0
CHICHESTER(DISTRICT(COUNCIL(
Draft Housing Need Survey Report(
Rogate Parish
September 2017(
Housing Delivery Team
Chichester District Council
Tel: (01243) 534699
1
Contents
1.0 Introduction ................................................................................................................. 4
1.1 Key findings ..................................................................................................... 5
2.0 Relevant secondary data ............................................................................................ 6
2.1 Chichester District household projections ....................................................... 6
2.2 Rogate’s geographic and population profile .................................................... 6
2.3 Rogate’s affordable housing profile ................................................................. 8
2.4 Rogate’s market housing profile and affordability .......................................... 10
3.0 Methodology and structure ........................................................................................ 12
4.0 Survey response and analysis .................................................................................. 13
4.1 Respondents residency period ..................................................................... 13
4.2 Respondents age range ................................................................................. 13
4.3 Respondents who are likely to move; time scales and locations .................. 14
4.4 Respondents reasons for needing to move ................................................... 15
4.5 Composition of the households who wish to move within Rogate .................. 18
4.6 Respondents housing need by; bedroom numbers, dwelling preference &
tenancy type ............................................................................................................... 18
4.7 Respondents support for development .......................................................... 26
4.8 Number of household members who have left the parish in the last 5 years
................................................................................................................................... 29
4.9 Respondents comments ................................................................................. 29
5.0 Conclusion ................................................................................................................ 30
Appendices
Appendix 1 – Housing needs survey sample ......................................................................... 32
Appendix 2 – Housing register banding system explanation ................................................. 36
Figures
Fig 1. Rogate parish boundary ............................................................................................... 7
Fig 2. Age profile comparison; Rogate Parish, Chichester District & South East England,
2011 ......................................................................................................................................... 7
Fig 3. Household tenure comparison; Rogate Parish, Chichester District & South East
England, 2011 .......................................................................................................................... 8
2
Tables
Table 1. Households on the housing register with a local connection to Rogate;
bedroom need & banding ................................................................................. 9
Table 2. Households on the housing register with a local connection to Rogate;
banding, age grouping & local connection ....................................................... 9
Table 3. Rogate’s affordable rented housing stock and turnover ................................. 10
Table 4. Rogate’s total housing stock by number of bedrooms, 2011 ......................... 10
Table 5. Chichester average house prices, 2016 ......................................................... 11
Table 6. Respondent’s residency period in Rogate ...................................................... 13
Table 7. Respondent’s age range ................................................................................ 13
Table 8. Results from questions 3, 4, & 5 .................................................................... 14
Table 9a. Results of why respondents want / need to move outside of Rogate ............. 15
Table 9b. Results of “other” reasons why respondents want / need to move outside of
Rogate ............................................................................................................ 16
Table 10a. Results of why respondents may want / need to move within Rogate ........... 17
Table 10b. Results of “other” reasons why respondents may want / need to move within
Rogate ........................................................................................................... .17
Table 11. Respondents who want / need to move within Rogate: minimum required
bedrooms, dwelling preference & tenure type ................................................ 19
Table 12. Respondents who want / need to buy on the open market within Rogate:
minimum bedroom requirement & affordability comparison ........................... 20
Table 13. Respondents who want / need to buy intermediate housing within Rogate:
minimum bedroom requirement & affordability comparison ........................... 21
Table 14. Respondents who want / need to rent in the private market within Rogate:
minimum bedroom requirement & affordability comparison ........................... 22
Table 15. Respondents who want / need affordable rented accommodation within
Rogate: minimum bedroom requirement & affordability comparison ............ 23
Table 16. Rogate’s indicative projected future housing need ......................................... 24
Table 17. Rogate’s estimated 5 year housing need ....................................................... 25
Table 18. Respondents support for different types of development ............................... 26
Table 19. Respondents support for different development combinations ...................... 27
3
Table 20a. Total number of dwellings respondents would support .................................. 27
Table 20b. Supplementary comments to table 20a .......................................................... 28
Table 21. Suggested development sites ....................................................................... 28
Table 22. Respondents preferred development distribution ........................................... 29
Abbreviations
CDC Chichester District Council
DCLG Department for Communities and Local Government
DNA Did Not Answer
LPA Local Planning Authority
RPC Rogate Parish Council
NPPF National Planning Policy Framework
NPPG National Planning Practice Guidance
SDNP(A) South Downs National Park (Authority)
SHMA Strategic Housing Market Assessment
4
1.0 Introduction
There have been active discussions between Rogate Parish Council (RPC) and
Chichester District Council (CDC) on the topic of rural affordable housing need within
the parish since November 2016.
Following a meeting on 22nd March 2017, it was agreed by RPC that a housing needs
survey would be commissioned to assess any hidden housing need. CDC agreed to
analyse the housing need surveys and report back the findings, in accordance with the
Data Protection Act 1998.
RPC and CDC’s housing delivery team worked together to tailor CDC’s template
housing needs survey
1
to;
• comprehensively assess Rogate’s local housing need, and;
• establish the level of support from the community for providing both affordable and
market units within the parish.
This report summarises the key findings from the survey whilst taking into account the
secondary information available to help further the communities’ understanding of the
local need, in-line with the National Planning Practice Guidance (NPPG):
“Local housing need surveys may be appropriate to assess the affordable housing
requirements specific to the needs of people in rural areas, given the lack of granularity
provided by secondary sources of information”.
This report has been based on a total of 244 valid returns, equivalent to a 38%
response rate of total usual households in the surveyed area (in relation to the
2011 Census information). It represents a total of 588 people (household members),
equivalent to 38% of the parish population, as defined by the 2011 Census. The
gender split of respondents comprised 50.9% female, 46.6% Male and 2.5% did not
answer.
1
See Appendix 1 for a sample of the survey.
5
1.1 Key findings
The survey has demonstrated a number of interesting facts and correlations;
principally, that there is a greater affordable need in the parish area than had been
identified by the council’s housing register. The survey results have identified an
estimated local housing need:
• 3 – 8 is market unit
• 10 – 15 affordable rented units
• 0 – 10 shared ownership units
• 0 – 6 market rented units
Listed below is a summary of the main housing issues that have been identified within
Rogate:
Ø Younger household needs:
• For affordable rented tenure:
- 1 bedroom flats
- 2 bedroom houses
• For first time buyers
- 2 bedroom houses
Ø Downsizing accommodation
• For affordable rented tenure:
- 1 bedroom bungalow’s
• Private market housing
- 2/3 bedroom bungalows
87% of respondents indicated they would support some form of development
within the parish, preferably delivered over more than 2 sites. The overall average
support is for 28 units; with the majority (40%) preferring to see the delivery of 10-20
units.
6
2.0 Relevant secondary information
This section gathers all the relevant secondary information to provide a backdrop to
Rogate’s housing profile and will helps towards better understanding the survey‘s
findings.
2.1 Chichester District household projections
The NPPG advocates that the household projections published by the Department for
Communities and Local Government (DCLG) should provide the starting point for
estimating overall housing need. Although this guidance is for local authorities (LAs) to
plan for their strategic housing needs, the figures provide a good insight into future
trends of the local populations.
DCLG live table 425 estimates the number of households in the district will increase by
26% by 2039. It is estimated that the average household size in the district will
decrease from 2.21 to 2.05 (live table 427) by 2039. The population of people aged
75+ is estimated to increase from 21% to 31%, and people aged 25-64 in the district
will decrease from 58% to 49% during the same period (live table 414). The district of
Chichester has an aging population and the projections illustrate that the division is set
to increase, with household sizes decreasing.
As Rogate Parish is situated in the National Park, where development is limited, these
percentage increases cannot simply be applied to parish figures. Although, the trends
of smaller household formations with an aging population is likely to apply.
2.2 Rogate’s geographical and population profile
Rogate is a civil parish in the District of Chichester which includes the villages of
Rogate and Rake (the majority) and the hamlets of Fyning, Hillbrow (part), Durford
Wood, Durliegh Marsh, Terwick Common, Tullecombe, Habin, Langley and Nyewood
(part).
The parish is located within the South Downs National Park (SDNP). It covers
approximately 23 square km. The A272 crosses the parish from east to west, through
the centre of Rogate. The B2070 serves the linear settlement of Rake. Figure 1
illustrates the parish boundary. Rogate village has a primary school, village hall, post
office / store, church and one pub.
7
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
0-4 5-9 10-15 16-19 20-29 30-44 45-59 60-64 65+
Percenrage of age bands
Age bands
Rogate, Chichester and South East England Age Profile
Comparison
Rogate
CDC
South East
Figure 1 – Rogate and Rake Parish Boundary
Rogate parish has a population of 1566 usual residents with 639 usual households
(Census, 2011). Figure 2, illustrates the age banding of the residents in comparison to
Chichester District and South East England:
Figure 2 – Age profile comparison; Rogate, Chichester District and South East
England, Census 2011
8
It is evident that there are fewer residents aged 20-29 and more residents aged 45+ in
the parish when compared to the district and the south east.
Figure 3 illustrates that Rogate parish has; a larger proportion of owner occupied
housing, a higher proportion of social rented units but a lower proportion of private
rented in relation to the district and the south east.
Figure 3 - Household tenure comparison; Rogate Parish, Chichester District and
South East England, Census 2011
2.3 Rogate’s affordable housing profile
Table 1 shows that there are currently 8 households on the councils housing register
who have claimed a local connection to Rogate parish, of which 38% are in bands ‘A-
C
2
’. Households placed in bands ‘A-C’ are consider as having a high priority need for
housing. It shows that all households are currently in need of a 1 bedroom property.
2
See Appendix 2 for further information relating to the housing register banding system.
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0%
Owned
Shared Ownership
Social Rented
Private Rented
Living Rent Free
Owned
Shared
Ownership
Social Rented Private Rented
Living Rent
Free
South East England
67.6% 1.1% 13.7% 16.3% 1.3%
Chichester District
67.2% 0.9% 14.9% 14.9% 2.2%
Rogate Parish
71.0% 0.2% 16.0% 10.2% 2.7%
Household tenure comparison: Rogate, Chichester
District and South East England 2011
South East England Chichester District Rogate Parish
9
Table 1 – Households on the housing register with a local connection to Rogate;
bedroom need & banding
Households on the housing register with a local connection to Rogate;
bedroom need and banding as at September 2017
1 Bedroom
Need
2 Bedroom
Need
3 Bedroom
Need
4 bedroom
Need
Total
3
-
-
-
3
5
-
-
-
5
8
0
0
0
8
Table 2 demonstrates that the 8 households currently on the register
3
make up a total
of 10 people. All 8 households currently reside within the parish. The age profiles with
the greatest housing need are people aged 29 or under.
Table 2 – Households on the housing register with a local connection to Rogate;
banding, age grouping and local connection
Households on the housing register with a local connection to Rogate;
banding, age grouping and local connection (September 2017)
Banding and Local
Connection
Age Bands
0
-
10
11
-
17
18
-
24
25
-
29
30
-
44
45
-
59
60
-
64
65+
Total
Bands A-C total
0
0
1
0
0
1
0
1
3
Currently residing in
Rogate
-
-
1
-
-
1
-
1
3
Other local
connection
-
-
-
-
-
-
-
-
0
Band D total
0
0
3
2
0
2
0
0
7
Currently residing in
Rogate
-
-
3
2
-
2
-
-
7
Other local
connection
-
-
-
-
-
-
-
-
0
Overall Total
0
0
4
2
0
3
0
1
10
Table 3 illustrates Rogate’s affordable rented housing stock and average yearly
turnover
4
;
10
Table 3 - Rogate’s affordable rented housing stock and turnover
Rogate’s Affordable Rented Housing Stock and Turnover
No. of
Bedrooms
Total no. units
(as at March 2017)
Allocations Since 2007
1 Bedroom
32
8
2 Bedrooms
41
20
3 Bedrooms
32
4
As previously identified the highest affordable rented demand is for 1 bedroom
properties, but the average turnover over the past 10 years for a 1 bed unit is 0.8 a
year. The 3 bedroom units have a much lower average turnover; therefore households
who require the larger properties usually have to wait much longer before a suitable
one becomes available.
Since 1980, a total of 40 social rented homes have been lost to the ‘Right to Buy’ in
Rogate parish.
2.4 Rogates’ market housing profile and affordability
Table 4 exhibits Rogate’s property stock by bedroom number, this information has
been extracted from the 2011 census. It must be noted that these figures include both
market and affordable dwellings:
Table 4 – Rogate’s total housing stock by number of bedrooms, 2011
Rogate’s Bedroom Stock Profile, 2011 Census
Studio / 1 bed
2 Bed
3 Bed
4+ Bed
Total
Total
48
128
220
243
639
When the affordable rented housing stock figures are subtracted from the figures in
Table 3 it shows that the market stock is made up of;
• 16 (3%) studio / 1 bedroom dwellings;
• 87 (16%) 2 bedroom dwellings;
• 188 (35%) 3 bedroom dwellings, and;
• 243 (46%) 4(+) bedroom dwellings
This shows that there is a lack of 1 and 2 bedroom units in Rogate which are more
affordable for young people wishing to get onto the property ladder and for older
4
Re-lets of affordable/social rented properties from March 2007 to March 2017.
11
people wishing to down size. It also shows that there is a significantly larger
percentage of 4(+) bedroom houses compared to the rest of the District, which attract a
much higher value. There are currently only 2 properties for sale in Rogate: a 6
bedroom property with an asking price of £1,750,000 and a 4 bedroom property with
an asking price of £750,000
5
. The average sold price in Rogate was £730,572
6
, based
on the previous year figures. There were only 7 properties sold in the last year,
therefore, the average price only reflects the mix of properties sold; high value
properties.
Table 5 illustrates the difference in entry level homes (lower quartile and first time
buyers) and those purchased by people who previously owned a home in the
Chichester District. First time buyers in Chichester District are purchasing homes
which are more expensive than the other comparators.
Table 5 – Chichester average house prices 2016
7
Lower Quartile
1st Time Buyer Mean
Owner Occupier Mean
Chichester
£243,875
£271,026
£399,570
Arun
£200,000
£207,648
£292,312
West Sussex
£235,000
£239,985
£347,346
South East
£210,300
£244,026
£350,784
England and Wales
£130,000
£191,364
£257,402
Table 5 illustrates that at both ends of the market Chichester district is comparably
worse off in terms of absolute costs than the other comparable areas. This can
particularly impinge on the ability of local businesses to attract and retain its workforce.
The difference between the lower quartile cost and the first time buyer costs is
indicative of a large supply of unsuitable and/or age restricted properties in the district.
The lower quartile house price to lower quartile resident earnings in the Chichester
District is 11.6
8
. With lower quartile house price to lower quartile employment earrings
reaching 12.6. These figures can only be attained on a LA basis. The affordability ratio
has fallen in the last year, but is still one of the highest ratios anywhere in the country.
It is evident that Rogate’s housing stock attracts a high value, which therefore impacts
5
Source: Rightmove, September 2017
6
Source: Rightmove, September 2017
7
Source: Land Registry Price Paid Data 2016
8
Source: DCLG Live Tables: Land Registry Data
12
affordability even more. This illustrates the notable affordability pressures at the lower
end of the market.
A combination of the deteriorating affordability of market homes, restricted access to
mortgage products and a lack of social housing supply has resulted in fewer
households being able to buy and thus increased pressures on the existing affordable
housing stock.
3.0 Methodology and structure
The purpose of this survey was to gain an understanding of the area’s ‘hidden’ local
housing need (households that have a need for affordable housing, but are not listed
on the Council’s housing register) and to provide an understanding of the local market
housing need. It must be noted that people’s aspirations regarding market housing
may be unrealistic, and this must be taken into account when considering the survey
responses.
At the beginning of June 2017 a survey was posted to every residential address in
Rogate parish. The survey asked respondents to identify whether they or household
members are, or likely to be in the near future, in need of alternative housing.
Respondents were asked to return their completed forms in the supplied pre-paid
envelope and return to CDC by the 23
rd
June 2017.
A total of 244 valid returns where received, equivalent to a 38% response rate of
usual households in the surveyed area (in relation to the 2011 Census information).
It represents a total of 588 people (household members), equivalent to 38% of the
usual parish population, as defined by the 2011 Census. The gender split of
respondents comprised 50.9% female, 46.6% Male and 2.5% did not answer.
On this basis, CDC housing delivery team recommends that the survey be considered
statistically illustrative of the local community.
Whilst all valid data has been included in this analysis, not all questions have been
individually evaluated in this report. This is because some questions were included
purely to support information in other questions.
Please note: references throughout this report to ‘DNA’ denotes ‘Did Not Answer’
13
4.0 Survey response and analysis
4.1 Respondents residency period
Survey Question: (1) - How many years have you/your household lived in Rogate
parish?
This question received a 91% response rate. A breakdown of the residency of the
respondents is listed below;
Table 6 – Respondents residency period in Rogate
Respondents residency period
Duration
Frequency
5 Years or less
44
Between 6-10 years
36
Between 11-19 years
46
Between 20-29 years
28
Between 30-39 years
24
Between 40-49 years
23
Between 50-59 years
9
Between 60-69 years
6
70+ years
6
Total
222
DNA
22
The average length of the respondent’s residency in Rogate is 22 years.
4.2 Respondents age range
Survey Question: (2) - Please indicate the age & gender of every person living at this
address.
This question was devised to ascertain the demographic breakdown of each
respondent. The gender split of respondents comprised 50.9% female, 46.6% Male
and 2.5% did not answer. Table 7 provides a breakdown of the respondent’s age
bands.
Table 7 – Respondents age range
Age bracket
Total
DNA
0-17
18-29
30-44
45-59
60-64
65-74
75+
Frequency
85
51
54
116
42
108
120
576
12
14
This demonstrates that:
• There is a broad sample of age ranges, which is representative of the
population in Rogate.
4.3 Respondents who are likely to move: timescales and locations
Survey Questions:
• (3) – Is there anyone living in your household now who is likely to want/need to
move into alternative accommodation in the next 5 years?
• (4) – When will you/they likely to want/need to move from this home?
• (5b) – Would you/they want/need to stay in Rogate?
These questions have been grouped together to fully understand the housing need
within the parish. The results of those households who have indicated they need/wish
to move are shown below in Table 8.
Table 8 – Response to questions 3, 4 & 5
Questions 3, 4 & 5 - Do you need to move? Do you wish to stay in Rogate?
When do you need to move?
Do you wish to
stay in Rogate
Time scale
Within 2
years
2-5 years
5+
years
DNA
Yes
28
12
8
7
1
No
29
9
14
5
1
Unsure
4
1
2
-
1
49 respondents (8%) stated that they or someone in their household needs to move
within the next 5 years. The main findings from these results are:
• 28 (5%) of the responding households expressed that they / someone in their
household needs / wishes to move within Rogate
• 29 (5%) of the responding households expressed that they / someone in their
household needs / wishes to move outside of Rogate
• 4 (0%) of the responding households expressed that they / someone in their
household needs / wishes to move but was unsure if they wished to stay in
Rogate
15
N.B the results of the 4 households who said they were unsure of whether they
would stay in Rogate will be analysed alongside those who stated they wished to
stay.
4.4 Respondents reasons for needing to move
Survey Question: (6) - What are your / their reasons for wanting / needing to move?
This question will be analysed in two ways;
• The main, and other reasons for people wanting/needing to move outside of
Rogate
• The main, and other reasons for people wanting/needing to move within Rogate
Respondents were asked to state one main reason why they needed to move and
state any other reasons that may apply. Table 9a summarises the reasons as to why
the 29 respondents stated they need / wish to move outside of Rogate:
Table 9a – Results of why respondents want/need to move outside of Rogate
Results of why respondents want/need to move outside of Rogate
Reason
Main Reason
Other Reasons
Frequency
%
Frequency
%
Need larger accommodation
-
-
1
3.5%
Need smaller accommodation
5
17.2%
-
-
Need specially adapted housing
(i.e. physical disability) or sheltered
housing
3
10.4%
1
3.5%
Need to be closer to family or other
support
1
3.5%
1
3.5%
Need to leave family home
5
17.2%
2
6.9%
Moving to university / college
6
20.7%
2
6.9%
Unable to afford current
accommodation
1
3.5%
1
3.5%
Need to be closer to employment
3
10.4%
3
10.4%
Need to avoid harassment (e.g.
anti-social behaviour)
-
-
1
3.5%
Other (please specify)
4
13.8%
-
-
DNA
1
3.5%
17
58.7%
16
Table 9b – Results of “other” reasons why respondents want/need to move
outside Rogate
Tables 9a & 9b demonstrate:
• The main reason for those households’ members wishing to move outside of
the parish is for educational reasons.
• 5 households would look to move outside of the parish for smaller
accommodation
The next part of the analysis will be based on the 28 households who stated they or
members of their household wished to move within Rogate parish and the additional
household who are unsure whether they or members of their household wish to stay
within the parish. Therefore the overall analysis will be based on 32 respondents
who may have a housing need in Rogate.
Table 10a highlights the reasons as to why the 32 households expressed why they
and/or a member of their household may need / wish to move within Rogate. Table 9b
provides a breakdown of the “other reasons” provided:
Other Reasons
Main Reason
Frequency
Moving to live with spouse
1
Better accommodation configuration
1
The garden is too big to maintain
1
Change of personal circumstances
1
17
Table 10a – Results of why respondents want/need to move within of Rogate
Results of why respondents want/need to move outside of Rogate
Reason
Main Reason
Other Reasons
Frequency
%
Frequency
%
Need larger accommodation
4
12.5%
-
-
Need smaller accommodation
4
12.5%
-
-
Need specially adapted housing
(i.e. physical disability) or sheltered
housing
2
5.6%
-
-
Need to be closer to family or other
support
2
5.6%
4
12.5%
Need to leave family home
9
28.3%
1
3.1%
Moving to university / college
1
3.1%
2
5.6%
Unable to afford current
accommodation
3
9.4%
1
3.1%
Need to be closer to employment
1
3.1%
5
15.6%
Sub-standard accommodation (e.g.
safety hazards, damp)
-
-
2
5.6%
Other (please specify)
5
15.6%
2
5.6%
DNA
1
3.1%
15
46.7%
Table 10b – Results of “other” reasons why respondents want/need to move
within Rogate
The above tables illustrate:
• There are a varied number of reasons, but the highest proportion, 28.3%,
indicated that they or a member of their household will be looking to set up
home for the first time.
The next part of the analysis will be based on the 32 households who may need
to move within Rogate.
Other Reasons
Main Reason
Frequency
Other
Frequency
Elderly
1
-
Lodger
1
-
Independence
1
-
Change of house
1
-
Garden too big
1
-
Want to be closer to the centre of the village
-
1
Overcrowded in present accommodation
-
1
18
4.5 Composition of the households who need to move within Rogate
Survey Question: (5a) - Please tell us the makeup of the household which is likely to
want to move into alternative accommodation in the next 5 years.
The results from this question illustrates that 18 of the 32 households who want / need
accommodation within the parish are newly forming households under the aged of 30,
and 9 of the households are aged 65+.
4.6 Respondents housing need and affordability by; bedroom numbers, dwelling
preference and tenure type
Survey Questions:
• (7a) – What is the minimum number of bedrooms that would be needed?
• (7b) – Which type of accommodation would you/they prefer?
• (8) – Which type of accommodation would you/they consider? (tick all that apply)
• (9) – If you/they selected buying on the open market or shared ownership in Q8,
what is the maximum house price you/they could afford?
• (10) – If you selected renting in Q8, what is the maximum rent you/they could afford
(per month), including any services charges?
• (11) – What is your/their household monthly take home income?
• (12) – Are you / they on the housing register held by the Chichester District
Council?
Table 11 shows the combined results of Q7a, Q7b & Q8 from the 32 households who
wish / need to move within Rogate. This is to help establish what type of tenure would
be required, in relation to property type and bedroom need. As respondents were able
to provide more than one option for what type of occupation preference they would
consider the totals illustrate the range
9
of the potential tenure that would be required:
9
The ranges have been calculated using the minimum and maximum scenarios for each occupation
preference.
19
Table 11 - Respondents who want / need to move within Rogate: minimum required
bedrooms, dwelling preference and tenure type
10
This includes renting from a housing association or Community Land Trust
11
For the purpose of the survey the term “shared ownership” was used to incorporate all other forms of
affordable home ownership such as; discounted equity and shared equity models as well.
No.
Bedrooms
required
Dwelling
preference
Tenure preference
Buying on
the open
market
Private Rent
Shared
ownership
11
DNA
1 Bedroom
10
households
31%
7
Flat / bedsit
-
0-3
0-2
-
2
Bungalow
-
0-1
-
-
1
Adapted /
sheltered
-
-
-
1
2 Bedroom
11
households
34%
2
Flat / bedsit
0-1
0-1
0-2
-
6
Bungalow
0-1
0-3
0-2
1
3
House
0-1
-
0-2
-
3 Bedroom
5
households
16%
2
Bungalow
1-2
0-1
-
-
3
House
2
-
0-1
-
4 Bedroom
4
households
13%
5
House
3-4
0-1
-
-
DNA
2
households
6%
3
DNA
-
-
-
2
Range totals
0-10
4
20
The main findings from table 11 are:
• 53% of the households wanting / needing to move within Rogate would
consider affordable rent, of which 95% would require / need a 1 /2 bedroom
property.
• 34% of the households wanting / needing to move within Rogate would
consider buying on the open market, of which 27% would want / need a 2
bedroom property. It must be noted that only 16% of Rogate’s current
market housing stock are 2 bedrooms. With 73% indicating a need / want
for a 3+ bedroom property.
• 28% of the households wanting / needing to move within Rogate would
consider shared ownership, with the majority (67%) wanting /needing a 2
bedroom property.
• The overall tenure type preference is;
o 22% (7 households) would prefer/need a 1 bedroom flat/bedsit
o 19% (6 households) would prefer/need a 2 bedroom bungalow
This next section analyses bedroom requirements (identified in Q7a), in relation to
affordability (identified in Q9), for those households who stated they would consider
buying on the open market within the parish. This is to help establish whether the
respondents would actually be able to afford the tenure types they stated. 10 of the 11
households who want / need to buy on the open market within Rogate provided
affordability information:
Table 12 - Respondents who want / need to buy on the open market within
Rogate: minimum bedroom requirement & affordability comparison
Open Market
Bedrooms
Up to
£250k
£250 - £350k
£350k - £500k
£500K+
Average
2 Bed
2
1
-
-
£200K
3 bed
-
-
2
1
£625k
4+ bed
1
-
1
2
£937K
Main findings:
• The total average of what respondents could afford to buy on the open market
was £622,222, which is below the average price paid of £750,000 last year in
Rogate.
21
• The likely hood of accessing a smaller property in Rogate is slim. The last 2
bedroom property that sold in Rogate (October 2016) achieved a value of
£295,000. It can therefore be assumed that it is unlikely that the 2 households
with a budget of less than £250,000 will be able to access the property market.
• The household hoping to secure a 4 bedroom property with a budget of less
than £250,000 is also unrealistic. The lowest value achieved for a 4 bedroom
was just over £300,000 this year.
None of the above households declared they are on the housing register held by CDC.
It can be assumed that 3 of these households have an intermediate housing need. Of
these 3 households, 2 indicated they would consider intermediate housing such as
shared ownership. Therefore, a hidden intermediate housing need of 1 has been
identified.
Of the 9 households who indicated they would consider buying intermediate housing
such as shared ownership, 7 household provided affordability information. This
information is set out in Table 13 below.
Table 13 - Respondents who want / need to buy intermediate housing within
Rogate: minimum bedroom requirement & affordability comparison
Intermediate Housing
Bedrooms
Up to
£100k
£100 - £200k
£200k - £300k
£300K+
Average
1 Bed
1
-
-
-
£75K
2 bed
2
3
-
1
£183k
Main findings:
• The total average value of what respondents could afford to pay for a shared
ownership property was £167,857. Based on a property value of £300k
(reflective of a 2 bedroom house value in the area), a minimum 40% share
(£120k) is realistic for all the above respondents who would require a 2
bedroom property.
None of the above households declared they are on the housing register held by CDC.
22
7 of the 10 households who indicated they would consider renting privately in Rogate
provided affordability information. This information has been set out in Table 14 below.
Table 14 - Respondents who want / need to rent in the private market within
Rogate: minimum bedroom requirement & affordability comparison
Private Rent
Bedrooms
Up to
£500
pm
£500 -
£600
pm
£600 -
£700
pm
£700 -
£800
pm
£800 -
£900
pm
£900 -
£1000
pm
£1000+
pm
Average
pm
1 Bed
1
-
1
-
-
-
-
£450
2 Bed
-
1
1
-
-
1
-
£667
3 Bed
-
-
-
-
-
-
1
£2000
4+ Bed
-
-
-
-
-
-
1
£1,200
There is currently only 1 property advertised for market rent in Rogate (27/08/17)
12
. As
there is limited comparable evidence the Local Housing Allowance (LHA) rates will be
used to assess affordability. Local Housing Allowance (LHA) is the housing benefit
paid to most tenants who rent from private landlords. The council require that
affordable rents are no more than 80% of market value or above the LHA rates. The
LHA rate from April 2017 in the Chichester District is:
Ø 1 bedroom - £580.75 pcm,
Ø 2 bedroom - £728.00 pcm,
Ø 3 bedroom - £858.48 pcm,
Ø 4 bedroom - £1,161.46 pcm
The main findings from the results illustrated in Table 14 have been set out below:
• There are 4 households who would not be able to afford market rents, when
using the LHA rates as comparables. However, these 4 households did
express they would consider affordable rented tenures. Therefore, no
affordable rented hidden need has been established. The private rented figures
will be adjusted to ensure no double counting.
None of the above households declared they are on the housing register held by CDC.
12
Which is a 1 bedroom property with an asking value of £800 per month
23
13 (68%) of the 19 households who indicated they would consider affordable renting
within Rogate provided affordability information, this is set out in Table 15 below:
Table 15 - Respondents who want / need affordable rented accommodation
within Rogate: minimum bedroom requirement & affordability comparison
Affordable rented
Bedrooms
Up to £500
pm
£500 - £600
pm
£600 - £700
pm
£800+
pm
Average
1 bed
2
3
-
-
£500
2 Bed
1
4
-
1
£592
This table shows;
• The average price that respondents claimed they would be able to afford for a 1
bedroom affordable rented property is £500, which is below the current LHA.
• The average price that respondents claimed they would be able to pay for a 2
bedroom affordable rented property is £592, which is also below the current LHA.
3 (16%) of the 19 households who stated they wished / needed to move within Rogate
and would consider affordable rented accommodation declared they are already on the
housing register. Therefore it can be assumed that 16 additional households have
been identified for having an affordable housing rented need, although some
stated they would consider other housing options and this will be considered in
evaluating the overall need to ensure no double counting.
To summarise, the findings indicate that there is a 5 year identified local housing need
within Rogate, for both affordable and market units. The NPPG advises that the
calculation for estimating affordable housing need involves adding together the current
unmet housing need and the projected future housing need (identified in table 16) and
then subtracting this from the current supply of affordable housing stock.
24
Table 16 – Rogate’s indicative projected future housing need
Tenure
Type
Household
tenure
preference
need range
Affordability Amendment Calculations
Projected
Future
Housing
Need
Market
6-11
Less 3 (identified households as having a
hidden intermediate affordable housing
need)
3-8
Affordable
(Rent)
(Shared
ownership)
8-27
(8-18)
(0-9)
Add 8 (housing register members)
Less 3 (respondents who is on the housing
register and has been counted within the
additional figures above)
Add 1 (identified intermediate housing
need)
14-32
(14-22)
(0-10)
Private
Rent
0-10
Less 4 (households identified as not being
able to afford market rents)
0-6
There is one affordable scheme being developed in the parish, which will deliver 1 x 1
bedroom bungalow and 2 x 2 bedroom houses. The average annual turnover for the
affordable rented properties (based on the last 10 years) is:
• 1 bedroom properties = 0.8 per year
• 2 bedroom properties = 2 per year
• 3 bedroom properties = 0.4 per year
On this basis, it would be expected that the following number of units would come
available for re-let in the next 5 years:
• 1 bedroom properties = 4
• 2 bedroom properties = 10
• 3 bedroom properties = 2
Adjustments have been made to the figures in Table 16 to reflect the turnover of
existing affordable stock and new units coming forward. This has been set out below in
Table 17 illustrating Rogate’s estimated 5 year housing need.
25
Table 17 – Rogate’s estimated 5 year housing need
Rogate’s estimated 5 year housing need
(following adjustments)
Market units
3-8
Affordable rent units
10-15
Intermediate units
0-10
Private rent units
0-6
It has been identified that the highest affordable rented housing need is for 1 bedroom
properties. The natural turnover may possibly meet the needs of those households in
need of 2 and 3 bedroom properties and some households with a 1 bedroom need.
However, the period in which they will come forward is not exact and those households
may possibly have to look outside of the parish for alternative housing.
Listed below is a summary of the main housing issues that have been identified within
Rogate:
Ø Younger household needs:
• For affordable rented tenure:
- 1 bedroom flats
- 2 bedroom houses
• For first time buyers
- 2 bedroom houses
Ø Downsizing accommodation
• For affordable rented tenure:
- 1 bedroom bungalow’s
• Private market housing
- 2/3 bedroom bungalows
The above findings are in-line with the SHMA report findings; which indicates there is a
significant need for smaller housing, as the District struggles to retain and attract
younger working households, due to the high house prices. By delivering smaller units
it may free up larger family units elsewhere in the parish.
26
4.7 Respondents support for development
Survey questions:
(13a) – Do you support the principle of building good quality housing association rental
properties somewhere within Rogate to meet local housing need?
(13b) – Do you support the principle of building good quality affordable shared
ownership properties somewhere within Rogate to meet local housing need?
(13c) – Do you support the principle of building a small number of new private houses,
available for purchase by anyone, somewhere in Rogate?
(14, part 1) – If you have answered Yes to any part of Q13, please state below the
maximum number of new properties you would wish to see built.
(14, part 2) – And please identify any small plots where you think this type of housing
could possibly be built.
(15) – Would you prefer development in a single location, two locations, or a few
smaller developments in separate locations?
The responses for the above questions have been combined to assess the
combination of support for different types of development. The results found that 87%
of respondents would support some form of development within the parish, the highest
support is for affordable rented housing for local people:
Table 18 – Respondents support for different types of development
Support for different types of development
Support
Affordable
rented housing
Shared-ownership
housing
Market housing
Yes
186
(76%)
172
(70%)
155
(64%)
No
50
(21%)
58
(24%)
74
(30%)
DNA
8
(3%)
14
(6%)
15
(6%)
Table 19 provides a summary of the most favourable development combinations to
identify a clearer view of the different types of support:
27
Table 19 – Respondents support for different development combinations
Development Combinations
Frequency
Support all tenure types (market, affordable rented and shared
ownership) for local households needs
124
51%
Would not support any development.
25
10%
Support for only affordable rented and shared ownership housing
37
15%
Support only affordable rented and market housing
8
3%
Support only shared ownership and market housing
9
4%
Support only affordable rented housing
17
7%
Support only market housing.
14
6%
Support only shared ownership
2
1%
DNA any.
8
3%
Table 20a identifies the number of units that respondent’s feel would be acceptable to
deliver within the parish. This question received an 81% response rate from those who
supported some form of development.
Table 20a – Total number of dwellings respondents would support
Number of
units
Frequency
2 units
1
0.5%
4 units
1
0.5%
5 units
10
4.6%
6 units
12
5.5%
7 units
1
0.5%
8 units
1
0.5%
10 units
33
15.1%
12 units
6
2.7%
15 units
14
6.4%
20 units
35
16.0%
25 units
8
3.7%
30 units
8
3.7%
35 units
1
0.5%
40 units
1
0.5%
50 units
16
7.3%
60 units
1
0.5%
80 units
1
0.5%
28
100 units
8
3.7%
150 units
1
0.5%
500 units
1
0.5%
Other
13
17
7.8%
DNA
42
19.2%
This shows:
• There is a wide range of opinion on how many units would be acceptable (2-500)
• The overall average support is for 28 units.
• The majority (40%) would prefer to see the delivery of between 10 and 20 units.
Table 20b – Supplementary comments to table 20a
Comments
Frequency
5% of current stock
1
As many as possible
3
Dependant on location and design
2
Depends on time scales
1
Should be in-line with the neighbourhood plan
2
Dependant on what the local facilities can support
1
As many as needed – as determined by this report
7
Table 21 provides a breakdown of suggested sites that 35 respondents put forward:
Table 21 – Suggested development sites
Potential Sites
See neighbourhood plan
Opposite Parsonage Estate garage block
Old allotments at Hugo Platt
Top of Fyning Lane
B2070
Durley Marsh
Rogate Garage
North of A272
Parsonage Estate
Between Fyning Lane and the village hall
Terwick common
Rogate centre
East Lodge Garden
Next to Parsonage Farm House
Coldharbour
13
Breakdown provided in Table 16b
29
Of the 211 households that would support some kind of development, 202 provided
information on whether they would prefer development on one site, two sites or few
sites. Table 22 shows that 69% would prefer development over more than 2 separate
sites:
Table 22 – Respondents preferred development distribution
Development
distribution
Frequency
1 Site
34 (17%)
2 Sites
28 (14%)
Few Sites
140 (69%)
4.8 The number of household members who have left the parish in the last 5 years
Survey Questions:
• (16a) – how many former members of your household have left the parish within
the last 5 years?
• (16b) – What was their reason for leaving?
45 households identified that 87 members have left the village in the last 5 years. The
main reasons given were: employment / education and death.
4.9 Respondent comments
Question 17 - Please use the space below to provide any further comments
A total of 67 comments were received. A summary of some of the key comments are
set out below;
- If development must be truly affordable and ring fenced for local households
- Development must be sympathetic to its natural surrounding
- Limited infrastructure / employment
- Parking issues
- No more development on Parsonage Estate
NB. A comprehensive breakdown of all responses has been placed in a technical
appendix (this is not attached but can be made available upon request).
30
5.0 Conclusion
38% of the total usual households in Rogate responded to the housing need survey.
The survey has demonstrated a number of interesting facts and correlations;
principally, that there is a greater affordable housing need in the parish area than what
has been identified by the council’s housing register. The survey results have identified
an estimated local housing need:
• 3 – 8 market units
• 10 – 15 affordable rented units
• 0 – 10 shared ownership units
• 0 – 6 market rented units
Listed below is a summary of the main housing issues that have been identified:
Ø Younger household needs:
• For affordable rented tenure:
- 1 bedroom flats
- 2 bedroom houses
• For first time buyers
- 2 bedroom houses
Ø Downsizing accommodation
• For affordable rented tenure:
- 1 bedroom bungalow’s
• Private market housing
- 2/3 bedroom bungalows
87% indicated they would support some form of development within the parish. The
majority of respondents would prefer to see these homes delivered over more than 2
sites. The overall average support is for 28 units; which correlates with the majority
(40%) preferring to see the delivery of 10-20 units.
On reviewing the information, the housing delivery team would support a small
development of 10 high quality affordable units to meet the needs of local households.
The housing delivery team recommends further work to identify sites which could be
brought forward for new affordable housing. We also recommend discussing these
findings with the Local Planning Authority (LPA) for the area, SDNPA. This will allow
31
the community to understand from the outset, which locations the LPA is likely to
consider appropriate for development.
This survey has been undertaken by the housing delivery team at CDC on behalf of
RPC. All conclusions and recommendations are based on the information provided by
local people in response to the survey of June 2017, with additional supporting
information from: the council’s housing register, census, CDC’s local stock information
and housing market data.
Housing Delivery Team
Chichester District Council
32
Appendix 1 – Housing needs survey sample
33
34
35
36
Appendix 2 – Housing register banding system explained
Choice based lettings – Banding Criteria
Band A - Emergency, urgent priority to move. This could include; homeless households,
households with a high medical need, under occupancy of an affordable home by 2 or more
rooms.
Band B - High housing need. This could include; households over occupying a home by 2+
rooms, households who current housing situation is having an impact on the medical
condition of an applicant, households under occupying by 1 bedroom.
Band C - Identified housing need. This could include households lacking 1 bedroom, low
medical priority for rehousing, households living in unsatisfactory housing conditions,
applicants who are threatened with homelessness.
Band D - People with no identified prioritised housing need (as identified in bands A-C) but
who still want to register are placed in this band. These are usually young people living at
home with parents.
Further explanation can be found in the Council’s Allocation Policy:
http://www.chichester.gov.uk/article/24494/Applying-for-the-housing-register