Can you benefit from affordable housing? 

Affordable housing is housing that will be available for people whose income denies them the opportunity to purchase or rent houses generally available on the open market, as a result of the relationship between their income and housing costs.  Affordable housing includes:

Subsidised Housing (reduced cost market housing and social rented housing

Affordable Social Rented Housing
Affordable Social Rented Housing is developed, with subsidy, by Registered Social Landlords/Housing Associations to provide rented housing to households otherwise unable to afford market rents.

Reduced Cost Market Housing
Owner occupied housing provided at the cheaper end of the housing market with associated financial subsidy to make it affordable to assist households unable to resolve their housing needs in the housing market.  Various models exist and the projects are considered on a scheme by scheme basis depending on housing need and affordability in the area.  Models such as shared ownership or discounted market housing are included with this definition.

Shared Ownership
Shared ownership housing helps people with a regular income who want to buy their own home but cannot afford to purchase outright.  With shared ownership just enough is borrowed to cover the share that is being purchased, this share is usually 50% but can be 25% - 75%.  Depending on the model used rent maybe payable on the remaining share, which is normally owned by a Registered Social Landlord.  On certain properties, further shares may be purchased and it may be possible to eventually progress to outright ownership.  Others (usually in rural areas) restrict ownership to allow the Registered Social Landlord to ensure that future sales are to someone with a local need.

Discounted Market Housing
This is owner occupied housing provided at the cheaper end of the market with associated financial subsidy by either a developer or a Registered Social Landlord.  A discount is provided on the open market value, the discount is usually 25%, usually with the Registered Social Landlord withholding an equity stake in the property.

Low Cost Market Housing
Low Cost Market Housing is housing provided without subsidy at the cheaper end of the market by private developers.  The characteristics of the housing will ensure it remains affordable to subsequent occupiers.  These properties help to create mixed and balanced communities.  They may help to meet the needs of first time buyers or key workers.

Self Build
Self-Build housing is housing where the future occupants or the community, work together to build a property for themselves.  This may involve the pooling of skills from various areas, or a 'train and build' scheme where individuals learn new skills as the scheme progresses.  Although the houses may be started from scratch, the group may simply work towards 'finishing' properties erected by professional contractors.

No matter which of the above options you think would best suit your needs, the first step should be to register on the Local Authority waiting list.  Most Local Authorities have a separate section for those solely interested in shared ownership, discounted market ownership etc. It is important to register because any houses built in Somerset's villages will be allocated based on local connection and the position in terms of an individual/household in terms of the waiting list.  If you would like more information about who to contact and how, please email karl@somersetrcc.org.uk or felix@somersetrcc.org.uk  at the Community Council or telephone 01823 331222 and ask to speak to the Rural Housing Enablers.

If you would like your village to be involved or would like to find out about what's going on in your village with regard to affordable housing you should contact your parish council.  You can usually find contact details for your parish council on noticeboards in the parish (most parishes have at least two).  The Community Council's Rural Housing Enablers are always happy to meet with the Parish Council or another community group to discuss the process for delivering affordable housing to Somerset's villages.

Parish Council Involvement
Where possible the Rural Housing Enablers (RHE's) like to work alongside Parish Councils to provide affordable housing for Somerset's villages.  Parish Councils often work with the Rural Housing Enablers to conduct Housing Needs Surveys, and in identifying suitable sites for affordable housing.  If you are a Parish Councillor or Parish Council Clerk and you'd like to arrange for one of the RHE's to talk to your parish council please email karl@somersetrcc.org.uk or felix@somersetrcc.org.uk  or call 01823 331222.

Land Availability and Information for Landowners
The Community Council's Rural Housing Enablers work to deliver affordable housing in parishes where there is an identified need.  However, the availability of land is one of the most important issues affecting delivery of affordable housing to Somerset's villages.  Most villages have little or no spare land available for building within the development boundary, or "planning line", as designated by the Local Authorities' Local Plan.  However, in rural areas, most local planning authorities operate what is known as an 'Exceptions site' policy.  This allow planning permission to be granted on land outside, but adjacent to the development boundary for affordable housing for local people where there is an identified need (e.g. a need as 'identified' by a Housing Needs Survey carried out by the Community Council for Somerset).  This type of housing is usually secured by something called a Section 106 Agreement  which will ensure that local people are given priority for any affordable housing built and that that housing remains affordable for local people in perpetuity.  The amount of land  required is usually quite small (many affordable housing schemes in villages contain between 6 and 10 houses) and some landowners give land, recognising the long term benefit to the community of affordable housing for local people.  Others negotiate a price for the land with a Housing Association based on its value as an 'Exceptions site'.

The 'Exceptions site' policy is one of the things which make affordable housing in villages possible.  Land outside the development boundary is usually agricultural land and has a much lower value than land designated inside the planning boundary for residential development.  When used on an exceptions site basis, the land value is likely to be calculated by a Housing Association as a multiple of agricultural value although the value, will in general, be lower than that which might be paid for a piece of land inside the development boundary.

If you are a landowner and are interested in finding out more about making a small piece of land available for affordable housing, please email karl@somersetrcc.org.uk or felix@somersetrcc.org.uk or phone 01823 331222.

Self Build Affordable Housing
One of the most significant findings from all the Housing Needs Surveys conducted in Somerset's parishes has been the level of interest in self-build housing.  In response to this, the Community Council organised the first of what is hoped will be a series of events to look at affordable self-build housing, at South Petherton in May 2004.  If you would like to be kept informed about future events, watch our website or email info@somersetrcc.org.uk with your name, address and contact details.

 If you would like more information about Rural Housing, please contact Karl Hine or Felix Marsh at the Community Council (01823 331222). 

Rural Housing on Exmoor 

West Somerset and the Exmoor National Park have their own Rural Housing Enabler, Colin Savage.  For assistance with issues surrounding rural housing in these areas, please contact Colin by telephone (01398 322249), by email CBSavage@exmoor-nationalpark.gov.uk  or by writing to: 

Colin Savage
Rural Housing Enabler,
Exmoor House,
Dulverton,
Somerset,
TA22 9HL

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