Here's what 'affordable housing' really means in Somerset

Just as the term "prime minister" was once used as an insult in and of itself (and may still be in some circles), so "affordable housing" is often invoked sarcastically to mean anything but what it says on the tin.

Every new housing development in Somerset of ten homes or more must provide a proportion of affordable housing - though the amount varies depending on which part of Somerset we're talking about.

Councillor Oliver Patrick, vice-chairman of Somerset Council's planning committee south, has now sought to clarify the situation in a bid to "build trust back into planning".

The planning committee south handles major applications within the former South Somerset area, which includes Chard, Crewkerne, Ilminster, Wincanton and Yeovil.

Burbage Way in the Wool Gardens estate in Crewkerne, pictured in June 2025 (Image: Daniel Mumby)

Mr Patrick is one of two Liberal Democrat councillors for the Coker division, which includes numerous villages between Yeovil and Crewkerne, along with Yeovil Junction railway station.

Posting on his official Facebook page, he said: "I quite often remind my committee colleagues, be they Lib Dem or Conservative, of the dire need for affordable homes in south Somerset.

"Councillors receive regular updates from registered providers of social housing (what we all know as council houses), and it isn’t unusual for a reduced rent home to become available in a place like West Coker and for 300 families to apply for it.

"That’s why delivering affordable homes is so important."

Homes within a development site are divided into two categories: market housing (which is sold at the full market price) and affordable housing.

Councillor Oliver Patrick (Liberal Democrat, Coker) (Image: Somerset Council)

Affordable housing in turn falls into four categories:

• Social rent: homes offered at between 40 and 60 per cent below the market rates, which is set nationally and accounts for local incomes
• Affordable rent: homes offered at 20 per cent below the market rate
• Shared ownership: homes whose owners get a mortgage on a share of a house (usually between 10 and 75 per cent) and pay rent on the rest
• First homes: homes offered at 30 per cent below the market rate

Under the existing South Somerset Local Plan (which runs until 2028), 35 per cent of new homes in any development of ten homes or more must be affordable - with the precise mix of the four sub-categories being negotiated between developers and the council's planning officers.

The same rate applies within the former West Somerset area (which includes Minehead, Watchet and Williton), but is only 25 per cent in the former Taunton Deane area (which includes Taunton, Wellington and Wiveliscombe).

The target rate is 30 per cent in both the former Mendip area (which includes Frome, Glastonbury, Shepton Mallet, Street and Wells) and the former Sedgemoor area (which includes Bridgwater, Burnham-on-Sea, Cheddar and Highbridge).

However, the amount of affordable housing provided in each former district can vary greatly depending on the viability of a given site.

Aerial view of Orchard Grove Primary School, showing cycle link between Egremont Road and Lipe Hill Lane in Taunton, pictured in September 2024 (Image: Barrett Photographers)

Mr Patrick said: "That figure is negotiable, depending on the viability of a site (where the costs of buying land and building on it are weighed up against the potential profits).

"Still, it often represents a multi-million-pound investment by a developer who sacrifices some of their development space to build affordable homes that it won’t make much or any profit on."

In addition to affordable housing, new developments provide financial contributions towards local schools, GP surgeries, sports facilities and other amenities, usually secured through a Section 106 agreement.

Mr Patrick said the council needed to "do a better job of communicating this to residents", arguing that this would help the decision-making process.

He said: "One of the biggest criticisms I hear from those who are cynical about new homes is that they never seem to come with improvements to local infrastructure.

"And yet, I sit in committee each month and hear about how many millions of pounds the council is going to get from a local housing development, be it £1m for the local school to expand, or £500,000 for upgrades to the highway network or the local sports facilities, or £100,000 to expand the local GP surgery - the list goes on.

"Maybe councils could do a better job of communicating this to residents to build trust back into planning.

"In my view, politicians at all levels of local government have a duty to be honest with the public about the need for new houses and the potential benefits they bring, because the truth is we need more houses - and we need them now."