plus in-migrant households unable to afford market housing
314
13. equals newly arising need
1841
S: SUPPLY OF AFFORDABLE UNITS
14. Supply of local authority and RSL relets p.a.
1577
15. minus increased vacancies & units taken out of management
120
16. plus committed units of new affordable supply p.a.
113
17. equals affordable supply
1570
18. Overall shortfall/surplus
720
Source:2005 Housing Requirements Study
(A detailed explanation of the figures in each row of this table is given in the
Housing Requirements Study)
The Housing Requirements Study has projected that there is a need for an
additional 720 units of affordable housing
Planning For New Homes in Calderdale
The current Regional Spatial Strategy (RSS) for Yorkshire and the Humber includes
an annual average housing requirement for Calderdale of 450 new dwellings per
year over the period 1998 – 2016.
32
In the past few years Calderdale has exceeded this target as indicated in Table 14.
Table 14 . Completed Developments In Calderdale 2001 -2005
Year
2001/2002
2002/2003
2003/2004
2004/2005
Total
New Build
419
375
484
724
2002
Conversions/change of use
131
143
258
260
792
Total
550
518
742
984
2794
The high level of building activity has been fuelled partly by the availability of a
number of former mill buildings, which have been predominantly converted into
apartments. A breakdown of the type and size of residential dwellings completed in
the past two years is given in Table 15 and shows that a third of all new completions
in this period were two bedroom apartments.
Table 15. Dwellings Completed Between 1/10/03 and 30/11/05
1 bedroom
2 bedrooms
3 bedrooms
4 bedrooms
5 bedrooms
5+ bedrooms
Total
Detached Semi
Detached
2
2
20
10
64
54
202
8
33
1
13
1
334
76
Terraced
Flat/Apartment Total
4
79
301
107
1
0
492
176
543
17
1
0
0
737
184
652
436
318
35
14
1639
The properties built have been dispersed across the Borough as is indicated in Table
16, but Skircoat, Town, Hipperholme & Lightcliffe, Northowram & Shelf and
Brighouse have seen significantly more new dwellings completed than the rest of
Calderdale.
Table 16. Number Of Dwellings Completed In Each Council Ward Between 1/10/03 And 30/11/05
Ward
1
Brighouse
Number of
completed dwellings
170
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
Calder
Elland
Greetland & Stainland
Hipperholme & Lightcliffe
Illingworth & Mixenden
Luddendenfoot
Northowram & Shelf
Ovenden
Park
Rastrick
Ryburn
Skircoat
Sowerby Bridge
Todmorden
Town
Warley
TOTAL
74
61
48
160
61
93
167
119
18
59
62
267
38
55
170
17
1639
33
Map 4 Ward Boundaries
The new Regional Spatial Strategy for 2004 –2012 is currently in development and
will be circulated for consultation between January and March 2006. This strategy
includes a revised net annual target of 500 new homes to be provided in Calderdale
between 2004 and 2016 and 670 between 2016 and 2021. The Yorkshire & The
Humber Regional Assembly has also set a target that at least 70% of the homes in
question must be built on previously developed land.
The Housing Land Availability Database shows that as at September 2005 planning
permission existed for 5570 dwellings in Calderdale. Of these 3916 will be new build
dwellings and 1654 will be conversions, with 90% being on brownfield sites. This
suggests that, should all the dwellings that have received permission be completed,
Calderdale should be able to meet the new RSS targets for a number of years to
come. Calderdale‟s Local Development Scheme makes provision for a Development
Plan Document in respect of housing land allocations to be published in 2009 if the
need arises.
The RSS suggests that the current mix of housing stock in the Yorkshire & Humber
region needs to change so that it better supports the creation of more sustainable
communities. Local Authorities are tasked with using their strategies and powers to
ensure the provision of homes for a range of size, type and tenure of household that
reflects the needs of the area and addresses affordability issues.
Given the large number of dwellings with planning permission, but not yet completed,
the Council is likely to be able to be more prescriptive than in the past about the
conditions that should be met on larger sites if planning permission is to be granted.
52% of the dwellings for which planning permission has been granted in the past two
years, but are still to be built, are one and two bedroom apartments. This coupled
with the large number of such properties completed in recent years and
subsequently marketed as luxury apartments is causing concern that the homes
being built in Calderdale are not meeting the current and future needs of the people
currently living here.
34
The apartments built in recent years and those currently under construction are
typically being advertised for between £120, 000 and £150,000 and in some areas
for between £200,000 and £300,000. Such properties are not currently affordable for
many Calderdale residents wishing to move or set up home for the first time.
Table 17. provides an analysis of the size of dwellings required by existing
households who wish to move within Calderdale
Table 17 Size Of Dwellings Required By Households Intending To Move Within Calderdale
Number
Of
Bedrooms
Required
Owner Occupation
Private Renting
Social Rented Housing
All Tenures
1
2
3
4
5 & 5+ Total
0.8%
19%
38%
8.5%
28%
16%
50%
32%
40%
36%
11%
34%
28%
29%
2%
23%
3.6%
3%
Preferred
Tenure
100%
100%
100%
100%
The 2005 Housing Requirements Study demonstrates that the demand for three and
four bedroom properties exceeds that for smaller dwellings and the Council may
therefore need to use its planning powers to secure a more balanced mix on larger
sites granted planning permission in the future.
Planning For New Affordable Housing in Calderdale
Planning Policy Guidance Note 3 (PPG3) allows a Local Authority to impose an
affordable housing requirement on planning applications for 25 units or above or one
hectare or more in size and in rural areas, to specify lower thresholds. Local
Authorities have discretion to decide the level of affordable provision required, but it
must be based upon the level of housing need in the area.
Calderdale Council‟s current Supplementary Planning Guidance On Affordable
Housing (1998) applies to developments of 25 units or more (or 1 hectare or above)
in „urban‟ areas and 15 units or more (or 0.5 hectares or above) in rural areas. On
developments that meet this threshold, the guidance provides for 20% of the units
built to be transferred to a Registered Social Landlord (RSL) at 25% discount from
the market price.
The increase in house prices over the past few years has however meant that RSLs
would be unable to charge affordable rents on properties sold to them at 25%
discount. This is due to the high level of borrowing they would have to undertake to
finance the purchase. In practice therefore, in order to ensure affordable rents, the
Council is having to negotiate the transfer of a lower proportion of units at a higher
discount and is at best achieving the transfer of 10% of the total number of units
built. At December 2005 the Council had signed Section 106 agreements for 69 new
units of affordable housing to be provided on 13 proposed developments above the
25 unit threshold.
35
Clearly if the Council had been able to secure the full 20% provision, this would have
resulted in additional affordable properties being transferred to Registered Social
Landlords and/or being available for discounted sale.
Calderdale Council‟s Local Development Scheme provides for the adoption of a new
Supplementary Planning Document (SPD) on Affordable Housing in July 2006. A
draft of this document was distributed for initial consultation with stakeholders in
December 2005. The draft SPD states that the affordable housing requirement will
be 20% of dwellings (or net floor space) and proposes mechanisms to achieve this.
The site size thresholds, in the draft SPD, that trigger an affordable housing
requirement are the same as in the previous guidance. However in December 2005,
following early consultation exercises, the Government published a consultation
paper on a new Planning Policy Statement 3 (PPS3) that suggests lower minimum
thresholds may be introduced. The draft Regional Spatial Strategy also includes a
site threshold of 15 units or 0.5 hectares and provides for lower thresholds in rural
areas. If the final PPS3 does introduce new minimum thresholds, then Calderdale
Council will need to consider adopting those suggested in the Regional Spatial
Strategy.
Responses to the consultation exercise about the first draft of this strategy
highlighted the need for a wider range of affordable housing options than those
currently available in Calderdale. Opportunities for shared equity and shared
ownership housing, together with homes sold at a discount from the full market price
would enable more people to enter home ownership. The Council will therefore
seek to ensure that new affordable housing developments include a mix of tenures in
line with the conclusions of the Annual Statement of Needs And Requirements.
In summary Calderdale‟s new Supplementary Planning Document on affordable
housing, to be agreed in 2006, will detail the mechanism for delivering of affordable
housing.
What Else Can The Council And Its Partners Do To Increase The Supply Of
Affordable Housing In Calderdale?
A number of options are available, these include:
Working with RSL partners to build new housing for rent and sale using
Social Housing Grant from the Housing Corporation.
Calderdale Council is working with a number of Housing Associations to
secure Housing Corporation funding to build new homes or to acquire and
renovate existing homes, particularly in rural areas.
Bids totalling £18.3 million for 318 new dwellings have been submitted to the
Housing Corporation for the 2006-2008 National Affordable Housing
Programme.
36
High land prices in Calderdale, coupled with low Housing Corporation
estimates of the cost of building new dwellings in this area, are however
making it very difficult for Associations to find land they can afford to develop
and still be able to charge Housing Corporation target rents. This is due to the
high level of borrowing they would have to undertake to finance the purchase.
Even if the proposed development is mixed tenure with the receipts from
properties sold on a shared ownership basis or from outright sale being used
to cross-subsidise the rented homes, it is proving extremely difficult to make
schemes ‟stack up‟ financially. The difficulty in acquiring land or property at an
affordable price is particularly acute in areas where demand for social housing
is very high relative to the supply.
Selling Council owned land to Registered Social Landlords
Increasing the provision of affordable housing could be assisted by the
Council reviewing its current land disposal policy. Local Authorities are
encouraged to dispose of surplus land and have a responsibility to obtain the
best value possible. This is usually determined by putting the sale of the land
to the market and testing it and in Calderdale, surplus land is usually sold at
auction. There are however a number of mechanisms the Council can use to
sell land directly to Registered Social Landlords for development for
affordable housing at a price that they can afford. These include making use
of the „Less Than Best‟ procedure. This process is prescribed in the General
Disposal Consent (England) 2003 made under the Local Government Act
1972 and Circular 6/2003 is also relevant. Another alternative could be to use
Section 106 commuted sums to „subsidise‟ the sale of sites to Registered
Social Landlords.
Identifying land for affordable housing in future Development Plan
Documents
Neither the existing UDP nor the draft replacement UDP identify land for
development purely for affordable housing, nor do they make provision for
exception sites. It is not therefore possible at this time, for Calderdale Council
to decide to designate such sites. Given the lack of supply of affordable
housing, particularly in rural areas, the Council could consider the designation
of suitable sites for such provision in future Development Plan Documents.
Use the receipts from former Council homes sold under Right To Buy
and Acquire Provisions to help fund new affordable housing
developments.
The stock transfer agreement with Pennine Housing 2000 provides for a
proportion of the capital receipt from homes sold following stock transfer to be
paid to Calderdale Council. The Council could decide to use some or all of
such receipts to support new affordable housing projects.
Participate in Government sponsored schemes to provide low cost
homes for first time buyers
„Homes For all‟ sets out how the Government intends to help 80,000
households into home ownership. The initiatives include a scheme for first
time buyers that will enable them to buy a home on a shared equity basis.
37
The Council will make representations to the Regional Housing Board for the
inclusion of Calderdale in such schemes.
Work with Registered Social Landlords to create vacancies in properties
in high demand
The demand for different types of social housing varies from area to area. And
in some areas there is high demand for family houses. In those areas, such
properties are sometimes occupied by households that no longer need them.
These tenants may prefer to move to a smaller home if there was an attractive
alternative option and encouragement and assistance to make the move;
however this would need to be done sensitively on a purely voluntary basis.
The Council will explore ways of increasing the supply of affordable family
homes in partnership with Pennine Housing 2000 and other social landlords.
Increase the supply of affordable privately rented housing.
There is considerable scope in Calderdale for working with private landlords
to increase the supply of good quality privately rented housing let at affordable
rents. The Council will build on the Landlord Accreditation Scheme to
maximise the supply of affordable privately rented property in the district.
Providing Choice In Social Housing
Calderdale Council and its partners are committed to ensuring that policies and
processes are transparent and that there is choice in the services provided. It is
therefore intended to replace the existing system for making allocations from the
Calderdale Housing Register with a ‟Choice Based‟ Letting System.
Choice Based Lettings systems advertise available social housing in a variety of
ways often using an interactive website or by producing weekly/fortnightly lists of
properties available and distributing to local housing offices, libraries, community
centres etc. Interested applicants apply directly for a particular property (this is often
known as „bidding‟). The successful applicant is the person with the highest priority
for the property they have bid for . Information about the priority status of successful
applicants for properties previously advertised is available so that people can gauge
whether or not they are likely to be successful when bidding for similar properties in
the same area.
Evaluation of Choice Based Lettings schemes already in existence have confirmed
that customers from Black & Ethnic Minority communities perceive them to be more
transparent and user friendly than the systems previously in operation. In a number
of neighbouring areas the numbers of such applicants applying for and subsequently
moving into social housing has risen considerably since the introduction of Choice
Based Lettings systems and such schemes have proved to be an important catalyst
in improving community cohesion.
Introduction of a Choice Based Lettings scheme will allow the opportunity to review
housing priority mechanisms and include new issues including the case for assisting
„key workers‟ .
38
Pennine Housing 2000 and Calderdale Council operate a joint Housing Register and
Allocations Policy, which is managed by Pennine Housing 2000. To facilitate the
introduction of a Choice Based Lettings system, the allocation policy will be reviewed
to make it less complex and to help promote community sustainability.
The system used to prioritise applicants who „bid‟ for properties is likely to give
greater weight to waiting time than the present points based system. It is anticipated
that the new system will be launched in April 2007.
The Yorkshire & The Humber Regional Housing Board intends that a number of
cross tenure Choice Based Lettings schemes will be in place by 2010. The scheme
to be introduced in Calderdale will initially include lettings made by Pennine Housing
and some Housing Associations, but it is hoped that once established the scheme
could be extended to include private sector lettings too.
What Are Our Priorities For The Next Five Years?
To ensure that we effectively monitor housing markets in Calderdale.
To ensure we use the data from the Housing Requirements Study effectively
and update it as necessary.
To increase the supply of affordable housing, particularly in high demand
areas.
To broaden the range of affordable housing options with provision of assisted
routes into home ownership as well as rented provision.
To implement a Choice Based Letting Scheme for Social Housing.
To ensure that the affordable housing provided meets the needs of all our
communities.
39
CHAPTER 5
Strategic Objective: To Reduce The Amount Of Poor Quality
Housing And Increase The Number Of Decent Homes
Key Partners
Home Housing Group
Upper Valley Renaissance
Action Halifax
Home Improvement Trust
Calderdale Credit Union
KES
Anchor Staying Put
Calderdale Private Sector Renewal Policy
To
reduce
the amount of
poor quality
housing and
increase the
number
of
decent
homes
Calderdale Affordable Warmth Strategy 2005 -2007
Sub
Regional
Agenda
Regional
Housing
Strategy
Homes For
All
To
improve
the quality
and
standard
of housing
for which
there
is
demand
Delivering
better
homes,
choice and
opportunity
Quality and
choice for
those who
rent
Why Have We Identified This Objective?
The quality of the housing stock affects individual health and well-being, it is also
linked to sustainable development and area regeneration. Good quality housing
attracts companies and workers. High quality inner urban housing encourages
people to live in town centres and support the local economy. This in turn improves
the urban environment and helps to reduce the pressure for residential
developments on greenfield and commercial sites. Conversely concentrations of
poor housing are both a symptom and a cause of area decline. Empty or derelict
properties can become a focus for vandalism and anti-social behaviour, causing
people and businesses who can afford to do so, to migrate away from affected areas
and property values to decline.
The Communities Plan asked Local Authorities to work towards achieving the
Decent Homes Standard in both social and private sector housing.
This direction is re-enforced by the five year plan „Sustainable Communities: Homes
For All‟ and is reflected in the Regional Housing Strategy theme of delivering better
homes, choice and opportunity.
40
The Government‟s 2002 Spending Review set a national target of:
“By 2010 to bring all social households into decent condition, with the most
improvement taking place in deprived areas, and increase the proportion of
private housing in decent condition occupied by vulnerable groups”
The 2005 Yorkshire and the Humber Regional Housing Strategy includes a target of
at least 70% of vulnerable households living in decent private sector homes by 2010.
To be classified as decent a property must meet all of the following criteria:
Meet the current statutory minimum standard for housing (currently the fitness
standard)
Be in a reasonable state of repair
Have reasonably modern facilities
Provide a reasonable degree of thermal comfort
This target clearly presents a challenge for Calderdale as we estimate that at least
6000 vulnerable households currently live in non –decent homes.
Key Issues
The Condition Of The Housing Stock
Private Sector Housing
In 2000 a Private Sector Stock Condition Survey was undertaken in Calderdale. This
survey was based upon a representative random sample of 1,500 properties spread
across 5 areas.
Key findings were:
8.2% of the private sector stock is unfit, compared with the national average
of 6.2%
The rate at which dwellings are becoming unfit is greater than the rate at
which unfit dwellings are being made fit
Almost one fifth of all private sector homes were classified as being in serious
disrepair and at risk of becoming unfit within the next five years
There is a high level of disrepair and damp
Private tenants are more than twice as likely to live in unfit properties than
owner occupiers
The highest concentrations of unfit housing and homes that are difficult to
heat are found in the pre- 1919 stock and in the private rented sector
41
52% of the private sector stock was built before 1919
74% of privately rented property is in the pre-1919 stock
56% of unfit houses have an energy efficiency rating substantially below the
level required to achieve affordable warmth amongst low income groups
The poorest residents are most likely to live in homes that do not meet the
decency standard
£320 million is required to remedy unfitness and bring private sector stock up
to an acceptable state of general repair. (2001 estimates)
The average expenditure needed on each dwelling is £2,700. (This is lower
than the national average of £5,200).
Poor housing can affect all of Calderdale‟s communities. There are however
particular issues in parts of the Borough associated with Calderdale‟s Asian
community.
The majority of Calderdale‟s Asian households live in Park ward and surrounding
streets. Some of the housing stock in this area is very good but much is
characterized by poor quality housing and In Park Ward nearly 20% of households
are privately rented. The 2001 Census showed households in this ward are more
than twice as likely to live in overcrowded conditions or to lack central heating than in
the rest of Calderdale. Across the district, non- white households are more than six
times as likely to live in homes that are overcrowded and lack central heating than
white households.
The sheer size of private sector housing disrepair in Calderdale far exceeds the level
of public sector resources available to tackle it. The Government‟s intention is that
improvements to houses in the private sector should mostly be financed by owneroccupiers. The Government recognizes though that vulnerable households will
require support in accessing the finance required and in finding and supervising
contractors to carry out necessary remedial work.
Social Housing
A key driver for the 2001 transfer of Council housing to Pennine Housing 2000 was
the need to refurbish and remodel the dwellings and estates. Immediately after stock
transfer, Pennine Housing 2000 initiated a £112 million investment programme that
will bring all its homes to a locally derived 12 Point Standard by March 2006. The 12
Point Standard far exceeds the Government‟s Decent Homes Standard and as at
December 2004, 80% of all stock had been refurbished. Most of the Housing
Association Stock in the Borough is relatively new or was refurbished before
acquisition and so very few Housing Association dwellings fail to meet the Decent
Homes Standard. Plans are in place to ensure those that do are improved well
before 2010.
42
What Are We Doing To Improve The Condition Of The Private Sector Housing
Stock?
The 2002 Regulatory Reform (Housing Assistance) Order brought new powers to
provide loans, grants advice and other assistance for alterations and improvements
to private sector housing stock. These have been incorporated into the Council‟s
2003 Private Housing Renewal Policy and Financial Assistance Policy. This policy
directs assistance to the most vulnerable people living in the private sector,
balancing this by encouraging those with the ability to do so, to fully accept their
financial responsibilities for their properties.
The 2003 Private Sector Housing Renewal and Financial Assistance Policy aims to
make healthy, safe, sustainable housing available to all in Calderdale.
The objectives are:
To develop a comprehensive home improvement service providing advice and
support to home owners
To develop a responsible letting scheme linked to support and help for
responsible landlords
To develop a comprehensive advice service for private sector tenants needing
home repairs and improvements
To assist home owners in accessing appropriate financial assistance, to fund
home repairs, improvements and maintenance either directly or through other
agencies
To develop area based housing strategies to intervene in „at risk‟ or declining
housing markets and to support wider corporate regeneration initiatives
The overall policy incorporates a number of subsidiary policies, which fall into three
strands:
1. Client based policies e.g. adaptations policy for people with disabilities and
the elderly
2. Thematic policies to address specific issues or needs e.g. home energy
conservation
3. Area based policies to support sustainable development e.g. in Todmorden
Town centre
Area Regeneration Projects
The group repair programme was introduced in Calderdale in 1996 and by the end of
2004/05 a total of 29 group repair schemes involving 467 houses had been
completed.
43
Most of this work has been undertaken in the former West Central Halifax Renewal
Area, but 6 schemes (70 houses) have also been completed in the former SRB
areas in Sowerby Bridge and in areas of West Central Halifax, not in the former
renewal area.
In 2003 The Council in partnership with Home Housing Group secured „New Tools‟
Funding from the Housing Corporation to regenerate approximately 470 properties in
the Upper Parkinson Lane Renewal Area in West Central Halifax. The five-year
regeneration programme includes the acquisition and demolition of 168 properties
and the improvement by way of group repair schemes and individual grants and
loans to many of the others.
The Council in partnership with a number of partners including Calderdale Forward
and the Upper Calder Valley Renaissance project has been awarded funding from
the Regional Housing Board to undertake „transformational‟ work in and around
Todmorden town centre. A Neighbourhood Renewal Assessment began early in
2005 and the final report is expected in 2006. The assessment has identified around
a hundred terraced properties in the Harley Bank district as being the worst area of
housing in the study. The consultants undertaking the assessment have identified a
number of options for improvement of this area and residents are currently being
consulted about these.
Another Neighbourhood Renewal Assessment is being undertaken in the Akeds
Road area of West Central Halifax. This area comprises approximately 52 properties
of mixed size and tenure, including a number of houses in multiple occupation.
Help For Individual Property Owners
Following the introduction of the Regulatory Reform Order, Calderdale Council
replaced its previous grants regime for individual properties requiring repair or
remedial work with two new forms of financial assistance. These are:
The Essential Works Grant - for elderly home-owners and those in receipt of
certain benefits who cannot access alternative sources of funding to carry out
repairs considered essential to protect the health and safety of the occupants.
The Essential Works Loan –for elderly, disabled and those on low incomes
who do not qualify for an Essential Works Grant to fund essential repairs or
adaptations.
The Council works with Anchor Staying Put and the Home Improvement Trust to
provide loans and equity release product for elderly home-owners and with the
Calderdale Credit Union to provide loans for the under 60s. Calderdale Council is
also developing a number of other loans and equity release products to enable
homeowners to carry out essential works and repairs or to relocate to a new home.
One such product, the Property Appreciation Loan (PAL) is a joint initiative between
the nine South and West Yorkshire Local authorities. This loan will assist vulnerable
property owners with essential repairs and help them to achieve decency standards.
The loan available is calculated on the unimproved value of the property, it does not
incur interest and there are no monthly repayments.
44
Repayment of the loan takes place when the property changes ownership and the
amount repaid is calculated as a percentage of the value of the property at that time.
As part of the development of the 2003 Private Sector Housing Renewal Policy, the
Council conducted a survey of the „Talkback‟ panel. This survey revealed strong
support for the Council to develop home maintenance advisory services and it is
intended to develop such services in conjunction with local partners.
Selective Licensing
The Housing Act 2004 allows for discretionary selective licensing of rented
properties in areas where conditions are particularly poor. Calderdale Council
currently has no plans to use these powers, but may review its approach if
circumstances suggest that there is a need to do so.
Landlord Accreditation
The 2000 Stock Condition Survey established that 16.6% of Calderdale‟s privately
rented stock is unfit and 19.9% is in disrepair. People living in privately rented
accommodation are therefore twice as likely as others to experience the worst
property conditions. Calderdale Council was part of a partnership of West Yorkshire
Local Authorities that successfully bid for funding from the ODPM to run a pilot
Landlord Accreditation Scheme. The pilot was successful and the scheme is now
part of mainstream Council Activities. A key objective of the Accreditation Scheme is
to address poor property condition and the scheme is rewarding good landlords by
enabling them to have access to an independent person to advise on any property
improvements needed and also to have access to grants or low interest loans.
The initial target areas for accreditation were West Central Halifax, Halifax Town
Centre, Lee Mount and Siddal, but the scheme has now been rolled out to the rest of
Calderdale. As at December 2005 seven landlords and two lettings agencies, had
been accredited, owning between them, 320 properties, applications for accreditation
from a further four landlords were in the process of being processed.
Houses In Multiple Occupation
The Council estimates that there are 200 properties in Calderdale that meet the
definition of a House in Multiple Occupation (HMO) included in the Housing Act
1985. Of these, 40 are registered on the Council‟s HMO Registration Scheme
introduced in 1998. HMOs are of concern as standards in such properties are often
lower than in other rented homes.
What Are We Doing To Improve The Condition And Management Of Houses In
Multiple Occupation?
The 2004 Housing Act will give the Council powers to introduce a mandatory
licensing scheme for HMOs. We will continue to find and register appropriate
properties prior to the start of compulsory licensing as it is anticipated that all
registered HMOs that will require a licence will be passported to any new scheme.
45
The Office of the Deputy Prime Minister has not yet published the details of how
licensing schemes will operate and Calderdale Council, in common with other Local
Authorities will need to introduce the systems and procedures to comply with new
requirements.
Suitability Of The Housing Stock
Achieving the Decency Standard is not the only issue. Changing lifestyles and
increased expectations mean that a significant proportion of our older private sector
stock may not match current and likely future requirements. Terraced houses
frequently lack gardens and some are small in scale with cramped internal layout.
While some of the properties are popular with single people and couples, they have
limitations as family accommodation.
Where larger families occupy such stock, overcrowding results. This is an issue for
all communities, particularly the ethnic minority community in Halifax.
The social rented stock includes a number of system built properties, deck access
type maisonettes and estates with unpopular Radburn type layouts and layouts that
compound problems of crime and antisocial behaviour. Studio flats often also
present problems associated with low demand. Re-modelling these properties and
altering layouts is not always feasible and such developments present challenges
both in terms of housing management and repair and refurbishment.
What Are We Doing To Address The Lack Of Suitability Of Some Of The
Housing Stock?
The Upper Parkinson Lane New Tools Project will see the acquisition and demolition
of approximately 150 small terraced houses and replacement with homes of a size,
type and tenure identified by the local community as being suitable for their needs.
Since stock transfer, Pennine Housing 2000 has demolished a number of unpopular
and difficult to let properties and re-modelled others. This has included the
conversion of a number of sheltered bedsits into one bedroom flats. Jephson
Housing Association has likewise disposed of a large unpopular sheltered housing
development and converted sheltered bedsits into one and two bedroom flats at
Copley Mill House in the conservation area of Copley.
In partnership with Pennine Housing 2000 and North British Housing the Council was
successful in a bid for „Transformational Funding‟ from the Regional Housing pot to
refurbish and re-model an area of North Halifax known as the „Dudley Estate‟. This
estate comprises 155 system built properties developed on a „Radburn‟ type layout.
A number of former Council tenants exercised the right to buy, but several have
found themselves unable to maintain their homes properly or to sell them. As a result
the estate contains a mixture of social rented, owner occupied and privately rented
home and demonstrates considerable symptoms of neglect including problems of
anti- social behaviour.
A number of options for improvement of the estate were developed and residents
were consulted on these in May 2005.
46
Further consultation is currently taking place with regard to the preferred option and
a final report will be taken to Calderdale Council‟s Cabinet in January 2006. If
approved, the option currently subject to consultation will see the redesign of the
estate to provide better access, improved parking provision and more defensible
space for residents. It will involve the demolition of 78 properties and the
development of 67 new homes. 36 of these will be for outright sale, 16 for shared
ownership and 15 for social renting. Pennine Housing will carry out external
improvement work to the properties remaining in their ownership and other property
owners will be invited to contract with the Company to carry out similar work to their
homes
It is important that the Council is able to identify areas of unsuitable housing at an
early stage. Key triggers are a fall in demand, leading to falling property prices and
an increasing number of empty properties, together with rising levels of anti-social
behaviour. The housing market monitoring system to be implemented both locally
and by the West Yorkshire Housing Partnership, together with the antisocial
behaviour monitoring and mapping undertaken by the Community Safety Partnership
will flag up those areas starting to cause concern. The Council and its partners will
then carry out further investigation to identify what if any action may be needed.
Energy Efficiency
High standards of home energy efficiency can make a significant difference to quality
of life, health and material standard of living, especially to poor households.
Improving energy efficiency also plays a significant role in ensuring environmental
sustainability.
The energy performance of homes is measured by using a SAP (Standard
Assessment Procedure) rating, which has a scale of 1 to 120. 1 is a very poorly
heated and insulated property and 120 a very energy efficient property. The 2001
Stock Condition Survey revealed an average SAP of 44 for homes in Calderdale; by
2004/05 this had increased to 54. Considerable measurable progress has therefore
been made in recent years to improve the insulation and heating standards of the
housing stock in Calderdale. The Affordable Warmth Strategy for Calderdale 2005
– 2007 includes a target that the poorest housing stock in the district achieves an
average SAP rating of 65 by 2010.
What Are We Doing To Improve Home Energy Efficiency?
Joint working between Wakefield, Kirklees and Calderdale Councils has brought a
common approach to energy efficiency improvements. Calderdale Council has a
major programme of work to coordinate activity to improve the energy efficiency of
housing in the private sector. This includes:
Calderdale Health Energy Action Project (CHEAP). This scheme is in its
fifth year and provides free insulation measures to householders over 60
regardless of their income. In 2004/05 work was carried out on 397 properties.
47
Warm Front. This is the Government scheme that provides heating and
insulation measures to private households on a range of benefits. In 2004/05,
1360 properties benefited from Warmfront measures.
Energy HELP. This is the no interest loan scheme operating in Kirklees and
Calderdale to fund insulation, heating and solar installations. In 2004/05, 2
loans were arranged.
‘Sunrise’. Calderdale Council is the host authority for the West Yorkshire
'Sunrise' project which aims to increase the take up of the DTI's Major
Photovoltaic Demonstration Programme. This project also links with the
Regional Development Agency target for 10% generation of electricity from
renewable sources by 2010. The Solar Development Officer was the overall
winner of the Local Authority category of the UK Eurosolar awards 2004 for
her work on the Sunrise project.
West Yorkshire Saving Energy (WYSE). This scheme provides tendered
prices for heating and insulation measures to private householders with
cashbacks provided by Scottish Power under the Energy Efficiency
Commitment obligations. In 2004/05 condensing boilers were installed in 14
properties and insulation measures in 18.
Home Safety Information Days.
The Calderdale Home Safety Forum has held a number of very successful
Information Days, which have all been attended by the Home Energy Team
as well as a number of other relevant agencies. Information about these
events has been distributed to homes in the neighbourhood together with a
Home Energy Check form. Householders are invited to complete the forms
and hand them in at the information days, resulting in the production of a
report on energy efficiency of the dwelling concerned and a gift of free low
energy light bulbs.
City and Guilds Energy Awareness. The Housing Energy team have trained
23 people working for Calderdale Council and a number of frontline staff in
partner organizations to City & Guilds 6176 in Energy Awareness. This has
enabled staff to incorporate good quality energy advice into their working
practices.
Calderdale Council is one of the five West Yorkshire authorities introducing a „Hard
To Treat‟ grant for low-income householders whose home is difficult to make energy
efficient by conventional means. Calderdale Council will act as the lead agency for
administration of the funding, which is being provided by the Regional Housing
Board.
The Council‟s Home Energy team also works with Registered Social Landlords to
improve the energy efficiency of their stock. Pennine Housing 2000 has used solar
technology to fuel the communal lighting at the Mytholm Meadows extra care
scheme in Hebden Bridge and is trialing air sourced heat pumps for domestic space
heating.
48
Pennine Housing 2000 is also a partner with the Council, the DTI and Transco in a
scheme to provide a biomass community heating system for the Colden area above
Hebden Bridge. This scheme, if approved will have a central boiler that burns wood
chips generated by the Council‟s forestry work and will provide central heating and
hot water for up to 56 properties in the area.
The Council has purchased „Starpoint 2000‟ a stock energy database containing
every domestic address in Calderdale. Information from completed Home Energy
Checks, data on the insulation characteristics of Pennine Housing 2000 properties
and information on measures carried out from the Warm Front team is being entered
onto the system. This will provide clear data on the insulation and heating standards
in Calderdale. Such data will enable us to effectively target our efforts to improve
domestic energy efficiency to meet local targets and also the Regional Housing
Strategy target to reduce the percentage of homes with a SAP rating of less than 30
to below 2% or les in private sector stock and 1% or less in public sector stock by
2016.
What Are Our Priorities For The Next 5 Years?
To work with our partners to develop an integrated investment plan to achieve
homes that meet modern living requirements and are in neighbourhoods
where people want to live.
To achieve a year on year reduction in the number of vulnerable people living
in non–decent homes in the private sector
To help and encourage home-owners to maintain their homes
To increase the number of energy efficient homes
To identify opportunities for remodelling unsuitable housing and secure the
funding for the work required
To develop good private sector landlord management standards in the district
49
Chapter 6
Strategic Objective: To Ensure An Effective Housing Contribution
To The Regeneration Of The Borough
Key Partners
Teams
Halifax Town team
Elland Partnership
Brighouse Forum
Calderdale Forward
Yorkshire Forward
Calderdale Unitary Development Plan Calderdale Integrated Regeneration Strategy,
Calderdale Investment Plan
Sub
Agenda
To ensure an
effective
housing
contribution to
the
regeneration
of
the
Borough
Regional
To link housing
market
renewal,
community
regeneration
and
urban renaissance
programmes
Regional
Housing
Strategy
Northern Way
Homes For All
Creating
Better Places
Create
truly
Sustainable
communities
Reviving
Communities
and
Housing
markets
Calderdale Council aims to make Calderdale a thriving area with a, flourishing and
diverse economy .The economic success of the Borough depends on whether
Calderdale is a desirable place to live and work; its people have sufficient skills;
there are enough work opportunities; transport links are good and its communities
feel a sense of belonging and well being.
Regeneration is about joining together lots of different activities so that the needs of
communities can be addressed in the round. It is about considering the economic,
social and environmental problems faced by some areas and tackling them together
to effect a real transformation. To be effective regeneration has to be sustained, and
it has to be soundly based with an effective strategic vision. Calderdale‟s Integrated
Regeneration Policy and Strategy 2004 (IRPS) draws together a number of strands
from the Council‟s Corporate Plan, the Future‟s Plan devised by Calderdale Forward,
and the Unitary Development Plan. The IRPS has also been influenced by the
visions of the Northern Way and the Regional Strategy.
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Calderdale became committed to partnership working in the 1980‟s and now has
three well -developed regeneration partnerships, each providing an „umbrella‟ for
local or topic focussed initiatives. These are
Upper Calder Renaissance
Halifax Renaissance
Lower Calder Valley Renaissance
Key issues
Good Quality Housing
The 2004 Integrated Regeneration Policy and Strategy points out that good housing
is fundamental to effective regeneration. A good mix of housing types, sizes, tenure
and affordability is essential to a healthy mixed community. This will mean that
people can stay close to families and friends when their circumstances change. In
poorer areas it can also mean that wealth stays in the community as people obtain
employment and can afford to buy their own homes.
Consultation for the Upper Calder Valley Renaissance projects highlighted the lack
of affordable housing in Hebden Bridge and the poor quality of older terraced
housing in the Harley bank area of Todmorden town centre as issues that need to be
addressed in the regeneration of the valley. Within Halifax regeneration of the heart
of the Town Centre is creating opportunities to convert unused and derelict
commercial properties for residential and other uses.
What Have We Done So Far To Ensure The Provision Of Good Quality
Housing?
Calderdale has a long track record of integrating housing and regeneration activity.
Some twenty years ago there were no less than seventeen General Improvement
Areas or Housing Action Areas in the Borough. A substantial amount of investment
work was carried out, both to the fabric of older private sector housing and to the
wider environment nearby. Much of this work was of high quality and has stood the
test of time better than similar projects in neighbouring Boroughs. From Shade in
the West of the Borough near Todmorden, down to Waring Green, Brighouse in the
South East, this work has produced attractively modernised property in a pleasant
setting which is now very popular and in high demand. More recently the Authority
has focused its private sector regeneration efforts on the core of older property in
Halifax around Gibbet Street and parts of Sowerby Bridge.
In these locations group repair work has been used alongside improvements to
parks and historic older buildings to produce a spectacular transformation.
Investment by the Council has helped stimulate interest from the private sector with,
for example, a series of private sector housing projects now on site in Sowerby
Bridge and development opportunities around People‟s Park in Halifax being eagerly
sought by the private sector.
In the public sector housing stock there is also a long tradition of regeneration.
51
The Council and latterly, Pennine Housing 2000, have focused their activities on
area based projects dealing with systems-built stock as well as renewing monotenure Local Authority estates with a mix of tenures and designs.
In the last few years group repair around Gibbet Street has won awards from the
Civic Trust and stabilised the older housing core in that part of the Borough, whilst in
North Halifax a large problematic estate at Abbey Park has been substantially
cleared and an innovative new housing development for private sector occupation
has recently started on site.
It is essential that new housing is sustainable, well designed and complements its
surroundings. Calderdale Council‟s Local Development Scheme provides for a
Supplementary Planning Documents (SPD) to be developed in respect of Waterside
Development and Sustainable Design. The initial consultation process for the SPD
on Waterside Development commenced in December 2005. This document stresses
the importance of new development being sensitive to the waterside setting in terms
of scale and character and sets out a number of design principles to be adopted.
Preparation of the SPD on Sustainable Design is scheduled for June 2007. This
document will provide guidance on the location of new developments in relation to
transport and employment links, use of materials in construction, efficient use of
water and energy efficiency of completed homes and community stability.
Empty Homes
The 2000 Private Sector Housing Stock Condition Survey estimated that there were
3,667 empty dwellings in Calderdale. It is reasonable to expect that there will be
around 2000 properties empty in the Borough at any one time due to people moving
house and a number of others that are being re-developed or refurbished. There are
none the less a number of homes that are left empty unnecessarily and cause
concern.
Properties that are left empty for no good reason blight neighbourhoods, are a
magnet for vandals and can have a detrimental effect on the surrounding
community. The Council must therefore consider taking action to bring these back
into use. In April 2005 approximately 40 homes in Calderdale had been empty for
more than twelve months and were causing problems. Returning long standing
empty properties to residential use will provide much-needed housing and avoid the
waste of a valuable resource.
What Are We Doing To Address The Problem Of Empty Homes?
Calderdale Council has had an Empty Homes Strategy since 2001, which guides its
efforts to bring empty homes back into use. In 2004/05, sixteen such properties were
brought back into full use or demolished as a result of direct action by the authority.
The Council has a number of tools to address the problem of empty homes and is
considering reviewing the Council Tax discounts allowed for such properties as well
as introducing an enforced sales procedure.
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Skills and Employment
Calderdale has a higher than average percentage of adults with low or out dated
skills and liaison with local businesses has revealed clear evidence of skill
shortages. One key issue is the shortage of skills and capacity in the construction
industry, fuelled by the continued buoyancy of the construction sector in schools,
hospitals, housing and other major national and regional Government investment
programmes in the Yorkshire region.
Construction is however not the only occupational area where there are skills
shortages and recent years have seen the start of a number of training, social
enterprise and employment linked initiatives within Calderdale.
Whereas Calderdale Council and its partners recognise the benefits to the local
economy of people who live in the area, but work in neighbouring towns and cities,
the trend towards the district becoming a commuter area does not offer a sustainable
future. Local communities can become isolated from work opportunities, which may
lead to a cycle of deprivation. The boom in the conversion of former industrial
properties such as redundant textile mills needs to be balanced by the preservation
of suitable employment sites and the creation of opportunities for residential and
employment use on the same sites.
What Are We Doing To Enhance Skill Levels And Facilitate Employment
Opportunities?
The social housing investment programmes have not proceeded with an isolated
focus on bricks and mortar works. The Council has taken a leading role in promoting
a wider approach to regeneration associated with this physical activity. For example,
working with Pennine Housing 2000 the Authority has promoted the „More Than
Bricks And Mortar‟ project involving Modern Apprenticeships and building training
schemes for disadvantaged young people. A similar project, the „Go For It‟ project
has focused on Asian youths working with Home and Nashayman Housing
Associations. Both these projects are helping to address the skill shortages in the
construction industry locally. Another initiative is Youthbuild, a project which involves
young people from an ethnic minority in buying, renovating and selling properties.
Furthermore, the Council is keen to work with RSLs and developers to create social
housing accommodation that is shared between residential and employment use.
Another project linked to the Pennine Housing 2000 „Bricks & Mortar‟ initiative is the
Routes Into Social Enterprise (R.I.S.E.) project. This project is designed to help
community based businesses in the Mixenden, Ovenden and Park wards. Working
with the North Halifax Partnership, the Diversity Project and sponsored by the
Department of Trade and Industry, the RISE team advises and supports groups or
individuals that want to set up companies with a conscience. Almost any type of
company is catered for and a number of businesses have been set up or are in
development.
53
To ensure that Calderdale does not become a „dormitory town‟ for nearby large
cities
To balance the opportunities for new residential use of older mill and commercial
buildings with a need to sustain local employment opportunities
To address the issues presented by the very substantial remaining stock of backto-back houses and areas of older terraced housing
To continue to take advantage of the opportunities presented by the Market
Towns Renaissance Programme, the Ovenden Initiative and Action Halifax to
combine housing and other regeneration initiatives
To ensure that, housing, employment, environmental and commercial
regeneration activities are „joined up‟ to achieve comprehensive renewal where
necessary
To ensure that new housing development is sustainable.
To ensure that we take full advantage of the powers available to address empty
homes
54
55
Chapter 7
Strategic Objective: to Meet Diverse Needs, Foster Community
Cohesion and Support Vulnerable People.
Key Partners
Calderdale PCT
Registered Social Landlords
Horton Housing
Probation Service
Calderdale Women‟s Centre
Futures Plan- community engagement theme
Accommodation and Support Strategy for People With A Learning Disability 2005 -2010
Homelessness Strategy 2003
Supporting People Strategy 2005 –2010
Calderdale Community Cohesion Plan
Calderdale Mental Health Strategy
Strategic objective
To
meet
diverse
housing needs,
foster
community
cohesion and
support
vulnerable
people
Sub
Regional
Agenda
Regional
Housing
Strategy
Homes For
All
Fair
access
Increasing
opportunities
of fair access
to
quality
housing for all
Support for
those who
need it
The Council and its partners recognise that different groups of people have different
requirements, both in the type of physical accommodation they need and in the
support services they require to find and keep a home and continue to live
independently. We also recognise that the population of Calderdale includes people
with many different cultural backgrounds and there is a need to develop initiatives
that support positive relations between them. Providing support for those who need
it and increasing opportunities of fair access to quality housing for all are key themes
of the Government‟s five year plan, Sustainable Communities: Homes For All‟ and
the Yorkshire and the Humber Regional Housing Strategy.
„Supporting People‟, the new way of commissioning, funding and reviewing housing
support for vulnerable people, was launched in Calderdale on the 1 st April 2003.
Before this could happen, the Council had mapped all the housing support services
for vulnerable people in Calderdale, determined the cost of these services and
commissioned a number of new services to meet gaps that had been identified. A
breakdown of services is given in Appendix 6.
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Since the launch of Supporting People, Calderdale Council has commenced a threeyear programme of service reviews. The reviews will consider the strategic relevance
of each service, the demand for the service, service quality, performance levels and
value for money.
The Calderdale Supporting People Strategy 2005 –2010 was published in March
2005; its vision is “To Provide A Range Of High Quality Support Services, To Give
Vulnerable People In Calderdale The Opportunity To Live Independently.” This
strategy provides a thorough overview of all the housing support services currently
funded by Supporting People Grant and critically analyses the role they play in
achieving the objectives of the Supporting People Programme. The strategy also
identifies gaps in services and what needs to be done to fill those gaps. It considers
the local and cross authority objectives for the programme sets out how the future
commissioning of services will meet those objectives. The Supporting People
Strategy 2005-2010 has been developed following extensive consultation with
service providers, service users and other stakeholders.
In 2003 Calderdale Council undertook a review of homelessness in the district and
published its first Homelessness Strategy. This strategy reviewed existing provision
for homeless people and identified the gaps; it also set the vision and objectives for
the development and delivery of services for homeless people. The review showed a
rising trend in the number of homelessness presentations and acceptances in
Calderdale since 2000. The Yorkshire & The Humber Regional Housing Strategy
2005 and „Homes for All include targets of a 30% reduction in homelessness
acceptances and 50% reduction in the number of people living in temporary
accommodation between 2004 and 2010. Achieving these regional and national
targets will present a considerable challenge for Calderdale.
A key goal of the 2001 White Paper „Valuing People: A New Strategy For Learning
Disability For The 21st Century‟ is to enable people with learning disabilities and their
families to have greater choice and control over where and how they live. The White
Paper charged every Local Learning Disability Partnership Board with producing a
housing strategy for people with a learning disability. Calderdale‟s strategy was
published in March 2005.
Community cohesion is a useful shorthand term to describe what is needed to
ensure a harmonious society in which there is respect for differences and a sense of
sharing many things in common regardless of those differences. The importance of
community cohesion to a strong and healthy society became obvious following the
2001 disturbances in neighbouring Bradford, Burnley and Oldham. These
unwelcome events involved hundreds of mainly young people, resulted in injuries to
over 400 police officers and caused millions of pounds worth of damage to private
property and businesses. They also led to a negative spotlight on the districts in
question and a weakening of business and investor confidence in the area.
Housing organisations play a key role in improving community cohesion by amongst
other things, developing strategies to create more mixed housing areas with
supportive mechanisms for communities from all and any background facing
intimidation and harassment.
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Calderdale‟s 2005 Community Cohesion Plan includes an objective of ensuring
equality of access to good quality housing in order to promote sustainable
neighbourhoods throughout the district.
Key Issues
Homelessness
The Homelessness Review carried out in 2003 clearly showed that homelessness
was becoming an increasing problem for Calderdale. The number of homelessness
presentations made to the Council together with households subsequently
accommodated in temporary accommodation continued to rise during 2004 and most
of 2005.
In 2004/05
The Council received 1517 homelessness presentations
405 households were accepted as unintentionally homeless and in priority
need
191 households were accepted as unintentionally homeless, but judged to be
non-priority
350 individuals and families were accommodated in temporary
accommodation
The main causes of homelessness in Calderdale are relationship breakdown and
parents, relatives and friends being unable to continue to accommodate. Another key
cause is the loss of an assured shorthold tenancy.
Rough sleeping is a limited problem in the district; a count carried out in April 2003
found only two people, but hidden homelessness is high, with significant numbers of
people living with friends and relatives and moving frequently between addresses.
Young people and couples without children feature particularly amongst this group
and our Homelessness Review established that there is a limited supply of direct
access temporary accommodation available in Calderdale.
The number of households accepted as homeless but not in receipt of a reasonable
offer of permanent social housing increased steadily throughout 2004 and much of
2005 and caused considerable concern. This increase was fuelled partly by the
increase in the number of people presenting as homeless, but also by a slowdown in
the number of suitable properties becoming vacant in the social rented sector. These
factors alone do not however explain the difficulties that the Council has experienced
in discharging its duty to homeless people. According to CORE figures less than
10% of all lettings made In 2004/05 by social landlords in Calderdale were to
homeless households that the Council was under a duty to re-house. This proportion
needs to increase very significantly if homeless people are able to obtain permanent
homes within a reasonable timescale.
Difficulty in securing a permanent offer of accommodation impacts considerably on
the ability of the Council to move people on from temporary accommodation and can
result in people having to be placed in accommodation out of district or in bed &
breakfast type accommodation.
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There is therefore an urgent need to identify and overcome any barriers facing
homeless people accessing social housing and to explore the increased use of the
private rented sector as a possible solution.
The Council is seeing an increasing number of people with complex problems
becoming homeless. Securing permanent accommodation for this group can be
difficult as many have a history of failed tenancies or have caused problems in the
past for social landlords in the area. Lasting solutions for this client group involve far
more than provision of a property and need a co-ordinated approach by housing,
education, health, social and voluntary services to ensure that accommodation
provided is sustainable.
Preventing homelessness from occurring in the first place and understanding the
causes is vital if a sustainable reduction in the number of homelessness
acceptances is to be achieved and National and Regional targets are to be reached.
Prevention of homelessness and the development of a range of options for people at
risk of becoming homeless as well as addressing the wider causes and symptoms
are key themes in „Sustainable Communities: settled homes; changing lives‟ the
Government‟s strategy for tackling homelessness published in March 2005. As yet
initiatives focused on prevention are at an early stage of development in Calderdale
and the Council is replicating best practice elsewhere to place prevention at the
heart of its homelessness services.
National research shows that people from Black & Ethnic minority communities are
nearly three times more likely to be homeless than other people. Calderdale
recognises the need to develop a comprehensive profile of its B&ME communities
and better understand the causes of homelessness amongst them. The Council and
its partners will then be in a better position to provide appropriate and accessible
homelessness prevention and support services.
What Are We Doing To Address Homelessness?
We have developed and are implementing a Homelessness and Housing
Advice Service Improvement Plan that incorporates and extends the action
plan from the 2003 Homelessness Strategy.
We have created a specialist team to manage our temporary accommodation
and provide support to the residents.
Supporting People Grant provides funding for 382 units of support for
homeless people.
We are developing a new temporary accommodation facility to replace our
existing hostel.
We are increasing the number of self contained units of dispersed temporary
accommodation to prevent the use of bed and breakfast.
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We intend to create a centralised Support Access Point to assess and monitor
the support needs of people who are homeless or at risk of homelessness
and ensure that they are directed to the most appropriate service.
Two staff at the Housing advice Centre are funded by Connexions to work
exclusively with young homeless people.
We have established a working group with our RSL partners to explore ways
of increasing the number of homeless people helped to access and sustain
housing association tenancies.
Officers from the Housing Advice Centre meet regularly with Pennine Housing
2000 representatives to progress offers of permanent accommodation being
made by Pennine Housing to homeless households.
(There is more information about what we are doing to tackle homelessness in our
Homelessness Strategy 2003 and our Supporting People Strategy 2005-2010)
Older People
People over the age of 65 make up 15% of Calderdale‟s population. Projections
suggest that there will be an increase of approximately 3% by 2007 and a further
12% by 2012. The growth in this period will be greatest amongst those aged 65-74,
but after 2012 it is anticipated that there will be a significant increase in the numbers
of elderly people aged 85 or over.
There are over 2000 units of rented sheltered accommodation in Calderdale and it is
recognised that there is an excess of supply of low-level rented sheltered
accommodation in comparison with the present demand. Some of the current
sheltered accommodation is unpopular due to its type or geographic location.
Although the largest provider, Pennine Housing 2000, has undertaken considerable
re-modelling of some sheltered housing schemes, a number of studio flats remain
that cannot be re-configured cost effectively and these are likely to remain in low
demand and difficult to let.
At present older people requiring housing support services can usually only access
them if they move to sheltered housing. Consultation with older people suggests that
they would prefer to remain in their original home for as long as possible and options
to provide floating support and assistance with practical home maintenance type
tasks need to be explored. Calderdale already has a home improvement agency,
which takes around 250 referrals each year. This service offers practical assistance
with repairs and maintenance, advice about income maximisation and includes a
small repairs technician.
There are currently two „Extra Care‟ housing schemes for frail elderly people in
Calderdale and this model is proving to be very effective in enabling frail older
people to continue to live independently in the community.
A need has been
identified for a third extra-care scheme to be located in the Lower Calder Valley.
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The majority of our older B&ME residents are of South Asian origin. This group,
which numbered 772 in 2001 is projected to grow by 22% before 2007 and to
continue to rise thereafter. All agencies providing services to older B&ME clients will
therefore need to develop the services this community say they want and need. A
study into Black and Asian housing needs in Calderdale published in 1996 indicated
that at that time, there was a need for large properties so that elderly people could
remain with their families.
The study did recognise though, that this situation may change as the number of
older people within the B&ME community increases and sons and daughters move
away from the district. Calderdale Council recognises that we need to do more work
to find out what types of accommodation and support our older B&ME residents will
require in the future.
What Are We Doing To Support Older People?
Supporting People Grant funds housing support services to 2375 older people
in sheltered, extra care and in general needs rented and owner occupied
housing.
In partnership with Social Services we are developing an Older Persons
Housing Strategy that will be published mid 2006
(There is more information about housing issues for older people in our Supporting
People Strategy 2005 -2010)
People With Physical Disabilities
It is generally accepted that the number of disabled people in the population is
increasing as a result of people living longer and advances in medical technology
that lead to more people surviving accidents and disabled children being more likely
to survive to adulthood. This means that there is likely to be a continuing increase in
demand for properties that are accessible to disabled people across all tenures and
for property adaptations.
The hilly nature of Calderdale can make it very difficult to build wheelchair accessible
homes or to adapt properties in a number of areas and so it is essential that full use
be made of the accessible stock that is available. The Housing Requirements Study
2005, suggested that only 26% of households including a member with a mobility
difficulty, live in dwellings that have been adapted. Yet 10% of adapted properties
and 27.5% of purpose built properties for people with a disability in Calderdale are
occupied by households where there is no longer a need for the adaptations or
features concerned. The Council has limited information about the overall number
and the nature of adapted and accessible homes in Calderdale. We realise we need
to remedy this and improve the ability to facilitate a match between the accessible
property available and the disabled people requiring it.
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What Are We Doing To Help People With A Physical Disability To Live In
Accessible Housing?
We have encouraged all Registered Social Landlords developing new homes
in Calderdale to build a proportion of the dwellings to Lifetime Homes
Standards and wherever possible to include wheelchair accessible homes
within each development.
Wherever possible we have ensured that the affordable housing secured via
S106 agreements includes a proportion of wheelchair accessible dwellings.
Pennine Housing 2000 have agreed that wherever possible any new
properties built will meet lifetime homes standards and category II sheltered
housing schemes will be remodelled to an accessible standard.
We have made sure that our Draft Replacement Unitary Development Plan
includes provision for on average15% of all new housing developments of 1
hectare or more to be built to lifetime homes standards.
People With Learning Disabilities
There are 620 adults on the Calderdale Learning Disability Register. The
development of services for people with a learning disability is underpinned by the
principles of „Valuing People‟, one of which is enabling people with learning
disabilities and their families to have greater choice and control over where and how
they live.
Funding considerations mean that in practice people entering „Supported Living‟ are
likely have to share a large dwelling and as a number of people with a learning
disability also have a physical disability; wheelchair accessible or single level
accommodation suitable for further adaptation is frequently required. There are few
such properties in the social rented sector in Calderdale and those that do exist are
usually in unsuitable locations. The Council is currently having little option but to
approach private sector providers to procure suitable properties. This results in the
eventual rents for such properties being high and the Council wishes to commission
such properties from a Registered Social Landlord if possible.
The research carried out as part of the development of the Accommodation and
Support Strategy For People With a Learning Disability has identified that there is
likely to be an additional 60 people requiring independent accommodation in the next
five years. At least a half of these are likely to require wheelchair accessible
accommodation in the Supported Living model and two four bedroom bungalows will
be required each year to meet this demand.
Relatively few people with a learning disability live in homes they own. „Valuing
People‟ states that Local Authorities should expand the range and choice of housing
options available and that those options should include home ownership, including
shared ownership.
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What Are We Doing To Assist People With A Learning Disability To Live
Independently?
The Council has developed a number of different accommodation options for
people with a learning disability who wish to live independently.
In April 2005,172 adults were living in their own homes with support and or
care funded by a combination of Health, Social Services and Supporting
People funding. A further 69 people lived in their own homes without support.
(There is more information about housing services for people with a learning
disability in our Accommodation and Support Strategy for People with a Learning
Disability and in our Supporting People Strategy 2005-2010).
People With Mental Health Problems
The accommodation needs of people with a mental health issue vary considerably.
At the one end of the spectrum a person‟s illness may require hospital in patient
provision or 24 hour support in a residential facility yet another person may require
only occasional support to help them to live independently in their own home. It is
also crucial to recognise that use of different types of provision is not static. Service
users may move between accommodation with different levels of support as their
mental health improves or deteriorates.
There can be problems in accessing supported accommodation for people with a
dual diagnosis of mental health and substance misuse problems. Similarly people
with relatively low level mental health support needs who are not able to access the
current specialist provision, may have difficulty in accessing non specialist supported
accommodation as the support provider is not able to provide the type of support the
person requires. Both these issues need to be addressed through the Supporting
People Programme.
What Are We Doing To Support People With A Mental Health Problem?
Supporting People Grant currently funds housing related support for 78 units
of accommodation for people with a severe and enduring mental health
problems
The Calderdale Mental Health Strategy recognises that there is a need to map
the current and future accommodation needs of people with mental health
issues against current provision and develop plans to address any gaps
identified. This may lead to the reconfiguration of existing provision and the
commission of new accommodation. Should this be the case it may be
necessary to work in partnership with Registered Social Landlords to build
new properties
(There is more information about housing support for people with mental health
problems in our Supporting People Strategy 2005-2010).
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Young People
There are a growing number of young people looking for independent
accommodation in Calderdale. Informal research carried out in early 2004 suggests
that 30% of applicants seeking one bedroom flats on the Calderdale Housing
Register are aged 25 or under.
There are also increasing numbers of young people experiencing homelessness. In
2004/05, 203, sixteen and seventeen year olds approached the Council because
they were homeless or about to become homeless and 99 were accepted as being
homeless and in priority need.
Young single people frequently have problems in securing independent
accommodation in Calderdale. Single room rent restrictions make it extremely
difficult for people under the age of 25 to obtain a tenancy in the private rented
sector and social landlords restrict the letting of many of their flats to older
applicants. As a consequence the limited temporary accommodation that is available
in the area can quickly become „silted up‟, with homeless young people unable to
find a property to move– on to.
Young People leaving care have found it almost impossible to access social housing
in recent years and those wishing move into their own tenancies have invariably had
to access the private rented sector, with CMBC Health & Social Care Directorate
providing any bond required. A number of young people leaving care also
experience homelessness each year.
Our young B&ME population is also increasing and we recognise that we need to
carry out further research to identify the housing needs and requirements of this
group.
What Are We Doing To Assist Young People With Housing Support Needs?
Supporting People Grant funds 105 units of supported accommodation of
floating support for young people
We have created specialist posts in our Housing Advice Centre to co-ordinate
services for homeless young people
We intend to create a centralised Support Access Point to assess the support
needs of young people and ensure that they are directed to the most
appropriate service
In conjunction with Calderdale College and NCH Calderdale Leaving Care, we
are developing an accredited tenancy training scheme for young people which
will help enable them to obtain and sustain a Housing Association tenancy.
(There is more information about young people with housing support needs in our
Supporting People Strategy 2005- 2010).
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People Experiencing Domestic Violence
Calderdale Women‟s Centre is the main provider of advice and support for women
experiencing domestic violence.
In 2004/05 the centre received 1998 referrals with 45% being for repeat incidents of
violence. In the same year 79 people were accepted by Calderdale Council as
homeless because they were experiencing domestic violence and needed to be rehoused.
Many people experiencing domestic violence will require immediate safe temporary
accommodation. In 2004/05,357 women and their children were referred to specialist
„refuge‟ accommodation in Calderdale for women fleeing domestic violence and 79
were subsequently accommodated. In addition 15 households fleeing domestic
violence were temporarily housed in either bed & breakfast accommodation, hostel
or dispersed temporary flats provided by Calderdale Council.
Some women fleeing violence have difficulty accessing such temporary
accommodation, for example women who have substance misuse problems are
often unable to be accommodated.
Some people experiencing domestic violence wish to remain in their present home
and floating support services, target hardening and effective legal advice are
important factors in ensuring that people who wish to „stay-put‟ and remain safe are
able to do so. There is scope for developing these services further in Calderdale.
What Are We Doing To Support People Experiencing Domestic Violence?
Supporting People funds 18 units of specialist „refuge‟ accommodation for
women experiencing domestic violence. This includes 9 units for Black and
Asian women.
needs of women experiencing domestic violence and ensure that they are
directed to the most appropriate service.
,
A Multi-Agency Risk Assessment Committee (MARAC) has been established
to ensure effective joint working and risk management in respect of domestic
violence.
We intend to launch a „Sanctuary Scheme‟ in February 2006 in conjunction
with key partners.
Pennine Housing 2000 and several of the Housing Associations operating in
Calderdale have a Domestic Violence Policy that addresses the re-housing
and support issues for people experiencing violence who wish to move to a
new home.
65
(There is more information about domestic violence in our Homelessness Strategy
2003 our Supporting People Strategy 2005-2010 and our Crime and Disorder
Reduction Strategy 2005 -2008).
Ex Offenders
It is recognised by the Probation Service that there is an overall lack of temporary
and supported accommodation in West Yorkshire for people leaving prison or
involved in the Criminal Justice System. Custodial sentences often result in the
accrual of rent or mortgage arrears and the loss of a former home. Ex-offenders face
barriers in accessing suitable accommodation from other than specialist providers
such as Foundation Housing because of former tenancy arrears or behaviour prior to
or during sentence. Those unable to be accommodated by specialist providers
frequently face homelessness on their release from prison.
Accessing suitable housing and support plays a key role in preventing re-offending
and there is a need to ensure that ex-offenders and people at risk of offending are
able to access suitable accommodation to complement other preventative projects in
Calderdale such as the Calderdale Drug Intervention Programme.
Housing Advice Centre staff will work with the housing advisers in prisons to ensure
information about the housing needs of prisoners is shared effectively and that on
release from prison, ex offenders do not face homelessness.
What Are We Doing To Help Ex-Offenders?
We have created a specialist post to work with homeless people in the
criminal justice system who are accessing drug treatment services.
We have worked with other authorities in West Yorkshire to develop a West
Yorkshire Offender Housing Protocol that will ensure a co-ordinated approach
is taken to the accommodation of offenders, people released from custody
and those supervised by the National Offender Management Service.
needs of ex offenders and ensure that they are directed to the most
appropriate service.
Supporting People funds 59 units of supported accommodation or floating
support for ex-offenders
(There is more information about ex- offenders in our Homelessness Strategy 2003
and our Supporting People Strategy 2005-2010).
Asylum seekers
In April 2005 there were 248 asylum seekers living in Calderdale via arrangements
between the National Asylum Support Service (NASS), the Council and five other
accommodation providers.
66
Some of the placements are in properties owned by Pennine Housing which have
been identified as poorer quality homes likely to be demolished in the short to
medium term.
Although the number of Asylum seekers dispersed to Calderdale is relatively small
and has been reducing for the past 12 months there will be a need to identify
alternative accommodation to replace these properties.
It is estimated that approximately half of the asylum seekers dispersed to Calderdale
and subsequently granted leave to remain will choose to remain in the district. On
receiving leave to remain, the main issue for most former asylum seekers is that they
are immediately removed from an intensive level of support. As well as the need to
access alternative accommodation many people need help with accessing the
benefits system and assistance with appreciating their rights and responsibilities.
They may also need help with practical matters such as budgeting.
What Are We Doing To Assist Former Asylum Seekers?
We intend to produce information for former asylum seekers about how to
access accommodation and the services they may subsequently wish to
engage with.
Travellers
Calderdale does not have an authorised travellers site, but there are occasional
unauthorised encampments as indicated in Table 18.
Table18. Count of Gypsy Caravans
Year
Number of caravans Number of caravans
January Count
July Count
0
0
0
0
12
5
0
0
2002
2003
2004
2005
Source: ODPM
Most travellers on the unauthorised encampments in Calderdale belong to the same
social networks and seldom stay for more than a week. To date, It is has not
therefore been considered that there is a strong case for development of a traveller‟s
site in the district.
What Are We Doing To Meet The Housing Needs Of Gypsies And Travellers?
We intend to find out more about the housing requirements of Gypsies and
travellers in Calderdale and intend to commission joint research with partner
authorities in West & North Yorkshire and the City of York.
67
People From The Lesbian,Gay And Transgendered (LGBT) Community
Nationally it is estimated the LGBT community make up 6.7% of the population
(NATSAL Survey 2000). In Calderdale, it is likely that the proportion is higher as a
number of LGBT people have moved from elsewhere in the UK into parts of the
district, particularly around Hebden Bridge. Members of the LGBT community will be
included amongst the groups already discussed in this chapter and their needs
should be incorporated when developing policies and services.
Young LGBT people are particularly vulnerable to becoming homeless and
information from Gay And Lesbian Youth in Calderdale (GALYIC) suggests that one
in four homeless young people is either lesbian, gay or bisexual. Such young people
have often experienced homophobic behaviour from their families and may be faced
with similar behaviour from other residents in temporary accommodation. As a result
some LGBT young people end up on the streets, facing the added dangers of
prostitution and alcohol/drug abuse.
Amongst those who are also particularly vulnerable, are parents with children made
homeless as a result of „coming out‟ after having been in a heterosexual
relationship, members of the B&ME community and those experiencing mental
health and substance misuse problems. It should also be noted that all members of
the LGBT community are at risk of homophobic violence.
What Are We Doing To Meet The Housing Needs Of The Lesbian, Gay And
Transgendered Community?
From 1st April 2006 the monitoring undertaken by Calderdale‟s Homelessness
& Housing Advice services will be extended to include sexual orientation.
Homelessness & Housing Advice Centre staff and staff supporting homeless
people in temporary accommodation maintain good links with relevant support
agencies and ensure that literature about those services is available at the
Housing Advice Centre.
The Hate Incident Reporting Centres were extended to deal with Homophobic
incidents in 2005
68
Community Cohesion
„Guidance on Community Cohesion‟ published by the Local Government Association
in 2002 argues that concentrations of people from one ethnic background in certain
areas, and their separation from other groups living in certain areas, have
contributed significantly to tensions and conflict. The guidance argues that the lack of
interaction, as a result of segregation may lead to fear and mistrust.
The largest ethnic minority community in Calderdale is composed of Pakistani
Muslims, originating from the Northern Punjab. 88% of this community, which has a
young age profile live in West Central Halifax (Park, Skircoat and Warley wards).
There are also small concentrations of people from an ethnic minority in Todmorden
and Elland. Park ward is one of the 4 areas of Calderdale with significant levels of
deprivation with households being more than twice as likely as the rest of the district
to live in overcrowded conditions and lack central heating. Such levels of
disadvantage can fuel tensions between communities and work against the concept
of community cohesion.
Creating more mixed housing areas requires housing providers to consider how
access to different types of good quality affordable housing in all parts of Calderdale
can be improved for communities that are having difficulty in accessing it at the
moment. Only 3% of RSL rented properties are occupied by people from an ethnic
minority and in 2004/05 only 4.6 % of RSL lettings were to people of an Asian ethnic
origin, the bulk of these being in the West Central Halifax area. Misconceptions
about the availability of housing, complex eligibility criteria and accessing languages
in relevant languages are likely to be a issues for the B&ME community in
Calderdale.
To improve community cohesion there is an urgent need for the Council and all
social landlords in Calderdale to develop mechanisms to understand the diverse
housing requirements and aspirations of B&ME communities and develop strategies
that are integrated with health, education, access to jobs and wider support services.
At the same time the Council needs to consider how older inner urban areas can
remain attractive housing locations for older established, predominantly white
communities.
What Are We Doing To Promote Community Cohesion?
We have secured funding from the Housing Corporation for RSLs in
Calderdale to build 48 large family houses available to applicants from any
ethnic background between 2004/06
The Housing Requirements Study carried out in 2004/05 had a remit to
identify the housing needs of the B&ME community
Pennine Housing 2000 is working with Nashayman Housing Association to
encourage people from B&ME communities to move into Pennine Housing
Homes on the fringes of traditional B&ME areas.
Calderdale Council has a comprehensive Community Cohesion Action Plan
that links cohesion to all Council activities.
69
To implement the action plans that accompany our Homelessness Strategy,
Supporting People Strategy and Accommodation and Support Strategy for
People With a Learning Disability and carry out annual reviews of our
progress.
To improve the ability of vulnerable people to access and keep permanent
affordable and sustainable accommodation.
To reduce the number of people becoming homeless and the length of time
they remain homeless.
To minimise the use of temporary accommodation for homeless people
particularly bed and breakfast.
To reduce the number of disabled people having to live in un-adapted or non
purpose built accessible housing.
To work with RSL‟s and other partners to enable people with a learning
disability to access a range of housing tenures.
To improve the ability of young people, particularly those leaving care to
access social housing.
To improve and extend our services for people experiencing domestic
violence.
To launch and implement the West Yorkshire Offender Housing Protocol.
To work with our partners to enable older people to live independently in the
community for as long as possible in a tenure of their choice.
To assist our B&ME community to access social housing (including shared
ownership) throughout the district and support them to remain in their new
homes.
To make sure that we are meeting the needs of all our communities including
gypsies and travellers.
70
71
CHAPTER 8
Strategic Objective: To Help Residents Feel Safe And Free From
Fear In Their Homes And Neighbourhoods
Key Partners
Safer Communities Partnership
Pennine Housing Housing
Associations
Age Concern
Victim Support
Calderdale Women‟s Centre
Calderdale Forward
Calderdale Mediation Service
Calderdale Safer Communities Strategy
Sub
Regional
Agenda
To Help Residents
Feel Safe And Free
From Fear In Their
Homes
And
Neighbourhoods
To
improve
the quality of
life
for
residents
in
areas
of
housing
for
which there is
demand
Regional
Housing
Strategy
Creating
Better Places
Homes
For All
Reviving
Communities
&
Housing
Markets
Although compared with most metropolitan areas, Calderdale is a safe place to live,
Calderdale Council and its partners recognise that crime & fear of crime remain two
of the foremost concerns of our residents. Consultation undertaken as part of the
2004 Crime& Disorder Audit suggests that up to 10% of the population feel unsafe in
their local areas during the day, increasing to 33% after dark. Safer Communities is
therefore one of the six themes in the Calderdale Futures Plan and Calderdale
Council‟s Corporate Plan includes a priority to create safer communities with lower
crime levels, less fear of crime and safer roads.
In the last five years Calderdale has seen a significant decrease in many types of
crime including vehicle crime and domestic burglary, which has fallen by 40%, but an
increase in the level of violent crime. This increase is due in part to the way that
violent crime is measured.
72
Figure 3. shows the breakdown of recorded crime in Calderdale in 2004/05
Figure 3. Recorded Crime in Calderdale 2004/05
Criminal Damage (4958)
Violent Crime (4824)
Theft/Handling (1926)
Vehicle Crime (2859)
Burglary Other (1678)
Burglary Dwelling (1124)
Fraud/Forgery (1228)
Drugs Offences (405)
Others (270)
Robbery (95)
6%
2% 1% 0%
6%
26%
9%
15%
10%
25%
Source: Calderdale Safer Communities Partnership
The Crime & Disorder Audit completed in 2004 suggests that the priorities for action
are, drugs and alcohol, violent crime, anti-social behaviour, criminal damage and
crime against businesses. These priorities provided the framework for the 2005 –
2008 Safer Communities Strategy, which includes the following objectives:
To reduce overall crime
To reduce anti-social behaviour
To create communities where people feel safer
To reduce the harm caused by illegal drugs
To have safer and more attractive public spaces
To help local communities contribute to and influence the work of the safer
communities Partnership
To reduce crime in high crime areas, helping all areas of the Borough to share
in prosperity
To reduce the harm caused by alcohol
To help young people stay safe, achieve economic independence and make a
positive contribution
73
Cutting across all nine objectives are the following themes
1. Preventing young people from getting involved in crime and directing them
away from crime if they are involved.
2. Embracing a „Big Picture‟ approach, looking beyond crime at access to
education, employment, training, housing and family support.
3. Vigorous action across 3 equal priorities of prevention, conviction and
rehabilitation
Five multi-agency Safer Communities Partnership Action Planning Teams were
established in April 2002 to bring together representatives from key partner
agencies, to develop initiatives to tackle crime and disorder. The teams each operate
in a specific geographical area to focus on delivering projects that will address key
local priorities and link closely to ward based police teams. This structure is unique in
that it gives emphasis to localities and utilising the knowledge and experience of
people living and working in them. The teams are given a budget and produce action
plans to identify how their work contributes to the delivery of the overall strategy.
Map 5 Action Planning Team areas
Key Issues
Domestic Burglaries
In 2004/05 there were 1124 domestic burglaries in Calderdale
A third of all domestic burglaries in Calderdale are „sneak – in‟ and the number
reported increases during the summer months. 6.3% of burglaries in 2004/05 were
repeat offences and although not seen as a major problem, the Safer Communities
Partnership is keen to see a reduction in repeat burglaries.
Several risk factors are common to victims of domestic burglaries, these are:
74
No home security measures
High levels of anti-social behaviour in the area
Living at an address for less than a year
A single adult in the household
These risk factors mean that the poorest and most vulnerable are most likely to
experience a burglary at their home.
What Are We Doing To Prevent Domestic Burglaries?
The emphasis of the Safer Communities Partnership is on publicity and preventative
work and Action Planning Teams have developed a number of initiatives to educate
householders about how to make their properties secure. „Hot-spots‟ for domestic
burglary have been identified and the „SPEED‟ scheme has led to the installation of
target hardening and enhanced security measures in the homes of people who have
already suffered a burglary or who have been identified most at risk. In addition the
Police Crime Prevention Officers have obtained £28,000 funding to fit basic security
measures in all domestic properties in streets where SPEED measures have been
installed. These will be fitted during 2005 by Special Constables and Police
Community Support Officers. The Calderdale Home Safety Forum has held a
number of very well attended information days to which all households living in the
local area receive an invitation. Prevention of domestic burglaries is one of the
issues actively promoted by the Police at these events.
Registered Social Landlords have also incorporated a number of improved security
and target hardening measures in their properties to discourage break-ins. Pennine
Housing2000 has a high specification for the doors and windows fitted as part of
their investment project as does Calderdale Council for doors and windows fitted as
part of the group repair schemes, together with other security measures such as
exterior lighting in the case of individually improved houses. Other Housing
Associations have also carried out work to make their properties more secure by for
instance replacing patio doors with a door and window.
Most of the areas where Street Wardens operate have seen a noticeable reduction
in domestic burglaries. The Street Wardens provide a visible re-assurance to the
community and assist in education about crime prevention as well as organising
diversionary activities for possible perpetrators.
Anti- Social Behaviour (ASB)
In 2004/05
37 Anti-Social Behaviour Orders and 29 Anti-Social Behaviour Contracts
were obtained
Pennine Housing 2000 responded to on average 106 complaints each
month about anti-social behaviour
75
The 2004 Crime Audit showed that stopping anti-social behaviour is an important
issue for people in Calderdale and initiatives to tackle the different ways in which
anti-social behaviour manifests are therefore high on the agenda for all five Action
Planning Teams. The most common type of anti-social behaviour reported is criminal
damage and the number of such incidents is increasing. Many complaints to the
Police are also linked to young people gathering in public places leading to a sense
of intimidation. Complaints to Pennine Housing 2000 are mainly about noise, youth
nuisance and harassment, whilst the majority received by Calderdale Council relate
to abandoned vehicles, refuse accumulations and fly tipping.
What Are We Doing To Tackle Anti-Social Behaviour?
The Council has a number of tools for tackling anti- social behaviour in residential
areas in Calderdale, these include:
The Calderdale Safer Communities Partnership Anti- Social Behaviour
Team. This team was established in early 2005 to meet gaps in existing
services. It is located within Housing and Community Support Services .The
team is focussing initially on enhancing support to victims and providing more
positive and creative things to do for young people and others who are
beginning to cause trouble.
The Pennine Housing 2000 Anti- Social Behaviour Team. The team
consists of five staff who assist and support Housing Officers with ASB
complaints, deal directly with more serious cases and also provide an
intensive management service in areas with high levels of ASB activity.
Calderdale Council Private Sector ASB Officer. This officer works closely
with the Pennine Housing team and the Safer Communities Partnership ASB
team. The officer deals exclusively with ASB issues in the private sector.
Calderdale Mediation Service (C.A.L.M.). This project was established in
2003 and is funded by the Community Safety Partnership and Registered
Social Landlords to mediate in neighbour disputes. A salaried project
manager trains and co-ordinates a team of volunteer mediators.
Street Wardens. Calderdale Street Wardens are active in discouraging antisocial behaviour, reporting incidences of vandalism, rubbish dumping, and
grafitti and arranging for repair or removal. The wardens also organise
activities for young people to discourage them from engaging in behaviour
likely to cause distress to a community. The wardens work closely with our
Police colleagues including Police Community Support Officers (PCSO‟s)
Landlord Accreditation Project. Our Landlord Accreditation Project aims to
encourage private landlords to include clauses about anti-social behaviour in
their tenancy agreements and to inform tenants of their obligations before
granting a tenancy.
76
Anti Social Behaviour Order (ASBO) Panel. This multi-agency panel
considers individual perpetrators of anti- social behaviour and decides
whether it is appropriate to proceed to an Anti-Social Behaviour Order The
panel looks at all available methods of dealing with problematic behaviour
and ensures that where possible, alternative interventions are used, such as
diversionary activities, before proceeding to an ASBO. Membership of the
panel includes Pennine Housing 2000 and reflects the need to balance
protection for the community with the need to address underlying causes of
anti-social behaviour. 60 ASBOs have been obtained since 2000; half of
these were on juveniles and half on people aged 20 –25, mainly young men.
Housing Association’s verification and exclusion policies and
procedures. Most of the Housing Associations with general purpose
accommodation in Calderdale have a lettings policy that incorporates checks
on the conduct of a previous tenancy and sometimes a requirement to
disclose unspent criminal convictions. Applicants with a proven history of antisocial behaviour or with a history of certain criminal behaviours will have to
demonstrate that they are unlikely to perpetrate further anti-social behaviour
should they be offered a tenancy. The Council is checking that the policies
are fair and reasonable.
Prevention and Rehabilitation. As a result of the Housing Association
verification policies a number of households that the Council has a statutory
duty to re-house are unable to access social housing because of their
previous behaviour.
Such households have frequently lost a home in part at least because of their
anti-social behaviour, often moving between neighbouring Local Authority
areas and spending periods of time in privately rented accommodation. At no
time however are they addressing their need to modify their behaviour.
As part of initiatives to reduce the level of homelessness in the district a
working group made up of Council officers and RSl partners is beginning to
looking at ways of preventing people losing their home in the first place as a
result of their anti-social behaviour and ways of enabling those that do
become homeless to modify their behaviour and access social housing. This
initiative will be informed by the Government‟s „TOGETHER‟ trailblazer
project.
All Registered Social Landlords operating in Calderdale have introduced new
Anti-Social Behaviour policies in line with the requirements of the 2003 AntiSocial Behaviour Act.
77
Crimes Against The Vulnerable (domestic violence, racist incidents and
homophobic crime)
In 2004/05,
2992 incidents of domestic violence were reported to the Police
408 racist and homophobic incidents were reported either to the Police
or to Hate Incident Reporting Centres
It has been estimated that a woman will experience around 35 assaults before
reporting the violence she is experiencing to the Police and that only 12% of
incidents of domestic violence are ever reported. Domestic violence can only be
effectively tackled when reported and so Calderdale has a number of initiatives to
encourage victims to approach the Police and support agencies. This
encouragement has lead to a year on year increase in the number of domestic
violence incidents recorded since 2001/02. Domestic violence crime has a
disproportionate rate of repeat victimisation and in 2004/05, 43% of all domestic
violence incidents reported were repeat incidents. Research undertaken as part of
the Safer Communities Strategy also suggests that domestic violence is higher in
deprived areas of Calderdale.
Racist and homophobic hate crime adversely affects the lives of individuals and has
devastating effects on community relations. Calderdale Racial Harassment Multi
Agency Panel and its partners believe that there is under reporting of hate crime in
the Borough and are working in partnership with other agencies to identify the true
extent.
What Are We Doing To Tackle Crime Against Vulnerable People?
Calderdale Council‟s Local Public Service Agreement includes two targets
relating to domestic violence. The first is to annually increase the number of
incidents reported to the police and the second is to reduce the number of
incidents of repeated violence. The Council has entered into a service level
agreement with Calderdale Women‟s Centre to deliver services that will
achieve the PSA targets.
Calderdale Council has a Multi-Agency Panel (MAP) that works with partners
in the public and private sector to provide effective support and problem
resolution for victims of racist and homophobic incidents. The panel operates
on a two- tier structure; a policy panel that meets on a quarterly basis and a
casework panel with representatives from Calderdale, West Yorkshire Police,
Crown Prosecution Service, Victim Support, Pennine Housing and the Asylum
Support Team.
The Casework Panel meets every 4 to 6 weeks and has the responsibility in
identifying reported incidents that form a pattern including; repeat victims,
repeat offenders, repeat locations and hot spots.
78
The Panel also thoroughly scrutinise cases being investigated by partners and
provides guidance as appropriate.
The Council has Public Service Agreement targets to increase the number of
racist and homophobic incident reports and to reduce the number of repeat
incident reports. Agencies on the MAP along with other local agencies have
established a network of 42 third party Hate Incident Reporting Centres. The
aim of the centres is to encourage the reporting of hate incidents by providing
the public with a facility to report such incidents at locations other than at
Police Stations. All Pennine Housing offices, Nashayman Housing association
and the Council‟s Housing Advice Centre are Hate Incident Reporting
Centres. A further 20 reporting centres are due to be established in Youth
Centres by April 2006
Measures are also being taken by partners to increase the confidence of
victims of hate crime to come forward and report incidents. Five outreach
surgeries have been established and are operating across the borough with a
view to creating an environment in which those affected by such incidents
have the confidence to report what has occurred and ensure the appropriate
support is available.
The Public Service Agreement has enabled Calderdale Council to pay for the
services of a police sergeant based at Halifax Police Station to work on
domestic violence, racist and homophobic issues.
Harassment and Illegal Eviction in the Privately Rented Sector
Harassment and illegal eviction is a growing issue in Calderdale. The development
of our Landlord Accreditation Project and the work undertaken by our Homelessness
Prevention Co-ordinator will enable us to take effective action and engage in
successful preventative work.
What Are We Doing To Prevent Harassment And Illegal Eviction?
Our Landlord accreditation project is educating landlords about their
obligations and the consequences of illegal eviction
We are developing material to advise private sector tenants of their rights and
private landlords of their obligations towards their tenants when they wish to
terminate a tenancy.
To further reduce the level of domestic burglaries.
To help people to feel safe in their local area both during the daytime and
after dark.
To reduce the incidence of anti-social behaviour in residential areas.
79
To develop initiatives to help perpetrators of anti-social behaviour change
their behaviour and live successfully in the community.
To encourage people experiencing domestic violence to report incidents and
to reduce the level of repeat reporting.
To continue to encourage people to report racist and homophobic incidents
and to work with our partners to increase the number of incidents that are
satisfactorily resolved.
To prevent illegal evictions from taking place.
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81
Chapter 9
Strategic Objective: To Reduce Fuel Poverty and Contribute To
Tackling Health Inequalities
Strategic Links
Local/regional
‘Our Region Our
Health’
Yorkshire& The
Humber Affordable
Warmth Strategy
Calderdale Framework
for Tackling Health
Inequalities
Calderdale Affordable
Warmth Strategy
Key Partners
National
Tackling Health
Inequalities A
Programme For
Action
National Energy Action
Kirklees Energy Services
Sustainable
Communities:
settled homes;
changing lives
Calderdale PCT
Calderdale Home Safety Forum
Anchor Staying Put
Age Concern
Calderdale Affordable Warmth
Partnership
Calderdale Affordable Warmth Strategy
Inequalities
Calderdale Framework for Tackling Health
Strategic objective
Sub
Regional
Agenda
Regional
Housing
Strategy
Homes For
All
To reduce fuel
poverty and
contribute to
reducing
health
inequalities
improve
the quality
&
standard
of housing
Delivering
better homes
choice
&
opportunity
Decent
homes for
vulnerable
people
A warm dry home is a basic necessity of life, however far too many homes are poorly
insulated and have expensive and inefficient heating systems. Coupled with low
incomes this leads to fuel poverty and households being unable to keep adequately
warm at a reasonable cost.
82
In Calderdale it is estimated that there are 30 excess winter deaths each year and
the main cause of these is cold homes. The Government launched a fuel poverty
strategy in November 2001 that aims to end fuel poverty in vulnerable households by
2010 and a Draft Affordable Warmth Action Plan for Yorkshire & The Humber is
currently under consultation that will drive and facilitate efforts to achieve
Government targets locally.
„Tackling Health Inequalities A Programme for Action' was published by the
Government in July 2003 and lays the foundations for narrowing the health gap
between disadvantaged groups and communities and the rest of the country. The
Government‟s aim is to reduce health inequalities by tackling contributory factors,
such as poverty, poor educational outcomes, worklessness, poor housing,
homelessness and the problems of disadvantaged neighbourhoods.
The Regional Strategic Framework for Health „ Our Region Our Health‟ highlights the
fact that the Yorkshire & The Humber region does not enjoy the best of health when
compared with the rest of England and much can be done to improve the health and
well being of communities and groups. Calderdale, in common with all other Local
Authorities, has therefore been charged with engaging with the Primary Care Trust
and key partners to develop a Health Inequality Partnership Group and produce a
local framework for action.
Calderdale‟s Framework for Tackling Health Inequalities focuses on six key themes:
1. Healthy children and families
2. Tackling the major killers through prevention
3. Improving access to services and facilities
4. Strengthening disadvantaged communities
5. Modernising services for specific disease groups
6. Modernising services for vulnerable groups
These will be reviewed in the light of the work of the Health Inequalities Partnership
Group.
Key Issues
Fuel Poverty
A household experiences fuel poverty when it has to spend more than 10% of its
income on fuel to heat the home to an adequate standard of warmth. Nationally
almost 11.5% of the population experience fuel poverty but the 2005 Housing
Requirements Study suggested that 17.2% (13,904) of households in Calderdale are
fuel poor.
Table 19 illustrates the estimated proportion of households that
experience fuel poverty for different tenure groups as well as any households where
one member is aged 75 and over.
83
Table 19.Fuel Poverty By Tenure And Age
Fuel Poverty
Number
Percent
All households
Tenure
Owner occupiers
Public sector rented
Private sector rented
Households with older resident
13904
17.2
7809
4916
984
12.7
36.3
22.3
Resident aged 75+
2173
30.0
Source : Calderdale Housing Requirements Study 2005
There are four main contributing factors to fuel poverty; energy inefficient homes, low
incomes, under- occupancy and the cost of fuel. Table 20 shows a breakdown by
housing area of the proportion of households that are in receipt of at least one form
of financial support and are estimated by the Housing Requirements Study to be in
fuel poverty. It is clear that the Ovenden and Park wards have the highest proportion
of households in receipt of financial support, and are amongst the areas with the
highest estimate of fuel poverty.
Table 20. Financial Support And Fuel Poverty
%
households
receiving
financial
support
District
44.8
Todmorden
43.2
Hebden Royd
47.2
Illingworth/Mixenden
33.2
Northowram/Hipperholme
42.4
Sowerby Bridge/Warley
55.5
Ovenden
Boothtown/Siddal/Southowram 49.5
41.2
Ryburn
35.2
Skircoat
56.3
Park
41.9
Elland/Greetland
46.7
Brighouse/Rastrick
Calderdale total
44.6
Number of
households
in
fuel
poverty
%
households
in
fuel
poverty
1107
1112
998
636
1942
1245
1137
1021
491
889
1212
2114
13904
18.0
15.1
20.9
10.3
21.7
22.9
16.5
18.6
9.4
20.3
15.8
17.0
17.2
%
households
with
home
not
warm
enough
7.7
1.3
8.2
5.4
6.6
6.4
8.1
9.0
3.9
28.8
6.5
2.5
8.0
Source : Calderdale Housing Requirements Study 2005
It is estimated that there are 30 excess winter deaths in Calderdale each year and
the major cause of these is cold homes. As well as contributing to premature death,
cold living conditions also affect a range of heart and respiratory conditions.
Living and sleeping in the same room over the winter period because of inability to
afford to heat a bedroom can also adversely affect mental health.
84
Reducing fuel poverty therefore plays a major role in improving public health and has
a positive impact on the quality of life for those on the lowest incomes.
Reducing fuel poverty contributes directly to the key themes of healthy children and
families, tackling the major killers through prevention and strengthening
disadvantaged communities in the Calderdale Framework for Tackling Health
Inequalities.
What Are We Doing To Reduce Fuel Poverty In Calderdale?
A Calderdale Affordable Warmth Partnership has been established in the
district and involves a number of agencies including Calderdale Council,
Calderdale Primary Care Trust, Age Concern Calderdale, Pennine Housing
2000 and the Energy Efficiency Advice Centre. In April 2005 the partnership
launched an Affordable Warmth Strategy For Calderdale, which has the
following key aims:
o To raise awareness of affordable warmth amongst key agencies and
the public
o Improve health through affordable warmth
o Target households through improved networks and referral systems
o Improve access to grants and advice
o Make all housing in Calderdale warmer
Pennine Housing 2000 will complete its five-year investment programme by
March 2006 and none of its tenants should be suffering fuel poverty after that
date.
A new West Yorkshire Affordable Warmth Scheme has being developed that
will provide insulation measures for any household that is experiencing fuel
poverty.
The range of grants and loans available to improve home energy efficiency and
provide affordable warmth are described in chapter 6
Home Safety
Accidental injury is the leading cause of child death in England and Wales. It is also
a leading cause of death and progressive disability in older people. Nationally,
around 2.8 million accidents a year occur in the home and approximately 3000 of
these result in death. Many are caused by falls, others by fires, burns and scalds.
What Are We Doing To Improve Home Safety In Calderdale?
In April 2006 the housing fitness standard, which has been around for some 80 years
is to be replaced by the Housing Health & Safety Rating System (HHSRS).
The concept of unfitness is being replaced by an assessment of the extent to which
a house is free from hazards to health and safety.
85
Of the 29 hazards to be assessed, a number relate to the extent to which the
dwelling protects the occupant from accidents. Relevant Environmental Health
Officers have been trained to carry out the assessments and to instigate any action
required. This should result in a significant reduction of home safety risks in the
district.
A key philosophy of the Home Repair Financial Assistance Programme is to make
homes safe places to live in and much of the focus of the minor works financial
assistance programme is directed at improving the physical safety of a property for
an elderly or disabled householder. Initiatives such as the Anchor Staying Put
handypersons service for elderly home-owners also assist in the reduction of
accidents
As part of their Falls Prevention and Healthy Ageing Project in Calderdale, Age
Concern implements a programme of home safety checks for older people. The
project has a team of trained volunteers who visit older people to provide advice and
support in helping to identify hazards in relation to home safety.
Pennine Housing 2000, in partnership with the Primary Care Trust, Age Concern and
the Pensions Service has organised a number of „Silver Service‟ days for older
people held in sheltered housing schemes. These events provide a showcase for
crime prevention officers, locally based health care staff, the Fire Service and the
Council‟s Home Energy Team and leisure services staff as well as the Pensions
Service to promote their services and benefits available for older people.
2004 saw the creation of a Home Safety Forum for Calderdale. This forum consists
of a number of local agencies whose remit includes home safety and aims to coordinate, stimulate and promote home safety work within Calderdale. The specific
objectives of the forum are to:
Identify areas of high incidence of accidents, injury and inequality
To contribute in reducing home accidents
To contribute to reducing inequalities in health.
The Forum has held Home Safety Information days attended by around 2000
people in North Halifax, Todmorden, Brighouse, West Central Halifax and Sowerby
Bridge. Other such events are planned to take place in the parts of the Borough not
yet covered. There is however a need for a dedicated post to co-ordinate information
about accidents occurring in the district, network local services and to initiate and coordinate home safety and accident prevention work.
Calderdale Council also provides support for Todmorden Accident Prevention
Council and Sowerby Bridge Area Safety Group.
Improving home safety and promoting health services contributes to the key themes
of tackling the major killers through prevention and strengthening deprived
communities in the Calderdale Framework for Tackling Health Inequalities.
86
Health of Homeless Families
People who are homeless or living in temporary accommodation are more likely to
suffer from poor physical, mental and emotional health than the general population.
Children from families who have experienced homelessness have an increased risk
of a low birth weight and a greater likelihood of illness, behavioural problems and
delayed development. Drug and alcohol misuse and mental health problems are also
prevalent amongst the homeless population. Homeless people are less likely to be
registered with a GP and frequently experience difficulties in accessing dental
services.
Homeless people were identified by the Government‟s cross cutting review on
tackling health inequalities as one of the groups for whom targeted interventions may
be needed to address specific health needs and poor health outcomes. It would be
helpful to review information about the nature and extent of health issues amongst
homeless people in the district so that targeted services can be further developed.
What Are We Doing To Improve The Health Of Homeless Households?
Calderdale PCT provides a dedicated health visitor service for homeless people and
substance misusers. The Health Visitors carry out home visits to every household in
Calderdale Council temporary accommodation to assess health issues and ensure
links are made with general practitioners and specialist health services.
Households are encouraged to remain in contact with the health visitors throughout
their stay in temporary accommodation and will continue to be visited following rehousing until the household is settled in their new home. There is scope to develop
health promotion work and clinic services for homeless people and this will be
investigated and actioned during the lifetime of this strategy.
Much of the Council‟s temporary accommodation for homeless households with
children is located in North Halifax. This area is to be a pilot for an Information
Sharing and Assessment (ISA) project required by the 2004 Children‟s Act. The
database developed as part of this project should help to ensure that children in
temporary accommodation do not fall through the health and social care net.
Improving the health of homeless households contributes to the strengthening
communities theme in the Calderdale Framework For Tackling Health Inequalities
To implement the action plan that accompanies the Calderdale Affordable
Warmth Strategy
To continue to support the Calderdale Home Safety Forum in raising
awareness of home safety and accident prevention
To work with partners to secure funding for a Home Safety Officer
To gain a true picture of the health problems amongst homeless people in
Calderdale, identify gaps in current health service provision and ensure that
all homeless people are able to access the full range of health services they
need
To work with partners to undertake health promotion work with homeless
people
87
Chapter 10
Financing The Strategy
Housing and housing related agendas can be taken forward using money from a
variety of sources. The most important resource will always be private sector
investment by individuals and institutions in housing in Calderdale. This will dwarf
public sector investment and will be driven by the health of the housing market and
the attractiveness of the Borough to people wishing to live and invest in Calderdale.
The last two or three years has seen spectacular success in Calderdale in this
regard. The success of a broad range of corporate initiatives, combined with the
Boroughs natural attractions, have led to a boom in housing investment both in terms
of refurbishment and new build. The role of the Authority is to steer this private
sector work to meet local needs and deploy public money where there are gaps in
private sector investment and a need to pump prime further work.
The Council‟s Capital Programme is regularly reviewed with a rigorous appraisal of
projects. In recent years the Programme has supported the general private sector
investment work and a new homelessness facility.
Table 21 gives an indication of recent use of capital resources.
Table. 21 Recent Use Of Capital Resources . (All figures in 000‟s)
2004/05
2005/06
(projected)
£
£
General Private Sector Spend, including, group
1,806
1,892
repair, Individual grants and loans
Upper Parkinson Lane New Tools Project
1,309
889
Adaptations to the homes of disabled people
Energy Efficiency work
1,389
1,502
190
200
2,226
1,287
2,361
536
485
1,021
485
524
170
1,415
20,000
21,000
Approved Development Programme
Registered Social Landlord contributions to the
Approved Development Programme
Section 106 contributions to affordable Housing
Registered Social Landlord contributions to
affordable
Housing
secured
by
S106
agreements
New Homelessness Facility
Pennine Housing 2000 Investment Programme
Funding Source
Capital funds allocated
Calderdale
Housing Corporation
CMBC Capital programme
DFG HIP allocation
PH2K
Capital funds allocated
Calderdale
Housing Corporation
to
to
RSL Borrowing
Private Developers
RSL Borrowing
CMBC Capital Programme
PH2K borrowing
receipts
and
Calderdale has a good track record of creative use of resources to achieve housing
goals. Housing Stock Transfer in 2001 involved pump priming through Local
88
RTB
Authority funds to achieve the first major stock transfer in Yorkshire and the Humber.
In more recent years partnerships with Pennine Housing 2000 and the Government‟s
Regional Office have seen the Disabled Facilities Grant programme triple to achieve
spend of around £1.2 million a year.
Private Sector Housing funding has also doubled from around £2.5million per annum
to £5 million per annum through developing innovative schemes in concert with West
Yorkshire Local Authority partners and the Regional Housing Board. Another recent
innovative partnership has seen the Council‟s capital programme support the
renovation of a new homeless facility alongside some housing capital funding and,
and most innovatively, prudential borrowing by the Local Authority to fund parts of
the cost.
A similar creative pattern is apparent when revenue funding is examined. For
example, Calderdale‟s Housing Advice Centre supplements the Council‟s general
funding with special grant funding from the ODPM, money from young people‟s
budgets, support from the Connexions service, mental health support grant funding
and most recently a very welcome funding from drugs programmes, to build service
capacity and diversity
Table 22 shows indicative capital and revenue funding required to effectively
implement the strategy. Funds from a variety of sources; Regional Housing Board,
Housing Associations, the Local Authority, private developers and others will be
needed. No firm commitment to availability can be made at this stage but funding
will be sought as occasion and opportunity presents.
The table sets out some of the principal resources needed to implement the strategy,
focusing on the change or development agendas in the document. The table is
public sector money focused but private investment and confidence in the Borough,
combined with the skills and knowledge of partner organisations will be the other
essential ingredient.
The Housing Strategy has been developed in the knowledge that Calderdale is not
seen as a priority area for Regional Housing Board investment in new affordable
housing. Neither is it seen as an authority with significant swathes of stock at risk of
market failure. The action plan assumes that a proportion of funding will be made
available from the Regional Housing Board, but makes provision for contributions
from the Council‟s own funds, increased contribution to the provision of affordable
housing from private developers and funds available to key partners and
stakeholders.
89
Table 22.Resources To Support The 2005-2010 Housing Strategy
2005/
06
1.
To meet the
community‟s need
for a choice of
affordable
properties
based
upon
a
good
understanding
of
the housing market
in the Borough.
Social
Grant
(SHG)
07/08
08/09
09/10
Notes
3,750
Figures are based
on SHG allocations
for 2005/06
Figures are based
on SHG allocations
for 2005/06
Housing
Private borrowing
by
Registered
Social Landlords
to match SHG
Value of Section
106
negotiated
property
Private borrowing
by
Registered
Social Landlords
to match Section
106 agreements
Commuted sums
through
S106
agreements
Contribution
to
new
affordable
housing
from
other sources
1287
Essential Works
Grants
and
Loans
Todmorden
Transforming
Market Towns.
Other supporting
TMT investment
3,250
3,250
3,750
1287
3,250
3,250
3,750
3,750
1021
3,000
3,500
3,500
3,500
524
1,000
1,000
1,000
1,000
500
500
500
500
500
1,000
1,000
1,000
1,000
1,000
10
100
20
20
800
800
Development of
choice
based
lettings scheme
2. To reduce the
amount of poor
quality housing and
increase
the
number of decent
homes
06/07
(All Figures in 000‟s)
--
800
750
750
800
750
Figures
estimate
value
of
stock
negotiated
Commuted sum will
be at Local Authority
discretion to normal
provision on site in
exceptional cases
only
Reflects a mix of
sources
including
capital programme,
recycled
capital,
grants from housing
associations etc
Some capital spend
in 2007/08 for new
system
is
anticipated.
Joint
partnerships
with
Pennine
Housing
2000 anticipated
Regional
Housing
Board funding
800
50
Regional
Housing
Board funding
750
500
500
Regional Housing
Board funding
90
2005/
06
Park
Ward
renewal area
Other Park Ward
investment
Dudley‟s Estate
renewal
Other investment
at
Dudley‟s
Estate
Upper Parkinson
Lane
renewal
acquisitions
Upper Parkinson
Lane
renewal
new build
UPL
private
borrowing
Work on older
areas
around
Halifax
Relocation loans
3. To ensure an
effective
housing
contribution to the
regeneration of the
Borough
Group
repair
completion
of
original
programmes
Grants
from
regeneration
programmes to
Town
Centre
schemes
Empty
homes
improvement
Housing related
employment
schemes
Mixed
projects
4. To meet diverse
needs,
foster
Community
Cohesion
and
support vulnerable
people
06/07
07/08
500
1,100
500
500
2,000
2,000
3,649
3,077
1,200
750
08/09
09/10
Notes
750
Regional Housing
Board funding
Regional Housing
Board funding
Regional Housing
Board funding
Supporting money‟s
from Pennine
Housing 2000 and
Social Housing
Grant
Contribution of New
Tools funding
750
750
500
500
500
500
350
400
400
400
800
800
800
800
800
400
300
400
200
200
200
150
150
150
150
150
100
100
100
100
100
250
250
250
250
250
Social Housing
Grant required
1,400
Regional Housing
Board funding
Regional Housing
Board funding
Action Halifax and
other programmes
support this work
use
Provision of new
temporary
accommodation
facility
Match funding from
housing
associations
Regional Housing
Board funding
Social Housing
Grant, commuted
sums and other
moneys can be
used
Regional funds
support Youthbuild,
Go for it, „More than
Bricks and Mortar‟,
and other projects
A notional sum is
identified to indicate
the contribution of
Social Housing
Grant and other
sources to this
agenda
Capital funding
through Council
(50%) and Pennine
Housing 2000 (50%)
91
2005/
06
Development of
homeless
prevention
orientated
housing advice
and
homeless
function
Development of
Support Access
point at Housing
Advice Centre
Improved
accommodation
for
Housing
Advice Centre
Disabled
adaptation
programme
06/07
07/08
08/09
09/10
60
60
60
60
60
60
60
60
150
1,500
1,500
1,600
1,600
1,800
20
20
20
20
20
5,700
5,700
5,700
5,700
5,700
50
50
50
50
50
60
60
60
60
60
30
30
30
30
30
Research budget
5.
To
help
residents feel safe
and free from fear
in their homes and
neighbourhoods
Deliver
Supporting
People Strategy
Anti
burglary/violence
target hardening
measures
Link
officers
between
crime
and
housing
agendas
Additional private
sector anti social
behaviour
capacity
Notes
Some increase in
staffing, projected at
£60k per annum is
needed to achieve a
more effective
homeless
prevention service.
Budget growth or realignment would be
needed
External funding or
re-alignment of
Supporting People
funds is being
explored to create
this new service
Quantification of
cost not yet
possible. Notional
sum included
Arrangements at
2005/06 is 60% by
government grant,
40% locally
including Pennine
Housing 2000
contribution. A
contribution from
Calderdale‟s capital
programme is likely
to be needed to
balance the
adaptations budget
To be discussed
with Housing Forum
Partners
Figures based on
funding levels at
2005/06
Funding sources
include specific
police and
regeneration funds.
“Sanctuary” scheme
will need domestic
violence specific
funding
Specialist officers
are now linking
housing, youth
offending and drugs
activity. Funding
sources include
drugs and young
people budgets
An additional officer
is required to meet
demand for activity
92
6. To reduce fuel
poverty
and
contribute
to
tackling
health
inequalities
2005/
06
06/07
07/08
08/09
09/10
Notes
Development of
CCTV coverage
200
50
50
50
50
Fuel
Poverty
Grant
programmes
JT/RF
to
add
200
200
200
200
Home
Safety
Officer post
--
--
30
30
30
A project in
Brighouse is
planned and wider
long term coordination and
investment is likely
to be necessary
This funding comes
from a variety of
sources including:
Regional housing
board and energy
supply companies
Partnership funding
to be sought
93
Chapter 11
Option Appraisal And Delivering The Strategy
Delivering the Strategy
The 2005 –2008 Housing Strategy will be delivered by the action planning process; the
priorities linked to each strategic objective have been developed into an action plan with a
named service manager responsible for delivery. The action plans will be reviewed annually
both by the Council‟s performance management framework and by the Strategic Housing
Forum. Updates on the progress made and amendments made to the action plans will be
published and circulated widely to partners. A summary of the review will be published in
Calderdale Call, the Council‟s free newspaper that is sent to all households in Calderdale on a
quarterly basis.
The Council’s Performance Management Framework
The Housing and Community Support Service operates within the Council‟s wider corporate
management and planning framework. This begins with the Council‟s Corporate Plan, which is
the key document in shaping services to deliver the Council‟s vision and corporate objectives.
Figure 4 shows the different planning levels within the Council and how corporate priorities are
cascaded into Directorate and Service Plans. This process is two-way in that strategies
developed by individual services also feed into the annual review of the Corporate Plan.
Figure 4. Calderdale Council‟s Planning Framework
Futures Plan
The highest level plan for the borough –
focusing on improving Calderdale as a
place to live, work and visit
Corporate Plan
Details what the Council plans to do to
achieve its corporate priorities. Includes
our contribution towards the Futures Plan
Organisational
Improvement Plan
The top-level corporate organisational
plan that details what the Council plans to
do to increase its capacity to improve
Best Value
Performance Plan
A summary of the Council‟s performance
over the past year and its future priorities
for improvement
Budget Strategy
Ensures that the Council‟s resources are
focused on its priorities within the
Corporate Plan and OIP
Directorate Strategic
Statements
Provides the policy link between the
Corporate Plan and OIP and individual
Service Improvement Plans
94
Service Improvement
Plans
Performance
Appraisal
How the Council plans to deliver its
priorities within the Corporate Plan and
OIP
Enables staff to develop an understanding
of how they should be contributing to
achieving the Council‟s priorities.
Under each corporate priority, the 2005-08 Corporate Plan specifies a number of more specific
objectives each with a set of key performance measures. Objectives in the 2005 -08
Corporate Plan include:
To improve access to good quality housing, in particular for vulnerable people
To reduce fear of crime and increase public confidence.
To improve the quality of life for Calderdale residents by reducing anti-social behaviour
and nuisance incidents.
Several of the performance measures and actions linked to these three objectives are taken
directly from the Housing Strategy Action Plan. The Corporate Plan is monitored quarterly by
the Corporate Management Team.
Each corporate objective provides the focus for Directorate and Service Improvement Plans.
The 2005/08 Service Improvement Plans for the Housing and Community Support Service
incorporate the action plans from the 2005-2010 Housing Strategy as well as a number of the
other linked strategies such as the Safer Communities Strategy 2005-08 and the Supporting
People Strategy 2005-10. The Directorate and Service Improvement Plans are monitored
quarterly by the Directorate Management Teams.
Corporate Assessment as part of the 2005/06 Comprehensive Performance Assessment
(CPA) of Calderdale Council was undertaken in September 2005. The final report has not yet
been received, but initial feedback suggests that the Audit Commission have concluded the
Council has effective performance management in place and has developed an adequate
Organisational Improvement Plan to address areas of weakness. The Audit Commission have
recognised that Calderdale Council is beginning to address issues of low housing demand in
some areas and housing affordability, that there have been significant improvements in the
quality of public sector housing and progress on other key housing agendas. Further progress
will be achieved by moving forward with the Service Improvement Plans that have been
developed from the Housing Strategy Action Plans.
The Strategic Housing Forum
The Strategic Housing Forum will review the progress of the Housing Strategy Action Plan on
a quarterly basis. Members of the forum are also represented on the boards of Calderdale
Forward, Registered Social Landlords and Voluntary organisations in Calderdale. These
members will also ensure that linked actions in other plans and strategies such as the Futures
Plan are driven forward and monitored.
95
Social Housing Partnership
The Council intends to develop a Social Housing Partnership Agreement with partner
Registered Social Landlords which will be a key vehicle for delivery of the Housing Strategy
2005-2010 Action Plan and the development of future strategies. It is anticipated that work to
develop this partnership will commence early in 2006.
Option Appraisal
Option appraisal to determine the content of the Housing Strategy Action Plan has been
carried out in a variety of ways and has included consideration of the following factors;
Costs of possible options, both social and economic
Impact of activities, both positive and negative
Alignment with other strategic priorities
Ease of implementation of the different options
Risk of the option failing
Acceptability to politicians the public and key stakeholders
Consultation With Stakeholders On Preferred Actions
.
Each of the local strategies and plans linked to the Housing Strategy has been developed
following extensive consultation. Stakeholder events were held as part of the development of
the Homelessness Strategy, Supporting People Strategy, Affordable Warmth Strategy, and the
„Valley Vision‟. These events provided the opportunity to consider a number of actions in
response to the issues being considered and to determine the most appropriate in the context
of the above factors.
During the development of the strategy drafts have been circulated to stakeholders and
partners for comment. This process has lead to the selection of the actions that will be cost
effective, achieve the desired outcomes and are achievable within the timescales identified.
Actions that are not likely to be viable have been removed from the action plan in successive
drafts.
Availability Of Resources And Flexibility Of Application
The development of the action plan to reduce the amount of poor quality housing is a good
example of how the option appraisal process was influenced by the availability of resources
and the flexibility to direct them. The Regulatory Reform Order gave local authorities the
opportunity to set the most appropriate private sector funding framework for their needs. The
development of the Private Sector Renewal policy and financial assistance programme was
developed by a number of partners and focused on the balance between loan versus grant
and area based renewal and the pepper-potting of individual properties.
96
97
APPENDIX 1: Local, Regional & National Strategic Links
i. The Futures Plan
Calderdale Forward is our Local Strategic Partnership; in 2002 Calderdale Forward published
Calderdale‟s first Community Strategy, the Calderdale Future‟s Plan.
The vision for the current Futures Plan is that Calderdale will be a place:
Where people feel safe, warm and comfortable in their homes and safe at work and in
the street
With a sustainable local economy where people want to live, work and visit
With access to learning for all and a highly skilled workforce with opportunities to work
in the district
With a clean, healthy unpolluted and attractive environment safeguarded for future
generations
With vibrant and safe town centres accessible by all parts of the community
Where people have active healthy lives, no matter where they live in the district
Where people from all communities feel part of an integrated and equal society with
genuine community involvement
With a good accessible transport infrastructure meeting the wide variety of transport
needs in the district.
The Calderdale Futures Plan expresses this vision in six priority themes and three cross
cutting priorities. Their relationship is illustrated in Figure 5.
Figure 5. Calderdale Futures Plan Themes
98
The 2006 Futures Plan is currently being developed and will place a greater emphasis on the
importance of Calderdale residents being able to access affordable good quality housing and
other housing related agendas.
ii. Calderdale Council’s Priorities
Calderdale Council exists to provide community leadership - representing, serving and
involving the people and organisations of the Borough. The Council has a key role in
supporting Calderdale Forward to deliver the objectives in the Community Strategy and the
Council‟s vision and corporate priorities reflect the vision and themes identified in the Futures
Plan.
The Council‟s vision is:
“To make Calderdale a clean, safe, attractive and thriving area for individuals and families to
enjoy as residents, workers or visitors”.
The Council‟s Corporate Priorities are:
To improve the educational achievement of all young people and promote widespread
participation in learning
To support and protect vulnerable children, young people and adults and promote
independent and healthy living
To create safer communities with lower crime levels, less fear of crime and safer roads
To promote sustainable economic growth, respect local heritage and improve our
towns, villages and neighbourhoods
To secure a clean and attractive built and natural environment.
To continually improve customer service
To support our diverse communities, building dialogue, understanding and a capacity to
work and live together
Access to decent affordable housing in safe and sustainable neighbourhoods plays a key role
in achieving the Council‟s Corporate priorities and this is recognised by the inclusion of specific
objectives in the Council‟s Corporate Plan.
Figure 6 illustrates how the Housing Strategy objectives contribute to delivering the Community
Strategy and the Council‟s priorities.
99
Figure 6. How The 2005 Housing Strategy Objectives Contribute To Community Strategy Themes And Corporate
Priorities
Priority Themes
Corporate Plan Priorities
Lifelong learning
To improve the educational
achievement of all young
people
and
promote
widespread participation in
learning

Housing
Objectives

Strategy
To ensure an effective
housing contribution to
the regeneration of the
Borough
To reduce the amount
of poor quality housing
and
increase
the
number
of
decent
homes
Healthy
communities

To support and protect
vulnerable children, young
people
and
adults
and
promote independent and
healthy living

To
meet
the
communities need for
a mix and choice of
affordable properties
To reduce fuel poverty
and
contribute
to
tackling
health
inequalities
Safe communities
Futures Plan
Cross-cutting priorities
Sustainable Development

Access
and Inclusion

Children and Young people
Sustainable
economy
Good environment

To create safer communities
with lower crime levels, less
fear of crime and safer roads

To
promote
sustainable
economic growth, respect
local heritage and improve our
towns,
villages
and
neighbourhoods

To secure a clean and
attractive built and natural
environment
To
continually
customer service
Community
Engagement




To help residents feel
safe and free from fear
in their homes and
neighbourhoods
To ensure an effective
housing contribution to
the regeneration of the
Borough
To reduce the amount
of poor quality housing
and
increase
the
number
of
decent
homes
improve
To support our diverse
communities,
building
dialogue, understanding and a
capacity to work and live
together

To
meet
diverse
housing needs, foster
community cohesion
and support vulnerable
people
In 2006 the Council will adopt a new set of corporate priorities linked to the themes in the new
Futures Plan. Each priority will be supported by several corporate objectives including a
number which specifically relate to issues highlighted in the Housing Strategy. These include:
To support homeless people and those at risk of becoming homeless
To reduce the amount of poor quality housing and reduce fuel poverty
100
To meet the need for affordable housing
iii. National And Regional Priorities
Current national housing policy is summarised in the five-year plan „Sustainable Communities:
Homes For All‟ published in January 2005. This plan points the way to delivering the next
phase of the Governments Sustainable Communities Plan published in 2003.
The Key Themes of both plans are reflected in the Calderdale Housing Strategy.
Figure 7. The Key Themes Of The 2003 Communities Plan And „Homes For All‟ 2005
Communities Plan
Sustainable Communities: Homes For All
Providing more affordable housing in both Providing homes where they are needed most
urban and rural communities
Sustainable home ownership
Tackling homelessness
Quality and choice for those who rent
Dealing with areas of low demand housing
Bringing empty homes back into use
Ensuring that homes are decent to live in
Reviving communities and housing markets
Support for those who need it
Transforming local environments into safe Enhancing the environment
and attractive places to live
Protecting the countryside by developing
primarily on brown-field sites
Other national agenda with a strong housing emphasis and addressed in this strategy relate to
cohesion, crime and resettlement issues and health. The increasing national focus on tackling
housing market issues outside the pathfinder areas is also considered.
The Northern Way initiative aims to establish the regions of Yorkshire and the Humber, the
North East and the North West as a magnet for growth and economic development, thereby
bridging the £29 billion productivity gap between the North and the rest of the UK. The first
growth strategy „Moving Forward: The Northern Way‟ brings together consideration of
economic issues, transport and housing and one of the ten investment priorities is to create
truly sustainable communities. This priority requires that problems of housing market
dysfunction and low demand are recognised and tackled together with the need to ensure the
replacement of obsolete housing across the northern regions in order to improve the overall
quality of housing and to support economic growth.
The second Yorkshire and the Humber Regional Housing Strategy reflects the Northern Way
investment priorities and is focused around three themes:
Creating better places. This is about responding to the diversity of markets and
improving neighbourhood infrastructure and facilities
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Delivering better homes, choice and opportunity. This is about delivering choice and
opportunity for people to meet their housing aspirations and to improve housing
conditions and services
Increasing opportunities of fair access to quality housing for all. This is about
being sure the requirements and preferences of all parts of communities are met by
sensitive and appropriate housing solutions, and that obstacles faced by specific groups
to accessing their housing choices are removed
The Regional Housing Strategy plays an important role in guiding the actions of other
organisations where these affect housing opportunities and housing provision in the Yorkshire
and Humber region. It also ensures that housing activity supports the achievement of other
regional objectives and programmes.
The Sub - Regional Agenda
Calderdale Council is a member of the West Yorkshire Housing Partnership (WYHP). The
partnership is made up of a number of Local Authorities, Registered Social Landlords and
representatives of the Housing Corporation, Government Office for the Region, the National
Housing Federation and others.
The partnership has developed a West Yorkshire Housing Strategy and worked closely with
the Regional Housing Board to produce the West Yorkshire Housing Plan as one of the four
sub regional plans included within the Regional Housing Strategy.
West Yorkshire Housing Partnership has determined three strategic priorities that dovetail with
the themes of „the Regional Housing Strategy. These are:
Creation and maintenance of sustainable and cohesive communities
Decent neighbourhoods
Fair access
Supporting these priorities are five strategic objectives, which can be summarised as follows:
To tackle obsolescence in housing through reduction and replacement
To improve the quality and standard of housing for which there is demand
To deliver appropriate choice and standards of (new) housing
To link housing market renewal, community regeneration and urban renaissance
programmes
To establish strategy, resources and delivery tools for housing market renewal
The Regional Housing Strategy themes and the West Yorkshire Housing Strategy priorities
and key objectives are reflected in the priorities and actions in Calderdale‟s Housing Strategy.
Other Sub- regional work includes the development of Accredited Landlord Schemes and joint
working between a number of West and South Yorkshire Local Authorities to establish home
repair/improvement and energy loans schemes.
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The West Yorkshire Housing Partnership is also developing a sustainability index and housing
market assessment and tracking tools for approximately 300 neighbourhoods in the West
Yorkshire area in order to further develop its evidence base.
The Northern Way growth strategy has concluded that eight City Regions are driving the
economic growth of the North and will continue to do so. Calderdale lies in the Leeds City
Region area, but is equally influenced by changes in the Manchester City Region economy.
The development of the City Region strategies will provide important drivers over the coming
years of housing, regeneration, economic development and transport strategy and the linkage
between those strategies and their respective investment programmes. Calderdale‟s Housing
Strategy directly supports the Northern Way and the Leeds& Manchester City Region workstreams on sustainable communities.
iv. Links To Other Key Policy Documents
The Unitary Development Plan
The Unitary Development Plan (UDP) was adopted in 1997 and is currently being replaced.
This Replacement Plan is at an advanced stage of preparation and went to public inquiry in
February 2005.
This plan recognises the importance of a co-ordinated approach to the preparation of Unitary
Development Plans and Housing Strategies within the context of the Government‟s wider
objectives of delivering an urban renaissance and furthering the principles of sustainable
development.
The Plan seeks to meet the housing requirements of the whole community by providing a
better mix in the size, type and location of housing. It provides a range of sites for housing with
an emphasis on previously developed sites. Sites are allocated where they would enable a mix
of house types and sizes to be built where such dwellings are accessible to schools, jobs,
shops and leisure opportunities, not only by car but also by public transport, walking and
cycling.
The Unitary Development Plan specifically seeks to provide affordable housing for those who
cannot afford to buy or rent housing which meets their needs in the open market and the
dispersal of this housing throughout individual development sites. It also seeks to achieve the
inclusion of lifetime homes in new housing developments. The Plan contains policies for the
conversion of empty and underused non-residential properties to housing, including those
above shops and business premises which will assist in increasing the housing stock, whilst
other policies address the need to improve and maintain the existing housing stock.
The Local Development Framework
Local Development Frameworks (LDF) were introduced by the 2004 Planning & Compulsory
Purchase Act and will replace the existing system of local, structure and Unitary Development
Plans. The LDF is a portfolio of local development documents including:
Development plan documents (core strategies, site specific allocations, and area action
plans)
Supplementary planning documents, which expand policies set out in development plan
documents
A Statement Of Community Involvement
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The Local Development Scheme, which provides information on the Council‟s current
planning policies and sets out a 3 year programme for preparation of local development
documents to replace or amend those policies
An annual monitoring report
As preparation of the Replacement UDP was well advanced when the LDF system was
introduced it was agreed with Government Office that the plan would be completed through to
adoption. Once adopted the Replacement UDP will sit in the Local Development Framework
as a protected plan and can last for three years beyond adoption.
Calderdale has submitted a Local Development Scheme which, following approval by elected
members will be activated on the 5th December 2005.The Council is in the early stages of
preparation of a number of new Supplementary Planning Documents which include affordable
housing, waterside development and education infrastructure.
Initial community engagement started on a new Supplementary Planning Document (SPD) on
Affordable Housing in December 2005. This draft SPD proposes that 20% of dwellings above a
site size threshold should be affordable, but this proportion may be varied to reflect housing
need in specific locations. The SPD provides for the affordable units to be transferred to an
RSL at a price that will enable the RSL to charge Housing Corporation target rents (or to offer
properties for sale at a more affordable price). The thresholds that will trigger the requirement
for affordable housing in the Draft SPD are currently 25 units or more (or 1 hectare or above)
in urban areas and 15 units or more (or 0.5 hectares or above) in rural areas
The draft replacement UDP does however allow for these thresholds to be amended in line
with changes to National Planning Policy Guidance, which for housing provision is contained in
Planning Policy Guidance Note 3 (PPG3). PPG3 is currently being revised and a consultation
paper on a new Planning Policy Statement 3 (Housing) was published in December 2005. This
document and the draft Regional Spatial Strategy both contain reduced thresholds for
affordable housing provision and once these documents become final it will be necessary for
Calderdale Council to decide whether or not to take advantage of the opportunity to require the
provision of affordable housing on smaller developments. The draft Regional Spatial Strategy
suggests that the threshold in Calderdale should be 15 units and the level of affordable
housing provision no more than 28%. There is however the flexibility to set lower thresholds
and increase the proportion of affordable housing in areas where local circumstances support
the case to do so.
Regional Spatial Strategy and Regional Economic Strategy
The Regional Spatial Strategy (RSS) will set policies for the development and use of land,
including the number and mix of new homes in different parts of the region. The strategy will
incorporate policies to facilitate the delivery of sufficient affordable housing where the market is
strong and the restructuring of existing housing provision where the market is weak. It will also
incorporate policies to facilitate a mix of homes and the provision of land for opportunities to
create jobs and enhance services.
In the longer term the RSS will ensure that the capacity is in place to respond to the economic
changes that could arise from the Northern Way. The final RSS was not available at the date
of publication of the Calderdale Housing Strategy, but the action plan will be reviewed when
the RSS is available to ensure that priorities are reflected.
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The Regional Economic Strategy (RES) is a ten-year strategy that provides a framework of
common objectives and priorities around which businesses, public agencies, voluntary groups
and communities can unite. The RES is currently being reviewed and the current draft has an
increased emphasis on housing with the recognition on housing problems (amongst others) as
a potential block to economic development. The draft RES highlights the vital link between a
properly functioning housing market and the regional economy and has influenced the framing
of priorities in Calderdale‟s housing strategy.
Other Strategies
The Housing Strategy incorporates a number of other strategies and does not operate in
isolation; it is one of many plans and strategies that together aim to improve the lives of the
residents of Calderdale. In developing this strategy we have had to consider these links, some
of which are illustrated in Figure 8:
Figure 8. Strategic Links
Safer
Communities
Strategy
Unitary
Development
Plan
Highways Plan
Integrated
Regeneration
Strategy
Integrated
Regeneration
Homelessness
Strategy
Private
Sector
Renewal
Strategy
Empty
Property
Strategy
Environmental
Management
System
Community
Cohesion
Strategy
RSL
Investment
Affordable
Warmth
Supporting
People
Calderdale’s
framework for
tackling health
inequalities
PH2K and other RSL
Business Plans
Service Plan for
Children and
Young People
Specific client
group strategies
Community
Engagement
Strategy
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Appendix 2
Calderdale Housing Requirements Study 2005
Summary
Approach
In September 2004, Outside was appointed to undertake a
Housing Needs Assessment for Calderdale Metropolitan Borough Council.
Borough
wide
Significant changes in local housing markets alongside the increasing preference for subregional assessments meant that a new co-ordinated study was appropriate.
The purpose of the Borough wide Housing Needs Assessment is to develop a comprehensive
understanding of the patterns of demand, need and aspirations of existing and potential
residents and a robust indication of the level and nature of need for affordable housing.
The Housing Needs Assessment 2004 used a three-stage methodology to address these aims
and objectives. The approach brought together the views of residents, the experience of key
stakeholders and information contained in secondary data sources.
The data from the 1,204 face-to-face interviews and 2,746 postal questionnaires were grossed
up to the total number of households for Calderdale, 80,940 households. The confidence
intervals for the survey dataset are more than acceptable for a study of this kind. The
confidence interval at the 95% confidence level for the Borough as a whole is +/-1.59%.
Consequently this means that the survey can be seen to be representative, statistically valid
and highly robust at both Borough and sub-Borough level.
The housing market
In recent years Calderdale has seen an enormous increase in house prices particularly in the
Todmorden, Upper Valley and Hebden Bridge areas. This has also led to a shortage of
accommodation in these areas and an increase in homelessness. The shortage of housing is
compacted by the geography of the area precluding house building, along with a general
shortage of land designated for housing. There are currently two programmes/initiatives
underway through Yorkshire Forward (Upper Calder Valley Renaissance) and the Green &
Pleasant Housing Co-operative looking at options for addressing these issues.
Calderdale‟s economically active population (16 to 64 year old) is proportionally higher at
68.8% than the regional Yorkshire and Humber level of 65.1%, and at the England and Wales
level (66.5%).
The age distribution of the Calderdale population is comparable to that across Yorkshire and
Humber and also across England and Wales.
Over the period 1991 to 2001 the population of England and Wales increased by 2.6%, whilst
the Yorkshire and Humber regional population increased by 0.6%. Over the same period the
Calderdale population decreased by 0.3%.
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The tenure mix of households in Calderdale shows greater owner occupation and less renting
from the social sector than both Yorkshire and Humber and England and Wales as a whole.
71.1% of households in Calderdale own or are buying their property compared with 67.1% in
Yorkshire and Humber and 68.3% in England and Wales. In Calderdale, the proportions
renting from the social sector are lower in comparison to that regionally and nationally.
The predominant housing types within Calderdale and neighbouring West Yorkshire districts
are semi-detached and terraced properties. All West Yorkshire districts have higher
proportions of households occupying terraced properties than across Yorkshire and The
Humber as a whole, whilst the proportions in semi-detached properties are lower than that
across the region. Nationally, the proportion in semi-detached properties is lower than that for
all West Yorkshire districts, whilst the opposite can be said for those residing in larger
detached housing. Proportions of households living in this housing type are significantly lower
in Calderdale, Kirklees and Wakefield. More comparable is the proportion of households
residing in flatted accommodation.
At the time of the survey research the mean overall property price in Calderdale was £118,938,
up from £104,534 for the same period in 2003. The mean price recorded across England and
Wales for the same period was £182,920 up from £163,584 in the previous year. This price is
notably drawn upward by significantly higher mean prices in London and the South East. The
Yorkshire and Humber regional mean price for the same period in 2004 was £133,964 and in
2003 £114,300. The mean price in Calderdale is therefore lower than that experienced across
Yorkshire and Humber and nationally.
Mean overall prices within Calderdale and neighbouring West Yorkshire districts have risen
consistently over the period October – December 2001 to October – December 2004, with a
percentage rise between the two time points for Calderdale of 77.6%. At a regional level
Yorkshire and The Humber experienced a comparable price rise of 75.2% over the same time
period.
Calderdale‟s dwelling stock position on the 1st of April 2004 included 17.6% (15,270) public
sector housing. The public sector stock consists of 100.0% Registered Social Landlord (RSL)
stock.
On the 1st of April 2004, 4,640 households were listed on the Calderdale Housing Register. All
districts in West Yorkshire, except Kirklees, have experienced an increase in the number of
registered households.
According to ODPM guidance, Calderdale can be defined as a self-contained housing market.
Households
Calderdale has a resident population of 190,880 in 80,940 households.
In Calderdale as a whole, 20.9% (16,934) of respondents defined themselves as having a
long-term illness or health problem. This is comparable to the average amongst Outside‟s
previous Housing Needs Studies, of 21.7%. The rate of respondents with a long term illness
or health problem varies between areas in Calderdale from 12.7% in Northowram/Hipperholme
to 28.0% in Ovenden.
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A net monthly income of £1,756.21 is required in order to secure a 95% mortgage on an entrylevel property of £90,123.
Approximately 70.4% of households had a net monthly income below this. Looking at the net
monthly income of households in the rented sector, 98.4% of Pennine 2000 tenants, 98.8% of
other Housing Association tenants and 79.0% of private tenants have monthly net incomes
below this threshold.
Of those households renting, 92.0% had less than £4,500 to put down as a deposit on a
property.
Approximately 17.2% (13,904) of Calderdale‟s households are deemed to be experiencing fuel
poverty (spending more than 10% of their income on fuel costs). This is higher than the
average figure of 13.8% found in Outside‟s previous Housing Needs Studies.
The housing needs of Black and Minority Ethnic communities
According to the 2001 Census 7% of the Calderdale population is from a black and minority
ethnic community. The Asian/Asian British community is the largest black and minority ethnic
community (1,932 households). Park is the most ethnically diverse area within Calderdale.
The Asian/Asian British population exhibit a far higher mean household size at 3.83 than that
across the Borough (2.26). Many of the Asian/Asian British population are living in
overcrowded conditions in older properties within a concentrated area. Reasons for this
included the provision of shops appropriate to their needs, mosques, community
support/infrastructure and community safety. These were seen as stronger motivating factors
than the need for larger better quality accommodation, although issues of affordability and lack
of larger quality accommodation were clearly a factor in people choosing to remain in poor
quality housing and overcrowded conditions.
Within the Pakistani community home-ownership is preferable and social housing is generally
viewed as a necessity. BME households are usually on RSL waiting lists, out of desperation,
reflecting a lack of supply of other suitable housing. Households often choose to live in
overcrowded properties rather than move into social housing.
The housing needs of young people
There is no readily available, comprehensive and robust source of information on the numbers
of young people in housing need either nationally or locally. This is due in part to the politically
contested nature of definitions of housing need and homelessness, and in part to the 'hidden'
and 'mobile' nature of many young people's experiences of being in housing need.
The Housing Advice Centre deals with approximately 200 16-17 year olds per year and
estimates that 50% are accepted as „statutorily homeless‟, although it only has 72 places
available. The numbers of young people „sofa surfing‟ i.e. sleeping on other people‟s floor is
hard to guess but is felt to be substantial. Evidence also suggests that the scale of youth
housing need has increased significantly during recent years and especially since the transfer
of housing from Calderdale Council to Pennine Housing 2000.
A number of groups are specifically „at risk‟ of being in housing need and becoming homeless.
These are; people leaving care/home, pregnant and parent teenagers, people with mental
health and other problems, and young offenders and prison leavers.
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The general picture of housing in Calderdale suggests that young people face major problems
in securing suitable housing, especially in relation to availability, size, quality and affordability
of suitable accommodation.
In Calderdale there is little „emergency‟ accommodation available for young people with high
support needs. Most young people requiring this level of housing and support services have to
access them outside of Calderdale, such as Leeds but many young people from this area
prefer not to move to the city.
In order to address the housing needs of young people in the Borough a strategic, multiagency approach is required along with further research to fully understand the level and
nature of need and a detailed audit of current provision.
Dwellings
The Brighouse/Rastrick Housing Area is the largest, with 12,434 households. It is not
unexpected to find that the largest proportion of each dwelling type within the district is found in
this area. Northowram/Hipperholme contains the highest proportion within its area of detached
dwellings at 19.7% and the lowest proportion of flat accommodation at 3.9%. The Park area
has the least proportion of detached housing and the highest proportion of terraced
accommodation at 75.7%.
9.3% of households that contain at least one member aged 75 and over lived in properties
where the lowest floor level was above the ground floor.
8.1% of households (6,582) felt that their accommodation was not suitable for their needs.
This figure is close to the current average of 8.0% found in Outside‟s other Housing Needs
Surveys. As is common with most Housing Needs Surveys the main reason for unsuitability is
people‟s current accommodation being too small for their needs.
The proportion of over occupied properties is 3.8% in Calderdale. At the Housing Area level,
the Park area has the highest proportion of over occupied houses (18.0%). 11.5% of
households in Calderdale reside in under occupied dwellings.
Housing moves
It is important to consider recent housing history alongside households‟ declared moving
intentions as an indicator of future housing demand. Moving intentions are often aspirational
whereas recent history of movements demonstrates a more accurate picture.
In all, 8.1% of the Borough‟s households found their current accommodation unsuitable for
their needs (6,587 households). Of these 53.2% had no plans to move within the next two
years (3,507 households). That leaves around 3,080 households with inadequate housing
who plan to move within the next two years.
In addition to these households, a further 2,239 households whose current accommodation is
unsuitable expressed a desire to move within the next two years, but an inability to do so.
The main reasons given for not being able to move were to do with the costs of a new home
and the limited choice of suitable properties.
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Of the 3,080 households living in unsuitable accommodation who do plan to move, 67.1% had
a net monthly income below the level required to purchase an average entry level dwelling.
Of the current households within Calderdale, 20.2% (16,343 households) moved to their
present address within the last two years. This is comparable with other housing needs
surveys undertaken by Outside where the average for residents living under two years at their
current address is 18.7%. The proportion of recent movers who were in-migrants to the
Borough was lower than the average recorded for Outside‟s previous housing needs surveys;
25.8% (4,208 households) compared with 34.4%.
The proportion of households that moved to their current address in the last two years that
came from outside the Borough was 25.8% (4,208 households).
The number of in-migrants as a proportion of recent moves has been steadily increasing in
Calderdale over the last ten years.
15.6% of existing households (1,408) who moved in the last two years within the Borough
changed their tenure from private to social housing, which compares with just 5.3% (484
households) who changed their tenure from social housing to private over the same time
period.
The interest in shared housing/shared equity schemes is important in Calderdale as a chance
for movers to reduce the cost of buying a home and thus make housing more affordable in the
Borough. 12.9% of existing movers and 25.6% of new forming households expressed interest
in the schemes and a further 13.2% and 20.0% respectively would like to know more. Of those
existing households who registered a definite interest in the scheme 28.9% are currently
privately renting, 17.6% renting in the social sector and 8.6% owner-occupiers. The type of
housing these households would be interested in focussed around two and three bedroom
terraced and semi-detached properties. New forming households did not express any
preferences for housing types.
16.8% of new forming households would like to be accommodated in social housing over the
next two years. This is comparable with the picture of recent house movements where 15.9%
of new forming households moved into social housing over the last two years.
A comparison of planned mover demands with released supply appears to show the following:
a shortage of one and two bedroom bungalows
a shortage of one and two bedroom flats/apartments
a surplus of three and four bedroom terraces
a shortage of two-bedroom semi-detached and terraced properties
a surplus of three bedroom semi-detached properties and bungalows
a shortage of all one and two bedroom accommodation
This is a reflection of the desires of individual households and may not be what actually occurs
when these households move, as their decisions will be constrained by the supply available at
the point of moving. However, they can be seen as an indication of a mismatch between what
is readily available in the social rented sector and what households actually want.
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Housing needs
A significant proportion of households in Calderdale spend 30% or more of their net household
income on their housing costs and for this reason it is this 30% threshold that has been used to
calculate affordability.
Affordability has been calculated for Calderdale based on the cost of a local entry-level
dwelling of £90,123 and an affordability ratio of 30% (i.e. that households will allocate no more
than 30% of their net household income towards their housing costs). This results in total
monthly housing costs of £526.86 and a required monthly net household income of £1,756.11
and savings/equity required of £4,506.15.
To calculate the number of affordable homes required per annum across the Borough involves
three stages. The first stage is to calculate the backlog of housing need that needs to be
addressed and to identify the rate at which the backlog should be reduced.
The second stage is to identify the newly arising need that is being created per annum. The
third stage is to calculate the known supply available to meet that need per annum. The
backlog need is added to the newly arising need and the supply is subtracted to get the overall
shortfall or surplus housing need.
For Calderdale the backlog of need is 449, the newly arising need is 1,841 and the total of
affordable supply is 1,570. The total net shortfall of affordable housing is 720.
The net need for affordable housing assumes that local authorities will deliver the affordable
housing that they plan to deliver. If this assumed delivery is removed from the model, the
gross need for affordable housing is 833 units per annum. It could be argued that this is a
more appropriate starting point for developing housing policy in the Local Development
Framework and negotiating for affordable housing on sites as they come forward.
It is the case that by modelling housing needs at a Borough level, the differences between
housing areas are masked. Consequently any bottom line figure of the need for affordable
housing units will hide the differences across the Borough. It is perfectly possible that there
are pockets of the Borough where the shortages are disproportionately higher whilst some
areas are experiencing a lower shortfall.
House prices are rising rapidly in Calderdale (although recent interest rate rises are expected
to slow these rises down). These rises mean that it is vital that the housing needs model is
kept up-to-date to ensure that the changes that occur are reflected in the bottom-line numbers.
This will not only enable monitoring of progress towards a more sustainable and balanced
housing market, but also ensure that policy decisions are made on up-to-date information.
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Appendix 3
Listening to our Community and Working With our Partners
The Council cannot develop a housing strategy for Calderdale on its own. We recognise the
need to consult and work in partnership with the community and other agencies to ensure that
plans reflect local needs and priorities and that delivery mechanisms are joined up.
The Calderdale Strategic Housing Forum
This group has been in existence for approximately three years and during the development of
this strategy has met bi- monthly to discuss progress and suggest amendments. It includes
representatives operating at strategic level from Registered Social Landlords, local advice and
support agencies, the Halifax Bank, local builders, estate agents, local surveyors and private
landlords, Calderdale Forward, the Rent Officer Services and other Local Authority services.
Calderdale Housing Association Liaison Group
This group meets quarterly and includes representatives from all Registered Social landlords
with property in Calderdale. Each meeting has a single theme and the conclusions from
several meetings including those on anti social behaviour, older people‟s housing, housing
allocations and development and regeneration have been woven into this strategy. The group
has also been a useful sounding board for the strategy.
In 2003 Yorkshire Forward made funds available for a year long study of the future potential of
the market towns in the Upper Calder Valley. A renaissance based on the concept of reviving
the role of these market towns was developed through a substantial consultation process that
involved some 73 local groups and contributions from more than 2000 residents. The study
ranged not only across economic and environmental design issues, but also included a
housing theme and led to the creation of a Housing Action Group and the intention to develop
a housing strategy for the Upper Calder Valley. In December 2004 the Housing Action Group
held a very successful conference entitled „How Do We Provide Affordable Housing That
Doesn‟t Cost The Earth?‟ The conclusions of this conference together with the action plans
developed by the Housing Action Group have fed into this strategy.
Halifax Renaissance
A second Yorkshire Forward sponsored renaissance programme focuses on Halifax town
Centre and immediately adjoining areas. Proposals for town centre living with potential for
housing investment in the Hebble Valley adjoining the Town Centre have featured prominently
in development of ideas. The Town team, made up of many different interest groups has been
consulted on Calderdale‟s new Housing Strategy.
Ovenden Neighbourhood Management Pathfinder
In 2003 Calderdale made a successful bid to establish a Neighbourhood Management
Pathfinder project in Ovenden, an area in North Halifax with a population of 11,000.
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The Pathfinder area has a high proportion of social and privately rented housing and parts of
the area show low demand and high turnover. The Project Co-ordinator was appointed in May
2004 and following an extensive programme of consultation the delivery plan was published in
October 2004. Environment and housing is one of the key themes in this plan and the
outcomes of the consultation process and key objectives of the Delivery Plan have been
woven into this strategy.
Calderdale Forward
The Local Strategic Partnership, Calderdale Forward aims to make sure that all agencies work
together to promote the social, economic and environmental success of Calderdale. The board
has been consulted on the Housing Strategy and had input to its development. The issues
discussed in Housing Strategy, the outcome of the consultation exercise together with the key
findings of the 2005 Housing Requirements Study have influenced the development of the new
Community Strategy due to be published in 2006. This document will place greater emphasis
on housing agendas than the current one.
Regeneration Partnerships
The network of regeneration partnerships has been developed across Calderdale in the past
few years. These partnerships give a comprehensive coverage of the Borough and again have
provided a valuable sounding board for ideas developed through the strategy.
Calderdale Council Scrutiny Panels
Calderdale Council‟s constitution includes 5 Scrutiny Panels made up of local elected
members. These panels look into matters of local concern and make reports and
recommendations which advise the Cabinet and the Council as a whole on its policies, budget
and service delivery. Scrutiny panels also monitor the decisions of the Cabinet and may also
be consulted by the Cabinet or the Council on forthcoming decisions and the development of
policy. Each year a number of reports are routinely taken to the Scrutiny Panels on housing
and regeneration issues and the recommendation and their views and recommendations have
been incorporated into this strategy.
During the three-month period of consultation one Scrutiny Panel meeting was devoted to
discussion of the Draft Strategy and members heard presentations from a number of speakers.
Homelessness Strategy Review And Consultation Process
In 2003, Calderdale Council produced its first ever Homelessness Strategy. This drew on the
conclusions from supply mapping of services and a wide range of consultations about unmet
and future needs. The Council also hosted a stakeholder event, which was attended by a
number of local agencies engaging with homeless people. The conclusions from these
consultations have been woven into the Housing Strategy.
Supporting People Stakeholder Day
A Stakeholder Day was held in January 2005 as part of the development of the Supporting
People Strategy for Calderdale 2005-2010. Feedback from this event together with the result
of other linked consultation has been incorporated into both the Supporting People Strategy
and the Housing Strategy.
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Calderdale Crime and Disorder Audit
A Crime and Disorder Audit was completed in the summer of 2004. This has formed the basis
for public consultation to determine the future priorities for the Safer Communities Strategy
2005/2008. Feedback from this consultation exercise has been incorporated into the Housing
Strategy.
Safer Communities Partnership Action Planning Teams
Calderdale‟s Safer Communities Partnership has developed Action Planning Teams across
Calderdale. These teams bring together interested parties from various organisations and
communities and consider how to reduce crime and anti-social behaviour. Again these teams
have been consulted on the Housing Strategy drawing together housing and community safety
agendas.
Calderdale Talkback
“Talkback” is the name of Calderdale Council's Citizens Panel, which has now been in
existence for about eight years. The Panel is made up of 1000 people selected at random from
the Electoral Register who have agreed to respond to a postal survey three times per year,
and participate in other consultation exercises such as focus groups, workshops, and phone
surveys. In May 2003 the Panel was consulted about housing renewal issues and their views
were incorporated into our 2003 Private Sector Housing Renewal Policy.
Community Groups
Numerous support groups and voluntary organisations exist in Calderdale; many are
concerned about housing issues and several are represented on regeneration projects and
Partnership Boards. The concerns and priorities of a range of groups feed into several plans
and strategies including the Housing Strategy.
Launch Event For The 2005 Housing Requirements Study
The 2005 Housing Requirements Study was launched in October 2005. This event provided an
opportunity to consult representatives from a wide range of organisations on the Housing
Strategy proposals. Feedback from this event impacted upon the amendments made to the
final version of the Strategy.
Consultation On The Draft Housing Strategy
Consultation on a draft of the Housing strategy was undertaken between 1 st August 2005 and
31st October 2005. During this time, copies of the draft strategy and action plan were sent to a
very wide range of organisations together with a structured questionnaire asking for feed-back.
Displays setting out the key issues highlighted in the strategy were erected in a number of
libraries and leaflets were distributed to a wide range of public venues. Officers from the
Strategy & Enabling team attended a number of Town and Parish Council meetings to discuss
the strategy as well as the Private Landlord‟s Forum and the Disability Consultation Group.
Feedback was received from a number of individuals and organisations and woven into the
final version of the strategy. Details of comments made is given in Appendix__
114
Partnership Working
We are very proud of the effective partnership work that takes place in Calderdale. Some
current housing partnership work is outlined in Figure 5:
Figure 9: Partnership Working
Project
Partners
Upper Parkinson Calderdale Council, Home
Lane Project
Housing,
Nashayman
Housing Association, The
Housing Corporation
West
Yorkshire All five West Yorkshire
Landlord
Local Authorities
Accreditation
Project
Personal Advisers Calderdale
Council,
for
Young Connexions
Homeless people
Todmorden Town Upper Valley Renaissance
Centre
team, CMBC, Pennine
Housing
Calderdale Forward
„The Dudleys‟
Calderdale Council
Calderdale Drugs Calderdale Council, Drug
Intervention
Action Team
Project
Purpose
Regeneration project to acquire and
demolish run down housing and build
new homes
To develop a landlord accreditation
scheme for the private rented sector
To help prevent young people
becoming homeless and to support
them when they do
To support the renaissance of
Todmorden with appropriate housing
renewal projects
To remodel an area of persistent low
demand
To provide a more effective and
equitable housing service to those
leaving custody
In March 2001 the Council transferred its housing stock to Pennine Housing 2000. Pennine is
now the largest landlord in the Borough and a key partner in improving rented housing,
helping people to access affordable homes and improving community safety. Pennine
Housing 2000 is also at the forefront of local vocational training schemes designed to help
young people into the construction based trades. The Company has also recently launched its
Routes Into Social Enterprise (RISE) project that will enable local people to set up their own
not for profit organisations to produce goods and services in the local economy.
Pennine Housing and the Council have worked very effectively together to drive forward
achieving the Decent Homes Standard for some 12,000 former Council dwellings. Specific
agreements on diverse issues such as adaptations for disabled people and provision for the
homeless have also provided additional investment and improved services. The Council and
Pennine Housing 2000 have worked closely in drawing up this Housing Strategy.
115
Appendix 4. Pennine Housing 2000 Stock as at 31.3.2005
Property Type / Number of Bedrooms
Bungalow
No of Bedrooms
1
House
2
3 1
Maisonette
2
3
4
5+5+
2
Studio
Flat
/ Prefab
Bedsit
Flat
3
4
1
2
Total
3&3+
DISTRICT
487
64
2
5
0
1162
0 1401
375
6
100
4
2617
50
8
321
170
21
32
0
1058
11
0
0
78
15
0
20
9
498
0
0
11
0
205
19
66
42
576
7
0
75
0
0
234
52
0
0
6
620
9
7
0
0
0
131
304
0
2
112
979
410
278 13
14
0
4
0
146
15
0
0
0
982
1
150
138
9
0
0
0
0
368
44
0
0
0
829
0
171
227
4
0
63
59
0
433
122
2
10
3
1318
26 0 3
139 5 15
213
1737
166 3
2084 93
0
26
21
254
3
141
0 178 193
8 3982 1373
2
33
7
242
0
176
887
11526
403
5388
Brighouse
267
13 1
0
155
146
6
2
1
13
Central
200
6 0
0
260
228 16
1
19
1
Elland
134
8 0
0
94
146 10
0
64
Furness
81
0 0
0
2
266 14
2
Hebden Bridge
44
21 0 11
65
90
2
Illingworth
44
0 0
0
70
132
Mixenden
0
0 0
0
147
267
Ovenden
96
4 2
0
Rastrick
101
18 0
Sowerby Bridge
179
43 2
Todmorden
TOTAL
72
1218
1362
3955
0
242
176
116
Appendix 5. Housing Association Dwellings at 31.3.05
Property Type / Number of Bedrooms
Bungalow House
No of Beds
1
2
3
1
Maisonette
2
3
4
5&5+
2
Studio
Flat
/ Total
Bedsit
3&3+
0
Flat
3
4
1
2
DISTRICT
0
2 0
19
20
14
0
0
0
0
0
60
1
0
Central
1 14 0
4
245
180
131
58
5
0
0
672
150
19
Elland
0
6 5
1
67
63
1
0
0
0
0
91
16
0
2
252
Furness
0
2 1
0
21
26
0
0
0
0
0
28
28
0
0
106
Hebden Bridge
1
0 0
10
18
51
0
0
0
0
0
66
20
0
0
166
Illingworth
0
0 0
0
2
4
2
0
0
0
0
11
0
0
0
19
Mixenden
0
0 0
0
12
6
0
0
0
0
0
0
0
0
0
18
Ovenden
18
18 0
0
67
77
18
0
0
0
0
62
4
0
29
293
Rastrick
4
0 0
1
12
7
0
0
0
0
0
35
0
0
17
76
Sowerby Bridge
16
3 1
7
71
35
2
0
0
0
0
134
69
45
21
404
Todmorden
TOTAL
6
3 2
46 48 9
0
42
10
545
6
469
2
156
0
58
0
5
0
0
0
78
0 1237
2
290
0
64
103
1270
5
1591
0
116
Brighouse
30 1509
45 154
144 3113
144
117
Appendix 6. Supporting People Services In Calderdale
Supporting People Services October 2005
Client Group
No
of % of total SP funding
Units
Older People as total for categories below
1517
17.1%
Sheltered
1355
HIA
100
Frail Elderly
62
People with Learning Disabilities
185
35.7%
People with Mental Health problems
78
12.1%
All homeless or at risk as total for categories below 382
33.9%
Single Homeless
67
Women at risk of DV
18
Offenders
49
Mentally Disordered Offenders
10
People with Drug problems
8
People with Alcohol problems
16
Teenage Parents
20
Young People at risk
73
Young People leaving care
12
Generic
109
Totals
2162
118
119

Housing Strategy - Calderdale Forward

Transcription

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