Housing Needs Assessment 2006 - Westminster City Council

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Westminster – Housing Needs Assessment 2006Having studied the need for affordable housing using the Basic Needs Assessment Model, the studymoved on to look at housing requirements across all tenures. A ‘Balancing Housing Markets’(BHM) assessment looks at the whole local housing market, considering the extent to which supplyand demand are ‘balanced’ across tenure and property size. This model is based on households’aspirations and level of stock in the City. It is important also to note that this does not take intoaccount households which may have an outside City solution.The inherent idea behind the BHM method is that it seeks to meet the requirements of the currentpopulation first with the amount of in-migration used to ‘balance’ figures to the estimated scale ofnew housing in the area. The table below shows the overall results of the BHM analysis.TenureTotal shortfall or (surplus)Size requirement1 bedroom 2 bedrooms 3 bedrooms 4+ bedroomsTOTALOwner-occupation (334) 179 487 73 405Affordable housing 983 1,756 1,380 39 4,158Private rented (1,981) (1,180) (625) (97) (3,882)TOTAL (1,332) 755 1,243 14 680Source: City of Westminster Housing Needs Survey 2006A number of conclusions can be drawn from this analysis:i) In terms of the demand for affordable housing in the City it is clear that this is on-going.The BHM methodology suggests a significant shortfall of affordable housing of all sizesof accommodation, most notably two and three bedroom homes.ii)Overall, the data shows a shortfall in the owner-occupied sector. Within this sector thereis a shortfall of all dwelling sizes with the exception of one bedroom properties whichdisplay a surplus. The main shortage is for three bedroom homes.iii)The model indicates that there is a large surplus in the private rented sector. In this sectorall dwelling sizes show a surplus, since many households view this sector as anundesirable long term solution whilst the supply of private rented housing is likely to belarge due to the temporary nature of the tenure.PAGE 8
EXECUTIVE SUMMARYThe Needs of Particular groupsThe study moved on from a consideration of future needs for additional housing to look at the needsof particular groups. The survey concentrated on the characteristics and requirements of householdswith support needs, older person households, key workers, Black and Minority Ethnic householdsand overcrowded households.Households with support needsThere are groups that may, because of their condition or vulnerability, have requirements forspecialised forms of housing provision, or else require support services in order to continue livingan independent life in their existing home. Some 11.5% of all the City of Westminster’s households(12,971) contain support needs members. 'Physically disabled' is the largest category with supportneeds.CategorySupport needs categoriesNumber ofhouseholds% of allhouseholds% ofsupportneedshouseholdsFrail elderly 5,042 4.5% 38.9%Physical disability 7,451 6.6% 57.4%Learning disability 59 0.1% 0.5%Mental health problem 2,782 2.5% 21.5%Severe sensory disability 256 0.2% 2.0%Other 570 0.5% 4.4%Source: City of Westminster Housing Needs Survey 2006Support needs households, identified in the table above, are generally smaller than the average forthe City of Westminster, and are disproportionately made up of older persons only. Support needshouseholds are more likely than households overall to be in unsuitable housing.Support needs households in general stated a requirement for a wide range of adaptations andimprovements to the home. A lift/stair lift and level access shower units were most commonlyrequired.PAGE 9
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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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