Item 8 - WDC Affordable Housing Supply Delivery Programme
West Dunbartonshire Council · 25 February 2026
Back to Housing & Communities Committee — 25 February 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
WEST DUNBARTONSHIRE COUNCIL Report by the Chief Officer, Housing Housing and Communities Committee: 25th February 2026 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: (ii) Notes the completion of the Gilmour Avenue development in January 2026; and (iii) Invite the Chief Officer, Housing, to carry out the procurement of, and to subsequently award, the contract up to budgeted costs for the new build development at Ottawa Crescent, Dalmuir, Clydebank. 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 West Dunbartonshire and includes the Council’s own new home building programme. 3.2 The Strategic Housing Investment Plan (SHIP) 2026-2031, 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 2025. 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. ITEM 8
Page 2
4. Main Issues More Homes West Dunbartonshire - Delivery Programme 4.1 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. 4.2 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. 4.3 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. 4.4 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 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 beyond 100 years. 4.5 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. 4.6 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 was also the runner up in the Scottish Housing Awards 2025 in the Excellence in Regeneration and Sustainability category.
Page 3
4.7 The three most recent new home developments completed In West Dunbartonshire (Pappert, Clydebank East, and Mount Pleasant) have significantly contributed to meeting housing need and combined have contributed to lifting 121 children out of homelessness and into a secure tenancy. 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 current development site is provided below: - Willox Park Phase 1, 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. 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 was a delay in the programme due to issues with the fabrication of the steel balconies for the new homes. The new completion date was achieved on 9th February 2026, and phased handovers will take place over a full two-week period. The tenants have been supported on their moving arrangements which the Council has facilitated in full. Willox Park Phase 2 Feasibility studies for the site are now showing an increased site capacity of 22 new homes from 21 homes The current proposed housing mix is highlighted below: - House Type Sustainability Standard Number of New Homes Flat 2bed/3person Net Zero 2 Flat 1 bed/2person Net Zero 15 House Type Sustainability Standard Number of New Homes Bungalow 1bed/2person Net Zero 14 Bungalow 1bed/2person w/c Net Zero 2 Cottage Flat 1bed/2person UF Net Zero 3
Page 4
McTaggart Construction have been awarded the design and build contract which will also include the demolition of the existing homes following completion of Phase 1. All homes are being designed to housing for varying needs standards and dementia friendly principles to encourage ageing in place and inclusive living. 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. Gilmour Avenue, Hardgate This 2x 3-bedroom development was completed and handed over in January 2026. The Health and Social Care Partnership have identified occupants for one of the houses and a tenant household on the transfer list have been allocated for the other. Bonhill Gap Site Strategy The 28 units of housing at Braehead (17 homes) and Campbell Street (11 homes) went on site in August 2025 and are scheduled to complete within a 56-week period. The Council have been successful in achieving above benchmark Affordable Housing Supply Programme funding from the Scottish Government amount to over £131k per home. The sites are currently facilitating work experience for West Dunbartonshire residents who have presented from the Working4U Project Search team. The tender for the O’Hare project (6 units) was returned on 30th October. The evaluation process has now been complete, and JR Group have been successful with a tender price of £1.5m We anticipate grant levels to be consistent with the award for the wider Bonhill Gap site development. The housing mix of the full Bonhill Gap Site development programme is highlighted in the table below and will include 8 new large family homes to meet the key identified need: - Cottage Flat 1bed/2person LF Net Zero 3 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
Page 5
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 late 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 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. Following work on the feasibility the optimum house type and number of homes (mix of cottage flats and family houses) would be circa 15 new homes to meet housing need. West Thomson Street (former Clydebank Health Centre) Demolition of the former Clydebank health centre building was completed in late 2024. 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: - 5 bed general needs Net Zero 4 7 bed general needs Net Zero 2 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 77 42 29
Page 6
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. As planned, 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. Following a competitive procurement exercise, CCG have been awarded the contract for the design and build of the development. Dennystoun Forge Gypsy/Traveller Site The project has been scored and assessed as a priority in the new Strategic Housing Investment Plan, 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 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 consists of 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
Page 7
The Council’s appointed main contractor, CCG, 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 achieved 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. 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 Council’s Strategic Housing Investment Plan 2026/27-2031/32 which was approved at the Housing and Communities Committee of 19th November 2025. The contractor will be undertaking more detailed site investigation to determine what is possible in terms of future housing mix. Ottawa Crescent The Council are working to enter into a design and build contract with the current site owner to deliver 21 amenity homes, similar to the successful developments at Creveul Court, Alexandria and Mount Pleasant, Old Kilpatrick. This was assessed as a strategic housing priority in the Strategic Housing Investment Plan approved in November. This is a flat site which would lend itself well to this type of housing as we strategically prepare for an ageing population. The proposed housing mix is provided below: House/Flat Type Bedrooms Number Flat GF WCH 1 3 Flat with lift 2 9 GF Cottage Flat 1 2 FF Cottage Flat 1 2 Bungalow 1 5 It is now planned to carry out a procurement exercise to award the design and build construction contract to deliver the new homes at Ottawa Crescent, Dalmuir, which would see the site acquired by the Council in advance of the works commencement, within the approved capital budget. As the site has been granted planning permission, it could be on site as early as late Summer 2026.
Page 8
Buyback Programme Total number of properties purchased in 2025/26 financial year 29 Total Purchase Value £2,733,500 There are currently 6 properties under offer, 1 of which is a 5 apt bungalow which will assist in meeting medical housing need in West Dunbartonshire. Below is a breakdown of purchases, into electoral wards for this financial year: 4.9 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 586 new homes for social rent; these additional homes bring council tax revenue of around £815k 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 PROPERTY SIZE PURCHASED 5 apt 6 4 apt 11 3 apt 3 2 apt 9 Buyback Acquisitions 2025/26 No of Acquisitions (as at 15/01) Ward 1 - Lomond 3 Ward 2 – Leven 10 Ward 3 – Dumbarton 3 Ward 4 – Kilpatrick 4 Ward 5 – Clydebank Central 5 Ward 6 – Clydebank Waterfront 4 Total 29
Page 9
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. 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.
Page 10
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 in 2025, 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 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 social rent contributes greatly to all the Council’s strategic priorities. Peter Barry Chief Officer, Housing Date: 11th February 2026 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,
Page 11
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