More than 2,000 villages overlooked for affordable homes

More than 2,000 villages are missing out on new affordable homes because they are classified as unsuitable for growth by the local planning process.

According to new research by the CLA of 70 Local Plans from the most rural local authorities, 2,154 villages across England are judged to be unsustainable. This means housing allocation, including the delivery of affordable homes in these communities is either highly restricted or not permitted, further exacerbating the rural housing crisis.

Cornwall tops the list of areas with the most villages deemed unsustainable at 213, with the South East also featuring high on the list with South Oxfordshire in fourth place on 102.

Other local authority areas in the South East identified with the most unsustainable villages include:

• Winchester, Hampshire, on 65
• Rother, East Sussex, on 39
• Wealden, East Sussex, on 39
• Sevenoaks, Kent, on 27
• Swale, Kent, on 21. A list of all the villages is available upon request.

The CLA has also analysed how 50 local authorities use a settlement hierarchy when deciding where new development will be allocated in a Local Plan. The hierarchy ranks villages by scoring them against a range of services and amenities but the CLA’s research revealed that just 18% of local authorities factor in broadband when assessing the sustainability of rural settlements. This is despite the range of services digital connectivity can facilitate, whether grocery shopping online or ordering prescriptions.

Sustainable Villages – making rural communities fit for the future published today (19 November) argues that planning criteria must be updated to reflect how people access services in the 21^st century and encourages local authorities to be more proactive in identifying the housing needs of small rural communities.

CLA South East Regional Surveyor Tim Bamford said: “Sustainable development is not just for towns and cities. Finding and promoting sustainable solutions for rural communities is vital to the long-term vitality of the countryside.

“Current practices mean small settlements are dependent on very proactive local authorities to meet their needs. Although Cornwall tops the list of the most unsustainable villages, it is in fact an excellent example of a local authority actively addressing the needs of small rural communities despite the classification. Other rural local authorities should follow this lead and use all the mechanisms available to deliver affordable housing.

“Updating rural planning policy to include connectivity in sustainability assessments means English villages will not be trapped in analogue when the rest of the world is in the digital age and can access much of the housing they desperately need.”

The report also calls on the Government to step in to address the housing needs of those communities cut off from the Local Plan by requiring a housing needs assessment in villages not allocated any housing.

Mr Bamford said: “Without more opportunities for young people to remain in the local area these small communities face an uncertain future. We want people to be able to live and work in the countryside but they are being held back by a lack of affordable homes. Mandatory housing needs assessments will improve our understanding of the rural housing crisis and will help towards building desperately needed homes in the right areas.”

Case Study – what can be achieved if affordable housing is allowed

 When development is allowed to take place in villages, rural areas can be transformed into vibrant communities with more opportunities available for people to live and work in their local area.

Cherry Fields, Lynsted, Kent

Like most villages, house prices in Lynsted, Kent are high and many existing homes have been extended or modified, limiting the number of smaller and affordable properties.

Ten affordable homes were built at Cherry Fields, Lynsted, in 2009 – the result of a partnership between two parish councils, Lynsted with Kingsdown and Teynham. Supported by English Rural Housing Association and Swale Borough Council, a site was found and planning permission secured under the Rural Exception Site (RES) policy. Securing a site in this way ensured the homes would meet local housing need and remain affordable and reinforced English Rural’s preferred way of working closely with the local community.

Four of the 10 affordable homes provided were sold on a shared ownership basis and the remaining six let at affordable social rent.

The financial viability of the development was made possible through income generated from the shared ownership sales and grant from the Government’s Affordable Homes Programme. Sourcing land through the RES policy was also a critical factor as it allows affordable homes to be developed on land that would not otherwise attract planning permission.

The homes at Cherry Fields have been designed to blend with local architectural styles. They are built to high standards of energy efficiency, achieving the eco-homes rating of ‘Very Good’, ensuring that energy consumption is minimal and resident fuel bills are low. The development also achieved ‘Secure by Design’ and Life Time Homes standards, which mean the homes have been designed to be easily adapted and meet the needs of residents as they age or circumstances change.

Click here to read Sustainable Villages – making rural communities fit for the future

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