Item 10 - More Homes West Dunbartonshire Strategic Housing Investment Plan 2026-27 – 2030-31
West Dunbartonshire Council · 19 November 2025
Back to Housing & Communities Committee — 19 November 2025 and its agenda
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1 West Dunbartonshire Council Report by Chief Officer, Housing Housing and Communities Committee: 19 November 2025 Subject: More Homes West Dunbartonshire Strategic Housing Investment Plan 2026/27 – 2030/31 1. Purpose 1.1 This report seeks approval and summarises the key points set out in West Dunbartonshire’s Strategic Housing Investment Plan (SHIP) 2026/27 – 2030/31, which details the priorities for investment in new affordable housing in West Dunbartonshire. 2. Recommendation 2.1 It is recommended that the Council: i) Agree the draft SHIP 2026/27 - 2030/31 as appended to this report, designed to continue the delivery of an ambitious programme of new affordable homes in compliance with the West Dunbartonshire Local Housing Strategy 2022 -2027; ii) Note the SHIP is wider in scope than in recent years, with a requirement by the Scottish Government to demonstrate more clearly its contribution towards addressing local and national priorities such as homelessness, child poverty and the housing emergency; and iii) Invite the Chief Officer, Housing to implement the investment plan inclusive of the Council’s new home delivery in partnership with relevant stakeholders. 3. Background 3.1 The Scottish Government requires local authorities to submit a Strategic Housing Investment Plan (SHIP) each year. The core purpose of the SHIP is to set out the strategic investment priorities for new affordable housing over a five-year period to achieve the outcomes contained in the Local Housing Strategy. 3.2 The SHIP focuses on the delivery of affordable housing by location, type and tenure and indicates how the programme will be resourced, particularly through the Scottish Government’s Affordable Housing Supply Programme (AHSP) funding and its Council House Building Programme component. ITEM 10
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2 3.3 The SHIP sets out the funding priorities for new affordable housing in West Dunbartonshire for the next five years, 2026/27 – 2030/31. It complements the West Dunbartonshire Local Housing Strategy 2022 - 2027 approved by Council and submitted to the Scottish Government in November 2021 and contributes to the delivery of national priorities particularly in relation to homelessness, child poverty and the housing emergency. 3.4 While the previous SHIP (2025/26 – 2029/30) was presented in the context of a significant cut in funding to the Scottish Government’s Affordable Housing Supply Programme (AHSP), the funding has this year been largely restored to levels more in keeping with previous awards. 3.5 The Scottish Government advises local authorities annually of their minimum Resource Planning Assumptions (RPA) indicating what AHSP grant total will be made available. The current RPA for 2025/26 shows a slight increase in resources from last year’s figure and stands at £11.363m. This includes the sum of £0.406m specifically allocated to acquire homes to help address homelessness pressures. 3.6 This SHIP sets out proposals for a continuation of the high levels of new affordable housing delivery achieved in West Dunbartonshire over recent years. 3.7 Where details are not yet known, the project grant levels have been estimated based on current guidance with an estimated £120K per unit being projected for both Council and Housing Association schemes. There remains a discrepancy between Council and Housing Association benchmark grant levels, but it is anticipated that a higher proportion of larger family homes in the Council programme attracting a higher level of grant will even out average grant levels across the developing housing providers identified within the plan. 3.8 The Scottish Government grant funding required to deliver the priority projects listed in the 5- year programme amounts to around £48.3m. The programme beyond the current financial year shows an over commitment of spend and will need to be the subject of a smoothing exercise. Despite this we remain confident that the programme outlined can be delivered, even if some projects may subject to delay. Ongoing discussion will take place with the Scottish Government’s More Homes Division over resourcing this SHIP programme. 3.9 In September 2025, the Scottish Government published its Housing Emergency Action Plan which committed to a £4.9bn investment over the next four years for the delivery of new homes, this will see an increased RPA allocation for all Scottish local authorities and the welcome introduction of multiyear funding allocations to strengthen the delivery of strategic housing investment plans. Once the Scottish Government makes formal announcements on this aspect of the Action Plan, such as the increased funding and how this will be distributed to local authorities, the Council will review the SHIP with a focus on maximising investment opportunities and ensuring the delivery of affordable housing continues to meet the needs of
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3 West Dunbartonshire’s communities. 4. Main Issues 4.1 The purpose of the SHIP is to set out the strategic investment priorities for increasing provision of affordable housing through new build and buyback programmes in support of outcomes contained in the Local Housing Strategy. This SHIP sets out the planned housing investment programme for 5 years, covering the period 2026/27 – 2030/31. 4.2 The funding for the projects will be from two principal sources: the allocation from the Scottish Government’s Affordable Housing Supply Programme borrowing from the developing organisation’s own lending resources. 4.3 The SHIP contains tables detailing the projects included in the proposed programme. It should be stressed that inclusion in the SHIP does not guarantee scheme approval, as each proposal will require to go through a further detailed project and financial appraisal before funding is committed. 4.4 All new homes built through the SHIP will require to meet high quality requirements including the Council’s Design Standard for Affordable Housing, which was updated in November 2023, and which applies to all projects commencing after April 2024. 4.5 This SHIP provides more information than previously on how it will help in the delivery of key priorities including those featuring in: Housing to 2040 Housing Emergency Action Plan Child Poverty Action Report WD HSCP Strategic Plan Rapid Rehousing Transition Plan. 4.6 SHIP 2026/27 – 2030/31 Priority Projects The priority projects for this period including those currently on site, are as shown in table 3 below. All units are social rented unless otherwise stated and unit numbers are draft in some cases. Table 3: SHIP 2026/27- 2030/31: Priority Projects by Developer Site/Developer Number of Units WDC Willox Park, Dumbarton Ph1 17 Bank St, Alexandria 22
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4 Bonhill Gap Sites, Alexandria 28 Dennystoun Forge, Dumbarton 20 West Thomson St, Clydebank 42 Willox Park Dumbarton Ph 2 21 Ottawa Crescent, Dalmuir 21 28 Bridge St, Alexandria 8 Silverton, Dumbarton 9 O’Hare, Alexandria 6 Queen Mary Avenue, Clydebank 17 Buybacks/ROTS 181 392 units Wheatley Group/ (Loretto HA) Dumbain Road, Haldane 23 23 units Knowes HA Abbeylands Road, Faifley 27 Buybacks/ROTS 32 59 units Dunbritton HA Golfhill Drive, Dalmonach 7 Cottage Hospital, Dumbarton 10 17 units Bellsmyre Regeneration Phase 2 33 Bellsmyre Regeneration Phase 3 34 Bellsmyre Regeneration Phase 4 16 Bellsmyre Regeneration Phase 5 28 111 units Dalmuir Park HA Auld St, Dalmuir 32
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5 Buybacks/ROTS 15 47 units 4.7 In total, the SHIP shows the delivery of around 649 affordable homes over the 5-year plan period. This level of development continues the ambitious new affordable house building programme in West Dunbartonshire. The delivery the plan will depend upon the support of our developing housing association partners, an increase in funding from the Scottish Government and continued Housing Revenue Account capital investment. 4.8 The SHIP is supported by funding from the Affordable Housing Supply Programme to assist the popular Rental Off the Shelf (ROTS) / Buyback programme of ex- local authority and Registered Social Landlord housing stock, as well as acquisitions from the private sector including of-the-shelf homes from house builders. It is proposed that over 200 units are acquired in this way by the Council and participating RSLs over the five years of the plan. 4.9 The grant funding required to deliver this programme is estimated to be around £51m. While this figure is higher than our current confirmed Resource Planning Target, an announcement is expected early in 2026 from the Scottish Government on new levels of funding and a new multi-year funding arrangement which will help in programme planning. 4.10 Due to uncertainties over details of some of the proposed projects in the SHIP and the availability of funding, the SHIP will require to demonstrate flexibility and will be subject to continual monitoring and evaluation. The SHIP lists a series of reserve/shadow projects which we hope will feature in the programme as it progresses. Monitoring of progress will be carried out through the Council’s performance management system and through key structures such as the Strategic Housing Providers Forum, More Homes Project Board and programme review meetings with the Scottish Government. 4.11 The Council has carried out an analysis of potential projects against an objective Prioritisation Scoring Matrix and scored them accordingly. A number of factors are taken into account including type of housing being proposed, deliverability, value for money, and compliance with key local and national housing objectives. Where a project proposes an element of particular needs /specialist provision, engagement takes place with the West Dunbartonshire Health and Social Care Partnership. 5. People Implications 5.1 While there are no direct people implications. 6. Financial and Procurement Implications 6.1 The ability to deliver the SHIP relies on continuing to receive appropriate levels of grant from the Scottish Government. West Dunbartonshire’s Resource Planning Assumption (RPA) from the Scottish Government for 2025/26 is £11.3863m. For the SHIP to be delivered in full, RPA levels would require to increase above current levels, however we expect to see this this
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6 following the Scottish Government commitment to £4.9bn of investment over the next four years in the delivery of new homes, this will see the introduction of multiyear funding allocation to strengthen the delivery of strategic housing investment plans. 6.2 The programme of projects shown in the SHIP can only take place if both its two principal funding streams, namely the developing landlord using reserves/borrowing and Scottish Government Affordable Housing Supply Programme grant, are able to provide the required ongoing financial support. It is estimated that the total grant ask of the Affordable Housing Supply Programme would be around £48m. 6.3 West Dunbartonshire’s New Build Programme has been closely aligned with Housing Revenue Account affordability, through the ongoing rent consultative exercise for 2026/27. In respect of the Council House Build element, financial modelling demonstrates that the new council house building programme is beneficial to the long-term health of the Housing Revenue Account. However, care requires to be taken to ensure that the prudential borrowing required is financially sustainable. 6.4 There is a danger that future resource allocation could suffer if the SHIP fails to deliver on the programme contained in this SHIP. In most recent years we have not only been able to meet our spend targets but have attracted additional funding from underspend elsewhere within the national programme. 6.5 The Council is continuing to lobby for increased grant levels from the Scottish Government and where appropriate will apply for above benchmark awards on a project-by-project basis. 6.6 There are no procurement implications to note. 7. Risk Analysis 7.1 Inevitably, with such a varied programme of projects there are risks that the ambitious outputs set out in the SHIP will not be met. A number of the projects are at an early stage with site investigations not having been carried out or infrastructural constraints fully known. 7.2 There is a risk that Affordable Housing Supply Programme funding will be reallocated to other Council areas if the Council is unable to spend within any financial year. Housing Development staff will liaise regularly with Scottish Government More Homes colleagues to address any concerns of this nature, to maximise spend within West Dunbartonshire. 7.3 If the development of new affordable housing, the level of housing need will increase with negative consequences for West Dunbartonshire’s communities and wider Council finances. Monitoring of progress will be carried out through key structures such as the Strategic Housing Providers Forum, the Housing Improvement Board, the More Homes Project Board and programme review meetings with the Scottish Government. A new SHIP will be submitted
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7 annually to the Scottish Government each October and will be the subject of a report to the Housing and Communities Committee. 8 Environmental Sustainability 8.1 The delivery of new homes is within the approved More Homes zero carbon approach. Our current and future approach to strategic housing asset management will continue to prioritise a ‘zero carbon’ approach to decision making and deliverability and this will be done the aims of the Housing Asset Management Strategy and the Council’s Climate Change Strategy. 9. Equalities Impact Assessment 9.1 Equality is central to all housing and housing services delivery. An Equalities Impact Assessment (EIA) has been undertaken on the Local Housing Strategy 2022-27 to ensure that the needs of local communities have been fully considered. The SHIP reflects identified needs and draws on findings from the EIA when considering the implications flowing from the translation of strategic aims into housing policies. 9.2 All new housing supported through the programme will be compliant with the West Dunbartonshire Design Standard and will meet the Housing for Varying Needs requirements. The West Dunbartonshire Design Standard requires developers in the programme to provide higher standards than those required by statute and are of particular benefit to those with mobility issues. The SHIP supports the delivery of specialist housing provision and generally allows for a 10% element in each project. We place an emphasis in the SHIP on increasing the supply of larger family homes, to help address child poverty. 10. Consultation 10.1 The SHIP was drawn up in consultation with potential housing association partners and the Scottish Government More Homes Division. Where an interest has been shown, detailed discussions have taken place with the prospective developer on how the project could be accommodated in the programme. 10.2 The West Dunbartonshire Tenants and Residents Organisation received a presentation on the proposed SHIP in October 2025 and are supportive of its aims in particular the council new build developments. 10.3 The preparation of the SHIP has been a corporate task, involving all relevant departments of the Council and has been carried out in collaboration with colleagues in the Scottish Government More Homes Division. The Health and Social Care Partnership was an active partner in preparing the plans where there was a significant element of specialist accommodation involved, and a number of projects were significantly amended as a result 11. Strategic Assessment
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8 11.1 This Strategic Housing Investment Plan presents the priorities for affordable and deliverable housing development for the next five years as set out in the Local Housing Strategy. It also supports the Council’s key strategic priorities to: Improve local housing and environmentally sustainable infrastructure Improve economic growth and employability Improve the well-being of communities and protect the welfare of vulnerable people Improve care for and promote independence with older people Improve life chances for children and young people. Peter Barry, Chief Officer, Housing Date: 5 November 2025 Person to Contact: John Kerr, Housing Development and Homelessness Manager, Housing Development and Homelessness Team, Housing and Employability, 16 Church Street, Dumbarton John Kerr@west-dunbarton.gov.uk Jamie Dockery, Senior Housing Development Officer, Housing Development and Homelessness Team, Jamie.dockery@west-dunbarton.gov.uk Appendices: Appendix 1: Strategic Housing Investment Plan 2026/27 - 2030/31 Background Papers: West Dunbartonshire Council’s Local Housing Strategy 2022-2027 West Dunbartonshire Council’s Local Housing Strategy 2022-2027 EIA Wards Affected: All Wards