Affordable Housing Strategy 2011 - 2016

Contents

1.0 FOREWORD ....................................................................................................................4

2.0 STRATEGY VISION AND AIMS ............................................................................6
3.0 DEFINING AFFORDABLE HOUSING ...................................................................8
4.0 CONTEXT ...........................................................................................................................9
KEY LOCAL ISSUES ................................................................................................12
5.0 EVIDENCE OF NEED FOR AFFORDABLE HOUSING ................................21
6.0 DELIVERABILITY - HOW DEMAND WILL BE MET ..................................31
DELIVERING AFFORDABLE HOUSING THROUGH GOVERNMENT INITIATIVES. ..33
DELIVERING AFFORDABLE HOUSING THROUGH URBAN RENEWAL. ..................35
DELIVERING AFFORDABLE HOUSING THROUGH PLANNING. ..............................36
FUTURE LOCAL PLANNING POLICY ........................................................................38
7.0 RESOURCES..................................................................................................................41
KEY CHALLENGES/RISK .........................................................................................43
8.0 MONITORING THE STRATEGY...........................................................................45
9.0 GLOSSARY OF TERMS.............................................................................................46
10.0 APPENDICES.............................................................................................................48
APPENDIX 1 - DOCUMENTS INFORMING THIS STRATEGY ...................................48
APPENDIX 2 - LOCAL ACHIEVEMENTS THROUGH PARTNERSHIP WORKING ......49
APPENDIX 3 ............................................................................................................50
LOCAL POLICY ACHIEVEMENTS THROUGH SECTION 106 AGREEMENTS ...........50
APPENDIX 4 – AFFORDABLE HOUSING SCHEME DETAILS.................................52
APPENDIX 5 – AFFORDABLE HOUSING ACTION PLAN........................................52

2
 Affordable Housing Strategy 2011 - 2016

If you would like this document in an alternative format please

contact:

Adult Care Services

1st Floor, Textile Hall
Manchester Road
Bury
BL9 0DG

Telephone 0161-253-5870

Email: Adultcarecomms@bury.gov.uk

Copies of this document are available on the Council’s website via

www.bury.gov.uk

Copies are available in large print, Braille and audiocassette on

request.

This document can also be supplied in another language:

0161-253-5870

3
1.0 Foreword

‘Throughout the UK today, there is insufficient housing to meet the

needs of a growing population. The issue of affordable housing has
never been so important. Natural population growth, social change
such as people living longer, rising numbers of single person
households and net inward migration put further pressures on our
housing stock’ (Chartered institute of Housing, 2010).

I am pleased to present Bury Council's new Affordable Housing Strategy.

It has been written in response to the local and national need for more
affordable homes and is based on evidence from the last Census and
the Local Housing Market Assessment.  
 
The Affordable Housing Strategy highlights the reasons for the shortage of
affordable housing in Bury and demonstrates the steps we will take
to maximise delivery to improve the affordable housing offer for Bury
residents. The main focus is to work with our partners to increase the
number of good quality affordable homes to meet the needs of those who
want to live here, and build sustainable communities.

The strategy has been prepared at a time of significant economic

challenge which has had a substantial impact on the delivery of new
homes. Nevertheless, despite these difficult times and with mortgage
lending at an all-time low, our Affordable Housing Scheme has remained
active unlike many local authority areas across the region. Since the start
of the recession in 2008, the scheme has helped 43 into affordable home
ownership. A further 27 households have managed to secure social
rented accommodation (a combination of special needs and general needs
housing) through work with our Joint Commissioning Partnership.

4
We recognise that market conditions can change quickly
and we must respond to circumstances in order to
achieve our vision and deliver our priorities. Therefore,
we will update our action plan annually to take account
of changes in the housing market and new opportunities
for providing affordable housing.
Councillor Michael
Hankey
Executive Member for
Health and Well-
Being

 
 
 

5
2.0 Strategy Vision and Aims
The long term vision of this strategy is to:

‘Help Bury people access a decent home that they can afford and
which meets their needs’.

The strategy has identified six strategic priorities:

• reshape housing for future needs and aspirations - ensure a greater

choice of quality homes to increase options and create mixed
sustainable communities;
• maximise the provision of affordable housing through specific
initiatives and joint working with our partners;
• increase affordable housing development by implementing our
Affordable Housing Policy;
• continue to improve quality and design to ensure that affordable
housing negotiated through Section 106 Agreements is built to the
same standard and specification as private housing;
• use local house price and income data to ensure new build
properties are affordable;
• improve the quality of existing neighbourhoods by seeking to bring
empty properties back into use.

In order to achieve our vision and overarching goals, the strategy aims to:

• highlight the extent of affordability in Bury;

• identify the number of households that require affordable housing
and establish current and future demand across all tenures;
• strengthen the Council's Strategic Housing role;
• identify a range of initiatives for the expenditure of developer
contributions where affordable housing units have not been sold on
site.

6
This strategy fits well with the corporate vision to make Bury the place to
live, work, study and visit. In supporting the development of choice of
quality housing, this strategy will make a valuable contribution to Team
Bury's ambitions:

• The place to live in Greater Manchester

• An area where people feel safe and secure
• Healthiest Borough in the North West
• Popular visitor destination
• premier retail town in the North of Greater Manchester
• Centre of excellence for education and training in the North West
• Each township thriving
• Area with first class services
• Quality jobs for Bury people

7
3.0 Defining Affordable Housing
There are many different types of affordable housing. For the purpose of
this strategy, we have adopted the Government’s definition of affordable
housing under the following categories:

Social rented housing: housing that is let at low rents to people in

housing need. It is generally provided by councils and Registered Social
Landlords (RSL’s). The rents are controlled by the Government to keep
them affordable.

Affordable Rent: Rented accommodation provided by RSL’s at a rent of

up to 80% of the cost of similar private rented property.

Intermediate affordable housing: housing to buy at prices below

market value, or housing to rent at a higher cost then social rent but less
than private rent (this is different from Affordable Rent in that it is aimed
at tenants wanting to save deposits to buy a home). This category
includes discount market housing, shared ownership and shared equity. It
consists of a range of house types and sizes to reflect the different
characteristics of those in need. Therefore, we may have requirements
for specialist housing to meet the needs of certain groups including larger
housing, sheltered housing and housing for disabled people. These
requirements have been identified in both our Housing Strategy for Older
People and the forthcoming Vulnerable Adults Strategy (copies can be
obtained www.bury.gov.uk).

8
4.0 Context

National

The Government’s national objective for affordable housing is to ensure

that everyone has the opportunity of a decent home they can afford.

In many parts of the country, house prices have increased rapidly over
the years because the supply of housing has not kept up with demand.
This is mainly due to increased numbers of households caused by growth
in the population and an increase in the number of one person
households. Kate Barker’s review of housing supply in 2004 identified a
shortage of at least 40,000 new social rented dwellings per annum which,
under current legislation would need to be met by the private sector and
RSL’s.

The increase in house prices relative to incomes in recent years has been
marked. At the start of the decade there were areas where house prices
were very high but this was largely confined to London, the South East
and a few regional hot spots. By 2005 the position had changed
significantly and house prices had increased across the nation. There are
still many areas where house prices remain high despite the recession and
where, as a consequence, many people are finding it very difficult to buy a
home. Inflated house prices increases demand for more social rented and
intermediate housing.

Planning Policy Statement 3 (PPS3) was published in response to the

Barker Review, setting out the Government’s commitment to improving
affordability and increasing the supply of housing. PPS3 aims to ensure
that the planning system is more responsive to changing needs by
releasing more land to meet current and future demand. Affordable
housing targets should therefore be based on the results of strategic/local
housing market assessments, which specify the type/size of affordable
housing required together with current and future demand.

9
Regional

The regional context is not dissimilar. Improving access to affordable

housing is a major priority within the North West Regional Housing
Strategy (NWRHS). It seeks to address the impact of the credit crunch on
housing markets and tackle the shortage of affordable homes in areas of
the North West where demand for additional housing is high, and where
this impacts adversely on social inclusion and economic growth.

Falling house prices and rising unemployment in recent years has affected
the delivery of new homes. Nevertheless, demand for affordable housing
has not subsided and the importance of housing’s role in tackling
exclusion remains high. The NWRHS provides a framework for the five
sub regions to shape their housing strategies to meet their objectives, by
utilising data from Strategic Housing Market Assessments.

Local

The next five years is likely to be a particularly challenging time for the
delivery of affordable housing in Bury. Whilst we need to build as many
homes as we can, we need to plan for the eventual upturn, most probably
against a background of reduced public expenditure.

The Bury Plan 2008 – 2011 sets out our corporate priority areas for
action. The Affordable Housing Strategy is a key delivery element of this
Plan and will help to contribute to the following priorities:

• Choice of Quality Housing - Affordable housing on new

developments provides a choice of quality housing to complement
the improving environment and make the Borough a better place to
live. It increases opportunities for home ownership and offers
greater flexibility to those who rent.

10
• A Place to live in Greater Manchester - The AHS recognises the
importance of the provision of affordable housing for people on
lower incomes. The Affordable Housing Policy requires a quarter of
all properties on larger housing developments to be affordable.

• Putting Customers First - The Affordable Housing Policy gives

priority for housing to residents of the Borough.

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Key Local Issues

The lack of affordable housing in the Borough can be attributed to a

number of different factors:

House Prices and Affordability

House prices and affordability raise considerable challenges for all local
authorities and Bury is no exception. Between December 2000 and
December 2007 the average house price in Bury (based on sales and
valuations) rose from £60,000 to £155,000, a massive increase of 158%.
However, by March 2008 they started to fall as a result of the economic
downturn. Nevertheless the fall in house prices has been insufficient for
people on low incomes and it has become increasingly difficult for many
people, particularly first time buyers to find a home they can afford. The
graph below shows the average property price over time for all types of
housing in Bury.

12
The lower quartile price is currently £94,600 (based on sales and
valuations over the last three months - Feb 2010), compared to a regional
average of £97,500 (Hometrack, 2011). In terms of affordability based
on typical mortgage lending at 3.5 times joint income, households in Bury
would need an average income of £27,000 to get on the property ladder.
However, a large proportion of people living in the Borough currently earn
less than £27,000 and would not be able to purchase an average starter
home (see map in figure 1 below). This suggests that there is a
considerable need for intermediate affordable housing, particularly in the
townships of Bury, Radcliffe and Whitefield.

13
(Figure 1 - Median household incomes by postcode).

14
Average House Prices to Earning Ratio (Hometrack Data Sources Jun
2010)
For a single person in full time employment the average price for all house
types to earnings ratio in Bury is currently 4.9:1, based on data from the
latest Annual Survey of Hours and Earnings and sales and valuations over
the last 12 months. The regional house price to earnings is 5.7:1. Even
for cheaper housing in Bury the price to earnings ratio is currently 4:1
compared to a regional average of 5.3:1.

The affordability of home ownership is just one part of the affordability

equation. Table 1 below shows an estimate of the likely housing costs for
each of the different tenures. There is a significant gap between social
rents and private rents and between private renting and full ownership.
The cost of intermediate affordable housing is somewhere in the middle.
Whilst much of the Borough’s private housing is considered too expensive
for people on low incomes, social rented accommodation is in short
supply. During the period 2009/10, an average of 124 council houses
became available for re-let each month. However, in that same period
258 new applications were received by the Council (LHMA, 2008 and
Internal Performance Indicator 2009/10).

15
 Table 1 Comparative Housing Costs by Tenure (per week)

Tenure
Township Intermediate
Social Private Owner-
Affordable
Rent Rent Occupation
Housing
Bury
1 bedroom £49 £74 £98 (£144)
2 bedrooms £57 £83 £110 £144
3 bedrooms £66 £99 £133 £198
4 bedrooms £76 £190 - £304
Prestwich
1 bedroom £49 £82 £115 (£190)
2 bedrooms £57 £95 £133 £190
3 bedrooms £66 £108 £150 £236
4 bedrooms £76 £228 - £380
Radcliffe
1 bedroom £49 £74 £98 (£141)
2 bedrooms £57 £83 £110 £141
3 bedrooms £66 £99 £133 £182
4 bedrooms £76 £190 - £304
Ramsbottom
1 bedroom £49 £82 (£114) (£190)
2 bedrooms £57 £86 £114 £190
3 bedrooms £66 £102 £138 £228
4 bedrooms £76 £209 - £342
Tottington
1 bedroom £49 £74 (£114) (£190)
2 bedrooms £57 £83 £114 £190
3 bedrooms £66 £99 £138 £220
4 bedrooms £76 £220 - £365
Whitefield
1 bedroom £49 £82 £115 (£175)
2 bedrooms £57 £95 £133 £175
3 bedrooms £66 £108 £150 £220
4 bedrooms £76 £228 - £380

Source Bury LHMA, 2008 – combination of data sources1.

Table 2 below illustrates entry level purchase prices for different sizes of
private accommodation in the Borough. The Bury and Radcliffe townships
have been identified as regeneration areas and, whilst the values of these
properties are significantly lower, they would still require an average 38%

1
In the owner-occupied sector costs have been estimated based on a repayment mortgage at an
interest rate of 5.75% (brackets denotes the cost of a two bedroom property, where information for
one bedroom properties was limited).

16
discount in order to reach the implied price of intermediate affordable
housing which is around £60,000 for a two bedroom property. The level
of discount required in the rest of the Borough is closer to 46% which is
extremely high (LHMA, 2008).

Table 2 – Entry Level Purchase Prices in Each Township, by

Size of Dwelling
Township 2 bedrooms 3 bedrooms 4 bedrooms
Bury East & West £95,000 £130,000 £200,000
Prestwich £125,000 £155,000 £250,000
Radcliffe £93,000 £120,000 £200,000
Ramsbottom £125,000 £150,000 £225,000
Tottington £125,000 £145,000 £240,000
Whitefield £115,000 £145,000 £250,000
(Source: Survey of estates and Letting Agents, 2008)

Lack of Available Mortgage Finance:

Prior to the recession, mortgage finance was easy to obtain and many first
time buyers were able to secure a mortgage without the need for a
deposit. However, since 2008, mortgage finance has been severely
impacted by the credit crunch, with mortgage lenders tightening lending
criteria in the wake of the recession. Although the number of first time
buyers remains relatively unchanged according to investors, many of the
best deals are only available to buyers who have a 25% deposit.
Furthermore, the recent fall in house prices means that many homes are
worth less than their mortgage value. Consequently those who want to
sell their first home and move up the property ladder are unable to do so,
which further restricts the supply of affordable housing (Money Facts
2010).

Falling house prices and the instability of the housing market has seen a
significant decline in the number of new homes being built. As a result,
the demand for social rented accommodation and intermediate affordable
housing has increased significantly.

17
Reduction of Social Housing through Right to Buy (RTB) and Right
to Acquire (RTA).

The introduction of the RTB in 1980, allowing

council tenants to purchase their homes, has
had a huge impact on the availability of
Council Housing across the Borough.
According to a RTB Analysis report in 2009,
there are currently 8,131 council properties
within the Borough and over 3000 people on the waiting list.

The graph below shows the number of properties sold through RTB since
1981.

(Graph 1 Source: HSSA 2010)

To date, 4,735 properties have been sold out of 13,044 original Council
owned dwellings. On some estates in Prestwich and Tottington, more
than 75% of the original stock has been sold. In April 2005, the Council
transferred the management of the majority of their stock to an ALMO
(Arm’s Length Management Organisation) Six Town Housing. The
remaining properties (316 in total) are managed by Springs Tenant
Management Cooperative.

18
According to a Housing Association Stock Analysis Report in 2010, 17
housing associations currently operate within the Borough, providing
4,131 homes, a mix of supported housing, sheltered accommodation and
general needs properties.

The bulk of housing association dwellings in the Borough (3,383) are

general needs properties, followed by 414 supported units and 304
sheltered housing units. Contour Housing is the largest stock holder in
the Borough with a total of 1231 properties, equating to 30% of all
housing association stock. A Nominations Agreement is in place which
gives the Council nomination rights to 50% of all housing association
vacancies.

Empty Properties.

There is an estimated 3,250 empty properties in the Borough and 1,357

have been empty for more than six months. Approximately 45% of these
properties are situated within East Bury and a further 26% located in
Radcliffe. Empty properties can blight neighbourhoods and are a wasted
resource for both the owner of the property and those who are in need of
housing. Returning empty homes to use is of benefit to everyone and
contributes to meeting housing demand in a sustainable way2.

An Empty Property Strategy (EPS) was created in July 2007 to locate

empties in Bury and find the best ways of bringing them back into use.
The EPS focuses on properties causing the greatest problems, and those
that can contribute most to providing additional accommodation required
by our customers.

2
A property is classed as being officially empty if it has been unoccupied for 6 months or over.

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Key Issues:
• House prices and affordability.
• Lack of available mortgage finance.
• Reduction of social housing through the ‘Right to Buy’
and ‘Right to Acquire’ initiatives.
• Empty properties.

20
5.0 Evidence of Need for Affordable Housing

Before we can make provision for new

affordable housing, it is important that we
find out the level of need in the Borough. A
range of data including a Local Housing
Market Assessment (LHMA) has been used to
provide an overview of affordable housing
need and aspirations across the Borough. A
list of documents and data sources is
attached at Appendix 1.

In accordance with national guidance the LHMA bases its information on a

variety of sources including a survey of local households and interviews
with estate and letting agents. The results indicate that the overall level
of need for affordable housing in Bury (derived from the CLG Needs
Assessment Model) is 315 additional dwellings per annum.

The main findings from the assessment confirm public perceptions of the
market:

• there is a potentially large requirement for social rented and

intermediate housing including discount market housing;
• the Black and Minority Ethnic (BME) Community and special needs
households are more likely than average to be in need of
affordable housing;
• in terms of townships, households located in Radcliffe and Bury
East and West are most likely to be in need of affordable housing,
whilst those in Tottington are least likely.

21
The demographic profile of those in need of affordable housing is largely
due to two main factors affordability and vulnerability which can be
broken down into the following groups3:

Black and Minority Ethnic Housing Needs (BME).

According to the Census 2001, Bury has a population of 181,900 of whom
6% are from BME communities. The Asian population represents the
biggest ethnic group (4%) with the Pakistani category being the largest
individual category within that group at 3%. This represents a doubling in
size since the 1991 Census.

Evidence suggests that BME households tend to be vulnerable and are

often found to be living in poor quality accommodation. Bury East is
home to a predominantly large Asian community who occupy high levels
of poor quality housing. The majority of council owned dwellings in this
locality are one and two bedroom properties which are largely unsuitable
for extended Asian families.

Therefore, we recognise the requirement for affordable housing with a

minimum of three bedrooms in this locality, and will work closely with our
partners and private developers to meet the housing needs of the BME
community. The housing needs of this group will also be considered in
greater detail in a separate strategy for vulnerable people which is
currently being developed.

Table 3 below shows that White British are the largest numerical group in
need but there are higher proportions of BME households compared to
population sizes.

3
Affordability problems occur when households cannot obtain adequate housing they can afford within
their local area because of insufficient income, high house prices and rents, or a combination of these
factors. A person is considered vulnerable if they experience prejudice or are in need of community
care services by reason of mental or other disability, age or illness.

22
 Table 3 – Affordable Housing Need by Ethnic Group

Need requirement
% of
Ethnic Total As a %
group h’hold
In need Not in need Number of of those
type in
h’holds in need
need
White
British 1,957 69,116 71,073 2.8% 83.0%
White Irish 7 1,520 1,527 0.5% 0.3%
White
Other 140 1,362 1,502 9.3% 5.9%
Asian 135 1,766 1,901 7.1% 5.7%
Other 119 1,378 1,497 8.0% 5.1%
Total 2,358 75,143 77,500 3.0% 100.0%
(Source: Bury LHMA 2008)

Supported Housing and Special Needs Housing

Supported housing is aimed at helping people to live independently in
their homes. Some projects offer 24 hour care packages and there are
sheltered housing schemes for older people. Supported housing is
available to people with a wide range of care or support needs such as:

• people with mental health and learning issues;

• people with disabilities;
• young people leaving care and those setting up home for the first
time;
• older people;
• people with alcohol and/or substance misuse problems;
• people fleeing domestic violence;
• homeless people in temporary accommodation.

Many people with special needs have low incomes and often have difficulty
finding housing that is safe, affordable and permanent. They may also
require housing that is matched with accessible support services which is
often expensive. Therefore, we will work with our partners to encourage
the development of specialised housing and supported housing schemes,
to ensure that the housing needs of this group are met.

23
Table 4 shows that special needs households, particularly those with a
disability are more likely to be in need of affordable housing than
households without special needs. Special needs households comprise
more than a quarter of the (total) need for affordable housing in Bury.

Table 4 - Affordable Housing Need (Special Needs Households)

Need requirement
% of
Total As a % of
Not in h’hold
Special needs In need Number of those in
need type in
h’holds need
need
Special needs 640 14,914 15,554 4.1% 27.1%
No special
needs 1,718 60,228 61,946 2.8% 72.9%
TOTAL 2,358 75,143 77,500 3.0% 100.0%
Source: Bury LHMA 2008 (Combination of Data Sources)

Older People’s Housing Needs

Older person households tend to be smaller than average although the
homes they occupy are often larger than their needs, leading to high
levels of under occupation. According to our Housing Strategy for Older
People, older person households tend to have much lower incomes than
other households and cannot afford to maintain their existing homes.
Consequently, 54.4% of older person households expecting to move
within the next two years stated a preference for social rented
accommodation (LHMA, 2008).

The number of older people living in the UK is on the increase. The graph
below shows that between 1983 and 2008 the number of people over the
age of 65 increased from 15% to 16% (1.5 million people). During the
same period, the proportion of people aged 16 and under fell by 2%. In
2008 1.3 million people were 85 and older and this is expected to reach
3.2 million by 2033, accounting for 5% of the population.

24
 (Graph 2 - Mid-year population estimates, Source: ONS 2008)

On a local level, the table below shows that by 2021 the numbers of
people in Bury aged 50 and over will have increased significantly but,
more importantly, there will be a huge rise in the numbers of people aged
over 70.

Table 5 - Forecast population change by age band in Bury,

2006 - 2021

Source: Bury LHMA 2008

25
Jewish Housing Needs
The Jewish community represents one of the largest minority groups in
the Borough, accounting for 5% of the total population. Members of both
the Orthodox and non-Orthodox communities are found predominantly in
the Prestwich Township to the south of the Borough and Broughton Park
in Salford. This group is the largest Orthodox Jewish community outside
London (Census, 2001).

A study commissioned by Salford Council in 2008 to increase awareness of

the housing needs of the Orthodox community in north Manchester
identified an average household size of 5.9 persons, significantly higher
than the overall average of 2.5 in the North West. Affordability is a
significant issue in the Orthodox Jewish Community. Land Registry data
shows that house prices in this locality are 48% higher than the average
in Bury, with a four bedroom property costing in the region of £300,000,
compared to an average household income of £27,000. As a result,
16.7% of Orthodox Jewish households in Bury are overcrowded, compared
to 4.9% in the community as a whole (Orthodox Jewish Community
Housing Needs Study, 2008).

Table 6 - % of Overcrowding in the OJ Community compared

to council area as a whole

(Source: Jewish HNA, 2008)

26
While ensuring that we do not show any undue bias to meeting the needs
of any particular section of the community when making decisions
regarding the provision of affordable housing in the Prestwich area, we
will be mindful of the likely increased demand for larger properties.

The specific Jewish housing needs have been raised with the Council
through contact from community leaders, the Jewish Housing Association
and the Jewish Federation (formerly Heathlands). In addition, the Council
is in regular contact with colleagues in Salford and Manchester as the
community extends into these areas. The housing needs of this group will
also be considered in greater detail in a separate strategy for vulnerable
people currently being developed.

Housing Needs of Homeless People

One of the most visible needs for affordable housing is homelessness.
People are believed to be homeless if they have nowhere to stay or will
have nowhere to stay in the next twenty eight days. There are many
reasons why people become homeless. These include loss of employment,
lack of suitable affordable housing, divorce, long-term illness and many
other factors. Since access to private housing depends upon the ability to
pay, homeless people can become excluded because they cannot pay a
deposit or afford rent without Housing Benefit.

We have recently updated our Homelessness Strategy and will work

closely with our partners to increase the range of housing options and
develop more preventative services.

Housing Needs of Gypsies and Travellers

A report from the Race Equality Foundation states that there are an
estimated 300,000 Gypsies and Travellers in the UK, with 5,000 families
currently living on unauthorised sites. According to the report, 90 per
cent of planning applications for Gypsies and Travellers’ sites are turned
down to avoid angering local residents. Many are forced to move into
flats and experience high levels of discrimination from neighbours and
local services (Inside Housing, July 2009).

27
Bury has a population of 1,097 Gypsies and Travellers, some of whom
have taken up residence on a Gypsy and Traveller Caravan Site at Every
Street, Bury. There are 17 pitches, 10 of which are single and 7 are
double. The remainder tend to be living in the poorest quality housing as
alternative accommodation/land is often unaffordable. A Gypsy and
Travellers Accommodation Assessment (GTAA) was carried out by the
Association of Greater Manchester Authorities (AGMA) in 2008 to
determine the accommodation requirements for Gypsies and Travellers.
The assessment indicated an additional requirement of 40 pitches within
the Borough up to 2016.

Housing Needs of Travelling Showpeople

In addition, local authorities are also obliged to ensure that the housing
needs of Travelling Showpeople are met. National guidance clearly states
that local authorities should make provision for Travelling Showpeople
where there is evidence of need. This guidance is primarily contained in
Circular 04/2007 ‘Planning for Travelling Showpeople’.

Bury has a population of 19 Showpeople, many of whom have taken up

residence on a 20 plot site in School Street, Radcliffe. According to a
GTAA in 2008, there is requirement for an additional 10 permanent plots
within the Borough up to 2016.

Planning Policy and other Council Strategies will need to consider the
accommodation needs of these communities.

28
Looking at affordable housing in terms of tenure and size, around 60% of
all demand is for owner occupation (which could include discount market
housing). A further 22% is for intermediate housing which includes
shared ownership and social rented accommodation as illustrated in Table
7 below.

Table 7 - Total Demand by Tenure and Size Required

Size requirement

Tenure 1 bed 2 beds 3 beds 4+ beds TOTAL

Owner-occupation 357 1,533 2,107 868 4,864
Private rented 303 543 426 186 1,457
Intermediate 571 588 407 141 1,708
TOTAL 1,230 2,664 2,940 1,195 8,029
Source: Bury LHMA 2008 (Combination of Data Sources)

Table 8 shows affordability by township for all households in the borough

and illustrates some marked differences. More than 30% of households in
Prestwich, Whitefield and Radcliffe would be unable to afford private
housing, compared to only 7.5% of households in Tottington and 16.4% in
Ramsbottom4.

Table 8 - Affordability by Township

% of h’holds
Unable to Number of unable to
afford private households in each afford private
Township housing Township housing

Bury East & West 7,791 28,895 27.0%

Prestwich 4,339 13,121 33.1%
Radcliffe 4,499 14,720 30.6%
Ramsbottom 1,111 6,782 16.4%
Tottington 356 4,777 7.5%
Whitefield 2,940 9,205 31.9%
TOTAL 21,036 77,500 27.1%
(Source: Bury LHMA 2008 – Household Survey Data)

4
Households are tested against the prices and rents in the area in which they currently live.

29
Key Issues
• Shortage of sheltered accommodation and supported
housing across the borough.
• Requirement for enhanced homeless prevention services
to help people at risk of homelessness.
• Shortage of larger homes for BME and OJ communities.
• Shortage of pitches for Gypsies, Travellers and Travelling
Showpeople.

30
6.0 Deliverability - How Demand Will Be Met
The need for more affordable housing is a nationwide concern and a key
priority for Bury Council. According to the Barker review of housing
supply in 2004, the number of households across the UK increased by 5
million between 1971 and 2001 due to natural population growth and
social change such as inward migration and people living longer. Although
developers have continued to build new homes, they have not been able
to build enough to keep up with demand5.

As demand increases, house prices are driven up and it has become

increasingly difficult for many people, particularly first time buyers to find
a suitable home they can afford. In Bury, this has been further
exacerbated by the loss of stock through the ‘Right to Buy’ initiative (see
graph 3) and, more recently, the restriction of credit and tougher lending
requirements. Therefore, it is vital that we implement this strategy and
do everything we can to facilitate the development of new affordable
homes across the Borough.

The Affordable Housing Strategy will help us to make best use of the
opportunities that are becoming available and will also help us to plan for
affordable housing delivery in the longer term. A five year action plan has
been developed to reflect our goals and this will be reviewed annually by
the Housing Strategy & Enablement team in conjunction with the Council’s
Planning Department.

Partnership working is central to the delivery of the strategy. The

objectives of this strategy are more likely to be achieved if there is strong
inter-agency working at a local level.

5
Kate Barker’s review of housing supply, 2004.

31
We will seek to deliver affordable homes through:

• Partnership Working.
• Use of Communal Assets.
• Government Initiatives.
• Urban Renewal.
• Planning.

Joint Commissioning Partnership.

In January 2008, the Council reviewed its Joint Commissioning
Partnership, selecting Great Places Housing Group, St Vincent’s Housing
Association and Johnnie Johnston Housing Trust to work with in order to
provide new affordable housing opportunities in the Borough over the next
five years. Since 2004, 129 affordable homes (a combination of special
needs and general needs housing) have been developed in the Borough
using a mixture of Government subsidy and our partners own funds (see
Appendix 2). All of these homes have been successfully allocated to
people in the Borough under the Nominations Process. In addition, Six
Town Housing has been given developer status and was allocated the
highest single National Affordable Housing Programme allocation in the
Greater Manchester region during 2010.

It is the Council’s intention to work with these organisations to ensure an

open, collaborative and joined up approach to affordable housing
development in the Borough. By focussing activity through a small
number of organisations it is hoped that more effective, strategically-
evidenced bids can be submitted for external funding, such as the
National Affordable Housing Programme (NAHP). Similarly, a more
cohesive approach to the management of rented/shared ownership units
obtained through Section 106 Agreements will help to continue to improve
private developer confidence in the Council’s Affordable Housing Policy.

32
We also recognise that there are 17 housing associations with stock in the
Borough. As not for profit organisations, they can access private finance
to develop a range of affordable housing types. Organisations such as
Clough Homes (a recently established subsidiary of Prestwich & North
Western Housing Association) are seeking to develop new housing through
their own, non-grant funded initiatives. The Council will continue to
maintain strong relationships with such organisations individually and
collectively through the Housing Association Liaison Group.

Use of Communal Assets.

The Council has a substantial land and asset holding across the Borough.
Our overall approach to managing these land and asset holdings is
outlined in our Asset Management Plan 2007-2010. However, in the case
of Council owned garage colonies, a detailed study has been undertaken
to determine their future and plan for on-going maintenance and
management requirements. The study has identified potential garage
sites that may be suitable for new affordable housing development.

Delivering Affordable Housing through Government

Initiatives.

The Government have developed a number of initiatives to help

households into affordable home ownership:

HomeBuy Direct
HomeBuy Direct is the latest HomeBuy
product which is offered on selected new
build schemes, following an assessment
of bids from developers supported by the
Council. HomeBuy Direct is partly funded
by the Government and partly funded by
the developer in the form of an equity
loan. As a result, applicants would only require a 5% deposit for
mortgage purposes, compared to a 25% deposit if they were buying the
property privately.

33
Bury Council is working in partnership with Plumlife (part of Great Places
Housing Group) to promote the scheme to Bury residents and facilitate
occupation of the new dwellings. Since the start of the scheme in 2008,
12 Bury residents have purchased a home through HomeBuy Direct.

Further information on the HomeBuy product can be found on the HCA

Website at www.homesandcommunities.co.uk/home_buy.

Kickstart
The Kickstart Housing Delivery Programme was announced in the 2009
Budget, to unlock sites which had stalled owing to the recession. The
package includes funding for HomeBuy Direct and affordable housing
grant in mixed tenure housing developments.

The Council recently supported a bid from Prospect GB for the

development of 27 two, three, four and five bedroom affordable homes in
the Pimhole area of East Bury. This is a real opportunity to transform the
Pimhole neighbourhood and create a sustainable community where people
will be proud to live. In addition, the Council supported another bid on
behalf of Persimmon Homes, for the development of 27 affordable homes
in Tottington. Both bids were successful and the new homes are currently
under construction.

Homes and Communities Agency Funding (HCA).

Whilst not being seen as an area in greatest need, Bury has strived to
develop strong relationships with the HCA (formerly the Housing
Corporation) and raise its profile in the region/sub region. This has
resulted in a number of schemes receiving funding in recent years.
National economic factors have seen these funds reduced significantly in
2011 and it is likely that this situation will continue for some years.
Despite this set-back, we will continue to work with the HCA to maximise
the availability of any funding opportunities which may present
themselves, as part of a wider menu of existing and new options for
providing affordable housing in the Borough.

34
Government Mortgage Rescue Scheme
In September 2008, the Government announced a national £200m
Mortgage Rescue Scheme, designed to prevent vulnerable families losing
their homes through repossession. The scheme has been extremely
successful and additional funding of £180 million was allocated in March
2011 to boost funds.

The mechanisms of the scheme involve a local housing association buying

the property, clearing the mortgage debt with the former owner becoming
the tenant and remaining in occupation. The tenure is converted to
Affordable Rent (80% of full market rent). To date 22 households have
completed the mortgage rescue process comprising 40 adults and 31
children, a further 15 households are currently being considered. In
addition, the scheme has provided assistance to 164 households in Bury
who were in danger of losing their homes through repossession.

The Council is working in partnership with Plumlife and the Citizens Advice
Bureau in Radcliffe to facilitate the scheme.

Delivering Affordable Housing through Urban Renewal.

Tackling Empty Properties.

Conversions of existing housing could provide an important source of new
affordable housing. We recognise the opportunities that exist to convert
empty properties into available affordable homes. The council’s Urban
Renewal Team proactively tackles empty properties with the sole purpose
of ensuring their re-occupation. This can be done through negotiation
with the owner or through a Compulsory Purchase Order (CPO). The
council’s actions for tackling empty properties are detailed in our Empty
Property Strategy (EPS).

We will continue to investigate ways of using enforcement powers where

appropriate to target dwellings which have been empty for long periods of
time, and bring them back into use for affordable housing without the
need to build more homes.

35
Delivering Affordable Housing through Planning.

Local Planning Policy

Bury’s Unitary Development Plan (UDP) was adopted in 1997 and remains
the statutory Local Development Plan which is used for assessing planning
applications. The UDP contains a number of local planning policies
including Policy H4/1: Affordable Housing, which seeks to encourage the
provision of affordable housing on large residential developments.
Development Control Policy Guidance Note 5: Affordable Housing
Provision in New Residential Developments (DCPGN5) was adopted in
January 2004 to support Policy H4/1. The guidance contains the key
elements of how affordable housing is implemented locally6.

The key elements of this guidance include:

• the affordable housing policy will be triggered by development

proposals of 15 or more residential units or on residential sites of 1
hectare or more;

• 25% of the units provided should be affordable;

• the provision of affordable housing should be provided to the same

quality, design and specification as the market housing;

• affordable housing should be fully integrated on site and should be

indistinguishable from the private housing on the same site. Only
in exceptional circumstances will it be acceptable for affordable
housing to be provided off-site;

• the type and size of the affordable housing units should reflect the
types and sizes that are generally being provided across the site
(e.g. the Council will not accept smaller house types as making up
the provision if the reminder of the site is larger house types);
• the Council retains 100% nomination rights on all affordable
housing units that are secured through Section 106 Agreements.

6
A copy of the DCPGN5 can be found on the Council’s website – www.bury.gov.uk

36
To date, 214 affordable housing units have been secured through the
planning process under Section 106 Agreements (see Local Policy
Achievements in Appendix 3). 96 are complete (14 on hold) and the
majority of these (80%) are occupied by households who would not have
been able to afford to occupy them otherwise. The remaining units are
currently available to applicants on the Affordable Housing Scheme. A
further 104 units are likely to come forward on sites that are currently
under construction or have an extant planning permission over the next 2
– 3 years. This will go some way towards meeting our target for
affordable housing in the Borough.

There are also a number of sites that have secured outline planning
consent. This means that the principle of residential development on
these sites has been established but the details (e.g. house numbers,
layout and design) have yet to be determined. Some of these sites are
large sites which have the potential to deliver a significant amount of
housing, including affordable housing. They include sites like the East
Lancashire Paper Mill, which could deliver up to 550 units and the Coney
Green School site, which could potentially deliver up to 330 units.

However, it should be noted that housing development across the

Borough, like much of the country, has significantly slowed down in recent
months. Therefore, many of the sites that have secured planning
permission may not come forward as quickly as they have done in the
past.

Commuted Sums
The legal obligation that secures affordable housing on a particular site
(normally a Section 106 Agreement) seeks to ensure that the affordable
housing units remain affordable in perpetuity. For example, households
purchasing an affordable housing unit with a 25% discount off the Open
Market Value (OMV) will have to sell the property with the same level of
discount at the point of sale. However, if an affordable housing unit is not
sold within ten weeks of completion, the developer may sell the property
on the open market and pay a ‘commuted sum’ to the Council equivalent

37
to 25% of the value. The Council has accumulated £477,084.50 in
commuted sum payments since the introduction of the Affordable Housing
Policy in 2004.

Commuted sum payments are ring fenced for affordable housing provision
in the Borough. They can be used for initiatives that support the delivery
of affordable housing in accordance with the priorities set out in our
Housing Strategy, the Affordable Housing Strategy and other key
strategies such as the Empty Property Strategy and Older Person’s
Strategy.

Implementation
The Council has developed an ‘Affordable Housing Scheme’ to facilitate the
provision of intermediate affordable housing to individuals and families
whose needs are not met by the private housing market. Details of the
scheme (including the eligibility criteria) can be found in Appendix 4 of
this strategy.

Future Local Planning Policy

The UDP is currently in the process of being replaced by the Local

Development Framework (LDF) under new legislation. The emerging LDF
will include a new Affordable Housing Policy, which will replace the
existing UDP Policy H4/1. In effect, the DCPGN5 will no longer be
applicable. However, an updated supplementary planning document will
be developed to support the new Policy. Nevertheless, the mechanisms
outlined in this strategy for affordable housing delivery through Section
106 Agreements will still be relevant.

Economic Viability
One of the new key elements contained in PPS3 is the requirement that
local targets for affordable housing should ‘reflect an assessment of the
likely economic viability of land for housing within the area, taking into
account the risks to delivery and drawing on informed assessments of the
likely levels of finance available for affordable housing, including public

38
subsidy and the level of developer contribution that can be reasonably
secured’.

In order to ensure that Bury’s emerging Policy reflects this assessment,

the Council appointed consultants Lambert Smith Hampton (LSH) in March
2009 to undertake an Affordable Housing Viability Study (AHVS). The key
element of the consultants brief was to assess the evidence of need for
affordable housing illustrated in the LHMA. In particular, the consultants
were asked to consider the economic viability of the suggestion that
planning policy should seek to:

• introduce a target of 40% of new housing to be affordable on

larger residential schemes;
• reduced the threshold for requiring affordable housing to ten units
(as opposed to the indicative national average of 15 units);
• establish that two thirds of affordable housing need should be
social rented accommodation; and
• the other third should be made up of intermediate affordable
housing.

LSH considered these issues and recommended that:

• the threshold for requiring affordable housing should remain at 15

units as there are likely to be viability issues with the majority of
sites delivering affordable housing below this threshold;
• the affordable housing target should remain at 25% across the
Borough except within the Bury and Radcliffe regeneration area.
The target in the Bury regeneration area should be set between
10% and 20%, due to differences in land values and property
prices. The target in the Radcliffe Regeneration area should be
further lowered between 5% and 15%, due to viability issues
related to the housing market in this location.

39
 • the target for social rented and intermediate affordable housing
should be split equally (50% each) as social rented housing has
more of an impact on viability issues7; and
• any policy approach must continue to ensure an element of
flexibility as no two sites are the same and there will be different
viability issues on different sites. The onus is on an applicant to
demonstrate why the above targets cannot be delivered in their
scheme.
These targets will be reflected in the emerging LDF.

Key issues:
• Reduction in funding.
• Decline in the number of new homes being built.
• Emerging new Affordable Housing Policy.
• Economic viability.
• Empty properties.
• Preventing repossessions.

7
As part of the AHVS, LSH consulted with housing associations operating within the Borough. The
aim of the consultation was to establish the amount they could afford to pay for social rented and
intermediate housing through Planning. They suggested that they could afford to pay no more than
35% of open market value for social rented accommodation and no more than 67% of open market
value for intermediate housing.

40
7.0 Resources
The Council will continue to seek to maximise resources for the provision
of new affordable housing in the borough. Affordable housing units have
previously been provided through a mix of National Affordable Housing
Programme (NAHP) grant from the Homes & Communities Agency (HCA),
Section 106 agreements in conjunction with private developers, excellent
relations with social landlords forming Bury’s Joint Commissioning
Partnership (JCP) and through the use of Council owned land and
borrowing ability.

The following information summarises the resources we will use to help us

deliver the priorities of this strategy.

NAHP Grant
Bury has developed excellent relationships with officers from the HCA over
the last few years, raising awareness on a regional level of the importance
of affordable housing investment in the borough. After a period where
virtually no external funding was forthcoming, the last three years have
seen a return to levels of external investment which are close to those
observed in the late 1990s and early 2000s. The flagship scheme
attracting NAHP funding in recent years, is the £2.9m allocation for the
development of a 40-unit extra care scheme on the site of the former
residential care home, Red Bank in Radcliffe.

However, it is important not to become complacent over access to this

type of funding. Whilst Red Bank was one of the largest single allocations
nationally in 2010, and the single highest allocation in the Greater
Manchester region, there is a continuing need to ‘champion’ the Bury
cause. Significant reductions in funding after the announcement of the
Comprehensive Spending Review will undoubtedly place increasing
pressure on Council resources. Coupled with the ending of funding for the
Housing Market Renewal Pathfinders and potential move towards a more

41
regionally-focussed funding allocations system, it is unlikely that Bury will
attract significant levels of external investment in the short to medium
term unless we are able to produce schemes that meet sub regional
housing priorities.

Section 106 Agreements

Bury has successfully operated an Affordable Housing Policy through its
planning system for a number of years. Nonetheless, due to the
downturn in the housing market over the last two years and a reduction in
the number of schemes actually completing development, the number of
units obtained through this route has reduced. At the present time, there
is little indication of a significant upturn in the housing market and the
number of affordable housing completions in the next few years is
expected to be low. Therefore, it is increasingly important that Bury
exercises any rights or influences it can in order to reassure developers of
the demand for housing in the Borough, to ensure that affordable housing
of the type most needed is provided.

Joint Commissioning Partnership

Our Joint Commissioning Partnership ensures a more focused approach to
affordable housing provision. The new partnership has proved to be
extremely successful in recent years, with openness and mutual support
being contributory factors in the provision of a number of new affordable
housing dwellings. All partners see Bury as one of their priority
development areas, bringing with them their expertise and financial
resources to help facilitate new development.

Council Assets
Bury will continue to review the best use of its own assets including
commuted sum payments provided by developers through Section 106
Agreements. In recent years, unlettable and derelict housing schemes
have been decommissioned and redeveloped, and the future of sheltered
housing and Council owned garage sites are currently being reviewed.
Whatever the means of providing affordable housing in the future, a
mixture of these options is a certainty. Bury needs to be creative and

42
open to all new delivery options if it is going to be able to discharge its
duties to people in the greatest housing need.

Key Challenges/Risk

The number of new homes being built has slumped to its lowest level
since the Second World War with just 123,000 built nationally in
2009/2010. Demand for affordable housing has risen sharply and the
number of people on housing waiting lists has almost doubled over the
last 13 years.

With mounting pressure on resources, there will be increasing demands

on how our assets are used. Therefore, it is important that the need for
affordable housing continues to be raised locally, and workable solutions
are identified for future use of assets.

The Localism Bill contains a radical package of reforms to affordable

housing, with a fundamental shift of power from Whitehall to councils and
local communities. The new measures include:

Flexible Tenancies

A new flexible tenancy will be introduced in April 2011 in an effort to drive

down social housing waiting lists. Councils and housing associations will
have the flexibility to offer new social housing tenants a minimum two
year fixed tenancy to make better use of the housing stock. The new
system is designed to protect the most vulnerable in society, ensuring
those in greatest housing need are given priority. However, a balance will
need to be struck between supporting those in greatest need and
maintaining stable communities. The Council would not wish to make
neighbourhoods unsustainable because of a high turnover of Council
tenants.

43
Affordable Rent

The Government has set a target to build 150,000 new social rented
homes over the next four years. The homes will be funded through a new
‘Affordable Rent’ tenancy which will be offered by Registered Social
Landlords from April 2011. Affordable Rent properties offer fixed term
tenancies at a rent higher than social rent, with landlords able to set rents
at up to 80% of the local market rent for private housing. This will enable
them to raise funds to build more affordable homes for those who need
them. However, the new scheme has the potential to create significant
growth in Housing Benefits at a time when welfare reform is underway.
Any policy would need to be applied sensitively to avoid an increase the
number of empty homes in the Borough and an increase in rent arrears
due to higher rents.

New Homes Bonus Scheme

Investment of just under £1 billion has been set aside for a new Homes
Bonus Scheme which will start in April 2011. Under the new scheme, the
Government will match fund the Council Tax raised on every new home
built or empty property brought back into use for a period of six years, to
incentivise development. An additional amount will be given for any new
affordable homes built. Nevertheless, the launch of the new Homes Bonus
Scheme itself is unlikely to match reductions already made to the NAHP.

44
8.0 Monitoring the Strategy
We will continue to take forward the aims and objectives of this strategy
and monitor progress. We will update the strategy at least every five
years, taking account of any review of the Borough’s housing needs,
changes in legislation and the priorities within our Housing Strategy.

All residential schemes will be subject to on-going monitoring by planning

and strategic housing, to ensure that an appropriate amount and type of
affordable housing is being provided where it is most needed.

The success of this strategy will be determined through a range of

indicators such as a reduction in the number of people on the Council’s
waiting lists and an increase in the number of affordable homes within the
Borough. This information is recorded on the annual Housing Strategy
Statistical Appendix (HSSA) form which is monitored by the HCA.

In addition, there are various housing indicators which are monitored by

Planning in accordance with their ‘Plan, Monitor and Manage’ approach.
These indicators provide a factual update of housing completions each
year, to ensure that there is an adequate supply of housing including
affordable housing, to meet the needs of the community. House building
targets are set at a local level in conjunction with the LHMA. The ‘Plan,
Monitor and Manage’ methodology is fundamental in shaping current and
future planning policy.

We will monitor this strategy through our action plan and:

• Right to Buy sales;

• Success from funding bids through the HCA;
• Affordable housing completions via section 106 Agreements;
• The Housing Strategy Statistical Appendix;
• Annual Housing Monitoring Report.

45
9.0 Glossary of Terms
Affordable Housing.
Housing which is available for either rent or shared ownership at below
market levels or, housing which is available for either rent or sale at a
discount compared to open market value.

Barker Review.
Dr Kate Barker’s review of housing supply commissioned by H.M. Treasury
and the Office of the Deputy Prime Minister (ODPM) in 2004.

Dwelling
A self-contained unit of accommodation, where all rooms and facilities
available for the use of the occupants are behind a front door.

Empty Property Strategy

Action directed at bringing empty properties back into use, this includes
commercial and residential properties.

Homes and Communities Agency (HCA)

The national housing and regeneration agency for England.

Household
One person living alone or a group of people who share common
housekeeping or a living room.

JCP (Joint Commissioning Partners).

A group of selected social housing providers working with the Council to
achieve joint outcomes.

LDF (Local Development Framework).

The planning system that will deliver sustainable development in Bury
over the next 15 to 20 years.

PPS3 (Planning Policy Statement 3).

A document which underpins the delivery of the Government's strategic
housing policy objectives to ensure that everyone has the opportunity to
live in a decent home they can afford, in a community they want to live
in.
Registered Social Landlord (RSL)
Technical name for social landlords that are registered with the HCA. Most
RSLs are Housing Associations.

Right to Buy (RTB)

A statutory right for local authority tenants to buy their home at a
discount based on the length of time they have been a tenant.

Section 106 Agreement

A legally binding agreement between the Council and a developer
regarding matters linked to the proposed development.

46
Shared Equity
A means of helping people into home ownership. The buyer purchases a
share of their home with the remaining share being held by another party,
for example a housing association.

Shared Ownership/Newbuild HomeBuy

A low cost way of acquiring part ownership of a property, by paying rent
on the non-purchased share to the organisation who constructed the
home.

Social Housing
A general term for rented accommodation which is usually provided by
local authorities and housing associations.

SPD (Supplementary Planning Document).

A document providing details and guidance for planning applications and
development proposals.

Tenure
The way in which a person occupies their home, for instance as a freehold
or leasehold owner-occupier, or as a private or social tenant.

UDP (Unitary Development Plan).

Contains both strategic and local planning policies for the Borough.

47
10.0 Appendices
Appendix 1 - Documents informing this strategy

Affordable Housing Viability Study 2009.

Communities and Local Government, Delivering Affordable Housing,

http://www.communities.gov.uk/publications/housing/deliveringaffordable
housing

Council Stock Analysis Report, 2009.

Development Control Policy, Guidance Note 5: Affordable Housing

Provision in New Residential Developments, Jan 04.

AGMA Gypsy and Traveller Accommodation Needs Assessment

2007/2008.

HSSA (Housing Strategy Statistical Appendix), 2010.

Housing Association Stock Analysis Report, 2010.

Joint Strategic Needs Assessment for Bury.

Local Housing Market Assessment, 2008.

Making Housing Count, 2006 - 2007.

Planning Policy Statement 3 (PPS3).

Regional and Sub Regional Housing Market Assessments 2008.

Review of Housing Supply, 2006, Kate Barker.

Study of Jewish Housing Needs, 2007.

The Housing Green Paper, 2007.

Topic paper 2: Housing (June 2010).

48
Appendix 2 - Local Achievements through Partnership Working

Our partnership working has been successful in delivering new affordable

homes since 2008. The table below illustrates the quantity and location of
the units.

Site Total Number Comments

of Units
Tulle Court, 12 All units are special care units.
Prestwich.
Fir Street, 9 All units are special care units.
Ramsbottom.
Glaze Walk, 4 All units are general needs social rented
Whitefield. properties.
Bolin Walk, 2 All units are general needs social rented
Whitefield. properties.
Redbank 40 All units are extra care units.
Greenbrook Mill, 27 6 shared ownership units and 21 general
Bury. needs social rented properties.
Spring Street, 11 All units are general needs social rented
Bury. units.
Bridgehall Drive, 24 All units are general needs social rented
Bury. units (4 units have moderate
adaptations).
Total 129

49
Appendix 3

Local Policy Achievements through Section 106 Agreements

Bury’s Affordable Housing Policy has been successful in delivering new

affordable housing since its adoption in January 2004. The table below
illustrates the quantity and location of the units.

(*OMV = Open Market Value)

Site Total Number Number of Comments

of Units Affordable
Units
Valley Mill, 106 22 (21%) Affordable units have
Alfred Street 30% discount off OMV.
Bury. All units complete.
Parkside Mews, 40 10 (25%) Affordable units have
Whitefield. 25% discount off OMV.
All units complete.
Chapelfield Park, 130 30 (23%) Affordable units have
Radcliffe. 25% discount off OMV.
All units complete.
27-29 Radcliffe 35 8 (23%) Shared ownership with
New Road, West Pennine Housing
Radcliffe. Association. All units
complete.
Olives Valley, 90 18 (20%) Affordable units to have
Tottington. 25% discount off OMV. 2
units built.
Oakwood Grove, 43 10 (23%) Affordable units have a
Bury Road 25% discount off OMV.
Radcliffe. All units complete.
Water Street, 60 10 (17%) All units complete (8
Radcliffe shared ownership and 2
units had a 25% discount
off OMV).
Pilot Mill, Alfred 50 12 (25%) 10 units have 25%
Street discount, 2 units have
30% discount off OMV (2
units built).
Bury Road, Park 40 10 (25%) Units to have 25%
Street, Radcliffe. discount off OMV. Under
construction.
Elton Cop, 84 21 (25%) Units to have 25%
Walshaw Road, discount off OMV. Site
Bury. yet to commence.
Chester Street, 9 1 (11%) Unit has 25% discount
Prestwich. off OMV. Unit complete.
Boot & Shoe, 46 14 (30%) Units have 25% discount

50
Brandlesholme off OMV. All units
Road, Bury. complete.
Hutchinson Way, 70 18 (25%) Units to have 25%
Radcliffe. discount off OMV. Site
yet to commence.
School Street, 28 7 (25%) Units to have 25%
Radcliffe. discount off OMV. Under
construction.
North Street, 36 9 (25%) Units to have 25%
Radcliffe. discount off OMV. Site
yet to commence.
Albert Place, 15 4 (45%) Units to have 30% off
Whitefield. OMV. Site under
construction.
Dil Se 15 4 (25%) Units to have 25% off
Restaurant, OMV. Site yet to
Bury. commence.
School St/Sion 22 6 (25%) Units to have 25%
Street, Radcliffe. discount off OMV. Site
yet to commence.
Total 919 214
(23.3%)

(Table 3: Source – Planning: Annual Housing Land Monitoring Report, June 2010).

51
Appendix 4 – Affordable Housing Scheme Details.

Appendix 5 – Affordable Housing Action Plan.

52