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Total Housing Stock

      • Gateshead has a total housing stock of approximately 93,300. [1] This stock is occupied by approximately 90,000 households. [2]
      • The total housing stock can be broken down into the following tenures: Council owned 21%; Private rented 16%; Owner occupied 57%; Housing Association/Registered Social Landlords 6%. [1]
      • Census data allows us to compare housing tenure with other areas and changes over time. Owner occupation is lower in Gateshead than in the North East and England. Conversely, renting from the Council is much higher in Gateshead at 22%. However, this is the only tenure in Gateshead to have decreased in size - 5,000 fewer households since 2001 when it was 30% of the total stock. [3]Tenure
      • Whilst Gateshead’s housing stock has been improving, it is predicted that 9% of the total stock is likely to fail the Housing Health & Rating System (HHSRS). [4] Private rented stock is most likely to fail (11%) followed by Owner occupied (10%) and then Social rented (7%). Whilst there are many hazards within homes, by far the most prevalant reasons for homes failing the HHSRS in Gateshead, are excess cold (threats to health from low indoor temperature); and presence of hazards likely to cause falls.
      • The 2012 Gateshead Resident’s Survey indicated householder satisfaction with the quality of their home, and choice of housing across the Borough varied. There were significantly lower levels of satisfaction in a number of central wards (the Central Area of Gateshead includes Wards with the highest concentrations of private rented accommodation), together with Chopwell and Rowlands Gill in the West. [5]

Private Rented Sector

    • In 2016 approximately 14,600 (16%) of the borough’s homes were in the private rented sector. [1] In Gateshead this sector grew by 70% between 2001 and 2011 (much higher than the national rate of growth), but this rate of growth appears to be reducing.[3] The main reasons for the significant increase in this sector are an increase in buy to let as investment and the decline in people's ability to afford to own their own home. The highest concentrations of private rented stock are in Saltwell and Bridges wards. Demand for private rented properties may increase again in light of the impact of recent Government policy changes and measures that are expected to lead to a reduction in the supply of social housing. The proportion of households living in private rented accommodation in Gateshead is still lower than the England average.
    • Private rented stock is the most likely to fail the Housing Health & Rating System (HHSRS), which is likely to disproportionately affect vulnerable households. [4]

Social Rented Sector

    • In 2016 approximately 25,100 (27%) of the borough's homes were in the social rented sector. [1] This is made up of 19,900 Council owned properties and 5,200 Housing Association/Registered Social Landlord properties. In Gateshead this sector declined by 6% between 2001 and 2011 and continues to decline. [2]  Despite a reduction of around 5,000 Council owned properties over this period, there is still a significantly higher proportion in Gateshead compared to the North East and England averages.
    • Whilst the condition of social housing has improved over recent years to meet the Government’s decent homes targets, [6] the Government’s July 2015 Budget, and subsequent Government measures and ongoing commitments, including extension of Right-to-buy, the requirement to reduce social rents by 1% p/a, and changes to social housing funding models, will lead to radical changes in the sector, put at risk the ability of social housing providers to maintain the decent homes standard across their stock, and lead to further decline in supply.

Under and Over-occupation

    • There is a significant level of under-occupation within our housing stock. 64,900 (73%) households in Gateshead are under-occupying properties; having at least one more room than the statutory standards require. Conversely, nearly 5,500 (6%) households are classified as overcrowded in terms of space and room standards, half of which are in the social housing sector. This clearly shows that there is a mismatch in relation to providing the right housing for all of our residents and making best use of our housing stock. [3] Bridges ward has the highest proportion of overcrowded households at 14%. Dunston & Teams, Felling, and High Fell also have significantly higher levels of overcrowding than the Gateshead average [Map - Ward overcrowded households]. [7]

Energy Efficiency

    • Energy efficiency of homes has improved considerably between 2003 and 2013.[8] Whilst new homes are becoming more energy efficient, most impact has been due to over 40,000 existing homes receiving heating and insulation measures from national and local grant-funded schemes. Whilst there are many factors impacting on the number of “excess winter deaths”, affordable warmth is a key element. (See also ‘Excess Winter Deaths')

Housing Supply

    • On the basis of the projected population increase and changes in the household size in Gateshead, it is expected that there is a need to plan for approximately 11,000 new homes between 2010 and 2030. [9]
    • There is a need for more family sized accommodation in Gateshead, together with a range of affordable and intermediate market housing, and greater choice to meet the needs of older people; including a mix of bungalow and high quality apartment provision. [10]
    • There is also a need to develop new specialist housing to meet the requirements of specific groups, including people with disabilities, dementia, young people leaving care and homeless people with complex needs.
    • Planning policy, set out in the Core Strategy and Urban Core Plan for Gateshead and Newcastle, requires new housing development provides a range and choice of housing, including the provision of Lifetime Homes and Wheelchair-Accessible homes.

Affordability

    • Although Gateshead has a relatively high supply of social and affordable rented properties, and benefits from lower house prices than many areas, it suffers from a lower income-to-price ratio than the regional or national averages [10];
      • 42.4% of single income, 'concealed' households in Gateshead (that is a family living within a multi-family household e.g. a family living with parents/grandparents) earn below the income level (£15,200 p/a) required to purchase one of the lowest value 1 bed flats (£47,500 – £74,950).
      • 40.5% of single income, 'concealed' households in Gateshead earn below the income level (£14,400 p/a) required to rent one of the cheapest 1 bed flats (£300-£450 p/m) and
      • 60% of tenants in Gateshead receive housing benefit.
    • See also 'Homeless'

[1] Gateshead Council Local Land and Property Gazetteer, Council Tax Records, The Gateshead Housing Company Stock, Apr 2016

[2] Household projections for England and local authority districts, DCLG, 2014

[3] ONS Census 2011 (ONS website)

[4] Dwelling level housing stock modelling & Database for Gateshead Council BRE, May 2013

[5] Gateshead Residents Survey, Gateshead Council, 2012

[6] Gateshead Housing Strategy 2013-18 (Gateshead Council website)

[7] ONS Census 2011 (Local Health website)

[8] Gateshead Council

[9] Core Strategy and Urban Core Plan for Gateshead and Newcastle Upon Tyne, 2010 - 2030

[10] NewcastleGateshead Strategic Housing Market Assessment - Update Report 2013