Affordable housing programme


Cambridge is a growing city – the population is predicted to increase to 150,000 by 2031 (as detailed in the local plan 2018).

Average house prices in Cambridge are now over £500,000, as outlined in our housing strategy. Private rents are among the highest in the UK as well, leaving many residents priced out of the city.

With the local economy continuing to expand, we are keen to ensure that all residents have a range of housing options.

To accomplish this, the council is building on their successful 500 homes programme with a 10-year development programme which is providing environmentally friendly council homes in Cambridge by 2032. We will also acquire property on new private developments, which we then let as social housing or sell as affordable housing.

Our sustainable housing design guide [PDF, 7MB] sets out the key design principles we will follow when building new homes and developing land. Our Housing Development Agency (HDA) is leading this work.

If you are in need of housing you should register with Home-Link, which allocates homes to residents with the highest level of need.

Buying land gives us greater scope to accelerate our housing development projects, as well as bringing a return on investment. To facilitate this, we set up the Cambridge Investment Partnership (CIP) to invest in land in the city. We own the CIP equally with Hill Investment Partnerships.

 Delivery Programme

An official update on the council's Affordable Housing Delivery Programme is provided quarterly, and the report being tabled to the March 2023 meeting of the Housing Scrutiny Committee (HSC) confirms the below in terms of status of the council's affordable housing delivery.

The current delivery programme confirms:

  • the 500 devolution programme consisting 930 (including market sale) homes in total and 538 net affordable homes
  • the 10-year new homes programme consisting of 383 homes with scheme approval, delivering 133 net Council rented HRA homes at Social rent or 60% of Market rent

The tables below show the breakdown of homes and the stage they are at.

500 homes programme

500 homes project
Scheme Completed On site Approved Totals
Total homes 592 336 2 930
Replacement homes -51 -25 0 -76
Market sale -211 -105 0 -316
Net new Affordable HRA homes 330 206 2 538
% of target       108%

10-year new homes programme

10-year new homes programme
Scheme Completed On site Approved Totals
Total homes 0 154 229 383
Replacement homes 0 -16 -55 -71
Intermediate (80% of market rents) 0 -61 -118 -179
Market sale 0 0 0 0
Net new Affordable HRA homes 0 77 56 133
% of target       13%

Modular homes project

Modular homes project
Scheme Completed On site Approved Totals
Total homes 16 0 0 0
Replacement homes 0 0 0 0
Market sale 0 0 0 0
Net new Affordable HRA homes 16 0 0 16

The current programme indicates the total housing provided per scheme as well as the net gain of affordable rented council homes. The HRA Account Report to this committee includes all financial information for respective scheme budgets and net cost to the council’s Housing Revenue account.

Profile of Start on Sites

500 programme (net of replacements)

500 programme (net of replacements)
Progress to 500 starts on site 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24
Starts by year 2 159 158 203 14 0 2
Cumulative total 2 161 319 522 536 536 538

10-year new homes programme (net of replacements and 80% market rents)

10-year new homes programme (net of replacements and 80% market rents)
Forecast Progress 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028/29
Starts by year 10 67 26 30 0 0 0 0
Cumulative total 10 77 103 133 133 133 133 133

Scheme details

Schemes completed

Schemes completed
Scheme name Net Affordable Market Sale Replacement Delivery Completion date
Uphall Road 2 0 0 E and F January 2018
Nuns Way and Wiles Close 10 0 0 Tender August 2019
Ditchburn Place Community Rooms 2 0 0 Tender September 2019
Queens Meadow 2 0 0 CIP June 2020
Anstey Way 29 0 27 CIP June 2020
Colville Garages 3 0 0 CIP July 2020
Gunhild Way 2 0 0 CIP July 2020
Wulfstan Way 3 0 0 CIP September 2020
Markham Close 5 0 0 CIP September 2020
Ventress Close 13 0 2 CIP February 2021
Akeman Street 12 0 2 CIP May 2021
Mill Road 112 116 0 CIP In progress
Cromwell Road 65 95 0 CIP In progress
Colville Phase 2 43 0 20 CIP In progress (1 Remaining 4 completions to coincide with Colville Phase 3 completion).
Meadows and Buchan 22 0 0 CIP In progress
Total 330 211 51    

Schemes on site

Schemes on site
Scheme name Social, LHA and 60% of Market rent 80% Market Rent Market Sale Replacement Practical completion date Programme status
Mill Road 1 0 56 0 March 2023 Final completion reforecast but majority of affordable units now handed over and in defects period.
Cromwell Road 53 0 73 0 June 2023 Delays to handover have required a rephasing into June for remaining completions.
Colville Phase 2 4 0 0 0 June 2024 Remaining 4 completions to coincide with Colville Phase 3 completion.
Meadows and Buchan 84 0 0 0 August 2024 Some delays due to materials shortages. Second Phase Start on Site at Buchan street reliant on opening of new community centre in March.
Campkin Road (includes replacement homes) 50 0 0 25 July 2023 Scheme completion reforecast to Jul 2023 following subcontractor delays.
Clerk Maxwell Road 14 0 25 0 May 2023 Completion and handover reforecast for May 2023.
L2 Orchard Park 30 45 0 0 November 2023 On programme.
The Mews, Histon Road 10 0 0 0 May 2023 Theft-related delays have required reforecasting of Completion to May.
Fen Road 12 0 0 0 November 2023 On programme.
Colville Road Phase 3 (includes replacement homes) 32 16 0 16 May 2024 On programme.
Ditton Fields 6 0 0 0 September 2023 On programme.
Borrowdale 3 0 0 0 September 2023 On programme.
Total 299 61 154 41    

Approved schemes

Approved schemes
Scheme name Social, LHA and 60% of Market rent 80% Market Rent Market Sale Replacement Start on Site date Programme status
Kendal Way 1 0 0 0 June 2023 Start on Site revised due to delays in repricing and in process.
Aragon Close 0 7 0 0 June 2023 Planning requirement to undertake archaeological investigations have delayed Start on Site.
Sackville Close 0 7 0 0 June 2024 Planning requirement to undertake archaeological investigations have delayed Start on Site.
Aylesborough Close Phase 2 (includes replacement homes) 41 29 0 33 July 2023 Planning requirement to undertake archaeological investigations have delayed Start on Site. Vacant Possession secured with site currently being hoarded to commence archaeological assessment and minor works.
Tedder Way 1 0 0 0 June 2023 Start on Site revised due to delays in repricing and in process
Paget Road 2 2 0 0 March 2024 Planning submission reforecast to allow further scheme design.
St Thomas Road 8 0 0 0 April 2024 Planning submission reforecast to allow further scheme design.
Fanshawe Road (includes replacement homes) 10 0 0 0 April 2024 Decanting of tenants underway. Detailed design in process with planning submission forecast for May 2023.
East Road garages 16 0 24 0 March 2024 Approved at January Housing Scrutiny Committee. Planning submission forecast for May 2023.
Total 113 94 24 55    

New programme funding

Funding is being provided for the following schemes through the Grant Agreement with Homes England as signed for the 21-26 HE Affordable Homes Programme for Continuous Market Engagement:

  • L2 Orchard Park
  • Colville Road Phase 3
  • Fen Road
  • Ditton Fields
  • Borrowdale
  • Aragon Close
  • Sackville Close

Further submissions for grant funding will be submitted to Homes England as additional schemes receive Resolution to Grant Planning. Outcomes of funding bids will be reported to this Committee as received.

A Bid for infrastructure funding under the Brownfield Land Release Fund 2 (BLRF2), delivered by the One Public Estate (OPE) Programme, has been successful. Funding has been allocated to support demolition and infrastructure costs at the 100% affordable housing scheme at Aylesborough Close Phase 2.

Funding of £1,000,000 has been allocated through the CPCA to fund Capital Investment at the Fanshawe Road Redevelopment Scheme.

The Council has approved entering into an MOU with DLUHC, based on an indicative pre-allocation of funding for homes earmarked to serve Afghan and Ukrainian refugees as outlined in Part 4. Final confirmation of funding allocation from DLUHC has been received and the Council is reviewing prior to formally entering into a Memorandum of Understanding.

Work in progress

  • Hanover and Princess Court – Scheme specific report is being presented to this March 2023 Meeting of the Committee for decision
  • East Barnwell local centre – Stage 2 of the public consultation has recently concluded, and local stakeholder engagement is ongoing. The project is progressing well and the team are working towards planning submission in Spring/Summer 2023
  • Ekin Road - Engagement with the tenants and property owners is ongoing and Liaison Group meetings are currently taking place quarterly. Officers are working towards an options appraisal to review the stock condition and potential for refurbishment, partial redevelopment or comprehensive redevelopment

Delivering accessible housing

Cambridge City Council is committed to providing a range of housing options for residents with limited mobility. The council adheres to the accessibility standards laid out in the Local Plan 2018. This requires 100% of new build council homes to be M4(2) (accessible and adaptable dwellings), and 5% of new build affordable homes to be M4(3) (wheelchair user dwellings).

Some of the developments attained planning on the pre-2018 local plan but the designs were changed to ensure M4(2) was adhered to and an enhanced M4(2) was also provided.

There are currently 34 fully adapted wheelchair user dwellings and 5 enhanced M4(2) adapted homes held within the HSC-approved delivery schemes as per below:

Wheelchair user homes

Wheelchair user homes: 500 homes programme
Scheme Total Council rented homes (at least 100% M4 (2) wheelchair adaptable) Of which M4 (3) wheelchair user homes Of which Enhanced M4 (2) 1 bed Total 1 bed M4 (3) Total 2 bed M4 (3) Total 3 bed M4 (3) Total 4 bed M4 (3)
Mill Road phases 1 and 2 118 3 5 3 0 0 0
Anstey Way 56 3 0 3 0 0 0
Cromwell Road 118 6 0 4 2 0 0
Colville Road Phase 2 69 4 2 0 4 0 0
Campkin Road 75 4 0 1 3 0 0
Meadows and Buchan 106 5 0 2 3 0 0
Tedder Way 1 1 0 0 0 0 1
Kendal Way 1 1 0 0 0 1 0
Clerk Maxwell 4 0 0 0 0 0 0
Total 558 27 5 13 12 1 1
Wheelchair user homes: 10-year new homes programme
Scheme Total Council rented homes (at least 100% M4 (2) wheelchair adaptable) Of which M4 (3) wheelchair user homes Of which Enhanced M4 (2) 1 bed Total 1 bed M4 (3) Total 2 bed M4 (3) Total 3 bed M4 (3) Total 4 bed M4 (3)
L2 Orchard Park 73 0 0 0 0 0 0
Colville Road Phase 3 48 2 0 0 0 0 0
Histon Road 10 0 0 0 0 0 0
Fen Road 12 2 0 0 0 1 1
Ditton Fields 6 0 0 0 0 0 0
Aragon Close 7 0 0 0 0 0 0
Sackville Close 7 0 0 0 0 0 0
Borrowdale 3 0 0 0 0 0 0
Aylesborough Close Phase 2 70 3 0 2 1 0 0
Paget Road 4 0 0 0 0 0 0
St Thomas Road 8 0 0 0 0 0 0
Fanshawe Road 93 0 0 0 0 0 0
East Road Garage 16 0 0 0 0 0 0
Total 357 7 0 2 3 1 1

Sustainability

The council’s 2021 Sustainable Housing Design Guide continues to guide all new schemes and the table below confirms that all schemes apart from one significantly exceed current Local Plan policy requirements. Histon Road, which meets the Local Plan, is an off the shelf s106 scheme not designed by the council.

The council now has 250 homes in development which are targeting Passivhaus or equivalent performance levels.

Development targets

Development targets: Housing Scrutiny Committee target
Scheme

Energy (energy per m2)

Carbon (carbon emissions below 2013 building regulations) Water (litres per person per day) Biodiversity (% uplift) Car park ratios
L2 Orchard Park 45 35%-40% 110 0% 0.34
Colville Road Phase 3 45 35%-40% 100-110 10% 0.5
The Mews, Histon Road 65 19% 110 Non-applicable 0.7
Fen Road 28 35%-40% 100 10% 1
Ditton Fields 28 35%-40% 100 10% 1
Aragon Close 28 35%-40% 100 10% 1
Sackville Close 28 35%-40% 100 10% 1
Borrowdale 28 35%-40% 100 10% 0.66
Aylesborough 28 35%-40% 90 20% 0.5 or less
Paget Road
(Net Zero)
15 100% 80 20% 0.5 or less
St Thomas Road (Net Zero) 15 100% 80 20% 0.5 or less
Fanshawe Road 28 35%-40% 90 20% 0.5 or less
East Road Garage 28 35%-40% 90 20% 0.5 or less
Current 2018 Cambridge Local Plan minimum target 65 19% 110 10% Non-applicable
Development targets: Progress to date
Scheme Energy (energy per m2) Carbon (carbon emissions below 2013 building regulations) Water (litres per person per day) Biodiversity (% uplift) Car park ratios
L2 Orchard Park 45 35%-40% 110 0%-10% 0.34
Colville Road Phase 3 45 35%-40% 100-110 10% 0.5
The Mews, Histon Road 65 19% 110 Non-applicable 0.7
Fen Road 28 35%-40% 100 10% 0.9
Ditton Fields 28 35%-40% 100 10% 1
Aragon Close 28-35 35%-40% 100 20% 1
Sackville Close 28-35 35%-40% 100 20% 1
Borrowdale 28 35%-40% 100 10% 0.66
Aylesborough 28-35 35%-40% 90-100 20% some offsite 0.4
Paget Road
(Net Zero)
15-28 50%-100% 90 20% some offsite 0.5-0.6
St Thomas Road (Net Zero) 15-28 50%-100% 90 20% some offsite 0.5-0.6
Fanshawe Road TBD TBD TBD TBD TBD
East Road Garage TBD TBD TBD TBD TBD

Risks

Cost increases on approved projects

Likelihood: 5 (certain)
  • Risk of increased budget requirements due to COVID-related delays/rescheduling, Brexit, Ukraine War and now inflation and supply chain cost increases.
  • Staffing and materials shortage and delays on Start on Sites due to funding uncertainties increase potential for this risk.
Impact: 4 (significant disruption)
  • Committee approval needed for additional capital funding.
    Unplanned public expenditure.
  • Loss of value for money.
  • Reputation risk to council.
  • Reduction in overall delivery achievable.
Mitigation
  • Cost plans are regularly reviewed and updated, and contracts are fixed price to the council.
  • Latest budgets consistently reviewed as part of Budget Setting Report.
  • Regular updated risk management budgeting completed as part of risk reviews work across the Council. Supply chain and materials concerns under close monitoring.
  • Committee approval to progress schemes ahead of firm grant certainty mitigates cost increases ahead of entering into build contracts.
  • Depending on the extent of the additional cost this may be managed within scheme level contingencies approved in Budget Setting Report.

Securing Planning Permission on new schemes

Likelihood: 2 (some possibility)
  • Failure in obtaining planning permission would cause delays and increase costs for a revised application.
  • Delays in receiving a planning decision lead to increased costs being incurred and delays in submission of Funding Bids.
  • Additional time and effort required to redraft plans.
Impact: 3 (noticeable effect)
  • Schemes are developed with planners through the pre-application process. Lack of planning resource and Planning Department staff shortages or substitution would lead to delays in arranging for the pre app meetings, and subsequently planning submissions and approvals.
Mitigation
  • Pre-app process used effectively, and schemes aim to be policy compliant.
  • Build in of additional lead time where required to ensure schemes progressing within target schedules.
  • Insuring officers and councillors are involved in decision making from project early stages

Sales risk – exposing council cash flow forecast

Likelihood: 3 (strong possibility)
  • Deceleration of sales/purchase/acquisition cycle while City Council is reliant on sales income to support programme currently, however bulk of sales now completed on committed sites.
  • Depreciation of assets.
Impact: 3 (noticeable effect)
  • Housing market fluctuations are beyond council control and current circumstances may exacerbate such fluctuations or delay buyer activities in the short-medium term.
  • Market sales have however performed well with all plots at Mill Road now sold and over 80% of properties sold at Cromwell Road.
Mitigation
  • Regular updates received in the market for sales of sites.
  • All homes at Mill Road are now sold and Cromwell Road sales are progressing with reporting through CIP processes on sales.
  • Currently values are being achieved in line with appraisal and sales rate in line with expectations.
  • Close engagement with market through private sector partners.
  • Share risk with private sector partners.
  • Financial and sensitivity analysis for the new project site selections, before project starts.

Decanting residents and leaseholders

Likelihood: 3 (strong possibility)
  • Regeneration schemes will not be progressed if residents are not decanted.
  • Complication in buybacks where Leaseholders face difficulties for obtaining new mortgages for their onward purchase, in non-portable cases.
  • Redevelopment of estates with high % Leasehold ownership poses greater risk of CPO proceedings being required
Impact: 3 (noticeable effect)
  • Full decant of schemes within the 500 programme has now been reached.
  • Decant of Schemes under the 1,000 programme is on-going and if this is not achieved on time there will be impact on the costs of the project.
Mitigation
  • Decant and rehousing officer regularly liaising with residents requiring decanting to ensure successful rehoming.
  • Decanting and liaison with tenants started early on in the development process.
  • CPO and NOSP process outlined to be proceeded as necessary on future schemes.
  • Additional resource to support this work allocated.

Not securing necessary grant for new schemes

Likelihood: 2 (some possibility)
  • In case the grant is not secured or at a lower level the business plan may need to be reviewed and the level of housing and tenure delivered may need to change.
Impact: 3 (noticeable effect)
  • HE Grant funding now secured on 7 of the 13 schemes approved under the new 10-year programme, with additional funding allocated from separate streams at Fanshawe Rd, Aylesborough, and for Refugee housing.
  • Remaining grant across new programme schemes not yet secured, other than that committed by the council.
  • The business plan for the MTFS assumed grant.
Mitigation
  • Continual discussions with Homes England and other funding bodies are providing greater security on grant funding ability.
  • Issues in securing the level required to support the costs of developing in Cambridge are an issue, and we will continue to review assumptions in the business plan as negotiations develop.
  • A recent report from DLUHC has additionally highlighted major risk to the governments Affordable housing programme if grant rates remain static against current inflation.

Labour market, materials and build prices increasing

Likelihood: 5 (certain)
  • Situation is being proactively managed and is currently seen as a short-term risk, which must be managed, but may impact programme if not price.
Impact: 4 (significant disruption)
  • Services or materials shortages may lead to delays in project delivery and an overall increase on programme cashflow.
  • Fixed price contracts where utilised are minimizing cost risks which lie with CIP.
Mitigation
  • Fixed price contracts and liaising working closely with Hill to ensure all materials are placed and ordered as soon as reasonably possible and stock-piled on site or using additional storage as required.
  • Key packages are being procured as early as possible. Hills existing supply chain relationships are being used to ensure service.

Insufficient project management resource to complete programme

Likelihood: 1 (little chance)
  • Inability to properly manage projects.
  • Council entering into contractual obligations without proper oversight.
Impact: 3 (noticeable effect)
  • Too many schemes brought forward to be managed by existing team and staff overworked.
  • Also there are increased need in adding data and compliance and fire safety statuary requirements to the projects.
Mitigation
  • Appointment of new consultants.
  • Resourcing fund for new recruitments to ensure capacity.

Future anti-development campaigns

Likelihood: 4 (probable)
  • Potential for reputational damage for HDA and Cambridge City Council.
  • Unexpected extended time frame for the project.
  • Complications in submission of the scheme for planning consideration and funding approval.
Impact: 3 (noticeable effect)
  • Increase in number of leaseholders/freeholders in new larger schemes increases risk of push back against potential redevelopment activities.
Mitigation
  • Establishing focussed steering groups early where necessary.
  • Focus on early public engagement via different events and consultations.
  • Potential development to be informed by detailed options appraisals

Affordable housing schemes

Completed schemes

Schemes in progress

Forthcoming schemes

Map last updated: April 2023.

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