Introduction

5.1

Planning Policy Guidance Note 3 (see glossary) advises that local authorities should, through their Development Plans, provide a sufficient amount of land for new housing and also a choice of housing which meets all the needs of the local community. In meeting housing needs, they should make efficient use of previously developed “brownfield” land and existing buildings (particularly if these are vacant or under-used) . The provision of a good choice of housing is also seen as key to achieving the Council's wider population stabilisation and regeneration objectives (see chapter 2 “Key Issues and Influences”).

5.2

The overall amount of housing development which may take place within Knowsley in future years will be guided by the Regional Spatial Strategy for the North West (see policy H1 below). Due to falling household sizes, the housing figures set by the Regional Spatial Strategy are unlikely to be sufficient to maintain a stable population over the Plan period. The Council will work within the requirements set by the Regional Spatial Strategy in planning for new housing development -the policies set out below, however, seek to maximise the opportunities for retaining population and tackling low demand. This will be achieved by providing land for new housing and also allowing for the demolition and replacement of unpopular stock with new housing which will more effectively meet the needs of the community.

Improving housing choice

 5.3

The housing stock within Knowsley is heavily influenced by the Borough's history as a post war overspill area for Liverpool . Approximately 30% of the stock (about 17,000 dwellings) was until 2002 owned by the local authority - a much higher proportion than in any other Merseyside authority. Much of the former local authority stock dates from the period between the Second World War and the 1970s. Vacancy levels over the stock as a whole are below those in the North West . However, vacancies within the former local authority stock are much higher than in other tenures and are considered to be in danger of rising further. Problems of low demand are concentrated in particular types of unpopular housing, such as multi- storey flats and some terraced properties, and within specific parts of the Borough. The whole of the former local authority stock was transferred to a new registered social landlord (the Knowsley Housing Trust) in 2002, with plans for significant investment and removal of stock for which there is no demand.

 5.4

Within the private sector there is also a predominance of modern housing. Approximately 45% of the stock within this sector has been built since 1964, and only 5% built before 1919, compared to a national average of 21% (source of information: “Knowsley MBC Private Sector Stock Condition Survey, 2004”).

 Current housing needs

 5.5

In 2002, the Council commissioned a study of housing needs and demand in the Borough (ref: “The Knowsley MBC Housing Need and Market Demand Study: April 2002”). Key issues arising from this study included: -

•  A demand for 1,960 new owner occupied dwellings over the period to 2007, spread across the Borough;

•  Strongest demand for semi-detached, with an additional demand for detached properties and bungalows;

•  Strong demand for three bedroomed properties, in addition some demand for larger four bedroomed accommodation; and

•  A contracting market for the former Council stock.

5.6

The study found that, in overall terms, there is sufficient affordable accommodation (see glossary) in Knowsley. However, the bulk of this provision is within the former Council stock. This is not the preferred tenure of many residents and the study found that it will therefore be necessary to provide up to 1,000 affordable dwellings over the period to 2007 in other tenures. A further issue for Knowsley is that there is a shortage of land which is considered suitable to accommodate executive housing attractive to workers in the Region's target growth industries (see footnote).

5.7

In 2003 and 2004, there were substantial upswings in the North West housing market, which have been particularly noticeable in Knowsley. Average house prices in the Borough increased by 43% between June 2003 and June 2004.

The effect of the increases in the cost of housing has been that some lower income households were unable to purchase properties on the open market, implying a further need for provision of affordable housing.

Delivery of affordable housing

5.8

The essential issue concerning the provision of affordable housing is considered to be an imbalance in supply with surpluses in the social rented sector being accompanied by shortages in other sectors. The Plan therefore aims to address this by allowing for the demolition of unpopular former local authority stock and its replacement (often in the same area) by affordable units in other tenures and of a more suitable type to meet current needs. It is anticipated that opportunities for this will be available in North Huyton , Tower Hill (Kirkby) and other existing residential areas. The Council and the Knowsley Housing Trust will be able to use their powers as landlord and through the relevant funding agencies and regeneration partnerships, to ensure that new development in these areas is of a type which meets current housing needs. Given the substantial opportunities that exist for the provision of new owner occupied and shared ownership affordable housing in these areas, as well as the transfer of stock between tenures, it is not considered necessary to include in the Plan a policy requiring the provision of affordable housing as a matter of course in housing development sites across the whole Borough.

Future Review of Housing Needs

5.9

In 2004, the Council commissioned further work to identify housing needs and demand, the findings of which are expected to be finalised late in 2004.

The Council will monitor the need for and supply of affordable housing. Depending on future trends, a planning policy which encourages the development of intermediate forms of private housing such as shared or low cost home ownership, and which promotes greater integration of affordable and private housing, may be introduced in a future Development Plan D ocument for Knowsley.

Housing for the elderly and for special needs

5.10

Source of information: “North West Development Agency: Interim response to Mersey Belt Study” 2003