Item 11 - WD More Homes - Affordable Housing Supply Delivery Plan
West Dunbartonshire Council · 19 November 2025
Back to Housing & Communities Committee — 19 November 2025 and its agenda
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WEST DUNBARTONSHIRE COUNCIL Report by the Chief Officer, Housing Housing and Communities Committee: 19th November 2025 Subject: More Homes West Dunbartonshire – West Dunbartonshire Council Affordable Housing Supply Delivery Programme 1. Purpose 1.1 This purpose of this report is to provide the Housing and Communities Committee an update on progress with West Dunbartonshire’s More Homes Programme which oversees the delivery of the Council’s new home building programme. 2. Recommendations 2.1 It is recommended that the Housing and Communities Committee: (i) Notes the content of the report and the progress made to date in the delivery of the Council’s More Homes West Dunbartonshire approach, including: - a. Site starts at the Bonhill Gap site development (Campbell Street/Braehead), Bank Street and Queen Mary Avenue; b. The formal completions of 133 new homes for social rent in 2025/26 to date which has led to 117 children being taken out of a homeless environment and; c. amendments to the handover dates of the Gilmour Avenue and Willox Park Phase 1 projects; (ii) Recognises the significant achievement of the Clydebank East new build regeneration project which was awarded the Affordable Housing Development of the Year Award in the Herald Property Awards in September 2025; (iii) Note the continued temporary suspension of letting activity at Young Street sheltered housing complex until the consultation exercise is completed regarding future housing provision at Young Street/West Thomson Street 3. Background 3.1 In West Dunbartonshire the Affordable Housing Supply Programme (AHSP) is delivered through a More Homes West Dunbartonshire strategic approach which has successfully delivered over one thousand new affordable homes in Page 1 ITEM 11
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West Dunbartonshire and includes the Council’s own new home building programme. 3.2 The Strategic Housing Investment Plan (SHIP) 2025-2030, outlining West Dunbartonshire’s Affordable Housing Supply Programme through the More Homes West Dunbartonshire approach was approved by the Housing and Communities Committee in November 2024. The SHIP outline plans to contribute to meet the Council Administration’s aim of delivering 2500 new affordable and social rented homes over the 10-year period 2022-2032. A new SHIP will be presented to the Housing and Communities Committee in November for approval which will build on the previous plan. 4. Main Issues More Homes West Dunbartonshire - Delivery Programme 4.1 Building new affordable homes has an important role to play in revitalising local economies and assisting with post-pandemic and economic recovery plans, negating the impacts of the current cost of living crisis and combatting poverty principally child and fuel poverty. It is also clear that the need for affordable homes has and will increase in the current ongoing economic environment. 4.2 The delivery of new affordable homes has a key role to play in revitalising local economies and assisting with wider economic recovery plans, negating the impacts of the current cost of living crisis and combatting poverty, principally child and fuel poverty. It is also clear that the need for affordable homes has and will increase in the current ongoing economic environment both in a local and national context. 4.3 In July 2025, Shelter published its study The Social Value of New Social Housing in Scotland which calculated that each new social home in Scotland can generate on average £11,639 in social value within just six months of a tenant moving in. This figure includes a £990.44 saving to the public purse and £10,648 in wellbeing value to the tenant, who benefits from improved opportunities such as securing employment, better health, transport connections, and reduced housing costs, thanks to a new social home. The research report’s key conclusion is that it has shown that new social housing is driving improvements in social, economic and health outcomes for its residents, and where this impact is achieved, there is huge capacity for significant preventative savings to wider society. 4.4 The Council’s More Homes West Dunbartonshire approach is an ambitious plan that aims to continue the positive momentum of the delivery of much needed Council homes in West Dunbartonshire and will significantly assist the Council’s aim to deliver 2500 new social and affordable homes by 2032. 4.5 As the largest affordable housing developer in West Dunbartonshire, the Council has identified a number of development sites for new council homes to address existing and new housing need. The design of these homes Page 2
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provides sustainable homes using innovative technology and delivering on our low carbon ambitions including Passivhaus and other net zero carbon opportunities. We anticipate the new homes delivered by the Council will have a minimum lifespan of 100 years. 4.6 The Council’s More Homes West Dunbartonshire approach has evidenced strong support from council tenants and was recently highlighted as one of the top two key future spending priority areas for tenants through the comprehensive tenant satisfaction survey reported to the Housing and Communities Committee in February 2025. 4.7 In September 2025, the Council’s major housing led regeneration project which overseen the development of 88 new council homes at Clydebank East was awarded the prestigious Herald Property Awards - Affordable Housing Development of the Year Award recognising this high-quality housing development. This development is also a finalist in the Scottish Housing Awards 2025 in the Excellence in Regeneration and Sustainability category. 4.8 The Strategic Housing Investment Plan and HRA Capital Plan outlined the plans the Council have for meeting their new build ambitions. An update on each development site is provided below: - Pappert, Bonhill This development has now completed and has delivered 26 net zero homes for affordable social rent in the Bonhill area - House Type Sustainability Standard Number of New Homes House 3bed/5 person Passivhaus 6 House 3bed/5 person Net Zero 6 House 4bed/6person Net Zero 4 House 4bed/7person Net Zero 1 Flat 2bed/3person w/c Net Zero 3 Flat 1 bed/2person Net Zero 6 The practical completion was 6th June 2025, and the project has been selected as finalist in the Scottish Housing Awards in the Net Zero in Housing category. Mount Pleasant, Old Kilpatrick The 19-unit development, which is designed for elderly residents and delivers high quality amenity housing, completed ahead of schedule in Spring 2025. The housing mix is outlined below for information: Page 3
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This project has been selected as a finalist in the Scottish Housing Awards in the Excellence in health and wellbeing category. The three most recent new home developments completed highlighted above have significantly contributed to meeting housing need within West Dunbartonshire communities and combined have contributed to lifting 117 children out of homelessness and into a secure tenancy. Willox Park Phase 1/2, Doveholm, Dumbarton The Phase 1 development of seventeen new homes for the elderly at a former care home site will comprise of the housing mix below. House Type Sustainability Standard Number of New Homes Flat 2bed/3person Net Zero 2 Flat 1 bed/2person Net Zero 15 This will be our first project using a ground source heat network to deliver heat and hot water. Current tenants at Willox Park have been consulted throughout the design process and this has continued with the contractor holding Q&A sessions. We are currently working to make sure the process of moving into the new facility is as easy and streamlined as possible. The units have all been allocated. The original move to the new facility was planned for 30th November 2025. Unfortunately, there has been a delay in the programme due to issues with the fabrication of the steel balconies for the new homes. As such, the new completion date is 29th January 2026. The tenants have received communications on the delay which is longer due to the construction Christmas closedown. In terms of the Phase 2 programme feasibility studies for the site have confirmed an optimum site capacity of 21 new homes and the design and build contract will also include the demolition of the existing homes following completion of Phase 1. Phase 2 is part of the wider housing regeneration plans for the Willox Park area and priority to the new homes in Phase 2 will be given to the tenants within Phase 1 in the first instance. House Type Sustainability Standard Number of New Homes Bungalow 1bed/2person Net Zero 3 Flat 1bed/2person w/c Net Zero 4 Flat 1bed/2person Net Zero 4 Flat 2bed/4person Net Zero 8 Page 4
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Bonhill Gap Site Strategy The 28 units of housing at Braehead (17) and Campbell Street (11) went on site in August 2025 and is scheduled to complete within a 56-week period. The new tender for the O’Hare project (6 units) was returned on 30th October. The evaluation process is ongoing to appoint the main contractor for these six homes. The housing mix of the full Bonhill Gap Site development programme is highlighted in the table below and will include 8 large family homes to meet the key identified need: - House Size Sustainability Standard Number of New Homes 1bed wheelchair Net Zero 4 1 bed general needs Net Zero 16 2 bed wheelchair Net Zero 3 3 bed general needs Net Zero 3 4 bed general needs Net Zero 2 5 bed general needs Net Zero 4 7 bed general needs Net Zero 2 Bank Street, Alexandria The development will consist of twenty-two sheltered/amenity housing units in partnership with the HSCP. A site start was achieved in October 2025 and is scheduled for completion in January 2027. House Type Sustainability Standard Number of New Homes Flat 1bed/2person w/c Net Zero 22 Communal Room Net Zero 1 Staff Office Net Zero 1 As reported to the August Housing and Communities Committee the tender return was some £2.4m below the initial estimated cost. This development as with the development at Willox Park, involved the existing tenants at Gray Street who have been consulted throughout the design process and will be assisted to make the transition as smooth as possible. The Council is currently undertaking feasibility studies in terms of future options for Gray Street, Alexandria and will provide an update to the Housing and Communities Committee in February 2026. West Thomson Street (former Clydebank Health Centre) Demolition of the former Clydebank health centre building was completed in late 2024. Page 5
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The proposed development will provide 42 new homes - 15 units of family housing and 27, fully accessible, sheltered/amenity homes for the elderly. The proposed housing mix is noted below: - House Type Bed Number WCH Sheltered/Amenity Flat 1 27 27 Cottage Flat 1 2 2 Duplex Cottage Flat 3 2 House 5 2 House 4 5 House 3 4 Total 42 27 The planning application for this site was submitted 8th October 2025. We are continuing to temporarily suspend lettings within the Young Street sheltered housing complex unless in emergency circumstances as we complete the consultative exercise which will see the sheltered/amenity new housing provision potentially as replacement housing for the existing Young Street tenants. Consultation with the residents is on-going. We have held 4 consultation meetings with the residents, including visiting with the residents and their families who were unable to attend previous meetings. The consultative phase will continue throughout the planning process, and the Young Street tenants will have the opportunity to visit the Willox Park Phase 1 homes to give more informed feedback of a potential new homes within this development. Gilmour Avenue, Hardgate The development started on site on 23rd September 2024. Following the administration of the initial contractor (Connect Modular), CCG were appointed to complete the 2x 3-bedroom homes. However, due to issues with utilities companies delaying the programme, the new homes will not be handed over until 24th November 2025 from 30th October. Dennystoun Forge Gypsy/Traveller Site The project has been scored and assessed as a priority in the new SHIP, with a proposed site start next financial year 2026/27. Our in-house design team and procurement colleagues are proceeding to detail our plans, and discussions are taking place with other council service areas in terms of assessing potential decant location options to allow the works to the existing site to commence. Regular engagement continues with the Dennystoun Forge community through monthly engagement meetings. The community are supported by Minority Ethnic Carers of People Project (MECOPP) including representation Page 6
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by the charity at these engagement sessions. The regular engagement has been welcomed by the community and has with dedicated staff resource led to a strong collaborative focus on the delivery of the new accommodation. Our focus remains on identifying suitable decant options and on what type of chalet will be chosen for the final design. We are consulting on to what extent home design can be customised to meet individual needs. The Scottish Government has now issued guidance on how these projects will be funded through the Affordable Housing Supply Programme for 2026/27, and this will influence our discussions going forward. Queen Mary Avenue, Clydebank (Clydebank Gap Sites) This development proposes 17 new units on the now demolished Queen Mary Day Centres in Drumry which was acquired from the Council’s General Fund at market value. House Type Sustainability Standard Number of New Homes 1 bed/2 person Cottage Flat Net Zero 10 2 bed/3 person WCH Cottage Flat Net Zero 1 3 bed/4 person Cottage Flat Net Zero 1 3 bedroom terraced house Net Zero 3 4 bedroom semi-detached Net Zero 2 The Council’s appointed main contractor has undertaken the design stage for this site and successfully initiated a site start on the 20th October with a planned programme of 61 weeks. This start date is only one year and one month after the demolition highlighting the success of the procurement and design strategy for this project and the ability to deliver at pace within the context of the current housing emergency. Dumbuie Avenue and Smollett Road (Silverton Regeneration) The council have been assembling this site for over 10 years, following structural issues with the previous properties located within the sites which were demolished in November 2024. Our proposed housing mix across both sites: Dumbuie Avenue 2 x 3 bed semi=detached 2 x 4 bed semi-detached 2 x 1 bed wheelchair bungalow Smollett Road 3 terrace properties 2 x 4 bed 1 3 bed Page 7
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Following approval from the Housing and Communities Committee to direct award a design and build contract to deliver the Silverton regeneration project up to the budgeted costs for project (Dumbuie Avenue and Smollett Road), the project is now included within the draft Council’s Strategic Housing Investment Plan 2026/27-2031/32 which is submitted for approval at the Housing and Communities Committee of 19th November 2025. Buyback Programme Total number of properties purchased in 2025/26 financial year 20 Total Purchase Value £1,650,000 PROPERTY SIZE PURCHASED 6 apt 0 5 apt 2 4 apt 8 3 apt 2 2 apt 8 There are currently 6 properties under offer, of which 5 are three bedroom or more homes to meet housing need in West Dunbartonshire. 4.9 In 2024/25 the Council’s Annual Resource Planning Assumption (RPA) from the Scottish Government supporting the delivery of the SHIP was reduced to £8.167m which represented a cut of around 24%. However, for 2025/26 the RPA was increased to a minimum of £11,053m. This has been further increased to £11.386m following the awarding of an additional £333k in 2025/26 for acquisitions to accelerate children moving out of temporary accommodation environments. Council Officers are currently participating in positive discussions with the Scottish Government’s More Homes team to further increase the RPA for 2025/26 and members will be advised of the outcome of these discussions before the end of this calendar year. 4.10 The announcement of the additional £333k funding to West Dunbartonshire from the additional £40m national increased allocation was part of the Scottish Government’s Housing Emergency Action Plan announcements published in September 2025 which set out a range of new enhanced and accelerated actions to tackle the national housing emergency. The plan is structured through three pillars highlighted below: - Ending children living in unsuitable accommodation as a vital part of the Scottish Government’s determination to end child poverty; Supporting the needs of vulnerable communities, and; Building our future – maximising investment in Scotland’s housing sector 4.11 Positively the plan 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 Page 8
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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 programme with a focus on maximising investment opportunities and ensuring the delivery of affordable housing continues to meet the needs of West Dunbartonshire’s communities. 4.12 The Housing Service are continuously looking for opportunities to provide additional new build council homes and will bring any potential site to the Housing and Communities Committee with as much information as possible as part of the regular More Homes update paper. 5. People Implications 5.1 The delivery of the More Homes delivery programme is managed through existing resource within the Housing Development & Homelessness team funded from the Housing Capital Investment Programme. 6. Financial and Procurement Implications Financial 6.1 The Council has to date delivered 584 new homes for social rent; these additional homes bring council tax revenue of around £810k per year to West Dunbartonshire Council. 6.2 On 5 March 2025 supported by tenant representatives the Council approved the Housing Capital Programme 2025-2030 which saw appropriate resources committed to the delivery of new council homes in West Dunbartonshire. A net expenditure budget of £69m for the affordable housing supply programme inclusive of acquisitions is factored into the 5-year HRA Capital Programme. As it currently stands, it is anticipated that this programme will complete within project life budget. 6.3 Housing and Finance Officers will continue to assess the ongoing affordability of future developments within the context of the Housing Revenue Account Business Plan. Procurement 6.4 All new development sites will be subject to new detailed procurement strategies and the opportunities highlighted within 4.8 of this report will continue to be prioritised. Where the contract award is less than £213,000, authority is delegated to the Chief Officer in consultation with the Procurement Manager to instruct the award of contracts for the planned revenue and capital spend detailed in this report to suppliers providing the most economically advantageous offer to the Council. Page 9
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6.5 All procurement activity conducted by the Council more than £2m is. subject to a contract strategy. The contract strategy for new housing development within the HRA Capital Programme will be developed by the Corporate Procurement Unit in consultation with Housing Development Officers. The contract strategy will include but is not limited to; contract scope, service forward plan, the market, procurement model, and routes – including existing delivery vehicles, roles and responsibilities, risks, issues and opportunities and on-going contract management. Opportunities to maximise the positive social, economic, and environmental impact for the Council through the relevant procurement processes will be developed in line with procurement policy. 7. Risk Analysis 7.1 All Council new build projects have their own Risk Register which highlights the risk within and out-with the project team’s control. These are maintained and adjusted on an on-going basis. 7.2 With any new build project there is a risk that as the projects develop the cost increases beyond the estimated contract cost. Any additional borrowing requirements, or conversely, cost savings will be reported to future meetings of the Housing and Communities Committee. However, this is mitigated through a target cost model approach in our current contract arrangements within the Scottish Procurement Alliance (SPA) framework and Scotland Excel. 7.3 Housing supply continues to be the key factor in terms of the national and local housing emergencies and if not increased and/or demand reduced it will lead to continued pressures on other Council and Health and Social Care Partnership service areas such as Homelessness which will have negative financial implications for the wider Council’s general fund. 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 (EIA) 9.1 The proposal does not alter any existing policy or pattern of service delivery and so is not considered to require an equalities impact assessment. 10. Consultation 10.1 As part of a rent consultation exercise, 92% of respondents indicated their support for the Council’s ambitious plans to deliver the Housing Revenue Account (HRA) new council house build programme. In addition, there was Page 10
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positive support for the wider delivery of new build housing as part of the current Local Housing Strategy. Regular updates on new build development are provided to the West Dunbartonshire Tenants and Residents Organisation at the bi-monthly liaison meetings. 11. Strategic Assessment 11.1 The Local Housing Strategy is the overarching document setting out the strategic direction for housing across all tenures and informs the future investment in housing and related services across West Dunbartonshire. 11.2 Having considered all the Council’s strategic priorities, this report, and the provision of new supply social housing for rent contributes greatly to all the Council’s strategic priorities. 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, telephone: 07793717981, email: john.kerr@west-dunbarton.gov.uk Mikayla Deeley, Senior Housing Development Officer, Housing Development and Homelessness Team, Housing and Employability: email mikayla.deeley@west- dunbarton.gov.uk Appendices: None Background Papers: West Dunbartonshire Council’s Local Housing Strategy West Dunbartonshire Council’s Strategic Housing Investment Plan Local Housing Strategy, Health Inequalities Impact Assessment Wards Affected: All Page 11