bedfordshire housing monitor 2009 - luton h… · web viewappendix: housing associations in...

BEDFORDSHIRE HOUSING MONITOR

Housing Market Statistics 2009

2002/

Contents

1. Introduction.................................................................................................................................................................................. 4

2. Context......................................................................................................................................................................................... 4

3. Housing types and tenures........................................................................................................................................................ 7

4. The cost of housing, incomes and affordability.....................................................................................................................11

5. The Housing Register and Lettings......................................................................................................................................... 18

6. Homelessness........................................................................................................................................................................... 25

7. Ethnicity and Housing Need.....................................................................................................................................................31

8. New housing provision............................................................................................................................................................ 37

9. Stock condition and empty homes..........................................................................................................................................39

10. Population, households, age and ethnicity............................................................................................................................43

11. Employment, economic status and deprivation....................................................................................................................45

12. APPENDIX: Housing Associations in Bedfordshire and Number of Homes in Management......................................................51

Bedfordshire Housing Monitor 2009

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Bedfordshire sub-region, showing unitary council boundaries,major settlements and road/rail network


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1. IntroductionThis booklet accompanies the 2005-2010 Bedfordshire Sub-Regional Housing Strategy: Seizing Opportunity – Delivering Growth and Meeting Needs. It provides an update on key statistics relevant to housing strategy and includes information about:

housing types and tenures the cost of housing and affordability homelessness, housing need and demand numbers of new homes built recently and planned the condition of the housing stock population, ethnicity, households and tenure employment, economic status and deprivation.

The intention is to update and expand on the statistical analysis set out in the original Strategy statement, providing a resource for housing providers and other partner agencies. Where annual datasets are available, the data presented here is for the financial year 2008/09. The sub-region is publishing its Strategic Housing Market Assessment in 2009/10. The Strategic Housing Market Assessment Report provides forecasts of future housing requirements in the sub-region as well as an in depth review of recent housing market trends, and will be published on the local authority websites early in 2010.

2. Context

Together the administrative areas of Bedford, Central Bedfordshire and Luton form one of the nine housing investment sub-regions identified in the East of England Regional Housing Strategy. Bedford Borough Council and Central Bedfordshire Council came into existence as unitary authorities on 1st April 2009 following Local Government Reorganisation. In some parts of this report data for Central Bedfordshire is presented using the former district boundaries “Central Bedfordshire North” refers to the area formerly covered by Mid Bedfordshire District Council and “Central Bedfordshire South” refers to the former South Bedfordshire District Council.

Located only thirty miles North of London, the sub-region’s housing markets are in many respects similar to those of the South East and London, with demand for housing of all tenures outstripping supply, and high levels of need for affordable housing.

Whilst predominantly rural in character, the sub-region has two main urban centres, Luton and Bedford, as well as the smaller settlements and market towns of Dunstable, Leighton Buzzard, Houghton Regis, Biggleswade, Flitwick, Sandy and Ampthill.


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Some land outside the main settlements in Central Bedfordshire is designated as Green Belt and this designation covers a number of small to medium sized villages. Certain parts of the area’s rural environment have been identified as being of local or national landscape quality. The sub-region is well served by the national motorway and trunk road network with the M1, A1(M) and A6 running through it whilst Luton Airport provides an international gateway into London and the wider South East. The sub-region’s main towns are also served by mainline train services into central London and Luton.

The economic fortunes of the sub-region’s communities are varied. Whilst parts of the sub-region are amongst the most affluent the country, there are also areas of deprivation, particularly in Luton, Bedford, Kempston, Houghton Regis and Dunstable. This presents a key challenge for affordable housing providers.

The sub-region is ethnically diverse compared with the East of England as a whole. Luton and Bedford are both particularly cosmopolitan in character, having attracted people from a wide range of ethnic and cultural backgrounds over the years. This ethnic and cultural diversity contributes to the range of housing needs exhibited in the sub-region.

The housing and employment profile of the sub-region is set to change radically over the next 25 years, as a consequence of the sub-region’s growth area status. Bedfordshire is part of the Milton Keynes South Midlands Growth Area, with two areas identified as the focus of growth:

To the north, Bedford, Kempston and Northern Marston Vale To the south, Luton, Dunstable, Houghton Regis and Leighton Linslade

Together these areas are projected to provide in the region of 46,000 additional homes and 50,000 new jobs in the period to 2021 (Figure 2.1: MKSM Spatial Strategy Diagram). In order to accommodate this, green belt boundaries in southern Bedfordshire (comprising Luton and the Southern part of Central Bedfordshire) are being reviewed. Each of the local authorities has an affordable housing planning target in place, designed to ensure a supply of housing for households on low to moderate incomes. The achievement of annual targets for new homes and, as part of this, targets for new affordable housing, remains a key challenge for the sub-region.

The data set out in this booklet provides evidence of the wide range of needs and issues facing housing providers and other agencies in Bedfordshire.


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Figure 2:1 Milton Keynes & South Midlands Sub-Regional Strategy Spatial Diagramshowing new housing completions planned by 2021


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3. Housing types and tenures

There are over 248,000 dwellings in Bedfordshire. The social rented sector is made up of homes owned by Councils and Registered Social Landlords (RSLs), and represents 15% of homes in the sub-region (Figure 3.2). In Bedford and Central Bedfordshire (north), the ownership of former Council housing has, with the support of tenants, been transferred to Bedfordshire Pilgrims Housing Association and Aragon Housing Association respectively. Both Luton and Central Bedfordshire (south) continue to own and manage their housing stock. The number of homes in RSL ownership far exceeds the number of Council homes. All housing associations operating in the sub-region are listed in the Appendix.

Figure 3.1 Housing Stock 2009Bedford Central Bedfordshire Luton Sub Region Total

Number Number Number NumberTotal 65,495 106,637 76,157 248,290

Source HIP HSSA 2009

Figure 3.2


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Census data from 2001 provides an indication of the proportion of homeowners owning outright or reliant on mortgages (Figure 3.3). This suggests that Bedford has the highest proportion of outright owners, and Luton the lowest. Overall 27% of the sub region’s households owned their homes outright (or 36.7% of all home owners) at the time of the census.

Data on private renting is derived from the 2001 Census, and recent changes in the structure of the housing market (and particularly the impact of buy-to-let) may have resulted in changes to the tenure distribution recorded below. At the time of the Census around 10.8% of homes were found to be privately rented, but with the proportion of private rented stock higher in Luton and Bedford than in Central Bedfordshire.

Figure 3.3 Household Tenure 2001Bedford Central

Bedfordshire Luton Sub region total

Number % Number % Number % Number %Owns outright 17,745 29.8 26,161 27.8 16,993 24.0 60,899 27.1Owns with mortgage/loan 24,934 41.8 46,085 48.9 32,733 46.3 103,752 46.2Shared ownership 445 0.8 549 0.6 379 0.5 1,373 0.6Rented: Local Authority 842 1.41 8,243 8.7 8,907 12.6 17,992 8.0Rented: Housing Ass/RSL 8,574 14.4 5,040 5.3 2,719 3.8 16,333 7.3Rented: Private landlord/agency 5,268 8.8 5,271 5.6 7,470 10.6 18,009 8.0

Rented from other 1,789 3.0 2,916 3.1 1,554 2.2 6,259 2.8Source: 2001 Census of Population


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Semi detached housing is the predominant house type in the sub-region, making up 36% of the occupied stock. In Central Bedfordshire, detached homes make up a greater proportion of the total than elsewhere in the sub-region, with Luton only having about half the proportion of detached homes compared to the rest of the sub-region. Flats (purpose built, conversions and Houses in Multiple Occupation) make up 13.1% of the stock overall, but with a higher proportion in Luton and Bedford. Just under 1% of households were living in caravans or mobile accommodation at the time of the Census. Further information about the housing conditions of the Gypsy and Traveller population in Bedfordshire is provided in the 2006 Bedfordshire Gypsy and Traveller Accommodation Needs Study, available via the following link: http://www.centralbedfordshire.gov.uk/images/8%20Final%20Needs%20Assessment%20Report_tcm5-1927.pdf

Figure 3.4 Household Type 2001 Source: 2001 Census of Population

Bedford Central Bedfordshire

Luton Sub region total

Number % Number % Number % Number %

All households with residents 59,597 - 94,265 - 70,755 - 224,617 -Vacant households 1,696 - 2,509 - 1,420 - 5,625 -Second home/holiday accommodation 147 - 201 - 98 - 446 -Detached 16,996 27.7 28,013 28.9 9,715 13.4 54,724 23.7Semi-detached 20,063 32.7 33,982 35.0 29,118 40.3 83,163 36.0Terrace 13,896 22.6 24,497 25.3 20,432 28.3 58,825 25.5Purpose built flat/tenement 6,348 10.3 7,619 7.8 10,266 14.2 24,233 10.5Converted or shared house 3,052 5.0 1,027 1.1 1,914 2.7 5,993 2.6Flat/apartment/maisonette in a commercial building 513 0.8 733 0.8 658 0.9 1,904 0.8Caravan/mobile/temporary structure 572 0.93 1,104 1.1 170 0.2 1,846 0.8


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http://www.centralbedfordshire.gov.uk/images/8%20Final%20Needs%20Assessment%20Report_tcm5-1927.pdf

Figure 3.5 shows the distribution of homes by Council Tax band across the sub–region. Luton has a higher concentration of properties in Bands A and B (homes with the lowest rateable value) than the other local authorities, whilst Central Bedfordshire has a higher proportion of homes in Bands E-G.

Figure 3.5 Distribution of Dwellings by Council Tax Band

Bedford

Central Bedfordshire Luton

Council Tax Bands Number % In Band Number % In Band Number % In BandA 9,128 13.93 9,163 8.57 15,980 20.98B 16,380 25.01 21,756 20.36 25,940 34.06C 16,328 24.93 30,577 28.61 21,952 28.82D 9,294 14.20 19,639 18.37 7,566 9.94E 7,074 10.80 13,831 12.94 3,394 4.46F 4,469 6.82 7,276 6.81 1,043 1.37G 2,613 3.99 4,317 4.04 254 0.33H 210 0.32 323 0.30 28 0.04Total 65,496 100 106,882 100 76,157 100

Source: Valuation Office Agency of the Her Majesty’s Revenue and Customs; Number of dwellings on evaluation list as at 29th March 2009


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4. The cost of housing, incomes and affordability

The cost of housing

Figure 4.1 shows house prices for the sub-region and the Eastern Region. Central Bedfordshire has the highest average prices and Luton the lowest.

Figure 4.1 House Prices April 2009

BedfordCentral

Bedfordshire LutonEastern Region

Detached1 282,822 284,694 230,868

Semi-Detached1 155,719 162,956 136,319

Terraced1 124,581 129,387 104,808

Flat/Maisonette1 79,608 85,621 72,563

Average1 147,987 159,997 118,020

Mean2 185,531 208,465 149,032 205,035

Lower Quartile2 130,000 138,000 115,000 127,0001. Source – Land Registry, April 20092. Source – DCLG, 2009 Quarter 1 (provisional figures)

House prices increased steadily in all parts of the sub-region up to the end of 2007, before falling during 2008 (Figure 4.2).


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Prices in Luton and Bedford are below the regional average, whilst in Central Bedfordshire they are broadly consistent with the regional position.

Figure 4.2

Monthly Average House Price Trend for the Sub-Region

60,000

80,000

100,000

120,000

140,000

160,000

180,000

200,000

Jan-

01

Jan-

02

Jan-

03

Jan-

04

Jan-

05

Jan-

06

Jan-

07

Jan-

08

Jan-

09

£

Central Beds

East

Bedford

Luton

Source: Land RegistryFigure 4.3 shows the cost of renting privately in the sub-region, and figure 4.4 the cost of rents in the social rental sector.


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Figure 4.3 Weekly Rents – Private Sector

Bedford Central Bedfordshire Luton

Studio £70.00 £70.18 £57.961 Bedroom £106.15 £117.40 £115.382 Bedroom £137.31 £145.39 £138.463 Bedroom £160.38 £168.75 £161.544 Bedroom £219.23 £230.77 £207.695 Bedroom £321.92 £299.71 £253.85Average rents are based on surveys conducted by the Valuation Office agency. Data for Central Bedfordshire is an aggregate of the four Broad Market Rental Areas covered by the authority.

Figure 4.4 Weekly Rents – Social Rented Sector

Bedford Central Bedfordshire (North)

Central Bedfordshire (South) Luton Eastern Region

Council RSL Council RSL Council RSL Council RSL Council RSLStudio £59.41 £55.51 £60.38 N/A £45.37 £61.59 £49.58 £57.081 Bedroom £67.85 £62.85 £67.66 £74.23 £50.94 £66.28 £57.60 £64.422 Bedroom £74.57 £71.36 £81.77 £80.53 £61.67 £75.62 £66.45 £72.533 Bedroom £82.53 £75.18 £86.29 £89.81 £71.84 £82.42 £75.10 £79.094 Bedroom £93.38 £88.27 £88.46 £98.57 £79.32 £90.24 £83.69 £88.945 Bedroom £105.12 £101.07 £112.01 £113.05 £85.24 £98.65 £85.24 £98.65Source: Dataspring cross tenure comparison of average rents (gross) 2008

Earnings


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Average and lower quartile earnings by place of residence are highest in North Central Bedfordshire and lowest in Luton. Earnings are higher than the average for the Eastern Region as a whole except In Luton, where earnings are lower.

Figure 4.5 Earnings by Place of Residence

Bedford Central Bedfordshire (North)

Central Bedfordshire (South) Luton Eastern Region

April 2007 2008 2007 2008 2007 2008 2007 2008 2007 2008Median 25,989 28,047 27,889 28,438 28,394 27,900 22,173 23,820 25,526 26,546Mean 33,093 35,235 39,918 41,702 33,130 33,329 24,905 26,670 32,134 33,243Lower Quartile 19,044 19,698 19,806 20,000 19,132 19,252 15,883 16,590 17,799 18,627Source: ASHE 2007 and 2008, via Nomis

Housing Affordability

The following tables look at the affordability of housing in Bedfordshire, showing how the cost of housing compares with earnings and the income households need to buy a home.

House price to earnings ratio


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House price to earnings ratios for the sub-region are shown below, looking both at average and lowest quartile prices/earnings. House prices and earnings are highest in Central Bedfordshire, and lowest in Luton. The relationship between average house prices and average earnings is least favourable in Luton, which has the highest affordability ratio.

Figure 4.6 Average House Price to Earnings RatioBedford Central Bedfordshire Luton

2007 2008 2007 2008 2007 2008Average house price (£)1 175,463 147,987 193,776 159,997 151,185 118,020Average annual earnings (£)2 33,093 35,235 36,524 37,516 24,905 26,670House price to earnings ratio 5.3 4.2 5.3 4.3 6.1 4.4

Source: Land Registry and ASHE 2007 and 20081. 2007 average house price refers to April 2008; 2008 refers to April 2009. 2. Central Bedfordshire average annual earnings are not yet published as a single figure. This figure was calculated as the average of earnings in North Central Bedfordshire and South Central Bedfordshire.

Lower quartile house price to earnings ratios provide an indication of the accessibility of the housing market for first time buyers and others at the lower end of the earnings range. Bedford is more affordable for lower earners than Luton, with Central Bedfordshire being the least affordable. Only Bedford has lower affordability ratios than the East of England as a whole.

Figure 4.7 Lower Quartile House Price to Earnings RatioBedford Central Bedfordshire Luton East of England

2007 2008 2007 2008 2007 2008 2007 2008

Lower quartile house price (£)1 136,500 130,000 - 138,000 135,000 115,000 145,298 127,000

Lower quartile annual earnings (£)2 19,044 19,698 19,469 19,626 15,883 16,590 17,799 18,627Lower quartile house price to earnings ratio 7.2 6.6 - 7.0 8.5 6.9 8.2 6.8

1. Lower quartile house price data is only available from 2008 for Central Bedfordshire. 2. Central Bedfordshire average annual earnings are not yet published as a single figure. This figure was calculated as the average of earnings in North Central Bedfordshire and South Central Bedfordshire.

Rent as a proportion of income


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The comparative affordability of private renting in the sub-region is shown below, looking at rent as a proportion of average earnings. The table does not take account of the effect of housing benefit, which is available to help lower income households meet the cost of rent. This shows that Luton is the least affordable area for private renting.

Figure 4.8 Rent as a Proportion of Income - AveragesBedford Central

BedfordshireLuton

Average Annual Earnings (£)1 35,235 37,516 26,670Average Annual Private Rent (£)2 7,800 8,164 7,748Rent as a % of income 22.1% 21.8% 29.1%

1. Source: ASHE, via Nomis. Central Bedfordshire was calculated as the average of North Central Bedfordshire and South Central Bedfordshire.2. April 2009. Average annual rents are based on surveys conducted by the Valuation Office Agency for

2-3 bed properties. Data for Central Bedfordshire is an aggregate of the four Broad Market Rental Areas covered by the authority.

It is also important to look at the social rent charges. The table below looks at lower quartile income compared to the average social rents (RSL rents from CORE)

Figure 4.9 Rental as a Proportion of Income – Lower Quartile Bedford Central

BedfordshireLuton

Lower quartile annual income1 19,698 19,626 16,590Average Social Rent (CORE data) 4,078 4,190 3,585Rent as a % of income 20.7% 21.3% 21.6%

1. Source: ASHE, via Nomis. Central Bedfordshire was calculated as the average of North Central Bedfordshire and South Central Bedfordshire.

Rent as a percentage of income is highest in Luton at 21.6% and lowest in Bedford. These figures do not take account of Housing Benefit, which is available to help lower income households meet the cost of rent, but they demonstrate in broad terms the relative affordability of social renting within the sub-region.

Threshold earnings required to purchase


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The following table looks at the earnings thresholds required to buy a home at lower quartile and average prices. A mortgage multiplier of 3.5 times salary has been assumed. This table does not take into account savings used to pay deposits Given the current lending position it is likely that significant deposits would be needed to secure mortgages of this size.

Figure 4.10 Earnings Required to Purchase HousingLower quartile house price (£)

Earnings required (£)

Average house price (£)

Earnings required (£)

Bedford 130,000 37,143 147,987 42,282Central Bedfordshire 138,000 39,429 159,997 45,713Luton 115,000 32,857 118,020 33,720

Source: Land Registry, April 2009; DCLG 2009 Quarter 1 (provisional figures)


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5. The Housing Register and Lettings

Each Local Authority operates a waiting list for applicants wishing to apply for Council or RSL housing. More than 10,000 households were registered for housing in April 2009.

Figure 5.1 Numbers on LA Housing Register

Bedford

Central Bedfordshire

(North)


(South) Luton Sub Region2003 2,891 2,244 2,145 7,048 14,3282004 2,713 2,883 2,585 8,768 16,9492005 2,647 2,910 2,333 3,358 11,2482006 2,359 2,603 2,303 3,815 11,0802007 2,598 2,937 2,036 5,171 12,7422008 2,212 2,870 1,931 6,813 13,8262009 1,273 1,347 1,454 6,369 10,440

Source: LA Data, HIP HSSA 2008

The numbers registered for housing have been fairly consistent over the last 6 years, except in Luton where a review of the register in 2004 resulted in a significant drop in numbers. The numbers registered have fallen significantly in Central Bedfordshire and Bedford in 2009 due to the re-registering of applicants for the new sub-regional scheme. The scheme is being launched in Luton in November 2009.

The level of registrations will be kept under review, but experience elsewhere suggests that following the introductions of Choice Based Lettings, the number of people registering for housing will increase.


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Figure 5.2



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The property size requirements of households registered for social rented housing are shown below. Demand for smaller homes is far greater than for larger homes (3 bedrooms or more).

Figure 5.3 Waiting List Requirements by Property Size

Bedford

Central Bedfordshire (North)

Central Bedfordshire (South) Luton Sub Region

1 Bedroom 538 978 412 2,767 4,6952 Bedrooms 479 438 274 2,280 3,4713 Bedrooms 204 299 103 1098 1,704>3 Bedrooms 45 45 26 224 340Unspecified Number of Bedrooms 7 37 607 0 651Source: LA Data, HIP HSSA 2009


Lettings


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There were around 2,800 lettings of social rented housing in the sub – region in 2008/2009, with 1,056 homes becoming available in Central Bedfordshire, 938 in Luton and 822 in Bedford.

Figure 5.4 Number of RSL and LA Lettings 2008/2009

Bedford


Central Bedfordshire(South) Luton

Sub Regional Total

Total LA 0 0 612 688 1,300Total RSL 822 273 171 250 1,516All 822 273 783 938 2,816Source: LA Data: HIP HSSA 2009: RSL Data CORE New Lettings Summary Statistics 2008-2009

Source: LA Data: HIP HSSA 2009: RSL Data CORE New Lettings Summary Statistics 2008-2009

Figure 5.5 shows the trends in RSL lettings over the previous 3 years. The number of lettings has risen in Bedford, Luton and Central Bedfordshire (South) over the period, but has fallen in Central Bedfordshire (North). At sub-regional level the number of RSL lettings has fallen marginally over the three years to April 2009.


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Figure 5.5 Total RSL Lettings at year end 2006/07- 2008/09

Bedford


Central Bedfordshire (South) Luton Sub Regional Total

2006/07 699 334 89 210 1,5482007/08 815 307 150 276 1,5482008/09 822 273 171 250 1,516All 2336 914 410 736 4,396Source: LA Data: HIP HSSA 2009: RSL Data CORE New Lettings Summary Statistics 2008-2009


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Local Authority lettings have risen over the 3 years to April 2009 (Figure 5.6).

Figure 5.6 Total LA Lettings 2006/07- 2008/09

Bedford


Central Bedfordshire (South) Luton Sub Regional Total

2006/07 0 0 588 667 1,2552007/08 0 0 626 598 1,2242008/09 0 0 612 688 1,300All 0 0 1826 1953 3,779Source: LA Data: HIP HSSA 2009: LA Data CORE New Lettings Summary Statistics 2008-2009


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Taken together, LA and RSL lettings increased by 9% between 2006/07 and 2008/09 (Figure 5.7). The Authorities are monitoring the impact of the introduction of Choice Based Lettings on lettings activity, and will report on this in future updates of the Housing Monitor.

Figure 5.7 Total RSL and LA Lettings 2006/07 - 2008/09

Bedford


(North)


(South) Luton Sub Regional 2006/07 699 334 677 877 2,5872007/08 815 307 776 874 2,7722008/09 822 273 783 938 2,816

All 2336 914 2236 2689 8,175Source: LA Data: HIP HSSA 2009: LA Data CORE New Lettings Summary Statistics 2008-2009


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6. Homelessness

The following statistics record the number of people judged by local authorities to meet the legal definition of homelessness. Nationally from 2004 to 2006, the trend has been one of declining homelessness acceptances (DCLG Housing Statistics, Live Tables).

Applications and acceptances

The charts below show the number of applications and acceptances across the sub-region and the acceptances as a percentage of applications. Luton had the highest number of acceptances in 2008/09, as well as the highest rate of homelessness compared with the number of households in the area as a whole. Luton is the only area that saw an increase in the number of homeless applications in the second half of 2008/09, which could be due to the current economic climate. Interestingly however, the other Local authorities in the sub-region actually saw a decrease in the number of applications. Figure 6.1

Homelessness Applications and Acceptances 2005/06-2008/09

0100200300400500600700800900

2005

/6

2006

/7

2007

/8

2008

/9

2005

/6

2006

/7

2007

/8

2008

/9

2005

/6

2006

/7

2007

/8

2008

/9

Bedford CentralBedfordshire

Luton

Num

ber o

f Hou

seho

lds

ApplicationsAcceptances


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Causes of homelessness

The charts below show the causes of homelessness in each of the sub-regional districts (Figures 6.3 – 6.5). The main reason for homelessness across the sub-region is relatives or friends being unable to continue to provide accommodation.

Figure 6.3

Bedford - Causes of Homelessness 2004/05-2008/09

0

20

40

60

80

100

120

140

2004/05 2005/06 2006/07 2007/08 2008/09Year

Num

ber o

f Hou

seho

lds Relatives/Friends

unable toaccommodateRelationshipbreakdow n

Violence

Mortgage Arrears

Termination of AST

Other


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Figure 6.4

Central Bedfordshire - Causes of Homelessness 2004/05-2008/09

020406080

100120140160180200

2004/05 2005/06 2006/07 2007/08 2008/09

YearN

umbe

r of h

ouse

hold

s

Relatives/Friendsunable toaccommodateRelationshipbreakdow n

Violence

MortgageArrears

Termination ofAST

Other

Figure 6.5

Luton - Causes of Homelessness 2004/05-2008/09

0

50

100

150

200

250

300

2004/05 2005/06 2006/07 2007/08 2008/09Year

Num

ber o

f hou

seho

lds Relatives/Friends

unable toaccommodateRelationshipbreakdow n

Violence

Mortgage Arrears

Termination ofAST

Other


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Temporary Accommodation

In 2005 the Government set a target to halve the number of households in temporary accommodation by 2010 compared with 2004. The table below shows the number of households in temporary accommodation across the sub-region at April 2005, 2006 and 2007.

Figure 6.6

Numbers of Households in TA at year end 2004/05-2008/09

0200400600800

10001200

2004

/05

2005

/06

2006

/07

2007

/08

2008

/09

Year

Num

ber o

f ho

useh

olds Bedford

CentralBedfordshireLuton


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Homelessness Prevented and Relieved

The number of households where homelessness has been prevented and relieved are shown in the table below (Figure 6.7). This refers to the number of households where positive action has led to a household either being able to stay in their existing property (homelessness prevented) or where alternative accommodation has been obtained (homelessness relieved). This date was newly recorded in 2008/09 and as such Central Bedfordshire’s data is incomplete.

Figure 6.7 Number of Cases of Homelessness Prevented and Relieved2008/09 Bedford Central

Bedfordshire (North)


(South)

Luton

Homelessness Prevented 278 46 45Homelessness Relieved 31 16 343Total Prevented and relieved 309 62 120 388

Source: P1E Returns 2008/09 – data for Central Beds (North) for Quarters 2-4 2008/09

Rough Sleepers

The local authorities estimate that small numbers of homeless people sleep rough across the sub-region (Figure 6.8). However, in an official count undertaken by Bedford Borough Council on 30th April 2007 10 people were found to be rough sleeping in the Bedford Borough area which is the highest in the East of England.

Figure 6.8 Rough SleepingTypical number of people sleeping rough

on any single night 2007/08 2008/09

Bedford 10 10Central Bedfordshire 4 4Luton 3 3

Source: HIP 2007, 2008


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7. Ethnicity and Housing Need

Ethnicity

The sub-region is ethnically diverse, with around 81% of the population classified as White British, and 19% from Black and Asian and other ethnic groups. The sub-region’s black and minority ethnic (BME) population is concentrated in Luton, where 35% of the population are from non-white ethnic groups, and Bedford, where 13% of the population are non-white British. People of Asian/Asian British origin are the second largest ethnic group, making up 8.3% of the sub-region’s population, and 18.3% of the population in Luton (Figures 7.1 – 7.2).

The sub-region is far more ethnically diverse than the East of England Region as a whole, which has a BME population of 5%. Of the 263,157 people in BME groups living in the East of England sub-region, 29.4% live in Bedfordshire1.

Figure 7.1

Source: 2001 Census of population

1 2001 Census Key Statistics for Local Authorities. Total population of the sub region in 2001 was 5,388,140, of which 263,137 were classified as BME.


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Figure 7.2 Population by Ethnic Group (2001)Bedford Central

BedfordshireLuton Sub region total

Ethnicity Number % Number % Number % Number %

White British 119,467 80.77% 219,660 94.01% 119,793 64.97% 458,920 81.09%White Irish 2,085 1.41% 3,069 1.31% 8,569 4.64% 13,723 2.42%Other White 7,107 4.80% 4,587 1.97% 4,204 2.28% 15,898 2.80%White & Black Caribbean 1,445 0.97% 755 0.32% 2,414 1.30% 4,614 0.81%White & Black African 191 0.13% 213 0.01% 389 0.21% 793 0.14%White & Asian 749 0.50% 646 0.27% 1,058 0.57% 2,453 0.43%Any Other Mixed 525 0.35% 520 0.22% 867 0.47% 1,912 0.33%Indian 6,335 4.28% 1,474 0.63% 7,538 4.08% 15,347 2.71%Pakistani 2,352 1.59% 188 0.080% 17,012 9.22% 19,552 3.45%Bangladeshi 2,023 1.37% 69 0.029% 7,641 4.14% 9,733 1.71%Other Asian 740 0.50% 313 0.13% 1,486 0.80% 2,539 0.44%Caribbean 2,773 1.87% 669 0.28% 7,653 4.15% 11,095 1.96%African 736 0.50% 376 0.16% 3,204 1.73% 4,316 0.76%Other Black 341 0.23% 90 0.035% 827 0.44% 1,258 0.22%Chinese 616 0.42% 636 0.27% 1,096 0.59% 2,348 0.41%Other Ethnic Group 426 0.29% 396 0.16% 620 0.33% 1,442 0.25%Gypsy and Traveller 0.00% 0.00% 0.00% 0.00% 0.00%Refused 0.00% 0.00% 0.00% 0.00% 0.00%

Source: 2001 Census of Population.

The table below (Figure 7.3) compares the ethnic background of households gaining access to social renting with the ethnic background of all households. The proportion of RSL lettings to households in the White British, Indian and Chinese groups is lower than the proportion of households in the population as a whole. For the remaining ethnic groups the position is reversed, with the proportion of lettings greater than the proportion of each ethnic group in the population as a whole.


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Figure 7.3 Comparison of RSL Lettings for 2008/2009 and Distribution of Population by Ethnic Group (percentages)

Bedford Central Bedfordshire Luton

EthnicityRSL Lets 2008/09

%

Census 2001

RSL Lets

2008/09

%

Census 2001

RSL Lets 2008/09 %

Census 2001

White British 428 59.4% 80.77% 352 89.5% 94.01% 81 40.5% 64.97%White Irish 2 0.3% 1.41% 7 1.78% 1.31% 10 5.0% 4.64%

Other White 97 13.5% 4.80% 13 3.3% 1.97% 8 4.0% 2.28%White & Black Caribbean 25 3.5% 0.97% 3 0.76% 0.32% 9 4.5% 1.30%White & Black African 3 0.4% 0.13% 1 0.25% 0.01% 5 2.5% 0.21%White & Asian 6 0.8% 0.50% 0 0.0% 0.27% 3 1.5% 0.57%Other Mix 6 0.8% 0.35% 1 0.25% 0.22% 1 0.5% 0.47%Indian 11 1.5% 4.28% 0 0.0% 0.63% 1 0.5% 4.08%Pakistani 14 1.9|% 1.59% 0 0.0% 0.080% 17 8.5% 9.22%Bangladeshi 30 4.2% 1.37% 0 0.0% 0.029% 23 11.5% 4.14%Asian Other 11 1.5% 0.50% 3 0.76% 0.13% 2 1.0% 0.80%Caribbean 30 4.2% 1.87% 3 0.76% 0.28% 17 8.5% 4.15%African 41 5.7% 0.50% 1 0.25% 0.16% 18 9.0% 1.73%Black Other 5 0.7% 0.23% 0 0.0% 0.035% 2 1.0% 0.44%Chinese 1 0.1% 0.42% 1 0.25% 0.27% 0 0.0% 0.59%Chinese Other 5 0.7% 0.29% 0 0.0% 0.16% 2 1.0% 0.33%Gypsy and Traveller 0 0.0% 0.00% 0 0.0% 0.00% 0 0.0% 0.00%Refused 6 0.8% 0.00% 8 2.0% 0.00% 1 0.5% 0.00%Total 721 # 393 # # 200 # #

Note: Census Data shows percentage of households by ethnic groups. Data excludes RefusalsSource: Core New Lettings Summary Statistics 2008/2009; Census 2001


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The proportion of lettings going to non-White British households over the past 3 years has been broadly static in Bedford, and has increased slightly in Central Bedfordshire and Luton.

Lettings to housing owned by Luton Borough Council and Central Bedfordshire in 2008/09 follow a similar pattern to RSL lettings in these Boroughs.

Figure 7.4


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Figure 7.5 Comparison of Local Authority Lettings for 2008/2009 and Distribution of Households by Ethnic Group (percentages)

Luton Central Bedfordshire

EthnicityLA Lets

2008/2009 %Census

2001LA Lets

2008/2009 %Census

2001White British 243 51.9% 80.77% 256 91.1% 94.01%White Irish 22 4.7% 1.41% 1 0.4% 1.31%White Other 29 6.2% 4.80% 6 2.1% 1.97%White & Black Caribbean 14 3.0% 0.97% 4 1.4% 0.32%White & Black African 9 1.9% 0.13% 2 0.7% 0.01%White & Asian 3 0.6% 0.50% 1 0.4% 0.27%Other Mix 4 0.9% 0.35% 1 0.4% 0.22%Indian 3 0.6% 4.28% 0 0.0% 0.63%Pakistani 31 6.6% 1.59% 0 0.0% 0.080%Bangladeshi 23 4.9% 1.37% 0 0.0% 0.029%Any other Asian Background 6 1.3% 0.50% 0 0.0% 0.13%Black Caribbean 23 4.9% 1.87% 4 1.4% 0.28%Black African 26 5.6% 0.50% 2 0.7% 0.16%Any other Black Background 6 1.3% 0.23% 0 0.0% 0.035%Chinese 0 0.% 0.42% 0 0.0% 0.27%Other Chinese 1 0.2% 0.29% 0 0.0% 0.16%Gypsy and Traveller 0 0.0% 0.00% 1 0.4% 0.00%Refused 25 5.3% 0.00% 3 1.1% 0.00%Total 468 # 281 # #

Source: LBC and CBC Core Lettings Data 2008/2009; Census Data 2001

Homelessness Acceptances


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The charts below show the ethnic background of accepted homeless applicants. Bedford and Luton accepted a higher proportion of BME applicants than Central Bedfordshire, reflecting the higher proportion of BME households within the population as a whole. However in all three Local Authorities the proportion of homeless households from BME background is greater than the BME population as a whole (See Figure 7.1 & 7.2).

Figure 7.6

Duty Accepted in Bedford 2008/09

71%6%

12%7% 1%

3% White

Black/Black British

Asian/Asian British

Mixed/ White & Black

Other Ethnic Origin

Not Stated

Duty Accepted in Central Bedfordshire 2008/09

82%

1%1%

1% 1%14%

White

Black/Black British

Asian/Asian British


Other Ethnic Origin

Not Stated

Duty Accepted in Luton 2008/09

57%12%

21%3% 6%1% White

Black/Black British

Asian/Asian British


Other Ethnic Origin

Not Stated


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8. New housing provision

Figure 8.1 shows the number of new homes completed in all tenures in each local authority over the past five years. Whilst recent completion rates show some increase since the start of the decade, the output of new homes must continue to grow if the sub-region is to achieve its growth targets. The figures presented here do not capture the impact of the housing market downturn, which is expected to result in lower completions figures for 2008/09. Information about the future trajectories of housing provision is published in the local authority Annual Monitoring Reports that are available on the local authority websites. Figure 8.1 Housing Completions in Bedfordshire 2001/02 – 2007/08

2001-2002 2002-2003 2003-2004 2004-2005 2005-2006 2006-07 2007-08

Bedford 731 426 796 636 446 456 631Central Bedfordshire (North)

560 699 867 451 883 846 720

Central Bedfordshire (South)

649 183 705 557 738 323 643

Luton 220 229 171 557 566 414 478Total 2160 1537 2539 2201 2633 2039 2472Source: Bedford BC, Luton BC, Central Beds (North) and Central Beds (South) Annual Monitoring Reports 2007-08

Figure 8.2 shows the total output of affordable housing in the sub-region over the past five years, including properties acquired on the open market.


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Figure 8.2 Additional Affordable Housing completions & Acquisitions 2005/06-2008/09Outturn

2005-2006Outturn

2006-2007Outturn

2007-2008Outturn 2008-09

Bedford 219 83 215 302Central Bedfordshire (North) 75 120 82

124

Central Bedfordshire (South) 56 41 151

94

Luton 39 95 51 160

Sub Region 389 339 499 680Source: HIP HSSA

Figure 8.3 shows the tenure of affordable housing completions and acquisitions in 2008/09. Just over three quarters of new affordable homes were newly built, with the remaining coming from tenure change in the existing housing stock.

Figure 8.3 Affordable Housing Completions & Acquisitions by Tenure 2008/09New Build Acquisitions /

tenure changeSocial Rent New Build

Home BuyIntermediate

RentOpen Market Home Buy

Total

Bedford 109 80 43 70 302Central Bedfordshire (North) 46

2813 37

124

Central Bedfordshire (South) 45

255 19

94

Luton 56 0 66 38 160

Total 256 133 127 164 680Source: Bedford Borough Council, Central Bedfordshire Council, Luton Borough Council


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9. Stock condition and empty homes

Unfitness

Approaches to assessing the condition of housing stock have changed in recent years. The “decent homes standard” is now the key indicator of stock condition in use nationally, and in 2005 the Government introduced a new system for assessing minimum standards of fitness, known as the Housing Health and Safety Rating System (HHSRS).

Levels of unfitness in the private sector stock are highest in Central Bedfordshire. Bedford has the highest number of homes made free from Category 1 hazards as a direct result of action by the Local Authority..

Figure 9.1 UnfitnessBedford Central

BedfordshireLuton

2008/09 2008/09 2008/09

Number of dwellings with Category 1 hazards

12,001 16,478

Cost of making fit the above dwellings

5,700 78,248

Proportion of dwellings with Category 1 hazards made free from those hazards as a direct result of action by LA

350 90 78

Data source: HIP HSSA 2006, 2007


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Figure 9.2 Energy Efficiency RatingBedford Central

Bedfordshire (North)


(South)

Luton

The %age of private sector dwellings with a SAP* rating below 35.

15 15 9 7

Average SAP Rating of all private housing 42 62 58 58

Average SAP Rating of council housing 63

Empty Homes

Figure 9.3 provides data on the number of empty homes across the sub-region. Central Bedfordshire has the highest total of empty properties that have been vacant for more that 6 months and Bedford the lowest. The majority of empty properties are in the private sector.

Figure 9.3 Number of Vacant Properties, by TenureLocal Authority Stock Private sector vacant for more

than 6 months2008/09 2008/09

Bedford 1086

Central Bedfordshire 1467

Luton 104 1354

Source: HIP HSSA 2009


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Private Sector Housing Stock Condition

Figures 9.4 and 9.5 provide data on the private sector housing stock in the sub-region. Bedford and Central Bedfordshire (North) both have the same figure of 56% of vulnerable households living in decent dwellings as a percentage of all private sector dwellings whereas Central Bedfordshire (South) has a much lower figure of 18%. Central Bedfordshire (South) has a large proportion of households in private sector dwellings that are suffering from fuel poverty (68%).

Figure 9.4 Private Sector Stock ConditionPrivate Sector Dwellings

Non decent as a % of all PS dwellings

Inadequate thermal comfort as a % of all PS dwellings

HHSRS Cat 1 as a % of all PS dwellings

Disrepair as a % of all PS dwellings

Non modern as a % of all PS dwellings

Bedford 51,741 30% 21% 22% 5% 2%


43,291 27% 19% 20% 4% 1%


38,028 31% 16% 20% 5% 1%

Luton 60,369 32% 17% 18% 6% 1%

Source: BRE Stock Condition Desk top Studies


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Figure 9.5 Vulnerable Households and Private Sector Stock ConditionPrivate Sector Dwellings

Vulnerable households as a % of all PS dwellings

Vulnerable households in non decent dwellings as a % of all PS dwellings

Vulnerable households in decent dwellings as a % of all PS vulnerable households

SAP less than 35 as a % of all PS dwellings

Fuel poverty as a % of all PS dwellings

Bedford 51,741 13% 6% 56% 15% 6%


43,291 11% 5% 56% 15% 6%


38,028 9% 7% 18% 6% 68%

Luton 60,369 22% 5% 75% 7% 6%

Source: BRE Stock Condition Desk top Studies


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10. Population, households, age and ethnicity

Population

All authorities in Luton and Bedfordshire are forecast to see growth in their populations between 2006 and 2021, reflecting the sub-region’s Growth Area status. Central Bedfordshire is forecast to experience the largest increase in population over the period, of 13.3%, compared to 11.5% in Bedford and 0.7% in Luton. Overall the sub-region’s population is predicted to increase by 52,500, or 8.7%, by 2021.

Figure 10.1 Population Change 2001-2021Bedford Central


2001 Population 148,100 234,000 185,900 568,0002006 Population 154,700 249,200 202,500 606,4002011 Population 159,100 257,700 205,700 622,5002016 Population 167,600 267,600 208,100 643,4002021 Population 172,500 282,400 203,900 658,900

Source: 2001 and 2006 Mid Year Estimates, ONS; ‘Population Estimates and Forecasts 2008’ Bedfordshire County Council, and Luton Borough Council2

Age

Luton’s population contains a higher proportion of children than the other local authorities in Bedfordshire, whilst Bedford has a higher proportion of people aged over 75, as shown in Figure 10.2. However, all districts have a higher proportion aged under 15 than the East of England Region as a whole (17.7%) and a lower proportion of people aged over 75 (8.32%).

Figure 10.2 Population by Age 2006Age

Bedford Central Bedfordshire Luton Sub Region Total2 The base population figures used in the 2008 Forecasts are the 2006 Mid Year estimates (ONS) for Bedford and Central Bedfordshire. Luton BC has expressed misgivings about these estimates and have produced their own, which have been used here. The forecasts are based on the housing provisions of the MKSM Sub-Regional Strategy (2005) and the Regional Spatial Strategy for the East of England (2004).


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Number % Number % Number % Number %0-4 9600 6.2 15800 6.2 16100 7.9 41500 6.75-9 9200 5.9 15200 6.0 13200 6.4 37600 6.110-14 10100 6.5 15800 6.2 13000 6.4 38900 6.315-19 10100 6.5 16100 6.3 13900 6.8 40100 6.520-24 9500 6.1 14400 5.6 17300 8.5 41200 6.725-29 9600 6.2 15000 5.9 18200 8.9 42800 7.030-34 10100 6.5 16000 6.3 15500 7.6 41600 6.835-39 11700 7.5 20100 7.9 15300 7.5 47100 7.740-44 12500 8.0 21800 8.5 15300 7.5 49600 8.145-49 11400 7.3 20200 7.9 13300 6.5 44900 7.350-54 9700 6.2 16800 6.6 11200 5.5 37700 6.155-59 9200 5.9 15600 6.1 9800 4.8 34600 5.660-64 8900 5.7 15500 6.1 8800 4.3 33200 5.465-69 6500 4.2 11000 4.3 6900 3.4 24400 4.070-74 5800 3.7 9300 3.6 6500 3.2 21600 3.575-79 4800 3.1 7200 2.8 4800 2.3 16800 2.780-84 3600 2.3 5000 2.0 3100 1.5 11700 1.985-89 2300 1.5 3000 1.2 1800 0.9 7100 1.290+ 1100 0.7 1300 0.5 800 0.4 3200 0.5 Total 155700 100.0 255000 100.0 204700 100.0 615400 100.0 0-14 28900 18.6 46800 18.4 42300 20.7 118000 19.275+ 11800 7.6 16500 6.5 10500 5.1 38800 6.3Source: 2008 Mid Year Estimate, ONS; Luton BC Estimate, 2008.


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8. 11. Employment, economic status and deprivation

Bedfordshire and Luton are forecast to experience a 14.2% increase (40,800) in its labour force over the 2001-2011 period. Bedford, Central Bedfordshire and Luton are expected to increase by 10,900 (rise of 15 per cent), 15,100 (rise of 12 per cent) and 17,800 (rise of 17 per cent) people respectively between 2001 and 2011.

Figure 11.1 Size of the labour force in BedfordshireBedford Central


Labour Force

2001 74,200 124,900 88,400 287,600

2006 78,900 136,600 100,800 316,300

2011 85,200 140,000 103,200 328,400Rounded to nearest hundredSource: Bedfordshire County Council, Luton Borough Council Population Estimates 2008


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The service sector is the major source of employment in the region, with 83 per cent of people employed in service industries. Agriculture, energy, water, manufacturing and construction combined make up 17 per cent of those employed in the Bedfordshire region.

Figure 11.2 Employment by Industry in BedfordshireBedford Central


Number % Number % Number % Number %Employment (2007)Agriculture, fishing, energy and water 700 1% 1,200 1% * n/a n/a n/a

Manufacturing 6,200 9% 10,300 12% 10,800 12% 27,300 11%

Construction 3,900 6% 5,400 6% 3,800 4% 13,100 5%

Distribution, hotels & restaurants 16,400 24% 22,400 27% 18,000 21% 56,800 24%

Transport & communications 3,900 6% 5,000 6% 10,900 13% 19,900 8%Banking, finance & insurance, etc 13,400 19% 16,700 20% 19,700 23% 49,800 21%

Public administration, education & health 22,000 32% 17,700 21% 19,700 23% 59,500 25%

Other services 2,900 4% 5,000 6% 3,900 4% 11,900 5%Total employment 69,500 83,800 87,000 240,300

Source: Annual Business Inquiry, Office for National Statistics, 2007(rounded to nearest hundred)Components may not sum to totals due to rounding* Figure too small for publication


46

Using the claimant count, the unemployment rate is higher in Bedford (4.3 per cent) and Luton (4.9 per cent) than the East of England rate of 3.4 per cent, but lower in Central Bedfordshire (3 per cent). The United Kingdom unemployment rate is 4.1 per cent.

Figure 11.3 Unemployment in BedfordshireBedford Central

BedfordshireLuton East of England England United Kingdom

Unemployment (June 2009)Number unemployed 4,119 4,844 5,877 119,111 1,298,572 1,553,256Unemployment rate 4.3% 3.0% 4.9% 3.4% 4.1% 4.1%

Source: ONS via NOMIS, claimant count data, not seasonally adjusted, June 2009


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Figures 11.4 and 11.5 show the number of people collecting various benefits.

Figure 11.4: Benefit ClaimantsBedford Central


Number Number Number NumberBenefit claimants (Nov 2008)Incapacity Benefit/Severe Disablement Allowance 5,280 5,830 7,580 18,700

Job Seekers Allowance 2,560 2,760 3,830 9,140Attendance Allowance* 3,300 5,000 3,600 11,800Disability Living Allowance 5,950 7,310 7,390 20,650

Source: Department for Work & Pensions November 2008* Note: 5% sample data, rounded to nearest hundred and subject to sampling variation.

Figure 11.5 Housing and Council Tax RecipientsBedford Central Bedfordshire

(North)Central Bedfordshire

(South)Luton

Number(000s)

% of LA households

Number(000s)

% of LA households

Number(000s)

% of LA households

Number(000s)

% of LA households

Housing & Council Tax benefit (Sept 2006)Housing Benefit recipients 8.7 14.1% 4.7 9.7% 5.5 11.8% 12.2 16.5%Council Tax Benefit recipients 10.9 17.6% 6.4 13.0% 7.4 15.7% 15.7 21.2%

Source: DWP HB & CTB Quarterly Summary Statistics: May 2007


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Deprivation

The latest indices of deprivation were published in 2007. Overall, in the rank of average scores of deprivation, Luton is now ranked as the 87th most deprived place out of the 354 local authorities in England. In 2004 Luton was ranked as the 101st most deprived area, so Luton is more deprived in 2007 than it was in 2004. In 2007, Central Bedfordshire (North) was one of the least deprived regions in the country with a ranking of 340.

Figure 11.6 The Ranking of Local Authorities in Bedfordshire Using the Average of the Indices of Deprivation

Rank is out of 354 local authority districts/unitary authorities/boroughs in England. The lower the rank the more deprived the area, e.g. 1= most deprived, 354 = least deprived


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Figure 11.7

Definitions of the indices of deprivation

Local Concentration is the population weighted average of the ranks of a district’s most deprived wards that contain

exactly 10% of the district’s population

Extent is the proportion of a district’s population living in the most deprived SOAs in the country

Income Scale is the number of people who are income deprived

Employment Scale is the number of people who are employment deprived

Average of SOA Ranks is the population weighted average of the combined ranks for the SOAs in a district

Average of SOA Scores is the population weighted average of the combined scores for the SOAs in a district

Of the four areas, Luton ranks as the most deprived on all six measures, whilst Central Bedfordshire (North) ranks as the least deprived. Luton does particularly poorly in relation to income and employment deprivation.


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12. APPENDIX: Housing Associations in Bedfordshire and Number of Homes in Management

HOUSING ASSOCIATIONSBedford

BC Luton BC

Central Beds

(South) Beds

Central Beds

(North)

Central Beds Total

Aldwyck Housing Association Limited 236 706 324 114 438Aragon Housing Association Limited 0 0 0 6089 6089Bedfordshire Pilgrims HA 6582 104 96 162 258Chiltern Hundreds Charitable HA 16 94 0 94Circle Thirty Three Housing Trust 74 695 0 0 0English Churches Housing Group 1 0 5 0 5Granta Housing Society Limited 24 0 0 0 0Hastoe Housing Association Limited 49 21 0 0 0Hightown Praetorian and Churches HA 0 0 15 0 15Home Group Limited 0 49 83 11 94Housing 21 0 4 0 68 68Howard Cottage Housing Association 0 0 0 150 150Jephson Homes Housing Association 415 416 469 187 656Jephson Housing Association Limited 21 0 0 0 0Livability Housing 0 0 22 0 22Macintyre Housing Association 0 0 0 11 11Midland Heart Limited 0 0 0 44 44Orbit Housing Association 83 0 0 0 0Places for People Homes Limited 419 45 11 0 11Presentation Housing Association 298 290 40 0 40Raglan Housing Association Limited 408 0 0 273 273Servite Houses 0 71 0 0 0Shaftesbury Housing Association 0 12 0 0 0Stadium Housing Association Limited 0 0 0 100 100The Guinness Trust 168 62 106 0 106Woburn Almshouse Charity 0 0 0 17 17WSHA Limited 92 108 0 0 0TOTAL 8886 2583 1265 7226 8491 Source: Housing Corporation List of Registered Social Landlords, Nov 2008 and HIP 07-08 Returns

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bedfordshire housing monitor 2009 - luton h… · web viewappendix: housing associations in...

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