Sub-area Report: Nunhead and Peckham Rye June … Report: Nunhead and Peckham Rye June 2009 Southwark Housing Requirements Study 2008 Page 2 Opinion Research Services The Strand, ...

Southwark

Housing Requirements Study 2008

Sub-area Report: Nunhead and Peckham Rye

June 2009

Southwark Housing Requirements Study 2008

Page 2

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

Page 3

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

Page 5

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 Nunhead and Peckham

Rye. 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 17,257 households living in Nunhead and Peckham Rye at

the time of the survey. In total 870 dwellings were assessed as being vacant at the time of the survey.

Southwark Housing Requirments Study 2008

Reports

Sub-area Report: Nunhead and Peckham Rye

Main Report Executive Summary

Page 7

Chapter 2: Housing Market Drivers

Local Population

2.1 The age structure of the population of

Nunhead and Peckham Rye from the 2008

household survey (Figure 2) shows that by

Southwark’s youthful standards the population

of the area is relatively old. This is the case for

the majority of age group up to the age of 34,

particularly the 30-34 age group. Accordingly

there are more people aged 35 to 54.

2.2 2.3 2.4 Figure 3 displays this in numerical form, once

again highlighting the low numbers of those in

the 15-34 age group.

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

Category Nunhead and Peckham Rye Southwark

0-4 years 3,140 (9%) 23,760 (8.6%)

5-9 years 1,840 (5.3%) 16,780 (6.1%)

10-14 years 2,030 (5.8%) 14,880 (5.4%)

15-19 years 1,840 (5.3%) 16,230 (5.9%)

20-24 years 2,440 (7%) 23,680 (8.6%)

25-29 years 3,330 (9.5%) 28,890 (10.5%)

30-34 years 2,030 (5.8%) 26,190 (9.5%)

35-39 years 3,150 (9%) 21,330 (7.8%)

40-44 years 3,640 (10.4%) 21,790 (7.9%)

45-49 years 3,070 (8.8%) 19,510 (7.1%)

50-54 years 1,990 (5.7%) 14,440 (5.3%)

55-59 years 950 (2.7%) 8,700 (3.2%)

60-64 years 1,760 (5%) 10,680 (2.8%)

65-69 years 1,850 (5.3%) 7,600 (2.8%)

70-74 years 560 (1.6%) 6,640 (2.4%)

75-79 years 720 (2.1%) 6,010 (2.2%)

80-84 years 520 (1.5%) 3,280 (1.2%)

85+ years 170 (0.5%) 4,520 (1.6%)

Total 35,030 (100%) 274,900 (100%)

Figure 2 Age Profile for Nunhead and Peckham Rye 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%

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

Southwark Housing Requirements Study 2008

Page 8

Chapter 2: Housing Market Drivers

Page 9

Household Structure

2.5 The household structure of Nunhead and Peckham Rye is not a mirror image of its age structure. For

example at 31.7% it has more single persons than Southwark as a whole. While single persons are

often under 35, given the age structure of the area it is likely that this group includes much of the 35-49

year old group previously identified. Similarly much of this group could be accounted for in the number

of adult couples with children which is almost 3% higher than Southwark’s figure. There were also 319

all student households (1.8%) which is much lower than for Southwark as a whole (4.1%).

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

Household Type Nunhead and Peckham Rye Southwark

Single Person 5,620 31.7% 31,450 26.0%

Lone Parent 2,150 12.1% 15,840 13.1%

Adult Couple 2,040 11.5% 16,710 13.8%

Adult Couple with Children 3,040 17.1% 17,260 14.3%

Group of Adults 1,280 7.2% 18,870 15.6%

Group of Adults with Children 410 2.3% 2,850 2.4%

All pensioners 2,720 15.3% 17,870 14.8%

Total 17,740 100.0% 120,850 100%

Ethnic Group

2.6 Figure 6 shows than when compared to the whole of Southwark (Figure 5), Nunhead and Peckham Rye

has a higher share of household respondents from the White British ethnic group as well as 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 Nunhead and Peckham Rye(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 British50.9%(8,749)

White Irish3.3%(569)

Other White 11.0%(1,892)

Mixed2.1%(353)

Asian1.8%(306)

Black27.7%(4,750)

Chinese1.3%(231)

Other Ethnic Group1.9%(326)

Southwark Housing Requirements Study 2008

Page 10

Incomes and Earnings

2.7 Figure 7 shows the gross household income levels found in Nunhead and Peckham Rye. 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

just under 49% of households in Nunhead and Peckham Rye have incomes of less than £15,000 per

annum, although almost 9% have incomes of £60,000 or more.

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

Household Income Nunhead and Peckham Rye Southwark

Less than £5,000 2,170 (12.6%) 14,040 (11.6%)

£5,000-£9,999 3,770 (21.8%) 27,460 (22.7%)

£10,000-£14,999 2,480 (14.4%) 14,930 (12.3%)

£15,000-£19,999 940 (5.4%) 10,870 (9.0%)

£20,000-£29,999 2,530 (14.7%) 16,940 (14.0%)

£30,000-£39,999 1,680 (9.7%) 9,190 (7.6%)

£40,000-£59,999 2,210 (12.8%) 12,090 (10.0%)

£60,000 or more 1,480 (8.6%) 15,530 (12.8%)

Total 17,260 121,050

2.8 Figure 8 indicates that the median household income in Southwark is £16,800 while the mean

household income is £29,800. This shows that a relatively small number of households with high

incomes inflate the mean income of the area. Nunhead and Peckham Rye, it is apparent, enjoys a

higher mean and an identical median income when compared to 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

Nunhead and Peckham Rye

Owned outright £24,600 £14,300

Owned with a mortgage £50,200 £46,000

Rent from Council £13,800 £9,100

Rent from RSL £17,000 £14,300

Private rent £22,400 £14,300

Nunhead and Peckham Rye Total £26,500 £16,800

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

Chapter 2: Housing Market Drivers

Page 11

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

incomes are adult couples without children, although in terms of mean incomes both groups of adults

and adult couples with children come close. Pensioner households and lone parents have the lowest

household incomes with median incomes of less than £10,000 per annum.

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

Category Mean Median

Nunhead and Peckham Rye

Single person £22,400 £22,200

Lone parent £13,700 £9,100

Adult couple £43,200 £38,000

Adult couple with children £41,400 £33,600

Group of adults £42,400 £25,800

Group of adults with children £12,500 £14,300

Pensioners £10,900 £9,100

Nunhead and Peckham Rye Total £26,500 £16,800

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

2.10 32% of households in Nunhead and Peckham Rye reported that they had at least one household

member with a long-term health problem. Figure 10 shows that 62% of households in the council rent

sector in Nunhead and Peckham Rye 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 Nunhead and Peckham Rye Southwark

Number Percentage Number Percentage

Tenure Owned outright 630 40.3% 2,970 29.8%

Owned with a mortgage 690 15.6% 1,880 8.7%

Rent from Council 3,420 62.4% 19,460 40.7%

Rent from RSL 390 26.0% 3,610 32.7%

Private rent 380 8.8% 1,960 6.5%

Total 5,500 31.9% 29,870

24.7%

Southwark Housing Requirements Study 2008

Page 12

Car and Bicycle Ownership

2.11 Figure 11 shows that almost 55% of households in Nunhead and Peckham and Rye do not have access

to a car or van, which is lower than the 61% of households across the whole of Southwark. Around 34%

of households in Southwark have at least one car which is slightly lower than the figure of 36% in

Nunhead and Peckham Rye.

2.12 Figure 13 shows that, 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 Nunhead and Peckham Rye (Source: Southwark Household Survey 2008)

None54.7%(9,432)

1 Car36.0%(6,206)

2+ Cars9.4%

(1,620)

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 Nunhead and Peckham Rye (Source: Southwark Household Survey 2008)

None66.3%

(11,440)

1 Bicycle20.6%(3,554)

2 Bicycles7.3%

(1,252)

3+ Bicycles5.7%

(1,012)

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)

Chapter 2: Housing Market Drivers

Page 13

Access to Services

2.13 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

2.14 Figure 15 shows that over 14% of households in Nunhead and Peckham Rye reported difficulties (either

very or fairly difficult) in accessing cultural and recreational facilities such as cinemas. Over 10% of

households reported difficulties with accessing their place of work and health, sport and leisure

facilities.

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

Service Nunhead and Peckham Rye Southwark

Number Percentage Number Percentage

Childcare Facilities 310 9.1% 1,790 9.2%

Cultural/recreational e.g. Cinema 2,440 14.4% 12,270 11.5%

Health/sport/leisure facilities 1,820 11.5% 9,810 9.5%

Local schools 260 5.3% 1,780 4.2%

Parks/open spaces 1,210 7.0% 6,040 5.1%

Public Transport 1,360 7.9% 4,750 4.0%

Shopping Facilities 760 4.4% 6,250 5.2%

Your GP 890 5.2% 5,160 4.4%

Your place of work 950 10.1% 6,450 9.3%

Your place of worship 780 7.6% 3,240 5.1%

Page 15

Chapter 3: Existing Housing Stock

Property Type and Age

3.1 Figure 16 shows the mix of existing properties in Nunhead and Peckham Rye in terms of property type.

As illustrated, detached and semi-detached properties comprise only around 9% of the stock, terraced

housing comprises around 29% of the total with flats accounting for the remaining 62%. It is also

noteworthy that just under half 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 18% of the households interviewed estimated that their property was built

after 1980, with over 21% estimating a build date of 1945-1979. Almost half of the stock predates

1919, with an estimated 11% being built between the wars. Therefore around 61% of the housing

stock of Nunhead and Peckham Rye was built before 1945.

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

6,249

808

2168

3,205

1,406

619

556

156

934

91

680

1,782

764

1,018

1,043

638

405

1,199

246

953

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

Nunhead and Peckham Rye

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

1518

23,998

4,994

69,634

5,369

18,811

5,309

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

Southwark

Nunhead and Peckham Rye

Detached or semi-detached Terraced Purpose built flat Converted dwelling

Southwark Housing Requirements Study 2008

Page 16

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

properties in Nunhead and Peckham Rye have been sub-divided to form smaller units, with a total of

3,205 converted dwellings being contained within pre-1919 buildings.

Problems with Condition of Stock

3.4 A quarter of households across Nunhead and Peckham Rye 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 the area. The most common problems are damp penetration or condensation

and window repairs.

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

Problem Nunhead and Peckham Rye Southwark

GROUP A

Interior structural repairs - 2,880

Exterior structural repairs - 1,030

Roof repairs 150 730

Rising damp 160 1,480

No fixed heating system 220 1,640

GROUP B

Damp penetration or condensation 1,310 10,790

Window repairs 1,060 7,770

Electrical or wiring repairs 470 2,690

Gas supply or appliances - 140

Heating or plumbing 400 7,340

Drainage problems 330 3,090

Repairs to gutters or down pipes - 310

GROUP C

Interior decoration - 3,600

Exterior decoration 90 960

Total

Any 1 or more problem 4,550 27,100

At least 1 from Group A or 2 or more from Group B 1,750 11,880

Chapter 3: Existing Housing Stock

Page 17

3.5 Of the households across Nunhead and

Peckham Rye, around 10% identified at least

one problem from Group A or two or more

problems from Group B. This equates to 1,752

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 218 had no fixed heating

with the remaining 1,679 experiencing other

disrepair problems.

3.7 Of the households experiencing serious

disrepair, none stated that they could afford the

work required. Little over 4% stated that they

were currently saving or borrowing the money

and under 5% cited time issues as their main

obstacle.

3.8 9.4% 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 157 households). A further 9.5%

(160 households) stated that the repairs were

their landlord’s responsibility, and that they

expected the work to be undertaken soon, if at

all. The majority of households (67.3%) felt that

although the repairs were their landlords

responsibility they were unlikely to be

completed.

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

Serious problem with condition of

home1,752 hh

No fixed heating218 hh

Serious disrepair1,679hh

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

Other4.9%(82)

Household can't afford

9.4%(157)

Landlord likely to

undertake9.5%(160)

Landlord unlikely to undertake

67.3%(1,130)

Time Issues4.8%(80)

Currently saving or

borrowing money4.2%(70)

Southwark Housing Requirements Study 2008

Page 18

Housing Tenure

3.9 Figure 21 shows the overall tenure of housing stock in Nunhead and Peckham Rye, showing that owner

occupation forms little over a third. Over 40% of the stock is socially rented with the remaining 25% in

the private rented-sector.

3.10 Figure 22 shows the difference in property type which exists between different tenures in Nunhead and

Peckham Rye. Most notably, around 74% of the social rented households occupy purpose built flats.

Those in private rent also predominantly occupy purpose built flats. Those in owner occupation are far

more likely to live terraced or semi-detached dwellings.

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

1,445

177

1072

4,995

1,193

1864

1714

224

10,679

186

1507

5150

3836

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

Nunhead and Peckham Rye

Own outright

Own with a mortgage

Social rent

Rent privately

Detached Semi-detached Terraced Flat

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

9,958

1,556

21,945

4,442

47,934

5,475

11,107

1,479

30,147

4,306

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

Southwark

Nunhead and Peckham Rye

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

Chapter 3: Existing Housing Stock

Page 19

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.

3.13 A total of around 13% of all households across Nunhead and Peckham Rye live in overcrowded

conditions as shown in Figure 24. However, only around 17.6% (383) of these households are in owner

occupied accommodation, while close to 46% (983) of are in the social rented sector.

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 Nunhead and Peckham Rye Southwark

Overcrowded

Owned outright - 260 (1.9%)

Owned with a mortgage 380 (17.6%) 1,690 (12.0%)

Rent from Council 770 (35.4%) 7,250 (51.6%)

Rent from RSL 210 (9.7%) 1,050 (7.5%)

Private rent 810 (37.3%) 3,800 (27.0%)

Single person - -

Lone parent 750 (34.2%) 4,630 (33.4%)

Adult couple - -

Adult couple with children 720 (33.1%) 4,480 (32.3%)

Group of adults 480 (21.9%) 3,090 (22.3%)

Group of adults with children 240 (10.8%) 1,650 (11.9%)

All pensioners - -

Under-occupying

Owned outright 1,370 (18.7%) 7,970 (16.4%)

Owned with a mortgage 3,170 (43.2%) 14,440 (29.7%)

Rent from Council 1,470 (20.0%) 15,280 (31.5%)

Rent from RSL 420 (5.8%) 2,740 (5.6%)

Private rent 910 (12.4%) 8,140 (16.8%)

Single person 1,760 (24.0%) 11,010 (22.7%)

Lone parent 510 (6.9%) 2,160 (4.4%)

Adult couple 1,590 (21.7%) 10,740 (22.1%)

Adult couple with children 1,470 (20.1%) 5,490 (11.3%)

Group of adults 460 (6.2%) 6,760 (13.9%)

Group of adults with children - 290 (0.6%)

All pensioners 1,550 (21.1%) 12,110 (24.9%)

Southwark Housing Requirements Study 2008

Page 20

3.14 When considered by household type, it is clear that groups of adults with or without children and lone

parents are most likely to be overcrowded.

3.15 In terms of under occupation it would appear that around 43% of houses in Nunhead and Peckham Rye

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 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 Nunhead and Peckham

Rye Southwark

Overcrowded

Owned outright 0.0% 2.6%

Owned with a mortgage 8.6% 7.7%

Rent from Council 14.1% 15.2%

Rent from RSL 14.3% 9.5%

Private rent 18.9% 12.6%

Total 12.6% 11.6%

Single person 0.0% -

Lone parent 34.7% 29.2%

Adult couple 0.0% 0.0%

Adult couple with children 23.7% 26.0%

Group of adults 37.3% 16.4%

Group of adults with children 56.9% 57.9%

All pensioners 0.0% 0.0%

Total 12.6% 11.5%

Under-occupying

Owned outright 88.0% 80.0%

Owned with a mortgage 71.4% 65.8%

Rent from Council 26.8% 31.9%

Rent from RSL 28.6% 24.7%

Private rent 21.2% 27.0%

Total 42.6% 40.1%

Single person 31.4% 35.0%

Lone parent 23.6% 13.6%

Adult couple 78.1% 64.3%

Adult couple with children 48.5% 31.8%

Group of adults 35.8% 35.8%

Group of adults with children 0.0% 10.2%

All pensioners 57.0% 67.8%

Total 42.6% 40.2%

Satisfaction with Home

3.16 Overall over 83% of householders in Nunhead and Peckham Rye were satisfied with their current

property while around 11% expressed dissatisfaction with their property. Figure 25 shows that

Chapter 3: Existing Housing Stock

Page 21

satisfaction varies considerably by tenure with over 96% of owner occupiers being satisfied with their

current home, compared to less than 62% of those renting from an RSL.

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

Want to Move

3.17 33% of respondents to the survey in Nunhead and Peckham Rye reported that they wanted to move,

with the remaining 67% being content to remain in their current property. Figure 26 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 12% of all households (not just households who want to move) in Nunhead and Peckham Rye

would like to move because they feel that their current property is too small. Many wanted to move in

order to find a better house or a better quality of life, with 6.4% and 5.1% respectively.

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

Why Want to Move Nunhead and Peckham Rye Southwark

Home is too small 2,120 12.0% 15.890 12.9%

Want a better house 1.140 6.4% 3.960 3.2%

Want a better quality of life 910 5.1% 3.510 2.8%

Dislike the area 650 3.7% 3.670 3.0%

Youth disorder 500 2.8% 1.090 0.9%

To be near work/Improve journey to work 480 2.7% 650 0.5%

Home is in poor internal condition/repair 480 2.7% 1.670 1.4%

High crime 460 2.6% 1.330 1.1%

Anti social behaviour 440 2.5% 1.590 1.3%

Housing is too dense 430 2.4% 530 0.4%

Layout of home is unsuitable for needs of ill/disabled person 350 2.0% 1.490 1.2%

Area is loud and noisy 330 1.9% 1.290 1.0%

49364

8034

3624

2324

422

1664

49458

6329

2167

2090

492

1580

8096

999

364

321

236

7095

738

453

83

73

6753

1156

245

160

751

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

Southwark

Nunhead and Peckham Rye

Owner Occupied

Rent from Council

Rent from RSL

Private Rent

Very satisfied Fairly satsified Neither Fairly dissatisfied Very dissatisfied

Southwark Housing Requirements Study 2008

Page 22

Housing Benefit

3.19 Figure 27 shows the percentage of all households in the rented sector in Nunhead and Peckham Rye

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 44%

receive their full rent as housing benefit while around 21% receive partial help with their rent.

3.20 Across the different tenures in Nunhead and Peckham Rye, around 69% 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 the area receive housing benefit. This indicates that a significant proportion of

households in social housing in Nunhead and Peckham Rye are not able to afford to live in any other

tenure.

3.21 Only around 13% 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 In Nunhead and Peckham Rye (Source: Southwark Household Survey 2008)

23160

3375

2417

645

313

12947

1679

1355

93

231

51945

6138

1703

741

3694

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

Southwark

Nunhead and Peckham Rye

Rent from Council

Rent from RSL

Private Rent

Full Part Not Specified None

Page 23

Chapter 4: Unsuitably Housed Existing Households

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.

Southwark Housing Requirements Study 2008

Page 24

Established Households Living in Unsuitable Housing

4.5 Overall, a total of 6,094 households in Nunhead and Peckham Rye 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

170

436

0

1,752

885

616

2,178

1,194

0

0

6,094

households

UNSUITABILITY

CATEGORY Accommodation

too expensive

Chapter 4: Unsuitably Housed Existing Households

Page 25

Figure 30 Established Households Living in Unsuitable Housing in Nunhead and Peckham Rye (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 Nunhead and Peckham

Rye Southwark

Homeless or with Insecure Tenure

Tenancy under notice, real threat of notice or lease coming to an end 1.0%

1.5%

Accommodation too expensive 3.5% 5.7%

Mismatch of Household & Dwelling

Overcrowding 12.3% 11.3%

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

6.7% 4.0%

Home too difficult to maintain 0.0% 0.4%

Children living in high-rise flats 0.0% 2.3%

Households with support needs 5.0% 3.8%

Dwelling Amenities & Condition

Lacking facilities 0.0% 0.1%

Major disrepair 9.9% 9.6%

Social Requirements

Harassment 2.5% 1.4%

One or more problems 34.4%

31.1%

4.6 It is worth noting that overall, this equals 34.4% 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).

Southwark Housing Requirements Study 2008

Page 26

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 Nunhead and Peckham Rye 45% can afford market housing while 13% can afford

intermediate housing and the remaining 42% can afford social housing. Therefore, existing households

in Nunhead and Peckham Rye who want/need/expect to move have similar levels of affordability as in

Southwark as a whole.

Chapter 4: Unsuitably Housed Existing Households

Page 27

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 Nunhead and Peckham Rye (Source: ORS Housing Market Model and Southwark Household Survey 2008)

Summary

4.15 Nunhead and Peckham Rye is one of eight community council areas in Southwark. The survey estimate

that there are currently 17,257 households living in Nunhead and Peckham Rye. In total 870 dwellings

were assessed as being vacant at the time of the survey. This is among the highest number of vacant

properties for any community council area in Southwark.

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

structure of the population of Nunhead and Peckham Rye shows that the population of the area

contains relatively more people aged 35 to 54.

4.17 49% of households in Nunhead and Peckham Rye have incomes of less than £15,000 per annum,

although almost 9% have incomes of £60,000 or more. Nunhead and Peckham Rye enjoys a higher

mean and an similar median income when compared to the borough as a whole.

4.18 32% of households in Nunhead and Peckham Rye reported that they had at least one household

member with a long-term health problem which is much higher than the figure for Southwark as a

whole..

4.19 Detached and semi-detached properties comprise only around 9% of the stock, terraced housing

comprises around 29% of the total with flats accounting for the remaining 62%. It is also noteworthy

that just under half of all flats are formed from a converted dwelling, rather than being purpose built.

4.20 A quarter of households across Nunhead and Peckham Rye reported that there was at least one serious

problem with their property. The most common problems are damp penetration or condensation and

window repairs.

4.21 Owner occupation forms little over a third of the housing stock of Nunhead and Peckham Rye. Over

40% of the stock is socially rented with the remaining 25% in the private rented-sector.

Market35,900

42%

Inter-mediate12,300

14%

Social37,700

44%

Market4,60045%

Inter-mediate

1,30013%

Social4,30042%

Southwark Housing Requirements Study 2008

Page 28

4.22 Around 12% of all households across Nunhead and Peckham Rye live in overcrowded conditions while

around 41% of households in Nunhead and Peckham Rye are currently under-occupying their property,

which is similar to the Southwark figure of 40%.

4.23 Overall over 83% of householders in Nunhead and Peckham Rye were satisfied with their current

property while around 11% expressed dissatisfaction with their property.

4.24 33% of respondents to the survey in Nunhead and Peckham Rye reported that they wanted to move.

Around 12% of all households (not just households who want to move) in Nunhead and Peckham Rye

would like to move because they feel that their current property is too small. Many wanted to move in

order to find a better house (6.4%) or a better quality of life (5.1%).

4.25 A total of 6,094 households in Nunhead and Peckham Rye were assessed as living in unsuitable housing

due to one or more factors. This equals 34.4% of all established households in the study area, which is

higher than the equivalent figure for Southwark as a whole of 31.1%.

4.26 Of the households in Nunhead and Peckham Rye who want/need/expect to move, 45% can afford

market housing while 13% can afford intermediate housing and the remaining 42% can afford social

housing. Therefore, existing households in Nunhead and Peckham Rye who want/need/expect to move

have similar levels of affordability as in Southwark as a whole.