Part 1
ITEM NO.
REPORT OF THE HEAD OF HOUSING SERVICES
To the Lead Member for Housing Services
On: 18th May 2006
TITLE: Housing Market Assessment for Little Hulton & Walkden
RECOMMENDATIONS: That the Lead Member:
1. Notes the content of the report
2. Approves the publication of the main report
EXECUTIVE SUMMARY:
Housing Strategy 2004/2006 identified the requirement to produce local housing
market assessments for neighbourhoods in Central Salford covering the Housing
Market Renewal Pathfinder area, and West Salford. The main purpose of these
assessments is to identify the key influences, and the drivers of housing market
change at neighbourhood level, to increase an understanding of the dynamics of the
housing market in Salford and to inform strategy and policy development within the
city.
The Housing Market Assessments would enable the access to the evidence base
needed to create the mixed communities and the inclusion of affordable housing in
new developments as required by the objectives set out in the draft (Planning Policy
Statement 3) PPS3. These assessments are required to guide investment at both
citywide and neighbourhood level and help target action to the most appropriate
areas of the city. These would also support the future private sector housing policy,
and the Neighbourhood Management process, and Neighbourhood Renewal Areas.
In response to these requirements, we have produced two pilot housing market
assessments, Broughton in Housing Market Pathfinder area (Central Salford) and
Little Hulton & Walkden in West Salford. A Local Housing Market Issues paper would
analyse the citywide key housing issues focusing on Central & West Salford
respectively.
These assessments would form the evidence base of our next
housing strategy 2007-2010.
The local housing market report for Little Hulton & Walkden was published in May
2005. The key findings and implications of the report together with more in depth
analysis of more up-to-date primary data, and their spatial representation through
GIS have formed the basis of this Housing Market Assessment for Little Hulton
Community Committee Area covering Little Hulton, Walkden South, and Walkden
North wards.
1
Consultation with stakeholders and residents has been an integral part of the
process. A consultation plan has been developed to ensure the stakeholders’
involvement throughout the process. Little Hulton & Walkden Stakeholders Group
made up of RSL representatives, Estate Agents, residents and NPHL have
contributed to the report, and also consulted on the assessment.
A draft assessment for Little Hulton & Walkden has been developed, and covers the
Little Hulton, Walkden North, and Walkden South Wards. The assessment has
provided key information on factors that influence the Housing Market in Little Hulton
& Walkden Community Committee Area, and has analysed the housing demand and
supply in the area, and identified housing market typologies for each ward within the
community committee area. The key findings of the assessment are summarised
below.
BACKGROUND DOCUMENTS:
Understanding change – housing markets IN Salford
Housing Market Demand study- Northern Housing Consortium October 2003
Local Housing market for Little Hulton & Walkden May 2005
Census 2001 – Office for National Statistics
ASSESSMENT OF RISK:
Low
THE SOURCE OF FUNDING IS:
It is proposed to use the Housing Strategy Marketing Budget to produce the report
professionally
LEGAL ADVICE OBTAINED: Not Applicable
FINANCIAL ADVICE OBTAINED: Not Applicable
CONTACT OFFICER:
Shahla Zandi. Shahla.Zandi@Salford. gov.uk Tel: 0161-9228774
WARD (S) TO WHICH REPORT RELATES: Little Hulton, Walkden North, and
Walkden South wards
KEY COUNCIL POLICIES:
Making Future Happen in Salford – Housing Strategy 2004- 2006
Regenerating a great City - Salford’s Neighbourhood Renewal Strategy 2002
LINKS TO PARTNERS IN SALFORD THEMES:
A city that’s good to live in
2
LINKS TO CABINET PRIORITIES AND PLEDGES:
Housing Regeneration
LINKS TO HOUSING STRATEGY PRIORITIES:
Enable independent living in all our communities
Provide a greater choice of home, and of housing services
Bring all homes to decent standard
Ensure equal access to homes and housing services
LINKS TO PERFORMANCE:
The report would provide some information related to the performance indicators
below:
BVPI 62 the proportion of unfit private sector dwellings made fit or demolished as a
direct result of action by the local authority
BVPI 64 Number of private sector vacant dwellings that are returned into occupation
BVPI 106 Percentage of new homes build on previously developed land
EQUALITY IMPACT ASSESSMENT:
A stakeholder group has been set up to ensure the equality implications of the
Housing Market Assessment in Little Hulton and Walkden. Information related to
different BME groups, disabled, young people, and older people have been collected.
DETAILS
1. Background
1.1
Housing Strategy 2004/2006 identified the requirement to produce local
housing market assessments for neighbourhoods in Central Salford covering the
Housing Market Renewal Pathfinder area, and West Salford. The main purpose of
these assessments is to identify the key influences, and the drivers of housing
market change at neighbourhood level, to increase an understanding of the dynamics
of the housing market in Salford and to inform strategy and policy development within
the city.
1.2
The Housing Market Assessments would enable the access to the evidence
base needed to create the mixed communities and the inclusion of affordable
housing in new developments as required by the objectives set out in the draft
(Planning Policy Statement 3) PPS3. These assessments are required to guide
investment at both citywide and neighbourhood level and help target action to the
most appropriate areas of the city. These would also support the future private
sector housing policy, and the Neighbourhood Management process, and
Neighbourhood Renewal Areas.
3
1.3
In response to these requirements, we have produced two pilot housing
market assessments for Broughton in Housing Market Pathfinder area (Central
Salford) and for Little Hulton & Walkden in West Salford. A Local Housing Market
Issues paper would analyse the citywide key housing issues focusing on Central &
West Salford respectively. These assessments would form the evidence base for
our next housing strategy 2007-2010.
1.4
The local housing market report for Little Hulton & Walkden was published in
May 2005. The key findings and implications of the report together with more in depth
analysis of more up-to-date primary data, and their spatial representation through
GIS have formed the basis of this Housing Market Assessment for Little Hulton
Community Committee Area covering Little Hulton, Walkden South, and Walkden
North.
1.5
Consultation with stakeholders and residents has been an integral part of the
process. A consultation plan has been developed to ensure the stakeholders’
involvement throughout the process. Little Hulton & Walkden Stakeholders Group is
made up of RSL representatives, Estate Agents, residents and NPHL have
contributed to the assessment.
1.6
A draft assessment for Little Hulton & Walkden has been developed, and
covers the Little Hulton, Walkden North, and Walkden South Wards. The
Assessment has provided key information on factors that influence the Housing
Market in Little Hulton & Walkden Community Committee Area, has analysed the
housing demand and supply in the area, and identified housing market typologies for
each ward within the community committee area. The key findings of the assessment
are summarised below.
2. Key findings and implications arising from the Housing Market
Assessment for Little Hulton & Walkden
2.1
Key Implications – Housing Demand
2.1.1

Little Hulton Ward
The significant decline in population over the ten-year study period is a
possible indication that overall demand for housing has declined between
1991 and 2001. In addition the high proportion of single person households
within Little Hulton supports further the perceived demand for affordable
housing, potentially flats or small family dwellings.
2.1.2

Walkden South Ward
The significant increase in population in this ward indicates a higher ‘stock’ of
households or those who are seeking housing and thus demand is increasing.

2.1.3


There is a high level of demand for property in Walkden South from outside
the ward. These together with higher levels of right to buy sales, again
indicating healthy levels of demand in the housing market.
Walkden North Ward
The relatively stagnant population between 1991 and 2001 indicates that
demand has remained consistent over this period.
Walkden North has high proportions of single person and also single parent
households, again giving an indication of demand for affordable housing and
perhaps for smaller properties.
4

Walkden North is suffering from low levels of mean household income, high
levels of economically inactive and unemployed residents. This gives an
indication for high demand in the social and private rented sector rather than
for privately owned dwellings.
2.2 Key Implications – Housing Supply
2.2.1 Little Hulton Ward
 This ward also has the lowest occurrence of owner occupied dwellings and it
remains significantly lower that that of the Salford and England and Wales
average.

The net reduction of nearly 400 properties in 2004 – 2005 (Resland Survey)
indicates reduced supply in the housing market.

In summary, housing market supply in Little Hulton ward is unbalanced and
disproportionately weighted to terraced property and Local Authority and
social rented tenures.
2.2.2

Walkden South Ward
Detached and semi detached are the predominant properties accounting for
nearly three quarters of the stock. In addition there are a higher proportion of
newer dwelling constructed post 1985 at over twice the rate of the other two
wards within the CCA.

In respect of tenure type, owner occupation is very high in the Walkden South
ward, exceeding all wards within CCA, Salford Citywide and the England and
Wales average.
2.2.3

Walkden North Ward
Walkden North stock profile is predominantly is terraced dwellings and an
older housing stock. Significantly a higher proportion of owner occupied
properties exists in comparison with Little Hulton ward, although still below
that of Walkden South and the citywide picture.
3.0
Conclusions and Housing Market Typologies
3.1

Little Hulton Ward
In terms of the current property prices and the growth in property prices over
the study period 2000-2004, the Little Hulton Ward remains below that of the
other wards within the CCA, the City, and the North West Region.

Importantly, whilst the current mix of tenure and property types meets current
demand i.e. the demand for affordable privately owned housing and high
levels of social housing, this mix does not allow for future improvements in
housing market health through the provision of housing for the economically
active and providing a mix of tenure. Thus the current supply does not offer
an improvement in market health.

The scoring system indicated that the Little Hulton Ward housing market
suffered from ‘medium demand’ and ‘high turnover’ resulting in a ‘Unstable’
market typology. This typology definition indicates an ‘Unstable’ market is
comprised of high turnover areas and turbulence due to high residential
mobility. Interestingly, the ‘unstable’ typology indicates that this type of
5
housing market ‘requires further data analysis in order discern the rudiments
of market change’.
3.2




3.3

Walkden South Ward
The Walkden South ward housing market is the most stable and affluent
within the Community Committee Area and this is reflected by the increase in
house prices over the period 2000 - 2004. It has also amongst the highest
performing markets throughout both West Salford and also on a citywide
basis.
Strong socio economic conditions coupled with an increase in population
have resulted in high levels of demand for owner occupied tenure of semi and
detached property type. Supply has met this demand adequately.
Importantly however, Walkden South was the only ward within the CCA that
showed a decrease in house sales perhaps indicating market stabilisation but
also an affordability issue in this area.
In respect to market typologies, the scoring system showed ‘high’ demand
and ‘low’ turnover for the Walkden South ward. Thus the resulting matrix
indicated a ‘self-sustaining’ typology. Interestingly, the definition of this
typology includes ‘could intensify affordability problems’.
Walkden North Ward
In spite of increases in house prices between 2000 and 2004 at a rate similar
to the Salford average, actual property prices remain relatively low on a
citywide and North West basis.

This ward suffers from poor socio economic conditions and an imbalance in
property type. However, market ‘health’ in Walkden North may be slightly
more positive due to higher levels of owner occupied properties and also a
more stable population over the study period.

The scoring system labelled Walkden North as a market of ‘Medium’ turnover
and ‘Medium’ demand, resulting in a market typology of ‘Stable’. The stable
market is defined as a ‘mid point in classification, with sufficient turnover and
sustainable demand.’
3.0
A full copy of the assessment is attached in Appendix 1
3.1
The assessment, and the above information, and the key issues paper will
provide the evidence base for development of our new housing strategy for
2007-2010.
4.0
Production and distribution of the Housing Market Assessment
4.1
The assessment will be produced in a PDF document on Internet.
4.2
It is proposed that a summary leaflet be produced for further consultation and
distribution within the community.
5.0
Recommendations
5.1
The Lead Member is recommended to:
1. Note the content of the assessment.
2. Approves the publication of the main report and a summary leaflet for
consultation.
6