Under the old rules:
- ‘Affordable homes’ have basically only been available to rent;
- Current planning rules prevent Starter Homes, which give first time buyers at least a 20 per cent discount on a new build home, as counting as affordable;
- When local authorities demand a particular type, or level, of a particular type of affordable housing that is simply not financially viable to sell and maintain, houses do not get built in the first place and house builders are prevented from meeting the untapped market demand of low cost homes to buy.
- People want a home of their own but are currently locked in to renting due to the existing rigid rules.
The Conservatives’ Solution
- Change the rules to include Starter Homes in the affordable housing definition.
- With this model of a discounted home as part of the affordable housing mix, the total financial value of affordable housing provided is not reduced and the total level of affordable housing can be increased by making more sites economically viable.
- Make it clear that councils cannot hold out for one type of affordable housing over another.
- The Conservatives will be making clear that significant delays based on the type of affordable housing rather than the overall cost of affordable housing are not acceptable, giving flexibility to developers to bring forward sites with different types of affordable housing. This will not reduce the total amount of support toward affordable homes. Existing guidance already states that councils should be flexible in delivering affordable housing through Section 106 agreements. DCLG will be strengthening this guidance, writing to the Chief Executive of the Planning Inspectorate, writing to Chief Planning Officers, and considering any other measures necessary if these measures fail to have the desired impact. Local authorities should be flexible on the type of affordable housing on any specific site in order to make sites viable and get homes built.
- Ensure Starter Homes are built on all reasonable sized sites
- Measures to refocus support on low cost home ownership rather than primarily homes for sub-market rent will be taken forward at the Spending Review.
In addition to the above, the Right to Buy will be extended to housing association tenants, Help to Buy will be supported up to 2020, small and medium sized builders will be helped in order to increase the supply of new homes and the Conservatives will ensure councils deliver enough homes to meet their local housing need.
Mole Valley Implications
Mole Valley District Council can hardly be accused of putting undue obstacles in the way of affordable housing or using delaying tactics and the Conservative Group will not deviate from its current policies regarding protection of the Green Belt.
For the record:
- The target of supporting delivery of an average of 50 affordable homes a year (averaged over a 3 year period) is being met;
- 40 affordable homes have been delivered so far this year;
- This week building work has begun on a £17.5million regeneration of the Middlemead estate. 46 Orlit homes will be replaced with 79 new homes, 69 of which will be affordable;
- The Conservative Group has driven a fundamental review of our Housing Allocations policy to ensure that local homes go to local people and that the list includes only households in real need. This enables us to concentrate on giving advice and support to those in genuine need;
- Mole Valley’s Homelessness team has recently been rated as one of the best performing and Mole Valley has been commended for its commitment to tackling homelessness, partnership working and its successful private rent scheme;
- The use of B&B is being reduced by the acquisition of Emergency Accommodation – the programme has delivered 7 new units within a £1.4m budget and work is in progress to acquire further units.