Housing Needs Assessment 2006 - Westminster City Council

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Westminster – Housing Needs Assessment 2006Table 10.7 Annual supply for each type of affordable housingDwelling sizeIntermediatehousingType of housingSocial rentedTOTAL1 bedroom 2 533 5352 bedrooms 9 151 1603 bedrooms 5 64 694+ bedrooms 0 9 9TOTAL 16 758 774Source: City of Westminster Housing Needs Survey 2006The following table therefore estimates the net requirements for each type of affordable housing bysize. Overall, the table shows that 34.3% of the net requirement is for intermediate housing. Thisvaries according to dwelling size. It’s estimated that over three-quarters (78.4%) of the need forfour bedroom properties could be met through intermediate housing, whereas 20.0% of the need fortwo bedroom properties could be met in this way. The large net requirement for four bedroomintermediate housing reflects that accommodation of this size has the largest intermediate housingband (the largest gap between social rent and market entry).Table 10.8 Net annual need for affordable housing for each typeof affordable housing (surplus)Type of housingDwelling sizeIntermediatehousingSocial rentedTOTAL1 bedroom 687 904 1,5912 bedrooms 453 1,815 2,2693 bedrooms 643 933 1,5764+ bedrooms 145 40 185TOTAL 1,928 3,693 5,621Source: City of Westminster Housing Needs Survey 2006It is possible to expand on this analysis by looking at affordability within the intermediate housingcategory. To do this the wider intermediate band has been split into four equal bands as is presentedin the table below.PAGE 98
10. Basic needs assessment modelSize requirementTable 10.9 Basic information required for assessment of types ofaffordable housing requiredSocial rent(£/week)*Lowerintermediate(£/week)Mid-lowerintermediate(£/week)Mid-upperintermediate(£/week)Upperintermediate(£/week)Minimumpricedsecond-handmarkethousing(£/week)**1 bedroom £0-75 £76-108 £109-140 £141-173 £174-204 £205+2 bedrooms £0-93 £94-144 £145-196 £196-247 £248-297 £298+3 bedrooms £0-102 £103-180 £181-257 £258-335 £336-411 £412+4+ bedrooms £0-115 £116-225 £226-336 £337-446 £446-555 £556+*CORE Data (2005)**Survey of Estate and Letting Agents in City of Westminster 2006Source: City of Westminster Housing Needs Survey 2006As per the previous analysis we can estimate the number of households in need who fall into eachof the bands described in table 10.9. This is shown in the table below. The figures are for grossneed.Size requirementTable 10.10 Affordability of different types of affordable housingSocial rentLowerintermediateMid-lowerintermediateMid-upperintermediateUpperintermediate1 bedroom 1,438 521 113 0 55 2,1272 bedrooms 1,967 186 218 0 57 2,4283 bedrooms 998 234 190 69 155 1,6454+ bedrooms 49 136 0 0 9 194TOTAL 4,452 1,077 521 69 277 6,395Source: City of Westminster Housing Needs Survey 2006TotalIt is clear that the vast majority of those in the ‘intermediate’ category have income/affordabilitylevels at the bottom of the scale. For example, the data suggests that 82.2% of those who couldtheoretically afford intermediate housing could afford nothing costing more than a half of thedifference between social rented and market prices. There are few households with income levelsclose to the market (14.2% of the intermediate group fall into the ‘most expensive’ category).The table also indicates that the vast majority of households requiring a four bedroom intermediatehome could only afford housing in the lowest band. Of the 145 households in gross need suitablefor a four bedroom intermediate home, some 93.8% can afford nothing more than £225 per week.The overwhelming majority of four bedroom intermediate housing in the City of Westminstershould therefore cost £225 or less per week.PAGE 99
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First Surveys MarketResearch13 Darw
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A12. Where do you and your partner
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D SPECIAL NEEDSD1. Do you or any of
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edroom(s)F5. How many bedrooms woul
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a) b)Like ExpectDetached house.....
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Housing Needs Assessment 2006 - Westminster City Council

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