Skip to main content

With the support of Mid Devon District Council the Parish Council commissioned a housing needs survey which was be delivered with the Winter Newsletter.

Despite a disappointing response of 22%, the survey identified 7 households in housing need. It is hoped that this need can be addressed if the old school site is developed.

 

 

 

The report is shown below

Parish of Newton St Cyres

Housing Needs Report 

 

Produced by:  Devon Communities Together

 

On behalf of: Newton St Cyres Parish Council

 

Date December 2016              

 

Contents

 

  1. Executive Summary

 

  1. Aims of the Survey

 

  1. Survey History, Methodology and Response

 

  1. Introduction and Information about Newton St Cyres

 

  1. General Survey Findings

 

  1. Housing Aspirations of Older People

 

  1. Assessment of those wishing to move home within next 5 years

 

  1. Assessment of those in need of affordable housing

 

  1. Conclusions – Future Housing Need for Newton St Cyres 

 

Please note that this document is the intellectual property of the Devon Rural Housing Partnership. If this document is used by any organisation to support a development then a fee will be charged. Details of this fee can be obtained from the Rural Housing Enabler at Devon Communities Together. 

 

This document is available in large print and alternative formats upon request.   Please ring 01392 248919

 

Devon Communities Together

First Floor, 3 & 4 Cranmere Court

Lustleigh Close

Matford Business Park,

Exeter.  EX2 8PW

Tel 01392 248919

 www.devoncommunities.org.uk

 

 

 

 

1     Executive Summary

Principal Conclusions 

The survey identified a need for 8 affordable homes and 3 open market homes within the next 5 years. 

Key findings 

Affordability 

  • The survey found 7 households in housing need who could not afford to buy or rent in the open market.
  • 1 additional reply was received by a household on Devon Home Choice who had not completed the survey but was eligible for affordable housing in the village. 

Tenure

  • 6 of the households in need qualified for affordable rent, 1 may be able to afford a shared ownership property and 1 may be able to afford a starter/discount market home. 

Size of Property Required

  • 6 x 1 or 2 bedroom properties for single/couples
  • 2 x 2 bedroom properties for families 
Other Findings 
  • The survey achieved its aim of identifying actual households in need. 403 surveys were delivered and 88 survey forms were returned. The response rate was 22%. 
  • 80% of those who answered the question said they would be in favour of a small development of affordable housing for local people. 20% were against. 23 households did not answer this question. 
  • A total of 5 households showed an interest in self-build. 4 expressed an interest in individual self-build housing and 4 expressed an interest in group self-build housing.
  1. Aims of the Survey 
  • To investigate the housing need, tenure and size of homes required for local people in the parish, those wishing to return, and those who work in the village.
  • To establish the general level of support for new homes in the village with an emphasis on homes for local people with housing needs.
  • To establish the views of the whole community on future housing in the village.
  • To assist the Parish Council and District Council with future planning for the village. 
  1. Survey history, methodology and response

 3.1 History

Newton St Cyres Parish Council decided to carry out a survey to assess future local housing need. The Rural Housing Enabler attended a parish council meeting on 7th July and it was agreed to proceed with the survey. Survey forms were finalised and 403 forms were hand delivered to every known household in the village. Parishioners were able to return the survey in a reply paid envelope. The deadline for the return of the survey was 16th December 2016. 

3.2 Methodology

The survey was carried out using a standard methodology approved by local planners. Background notes on the methodology can be obtained from the Rural Housing Enabler. 

The survey form was in 3 parts.  The first section asked a limited number of questions about the type of household and their support for affordable housing. All residents were invited to respond to this part of the survey. The second section was aimed at parishioners aged over 55 to gauge the specific needs of older residents. The third part of the survey was designed to be completed by households who intend to move home within the next 5 years and wish to remain living in the village. Both those who have an affordable housing need and those who wish to buy on the open market were invited to complete this section of the form. A reminder was also sent to those on the Devon Home Choice register who did not complete a survey form. 

3.3 Response

  • 88 surveys were returned, which is a response rate of 22% of all dwellings surveyed. 
  • The survey achieved its aim of identifying actual households in need. 7 out of the 88 returned surveys were returned with Part 3 completed.  
  • All of the respondents live in the parish of Newton St Cyres.

It should be noted that whilst apparent inconsistencies in responses are followed up, the information given is taken at face value. 

  1. Introduction and Information about Newton St Cyres 

4.1 Overview of Newton St Cyres

Newton St Cyres is a village in Mid Devon, located between Exeter and Crediton. It has a parish church, village hall, primary and pre-school, village store and sub-Post Office, 2 public houses, a recreation ground with football and tennis facilities. Local organisations include tennis and football clubs as well as clubs for gardening, history and art and various exercise and dance classes are held regularly in the village hall. Newton St Cyres also has a Neighbourhood Health Watch Scheme where volunteers help elderly and vulnerable members of the community to prevent isolation and loneliness as well as improving their safety and security. 

The village has good transport links, lying approximately 4 miles from central Exeter and 8 miles from the M5 motorway. There are regular bus services linking the village with Exeter, Crediton and Hatherleigh (not Sundays) and the village has a train station which is on the Exeter to Barnstaple line. 

4.2 Population Figures

In the 2011 census the usually resident population of Newton St Cyres was recorded as 866 in 394 households. The census also records that there were 12 dwellings which were empty properties, second homes or holiday lets. 

4.3 Council Tax Bandings

A breakdown of Council Tax bandings in Table 1 shows that there are 97 properties (25% of all dwellings) in the lower two bandings out of a total of 391.  These represent the entry level properties that people on lower incomes would be able to afford. This is a fairly good percentage compared to many Devon villages and indicates that there is some availability of cheaper properties for purchase and rent within the village. 

Table 1

Band A

Band B

Band C

Band D

Band E

Band F

Band G

Band H

Total

30

67

82

61

73

51

25

2

391

 

4.4 Property Prices and Rent

In the last 2 years the Land Registry has recorded 23 property sales in the parish. The average price of properties whose value was shown was £277,000.  Prices ranged from £155,000 for a 2 bedroom terraced house to £525,000 for a 4 bedroom detached house. 

There are currently 3 property listings for sale in Newton St Cyres. The cheapest house on the market at the moment is a 3 bedroom property for £289,000. The other 2 houses are priced at £490,000 and £500,000. 

There are only 2 properties advertised for private rent in Newton St Cyres which include a 4 bedroom detached bungalow for £1,050 per month and a 2 bedroom terrace house for £680 per month.[1] 

These figures show the lack of availability of smaller, cheaper properties for households on low incomes and for housing generally in the parish. 

To assess whether a household can afford to buy on the open market it is necessary to look at the cost of an entry level property in the local market. This is done by comparing information on recent house sales and homes currently on the open market. Average rents are identified by comparing local private rents gained from the housing need survey with rents of properties currently on the market. From this information, we can establish typical rents to assess affordability.  There were no one bedroom properties for sale or rent on the open market at the time of writing this report therefore data has been taken from surrounding rural areas.

The figures used to assess affordability are set out in Table 2 below.

Table 2

Size

Property price

Weekly rent

1 bedroom

£120,000

£140

2 bedroom

£165,000

£160

3 bedroom

£220,000

£190

  

There are currently 45 council/housing association owned properties in Newton St Cyres. These are broken down by size and type below.

 

 

1 bed

2 bed

3 bed

Bungalow

26 (21 sheltered)

5

0

House

0

7

7

Total

26

12

7

  

Only 8 have come up for re-let since 2014. Therefore lettings of current affordable housing stock will have little impact on future need figures.  

  1. General Survey Findings 

5.1 In favour of a small local development
Respondents were asked if they would be in favour of a small number of homes for local people being built if the need for affordable housing were proven. 80% of those answering the question said they would be in favour. 20% said they were against any development. It should be noted that 23 households did not respond to this question. 

5.2 Suggestions where a development could be sited and general comments

28 individuals made suggestions for suitable sites or comments about housing in the village. The full list will be made available to the Parish Council. Unsurprisingly, the most popular suggestion for locations for new affordable housing were the new and old primary school sites. 

5.3 Knowledge of those who have left village in last 5 years

Respondents were asked if they knew of anybody who had had to leave the village in the last 5 years due to lack of suitable housing. 

  • 21 households replied that they did know of someone 

5.4 Current tenure

Of the 86 respondents who provided details, 68 (79%) own their own home, 5 (6%) rent from a private landlord and 10 (12%) rent from a housing association.  The remaining 3 households (3%) are made up of 2 households living with relatives and 1 living in accommodation tied to their job. Figure 2 below shows the breakdown of tenure. 

5.5 Main or second home

No replies were received from second home owners. 

5.6 Parish of Residence

Respondents were asked which parish they lived in. All respondents lived in Newton St Cyres. 

5.7 Number of bedrooms in current home

Respondents were asked how many bedrooms their current home has. The replies are shown in Table 3 below.

 

Number of bedrooms

1

2

3

4+

Respondents

5

10

39

29

 

5.8 Future plans

Respondents were asked whether they intended to move home within the next 5 years. 

  • 8 households stated they did intend to move within the next 5 years
  • 76 households stated they did not intend to move within the next 5 years
  • 4 households did not answer this question

 

5.9 Community Land Trusts (CLTs)

Respondents were asked whether they would consider becoming a member of a CLT. 

  • 11 households registered an interest

 

5.10 Interest in self-build

Respondents were asked whether they would be interested in a self-build project either individually or part of a group if a site were available. 5 households showed an interest in one or more types of self-build project (households were able to tick both types if they wished). As self-building is a very popular option and is being encouraged by local and central government, this may be something for the Parish Council to consider further. 

  • 4 households stated they may be interested in an individual self-build project.
  • 4 households stated they may be interested in a group self-build project.

 

  1. Housing needs and aspirations of older residents 

Part 2 of the questionnaire was directed at residents over the age of 55. The number of people over the age of 55 is set to rise significantly across the UK over the next 20 years. In 2014 the Office for National Statistics published population projections for the next 20 years. These figures show that by 2034 the percentage of people over the age of 55 will have increased by 23% across Devon and by 24% in Mid Devon during that period. 

93 people answered Part 2 of the survey from 59 households with at least one member over the age of 55. This is 67% of the total respondents. 

6.1 Age of Respondents to Part 2 survey

Respondents were asked to give their age in 10 year bands. As can be seen in Table 4 below, the majority of those who replied (71%) were aged between 55 and 75.

Table 4                                                    

Age Group

55-65

66-75

76–85

Over 85

Number

28

38

24

3

 

6.2 Future Housing Plans

Households were asked about their future housing plans. 

  • 9 households plan to move within the next five years. Of these, 5 would like to remain in Newton St Cyres.
  • 1 of these 5 households will need affordable housing.
  • 7 further households expect to move after five years.
  • 43 have no plans to move at the moment. 

6.3 Reasons for moving home in next 5 years

Households were asked to list the reasons they may wish to move home in the next 5 years.

They could give more than one reason. The reasons are listed below in Table 5. 

Table 5

Reason for Moving

Number

Need to downsize to a smaller more manageable home

13

Proximity to shops/amenities

8

Proximity to public transport

9

Need to be nearer family / carers

7

Need to reduce running costs i.e. Fuel Bills

11

Home on one level or adaptable for medical reasons

4

 

The largest single reason for wanting to move was to move to a smaller property as they cannot manage their current home. This was closely followed by the need to reduce running costs. 

 

6.4 Type of Accommodation preferred by older persons

Older households were asked what type of accommodation they may need in the future. The majority preferred a home better suited to their needs but not designed for older people. Preferences are shown in Table 6 below. 

Table 6

Type of Accommodation Preferred by Older Persons

Number

Home better suited to needs but not specifically designed for older people

20

Home specially designed for older people

2

Residential/nursing home

1

  

6.6 Conclusion – Older Persons Needs

The older persons’ survey shows that the majority of households (73%) have no plans to move home. However, there are a number of older households that wish to downsize to smaller accommodation that is easier to maintain, has lower running costs and is close to amenities and support. 

Only 1 of the 5 households that expect to move home within the next 5 years and remain in Newton St Cyres would need affordable housing. The remaining 4 households would require open market housing.  Small open market bungalows, flats and houses can be built, however, developers who build open market homes do not usually attach any kind of local connection covenant as this reduces the value of the homes. This means that any open market properties cannot be guaranteed for local people. 

Meeting the housing needs of this group of people should be given further consideration.  

  1. Assessment of those wishing to move to a new home in
    Newton St Cyres within the next 5 years
     

Part 3 of the survey was aimed at those who expect to need to move home within the next 5 years and remain in Newton St Cyres. It asked questions regarding size and make-up of the new household, local connection and financial circumstances. This information helps to identify the number of households that are eligible for both open market and affordable housing in the parish and the size, tenure and type of homes required. 

8 households indicated a need to move within the next 5 years and wanted to remain in Newton St Cyres, however 10 completed Part 3 of the survey. The needs of these 10 households have been included in this section of the survey 

8.1 Minimum bedroom requirement

Respondents were asked the minimum number of bedrooms they would require in their new home. Table 8 below shows the breakdown. It should be noted that there are criteria relating to affordable housing that set the number of bedrooms that a household are eligible for based on the number of adults and children in that household. 1 household did not answer this question. 

Table 8

1 bedroom

2 bedroom

3 bedroom

2

4

3

8.2 Timescales for moving

Households completing this part of the form were asked to identify when they would need to move. 

  • 1 household indicated a current need to move.
  • 5 households indicated a need to move within the next 1-3 years.
  • 3 households indicated a need to move within the next 5 years.
  • 1 did not answer the question. 

8.3 Housing tenure

Respondents were asked what type of accommodation they would consider moving to. The results are shown in table 9 below. Respondents could choose more than one option. 

Table 9

Shared ownership/ equity

Affordable/Social rent

Affordable self-build

Open market self-build

Discounted market

Starter home

Open market

2

4

3

2

3

2

2

 

8.4 Self-build opportunities

Respondents were asked if they would be interested in self-building, either as an individual or part of a group. 3 households declared an interest in building their own home. Respondents could tick more than one box. 

  • 3 households were interested in an individual self-build
  • 3 households were interested in a group self-build 

As self-building is a very popular option at the moment and is being encouraged by local and central government, this may be something for the Parish Council to consider further. 

8.5 Reasons for moving

Respondents were asked why they wished to move home. They could tick more than one box. 

Table 10

Reason for wishing to move

No of respondents

Sharing facilities with another household

1

Need to downsize to a home with fewer bedrooms

1

Need to move for health/mobility reasons

5

Struggling to afford current accommodation

3

Home is in poor condition

2

Other (more security)

1

 

8.6 Budget for new home

Respondents who wished to purchase a home were asked about their budget. Table 11 below shows the breakdown of replies.

 

Table 11

£150,000 - £200,000

£200,000 - £250,000

£250,000 - £300,000

£300,000 - £350,000

£350,000 +

4

0

0

0

2

  1. Assessment of those in affordable housing need

This section of the survey looks at the number of households who would qualify for an affordable home in the town, based on their household income and savings. 

All 10 of the households who expressed a need to move within the next 5 years and remain in Newton St Cyres have been assessed and 3 have been excluded because they could afford to buy on the open market. 

This leaves 7 who would qualify for affordable housing. 

  • Local Connection

In order to qualify for affordable housing in the village, households must have a local connection. The definition of local connection for Mid Devon District Council is set out below: 

a) residents or a household including someone living or working in a parish or nearby parish currently in overcrowded or otherwise unacceptable accommodation.

b) newly formed households with a person living or working in the parish or nearby parish.

c) households including a retired or disabled person who has lived or worked in the parish or nearby parish for a total of 5 years or more, and

d) former residents of the parish or nearby parish with strong local connections;

 

All of the respondents meet the local connection.

 

9.3 Housing Options

The housing options available to the 7 households in need are now given consideration. 

Respondents provided information on income and savings which allows an assessment of what the household can afford to pay for their accommodation.  These incomes are shown in Figure 2 below.

 

Income Number of responses
Did not specify 1
Less than £20,000 2
£20,000 to £25,000 3
£25.000 to £30,000 2

 

Given the financial circumstances of the households in need, 1 could afford a shared ownership home. The other 6 would require affordable rented housing. 

The survey also asked households who had a housing need which type of housing they were interested in. Respondents could give more than one option. The responses are listed in Table 12 below. 

Table 12

Type of housing

Interested

Shared ownership/equity

2

Affordable rented

3

Affordable self-build

3

Discounted market sale

2

Starter home

2

  

7.4 Other evidence of housing need

As well as this survey other evidence of housing need should be considered. The housing waiting list or register for Devon is called Devon Home Choice. Applicants are given a banding from A to E depending on their level of need. There are 14 households resident in the parish registered on Devon Home Choice. Details are set out below. 

Table 10  

Devon Home Choice band

      1 bed

     2 bed

     3 bed

      4 bed

       Total

Band A (Emergency need)

0

0

0

0

0

Band B (High)

0

2

0

0

2

Band C (Medium)

0

0

0

0

0

Band D (Low)

2

0

1

0

3

Band E (No Housing Need)

7

2

0

0

9

Total

9

4

1

0

14

 

Only 2 of the households who are registered on Devon Home Choice completed the survey. Due to this apparent disparity, all those who are registered with Devon Home Choice and living within the parish were contacted separately by letter and a further 2 replies were received. One of these still required affordable housing in Newton St Cyres. This household has been added to the final numbers, giving a total need of 8 affordable homes.

 

7.5 Housing Mix

The suggested mix of housing is shown in Table 11 below. This takes account of the family makeup as declared on the survey form and the type of housing required.

 

Table 11

Type of Property

Affordable Rent

Shared Ownership

Starter / Discount market

Totals

1 or 2 bedroom property for single people

2

0

1

3

1 or 2 bedroom property for couples

3

0

0

3

2 bedroom property for families

1

1

0

2

3 bedroom property for families

0

0

0

0

Totals

6

1

1

8

 

2 households require a property adapted for a wheelchair.

 

  1. Conclusion - Future Housing Need for Newton St Cyres

 

Overall, it must be remembered that this Housing Needs Survey represents a snapshot in time. Personal circumstances are constantly evolving.  Any provision of affordable housing, would, by necessity, need to take account of this.  However, given the level of response to the survey, and in spite of the potential for circumstances to change, the Parish Council can feel confident in the results of this survey.  The survey has identified a need in the near future for 8 units of affordable housing and 3 units of open market housing. 

It is also worth noting that new benefit rules are due to come in on 1st April 2018 for single people under the age of 35. These new rules mean that if they qualify for housing benefit they would only receive payment for a shared room rather than a property of their own. In Newton St Cyres, this would mean a difference of approximately £33 per week which many could not afford. For this reason, housing associations may have reservations in allocating a property to a single person under the age of 35 as the new rules will relate to new tenancies signed from 1st April 2016. Two of the households who qualify for affordable housing in Newton St Cyres may fall into this category.

 

Any further action taken towards meeting this housing need will require the support of the Parish Council and wider community consultation. Should the Parish Council wish to address the identified housing need, the Rural Housing Enablers are available to help identify potential sites, conduct site appraisals and facilitate the process of identifying potential development partners as well as any other ongoing assistance that may be required.

 

As the needs of households are constantly evolving the level and mix of need in this report should be taken as a guide. In particular it may be appropriate to vary the mix of sizes provided. This report remains appropriate evidence of need for up to five years. However if there is a significant development of affordable housing in the parish which is subject a local connection requirement and substantially meets the need identified in the report it will normally be necessary to re-survey the parish before any further development to address local needs is considered. 

 

Recommendation

 

It is recommended that the Parish Council:

 

  • Note this report
  • Consider the options for addressing the need for 8 affordable homes.

 

 

 

 

 

 

Front page photograph © Copyright Trevor Sharp and licensed for reuse under this Creative Commons Licence.

 

[1] As of 9/12/16 – Rightmove and Zoopla websites

 

Comments recorded in the housing survey
Near the new school site.
Old school site land behind new estate
I feel that the village does not need to grow any bigger. Any new homes just adds to the already busy roads.
There ought to be a better mix of housing with a good supply of less expensive houses of good design - who qualifies for these houses is entirely another matter.
Station Road, Court Orchard
In prinicple yes but depends on location and suitability of old school site playing field, given poor access from busy road and lack of fit with existing character of Sandown Lane
The school site when it becomes available;  Allotment site if it becomes available.
Support need as important to have mix of houses for benefit of our community. Favour a small mixed development. 
Would need to consider access. Speed and volume of cars going past, in/out.
NO space in centre of village - a new housing development and school is imminent already.
Old garages West Turn Lane, Max's Field (owned by Quickes) incl Town Lane
The village only builds houses how about BUNGALOWS.  Would like to downsize to affordable bungalow.
There is a significant number of older people in the village who wish to move to  more manageable homes, who are owner/occupiers and unlikley to qualify for 'affordable' properties- in the past this has meant people with long standing residency having to move away from their friends and support network.
Station Road, good access to rail, road, shop, recreation
On old primary school site
There is a small field opposite Moon Ridge Farm field on the 377 on the corner of the road to Higher Marsh
Reassess situation after school and new houses on Station Rd built
Every location in this village will have cars using A377 - support for Afford. Housing would be greater if the maximum speed from Quickes to Downes was 40 mph
If school building proceeds, asssuming no flood risk, Station Road or current school site. 
Where the current school is now & behind when its knocked down new housing replaces that site or near community hall in newton st cyres. So parents can use hall as creche after school club… and so hall becomes more integrated & used by younger generations plus nearer main transport & shop/post office.
Near the new school
Any development should be balanced and mixed, preferably for local people.
The existing primary school will shortly move and this old site might be used
Old school site once new school is built
Quicke straight L side Crediton. New homes already planned in station Road so no more there as road infrastructure notsuitable for any more. 
We desperately need secure, affordable housing in the village as the latest development contains none! I would prefer small developments with a choice of different affordable housing types.
The old school site when the ne school is up and running. 
A377 Smallbrook - land adjacent to main road about 4 acres