Viability assessments of council owned land for housing delivery (Torridge District Council)

Housing Advisers Programme case study

2021/22 cohort 

Torridge Council have resolved that meeting the increasing demand for affordable housing in the district is a major strategic priority and Torridge’s Strategic Plan (2020 - 2023) contained a key action for officers to investigate the feasibility of the council becoming a direct housing provider. After completing this feasibility study and due to this being a significant issue for the area Full Council have unanimously agreed to undertake an assessment of land and buildings in the council’s ownership and score with a site assessment tool the likelihood of a site being deliverable for housing and investigate funding opportunities to help with housing delivery i.e., from One Public Estate and Homes England.

To achieve our goals, councillors recognised that we could not do this alone. We are therefore investigating partnership arrangements and/or joint ventures to deliver affordable housing on any Council owned land.  We also needed specialist assistance with the assessment process relating to that land.

The Leader of the Council and Chief Executive are proactively meeting with registered providers to establish if there is an appetite to work with the council on this project and if there is a strategic fit.

Torridge is a small rural district council, and we transferred our housing stock to a local registered provider in 2007.  We do not currently own significant numbers of properties, nor do we operate a Housing Revenues Account. As a result, the council has not retained any in-house housing specialists.

Torridge is facing an acute shortage of affordable housing and our members see this issue as being of vital importance. Torridge has one of the lowest median gross weekly workplace pay levels in the country and in conjunction with the rising cost of housing it is becoming increasingly difficult for those of working age to find a place to live in our district.

For a small district council with limited funding this situation poses a major risk to the social and economic well-being of our communities.

• Initial assessment of council owned land undertaken.
• Briefing workshop with councillors held.
• Meeting held with three potential advisors.
• Meeting held with potential HA partners (with Leader & CE).
• Meetings held with Homes England & One Public Estate.
• Appointed advisors to conduct full viability assessments and produce options report on 12 parcels of land (agreed at Full Council on the 4 July).
• Full Council decision (31 October) on which land to take forward to full business case (11 out of 12 sites identified).

The input of some external expertise and a Full Council decision to take 11 council owned sites forward to full business case for housing delivery.  A greater understanding and improved relationship with the housing association in operation in our area.

We will be looking at producing full business cases for the relevant sites and we are hoping to submit applications to the BLRF. 

Not to underestimate the amount of opposition for plans to build housing.  Although the recognition of a housing crisis the local ward objections from ward councillors and the public is greater than expected.

Jon Walter, Strategy, Performance & ICT Manager: [email protected]