Final Version – April 2012
Housing Strategy Statement
2012 -2015
Final
April 2012
1
Final Version – April 2012
Contents
Page
Glossary
3
Foreword
6
Introduction
7
1.
Progress and Achievements
9
2.
National Context
10
3.
Local Context
14
4.
Strategic Housing Aims 2012-2015
17
5.
Action Plan
33
6.
Monitoring & Evaluation
34
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GLOSSARY
Affordable housing includes social rented, affordable rent and intermediate
housing, provided to specified eligible households whose needs are not met by the
market. Affordable housing should:

meet the needs of eligible households including availability at a cost low
enough for them to afford, determined with regard to local incomes and local
house prices; and

include provisions for:
(i) the home to be retained for future eligible households; or
(ii) if these restrictions are lifted, for any subsidy to be recycled for alternative
affordable housing provision.
Choice based lettings are lettings policies that enable households to exercise
greater control in deciding where they wish to live. Available properties are
advertised weekly and eligible households can then “bid” for them.
Disabled Facilities Grant
A means tested grant paid to the owner of a property to enable it to be adapted for a
disabled person.
Rural Exception Site
A site in a rural settlement which is developed for affordable housing where there is a
normal presumption against housing development.
Fuel poverty
A household which needs to spend more than 10% of its income on all fuel use in
order to comfortably heat their home would be said to be suffering fuel poverty.
Home Improvement Agencies (HIAs)
Not-for-profit organisations who help homeowners and private sector tenants who are
older, disabled or on low income to repair, improve, maintain or adapt their homes,
enabling clients to remain in their own home, safe, secure, warm and independent.
Homebuy Low cost home ownership scheme designed to help tenants
of RSLs and local authorities, and others in priority need buy a suitable home on the
open market.
Housing Association(HA)
See Registered Provider (RP)
Homes and Communities Agency (HCA)
A public body, sponsored by Communities and Local Government (CLG) whose role
is to register, regulate and fund Registered Providers (RPs) in England.
Housing Health and Safety Rating System (HHSRS)
The HHSRS has replaced the old “Fitness standard” and established minimum
legally enforceable condition standards for all housing.
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Housing Market Assessment
A study into the long-term housing demand, supply and needs of a market area. A
market area can be defined, in simple terms, as the geographic area within which the
majority of households move.
Large Scale Voluntary Transfer(LSVT)
A registered provider, which has received a wholesale transfer of housing stock from
a local authority. Also used to describe the process of transferring large-scale
housing stock to an RP.
Lifetime homes
Lifetime homes have sixteen design features that ensure a new house or flat will
meet the needs of most households with an emphasis on accessibility and design
features to make homes flexible enough to meet changing requirements.
Low cost home ownership (LCHO)
A general term covering shared ownership schemes, Voluntary Purchase Grant
(VPG), Right to Acquire (RTA) and the Homebuy scheme.
Market rents
Rents charged by private landlords.
National Housing Federation (NHF)
The trade body of housing associations, working with and in support of members and
other partners to promote the values and strategic interests of the social housing
sector.
New Homes Bonus
Grant from central government based on the number of new homes built in the area
each year together with any reduction I the number of empty properties. The grant is
intended as an incentive for communities to be more willing to accept housing
development
Planning policy statements
Issued by central Government to replace the existing Planning Policy Guidance
Notes, in order to provide greater clarity and to remove from national policy advice on
practical implementation, which is better expressed as guidance rather than policy.
Registered social landlord (RSL)
term introduced by the 1996 Housing Act applying to all housing associations or not
for profit companies registered with the Homes & Community Agency to provide
social housing. Only such organisations were eligible to receive social housing grant.
Now more commonly know as registered providers (RPs)
Registered provider
Any organisation, including private developers, registered with the Homes &
Community Agency to provide affordable homes. This term has replaced RSLs
(above).
Regulatory Reform (Housing Assistance) Order 2002
Order giving new powers to local authorities regarding the provision of private sector
renewal assistance.
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Right to buy (RTB)
Policy that enables local authority and registered provider tenants to buy their homes
at a discounted price.
Rural housing enablers
rural enablers work with rural communities, local authority housing and planning
officers, landowners, developers and Registered Social Landlords (RSLs) to facilitate
and increase the supply of affordable housing in rural areas.
Section 106 agreement (S106)
A legally binding agreement under section 106 of the Town and Country Planning Act
1990, rather than a condition of planning permission, that secures facilities or aspects
of a development.
Supported housing
Schemes for particular client groups requiring additional management support or
care, for example, people with learning difficulties, young at risk, frail older, people
with mental health problems, etc. Previously referred to as special needs housing.
Supporting People
General term used to cover the programme of reform of funding support services for
vulnerable people to improve their quality of life and independence, providing people
with housing related support services to remain independent or gain independence in
their own home. Existing funding streams for support services have been brought
together and placed into a specific grant paid by central Government, administered
by local authorities in partnership with NHS bodies and probation services.
Sustainability
the most widely used definition of sustainable development, is the ‘Brundtland’
definition, which refers to ‘development that meets the needs of the present without
compromising the ability of future generations to meet their own needs’.
Sustainable communities
Sustainable communities are places where people want to live work and relax. They
are inclusive, safe and are of the right size, scale and density to support a vibrant
range of social, economic and cultural uses. They have well designed interconnected streets, parks and other public space. Local people should feel engaged
and able to influence the planning, design and long-term stewardship of their
community.
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Foreword
I am delighted to introduce North Dorset District Council’s Housing Strategy
Statement 2012-2015. The Strategy has been developed in partnership with many
agencies and draws upon a range of current programmes and initiatives seeking to
improve the quality of people’s lives in North Dorset. It will play a key role in shaping
North Dorset’s future.
The Council provides strategic leadership to help bring together various local
agencies and groups in order to respond to and address local problems and
challenges in a co-ordinated way. It has to consider what should happen to ensure
that our district has a viable economic future; how to adapt to demographic shifts; to
assess and mitigate the impact of climate change on our locality; to help turn
offenders away from crime; and to build a cohesive community.
The Council’s Housing Strategy Statement is intended as a lever for economic and
social change in many areas, reflecting a shift towards ensuring local housing
markets meet local demands, rather than a narrower focus on directly providing
social housing. This strategic housing role is at the heart of achieving the social,
economic and environmental objectives that shape a community.
Councillor Graham Carr-Jones
Portfolio Holder (Housing)
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Introduction
North Dorset District Council has placed its strategic housing role at the forefront of
its activities. Recognizing the crucial role that the right mix of housing plays in
delivering sustainable communities the Council has, for many years, invested
significant time and resources in addressing housing problems and meeting housing
needs.
The Council’s Housing Strategy 2012-2015 has been developed with partners in the
context of national, and local policies and priorities. Key government programmes
that inform the Strategy include:

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
Increasing the number of homes available to buy and rent, including
affordable housing;
Protecting the vulnerable and disadvantaged by tackling homelessness and
supporting people to stay in their own homes;
Making sure that homes are of high quality and sustainable.
The Strategy seeks to make a contribution to the implementation of these policies
and to the wider agendas of improving health and well-being and tackling poverty
and social exclusion.
Implementation of the Strategy will depend not only on the Council’s own activities
and interventions, but on partnership working. The Strategy is aligned with the
Council’s Economic Development Strategy and emerging Core Strategy for planning.
Increasing the number of homes available to buy and rent, including affordable
housing
The Council uses its housing enabling and planning powers effectively to facilitate
sustainable economic growth and to deliver appropriate housing schemes in its
market towns and rural villages. It works closely with developers on market housing
schemes, and the Homes and Communities Agency and partner housing providers to
secure funding for new affordable homes. It also seeks to maximise use of the
existing stock to meet housing need.
Protecting the vulnerable and disadvantaged by tackling homelessness and
supporting people to stay in their own homes
The housing requirements of North Dorset households are diverse. The Council seeks to
meet the requirements of older residents through adaptations and improvements to their
homes, through new specialised housing such as extra care housing and through advice
and information services provided by both the Council and by its Home Improvement
Agency. In order to ensure that it meets the needs of its black and minority ethnic
households the Council jointly commissioned a special survey to support the wider
Housing Needs Survey completed in 2008. Disabled people are assisted by advice or
grants to make sure their particular housing requirements are met. The Dorset-wide
Young People’s Housing Strategy is addressing the specific housing issues of the
District’s young people. Together with other Dorset authorities the Council commissioned
consultants to produce a Development Plan Document to address the housing needs of
our gypsy and traveller communities.
Making sure that homes are of high quality and sustainable
Poor quality housing has an adverse impact upon health, educational and
employment opportunities and general social cohesion. The Council provides
advice, information and financial support to help improve housing conditions. It also
deploys its regulatory and enforcement powers where necessary to make sure
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homes are safe and secure. The Council is determined to make a significant
contribution to tackling climate change by helping to reduce domestic carbon
emissions.
Working in partnership
In recognition that housing markets are not confined within administrative boundaries
or economic sectors, the Council works with a variety of public, private and voluntary
partners across the county of Dorset and the Bournemouth, Poole and Dorset subregion to deliver its housing objectives.
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1. Progress and Achievements
Over the past five years the Council has made significant inroads into tackling
housing problems in the district:

it has completed a Housing Needs Survey and House Condition Survey to
provide the evidence base for its housing and planning policies and
procedures. Twenty-five surveys of housing needs in rural villages have also
been completed;

through positive action the Council has bought 43 empty properties back into
use in the last 5 years;

it has enabled the provision of three hundred and forty-two new affordable
homes (funded by £20m housing capital grant from the Homes and
Communities Agency) in the district during the period 2005/6 to 2010/11
including a number of schemes in small villages;

in partnership with Dorset County Council and Synergy Housing Group the
Council enabled the provision of a state of the art scheme of 40 brand new
flats in Blandford for frail elderly people;

the Council has secured a development pipeline which will build over 400 new
affordable homes in the district over the next five years;

we have reduced the number of households on the Housing Register from
1,859 in 2006 to 1,059 in 2011 and the number of homeless households in
temporary accommodation at any one time to single figures;

a landlord forum and landlord accreditation scheme are now in place to
support the contribution of the private rented sector;

the Council was successful in a bid to the Homes and Communities Agency
for £956,856 to provide a new site for travellers who would otherwise be
forced to live on unauthorised encampments;

the Council has replaced its points-based system for allocation of affordable
housing with a new choice-based lettings scheme.
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2. National Context, Policies and Priorities
The Government is introducing significant changes across a range of housing-related
policy areas such as planning, welfare, investment, regulation and tenure. It is
difficult, at the moment, to anticipate the outcomes of the various reforms which may
take eighteen months and longer to become fully clear. However, it would appear
that the Council’s new allocation policy is broadly in line with the Government’s
direction of travel.
2.1 The Localism Act 2011
The Localism Act 2011 introduces reforms that seek to enable decisions about
housing to be made at a local level. The Government believes that in the past rules
have been too rigidly set by central government, so that councils found it hard to
meet local needs.
The Waiting List
Under the current system almost anyone can apply to live in social housing. As social
housing is in great demand and priority is rightly given to those most in need, many
applicants have no realistic prospect of ever renting a social home. The Government
believes that these arrangements raise false expectations and large waiting lists. The
Act gives local authorities greater freedom to set their own policies about who
qualifies to go on the waiting list for social housing in their area. The National
Housing Strategy (see below) announced that guidance will be issued to local
authorities to make it clear that social housing should not be allocated to people who
do not have an immediate need. This means that Councils are now able, if they wish,
to prevent people who have no immediate need of social housing from joining the
Waiting List. Authorities are still obliged to ensure that social homes go to the
most vulnerable in society and those who need them most.
Security of Tenure
Historically social landlords have been normally only able to grant secure tenancies.
Sometimes this has meant that people were able to rent a social home at a moment
of crisis in their life, and then continue to live there long after any need for it has
passed. Governments have always protected the security and rights of existing
social housing tenants, including when they move to another social rented home.
However, provisions in the Localism Act allow for more flexible arrangements for
people entering social housing in the future. Social landlords will now be able to
grant tenancies for a fixed length of time. The minimum length of tenancy will be
two years in exceptional circumstances with five years or more being the norm.
There is no upper limit on the length of tenancy. More flexible tenancies will allow
social landlords to manage their social homes more effectively and fairly, and
deliver better results for local communities. The Council has a new duty to produce a
Tenancy Strategy setting out its expectations of its partner landlords with regard to
their tenancy policies.
Reform of homelessness legislation
Councils have a duty to house people who are eligible, in priority need and
unintentionally homeless; and this duty will remain in place. Central Government will
also continue to fund support and advice to prevent homelessness and rough
sleeping. Under the previous rules, people who became homeless were able to
refuse offers of accommodation in the private rented sector until a long- term social
home became available. This meant that in some circumstances people in acute, but
short-term housing need, acquired a social home for life, although they may not have
needed one, while other people who needed a social home in the longer term were
left waiting. The Localism Act lets local authorities meet their homelessness duty by
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offering good quality private rented homes. This option could provide an appropriate
solution for people experiencing a homelessness crisis, at the same time as freeing
up social homes for people in need on the waiting list.
National home swap scheme
There are lots of reasons why people move house; to take up a new job, to be nearer
to family members who need care, to give a young family more space to grow or to
find a smaller, more manageable home in later life. Evidence suggests, however, that
it is less straightforward for people who live in social housing to move than for other
people. Fewer than one in twenty households move within the social housing sector
each year, for example, compared to almost one in four private renters. The Localism
Act paves the way for a national home swap scheme. This will enable people who
would like to swap their social home to access details of all other tenants who may
be a suitable match. This has the potential to enable social tenants to find a home
that better meets their needs and to exercise greater control over their lives.
Reform of social housing regulation
The Act reforms the way that social housing is regulated. The Act provides social
tenants with stronger tools to hold their landlords to account. Landlords will be
expected to support tenant panels - or similar bodies - in order to give tenants the
opportunity to carefully examine the services being offered. The Act also abolishes
the Tenant Services Authority and transfers its remaining functions to the Homes and
Communities Agency.
2.2 A Housing Strategy for England
On 21st November 2011 the Government published Laying the Foundations: A
Housing Strategy for England. The Strategy had two main aims – to help to kick start
the stagnant economy and create jobs, and to increase social mobility and
opportunity. The method of achieving this is promoting an expansion of homeownership, reducing the role of social housing to that of welfare housing and an
increasing role for the private rented sector. The Strategy presents existing housing
policies on:
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
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increasing the supply of housing
reforming social housing
the private rented sector
empty homes
housing-related support
sustainability, quality and design
Proposals for interventions and new approaches include the following:

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A mortgage indemnity scheme for purchase of new-build homes
Additional support for locally-led large scale developments
Public sector land release
Provision of development finance for stalled sites
Additional support for self-build housing
Reinvigorating the Right to Buy through higher discounts
Guidance on the allocation of social housing
Support for investment in new private rented sector homes
Additional finance to tackle empty homes
Improvement of housing options for older people
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2.3 Planning Reforms
The Government’s new National Planning Policy Framework is intended to bring
together Planning Policy Statements, Planning Policy Guidance Notes and some
Circulars into a single consolidated document. The Localism Act 2011 seeks to give
communities more control over new housing including the introduction of
“neighbourhood planning”, the Community Right to Build and the revocation of
regional strategies and top down planning targets
Neighbourhood planning will allow communities, both residents, employees and
business, to come together through a local parish council or neighbourhood
forum and say where they think new houses, businesses and shops should go –
and what they should look like. Local communities will be able to use
neighbourhood planning to grant full or outline planning permission in areas
where they most want to see new homes and businesses. Provided a
neighbourhood development plan or order is in line with national planning policy,
with the strategic vision for the wider area set by the local authority, and with
other legal requirements, local people will be able to vote on it in a referendum. If
the plan is approved by a majority of those who vote, then the local authority will
bring it into force. Local planning authorities will be required to provide technical
advice and support as neighbourhoods draw up their proposals. The Government
is funding sources of help and advice for communities.
As part of neighbourhood planning, the Act gives groups of local people the power to
deliver the development that their local community wants. A community organisation
will be able to bring forward development proposals which, providing they meet
minimum criteria and can demonstrate local support through a referendum, will be
able to go ahead without requiring a separate traditional planning application. The
benefits of the development, such as new affordable housing or profits made from
letting the homes, will stay within the community, and be managed for the benefit of
the community. The Government will also fund sources of help and advice for
communities who want to bring forward development under the community right to
build.
To further strengthen the role of local communities in planning, the Act introduces a
new requirement for developers to consult local communities before submitting
planning applications for certain developments. This gives local people a chance to
comment when there is still genuine scope to make changes to proposals.
2.4 Housing Benefit Reforms
In his Budget statement in June 2010, the Chancellor declared that spending on
housing benefit was out of control and announced a package of cuts to reduce the
bill by £1.8 billion a year by the end of the parliament, or 7% of the total budget.
From January 2012 single people up to the age of 35 years (rather than the current
25 years) in the private rented sector will be restricted to claiming the rate for a
single room in a shared house. There are also proposals to cut the housing benefit of
working-age social housing tenants considered to be under-occupying their homes
under new size criteria. A consultation is also underway into housing benefit for
supported accommodation. The introduction of the new affordable rent product
combined with reductions in housing benefit entitlement may cause affordability
problems in more expensive areas in the future.
2.5 Supporting People
Nationally the Supporting People programme provides housing related support
services to over 1.2 million vulnerable people. Research for Communities and Local
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Government1 found that an investment of £1.6 billion in the supporting people
programme delivers £3.41 billion net financial benefits through reduced costs in
homelessness, health services, tenancy failure, crime and residential care. In Dorset
it funds services to about 6,500 people at a cost of around £9.4million. Using the
same research methodology it has been demonstrated that Dorset’s Supporting
People investment delivers £20.1 million savings to other public services.
Two of the Government’s key housing objectives are:


Improving the flexibility of social housing (increasing mobility and choice);
Protecting the vulnerable and disadvantaged by tackling homelessness and
supporting people to stay in their own homes;
The draft Dorset Supported Housing Strategy 2012-2015 is designed to support
those national objectives at the same time as meeting specific local needs.
The “Meeting Future Challenges” programme was agreed by Dorset County Council
in February 2011 as a response to the funding reductions resulting from the Local
Government Finance Settlement in December 2010. The total savings required by
the council between 2011/12 and 2013/14 are currently estimated at £57.6m with
£31.1m to be achieved in 2011/12. In response to this severe budget deficit, Dorset
County Council Cabinet decided that savings of £1.9m must be found from the
Supporting People expenditure by 2013/14. This will reduce the core budget to £7.5
million. The team is working with the client group based multi-agency Housing and
Support Strategy Groups to identify ways of remodelling services with the aim of
minimising any negative impacts on service users and achieving the best possible
pattern of services with the reduced funding available.
2.6 Crime and disorder and anti-social behaviour
Through its housing strategy the Council contributes towards the Government’s
national crime reduction strategy by improving the safety and security of older and
vulnerable people through home improvements delivered by its home improvement
agency, and by ensuring that the design of all new housing developments takes into
account crime and disorder reduction.
1
Research into the Financial Benefits of the Supporting People Programme, 2009, Capgemini
Ukplc for CLG, 2009
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3. Local Context
North Dorset has an attractive natural environment. A large part of its 235 square
miles is designated an Area of Outstanding Natural Beauty. Two AONBs cover
different parts of the District. The Cranborne Chase & West Wiltshire Downs AONB
covers an area to the east of Blandford whilst the chalk ridge to the south west of the
town makes up part of the Dorset AONB.
The settlement pattern for North Dorset constitutes a network of small villages
supported by market towns. The major settlements range from the valley towns of
Blandford Forum, Sturminster Newton and Gillingham to the hilltop settlement of
Shaftesbury which dominates the upper Blackmore Vale. The Blandford area, with a
population of 9,190 is the principal urban area in the District but Gillingham in the
north now has a population 10,890.
Around 48% of North Dorset's population live in the towns and this figure very much
emphasises the distinctly rural nature of the district. The towns do, however, play a
critical role in meeting the needs of the population. They provide jobs, shops and a
range of educational, health, leisure, administrative and other facilities. Population
density in North Dorset is the second lowest in the County with just over 1 person per
hectare. This is significantly lower than the national average of 3.5 people per
hectare.
North Dorset has the youngest population in the County. The proportion of the
population aged 0-15 years is just under 20%, 2% higher than the County average
and equal to the national average. The proportion of people in North Dorset who are
aged 16-retirement age and over retirement age is more similar to the County
average than the National average. There is a significantly lower number of people in
the 18-35 age range than the national average. Despite the relative large number of
people aged 0-15 years, the retired population is still significantly larger than the
national average.
North Dorset has experienced the highest rate of population growth in the County.
Over the last 10 years, North Dorset’s population has increased by 15%, more than
double the county average (7%) and 5 times the national average (3%). There are
over 3,700 social homes in North Dorset (around 13% of the total number of homes).
The majority are owned by the Spectrum Housing Group.
The Housing Market
The average house price in North Dorset in 2010 was £253,745. The average lower
value house price was £161,059. The average income was £18,231 whilst the gross
annual income needed for a mortgage (75% at 3.5x) was £54,374. Thus the ratio of
house prices to incomes was 13.9, the 10th highest in the south-west. Second homes
account for 1.53% of the total housing stock.
The Council’s Corporate Plan
The Council’s Corporate Plan contains our shared vision for North Dorset … ‘where
thriving, balanced and environmentally responsible communities in our market towns
and surrounding villages build economic prosperity while safeguarding our unique
surroundings’. Meeting housing need is one of the Council’s corporate ‘ACE’
priorities –
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Access to Housing and Services
To improve access to services and provide affordable, sustainable and appropriate
housing.
Community
To build strong, inclusive and sustainable communities. We will use our community
leadership skills to influence and empower local people to deliver more services in
their communities. We will also support disadvantaged groups so that they are able
to become more involved and influence decision making by eliminating unlawful
discrimination, promoting equality of opportunity and fostering good relations.
Economy
To help to stimulate economic growth and support the recovery of the local economy.
With our community partners we will encourage the regeneration of our market towns
and support infrastructure for business enterprises and improve opportunities for Job
Clubs to help people into work.
To safeguard our built and natural environment now and for the future. We will
encourage sustainable development, support local action to reduce reuse and
recycle more waste and do our bit to tackle the effects of climate change.
North Dorset Community Strategy
Following wide consultation ‘Shaping our Future – the Sustainable Community
Strategy for Dorset 2007-2016’2 was adopted by the Dorset Strategic Partnership and
by North Dorset District Council in June 2007. The strategy builds on our shared
vision of "a living thriving Dorset where everyone has a part to play in creating a
better quality of life" and tackles major challenges now facing the county:
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affordable, sustainable and appropriate housing
developing Dorset's economy
improved access to services, employment and leisure
safeguarding Dorset's environment, now and for the future
an ageing population with a falling proportion of young people.
North Dorset Community Partnerships
North Dorset District Council has a commitment to a ‘bottom up’ approach to
community planning and a long-standing enthusiasm for partnerships as a way of
delivering local priorities. Local community partnerships (Sturquest, Three Rivers
Partnership, Shaftesbury and District Taskforce and DT11 Forum) are leading the
development and delivery of local community plans. These partnerships are made up
of town councils, parish councils, local organisations, businesses and individual
volunteers. The development of the town based partnerships is supported through
officer time and grant aid from the Council enabling the provision of community
development workers and administrative support employed by the voluntary
sector. A district wide executive group has been formed to bring together the key
strategic priorities from each of the partnerships and bring these to the attention of
delivery partners. CPEND (Community Partnerships Executive for North Dorset) is a
‘partnership of partnerships’ led and chaired by the partnership chairs. In January
2010 the Council won an award for the best community partnership in the UK.
Local community plans are influenced by parish plans. Forty-eight of North Dorset’s
seventy-four parishes have now published or are preparing a parish plan.
2
http://www.dorsetforyou.com/index.jsp?articleid=17275
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The Council is involved in community planning at two levels: across the county of
Dorset, and at the level of its own market towns and their associated parishes.
Community planning is used to inform the Council’s housing policies and priorities
from a local parish level through to a county-wide and sub-regional level.
Community-led planning
Community Led Planning (CLP) is a step-by-step process that enables every citizen to
participate in, and contribute to improving the social, economic, environmental and
cultural well-being of their local area. The latest iteration of community-led planning is
the proposed neighbourhood planning model introduced in the Localism Act.
Community-led planning is not only or even primarily concerned with affordable housing.
With the development of the big society and localism agendas it will be important that
housing issues are not dealt with outside of the community-led planning process but at
the same time the strategic housing function must not overwhelm the bottom –up
approach of local communities.
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4. North Dorset Strategic Housing Aims 2012 -2015
As a strategic housing authority the Council has three key housing aims for the next
3 years:

Increasing the number of homes available to buy and rent,
including affordable housing;

Protecting the vulnerable and disadvantaged by tackling
homelessness and supporting people to stay in their own
homes;

Making sure that homes are of high quality and sustainable.
Aim One: Increasing the number of homes available to buy and rent, including
affordable housing
The Current and Future Housing Needs of North Dorset
The Council has an up-to-date and accurate picture of its housing market and how
that market relates to the rest of Dorset and the wider area including Bournemouth
and Poole to the south and east, Wiltshire to the north and Somerset to the west. As
part of a wider Strategic Housing Market Assessment (SHMA) covering
Bournemouth, Poole and the rest of Dorset, the Council completed a Housing Needs
Survey (HNS) in January 2008. The SHMA was updated in 2011.
Strategic Housing Market Assessment Update 2011
Since the last SHMA in 2008 there have been three significant changes in the local
housing market area:
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a large increase in the private rented sector
a decrease in household movement
a decrease in property price
Other findings are:

Low vacancy rates, particularly in the public sector, are giving little opportunity
for houses to be brought back into use to meet housing needs.

The population of the housing market area has increased through in-migration
everywhere except in North Dorset.
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North Dorset has a comparatively high proportion of detached houses (33%)
and bungalows (19%).

The population of North Dorset will grow over the next 20 years and there will
be particularly large increases in the older person population. At the same
time household size is likely to drop as the number of households increase.
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Final Version – April 2012
There will be a growing proportion of smaller households and older person
households.

House prices have reduced as follows: 1 bed homes down by 8%; 2 bed
homes down by 17%; 3 bed homes down by 11% and 4-bed homes down by
12% over the period 2008-2011.

There has been an increase in private sector rents.

The need for affordable housing has risen slightly from 399 to 432 new
homes needed per annum to meet current and newly arising need.

Three quarters of this need is for smaller 1 and 2 bed accommodation
The housing stock in North Dorset is split between the social housing sector
(provided by landlords such as housing associations) and the private housing sector
(home owners and private tenants).
The quality and energy efficiency of the social housing sector is regulated and
monitored by the Government agencies the Homes & Communities Agency (HCA)
and the Tenant Services Agency (TSA). These two bodies are required to ensure
that the condition of the social housing stock meets at least minimum decent homes
standards. The HCA also requires all new social housing to be built to at least Code
Level 3 of the Code for Sustainable Homes.
Planning for housing
The table below shows the expected supply of housing land over the next five years,
in net additions and hectares as described in the emerging New Local Plan. This five
year land supply is extracted from the Strategic Housing Land Availability
Assessment, which is currently being finalised. All of the sites in the five year supply
are specific, deliverable and ready to be developed. The level of housing delivery set
out below is aimed at supporting the local economy and meeting local housing need
whilst maintaining the exceptional environmental quality of the area.
H2
H2c
H2d
Net additions
i) Hectares
ii) Target
2008/09
2009/10
163
9.21
227
14.65
163
227
2010/11
2011/12
2012/13
380
565
668
10.67
16.27
20.74
350 dwellings each year
380
565
668
2013/14 Onwards
350 each year
11.6 ha each year
350 each year
Delivering Affordable Housing
The Council has had the foresight to plan for significant new development in
Shaftesbury and Blandford Forum following recent housing growth in its third major
settlement, Gillingham, to meet the growing housing need of the District. This in turn
has enabled the Homes & Communities Agency to broker a deal and funding
package with private developer Persimmon Homes and the Spectrum Housing Group
to provide up to 50% affordable housing on new development in these towns
providing over 500 new affordable homes over the next 5 years.
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Final Version – April 2012
In total over the next 5 years the Council has secured funding and planning
permissions for the provision of over 700 new affordable homes across the district
including small rural village schemes as well as developments in the market towns.
The proportion of those in the towns to those in villages is roughly 70:30. New
significant development in Blandford and Shaftesbury will continue for the next 3 to 5
years and it is anticipated that over that time-frame new development in Gillingham
will also commence.
Rural affordable housing as a strategic priority
Two of the Council’s key priorities are access and affordable housing. They
converge significantly in meeting the need for affordable housing for local people
living in rural villages.
It has proved difficult for policy makers to agree a definition of sustainable
development as it might be applied to housing in rural villages. Local housing
authorities have a duty to assess and seek to meet the need for affordable housing.
If that need is identified in a small rural village with few facilities, employment
opportunities or services, then can the Council simply cite sustainability as the
reason for failing to meet the needs of local villagers in housing need? On the other
hand should the Council seek to enable the provision of housing which may in future
prove too costly for people on low incomes to live in, giving the rising costs of home
energy and fuel for transport?
Affordable homes built in smaller rural settlements allow households to remain close
to places of work, sustain social networks ties and access local services, both formal
and informal. This links the notion of affordability with environmental sustainability
and argues that true housing affordability must take into account a wider range of
costs than just rent or mortgage costs. The generational aspect and social balance of
a rural settlement demonstrates how housing is related to sustainability. A lack of
affordable housing is one factor that drives young people out of rural communities
and prevents return. Without more affordable housing, those on lower incomes will
increasingly be excluded from living in many parts of the countryside, offering ‘the
next generation’ little choice but to move away to find homes. This disrupts social
networks, family ties and education.
According to a recent National Housing Federation (south-west) 81% of people living
in rural areas believe local families and young people are being forced out of the
countryside by high house prices.
There is the danger that a village deemed unsustainable for new affordable housing
may become a dormitory village for commuters or an exclusive community of the
retired and wealthy. On the other hand it will be important to ensure that any new
affordable housing provided in small rural villages is “future-proofed” against
continually rising energy and transport costs. The Council’s Affordable Housing
Working Group will consider whether the Council should support affordable housing
developments in villages which have rents set at 80% of market rents. Market rents
in many villages are higher than those in the towns and so-called affordable rents set
at 80% may be unaffordable to people on low incomes who will be paying more on
other costs such as transport and fuel than households in the towns.
Allocating homes, and the way affordable housing is presented to rural communities,
demand finely tuned sensitivity and flexibility. The statutory guidance on social
housing allocations for local authorities in England highlights local lettings policies as
mechanisms to deal sensitively with allocations across rural communities.
Community-led housing schemes such as community land trusts are one way of
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Final Version – April 2012
giving local people the confidence that they can control new housing developments
and have a greater say in how those homes are allocated. The Council is working
with other Dorset authorities in developing a programme of possible community land
trust developments.
The ‘hidden homeless’ is an acute issue in rural areas, with those on the lowest
incomes and vulnerable groups such as care leavers, refugees, and people with
mental health issues or drug and alcohol dependencies being most affected.
Aim Two: Protecting the vulnerable and disadvantaged by tackling homelessness
and supporting people to stay in their own homes
Preventing and Tackling Homelessness
The Homelessness Act 2002 requires Local Housing Authorities (LHAs) to carry out
a review of homelessness and homelessness services in their area and to formulate
and publish a homelessness strategy based on this review. Homelessness strategies
must be reviewed at least every five years. Outside of the Bournemouth and Poole
conurbations there are six district and borough councils in the county of Dorset. In
2008 the six housing authorities produced a joint Dorset Homelessness Strategy
2008-2013 which replaced the six individual homelessness reviews and strategies
produced in July 2003. As part of the strategy preparation process each council
carried out its own individual review of services, but agreed there were many
advantages to be gained by issuing a sub-regional joint strategy, not least because of
the lack of recognition of administrative boundaries by the general public and the
inconsistency of services across the county. This belief was borne out by feedback
received at a consultation event held in Wimborne on 29 January 2008. In addition
there is a mandate in the Homelessness Code of Guidance (CoG) to allow for subregional working:
“Housing authorities should ensure that the homelessness strategy for their district
forms part of a coherent approach to tackling homelessness with neighbouring
authorities. Authorities may wish to collaborate with neighbouring authorities to
produce a joint homelessness strategy covering a sub-regional area.”
Although each authority has its own particular way of working and local issues, the
group agreed there are common themes across the county and this strategy is a joint
exercise recognising our commonality, our joint aims and the greater potential of
achievement when we work together. The main challenges we face across the
county when tackling homelessness are similar, and include the necessity to protect
Dorset’s exceptional natural environment, the shortage of available affordable
housing, the need to develop private sector housing markets and the uncertainty over
the future of the economy and its impact on the housing market.
The Strategy is currently being reviewed by the Dorset Homelessness Strategy
Group.
Housing Options Service
The Council provides a housing options and advice service for households with
housing difficulties and potentially homeless households. Over the past year a dropin service has been developed alongside an appointments and emergency service
provision. A housing advice surgery in Gillingham (part of a wider local authority
information and advice service shared by Dorset County Council, North Dorset
District Council and Gillingham Town Council) was opened in November 2011 to
provide an area-based service two days a week.
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Final Version – April 2012
Supporting People
The Council is an active member of the Supporting People Commissioning Group for
Dorset. Supporting People provides services for a wide range of client groups,
including:
Older people with support needs (including frail older people)
People with mental health problems;
People with learning disabilities;
People with physical or sensory disabilities;
People with alcohol or drug problems;
Young people at risk or leaving care;
Teenage Parents;
People at risk of, or escaping, domestic violence;
Homeless individuals and families;
Offenders or people at risk from offending;
Gypsies and Travellers.
The Dorset SP Partnership oversees the programme locally. The partnership
includes Dorset County Council, all the District/Borough Councils, the Probation
Service and the Primary Care Trust.
The Council has contributed to a number of supported housing schemes for
vulnerable people including:




Independent living for people with mental health problems supported by the
Assertive Outreach team;
Supported housing schemes for vulnerable young homeless people in Blandford,
Shaftesbury and Gillingham;
Housing for frail older people in Gillingham
A new extra care housing scheme comprising 40 self-contained flats in Blandford
The Draft Supporting People Strategy 2012-2015 is available on the dorsetforyou
website
A multi-agency assessment panel has been set up in partnership with Purbeck
District Council and the Supporting People team. The Panel meets to assess
housing and support needs and allocations for households seeking to move in to
independent accommodation from supported housing. A county-wide Move-On
Strategy has been agreed.
Older People’s Housing Needs
Like the rest of Dorset and the south-west region as a whole, North Dorset faces a
demographic housing challenge from its ageing population:

Significant numbers of older people in North Dorset are living in sub-standard
or inappropriate accommodation and suffering fuel poverty;

Local health care providers are suffering the problem of “bed-blocking” owing
to lack of home improvements and adaptations which would enable people to
return home;

There is an increasing number of people with dementia whose housing and
support requirements are not being fully met;
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Final Version – April 2012

More people with a learning disability or with a physical disability are living
into older age with developing housing and care needs;

Older people have increased aspirations and expectations with regard to
housing and support provision.
The Council is an active member of the Dorset Older Person’s Housing Strategy
Group. The Group has developed three strategies to address the housing and
related support needs of older people in Dorset. The strategies are designed to
address the needs of older people who wish to remain in their own homes (the Home
Improvement Agency Strategy), people living in or requiring sheltered housing (the
Sheltered Housing Strategy) and frail older people in need of extra care specialised
housing (the Extra Care Housing Strategy).
Young People’s Housing Needs
The Young Persons Housing Strategy Group (YPHSG) which is made up of
representatives of the Dorset local authorities, Connexions, Leaving Care Team,
Youth Offending Team, Supporting People, LINX and the Probation Service was
created to develop the strategy. The YPHSG reports to the Children and Young
Peoples Partnership Board. Topics included within the strategy are the demographic
profile of young people in Dorset, housing options and advice, homelessness,
vulnerable groups, links to other strategies and consultation with young people.
The Strategy recognises the need to give young people housing choices and to
maximise opportunities to access sustainable decent, safe and secure housing. We
do not want young people to have to leave Dorset to achieve this. In Dorset we aim
to assist all young people to reach their full potential in making the transition to adult
life. Having a stable home is a very important part of that process. This strategy
highlights the difficulties encountered by young people and agencies working on their
behalf in attempting to access housing. The strategy examines in particular:








the level of demand for housing of all types;
the needs of the most vulnerable young people and those who are homeless
or threatened with homelessness;
possible housing solutions in the social and private sector, including
supported accommodation;
advice and support for young people;
multi agency working;
links with other strategies;
data collection and information gathering;
actions for the future.
The provision of additional housing alone will not solve the issues faced by many of
our young people. The needs of young people should be tackled holistically with
agencies working together to offer a cohesive package of accommodation, support
and personal development where necessary. Appropriate support for young
people can assist them in maintaining their accommodation and prevent the crisis of
homelessness.
Key messages from the strategy are:



many young people cannot access affordable housing in Dorset
support is required to help young people maintain tenancies and prevent
homelessness;
the need to develop more affordable housing options;
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Final Version – April 2012



supported accommodation needs to be more effective;
young people require high quality advice and information on housing options;
we must listen to what young people actually want.
A stakeholder consultation event was held in July 2011 in order to refresh the
Strategy and Action Plan.
Victims of Domestic Abuse
The Council is a partner to the Dorset Domestic Violence Strategy. It recognises that
many agencies have a part to play in addressing domestic violence and abuse but no
one agency can do it alone. The purpose of the strategy is to provide a framework for
combating domestic violence and abuse in Dorset. The strategy is needed because:




evidence shows that domestic violence and abuse is still a significant issue in
Dorset;
domestic violence represents a significant proportion of Dorset’s violent
crime;
services for victims are patchy and funding for many services is not secure;
coordinated working is the best way to support victims and their children.
The Council runs a sanctuary scheme for victims of domestic abuse threatened with
homelessness. The scheme provides for additional safety and security measures,
including where necessary and appropriate, a safe room being fitted in the victim’s
home. The service is part of a county-wide scheme run in partnership with the police
and other agencies. Refuge places are available within the district for women who
have to flee their homes because of violence. A new county-wide outreach service
also provides assistance.
A county-wide Domestic Violence and Housing Strategy is currently being prepared.
The Strategy will seek to address the issue of male victims for whom there is
currently limited provision in the county.
Gypsies and Travellers
Since the Housing Act in 2004, there has been a requirement for local authorities to
identify sufficient sites through the planning process to meet identified needs. Dorset
County Council, Bournemouth Borough Council, Christchurch Borough Council, East
Dorset District Council, North Dorset District Council, Borough of Poole, Purbeck
District Council, West Dorset District Council and Weymouth and Portland Borough
Council are working together to plan for the site needs of Gypsies, Travellers and
Travelling Showpeople across Dorset.
The intention of the Dorset councils is to seek to make positive provision for Gypsies,
Travellers and Travelling Showpeople through the allocation of sites in a
Development Plan Document (DPD). The broad aims of the DPD are:
• To identify sufficient suitable residential and transit sites to meet the long
term needs of Gypsies, Travellers and Travelling Showpeople;
• To set out a clear delivery strategy, identifying how much development is to
happen, where, when and by what means it will be delivered.
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Final Version – April 2012
In 2009 the Council made a bid to the Homes and Communities Agency for Gypsy
and Traveller Grant to provide a new site for travellers in the north of the district. The
bid was successful and the Council has been awarded £960,000 to provide the site in
partnership with Dorset County Council. The site which provides 8 pitches will be
available for letting by February 2013.
Black and Ethnic Minority Households
The Office for National Statistics (ONS) has published some ‘experimental estimates’
for local authority areas across England. These show changes in the BME
population since 2001. Experimental statistics for Dorset (excluding Poole)
suggested that the BME population has increased from 3.2% in 2001 to 5.9% in 2006
(Dorset County Council, 2008). Looking at the percentage of each population from
BME communities, West Dorset has the highest percentage, with BME communities
constituting 7.6% of the population. This is followed by Poole (7%). North Dorset
has the lowest percentage, with 5.7% of its population being from BME communities.
As well as growing in terms of population size, it is also recognised that the term
BME population hides a growing diversity of different communities, including British
BME populations (for example Black British, Asian British and Gypsy and Traveller
communities) but also overseas nationals, for example those identified as migrant
workers. The BME population is therefore not one homogenous group and as such
different communities may have different needs and experiences.
With this increasing but diverse BME community it was recognised that there was a
lack of information about the housing needs of BME communities across Dorset.
Local authorities need to understand the housing needs and aspirations of all
sections of the community in order to ensure equality of access but also as part of a
wider agenda to build sustainable and cohesive communities. Together with the other
Dorset housing authorities, the Borough of Poole and Dorset CC, the Council
commissioned the University of Salford to carry out a survey of the housing
aspirations of black and minority ethnic households across the area. The study tends
to confirm the generally held opinion that there is a small BME community in North
Dorset whose housing needs and aspirations are being met.
Previous studies have identified owner occupation as the most common form tenure
of BME communities (Housing Corporation and CIH, 2008). This study, however,
has highlighted the importance of the private sector, with over half of the people
interviewed across Dorset and Poole living in private rented accommodation.
Furthermore there was a low take-up of social rented accommodation with just
twenty households across the whole sample living in this tenure. Information
provided by the participating local authorities in relation to registrations by ethnic
group also confirms this small percentage of BME communities living in the private
rented sector. This finding appears to contradict te public perception of the demands
placed on social housing by different BME communities – particularly foreign
nationals – and the perception of preferential treatment with regard to housing
allocation.
Over half of those who had aspirations to move to a different property expressed a
preference for owner occupation. Affordability of housing was seen as a key issue
and a large proportion of the sample indicated that they had no or very few savings.
In line with previous studies, there was evidence of a lack of awareness of various
housing related services ranging from housing registers to services specifically for
vulnerable people. There is a strong tendency for people to find out about different
services through their social networks. This reliance on more informal means of
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Final Version – April 2012
information can, however, result in miscommunication or misinformation about
services.
With regard to specialist or supported accommodation the study revealed a very low
level of need. This may reflect the younger age range of the sample. We also need
to recognise that there is a general lack of understanding about housing-related
support and its availability.
A working group with representatives from the Dorset housing authorities, DCC and
Poole Borough Council has developed an action plan to take forward
recommendations from the report.
The Housing Register and Allocation of Social Housing
At the end of November 2011 there were 1270 households on the Council’s waiting
list. Of those 670 households were eligible for one-bedroom accommodation, 377
households were eligible for 2-bedroom accommodation, 161 for 3 bed, 38 for four
bed and 4 for 5 bedroom or more. The make-up of the Housing Register reflects the
findings of the Strategic Housing Market Assessment which discovered that three
quarters of the need for new affordable housing in North Dorset was for 1 and 2
bedroom accommodation. This limits the ability of the Council and its partners to
tackle under-occupancy, as providing under-occupiers with incentives to downsize to
more appropriate accommodation increases the demand for smaller units.
The Council’s new choice-based lettings scheme is part of a wider sub-regional
scheme which aims to help residents move more easily within Dorset, Bournemouth
and Poole, called Dorset HomeChoice. As part of the development of the scheme a
Common Allocation policy has been agreed between the Dorset housing authorities
and Poole Borough Council. This will make the process of applying social housing
more customer-friendly and allow for the possibility of greater mobility between
councils. The Council aims to deliver local flexibilities and community engagement
around the allocation of social housing. The new scheme which will go live in April
2012 will be a web-based interactive scheme that will allow housing applicants to
apply on line thus delivering significant efficiency improvements as well as increased
customer satisfaction. Central government funding was successfully bid for to help
deliver the project.
The Government will be issuing guidance on eligibility criteria for housing registers in
the near future. It is likely that that guidance will be that people without identified
housing need should not be allowed on to the housing register. This may require
changes to the new HomeChoice CBL system in the future. Most authorities,
including the Council will require households to have a local connection to the district
to be eligible to go on the Waiting List.
A Dorset-wide officer task and finish group has been set up to seek to develop a
common approach to all of the social housing reforms and to draft a Dorset Tenancy
Strategy.
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Final Version – April 2012
North Dorset District Council Tenancy Strategy 2012
Dorset boroughs and districts have agreed to seek to develop a draft shared
Tenancy Strategy for consideration with a target date of July 2012. The requirement
from the Localism Act is that local authorities must have a Tenancy Strategy in place
by January 2013
From a North Dorset perspective the following data will be part of the evidence base
for the new strategy:
There were 503 lettings of social housing by fourteen housing associations during the
financial year 2010-2011. The majority of lettings were by the following housing
associations:
Signpost HA
53.7%
Signpost Care Partnerships Ltd
15.7%
Magna HA Ltd
10.1%
Raglan HA Ltd
7.2%
Hanover
3.6%
East Dorset HA Ltd
2.2%
Two hundred and thirty-six of those lettings were on starter/introductory tenancies.
Independent living (sheltered housing) lettings were let as secure tenancies.
The household types were as follows:
Older people
Single adult
Multi-adult
Lone parent
Multi-adult (with child(ren))
2.9%
24.5%
16.7%
29.7%
26.1%
The Council is working with the other Dorset districts and boroughs to see whether it
can agree a county-wide Tenancy Framework.
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Final Version – April 2012
Aim Three: Making sure that homes are of high quality and sustainable.
Private sector housing (that is, owner-occupied and privately rented housing) has a
vital role to play in the Council’s wider strategic housing activity. The Council has
various duties and powers with regard to housing, in which private sector housing
plays a key part, such as:

assessing the quality, condition and management of the housing stock in both
the social and private sectors;

tackling poor housing conditions;

developing measures to bring empty properties back into use;

helping to drive up standards of property and management in the private
rented sector;

preventing and reducing homelessness;

improving energy efficiency and reducing carbon emissions from housing;

administering and enforcing mandatory and additional HMO (house in
multiple occupation) licensing schemes.
Evidence of the current composition, condition and household make-up of the
district’s private sector housing has been derived from the Private Sector House
Condition Survey 2008. The survey identified that there were an estimated 29,600
private sector dwellings in North Dorset. The age profile of the stock differs slightly
from the average for England. A notable finding is that the 1919 -1944 age group has
substantially fewer dwellings than the all-England profile, with the post-1980 age
group having substantially more.
The building type profile in North Dorset also differs from the national pattern with
lower levels of small and medium/large terraced houses, semi-detached houses,
converted and low rise purpose built (five or less storeys). There are, however,
significantly higher proportions of bungalows and slightly higher proportions of
detached houses. In addition, data gathered as part of the Council’s licensing regime
under the Caravan Sites and Control of Development Act 1960 indicate 144
residential mobile homes in the area predominantly situated on 3 sites.
The vast majority of dwellings (91.9%) are houses generally occupied as built. Of the
remainder, most are purpose built or converted flats. An estimated 0.3% of dwellings
are Houses in Multiple Occupation (HMOs), representing just 100 buildings being
used to house multiple households. The national average for HMOs is approximately
2%. Although the stock condition survey identified no licensable HMOs, there are 10
HMOs currently licensed with the Council under the Housing Act 2004 mandatory
scheme.
Other important elements of the profile of North Dorset’s housing stock and residents
include:

North Dorset has a higher proportion of residents in the 60 and over age band
(47.5%) when compared to the national average (33.8%);
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Final Version – April 2012


10,600 (35.7%) of private dwellings in North Dorset can be classified as nondecent compared to the national average of 36.7%;
In North Dorset 23.2% of private houses fail the Decent Homes Standard as
they have poor heating and/or thermal insulation;

Of properties with a category 1 hazard, 86.4% have a category 1 hazard due
to the risk of excess cold i.e. poor heating and/or thermal insulation;

It was estimated that 4,600 adaptations are required to properties in North
Dorset costing in the region of £7.3 million over 5 years.
There is an acute shortage of affordable housing for local people in North Dorset.
This can have adverse economic consequences. In addition poor quality housing in
any sector can lead to health problems for residents. Appropriate actions to tackle
private sector housing problems can meet a number of social, economic and health
objectives –
Empty Properties
From the stock condition survey it is estimated that of the private sector and
Registered Provider dwellings within North Dorset, 200 are long-term vacant,
defined as any dwelling vacant for six months or more, or subject to unauthorised
occupation. Although the Housing Act 2004 provides local authorities with the power
to take formal action regarding empty properties, the Council's preferred approach is
one of support and encouragement for landlords and owners.
The Council works with property owners who have long-term empty properties to
bring these back to a standard safe and appropriate for long term sustainable
occupation and effectively combines such actions as the Private Sector Leasing
scheme.
Private Sector Leasing Scheme
In partnership with East Dorset Housing Association (EDHA) the Council has a
Private Sector Leasing Scheme (PSL). Under this scheme private properties are
leased to the housing association and then re-let to persons in housing need.
Owners of leased properties benefit from guaranteed income and routine
maintenance of their properties. It is a requirement of the Private Sector Leasing
Scheme that property owners become an Accredited Landlord and members of the
National Landlords Association.
Rent in Advance Scheme and Bond Scheme
NDDC’s Rent Deposit Scheme is intended to help people to secure accommodation
in the private rented sector. It is a homelessness prevention tool to assist applicants
over 18 years of age, who are in priority need of housing, and who are not able to
raise, by any other means, the money for a deposit. The amount of the deposit is
equivalent to 4 weeks rent, and is paid by the Council direct to the landlord. If the
landlord retains the deposit, due to rent arrears or damage to the property by the
tenant, the Council expects reimbursement of the amount of the deposit from the
tenant. The property for which the deposit is paid should be of a suitable size to
accommodate the applicant and his/her family; the rent should be able to be covered
in full by HB/LHA, and the landlord must agree to the terms of NDDC‟s Rent Deposit
Scheme.
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Final Version – April 2012
Energy Efficiency and SAP Ratings
The average SAP rating for a private sector dwelling in North Dorset is 48. This
compares to an average SAP rating of just under 46 nationally, based on the findings
of the 2005 English House Condition Survey. The majority of dwellings (63.9%) have
a SAP rating between 31 and 59, compared with all England at 72.1%. The target
SAP for all dwellings is a minimum of 65 described under the Home Energy
Conservation Act (HECA) 1995. A SAP of less than 30 is considered unacceptably
low and represents a difficult and expensive dwelling to heat. In North Dorset 3,500
dwellings (11.8%) have a SAP rating of less than 30, which is slightly above the
11.6% found in the EHCS 2005. For SAP ratings of 60 or above there is a
substantially difference with North Dorset having 24.3% of dwellings within this band
compared to 16.3% nationally. The CO2 data provided as part of this survey
indicates that emissions within the private sector stock of North Dorset are 132,000
tonnes per annum an average of 4.5 tonnes per annum per property or 2.1 tonnes
per capita.
The Energy Act 2011 made provisions for the development of a Green Deal and a
new Energy Company Obligation (ECO) to replace the existing Carbon Emissions
Reduction Target (CERT) and the Community Energy Saving Programme (CESP),
which will both expire in 2012.
Green Deal is a market led framework that will allow individuals and businesses to
make energy efficiency improvements to their buildings at no upfront cost. Central to
the Green Deal is a finance mechanism that will allow access to the finance needed
for the improvements with repayment, in installments, attached to the electricity bill.
Underpinning the delivery of the Green Deal is the ECO. ECO will place one or more
obligations on energy companies requiring them to generate a specific amount of
credit by facilitating the installation of energy efficiency measures in homes in Great
Britain before a set deadline. ECO has been designed to fit within the Green Deal
framework and provide support, in the domestic sector, where Green Deal finance
alone is not enough.
The Council has a good track record of working with its local energy advice centre
and Warmfront to promote the availability of government, local authority and CERT
grants and will need to ensure a smooth transition to the new systems in 2012.
Disabled People
The house condition survey indicated that there are approximately 5,300 households
in North Dorset with one or more residents having a disability, representing 17.9% of
the stock. The survey also identified that of those residents who stated they were
disabled, 27% already had a resigned bathroom, suitable for their needs, whereas a
further 21% stated that they still needed such adaptations. The picture was similar for
smaller adaptations where 39% of disabled residents had the appropriate handrails
etc. but a further 21% still identified that they needed such small scale work. In total,
some 4,600 future adaptations were identified, which highlights the extent of future
demand for such works.
The total cost of all adaptations that could potentially be fitted to benefit residents
with a disability was just under £13.6 million. When means testing has been applied
this total reduces to just under £7.3 million, which reflects the fact that many
residents with disabilities may be on average or above average incomes.
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Mandatory Disabled Facilities Grant
Disabled Facilities Grant is used to fund a range of mandatory adaptations up to a
maximum of £30,000. Adaptations range from small-scale works such as the
replacement of baths with level access showers for people with poor mobility, to large
scale alterations such as ground floor bedrooms for children and adults with long
term complex needs. The Council works closely with the Occupational Therapy
Teams at Social Care and Health, Dorset County Council and its Home Improvement
Agency, to ensure that the adaptation provided is appropriate to meet the identified
need of the client
Despite high demand for assistance the Council provides a „fast track‟ system for
providing adaptations under DFG, where an Occupational Therapist identifies that a
service user is at imminent risk of harm, adaptations may delay hospital discharge or
urgent adaptation is required for a service user with an aggressive, terminal illness.
High demand for DFG has resulted in a considerable shortfall of funding for these
types of mandatory adaptation. In the short term funding solutions will need to be
found. In the longer term the Council will need to identify and implement sustainable
methods of funding the projected future demand.
The Council is currently participating in a county wide review of the delivery of aids
and adaptations to the disabled. A comprehensive review of existing provision has
delivered its final report which contains a range of recommendations to improve the
efficiency and sustainability of service delivery. The report also recommends that
adaptation services are ultimately devolved to a single agency with combined staff
roles and or joint budgets.
The Council is currently developing a memorandum of understanding with its LSVT
Registered Housing Provider, Spectrum Signpost, in relation to the joint delivery of
aids and adaptations. The memorandum, due to be implemented in April 2012, will
see Spectrum Signpost contribute more money to the provision of aids and
adaptions, lead to improvements in service delivery, improve the reuse of already
adapted stock through choice based lettings and speed up the adaptation process. In
the longer term a county wide project is seeking to develop a more co-ordinated
approach in order to respond to anticipated reductions in funding at the same time
that demand will be increasing.
The Owner-Occupied Sector
Home ownership is overwhelmingly the preferred tenure in the UK and most people
who own their homes are comfortable and well housed. But while successive
Governments have provided incentives for people to become home owners, they
have been less active in ensuring that home ownership is sustainable. For many
years, money has been made available to low income home owners and landlords
for various types of improvement works. The belief that home owners should be
responsible for the upkeep of their homes coupled with pressure to keep public
spending down, has, over time, led to a steady reduction in funding. The decline in
public investment has coincided with increased levels of home ownership – often to
more marginal home owners who find it harder to maintain their homes. This handsoff approach has been challenged by a number of emerging problems facing the
sector. These have revealed that the housing market is not self-sustaining and that
problems cannot always be tackled by individuals alone. In many areas, and for
many people, public intervention is required for home ownership to be sustainable.
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Home Improvement Agency Services 2010-2013
From April 2010 North Dorset District Council has with partner agencies in Dorset
procured a Home Improvement Agency Service which includes Handy Person and
Housing Options Services. Partners have built on the partnership formerly with
Anchor Staying Put, now Mears Home Improvement Ltd. The aim is to link housing,
health and social care strategies by providing an integrated housing support service
with a seamless co-ordination of services, in order to enable those in need of support
to maintain their independence, health and well-being for as long as possible. These
services are available to people living in poor or unsuitable housing across Dorset.
The service is provided to people who are over 50 years of age, in line with the
Ageing Well in Dorset Strategy or under 50 years of age and have a disability.
The Private Rented Sector
Private rented housing is a vital and growing part of the housing market comprising
almost 14 per cent of all households, or nearly three million homes in England. The
private rented sector offers a flexible form of tenure and meets a wide range of
housing needs. It contributes to greater labour market mobility and is increasingly the
tenure of choice for young people.
The Government's National Housing Strategy seeks further growth for the private
rented sector. Increased institutional investment in the sector is underpinned by
measures in the 2011 Budget to support the development and growth of Real Estate
Investment Trusts (REITs). New investment and management models will be piloted
by the Homes and Communities Agency (HCA). HCA land holdings will be assessed
for their potential to provide new-build private rented homes. The Strategy also
reinforces the rights and responsibilities of both landlords and tenants and
encourages local authorities to “make full use of the robust powers they already have
to tackle dangerous and poorly maintained homes”.
The nature of the private rented sector at local level and the way it operates (as a
sector and as individual properties) can have a significant impact on households,
communities, and service providers. It can make a range of contributions to the
delivery of economic prosperity and achievement of the Council’s wider social and
environmental objectives. Although it makes up only about 11% of North Dorset’s
housing stock, the private rented sector meets a range of housing needs in a way
that is quite distinct from owner occupation and social renting, making it a vital part of
the housing market. As access to owner occupation and social renting has become
more difficult in recent years, the role of the private rented sector in providing
accommodation to many households has become more widely recognised and
valued. In particular it has been seen as a major contributor to the resolution of
homelessness.
Tenants and landlords contact the Council on a regular basis regarding a variety of
issues concerning private rented accommodation. The Council acknowledges that it
has a key role to play in advising both parties on information regarding necessary
repairs and standards and continues to provide the necessary support. However, as
detailed above, the enforcement of housing standards remains a key method of
improving conditions for the worst homes. In addition the Council will help owners of
empty properties to bring those properties back into use by providing advice and
information on letting their properties or leasing them through the Council's Private
Sector Leasing Scheme.
There is some evidence that changes to the economy and housing benefits
legislation is leading to an increase in multiple occupation. From 2012 onwards the
Council will be commence a programme of relicensing its mandatory HMO’s, whilst
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responding to complaints and enquiries concerning non-licensable HMO’s. The
Council will continue to work with local small and medium sized businesses who
provide multiplied occupied accommodation to employees, many of which are
migrant workers from within the European Union, to ensure that such housing is safe
to live in.
Landlords
To ensure county wide consistency the Council has adopted a Landlord Accreditation
Scheme based on a Dorset wide model. The Scheme is operated in partnership with
the National Landlords Association (NLA) and was formally launched at the Council's
new Landlord Forum in October 2005. Accreditation is a voluntary scheme and
landlords wishing to apply need to provide accommodation that achieves the
prescribed standards of repair, they should maintain sound business and
management practices, be a member of the NLA and comply with the NLA code of
conduct. The Council uses the benchmark of accredited status as a central element
of its delivery of services in the private rented sector. Landlord Accreditation links to
grant assistance including Accredited Landlord Grant, Empty Property Grant and
other services such as Private Sector Leasing. To encourage landlords to join the
Council's Accreditation Scheme, the Council provides an Accredited Landlord Grant
to provide assistance towards carrying out thermal insulation works and electrical
safety checks.
The Council re-introduced its Landlords Forum in 2005 and has gone on to facilitate
five further successful fora for over 200 local landlords. The forum is open to all
owners of private rented residential accommodation, their letting agents and social
landlords and is a forum for dialogue on all issues concerning the rented sector. The
forum aims to meet twice per year. The Council aims to extend its current forum and
provide a specialist meeting for letting agents and rural estate landlords who make
up a large proportion of the private rented sector in the area. A regular newsletter to
landlords helps to keep all up to date with current developments at local and national
level.
The Council has a statutory duty to deal with properties that possess Housing, Health
and Safety Rating System (HHSRS) category 1 hazards. In accordance with its
enforcement policy the Council would always aim to ensure that the owner of an
unsafe house possessing such hazards is encouraged to explore all avenues of
assistance to rectify the defects in question. The Council will require that necessary
repairs within rented properties are performed by giving advice, encouragement,
appropriate assistance and above all a proportionate approach. However where an
informal approach has been used but the landlord has failed to perform the
necessary works or the nature of the defect requires a swift resolution, then
enforcement action will be taken in accordance with the Councils Enforcement
Policy. Many older or disabled people live in private rented housing and the Council
will continue to support initiatives such as the Safe And Independent Living (SAIL)
project which monitors the living conditions of vulnerable households.
North Dorset District Council has always been a major point of contact for local
homeowners, landlords and private tenants enquiring about the repair and
maintenance of their homes. In addition to financial assistance, in recent years the
council has developed an enabling role, providing basic advice to homeowners
regarding general housing issues. The council also fulfils an important sign-posting
role, directing enquirers to other organisations who may be able to assist. These
include the government funded “Warm Front Team” offering energy efficiency grants,
Dorset Energy Advice Centre, the Councils Home Improvement Agency, Handy
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Works/Handy Van Scheme, Social Care and Health, Citizens Advice Bureau, Age
Concern and others.
5. Action Plan
1. Enable delivery of the following 196 new affordable homes 2012-2015:
Market towns -
Rural Settlements
Blandford 67 new homes
Shaftesbury 65 new homes
Stalbridge 8 new homes
56 new homes across 10 villages
2. Review Waiting List eligibility by October 2012
3. Introduce interactive web-based sub-regional CBL allocation scheme
by May 2012
4. Publish Tenancy Strategy by November 2012
5. Carry out Homelessness Review and publish new Homelessness
Strategy by October 2013
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6. Monitoring and Evaluation
The Council’s Housing Strategy is a document which draws together a number of
other housing strategies and policies such as private sector and homelessness
strategies and planning policies, each of which may have monitoring and evaluation
tools such as performance indicators attached. However, it is important to measure
the success of the strategy as a whole so an annual monitoring report will be
prepared and presented to Cabinet.
Many of the actions set out in the strategy, for instance on private sector housing,
homelessness objectives and affordable housing are subject to regular reporting to
the Council’s cabinet and to the county-wide Ageing Well, Homelessness Strategy
and Young People’s Housing Groups. The Annual Monitoring Report produced by
the Council’s Planning Policy section details delivery of housing in the district.
The various strategies that are incorporated in the Housing Strategy (Ageing Well
Strategy, Homelessness Strategy, Private Sector Strategy and Young Peoples
Strategy) are subject to regular review and amendment by members of those multiagency strategic groups.
All of these forums are involved in further development and monitoring of the
Housing Strategy. The forums include representatives of statutory services such as
probation, social care and health, primary care trusts, and the voluntary and
community sector.
Through the community planning process, local communities have identified housing
services priorities. These priorities have been incorporated into the Strategy.
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