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Better places to live •

• • • • • •

Levels of new housing have declined in Doncaster over the past few years. This appears to reflect the national issues of credit crunch, restrictions to mortgage availability and lack of confidence in the housing market. Building of new affordable housing has suffered the most with no completions in 2009/2010. House sales have been stronger over the past year with houses selling quicker and sellers achieving closer to their asking price. However it is too soon to say if this will continue. Over the past two years house prices have risen slightly in Doncaster However this number masks the real changes in property values in the borough through the housing market decline and the more recent gradual recovery. Total crime figures reflect vast differences in the spread of criminal activity across the borough. Hotspots tend to be in the Central and western areas, with small pockets in the east. There are high levels of empty homes in the area although the situation is improving ie the trend is downwards. Higher levels of empty homes exist in central and western areas Respondents’ satisfaction with their local area has increased There are homes where households are at threat of re-possession due to mortgage arrears.

Building starts and completions

New Dwellings Built in Doncaster

Number of new dwelling built

1400 1200 1000

The number of dwellings built in Doncaster between 2006 and 2009 is far fewer homes than RSS targets and is expected to continue for the next couple of years. However this is also the case for many other areas in the country as property values and sales have fallen. Whilst house building in Doncaster did not reach targets set out in RSS it did hit the NI 154 revised target of additional homes as this was lowered from the RSS target of 1230 in light of the credit crunch and the downturn in the housing market.

800 600 400 200 0 2006-2007

2007-2008

2008-2009 Year

RSS Target

The RSS housing targets implicitly lead one to view Doncaster’s current annual new build of just under 500 in 2009 (down from an average of about 750 pa for the previous two years) as market under-performance. However the RSS


Net Net Net Housing Housing Housing Completio Completio Completio ns 2007ns 2008ns 20062008 2009 2007 (AMR (AMR (AMR 2009) 2009) 2009) Doncaste r

697

795

498

RSS Target (20082026) (RSS)

Differen ce to RSS targets 08/09

Chang e from 06/07 08/09

% change 06/0708/09

1230

-732

-199

-28.55%

figure was highly aspirational and is set to be abolished. Current performance may be no more than the natural rate for the market.


Completions of new affordable housing

Completions of new affordable housing in Doncaster is lower than planned and needed. This has been adversely affected my the downturn in the market as developers are less willing to provide affordable housing as their finances and viability of developments are restricted. This is an issue that needs addressing through the new housing strategy. Over the past few year the highest number of affordable dwellings completed was in 2008/09, whilst this was at the onset of the credit crunch the properties delivered were likely to have started on been committed at the height of the market boom in 2007.

Year

NI_155 - Affordable Homes Delivered

2005/06 30 2006/07 96 2007/08 50 2008/09 121 2009/10 48 (Through new build and conversions of existing stock) Property sales and housing market

House prices in Doncaster vary greatly across the


borough, however the simple average house price is currently £132,463 (based on sales and valuations). This is a 2.9% increase on last year’s prices and 0.5% increase on 2008, suggesting that house values are, in general, returning to the point they where before the housing market downturn and more recent gradual recovery. Property prices in Doncaster are around 20% lower than the regional average which is £166,014 and 44% lower that the national average of £237,042. From the graph below we can see that Doncaster house prices closely follows the Y&H price trends but with a tendency since 2005 for the gap to widen. Prices rise slower and fall faster. The number of bedrooms is also a key determinant of price, current average prices in Doncaster by bedrooms count and property type are as follows: • • • • •

1 bedroom flat - £82,900 2 bedroom flat - £92,600 2 bedroom house - £96,100 3 bedroom house - £119,700 4 bedroom house - £199,600


Doncaster (MD) Adwick Ward Armthorpe Ward Askern Spa Ward Balby Ward Bentley Ward Bessacarr and Cantley Ward Central Ward Conisbrough and Denaby Ward Edenthorpe, Kirk Sandall and Barnby Dun Ward Edlington and Warmsworth Ward Finningley Ward

Average House Price £132,611 £103,829 £122,066 £135,545 £126,118 £100,013 £173,857 £91,030 £105,811 £138,765 £102,334 £188,537


Great North Road Ward Hatfield Ward Mexborough Ward Rossington Ward Sprotbrough Ward Stainforth and Moorends Ward Thorne Ward Torne Valley Ward Town Moor Ward Wheatley Ward

£118,826 £129,296 £94,467 £112,394 £203,711 £131,533 £122,430 £221,638 £113,126 £98,650

(Hometrack, 2010)

House Price Change

Over the past two years house prices have risen 2% in Doncaster; however this number masks the real changes in property values in the borough through the housing market downturn and the more recent gradual recovery. One element could be the quantity of flats/terraced being sold or valued now as opposed to two years ago, when many more first time buyers where entering the market. The sample size of traditional first time buyer properties has decreased, as the market has fallen, but the sample size of larger family properties has remained quite consistent as have the prices, this will have caused the overall housie price change figure to have remained at a consistent level as there have been relatively more high value sales and fewer low value sales. The above information highlights the need to further interrogate data to establish the more detailed effects of the market down turn.


Average % house price change over past 2 years Doncaster (MD) Adwick Ward Armthorpe Ward Askern Spa Ward Balby Ward Bentley Ward Bessacarr and Cantley Ward Central Ward (00CE) Conisbrough and Denaby Ward Edenthorpe, Kirk Sandall and Barnby Dun Ward Edlington and Warmsworth Ward Finningley Ward Great North Road Ward Hatfield Ward Mexborough Ward Rossington Ward Sprotbrough Ward Stainforth and Moorends Ward Thorne Ward Torne Valley Ward Town Moor Ward Wheatley Ward

Type Detached Semi Terrace Flats

% Change - 3.9% - 6.2% -10.4% -18.1%

2 -0.1 -7.4 4.5 -4 -7.6 3 -8.3 -9 -9.6 -6.2 -5.6 -10.1 5.4 -1.2 -6.7 11.3 -12.9 -8.7 -2.4 -15.8 -6.6


(Hometrack, 2010)

St Ledger Homes re let times

North West East South Central

Average re let times (days) 49.88 42.3 32.93 28.55 42.44

Data is cumulative from April – July 2010 Sales Turnover

Average re let times for SLH empty properties vary across the borough. Properties in the North have the longest turn a round period whilst the average time in the south in much lower. This needs to be explored further to see if there are issues around popular and unpopular homes affecting the turnaround times or whether there are management issues to address.

Turnover of private sector property sales in Doncaster have slowed in the past couple of years due to current markets conditions and the availability of mortgage finance. Low turnover is reflective of low demand and is more prominent in the West and East of the borough. Higher turnover of stock can represent high demand but also transient markets and may be a sign of concentrations of buy to let and buy to leave empty (equity growth) markets.


Ward name Adwick Ward Armthorpe Ward Askern Spa Ward Balby Ward Bentley Ward Bessacarr and Cantley Ward Central Ward Conisbrough and Denaby Ward Edenthorpe, Kirk Sandall and Barnby Dun Ward Edlington and Warmsworth Ward Finningley Ward

Sales turnover as % stock 1.23 2.75 1.77 2.56 1.48 2.31 1.84 1.32 1.9 1.83 2.67


Great North Road Ward Hatfield Ward Mexborough Ward Rossington Ward Sprotbrough Ward Stainforth and Moorends Ward Thorne Ward Torne Valley Ward Town Moor Ward Wheatley Ward

2.88 1.78 1.63 2.28 2.04 0.97 2.29 2.54 2.35 1.66

Satisfaction with area (place survey) NI

Issue

2008

NI 1 :

% of people who believe people from different backgrounds get on well together in their local area

68.5%

NI 2 :

% of people who feel that they belong to their neighbourhood

57.2%

NI 3 :

Civic participation in the local area

12.3%

NI 4 :

% of people who feel they can influence decisions in their locality

22.2%

NI 5 :

Overall/general satisfaction with local area

69.5%

NI 6 :

Participation in regular volunteering

19.3%

NI 17 :

Perceptions of anti-social behaviour

33.1%

NI 21 :

Dealing with local concerns about anti-social behaviour and crime issues by the local council and police

20.4%

NI 22 :

Perceptions of parents taking responsibility for the behaviour of their children in the area

21.9%

NI 23 :

Perceptions that people in the area treat one another with respect and consideration

44.4%

NI 27 :

Understanding of local concerns about anti-social behaviour and crime issues by the local council and police

21.6%

NI 37 :

Awareness of civil protection arrangements in the local area

17.5%

NI 41 :

Perceptions of drunk or rowdy behaviour as a problem

37.8%

NI 42 :

Perceptions of drug use or dealing as a problem

49.2%

The place survey states that the key determinants of a good place to live are : • A low level of crime (67% feel Doncaster has this attribute) • Clean streets (55% feel Doncaster has this attribute) • Health services (46% feel Doncaster has this attribute) Respondents’ satisfaction with their local area has increased from 66% in 2006 to 70% in 2008 Six in ten respondents feel they belong to their immediate neighbourhood


NI 119 :

Self-reported measure of people’s overall health and wellbeing

72.8%

NI 138 :

Satisfaction of people aged 65 and over with both home and neighbourhood

76.2%

NI 139 :

The extent to which older people receive the support they need to live independently

33.8%

NI 140 :

Fair treatment by local services

63.4%

Answers are 95% reflective of the entire pop at an error margin of between 1.5 – 2.7% Place Survey, 2009 Education

80.00% 70.00% 60.00% 50.00% 40.00% 30.00% 20.00% 10.00% 0.00%

At Level 2 (5 or more grades A*-C) Doncaster performs better than regional and national averages with one key exception: whilst Doncaster children are more likely than other children to gain both English and Mathematics GCSEs at A*-C Level, they are less likely to do so and to gain three of more other GCSEs at A*-C Level. If they gain English and Maths passes, they are less likely to gain three other GCSEs than children to elsewhere. If they gain five or more GCSEs at A*-C Level, they are less likely to include English and Maths than elsewhere.

Doncaster England

5 or more grades A*- C including English and Maths GCSE

English and Maths Skills at Level 2

Attainment 5 or more grades A*- C including English and

Level 2 (5 or more grades A*-C)

Doncaster 42.90%

England 49.80%

Difference -6.90%


Maths GCSE English and Maths Skills at Level 2 58.30% 54.20% +4.10% English and Maths at Level 1 92.00% 90.80% +1.20% Level 2 (5 or more grades A*-C) 72.20% 70.00% +2.20% Level 1 or higher (5 or more grades G-D or 91.50% 92.30% -0.80% higher) Two Grade A*-C in Science 53.90% 53.70% +0.20% A*-C GCSE or equivalent in a modern language 16.50% 31.60% -15.10% At least one entry level qualification 98.30% 98.90% -0.60% Average total point score per pupil 452.6 413.5 -39.1 Source: Secondary School: GSCE (and equivalent) Achievement and Attainment Tables 2009, Department for Children, Schools and Families.


Crime and Anti Social Behaviour Note: Data is not available for some LSOAs.

Total crime figures recorded by area the crime tootk place reflect vast differences in the spread of criminal activity across the borough. The tables show the top ten LSOAs for each of the maps. Hotspots tend to be in the Central and wesrtern areas, with small pockets in the east. Hexthorpe & St Sepulcher Gate West in the central area feature in the top ten worst LSOA for each of the indicators and many of the areas feature in 2 showing multiple crime and ASB issues.

LSOA Name Rose Hill Lower Wheatley Highfield Road Hexthorpe & St Sepulcher Gate West Balby Carr Bank Balby Bridge Wheatley Park Central

Total Crime 790 605 604 584 564 460


Balby Woodfield North Conisbrough Castle Area Hyde Park Clark Avenue Stainforth Central

LSOA Name Hyde Park Clark Avenue Hexthorpe & St Sepulcher Gate West Marshgate Intake Thorne Road

442 436 427 409

Total Domestic Burglary 50 44 44 36


Balby Springwell Lane East Balby Oswin Avenue Wheatley Hills Hag Wood Balby Littlemoor Lane Bentley New Village South York Road

LSOA Name Balby Carr Bank Hexthorpe & St Sepulcher Gate West

34 32 32 32 30 30

Total ASB 780 761


Lower Wheatley Highfield Road Mexborough Main Street Thorne Queen Street Balby Bridge Balby St Peters Road Bentley New Village South Woodlands Crescent Bentley Rostholme

Repossessions

660 614 560 528 521 496 484 459

The map shows number of currently repossessed properties by ward. With increasing levels of unemployment and restriction on borrowing the level of repossession is a nationally growing issue. The council currently offers a mortgage rescue scheme and debt advice to residents to


help ease the situation. Levels for repossession are highest in eastern and central areas with pockets in the north. This could be due to higher levels of unemployment in these areas or high levels of negative equity in properties in this area.

Ward Adwick Ward Armthorpe Ward Askern Spa Ward Balby Ward Bentley Ward Bessacarr and Cantley Ward Central Ward Conisbrough and Denaby Ward Edenthorpe, Kirk Sandall and Barnby Dun Ward Edlington and Warmsworth Ward Finningley Ward

Number of dwellings currently in repossession 13 5 5 12 10 5 13 4 4 7 6


Great North Road Ward Hatfield Ward Mexbrough Ward Rossington Ward Sprotbrough Ward Stainforth and Moorends Ward Thorne Ward Torne Valley Ward Town Moor Ward Wheatley Ward

3 7 8 8 3 11 8 1 8 9

Empty homes DMBC

None DMBC

Total

Under 6m

321

1917

2238

6m+

193

2134

2327

Total

514

4051

4565

The number of empty properties is Doncaster is a major concern and an issue which is currently being tackled by the empty properties team in strategic housing. Over the past year we have seen the number of empty properties decrease due to improved monitoring and interventions to bring properties back into use. At the end of August 2010 there where 4,565 empty properties in Doncaster, 2,327 had been empty for over 6 months. The number of empty properties throughout the borough is varied. Hotspots are linked to areas of low demand mainly in central and western wards, with pockets of empty properties in the east.


Ward

Total properties

Total empty

% empty

Empty over 6m

% empty over 6m

Empty under 6m

%Empty under 6m

Adwick Ward

6716

243

3.62%

132

1.97%

111

1.65%

Armthorpe Ward

6362

144

2.26%

61

0.96%

83

1.30%

Askern Spa Ward

5684

192

3.38%

108

1.90%

84

1.48%

Balby Ward

6681

190

2.84%

83

1.24%

107

1.60%

Bentley Ward

6477

332

5.13%

169

2.61%

163

2.52%


Bessacarr and Cantley Ward

6610

171

2.59%

82

1.24%

89

1.35%

Central Ward Conisbrough and Denaby Ward Edenthorpe, Kirk Sandall and Barnby Dun Ward Edlington and Warmsworth Ward

7994

446

5.58%

214

2.68%

232

2.90%

6327

191

3.02%

96

1.52%

95

1.50%

5879

118

2.01%

43

0.73%

75

1.28%

5872

269

4.58%

146

2.49%

123

2.09%

Finningley Ward Great North Road Ward

6348

148

2.33%

74

1.17%

74

1.17%

6524

175

2.68%

85

1.30%

90

1.38%

Hatfield Ward

5718

183

3.20%

85

1.49%

98

1.71%

Mexbrough Ward

6935

303

4.37%

157

2.26%

146

2.11%

Rossington Ward

5786

190

3.28%

94

1.62%

96

1.66%

Sprotbrough Ward Stainforth and Moorends Ward

5130

137

2.67%

73

1.42%

64

1.25%

5847

218

3.73%

121

2.07%

97

1.66%

Thorne Ward

6164

215

3.49%

130

2.11%

85

1.38%

Torne Valley Ward

5649

170

3.01%

90

1.59%

80

1.42%

Town Moor Ward

6193

199

3.21%

107

1.73%

92

1.49%

Wheatley Ward

6535

331

5.07%

177

2.71%

154

2.36%

131431

4565

3.47%

2327

1.77%

2238

1.70%

Doncaster

31st August 2010

Housing Evidence Base Part 3  

Housing Evidence Base Part 3

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