Report of the Strategic Director of Growth and Development

The report provides an update of the Housing Needs Assessment commissioned to inform the development of housing policies in the emerging Local Plan.

The Committee received a report of the Strategic Director (Growth and Development) which provided an update of the Housing Needs Assessment commissioned to inform the development of housing policies in the emerging Local Plan.

Key points and themes within the report included:

• Background information, including national planning policy and guidance and the Housing Needs Assessment methodology;
• Affordable housing;
• Mix of size and type of housing need;
• Housing for older and disabled persons including the need for accessibility standards/housing for people with additional needs;
• Private Rented Sector;
• Self-build and custom housebuilding; and
• Next steps.

Key points and queries that arose from the Committee’s discussions included:

• To welcome the consideration of the needs of older people, recognising the importance of having the right accommodation for older people in the right areas, while also freeing up family homes;
• Noting the LGBT+ Extra Care Scheme in Whalley Range, were other innovative schemes being considered for how people might want to live as they got older;
• Whether the study on gypsy and traveller communities referenced in the report was being considered by the relevant scrutiny committee;
• People using spare bedrooms as offices, due to the increase in people working from home, and the importance of gathering data on this;
• The importance of affordable housing; and
• Concern about the standard of some private sector housing, including energy efficiency, and tenants’ rights in the private sector.

The Director of Planning, Building Control and Licensing informed Members that the work relating to gypsy and traveller communities had already been commissioned, as well as a separate report on travelling show people; however, it was not quite yet at a stage to bring to Scrutiny.  In response to a question from the Chair, she reported that the expectation from the Government was that not all of the 10,000 affordable homes target would be delivered through planning policy, with most of it delivered through other means, such as Homes England funding; however, there was a need for more affordable housing in the city so consideration would be given to whether additional affordable housing could be achieved through planning policy.

The Planning and Infrastructure Manager acknowledged that there was a need to better understand the extent to which changes in working from home during the pandemic had led to longer-term changes and how this might need to be taken into account in relation to housing.  In relation to a question about owner-occupiers, he advised that these were included in the report in relation to the mix of accommodation in different parts of the city.  He advised that this was something which could be discussed further in future reports which would be brought before the Committee.  He drew Members’ attention to a report which was due to be considered at the next meeting of the Environment, Climate Change and Neighbourhoods Scrutiny Committee on energy usage within new residential and commercial developments.  In response to a question from the Chair about the Levelling Up and Regeneration Act, he advised that there was still further legislation and regulation to follow and that the Council was currently continuing to follow current legislation and regulations for the delivery of the Local Plan.  In response to a further question, he clarified that the Housing Needs Assessment was an evidence-based study which provided recommendations for the Council to consider, alongside other pieces of evidence, to inform the Council’s development of the draft Local Plan, which would be brought to the Committee and the Executive.      

Michael Bullock from arc4 reported that a detailed Housing Need report would be available in due course. He emphasised the importance of level access accommodation, due to demographic change, and more social rented accommodation and expressed concern about the Private Rented Sector in Manchester, reporting that the Local Housing Allowance was significantly below rent levels.  In response to a Member’s question, he advised that first homes should be recognised as a potential component of affordable housing, as this included both affordable rented and affordable home ownership, but that as much of this as possible should be social rented housing. 

The Executive Member for Housing and Development reported that more homes were needed of all types and tenures across the city and that this report would inform the Council’s plans to ensure that the right homes were built in the right places.  He reported that the Leader had raised the issue of the growing gap between Local Housing Allowance and rents in her letter to the Chancellor.  He stated that he welcomed some elements of the First Homes initiative from the Government but advised that a more coherent, sustainable strategy on new housing was needed. He acknowledged Members’ comments about people paying high rents for low quality housing in the Private Rented Sector and stated that the Council would welcome more regulation and was using Selective Licensing and other tools to bring more accountability in this area.  He highlighted the Renters Reform Bill, which was going through Parliament, which would provide greater protection to renters.  He confirmed the Council’s commitment to ensuring that Manchester was a great place to grow older.  He reported that 30% of social housing was under-occupied, in particular older people in homes with empty bedrooms which did not meet their needs, including in terms of mobility issues, and that the Council was working innovatively on schemes which met older people’s needs and enabled them to continue to live in their local area. 

Decision:

To note the report.