Housing

Buckinghamshire Community Action has employed a Rural Housing Enabler (RHE) since July 2003, with the remit to increase the provision of affordable homes in the rural areas of Buckinghamshire.  The RHE works closely with Parish Councils, Housing Associations, landowners and all other relevant parties in order to deliver small projects of affordable housing through 'exception schemes' in villages under 3000 in population. Rural schemes are designed to meet proven local needs within a village and as such are usually fairly small (between 6-12 units).

RHE Aims

The aims of the Rural Housing Enabling Service are to:  

•     Increase the amount of affordable rural housing in Buckinghamshire.

•     Promote awareness of housing need in rural communities.

•     Help make the best use of existing accommodation in rural areas.

•     Comment upon and influence relevant national, regional and local policies.

•     Monitor progress against agreed targets.

•     Promote additional/alternative sources of finance to expand the influence of the service.

Exception Scheme Bledlow, Bucks

Why is affordable housing needed in rural areas?

Rising house prices have meant that young people and those on lower incomes cannot afford to live in their village. Not only are people being forced to move away, but others cannot even afford that option and continue to live as part of an existing household. In some cases, the movement of people away may contribute to communities losing facilities such as village shops, schools and pubs in addition to an ageing rural population. 

Exception Scheme Winchmore Hill, Bucks

Who is eligible for Rural Affordable Housing? 

The homes are built for people who cannot afford to buy or rent properties in their parish on the open market. 'Local people' considered for affordable housing include:

• People who have been permanently resident within the parish for at least three years, or
• People who are permanently employed in the parish, or
• People who have a LOCAL connection to the parish (i.e. any family associations and/or any periods of permanent residence in the parish not amounting to three years immediately prior to the allocation. 

Examples of 'local' people who maybe in housing need are those:

• In accommodation tied to their jobs,
• With insecure tenancies (such as assured short-hold tenancies),
• Living in dwellings which are in a bad state of repair,
• Living with family or friends,
• Living in a house which is unsuitable for them,
• Living away from the village (with a connection to the parish),
• Overcrowded households,
• Families forced to live apart because of a lack of suitable accommodation,
• Working in the area but unable to buy or rent privately.

Exception Schemes 

If the Parish Council consider that there may be an unmet or hidden need for affordable housing, then a Housing Needs Survey is conducted.  

Before the survey is conducted it is publicised in the village by means of posters and articles in the newsletter or on the village website.  

Forms are then individually tailored for each parish and hand delivered to every household. The results of the survey are analysed and will offer a good indication of need. It is important to establish any need by this method in order to obtain planning permission at a later date. District Council Officers validate the survey by taking into account information from the Housing Register and Housing Sales Register for Shared Ownership dwellings and this will give the mix and tenure of units for the scheme.

Exception Scheme Bledlow, Bucks

Finding a Site

If a need is established, then the next step is to search for a suitable piece of land.  Rural affordable housing schemes are always built on ‘exception sites’, which is land in a settlement of under 3000 population that, under normal planning policies, would not gain planning permission for any open market housing and this helps the land to remain affordable.

Finding a suitable site can be one of the most time consuming parts of the process. The challenge is to identify a piece of land which meets planning requirements, is owned by a landowner who is willing to sell at an affordable price and can accommodate the number of units required. The sites selected are known as "exception sites". These are generally sites outside the village envelope that would not normally get planning permission for residential development and hence can be bought at a lower price, an amount which is usually just above the agricultural value of the land, but significantly less than its development value. To aid the process, the community and Parish Council are asked to put forward suggestions, as they usually have the best knowledge of available sites. A handful of sites can then be taken to the District Council Planning department to establish if they are suitable for an exception scheme.

Obtaining Funding for a Scheme

Funding for a scheme is sought from the Homes and Communities Agency by a housing association. The Buckinghamshire RHE works closely with preferred rural partner housing associations.  In the event of a scheme not progressing then funding can be "swapped" between villages.  There may also be some funding available for further rural schemes from the District Council.

Returning Empty Properties Back to Use - Chiltern District

In the Chiltern District, it can be difficult to develop affordable housing in rural areas due to high land prices and the planning restrictions imposed by the Greenbelt.  Consequently, although there will be some potential for new affordable housing development, much of the affordable housing will be provided through other initiatives. These include using existing accommodation (e.g. returning empty properties back to use, encouraging people to let out rooms etc) and helping people to access support in their own homes (e.g. help with mobility adaptations).  As part of Chiltern District Council’s Empty Property Strategy, the RHE works to return long term empty properties back to use (those vacant for six months or more). An ongoing questionnaire is being used to identify the long tem empties and obtain information on whether they are suitable for re-use. Furthermore, the RHE carries out site visits to assess properties and engage with the owners early on. 

Chiltern District Council offers grants to meet the cost of major repairs to a property in addition to various letting schemes to encourage owners to return their property back to use.  The whole programme has been very successful, with hundreds of long-term empty properties being returned back to use as a result of Council intervention since the project begun in 2003.

Rent Deposit Guarantee Scheme 

The Rent Deposit Guarantee Scheme is run by Chiltern District Council to help those in Housing Need who are unable to raise the deposit necessary for private rented accommodation. The scheme has been operating for over 4 years and there are currently more than 100 tenants in private rented accommodation as a result of the scheme.

Well maintained properties consisting of one or more bedrooms are always required, either furnished or unfurnished. Landlords and Letting Agents are welcome to enquire about joining the scheme: www.chiltern.gov.uk  01494 732026.

What does the RDGS offer?

• A free service to landlords and tenants
• A ready supply of approved tenants
• Quick "time-to-tenancy"
• Regular rental income
• A comprehensive Inventory & Schedule of condition report
• Property inspection through the duration of the tenancy
• Advise and assistance on tenancy matters and housing benefit
• Partnership with Chiltern District Council

The Scheme helps landlords to find a tenant and set up a tenancy, as well as offering support through the lifetime of the tenancy.

What is a Deposit Guarantee?

A Deposit Guarantee is a guarantee underwritten by Chiltern District Council, given in place of a cash deposit. It covers landlords against possible losses for damage to their property, or rent arrears that might have accumulated at the end of the tenancy.

By accepting our deposit the landlord does not need to join a statutory Tenancy Deposit Protection Scheme.

For a tenant, it makes it possible for them to secure accommodation in the private rented sector where they may have otherwise been unable to. 

Private Sector Leasing

Chiltern District Council are also looking into ways to deliver a Private Sector Leasing Scheme. This will involve leasing properties from private owners for periods of up to 5 years and then letting the properties to persons from the Housing Register. As Paradigm acts on the Council’s behalf in managing the Chiltern District Housing Register, the Paradigm Housing Needs Team will have a key role in identifying and nominating prospective tenants for these properties. 

Email: bca@bucks-comm-action.org.uk

Telephone: 01296 421036

Facsimile: 01296 331464

Jean Fox

Rural Housing Enabler