Delivering Affordable Housing in Villages:
Working with the National Federation of Young Farmers Clubs (NFYFC)
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Rural Affordable Housing:
What? Why? Who? How? Where? When?
Rural communities are often very worried about the thought of new housing development near their homes, but the benefits to rural life of developing small affordable housing schemes for local people can be great. This short briefing paper may help dispel many of the myths that surround the development of affordable housing in villages. YFC members can do a lot to mobilise opinion in their areas to promote rural affordable housing.
What …is rural affordable housing?
Affordable village homes are houses, flats and bungalows for local households who cannot afford to rent or buy a home of their own on the open market. Homes for rent and low-cost sale can be developed depending on the need in the area and the specific needs of a community for housing for young single, disabled or older people can be met. Village housing schemes are usually small, between 6-10 new homes, and are built to match the local character.
Why… is affordable housing important in rural areas?
House prices have risen dramatically in recent years, particularly in our villages, and many households are being priced out of the housing market and opportunities for private renting are limited. The introduction of the Right to Buy back in the 1980’s has meant that much of the original affordable housing stock has been lost to the private market.
Young families, first time buyers and households who cannot afford a home of their own are often forced to move out of their home village to find an affordable home to buy or rent. This loss of local families can have a detrimental effect on the rural community and services:
• Villages across the country are seeing pubs, shops, post offices, schools, surgeries, churches, clubs and facilities close though lack of local support as new generations of local people move away.
• The close support networks between family and friends are broken as local families move away, affecting both those that move and those left behind.
• Local employers, from the village school and pub to farmers, find it hard to recruit and maintain staff from within the village – particularly for part time and seasonal employment.
• Villages with high levels of daily out-commuting and second homes can feel deserted during the week / winter months and the village community feel lost.
There is a growing and wider concern nationally about the importance of farming for an increasing UK and world population so this is a good time to highlight the potential role of the rural economy and in turn, support services like housing.
Who … lives in the affordable homes?
Affordable homes developed in the villages are for local people and people with a local connection through employment and close family connections. The occupancy of the homes is controlled by a legal planning agreement for the lifetime of the homes and the homes are for shared owner sale or rent to households who meet the occupancy rules. In future years if no one with as local connection to the village needs an affordable home when one becomes empty, it is allocated or sold (shared ownership) to someone from a neighbouring village.
The people living in these new homes are someone’s sons and daughters or grand-children; your friends, colleagues and neighbours and their families. They could be from families you went to school with – or their teachers and dinner ladies.
Generally, households with incomes below £20,000 will be eligible for rented housing, and those with incomes between £25-35,000 will be able to consider a shared ownership home. Each household is assessed to see which housing product is most appropriate and affordable given their family size, income, outgoings, savings and the type of home they need.
Who …. develops and manages the affordable homes?
Affordable housing is usually provided by organisations known as housing associations who are not-for profit businesses or charities that are closely regulated by a Government body called the Housing Corporation. Housing associations are not private developers although sometimes they will build homes for out-right sale to help fund the delivery of affordable homes. Some
private sector developers can also provide affordable housing in rural areas for low cost sale.
English Rural Housing Association is a charitable housing association that specialises only in developing and managing affordable homes in villages and has a lot of practical experience of rural housing development in England.
How … is affordable housing developed in a village?
Working closely with the Parish Council and the community, English Rural HA will first help to identify the need for affordable housing in the area. This is usually done through a survey or series of open days or publicity events. If the village is developing its Parish Plan, that is an ideal opportunity to begin to find out about the housing needs of the community
If a need for housing is found, the Parish Council, District Council and Association will work together to find a suitable site for the new homes and then to design the new development and submit a planning application.
To make the homes affordable, English Rural bids for funding from the local council and / or the Government, using its specialist status to qualify for these funds which has been granted by the Housing Corporation.
Delivering an affordable housing scheme for a village involves all the community at every stage, usually through the elected members of the Parish Council and your local District or Borough Ward member but also at community open days and events.
The homes built in villages are controlled by a legal planning agreement which restricts the occupancy of the homes and also prevents them from being sold on the open market.
Where … are the new homes built?
Land and development opportunities will be looked at within the village, but affordable housing is usually developed just outside the village fence under the exceptions policy of the Council’s Local Plan. Finding the ideal site is not easy. It should be as close to village amenities as possible and hopefully on good transport links if they exist. The site needs to meet all the usual requirements for planning but often all the parties involved need to find compromises to make the development happen.
Contacts with the farming community can help to find sites and this is another way that YFC members can get involved.
When … will the homes be complete?
In all reality, developing an affordable housing scheme for a village can take a while! Once the housing need has been established and the principle of developing an affordable housing scheme agreed, the site finding can be a long drawn out process. The actual construction phase is often the shortest part of the process. Generally, a village can expect it to take anything from 1 to 3 years from start to finish to see the homes completed. However, YFC members could help considerably to shorten these periods if they can do their bit to mobilise local support.
What …. can the Parish Council do to promote affordable housing?
The first step is to ask for a representative from English Rural Housing Association to meet with the parish council and community. If the parish council decide to take things further, their role is to actively support and promote the idea of rural housing development at all stages – from the survey work to identify local housing need, site finding, designing the scheme and public consultation through to achieving planning and seeing the new homes built.
Where …… can I find more information?
English Rural Housing Association has Regional Development Managers.
To find the contact details for your Regional Housing Development Manager, please contact our Head Office on 020 7820 7930 or visit our web site: .uk
The photos in this briefing are all of English Rural Housing Association affordable housing developments across England.
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