UDP Chapter 2 - Strategic Overview - Housing & Population
Unitary Development Plan
Chapter 2 : Strategic Overview
Housing & Population
Key
| 2.9 | Housing types, sizes, ages and tenures are well mixed and widely distributed throughout most areas of the Borough. This is the result, at least in part, of the historical pattern of housing development radiating out from the originally separate towns of the Tameside area, the patchwork of mostly small scale slum clearance and redevelopment which took place until the early 1980's, and the more recent redevelopment of industrial and other urban sites. Slum clearance has subsided to a very low level since the early 1980's, and a comprehensive programme of area improvement has been undertaken from the mid 1970's, although increasingly constrained in recent years due to tightening financial restrictions. However, it is estimated that up to a quarter of the Borough's dwelling stock may be in need of renovation. |
| 2.10 | The population of Tameside was in steady decline from over 221,000 in 1971 to an estimated 215,200 in 1986 (O.P.C.S.), due mainly to net out migration from the Borough. However, since 1986 this migration pattern has apparently been reversed, and the population has increased to an estimated 220,100 in 1991 (O.P.C.S.). Persons of retirement age account for approximately one fifth of Tameside's population and average household size is falling, with increasing numbers of very old people, widowed elderly, single young persons and single parent families. |
| 2.11 | The trend of population growth has coincided with a marked upturn in house building activity from an average rate of 404 completions per annum between 1981 and 1986, to 741 per annum from 1986 to 1992 (mid years), with both urban and green field sites being taken up. House building in Tameside peaked in the year from mid-89 to mid-90, and since then annual completions have nearly halved to 592 in the 91 to 92 mid year period, reflecting the downturn in the market generally. |
| 2.12 | Much of the development from the middle of the 1980's took place in the western part of the Borough, especially in Droylsden and Audenshaw, but the pattern of land availability has now shifted the emphasis more to central areas. The pressure experienced whenever further sites are considered for development suggests that the increased popularity of the Tameside area for house building is being sustained despite the recession in the housing market. |
| 2.13 | The general thrust of Government policy for some years has been to encourage home ownership and the role of the private sector, with local authorities seen as enablers rather than direct providers of accommodation. Thus, whilst private house building has been facilitated by the requirement to provide an adequate and continuous supply of land for housing in areas where people want to live, Council house building has subsided practically to zero. Housing Associations are now regarded as the main agencies for provision of social housing. Renewal Area declarations and renovation grants will represent the main means of achieving improvements to the existing older housing stock during the plan period. It is expected that clearance activity will rise from the recent very low level but this is heavily dependent on availability of funding. |
| 2.14 | The upturn in house building since the mid 1980's is mostly a response to market demand, but has not met the needs of all the Borough's residents. Private sector provision has dominated housing activity in the Tameside area in recent years, with over 80% of completions since mid 1986 occurring on private sites. An unwelcome effect of the recent higher demand has been a steep rise in house prices throughout the area, which has placed a greater number of properties beyond the reach of many local residents, especially younger people. Household composition figures indicate an increasing need for smaller dwellings, yet many of the properties built during the recent housing boom have been larger and therefore more expensive types. |
| 2.15 | The shortage of affordable and social housing is an issue of increasing concern in the Borough. This is due not only to the recent rise in house prices outstripping rises in income, but also to the incidence of unemployment, low pay, poverty and disadvantage in the area, the enforced reduction in the traditional role of the Council as provider of rented accommodation, the financial constraints affecting the housing association movement, and the growth in repossessions. |
| 2.16 | The number of households on the Council waiting list increased by 23% in the two years up to 1992, to nearly 10,000. In 1991/92 the total number of homeless households was recorded at nearly 1,800, an increase of over 50% from 1987/88, with priority homeless households up 120% over the same period. Right to Buy has resulted in 18% of the Council's stock of social housing (4100 dwellings) being sold, the majority being family housing. Local incomes are such that for many people low cost sale options are not accessible, and affordable renting will need to play a significant role in housing provision in the Borough. However, it will also require initiatives beyond the immediate scope of the U.D.P. if the problems of housing need are to be tackled effectively, including most critically changes in central Government policies. |
Page last updated: 5 September 2006