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Planning and building control - coronavirus

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Housing facts and figures 2004/2005 to 2018/2019

Permissions and delivery of affordable homes

Update on affordable home monitoring

We've been working on digitising our affordable housing monitoring so that we can be sure that all affordable homes approved during the planning process are delivered as agreed by developers on site.

In March 2021, we contacted all Registered Providers who own or lease affordable homes in the borough to confirm the size, tenure and accessibility of every affordable home under their management. So far, we've collected the details of over 14,000 affordable homes and this information is currently being entered into our new affordable housing monitoring tool. The tool will continue to be updated on a live basis as new planning applications are approved; and will allow the council to monitor if any affordable homes change tenure in the future, so that we can take enforcement action against this if necessary. Find further details on the tool.

We'll continue to provide updated information on the progress of the tool, and on the other actions that we've taken to improve our affordable housing monitoring, as these develop through spring 2021.

Our affordable housing policy seeks to ensure all developments of ten residential units or more (major developments) deliver a minimum of 35% of the housing as affordable, preferably on-site. This is usually calculated on habitable rooms in order to maximise the proportion of affordable housing.

The source monitoring system does not currently record residential units in terms of their habitable rooms, making direct comparisons against our 35% policy requirement difficult. Similarly, for some sites, on-site affordable housing would not have been possible; so the off-site delivery or equivalent in-lieu payments invested in affordable housing delivery will not necessarily be reflected in the figures as shown below.

For the reasons above, the figures shown in this section should not be used as a direct indicator of the successful implementation of our minimum 35% affordable housing policy-requirement. However, it provides a useful overview of the proportion of homes that are delivered as affordable homes on schemes of ten units or more on a unit-by-unit basis.

While minor developments are currently not required to provide affordable housing, some of them consisted of council housing schemes that contributed to affordable home delivery. Therefore, some financial years would see the figures of overall affordable housing, which are used to monitor the affordable housing target, higher than the total amount approved or delivered on major developments.

4.1 Gross approved affordable homes

It's important to look at the affordable housing proportion in gross approval terms because the minimum 35% affordable housing policy is calculated on the gross delivery of new homes on a site. Over the past 15 years, a total of 15,237 new affordable homes were approved, equating to 1,016 per year (Table 3). The affordable housing provision overall equated to 36% of major developments (with 10 or more units), showing consistency with the 35% policy target in Core Strategy (2011).

Table 3 - Percentage of approved gross affordable homes against total homes approved on major developments

Financial Year
(1 Apr - 31 Mar)

Total homes on major developments (10 or more units)

Affordable homes total

% of total homes for affordable housing

 
 
 

2004 - 2005

3729

1732

46%

 

2005 - 2006

2250

1094

49%

 

2006 - 2007

2740

1339

49%

 

2007 - 2008

2762

1104

40%

 

2008 - 2009

2872

934

33%

 

2009 - 2010

1699

853

50%

 

2010 - 2011

2915

1060

36%

 

2011 - 2012

2174

480

22%

 

2012 - 2013

3960

802

20%

 

2013 - 2014

4155

981

24%

 

2014 - 2015

2964

882

30%

 

2015 - 2016

4502

1990

44%

 

2016 - 2017

1136

411

36%

 

2017 - 2018

1782

729

41%

 

2018 - 2019

2331

846

36%

 

Total

41,971

15,237

36%

 

Total Average

2,798

1,016

   

Source: Summary of housing approvals 2004 – 2019 – Sheet 1: overall by tenure and Sheet 3: major development

As Table 4 demonstrates, the majority of affordable housing approved was social rent at almost 60%, totalling 9,050 units (603 annually). During the period, 553 affordable rent units were approved in total, with 53 London living rent and 161 discounted market rent permitted in 2018/2019. 

Table 4 - Gross approved affordable homes by tenure

Financial Year
(1 Apr - 31 Mar)

Affordable Home Total

Social Rent

Affordable Rent

Other Intermediate

London Living Rent

Discounted Market Rent

Discounted Market Sale

 
 

2004 - 2005

1732

1055

NA

677

NA

NA

NA

 

2005 - 2006

1094

837

NA

257

NA

NA

NA

 

2006 - 2007

1339

588

NA

751

NA

NA

NA

 

2007 - 2008

1104

634

6

464

NA

NA

NA

 

2008 - 2009

934

512

35

387

NA

NA

NA

 

2009 - 2010

853

608

NA

245

NA

NA

NA

 

2010 - 2011

1060

591

140

329

NA

NA

NA

 

2011 - 2012

480

271

46

163

NA

NA

NA

 

2012 - 2013

802

308

146

348

NA

NA

NA

 

2013 - 2014

981

593

19

369

NA

NA

NA

 

2014 - 2015

882

457

85

340

NA

NA

NA

 

2015 - 2016

1990

1407

5

578

NA

NA

NA

 

2016 - 2017

411

295

NA

116

NA

NA

NA

 

2017 - 2018

729

420

58

194

NA

NA

57

 

2018 - 2019

846

474

13

145

53

161

NA

 

Total

15237

9050

553

5363

53

161

57

 

%

100.0%

59.4%

3.6%

35.2%

0.3%

1.1%

0.4%

 

 

Source: Summary of housing approvals 2004 – 2019 – Sheet 1: overall by tenure

4.2 Net approved affordable homes

Taking into account the existing units demolished on the new developments, there have been 9,924 additional new affordable homes approved through the planning system (662 units per year) (Table 5). This contributed to almost one-third of the additional housing permitted over the period. Table 6 indicates 40% of the tenure within affordable housing was social rent, with the rest being intermediate.

Table 5 - Percentage of net affordable homes against total homes approved on major developments

Financial Year
(1 Apr - 31 Mar)

Total number of major development (10 or more units)

Affordable housing overall

Percentage of total homes for affordable housing

 
 
 

2004 - 2005

3458

1465

42%

 

2005 - 2006

2174

1032

47%

 

2006 - 2007

2685

1291

48%

 

2007 - 2008

2762

986

36%

 

2008 - 2009

2855

804

28%

 

2009 - 2010

1526

681

45%

 

2010 - 2011

2803

974

35%

 

2011 - 2012

1728

46

3%

 

2012 - 2013

3080

67

2%

 

2013 - 2014

3581

444

12%

 

2014 - 2015

2667

639

24%

 

2015 - 2016

1835

-329

-18%

 

2016 - 2017

1135

410

36%

 

2017 - 2018

1529

616

40%

 

2018 - 2019

2246

798

36%

 

Total

36,064

9,924

28%

 

Annual average

2,404

662

   

Source: Summary of housing approvals 2004 – 2019 – Sheet 1: overall by tenure and Sheet 3: major development

Table 6 - Net approved affordable homes by tenure

Financial year

 (1 Apr - 31 Mar)

Affordable Housing total

Social Rent

Affordable Rent

Other Intermediate

London Living Rent

Discounted Market Rent

Discounted Market Sale

 
 

2004 - 2005

1465

791

NA

674

NA

NA

NA

 

2005 - 2006

1032

776

NA

256

NA

NA

NA

 

2006 - 2007

1291

541

NA

750

NA

NA

NA

 

2007 - 2008

986

517

6

463

NA

NA

NA

 

2008 - 2009

804

384

35

385

NA

NA

NA

 

2009 - 2010

681

438

NA

243

NA

NA

NA

 

2010 - 2011

974

505

140

329

NA

NA

NA

 

2011 - 2012

46

-163

46

163

NA

NA

NA

 

2012 - 2013

67

-425

146

346

NA

NA

NA

 

2013 - 2014

444

56

19

369

NA

NA

NA

 

2014 - 2015

639

215

85

339

NA

NA

NA

 

2015 - 2016

-329

-912

5

578

NA

NA

NA

 

2016 - 2017

410

295

NA

115

NA

NA

NA

 

2017 - 2018

616

307

58

194

NA

NA

57

 

2018 - 2019

798

426

13

145

53

161

NA

 

Total

9,924

3,751

553

5,349

53

161

57

 

%

100%

38%

6%

54%

1%

2%

1%

 

 

Source: Summary of housing approvals 2004 – 2019 – Sheet 1: overall by tenure

4.3  Gross completed affordable homes

Between 2004 and 2019, 9,200 affordable homes were delivered, with an annual average of 613 units. The affordable housing delivery was an equivalent of 42% total new homes generated from major developments (Table 7).

Table 7 - Proportion of gross affordable homes against total homes delivered on major developments

Financial Year
(1 Apr - 31 Mar)

Total completions on major development with 10 or more units

Affordable homes completed overall

Percentage of total homes for affordable housing

 
 
 

2004 - 2005

1562

719

46%

 

2005 - 2006

1491

611

41%

 

2006 - 2007

1917

946

49%

 

2007 - 2008

1502

950

63%

 

2008 - 2009

800

326

41%

 

2009 - 2010

1123

708

63%

 

2010 - 2011

1334

664

50%

 

2011 - 2012

888

632

71%

 

2012 - 2013

919

565

61%

 

2013 - 2014

1481

504

34%

 

2014 - 2015

1216

396

33%

 

2015 - 2016

1356

497

37%

 

2016 - 2017

2257

593

26%

 

2017 - 2018

591

188

32%

 

2018 - 2019

3310

901

27%

 

Total

21747

9200

42%

 

Annual average

1449.8

613

 

 

 

Source: Summary of housing completions 2004 – 2019: Sheet 1: overall by tenure; Sheet 3: major development

During this period, over 5,460 new social rented units were built, representing approximately 60% of the new affordable homes built. 3,738 intermediate homes were completed, among which 299 were affordable rent (Table 8).

Table 8 - Gross completed affordable homes by tenure

Financial year

(1 Apr - 31 Mar)

Affordable homes total

Social rent

Affordable rent

Other intermediate

2004 - 2005

719

608

NA

111

2005 - 2006

611

402

NA

209

2006 - 2007

946

539

NA

407

2007 - 2008

950

476

NA

474

2008 - 2009

326

186

NA

140

2009 - 2010

708

429

NA

279

2010 - 2011

664

251

NA

413

2011 - 2012

632

498

NA

134

2012 - 2013

565

401

NA

164

2013 - 2014

504

320

24

160

2014 - 2015

396

165

61

170

2015 - 2016

497

216

132

149

2016 - 2017

593

412

22

159

2017 - 2018

188

94

15

79

2018 - 2019

901

465

45

391

Total

9200

5462

299

3439

%

100%

59%

3%

37%

Source: Summary of housing completions 2004 – 2019: Sheet 1: overall by tenure

3.4 Net completed affordable homes

Over the same reporting period, 6,416 net affordable homes were built, meaning new additional 428 affordable homes were provided annually. The number also demonstrates that the total additional affordable homes equated to one-third of all delivered on major developments (Table 9).

Table 9 - Proportion of net affordable homes against total homes delivered on major developments

Financial year

 (1 Apr - 31 Mar)

Total homes delivered on major developments with 10 or more units

Affordable homes completed overall

Percentage for affordable homes

 
 
 
 

2004 - 2005

1008

161

16%

 

2005 - 2006

1157

278

24%

 

2006 - 2007

1701

735

43%

 

2007 - 2008

1079

536

50%

 

2008 - 2009

775

299

39%

 

2009 - 2010

1119

700

63%

 

2010 - 2011

1334

559

42%

 

2011 - 2012

847

593

70%

 

2012 - 2013

833

488

59%

 

2013 - 2014

1456

483

33%

 

2014 - 2015

1031

109

11%

 

2015 - 2016

978

113

12%

 

2016 - 2017

2196

552

25%

 

2017 - 2018

591

184

31%

 

2018 - 2019

3226

626

19%

 

Total

19,331

6,416

33%

 

Annual Average

1,289

428

   

Source: Summary of housing completions 2004 – 2019: Sheet 1: overall by tenure; Sheet 3: major development

Across the 15-year reporting period, 42% of the 6,416 new additional affordable homes built were social rented at 2,686 units (Table 10). It's important to look at the affordable housing delivery across a longer rather than shorter timeframe, due to the way the source monitoring system records demolitions and the long-term nature of large regeneration schemes.

According to LDD, demolished housing units are only recorded when the redevelopment on the same sites complete in their entirety (including any non-residential elements on the same site). In the earlier financial years, only newly homes completed would be counted, leading to the lag time in recording the demolished units. Therefore, years 2014/2015 and 2015/2016 that saw several major regeneration schemes completed (see below) appeared to result in a loss of 121 and 165 units.

Completed regeneration schemes in 2014/2015 and 2015/2016:

  • Trafalgar Place, SE17 (part of the former Heygate Estate regeneration programme)
  • Site C5 of Bermondsey Spa regeneration, SE1
  • Silwood Estate regeneration, SE16
  • Camberwell Fields (part  of the former Elmington Estate)

To ensure regeneration work for all, the council’s estate regeneration schemes seek to provide more affordable homes across a wider area to create mixed communities with high quality new affordable and market homes that are “tenure blind.” This approach has been successful through the “early rehousing sites” for tenants of the former Heygate estate, which has seen a total of over 530 affordable homes completed in the local area, including close to 420 for social rent and 117 as intermediate units. The final scheme, on Stead Street, SE17, has seen 84 social rent homes completed during 2016/17.

Table 10 - Net completed affordable homes by tenure

Financial year (1 Apr - 31 Mar)

Affordable homes total

Social Rent

Affordable Rent

Other intermediate

 
 
 
 

2004 - 2005

161

50

NA

111

 

2005 - 2006

278

69

NA

209

 

2006 - 2007

735

330

NA

405

 

2007 - 2008

536

63

NA

473

 

2008 - 2009

299

159

NA

140

 

2009 - 2010

700

421

NA

279

 

2010 - 2011

559

146

NA

413

 

2011 - 2012

593

459

NA

134

 

2012 - 2013

488

326

NA

162

 

2013 - 2014

483

299

24

160

 

2014 - 2015

109

-121

61

169

 

2015 - 2016

113

-166

132

147

 

2016 - 2017

552

371

22

159

 

2017 - 2018

184

90

15

79

 

2018 - 2019

626

190

45

391

 

Total

6,416

2,686

299

3,431

 

%

100%

42%

5%

53%

 

Source: Summary of housing completions 2004 – 2019: Sheet 1: overall by tenure

Page last updated: 15 April 2021

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