Matthew Owens (RHE Pembrokeshire) Delivering Rural Affordable Housing PCNPA: Community Panel Meetings (2009)

Funded & Supported by: Pembrokeshire County Council Pembrokeshire Coast National Park Pembrokeshire Housing Cymdeithas Tai Cantref

What does a RHE do ? Independent honest broker – works for rural communities. Improve and enhance rural housing data resources. (community level housing assessments) Help communities identify possible development land/opportunities in their area. Assist communities and relevant bodies to bring scheme’s to development. (RSL’S CLT’S & Private Developers) Contribute to and promote local/national rural strategies, policies and plans. Increase numbers of affordable housing schemes being developed in rural areas.

What is Affordable Housing? and what are the benefits –Affordable Housing - Affordable housing to Rent (Social Rented or Private) - Low cost home Ownership - housing made affordable by cost and occupancy restrictions. (Mainly provided by private sector developers – RSL’s can provide through flexible tenure schemes) –Social & Economic Benefits - Help to sustain and grow small rural communities. - Help maintain language and culture. - Help maintain local businesses. - Help maintain local services.

Planning tools for delivering affordable housing in rural areas Two planning tools to deliver affordable housing in rural areas:- –Negotiation on open market development (often known as a Section 106 or Quota site) –Rural Exception Site. Both have to be evidenced by a proven need :- –Housing register data. –Local Authority Housing Needs Studies. –Community Level Housing Assessments.

Current barriers to the delivery of affordable housing in rural areas Land availability and Supply - Limited amount of land allocated in rural areas. - Often not brought forward by landowners. Land Price - Within development limits high market value. (RSL’s unable to purchase) - Exception sites: (future open market ‘hope value’)

Development Costs - Rural developments are often costly for RSL’s to bring forward. - No additional funding is made available to RSL’s for Rural schemes. Local Resident opposition (NIMBYS) - Concerns that affordable housing will effect property values and bring anti-social behaviour to an area. Effects of recent economic downturn - Short/long term problem? Current barriers to the delivery of affordable housing

Increasing the delivery/provision of affordable housing in rural areas Utilise planning policy more effectively (Local Level) - LDP - Allocate land for 100% affordable housing where a high level of need is established. Exceptional land release policy (National Level) - Increased financial support for RSL’s. - Allow some flexibility within the exceptional land release policy.

Emerging Proposals for Local Development Plan Negotiating 50% affordable housing on developments of 2 or more units In areas of high levels of affordable housing need and low levels of land supply higher percentages of affordable housing are proposed. Allocating land for 100% affordable housing Exceptional land releases Targeting infill opportunities in small groups of dwellings Seeking contributions from single dwellings Prioritising the reuse of community facilities and employment sites for affordable housing where appropriate. An initial appraisal of land supply shows a potential for the delivery of over 500 affordable units over the Local Development Plan period.

Proposals in the Management Plan Considering the use of CPO powers where land is scarce and there is no alternative route to delivery. Seek through umbrella organisations such as the Association of National Parks –Exemptions on Capital Gains Tax for those landowners who release land for affordable housing. –A review of the Right to Buy Scheme to allow its suspension in areas of housing pressure in Wales.

Proposals in the Management Plan Seek an increase in money allocated to the Homebuy Scheme in the National Park in areas where new build is not an option and ensure affordability is secured in the long term. Seek a change in national planning policy to allow for local and essential needs policies to be used in areas of high external demand with linked capacity for development. Forcefully advocating through appropriate forums to seek a change to planning legislation to require a change of use to become a second home.

Matthew Owens (RHE Pembrokeshire) Delivering Rural Affordable Housing PCNP: Community Panel Meetings ( 2009 )