Housing be questioned whether the policy is effective,

Housing and Sustainability Assignment
1

Introduction

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The CS40 was applied in 2009 and it was set out to contribute towards affordable
housing in Sheffield, this meant that all new housing developments have to
contribute a certain percentage towards affordable housing, where it is financially
viable. The CS40 is applied by the Sheffield City Council when a new housing
development exceeds a capacity of 15 or more dwellings or rather if it was for
student housing it would be 60 or more student beds.

(cs40 Affordable Housing , 2017)

The need of affordable housing within
Sheffield is at a peak as many people today can’t afford to buy their own home,
the Sheffield city council has noticed this and therefore they have identified
the need to increase the amount of affordable housing in Sheffield. In 2013 it
was identified that there is a need for around 725 units in Sheffield to be either
turned into affordable housing or to build affordable housing in Sheffield per
year for the next 10 years till 2023. It was identified that around 350 dwellings
are to be provided through the national housing program. The key aims of this
strategy are to increase the supply of homes in the city and make better use of
the city’s existing stock and help younger, older and vulnerable people to live
independently.

(Housing strategy performance indicators, 2013) (Housing
Strategy, 2013)

 

By 2037 Sheffield is expected to have
population of around 633,200, Sheffield’s current population is around 575,400,
this means Sheffield City Council has to make sure that it has the supply of
affordable housing, as currently there isn’t enough supply for the demand. (Housing Strategy, 2013)

 

Evaluation

It could be questioned whether the
policy is effective, as one of the fundamental goals is to contribute towards affordable
housing in Sheffield,  however only
certain parts of Sheffield are expected to contribute towards affordable housing.
These areas include city centre west, north west, south east, Stocksbridge and
Deepcar, Chapletown/Ecclesfiled and Rural Upper Don Valley. These areas are
expected to contribute 10 % towards affordable housing. In contrast, the south
and south west have to contribute 30% to affordable housing whereas places such
as the City Centre, north east, east and Manor/Arbourthoure/Gleadless all are
expected to contribute 0% towards affordable housing. The reason behind why
different areas contribute more than others is because developers will have to contribute
more as these areas are more expensive and usually contain greenbelt sights where
the land is more desirable as they can be more creative and flexible with new
development. But to avoid developers building on these types of areas they make
it so that developers pay 0% towards affordable housing in places such as the
city centre to help developers make a better profit when developing and avoid
using green belt land.  (Affordable
Housing, 2017)

 

(Affordable Housing, 2017)

 

The strengths to this strategy are
that it reduces the amount of developers developing on greenbelt land as
developing in the city is a more profitable alternative, this protects the environment
and it helps developers within the city make more of a profit than developing
elsewhere rather than rural area. But however, there are also many weaknesses
to this strategy, for example there clearly isn’t enough supply and space
within the city for developers to be flexible with creations within these areas
so developers have no choice but to develop elsewhere such as areas in the
south of Sheffield where it is more expensive and they might use rural land which
would ruin Sheffield landscape if they get permission to use the greenbelt land.
To improve this policy Sheffield council should consider trying to get even a
small percentage of contribution from the areas that currently don’t contribute
as this will help produces more affordable homes in the future. Sheffield could
also demolish older abandon properties to make room for new ones, which would increase
the space of availability for affordable homes.  

 

Environmental

 

Although some developers are wanting
to build on Sheffield’s green belt for their housing developments, Sheffield Council
will only use it as a last resort. The policy relates to and supports
sustainable developments as the Sheffield Council makes developers try to use
previously developed land such as brownfield land before they use any greenbelt
land. This helps Sheffield be more sustainable as they are using previous developed
land and helps not to breach on any greenfield land. (Reed, 2015)

 

A member from Sheffield City Council
who specialise in development said :”We absolutely do not want to build on the green
belt and we are determined that we are going to maximise building on brownfield
land. (Reed, 2015) “Ninety five per
cent of all the sites we are looking at over the housing we can accommodate is brownfield
land.” (Reed, 2015)

 

However the weakness to
this is that it might be sustainable for Sheffield by using already existing
land but the problem with this is that the land might be contaminated from the
previous development and therefore this could cost developers more money if
they have to deal with any contaminations to the land or it could put them off
developing all together. This also give developers limited freedom when
developing as the land might not for fill the developers needs and want for the
site. (Reed, 2015)

 

In a case of Sheffield council
vs Avent Homes, Sheffield Council gave them permission to build 88 homes on the
former brownfield site called the Dyson factory. The amount of money that Avent
homes had to contribute towards affordable housing was £1.8 million, this made
the development unviable for Avent homes and the development fell through due
to cost being to high and to risky for the developer. (Marshall, 2016)

(Marshall, 2016)

 

As you can see in this
case although Sheffield city council is trying to make the best use of its brownfields
lands and get a contribution towards affordable housing, this is clearly a
weakness in the scheme as it isn’t finically viable for some developer’s due to
cost and this therefore could put off other developers and this could affect
the economic growth that Sheffield potentially has by missing out on these
opportunities of development.   (Marshall, 2016)

 

In 2013 the Sheffield city councils target
was to build or develop 725 affordable houses each year, however in 2015 only
479new affordable houses had been built and in other previous years that of
2012 only 268 affordable homes were built. (Housing strategy performance indicators, 2013) (Housing
Strategy, 2013) (Sheffield
Strategic Housing Market Assment, 2013)

 

As part of the policy developers are expected
to contribute between 30-40% to affordable housing on sites that are 15 or more
dwelling but however this has not been the case for some developments as the
policy has been relaxed as developers have been negotiating a much lower percentage
towards affordable homes. This is a disadvantage to Sheffield’s affordable
housing policy as currently they are failing to meet the expected target of
developing 725 new affordable homes per year and if developers continue to
negotiate a lower percentage towards affordable housing, then they will never
be successful of reaching there set goal by 2023. (Sheffield Strategic Housing Market Assment, 2013)

 

The policy needs work as it relays on the
market conditions for developers because they will contribution less towards
affordable housing therefore, the policy isn’t that good in terms of collecting
money as it is quite poor because if the market conditions aren’t right then
they will get less money contributing towards affordable housing. (Sheffield
Strategic Housing Market Assment, 2013)

 

Economic

 

This policy is having an effect on the
economic side of affordable housing and the economy of Sheffield, as Sheffield
is developing many new houses it is attracting many new businesses and
investors and as a direct result of this it is creating employment especially
in the building industry. Just recently Sheffield city council has kick started
a project to build 850 new homes which has brought £18million to local
businesses as well as 200 hundred new jobs. In 2015 Sheffield started to charge
CIL on new developments this is another policy that makes developers contribute
to the surrounding infrastructure of the surrounding area such as any open
space areas. (Nearly 1,000 new homes to be built in sheffield ,
2017)

 

With all these new homes added the
developer will also have to contribute towards this policy which will benefit the
local community. As a result, the policy is clearly benefiting Sheffield as a
hole as building 850 new homes in Sheffield gives people more choice and gives
a verity of different sized homes to choose from and its improving communities
and undeveloped part of the city as this CIL policy makes developers contribute
to the surrounding areas. (Nearly 1,000 new homes to be
built in sheffield , 2017)

 

Social wellbeing

The policy has affected the social wellbeing
of the people with in Sheffield as people in their current homes feel as if
they need to moves as their current homes don’t meet there requirements and
needs such as more bedrooms. One impact that is policy is having an impact on
is the quality of life, these new affordable housing developments are making
people want to move within the next 5 years to improve the quality of their lifes
.  12% of all households are wanting to
move in the next 5 years say it is due to the conditions of their current
property this could be due to the fact that the property is old. (Sheffield
Strategic Housing Market Assment, 2013)

 

A house hold survey (Sheffield Strategic Housing Market Assment, 2013)had asked for reasons
why they think their current property is inadequate, the main issues that the
respondents said was due to repairs and improvements and the fact that it is
too small as well as being too costly to heat. From this survey, some houses
are clearly not energy efficient and sustainable as it is costing household too
much money to heat a house and therefore this is one reason why the policy is
supporting new affordable housing being made. (Sheffield Strategic Housing Market Assment, 2013)

 

 

 

(Sheffield Strategic Housing Market Assment, 2013)

 

To improve on the policy, the quality
of the finish of these homes shouldn’t be lowered and that means that energy
efficient standard should be maintained, which could result in less energy is
being used and therefore saves money and it makes people have a better quality
of life. as many new affordable homes have been built Sheffield Council will
need make sure that there is transport and facility available to the new communities
this would benefit people’s quality of life if they had access to transport
such as trams or busses.

 

 

 

 

 

 

Conclusion

 

To conclude, Sheffield City Council is
currently not meeting their target to deliver the demand for affordable housing(725
units per year) and is unlikely to achieve their target for the next few years .
By analysing the policy overall when a new development exceeds 15 or more than
dwellings they required to contribute towards affordable housing, Sheffield
council could potentially decrease this number so therefore they get more new developments
contributing towards affordable housing. Sheffield city council should also consider
an increase the on percentage where new developments in places like Manor are
contributing, having just a 5% increase would increase the contribution to
affordable housing significantly.

 

This policy needs more ways
or increases to collect money for affordable housing because currently this
policy is not getting the funds for afforable housing and it is resulting with
not being able to meet the target. Sheffiled city council needs to make sure
that all new deveolpent have acces to transport otherwise communites will be
secluded from the the rest of the city. Finally sheffiled city council has to
provide these new homes that suit peoples needs as one of the biggest problems
right now is over crowding in homes, they need to make sure that when building
sustaible homes they provide enough bedrooms and have a virity of choice of
affordable housing.

 

 

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