Tynedale: local attraction

Wiht idyllic landscapes and easy commutes to Newcastle and Gateshead, Tynedale in Northumberland is something of a victim of its own success – homebuyers are flocking there, which means locals are being pushed out of the housing market.

But the council is fighting back on their behalf. It has decreed that until 2007, all housing built in the area of Tynedale that is most popular with commuters must be affordable. New developments across Tynedale must also include at least 30% affordable housing.

Interim planning policies on housing, introduced on 6 July 2004, now limit the number of properties that can be built to an average of 125 each year until 2016 – except for developments of 100% affordable housing. And while private developers are barred from building on greenfield land, developments of 100% affordable housing can use these sites if a more environmentally friendly location cannot be found.

The council hopes these measures will allow it to build 70 to 80 affordable homes a year in an area where houses now cost an average of £175,000 and the average annual salary is just £20,000. Average house prices have risen 40% since 2001.

David Robinson, Tynedale council’s chief environmental health and housing officer, blames what he calls BOBOs – “burnt-out, but opulent” middle-aged professionals who, sick of cities, are moving to rural communities in search of a better quality of life.

The council didn’t realise just how acute the “creeping” problem of house prices had become until 2002. “We took our eye off the ball,” admits Robinson. He says the council was too focused on transferring council properties to registered social landlord Milecastle Housing – it transferred its entire stock of 3483 homes on 20 December 1999 – to think about what was happening on the open market.

But Tynedale’s housing strategy for 2002-7 recognised the lack of affordable homes as a key concern and the council brought in the tough new measures. Robinson admits its planning policies are somewhat “draconian”, but he is unapologetic about annoying private developers.

“We have robust housing needs,” he says. “We have to be rigorous in our housing negotiations and not deviate from what we want to achieve.” Plans for 96 affordable homes have already been completed in the financial year 2004/5. The number exceeds the 92 affordable houses built in the area between 1999 and 2004 and beats the council’s own targets for affordable housing.

Not everybody is convinced by the strict housebuilding policies, however. Robbie Hutchinson, managing director of the chartered surveyor Rural Property Services, believes the focus on affordable housing does not represent a “well-rounded” housing policy. He supports providing subsidised housing to a certain extent, but says restricting supply will have the negative effect of pushing prices up further.

“We must supply more houses,” he says.

But Robinson is adamant that focusing on local housing needs is crucial to retaining the character of the community. “We won’t be diverted from our aims,” he says.

Tynedale council’s housing policy has certainly found favour with local government organisation the Improvement and Development Agency, which has shortlisted it as a potential “beacon council” for housing renewal. If it wins the accolade in April 2005, it will become a role model for other councils, which will be able to ask it for advice.

Robinson says Tynedale would be a good beacon council because it has had to learn how to handle rural affordable housing issues, which require a completely different approach from that needed in inner cities.

But why should other councils listen to Tynedale? “We’re known as an authority that gets things done,” says Robinson. “We punch well above our weight. People will listen to what we say because we have a good reputation.”