resulting in mounting development pressure in the more affluent
parts of the City and a deepening unpopularity of accommodation in
some of the City’s lower income urban areas and estates.
Chapter 1 - Introduction
Introduction
During 2004 the Strategy and Planning team at Salford City Council
have produced Understanding Change – housing markets in
Salford, the first comprehensive housing market assessment for
Salford. The document is used as a basis for discussion in order to
increase an understanding of the dynamics of the housing market in
Salford and to inform strategy and policy development within the
city. Understanding Change aims to:
 Provide a starting point in helping the City Council and our
partners better understand the structure and operation of its
housing market(s).
 Consider the various factors that drive the demand or need of
different households for different types of housing in different
parts/areas of the housing market.
 Inform our understanding of potential future trends in supply and
demand.
The main issues from the CURS M6 AND M62 reports were:





In order to achieve a more localised overview of the housing market
the city of Salford as a whole, the Understanding Change
document set a recommendation for the production of a series of
local housing market reports for each of the Community Committee
areas within the city.

The National Context
The Deputy Prime Minister launched the Communities Plan
Sustainable Communities: Building for the future in February
2003. The Plan sets out a long-term programme of action for
delivering sustainable communities in both urban and rural areas. It
aims to tackle housing supply issues in the South East, low demand
in other parts of the country, and the quality of our public spaces.
This report provides an overview of the Eccles Community
Committee Area (CCA) as recommended by the Understanding
Change Document. (Refer to Appendix 1: flow chart outlining the
linkages between national, regional, and local strategies.)
The Regional context
The housing market that operates in Salford is in a process of
transition. The CURS study Changing Housing Markets and
Urban Regeneration in the M62 Corridor published in 2001,
noted an increasing polarisation between ‘good’ and ‘bad’
neighbourhoods and highlighted that the suburban and inner-city
housing markets are now largely disconnected. In Salford, this is
Understanding local housing markets IN Salford
A number of local authorities in the region are having difficulties
letting properties and retaining tenants. Conversely the market
for new build developments is very robust across the North
West.
Housing Association voids have increased more rapidly than in
other tenures / sectors.
Economic growth across the region has reduced the popularity
of social housing – the report found a direct relationship
between male unemployment/waiting list size and earnings/void
rates
Across the study area there are areas of privately owned
properties which are experiencing low sale prices, low levels of
investment, high turnover and in some cases abandonment.
Home ownership is the preferred tenure amongst movers –
between 59% and 79% across the region.
Council housing in general accommodates both an ageing
population and a growing number of young households, which
has led to instability, as the younger groups are more mobile.
The Plan includes not just a significant increase in resources and
major reforms of housing and planning, but a new approach to how
and what to build.
1
Eccles Area
This £22 billion programme of action aims to focus the attention and
co-ordinate the efforts of all levels of Government and stakeholders
in bringing about development that meets the economic, social and
environmental needs of future generations as well as succeeding
now.
the Regional Planning Guidance) in the North West are consistent
and support the communities Plan and the wider objectives of
sustainable development and economic progress. In July 2003, the
North West Regional Housing Strategy was launched to form the
basis for advice to ministers on strategic housing investment
priorities and the allocation of the new single pot for housing for
2004/5 and 2005/06.
A Transformational Agenda: Housing Market Renewal Fund &
Central Salford
One of the key challenges facing many Northern cities, including
Salford, is housing market failure. In Salford the problems of low
demand and housing abandonment affect public and private sector
housing areas, but are associated in particular with the high-density
pre-1919 pavement terraces, which are mainly located within the
inner wards of Central Salford.
Launched in February 2004, Making it happen: the Northern
Way, the second progress report on the communities plan,
recognises the challenges faced in the North and the link between
low demand housing and lower than national average economic
performance. The report outlines the government’s aim to lift
productivity of the North, bringing jobs, investment, quality housing
and addressing problems of crime, social exclusion and health
inequality. Key strategies will be developed by the three Northern
Regional Development Agencies (RDAs) and their regional
partners. Salford will contribute to the development of these
strategies through reviews of the Regional Housing Strategy and
Regional Spatial Strategy.
In 2003 Salford and Manchester successfully bid for Housing
Market Renewal Funding as part of the low demand pathfinder. The
area covered by the low demand pathfinder in Salford lies within
Central Salford.
The Housing Market Renewal programme will incorporate
substantial investment in both existing and replacement housing
and in improvements to the physical environment, as well as
increased investment in neighbourhood management and proactive
enforcement.
This will contribute to the implementation of
comprehensive local plans for neighbourhood regeneration.
Investment will be aligned with programmes in education, health
and community safety in order to narrow the gap between
neighbourhoods in inner Salford and Manchester and the national
average, and to create places where people want to live and invest.
‘Making the future happen’: Our strategy for housing in Salford
2004-2006
Salford’s strategy for housing sets out the vision, priorities, plans
and actions for housing in Salford for the next two years. In order to
ensure that the strategy reflects and contributes to wider objectives,
a comprehensive process of strategy development has been
undertaken. This has involved a wide range of Stakeholders at all
stages of the process, which has included:
 Launch of the Council’s ‘Fresh start for housing in Salford
document
 Completion of the Council’s ‘Understanding Change’ document
 ‘Perceptions of Change’ A joint report by the Council and
Housing Quality Network (HQN)
 Visioning and stakeholder conference
 Launch of the Salford Housing Partnership (SHP)
 Summer consultation on preferred options, priorities and actions
 Strategic housing priorities for 2004-2006
North West Regional Housing Strategy 2003
The North West Regional Housing Board was set up to ensure
delivery of the policies set out in the Communities Plan, and
specifically to prepare a Regional Housing Strategy as the basis for
advice to ministers on the priorities for strategic housing investment
in the region. The board also has the responsibility to ensure the
high level strategies (including the Regional Economic Strategy and
Understanding local housing markets IN Salford
2
Eccles Area
Key Changes in Salford

House prices have increased across every ward in Salford.
However, these increases have varied across each ward. For
example, Ordsall saw a fairly modest 1.4% (£1,000) increase
compared to Broughton, which has experienced a 52.7%
(£16,000) increase over the same period. (Check date with
MH)

House prices remain lowest in Langworthy and are highest in
Worsley and Boothstown. In spite of these trends in house
prices, Salford's are still lower than the regional and Greater
Manchester average.

9 of the 20 wards in Salford are in the 10% most deprived in the
country.

The age profile for the city’s population is very close to the
national average.
Salford is a city of extremes and the Understanding Change
document tries to capture these extremes. The following bullet
points summarise some of the key changes that have taken place
as at February 2004, unless otherwise stated.

Housing turnover has reduced across all wards within the city,
however, turnover within individual wards is still above the
national turnover average.

Housing turnover is highest in Ordsall and lowest in Worsley.

Benefit rates are high in Salford with an average of 30% of all
households claiming. This is echoed across most wards, where
in some cases almost a half of the households are claiming
housing benefit.

Broughton has the highest level of benefit dependency in the
city.

It is estimated that £1.45 billion will need to be spent on
Salford’s public housing stock over the next 30 years.

Vacancy within Salford has been reducing over recent months,
with the rate falling from 7% in October 2002 to 6.4% in
September 2003.

Family units are under represented in Salford, so consideration
needs to be given to providing housing to attract and retain
families. ASK MH

Vacancy rates are highest in Langworthy and lowest in Irlam.

Although it is anticipated that the population of Salford is
declining the number of households is set to rise.

The main increase in house prices has occurred over the last
five years with prices increasing by approximately 70%
Nationally and by 60% at a Regional and Greater Manchester
level. The interesting fact is that Salford over the same five year
period has seen the greatest increase in house prices, as
values have increased by approximately 75%, from £55,297 in
1999 to £97,241 in 2003. This has reduced the disparity
between Salford and the National and Regional averages,
although Salford house prices still remain lower.

A new trend is developing in 5 of the Central Salford wards and
in Little Hulton where there is a decline in both households and
population.

The average household size in Salford of 2.32 persons is the
smallest in Greater Manchester
Understanding local housing markets IN Salford
Source: The above information on Key Changes in Salford has been taken
from the Understanding Change’ document.
3
Eccles Area
Salford West Overview
and economic deprivation and it is acknowledged that physical and
environmental action is required in some areas to tackle small-scale
abandonment. Targeted action rather than major change is needed
is these areas.
The Understanding Change document provided the following
overview of the housing market in Salford West:
Salford West comprises the remaining 12 wards across the city.
The area contains 3 wards that are within the worst 10% nationally,
including Barton, Winton and Little Hulton.
In Salford West the aim is to stabilise the areas where pockets of
deprivation exist to prevent any further decline. However, the area
does still contain 3 Wards that are within worst 10% nationally, so
three distinct clusters have been identified as priorities for future
intervention. These are:
Salford West is generally perceived to have stable housing markets
which do not suffer from the same problems as that in Central
Salford. Within Salford West there are a number of wards,
particularly Worsley and Boothstown, which are among the most
prosperous in the North West. Such Wards are characterised by
high house prices, high levels of owner occupation, low outmigration. People want to live in such places and they are popular,
so therefore the focus for much of the recent house building in
Salford has generally been in Salford West.



It is also important to recognise that significant opportunities exist in
some areas to build economic prosperity and promote business
enterprise and similarly we need to develop strategies to maximise
this potential.
Overall Salford West has the following characteristics:





Swinton Area – incorporating the Clifton, Poet’s and Valley
estates;
Little Hulton Area
The Liverpool Road Corridor – incorporating the Mossvale,
Patricroft and Brookhouse Estates, and Liverpoool Road itself.
There are significant neighbourhoods where intervention is
required to prevent further decline
Compared to Central Salford there are considerable areas of
consolidation and stabilisation
Deprivation is widespread across a range of indices, but not as
intense as in Central Salford
Priority areas are the Liverpool Road corridor (including the
wards of Winton and Barton), Little Hulton, Walkden North, and
Swinton North
There are pockets where intervention is required to prevent
decline; and
Salford West differs significantly from Central Salford is that it has
the most affluent/high value houses in the city. Average house
prices in Salford West are £93,761, compared to only £72,924 in
Central Salford.
Source: The above information on Salford West has been taken from the
Understanding Change’ document.
Although Salford West does not suffer from housing market failure
to the same degree as that in Central Salford, particular areas do
suffer from similar problems to those in Central Salford. Although
not quite to the same intensity and severity, for Salford West the
Index of Deprivation highlights specific problems in terms of social
Understanding local housing markets IN Salford
4
Eccles Area
Figure 1 – Eccles Community Committee Area within Salford
Chapter 2 - Eccles Community Committee Overview
Eccles Local Housing Market Report
This local housing market report provides key information relating to
factors that influence the housing market in the Eccles area. The
report highlights statistics that summarise an understanding of the
local housing market, which can be used for consultation purposes.
By looking at Community Committee Areas and ward levels, we
hope to explore the differences between the different parts of the
city to enable us to consider local housing solutions to localised
issues as well as identifying strengths and successes.
During the initial stages of the production of this document, a
stakeholders’ group was formed in order to overview and contribute
to the content and format of the document. In addition, a number of
other Stakeholders have been given the opportunity to comment on
the Eccles Housing Market, based on their knowledge of the area.
Throughout this report where reference is made to Eccles
Community Committee Area (CCA), we mean the three wards
Eccles, Barton and Winton. Figure 1 shows a plan of the location of
the Eccles CCA within Salford.
Eccles Community Committee Area
Consisting of 3 wards, Barton, Winton, and Eccles, the Eccles
Community Committee Area is bordered by the Manchester Ship
Canal to the South and the M60 motorway and Barton Aerodrome
to the West.
Over the past few years Eccles town centre has seen many
changes including the arrival of the Metrolink, a new bus station and
a new supermarket.
Along with the Eccles town centre there are also main shopping
areas at Monton Village and along the Liverpool Road corridor.
Understanding local housing markets IN Salford
5
Eccles Area
Leisure
There are a variety of leisure facilities in the Eccles CCA, with a
number of local parks/recreation grounds and a leisure centre in the
town, run by the City of Salford. All kinds of sporting activities take
place in the parks and at the leisure centre. Other sporting facilities
include the Cleavley’s athletics club at Winton, the archery club at
Peel Green, the golf club at Monton and much more. Also, subject
to planning permission, the Salford City Reds rugby team will be
moving to Eccles in the near future with a brand new stadium
opposite Barton Aerodrome. Away from sports, there are libraries in
Eccles town centre and in Winton, and a new art gallery and
workshop in Eccles.
Salford has allocated Neighbourhood Renewal Funding to make
improvements to the Liverpool Road Corridor, which includes…
There has also been a programme of shop front improvements,
some acquisition and clearance of empty shops, and site treatment.
Public Transport
The whole of Eccles has exceptional public transport links and with
the transport interchange at the town centre the rest of Greater
Manchester is easily accessible. The interchange consists of the
recently built bus station, the Metrolink stop and the taxi rank. In
addition to the interchange, a short walk up Church Street will take
you to Eccles Rail Station, with quick connections to Central
Manchester and the rest of our region and beyond.
Shopping
The main shopping area is Eccles town centre where there is a new
purpose built indoor market, Morrison’s store and, just a short walk
from the centre, West One Retail Park. There are a great variety of
shops throughout the centre from high street, national brands to
independent traders. In addition to the town centre Monton Village
offers a variety of independent shops from bicycles to clothing
shops to home furnishings. There are also shops running along
Liverpool Road from Eccles town centre through to the motorway.
Other local amenities
In addition , Eccles is well served by doctors and dentists including
two large health centres. In the near future a new state of the art
health facility will open near the town centre on Corporation Street.
Within a very short distance of Eccles, there are many other
attractions of national importance, such as the Imperial War
Museum North, The Lowry, Manchester United FC, The Trafford
Centre and Manchester City Centre.
Liverpool Road Corridor
Despite the regeneration of the town centre, the Liverpool Road
Corridor has been identified as an area of need and deprivation. It
was the focus of an unsuccessful SRB6 bid in …..SUE FORD
It faces a number of problems including high traffic levels, no onstreet parking, vacant properties and sites, dispersed retail
provision and a poor appearance, all of which detract from the
area’s image. The area also requires a comprehansive
environmental improvement scheme. However, Livrpool Road does
hold much potential, it is an important route into the Eccles and the
motorway, a proposed Quality Bus Corridor and has ample retail
space. (Source: Salford’s Neighbourhood Renewal Strategy, October
Source: http://www.salford.gov.uk/draftplans/eccles.asp
Include an overview of housing type in Eccles
2002)
Understanding local housing markets IN Salford
6
Eccles Area
Summary of Local Amenities in Eccles CCA
Insert map - plotting amenities.
Parks & Open Spaces
Monton Green/Boddan
Cleavley Athletic Track, Blantyre
Lodge, Monton Green,
Street, Eccles M27 9PR
Eccles M30 9LE
Ellesmere Recreation
Eccles Recreation Ground,
Ground, Salisbury Road,
Oxford Street, Eccles M30 0FW
Eccles M30 9BG
Winton Park, Dover Street, Patricroft Recreation Ground,
Eccles M30 8LW
Eddison Road, Eccles M30 7BL
Primary Schools – Eccles CCA
Eccles
Godfrey Ermen C of E
St. Marys RC Primary School
Branwood School
Alder Park Primary School
St. Andrews C of E School Westwood Park Community
Barton
Barton Moss Primary
Patricroft C of E School
Holy Cross & All Saints RC Beech Street Primary School
Winton
Beech Street Primary
Monton Village School
St. Gilberts R C School
Clarendon Cottage School
Clarendon County Primary St. Gilberts RC School
Godfrey Ermen C of E
Lewis Street County Primary S
St Mark's R C Primary
St. Augustines C of E Primary
High Schools - Eccles
Wentworth High School
Canon Williamson C of E
Libraries
Eccles Library
Hospitals
Nearest A&E is at Hope The are 4 GPs in the Eccles
Hospital, Pendlebury
Community Committee Area
Leisure Centres
Fit City Eccles
Understanding local housing markets IN Salford
7
Eccles Area
Key Findings 1991 – 2001*

Population in the Eccles CCA has risen by 371 people
(1.1%) which is comparitive across West Salford.

Despite population growth in the Barton and Winton wards,
the Eccles ward has seen a decrease by 325 people
(-2.77%)

The average age in Eccles ward (41.8) is higher than the
Salford average (38.2), whereas Barton (38) is in line with
the city and the average age in Winton (36.6) is marginally
lower.

The Eccles ward has an above average concentration of
people aged in the 60 to 74, and the 75 and over
categorisation.

There is a higher proportion of single person households in
the Barton and Winton wards (% & %) compared to the city
average. (SCC HMDS 2004)

The Eccles ward has a significantly lower proportion of
single parent families than Barton and Winton and the city
average. (SCC HMDS 2004)

Unemployment rate in Barton and Winton wards is higher
than the national average (3.5%) but Eccles ward is slightly
lower.

Housing and Council Tax levels are highest in the Winton
and Barton wards. (Council Tax Records)

Winton is the most deprived ward in the Eccles area and is
ranked 7th in the city. (Index Multiple Deprivation, 2004)

Key crime levels are generally higher than the city
averages. (SCC Early Warning System, Jan 2004)
(The key findings above relate to the 1991 & 2001 Census Information,
unless otherwise sourced.)
Understanding local housing markets IN Salford
8
Eccles Area
Chapter 3 - Population & Population Change
The following information is taken from the 1991 and 2001 Census
and relates to population change by ward within the Eccles
Community Committee Area.
Table 1 Population by ward 1991 to 2001
Population
1991
2001
Change
%
Eccles
11,738
11,413
-325
-2.77%
Barton
9,983
10,434
451
4.5%
Winton
12,507
12,752
245
1.96%
Eccles CCA
34,228
34,599
371
1.09%
Salford
230,800
216,103
14, 697
-6.4%
Source: 1991 Census and 2001 Census
Key trends:





Like many other English cities, Salford has experienced
population decline over the last decade.
The Eccles CCA has experienced a small increase in
population.
Within the Eccles CCA, the Eccles ward is the only ward to
have experienced a decline in population (-2.77%).
The Barton ward has experienced the largest increase in
population (4.5%), whilst Winton experienced an increase in
population of (1.96%).
The decline in the Eccles ward (2.77%) is higher than the
population drop in Salford West (0.8%) but less than the drop in
Salford Central (6.4%).
What are the implications of the changes in population?
We must monitor population changes to ensure that the right
numbers and types of properties are being provided in the Eccles,
Winton and Barton areas.
Understanding local housing markets IN Salford
9
Eccles Area
Age & Gender
Age Profile Key Findings:
The census data enables us to create an age and gender profile for
each of the wards within the Eccles Community Committee Area, so
we can determine the nature and structure of local populations and
the implications this may have for housing in the area.
It is difficult to provide key trends between the 1991 and 2001
census information as the age profile is grouped differently.
The illustrations show the age profile of residents in the Eccles
Community Committee Area in 2001.
Table 2 Age profile by ward

%Under 16
%16 to 19
%20 to 29
%30 to 59
%60 to 74
%75 and over
Average age
Eccles
Barton
Winton
Salford
17.1
4.1
12.6
40.6
14.8
10.8
41.8
20.7
4.5
13.4
40.9
12.7
7.9
38.0
24.4
5.1
12.5
38.0
12.9
7.0
36.6
20.4
5.4
13.8
39.3
13.5
7.7
38.2
Eng &
Wales
20.2
4.9
12.6
41.5
13.3
7.6
38.6


Table 3
Source: Census 2001- Neighbourhood Statistics
Table 2 Age profile by ward
Eccles
All people
Eccles
11,413
Barton
10,434
Winton
12,752
Salford
216,103
North West
6,729,764
Barton
Winton
Salford
Eng & Wales
5,546
(48.6%)
5,181
(49.7%)
6,215
(48.7%)
106,191
(49.1%)
3,258,954
(48.4%)
Females
5,867
(51.4%)
5,253
(50.3%)
6,537
(51.3%)
109,912
(50.9%)
3,470,810
(51.6%)
%
U
Key trends:
Age Range
The gender profile for the Eccles wards is more or less in line with
those for Salford and the North West. Characteristically there are
Source: Census 2001 – Neighbourhood Statistics
Understanding local housing markets IN Salford
Males
Source: Census 2001: Table UV03 SEX
nd
er
16
%
16
to
19
%
20
to
29
%
30
to
59
%
60
to
%
74
75
an
d
ov
Av
er
er
ag
e
ag
e
% of Population
Gender profile
Area
Figure 2: Age profile of population
45
40
35
30
25
20
15
10
5
0
The Eccles Ward has a higher proportion people aged 60 to 74
and 75 and over, and a lower proportion of under 16s compared
with Barton, Winton and the city average.
Winton has a larger concentration of under 16s compared with
the city average.
The average age in Eccles ward is nearly 4years older than the
city average.
10
Eccles Area
Ethnic Profile
more females than males and given that females tend to have a
higher life expectancy than males, it can be expected that a larger
proportion of the over 60 population is made up of females.
Compared with the England Average, there are relatively low
numbers of BME households in the Eccles CCA.
What are the implications of the changes in population?
The increase in the proportion of older persons living in the Eccles
area may impact on the demand of older persons accommodation.
A separate study is mapping the demand and the supply of older
persons accommodation in order to develop an older persons
strategy.
Table 4 Ethnic Profile
Ethnic Group
White
Of which
white Irish
Mixed
Asian or
Asian British
Indian
Pakistani
Bangladeshi
Other Asian
Black or
Black British
Carribbean
African
Other Black
Chinese or
other Ethnic
Group
Eccles
93.5
Barton
96.3
Winton
97.4
Salford
96.1
England
90.9
2.6
1.2
2.3
1.0
1.8
0.9
1.8
1.0
1.3
1.3
4.1
0.9
0.9
1.5
0.9
1.6
0.4
0.4
0.5
0.3
0.9
0.3
0.3
0.2
0.1
1.4
0.6
0.4
0.2
0.2
4.6
2.1
1.4
0.6
0.5
0.4
0.2
0.2
0.1
0.4
0.2
0.1
0.1
0.4
0.2
0.2
0.1
0.6
0.2
0.3
0.1
2.1
1.1
1.0
0.2
0.7
0.7
0.4
0.9
0.9
(Source: 2001 Census – Neighbourhood Statistics)
Understanding local housing markets IN Salford
11
Eccles Area
5
4.5
4
3.5
3
2.5
2
1.5
1
0.5
0
Eccles
Barton
Winton
Salford
England

Compared with the Barton and Winton wards, the Eccles ward
has a high percentage of Indian, Pakistani, Bangladeshi and
other Asian backgrounds.

Yemeni community speak to Emma, Barbara or Hassan
Due to changes in the way the ethnic profile was grouped in the
1991 and 2001 censuses, it is difficult to provide a comprehensive
trend analysis of the ethnic profile. The table below shows how
ethnic profile was measured in the 1991 census.
Ind
ian
Ethnic Group
White
Black Group
Ind/Pak/Bang
Chinese & Other
Pak
is t a
ni
Ban
gla
des
hi
Ot h
er A
Bla
sian
ck/
Bla
ck
Brit
is h
Ca
ribb
ean
Ch
Afr
ican
ine
se
or o
Oth
the
e
r bl
r et
ack
hni
cb
ack
gro
und
Asi
an/
Asi
an
Brit
ish
Table 5 1991 Census Ethnic Group
M ix
ed
%
Figure 3 Ethnic Profile
Eccles
95.9
0.3
2.4
1.4
Barton
97.7
0.5
0.8
1.1
The 2001 census information shows that there has been a slight
increase in BME population within all wards in the Eccles CCA and
Salford since the 1991 census.
Key findings


The Winton ward has the lowest representation of BME groups
(2.6%), compared to the Eccles ward (6.5%), Barton ward
(3.7%), Salford (3.9%), and the average for England (9.1%).
The Eccles Ward has the largest percentage of Asian/Asian
British population (4.1%) compared with Barton (1.6) and
Winton (0.9%).
The Winton ward has a low percentage of Chinese or other
ethnic group (0.4%) compared with the city (0.9%) and the
Eccles and Winton wards (0.7%)
Understanding local housing markets IN Salford
Salford
97.8
0.5
0.8
0.9
(Source: 1991 Census - Ward Profiles)
(Source: Census 2001 – Neighbourhood Statistics)

Winton
98.5
0.2
0.6
0.7
12
Eccles Area
Chapter 4 - Household Type
Key trends:
Within the Eccles Community Committee Area there are a total of
15,620 households. We need to monitor the type of households
living within the Eccles CCA so that we can determine that the level
and type of housing provision is in line with need and demand.
Research undertaken by the Housing Market Demand Study 2003,
indicates the breakdown of household types as follows:
Compared with the Salford Average:
 There is a higher proportion of single person households in the
Barton and Winton wards (21.1% & 22.0%) than the Eccles
ward (19.9%) and the Salford average (18.8%).
 The Eccles ward has a higher than average proportion of elderly
couple (13.1%), elderly mixed (5.2%) and elderly single (22.5%)
households.
 Eccles ward has a significantly lower proportion of small single
(2.0%) and larger single households (0.9%) compared with
Barton (6.5% & 3.2%) and Winton (5.9% & 2.9%)
 The Barton ward has a larger percentage of small single parent
(6.5%) & and large single parent (3.2%) families than the other
wards in the Eccles CCA and the Salford average.
 The Eccles ward has the largest percentage of larger two parent
families than Winton and Barton and the Salford average.
Fig 4 Household Type by Area
25.0
Eccles
20.0
Percentage
Barton
Winton
15.0
Salford
What are the implications of the changes in household type?
There are a greater number of single person households across the
Eccles CCA than the Salford average, which may suggest that
there will be greater demand for smaller-sized properties. However,
Barton has a greater number of larger households that could also
suggest a demand for family accommodation.
10.0
5.0
Si
ng
le
pe
r
Sm son
al
la
du
La
lt
Sm
rg
er
al
ls
ad
in
ul
La
gl
t
rg
e
er
pa
re
si
ng
nt
Sm le p
a
al
re
lt
nt
w
La
o
pa
rg
er
re
nt
tw
o
pa
El
re
de
nt
rly
s
El
in
de
gl
e
rly
co
El
up
de
le
rly
m
ix
ed
O
th
er
0.0
Household Type
Source: HMDS Table 10a – Household Type by Area
Understanding local housing markets IN Salford
13
Eccles Area
Economic Activity
Fig 5 Economic Activity by Ward
The census measures economic activity in a variety of ways. The
table at the beginning of the chapter looks at a number of key
measures in order to gain a picture of economic activity within the
Eccles Community Committee Area. Table
45
Percentage of total population
40
Key findings show:
Eccles %
25
Barton %
20
Winton %
Total %
15
10
Awaiting information from planning department – Income data
Full-time student
Wholly retired from work
At home / unpaid household duties
(Check Table ‘Total Field )is is Salford or Eccles CCA
Permanently sick / disabled
(Include Census Info – Copare with 1991-2001)
Unemployed - not seeking employment
The Housing Market Demand Study also carries out useful analysis
of the economic activity in the area and enables us to identify the
engagement of the population in the employment market within an
area.
In part-time work
In full-time work
0
Unemployed - seeking employment
5
Self employed - Part-time




Lower than Salford average levels of unemployment in the
Eccles Ward
Higher rates of unemployment in Barton and Winton
A high proportion of retired population in Eccles Ward
A lower proportion of the population in full-time education
The Winton and Barton wardshave higher proportions of the
population with no qualifications than the Salford average.
30
Self employed - Full-time

35
Employment status
Source HMDS 2003: Table 12a – Economic Activity of Residents aged 16
or over - count by area
Key Findings:
 The Eccles and Barton wards have higher than Salford average
levels of people in full time work
Understanding local housing markets IN Salford
14
Eccles Area



Winton has lower levels of people working full-time and higher
levels of unemployment.
The Barton and Winton wards have a higher percentage of
people who are permanently sick or disabled

Winton has the highest unemployment benefit claimant rate at
(4.3%) and is closely followed by Baron at (4.1%).
In September 2004, the Eccles CCA had a marginally higher
percentage of claimants (3.9%) than Salford (3.6%).
Census information 1991-2001
What are the implications of the changes in economic activity
in the Eccles Community Committee Area?
Unemployment is higher than average in both Barton and Winton
and high benefit levels in some wards may indicate difficulty with
housing costs or a larger proportion of rented accommodation.
Targeted action may be necessary to improve the balance of
economic activity in the area. The larger than average retired
population is likely to reflect the ageing population in the area.
Table 6 Unemployment Benefit Claimant Levels for Males and
Females September ’03 & Sept’04 (%)
WARDS
Eccles
Barton
Winton
Eccles CCA
City of Salford
Greater Manchester
UK
September '03
M F TOTAL
4.6 1.3 3.1
5.7 1.3 3.7
5.5 2.0 3.9
5.3 1.5 3.6
5.2 1.8 3.6
5.3 2.0 3.7
4.4 1.9 3.3
September '04
M F
TOTAL
4.7 1.7 3.4
5.8 1.9 4.1
6.2 1.9 4.3
5.6 1.8 3.9
5.0 1.9 3.6
4.5 1.8 3.3
4.0 1.8 3.0
Source: National Statistics NOMIS

According to the levels of unemployment claimants recorded by
NOMIS the percentage of people claiming unemployment
benefits in the Eccles, Winton, and Barton wards has increased
during September ’03 –’04.
Understanding local housing markets IN Salford
15
Eccles Area
Figure 8 2004 Rank Index of Employment.
4.5
4.0
3.5
3.0
2.5
Sept '03
2.0
Sept'04
1.5
1.0
0.5
K
U
G
Sa
re
l fo
at
rd
er
M
an
ch
es
te
r
A
C
C
Ec
cl
es
W
in
to
n
Ba
rto
n
0.0
Ec
cl
es
% Unemployment Benefit Claimants
Figure 7 Percentage of population claiming unemployment
benefits Sept 2003 & Sept 2004
The chart shows that whilst Greater Manchester and the UK as a
whole have seen a reduction in the number of unemployment
benefit claimants between September ’03 and September ’04, the
Salford average has remained the same, however all of the wards
within the Eccles CCA have witnessed an increase in the number of
claimants.
Source: Planning
Employment Deprivation Domain
This domain measures employment deprivation conceptualised as involuntary
exclusion of the working age population from the world of work.

Unemployment claimant count (JUVOS) of women aged 18-59 and men
aged 18-64 averaged over 4 quarters (2001).

Incapacity Benefit claimants women aged 18-59 and men aged 18-64
(2001).

Severe Disablement Allowance claimants women aged 18-59 and men
aged 18-64 (2001).

Participants in New Deal for the 18-24s who are not included in the
claimant count (2001).

Participants in New Deal for 25+ who are not included in the claimant
count (2001).

Participants in New Deal for Lone Parents aged 18 and over (2001).
Overall unemployment in Salford is 3.8%, just above the national
average of 3.4%. In terms of unemployment, Winton is highlighted
as the most deprived ward in the Eccles area, with a 4.8%
unemployment rate. However unemployment is as high as 11.1%
in some wards in the city.
Understanding local housing markets IN Salford
16
Eccles Area

Table 8 Industry Type
The map shows that some parts of the Eccles CCA are
comparable to some of the deprivation levels in Central Salford.
Source: Census 2001: TABLE UV34 INDUSTRY
Table 7 Distance Travelled to Work
Eccles
%
All People
4984
Works mainly at or from home 8.3
Less than 2km
20.9
2km to less than 5km
25.2
5km to less than 10km
24.3
10km to less than 20km
11.3
20km to less than 30km
1.8
30km to less than 40km
0.9
40km to less than 60km
1.5
60km and over
1.9
No fixed place of work
3.6
Working outside the UK
0.2
Working at offshore installation 0.1
Distanced Travelled to work
Barton
%
4426
7.5
25.7
26.1
24.4
9.3
1.4
0.5
0.6
1.2
3.1
0.2
0.0
Barton Eccles Winton
%
%
%
All People
4426
4986
4898
A. Agriculture; hunting and forestry
0.4
0.3
0.3
B. Fishing
0.0
0.0
0.0
C. Mining and quarrying
0.2
0.1
0.1
D. Manufacturing
16.7
12.4
15.8
E. Electricity; gas and water supply
0.4
0.6
0.8
F. Construction
6.6
6.2
6.7
G. Wholesale and retail trade; repairs 19.2
16.2
20.7
H. Hotels and restaurants
5.8
4.2
4.7
I. Transport; storage and
communications
9.4
7.0
8.4
J. Financial Intermediation
3.8
4.8
3.7
K. Real estate; renting and business
activities
11.8
13.8
11.7
L. Public administration and defence;
social security
3.9
4.9
3.8
M. Education
4.5
9.2
6.7
N. Health and social work
12.4
15.2
12.3
O. Other community; social and
personal service activities
4.8
5.0
4.5
P. Private households with employed
persons
0.0
0.1
0.1
Q. Extra-territorial organisations and
bodies
0.0
0.0
0.0
Key Findings:
 The largest percentage of the population in the Eccles CCA are
employed within the wholesale and retail trade, with Eccles
(19.2%), Barton (12.4%) and Winton (15.8%).
Industry
Winton
%
4896
6.6
16.8
30.2
28.8
10.0
1.9
0.8
0.6
1.2
2.9
0.1
0.0
Source: Census 2001 - Table UV35 Distance Travelled to Work



The majority of the population living in the Eccles CCA travel
2km to less than 5km to work.
The Eccles ward has a higher percentage of its population
(4.3%) who travel 30km to over 60km than the Barton (2.3%)
and Winton wards (2.6%).
There is a slightly larger percentage of people working form
home in the Eccles ward (8.3%) than the Barton (7.5%) and the
Winton (6.6%) wards.
Understanding local housing markets IN Salford
17
Eccles Area
Social change and other neighbourhood statistics
mortality rate between wards could be due to health inequalities but
may also be caused by the concentration of an elderly population.
The English Indices of Deprivation 2004
The new Index of Multiple Deprivation 2004 (IMD 2004) is a
nationally recognised measure of deprivation at the small area
level. The model is based on the premise that multiple deprivation is
made up of separate dimensions, or ‘domains’, all of which can be
individually measured and which reflect different aspects of
deprivation. People may be counted in one or more of the domains,
depending on the number of types of deprivation that they
experience. The numbers of people in an area suffering each type
of disadvantage are then aggregated and weighted to give an
overall area level summary of deprivation. The Indices of
Deprivation 2004 were commissioned by the Office of the Deputy
Prime Minister (ODPM) and constructed by the Social
Disadvantage Research Centre at Oxford University.
The Index of Multiple Deprivation is a national composite ranking,
which takes into account a number of social and economic
measures in order to determine an area’s economic status in
relation to other areas.
Table 9 Key Neighbourhood Statistics*
Eccles
Barton
Winton
IMD 2000 Rank Index 13th
(out of 20 wards)
IMD 2000 Rank Index 1551st
(out of 8414 wards)
Child Poverty Index
2407th
9th
7th
471st
729th
479th
1043rd
Standard
Mortality 145
Rate (UK=100)
135
150
The IMD 2004 contains seven domains of deprivation, including:
income deprivation, employment deprivation, health deprivation and
disability, education, skills and training deprivation, barriers to
housing and services, living environment deprivation and crime.
Source: Neighbourhood Renewal Strategy and 2001 Census
*Table 4, depicts the findings from the 2000 Index of Deprivation.
Index of Multiple Deprivation Geography
The Index is no longer based on wards and is therefore not directly
comparable to the 2000 Index in order to find key trends. Instead,
the 2004 Index uses smaller geographical areas called SuperOutput Areas (SOAs) based on analysis from the 2001 Census.
The lower-level SOAs used in the Index typically comprise of a
population of approximately 1,500 people. SOAs have only been
given individual codes and have not been named, there are 32,482
lower-level SOAs in England. One of the benefits of the new Index
is that deprivation is now measured at a more localised level
compared to the ward level based approach of IMD 2000. This
means that ‘pockets’ of extreme deprivation previously ‘masked’ by
the relative affluence of other areas within the same ward are now
better highlighted.
According to the 2000 Index of Deprivation:
 Salford was placed the 4th most deprived local authority area in
the North West and 28th nationally.
 Fifteen out of twenty wards in the City were within the worst
20% nationally.
 The Winton ward was ranked as the 7th most deprived ward out
of 20 within Salford and was within the worst 20% nationally.
 The Barton ward was ranked 9th
 The Eccles Ward was ranked slightly higher at 13th in the City.
 Winton was ranked the most deprived ward, whilst the Eccles
ward was ranked least deprived ward in the Eccles Community
Committee Area.
The information on the Standard Mortality Rate shows that all wards
in Eccles area are higher than the UK figure. The large gaps in the
Understanding local housing markets IN Salford
18
Eccles Area
Table 10 2004 Ward Level IMD Data
The Index ranks all of the SOAs in England based upon their scores
generated from a number of different indicators. A ranking of 1
represents the most deprived SOA and a ranking of 32,482
represents the least deprived SOA. The ranks allow direct
comparison between other SOAs across the whole of England.
The 2004 IMD does not provide any ward level IMD scores.
However, there has been score analysis on the concentrations and
therefore the table below indicates those wards that have the
highest concentrations of deprivation within Salford.
Ward
(Give Bullet point Summary)
% of ward pop in % of ward pop in
Ranking
7% most
30% most
**
deprived
deprived
nationally
nationally
Langworthy
1
Irwell Riverside
2
Broughton
3
Ordsall
4
Little Hulton
5
Winton
6
Barton
7
Walkden North
8
Weaste and Seedley 9
Irlam
10
Swinton North
11
Swinton South
12
Pendlebury
13
Kersal
14
Eccles
15
Cadishead
16
Walkden South
17
Claremont
18
Worsley
19
Boothstown
&
Ellenbrook
20
Salford
-
Understanding local housing markets IN Salford
19
75.0
50.0
50.0
75.0
55.5
37.5
42.9
28.6
28.6
25.0
25.5
14.3
14.3
14.3
14.3
0
0
0
0
100
100
100
75.0
100
87.5
100
100
85.7
62.5
62.5
71.4
71.4
57.1
57.1
57.1
33.3
25.0
0
0
31.3
0
68.8
Eccles Area
*Figures shown for population affected are estimated figures (building up
SOAs to the best fit at ward level).
**Table is ranked so that the most deprived area is ranked as 1 and the
least deprived 20.



According to the estimated figures for ward levels Winton and
Barton are classed as the most deprived wards within the whole
of Salford West
Winton is classed as the most deprived ward of the Eccles
CCA, directly followed by Barton.
According to the estimated figures for ward level, the Eccles
ward is ranked considerably higher (15th) than the other wards
in the CCA.
What are the implications of social change?
Targeted action may be required in certain areas to combat health
inequalities, high benefit dependency, and poverty within those
areas that appear to be most deprived. In order to build sustainable
communities we must look at the wider issues that may affect
people’s housing choices.
Figure 9 (pg 22) shows that:
Understanding local housing markets IN Salford
20
Eccles Area
Figure 9 Summary results from the Indices of Deprivation 2004.
Understanding local housing markets IN Salford
21
Eccles Area
At the end of Key Stage 2, pupils are tested in English, maths and science.
Level 4 is the level of achievement expected of pupils at the end of key
stage 2. The results show the percentage of pupils who reach level 4 by
the end of Key Stage 2.
Educational Attainment
Table 11 Eccles CCA Primary Schools Attainment levels 2004.
Primary School
St Gilberts RC
St Mary’s RC
Clarendon Rd
Community
St Augustines C
of E
Holy Cross & All
Saints RC
Beech Street
Christ Church
CofE
Godfrey Ermen C
of E
Monton Green
Lewis Street
County
Barton Moss
Westwood Park
Community
St. Andrews C of
E
Alder Park
SALFORD
ENGLAND
234
217
97
90
85
86
Aggregate
Science Across 3
%
core
subjects
100
282
90
266
350
86
88
89
263
228
82
79
96
257
206
186
200
83
79
75
78
79
83
91
92
83
252
250
242
273
295
76
74
73
74
88
88
236
236
181
187
58
55
58
59
100
59
215
172
310
45
50
59
155
195
138
N/A
N/A
36
35
75
78
43
22
73
74
61
17
82
86
139
74
230
237
Total no. English
of pupils
%
Maths
%
Key Findings:
According to the Aggregate* attainment levels for primary schools
within the Eccles CCA:
 Seven Primary Schools within the Eccles CCA perform higher
than the England average.
 Seven Primary Schools within the Eccles CCA perform below
the England average, however two of these schools only
perform 1 point below the England Average.
 Half of the primary schools in the Barton ward perform under
the England average.
 The majority of primary schools in the Eccles ward perform
below the England average.
Source: DFES School and College Performance tables
http://www.dfes.gov.uk/performancetables/
Understanding local housing markets IN Salford
22
Eccles Area
Table 12 Eccles High Schools Attainment Levels 2004.
Secondary
School
The differing performance of high schools in the area may impact
on residential choice in the area. This is believed to be a major
factor in the outward migration from Central Salford.
GCSE % of ½ day % of ½ day
Total no. of
passes Authorised Unauthorised
pupils
A*-C
absence
absence
Insert Map with plotted schools and attainment levels.
Wentwoth High
School
900
31
7.6
2.6
44
11.2%
1.9%
N/A
38.3
N/A
N/A
N/A
53.7
N/A
N/A
Canon Williamson
C of E High
School
572
St Patrick’s RC
High School
?
SALFORD
ENGLAND
Source: DFES School and College Performance tables
http://www.dfes.gov.uk/performancetables/
The examination results show the percentage of 15 year old pupils
gaining five or more GCSEs with Grades A*-C.
Key trends:
 Both the high Schools in the Eccles CCA perform below the
England Average.
 Only one high school in the Eccles CCA performs above the
Salford Average.

What are the implications of varying educational attainment
levels?
Understanding local housing markets IN Salford
23
Eccles Area
Crime levels
Crime Domain
This Domain measures the incidence of recorded crime for four
major crime themes, representing the occurrence of personal and
material victimisation at a small area level.
 Burglary (4 recorded crime offence types, April 2002-March
2003).
 Theft (5 recorded crime offence types, April 2002-March 2003,
constrained to CDRP level).
 Criminal damage (10 recorded crime offence types, April 2002March 2003).
 Violence (14 recorded crime offence types, April 2002-March
2003).
New Crime Stats being sent by Planning
Table 13 Key facts: crime
Ward
Domestic
Burglary
Per 1000 h’holds
2002
2003
52.7
49.8
72.0
48.7
46.7
34.7
46.1
43.9
Eccles
Barton
Winton
Salford
England &
Wales
19.9
20.2
2002
31.8
27.5
22.3
35.9
2003
29.4
36.7
25.1
32.9
Juvenile
nuisance
per 1000 pop
2002
2003
38.6
40.7
68.0
57.0
52.0
55.4
47.0
41.6
18.9
18.7
N/A
Vehicle Crime
Per 1,000 pop
Figure 10 – 2004 Rank Index of Crime
(Draw a few conclusions about crime form 2004 Index/this map
N/A
Source: Salford City Council Draft Early Warning System Report – Jan
2004 – Original data collected from Police records (via Community Safety
Unit).
Key trends:
From the crime data relating to 2002 & 2003, Domestic Burglary
rates are higher in the Eccles CCA compared to the rest of the city.
Winton has the highest level of recorded Juvenile nuisance but
fewer burglaries than the other wards in Eccles.
It is difficult to compare trends with crime statistics from 2004, to
those of 2003 & 2002 as crime statistics are now collected at beat
patrol level and are therefore not directly comparable.
What are the implications of crime levels on housing choice?
Crime and perceived levels of crime may affect a person’s decision
when considering moving into the area. Crime levels in the Eccles
area are generally higher than the Salford average, which may
influence migration patterns within the city.
Understanding local housing markets IN Salford
24
Eccles Area
2. Housing Market Analysis
Housing stock
Key Findings: (Source these points?)
According to the Private Sector Stock Condition Survey 2001, there
are currently 70,999 dwellings in Salford that are privately owned or
owned by a Registered Social Landlord. A further 27,323 dwellings
are owned by the Local Authority. The Eccles CCA itself contains
10,851 private sector dwellings and 5288 Local Authority-owned
dwellings.










The general trend over the last 10 years in the Eccles CCA
has been a reduction in the number of households that are
renting from the Local Authority.
The level of owner occupation identified in the 2001 census
in the Eccles ward (58.5%) was similar to the city’s average
(56.4%), but is considerably lower than the percentage of
Owner occupion for Engalnd & Wales (68.9%) and the North
West of 70% (ONC, 2001).
There has been a growth in the private rented sector in
Eccles CCA with Winton showing the highest growth out of
all three wards.
In Eccles and Barton wards the level of RTB ownership on
local authority estates is slightly below the Salford average
(18%), however Winton has significantly higher levels of
sold properties (27.57%).
The age of the housing stock shows a strong pre-war bias
The Private Sector Stock Condition survey indicated that
rates of unfitness and poor repair are slightly below the City
average.
Almost 21% of private properties could be considered
unsatisfactory in terms of condition.
House prices are on the increase in all wards within the
Eccles CCA, but most noticeably in the Barton ward
Migration patterns show a strong local connection with most
anticipated movement shown to be within the Eccles CCA.
Equally movement outside the city is strongest regionally
and to neighbouring boroughs.
Between 1996 and 2004, 37 dwellings were demolished and 503
new dwellings were built within the Eccles CCA. This means that
the total number of dwellings in the Eccles CCA has increased by
466 since 1996.
(Source Residential Development & Land Supply – September 2004)
Dwelling Types
There is a diverse mix of housing across the area, in both the public
and private sector, ranging from traditional pre-1919 terraced
housing to large new build detached residences. The graph below
gives a breakdown of the types of dwellings currently found in the
area, using information from the 2001 census (Table KS16N.)
Fig 11 Household Spaces and Accommodation Type
Detached
50
45
40
35
30
25
20
15
10
5
0
Semi-detached
Terraced
Purpose built flat*
Converted flat*
Flat in Commercial
Building
Caravan/Mobile home
Eccles
Barton
Winton
Salford
Source: Census 2001
Understanding local housing markets IN Salford
25
Eccles Area
*Percentages also include flats & maisonettes
Eccles ward is slightly lower (22.7%) and the Winton ward is slightly
higher (33.3%).
From the graph it is evident that:
 The Barton ward contains a larger proportion of terraced
properties than the Eccles and Winton wards and the Salford
Average.
 There is also a slightly larger proportion of semi-detached in the
Winton ward than the citywide average.
 The Eccles ward has a higher number of purpose built flats than
the other wards in the Eccles CCA and the Salford average.
 The Eccles ward also has a larger percentage of converted flats
than Barton, Winton and the Salford average.

The table also highlights a general trend over this period in the
reduction of households the Eccles CCA that are renting from the
Local Authority. This trend is reflective of the average figures for
Salford. Our understanding of the way in which different tenure
types are distributed throughout the Eccles CCA can be improved
by mapping the tenure distibution onto a spatial plan of the area, as
shown in figure 8. (Find Figure 8)
Figure 12 Tenure Breakdown of Estates
The figures relating to the provision of Private rented accomodation
in the Eccles area mirror the national picture with private renting on
the increase. In Salford West the proportion of privately rented
properties has increased dramatically over recent years. The
percentage of households renting a private property in Barton and
Winton has more than doubled between the 1991 and 2001 census,
with a significant increase in Winton. These figures suggest that
renting from a private landlord is becoming increasingly popular in
the Eccles area.
(Although look at population figures too – is Eccles larger ward?)
Implications
We need to monitor the type of housing that is offered in the Eccles
area to ensure that supply meets demand as far as possible. If
there is significant change in the household type, e.g. a growing
number of single person households, then the type of housing stock
available should largely reflect this change.
Tenure
What are the implications of changes in tenure?
There appears to be a tenure imbalance when looking at ward level.
This may suggest limited residential choice or affordability issues in
certain wards.
The increase in the private rented sector requires further
monitoring. This may be as a result of new private apartment
developments in the area or symptomatic of a failure in the housing
market.
An important factor when examining housing markets is the tenure
distibution. The census provides us with key information about the
relative proportions of different tenure types for both Salford as a
whole and for individual wards. This information is presented in
table 8.
The table shows that Local Authority housing is dispersed
throughout the Eccles area, however there is a higher concentration
of Council owned accommodation in the Winton Ward.
Include Chart for tenure
Across the Eccles CCA, the level of owner occupation identified in
the 2001 census was in line with than the city’s average of (56.4%).
Compared to the city average of LA rented properties (25.7%), the
Understanding local housing markets IN Salford
26
Eccles Area
Table 14 Changes in Tenure 1991 – 2001
Percentage of LA Stock Sold
Eccles 1991
Eccles 2001
Barton 1991
Barton 2001
Winton 1991
Winton 2001
Salford 1991
Salford 2001
Eng & Wal 1991
Eng & Wal 2001
% Owner
Occ
58.1
58.5
51.4
54.9
48.7
52.1
52.7
56.4
N/A
68.9
% LA
Rented
27
22.7
36.4
25.8
45.2
33.3
35.2
25.7
N/A
13.2
% Private
Rented or
Rent free
% HA/RSL
Rented
3.3
3.9
4.5
6.1
1.6
3.2
5.4
5.7
N/A
6.0
30
25
11.4
14.8
7.8
13.3
4.4
11.4
6.7
12.2
N/A
11.9
20
% Sold
WARD
15
% Sold
10
5
0
Eccles
Source: Census 1991 and 2001 – Neighbourhood Statistics
Barton
Winton
Ward
Stock owned by the Council and managed by New Prospect
Source – Salford City Council Saffron Database Oct 2004
New Prospect Housing Limited manages approximately 5288
Council owned properties in the Eccles area.
Both across Salford and England and Wales, a significant
proportion of Local Authority dwellings have been sold to tenants
under the Right to Buy Act. In Eccles itself, approximately 23%
former Council dwellings have been sold in this manner, which is
above the Salford average of 18% according HIP returns. This
suggests that the Eccles CCA is a relatively stable residential area
in which people wish to remain and live. There are noticeably a
higher proportion of properties sold in the Winton ward (%) than in
Eccles and Barton (%).
Fig 13 Eccles CCA map showing location of Council estates.
Fig 14 Percentage of sold properties by Ward
Include Salford Ave & Greater Manchester
The level of Right to Buy activity across Salford (18 %) is below the
regional average for Greater Manchester (22 %), however, Eccles
(22.5%) is in line with the Greater Manchester average.
Understanding local housing markets IN Salford
27
Eccles Area
Turnover and Void levels in Council owned stock
Housing Options Team. We need to carry out void analysis over
time and comparisons to BVPI / regional and national comparisons
in order to put our information into context.
This then needs to be assessed in terms of the impact on the
neighbouring housing markets.
Fig 15 Percentage of Void Properties by estate (as of October
2004)
% Void
2
1.8
1.6
1.4
%
1.2
1
% Void
0.8
0.6
0.4
0.2
0
Eccles
Barton
Winton
The graph highlights the percentage of empty properties in the
Eccles CCA by ward. Winton has the lowest proportion of void
properties within the area. Eccles ward has the highest number of
void properties within the area at just under two percent.
What are the implications of varying sustainability levels?
There is a need to carry out further work regarding sustainability
within local authority stock in the Eccles Community Committee
area. Turnover and void levels will become available through the
Understanding local housing markets IN Salford
28
Eccles Area
Housing Benefit levels
Council Tax Bands Data
Fig 6 Percentage of households receiving Council tax benefit
in 2004*
Figure ??
80.0
% of Total Properties
40
35
30
25
Eccles
Barton
20
Winton
60.0
Eccles
50.0
Barton
40.0
Winton
30.0
Salford
20.0
10.0
Salford
15
70.0
0.0
Band A
10
Band B
Band C
Band D-H
Council Tax Bands
5
0
Eccles
Barton
Winton
Source: Council Tax Records (3rd quarter 2004), supplied by SCC
Planning Team
Salford
Source: Council Tax Department Records (Planning Dept)
*The figures show an average figure for benefit claimants during the first
three quarters of 2004.
Key Findings:
 The Eccles CCA is predominantly made up of properties within
Council Tax band A.
 The Eccles and Winton wards have a higher percentage of
properties within Council Tax band A than the Salford average.
 The Winton and Barton wards have a low percentage of
properties within Council Tax Band D-H.
 The Barton Ward has a lower percentage of properties with the
Council Tax Bands C and D-H, than the other wards in the
Eccles CCA and the Salford average.
The table indicates higher rates of Council tax benefit claimants in
the Winton and Barton wards. Only the Eccles ward has a lower
rate of benefit claimants (25.4%) than city average (28.6%) .
Understanding local housing markets IN Salford
29
Eccles Area
Registered Social Landlords (RSL) Stock in the Eccles
Community Committee Area
TOTAL
280
145
Source: Salford City Council RSL Database 2003
There are approximately 588 properties within the Eccles area that
are owned and managed by RSLs. Of the three wards within the
Eccles CCA, Barton contains significantly more RSL properties than
the other Eccles wards. Lower numbers of RSL stock in the other
wards may suggest limited choice and availability for people
wanting to access this accommodation in this area. (Compare with
Salford figures)
Implications
Affordability implications and low RSL stock numbers in Winton
and Eccles suggests we need to work to redress the balance in
tenure in this area.
Table 15 Provision of RSL stock in the Eccles CCA
Housing
Association
Arcon Housing
Association Limited
English Churches
Housing Group LTD
Irwell Valley
Housing Association
Limited
Manchester &
District Housing
Association Ltd
Manchester
Methodist Housing
Association Limited
Northern Counties
Housing Association
Limited
Space New Living
Limited
St. Vincent's
Housing Association
Limited
Barton
Winton
Eccles
48
0
0
0
0
1
158
78
64
0
0
38
30
39
30
23
11
7
16
17
15
5
0
8
Understanding local housing markets IN Salford
163
30
Eccles Area
Private Sector Stock
Fig 17 Property Age by Ward
Fig 16 Property Age by Area
35
% of Properties in Area
Percentage of Properties
40
35
30
25
Eccles CCA
Salford
20
15
10
5
0
Pre 1919
1919-1944
1945-1964
25
Eccles %
20
Barton %
Winton %
15
Salford Total %
10
5
0
Post 1964
Before
1919
Date of Construction
1919 1944
1945 1964
1965 1984
1985
and
after
Property Built
Source: Private Sector Stock Condition Survey: D. Adamsons 2001)
Source: HMDS 2003 : Table 5a – Property Age by Area
The Private Sector Stock Condition Survey provided the age
distribution of the housing stock across the city. The report shows
that much of the accommodation was built prior to the Second
World War.
What are the implications of the age of private housing stock?
It would be useful to map the information to show the concentration
and location of older properties and new properties spatially. This
will enable trends between the age of stock in relation to tenure,
turnover and prices to be monitored.
This is further evidenced by the HMDS where the chart below
indicates the age of properties, broken down to a ward level. The
majority of properties in Eccles were built pre-1919, which shows
that properties here are slightly older than neighbouring wards and
are older than the average for Salford.
Understanding local housing markets IN Salford
30
31
Eccles Area
Private Sector Stock Condition
What are the implications of private stock condition?
Fig 18 Private Sector Stock Condition - Eccles
90
Percentage of Properties
80
70
60
50
Eccles
Salford
40
30
20
10
0
Good Condition
%
Poor Repair %
Unfit %
State of Repair
The Private Sector Stock Condition survey indicated that rates of
unfitness and poor repair are slightly below the City average.
Almost 21% of private properties could be considered
unsatisfactory in terms of condition.
These reflect the deteriorating condition of the inter-war housing
stock. Total repair costs for unsatisfactory housing are estimated at
£16.87 million. Average repair costs per property (£7,511) in the
Eccles CCA are only marginally higher than the citywide average
repair costs (£7,243).
Understanding local housing markets IN Salford
32
Eccles Area
Fig 20 Total Per Annum
Total spend per annum
Public Sector Stock Condition information is not yet available on an
estate basis. However, headline figures indicate that a total of over
£383.1m investment is required in the Eccles/Irlam area to give the
stock a 30-year lifespan, at an average of £12.8m per year. This
equates to a unit cost of £51,188.
Fig 19 Cost Per Unit
58000
56000
54000
52000
50000
48000
46000
44000
ECCLES/IRLA
M
ECCLES/IRLAM
WORSLEY/LITTLE
HULTON
SALFORD NORTH
SALFORD SOUTH
SWINTON
Area
WORSLEY/LIT
TLE HULTON
Stock Options Process
SALFORD
NORTH
AL
TH ON
TH
AM ON
RL ULT NOR SOU INT TOT
I
/
D
ES LE H RD
SW
CL
OR
O
EC /LITT ALF ALF
S
S
Y
LE
RS
O
W
14000000
12000000
10000000
8000000
6000000
4000000
2000000
0
EC
C
Cost per unit (£)
COST PER UNIT £
TOTAL PER ANNUM £
LE
S/
IR
W
LA
OR
M
SL
EY
/L
SA
I..
.
LF
OR
D
N.
SA
..
LF
OR
D
S.
..
SW
IN
TO
N
Public Sector Stock Condition
The Council is looking again at the options available to tenants for
the future management and investment in their homes and
neighbourhoods.
SALFORD
SOUTH
SWINTON
The review is essential not least to overcome the investment issues
but also to recognise the broader contribution their housing makes
to communities and neighbourhoods.
TOTAL
Area
Consultation with residents started in June 2004. A steering
group consisting of tenants and elected members appointed an
Independent Tenant Advisor to provide support to tenants
throughout the consultation process to ensure that it is balanced,
effective and inclusive.
The Housing Options Appraisal consultation with Salford tenants,
leaseholders and residents began with the launch of the ‘Fresh
Start for Housing’ document in November 2003. Following the
launch, the first phase of consultation with residents was carried
out, which largely focused on raising awareness about the process
and its implications for Salford residents. The second phase of
Understanding local housing markets IN Salford
33
Eccles Area
customer consultation concentrated largely on sharing information
with tenants, residents and leaseholders, asking them to think about
which options they would support for their area and encouraging
them to have their say about their home and their neighbourhood.
The third phase of the process started in January 2005 and is
centred on feeding back to residents about the options likely to
deliver Decent Homes standard or above in their area, and asking
them to make an informed choice about the way forward.
Understanding local housing markets IN Salford
34
Eccles Area
Level of Satisfaction with state of repair of property
Level of satisfaction with Neighbourhood
Table 16 Level of Satisfaction with state of repair of property
Table 17 Satisfaction Levels by Area
Level of
Satisfaction
Eccles
%
Barton
%
Winton
%
Salford
Total %
Level of
Satisfaction
Eccles
Barton
Winton
Salford
Total
Very satisfied
32.0
19.0
22.4
26.2
Very satisfied
35.6
16.8
17.3
24.7
Satisfied
52.3
62.3
54.0
55.1
44.4
41.3
39.0
44.9
Dissatisfied
12.8
13.8
19.3
14.6
Satisfied
Neither satisfied
nor dissatisfied
13.5
29.4
24.5
18.1
Very Dissatisfied
2.9
4.9
4.3
4.1
Dissatisfied
5.2
8.2
11.5
8.3
Total
100
100
100
100
Very Dissatisfied
1.3
4.3
7.7
4.0
Base
5304
4850
5338
95406
Total
100
100
100
100
Base
5304
4850
5338
95406
Source: HMDS Table 6a – Satisfaction with State of Repair
Source: HMDS Table 28c - Satisfaction Levels by Area
The table above shows the level of satisfaction with housing by
ward in the Eccles Community Committee Area. The greatest
numbers of those ‘very satisfied’ with their housing situation reside
in the Eccles ward, which may reflect the higher levels of owner
occupation. The greatest numbers of those ‘dissatisfied’ or ‘very
dissatisfied’ are concentrated in the Winton ward, which contains
the highest levels of deprivation and highest numbers of social
rented stock.
Understanding local housing markets IN Salford
35
Eccles Area
Market Change –Awaiting up-to-date figures from Planning for
Turnover & Vacancy
in turnover across the whole of Salford, suggesting perhaps that the
market is stabilising.
There are a number of factors that could indicate change within the
operation of the housing market in Eccles. The following provides
analysis on these key indicators beginning with changes in turnover
rates.
Turnover has decreased more markedly in the Eccles ward than the
other wards in the Eccles CCA.
Turnover Rates (Need to clarify information.)
When the turnover rates are plotted against the city average
spatially on the plan of the CCA then small pockets of high turnover
can be identified.
Fig 22 Annual Turnover Rate - Eccles Community Committee
Area 2003
Figure 23 Percentage of change in Tenure 2003-2004
% change in turnover 2002-03
Turnover Rates
16
14
12
Eccles
Barton
Winton
Salford
10
8
6
4
-34.0%
-36.0%
Barton
Eccles
Winton
-38.0%
-40.0%
Series1
-42.0%
-44.0%
-46.0%
2
0
Eccles
Barton
Winton
Salford
Source: Council Tax Records:
Turnover relates to the occurrence of people moving out of
properties and new occupants moving in - essentially it notes the
number of properties changing hands. The charts above shows the
turnover rates for the Eccles CCA compared to the average for
Salford. During the previous 12 months there has been a decrease
Understanding local housing markets IN Salford
36
Salford
Eccles Area
Vacancy Rates
Fig 24 Annual Household Vacancy Rates by Ward 2003 & 2004
The annual vacancy rates across the Eccles CCA for 2004 have
changed marginally compared with 2003. Whilst the Barton ward
has experienced a slight decline in turnover, the Eccles and Winton
wards have had a increased in vacancy rates.
7
6
5
4
2003
2004
3
2
1
0
Eccles
Barton
Winton
Salford
Source: Council Tax Records
Fig 25 Percentage Change - Annual Household Vacancy Rates
2003 & 2004
0.5%
% change 2003-2004
0.4%
0.3%
0.2%
0.1%
0.0%
-0.1%
Barton
Eccles
Winton
Salford
-0.2%
Understanding local housing markets IN Salford
37
Eccles Area
House Prices
Source: Salford City Council Early Warning System
Fig 26 Average House Prices by ward *October 02/ Sept 03 &
Oct 03-Sept 04
Figure ** - House Prices by Property Type*
House Prices by Property Type Oct 03-Sept 04
£140,000
£120,000
£300,000
£100,000
£250,000
£80,000
2002/03
2003/04
£60,000
£40,000
£200,000
Eccles
£150,000
Barton
Winton
£100,000
Salford
North West
£20,000
£0
Eccles
Barton
Winton
Salford
£50,000
£0
Source: Land Registry Records (received by SCC planning department)
Detached
Fig 27 Percentage Change in House Prices 2003-04
Flat
SemiDetached
Terraced
*The figures for Eccles, Barton & Winton represent average house price
for Oct ’03 – Sept ’04. Figures for Salford and the North West represent
average house prices for the quarter of July-Sept 04
% change in average house price 2003-2004
20
(Analysis needed)
15
What are the implications of market change?
This data helps us identify pockets of high and low demand that
may have normally been masked within ward level data. There are
some quite defined price brackets across Eccles, with the highest
values mainly in Eccles ward. Conversely, the lowest values are
concentrated in pockets in the Barton ward. This is reflected in the
vacancy and turnover rates and suggests that further study and
monitoring and targeting of resources in these areas is needed.
% change in average
house price 20022003
10
5
0
Eccles
Barton
Winton
Salford
Understanding local housing markets IN Salford
38
Eccles Area
Residential Mobility and Migration Patterns
Fig 29 Showing Origin of Migrants moving into Eccles from
areas other than Salford
Migration into Eccles
Fig 28 Origin of households moving to Eccles from Salford
areas over the past 5 years
35
5.7%
Irlam and
Cadishead
Kersal, Pendleton
and Charlestown
Ordsall and
Langworthy
Swinton
5
K
U
K
O
e
he
r
ut
si
in
de
U
W
in
e
se
w
El
he
r
w
El
se
El
se
w
he
re
in
G
W
ar
rin
g
N
to
n
es
te
r
an
ch
tr
M
an
c
he
s
te
r
Bo
lto
n
0
M
2.5%
10
Bu
ry
1.4%
15
d
9.0%
3.2%
Eccles %
Salford %
ffo
r
3.5%
20
W
ig
an
7.3%
Broughton and
Blackfriars
Claremont, Weaste
and Seedley
Eccles
25
Tr
a
1.8%
Percentage
30
Origin
65.6%
Walkden and Little
Hulton
Worsley and
Boothstown
Source: HMDS Table 23a- Origin of In Migrant Households and
destinations within Salford
The above graph shows the origin of households moving into
Eccles from outside the Salford area. It indicates that the largest
number of people to have moved into Eccles are from the Trafford
area (31.1%).
Source: HMDS Table 23b – Residential Mobility Matrix
The pie chart illustrates the origin of households moving to the
Eccles CCA over the past 5 years. Comparable with other areas of
the city, the information suggests that people tend to move within
the same locality as their current home. This is illustrated within
Eccles as over 60% of people moving into Eccles property originate
from within the Eccles area itself and the remaining larger
percentages are linked to neighbouring areas.
Understanding local housing markets IN Salford
39
Eccles Area
Migration out of Eccles
Figure 31 Anticipated destination of households in Eccles
intending to move within the next twelve months including
destinations within Salford
Fig 30 Anticipated destination of out-migrant households over
the next year
Anticipated destination of households intending to
move
50
40
30
20
10
0
Eccles
Tra
ffor
ew
d
her
e in
G..
..
Wa
r
r
ing
Els
ton
ew
her
e In
No
Els
r..
ew
her
e in
UK
Ou
tsid
e th
eU
K
Winton
Els
Sw
Wo
into
rsle
n
ya
nd
Boo
thto
wn
Wig
an
Irla
m&
nt,
W
Cla
rem
o
Ecc
les
Ca
dis
hea
d
Barton
eas
..
Percentage
35
30
25
20
15
10
5
0
ity
Bo
tr
lto
M
n
ac
El
he
se
st
w
W
er
he
ar
re
rin
in
gt
N
on
or
El
th
se
W
w
es
he
t
r
e
O
in
ut
U
si
K
de
th
e
U
K
(Source HMDS Table 25c – Anticipated destination of households intending to move)
er
C
G
When looking at the anticipated destination of out migrants broken
down on a ward basis it can be seen that most residents intend to
move within the Eccles CCA, than to elsewhere in the UK. Trafford
also features strongly as an anticipated destination of residents in
Barton, and Worsley appears as a possible destination for residents
in Winton although this may be an indication of resident’s
aspirations.
in
El
se
w
he
re
M
an
c
he
st
Bu
r
y
Destination
W
ig
an
Tr
af
fo
rd
Percentage
The pattern of in migration is largely mirrored in the anticipated
destinations of out migrant households in Eccles over the next year
when looking outside the city boundaries. The most likely
destination of residents is again elsewhere in the UK but again the
most popular choice is likely to be the North West as a whole and
neighbouring authorities. Trafford again features strongly as an
anticipated destination of households in Eccles.
Eccles
Destination
Total
Source: HMDS Table 23c -
What are the implications of migration patterns?
The trend identified is that people generally move within the same
area when considering moving home. We need to ensure that the
Eccles area offers the most possible choice of type and tenure
available within the area people want to move, in order to keep
existing residents and attract new people to the area.
Understanding local housing markets IN Salford
40
Eccles Area
New Provision
Completions 2003 – 2004 by House Type (new build only)
Table 18 New Build Completions 1996 – 2004
Ward
Total
Conversions
Total
Dwellings
COU
Additions
230
Eccles
185
45
238
Barton
227
11
97
Winton
91
6
Eccles
565
CCA
503
62
Ward
Clearance /
Demolition
8
28
1
Eccles
Barton
Winton
Eccles
CCA
37
Whole House or Bungalow
(No of Beds)
1
0
0
0
0
2
1
0
4
5
3
0
0
18
18
4+
0
0
0
0
Total
1
0
22
23
Flat, Maisonette, or
Apartment (No of Beds)
1
0
0
0
0
2
0
36
12
48
3
0
0
0
0
4+
0
0
0
0
Total
0
36
12
48
Source: Table 3 Residential Development and Land Supply in Salford 2003-2004
Source: Table 8 Residential Development and Land Supply in Salford 2003-2004
Completions breakdown 1st April 2003 – 31st March 2004 (new
build)
Eccles
Barton
Winton
Eccles
CCA
Total
71
1
36
34
Completions
Tenure Priv 1
71
36
34
Tenure HA
0
0
0
0
Tenure LA
0
0
0
0
UDP
0
0
0
0
Allocated
Site
Windfall
49
1
36
12
<0.4 Ha
Windfall
0
0
0
0
0.4 – 1.0 Ha
Windfall
22
0
0
22
>1.0 Ha
Type of Site 0
0
0
0
Greenfield
Type of Site 1
71
36
34
Brownfield
The table above shows the number of newly built homes in each of
the three electoral wards in the Eccles Community Committee Area
between 1996 and 2003. Barton has had the most new properties
built within its boundaries. 10.40% of all new builds in Salford as a
whole were built in the Eccles CCA.
Additions to Residential Stock
Residential Completions April 2003 - March 2004
Ward
New Build
Net
Total
Completions
Conversions
Additions
Eccles
1
11
12
Barton
36
2
38
Winton
34
0
34
Eccles CCA
71
13
84
Source: Table 2a Residential Development and Land Supply in Salford 2003-2004
Under Residential Completions by Brownfield Split (new build only) ,
the Resland report highlights that all new builds within the Eccles
CCA during 2003-2004 were completed on Brownfield sites.
Source: Table 2b Residential Development and Land Supply in Salford 2003-2004
Understanding local housing markets IN Salford
41
Eccles Area
Total Remaining Dwellings as at 31st March 2004
(Includes sites under construction, Sites with Planning permission,
and UDP allocations without planning permission)
Eccles
Barton
Winton Eccles
CCA
No of dwellings
402
231
65
106
Reductions to Residential Stock
Reductions to Residential Stock (1st April ‘03 to 31st March ‘04)
Ward
Eccles
Barton
Winton
Eccles
CCA
Demolitions
Total
Conversions
Total
Change of Use
Total
Net
Reductions
Total
6
0
0
6
2
0
0
2
0
0
0
0
8
0
0
8
remaining
Not Started
Under Construction
Area (Ha) Total
Area (Ha) Residual
Undeveloped
UDP Sites
Windfall <0.4 Ha
Windfall 0.4ha – 1.0 ha
Windfall >1.0ha
Greenfield Sites
Brownfield Sites
Private
Housing Association
Local Authority
Unknown Tenure
Source: Table 7 Residential Development and Land Supply in Salford 2003-2004
Area Off Land Available for Development as at 31st March 2004
(Includes sites under construction, Sites with Planning permission,
and adopted UDP allocations without planning permission)
Eccles
Barton
Winton Eccles
CCA
No of dwellings
402
231
65
106
remaining
Not Started
Under Construction
Area (Ha) Total
Area (Ha) Residual
Undeveloped
UDP Sites
Windfall <0.4 Ha
Windfall 0.4ha – 1.0 ha
Windfall >1.0ha
Greenfield Sites
Brownfield Sites
Brown/Greenfield
Private
Housing Association
Local Authority
Unknown Tenure
178
53
5.07
4.70
58
7
0.84
0.72
100
6
2.05
1.35
336
66
7.96
6.77
1.36
1.85
0
1.49
0.7
2.51
1.49
4.00
0.07
0.63
0
0
0.72
0
0
0.0
0.72
0
0.36
0
0
0.36
0
0.21
0
1.14
0.0
1.34
0
1.34
0
0
0
1.36
2.78
0
2.63
0.7
4.57
1.49
5.7
0.07
0.63
0.36
178
53
5.07
4.70
58
7
0.84
0.72
100
6
2.05
1.35
336
66
7.96
6.77
33
138
0
60
30
201
187
1
9
34
0
65
0
0
0
65
47
0
0
18
0
54
0
52
0
106
106
0
0
0
33
257
0
112
30
372
340
1
9
52
Source: Table 13 Residential Development and Land Supply in Salford 2003-2004
Source: Table 13 Residential Development and Land Supply in Salford 2003-2004
Understanding local housing markets IN Salford
42
Eccles Area
Barton
BA027
Barton
BA030
Eccles
EC044
Winton
WI023
Winton
WI025
Land adjacent to 1Berry St,
Eccles
Barton Wesleyan Meth
Church, Barton Rd, Eccles
Land Between 13/15
Brackley Road, Eccles
Land at Barton Hall, Hardy
St, Peel Green, Eccles
Monton Lodge, 3 Parrin
Lane, Eccles
Unitary Development Plan Information (Nov 2003)– potential
sites for new housing within the Eccles CCA
Type of Site
Brownfield
Windfall
<0.4 Ha
Tenure
Private
Total
Completions
Locations
Completions 1st April 2003 to 31st March 2004
4
4
4
4
32
32
32
32
1
1
1
1
22
22
22
22
12
12
12
12
Land at Barton Lane, Barton (2.0ha)
The site is currently used as a lorry park, but this is a temporary
use, the planning permission for which expires in August 2007.
There is potential to redevelop the site for housing, complementing
the recent residential development immediately to the west. Any
development would need to achieve a minimum net density of 35
dwellings per hectare, and contribute to the provision of a strategic
recreation route along the Manchester Ship Canal. Access should
be independent from the Newhaven Business Park, which lies
immediately to the east, and the incorporation of noise mitigation
measures in accordance with policy EN14 may be required to
ensure that the business park does not detract from residential
amenity,
Source: Appendix 2 Residential Development and Land Supply in Salford 2003-2004
Former Greenwood School, Stafford Road, Ellesemere Park,
Eccles (1.5ha)
Following the reorganisation of special schools in the City,
Greenwood School closed in July 2001 and was subsequently
demolished. Part of the schools playing field will be incorporated in
to the adjacent “Three Sisters” recreation area (policy R614). The
remainder of the school site (the site of the school buildings and
less than half of the playing fields) is considered suitable for
provision of family housing at a minimum net density of 30 dwellings
per hectare.
(Include Liverpool Rd information)
Understanding local housing markets IN Salford
43
Eccles Area
Achievements
Speak to Planning (Metrolink)
Introduction
During the first half of 2003, a comprehensive survey (Housing
Market Demand Study) was conducted in Salford to explore the
housing needs, aspirations and requirements of those living in
Salford, those currently sharing with someone else, and as far as
possible, households who may move into Salford.
3. Housing Need in Salford
Key Findings:
 Citywide around 32% of people in need have a mortgage or
32% rent from the Council.
 However, nearly 40% of the private sector is in housing
need.
 Overcrowding figures for the Eccles CCA are similar to the
city average than the city average (%).
 Under occupancy figures for the Eccles CCA are in line
with the city average (%).
 Eccles has a slightly larger percentage of people with long
term limiting disability (25.3%) than the other wards in the
Eccles area, which is also greater than the Salford average
of 22.8%.
 More people in Eccles find it fairly easy or very easy to pay
for housing costs compared to city average.
 Barton and Winton Wards show that people having
difficulties to pay housing costs is marginally higher than
the city average.
 There is further detailed study needed to identify need for
other groups such as Young people and Teenage Parents.
The overall aim of the study was to provide an accurate
assessment of the future housing requirements in Salford across all
areas and tenures, and to access the current housing situation of all
client groups.
Housing Need
Table 19 Number of households in need by area
Wards
Frequency
%
Broughton and Blackfriars
Claremont, Weaste & Seedley
Eccles
Irlam and Cadishead
Kersal, Pendleton & Charlestown
Ordsall and Langworthy
Swinton
Walkden and Little Hulton
Worsley and Boothstown
Total
1345
1008
1940
957
1648
1106
1542
1887
379
11812
11.4
8.5
1 6.4
8.1
14.0
9.4
13.1
16.0
3.2
100
As % of all
households
16.7
10.3
12.5
12.2
17.6
16.0
9.4
12.0
6.5
12.4
The table above denotes the frequency and percentage of housing
need across Salford by Community Committee Area. 16.4% of
people in Salford with a housing need reside in Eccles, which
represents the largest portion in the city. However, this only
represents 12.5% of the total number of households in Eccles,
which is only fractionally higher than the city average.
Understanding local housing markets IN Salford
44
Eccles Area
Homeless or with insecure tenure
Fig 32 Overcrowding and under occupancy by area
The ‘Understanding Change’ document identifies the need to break
down the homeless information into a ward level.
45.0
40.0
Overcrowding
35.0
Citywide it is thought that 4.6% of properties are over-crowded
whereas 54.9% of homes are under-occupied. In the Eccles
Community Committee Area, all wards have a higher rate of underoccupancy than the Salford average. Barton and Eccles wards have
a marginally lower level of over-occupation and the Winton ward
has a marginally higher level than the city average.
30.0
Barton
Eccles
Winton
Salford
%
25.0
20.0
15.0
10.0
This could suggest that in the more stable residential parts of
Eccles, there is a tendency for owners to remain in family
accommodation when children leave and under occupy the
property.
5.0
0.0
shortfall of 1
bedroom
shortfall of 2 shortfall of
bedrooms
more than 2
bedrooms
Equal to
standard
excess of 1
bedroom
excess of 2
bedrooms
excess of 3
or more
bedrooms
(Source HMDS – Table 16a – Overcrowding & Underoccupancy by Area)
Affordability
Understanding local housing markets IN Salford
45
Eccles Area
Perecentage of Population
Fig 33 Difficulty with Housing costs by area.
50
45
40
35
30
25
20
15
10
5
0
Eccles %
Barton %
Winton %
Salford Total %
Very
Difficult
Fairly
Difficult
Fairly Easy Very Easy
Level of Difficulty/Ease with Housing
Costs
Source : HMDS Table 19a – Difficulty with housing costs by area
This indicates that more people in Eccles find it fairly easy or very
easy to pay for housing costs compared to city average. Whilst
Barton and Winton Wards show that people having difficulties to
pay housing costs is marginally higher than the city average.
What are the implications of affordability issues?
Further monitoring of affordability is needed to identify where and
what type of households are affected. Is there an issue with the
lack of affordable housing in the Winton, Barton and Eccles Wards?
Understanding local housing markets IN Salford
46
Eccles Area
Disability and Impairment
Fig 35 Percentage of the population with a long-term limiting
illness
% of population with long-term limiting illness
12
10
8
Eccles
6
Barton
4
Winton
2
Salford
0
rd
an
ch
es
te
N
r
or
th
En
W
gl
es
an
t
d
&
W
al
es
England & Wales
M
Sa
lfo
to
n
North West
G
re
at
er
W
in
n
Greater Manchester
Ba
rto
Ec
cl
es
% of population age 16-74 permanently
sick or disabled
Fig 34 Percentage of the population aged 16-74 permanently
sick/disabled (economically inactive)
(Source: Census 2001 – Summary Neighbourhood Statistics)
The illustration suggests that Barton and Winton Wards have
slightly higher proportion of permanently sick or disabled people
than the average for Salford, but the Eccles ward has a similar
figure to Salford.
Salford does have higher proportions of
permanently sick and disabled compared to other parts of the
country.
30
25
Eccles
20
Barton
15
Winton
Salford
10
England & Wales
5
0
Eccles
Barton
Winton
Salford
England
& Wales
(Source: Census 2001 – Summary Neighbourhood Statistics)
All of the wards have a marginally higher proportion of people with a
long-term limiting illness when compared to Salford. Whereas
Salford has higher proportions of population with a long-term
limiting illness than is average nationally.
What are the implications of disability and illness with regard
to housing?
It is imperative that we monitor the proportions of disabled people
living in the area. Those with disabilities may have increased need
when it comes to housing and may need an adapted property. The
Council must ensure that the area has sufficient provision and also
ensure that the designs of new developments are consistent with
the needs of the community
Understanding local housing markets IN Salford
47
Eccles Area
Health Deprivation and Disability Domain
This domain identifies areas with relatively high rates of people who
die prematurely or whose quality of life is impaired by poor health or
who are disabled, across the whole population.
 Years of Potential Life Lost (1997-2001).
 Comparative Illness and Disability Ratio (2001).
 Measures of emergency admissions to hospital (19992002).
 Adults under 60 suffering from mood or anxiety disorders (19972002).
Figure 36 Rank Index
(Analysis Missing)
Understanding local housing markets IN Salford
48
Eccles Area
SPECIFIC GROUPS
Teenage Parents
BME
Summary required
Again, accommodation based support for teenage parents
highlighted as a priority for research.
People with Learning Difficulties
What are the implications of a multi-cultural community?
In a changing society, we must recognise the needs and cultural
differences of residents in relation to housing. Further detailed
work is being carried out to assess the implications of a diverse
community on the citywide housing market.
There is no area specific information available. These households
are dispersed throughout the city and the majority appear to reside
in social rented accommodation.
People with Mental Health Difficulties
Asylum Seekers
There is no area specific information available. These households
are dispersed throughout the city and the majority appear to reside
in social rented accommodation.
Research suggests uneven dispersal of asylum seekers throughout
the city with a disproportionately low number of placements in
Salford West, of which Eccles is part.
Student Accommodation
Older People


What are the implications of levels of housing need?
Already identified an ageing population.
Independent living focus.
The Council in conjunction with partners has been exploring the
concept of an elderly village in Salford. We have some detailed
data on older people supply mapping that is being used to formulate
an older persons strategy.
Younger People
The Supporting People shadow strategy identifies that further
research or a Young Persons Housing Strategy is needed. There
are multi-faceted needs of young people and although this a small
proportion of people these needs need to be focussed on. There is
no area specific information available.
Understanding local housing markets IN Salford
49
Eccles Area
4. Future Housing Requirements
be an increase in the number of owner occupier and private rented
accommodation.
Key findings:
Household Demand Forecast of Eccles Area

The HMDS suggests that there will be an increase in demand
for Owner Occupied accommodation in the Eccles CCA over
the next 5 years.
Research undertaken as part of the Housing Market Demand Study
has suggested that there will be a decrease in the overall demand
for properties in the Eccles area over the next five years.

There will be increased demand for 2, 3 and 4 bedroom
properties.
This is particularly noticeable for three
bedroomed properties.
Housing Requirements by Tenure



There will be an increase in demand for owner-occupier
properties and privately rented properties.
Shared
ow nership
Research implies that demand for 1 bedroom properties will
diminish, as well as for properties with more than four
bedrooms.
Rented privately/
home w ith job
Similarly, it is thought that there will be decreased demand
for properties rented from Housing Associations and Local
Authority, and Shared ownership properties.
Tenure

Fig 37 Eccles Projected Demand by Tenure
Rented from
Housing
Association
There is a minor issue with affordable housing supply, with
1.3% of the Eccles’ CCA total population living in
unaffordable accommodation.
Eccles
Rented from
Local Authority
ntroduction
Ow ner
Occupied
A key element of the Housing Market Demand Study was to
ascertain current and future demand for properties across the city,
and more specifically according to area, tenure and house type and
size. Analysing demand for accommodation based on household
flows and emerging demand from those households likely to move
over the next 5 years resulted in an assessment that there will be a
reduction in the demand for rented accommodation from Local
Authority and Registered Social Landlords, but there is predicted to
Understanding local housing markets IN Salford
-600
-400
-200
0
200
400
Number of Properties
Source: HMDS Table 26b-Household flow projections for 2001- 2006
50
Eccles Area






The graph highlights the need for owner-occupied properties,
with demand for 270 additional units over the next 5 years,
either through new-build or better use of current void properties.
There is also a demand for additional privately rented properties
Additionally, there is a projected decrease in demand for
properties to be rented from a registered social landlord or
housing association.
The research suggests a decrease in demand for houses
owned by the local authority, perhaps because people aspire to
own their property rather than rent from a landlord – which
corresponds to the rise in projected demand for owner-occupied
properties.
Also implied is a fall in demand for properties with shared
ownership.



The graph demonstrates a projected increase in demand for
properties with two, three and four bedrooms within the Eccles
area.
The demand increase is particularly noticeable for three and
four bedroomed properties.
A fall in demand for properties with one bedroom, and
particularly bedsits is expected over the coming years.
Similarly, diminished demand is expected for properties with
more than four bedrooms
Housing Requirements by Property Type


Housing Requirements by Property Size
Fig 38 Eccles – Projected Demand by Property Size
The research mainly suggests a rise in demand for semidetached and detached properties.
It is suggested that demand for terraced housing will diminish
over the coming years, perhaps as peoples aspirations change
towards more spacious properties with more facilities such as
parking and larger gardens.
Number of bedrooms
None
More than four
Four
Eccles
Three
Two
One
-500
-400
-300
-200
-100
0
100
Projected Demand (no. of properties)
Source: HMDS Table 26c
Understanding local housing markets IN Salford
51
Eccles Area
Fig 39 Eccles - Projected Demand by Property Type
Affordable Housing Supply
Table 40 Location and tenure of households living in
unaffordable accommodation
Caravan/ mobile home
Maisonette
Area
Property Type
Bedsit
Abv GF Flat
Bungalow
Terraced
Semi-det
Detached
-400
-300
-200
-100
0
100
200
Projected demand (no. of households)
Source: HMDS Table 26d
What are the implications of the suggested future housing
requirements?
The future housing requirements identified by the study are
aspirational and need to be tested. This information then
needs to feed directly into and influence the Council’s
planning and draft U.D.P. proposals. (SHAHLA Z to progress)
Source: HMDS 27e – Characteristics of households living in unaffordable
accommodation


It is apparent that Eccles has a minor issue with the supply
of affordable housing, with 1.3% of households living in
unaffordable accommodation.
It has been suggested that the majority of those households
are owner-occupied.
The Housing Market Renewal Pathfinder activities will affect
the level of housing need (requirements) within Central Salford
and West Salford. Research is currently being undertaken to
identify these impacts. The outcome of this research will
provide a better assessment of future housing need
(requirements).
Understanding local housing markets IN Salford
%
Broughton
and
Blackfriars
110
9.8
1.4
Claremont, Weaste and
Seedley
29
2.6
0.3
Eccles
208
18.5
1.3
Irlam and Cadishead
70
6.2
0.9
Kersal, Pendleton and
Charlestown
248
22.1
2.6
Ordsall and Langworthy
74
6.6
1.1
Swinton
169
15.1
1.0
Walkden
and
Little
Hulton
172
15.3
1.1
Worsley and Boothstown 42
3.7
0.7
Base: 1,241 Households within unaffordable accommodation
Eccles
Gnd Flr Flat
Frequency
As % of
households
in area
52
Eccles Area
5. Projected Requirements
Private stock
 Do you feel that the private stock in Eccles CCA is of good
quality?
 Do you feel that quality and condition is linked to a particular
tenure type or stock type or just to the age of properties?
The draft report should provide key information relating to factors
that we think influence the local housing market in the Eccles CCA.
Before we complete the final chapter and start to look at developing
local solutions to local housing issues in the Eccles CCA we would
like you to take time to read the document and pass any comments
on our findings back to us. We are particularly interested in your
view of the reasons behind some of our findings.



Social Rented Stock
 Do you think changes need to be made to the way social rented
stock is managed and invested in?
Housing market change
 Do you think the rising house prices indicate a stable housing
market in Eccles CCA?
 Our findings indicate that there are differences in the average
house prices between the Eccles, Barton and Winton wards.
What does this finding suggest to you?
Can you test some of our assumptions and indicate other areas
of research that might be needed?
Answer any questions you have a view on or comment as you
think is appropriate.
We have suggested a few questions below for you to consider.
Points for thought and discussion
Recent achievements
 There have been significant achievements in the area recently,
but do you think these match up to the aspirations of residents
and are appropriate to the city?
 Do you think there is the need or demand for the number of
apartment developments in the area or are the current
developments predominantly investor led?
Geography
 There has been a modest increase in population across Eccles
Community Committee Area – why do you think this is?
 How strong do you think the differing performances of high
schools will affect the housing markets in that area?
 How much of an impact on housing markets do you think crime
and perceptions of crime have?
 Our findings suggest that juvenile nuisance is higher in the
Barton and Winton Wards – do you think this is impacting on the
housing market in these areas?
Potential sites
 What is your view on the opportunities for new development in
Eccles CCA?
Housing need
 Are you aware of any specific groups with a housing need in the
Eccles CCA?
 Do you think the increases or decreases suggested by the
needs assessment are reflective of the actual housing market?
Housing stock
 Do you feel that there is a tenure imbalance in certain wards?
 Does this suggest limited residential choice or affordability
issues in certain areas?
 How do you think the Council should try and influence the
market in this area to change the balance of tenure?
Understanding local housing markets IN Salford
Are there any other particular issues / areas of research that
the Council need to address and is missing from the
summary?
53
Eccles Area
I would be grateful if you could return all comments in the format of
choice to:
Christine Lamb
Housing Strategy Officer,
Strategy & Regeneration Division,
Chief Executive Directorate,
Salford City Council,
Crompton House, 100 Chorley Road,
Salford. M27 6ES
Email: Christine.lamb@salford.gov.uk
Telephone: 0161 922 8729 Fax: 0161 793 3736
Can I thank you in anticipation of your assistance in this matter.
Shahla Zandi
Principal Officer Housing Strategy & Planning
Understanding local housing markets IN Salford
54
Eccles Area