House prices in York

Shelter has issued another report claiming that there are not enough “affordable” homes for families to buy in York.

This is probably true but not to the extent that is claimed.

As with much other research data the figures are bedevilled by the use of average income figures.

It matters little what percentage of properties on the market are “affordable”. The key figure is the gross number available.

The key to whether there are “enough” affordable homes for sale rests with much more simple question.

What income would a family with 2 children need to be able to afford to buy a 2 or 3 bedroomed property in the City?

Foxwood Lane to rent

Foxwood Lane to rent

Terrington Court to rent

Terrington Court to rent

Front Street to rent

Front Street to rent

Crombie Avenue for sale

Crombie Avenue for sale

Hatfield Walk to buy

Hatfield Walk to buy

Bramham Avenue to buy

Bramham Avenue to buy

There are numerous properties currently advertised for under £100,000 in York. Most are, however, flats and are unlikely to appeal to families. (click images right and left for details)

• The cheapest 2 bedroomed house is advertised at £112,500 (Bramham Avenue)

• A similar 2 bed terrace in Kingsway West is advertised for £116,995.

• The cheapest 3 bedroomed house is available in Hatfield Walk for £124,950.

• A 3 bedroomed property in Barkston Close will cost £130,000

• The cheapest 4 bedroomed property can be found in Crombie Avenue for £165,000.

• A 4 bedroomed bungalow in Coniston Close in Rawcliffe is advertised at £177,000

• The cheapest 5 bedroomed property can be found in Osbaldwick Lane for £200,000.

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• On the rental market a 2 bed terrace on Front Street can be had for £495 pcm

• The cheapest 3 bedroomed property is in Terrington Court in Strensall

• The cheapest 4 bedroomed property available to rent can be found on Foxwood Lane at £750 pcm.

It is the price of (privately) rented property that is the biggest issue in York at present.

This is partly influenced by the boom in student lets.

A number of new student halls of residence have recently been given planning permission in the City including the Press site.

There has been a boom in planning applications this year with many brownfield sites set to produce many more homes than were included in the draft Local Plan assumptions.

Draft private housing strategy open for comment

City of York Council’s is consulting on its plans for privately rented accommodation in the City.

The private sector housing strategy will be shared amongst landlords, stakeholders, tenants and partners. With 85 per cent of all homes in York either privately owned or rented, this plan will impact on a significant proportion of the community.

White Swan

White Swan

Earlier this year and in anticipation of the strategy, the council has supported property owners to return or convert buildings back into domestic use – notably the White Swan – as well as helping home owners and landlords and tenants cut fuel bills and maximise energy efficiency.

However the Council Leadership has recently repeated its opposition to converting retail accommodation into residential.

The council has been developing a new landlord accreditation scheme called YorProperty to help raise standards of rented accommodation, which will be a focus of the Landlord’s Fair on 17 October (part of Housing Week) when the draft will also be presented to those attending.

Views of the strategy are now needed. Feedback will be used to shape the final strategy due for publication in the New Year. Complete the short questionnaire at www.york.gov.uk/housingweek The closing date for feedback is 22 November 2014.
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Council tenants unhappy with York Council as performance slips

Tenant satisfaction with the way that the Council runs its housing operation has fallen over the last year.

A report, produced by the newly-formed “Tenant Scrutiny Panel”, looks at how the council has performed in the previous 12 months.

click to enlarge

click to enlarge

On most measures the Councils performance has declined.

• The number of tenants satisfied with repairs and maintenance fell from 85% to 82% while satisfaction with “the general condition of their home” fell from 83% to 81%.

• Only 55% of tenant adaptations were completed on time compared to 85% the previous year.

• Tenants satisfied with the standard of their new homes fell from 66% to 60%.

• There was an improvement in the time taken to relet empty properties although at 25 days this was worse than is achieved by several other Councils.

• Tenants satisfied with ”involvement in management & decisions” fell from 53% to 51%

• Tenants satisfied with” the outcome of their complaint” was only 34% compared to a target of 70%

• It took longer to remove graffiti.

• Nine out of 10 tenants responding to the Tenant Satisfaction Survey were satisfied with their neighbourhood as a place to live.

The results mirror the growing dissatisfaction levels revealed by the Councils more general “big survey” the results of which were revealed last month.

To view the full report click here

Only 53 new “affordable rent” properties in pipeline for York

The Council have admitted that only 53 new properties with “affordable rents” are likely to be constructed in the City during the next 3 years.

Of these, 35 are currently under construction

YMCA building site

YMCA building site

They are located at
• YWCA site, currently under construction: 23
• Elvington rural exception site, currently under construction: 12
• White Swan, to be started 2013-4, 18.

These will be the first affordable rent homes constructed since 2010.

This compares to the (cheaper) “social housing” rent programme which has seen 297 properties completed since 2010.

This total includes the additional Council houses which were given the go ahead by the last LibDem Council administration.

NB. The Council have been criticised for not publishing its Annual Monitor Report. Some data on the Council web site is now nearly 2 years out of date. Particular interest focuses around the progress being made by the Council in providing “affordable” homes against its targets. The lack of progress is likely to be raised at the Council meeting which is taking place on 10th October

Fewer York residents apply for housing payments.

The Council’s expenditure on discretionary housing payments has been below expected levels so far this year.

houses
In York, the Council budgeted for payments of up to £286,409 for the current financial year.

So far only a little over £36,000 had been paid out to 209 applicants.

69 applicants were found not to qualify for the payments.

The figures – obtained in response to a Freedom of Information request – are at odds with the dire “gloom and doom” warnings issued by Labour Councillors to the media earlier in the summer.

Details of the York Councils housing benefits policy, together with an application form for DHP, can be read by clicking here

NB. Each local council is given a pot of money each year to help people who qualify for housing benefit (or similar help under universal credit) but are having trouble:

• paying their rent or

• finding enough money to pay for the start-up costs of a tenancy.

When the money for the year runs out, no more payments can be made.

The government has increased the amount of money available to help some people to adjust to cuts to benefits in recent years.

The council decides who should be given the payments, how much and how often they are paid. Discretionary housing payments (DHP) may be paid weekly or can be a lump sum. They can also be backdated.

British Sugar residential development plans take a step forward – Methane risk revealed

The planned residential development on the former British Sugar site off Plantation Drive has taken a step forward.

click for full report

click for full report

The owners have submitted a scoping document which will lead to the production of an environmental impact assessment which is an essential precursor to an outline planning application.

The latter is now expected to be lodged in early 2014.

The new development is expected to be a predominately residential led scheme, of up to 1300 homes comprising family housing at a medium density together with

• A retail centre comprising Class Al/A2/A3/A4/A5;

• A multi-use community hub (with potential for uses such as a health centre, crèche, public hall, primary school, changing facilities associated with any intensive sports uses on the site);

• Provision of open space/green infrastructure;

• Access via a new link road through Former Manor School site, Plantation Drive and Millfield Lane; and

• Demolition of the Former Manor School buildings as necessary.

The report warns of potentially harmful levels of methane and carbon dioxide on the site.

However no signs of protected wildlife species, such as Great Crested Newts, have been discovered. A “bee bank” is under threat.

The report also describes how transportation, landscape, noise, air quality and other impacts will be assessed.

House sales in York picking up

There has been an increase in the number of properties sold in York over the last quarter.

In west York, a 1 bedroomed terraced property in Invicta Court sold for £103,000. A 2 bed semi in St Stephens Square fetched £116,000 while a 3 bedroomed semi in Thoresby Road went for £125,000. In Coeside £217,500 bought a 3 bedroomed detached.

Homes currently for sale include:

2 Bedroomed flat Helena Mews £110,000 click for more details

2 Bedroomed flat Helena Mews £110,000 click for more details


• 1 bed flats in Vyner House priced from £95,000

• 2 bed flat on St Stephens Square at £65,000

• 2 bed flat on Foxwood Lane for £110,000

• 2 Bed semi in Minter Close for £144,000

• 3 Bed house on Kingsway West for £135,000

• Those with a very large family might be interested in a £395,000 6/7 bedroomed property in Thanet Road

While at the other end of the price range a new 5 bedroomed property in Dalton Terrace will set you back £595,000

The cheapest property that we could find in York is a 1 Bedroomed flat in Buckingham Street currently advertised for £55,000

To Rent

Baker Street 3 bedroomed house £625 PCM click for more details

Baker Street 3 bedroomed house £625 PCM click for more details

• 2 bed terrace in Hanover Street is advertised at £575 pcm

• 3 bed in Baker Street is advertised at £625 PCM

• 4 Bed in Danebury Drive is advertised at £695

The cheapest (private sector) property available to rent in York at present is a 1 bedroomed end terrace in Eccles Close Rawcliffe available at £300 per month.

Council jettison more Acomb services

We understand that the Council is planning to stop the weekly housing benefit advice sessions that they had been running at the Chapelfields Community centre.

Acomb Council Office - closed in February 2012.

Acomb Council Office – closed in February 2012.

The service was one of those introduced to replace the “face to face” adv ice service which was lost when the Council’s Acomb Office closed 18 months ago.

Each Thursday morning the Council promised a “Housing advice, Council Tax Support and Housing Benefits service: 9am – 12 noon”

It was one of five advice points were established last year, but now only the one at the Gateway centre (the most popular) will continue in Acomb.

Ironically this building is within 50 yards of the former Acomb Office.

Originally the intention had been to locate advice, and headquarter estate managers and community workers, at the Acomb Explore Library but this plan was scrapped when Labour took control of the Council in 2011.

Now Acomb residents face a long trek to the Council HQ in Toft Green. A telephone link may continue to be available at the Community Centre, but as many callers know, such services are inaccessible for some. We understand that the estate manager will still be present at the centre on Thursday mornings

NB. Callers to the main Council switchboard this week are reporting delays of up to 10 minutes before connection.