So What Counts as Affordable Housing in Haringey?

So-called affordable housing is often anything but. In dealing with the Hampden Road Towers planning application, I learned a littel about wt it means.

The first thing to be aware of is the difference between affordable housing and social housing. The two are most definitely not the same.

Social housing is housing "let at low rents on a secure basis to those who are most in need or struggling with their housing costs. Normally councils and not-for-profit organisations (such as housing associations) are the ones to provide social housing" (Shelter).  

In Haringey, social rents equate to approximately 35% of local market rents. (Haringey Housing Strategy). 

Beyond social housing, there are two types of 'affordable' housing. Firstly  there's straight 'affordable housing'. Then there's 'intermediate housing'.

In Haringey, 'affordable housing' can be applied to  any rented housing with rent at any point up to 80% of the market rent. Below, from Haringey's 2017-2022 Housing Strategy the detail of the levels in the borough.

'Intermediate Homes' in the borough are those for sale and rent provided at a cost above social rent, but below market levels subject to the criteria in the affordable housing. 

The borough has a target of a borough-wide provision of 40% affordable homes of all new homes delivered (including all types of home outlined above).  The tenure split of the 'affordable' housing provided will be a balance of 60% rented and 40% intermediate, except in Tottenham, where these proportions are reversed.

Phew!

If you have an appetite for it the Housing Strategy document is attached.