sub-area report: camberwell june 2009 - london … figure 7 shows the gross household income levels...

Southwark

Housing Requirements Study 2008

Sub-area Report: Camberwell

June 2009

Southwark Housing Requirements Study 2008 -Camberwell

Opinion Research Services The Strand, Swansea SA1 1AF

Jonathan Lee

Nigel Moore · Catherine Nock · Hugo Marchant · Lucas Daly

enquiries 01792 535300 · [email protected] · www.ors.org.uk

© Copyright June 2009

London Borough of Southwark Regeneration & Neighbourhoods, 9 Larcom Street,

London SE6 4SW

Linda Green (Policy Adviser) [email protected]

enquiries 020 7525 7786

mailto:[email protected]

http://www.ors.org.uk/

mailto:[email protected]

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Contents

Chapter 1: The Study Context ................................................................................................................. 5

Chapter 2: Housing Market Drivers ......................................................................................................... 7

Local Population .................................................................................................................................... 7

Incomes and Earnings............................................................................................................................ 9

Health .................................................................................................................................................. 10

Car and Bicycle Ownership .................................................................................................................. 11

Chapter 3: Existing Housing Stock ......................................................................................................... 13

Property Type and Age ........................................................................................................................ 13

Problems with Condition of Stock ....................................................................................................... 14

Housing Tenure ................................................................................................................................... 16

Overcrowding and Under-occupation ................................................................................................. 17

Satisfaction with Home ....................................................................................................................... 18

Want to Move ..................................................................................................................................... 19

Chapter 4: Unsuitably Housed Existing Households ............................................................................... 21

Identifying Unsuitably Housed Households ........................................................................................ 21

Established Households Living in Unsuitable Housing ........................................................................ 22

Chapter 1: The Study Context

1.1 Opinion Research Services (ORS) was commissioned by the London Borough of Southwark to undertake

a comprehensive and integrated housing requirements study for the local authority.

1.2 The study was undertaken to inform local policies, in particular relating to the development plan and

housing strategy surrounding affordable housing provision. It is important to note that the study does

not seek to determine rigid policy conclusions, but instead provides a key component of the evidence

base required to develop and support a robust policy framework.

1.3 The research was based on the analysis of 1,750 interviews conducted with households (which

primarily underwrote the housing needs and requirement modelling) coupled with secondary data

from the UK Census, Housing Corporation, HM Land Registry and Office for National Statistics.

Figure 1 Overview of the Document Structure for Southwark Strategic Housing Market Assessment

1.4 Sub-area reports have been produced for each of the eight community council areas in Southwark and

also for the Aylesbury estate area. This document is the sub-area report for Camberwell. In all cases

throughout this report, the data presented relates to households and not dwellings. Therefore, for any

dwelling containing more than one household, the information presented is for the households.

1.5 The survey estimate that there are currently 16,823 households living in Camberwell. In total 400

dwellings were assessed as being vacant at the time of the survey.

Southwark Housing Requirments Study 2008

Reports

Sub-area Report: CamberwellMain Report Executive Summary

Chapter 2: Housing Market Drivers

Local Population

2.1 The age structure of the population of

Camberwell from the 2008 household survey

(Figure 2) shows that despite the youthfulness

of Southwark’s population, there is an even

higher proportion of children, particularly

those aged 0-4 years in Camberwell than in

Southwark as a whole. However, Camberwell

also has proportionally much fewer adults aged

25-29 and also fewer older persons when

compared with Southwark as a whole.

2.2 Figure 3 displays this in numerical form, once

again highlighting the low numbers of those in

the 25-29 age group and of the over 50 age

groups.

Figure 3 Persons by Age Group (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 10)

Category Camberwell Southwark

0-4 years 5,100 23,760

5-9 years 3,280 16,780

10-14 years 2,790 14,880

15-19 years 2,990 16,230

20-24 years 3,610 23,680

25-29 years 2,790 28,890

30-34 years 4,350 26,190

35-39 years 3,120 21,330

40-44 years 3,590 21,790

45-49 years 3,410 19,510

50-54 years 1,920 14,440

55-59 years 1,170 8,700

60-64 years 1,310 10,680

65-69 years 700 7,600

70-74 years 720 6,640

75-79 years 490 6,010

80-84 years 520 3,280

85+ years 430 4,520

Total 42,310 274,900

Figure 2 Age Profile for Camberwell Compared with Southwark: 2008 (Source: Southwark Household Survey 2008)

-5.0%

-4.0%

-3.0%

-2.0%

-1.0%

0.0%

1.0%

2.0%

3.0%

4.0%

0-4

5-9

10

-14

15

-19

20

-24

25

-29

30

-34

35

-39

40

-44

45

-49

50

-54

55

-59

60

-64

65

-69

70

-74

75

-79

80

-84

85

+

Age Group


Household Structure

2.3 The household structure of Camberwell follows from its younger than average population. In particular

19% of all households were non-pensioner single persons and 20% were single parents. Therefore, not

including pensioners, over a third of households in Camberwell contain only one adult. In contrast, only

17% of households contain an adult couple with children. However in general there are a higher

proportion of households containing children in Camberwell, than in Southwark as a whole. There

were also 656 all student households (3.8%) which is slightly lower than for Southwark as a whole

(4.1%).

Figure 4 Household Type (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 10)

Household Type Camberwell Southwark

Single Person 3,330 18.0% 31,450 26.0%

Lone Parent 3,360 18.2% 15,840 13.1%

Adult Couple 3,360 18.2% 16,710 13.8%

Adult Couple with Children 3070 16.6% 17,260 14.3%

Group of Adults 2,700 14.6% 18,870 15.6%

Group of Adults with Children 480 2.6% 2,850 2.4%

All pensioners 2,160 11.7% 17,870 14.8%

Total 18,460 100% 120,850 100%

Ethnic Group

2.4 Figure 6 shows than when compared to the whole of Southwark (Figure 5), Camberwell has a lower

share of household respondents from the White British ethnic group and has a higher share from Black

ethnic groups.

Figure 5 Ethnicity of Household Respondent for Southwark (Source: Southwark Household Survey 2008)

Figure 6 Ethnicity of Household Respondent for Camberwell (Source: Southwark Household Survey 2008)

White British48.2%

(57,950)

White Irish3.0%

(3,560)

Other White 12.9%

(15,470)

Mixed1.6%

(1,940)

Asian2.8%

(3,360)

Black24.4%

(29,330)

Chinese3.4%

(4,040)

Other Ethnic Group3.7%

(4,470)White British42.0%(7,155)

White Irish2.5%(434)

Other White 9.0%

(1,530)

Mixed2.0%(335)

Asian2.9%(488)

Black31.9%(5,428)

Chinese3.8%(646)

Other Ethnic Group6.0%

(1,024)


Incomes and Earnings

2.5 Figure 7 shows the gross household income levels found in Camberwell. Gross household income

includes income from all sources such as earnings, pensions, interest on savings, rent from property

and state benefits, but does not include housing benefit. The table illustrates that over 50% of

households in Camberwell have incomes of less than £15,000 per annum, although almost 10% have

incomes of £60,000 or more.

Figure 7 Household Income (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 10)

Household Income Camberwell Southwark

Less than £5,000 2,610 (15.3%0 14,040 (11.6%)

£5,000-£9,999 3,910 (22.9%) 27,460 (22.7%)

£10,000-£14,999 2,360 (13.8%) 14,930 (12.3%)

£15,000-£19,999 1,870 (11.0%) 10,870 (9.0%)

£20,000-£29,999 2,050 (12.0%) 16,940 (14.0%)

£30,000-£39,999 1,160 (6.8%) 9,190 (7.6%)

£40,000-£59,999 1,510 (8.9%) 12,090 (10.0%)

£60,000 or more 1,560 (9.2%) 15,530 (12.8%)

Total 17,040 121,050

2.6 Figure 8 indicates that the median household income in Camberwell is £14,300 while the mean

household income is £24,400. This shows that a relatively small number of households with high

incomes inflate the mean income of the area. It is apparent that Camberwell suffers from both a lower

mean and median income than for the borough as a whole.

Figure 8 Mean and Median Household Income by Area and Tenure (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 100)

Category Mean Median

Camberwell

Owned outright £20,400 £11,700

Owned with a mortgage £51,800 £38,000

Rent from Council £13,400 £9,100

Rent from RSL £19,900 £16,800

Private rent £27,000 £19,200

Camberwell Total £24,400 £14,300

Southwark

Owned outright £33,100 £19,200

Owned with a mortgage £64,200 £46,000

Rent from Council £14,800 £9,100

Rent from RSL £18,500 £14,300

Private rent £31,700 £22,200

Southwark Total £29,800 £16,800


2.7 When comparing household incomes by household type, the group with the highest mean and median

incomes are adult couples without children. Pensioner households and lone parents have the lowest

household incomes with median incomes of £6,500 and £9,100 respectively.

Figure 9 Mean and Median Household Income by Household Type (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 100)

Category Mean Median

Camberwell

Single person £18,200 £14,300

Lone parent £11,100 £9,100

Adult couple £46,300 £46,000

Adult couple with children £38,400 £25,800

Group of adults £31,800 £25,800

Group of adults with children £13,600 £14,300

Pensioners £7,500 £6,500

Camberwell Total £24,400 £14,300

Southwark

Single person £22,700 £16,800

Lone parent £12,400 £9,100

Adult couple £54,700 £46,000

Adult couple with children £42,000 £29,400

Group of adults £35,000 £25,800

Group of adults with children £22,100 £16,800

Pensioners £11,400 £9,100

Southwark Total £29,800 £16,800

Health

2.8 27% of households in Camberwell reported that they had at least one household member with a long-

term health problem. Figure 10 shows that 41% of households in the council rent sector in Camberwell

contain at least one member with a health problem.

Figure 10 Health Problems in Households by Tenure (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 10)

Tenure Camberwell Southwark

Number Percentage Number Percentage

Tenure Owned outright 310 22.8% 2,970 29.8%

Owned with a mortgage 270 8.3% 1,880 8.7%

Rent from Council 3,250 41.3% 19,460 40.7%

Rent from RSL 440 37.1% 3,610 32.7%

Private rent 400 11.5% 1,960 6.5%

Total 4,660 27.3% 29,870

24.7%


Car and Bicycle Ownership

2.9 Figure 11 shows that almost 62% of households in Camberwell do not have access to a car or van,

which is only very slightly higher than the 61% of households across the whole of Southwark. Around

34% of households in Southwark have at least one car which is slightly higher than the figure around

32% in Camberwell.

2.10 However Figure 13 shows that, again by comparison to the borough as a whole, more adults in the area

own bicycles.

Figure 11 Number of Cars or Vans in Household for Camberwell (Source: Southwark Household Survey 2008)

None62.2%

(10,647)

1 Car32.3%(5536)

2+ Cars5.5%(947)

Figure 12 Number of Cars or Vans in Household for Southwark (Source: Southwark Household Survey 2008)

None60.8%

(73,648)

1 Car33.6%

(40,553)

2+ Cars5.7%

(6,849)

Figure 13 Number of Bicycles in Household for Camberwell (Source: Southwark Household Survey 2008)

None68.4%

(11,719)

1 Bicycle18.8%(3,234)

2 Bicycles7.1%

(1,222)

3+ Bicycles5.6%(954)

Figure 14 Number of Bicycles in Household for Southwark (Source: Southwark Household Survey 2008)

None71.3%

(86,262)

1 Bicycle17.4%

(21,082)

2 Bicycles7.0%

(8,507)

3+ Bicycles4.3%

(5,198)


Access to Services

2.11 In considering housing choices, households are inevitably influenced by a range of factors, including the

ease of access to a range of facilities. Households interviewed were asked how easy or difficult it was

to access each of the following services and facilities from their home:

Childcare facilities

Cultural and recreational facilities

GP

Health, sport and leisure facilities

Local schools

Parks and open spaces

Place of work

Place of worship

Public transport

Shopping facilities

2.12 Figure 15 shows that over 12% of households in Camberwell reported difficulties (either very or fairly

difficult) in accessing their place of work and also cultural and recreational facilities such as cinemas.

Additionally, around 10% of households reported difficulties with accessing local schools and childcare

facilities. However, less than 4% reported difficulties in accessing their GP or public transport.

Figure 15 Difficulties Accessing Services (Source: Southwark Household Survey 2008. Note: Figures rounded to nearest 10 and percentages are for all valid respondents)

Service Camberwell Southwark

Number Percentage Number Percentage

Childcare Facilities 360 10.1% 1,790 9.2%

Cultural/recreational e.g. Cinema 1,710 12.3% 12,270 11.5%

Health/sport/leisure facilities 1,220 9.0% 9,810 9.5%

Local schools 810 10.1% 1,780 4.2%

Parks/open spaces 710 4.3% 6,040 5.1%

Public Transport 360 2.1% 4,750 4.0%

Shopping Facilities 1,030 6.1% 6,250 5.2%

Your GP 620 3.6% 5,160 4.4%

Your place of work 1,300 12.9% 6,450 9.3%

Your place of worship 660 9.1% 3,240 5.1%

Chapter 3: Existing Housing Stock

Property Type and Age

3.1 Figure 16 shows the mix of existing properties in Camberwell in terms of property type. As illustrated,

detached and semi-detached properties comprise only around 6% of the stock, terraced housing

comprises around a fifth of the total with flats accounting for the remaining 74%. It is also noteworthy

that around 20% of all flats are formed from a converted dwelling, rather than being purpose built.

Figure 16 Property Type (Source: Southwark Household Survey 2008)

3.2 In terms of age, around 13% of the households interviewed estimated that their property was built

after 1980, with almost a further 38% estimating a build date of 1945-1979. 38% of the stock predates

1919, with an estimated 11% being built between 1919 and 1945. Therefore over half of the housing

stock of Camberwell was built after 1945.

Figure 17 Property Age by Property Type, (Source: Southwark Household Survey 2008)

3,940

365

1724

455

1,396

1,129

81

1,048

1,806

145

243

1,418

2,106

254

1,444

408

970

307

663

0

425

88

95

242

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Camberwell

DWELLING TYPE

Detached or semi-detached

Terraced

Purpose built flat

Converted dwelling

Before 1919 1919-1945 1945-1964 1965-1979 1980-1999 2000 or later

7,677

828

23,998

3,117

69,634

10,352

18,811

2,615

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Southwark

Camberwell

Detached or semi-detached Terraced Purpose built flat Converted dwelling


3.3 The converted properties are dominated by properties built before 1919. Therefore, many older

properties in Camberwell have been sub-divided to form smaller units, with a total of 1,400 converted

dwellings being contained within pre-1919 buildings.

Problems with Condition of Stock

3.4 A total of 33% of households across Camberwell reported that there was at least one serious problem

with their property. Figure 18 provides further detail on the nature of problems experienced by

households across Camberwell. The most common problems are damp penetration or condensation,

window repairs and interior decoration.

Figure 18 Serious Problems with Condition of Property (Source: Southwark Household Survey 2008. Note Figures rounded to nearest 10)

Problem Camberwell Southwark

GROUP A

Interior structural repairs 850 2,880

Exterior structural repairs 170 1,030

Roof repairs 280 730

Rising damp 380 1,480

No fixed heating system - 1,640

GROUP B

Damp penetration or condensation 1,810 10,790

Window repairs 1,720 7,770

Electrical or wiring repairs 370 2,690

Gas supply or appliances - 140

Heating or plumbing 1,380 7,340

Drainage problems 770 3,090

Repairs to gutters or down pipes 310 310

GROUP C

Interior decoration 1,630 3,600

Exterior decoration 370 960

Total

Any 1 or more problem 5,720 27,100

At least 1 from Group A and 2 or more from Group B 2,160 11,880

Chapter 4: Unsuitably Housed Existing Households

3.5 Of the households across Camberwell, 12%

identified at least one problem from Group A or

two or more problems from Group B. This

equates to 2,159 households whose housing we

would consider to experience serious problems

with its condition (on the caveat that this is still

based on occupier perceptions).

3.6 Of these households none had no fixed heating

whilst all of the 2,159 experienced other

disrepair problems.

3.7 Of the households experiencing serious

disrepair, none stated that they could afford the

work required. 3.7% of households indicated

that they were currently saving (or in the

process of borrowing funds) and a further

11.7% said that their landlord was to undertake

the repair – but both groups expected the

problem(s) to be repaired soon.

3.8 22.5% of households said that they were

responsible for the repairs but felt that they

would be unable to afford the repairs at all

(equivalent to 485 households). A further

54.6% (1,179 households) stated that the

repairs were their landlord’s responsibility, but

that they didn’t expect the work to be

undertaken soon, if at all.

Figure 19 Households with Serious Problems with the Condition of their Home (Source: Southwark Household Survey 2008)

Serious problem with condition of

home2,159 hh

No fixed heating

0 hh

Serious disrepair2,159 hh

Figure 20 Expectations of Resolving Identified Disrepair Problems (Source: Southwark Household Survey 2008)

Currently saving3.7%(80) Landlord to

undertake11.7%(253)

Landlord unlikely to undertake

54.6%(1,179)

Household unable to

afford22.5%(485)

Other reasons

7.5%(162)


Housing Tenure

3.9 Figure 21 shows the overall tenure of housing stock in Camberwell, showing that owner occupation

forms only a minority of the housing stock in the area. 27% of all properties across the area are owned

outright or owned with a mortgage. Over 50% of the stock is socially rented with the remaining 20% in

the private rented-sector.

3.10 Figure 22 shows the difference in property type which exists between different tenures in Camberwell.

Most notably, around 75% of the social rented households occupy purpose built flats. Those in private

rent also predominantly occupy purpose built flats, although almost 40% occupy part of a converted

dwelling. Therefore, private landlords appear to have been purchasing previously owner occupied

properties and sub-dividing them to form more household spaces.

Figure 22 Property Type by Tenure (Source: Southwark Household Survey 2008. Note: Figures may not sum to totals shown in above figure due to missing data)

828

147

355

326

1 3117

737

1002

960

418

10264

88

1516

7244

1416

2615

152

327

841

1295

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Camberwell

Owned outright

Owned with a mortgage

Social rent

Private rent

Detached Terraced Purpose built flat Converted dwelling

Figure 21 Tenure by Area (Source: Southwark Household Survey 2008)

9,958

1,342

21,945

3,200

47,934

7,873

11,107

1,172

30,147

3,455

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Southwark

Camberwell

Own outright Own with a mortgage Rent from council Rent from a HA Rent privately


Overcrowding and Under-occupation

3.11 Figure 23 details how overcrowding and under-occupation is split by tenure and household type. It

should be noted that the percentages indicate what proportion of overcrowded/under-occupied

households fall into each category. Figure 24 shows the percentage of each category that is

overcrowded or under-occupying.

3.12 It should be noted here, that although not possible to work into this analysis of overcrowding, London

Borough of Southwark has a slightly different bedroom standard classification to the one set out by CLG

and in the Housing Act 2004. This considers anyone over the age of 16 as an adult and therefore

requiring their own room. In addition, bedrooms less than 6.5 square metres are not counted and

bedrooms between 6.5 and 10 metre squared are considered suitable for one person only. Therefore

by London Borough of Southwark standards, more would be overcrowded and less would be under-

occupying.

Figure 23 Proportion of Households Overcrowded or Under-occupying their Dwelling by Tenure and Household Type (Source: Southwark Household Survey 2008. Note Figures rounded to nearest 10)

Occupancy Camberwell Southwark

Overcrowded

Owned outright 70 (2.9%) 260 (1.9%)

Owned with a mortgage 170 (7.0%) 1,690 (12.0%)

Rent from Council 1,500 (61.5%) 7,250 (51.6%)

Rent from RSL 160 (6.6%) 1,050 (7.5%)

Private rent 540 (22.1%) 3,800 (27.0%)

Single person 0 -

Lone parent 1,180 (48.2%) 4,630 (33.4%)

Adult couple 0 -

Adult couple with children 680 (27.8%) 4,480 (32.3%)

Group of adults 190 (7.8%) 3,090 (22.3%)

Group of adults with children 400 (16.3%) 1,650 (11.9%)

All pensioners 0 -

Under-occupying

Owned outright 880 (14.8%) 7,970 (16.4%)

Owned with a mortgage 1,740 (29.3%) 14,440 (29.7%)

Rent from Council 2,590 (43.7%) 15,280 (31.5%)

Rent from RSL 250 (4.2%) 2,740 (5.6%)

Private rent 470 (7.9%) 8,140 (16.8%)

Single person 1,320 (22.2%) 11,010 (22.7%)

Lone parent 330 (5.9%) 2,160 (4.4%)

Adult couple 1,060 (17.8%) 10,740 (22.1%)

Adult couple with children 950 (16.0%) 5,490 (11.3%)

Group of adults 830 (13.9%) 6,760 (13.9%)

Group of adults with children 0 290 (0.6%)

All pensioners 1,440 (24.2%) 12,110 (24.9%)


3.13 A total of around 14% of all households across Camberwell live in overcrowded conditions. However,

only around 5% (240) of households in owner occupied accommodation were overcrowded. However,

over 19% (1,500) of those who rent from the council were overcrowded.

3.14 When considered by household type, it is clear that groups of adults with children and lone parents are

most likely to be overcrowded.

3.15 In terms of under occupation it would appear that around 35% of houses in Camberwell are currently

under-occupying their property, compared to the Southwark figure of 40%. Clearly this is far more the

case in the owner occupied sector and far less prevalent in the various rented sectors.

Figure 24 Households Overcrowded or Under-occupying their Dwelling by Tenure and Household Type – Percentage of each category (Source: Southwark Household Survey 2008. Note Figures rounded to nearest 10)

Occupancy Camberwell Southwark

Overcrowded

Owned outright 5.2% 2.6%

Owned with a mortgage 5.3% 7.7%

Rent from Council 19.1% 15.2%

Rent from RSL 13.7% 9.5%

Private rent 15.6% 12.6%

Total 14.3% 11.6%

Single person 0.0% 0.0%

Lone parent 35.1% 29.2%

Adult couple 0.0% 0.0%

Adult couple with children 22.1% 26.0%

Group of adults 7.0% 16.4%

Group of adults with children 84.2% 57.9%

All pensioners 0.0% 0.0%

Total 14.3% 11.5%

Under-occupying

Owned outright 65.6% 80.0%

Owned with a mortgage 54.4% 65.8%

Rent from Council 32.9% 31.9%

Rent from RSL 21.3% 24.7%

Private rent 13.6% 27.0%

Total 34.8% 40.1%

Single person 39.7% 35.0%

Lone parent 9.8% 13.6%

Adult couple 31.5% 64.3%

Adult couple with children 0.0% 31.8%

Group of adults 30.7% 35.8%

Group of adults with children 0.0% 10.2%

All pensioners 66.5% 67.8%

Total 34.8% 40.2%


Satisfaction with Home

3.16 Overall almost 75% of householders in Camberwell were satisfied with their current property while

over 25% expressed dissatisfaction. Figure 25 shows that satisfaction varies considerably by tenure

with over 95% of owner occupiers being satisfied with their current home, compared to less than 70%

of private rented tenants.

Figure 25 Satisfaction with Current Home by Tenure (Source: Southwark Household Survey 2008)

Want to Move

3.17 40% of respondents to the survey in Camberwell reported that they wanted to move, with the

remaining 60% being content to remain in their current property. Figure 26 details the main reasons

given for wanting to move. It should be noted that respondents were allowed to offer multiple reasons

for wanting to move.

3.18 Around 20% of all households (not just households who want to move) in Camberwell would like to

move because they feel that their current property is too small. Many also want to move because they

want a better property or a garden. However, around 4% of all households want to move because they

dislike the area in which they are living and many want to move because of anti social behaviour, high

crime or because they feel generally unsafe in the area. These results imply that households feeling

overcrowded and seeking a larger dwelling is the main factor which is likely to drive the housing market

of Camberwell.

49364

5684

2526

1500

326

1334

49458

7129

1843

3814

318

1066

8096

1297

482

263

553

7095

1746

173

1049

100

424

6753

1273

1029

165

79

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Southwark

Camberwell

Owner Occupied

Rent from Council

Rent from RSL

Private Rent

Very satisfied Fairly satsified Neither Fairly dissatisfied Very dissatisfied


Figure 26 Why Want to Move (Southwark Household Survey 2008)

Why Want to Move Camberwell Southwark

Home is too small 3,550 20.5% 15,890 12.9%

Dislike the area 730 4.2% 3,670 3.0%

Want a garden/Want a larger garden 430 2.5% 2,550 2.1%

Want a better house 420 2.4% 3,960 3.2%

Anti social behaviour 390 2.3% 1,590 1.3%

Want to own 360 2.1% 1,650 1.3%

High crime 350 2.0% 1,330 1.1%

Home is too large 320 1.9% 1,530 1.2%

Generally feel unsafe in the area 260 1.5% 950 0.8%

Home is in poor internal condition 240 1.4% 1,670 1.4%

Area is loud and noisy 210 1.2% 1,290 1.0%

Layout of home is unsuitable 180 1.0% 1,490 1.2%

Housing Benefit

3.19 Figure 27 shows the percentage of all households in the rented sector in Camberwell who are in receipt

of housing benefit. Only households in the rented sector can potentially claim housing benefit, and

well over half of households in the rented sector do so. Of this group over 40% receive their full rent as

housing benefit while 20% receive partial help with their rent.

3.20 Across the different tenures in Camberwell, around 65% of Council tenants and around half of housing

association tenants are in receipt of housing benefit. This implies that well over half of social tenants in

Camberwell receive housing benefit. This indicates that a significant proportion of households in social

housing in Camberwell are not able to afford to live in any other tenure.

3.21 Only 20% of households in private rent receive housing benefit. This indicates that the private rented

sector is only partially being supported by income from housing benefit with the vast majority of

households receiving no help.

Figure 27 Housing Benefit Receipt for Those in Rented Sector by Tenure (Source: Southwark Household Survey 2008)

23160

3845

3298

337

210

12947

2747

2007

246

494

51945

5738

2396

590

2752

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Southwark

Camberwell

Rent from Council

Rent from RSL

Private Rent

Full Part Not Specified None



Identifying Unsuitably Housed Households

4.1 Housing need is defined in the government guidance PPS3 as ‘the quantity of housing required for

households who are unable to access suitable housing without financial assistance. Housing demand as

‘the quantity of housing that households are willing and able to buy or rent. Therefore, to identify

existing housing need we must first consider the adequacy and suitability of households’ current

housing circumstances.

4.2 A classification of unsuitable housing is set out below, taken from CLG’s SHMA Practice Guidance Table

5.1.

Figure 28 Classification of Unsuitable Housing (Source: CLG Housing Market Assessments Practice Guidance: Version 2 August 2007)

Main Category Sub-divisions

Homeless or with insecure tenure

i. Homeless households ii. Households with tenure under notice, real threat of notice or lease coming to an end; housing that is too expensive for households in receipt of housing benefit or in arrears due to expense

Mismatch of household and dwelling

iii. Overcrowded according to the ‘bedroom standard’ iv. Too difficult to maintain (eg too large) even with equity release v. Couples, people with children and single adults over 25 sharing a kitchen, bathroom or WC with another household vi. Households containing people with mobility impairment or other specific needs living in unsuitable dwelling (eg accessed via steps), which cannot be made suitable in-situ

Dwelling amenities and condition

vii. Lacks a bathroom, kitchen or inside WC and household does not have the resources to make fit (eg through equity release or grants) viii. Subject to major disrepair or unfitness and household does not have the resources to make fit (eg through equity release or grants)

Social needs ix. Harassment from others living in the vicinity which cannot be resolved except through a move

4.3 Most of the identified issues concern those in established households. Some of the issues around

unsuitability will mean households need to move property but others could continue to live in the same

property if appropriate changes were made. Even where a move is necessary, facilitating households

to relocate from one property to another does not necessarily imply additional homes are needed. The

characteristics of the newly occupied dwellings may differ, but the overall number of homes remains

the same.

4.4 Nevertheless, to satisfy the needs of all households, it may be necessary to provide some additional

housing with particular characteristics leaving an equivalent number of dwellings (with different

characteristics) available to meet housing needs and demands from elsewhere in the market.


Established Households Living in Unsuitable Housing

4.5 Overall, a total of 6,351 households in Camberwell were assessed as living in unsuitable housing due to

one or more factors. The unsuitability problems experienced are shown in Figure 29 and Figure 30.

Figure 29 Established Households Living in Unsuitable Housing (Source: Southwark Household Survey 2008)

Overcrowding

Sharing

facilities

Home too difficult to maintain

Children in high rise flats

Support

needs

Major disrepair or unfitness

Lacking

facilities

Harassment

Tenancy/mortgage under notice

240

255

76

2,159

1,167

1,634

2,437

448

257

288

6,351

households

UNSUITABILITY

CATEGORY Accommodation

too expensive


Figure 30 Established Households Living in Unsuitable Housing in Camberwell (Source: Southwark Household Survey 2008. Notes: Households experiencing problems in more than one unsuitability category are only counted once within the overall total.

Unsuitability Category Camberwell Southwark

Homeless or with Insecure Tenure

Tenancy under notice, real threat of notice or lease coming to an end 1.4% 1.5%

Accommodation too expensive 9.4% 5.7%

Mismatch of Household & Dwelling

Overcrowding 14.0% 11.3%

Households having to share a kitchen, bathroom, washbasin or WC with another household

2.6% 4.0%

Home too difficult to maintain 1.5% 0.4%

Children living in high-rise flats 1.7% 2.3%

Households with support needs 6.7% 3.8%

Dwelling Amenities & Condition

Lacking facilities 0.4% 0.1%

Major disrepair 12.4% 9.6%

Social Requirements

Harassment 1.5% 1.4%

One or more problems 36.5% 31.1%

4.6 It is worth noting that overall, this equals 36.5% of all established households in the study area, though

many of these households may not need to move to resolve the identified problems as in-situ solutions

may be more appropriate.

Affordability Profile

4.7 Household affordability critically underpins the housing requirement analysis – determining both the

ability to afford market housing (and be an effective housing demand) and the inability to afford

market housing (and be a real housing need). The affordability of any particular household will depend

on the relationship between:

The cost of appropriate local housing, and

The amount that the household is able to afford.

4.8 The affordability tests used are derived from Planning Policy Statement 3 (PPS3) and are set out in

detail in the main report, but can be summarise as below:

Social rented housing – for those households unable to afford any more than target social

rents;

Intermediate housing – for those households able to afford more than target social rents, but

unable to afford to buy owner-occupied housing and unable to afford to rent privately at rents

at the market rent threshold (lower quartile rents); and

Market housing – for those households able to afford to buy owner-occupied housing or able

to afford to rent privately at rents at or above the market rent threshold (lower quartile rents).


4.9 Nevertheless, whilst PPS3 defines intermediate housing as being for those households able to afford

more than social rents, it should be recognised that it may not be possible to pragmatically deliver a

housing product for those households only able to afford fractionally more than social rents.

4.10 As an illustration of the importance of this distinction, Figure 31 highlights the level of household

income necessary to afford particular tenures. This shows that any household with an income of more

than £15,400 per annum requiring a 1-bed property can afford more than Housing Corporation Target

Rents. Therefore, under PPS3 definitions, these households are defined as requiring intermediate

housing.

4.11 In practice it is difficult to deliver intermediate housing products which are accessible for households

with incomes close to £15,400. Currently there are no intermediate housing products available in

Southwark for households with incomes of less than £29,000 per annum.

4.12 Housing Corporation intermediate rent products typical set rents at 75%-80% of market rents in the

area. On the basis that intermediate rents are set at 75% of market rents in Southwark, a household

would require an annual income of £25,900 to be able to afford a 1 bedroom dwelling on the

assumption they spend 25% of their gross income on rent. This is still lower than the current cheapest

intermediate housing product in Southwark, but is a much more plausible for which intermediate

housing products could be provided in the borough. The full range of incomes requires to afford

housing products by bedroom size is shown in Figure 31.

Figure 31 Annual Household Income Required for Dwellings by Tenure (Source: Housing Corporation Data March 2007 and Survey of Letting Agents in Southwark 2008)

Housing Type Target Social Rents Intermediate Rent Lowest Quartile Market Rent Lowest Quartile Owner Occupation

Bedroom Size

1-Bed £15,400 £25,900 £34,500 £48,600

2-Bed £17,900 £34,100 £45,500 £61,400

3-Bed £20,700 £41,000 £54,600 £62,100

4-Bed £23,600 £59,000 £78,600 £118,600

4.13 Figure 32 and Figure 33 highlight, that by allocating any household who cannot afford intermediate

rents to social housing , 42% of current households in Southwark who want/need/expect to move can

afford market housing, 14% can afford intermediate housing and 44% can only afford social housing.

These figures relate only to the housing requirements of existing households and do not consider

requirements for newly forming households or the ability of housing supply to meet the requirements.

4.14 By comparison in Camberwell 33% can afford market housing while 12% can afford intermediate

housing and the remaining 55% can afford social housing. Therefore, proportionally fewer existing

households in Camberwell who want/need/expect to move can afford market than can do so in

Southwark as a whole.


Figure 32 Affordability Profile for Want/Need/Expect to Move for Southwark (Source: ORS Housing market Model and Southwark Household Survey 2008)

Figure 33 Affordability Profile for Want/Need/Expect to Move for Camberwell (Source: ORS Housing Market Model and Southwark Household Survey 2008)

Summary

4.15 Camberwell is one of eight community council areas in Southwark. The survey estimate that there are

currently 16,823 households living in Camberwell. In total 400 dwellings were assessed as being vacant

at the time of the survey.

4.16 The population of Southwark is relatively youthful when compared with the whole of London. The age

structure of the population of Camberwell shows that there is an even higher proportion of children,

particularly those aged 0-4 years in Camberwell than in Southwark as a whole.

4.17 Over 50% of households in Camberwell have incomes of less than £15,000 per annum, although almost

10% have incomes of £60,000 or more. Camberwell, suffers from both a lower mean and median

income than for the borough as a whole.

4.18 27% of households in Camberwell reported that they had at least one household member with a long-

term health problem.

4.19 Detached and semi-detached properties comprise only around 6% of the stock, terraced housing

comprises around a fifth of the total with flats accounting for the remaining 74%. It is also noteworthy

that around 20% of all flats are formed from a converted dwelling, rather than being purpose built.

4.20 A total of 33% of households across Camberwell reported that there was at least one serious problem

with their property. The most common problems are damp penetration or condensation, window

repairs and interior decoration.

4.21 27% of all properties across the area are owned outright or owned with a mortgage. Over 50% of the

stock is socially rented with the remaining 20% in the private rented-sector.

Market35,900

42%

Inter-mediate12,300

14%

Social37,700

44%

Market420033%

Inter-mediate

1,50012%

Social7,10055%


4.22 A total of around 14% of all households across Camberwell live in overcrowded conditions, compared

to 12% across Southwark. While around 35% of houses in Camberwell are currently under-occupying

their property, compared to the Southwark figure of 40%.

4.23 Overall almost 75% of householders in Camberwell were satisfied with their current property while

over 25% expressed dissatisfaction with their property.

4.24 40% of respondents to the survey in Camberwell reported that they wanted to move. Around 20% of

all households (not just households who want to move) in Camberwell would like to move because

they feel that their current property is too small.

4.25 Overall, a total of 6,351 households in Camberwell were assessed as living in unsuitable housing due to

one or more factors. This equals 36.5% of all established households in the study area, which is higher

than the Southwark average of 31.1%.

4.26 Of the households in Camberwell who want/need/expect to move, 33% can afford market housing

while 12% can afford intermediate housing and the remaining 55% can afford social housing.

Therefore, proportionally fewer existing households in Camberwell who want/need/expect to move

can afford market than can do so in Southwark as a whole.

sub-area report: camberwell june 2009 - london … figure 7 shows the gross household income levels...

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