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DCC housing strategy final.qxp_Layout 1 23/08/2016 13:46 Page 1
Denbighshire’s Housing Strategy
2016 - 2021
December 2015
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Contents
Introduction 5 2.0 Theme Two: Creating a Supply of
Executive Summary 6 Affordable Homes 22
Vision 9 Background 22
Monitoring & Governance 10 2.1 An improved supply of affordable
Local Context 11 housing of all types and tenures across
Achievements from the Denbighshire the county. 24
Local Housing Strategy 2007- 2014 14 Issues & Challenges 24
1.0 Theme One – More Homes to
2.2 Working with partners to maximise
Meet Local Need and Demand 15
affordable housing development 26
Background 15
Issues & Challenges 26
1.1 An increased supply of new homes of
2.3 An increase in applicants registered
all types and tenures to meet the needs
on the affordable housing register 29
and demands of households and
communities in Denbighshire as defined Issues & Challenges 29
by the two-yearly Local Housing Market Summary of Headline Actions for Theme Two 30
Assessment, which provides current need
and demand data for the county. 17 3.0 Theme Three-Ensuring Safe &
Healthy Homes 31
Issues and Challenges 17
Background 31
1.2 Better use of the existing housing
stock by continuing to target empty 3.1 Council and Housing Association
homes across the county 20 accommodation is brought up to and is
maintained at the Welsh Housing Quality
Issues & Challenges 20
Standard (WHQS) 31
1.3 Gypsies and Travellers accommodation Issues and Challenges 31
needs are identified and addressed 21
3.2 Improved standards in the
Issues & Challenges 21
Private Rented Sector 32
Summary of Headline Actions for Theme One 21
Issues & Challenges 32
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3.3 Accommodation will be of good 4.2. A range of housing choices and
quality and will be adaptable to residents support placements for younger people 44
changing needs 34
Issues & Challenges 44
Issues & Challenges 34
4.3 Vulnerable people are assisted to lead
3.4 Limited financial assistance to support
independent lives in appropriate
the Private Housing Sector 35
accommodation to meet their needs 46
Issues and challenges 35
Issues and challenges 46
3.5 Properties will be more energy
4.4 Suitable accommodation options are
efficient helping the environment and
available for the prevention of
improving housing quality 37
homelessness 48
Issues & Challenges 37
Issues & Challenges 48
3.6 Controls over the use of holiday 4.5 Those that are declared homeless are
caravan parks for residential purposes provided with appropriate temporary
are improved 38 accommodation and assisted in finding
Issues & Challenges 38 suitable long term accommodation 50
Summary of Headline Actions for Issues & Challenges 50
Theme Three 38 4.6 A Common Housing Waiting List
4.0 Theme Four – Homes & Support (Single Access Route to Housing SARTH) is
for Vulnerable People 39 introduced to simplify the accommodation
process for those in housing need 52
Background 39
Issues and Challenges 52
4.1 A range of housing choices for
older people 41 4.7 Fuel poverty is targeted and affected
residents are assisted 53
Issues and Challenges 41
Issues & Challenges 53
Summary of Headline Actions for Theme Four 53
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5.0 Theme Five – Promoting and 6.0 Delivery 62
Supporting communities 54
Resources 62
Background 54
Social Housing Grant 62
5.1 Neighbourhood based activities help
people remain safe and independent 54 Housing Finance Grant 62
Issues & Challenges 54
Capital Receipts 62
5.2 Sustainable communities are
maintained through innovative Denbighshire County Council
‘Eyesore Site’ projects with partners 57 Capital Programme 62
Issues & Challenges 57 Disabled Facilities Grants (DFG) 62
5.3 Council housing estates are Affordable Housing (AH) 62
redeveloped to help create and sustain
desirable neighbourhoods. 58 Major Repairs Allowance 62
Issues & Challenges 58 Supporting People (SP) 62
5.4 Community Initiatives are supported Housing Revenue Account (HRA) 62
and maintained with partner organisations 60
Issues & Challenges 60
Summary of Headline Actions for Theme Five 61
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Introduction
As the Lead Member for Housing, I am pleased to introduce you to
the Housing Strategy for Denbighshire.
This Strategy sets out the strategic housing ambitious vision for housing in Denbighshire for the
objectives and priorities that we will work to deliver next five years.
over the next five years.
The Strategy provides an overview of housing in
The Strategy identifies high level outcomes, whilst Denbighshire, illustrating good practice and areas
the action plan sets out how the council and its where more work should be focused, to provide the
partners will achieve the outcomes. strategic emphasis for housing issues in the coming
years.
It has been based on the robust evidence supplied
through the Local Housing Market Assessment, Through the Strategy, we want to work with our
analysis of the affordable housing market in partners and residents to increase the quantity,
Denbighshire and strategic documents such as improve the quality and access to housing and
Denbighshire’s Corporate Plan and Well-Being Plan. housing related services in Denbighshire.
It also takes into account key legislation such as the
Housing (Wales) Act 2014 and Well-being of Future Barbara Smith MBE
Generations (Wales) Act 2015, to develop an Lead Member for the Housing Strategy
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Executive Summary
Image courtesy of Pennaf Housing Group
Denbighshire’s Housing Strategy has been developed around the vision
of “Everyone is supported with pride to live in homes that meet
their needs, within the vibrant and sustainable communities
Denbighshire aspires to”
To deliver this vision the Strategy has been devised Increasing the housing supply across Wales is an
under 5 themes, all of which are interlinked: issue Welsh Government are keen to address and is
• More Homes to Meet Local Need and Demand reflected in Denbighshire’s Corporate Plan 2012 -
• Creating a Supply of Affordable Homes 2017 with the priority ‘Ensuring access to good
• Ensuring Safe and Healthy Homes quality housing’. Research indicates that
• Homes and Support for Vulnerable People Denbighshire, in line with the rest of Wales, has a
• Promoting and Supporting Communities shortage of new build development; affordable
homes; homes for older people and homes for
vulnerable adults. Denbighshire aims to address this
shortfall through a range of measures.
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Theme One: More Homes to Meet Local Need and Theme Three: Ensuring Safe & Healthy Homes,
Demand, addresses the issue of low development examines the issue of improving and maintaining the
rates in Denbighshire, and the need for more housing standards of both public and privately owned
across the county. To help stimulate the accommodation, to ensure that residents live in a
development market we are introducing site well maintained and safe home.
development briefs and a housing development
prospectus which will provide clarity and general Denbighshire has undertaken a large programme of
information for developers and investors about renewals and major works to meet the Welsh
allocated housing sites. We will also be investigating Housing Quality Standards and will through the work
and implementing options for bringing forward of the Major Repairs Programme, continue to
stalled sites within the county, through options such improve. There are also pilot schemes being
as gap funding. The increase in development will lead implemented on renewable energy measures, which
to a boost in the supply of affordable homes which is will be rolled out to the rest of the housing stock,
addressed in the next theme. where possible.
Theme Two: Creating a Supply of Affordable Homes, Denbighshire will also be implementing the Landlord
through this theme we investigate the issue of the Registration Scheme, which will help to address poor
limited supply of affordable homes in the county and quality housing standards in the private rented sector.
what initiatives we can take to increase it. Research This work will be supplemented by the work of the
shows there is a clear need for affordable housing in Energy Conservation Officer, who will be striving to
the county, with 50% of residents being unable to improve some of the poorest quality
afford to purchase a 2 bedroom house on the open accommodation in Denbighshire through the
market. Decreasing incomes in the county, are a successful acquisition of external funding for energy
contributing factor to the slow housing market, and efficiency measures.
underline the importance for more affordable
housing to be created.
Options include establishing an affordable housing
delivery and investment programme for Denbighshire.
This will be primarily achieved through identifying
alternative funding mechanisms, to deliver affordable
housing with a range of partners, reviewing public
land holdings and assessing their suitability to bring
forward affordable housing development.
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Theme Four: Homes and Support for Vulnerable Theme Five: Promoting and Supporting
People, the information available showing the Communities, Denbighshire aims to be a place where
demographics of Denbighshire, reveals there is a people aspire to live. To achieve this vision we need
considerable need for increased housing options, for to create vibrant and sustainable communities. By
the increasing older people sector in the county and redeveloping neighbourhoods and addressing
also for vulnerable adults. We have committed to ‘eyesore’ sites and empty homes, we can give our
providing a further 3 Extra Care Facilities, working residents an environment they can be proud of. We
with partners which will address the changing needs can also help Council residents improve their
of residents. We are also reviewing the existing communities by helping set up neighbourhood
housing accommodation options; the review will groups and activities, to address issues and create
ensure that accommodation choices, such as community cohesion. For this to be truly sustainable
Supported Independent Living schemes have a range they will need to be people led rather than
of support options, suitable for varying needs. organisation led.
There is also a need to review the emergency Housing related issues are dealt with by various
accommodation options for families affected by different departments across the Council and across
homelessness. Presently there is a reliance on the the county. The Housing Strategy draws together all
private rented sector to provide this accommodation, the issues and work required to address them, so that
but the quality, suitability and location varies housing can be dealt with in a strategic way,
considerably. Denbighshire will investigate alternative maximising resources and outcomes for
options to provide this accommodation. This will Denbighshire’s residents
ensure that people, who are experiencing very
difficult situations, are able to access good quality
emergency accommodation whilst receiving the
most appropriate advice and support.
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Vision
Housing is one of the seven Corporate Priorities for The vision is supported through the five themes of
Denbighshire and is reflected across several the Housing Strategy and the Action Plan to ensure
departmental business plans. The vision for the that the county’s aspirations regarding housing are
Housing Strategy for Denbighshire was developed fulfilled
through a consultation exercise facilitated by
Glyndŵr University in June 2013 with housing
partners, third sector organisations and the public.
“Everyone is supported with pride to live in homes that meet their
needs, within the vibrant and sustainable communities
Denbighshire aspires to.”
Theme Three
Ensuring Safe
and Healthy
Theme Two Homes Theme Four
Creating a Homes and
Supply of Support for
Affordable Vulnerable
Housing People
Theme One Action Theme Five
More Homes Plan Promoting and
to Meet Local Supporting
Need and Communities
Demand
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Monitoring & Governance
The Housing Strategy is a Corporate document and Newsletter updates on the Strategy and associated
the associated Action Plan is the amalgamation of Action Plan will be sent to all Members and the
all of the identified actions concerned with housing Council’s Senior Leadership Team (SLT) on a regular
and housing related support. As a result the basis, usually quarterly. The Newsletter will also be
implementation of the Action Plan will be provided to the multi-agency Strategic Partnerships
undertaken by several different departments of the Board.
Council, in many instances working with partner
organisations. The Council’s three Scrutiny Committees will have
an important role in monitoring the Strategy and
Each action in the Action Plan will be included in more importantly progress in relation to the Action
the relevant Service Business Plan and will be Plan.
monitored by the relevant Lead Member(s) and
Heads of Service. We will also continue to welcome comments and
suggestions regarding the Action Plan from all
The overall lead on the Housing Strategy is the Lead interested parties over the next five years.
Member for Housing and the Head of Planning &
Public Protection.
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Local Context
Population & Households
94.5k 41k 1.1k
2013 mid-year population 2013 mid-year estimate of Forecasted increase in
estimates for Denbighshire Denbighshire households households 2015-2020
£23.8k £1.5k 21%
Median household income in Decrease in median household Population in Denbighshire
Denbighshire 2014 income since 2007 aged 65 and over
24% 64% 14%
Population in Denbighshire Increase in full homelessness 14% of Denbighshire is classed
with an activity limiting illness decisions awarded in 2014/15 as being in top 10 of the most
or disability from 2013/14 deprived areas in Wales (Welsh
Index of Multiple Deprivation -
WIMD)
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Housing Market
176 50% 1.1k
New properties completed Population cannot afford a 2 Forecasted increase in
2014/15 up 17 on 2013/14 bedroom open market house households 2015-2020
in Denbighshire
37% 32% 732
Households in Denbighshire Households in own properties Properties purchased under
who own their homes outright with a mortgage Right-to-Buy between 2000
and 2014.
Rental Market (Based on 2011 Census)
3.2k 2k 6.4k
Households in Denbighshire Households renting from Households renting in the
renting from council in 2011 housing associations in private sector
(decrease of 0.5k from 2001) (increase of 0.5k from 2001) (increase of 1.5k from 2001)
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The Welsh language is an inseparable part of the The Local Development Plan is the key plan for
social fabric of Wales and is spoken by 24,425 delivering open market and affordable housing.
residents in the County (24.6% of the population). Classifying available land use in Denbighshire, it
This makes Denbighshire the sixth highest Welsh allocates enough housing development land for
speaking county in Wales. 7,500 homes, for developing during 2006 to 2021
and plays an important role in satisfying housing
Alongside the key demographic and housing related supply.
data it is also important to recognise how this
Strategy influences and is influenced by other key There are other important strategic plans and
Council plans and strategies. documents that have fed into this Strategy such as
the Social Care Plan, Supporting People
The Denbighshire Corporate Plan sets out the key Commissioning Plan and the Strategic Equality Plan.
priorities for the County during 2012-2017, with This Strategy also recognises the role housing
ensuring access to good quality housing being one associations play in delivering a better housing
of the key priorities. The Strategy should be seen as system. These are discussed in more detail in
the key delivery vehicle for this priority and has been Appendix 2, which contains a more detailed overview
drawn up in consideration of this Corporate Plan of the local context
priority.
The Strategy recognises the link to the Economic &
Community Ambition Strategy 2013-2023. In
particular, two of its six themes, high quality skilled
workforce and vibrant towns and communities, are
significant to this Strategy. The Denbighshire Well-
Being Plan 2014-2018, with its theme of
Independence and Resilience and vision of
community contribution, also has an important
influence.
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Achievements from the Denbighshire
Local Housing Strategy 2007- 2014
The previous Denbighshire County Council Housing • Steps have also been taken to enhance private
Strategy ran from 2007 and was produced prior to stock. Amongst other successes, Denbighshire
the financial crisis. The Strategy helped to deliver: County Council has accessed funding and
promoted schemes such Arbed and Nest Cymru
• 480 affordable homes delivered since 2007. which delivers energy efficiency improvement in
• 3 extra care facilities developed in Denbighshire, to the private sector. Denbighshire County Council
meet the housing need of an older population. has also administered 1,045 grants comprising of
These are situated in Rhyl, Ruthin and Prestatyn. energy efficiency, Disabled Facilities Grants,
• Landlord registration and accreditation schemes housing and group repair grants and empty homes
have been heavily promoted, with 99 accredited grants. These grants help vulnerable and disabled
landlords now operating in the county. The Council people to live in their own homes safely.
continues to work with private sector landlords in • The Council, in conjunction with external partners,
order to improve housing standards. has been very successful in bringing empty and
• In September 2014, Denbighshire County Council derelict properties back into use. Alongside North
met the Welsh Housing Quality Standard on 96% of Wales Housing, properties at Mwrog Street, Ruthin
its housing stock and is one of the first social and Pendyffryn Road, Rhyl have been regenerated.
housing providers in Wales to achieve this. • In conjunction with Glyndŵr University,
Denbighshire County Council has developed and
implemented an environmental improvement
toolkit. Its aim is to prioritise improving the
housing environment for residents with their
involvement, which will then help to build safer and
more sustainable communities.
• In 2014, Denbighshire County Council appointed
an Energy Efficiency Officer in order to tackle fuel
poverty.
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1.0 Theme One
More Homes to Meet Local Need and Demand
1.2 All these types of accommodation are
Outcomes: supported by government initiatives and targets to
1 An increased supply of new homes of all help stimulate their supply and ensure good quality
types and tenures to meet the needs and housing standards.
demands of households and communities in
Denbighshire as defined by the two-yearly 1.3 The economic benefits of good quality housing
Local Housing Market Assessment. are well established (see fig.1), providing increased
2 Better use of the existing housing stock by benefits in health and well-being and sustainable
continuing to target empty homes across communities that people aspire to live in.
the county.
3 Gypsy and Traveller accommodation needs 1.4 To enable our towns and villages to become
are identified and addressed. more vibrant, prosperous and sustainable, the Council
has produced its Economic and Community Ambition
Background Strategy, which has clear synergies with this Housing
1.1 This theme aims to address how to deliver more Strategy. Both strategies will encourage growth in
homes to meet local need and demand. Housing need these communities and so increase the availability
and demand is largely identified through the statutory and affordability of housing in the area. We are
Local Housing Market Assessment (LHMA). This must currently developing an Infrastructure Plan for the
be carried out every two years from 2016 onwards. County which will identify any infrastructure issues
This enables the strategic planning of housing for allocated development sites and ensure that
development/supply across the County.
housing sites are successfully delivered with
Increasing the supply of homes includes all types of appropriate infrastructure in place.
accommodation:-
• open market housing and low cost ownership
schemes,
• private, intermediate and social rented
accommodation,
• Gypsy and Traveller pitches.
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1.5 The construction industry is also a key As part of this commitment we have recently created
employer and increased housing development will three building trades’ apprenticeships, within the
create more jobs for local people. The Council will Council’s Housing Repairs and Maintenance team.
work with developers and Housing Associations to The new Welsh Language Standards applicable to
ensure that jobs, apprenticeships and training public sector bodies will ensure that the courses and
opportunities are made available for local people. placements are promoted bilingually.
INPUTS / ACTION OUTPUTS OUTCOMES
New homes for purchase People living in decent homes they
can afford
Business & Industry New affordable homes for Communities are strong, inclusive
Housebuilders & Lenders rent and safe
People maintain their independence
Local Authorities Empty properties brought
back into use Homelessness is prevented, less
Welsh Government, disruption to families' lives, child
Legislation,Funding, development
Jobs & training opportunities
Policies & Programmes supported and created Improved health, well-being and
quality of life
Housing Associations, People helped through a
Voluntary Organisations Greater equality, reduced
wide range of services and inequalities
& Charities support to meet their needs
NHS and other public Victims of crime and Less unemployment, less poverty
sector organisations e.g anti-social behaviour helped Increased workforce skills, more
Police competitive business
Properties adapted to meet
people's needs Reduced demand on NHS and
Social Services
Figure 1: Broad quality outcomes from investment in housing.
Source: Homes for Wales: A White Paper for Better Lives and Communities 2012
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1.1 An increased supply of new homes of all 1.6 The Housing (Wales) 2014 Act has made it a
types and tenures to meet the needs and statutory requirement for each local authority to
conduct a Local Housing Market Assessment, every
demands of households and communities in
two years, to ensure that adequate planning is made
Denbighshire as defined by the two-yearly for changing accommodation needs.
Local Housing Market Assessment, which
provides current need and demand data for 1.7 The last assessment of housing need and
the county. demand in Denbighshire (2013) established that
availability of suitable housing to meet the needs of
Issues and Challenges the population is an issue. There is an oversupply of
4/5 bedroom houses in the county 1 and not enough
smaller, good quality housing.
a) A two yearly completed Local Housing Market
Assessment is a statutory requirement 1.8 Older people are a significant group, in the
b) 64.5% of the households in Denbighshire are population profile of the county with 21% being aged
single or couple households with no 65 and over. This is in line with our neighbouring
dependents counties to the West,2 whilst Flintshire & Wrexham to
c) Population profile of older people is the East however, have a stronger employment
increasing; currently 21% of Denbighshire’s market and consequently have a younger population
residents are aged 65 or over profile. This proportion of older people needs a wide
d) Expected increase in number of households range of housing options to be developed, which will
and consequently a need for approximately promote independence, social inclusion and reduce
1000 new dwellings to be built by 2020. the number of people in residential placements, in
e) Decrease in the number of new build line with the aims of the corporate Well-being Plan
dwellings since 2007 and recent Welsh Government legislation.3
f) Low levels of planning applications for
residential development
g) Delivering the allocated housing sites within
the Local Development Plan.
h) Decrease in volume of house sales in the 1
2013 Update of Housing Need, Demand and Affordability in
county since 2007 and static house prices. the Local Housing Market Areas of Denbighshire. Source:
i) Promoting Welsh language and culture Glyndwr University
2
Table 1 in Appendix i
3
Social Services & Well-being (Wales) Act 2014
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1.9 The slump in the housing market and the 1.11 It is difficult for a local authority to influence
tightening of mortgage lending criteria for all the lack of development, but there are some local
potential buyers, following the banking crisis, has measures it can take to help enable conditions, once
meant that not only are many young people unable markets start to improve. A key method of enabling
to access finance to buy their first home, but many development is to have a clear and current Local
others are unable to sell, as a consequence and move Development Plan (LDP). Denbighshire adopted its
to more suitable accommodation. The majority of Local Development Plan in June 2013, after
the residents of Denbighshire own their own homes identifying enough land to bring forward 7,500
either with a mortgage or outright.4 houses in the period 2006-2021.
1.10 The low levels of development throughout the
county can be seen in the graph below.
Figure 2: New Build development in Denbighshire
2001- 2014 Source: Denbighshire County Council
4
Source: ONS- Tenure type in Denbighshire
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1.12 Another method to encourage development to address the issue of stalled sites – these are sites
take place quickly is to reduce the commencement which are allocated for development, have planning
period condition on planning permissions and permission or in some cases, where development has
provide gap funding for stalled sites. The latter would started but not progressed.
be especially effective for bringing forward
affordable housing units. The Council will have to 1.16 There have been some concerns that
undertake a review of the Local Development Plan in development of sites which provide a large amount
2017 and prior to this review will contact landowners of housing, may encourage excessive inward
of any allocated sites which have not been migration to the County, which could impact on the
progressed. Welsh culture and language. In 2011 Denbighshire
and Conwy Council surveyed the characteristics of
1.13 We will also develop Supplementary Planning residents of new built dwellings. There were 180
Guidance (SPG) and pre-planning application advice respondents and it was established that 68% of the
is available to developers, to try and ensure that any non-Welsh speaking households had moved into the
applications submitted will meet local requirements area from other areas within Denbighshire and 27%
and are more likely to be granted, and so speed up of the respondents were Welsh speakers. This
the process. indicates that the impact of large developments
culturally, are not as great as thought.
1.14 We are devising a series of development briefs
for sites allocated in the LDP process. The 1.17 The LDP requires Linguistic Impact Statements
development briefs will assist in advising the kind of to be submitted with planning applications for any
development that is sought for a particular site, and developments of 5 or more homes. As a minimum,
will be subject to consultation with the local development proposals should seek to use locally
community. relevant Welsh names. A new Street Naming and
Numbering Policy was adopted in May 2014, which
1.15 A site directory for allocated sites in the LDP is aims to preserve Welsh language identity and local
currently being developed. This will provide detailed history of the county, by making the requirement
site information and will be circulated to developers that all new street names must be Welsh or bilingual
to promote interest. An Infrastructure Plan is also and consistent with the local heritage of the area.
being developed and this will provide further This will help ensure that Denbighshire retains its
information on any infrastructure requirements for Welsh identity, by promoting the language in
allocated sites and look at how these can be everyday use.
addressed. The Council will be taking action to
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1.2 Better use of the existing housing stock 1.20 Through this scheme, owners are offered
by continuing to target empty homes across advice and support on how to deal with a
problematic property. This can range from providing
the county
repayable loans for works to enable the property to
be sold, to signposting assistance for renting the
Issues & Challenges
property out. Properties progressed through this
route can become ‘affordable’ housing, by working
a) 614 residential empty properties in with Housing Associations. Loans are repaid directly
Denbighshire* to the Council, so that they can be recycled into
b) Difficulty in engaging owners to bring empty other empty home projects.
homes back into use
c) Complexity of legislation and the risk of
additional costs to the council
*Source: Council Tax property data April 2014
1.18 The Council has committed to bringing back
into use 400 dwellings by 2017. If an empty dwelling
can be brought back into use, it not only removes a
wasted asset, it has far wider benefits for the local
community, by improving the amenity of the area, as
well as the health and well-being of the local
residents.
1.19 Empty Homes are tackled in several different
ways in the County. We currently take advantage of
Welsh Government targeted funding, through the
Houses into Homes recyclable loans scheme, in
conjunction with grants and loans also being made
available through the Council.
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1.3 Gypsies and Travellers accommodation
needs are identified and addressed Summary of Headline Actions for
Theme One
Issues & Challenges
1 Develop Site Development Briefs,
Supplementary Planning Guidance and Site
a) The Housing (Wales) Act 2014 makes it
Directories to provide clarity and information
mandatory for all councils to carry out an
about allocated housing sites for developers
assessment of Gypsy & Traveller
and investors
accommodation needs, and take action on
the findings. 2 Develop housing need and demand data to
b) We have regular unauthorised encampments produce an up to date Local Housing Market
although generally small, indicating there is Assessment
some need
c) We have no authorised sites in the County 3 Review Local Development Plan housing
policies and land allocations
1.21 A Gypsy and Traveller accommodation needs 4 Investigate the use of a reduced
assessment was carried out in 2011 by Bangor commencement period on planning
University, on behalf of the North Wales authorities conditions, to discourage land-banking
(excluding Wrexham). This suggested that, at that
5 Take action to bring forward stalled sites in
time, there was a need for two residential pitches and
the County
a transit site in the county. The assessment for
Denbighshire will be reviewed and updated during 6 Produce an Infrastructure Plan for
2015, and submitted to Welsh Government for their Denbighshire to identify and address
appraisal by February 2016. If the assessment infrastructure issues
identifies a need for Gypsy and Traveller sites, the
Council will need to take action to provide for that 7 Update and implement the Empty Homes
need. Delivery Plan and continue to innovate to
bring the dwellings back into use
8 Undertake an up-to-date Gypsy & Traveller
accommodation needs assessment
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2.0 Theme Two
Creating a Supply of Affordable Homes
2.4 Affordable Housing can be divided into three
Outcomes: types of housing tenure:-
1 Improved supply of affordable housing of all • Social rented housing (Affordable Housing for rent
types and tenures across the county which is provided by Local Authorities and Housing
2 Working with partners to maximise Associations and has regard to Welsh
affordable housing development Government’s benchmark rents)
3 An increase in applicants registered on the • Intermediate Rental Housing (where rents are
affordable housing register above those of social rented housing, but below
market housing prices) and can be provided by
private developers and Housing Associations
Background
• Low Cost Affordable Housing ownership (including
2.1 This theme aims to examine the issues
Shared Equity schemes), where a proportion of the
surrounding Affordable Housing and the affordability
property is bought and a proportion of the equity
of the housing market for local residents. Affordable
is retained by a Housing Association, it is possible
Housing is defined by Denbighshire County Council5
to ‘staircase’ these properties and eventually buy
as housing provided to those whose needs cannot
out the equity share
afford general market housing and is retained as
affordable for the first and subsequent occupiers. 2.5 It does not include the ‘Help to Buy’ mortgage
guarantee, deposit or the newly announced ISA
2.2 Affordable Housing should meet the needs of schemes, currently available through the UK and
eligible households, include availability at low enough Welsh Government as there is no facility for these
cost for them to afford, determined with regard to properties to remain affordable in perpetuity or for
local incomes and local house prices.6 the advance of money available through the scheme
to be recycled to facilitate further purchases, also
2.3 The Council can influence the supply of interest is charged on the advance after 5 years.
Affordable Housing through its planning policies, the 5
DCC Affordable Housing Supplementary Planning Guidance 2014
strategic management of Social Housing Grant and 6
WELSH GOVERNMENT Planning Technical Advice Note 2 (TAN 2)-
use of the Housing Revenue Account (HRA). Glossary definition
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2.6 The recession has had a significant effect on could not afford to buy a 2 bedroom house on the
the housing market with home ownership steadily open market, by 2014 this figure had risen to just
declining in the UK, from a peak of 69.7% in 2002 to over 49%. The open market price of a property has
64.7% in 20147. The main reason for the decline in not increased greatly between 2011 and 2014, but
home ownership is that incomes have not risen in because income levels have been decreasing, this has
line with house prices. Average house prices had the effect of decreasing the level of affordability
increased from 3.6 to 6.5 times the average salary for residents in Denbighshire. A similar story can be
during the period 1997 to 2011 across the UK.8 seen in the private rented market, where again rising
rent levels against decreasing incomes, have had the
2.7 As the table below demonstrates, home effect of making rented accommodation less
ownership affordability in Denbighshire has not affordable in the county.
improved. In 2011 almost 24% of the population
Household Income % of Households below
Threshold the threshold
Type of Tenure 2011 2014 2011 2014
2 Bed 80% Market Rent £13,000 £16,779 15.02% 35.09%
2 Bed 30% Discount for sale £16,618 £16,639 24.75% 34.75%
2 Bed Open Market Rent £16,293 £20,973 23.88% 44.62%
2 Bed Open Market for sale £23,739 £23,770 43.59% 49.82%
Figure 3: 2011 & 2014 Affordable Housing & Open Market Housing income thresholds in Denbighshire Source:
CACI Paycheck © & Hometrack data ©
7
The Death of a Dream- The crisis of Homeownership in the UK
2014 published by Homeowners Alliance
8
Regional House Prices: Affordability & Income Ratios Report
2012 (House of Commons Library)
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2.1 An improved supply of affordable
housing of all types and tenures across the
county.
Issues and Challenges
a) Personal income levels in Denbighshire have
fallen in recent years, with severe deprivation
identified in areas of Rhyl, Denbigh and
2009 Average Henllan
b) Levels of affordable housing development
household income have fallen
£26,469 c) Significant gap between affordable housing
need and supply
d) Affordable Housing provision through
planning obligation has reduced to 10%
e) Housing in hamlets and open countryside has
to meet affordable housing criteria
f) Financial challenges being faced by the
Council and partners
g) Low turnover of Council/Housing Association
stock
h) Welfare Reform changes combined with a
changing population profile necessitating a
need to build smaller properties
2014 Average
household income 2.8 All supply is influenced by planning policy, the
£23,762 viability of ‘private’ housing development to provide
some affordable housing, Welsh Government funding
and the developments by Housing Associations.
Picture 1: Changes in average household income
2009-2014 Source: CACI Paycheck Data©
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2.9 The LDP requires housing developments across • Develop a marketing policy to promote affordable
the county to provide a minimum of 10% Affordable housing
Housing. There is provision for this percentage to be • Review the process for registering for affordable
reviewed if house prices begin to rise and viability housing
can be assured. Developers must provide a
commuted sum for affordable housing provision 2.12 Issues regarding delivery are also being
where a full house cannot be provided on site, as the investigated, such as the availability and suitability of
development is for between 3 to 9 dwellings. public land for affordable housing, through reviewing
the local development plan allocations, to establish
2.10 Levels of Affordable Housing provision can vary suitability for affordable housing, or in some cases,
significantly from year to year due to variables such whether the sale of Council owned land would
as development rates or Extra Care Housing provide funds to enable developments in areas of
developments being completed. higher need. Options such as gap funding stalled sites
are being investigated to bring more development
2.11 A review of affordable housing was undertaken forward.
in 2014, to investigate ways of stimulating supply and
also to review policies and procedures that were 2.13 By addressing the issues identified, an
hampering delivery of affordable housing. The review affordable housing delivery programme can be
identified a number of potential improvements. We established, to stimulate and increase supply. The
will be taking the following actions to help to improve Council will develop and implement a clear
the delivery of affordable housing: programme for the delivery of affordable housing
• Establish an affordable housing delivery with partners which:
programme • Establishes a targeted programme for S106 & HRA
• Review council land availability with the aim of funds
developing a portfolio of potential sites for council • Maximises use of external funding, including Social
housing development Housing Grant
• Investigate alternative ways of funding affordable • Identifies suitable sites already in Council
housing ownership and establishes a programme for
• Investigate the possibility of centralising the delivery
commuted sums received for affordable housing, • Identifies investment opportunities for using
to enable a wider range of options to increase the capital funding
supply • Identifies opportunities for collaboration on
• Develop a standard s106 agreement and publish development on other public sector land
on the council’s website
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2.14 This will contribute to an improved supply of 2.2 Working with partners to maximise
affordable housing of all types and tenures. The affordable housing development
majority of affordable housing provided over recent
years has been delivered by Housing Associations,
Issues and Challenges
and the Council will continue to work closely with
their partners in developing the affordable housing
delivery programme. Housing Associations will be key
a) Lack of financial certainty for Council &
to its successful implementation.
Housing Association partners
b) Reduction in public funding for Affordable
2.15 The review process of the LDP will allow us to
Housing through Social Housing Grant
re-examine policies such as ‘Housing in Hamlets’ and
c) Increasing costs for building
take into account any practical issues that have arisen
d) A limited range of partners able to access
as part of implementing the policy.
funding which the Council currently
work with
e) Public perception of Affordable Housing
2.16 Social Housing Grant (SHG) is awarded annually
by Welsh Government to bring forward affordable
housing developments by Housing Associations. The
grant is managed locally by the Council, this ensures
that developments are funded following strategic
assessment and obtain best value for money;
however the Council cannot access the SHG funding
directly itself. Grant is awarded towards 58% of the
cost of housing projects with the remaining 42%
being funded through Housing Associations providing
private finance for schemes.
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2.17 The Welsh Government allocation of national 2.20 The increased flexibility in the HRA system will
SHG funding has been reducing in recent years from mean that investment can be considered by the
£75m in 2011-12 to £53.8m 2014-15. The Council for options such as:-
distribution of the grant funding is based on the • Direct development
population size of the county. This means the current • Joint ventures with Housing Associations
allocation to Denbighshire is £1,084,475 (2015/16) • Joint ventures with private developers
• Pension fund investment
2.18 Welsh Government have also introduced a • Establishment of a housing development company
Housing Finance Grant, which is money ‘drip-fed’ • Community Land Trusts
over the next 30 years, directly to Housing • Co-operative models
Associations to increase the supply of non-market • Community Living programmes
housing in Wales. This form of funding has been very
popular and Welsh Government is looking at 2.21 We will explore alternative ways of funding
introducing a second version in 2017/18, from which Affordable Housing and learn from other local
they hope 2000 new Affordable Homes will be authorities who are applying innovative approaches
developed. The second phase of this grant funding to accessing funding.
has been made available to stock owning local
authorities in addition to Housing Associations. 2.22 Currently the majority of affordable housing is
developed through Housing Associations accessing
2.19 The changes in the Housing Revenue Account Welsh Government grants, bonds and raising their
(HRA) subsidy system effective from April 2015 mean own private finance. Changes to HRA financing
there is an additional source of funding for affordable however will enable councils to be more directly
housing. Local Authorities have been able to buy out involved with the provision of affordable housing, by
of the HRA system and can use the money raised being able to finance development directly itself.
through rents and the assets of the buildings, as
equity against further prudential borrowing and 2.23 We could look at entering into a joint venture
investment. This gives authorities greater flexibility with a Housing Association or private developer
and new opportunities to access funding to build and where we can provide the land or access cheaper
invest in housing stock. funding to develop a housing scheme, but the
developer or Housing Association provides the
building expertise.
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2.24 Local Authorities are also increasingly being 2.28 Other issues that may need to be considered if
approached by pension investment companies. we are looking at increasing investment and our stock
The companies offer to build the properties on ‘free’ levels, is the suspension of the ‘Right to Buy’ in
council land and lease them to the council for a Denbighshire. With low stock levels and turnover, it
period of 10-15 years, so we receive the rental will be unviable for the authority to devote effort to
income, with us having the option to buy the increasing supply only to lose the properties through
properties after a set period of time. the ‘Right to Buy’ process. From 14 July 2015 the
maximum discount that can be applied in a ‘Right to
2.25 The alternative mechanisms for funding Buy’ sale has been reduced by Welsh Government
Affordable Housing, do in the main favour schemes, from £16,000 to £8000. There are also plans by
where the council has large land portfolios. In Welsh Government to bring forward legislation in the
Denbighshire this is not the case, with land owned by next assembly to end ‘Right to Buy’ in Wales
the authority, being distributed throughout the altogether, whilst waiting for this legislation to be
county in small pockets, in many cases not suitable introduced the Council will investigate the feasibility
for housing development. of having the scheme suspended in the County to
prevent losing further housing stock through these
2.26 A project team has been set up which draws sales.
expertise from across the authority, to assess the
viability of surplus property and land assets, and 2.29 The reduction in discount may be a disincentive
explore alternative uses or disposal. Through this for tenants to utilise the scheme, however any local
process affordable housing is considered in all cases, authority tenants who wish to get onto the property
however there is pressure in the current climate to ladder are prioritised for any affordable housing
achieve best market price which without land being ownership schemes in their chosen preference area.
made available free or at very low cost, makes Further investigation into the viability of these options
affordable housing unviable. will be made over the life of the Housing Strategy.
2.27 Another option for increasing affordable 2.30 The Council has been involved in the setting up
housing stock, regenerating communities and the West Rhyl Community Land Trust, which through
targeting accommodation for specific vulnerable the help of Pennaf Housing Group and North Wales
families, is to look at options such as buying back Housing has been instrumental in remodelling and
previously owned council properties or buying and regenerating the West of Rhyl, which is second in the
refurbishing empty homes. Multiple Index of Deprivation in Wales. The trust has
gone on to develop into a housing cooperative
offering more housing choice to the residents of this
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traditionally deprived area. 2.3 An increase in applicants registered on
2.31 Empty Homes are also being strategically the affordable housing register
identified and prioritised through the Social Housing
Grant Programme (SHG), to bring forward more
Issues and Challenges
Affordable Housing. These homes following
refurbishment currently become part of Housing
Association stock and will remain affordable homes
a) Negative perception of affordable housing
in perpetuity.
b) Lack of awareness of different affordable
housing schemes
2.32 Another option for bringing forward Empty
c) Complexity of application process
Homes as social housing is for properties to be
bought with DCC HRA funding, brought up to Welsh
Housing Quality Standard and let as social housing.
2.34 All the research and information available
This will aid regeneration programmes, supports the
indicates there is a high need for Affordable Housing
Economic and Community Ambition Strategy 2013 -
in the county, however as of July 2015 there are only
2023 and gives applicants more choice in the areas in
80 applicants listed on the affordable housing register
which they live. It is often more cost effective to use
as wishing to be considered for affordable housing
an existing building, especially in more rural areas,
ownership options.
where new build developments have viability issues.
2.35 Reasons for the low uptake vary, from
2.33 The empty homes programme has also been
applicants regarding affordable housing negatively as
integral to the provision of affordable housing and
another form of council housing, applicants not
regeneration. It has two strands, one of which,
happy that any profit made from the re-sale of their
concentrates on ‘eyesore’ sites in the county. More
properties in the future will be limited, due to the
information on this project is contained in Theme
affordability aspect of the schemes to lack of
Five- Promoting and Supporting Communities.
awareness of the scheme and intrusive and laborious
form filling for them to be eligible for the register.
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2.36 Affordable Housing opportunities are currently
prioritised for those in existing social housing, ex-
Summary of Headline Actions for
members of the armed forces, people with disabilities
who may find it difficult to get a private property Theme Two
adapted to their needs and people wanting to return
or to stay within a rural area. 1 Establish an affordable housing delivery /
investment programme
2.37 Work is now being undertaken to try and
overcome the barriers to accessing affordable 2 Review of Local Development Plan policies
housing and promote the schemes available, all such as affordable housing in rural areas and
promotion of the register is carried out bilingually:- commuted sums
• The application form is being simplified,
• A promotional strategy will be devised with the 3 Undertake a review of public landholdings,
stakeholders, to include promotion of the register working with partners, to identify suitability
and development sites. and availability for affordable housing
4 Investigate alternative mechanisms for the
funding and delivery of affordable housing
5 Investigate developing a council protocol for
the disposal of council land and property
assets to consider best value
6 Active promotion of the affordable housing
register to increase applications, as more
applicants will evidence demand to
developers and review registration process
7 Publicise successful affordable housing
schemes
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3.0 Theme Three
Ensuring Safe & Healthy Homes
3.1 Council and Housing Association
Outcomes:
1 Council and Housing Association
accommodation is brought up to and is
accommodation is brought up to Welsh maintained at the Welsh Housing Quality
Housing Quality Standards and maintained Standard (WHQS)
2 Improved standards in the Private
Rented Sector Issues and Challenges
3 Accommodation will be of good quality and
will be adaptable to residents needs
4 Properties will be more energy efficient a) 4% of Council properties have not been
helping the environment and improving renovated to Welsh Housing Quality
housing quality Standards
5 Unauthorised residential occupation of b) Maintenance of homes to the recommended
holiday caravans will be reduced standards
Background 3.2 Welsh Government has set a target of meeting
3.1 This theme aims to address the provision of Welsh Housing Quality Standards (WHQS) by 2020
safe and healthy homes for the residents of for all social rented housing stock in Wales. The
Denbighshire. This needs to be addressed across all standard includes issues such as:-
types of accommodation: affordable housing, private • ensuring properties are adequately heated,
rented accommodation and owner occupied homes fuel efficient and well insulated
including mobile home sites. • contain up to date kitchens and bathrooms
• are in a good state of repair
• are safe and secure
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3.3 96% of Denbighshire County Council’s housing Denbighshire County Council was unable to access the
stock met these standards in September 2014, funding through the Welsh Housing Quality Standards,
through an investment programme of over £51m to implement renewable technology sources, however
and has developed an on-going investment Denbighshire County Council is looking at other funding
programme of renewal and major works, using the streams with a view to piloting external improvements
Welsh Government grant funding of £2.1m to ensure in renewable technology on council properties.
that this standard is maintained.
3.4 As of June 2015 there are 141 of the 3454 3.2 Improved standards in the Private
properties owned by Denbighshire County Council Rented Sector
which the council has been unable to bring up to these
standards. These properties are currently tenanted by
Issues and Challenges
older people, who refused the upgrades, due to not
wanting the disruption. Options such as respite care
help with packing and moving belongings was offered a) Challenges in developing good relationships
but refused by the residents. The properties will be with landlords
renovated in the future as they become vacant. b) Establishing an accurate database of
landlords in the County.
3.5 With regards to Housing Association properties: c) Poor quality multi-occupation dwellings
• Wales & West Housing Association has achieved (particularly in the North of the county)
these standards in all its stock in Denbighshire d) Improving the quality of private rented
• North Wales Housing will have completed their sector stock
upgrade of stock in Denbighshire by the end of
2015
• Pennaf Housing Group is 90% compliant and will be 3.7 The Denbighshire housing market has high
fully compliant by the end of 2016 throughout all the percentages of rented properties. In 2015 the
6 local authorities which they operate within average percentage of rented properties in Wales
• Grw ^ p Cynefin will be compliant throughout all their was 14% compared to 16% in Denbighshire. It is
housing stock by 2017 anticipated that the private rented sector will make
up 20% of the total housing stock in Wales by 2020.
3.6 As part of the upgrading and renovating work Private landlords therefore make up a significant
carried out on properties owned by Pennaf Housing proportion of the housing offer in the county. Private
Ltd, solar panels were installed on some properties. landlords can vary, from individuals who rent out a
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