Salford City Council Understanding change - housing markets

Strategy and Regeneration

Housing Services
Chief Executives Directorate
Crompton House
Swinton
Salford

Salford City Council's draft document for discussion - February 2004

 Contents

Chapter 1 Policy Context Chapter 3 Housing market analysis Chapter 4 Housing needs in Salford Chapter 5 Future housing requirements Strategic Linkages 73
Structure of the report 05 Key findings 25 Key findings 45 Key findings 59 Function of housing market area 75
Introduction 06 Tenure 26 Housing need explained 45 Introduction 60 Perceptions of future housing markets 75
Policy context 07 Salford’s housing stocks 27 Housing needs factors 45 Salford’s overall housing requirements 61 Methodology for understanding the housing market 75
National context 07 Private sector stock condition 29 Homelessness or insecure tenure 47 Perceptions of Salford's housing markets 62
Regional context 08 Public sector stock condition 31 Overcrowding 48 Developers perspective 62 Appendix 1
A transformational agenda - Housing Market Renewal Decent homes standard 32 Mobility and impairment 48 Rental market trends 65 The Housing Research Team 79
Fund and Central Salford 09 Market change 32 Numbers in unsuitable housing 49 Future capacity 65 Approach to the research 79
Key changes in Salford 10 Turnover rates 32 Facilities 49 Major employment schemes 65 Sources of market intelligence 80
Key findings 10 Household vacancy rates 33 Affordability 49 City council planning perspective 66
House prices 36 Calculating affordability 50 Appendix 2
Chapter 2 Understanding housing markets in Salford Housing moves 39 Specific groups 51 Chapter 6 Priorities and opportunities Key documents and information 83
Key findings 13 Residential mobility 39 BME 51 Strategic context 69 List of tables and figures 83
Geography and population 13 Migration patterns within Salford 40 Asylum seekers 52 A strong regional centre 69
Population change and demographic projections 16 In migration 40 Older people 54 Central Salford: an arc of regeneration 70 Glossary 87
Economic activity 17 Out migration 41 Young people 54 Salford West: stable residential communities 70
Household trends and demographic projections 19 Intending to move within Salford Teenage parents 55 Excellent accessibility 70 Key Documents and Information 91
Black and minority ethnic groups 20 over next twelve months 41 People with learning disabilities 55 Education 70
Two halves of a great city 20 New provision 42 People with mental health problems 55 Knowledge capital 71
Central Salford 21 Student accommodation 56 Regional economy 71
Central Salford profile 22 Current Salford economy 72
Salford West 22 Salford’s economic development objectives 72
Salford West profile 22 Employment 72
Unemployment 72

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 Chapter one Policy Context
Structure of the report
We have produced this report to provide a basis for discussion and policy development
within the city. The aim is to ensure that we all prepare for the changes ahead of us in
Salford. We encourage partners and other stakeholders to engage with us and take this
discussion document forward.
This report is divided into an introduction and five chapters.
• Chapter 1 Structure of the report
• Chapter 2 ‘Understanding housing markets in Salford' highlights the marked
differences between Central Salford and Western Salford in terms of both geography
and demographic changes.
• Chapter 3 ‘Housing market analysis’ begins with an examination of tenure where we
analyse changes in tenure across the city. In brief the analysis includes turnover and
vacancy rates within the whole housing stock, along with an examination of the
changes in house prices across the city.
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• In Chapter 4 ‘Housing need in Salford’ we consider issues surrounding affordability,
overcrowding and the reasons behind the mismatch of household and dwelling. The
chapter also examines housing need and demand in relation to groups who may have
particular requirements such as older people; asylum seekers; BME; teenage parents;
people with learning difficulties; people with mental health problems and students.
• Chapter 5 ‘Future housing requirements’ examines how we will meet our projected
housing needs. Key to this is affordability and choice.
• Chapter 6 ‘Priorities and Opportunities’. This chapter places the housing market within
Salford’s wider strategic context. The final version of this document will include the
views of Salford’s housing markets from the proposed stakeholder consultation.
This document is not intended to be a stand-alone document. It seeks to provide a
statement of the current situation, providing a basis for future activity and for cross
partnership working.

Introduction
The operation of local housing markets has recently become a focus of greater interest
to policy makers. This is largely a result of trends in housing demand in the North and
the Midlands. This has been reflected in a number of policy initiatives, which have thrust
the need for intervention in local housing markets into the spotlight. Perhaps the most
notable outcome is the Housing Market Renewal Initiative.
Ensuring a thorough understanding of the dynamics of the sub-housing markets in
operation will be key to the success of our targeted approach. Through working with
partners, and our own corporate endeavours, we will seek to focus priorities and
resources into key areas and activities, which will be an integral part of our wider
regeneration strategy. We envisage that our approach will be a pragmatic response to
identify needs and demand, reflecting the different housing markets in operation
across the city.
The information and analysis contained within this document demonstrates the value of
effective housing research. Research plays a key role in helping us to meet our housing
objectives for Salford: -
• Understanding our housing market demand and needs - we cannot understand our
housing needs and housing markets without recourse to research and analysis.
This document is a major step towards understanding housing markets and needs
within Salford.
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• Managing the housing market and widening choice - to manage the housing market
we need to understand what is going on and to widen choice we need to know what
the people of Salford want and need.
• Meeting the housing needs of specific groups and the needs of other groups - to
meet the needs of specific groups of people we must understand who these people
are; where they are located and what their specific needs are.
• Investing in Salford’s housing stock - to target investment in Salford’s stock we must
understand investment needs, investment gaps and which stock is sustainable.
• Sustaining neighbourhoods and communities - our research is a tool for identifying
neighbourhoods at risk of decline and also assists us in the monitoring and evaluation
of existing programmes.
• Identifying and maximising available resources to deliver the council's
Housing Strategy - as we seek to maximise resources flowing into the city it is
essential to understand where resources should be targeted and we need to be able to
evidence why these resources are required.
Policy context
The housing market in Salford is in a process of transition. The CURS study ‘Changing
Housing Markets and Urban Regeneration in the M62 Corridor’, noted increasing
polarisation between ‘good’ and ‘bad’ neighbourhoods and that the suburban and inner-
city housing markets are now largely disconnected. This is resulting in mounting
development pressure in the more affluent parts of Salford and deepening unpopularity
of accommodation in some of the city’s lower income urban areas and estates.
To maximise our market intelligence in Salford we are taking a multi strand approach to
needs analysis, using both primary and secondary research and both subjective and
objective data. The main source of primary research is the Housing Market Demand
Survey 2003. This in addition to the Housing Moves Survey, piloted in conjunction with
the Planning Information Group; Supporting People research into BME issues; the
Elderly Village study; a corporate Quality of Life survey; the Housing Market Renewal
Market Assessment work carried by Salford and Manchester and existing stock
condition
survey information.
Alongside this we are actively involved in the Early Warning System, the sustainability
indicator system in use in Salford. The Early Warning System reflects statistical changes
in neighbourhoods over time. The system works through the collation of a set of
indicators that can be regularly updated across an area. The Early Warning System also
provides and extremely useful set of baselines.
In addition to local work we have also drawn on statistics and research from a variety of
national and regional sources including the 2001 census and HM Land Registry.
National context
The Housing Green Paper 2000 set out the Decent Homes target, which aims to ensure
that all social housing meet a minimum standard by December 2010. The paper also
looks at the long term restructuring of the social sector in terms of ownership and
management, for example the introduction of arms length management organisations.
The Sustainable Communities Plan, centres around increasing housing supply in
some areas of high demand, predominantly round London, and tackling low demand by
improving access to housing and building communities. The Housing Bill 2003 provided
some legislative change to help deliver these policies.

Regional context
Recently interest has grown in how local housing markets operate, largely in response
to the emergence of changes in demand for housing in areas of the North and Midlands
of England. This interest was derived from research such as the CURS M62 report and
PAT 7 report. This is reflected in policy initiatives such as the Housing Market Renewal
Pathfinders and aim one of the Northwest Regional Housing Statement, which is to
match the supply of housing with changing patterns of demand and aspiration.
Changing demand for housing has been an increasingly high profile issue at both
regional and national level over recent years. Demand is central to the range of
challenges faced by the North West in achieving the region's ambitions for an urban
renaissance. Whilst overall demand for housing across the region remains strong, there
is a growing contrast between hot spots and other communities where increasing
numbers of vacant and abandoned properties, static or falling prices, and often high
levels of turnover are found. The North West has the biggest concentrations of low
demand areas in the country, with some of the extremes of housing market collapse
being found in parts of Greater Manchester, Lancashire and Merseyside.
The causes of low demand are complex. These causes include structural economic and
demographic changes; as well as the interactions between rising aspirations, increased
prosperity, increased housing choice and the long-term impact of planning policies.
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This has helped fuel the decentralisation of the population from the urban cores to the
high demand suburban and semi-rural housing markets. Previous interventions have
focused on the renovation of existing property rather than the gradual restructuring of
markets that is necessary to keep them in tune with changing aspirations.
Both Regional Planning Guidance and the Regional Economic Strategy place great
emphasis on the need to achieve an urban renaissance in the North West. This will be a
key contributor to both economic success and to the achievement of a more sustainable,
higher quality physical and social environment for the North West’s communities. The
impact of housing market failure is a threat to the health, well-being and economic
competitiveness of the region, as well as having a devastating effect on quality of life in
the worst affected communities.
The main issues from the CURS M6 and M62 reports were:
• A number of local authorities in the region are having difficulties letting properties and
retaining tenants. Conversely the market for new build developments is very robust
across the North West.
• Housing Association empty properties have increased more rapidly than in other
tenures and sectors.
• Economic growth across the region has reduced the popularity of social housing – the
report found a direct relationship between male unemployment and waiting list size
and earnings and void rates.
• Across the study area there are areas of privately owned properties which are
experiencing low sale prices, low levels of investment, high turnover and in some
cases abandonment.
• Home ownership is the preferred tenure amongst movers – between 59% and 79%
across the region.
• Council housing in general accommodates both an ageing population and a growing
number of young households, which has led to instability as the younger groups are
more mobile.
A transformational agenda: Housing Market
Renewal Fund and Central Salford
One of the key challenges facing many Northern Cities, including Salford, is housing
market failure. In Salford the problems of low demand and housing abandonment affect
public and private sector housing areas, but are associated in particular with the high-
density pre-1919 pavement terraces, which are mainly located within the inner wards of
Central Salford.
On 10 April 2002, the then Department of Transport, Local Government and the Regions
(DTLR) invited nine area partnerships across the North and West Midlands to establish
pathfinder projects to tackle low demand and housing abandonment. One pathfinder is
to be focused on Central Salford and North East and South Manchester.
In 2003, Salford and Manchester successfully bid for Housing Market Renewal Funding
as part of the low demand pathfinder. The nine housing market pathfinder areas of
Salford and Manchester; Birmingham and Sandwell; East Lancashire; Humberside;
Merseyside; Newcastle and Gateshead; North Staffordshire; Oldham and Rochdale and
South Yorkshire potentially will receive additional funding over a ten year period to
tackle the problem of low demand at the housing market level. The area covered by the
low demand pathfinder in Salford lies within Central Salford. For the most part, when we
refer to Central Salford through out this document it can be assumed that the area is
within the low demand pathfinder area.
The pathfinder projects will develop comprehensive proposals for programmes of
neighbourhood regeneration, with the ultimate aim of creating sustainable housing
markets and therefore more sustainable neighbourhoods. The Manchester Salford
prospectus was approved by Office of the Deputy Prime Minister in late 2003 and the
appraisal process for 2003/2004 completed. Salford City Council is currently increasing
staff numbers to facilitate the low demand pathfinder and is working through the
appraisal process for 2004/05.
The Manchester and Salford Housing Market Renewal programme will incorporate
substantial investment in both existing and replacement housing and in improvements
to the physical environment, as well as increased investment in neighbourhood
management and proactive enforcement. This will contribute to the implementation of
comprehensive local plans for neighbourhood regeneration. Investment will be aligned
with programmes in education, economic development, health and community safety in
order to narrow the gap between neighbourhoods in Central Salford, Manchester and
nationally, to create places where people want to live and invest.
 Key changes in Salford
What follows are some of the key changes that have taken place in Salford over the last
Key findings
year and other headline indicators covered within this document. The key changes and • 9 of the 20 wards in Salford are in the 10% most deprived in the country.
trends over the past twelve months are: • The age profile for the city’s population is very close to the national average.
• It is estimated that £1.45 billion will need to be spent on Salford’s public housing
• Housing turnover has reduced across all wards within the city, however, turn over stock over the next 30 years.
within individual wards are still above the national turnover average. • Family units are under represented in Salford, so consideration needs to be given
• Housing turnover is highest in Blackfriars and lowest in Irlam. to providing housing to attract and retain families.
• Benefit rates are high in Salford with an average of 30% of all households claiming. • Although it is anticipated that the population of Salford is declining the number of
This is echoed across most wards, where in some cases almost a half of the households is set to rise.
households are claiming housing benefit. • A new trend is developing in 5 of the Central Salford wards and in Little Hulton
• Broughton has the highest level of benefit dependency in the city. where there is a decline in both households and population.
• Vacancy within Salford has been reducing over recent months, with the rate falling • The average household size in Salford of 2.32 persons is the smallest in
from 7% in October 2002 to 6.4% in September 2003. Greater Manchester
• Vacancy rates are highest in Langworthy and lowest in Irlam.
• House prices have increased across every ward in Salford between 2002 and 2003.
However, these increases have varied across each ward. For example, Ordsall saw a
fairly modest 1.4% (£1,000) increase compared to Broughton, which has experienced a
52.7% (£16,000) increase over the same period. In spite of these trends in house
prices, Salford's are still lower than the regional and Greater Manchester average.
• House prices remain lowest in Langworthy and are highest in Worsley and
Boothstown.

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 Chapter two Understanding housing markets in Salford
Figure 1 Salford Ward and Community Committee Areas
Key findings
• Central Salford has fundamental problems and requires intensive support and
investment to achieve long-term urban renewal.
• West Salford requires targeted action rather than major change to
ensure sustainability.
• Salford's population has steadily declined since 1971, at a rate of approximately
5% per decade. The profile of people leaving Salford is those aged between 25-45
years, in family units and who are economically active.
• Salford is the 4th most deprived local authority area in the North West and 28th
nationally according to the 2000 Index of Deprivation.
• Whilst there has been a decline in the population there is a continuing growth in
the numbers of households. This is the situation in most wards, but alarmingly
there are five wards within Central Salford and one within West Salford that are
losing both population and households.
• The expected growth area in Salford is in single person households.

Geography and population

Salford covers an area of 37 square miles and includes the districts of Eccles, Worsley,
Irlam, Cadishead, Swinton and Pendlebury. Figure 1 below illustrates the current ward
boundaries and the nine Community Committee Areas in Salford. Note: the ward
boundaries are changing in May 2004.

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 Based on the 2001 census there were around 216,103 people living within Table 1 Index of Deprivation ward rankings The data presented at ward level within table 1, Fig. 2 Index of Deprivation
Salford, which is a reduction of 6.4% from 230,800 in 1991. Of the current contains eight main indicators of deprivation which
population approximately: Ward name City rank Rank index are as follows:
• 106,191 are male 2000 2000 • An overall Index of Multiple Deprivation
• 109,912 female Broughton 1 126 • Income
• the population drop in Salford West is - 0.8% Little Hulton 2 138 • Employment
• the population drop in Central Salford is - 6.7% Blackfriars 3 156 • Health and disability
Ordsall 4 166
• Education, skills and training
Our intelligence has highlighted that the majority of households moving out of Pendleton 5 201
• Housing
the city are: Langworthy 6 260
• aged between 25-45 years, • Geographical access to services
Winton 7 471
• tend to be in family units Weaste and Seedley 8 570 • A supplementary Child Poverty Index.
• are economically active Barton 9 729
• are higher income earners with a net monthly income of more than £1,730 Walkden North 10 880 We have used the Index of Deprivation 2000 and an analysis of the
Pendlebury 11 1030 national floor targets locally and strategically to highlight deprivation
Salford is the 4th most deprived local authority area in the North West and 28th Kersal 12 1542 levels across the city (the national floor targets are explained within
nationally according to the 2000 Index of Deprivation . 15 out of 20 wards in the city are Eccles 13 1551 the Glossary). This is represented diagrammatically in
within the worst 20% nationally. The loss of almost a third of the city’s traditional Swinton North 14 1608 figure 2.
employment base over the past 30 years has had a marked effect on Salford, with areas Cadishead 15 1652
blighted by physical dereliction and social deprivation. Irlam 16 1914
At a more local level, deprivation varies across the city. Within Salford, 9 wards are in Claremont 17 2099
the top 10% most deprived wards in the country. Areas highlighted as being particularly Swinton South 18 3009
deprived are Broughton, Little Hulton, Blackfriars, Ordsall, Pendleton, Langworthy, Walkden South 19 3043
Winton, Weaste and Seedley and Barton3 . Deprivation issues have a profound affect on Worsley and Boothstown 20 6108
the operation of housing markets within Salford. Table 1 below illustrates both individual
ward ranking and overall rankings according to the Index of Multiple Deprivation. Source: Regenerating a great city 2003
1
Housing Market Demand Study 2003
2
See Glossary Source: Regenerating a Great city
3
Source: Regenerating a Great City 2002

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 Overall unemployment is 3.8%, which is just above the national average of 3.4%. Figure 3 Population Profile The population profile illustrated in figure 3 is interesting because it shows that
Unemployment is, however, as high as 11.1% in some wards. Of those who are Salford’s age profile almost exactly mirrors the national average (shown by the Figure 4 Economic activity
unemployed, 32.2% are aged 16-24 years (above the national average of 25.9%), and blue lines). When taken in conjunction with the Index of Deprivation this is 4%
10.3% have never worked (above the national average of 9.3%). The percentage of long- surprising because in deprived neighbourhoods it may be expected that a 9%
term unemployed (not worked since 1999 or earlier) is 28.9%, in line with the national higher percentage of the population would come from groups such as the Employed
average of 30.3% . elderly who are more likely to be deprived. In Salford, however, the age profile Unemployed
in 2001 broadly reflects the national pattern. The only two age areas where 6%
Key to our approach is understanding the dynamics of the sub-housing markets in Salford’s profile differs from that of the national one is in our slightly larger Long term unemployed
Salford. This understanding will help us in our work with partners and our own proportion of 15-29 year olds and in our lower than average numbers of 5%
corporate endeavours. We will seek to focus priorities, resources and actions into key population between 45-59 years.
Student (economically active)
areas. This will form an integral part of our wider regeneration strategy. Our approach Student (economically inactive)
will be pragmatic response to identified needs and demand, reflecting the different Although it is anticipated that the population of Salford and the region as a 55%
housing markets in the city. whole is decreasing, the number of households across the whole of Salford is Retired
13%
forecast to rise . The spread of increasing numbers of households though is not
Looking after home/family
uniform across the city. When looking at the census figures we have found that
Population change and demographic projections five of Central Salford wards and one of the West Salford wards is losing both
3% Permanently sick/disabled
population and households. We will be looking in closer detail at the census
An analysis of census information highlights that Salford, like many other English cities, 1% Other inactive
figures in order to establish the reasons for this trend. 4%
has experienced population decline. In terms of the city we have experienced a decrease
in population of 22.6% between 1971 and 2001. It has to be said, however, that much of
this loss in population occurred during the 1970’s.
Economic activity Source: Housing Market Demand Study 2003

The information in figure 4 shows the current work status of Salford’s

population. As can be seen Salford has a low level of employment (55.3%)
relative to the national average of (60.6%) and also a relatively high level of
Source: census 2001, ONS
permanently sick or disabled 9.5% in comparison to 5.5% nationally.

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 In relation to economic activity we have established the following:
• the proportion of residents in work was highest in Cadishead (61.9%) and lowest in
Pendleton (39.7%).
• unemployment rates varied between areas – from 10.3% in Ordsall, compared to 1.2%
in Worsley and Boothstown.
• The highest proportion of adult residents who are wholly retired from work was 27.4%
in Swinton North, 26.9% in Swinton South and 26.6% in Worsley and Boothstown,
compared to 13% in Blackfriars.
• 9.6% of adults were permanently sick or disabled across the city.
• the number of people retired in Salford is identical to the national average 13.5%
• the numbers of students in the city does not differ significantly from the national
average figure, 8.1% and 7.3% respectively.
In relation to the number of students, we plan to complete some comparative research
with other metropolitan cities such as Leeds and Newcastle. This is to see whether our
student population numbers differ significantly from other cities. If the figures are
markedly different we need to establish why this is the case. Initial analysis suggests
that we are not utilising the student housing market effectively.
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The document England’s North West: A strategy towards 2020, highlights the following Table 2 Nature of illness / disability
employment trends:
Household trends and demographic projections
Nature of illness or disability Total The regional population is falling and has been in decline since the early 1970s, largely
• Projected growth in the local economy is positive but remains below national levels. accounted for by net outward migration, but there has also been a slight excess of deaths
Arthritis 26,409
• Employment forecasts show a growth in employment of 38,800 between 1998 and over births for some years. Despite the declining population, there has been a continuing
Mobility problems 22,587
2008. This growth of 6.5% for the city is higher than that of the Northwest (5.5%), but increase in the number of households and this is expected to continue in the future. As
Asthma 20,209
below the national level (7.9%). in the rest of England, the expected area of growth is single-person households.
Visual impairment 13,549
• Gross Domestic Product per head for the Northwest (the best overall measure of living Hearing impairment 12,372
standards) remains below the UK average. It is difficult to obtain reliable medium to long-term population projections for Salford,
Frailty 7,195
however, the population projections we do have point to a decrease in the city’s
Mental health problems 5,103
It must be noted, however, that a falling unemployment rate does not necessarily mean population from 230,800 in 1991 to 214,500 by 2011. This is a 7.1% decrease over the
Learning disabilities 2,776
that poverty and social exclusion in Salford are being diminished. As previously stated twenty years.
Confusion / senile dementia 1,410
Salford is the fourth most deprived local authority in the Northwest and significant parts
of the city remain among the most socially and economically deprived in the region. N.B. persons can have more than one disability There has been and will continue to be a change in household types over the next
Source Housing Market Demand Study 2003
twenty years, with an increase in the proportion of:
In addition, across Salford there are around 50,448 or 52.9% of households containing
The levels of economic activity in an area have a marked effect on the housing market's • cohabiting couples
someone with an illness/disability. Arthritis, problems associated with mobility and
ability to operate effectively. The lower the level of employment the greater this will • lone parents
asthma were the key illnesses or disability stated by residents. The tenure profile of
hamper the housing market. In addition, if there is a combination of low levels of • other multi-person households
households containing a person with an illness or disability include renting from the
employment and high levels of sickness and disability, there will be a much greater level • one-person households
council (36.5%), owning outright (31.6%) and owning with a mortgage (21.4%)
of housing need and the requirement for higher than average levels of specialist
accommodation. The consequences of the increases outlined above are that the number of married
couple households is declining, as is average household size. Interestingly the average
house size is the smallest in Greater Manchester.
19
 We can see from the table 3 that Salford is more mono-cultural than the country as a
Black and minority ethnic groups whole. The ethnic make-up of the city has changed since the last census in 1991 and it is Figure 5 Central Salford and West Salford
Central Salford
Overall within Salford, there is a relatively small percentage of the population who likely that it will continue to do so. It should be noted that groups such as the Orthodox Statistically the traditional inner city areas to the east of Salford experience the
belong to black and minority ethnic communities. This is notwithstanding this we have Jewish community are classed as faith groups rather than ethnic minorities in the most severe problems on all of the indices used to measure the levels of
one of the largest Orthodox Jewish communities outside London. Table 3 illustrates the census. We have also got a higher number of asylum seekers resident in Salford than is deprivation. Correspondingly, there are also areas that are benefiting from some
Black and Minority Ethnic population both within Salford and in England as a whole reported in the census. Asylum seekers are typically underrepresented in the census. degree of investment through programmes such as Single Regeneration Budget,
according to the 2001 census. Please see Chapter 4 for further insight into the housing issues of BME communities in Neighbourhood Renewal Fund and New Deal for Communities.
Salford.
Table 3 Ethnic groups in Salford Central Salford incorporates the traditional inner city areas and is made up of 8
wards - 6 of which are within the 10% most deprived wards. Areas of major
Population in ethnic groups: Salford % England % change have been identified and include Broughton (SRB 2 programme 1996 -
Two halves of a great city 2003), Seedley and Langworthy (SRB V programme 1999 - 2006) and
White 96.1 90.9 Throughout much of this report we have chosen to view Salford in two halves. Central Charlestown/Lower Kersal (New Deal for Communities programme 2001 – 2011).
of which White Irish 1.8 1.3 Salford has some fundamental problems and will require intensive support and Central Salford will also benefit from the Housing Market Renewal Fund – as
Mixed 1 1.3
investment to achieve long term regeneration objectives. West Salford requires targeted Manchester and Salford are one of 9 Pathfinders nationally that will address
Asian or Asian British 1.4 4.6
action rather than major change. The two distinct areas can be seen in figure 5. housing abandonment and market collapse.
Indian 0.6 2.1
Pakistani 0.4 1.4
Bangladeshi 0.2 0.6 Fundamental problems remain and sustained, intensive support and investment
Other Asian 0.2 0.5 will be needed to achieve long term urban renewal. The proximity to the regional
Black or Black British 0.6 2.1 centre and the benefits that will bring will also help to sustain the major change.
Caribbean 0.2 1.1
African 0.3 1
Other Black 0.1 0.2
Chinese or Other Ethnic Group 0.9 0.9
Source: 2001 census, ONS

20 21

Central Salford profile
Six of the 9 priority wards are situated within the Central Salford area,
forming a ‘core’ around the regional centre.
Common themes across the area as a whole are: -
• It is an area of major change.
• There are large parts of Salford experiencing intense deprivation across a range
of indices.
• Crime levels are higher than the national and city average.
• There are parts of Langworthy and Broughton where the housing market
has collapsed.
• There is great opportunity for future investment linked to the proximity of the area to
the regional centre; canal and riverside development; an economic development zone;
strategic land acquisition sites by the council and landmark sites such as Salford
Quays.
Salford West
A number of areas across the city suffer similar problems to those in the Central Salford
area though not quite to the same intensity and severity. The Index of Deprivation
highlights specific problems in terms of social and economic deprivation and it is
acknowledged that physical and environmental action is required in some areas to
22
tackle small-scale abandonment. Salford West differs significantly from Central Salford
is that it has the most affluent/high value houses in the city. Average house prices in
Salford West are £87,617.64, compared to only £63,455.07 in Central Salford. Targeted
action rather than major change is needed in Salford West. Our aim is to stabilise the
areas where pockets of deprivation exist and to prevent any emerging decline.
It is also important to recognise that significant opportunities exist in some areas to
build economic prosperity and promote business enterprise and similarly we need to
develop strategies to maximise this potential.
Salford West profile
Salford West comprises the remaining 12 wards across the city. The area contains 3
wards that are within the worst 10% nationally.
Common themes across Salford West are:
• There are significant neighbourhoods where intervention maybe required to prevent
further decline.
• Deprivation is widespread across a range of indices, but not as intense as in
Central Salford.
• Priority areas are the Liverpool Road corridor (including the wards of Winton and
Barton), Little Hulton, Walkden North, and Swinton North.
23
 Chapter three Housing market analysis

Key findings
• In Salford, just as in most parts of the country, owner occupation accounts for the
majority of households (59.6%). This is less than the national average. Renting
from New Prospect Housing Ltd and registered social landlords is the second
more common form of tenure at 35.3%. Private renting accounts for 4.5% of
households (lower than the regional figure of 8%).
• Across Salford vacancy rates are 6.4%, which is higher than the national, regional
and Greater Manchester averages of 3.3%, 4.5% and 4.8% respectively.
• The average house prices across Salford is £76,593, considerably lower than the
National, Regional and Greater Manchester averages of £161,665, £105,988 and
£100,917 respectively.

• Reflecting the diversity of the city, Salford’s housing markets exhibit wide • Since 1996 there has been a total of 4,154 new build housing completions across
variations across a range of criteria, from age, stock condition, architectural the city. This provision consists of a variety of dwelling types, from houses and
merit, environmental quality, to demand and market value. bungalows to flats and apartments. This needs to be considered against the
number of clearances, 2022 properties, leaving a net gain of 2132.
• Turnover across Salford is higher than the national average of 11% per annum.
High turnover is generally considered to be a measure of unsustainability within
areas (due to the fluid nature of the resident population), therefore Salford’s
higher than average turnover could be considered to show the city as less
sustainable.

24 25
 Our analysis of tenure for Central and West Salford found that the figures generally
Tenure mirror regional and national trends (table 4).
As a result of our research we have established the changes in tenure that have occurred
Next Steps We propose to conduct further research specifically to achieve a better 11% before 1919
in Salford over the last decade. Across the city we have identified some significant trends. Table 4 Changes in tenure 1991-2001 18%
understanding of the changes in tenure and how these changes are different across
Whilst owner occupation is increasing in the Salford West area of the city in line with
different parts of the city. We will be re-examining the data from the Housing 1919 - 1944
national increases in owner occupation, this is not the case for Central Salford where Tenure Central Salford West Salford 21%
Market Demand Study and other sources to try and establish exact numbers of
owner occupation is in decline. We believe this to be a consequence of owners being Owner occupation -6.7% +10.7% private rented accommodation in West Salford and conducting further research into 1945 - 1964
unable to sell their properties and in many cases renting them out. The figures relating to Local authority -24% -24.3% the numbers of registered social landlord properties across the city.
social housing provision in the city mirror the national trends of the decline of local Registered social landlord +15.6% +8.4%
authority tenure and the increase of registered social landlord sector provision. Tenure 28% 1965 - 1984
Private rented (1) +8.6% +58.7%
breakdown across the city is illustrated in Figure 6. Salford's housing stock 22% 1985 and
(1) Excludes other rented source: census. Source: Housing Market Demand Study 2003
Figure 6 Citywide tenure breakdown of estates
Reflecting the diversity of the city, Salford’s housing markets vary across a range of after
criteria, from age, stock condition, architectural merit, environmental quality, to demand
As can be seen from the findings there appears to have been an increase in registered and market value. Figure 7 illustrates the age of the housing stock in Salford.
social landlord properties in Central Salford that is proportionally twice that of West Table 5 Percentage of households living in different property types both in
Salford. There has also been a large increase in private renting in Salford West. These Figure 7 Property age profile Salford and nationally
anomalies could be as a result of a number of factors: Source: Housing Market Demand Study 2003 (base 95,406) Table 5 shows property types
and highlights the relatively low number of detached properties compared to the national Property type Salford % of households living National % households
• Looking at the doubling of registered social landlord provision in Central Salford, this figure and the higher proportion of terraced properties in Salford. living in this type of property in this type of property
increased activity could be as a result of the growing numbers of terraced properties
acquired by registered social landlords, not simply that these landlords are more active Detached 8.6 22.8
in certain areas of the city. We will be examining this issue in further detail as part of Semi-detached 37.0 31.6
our next steps. Terraced 32.5 26.0
• In respect of the increase in the private rented sector further analysis is needed Flat 21.7 19.2
because whilst research has indicated that the incidence of private renting in West
Salford has increased by 40%, the Housing Market Demand Study has highlighted issues Source census 2001
which require investigation.

26 27
 When we examined tenure profile by Table 6 Unfit homes by date of construction
area, as in Figure 8, we can clearly
Figure 8 Tenure profile by area Private sector stock condition

Percentage of households
identify where there are concentrations To enable the city to develop strategic housing policies, a Private Sector Stock Condition Age Band Number Number unfit Cost to make fit
of particular tenures, for example in Survey was carried out in 2001. The study was carried out in line with Office of the (minimum standard) £M
100%
Blackfriars, Little Hulton, Ordsall and Deputy Prime Minister guidance for collecting and managing stock information. The
80% Pre 1919 19,999 4,182 52.64
Pendleton there is a large local survey involved an inspection of 1400 randomly selected dwellings distributed across the
1919 - 1944 18,255 484 4.28
authority rented sector. 60% 20 wards of the city. The survey sample was selected in order to be representative of all
1945 - 1964 12,782 0 0
40% areas, all housing types, ages and tenures. The survey included an assessment of both
Post 1964 19,961 87 0.13
internal/external stock condition and energy standards.
20% According to a report commissioned from David Adamson and Partners, Survey of Private
Totals 71,998 4,752 57.05
0% Sector Housing Conditions 2001, Salford has 71,998 private sector dwellings of which Source: Salford Council Stock Condition Survey 2001

th
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55,239 are occupied, 6,235 privately rented, 5,172 housing association or tied, 3,018 are

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vacant and 1,334 were unobtainable. This means the properties are ready for demolition The main findings from the David Adamson survey were:

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or that they will never be lived in again. • 54% of the stock was constructed before 1945. 28% of these are pre 1919 dwellings and

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are predominately located within those areas being targeted through the Housing

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In Salford, approximately 28% of properties are pre 1919 terraced private sector and a Market Renewal Fund initiative.

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further 25% private properties built between 1919 and 1944, with 28% being in the post • An estimated 4,700 dwellings in the city are deemed to be unfit; this represents almost

We
Area
Owned outright Owned with mortgage
Rented from a Local Authority Rented privately - furnished
Provided with job Shared ownership
Rented from a Housing Association
Rented privately - unfurnished
1964 category.
One of the key issues identified in the stock condition survey was the identification that
the city has 15% of properties that are categorised as ‘not unfit’ but are at risk of
deterioration into the unfitness category. It would cost in the region of £57 million
pounds to make properties fit. .
That Salford has such a large amount of ageing stock in a deteriorating condition
presents us with one of the main challenges for the city at the present time, along with
low property values and falling demand.
6.7% of the stock. In addition to the highest rates of unfitness are within the private
rented sector.
• Although not deemed to be unfit, but at risk of deterioration into unfitness and/or
incurring higher repair costs, 15% of the total stock is in a poor condition and requires
remedial works in excess of £7245 each. This is an estimated repair bill of £57 million.
• These at risk properties are found mainly in pre war housing with a larger number in
the post war category found in the wards of Swinton, Irlam and Cadishead.
• The estimated cost to bring all private sector houses in the city to a “good condition” is
in the region of £1.5 billion.

28 29

The survey also revealed a strong correlation between poor housing conditions, dwelling
type, age and social and economic disadvantage. Dwellings with the largest elements of
unfitness, disrepair and poor energy efficiency are the pre 1919 terraced housing stock
and post war housing which are usually occupied by elderly households and those in
receipt of a means tested benefit.
The most serious housing condition problems are prevalent within the communities
contained within the Housing Market Renewal areas, which consists of 8 wards of Central
Salford, including Weaste and Seedley, Langworthy, Kersal and Pendleton where
unfitness is over 10% with a further 20% properties in poor repair.
Current private sector housing activities
including the housing market renewal initiative
Since the early 1990’s, Salford City Council has adopted a private sector housing strategy
which is based on targeting area based activities to both people and properties, in order
to address private sector disrepair and unfitness. To maximise the effect of available
resources, the council has also adopted a wider regeneration approach to private sector
renewal. This is evidenced by the adoption of the first Neighbourhood Renewal Area in
Eccles, located west of Central Salford and more recently the Seedley Village, Duchy,
Weaste and Eccles New Road Renewal Areas.
Investment in these areas has been co-ordinated and joined up to include a range of
interventions such as individual grants, group repair schemes, selective clearance,
houses in multiple occupation improvements and registration, Housing Corporation
30
Approved Development Programme, targeted crime reduction and measures to improve
the physical aspects of the area.
The council therefore, recognises the need to pursue a range of interventions and
actions based on the following approaches:
• Area based
• Individual based
• Theme based
• Property based
• Sector based
Through area based targeting, the city has identified other key priority areas including
Broughton, Charlestown and Lower Kersal.
It has been acknowledged that effective housing renewal and regeneration can only
be successful if the private rented sector is fully involved in housing and
regeneration agendas.
Dealing with properties outside of priority areas
When considering assistance to residents across the city, the council developed an ‘at
risk’ policy, which was used when considering the allocation of discretionary grants to
residents who live outside of designated priority areas.
The Swinton ward was identified as an ‘at risk’ area from the 2001 House Condition
Survey. This resulted in £54,000 funding targeted at 8 households in 2001/02. Funding
ceased in 2002/03 due to financial constraints within the council.
Up to the present time, the council has allocated grants and assistance for properties
outside of designated priority areas on the basis of immediate risk to health and safety of
the occupants and condition of the property.
Since the implementation of the ‘at risk’ policy, 90 cases have been assessed and
assistance amounting to £377,000 has been invested into ‘at risk’ homes.
Private rented sector profile
of the 71,998 dwellings in the private sector:.
• 6,235 are in the private rented sector
• 695 are unfit for human habitation.
Salford City Council has been working alongside the Office of the Deputy Prime Minister
to develop enforcement tools in areas of low demand. The tools would be used against
poor performing landlords, to raise their standards of property management. The city
has been given approval to develop landlord licensing using existing enforcement powers
by Office of the Deputy Prime Minister. The council has worked to develop an innovative
enforcement tool linked to rent levels, poor property conditions and poor performance by
private landlords in areas of low demand.
Next Steps We are furthering the development of cohesive services in order to
bring together the enforcement role and the educational role of the local authority
in supporting and advising private landlords. This would be through our successful
Landlord Accreditation scheme which encourages landlords to work towards agreed
standards. In light of guidance that is imminently due, we will be commissioning a
new stock condition survey on private sector stock. We anticipate that this will take
place this calendar year.
Public sector stock condition
The council’s housing stock survey was commissioned from FPD Savills and published in
January 2004. The information supplemented an earlier survey undertaken by both
Savills and the New Prospect Housing Limited.
The aim of the survey was to obtain accurate property condition information
in order to inform a number of current activities:
• The housing options appraisal;
• Monitoring progress in meeting the Decent Homes Standard;
• Developing a “fit for purpose” Housing Revenue Account (HRA) Business Plan;
• Targeting the use of the council’s Housing Investment Programme resources;
• Providing a sound basis for developing and maintaining a whole stock condition
database (to support the development of the HRA asset management strategy).
In total some 17% of the council’s housing has now been sampled. The sample was
drawn from the various property types (known as archetypes) in order to improve
accuracy. The 2003 survey involved 1,700 homes and the sample was targeted so that
accurate conclusions could be drawn on a small area or estate basis. Analysed on a
management area, or archetype, the minimum sample achieved was 12%, but with the
great majority of such combinations having sample sizes of 15% or more. This level of
sampling will provide accurate data for investment planning at estate level and for the
options appraisal consultation.
31
 red areas demonstrate higher than average turnover. This data helps us identify potential It is also useful look at ward levels in order to ascertain if any ward trends are
Decent homes standard Market change areas of concern that might otherwise have been masked within the ward level data. developing. Table 7 does this.
On the basis of the stock survey, FPD Savills estimate that 69% of the council’s housing There are a number of key indicators, which we monitor and analyse in order to alert
Table 7 Turnover Trends
stock fails the Decent Homes Standard. Savills also stated that the full extent of works us to any changes within the housing markets in Salford. The main indicators are: Figure 9 Current turnover rates
identified over the first 5 years is needed to bring the stock up to the standard and to
Ward Jan’02 to Dec’02 Oct’02 to Sept’03 % Points Change
prevent currently “decent” stock becoming “non-decent”. The capital resources needed • Turnover rates

➔➔ ➔➔ ➔➔ ➔ ➔➔ ➔➔ ➔➔ ➔ ➔➔ ➔➔ ➔➔ ➔
to achieve this, including professional fees and management costs, uprated to 2004/05 • Vacancy rates Barton 29.7% 18.4% -11.3%
prices is £287 million (excluding aids and adaptations and works to ‘related assets’). • House price changes Blackfriars 41.9% 21.1% -20.8%
Adding the excluded works brings the anticipated total to a £300 million shortfall. • Residential mobility Broughton 36.4% 18.3% -18.1%
• Migration patterns Cadishead 18.6% 10.3% -8.3%
Based upon current stock levels, the stock condition survey and our assessment of Housing Claremont 20.9% 10.8% -10.1%
Revenue Account (HRA) resources, there is a very substantial funding gap over the next 10 The following sections provide analysis on these key indicators beginning with changes in Eccles 27.5% 15.3% -12.2%
years, amounting to an estimated £304 million at 2004/05 prices. Savills conclude that even turnover rates. Irlam 15.7% 9.0% -6.7%
if the council made the maximum capital resources available to the HRA, the gap would be Kersal 30.1% 16.1% -14.0%
some £254 million, which it may not be possible to bridge through revenue contributions to Langworthy 37.0% 20.2% -16.8%
capital. We also anticipate that this gap may increase once environmental improvements
Turnover rates Little Hulton 29.5% 18.1% -11.4%
and remodelling investment needs are identified in the future. Ordsall 40.2% 20.6% -19.6%
Turnover across Salford is higher than the national average of 11% per annum . High
Pendlebury 23.4% 13.7% -9.7%
turnover is generally considered to be a measure of unsustainability within areas (due to
Next steps The council's options appraisal exercise is underway and we are examining Pendleton 34.7% 19.2% -15.6%
the fluid nature of the resident population), therefore Salford’s higher than average
ways of meeting the investment resources needed via a range of options including arms Swinton North 23.0% 12.7% -10.3%
turnover could be considered to show the city as less sustainable than the national
length management organisations, private finance initiatives, transfer and a mixed Swinton South 15.7% 9.1% -6.6%
average. A high turnover rate, however, could equally be as a result of location or type of
model approach. Differing investment requirements and tenants’ and residents’ wishes Walkden North 24.4% 16.0% -8.4%
tenure. For example we have areas on the eastern edge of the city where we have high-
will be taken into account in seeking to produce realistic proposals and solutions. Walkden South 16.9% 10.3% -6.5%
rise public sector stock, which whilst it has high turnover is popular.
Weaste and Seedley 26.5% 13.7% -12.8%
Winton 26.5% 15.9% -10.6%
We have analysed and plotted turnover rates at small area level. This can be illustrated in
Worsley and Boothstown 15.7% 9.4% -6.3%
figure 9. The blue areas represent the city average annual turnover, whereas the darker
SALFORD 26.2% 14.7% -11.5%
Source: Amended from Early Warning System Quarterly Report January 2004
Source: Amended from Early Warning System Quarterly Report January 2004

32 33
 We can see from table 7 that there are a number of key findings: Figure 10 Household vacancy rates Table 8 Vacancy trends
• The turnover across the city as a whole has reduced by 11.5%, from 26% (Jan 02 – Dec
Household vacancy rates
02) to 14.7% (Oct 02 – Sept 03). This constitutes a 44% decrease in turnover. The next key indicator we examine in order to further our understanding of the housing Ward Oct’02 Sept’03 % Points Change
• All wards within the city have experienced a decrease in turnover over the last twelve market is vacancy rates. We have found that across Salford, vacancy rates are higher

➔
Barton 4.9% 5.0% 0.1%
months, with most wards seeing a 40% to 50% reduction in turnover. than the national, regional and Greater Manchester averages of 3.3%, 4.5% and 4.8%

➔ ➔
Blackfriars 8.4% 8.1% -0.2%
• Most individual wards are, however, still above the national average turnover rate, with respectively . A ‘healthy’ property market would expect to have a 3-4% vacancy rate at Broughton 14.1% 13.3% -0.9%
the exception of Cadishead, Claremont, Irlam, Swinton South and Worsley and any one time in order to allow the market to operate effectively. We have found that eight

➔ ➔
Cadishead 3.9% 4.0% 0.1%
Boothstown. wards are currently experiencing healthy/stable housing markets, however, this leaves Claremont 5.3% 5.4% 0.1%
• The highest turnover rates have consistently been within Blackfriars, Langworthy and the remaining twelve wards experiencing issues affecting their ability to operate at a

➔ ➔➔
Eccles 6.1% 5.9% -0.2%
Ordsall. This could partly be due to the nature of the housing market within that part of healthy level. Figure 10 indicates household vacancy rates across the city . Irlam 2.8% 2.4% -0.4%
the city and the current levels of regeneration taking place. These wards, however, also Kersal 8.1% 7.8% -0.3%
score poorly across many of the index of deprivation measures and therefore they would The plan across identifies household vacancy rates at a small area level. The yellow

➔
Langworthy 25.0% 26.1% 1.1%
probably still experience higher than average turnover without the constraints above. areas represent the assumed ideal operating vacancy rate (i.e. 3-4%), the blue areas

➔ ➔➔ ➔
Little Hulton 9.5% 6.2% -3.3%
represent Salford’s average vacancy rate (i.e. 6-7%) and the darker purple areas Ordsall 9.3% 8.9% -0.4%
represent higher than average vacancy rates. This data helps us identify potential areas Pendlebury 4.3% 3.1% -1.2%
Next steps Whilst our analysis of turnover rates has indicated a number of trends, we of concern that may normally be masked within ward level data. Pendleton 11.5% 7.5% -4.0%
anticipate the need to conduct further research to clarify reasons for differing turnover Swinton North 3.5% 3.5% 0.0%
rates across the city. This research will be used to test whether the reason for lower There are clusters of vacant properties scattered across the whole city. It tends, however,

➔➔ ➔
Swinton South 3.0% 2.6% -0.4%
turnover in some wards is as a direct result of a more settled older population (2001 to be the concentrations of vacant properties that cause the most problems, as they are Walkden North 6.9% 6.7% -0.2%
census) and scoring well across most of the Index of Deprivation measures. the most visible and subsequently affect whether the area is a desirable place to live. The Walkden South 3.4% 3.1% -0.3%
Langworthy ward is an example of this. The plan demonstrates half the ward has a high

➔
Weaste and Seedley 7.4% 7.8% 0.4%
concentration of voids whereas the other half has a relatively low vacancy rate.

➔
Winton 4.7% 4.2% -0.6%
Worsley and Boothstown 2.9% 2.9% 0.0%

➔
SALFORD 7.0% 6.4% -0.5%
Source: Amended from Early Warning System Quarterly Report January 2004
Source: Amended from Early Warning System Quarterly Report January 2004

34 35
 The main clusters of vacant properties appear to be around Broughton and the New Deal
(Kersal and Charlestown) area; Langworthy; Eccles, Winton, Barton; and Little Hulton,
Walkden North and the adjoining parts of Walkden South. Ward level vacancy trends can
be seen in table 8.
The analysis carried out has identified the following key trends:
• Vacancy within Salford has been reducing over recent months. The vacancy rate has
fallen from 7% in October 2002 to 6.4% in September 2003. This represents a net
change of around 500 properties that have been reoccupied across the city over the last
twelve months. This actually exceeds both the national and regional trends, suggesting
that vacancy levels are currently static at the national and regional level.
• The reduction in vacancy has not, however, been uniform across the city. The majority
of wards (13 in total) have experienced a decrease in the rate of vacant properties. The
five wards of Barton, Cadishead, Claremont, Langworthy and Weaste and Seedley have
all seen an increase in vacancy rates. This indicates that if the situation is in decline
regarding our other indicators of market change, then we will have to conduct further
analysis as to what is happening in those wards as opposed to what is happening
elsewhere in the city.
• The highest concentration of vacant properties is within Langworthy where 26% of the
stock is currently vacant. It should be noted, however, that this is partially due to the
regeneration work currently being undertaken.
• There are currently eight wards, Cadishead, Irlam, Pendlebury, Swinton North, Swinton
36
South, Walkden South, Winton and Worsley and Boothstown operating within the
assumed ideal market rate of 3-4%. This should indicate a fairly healthy/stable housing
market in these areas. A total of twelve wards remain to be addressed in order for
there to be a ‘healthy’ housing market across the city.
It should be noted that whilst there are trends emerging, the changes are marginal in
most parts across the city.
Next Steps We are keen to conduct further analysis around vacancy levels to further
our understanding of what needs to be done to facilitate ‘healthy’ housing markets.
House prices
Details of house sales are taken from the HM Land Registry records. We use information
to compare house prices between any two points in time for neighbourhoods across the
city . The average house prices across all property types in Salford is £76,593 which is
lower than the national, regional and Greater Manchester averages of £161,665, £105,988
and £100,917 respectively . Once individual house sales are recorded they are plotted on
a citywide map. This then allows us to build up a visual image of both potential and any
emerging areas of concern. This is illustrated in figure 11.
Source: Early Warning System Quarterly Report January 2004
Figure 11 Average house prices across Salford 2003 Figure 11 identifies average house prices at small area level. The red shades
represent the lower end of the market, the yellow represents the middle
values, the green represents the higher values and the blue represents the
very highest values. This data helps us identify potential pockets of high and
low demand that might otherwise have been masked within our ward level
data.
When we looked into prices of the various house types we found that the
average house price of detached properties in Salford was £171,520. Semi-
detached houses in Salford sold for an average of £95,410. Terraced
properties in Salford sold for an average of £56,116 and the average selling
price of flats and maisonettes in Salford was £95,639. Naturally actual sale
prices for individual properties will vary depending on factors such as the size
of the property and location . This analysis has found:
• There are some quite defined price brackets across the city, with the
highest values mainly falling along a horizontal corridor across the centre of
the city through Walkden South, Eccles, Claremont and Worsley and
Boothstown.
• The lowest values are concentrated mainly within Central Salford
(particularly Langworthy) and Little Hulton. The rest if the city tends to fall
within the middle banding of £40,000 to £80,000. Trends in house prices can
be seen in more detail in table 9 below.
37
 Table 9 House price trends We have identified the following key trends:
Housing moves survey In-migrant households tended to be economically active single households or small adult
Ward Oct’01-Sept’02 Oct’02-Sept’03 % Change 2002-2003 • House prices have increased at an average of 20.9% in Salford between 2002 and 2003. The council piloted a Housing Moves Survey in 2003. This survey tracks households that households and were particularly likely to move into 2 or 3 bedroom properties.
Barton £40,603.53 £56,695.37 39.6% These increases have varied across each ward, with Ordsall seeing a fairly modest have moved into new build property in the city. The primary aim of the survey was to

➔ ➔➔ ➔➔ ➔➔ ➔ ➔➔ ➔➔ ➔➔ ➔ ➔➔ ➔➔ ➔➔
Blackfriars £69,625.72 £97,259.30 39.7% 1.4% (£1,000) increase compared to Broughton, which has experienced a 52.7% establish both where households are moving from and the reason behind their decisions
Broughton £30,915.08 £47,218.68 52.7% (£16,000) increase over the same period. This compares to national, regional and to move into the city or new build housing. We had a relatively poor response. Repeat Table 10: Residential mobility and migration
Cadishead £49,301.78 £57,942.60 17.5% Greater Manchester increases of 10.7%, 14.8% and 13.9% respectively . surveys, reminder questionnaires and reminder surveys will be sent out in March 2004
Claremont £56,812.88 £73,754.35 29.8% and we will complete the analysis during April and May 2004. Number of
Eccles £88,612.76 £104,075.04 17.4% • The highest prices are currently within Worsley and Boothstown (£158,950), however, households
three other wards have now broken through the £100,000 average price mark. These Households moving within Salford in the last five years
Irlam
Kersal
£59,728.19
£73,717.31
£74,554.27
£91,356.97
24.8%
23.9% wards are Eccles, Swinton South and Walkden South. This information highlights the
Residential mobility Households moving into Salford within the last five years
18,756
8,350
Langworthy £16,133.21 £19,230.21 19.2% location and potential availability of expensive executive type housing within Salford. According to the Office of the Deputy Prime Minister, around one-in-ten households move Households planning to move out of Salford over the next 12 months 3,756
Little Hulton £41,622.87 £44,964.24 8.0% each year. The Housing Market Demand Study identified that in Salford, 7.4% of all
Ordsall £77,396.20 £78,493.94 1.4% • There is still very low priced housing within Salford, namely within Langworthy, where households had moved during 2003. Furnished private renters are the most mobile. Owned
Pendlebury £53,834.86 £61,409.16 14.1% average process have increased over the last year, but still remain below £20,000. outright households and those in shared ownership accommodation moving the least. The Housing Market Demand Study (2003) study found that overall there is a reasonably
Pendleton £23,795.31 £35,624.61 49.7% There are also a number of wards where the average house price is around the high degree of residential stability across many parts of the city, with over one-third (34.0%)
Swinton North £54,398.51 £64,307.84 18.2% £30,000 to £50,000 bracket, which would suggest areas of affordability within Salford’s Interestingly this information shows little difference to the 1999 Housing Market Demand of residents having resided in their present accommodation for at least twenty years.
Swinton South £79,759.12 £100,817.05 26.4% housing market. Study when 6.8% of respondents had resided within their accommodation for less than
Walkden North £45,522.74 £49,463.29 8.7% 12 months. Along with investigating the extent to which households moved, we have also
Walkden South £93,398.20 £106,044.12 13.5% Next steps We will review models of affordability. We need to test the hypothesis that established their origin and destination and the reasons why they decided to move.
Weaste and Seedley £53,853.65 £64,702.54 20.1% there is not an affordability issue in central Salford as our research to date suggests,
Winton £48,019.73 £64,180.16 33.7% but rather there is a problem of low incomes. We will need to closely examine the The following sections of this document outline the reasons given by residents for their
Worsley and Boothstown £139,576.32 £158,958.59 13.9% impact of rising house prices in the Housing Market Renewal area as a consequence various migration patterns. Table 10 highlights that over the past 5 years, 18,756
SALFORD £63,376.38 £76,592.54 20.9% of increasing numbers of speculative purchases by investors/developers. households moved within Salford and 8,350 moved in from outside the city. In addition,
around 3,756 households have suggested they are planning to move out of the city over
Source: Amended from Early Warning System Quarterly Report January 2004
the next year.

38 39
 Of the households who had moved, the main reasons that were mentioned as
Migration patterns within Salford influencing the move were:
Out migration The main reasons stated by respondents for wanting to move to other areas were:
Table 11 illustrates migration patterns within Salford. We have found the majority of • the desire to move to a better neighbourhood (52.5%), Our research suggests that a total of 3,756 households have suggested that they are • To move to a better neighbourhood (21.7%),
movers remain inside either the Central or West Salford areas depending on their origin. • the desire to move to a better quality home (42.9% of all moving households planning to move out of Salford over the next 12 months. The most favoured areas of • For employment (13.4%) and
The most notable exceptions to this are the 1 in 4 movers who move out of Claremont, mentioned this), choice are highlighted in table 12. It appears that the most popular destinations for • To move into a larger home (9.1%).
Weaste and Seedley to West Salford and likewise the 1 in 5 movers from Swinton and • a fear of crime (35%) exiting residents are Trafford, Bury and Bolton. We had anticipated that Salford residents
Eccles who move into Central Salford. The figures suggest that these particular areas in • employment (23.7%). would be attracted to Manchester City but this destination clearly comes behind some of
both Central and West Salford are less stable than others and warrant further investigation. our other neighbouring areas. It is also noteworthy that 1 in 5 of those planning to move Intending to move within Salford
Next steps: Having conducted this in depth analysis of the housing markets at the are considering leaving not only Salford but also the North West region. over next twelve months
Table 11: Household migration patterns within Salford citywide level we believe it will be useful to replicate this methodology to each
Service Delivery Area level. This will then provide us with a valuable source of Table 12: Anticipated destinations of people planning to move out of Salford The Housing Market Demand Study projected that around 8,209 households may be
Area % remaining % migrating intelligence which will enable us to focus and inform our priorities. intending to move within Salford in the next year. Householders gave a variety of reasons
in Central Salford to West Salford Destination % of households planning to move why they were considering moving within Salford. The main reasons were:
Broughton and Blackfriars 95.3% 4.7% • Larger home (14%)
Claremont Weaste and Seedley 75.2% 24.8% In migration Wigan 3.8 • Family stress/disagreement or divorce (12.8%)
Trafford 8.8 • Set-up independent home (10.3%)
Kersal Pendleton and Charlestown 92.8% 7.2% The Housing Market Demand Study (2003) indicated an in-migration of 8,350 households Bury 8.7 • Wanted to buy (6.8%)
Ordsall and Langworthy 92.5% 7.5% over the previous five years. We understand that 54% of people moving into Salford come Manchester City 4.8
Area % remaining % migrating from within Greater Manchester, of which we can observe that 13.4% of migration into Bolton 5.5 The figure of 8,209 is an estimate based on the number of households that moved within
in West Salford to Central Salford Salford was from Manchester City and 12.7% from Trafford. In addition just less than Elsewhere in Gr. Manchester 17.9 wards over the last 12 months and the number of households who have indicated that
Eccles 82.9% 17.1% one–quarter (23.5%), came from elsewhere in the UK. There were a variety of reasons Warrington 2.4 they wish to move out. More households state that they wish to move, however, than
Irlam and Cadishead 92.5% 7.5% mentioned as to why households moved into the city within the last five years, with over a Elsewhere in NW 19.2 actually move home.
Swinton 78.6% 21.4% third (32.1%) stating employment as their main reason for moving into Salford. Other key Elsewhere un the UK 21.2 Across the wards there are variations in the percentage of households planning to move. The
Walkden and Little Hulton 92.3% 7.7% reasons mentioned by those households moving into the city were: Outside UK 7.7 highest percentages of households planning to move are currently in Blackfriars (18.7%) and
Worsley and Boothstown 92.5% 7.5% • To be closer to family and friends (25.6%) Base 3,756 Langworthy (15.3%) in Central Salford. The lowest percentage of households planning to
• To set up an independent home (24.9%)
move are in Claremont 4.1% (Central Salford) and Walkden North 4.5% (West Salford).
• To move to a better quality home (21.9%)
• To buy a home (20.9%) • To move to a larger home (19.7%)

40 41
 Table 13 New build completions 1996-2003
New provision
Ward Total Clearance Net Gain The council's planning section provided figures that indicate that a total of 4,154 new
dwellings Demolition build housing units have been completed across the city, consisting of a variety of
Barton 191 28 163 dwelling types. Table 13 illustrates a ward by ward breakdown of new provision, the
Blackfriars 494 196 298 amount of clearance or demolition and the total net gain or loss.
Broughton 306 116 190
Cadishead 100 0 100 In terms of new housing developments:
Claremont 25 31 -6 • New provision has decreased year on year from 414 in 2000/1, 307 in 2001/2 to 288 in
Eccles 184 2 182 2002/3
Irlam 256 5 251 • The new flats and apartments are predominantly 1 or 2 beds.
Kersal 215 198 17 • Of the new houses and bungalows the majority are predominantly 3 or 4 beds.
Langworthy 32 262 230 • Wards with the most new build flats (with the majority being 2 beds) are in Ordsall and
Little Hulton 220 168 52 Pendleton.
Ordsall 217 287 70 • Areas that have seen the most new build houses (with the majority being 3 beds) are
Pendlebury 134 114 20 Swinton North and Little Hulton.
Pendleton 446 468 -22
Swinton North 182 1 181 Next steps We need to continuously monitor the impact of new provision and
Swinton South 51 3 48 clearance on the operation of all the markets in the area where there is new
Walkden North 139 75 64 provision and also the impact any new provision has on surrounding neighbourhoods.
Walkden South 330 0 330
Weaste and Seedley 70 24 46
Winton 57 1 56
Worsley and Boothstown 505 0 505
TOTAL 4,154 2,022 2,132

42 43
 Chapter four Housing need in Salford

Prime Minister (previously the DTLR) guidelines. The second stage of the process
Key findings considers the extent to which households currently in need have to move to improve their
housing situation, the likelihood of this happening and whether a move is financially viable.
• Overall, we have found that 11,812 households are estimated to be living in housing
need, representing 12.4% of all households Housing needs factors
• From 2000/1 there has been an increase of 25% in total homelessness presentations
The Housing Market Demand Study (2003) found that overall, 11,812 households are
and a 13% increase in clients found to be statutorily homeless.
estimated to be living in housing need, representing 12.4% of all households. Within
• Overcrowding affects 3,248 households across Salford of whom 57.6% are owner
Salford, the principal reason why households are living in need is due to living in
occupiers, 26% rent from the council, 8.4% rent from a houisng association and 6.7%
overcrowded accommodation and the requirement to live closer to essential facilities,
rent privately.
such as employment, doctors, shops etc. 3.4% of all households are overcrowded and
• 758 households contain a person with mobility impairments, or other special needs,
1.9% of households need to move closer to essential facilities. Other key reasons for
living in an unsuitable dwelling.
housing need include threats or harassment (1.5% of total households); the need for sole
• Across Salford, there were 365 households in need because their current property
use of kitchen, bathroom or WC (1.7%) and households living in accommodation which is
was too big for them to manage.
beyond their means (1.3%). There are also currently approximately 2,157 concealed
• 1,395 households stated that they lack basic facilities such as a kitchen,
households throughout the city, which can partially account for the high number of
bathroom or toilet.
households living in overcrowded accommodation.
• Across Salford, 1,241 households were deemed to be living in unaffordable
The identification of local housing need is a key factor in the strategic planning of
accommodation after taking into account net household income, the number of people
housing provision. Housing need has been assessed across all major types of tenure.
which that income has to support and net housing costs, which have to be paid after
Particular attention has been paid to the ‘affordability’ issues regarding access to
taking into account any benefit receipt.
housing. The definition of affordable housing has been produced through analysis of the
relationships between incomes, property purchase prices, and rental levels in the private
Housing need explained and social housing sectors.

The number of households currently living in housing need can have a major influence on
Table 14 identifies the number of households in need as determined by Office of the
the overall level of future housing requirements. Assessing the number of households in
Deputy Prime Minister, based on Housing Market Demand Study evidence (note that
housing need is a two-stage process. The first stage is to assess the number of
households may have more than one need).
households living in unsuitable accommodation and consider a range of factors including
overcrowding, unfitness and affordability. This assessment is based on Office of the Deputy

44 45
 Table 14 Housing needs in Salford
Office of the Deputy Prime Minister Classification of households in need
A total of 11,812 households are deemed to be currently living in housing need. This The number of homeless applications accepted in Salford between 1998-2003 did not
Category and sub-division Number of Category and sub-division Number of figure is half the number that were in need in the 1999 Housing Market Demand Study. indicate any particular trends other than the figure was highest in 1998/9, when 828
Households Policy link Households Policy link The reason for the difference in the number of households living within need, is the households were accepted.
1. Homeless or with insecure tenure 4. Social requirements decrease in the number living within accommodation that is subject to major disrepair.
i. Under notice, real threat of notice, xi. Harassment or threats of harassment 1,421 Supporting People The categories for this criteria changed in the last four years. Therefore although there We anticipated that this situation was likely to change as a consequence of the
or lease coming to an end 329 Supporting People from neighbours or others living in Community Strategy seems like a significant drop in the numbers living in need, this decline has been Homelessness Act 2002. As of 6 February 2004, the council accepted 1,104 applicants.
Homelessness the vicinity infleunced by this change in criteria.
ii. Living in temporary 282 Supporting People xii. Relationship breakdown 656 Supporting People Table 15 highlights the current numbers of households being accepted as homeless in
accommodation (e.g. BandB) Homelessness Homelessness Salford between 1998 and 2004.
iii. Accommodation too expensive 1,241 Housing Strategy xiii. Family unable to live together due to 55 Choice based lettings The Housing Market Demand Study (2003) suggests that over the last five years, around
TOTAL 1,852 lack of accommodation 6,100 households moved as they were in some form of housing need into/within the Table 15 Housing Investment Programme figures on accepted homelessness
2. Mismatch of household and dwelling xiv. Need to give/receive support including 985 Choice based lettings private sector (of these 3,965 were existing households and 2,135 were newly forming
iv. Overcrowded 3,248 ADP living closer to family/friends households). This evidence suggests that given the housing market dynamics in Salford, Homelessness
v. House too large (difficult to maintain) 365 Private Sector xv. Need to live closer to employment 1,777 Choice based lettings only around one-third of households in need will actually move to offset their need over Year No. of Acceptances
vi. Households with children living in 58 Choice based lettings and other essential facilities
the next 5 years. This is typical of most areas, as movement is always over-estimated 1998/9 828
high rise flats or maisonettes xvi. Want to live independently 931 Choice based lettings
when using aspirational data. 1999/00 519
vii. Sharing a kitchen, bathroom or 1,375 Choice based lettings 5. Concealed households Choice Based Lettings,
WC with another household Development and ADP 2000/01 483
viii. Household containing person with 758 Supporting People Office of the Deputy Prime Minister Defined 2,157 Homelessness or insecure tenure 2001/02
2002/03
687
778
mobility impairment or other special Disabled facilities Single adults living with their parent(s) 10,366
needs living unsuitable dwelling grants Total number of households in housing need 11,812 Housing Strategy The Housing Market Demand Study (2003) suggested that 1,852 households had insecure 2003/04 1104 (As of 6th Feb 2004)
3. Dwelling amenities and condition tenure. Homelessness results from a number of social and economic causes, the most
ix. Lacks a separate bathroom, 206 visible symptom of this being a lack of housing. Homelessness can happen to anyone, Although 1104 applicants were accepted in priority need. 1894 assessments were
kitchen or WC people splitting up with their partners or losing their jobs can fall into homelessness, completed in the last 12 month period since April 2003. A futher 453 applicants were
x. Subject of major disrepair or unfitness 562 Private Sector along side those with alcohol/drug abuse problems and mental illness. Therefore this homeless but not in priority need, 351 were found to be not homeless and 17 are
(categorisation of this group has changed estimation is a snapshot at any point in time. ineligible (not with leave to remain) .
since the 1999 survey and so not
possible to compare the two figures) Source: Housing Market Demand Study 2003

46 47
 A high proportion of homeless households in Salford are within priority need, due to the
presence of children. 85% of these households are one female parent households.
The Homelessness Strategy for Salford (2003-2006) outlines the council’s commitment to
preventing homelessness within the city. The strategy addresses, amongst other issues,
the current situation within the city, where there are any gaps in service provision, the
strengths and weaknesses with the current services and the strategy identifies where
improvements are needed in the service provided. Please refer to the Homelessness
Strategy for Salford 2003-2006 for further information.
There is still much to be done to understand homelessness in Salford. Over coming months
we aim to examine our records further to better understand where Salford’s homeless
applicants come from (ward level) and the causes of their homelessness. This will enable
the homelessness and housing advice teams to better target preventative work.
Next steps Action is already underway to enhance our understanding of homelessness
in the city. A database has recently been established to capture and track information in
relation to homelessness. We are currently working closely with our colleagues in the
Homelessness and Housing Advice team in order to develop our understanding of
homelessness in the city. Any emerging trends will be used to inform the Homelessness
Strategy in the future.
48
Overcrowding
The Housing Market Demand Study (2003) indicated that overcrowding affects 3,248
households across Salford of whom 57.6% are owner occupiers, 26% rent from the
council, 8.4% from an RSL and 6.7% rent privately. These households tend to be two
parent families (46.1%) and larger adult households (i.e. three or more adults) 18.9%.
Only 1.7% of these households contain an elderly member.
Overcrowding affects households throughout the city. Interestingly, the Housing Market
Demand Study suggests that the majority of overcrowded households are within Central
Salford, and within the wards of Kersal, Pendleton and Charlestown, where 6.1% of
dwellings do not have enough bedrooms to accommodate the household (predominantly
New Deal for Communities area). Whilst the figure of 3,248 is reported in the Housing
Market Demand Study, we need to compare and analyse the findings with the census
figure, which is significantly higher at 5,519 (perhaps a much truer picture as it is a
greater sample).
Mobility and impairment
The Housing Market Demand Study (2003) identified 758 households containing a person
with mobility impairments, or other special needs living in an unsuitable dwelling. These
households were particularly concentrated in Walkden and Little Hulton (24.5% of the
total number of these households), with a further 17.4% in Swinton. Only one fifth of
households had one person within full time employment compared to two thirds who had
a member who was permanently sick or disabled.
Numbers in unsuitable housing
Our research indicated that across Salford, there were 365 households in need because
their current property was too big for them to manage. These were mainly owner-
occupiers (57.7%) or social renters (30.5%). Of these households, 28.4% contained an
elderly person and 8.1% contained a child, the rest were single people households.
Facilities
Of the 1,395 households who stated they lack facilities such as a kitchen, bathroom or
WC, 59.1% of households were owner-occupiers, 10.2% were renting privately and the
remaining households were within the social rented sector. Of these households, 22.3%
lived in Kersal, Pendleton and Charlestown, 17.3% in Swinton and 13.9% lived within the
wards of Walkden and Little Hulton.
Affordability
Affordable housing refers to housing of an adequate standard which is cheaper than that
which is generally available in the local housing market. It can be a combination of
subsidised rented housing, subsidised low cost home ownership, including shared
ownership, and, in some market situations, cheap housing for sale.
The Housing Market Demand Study (2003) raised interesting questions about affordability
in Salford. It had previously been assumed there was not an affordability problem in
Salford because of low house prices and low rents. The findings from the Northern
Consortium's survey, however, challenge this long held assumption.
In order to assess the requirement for affordable accommodation, it is important to
consider households in need, their current tenure, whether they are likely to move to
offset their current need and what they are likely to be able to afford, without any benefit
assistance, from the different tenure options available to them. It is important to note
that not all households who are in need will move to offset that need. Some households
think that they will be able to manage.
Of the 11,812 households in need, 40.1% (4,737) are in the social rented sector. In the
context of affordability, these households are excluded from further analysis as they are
currently in some form of subsidised housing. This leaves 7,075 households in the private
sector who are living in some form of housing need. Further analysis reveals a total of
3,307 households who are intending to move over the next year, mainly due to housing
need. Projecting this trend over a five-year period suggests a total of 16,535 moving
households.
The Housing Market Demand Study (2003) highlighted that if an assumed affordability
threshold of £200 per month was determined (equivalent to social rent levels in the city).
This could be afforded by around 68.2% of households in need in the private sector. This
suggests a requirement for 1,052 affordable dwellings (assuming 3,307 are currently in
need and likely to move) to cope with current requirements. This assumes that with the
better use of current social stock, landlords in Salford would be able to house the
majority of these households.
49
 Specific groups BME
household will pay for this type of accommodation may vary slightly according to level of deposits, percentage equity stake purchased Salford aims to demonstrate strong and continued commitment to providing equal and
Calculating affordability and mortgage rates. (1) Existing households in need and planning to move-and earning less than £780 per month. This is clearly
lower than the figure of 11,812 in Table14 however it only includes those who are in need and also planning to move and who also
earn less than £780 per month. (2) Derived from HMDS 2003 sample survey. (3) Figure provided by NPHL. (4) Derived from CORE data.
Key findings inclusive housing services, which are accessible to the BME communities. We are
Determining the level of affordable accommodation required in a given area is quite currently building up our intelligence on BME needs
Black and minority ethnic (BME)
complex, involving a series of calculations and assessments of different data sources. According to Office of the Deputy Prime Minister guidance on housing needs,
Despite the relatively low number of BME households at present living within Salford,
Figure 12 illustrates the main factors, which determine the level of affordable consideration needs to be given to the capacity of the social rented sector, before further Despite the relatively low number of BME households living within Salford at present,
projections suggest an increase within the next ten years, especially with younger BME
accommodation. The Housing Market Demand Study (2003) indicated that in terms of the intervention of the provision of affordable accommodation through the planning system. projections suggest an anticipated increase within the next ten years, especially with
households, and children. The housing market demand study has identified a total
city-wide picture there is a need for 1,052 new affordable dwellings, it has to be noted Like many northern authorities, we have a surplus of local authority accommodation younger BME households and children. The most prominent BME communities in Central
number of 559 (29.4%) BME households who are living in housing need.
that these results are from a survey of people already in housing and that it will not pick (1,101 units or 3.8% vacant). In addition, over half of council stock (13,572 or 47%) is Salford include a large Jewish community within Broughton and an Asian community
up those currently without housing. difficult to let and in low demand (HIP 2003). within Broughton. In West Salford we have an established Yemeni community within
Asylum seekers
Eccles and an Asian community within the Irlams o’the Heights area.
In total the number of asylum applicants has increased from 802 in January 2002 to
Figure 12 Affordable housing need in Salford The Housing Market Demand Study (2003), however, indicates that affordability is a major The ‘Moving Beyond One Size Fits All’ research, as part of the Supporting People
1,739 in October 2003, an increase of over 50%.
problem for private renters. If the household is not in receipt of full housing benefit, then strategy, along with Housing Market Demand Study (2003), suggests a particular housing
Formula for calculating affordable housing need Numbers in Salford some households are finding difficultly affording their accommodation if they rent need amongst these groups and a requirement for specialised provision for BME
Older people
Existing households in need and planning to move 3,007 Households privately. This affects 5.2% of households living in unfurnished and 4.8% within sheltered housing, provided by and run for particular BME groups. As a result of the
There are 35,120 people in Salford who are over the age of 65 years, 16.25 % of the city’s
– and earning less than £780 per month (1) furnished properties. recommendations in the report, we are now developing useful data sources along with
population. Of these 3,936 are over 85
Concealed households in need 457 Households implementing an effective consultation process to drive the recommendations within the
- and earning less than £780 per month (2) The percentage of those living in unaffordable accommodation within other tenures, is ‘Moving Beyond One Size Fits All’ research.
Young people
Unforeseen/emergency housing need 123 Households 4.3% of those within shared-ownership accommodation, 1.7% of those within properties
Our research suggests that an expansion of both accommodation based support and
- and earning less than £780 per (2) rented from a housing association, 1.0% of council tenants and 1.7% of owner-occupiers.
floating support is needed for young people within Salford. Findings from a number of
Households moving into Salford 910 Households studies conclude that this type of provision enhances opportunities for young people. This
- and earning less than £780 per month (2) enables them to make the transition to independence.
New Prospect Housing Ltd lettings (3) 2,209 Households Next steps As noted earlier, the Housing Market Demand Study pointed to issues of
Registered Social Landlord lettings (4) 990 Households affordability in areas of the city where it had been believed there would be no affordability
Students
Private rented lettings with affordable rents (2) 246 Households problem due to low rents and house prices. This includes Broughton and Blackfriars and
The numbers of students seeking accommodation in Salford is likely to decline over the
Need for additional affordable accommodation 1,052 Dwellings Claremont, Weaste and Seedley. We suggest that what the survey may be showing is not
course of the next few years, predominantly as a result of continuous government policy,
a problem of unaffordable housing but is a problem of unaffordable living or poverty. We
Source: Housing Market Demand Study 2003 which has marked a reduction in student finance.
The level of housing costs has been taken from a number of sources, including CORE and our own sources. The actual amount a
need to conduct further research into these issues.

50 51

Need and demand
The Housing Market Demand Study (2003) revealed a total number of 559 BME
households (29.4%) who are living in housing need. The main reasons for being in need
include overcrowding and the presence of a concealed household. It is likely that over
the next couple of years a number of these households will move to try and offset these
needs. This along with the recent rise in the number of asylum seekers dispersed within
Salford will create an extra demand on housing within Salford, which may need to cater
for specific groups.
Our intelligence shows that those BME households who are in housing need are more
likely to be living within the wards of Eccles and Broughton and Blackfriars.
Popularity and unpopularity of existing
housing supply
Popular areas for BME residents to live are often those that already contain appropriate
housing and community facilities. We can assume therefore, that not all areas where
BME communities live are suitable for their needs.
Next steps Our research to date highlights that an increasing proportion of BME
households wish to remain within households that are already established with ethnic
communities. Salford’s Black and Minority Ethnic Housing Strategy will acknowledge
these wishes and outline our priorities for providing suitable accommodation, which will
meet the needs and aspirations of our BME communities in the future.
52
Fig 13 Citywide asylum seeker dispersal
Asylum seekers
Salford is keen to ensure that the positive contribution of asylum seekers moving into the
city can be maximised. Work has already begun at a corporate level to prepare a
comprehensive Asylum Seeker and Refugee Strategy. A range of partner agencies and
voluntary organisations are being involved in the drafting process. We are working in
Asylum Seeker Dispersal
partnership with NASS on this and a number of other initiatives, such as linking the
Landlord Accreditation Scheme with the placement of asylum seekers.
20%
We have a commitment to dispersal in the contractual agreement to provide
accommodation for asylum seekers as part of the North West Consortium of Authorities.
This takes into account criteria such as whether there are existing multicultural
communities, appropriate housing and the scope to develop voluntary and community
sector support. This method of dispersal aims to create language-based clusters across
the city.
In total the number of asylum applicants has increased from 802 in January 2002 to
1,739 in October 2003, an increase of over 50%. In comparison to other authorities in the
region, this level of increase is not unusual. Figure 13 illustrates dispersal within the city.
Central Salford
Source NASS figures 2002-2003
The results of our research into asylum seeker dispersal illustrate the uneven
distribution of asylum seekers throughout the city, with a disproportionately high number
of placements into Central Salford. We feel that we need to use this as a baseline,
monitor the situation and research the reasons why this is the case.
Our research highlights the number of asylum seekers being dispersed into the private
rented sector. Analysis of NASS data reveals that up to 4% of total private sector stock in
some wards is currently being used for the placement of asylum seekers. Up to 44% of
all asylum seekers housed in private sector accommodation in the city are in the
Broughton Ward. We are concerned that this may lead to the overstretching of local
services, impacting on community cohesion.
Next steps We are aiming for a more considered approach in our Asylum Seeker and
Refugee Strategy which will help us to reduce any tensions within existing communities
and to avoid any distortion in local housing markets. An Asylum Seeker and Refugee
Strategy is scheduled to be completed this calendar year.
80%
West Salford
53
 Older people
A report produced by the Centre for Urban and regional Studies (CURS), ‘Changing
housing markets in Cheshire, Cumbria and Lancashire’ suggests that not only has
Salford a projected overall decrease in their population, but also a decrease in the over
65 age group. As a result of the recent changes in policy which look to retaining the
independence of older people, there has been a recent trend of more elderly households
remaining within their own accommodation. Services such as floating support and care
on call has grown. This has meant that less elderly members of the community are
requiring sheltered accommodation.
There are 35,120 people in Salford who are over the age of 65 years (16.25% census
2001). Of these 3936 are over 85 years. Our research indicates a decrease of 7.6% in
residents aged over 75 and a 1% decline of those aged between 65 and 74 years. The
Housing Market Demand Study (2003) has indicated that the need for extra care
sheltered schemes in Salford may not be as high as previously estimated. The council
has considered proposals to modernise this provision and is looking to replace some
traditional schemes with independent units and are in addition looking into the viability of
an elderly village in Salford.
In June 2003, Salford City Council commissioned the Housing and Support Partnership to
carry out a study exploring possible housing models and existing schemes, which focus
on independent living for older people.
Next steps We will build on recommendations contained within the report and further
research will identify where we require additional or more suitable accommodation, to
meet the housing needs of the older households in the city. For further information on
older people’s accommodation in Salford please refer to the Older Persons Strategy.
54
Young people
The Supporting People Strategy identifies that there is a need for a more structured and
joined up approach to housing for supporting young people in crisis. The strategy
highlights that without effective support, many of those leaving care are more likely to
offend, misuse a variety of substances and are likely to have considerably lower levels of
educational attainment.
Research suggests that an expansion of both accommodation based support and floating
support is needed within Salford. Findings from a number of studies confirm that with
this type of provision many young people are able to make the transition to
independence. In addition, we are looking into the possibility of providing family
placements, or supported lodgings, which will hopefully assist them in later life.
It is recognised that young people presenting themselves with multi needs such as
substance misuse, offending, mental health and homelessness. are currently not very
well served within Salford, with few of the current services having the skills and capacity
to engage with these clients. We also recognise that although this client group is small
their needs still need to be addressed.
Next steps Following on from the work of the Supporting People team we are looking to
conduct further research specifically into this area with a view to informing our Young
Persons Housing Strategy.
Teenage parents
The Salford Teenage Pregnancy Partnership Board highlighted that although the number
of births to teenage parents is declining, all of Salford’s wards are in the top 20% of
wards nationally with the highest number of conceptions for those under 18 years.
Therefore, our continued provision of support and accommodation for these residents is
essential.
The 2002 HIP figures indicate that there were 16 lone parents, under the age of 18 years,
who had a council tenancy in Salford. This figure has been relatively stable for the past
few years. On closer analysis we found there are currently 96 sole council tenancies with
single parents under 18 years.
The key issues arising from the Supporting People strategy is the need for an
accommodation based service within the city which provides a supported setting where young
parents can begin to acquire additional life and parenting skills alongside peers. Associated
social, health and educational services would also be provided with this accommodation. A
need for floating support for this group has also been highlighted as a result of our research,
as many teenage parents do not reside within local authority properties.
Next steps As there is currently no accommodation based support for teenage parents
in Salford, this is highlighted as a priority for the city, and further research is currently
being considered.
People with learning difficulties
The Housing Market Demand Study (2003) survey results indicate that there are currently
2,776 residents with learning difficulties. These households are situated throughout the
city, although the majority appear to reside within social rented accommodation (45.5%
within local authority properties and 10% within housing association accommodation).
This situation affected a number of different households types, although the average
income for these households was slightly below the average for the city.
People with mental health difficulties
There are approximately 5,103 people with mental health difficulties living within Salford
according to the Housing Market Demand Study (2003). The study suggested that the
highest percentage of these households live within Eccles, where one-fifth of these
households reside. Again the majority of these households are within the social rented
sector and very few rent privately.
Next steps We will be carrying out further analysis of the housing needs of
people with learning and mental health difficulties.
55
 Student accommodation
Our draft ‘Student Accommodation - A Strategy for Salford’ contains projections of future
student numbers requiring accommodation and the capacity for new student
accommodation in Salford. The research indicated that the trend in students seeking
accommodation in Salford is that numbers are likely to decline over the next few years.
This is predominantly as a result of government policy, which has marked a reduction in
student finance over the course of the last ten years. It is anticipated that a greater
proportion of students will in future come from the local area and, to some extent, this
has and will continue to result in a reduction in the overall demand for student housing.
Despite this downturn in demand it is unlikely that we will see a complete withdrawal of
students from the Salford housing market. We believe the key issue to be addressed will
be how the remaining demand for student accommodation is managed. The university
currently provides a substantial proportion of student bed spaces in Salford.
The Salford student housing market does not operate in a vacuum. Therefore student
accommodation is treated strategically by taking into account emerging and existing
developments in terms of knowledge capital and in neighbouring Manchester. For further
details please refer to ‘Student Accommodation - A Strategy for Salford’.
Next steps We are aware that the student accommodation market in Salford is currently
relatively weak with many students seeking accommodation elsewhere. If we are to
reverse this trend and take advantage of the student market, changes need to be made
to the organisation and management of student accommodation in the city. We have been
working closely with the University and other providers in order to produce an initial
strategy which is currently in draft form. This document is to be finalised by summer
2004.

Approximately 4000 students live in University accommodation (including both owned and
leased properties). Given the need, however, for a range of student accommodation types to
suit a diverse student body, it is unlikely that university accommodation could satisfy the
demand for student housing alone. Traditionally this has resulted in many students opting to
look for accommodation in the private sector at some point during the course of their studies.

As we are aware that meeting the demand for student housing is not just about matching the
number of students seeking accommodation with equivalent bed spaces, we are currently
researching needs and demand to be given to variety in supply, particularly in relation to rent
levels. Other issues we are looking into include the need for accessible facilities and amenities.

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 Chapter five Future housing requirements

Key findings
Projected aspirational requirements, as determined by the responses to the Housing
Market Demand Study 2003 by tenure and type, are as follows:

• Local Authority 2 Bed semi detached

• Owner Occupation 3 Bed semi detached
• Registered Social Landlords 2 Bed semi detached
• Private rented 3 Bed semi detached

The Housing Market Demand Study suggests that there is a projected demand for
housing a total of 586 households annually over the next five years. This is broadly in line
with the Unitary Development Programme guidelines of 530 per annum.

In terms of Central Salford research done by GVA Grimley (Property Consultants), the
findings suggests that:

• the housing product that has previously been developed is relatively narrow.
• estate agents and developers believe that niche developments offer the greatest
potential opportunities in the future.
• as the predominantly young market matures, developers predict that owner occupiers
will aspire to differing housing products with attributes such as integral
parking/garage, larger floor spaces. The uniqueness of product will assume greater
significance in housing choices.
• Estate agents have reported what households leaving Salford are exiting owner-
occupiers’ progressing along the family life cycle, who are unable to find suitable
accommodation within the regional centre

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Introduction
One of the key elements of the Housing Market Demand Study research was to assess
the current and future demand for accommodation within different tenures, across the
city. According to their methodology the future housing requirements of the city over
the next 5 years will be discerned following an analysis of:
• Demand for accommodation on the basis of household flows.
• Demand emerging from households in need who are likely to move in the next 5 years,
with the move resulting in the formation of an additional household.
An analysis of the above factors leads to:
• An assessment of overall requirements by type, tenure and size on the basis of the
choices of previous movers.
• Assessment of the suggested requirements for affordable accommodation in Salford.
The Housing Market Demand Study 2003 estimates that in overall terms, an additional
2,930 households will require accommodation during 2003-2008. This equates to an
annual average provision of 586 household units. The figures within Table 18 below are
based on the results of a sample household survey and reflect, to an extent, the
aspirations of Salford residents.
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Table 18: Household demand forecast
Demand forecast – households
When considering these three factors, the following is an estimate of the demand for
accommodation over the next 5 years:
1. Net change in household flows - 285
2. Households in need moving to offset need and +2,642
setting up new household
3. Concealed households forming new households +573
Total households +2,930
Explanatory Notes:
1. The household flow projections are based on a small sample of households within the
Housing Market Demand study and are therefore subject to greater sampling error.
The flow projection should consequently be interpreted with care.
2. This figure is again derived from the Housing Market Demand Study and is a projection
based on those in need (due to quality of accommodation or overcrowding) who are
likely to move. This may result in the creation of an additional household once the
original household has moved.
3. This figure is based on the number of concealed households identified in the Housing
Market Demand Study combined with previous trends that suggest that between a fifth
and a quarter of concealed household will set up their own household.
The total households figure in table 18 is a projection based on a small sample within the
Housing Market Demand Study combined with previous trends. Consequently it is subject
to sampling error and must be interpreted cautiously. We will be reviewing these figures
in the near future. We feel that when we have a better understanding of the problem of
affordability in Salford then we will have a better understanding of the projected
requirements. The future requirements by tenure, size and type according to the Housing
Market Demand Study 2003 are outlined in more detail below.
Salford’s overall housing requirements
The following determination of the overall housing requirements were assessed by
considering:
• Demand for accommodation on the basis of previous household flows.
• Demand emerging from households in need, including concealed households, who are
likely to move in the next 5 years, with the move resulting in the formation of a new
household.
• Household aspirations.
Overall requirements for Salford according to the Housing Market Demand Study by
tenure, type, size and where possible, location are identified therefore as follows:
Overall requirements for owner-occupied accommodation
• Demand for around 2,800 additional units over the next 5 years, either through new-
build or better use of current void properties.
• Particular demand within Irlam and Cadishead and Eccles. Worsley and Boothstown
and Swinton were also found to be popular areas.
• In these areas strongest demand is for houses (notably semi-detached and detached).
There is some demand for flats and bungalows in other areas notably Broughton and
Blackfriars and Walkden and Little Hulton.
• Strong demand and aspirations for two and three bedroom properties.
Overall requirements for council accommodation
• Continued demand for council stock mainly within Swinton and Irlam and Cadishead.
• Demand principally for semi-detached properties and bungalows with some demand
for detached accommodation and flats.
• Demand principally for medium sized three bedroom properties and two bedroom properties.
Overall requirements for housing association accommodation
• Overall demand for 156 properties throughout the city, although current void rates
would be able to accommodate this demand. Past household movements suggests
strongest demand in Walkden and Little Hulton, Swinton and Kersal, Pendleton and
Charlestown and some areas within Worsley and Boothstown.
• A particular demand for medium-sized houses, flats and bungalows, with greatest
demand for semi-detached houses and bungalows.
• Particular demand for two, and to a lesser extent, three bedroom properties.
Overall requirements for private rented stock
• There is a continued demand for private rented accommodation (around 250 units
throughout the city). Although generally there is enough private rented stock it is not in
desired locations.
• Demand is most apparent in Kersal, Pendleton and Charlestown, with some demand
within Eccles and Broughton and Blackfriars.
• Most of the demand is for two and three bedroom properties with some demand for
small one bedroom and larger four or more bedroom properties.
Housing requirements: the tenure options
It must be remembered that in some of the cases outlined previously expectations may
be unrealistic, for example local authorities no longer build houses and housing
associations would be extremely unlikely to build detached houses. Yet in spite of this,
the evidence from the Housing Market Demand Study suggests that there is greatest
demand for the following:
• Council 2 Bed semi detached
• Owner occupation 3 Bed semi detached
• Registered social landlords 2 Bed semi detached
• Private rented 3 Bed semi detached
We plan to analyse these findings futher to compare them with stock types across the
city and determine where the popular areas are in Salford.
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 Next steps In order to identify how the market operates at a more local level we will be
producing nine Area Housing Statements, each of which will examine in closer detail all
of the factors that influence how the housing market works.
As part of this work we will be determining what we believe is the current function of the
nine service delivery areas and will work with partners to agree a vision for that area in
the future, setting objectives for realising this. We will be looking at scenario planning
techniques to determine the scale of change that may be required in the housing
markets if certain key economic or social variables change.
We will be undertaking a mapping exercise of shared ownership activity within Salford.
We will aim to better understand the level of house prices and incomes at which shared
ownership becomes the most sensible option for those hoping to enter owner
occupation.
Perceptions of Salford’s housing market
We are aware that in order to gain a greater understanding of how the housing market
operates we need to include the perceptions of partners and other key stakeholders. We
are working with the Housing Quality Network to facilitate this next stage of our housing
market assessment. We believe this will provide us with a useful insight into their
perceptions for the future functions of areas.
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Developers perspective
In 2003, Salford City Council, along with Manchester City Council, jointly commissioned
GVA Grimley (Property Consultants) to provide us with the following information
concerning the Market Renewal Fund area:
• a market analysis of housing in the regional centre, in order to assess its
future capacity,
• what, if any, opportunities there are for the extension of this market
geographically ,and
• what the implications were for potential products and market groups in the
pathfinder area.
In order to assess prospects for growth and to test the potential to locate new
residential development in the pathfinder area, private housing developers and
prominent estate agents active in the Manchester and Salford markets were
interviewed. Interview questions were structured to test market perceptions of:
• The current suitability of discrete pathfinder areas for residential development
(early wins).
• The key market segments driving demand for property in the regional centre
housing market.
• The anticipated housing products required in order to create sustainable housing
markets in areas of low demand.
The main methodology used by Grimley’s was to consult with key residential developers
and estate agents, in order to ascertain their views on capacity and demand within both
the regional centre and specifically within the Pathfinder area.
The absence of affordable and well-appointed properties with facilities, such as secure
play areas and defensible space, forces owner occupiers to search for property beyond
the regional centre. There is a recognisable trend with owner occupiers relocating, for
reasons of family growth and a desire to move up the housing ladder, bypassing the belt
of residential areas immediately surrounding the regional centre and relocating to
established suburbs on the periphery.
Buyers relocating from the regional centre expressed a general preference for
suburban areas offering:
• Wider choice of housing products
• Reputable schools
• Well established community/leisure facilities
• Access to good quality public open spaces
• A thriving local retail centre
• Good access to the regional centre via road and public transport
• A positive neighbourhood image
In order to appeal to the commuter market, the area characteristics outlined indicate the
types of neighbourhoods that need to be created.
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Key buyer profile Indicative product requirement
First time buyers 1 bed apartments/ mews/ terraces “Fringe”centre locations within walking distance of the regional centre offer appeal to this market
Existing city-centre dwellers trading up 2-3 bedroom apartments/
mews/ townhouses
“Empty Nesters” moving from suburban locations
Second home purchasers 1-3 bedroom apartments
Professionals linked to 1-3 bedroom apartments/
university/ medical sectors mews/ townhouses
Suburban purchasers moving to be closer to work
Corporate purchasers 1 bedroom apartments
Weekday “working home” purchasers 1 bedroom apartments
Family purchasers Large 2/3 bedroom apartments/
townhouses/ terraces/
semi-detached and detached houses Pathfinder Area subject to the appropriate level of investment in community infrastructure and facilities.
Pathfinder opportunities
segment. Potential to build upon development inertia established in Central Salford and to capitalise
on its proximity to the regional centre.
Potential to create housing choice in areas immediately adjacent to the regional centre enabling
retention of the city centre population. Potential opportunities exist in Salford (Ordsall, Central Salford
and sites in Lower Broughton offering riverside frontage and good links back to the regional centre)
2-3 bedroom apartments Centrality is a key factor in purchaser decisions. This market segment is
also sensitive to product specification. Provided appropriate scheme specifications are realised,
periphery locations may be appealing to this market segment.
Limited opportunities for Central Salford, due to buyer preference for prestigious “city centre”
locations enjoying a high level of accessibility to all amenities of the regional centre.
Locations providing good accessibility to the workplace offer future potential and include areas
adjacent to the University of Salford (Blackfriars, Lower Broughton)
All product types Accessibility to the employment markets of Manchester City Centre is critical to
this market segment. Potential locations include sites along proposed and existing Metrolink routes.
Within Central Salford, Ordsall will potentially appeal due to its proximity to the established Quay's
market and existing Metrolink infrastructure.
Greater flexibility in suitable locations due to occasional nature of use. Main road and public
transport accessibility are key factors in determining purchasing decisions of this market segment.
Centrality is an important factor, however, accessible fringe locations might offer potential appeal.
Purchase decisions are largely product driven however significant influence is also exerted by
neighbourhood amenities. There is potential to create family-oriented neighbourhoods across the
The developers consulted as part of GVA Grimleys study acknowledged that the majority
of development undertaken has comprised the tried and tested formula of 1 and 2 bed
properties aimed at the mid-market segment. The housing product developed is
relatively narrow, and agents/developers perceive that niche developments offer the
greatest potential opportunities in the future.
The product range currently on offer effectively caters for one discreet segment of the
market. As this predominantly young market matures developers predict that owner
occupiers will aspire to differing housing products, with attributes such as integral
parking / garage, larger floor spaces and uniqueness of product assuming greater
significance in housing choices. Developers perceive the potential to provide a mix of
products such as mews, townhouses and apartments.
Rental market trends
The rental market has experienced consistent annual growth since 1997. Growth of the
buy to let market and high resale property values are perceived by residential agents to
have contributed to the increase in rental activity over the last decade. As part of the
commission, Grimley’s consulted with residential agents. Findings from these
consultations indicated that the rental market stabilised in 2002. Several agents
expressed the opinion that the level of buy to let investment properties in the market
place, coupled with the scale of residential development planned, may lead to an
oversupply position in the future.
Future capacity
The residential agents consulted were confident that demand for property in the
regional centre will continue to grow in the future, with latent demand from specific
sectors of the market that are currently not catered for in the product range available.
Agents identified the following growth areas:
• Demand for entry level properties has not been fully addressed and will be a key driver
for future growth in the city centre market.
• The trend of homebuyers looking for affordable products on the edge of the regional
centre is predicted to continue
Major employment schemes
Major employment generating schemes are in the office, retail and leisure sectors and
are significant drivers of demand for housing. We want to be able to determine the
projected numbers of employment and then analyse these figures with projections for
housing, and consumer and developer confidence in the market.
We need to assess what our short term population projections suggest. It is
considered that if the city centre population grows at the anticipated rate, short term
supply will balance demand generated by new households. We know this is very much
influenced by:
• Future economic outlook
• Consumer and developer confidence in the market

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 We will be working closely with colleagues in planning in order that we can get to the
point where we can complete tables such as this one below.
City council planning perspective
Regional planning guidance makes provision for an annual average rate of housing
Sector Potential floor space(sq m) Potential jobs created provision in Salford of 530 (net of clearance). This rate of provision will continue to
apply until such time as any different rate is adopted following review of regional
Office
planning guidance.
Retail
Leisure
The provision figure takes into account:
Total
• the regional planning guidance strategy, which directs 25% of future housing provision
towards the conurbation cores and 60% towards the metropolitan areas;
The potential scale of employment opportunities identified, if fully realised, may boost
• government population and household projections;
demand levels to meet anticipated supply of residential property.
• the levels of economic growth envisaged in the North West Development Agency
Regional (Economic) Strategy;
Next steps GVA Grimleys research was limited to the pathfinder area. As we feel the
• the need to reduce vacancy levels; and,
information is useful in better understanding the housing market in Central Salford we
• the potential of areas to accommodate new housing provision.
will consider whether the market segmentation identified in the study can be considered
relevant to West Salford.
Having information such as this would be extremely useful at ward level across the city.
As the following extract from the Grimleys report demonstrates: ‘In Ordsall for example,
sales of flats/maisonettes over 2000/2002 period have exhibited considerable price
variation. This variation may be attributable to the profile of the area, which
predominantly comprises refurbished social housing. The areas position in relation to
Salford Quays and Trafford Road may also exert an upward influence on the average
property prices achieved relative to other areas.’
Several agents expressed the opinion that the level of buy to let investment properties in
the market place, coupled with the scale of residential development planned, may lead to
an oversupply position in the future.

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 Chapter six Prioritites and opportunitites

Strategic context
‘Our vision for Salford is to create a city where people choose to live and work. We aim to
improve the quality of life of all our citizens by creating an economically prosperous city
with a buoyant and competitive economy, creating and maintaining strong, safe, healthy
and sustainable communities where all citizens can participate to the fullest extent in
decisions which affect their communities; providing a better education for all, to enable
children and young people to thrive and to fulfil their potential; creating a city that is
good to live in by providing quality homes and a clean and healthy environment’
The housing market in Salford consists of a large number of elements. It is also highly
varied in terms of the housing available and the neighbourhoods in which the housing is
located. There are also wide variations in household composition, income, lifestyles and
aspirations of households who occupy or who are seeking to occupy housing in Salford.
Changes in one of the elements impact on the other elements.
In Salford, there are some areas that are increasingly popular whilst at the same time
there are areas where it is increasingly difficult to sell or let properties. Until we can
understand the whole housing system we will not be able to clarify what is happening to
it and why it is happening.
We also need to understand some of the affects of the housing market on different
geographical locations and ethnic communities within the city. This report forms the
basis of our current level of understanding of the forces of change within the housing
markets in Salford. The following section of the report places the operation of the
housing market into the strategic context.
A strong regional centre
A strong regional centre is a dynamic and vibrant area of international importance. It
forms the main focus of activity in the North West of the country. Focused on Manchester
City Centre, the regional centre incorporates significant parts of Salford, including
Salford Quays and Chapel Street. Over the next 20 years the regional centre will be
further strengthened and expanded through the provision of a mix of new housing,
employment and tourism and leisure opportunities set within a high quality environment.
The outstanding access to the regional centre will increasingly become a very strong
selling point for the rest of Salford as both a residential and commercial location.

As a result of this research we have achieved a good understanding of the current forces
of change in the housing market and we feel that we have reached the point where we
now know where our gaps in intelligence are. We know that the changing population and
thus changing household composition and numbers are key economic, health and social
issues for both Salford and the North West.

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Central Salford – an arc of regeneration
Central Salford has immense potential, encompassing part of the regional centre. Our
vision is to secure the continued health and expansion of the regional centre in Salford,
and to ensure that its benefits flow out into the surrounding Central Salford ‘arc of
regeneration’, where comprehensive regeneration activity will secure a positive future for
local communities.
Salford West – stable residential communities
Salford West contains some of Greater Manchester’s most popular and successful
residential neighbourhoods. The emphasis required will be on carefully targeted
improvement activity and development opportunities to ensure the continued popularity of
this area, whilst safeguarding and enhancing our stunning urban fringe and countryside.
Education
School intake figures and the pupil population are projected to fall considerably faster
than the population as a whole. In January 2002, there were 21,664 pupils in Salford’s
primary provision, and by 2007 this figure is forecast to fall by over 15% to 18,465. The
secondary sector is forecast to decline by 1% from its current level of 12,547 to 12,417 in
2007. A detailed breakdown by age and provision of Salford’s thirty-six thousand pupils is
provided in the Education Development Plan 2003.
Ethnicity: 96.6% of the school population is White, while 1.1% identify themselves with
the Indian Subcontinent (Pakistani, Indian and Bangladeshi), 0.6% as Black and 0.5% as
Chinese (source: January 2002 school census). These figures match the ethnic profile of
the population of the city closely (96.1% White, 1.4% Indian Subcontinent, 0.6% Black,
0.6% Chinese and 0.4% other as recorded in the 2001 census).
Overall the number of pupils recorded as having special educational needs in both the
primary and secondary sector broadly reflects the national picture. In terms of school
provision and surplus places. In January 2001, Salford was maintaining a level of surplus
places of about 18%. In response to the declining population and the consequent high
level of surplus places, a number of primary and secondary schools have been closed
and/or amalgamated in recent years. A thorough review of the secondary sector has
resulted in action that will reduce the secondary surplus to around 8%. A review of
primary places is in progress, which should result in the removal of more than 1600
surplus places in that sector.
Salford has been successful in bidding for three new secondary schools through Private
Finance Initiative. Two new special secondary schools are to be opened during 2004. In
December 2000 two of the three remaining nursery schools were amalgamated with
adjoining primary schools to provide nursery classes the remaining one closed.
connections and planning policies will all support the Knowledge Capital. We envisage a
‘northern hub of economic, social and cultural activity.
Regional economy
Actions on the housing stock itself will not be sustainable unless accompanied by
measures to improve the economic prospects and access to the labour markets of these
areas. We will be continuing to work in partnership with the North West Development
Agency to address these issues as well as working with other regional and sub regional
bodies to co-ordinate the overall strategic approach to housing issues.
This is highlighted in the Regional Economic Strategy 2003, the economic framework for
the Northwest.

Excellent accessibility
The city already benefits from excellent accessibility, being at the heart of the North
West’s motorway network, only a short drive away form Manchester Airport, and having
four railway lines and a Metrolink line that provide easy access into Manchester City
Centre, Liverpool, Bolton and Wigan. Carefully targeted and coordinated improvements to
transport infrastructure, including the expansion of the Metrolink system will strengthen
this superb level of accessibility, ensuring that the city continues to be an attractive
location for both residents and investors.
Free School Meals: 28.8% of primary pupils are currently eligible for free school meals
compared to 17.1% nationally, and 24.2% of secondary pupils compared to 14.9% -
although both figures have declined in recent years. As would be expected, a higher
(almost 45%) proportion of special school pupils are eligible for free meals.
Special educational needs: 19% of primary and 20% of secondary pupils are recorded as
having special educational needs compared with 21% and 18% nationally. The percentage
of statemented pupils in primary schools is 1.2% compared with 1.6% nationally and in
secondary schools 1.9% pupils have statements compared with 2.4% nationally.
Knowledge capital
Unparalleled investment and job creation have come to the city. Urban partnerships,
fusing the private, academic, community and public sectors, have brought regeneration
and new opportunities for all.
Successful implementation of the Knowledge Capital initiative will require a wide range
of measures and new policy frameworks at city regional and national levels. Action to
develop learning provision, skills, knowledge and technology transfer, transport

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Current Salford economy
Salford is mainly a small to medium sized firm economy. It is home to over 6,300
businesses, with 85% employing less than 25 people, there is no dominant industrial
sector. The city has a range of textile, manufacturing, engineering and service sector
companies. The industrial structure of the city has changed significantly over the last 15
years, with a considerable increase in banking and finance sector and a slight increase in
the transport and communications industry.
Salford's economic development objectives
1. Encourage investment in the city by raising the profile of Salford as a business
location. Boosting confidence in the area through the procurement of resources, the
provision of an excellent communications network, land, premises, an attractive
environment and first class information, advice and support services to potential
investors
2. Supporting business development by meeting the needs of businesses in Salford,
improving competitiveness and efficiency, promoting new business opportunities and
encouraging business growth.
3. Enabling local people to achieve their full potential by improving skills and education,
raising aspirations and achievements and enhancing the employability of local
residents, particularly those facing barriers to employment and training.
4. Developing the social economy - social enterprises are businesses with social aims
such as job creation, training, or the provision of local services that are owned and
controlled by the community. We aim to help these businesses to become viable
trading concerns that create jobs, provide goods and services that meet local needs
and make profits that are re-invested for the benefit of the community.
72
Employment
• Total employment is projected to increase, but this masks a number of structural
changes in working practices. Most changes in working practices relate to increased
flexibility such as increased female and part-time employment, increased temporary
work and increased self-employment.
• Stable employment is likely in construction (in the long term); the arts, culture and
media sector and in food manufacturing.
• Self-employment will continue to grow in importance, both in traditional sectors such
as construction, but also in areas like business services.
• Hard to fill vacancies will be concentrated in distribution, retail, hotel and banking
finance, with nearly a third of all hard to fill vacancies affecting small companies in the
distribution/retail/hotel vacancies.
Unemployment
• Some groups appear resistant to market changes. In particular, this includes men
formerly employed in traditional industries.
• The shift away from manufacturing towards service sector employment has led to
higher levels of unemployment amongst the male population.
• Certain parts of the city, such as Blackfriars, Broughton, Ordsall, Pendleton, Little
Hulton, Langworthy and Seedley, are characterised by higher levels of unemployment
and low disposable incomes. A range of social, housing and environmental problems
compounds this.
Next steps We recognise that the housing market operates as a dynamic system. We want
to work closely with the Economic Development Team to further our understanding of
trends within the economy and household formation. Having a thorough understanding of
past, present and future household formation trends will be central to our future analysis.
Strategic linkages
This research complements and integrates with cross cutting corporate Strategies and
programmes which have helped in the development of this research into understanding
the housing markets in Salford. These include the following:
Communities plan
To assist in delivering the Governments Neighbourhood Renewal agenda we launched
our Community Plan in October 2001. The Community Plan vision for Salford is
“To create a city where people choose to live and work”
The plan has 7 Strategic Themes identified as priorities across the city these are
incorporated into 6 key pledges to complement the priorities and targets within the
Community Plan. The key theme for housing is:
“A city that’s good to live in”
An area regeneration task group has been established to oversee the implementation
of the plan. The key pledge for housing is “quality homes for all”. The key target for
housing is to work with the private sector to reduce sub-standard housing by a third
by 2004.
Health and primary care trusts
The council has a number of established links in respect of the public health and primary
care trust agendas, including Supporting People. The Supporting People Strategy was
launched in April 2003 to address the supported housing needs sector as part of the
Governments national agenda.
The Supporting People teams work closely with partners in housing, health, and social
services to develop effective services for vulnerable groups within the city. This includes
schemes such as:
Salford Health Investment for Tomorrow (SHIFT) and Local Improvement Finance Trust
(LIFT) together offer a unique opportunity to redesign NHS and local authority services
in the city to meet current and future needs. This enables the council and the Primary
Care Trust to:
• work in partnership to replace unsuitable buildings with new ones,
• bring together a range of services for the public in one place, and
• improve access and waiting times for a wide range of services.
The aim is to provide a single point of contact for the public, offering joined up services in
a high quality environment. Services will be planned and demand led, with a key role for
users to influence provision. In addition these programmes will deliver high quality
services which will be attractive to both existing and prospective households.
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Salford crime and disorder strategy
As part of the Housing Market Demand Study 2003, respondents views were reported on
the neighbourhoods where they lived and also what factors they considered when moving
to other areas. The findings were that perceived crime and actual incidences of crime
was a determining factor in both the residents satisfaction with the area in which they
lived and also a factor that was considered for those who expressed a desire to move in
the near future.
Salford’s Crime and Disorder Partnership has played a key role in reducing overall levels of
crime in Central Salford in recent years. It is clear that a positive impact on crime will help
to improve the image of Central Salford, contribute to a reduction in out-migration and
promote more stable neighbourhoods. One of the key factors in reducing resident and
investor confidence in the area is the damaging perception of crime and early emphasis will
be placed on continuing the downward trend already evident through our statistical analysis.
Homelessness and housing advice strategy
The Homelessness Strategy 2003 aims to provide an integrated homelessness and
support service, which offers individuals quality and choice on their re-housing, and
support after letting.
The council is working closely with partners to develop our homelessness service
including a monthly Homelessness Providers Group and an overall Salford
Homelessness Forum. The private sector housing unit will examine how its links to
landlords can be used to reduce homelessness.
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We are in addition collating and analysing evidence to a Service Delivery Area level. This
Supporting people strategy Function of housing market area will result in a further nine housing market assessments or area housing statements.
The Supporting People programme offers vulnerable people the opportunity to improve The council should give consideration to: The key findings from these nine area housing statements will have a greater focus on
their quality of life through greater independence. It promotes housing-related services • The area's economy (e.g. a centre of financial or business services, transport and the function of the area.
which are cost-effective and reliable and which complement existing cares services. distribution centre, traditional or advanced manufacturing sector)
• The services and cultural role of the area (e.g. regional capital, higher education
Supporting People is a working partnership of local government, service users and centre, sporting centre, area for rural leisure pursuits, major retail centre, attractive Perceptions of future housing markets
support agencies. In Salford the following have been identified as in need of support: historic town, tourist destination etc) We have engaged the services of Housing Quality Network to help assist us through the
• Older people • The role of the local housing and labour market (e.g. commuter belt, retirement area, next stages of the ‘Understanding Change – Housing in Salford’ document. The aim is to
• People with mental health problems self contained industrial area) both engage with partners and to determine essentially the role that our partners would
• People with learning difficulties like the housing market in Salford to play in supporting the wider function of the area.
• People with physical disabilities Next steps We will discern whether the economy of the area determines the need and Ideally this should result in a vision for the housing market area and strategic objectives.
• Rough sleepers geography for housing or whether the housing market can play a role in improving the Following agreement on our strategic objectives, a useful framework will be provided in
• Ex-offenders economy of the area. We will examine the past trends and decide whether areas can be turned order to monitor and evaluate our progress.
• People with drug and alcohol problems around and better futures for the area created. We will address the following key issues:
• Victims of domestic violence • What role do the sub-housing markets currently play?
• People with chronic illness • What will their role be in the future? Methodology for understanding the
• Lone teenage parents. • How do they need to change? housing market
• What interventions will be needed to achieve these changes?
Home energy conservation act 1995 (Strategy) The spatial segmentation of the city’s housing markets reinforces the need for us to develop
We will be looking specifically for: an appropriate model to identify, understand and monitor where the housing markets are in
The HECA Strategy supports the city’s overarching strategic objectives in housing, • Agreement on the existing function that the housing market plays in an area Salford. Our understanding will then facilitate the establishment of a localised approach for
health, neighbourhood renewal, the environment and local well being through; • Agreement on the potential function that the housing market can play in an area determining priorities in housing investment and wider neighbourhood intervention, rather
• Working towards a sustainable city • Identification of a vision for the housing market signed up to with partners than adopting a citywide template as we have in the past.
• Reducing poverty and disadvantaged through the tackling of fuel poverty • Identification of strategic objectives to underpin the housing market vision.
• Promoting good health and a healthy environment
• Securing a reduction in carbon dioxide emissions
• Developing the local economy
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 We are suggesting the following methodology to assist us in further understanding
how the housing markets operate within Salford and as far as we can understand
how they interact with neighbouring markets. The methods we will pursue include
the following:
• To examine good practice in this field and in particular to see what other models of
analysis have been established and whether they have anything else to offer us in
furthering our understanding of the housing market.
• Draw on work by CURS in the M62 and M6 studies and the update of this made by
Graham Horn of Greater Manchester Research. In particular we will examine the
CURS methodology for looking at markets at risk and establish whether this can be
employed to use at a smaller area level. Specifically we will determine which of the
census variables were used in the CUR’s reports and how low we can drill these down.
• Application of the Housing Market Renewal Fund (HMRF) indicators across Salford
West, in addition to the HMRF area, to allow easy comparison. An example of this is the
low demand indicator, which is based on Office of the Deputy Prime Minister Housing
Investment Programme guidance. Areas with turnover and vacancy rates above the
median rates for the city are considered to be low demand. We aim to refine this
methodology so that we can examine New Prospect Housing Limited and private sector
low demand separately. We aim to compare this model with other low demand models
such as the local authorities Traffic Light system.
• Examine the use of cluster analysis software to assist in the understanding of
housing markets.
• Review census data – there is no data for migration and travel to work yet, we hope
this will be available soon.
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• Determine a robust model for affordability analysis – we will test the hypothesis that
there is not an affordability issue in Central Salford as our research to date suggests
but rather there is a problem of low incomes. We will examine if there are more
appropriate models of affordability, which we can apply to Salford.
• Through further analysis of the raw data from the Housing Market Demand Study 2003
we will derive (if it is possible) more useful information on household aspirations and
household movement. We also intend to formulate a list of key determinants for moves
derived from the demand study and the housing moves survey.
• Identify and monitor the characteristics of high demand and stable demand areas.
• Index of deprivation – examine the new deprivation indicators and utilise them as they
come available. We will use the new index of deprivation boundaries when they become
available to inform our analysis.
• Early Warning System – establish which of these indicators we will monitor regularly to
further our understanding of the housing markets in Salford. We will also identify
which non-housing indicators influence the operation of the Housing Market.
• Identify and monitor other drivers of the market in Salford e.g. demographic changes,
economic changes and interest rate changes.
• Examine the use of "mosaic" and similar consumer information systems as to whether
they can inform our understanding of the housing market
• Identify key gaps in information and examine possibility of filling these gaps in both the
short and long term.
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 Appendix one
The housing research team
The Housing Research team at Salford City Council is concerned primarily with the
collation, analysis and interpretation of housing related data. In brief our findings:
• Underpin the organisations strategic objectives
• Provide a basis for assessing alternative strategies and investment opportunities
• Inform discussions on targeting investment priorities
• Inform the monitoring and evaluation of the impacts of investment programmmes.
Approach to the research
During 2003, the Housing Research Team at Salford City Council set about identifying and
assessing the nature of the housing markets in Salford and the forces of change within it.
This involved a detailed examination of the housing system. It also involved analysing the
external environment to determine which factors are most likely to influence the impact
upon housing outcomes.
The aim of the work of the research team is to establish what the key housing problems
are that requires policy action. As our analysis forms the foundation of our strategic
decision making, the quality and depth of our analysis is of critical importance.
The housing market in Salford consists of a large number of elements. It is also highly
differential in terms of the variety of housing available and the neighbourhoods in which
the housing is located. There are also wide variations in household composition, income,
lifestyles and aspirations of households who occupy or who are seeking to occupy
housing in Salford. Changes in one of the elements impact on the other elements.
In Salford, we have some areas that are increasingly popular whilst at the same time we
have areas where it is increasingly difficult to sell or let properties. Until we can
recognise where the elements sit within the whole housing system, we will not have a
clear understanding of what is happening to it and why it is happening.
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As a result of this research we have achieved an excellent understanding of the forces
of change in the housing market in Salford. A number of sources were used in order to
reach our current level of understanding and for us to produce this document including
commissioned studies, existing data sources and research carried out by other
agencies. Key objectives of the research were to:
• Investigate the supply of existing housing by tenure
• Establish the size, type and cost of housing
• Present a socio-economic and demographic profile of households
• Explore household income and household costs
• Identify the patterns and reasons underpinning residential mobility and migration.
• Assess the suitability of households’ existing housing
• Determine the number of households in housing need
• Examine the number of households with special needs and their specific requirements
• Provide baseline property and household data;
• Investigate current housing circumstances;
• Investigate affordability issues including an assessment of demand for affordable
accommodation;
• Consider housing aspirations and recent movement;
• Assess variations in demand for accommodation by area and tenure;
As you can imagine there were a considerable number of sources used in order to
produce this document. The following table indicates the source and type of information.
All documents referred to in the table can be obtained either in full or in summary
format from the Housing Research Team.
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 Sources of market intelligence
Data source
Internally held data
Data held by partners
Consultation with our customers
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Example Data source Example
Best Value Performance Indicators Salford People articles/questionnaires
Saffron Housing Management System Housing Options Team
Homelessness Statistics Consultation with our stakeholders Salford Housing Forum
NASS statistics Registered Social Landlord’s
Empty Property Database Living Environment Forum
Landlords Database Local Strategic Partnership
Planning
House prices
Deprivation statistics Internal Research Housing Market Demand and Needs Study 2003
Census of Population Stock Option Appraisal Survey 2003
Council Tax and Benefits Claimants Private Sector Grants Survey 2003
DETR Household Projections 1991-2021 Housing Moves Survey 2003
Employment Data Quality of Life Survey 2003
Geographical Information Systems STATUS survey 2003
Housing Land Development Database Estate sustainability research 2003
Index of Deprivation Public Sector Stock Condition Survey 2004
ONS Population Projections
Unemployment Data External Research CURS
Crime, health, education and social services data Salford City Council/Manchester City Council
Housing Market Renewal Market Assessment
Tenant Satisfaction Surveys April 2003 Elderly Village Survey 2003
Best Value Consultations
Annual Tenants Board Conference
Annual Housing Strategy Conferences, with
stakeholders and with residents
Web based questionnaires
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 Appendix two

• The Northern Consortium of Housing,

Key documents and information used to Housing Market Demand Study 2003
compile this document
• Salford City Council Home Energy Conservation Act Returns
This document has been developed drawing on the findings of a number of key • Salford City Council Best Value Performance Plan 2003
research projects, which are listed below. Further reference may be made to these
findings on request. • Salford City Council Communities Plan 2002

• CURS study into changing demand in the North West of England 2000 • Salford City Council Housing Strategy 2002 - 2005

• Private Sector Stock Condition Survey 2001. • Salford City Council Supporting People Strategy –
Executive Summary 2003
• The Housing Market Renewal Pathfinder Initiative Prospectus
and Toolkit • Salford City Council Homelessness and Advice Strategy –
Executive Summary 2003
• Salford City Council Housing Investment Programme Returns 2002/03
• The census Data 1991 and 2001
• Salford City Council Houses in
Multiple Occupation Registration Scheme Database 2003 • Neighbourhood Renewal Assessment Reports
• Private sector housing strategy June 2003
• Salford City Council Landlord Accreditation Scheme Database
and LPSA returns 2003 • Moving beyond one size fits all June 2003

• Salford City Council Neighbourhood Renewal Strategy, • Sustainable Communities : building for the future,
Salford Partnership Prospectus 2003. Office of the Deputy Prime Minister, February 2003

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 Glossary
Capital Programme The council's plan on how it will spend money on capital projects
Glossary during the current and future years.
This Glossary is a tool to help residents and our partners to make the most of this Housing
Capital receipts Money received from sale of assets, mostly council house sales through
Strategy. It is not intended to provide a precise or legal definition of the terms used.
the Right to Buy scheme.
ADP (Approved Development Programme) The Housing Corporation’s cash limit for
Capital resources The amounts of money available to finance the Capital Programme.
capital expenditure on different types of project for each financial year.
They include such things as credit approval, revenue contributions and a percentage of
capital receipts.
Affordable housing Housing for those households who are unable to resolve their
housing needs in the local private sector market because housing costs versus income.
Community Care/Care in the Community A way of providing services to people to help
them to stay in their own homes for as long as they are able, or in other homely settings.
Arms length management organisation (ALMO) The council still owns its stock but a
company has been set up to manage the stock, managed by tenant representatives,
Community Safety Partnership Work with the Police, other agencies and local people to
councillors and independents.
introduce effective crime prevention measures.
Basic credit approval – BCA The amount of money the Government allows the council to
Community Strategy A duty for local authorities under the Local Government Bill 2000 to
borrow for projects that will be of lasting benefit. This borrowing is part of the Housing
produce a strategy for improving the economic, social and environmental well-being of
Investment Programme HIP (see below).
their communities.
Best Value A positive commitment to build a culture of public accountability and
Council's housing register A list of people who have applied to the council for housing.
continuous improvement. Key themes include public consultation, service review,
performance review and monitoring.
Disabled Facility Grant A grant available to disabled tenants and owner-occupiers to
adapt their homes.
Better care, higher standards – A Charter for Long Term Care A local charter agreed by
health, social services and housing to explain to people in need of long term care and
Egan principles The responsive, ethical and sustainable vision of a modernised building
support what services they can expect to be available locally.
industry offered in the ‘Rethinking Construction’ report of the Construction Task Force
chaired by Sir John Egan in 1998.

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 Empty property strategy Action directed at bringing empty properties back into use.
This includes commercial and residential properties.
Enabling role The council's role to assist and encourage other agencies to meet
identified housing needs.
Floor targets Government targets for councils to set a minimum standard. There are
different floor targets for different areas of work.
Fuel Poverty Fuel poverty is defined as being that situation where a household must
spend more than 10% of their income on fuel in order to maintain a reasonable degree of
comfort throughout their home.
General Fund Income and expenditure, which relates to all services, excluding the
provision and management of the council's housing stock.
GONW The Government Office for the North West. The local office of the Office of the
Deputy Prime Minister based in Manchester.
HECA (Home Energy Conservation Act) This Act places responsibility on councils to
produce HECA reports outlining practical, cost effective measures for achieving energy
saving in homes in their area.
HIP (Housing Investment Programme) Annual Statement of local housing strategy,
statistical information about housing conditions and needs, and proposed plans for
housing for the future.
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HMO (House in Multiple Occupation) Property in which more than one household shares
basis amenities, such as kitchens and bathrooms (e.g. bedsits). Regulations exist to
control the repair standards and provision of amenities in these properties.
Housing Strategy Forum A Steering Group of council senior officers, tenant, union and
member project team covering option appraisal for the future of Salford’s housing stock,
service excellence and tenant involvement.
Housing Corporation The official body that provides capital and revenue funding for
registered Housing Associations. It also monitors their performance.
Housing Investment Programme (HIP) The council's annual programme of major and
planned housing works. Sometimes referred to as "the housing capital programme".
The money to pay for these works comes from borrowing, capital receipts, contributions
from rents and Council Tax.
Housing Needs Study A comprehensive area study to identify all forms of housing need,
especially for affordable housing.
Housing Revenue Account (HRA) Rent payment made by tenants and paid into the HRA.
The money is used to pay for day-to-day repairs on council homes, management costs
and other housing projects that directly benefits tenants.
Index of Multiple Deprevation (IMD) The Index of Multiple Deprevation combines the
scores from 36 seperate social and economic indicators for each electoral ward in
England. These indicators cover a range of areas (income, employment, health,
education and training, housing and geographical access to all services) into a single
deprivation score for each ward area.
Knowledge Capital This initiative has been brought together by a regional partnership.
It adopts a new innovative approach to improving the local economy and economic
performance.
LASHG (Local Authority Social Housing Grant) Local Authority funding towards the
capital costs of Housing Association schemes.
Lifetime Homes Standard Homes designed with features such as level access, wider
doorways etc, making it suitable for most disabled people with little need for later
specialist adaptation.
Local Agenda 21 A local strategy for sustainable development in partnership with
local people.
Local Plan The local authority is required by statute to draw up a plan, indicating its
policies and proposals for development in the period covered, to assist in the evaluation
of planning applications.
Local Strategic Partnership (LSPs) LSPs are multi-agency, multi-sectoral, strategic
partnerships. They co-ordinate local services, agencies and bodies to ensure coherence
and effective working at the local level.
Low Cost Home Ownership Dwellings that provided by developers to meet the needs of
households with incomes just adequate to access the market.
LSVT (Large Scale Voluntary Transfer) Process by which ownership of council housing
stock can be transferred to a Registered Social Landlord.
Major Repairs Allowance (MRA) The council is allocated a sum of money from the
government each year, for every property it owns, to enable them to carry out essential
repair and improvement work. This is called Major Repairs Allowance.
NASS (National Asylum Support Services) NASS provides support, accommodation and
financial help for asylum seekers whilst their claim is being considered by the
Immigration and Nationality Directorate.
Neighbourhood Renewal Area Area based action where there is a concentration of
social, environmental and housing problems. Action may include handling individual
renovation grants, promoting good maintenance, improving the local environment,
working with private landlords, energy efficiency, dealing with houses in multiple
occupation and empty homes.
Neighbourhood Renewal Fund A major £800 million fund to help improve housing, raise
school standards, reduce crime and improve health in deprived areas.
Neighbourhood Renewal Strategy A strategy which sets out how Salford will tackle
deprivation in the city.
New Deal for Communities Government funding covering a 10 year period designed to
bring in private and voluntary resources to redress run down areas and improve the local
community.
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 North West Development Agency (NWDA) An organisation established by the
Government through the Regional Development Agency Act 1998 It came into operation
on 1st April 1999 to take the strategic lead in promoting the sustainable economic
development of the region.
Office of the Deputy Prime Minister Office of the Deputy Prime Minister (formerly the
DTLR – the Department of Transport, Local Government and the Regions).
PAT 7 (Policy Action Team 7) is part of the Social Exclusion Unit and is made up of civil
servants and experts who have experience of living or working in deprived backgrounds.
PAT 7 on Unpopular Housing made nearly 40 recommendations for tackling low demand
at a local, regional and national level.
Planned Maintenance Programme of works on council owned properties that are
planned ahead based on property condition.
PPG3 (Planning Policy Guidance Note 3) Office of the Deputy Prime Minister advice to
Local Authorities to provide guidance on a range of issues relating to the provision of
housing.
Priority need Under the homelessness legislation, the council has a greater duty to
people accepted as being in priority need. This includes people with dependent children
and people who are vulnerable.
Private (Housing) Sector Accommodation not controlled by bodies such as local or
central government agencies, voluntary organisations or housing associations.
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PFI - Private Finance Initiative Money secured in a public / private sector development
partnership where the project risk is transferred to the private sector partner.
Public Service Agreement (PSA) A package of performance targets to help councils
deliver measurable improvements in local services.
Registered Social Landlords (RSL's) Independent non-profit making housing
associations aiming to provide affordable homes for people in housing need. (Also
known as Housing Associations.)
Renovation Grants A grant awarded by the council to help people improve or repair their
property including adaptations for disabled persons and specific works for elderly
occupiers wishing to staying their own homes.
Right to Buy (RTB) A scheme which allows secure tenants to buy their homes with a
discount.
Section 106 Agreement A section of the Town and Country Planning Act 1990 which
enables agreements, sometimes complex, to be reached between
landowners/developers and local authorities, usually enabling the provision of social
facilities or affordable housing.
Shared Ownership A lower cost method of acquiring part ownership of a dwelling, by
paying rent on the non purchased share to the organisation, which constructed the
dwelling.
Sheltered Housing Homes for older people, usually with a scheme manager on site or Starter Homes Initiative A new initiative to help people into low cost home ownership.
on call to offer help and support.
Supporting People A new way of funding support services for vulnerable people
SHG (Social Housing Grant) Housing Corporation funding available to social landlords. introduced in April 2003.
Single Regeneration Budget (SRB) A scheme run by central government where the Sustainable Development Where the environmental impact of new building takes into
council can bid for resources to regenerate areas suffering from social and economic account transport, landscape, wildlife, waste disposal and social issues.
deprivation.
Sustainable housing Social housing which enjoys a continuously healthy demand for
Social Exclusion The effect on communities of a concentration of poor quality housing, letting throughout its projected lifetime, without substantial unplanned expenditure.
high levels of unemployment and crime.
Void properties A empty property for which there is no current tenancy.
Social housing A general term for rented and shared ownership housing not provided for
profit, e.g. local authorities, housing associations, almshouses etc. Warm Front Formerly known as HEES (Home Energy Efficiency Scheme) this is a
Government funded scheme providing home insulation draught proofing and energy
Social Inclusion Positive action to make employment, training and economic intervention advice for the elderly and people in receipt of benefit.
sustainable. Office of the Deputy Prime Minister research indicates that housing
investment can play a key role in anchoring communities.
Standard Assessment Procedure (SAP) The Government's home energy rating system,
measured on a scale of 1 to 100. The higher the rating figure, the more energy efficient
the house.
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 Appendix three

List of tables List of figures

1. Index of deprivation ward rankings
1. Salford ward and community committee areas
2. Nature of illness / disability
2. Index of deprivation
3. Ethnic groups in Salford
3. Population profile
4. Changes in Tenure 1991 – 2001
4. Economic activity
5. Percentage of households living in different property types
5. Central Salford and West Salford
both in Salford and nationally
6. Citywide tenure breakdown of estates
6. Unfit homes by date of construction
7. Property age profile
7. Turnover trends
8. Tenure profile by area
8. Vacancy trends
9. Current turnover rates
9. House price trends
10. Household vacancy rates
10. Residential mobility and migration
11. Average house prices across Salford 2003
11. Household migration patterns within Salford
12. Affordable housing need in Salford
12. Anticipated destinations of people planning
13. Citywide asylum seeker dispersal
to move out of Salford
13. New build completions 1996 – 2003
14. Housing needs in Salford
15. HIP figures on accepted homelessness

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