Affordable homes in York…. Council report adds to confusion

Under the last Labour Government Council house building reached a, post second world war, low.

Under the last Labour Government Council house building reached a, post second world war, low.

Following our article yesterday,  on section 106 affordable homes and other infrastructure requirements, the Council has now published a working group report on the issue.

The report talks only of “rural sites” of 10 homes or less being affected.

The government guidance however refers to all small sites.

We think that it is time to try something new to stimulate the house building market in York. The government guidance offers an opportunity to do that. If 800 additional homes were built each year, then inflationary pressure on house prices would reduce- benefiting everyone. 

We do also need more affordable homes in the City.

The Council should change its policies and buy up empty properties in the City and add them to the rental pool.

 

York house building numbers prompt criticism

 Government acts to encourage more small brownfield development

Local developers have criticised the York Council Leadership as house building numbers have stalled in the City. Figures released by the “Centre for City’s” reveal that the number of new homes built last year was among the lowest in the country.

housing completions in York

housing completions in York

Although the figures are disputed by Council planners, there is no doubt that building work has been slower over the last couple of years than might have been expected as the country emerged from the recession.

The number of sites granted planning permission has increased over the last  2 years meaning that there is a potential supply of land sufficient to allow around 800 additional homes to be constructed each year during the next five years.

Small developers claim that onerous S106 restrictions (which include a requirement to make a contribution towards the supply of affordable homes) are preventing a start being made on some sites.

House price trends in York click to enlarge

House price trends in York click to enlarge

The government has now intervened and announced that there will be no affordable housing requirement on sites of 10 or less homes.

Full details of the announcement, made last month, can be found here. Click

It has been suggested that the York Council should “fast track” the change and reduce the S106 requirements immediately.

An increase in the numbers of homes coming onto the open market would have the effect of stabilising house prices which are showing signs of increasing in York (having been level for the last 8 years)

Average house prices in different York neighbourhoods click to enlarge

Average house prices in different York neighbourhoods click to enlarge

Stable house prices do benefit first time buyers.  

However, additionally, the York Council should proceed more quickly with the provision of additional low rent social housing.

At present the York Council has a surplus of nearly £13 million on its (Council house) rent account.

The Centre for City’s report will be discussed at a Council meeting next week

Government boost for brownfield housing in York

York central site among 29 nationwide to be shortlisted for financial help.

York central site

York central site

Campaigners seeking to protect York’s Green Belt have welcomed a government initiative which could accelerate the development of housing on the York Central site.

Papers released on Friday suggest that it may be designated as a “Housing Zone”

Development of the site (behind the railway station) has been stalled since the start of the recession in 2008.

In 2011 the then LibDem led Council agreed a Local Plan which would have seen 1780 dwellings built on the site which enjoys excellent transport links and a full range of services within walking distance.

Although the Labour led Council has since tried to pare down that number, the government scheme could provide a big boost.

Most housing zones are expected to be big enough for between 750 and 2,000 homes. Successful bids were submitted by councils working with developers> They were invited to bid for a share of £200 million for infrastructure and land remediation to get their ideas off the ground.

Successful zones will  have access to cheaper borrowing from the Public Works Loan Board and priority access to expert planning and technical support from the ATLAS service run by the Homes and Communities Agency.

It remains to be seen whether the York site will be one of the 10 finally chosen to benefit from the additional funding.

Since the announcement was made on 8th January there has only been stony silence from the Councils Labour “leadership”.

More details of the scheme can be read on the government web site (click)

No new approach from Labour in York

Those looking for a change of approach from the “new” Labour leadership on the York Council will be disappointed by the content of reports being circulated with next weeks Council agendas.

Having already broken the long standing convention that no party political opinions should be published in Council documentation, both the outgoing Leader and Deputy Leader have produced reports which criticise their opponents or seeking to blame the Coalition for all the ills of the world.

So much then for any attempt at making a fresh start or reaching consensus. Some at least want to continue the confrontational approach which was rejected so comprehensively by electors in the October by-election

Overgrown garage area

Overgrown garage area

One report even seeks to blame the government for a reduction in the number of people registered to vote in the City!

More significantly it continues to turn a blind eye to the deteriorating condition of the infrastructure (right) on many Council estates in the City.

Cllr Alexander sadly has written his own epitaph by claiming “Liberal Democrats want no Local Plan or one that would fail Government requirements” In reality, a Local Plan agreed in 2011 which Labour tinkered with and then withdraw.

Liberal Democrats want a Local Plan which respects both the priorities of the City’s population and which seeks to preserve the unique qualities of the City. Labour’s plan to expand the size of the City by over 20% during the next 15 years satisfied neither of the tests.

Failure to produce a Local Plan which could attract the support of both the Council and the people of the City is a poor legacy to leave to your successor.

How many Labour Councillors does it take to change a light bulb?

Two Cabinet members are to be summoned to a meeting on 11th December to decide whether to include the Punch Bowl in on a list of properties subject to an article 4 direction.

A meeting in October rejected the request even though designation would only require any proposed change of use to be subject to a formal planning application.

The Cabinet members for Planning and for Finance are now being asked to remove permitted development rights by CAMRA who are backed by a 1200 signature petition.

Bus service cuts – no consultation planned

Residents will have to wait until early January before finding out which local bus services Labour plan to cut. A decision meeting would have aired the issue was to have taken place on 11th December. old bus

The issue has now been referred to a Cabinet meeting scheduled for 6th January 2015.

The Council has made it clear that they are not proposing to consult with passengers likely to be affected by any cuts.

New scheme announced to support the most vulnerable rough sleepers in York

On Tuesday 4 November, Making Every Adult Matter (MEAM) is launching in York.

Whatever the weather this winter, and to give the most vulnerable rough sleepers safe shelter, on Tuesday 4 November,Arc Light and York Mind are launching Making Every Adult Matter (MEAM) in York .

York – Number of residents accepted as homeless & numbers in temporary accommodation at year end
Year Accepted in temp. accom. at 31st March
2003/4 460 242
2004/5 424 259
2005/6 433 233
2006/7 214 207
2007/8 258 209
2008/9 208 167
2009/10 130 79
2010/11 183 94
2011/12 151 93
2012/13 146 99
2013/14 109 80
2014/15 Not available 65

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Tenants to size up new apartments at downsizing event

Social housing tenants in York looking for a more manageable and affordable home are being invited to size up the brand new, highly insulated apartments being built by City of York Council at Beckfield Lane.

A special downsizing event will be held at Carr Junior School, Ostman Road, on Wednesday 15October, 4:30-7pm, for people who feel their home is too big for their needs.
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York Council tenants show concerns in secret report

Only 49% now satisfied with tenants choice modernisation work

Behind closed doors logo

The annual report into satisfaction with York Council services has shown some growing concerns amongst York Council tenants.

The report was considered at yet another behind closed doors meeting last week

While on most activities performance has been consistent over the years there are areas of growing concern.

  • Tenant’s choice satisfaction with modernisation work was down from 76% to only 49%.
  • Only 44% of tenants who complained said that they were satisfied with the final outcome
  • Satisfaction with the Council “listening to tenant’s views and acting on them” fell from 67% in 2012 to 62% last year
Garage areas neglected

Garage areas neglected

The biggest concern remains the condition of local estates with tenants increasingly critical of the appearance and state of repair of local neighbourhood and communal areas.

Garage areas are poorly maintained, many verges are damaged and gutters are overgrown with weeds.

The Council is apparently going to appoint a private contractor to clean the communal areas of flats leaving the estate workers to concentrate on litter removal and general maintenance. Tenant satisfaction with garden care (also contracted to the private sector) has attracted many complaints this year.

However, overall, there was some good news for the Council with 87% saying they were satisfied with the service provide down only 1% from the previous year,

York lags behind in house building recovery

Despite the economic recovery, York lagged behind the rest of the country in the number of new homes completed last year.Behind closed doors logo

A report published after a “behind closed doors” meeting held last week revealed that only 50 affordable homes were built in the City  last year.

This is down from the 282 built during the last year of the Liberal Democrat led Council administration in 2010/2011.

It compares to the annual target of 790 new homes adopted by Labour Councillors following a “strategic market assessment”.

On average, 150 affordable homes had been built annually  during the pervious 5 years.

Alarmingly the number of new affordable homes being added by the Council is now less than the number of Council houses being sold under “Right to Buy” legislation

Year

 RTB Applications RTB Sales

11/12

 20 6
12/13 88

23
13/14 77

53

The Council has failed to invest the income from RTB sales effectively

The Council has also failed to use its substantial £12.86 million housing surplus to buy empty homes on the open market, and resolutely refuses to use the “New Homes Bonus” (money provided by the government to recognise house building success) on affordable homes.

Small wonder that Labour did not want these figures to be debated in public.

The only crumb of comfort was that – in line with the rest of the country – the total number of planning applications for new homes rose from 370 units in 2012 to 1578 last year, although a significant proportion of these were for specialist student flats.

New community space offers open door to estate

Room 217 has opened its doors for the first time to provide housing and support services right into the heart of the community.

Situated on Lindsey Avenue, Holgate, the office forms part of a parade of council-owned shops. With two interview rooms, a small kitchen and a larger, flexible space for a variety of uses, this space breathes new life into a previously a vacant shop unit.
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