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1.1 The Department of Local Government and the Environment Housing Policy was set out in the Housing Policy Review 1999 and the main objectives referred to in the Isle of Man Government Plan 2004/5 – 2006/7 summarised here:-
To ensure the provision of adequate housing for all income levels in the population. We will ensure an average of 120 public sector houses and 120 first time buyers houses are constructed each year over the life of the plan. Set standards governing the development of new affordable housing and the refurbishment of existing public sector housing.
Ensure that suitable provision is made for those in need of assistance to remain in there home and that homes are designed for independent living well into old age or infirmity.
Manage the improvement of the Douglas Urban Re-generation Area.
1.2 The Department of Local Government and the Environment have been progressing the identification of sites for, and developing ‘affordable housing’ to meet the objective, outlined in 1.1.
To date projects for the creation of nearly 500 properties for sale to first time buyers have been initiated along with a similar number of public sector properties for rent.
1.3 Investigation of the availability of affordable housing for first time buyers (which under the terms of the HPAS 2002 shall not exceed £130,000 in value – new housing, or £90,000 – existing housing) throughout the Island indicates that there are very few properties in the open commercial market.
1.4 This scheme at Laxey is therefore seen as contributing to the Department’s affordable housing strategy.
2.1 The Department of Local Government and the Environment’s indicator of demand for first time buyer properties (defined as housing policy within the House Purchase Assistance Scheme 2002 – copy of explanatory leaflet attached) is the First Time Buyer Register.
Although the Department is currently seeking to update the register, the summary at April 2004 is shown below.
2.2 The table highlights that there are currently some 69 persons indicating a first preference for Onchan/Laxey/Lonan.
Whilst the DLGE has not committed itself to meeting this ‘demand’ for ‘affordable housing’ in the area of preference the table does illustrate a requirements for some housing in this area.
The Department’s strategy to create housing which is affordable and to an acceptable standard has been to develop sites in its ownership and work under contract with Developers to sell the properties to qualifying purchasers at artificially low prices and constraining the growth in the value of the properties in future years by covenants in legal agreements with the purchasers (which give a pre-emption right to the Department for a re-sale to other first time buyers).
The Department has found that these mechanisms are the only ones which have been able to realistically deliver affordable housing in the current housing market.
2.3 In seeking to meet the targets set down by Tynwald in the Government Plan 2003–2006 a large number of housing projects have already been initiated.
The committed projects for first time buyers houses which directly serve the Onchan/Laxey/Lonan area are:-
Ballacannell, Lonnan 14 complete (all 2 bed houses)
2.4 To date the Department has not identified all the sites needed to meet its targets for affordable housing provision. However, its outline of the availability of land zoned for residential use in Local and Island Plans in the Housing Policy Report 1999 suggested that there could be a shortfall in the medium term. This continues to be reviewed. The Onchan/Laxey/Lonan area is particularly short of zoned land therefore this site is considered to be particularly valuable for meeting the Department’s obligations.
| Douglas | 446 |
| Braddan/Marown | 57 |
| Onchan/Laxey/Lonan | 69 |
| Peel and West – German/Patrick/Michael | 48 |
| Castletown/Santon/Malew/Arbory | 61 |
| Port Erin/Port St Mary/Rushen | 33 |
| Ramsey/Maughold | 55 |
| Northern Parishes | 14 |
| Total on Register at April 2004 | 783 |
However, all the above factors continue to demonstrate that additional affordable housing is required to meet the needs of the Island as a whole and this site in Laxey would make a worthwhile addition, and meet a local need in the area.
3.1 See Report by Consultant Architects (attached)
3.2 The 3 bedroomed first time buyer housing responds to the Department’s experience of the needs of first time buyers (on other projects over the last two years) and will complement the Department’s scheme at Ballacannell (recently completed) where only two bed accommodation was available for offer.
4.1 The site in the ownership of the Department of Local Government and the Environment can practically be used to address the national and local need for housing identified in the Housing Policy Review and the Isle of Man Government Plan. The Department has a subject to contract agreement with Developers to develop the site and sell properties to qualifying purchasers.
4.2 The site is an area zoned for predominantly residential use in the Isle of Man Development 1982.
4.3 The Department and the Design Team have consulted with statutory authorities and no concerns have been encountered about the design, access, or servicing of the site.
4.4 This development is an important investment for the IOM Government to assist in meeting the urgent housing needs of the Island and its people in the next 2-3 years.
J.P. Halliwell, R.I.B.A.
JPH/SMK
July 2004
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