Housing Services Activity Update - Strategic Housing Investment Plan (Ship) - Annual Update
Argyll and Bute Council · 1 March 2023
Back to Mid Argyll, Kintyre & the Islands Area Committee — 1 March 2023 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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ARGYLL AND BUTE COUNCIL MAKI AREA COMMITTEE DEVELOPMENT AND ECONOMIC GROWTH 1 MARCH 2023 HOUSING SERVICES ACTIVITY UPDATE - STRATEGIC HOUSING INVESTMENT PLAN (SHIP) – ANNUAL UPDATE 1.0 EXECUTIVE SUMMARY 1.1 The main purpose of this report is to update Members of Housing Services activity within the Mid Argyll, Kintyre and the Islands area. This report will detail the following housing activity:- Housing Need and Demand Homelessness Affordable Housing Supply - Strategic Housing Investment Programme (SHIP) Empty Homes Private Sector Housing Grant Adaptations Private Sector Housing Grant Repairs and Improvements Energy Efficiency - Home Energy Efficiency Programme: Area Based Scheme(HEEP:ABS) Local Housing Strategy RECOMMENDATIONS Members are asked to consider the content of this report.
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ARGYLL AND BUTE COUNCIL MAKI AREA COMMITTEE DEVELOPMENT AND ECONOMIC GROWTH 1 MARCH 2023 HOUSING SERVICES ACTIVITY UPDATE - STRATEGIC HOUSING INVESTMENT PLAN (SHIP) – ANNUAL UPDATE 2.0 INTRODUCTION 2.1 The main purpose of this report is to update Members of Housing Services activity and the delivery of the Local Housing Strategy within the Mid Argyll, Kintyre and the Islands area. This report will detail the following housing activity:- Housing Need and Demand Homelessness Affordable Housing Supply - Strategic Housing Investment Programme Empty Homes Private Sector Housing Grant Adaptations Private Sector Housing Grant Repairs and Improvements Energy Efficiency – Energy Efficiency Programme: Area Based Scheme Local Housing Strategy 3.0 RECOMMENDATIONS 3.1 Members are asked to consider the content of this report. 4.0 DETAIL 4.1 As the Strategic Housing Authority for this area, the Council has a series of important statutory housing functions to fulfil. A Housing Need and Demand Assessment (HNDA) is carried out every 5 years which enables Scottish Government funding to be brought into Argyll and Bute primarily to deliver affordable housing. A comprehensive revision of the local HNDA was approved as “robust and credible” by the Scottish Government’s Centre for Housing Market Analysis in December 2021. The Council also produces a Local Housing Strategy (LHS) every 5 years. The LHS 2022-27 was approved by Full Council in December 2021. The LHS has been developed in accordance with Scottish Government guidance and local priorities as identified in the new HNDA. .This sets out the vision for Argyll and Bute: “Everyone in Argyll & Bute has access to a suitable, high
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quality home which is affordable and located within a vibrant, sustainable and connected community.” This report will detail the housing activity taking place in Mid Argyll, Kintyre and the Islands. 4.2 HOUSING NEED AND DEMAND HOMEArgyll WAITING LIST November 2022 – Active Applicants (excluding applicants with 0 points i.e. no need) Minimum Bedroom Size Required TOTAL 0/1beds 2beds 3beds 4+beds Mid Argyll 154 56 31 12 253 Kintyre 90 42 21 10 163 Islay, Jura & Colonsay 80 32 17 5 134 MAKI TOTAL 324 130 69 27 550 In addition there was a registered demand from over 215 applicants who received nil points according to the Common Allocation Policy and therefore would be deemed not to have a defined housing need. This included 93 applicants for Mid Argyll, 60 for Kintyre, and 62 for Islay, Jura & Colonsay. For MAKI as a whole, the majority of applicants (61%) require one bedroom and 25% require 2 bedrooms.11% require 3 bedrooms and only 3% need 4 or more. However, to establish actual need, the available supply must be factored into this, based on the available lets within the RSL stock during a year. Applicants per available RSL Let (Pressure Ratios) HOMEArgyll Applicants RSL Lets 2021/22 (HOMEArgyll only) Pressure Ratio Mid Argyll 253 96 3:1 Kintyre 163 80 2:1 Islay, Jura and Colonsay 134 22 6:1 MAKI Total 550 198 3:1 While the pressure ratios are only one factor in determining need and demand, they are useful indicators of areas where further research and analysis may be required. The fully revised Argyll & Bute HNDA 2021 takes account of a wide range of factors to determine existing need and future demand for new build housing, and demographic projections have a critical role in this assessment. Although the default population projections suggest a significant and continuous decline across Argyll and Bute, and consequently minimal or zero requirement for new build housing, the council has developed ambitious Housing Supply Targets based on an alternative, positive growth scenario for all areas. In this instance, 9% of the Argyll & Bute Housing requirement would be apportioned to Mid Argyll; 7% to Kintyre; and around 6% to Islay, Jura & Colonsay. Over the next
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5 years this could amount to at least 318 new builds across all tenures for the MAKI area as a whole. 4.3 HOMELESSNESS Homeless applications across the area have increased by 11% (123 up to 137) during 2021/22. There was reduction of 7 applications in Kintyre but an increase of 14 applications in Islay, Jura and Colonsay. There was an increase of 7 applications in Mid Argyll. During 2021/22, there were 119 homeless cases closed In the Mid Argyll, Kintyre and Islay area: Mid Argyll – 62; Kintyre – 35 and Islay, Jura and Colonsay - 22. The graph below illustrates the number of homeless applications and cases closed for the period from 2017/18 to 2021/22. 0 20 40 60 80 100 Applications Cases Closed Applications Cases Closed Applications Cases Closed Islay, Jura and Colonsay Kintyre Mid Argyll Homeless Applications and Cases Closed 2017/18 -2021/22 2017/18 2018/19 2019/20 2020/21 2021/22
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The main reasons for presenting as Homeless last year were “disputes with family/relationship breakdown”, “other action by landlord resulting in termination of tenancy”; and “being asked to leave”. Rough Sleeping Mid Argyll, Kintyre and Islay experienced a sharp decrease in the incidence of rough sleeping over the same period last year, with 0 cases (-6) across the area reporting that they slept rough the night preceding their presentation and 1 (-9) reporting that they had slept rough in the 3 months preceding their homeless application. These were disaggregated as follows:- AREA Number of Rough Sleepers in 2020/21 Night Before Application 3 Months Prior to Application Mid Argyll 0 0 Kintyre 0 0 Islay 0 1 MAKI total 0 1 Argyll & Bute 17 28 0 5 10 15 20 25 30 1. Termination of tenancy/mortgage due to rent… 10. Dispute with household/relationship breakdown:… 11. Fleeing non-domestic violence 12. Harassment 13. Overcrowding 14. Asked to leave 15. Other reason for leaving accommodation/household 2. Other action by landlord resulting in the termination… 3. Applicant terminated secure accommodation 4. Loss of service/tied accommodation 5. Discharge from prison/hospital/car/other institution 7. Forced division and sale of matrimonial home 8. Other reasons for loss of accommodation 9. Dispute with household violent or abusive Mid Argyll, Kintyre, Islay, Jura and Colonsay Reasons for Homelessness 2021/22 Mid Argyll Kintyre Islay, Jura and Colonsay
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4.4 AFFORDABLE HOUSING SUPPLY This continues to be a very challenging period for the construction sector and there is ongoing slippage in the new build programme due to disruption and shortages with materials and staffing. The Strategic Housing Investment Plan (SHIP) delivered 8 new affordable homes on Islay in 2021/22. There were no SHIP developments in Mid Argyll and Kintyre in this period. RSL PROJECT Units Funding West Highland Imereval Phase 3, Islay 8 £1,354,567 Further projects in the MAKI area which are either already onsite or in early stages of development for future programming in the SHIP include: ACHA Tarbert Phase 2 (4 units – January 2023); Milknowe, Kintyre (1 / 2 dementia units –Oct 2022) Inveraray (10 units – April 2022); Bowmore Phase 4 (18 units –2023); In addition, the following potential sites are under consideration for future development: Keills, Islay (4 units); Dalintober, Campbeltown, Kintyre Port Ellen, Islay Skipness/Carradale, Kintyre Glenegadale, Islay WHHA Colonsay (5 units) Creamery, Port Charlotte(8 units); Imereval Phase 4 (20 units) FYNE HOMES Inveraray (16 units – 2023)
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4.5 EMPTY HOMES In 2021/22 there were 6 private empty homes brought back into use in MAKI, amounting to 16% all the empty homes brought back into use across Argyll and Bute last year with assistance of the Empty Homes Officer (38). Council Tax Information on Empty Homes The following table breaks down the numbers of empty homes including those subject to premium Council Tax charge across the MAKI area. The table does not include properties which are empty and exempt from Council Tax. The numbers of recorded empty homes can vary from day to day due to natural changes and reported numbers are snapshot from monthly reports. MAKI Council tax data as at 01.11.22 Number of properties on Council Tax register Empty Homes Properties subject to 200% council tax levy Total EMPTY Islay, Jura & Colonsay 2,232 20 54 74 Mid Argyll 5,779 73 88 161 Kintyre (including Gigha) 4,221 54 87 141 MAKI TOTAL 12,232 147 229 376 Council Tax Exemptions There are also a number of empty properties which are on the Council Tax register which are exempt from paying council tax. In MAKI there are 321 properties which are empty and exempt from Council Tax. The categories for empty properties include: Class 4A = Properties recently occupied but now empty and unfurnished(182) Class 7A = Dwellings Empty Under Statute – Closing or Demolition Order (43) Class 6A = Deceased owners – where estate has not been settled (65) Class 8A= Held for demolition (7) Class 5A= Living/detained elsewhere (16) Class 19A= Difficult to let separately (1) Class 2A= Unoccupied- Renovation (7) Second Homes As at 1st November 2022 there were 250 registered Second Homes on Islay, Colonsay and Jura, 201 in Kintyre and 403 registered Second Homes in Mid Argyll. The total figure for MAKI 854 represents 30% of the total number of Second Homes in Argyll and Bute (2815).
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Self-Catering Lets As at 3rd November 2022 there were 678 self-catering lets on the Rates register in the MAKI area. 29% of the Argyll and Bute total (2321). 4.6 PRIVATE SECTOR HOUSING GRANT – ADAPTATIONS In 2021/22, there were 30 private sector properties adapted with PSHG aid in MAKI, and a total of 41 individual adaptations installed. 4.7 PRIVATE SECTOR HOUSING GRANT – REPAIRS AND IMPROVEMENTS In 2021/20, there were a total of 3 PSHG repair and improvement grants completed in MAKI, (across Argyll and Bute, the total was 19). Total cost of the works was £4,853.00 of which PSHG covered £4,248.00. This was 9% of the total repair grant awarded for Argyll & Bute last year. 4.8 ENERGY EFFICIENCY (HOME ENERGY EFFICIENCY PROGRAMME: AREA BASED SCHEME HEEPS:ABS) There were 252 individual energy efficiency measures installed across Argyll and Bute in 2020/21 via the HEEPS:ABS programme and 200 households improved in total. In total almost half (49%) of these measures (123) were installed in MAKI. In total, 103 properties were improved across the MAKI area, at a total cost of MAKI Rates data as at 03.11.22 Number of self-catering properties Islay, Jura & Colonsay 276 Mid Argyll 275 Kintyre (including Gigha) 127 MAKI TOTAL 678 PSHG ADAPTATION COMPLETIONS 2021 -2022 HMA Grant Value Works Value ADAPTATION INSTALLED Ramp Stairlift Access Bathroom Adaptation Autism Adaptation Wash and Dry Unit Kintyre £ 116,728.12 £ 134,677.16 1 1 1 14 1 1 Mid Argyll £ 42,677.06 £ 52,190.82 0 1 1 6 0 0 Islay, Jura & Colonsay £ 21,055.88 £ 24,539.40 0 3 3 8 0 0 TOTALS £ 180,461.06 £ 211,407.38 1 5 5 28 1 1
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£714,294. Grant aid in support of this work amounted to £668,100. Current estimates of Fuel Poverty are based on Home Analytics data (Scottish figure sourced from Scottish House Condition Survey):- Area Likelihood of Households in Fuel Poverty Extreme Fuel Poverty Islay, Jura and Colonsay 36% 43% Kintyre 31% 25% Mid Argyll 28% 28% Argyll and Bute 30% 25% Scotland (SHCS Figure) 25% 12% 4.9 LOCAL HOUSING STRATEGY (LHS) 2022-2027 As the strategic housing authority for Argyll and Bute, the Council has a statutory duty to develop, implement and monitor a Local Housing Strategy over a five-year planning cycle, based on a robust and credible Housing Need and Demand Assessment (HNDA) for the area. Following completion of the previous Argyll and Bute LHS (2016-2021) last year, a comprehensive revision and update of the strategy has been approved by the council and was formally launched in April 2022. The planning process was based on a robust process of consultation and stakeholder engagement, which has been acknowledged as an exemplar model for other local authorities by the Scottish Government, the CHMA, and the Scottish Housing Network LHS Forum. The revised HNDA was approved as “robust and credible” by the Scottish Government’s CHMA in 2021, and this has informed the revised Housing Supply Targets set out in the new LHS. These targets are based on a positive demographic and economic growth scenario for Argyll & Bute and include ambitious and challenging Housing Supply Targets for the Mid Argyll, Kintyre, and Islay, Jura & Colonsay HMAs over the next 5 years and beyond. 5.0 CONCLUSION 5.1 This report provides the detail of the Council Housing Services team activity in the Mid Argyll, Kintyre and Islands area and an overview of the progress achieved with the Local Housing Strategy Action Plan. There are a variety of housing issues within the area which are being tackled by Housing Services and partner agencies with the aim of delivering a functioning housing system which meets the needs of the communities we serve. 6.0 IMPLICATIONS 6.1 Policy - Complies with approved SHIP and Local Housing Strategy. 6.2 Financial - none arising from this report. 6.3 Legal - we have a statutory duty to deliver statutory housing functions.
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6.4 HR – none. 6.5 Fairer Scotland Duty: positive in terms of delivering affordable housing. 6.5.1 Equalities - protected characteristics – none. 6.5.2 Socio-economic Duty - positive in terms of delivering affordable housing. 6.5.3 Islands – positive in terms of delivering affordable housing on the islands. 6.6 Climate Change – the strategy and housing service deliver positive impacts for energy efficiency and climate change. 6.7 Risk – none. 6.8 Customer Service – none. Kirsty Flanagan, Executive Director with the responsibility for Development and Economic Growth Councillor Robin Currie, Policy Lead for Strategic Development January 2023 For further information contact: Douglas Whyte Team Lead – Housing Strategy E-mail: douglas.whyte@argyll-bute.gov.uk Tel: 01546 604 785 APPENDICES Appendix 1 – Extract from LHS 2022- 2027 (data as of 2020) Islay, Jura & Colonsay Appendix 2 – Extract from LHS 2022 - 2027 (data as of 2020) Kintyre Appendix 3 – Extract from LHS 2022 - 2027 (data as of 2020) Mid Argyll
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Appendix 1 – Extract from LHS 2022 - 2027 (data as of 2020) Islay, Jura & Colonsay ISLAY, JURA & COLONSAY HMA combines the three distinct islands for strategic planning purposes. The overall population is estimated to have declined by 3% over the last five years, although individual island trends have varied. The combined total number of households for the three islands conversely appears to have increased by almost 6% suggesting increasing numbers of smaller and single-person households. The islands are not particularly self-contained housing markets with less than half (49%) of house sales going to local purchasers; and 2.4% of purchasers originating elsewhere in the authority area. Affordability is a major issue, with one of the highest price-to-income ratios in Argyll and Bute, at 9.0, and well above the standard affordability threshold. Since 2015 there has been an increase in the total number of dwellings (over 3% growth), particularly with a number of new build developments recently and ongoing on islay; but also small-scale pipeline proposals for Colonsay and Jura. Currently the islands account for 5% of the total stock in the authority. However, 16% of the stock comprises second/holiday homes or long-term vacant properties and is consequently unavailable to meet local need. In 2020 there were around 505 social rented homes across the islands which is an increase of over 14% in the sector during the last 5 years. Numerically, waiting lists may be small however turnover in the stock is also limited, therefore the pressure ratio is currently one of the highest in Argyll & Bute, with 7 applicants for every available let. Key issues for Islay, Jura & Colonsay HMA: Further developments of affordable housing will benefit the sustainability and economic growth of the island communities. Tackling fuel poverty and improving energy efficiency are priorities. Ensuring appropriate specialist provision is available to meet the requirements of those with particular needs will also be important. Population Households Dwellings Ineffective Stock (%) RSL Stock Waiting List Applicants RSL Lets (2019/20) Pressure Ratio Lower Quartile House Price Lower Quartile Income LQ Affordability Ratio 3,344 1,740 2,180 16% 505 186 27 7:1 £136,500 £15,208 9.0 Islay, Jura & Colonsay
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Appendix 2 – Extract from LHS 2022 - 2027 (data as of 2020) Kintyre KINTYRE HMA covers the Kintyre peninsula south of Tarbert and for planning purposes also incorporates the Isle of Gigha. It is actually the second most contained Housing Market within the authority; 64% of all house sales are to local residents and less than 15% of sales are to purchasers from elsewhere in Scotland, the lowest rate of any HMA. Although local household incomes are amongst the lowest in the authority area, so too are average house prices and consequently, while a proportion of local residents are unable to afford on the open market, the affordability ratio is less excessive than many other areas. Kintyre accounts for 9% of the total dwelling stock in the authority, and there was an overall increase in the stock of 8% over the last five years, after a period of relative stagnation previously. The area also has a relatively low level of ineffective stock, though at 11% of the total this is still well above national levels. In 2020, there were 1,084 RSL homes in this area accounting for around 13% of Argyll & Bute’s total stock of social rented housing. Turnover is fairly healthy relative to the waiting list, and supply and demand therefore are reasonably balanced, however further development in this area would support regenaration and positive economic growth. Key issues for Kintyre HMA: The focus in this area remains on repairing, maintaining, improving and managing existing stock; but there is scope for some judicious new build developments in line with the repopulation and growth agendas for the area. Tackling fuel poverty and improving energy efficiency remain priorities. The provision of Housing Options advice and information; Tenancy Support; and ensuring that sufficient specialist provision remains available to meet the requirements of those with particular needs will also be important. Kintyre Population Households Dwellings Ineffective Stock (%) RSL Stock Waiting List Applicants RSL Lets (2019/20) Pressure Ratio Lower Quartile House Price Lower Quartile Income LQ Affordability Ratio 7,339 3,823 4,171 11% 1,084 121 86 1:1 £56,938 £12,449 4.6
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Appendix 3 – Extract from LHS 2022 - 2027 (data as of 2020) Mid Argyll MID ARGYLL HMA stretches from Inveraray to Lochgilphead and Tarbert and is the centre for much of the public sector employment opportunities in the authority, including Council headquarters. Only 54% of house sales in the area are to local residents (a significant drop in self-containment since the previous HNDA), but almost 9% were to purchasers from elsehwere in Argyll & Bute, one of the highest rates of internal movement within the authority. 20% of purchasers come from elsewhere in Scotland and over 16% originate elsewhere in the UK. This area tends to have higher than average income levels and consequently the price-to-income affordability ratio is slightly lower than most other HMAs. The total number of dwellings has increased by 2.4% between 2015 and 2020. Currently the area accounts for over 12% of the authority total. However, around 13% of the stock comprises second/holiday homes and long-term vacant properties and is therefore unavailable to meet local needs. In 2020 there were 1,033 RSL homes in the area, 12% of the sector total for Argyll & Bute. While turnover is relatively healthy in the RSL stock, around 9% of the total waiting list is seeking to be rehoused here and over14% of homelessness is located in this HMA. However, HNDA analysis suggested that less than 7% of backlog need is located in Mid Argyll. MID ARGYLL Population 9,123 Households 4,614 Dwellings 5,659 Ineffective Stock (%) 13% RSL Stock 1,033 Waiting List Applicants 221 RSL Lets (2019/20) 110 Pressure Ratio 2:1 Lower Quartile House Price £85,000 Lower Quartile Income £16,507 LQ Affordability Ratio 5:1 Key issues for Mid Argyll HMA: A strategic programme of new build affordable housing will help to sustain economic growth and address unmet need in the area. The provision of Housing Options advice and information; targeted Tenancy Support; and assistance to tackle fuel poverty and improve energy efficiency; and ensuring sufficient specialist provision is available to meet the requirements of those with particular needs will also remain key targets.