12. 281025 - Cabinet - SHIP
North Ayrshire Council · 28 October 2025
Back to Cabinet — 28 October 2025 and its agenda
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NORTH AYRSHIRE COUNCIL 28 October 2025 Cabinet Title: Strategic Housing Investment Plan 2026 – 2031 Purpose: To seek Cabinet approval of the Strategic Housing Investment Plan 2026 – 2031 Recommendation: That Cabinet (i) approves the Strategic Housing Investment Plan 2026 – 2031 at Appendix 1 for submission to the Scottish Government; (ii) approves the projects set out within the SHIP shadow programme at Appendix 1; (iii) gives delegated authority to the Executive Director (Communities and Housing) and the Cabinet Member for Communities and Islands to liaise directly with the Scottish Government in agreeing the acceleration of projects in the main SHIP programme, as required; and (iv) notes that acceleration of any projects from the SHIP shadow programme to the main programme will require Cabinet approval. 1. Executive Summary 1.1 The Strategic Housing Investment Plan (SHIP) is reviewed annually and sets out the priorities and locations for affordable housing investment by the Council and registered social landlords in North Ayrshire for a five-year period. 1.2 Cabinet approved the Strategic Housing Investment Plan 2025 – 2030 on 3 December 2024. The report made a combined commitment for the Council and its partners to deliver 1,143 new affordable homes over the six year period to March 2030, supported by anticipated £133m Scottish Government grant funding from April 2024 to March 2030. During 2024/25, a total of 91 new build homes and three buybacks were completed from the 1,143 target. 1.3 In October 2025 the Scottish Government confirmed a £16.125m Resource Planning Assumption (RPA) for North Ayrshire for 2025/26, £0.477m of which requires to be focussed on acquisitions to address temporary accommodation pressures. 1.4 Officers have assumed funding at 2025/26 baseline levels for the five year duration of the Strategic Housing Investment Plan 2026 – 2031 (£15.648m per annum). The draft SHIP is therefore based on projected Scottish Government grant funding of £94.365m for the Council and its partners, for the six years from April 2025 to March 2031. 1.5 For strategic planning purposes, the total funding Government can contractually commit to over the current and three future financial years (April 2025 to March 2028) is £44.291m. The amount of funding that the Government can contractually commit to
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will increase if the Council is able to claim funding from slippage in other local authority areas. It will also refresh each new financial year when the Resource Planning Assumption is confirmed. 1.6 The Council and its partners have contractually agreed funding commitments totalling £17.762m to date. When deducted from the £44.291m maximum contractual commitment available, this results in a balance of £26.529m uncommitted funding. 1.7 Existing projects have been prioritised based upon strategic alignment, housing need, deliverability, value for money, and impact upon community regeneration, in order to align with the estimated grant funding envelope available. Projects which cannot be supported in the main programme, due to a lack of funding or other issues, are included in the shadow programme, and can be accelerated, subject to Cabinet approval, should slippage occur in the main programme or if additional funding becomes available. 1.8 The following new sites have been added to the main SHIP programme for 2026-31: • Redburn Grove, Irvine (16 units) - redevelopment of the Gypsy/ Travellers site following the review, as reported to Cabinet on 3 June 2025 • Guthrie Road, Saltcoats (7 units) - redevelopment following demolition of existing block as part of the Estates Based Regeneration Programme (EBRP) • Gottries Road, Irvine (30 units) site (formerly Harbour Road) - previously removed from the SHIP 2024 – 2029 due to affordability challenges 1.9 The sites listed below have been moved from the SHIP shadow programme into the main programme: • St Michael’s (Phase 3), Kilwinning - development of 46 new homes • Redburn Place, Irvine - development of 9 new homes • Confidential Site 12, Kilwinning - development of 25 new homes 1.10 Cairn, in partnership with ANCHO, have removed Confidential Site 3 (4 units) from the SHIP shadow programme due to site ownership complexities. 1.11 The Council and its partners continue to experience significant affordability challenges due to changes in the rate of inflation, higher than budgeted interest rates for borrowing and increasing housing standards and specifications. 1.12 The Council projects detailed in the main programme represent Council investment of £168.739m, supported by £82.801m Scottish Government grant. Following the review of the SHIP, an estimated additional £21.960m is required beyond the funding allocated in the latest HRA 30-year Business Plan, supported by an estimated additional £12.824m in grant funding for the Council projects within the main programme. The funding increase is being considered within the current review of the HRA Business Plan, prior to it being presented to Council in February 2026 as part of the 2026/27 HRA budget and rent setting. With the exception of Nelson Street, Largs which has grant funding estimated at new build benchmark rates, and Redburn Grove, Irvine which has grant funding targeted at a level which will have a net zero impact upon the HRA business plan, the Council projects in the prioritised SHIP have grant funding levels assumed at benchmark rates, inflated to their site start date at Building Cost Information Service (BCIS) forecast inflation rates.
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1.13 The Council projects in the shadow programme represent Council investment of £27.769m, supported by £17.257m Scottish Government grant. The Council projects in the shadow programme have grant funding set at levels which will allow the schemes to be wholly funded by borrowing costs offset by rental income; this approach has been taken to remove the impact of these sites from the HRA Business Plan as part of the 2026/27 HRA budget and rent setting. 1.14 The Council has delivered 975 new build homes (as at 30 September 2025) against its SHIP 2025-2030 target of 1,643 units, with 668 homes still to be completed. The amendments to the SHIP for 2026-2031 increase the Council’s cumulative new build development target to 1,666 units. 1.15 It is proposed that delegated authority is assigned to the Executive Director (Communities and Housing), in consultation with the Cabinet Member for Communities and Islands, to liaise with the Scottish Government and agree the acceleration of projects detailed in the main Strategic Housing Investment Plan, as required. This is of particular importance where deliverability is delayed due to emerging constraints and challenges that require to be addressed. Cabinet approval will be required for the acceleration of any projects in the shadow programme or for the addition of any new projects to the approved Strategic Housing Investment Plan. 1.16 The draft Strategic Housing Investment Plan 2026 – 2031 aims to secure investment for the delivery of a total of 1,038 properties by the Council and its RSL partners, providing sustainable, affordable, accessible, and high-quality homes which will contribute to the wider regeneration aims for the area. This will in turn secure employment and training opportunities for North Ayrshire businesses and residents and support the Council’s Community Wealth Building Strategy. Members are invited to approve the SHIP 2026-2031 and the shadow programme at Appendix 1 for submission to the Scottish Government, as the Council’s investment plan for new affordable housing in the area over the next five years. 2. Background 2.1 The Strategic Housing Investment Plan (SHIP) sets out the priorities and locations for affordable housing investment by the Council and registered social landlords in North Ayrshire over a five year period to support the outcomes in the Local Housing Strategy. It is prepared in accordance with Scottish Government guidance and includes details of individual development projects to be taken forward over its lifespan (see Appendix 1). 2.2 Cabinet approved the Strategic Housing Investment Plan 2025 – 2030 on 3 December 2024, which made a commitment for the Council and its partners to deliver 1,143 new homes by March 2030, on the assumption that this would be supported by £133m Scottish Government grant funding for the six years from April 2024 to March 2030. 2.3 In accordance with Scottish Government guidance, the Council should over-commit the funding within the Strategic Housing Investment Plan by approximately 25% to ensure that the full grant allocation is spent. This also provides the opportunity for North Ayrshire to absorb slippage from other local authority areas.
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2.4 A total of 91 new build homes were completed during 2024/25 towards the 1,143 unit target. This comprises Cunninghame Housing Association’s 20 homes at Garven Road, Stevenston, and the Council’s 26 homes at the former St Mary’s primary school site in Largs; 7 homes at Newhouse Drive, Kilbirnie; 18 (of 31 units) developed at the former Stanecastle school site in Irvine; 17 (of 19 homes) developed at the former James McFarlane school site in Ardrossan; and 3 (of 7 homes) developed at Laburnum Avenue, Beith. 2.5 The Council and its partners acquired three buybacks utilising SHIP funding during 2024/25. The Council purchased two homes for the Council’s buyback programme and Cairn, in partnership with ANCHO, bought back one home. Trust Housing Association also acquired two homes on Arran utilising the Scottish Government’s Rural Affordable Homes for Key Workers Fund. Resource Planning Assumption 2.6 In May 2025 the Scottish Government confirmed a £15.648m Resource Planning Assumption for North Ayrshire in 2025/26. An additional £0.477m was also secured from two further £40m funds for local authorities to address housing and homelessness pressures (£0.230m in May 2025 and a further £0.247m in October 2025. This £0.477m should only be focussed on acquisitions to address temporary accommodation pressures. This revised North Ayrshire’s Resource Planning Assumption for 2025/26 to £16.125m. The maximum contractual commitment from April 2026 to March 2029 has been calculated utilising the baseline RPA for 2025/26 as follows: • 80% of £15.648m for 2026/27 (£12.518m) • 60% of £15.648m for 2027/28 (£9.389m) • 40% of £15.648m for 2028/29 (£6.259m) 2.7 For strategic planning purposes, the level of funding that the government can currently contractually commit to from April 2025 to March 2029 is therefore £44.291m as illustrated in Table 1 below. Table 1: Grant funding which can be contractually committed by financial year Financial Year 2025/26 (£m) 2026/27 (£m) 2027/28 (£m) 2028/29 (£m) Total (£m) Maximum contractual commitment £16.125 £12.518 £9.389 £6.259 £44.291 2.8 The Council and its registered social landlord partners have secured offers of grant funding totalling £24.356m as at 1 September 2025 (excluding buy backs) to deliver 202 units for the four-year period, as detailed within Table 2 below. A total of £6.594m of this funding had been claimed as at 31 March 2025, leaving a balance of £17.762m still to be claimed.
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Table 2: SHIP projects with committed Scottish Government grant funding Site Units Scottish Government grant (£m) Pre 2025/26 grant spend (£m) Future grant spend (£m) Ayrshire Central, Irvine (NAC) 202 £24.356 £6.594 £17.762 2.9 Deducting the £17.762m required for the Ayrshire Central project from the £44.291m maximum contractual commitment available leaves a balance of £26.529m uncommitted funding for the remaining projects within the Strategic Housing Investment Plan. 2.10 Officers have assumed funding for the Strategic Housing Investment Plan 2026 – 2031 at £15.648m per annum for the five years from April 2026 to March 2031. The draft Strategic Housing Investment Plan is therefore based on projected Scottish Government grant funding of £94.365m for the Council and its partner landlords for the six years from April 2025 to March 2031 as illustrated in Table 3 below. Table 3: RPA and maximum contractual commitment per annum (£m) Financial Year 2025/26 (£m) 2026/27 (£m) 2027/28 (£m) 2028/29 (£m) 2029/30 (£m) 2030/31 (£m) Total (£m) Estimated RPA £16.125 £15.648 £15.648 £15.648 £15.648 £15.648 £94.365 Maximum contractual commitment £16.125 £12.518 £9.389 £6.259 £0.000 £0.000 £44.291 2.11 In summary, whilst the Council’s assumed financial envelope for the period is £94.365m, the amount of funding that the government can currently commit to contractually is £44.291m. This means that applications for funding beyond the £26.529m uncommitted funding balance cannot be approved until further funding becomes available, which, in time, could delay development. Preparing the Strategic Housing Investment Plan 2026 – 2031 2.12 The Council invited site nominations for the Strategic Housing Investment Plan 2026 – 2031 from registered social landlord partners and considered appropriate Council schemes for the plan. All developing partners were also asked to provide updates on their existing SHIP schemes. 2.13 Cunninghame Housing Association nominated a 30-unit site at Gottries Road, Irvine. This site was previously included within the SHIP as Harbour Road and was removed from the SHIP 2024 – 2029 due to affordability challenges. This site has been re- introduced in SHIP 2026-2031, subject to statutory approvals. Cairn / ANCHO requested the removal of the 4 unit Confidential Site 3 in Kilwinning due to complex site ownership issues. 2.14 As reported to Cabinet on 3 June 2025, the Council is planning to redevelop the Redburn Grove Gypsy/Traveller site, subject to grant funding availability. The Council
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has also proposed the inclusion of a 7-unit project at Guthrie Road, Saltcoats which will replace the 18 flats which are scheduled to be demolished through the Council’s Estate Based Regeneration Programme. 2.15 Projects have been prioritised based upon strategic alignment, housing need, deliverability, value for money, and their impact upon community regeneration, to align to the grant funding envelope anticipated to be available. 2.16 Bringing primarily former social housing stock back into ownership can assist with housing management and maintenance issues, increases housing supply, supports the Council’s Regeneration Delivery Plan, and contributes to bringing long-term empty homes back into use. All developing registered social landlord partners buyback programmes have therefore been prioritised within the Strategic Housing Investment Plan. 2.17 The projects from the main programme of the SHIP 2025 – 2030 approved by Cabinet on 3 December 2024 have been prioritised and are detailed in Table 4 below. It should be noted that an additional five Council buybacks have also been prioritised within the new SHIP to reflect the additional £0.477m funding available for acquisitions during 2025/26. Table 4: Prioritised projects in the main programme per SHIP 2025 – 2030 Site Units Scottish Government grant (£m) Pre 2025/26 grant spend (£m) Future grant spend (£m) Nelson Street, Largs (NAC) 3 £0.340 £0.053 £0.287 Montgomerie Park, Irvine (NAC) 188 £25.245 £4.579 £20.666 Nursery Place, Ardrossan (NAC) 6 £0.796 £0.000 £0.796 Grange Court, Stevenston (NAC) 6 £0.824 £0.000 £0.824 Fullarton Street, Irvine (NAC) 43 £5.902 £0.000 £5.902 Bourtreehill Village, Irvine (NAC) 32 £4.630 £0.000 £4.630 Springbank, Arran (Trust) 26 £5.900 £0.000 £5.900 Council Buy Backs 65 £2.647 £0.097 £2.550 Cairn Buy Backs 2 £0.080 £0.040 £0.040 CHA Buy Backs 6 £0.240 £0.000 £0.240 Riverside Buy Backs 15 £1.280 £0.080 £1.200 Trust Buy Backs 14 £2.356 £0.196 £2.160 Total 406 £50.240 £5.045 £45.195 2.18 Deducting the £17.762m grant required for the contractually committed sites and the further £45.195m required for the sites prioritised within the SHIP 2025 – 2030 from the £94.365m projected total grant funding leaves a balance of £31.408m for sites within the SHIP shadow programme and new site nominations. 2.19 The new site nominations and selected projects from the SHIP 2025-2030 shadow programme are detailed in Table 5 below, alongside the rationalisation for their prioritisation in the main 2026-2031 programme. Some sites have been anonymised for reasons of commercial sensitivity, or as they require further work to ensure that they comply with the Council’s Planning or Roads policies.
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Table 5: Proposed additional prioritised projects for SHIP 2026 – 2031 Site Units Scottish Government grant (£m) Pre 2025/26 grant spend (£m) Future grant spend (£m) Rationale for prioritisation St Michael’s P3, Kilwinning NAC) 46 £7.433 £0.624 £6.809 Future site completes land regeneration Redburn Grove, Irvine (NAC) 16 £3.521 £0.000 £3.521 Improves Gypsy/Traveller accommodation Guthrie Road, Saltcoats (NAC) 7 £1.032 £0.000 £1.032 Regeneration project / replacement stock Redburn Place, Irvine (Cairn) 9 £1.604 £0.000 £1.604 Regeneration project Gottries Road, Irvine (CHA) 30 £4.200 £0.000 £4.200 In AGD area, subject to statutory approvals Confidential site 12, Kilwinning (CHA) 25 £4.000 £0.000 £4.000 Future site / RSL provision / slippage Total 133 £21.790 £0.624 £21.166 - 2.20 Deducting the £21.166m proposed additional prioritised projects for the SHIP 2026 – 2031 from the £31.408m residual projected grant funding noted in paragraph 2.18 leaves a balance of £10.242m for the sites within the SHIP shadow programme. 2.21 Funding for Council projects in the main programme not yet at tender stage (excluding Redburn Grove and Nelson Street) has been assumed at benchmark rates plus annual Scottish Social Housing Tender Price Index inflation, which has been assumed at Building Cost Information Service forecasted inflation rates (as at 13 June 2025). Funding for Nelson Street has been set at new build benchmark rates and Redburn Grove has been set at a level which will allow the scheme to be wholly funded with borrowing costs offset by rental income, in the absence of benchmark rates for projects of this nature. 2.22 The SHIP shadow programme comprises projects which cannot be supported in the main programme, due to the current lack of funding or infrastructure issues. The projects can be accelerated, subject to Cabinet approval, should slippage occur in the main programme, and/or if additional funding becomes available or as part of future annual SHIP reviews. 2.23 The Council projects in the shadow programme have indicative grant funding set at levels which will allow the schemes to be wholly funded with borrowing costs offset by rental income; this approach has been taken to remove the impact of these sites from the HRA Business Plan as part of the 2026-27 HRA budget and rent setting review. It should be noted that whilst this approach reduces the impact upon the HRA Business Plan, it increases the demand upon the Resource Planning Assumption funding available within the SHIP. The registered social landlord funding rates are also indicative and will be subject to review at the point of the funding application when a construction tender has been received. The projects in the shadow programme are listed in Table 6 below.
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Table 6: Projects in the SHIP shadow programme Site Units Scottish Government grant (£m) Pre 2025/26 grant spend (£m) Future grant spend (£m) Priority and rationale for prioritisation James Reid, Saltcoats (NAC) 46 £7.665 £0.830 £6.835 1. Utilities issues preventing progression, regeneration site if can progress Regeneration 1d, Ardrossan (NAC) 36 £7.615 £0.000 £7.615 2. Future strategic regeneration site Sharphill (Ph 5), Saltcoats (CHA) 100 £14.800 £1.277 £13.523 3. Final phase development of wider site Bank Street (111), Irvine (CHA) 16 £2.560 £0.000 £2.560 4. Developer unresponsive, town centre regeneration Confidential site 10, Ardrossan (CHA) 50 £8.000 £0.000 £8.000 5. Land unlikely to be vacated for some time, strategic regeneration site Parkend Gardens, Saltcoats (Link) 12 £1.910 £0.084 £1.826 6. Project will require a redesign to progress and has financial viability issues Regeneration 3, Kilwinning (Riverside) 30 £2.834 £0.000 £2.834 7. No site identified to date and no masterplan in place Corsehillhead, Kilwinning (NAC) 7 £1.977 £0.202 £1.775 8. Financial viability review required Total 297 £47.361 £2.393 £44.968 - 2.24 It should be noted that the total estimated amount of Government funding available will increase if: • the Council is able to claim funding from slippage in other local authority areas. • the Resource Planning Assumption award for 2025/26 is above the current £9.389m contractual commitment. 2.25 The financial and / or technical feasibility is still being reviewed for a number of the sites within the SHIP. Alternative funding and delivery models 2.26 The Strategic Housing Investment Plan is currently the key vehicle for the delivery of new build or acquired affordable housing in North Ayrshire. The Council and its partners are exploring alternative delivery and funding models to maximise the funding available, and units delivered, and reduce demand for the Council’s Resource Planning Assumptions. For example, Trust Housing Association are accessing the government’s Affordable Housing for Key Workers initiative to acquire second hand homes on Arran. It is hoped that alternative delivery mechanisms can free up funding within the main SHIP programme, or assist to fund projects within the shadow programme, if funding does not become available through slippage or additional grant funding allocations.
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Amendments to the SHIP 2.27 Cairn, in partnership with ANCHO, have removed Confidential Site 3 from the SHIP shadow programme due to site ownership complexities (£0.407m). 2.28 The following amendments have also been made to the Strategic Housing Investment Plan: • Redburn Place has been reduced from 10 units to 9 units (this site is being developed by Cairn, in partnership with ANCHO) • Trust Housing Association’s Buy Back programme has been increased from 6 units to 14 units. • The Council’s Buy Back programme has been increased from 60 to 65 units as noted at 2.17 above. 2.29 The Scottish Government benchmark grant rates are subject to annual inflation in line with the Scottish Social Housing Tender Price Index. The Government has advised the Council and its partners that there is flexibility within the grant award assessments and that we should seek funding at the minimum levels required to deliver schemes, as the benchmark levels are set to determine the funding appraisal route. It should be noted that each project is assessed on a case-by-case basis and funding may be capped in accordance with the Government’s value for money assessment. If the grant funding obtained for any individual site increases, the capacity of the total Resource Planning Assumption (which has been treated as fixed) will be reduced, as less units can be delivered within the overall funding available. Progress to date 2.30 The Council and its partners have delivered 1,888 new build homes between 1 April 2013 and 30 June 2025. 2.31 The approval of the Strategic Housing Investment Plan 2025 – 2030 revised the Council’s new build completion target 2013-2030 to 1,643 units. The addition of the 16 units at Redburn Grove in Irvine and 7 new homes in Guthrie Road, Saltcoats increases the target to be delivered by 2031 to 1,666 units. 2.32 The Council delivered 956 new build units to 31 March 2025, with 710 homes still to be completed. The completion of the final homes at the former Stanecastle school site in Irvine (13 units), the former James McFarlane site in Ardrossan (2 units), and Laburnum Avenue, Beith (4 units) leaves 691 homes still to be completed as at 31 October 2025. 2.33 Cunninghame Housing Association completed their 20-unit Garven Road, Stevenston development in October 2024. The site provided 17 two bedroom general needs homes, one three bedroom general needs house, a two bedroom amenity property and a two bedroom bungalow suitable for wheelchair users. 2.34 The Council and its partners claimed an estimated total of £15.834m against the Resource Planning Assumption of £12.173m for the year (this value will be confirmed when the Scottish Government out-turn report is published later this year).
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2.35 The Council and its partners have made an estimated cumulative overclaim of £6.022m (subject to publication of the Scottish Government out-turn reports) to support delivery of affordable housing in the area using slippage in other local authority areas, between April 2016 and March 2025. Housing demand 2.36 Housing demand figures obtained from the North Ayrshire Housing Register confirm there were 3,466 applicants with an assessed housing need as at July 2025. Proportionate demand for social housing by locality is illustrated in Chart 1 below. The house size and type priorities within the SHIP have also been informed by housing register demand. Please note that proportionate demand is indicative to illustrate trends; the actual demand figures will be less as transfer applicants who are included in these figures will leave an existing tenancy behind when they are allocated a new home. Chart 1: Proportionate demand for social housing by locality 2.37 Table 7 below further details proportionate demand by locality and North Ayrshire Housing Register group for applicants with an assessed housing need. It also sets out the number of housing applicants within each group and the total number of applicants within each group who have an assessed housing need minus the need arising from existing Registered Social Landlord and Council tenants, referred to as ‘transfers’. Transfer applicants leave an existing home behind when they are allocated a new home.
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Table 7: Housing applicants by group incorporating proportionate demand by locality Group All applicants Applicants with an assessed housing need excluding current RSL & Council tenants (transfers) Applicants with an assessed housing need Applicants with an assessed housing need by locality Arran North Coast Garnock Valley Irvine Kilwinning Three Towns Group 1 – Homeless 354 354 354 6 15 33 146 67 87 Group 2 – Strategic need 44 31 44 2 2 2 19 10 9 Group 3 – Accessible 1,180 631 1,180 15 145 105 512 141 261 Group 4 – Transfers 1,126 - 475 23 38 56 174 64 121 Group 5 – Overcrowding 607 567 607 14 66 64 247 102 113 Group 6 – General needs 2,267 669 675 81 49 59 254 98 134 Group 7 – Relocation needs 533 71 131 12 25 17 45 12 20 Total 6,111 2,323 3,466 153 341 336 1,397 494 746 2.38 The Arran Housing Task Force was established to quantify the demand for affordable housing on Arran and identify issues that may be limiting economic growth. A quantitative study has been undertaken by North Star Consulting and Research to determine affordable housing demand on the island. Following the study, the Task Force recognised areas that required further analysis, and the Arran Housing Survey was developed. The survey results are currently being analysed and will inform a revised Task Force action plan. 2.39 No demand issues have been identified in relation to accommodation for Gypsy/Travellers. As noted at 2.14 above, the Council is planning to redevelop the permanent site at Redburn Grove, Irvine following a consultation with residents to identify any future maintenance and investment works. A draft development proposal has been created, which considered options for the site alongside the cost to the Council and tenants. The site has now been included within the Strategic Housing Investment Plan 2026-2031 for Scottish Government funding prioritisation alongside existing schemes. Proposed housing delivery 2.40 The Council and its registered social landlord partners aim to provide a total of 1,038 new affordable homes by 31 March 2031. The anticipated house types to be delivered by locality are noted in Table 8 below. The 73 units noted as ‘TBA’ are the buybacks being progressed by four developing organisations.
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Table 8: New supply housing (including buy backs & refurbs) by locality & type Locality Arran Garnock Valley Irvine Kilwinning North Coast Three Towns TBA Sub Total Total All Family NAC 0 0 246 31 3 63 65 408 673 Family RSL 40 0 27 59 0 131 8 265 Amenity NAC 0 0 127 12 0 18 0 157 212 Amenity RSL 0 0 27 5 0 23 0 55 Wheelchair NAC 0 0 92 10 0 20 0 122 137 Wheelchair RSL 0 0 1 6 0 8 0 15 Gypsy/ Travellers NAC 0 0 16 0 0 0 0 16 16 Total All 40 0 536 123 3 263 73 1,038 Total NAC 0 0 481 53 3 101 65 703 Total RSL 40 0 55 70 0 162 8 335 2.41 Work is currently underway at the site of the former King’s Arms Hotel in Irvine (6 units) and the former Garnock Academy site in Kilbirnie (50 units); both sites have fully claimed their SHIP grant funding allocations. As noted at 2.32 above, a further 19 units have been completed since March 2025 at Stanecastle, James McFarlane, and Laburnum Avenue. The Council’s and registered social landlord partners’ completed, current and planned developments are noted by locality in Table 9 below. Table 9: Completed, current and planned development Locality Arran Garnock Valley Irvine Kilwinning North Coast Three Towns TBA Total All Complete at March 2025 90 83 610 283 377 426 0 1,869 Complete after March 2025 and on site pending completion 0 54 19 0 0 2 0 75 Planned in SHIP 2026-2031 40 0 536 123 3 263 73 1,038 Total (complete plus pending & planned) 130 137 1,165 406 380 691 73 2,982 *In addition, Arran Development Trust delivered 18 new homes on Arran which completed during 2025/26.
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2.42 Chart 2 details Strategic Housing Investment Plan net stock gain from 2013 – 2031 by locality. The 'net gain' columns indicate the additional homes available per locality following completion of the developments, minus the strategic demolitions set out in the plan. Chart 2: Net gain 2013 – 2031 2.43 In advance of preparation of the SHIP for 2027-2032, officers have initiated a programme of work to develop new local housing plans for each locality that will provide an overview of housing supply, condition and investment against current and projected demand. This work will form part of wider locality profiles being prepared to provide a whole system approach in response to the Collaboration for Health Equity in Scotland programme and our drive to tackle child poverty. From a supply perspective, officers will consider the ongoing land and property transformation programme, annual housing land audit and forthcoming new Local Development Plan. Work is also planned to consider how location preferences expressed by housing register applicants can be better understood to provide a more accurate picture of proportionate demand to inform investment priorities. 2.44 Should any SHIP project become delayed or non-viable, the Council will work with registered social landlord partners and the Scottish Government to review alternative opportunities to ensure that new homes are delivered, and the available grant funding spent. 2.45 In order to ensure that the Council can quickly absorb funding available from other local authorities (which is generally available at short notice at the financial year end) and spend its annual Resource Planning Assumption, Cabinet is asked to delegate authority to the Executive Director (Communities and Housing), in consultation with the Cabinet Member for Communities and Islands, to liaise with the Scottish Government and agree the rescheduling of the projects noted within the main Strategic Housing Investment Plan, as required. This is of particular importance where deliverability is delayed due to emerging constraints and challenges that require to be addressed. Expenditure on projects within the shadow programme or the addition of any new projects will require Cabinet approval. 0 100 200 300 400 500 600 700 800 Irvine Kilwinning 3 Towns North Coast Garnock Valley Arran TBA 767 358 577 355 57 130 73 Net Gain 2013 - 2031
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2.46 The Council will continue to progress sites within the SHIP shadow programme to a ‘shovel ready’ state to support the absorption of any additional funding made available. 2.47 In terms of ongoing governance, senior officers monitor the progress of the new build programme six-weekly through the Strategic Housing Investment Plan project board. Strategic Priorities 2.48 The Strategic Housing Investment Plan is based on a series of guiding principles for housing provision, taken from the Local Housing Strategy 2023 - 2028. The plan also contributes to a wider range of Council and national strategic priorities, including: • Wellbeing: o 20-minute neighbourhoods to allow people to meet their needs locally, where feasible o Green space provision for tenants o Specialist accommodation delivery to support residents to live independently o Innovation in design, with student study spaces and future proofing o Gypsy/travellers’ housing needs o Refugee resettlement programme o Children and young people’s rights and wellbeing • Communities and local democracy: o Regeneration, including town centres and estate-based regeneration o Bringing empty homes back into use o Investment in island communities o Community wealth building through key deliverables in contracts • Climate change: o Sustainability, affordable warmth and zero emissions • A sustainable Council: o Securing best value in procurement o Affordability of rents for tenants 2.49 The SHIP makes a Council commitment to allocate 1% of all new build homes via the ‘Housing/Throughcare’ protocol. The protocol is based on the principle that care leavers should have access to good quality social housing and is supported by the Housing Allocations Policy, which recognises Young Care Leavers as a group entitled to reasonable preference to housing. SHIP impact on North Ayrshire school capacity 2.50 Experience at other North Ayrshire housing sites delivered to date demonstrates that new affordable housing developments generally comprise of families who already reside within the school catchment area. Officers from Housing, Planning and Education continue to monitor planned developments to ensure any impact upon school capacity can be addressed or mitigated. SHIP Investment
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2.51 The draft Strategic Housing Investment Plan (SHIP) 2026 – 2031 is based on future projected Scottish Government grant funding provision of £129.091m for the Council and its partner landlords from April 2025 to March 2031. 2.52 The Council projects detailed in the main programme represent Council investment of £168.739m, supported by £82.801m Scottish Government Grant. Following the review of the SHIP, an estimated additional £21.960m is required beyond the funding allocated in the latest HRA 30-year Business Plan, supported by an estimated additional £12.824m in Scottish Government grant funding for the Council projects within the main programme. The £21.960m additional HRA funding requirement primarily comprises of the funding required for the Council sites which were moved from the shadow programme into the main programme which are not currently included within the HRA 30-year Business Plan, alongside the additional five Council buybacks, and the budget adjustments required to align with revised project timelines for approved projects in the current main programme. The funding variances are being considered within the current review of the HRA Business Plan, prior to it being presented to Council in February 2026 as part of the 2026/27 HRA budget and rent setting. 2.53 The Council projects within the SHIP shadow programme represent Council investment of £27.769m, supported by £17.257m Scottish Government Grant. The grant funding rates for the Council projects in the SHIP shadow programme are £4.867m higher than the estimated benchmark rates inflated to their anticipated site start date in accordance with Building Cost Information Service (BCIS) rate forecasts. 2.54 As noted at 2.29 above, in accordance with Scottish Government guidance, the Council will seek grant funding above benchmark levels to offset any funding shortfall, on a site-by-site basis, as required. 3. Proposals 3.1 It is proposed that Cabinet (i) approves the Strategic Housing Investment Plan 2026 – 2031 at Appendix 1 for submission to the Scottish Government; (ii) approves the projects set out within the SHIP shadow programme at Appendix 1; (iii) gives delegated authority to the Executive Director (Communities and Housing) and the Cabinet Member for Communities and Islands to liaise directly with the Scottish Government in agreeing the acceleration of projects in the main SHIP programme, as required; and (iv) notes that acceleration of any projects from the SHIP shadow programme will require Cabinet approval. 4. Implications/Socio-economic Duty Financial 4.1 The financial implications arising from the projects included within the Strategic Housing Investment Plan 2026 – 2031 have been assessed by each of the developing organisations, ensuring that the programme is fully deliverable within the timescales set out. The current HRA Business Plan includes a budget of £146.779m to deliver the North Ayrshire Council development projects set out within the main SHIP programme, inclusive of Scottish Government funding. It is estimated that an additional £21.960m is required to support the Council’s developments set out within the main SHIP 2026 – 2031, supported by an estimated additional grant income of
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£12.824m. The funding variances are being considered within the current review of the HRA Business Plan prior to it being presented to Council in February 2026 as part of the 2026-27 HRA Budget and rent setting. The projects within the SHIP shadow programme are anticipated to require estimated funding of £27.769m, inclusive of £17.257m government grant. Human Resources 4.2 Council projects within the Strategic Housing Investment Plan will be delivered by North Ayrshire Council staffing and complemented by external expertise, where required. Legal 4.3 The Town & Country Planning (General Permitted Development) (Scotland) Order 1992, Schedule 1, Part 12, Class 33, as amended, enables local authorities to undertake works, within their district, for the erection of dwellings so long as the development conforms with the Local Development Plan. The Council’s House Building Protocol governs the design and consultation processes for such development to ensure that appropriate levels of design scrutiny and consultation are maintained. In 2019, it was agreed that all future Council housing developments progressed as permitted development will be required to obtain a ‘Certificate of Lawfulness’ from the Council’s Planning Service. This will certify that each site within the SHIP has been considered against the full terms of the adopted Local Development Plan. Housing development proposals by the Council which do not fall within the scope of permitted development, including schemes which require an Environmental Impact Assessment (EIA) will require planning permission. Proposals over 0.5 hectares in area will require to be screened for the purposes of EIA. Equality/Socio-economic 4.4 The provision of new social housing will have a positive impact on those who require specialist accommodation, older people, those who are homeless, or at risk of homelessness, and those for whom purchasing a home is not an affordable option. The benefits of new build housing in relation to health, wellbeing and educational attainment, are well documented. New housing will also support our island communities and their economies. A reduction in new build completions will have a negative impact on these groups. Climate Change and Carbon 4.5 New homes should have a low environmental impact, with the aim of reducing fuel use and associated fuel costs. All projects within the SHIP will be delivered in accordance with Building Standards regulations for energy efficiency. In addition, the majority of the new projects incorporated into the plan will be delivered to Section 7, Silver Level, of the 2019 Building Regulations in respect of Energy for Space Heating. Innovative approaches to fuel efficient development will be considered on a site-by- site basis (e.g. zero direct emissions heating systems, solar photovoltaic panels, smart technologies etc). New Council homes contribute significantly to the Council’s Sustainability agenda. New housing is more energy efficient, better ventilated, and has higher levels of thermal comfort, which supports improved health and well-being.
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Key Priorities 4.6 The provision of new affordable housing supports the Council Plan strategic priorities: ‘Wellbeing’; ‘Communities and Local Democracy’; ‘Climate Change’; and ‘A Sustainable Council’. It supports the ambitions of the Council’s Regeneration Delivery Plan to drive forward development on strategic regeneration sites, including town centres. There is also evidence that children and young people can benefit from improved cognitive development and a reduction in behavioural issues through living in a more attractive, warmer, and better ventilated environment and the provision of new affordable housing also supports the Council Plan priority that children and young people experience the best start in life. New housing will also support our island communities and their economies. A reduction in new build completions will have a negative impact on these groups. Community Wealth Building 4.7 The delivery of the Strategic Housing Investment Plan, alongside investment in land and asset maintenance, plays a key role in community wealth building. Effective use of community benefit clauses in development contracts, and partnership work with colleagues in Economic Development to support local construction and supply chain companies to bid for this work, can secure many of these jobs for local people and support the Council’s Community Wealth Building Strategy. For example, the contractor for the Ayrshire Central, Irvine development will engage with local Primary schools, secondary schools, colleges, the Council, and CEIS. They will assist with STEM events, career events, mock interviews, CV advice, and arrange work experience. The contractor will also engage with local community groups and assist them where possible. Islands Communities Impact Assessment (ICIA) 4.8 A ‘Local Lettings Initiative’ was introduced for Arran prior to the allocation of the new Council homes developed during summer 2022. The Local Lettings Initiative gives additional priority to island residents and key workers. As noted at 2.38 above, the Arran Housing Task Force has been established to quantify the demand for affordable housing on Arran and identify issues that may be limiting economic growth. A new post was established in April 2024, funded from the income from the reduction in discount for empty and second homes Council Tax in North Ayrshire, to support the work of the Arran Housing Task Force and the delivery of the group action plan. The Local Housing Strategy recognises that it is more expensive to build new homes on islands, compared to the mainland. Higher living, transport, infrastructure, and fuel costs alongside limited on-island construction companies are identified as contributing factors to this issue. These issues are being explored as part of the Community Wealth Building ambitions and Local Island Plans. There is currently no demand for further new build development on Cumbrae; this will be reviewed annually as part of the review of the Strategic Housing Investment Plan. United Nations Rights of the Child (UNCRC) 4.9 The provision of new sustainable affordable housing will have a positive impact on children and young people. Consumer Duty
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4.10 The new homes will be allocated to applicants on the North Ayrshire Housing Register or our partners’ housing waiting lists; the applicants will become tenants and therefore consumers. The impact upon Council tenants’ rents will be considered as part of the annual review of the 30-year HRA Business Plan when it is presented to Council in February 2026. 5. Consultation 5.1 The Council has taken a collaborative approach to the preparation of the SHIP, and the following stakeholders have been involved in the process: • ANCHO in partnership with Cairn • Cunninghame Housing Association • Riverside Scotland • Link Group Ltd • Trust Housing Association • The Scottish Government • North Ayrshire Council officers (Economic Growth, Education, Finance, Housing, Planning, Property Management and Investment, Active Travel & Transport, Roads, and the Health and Social Care Partnership). 5.2 Regular meetings are held with developing organisations, the Council and the Scottish Government as part of the SHIP governance process. The meetings will continue to be convened on a quarterly basis each year, to ensure that partners’ requirements are identified, and the development programme delivered. David W. Hammond Executive Director (Communities and Housing) For further information please contact Yvonne Baulk, Head of Service (Housing and Public Protection), on 01294 324542. Background Papers Local Housing Strategy 2023 to 2028 Strategic Housing Investment Plan 2025 to 2030
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Page 1 North Ayrshire Council Strategic Housing Investment Plan 2026 to 2031
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Page 2 Contents Contents ................................................................................................................................................................................................................ 2 Introduction ............................................................................................................................................................................................................ 4 Strategic Policy Context ..................................................................................................................................................................................... 5 Equalities ........................................................................................................................................................................................................... 6 Children’s rights and wellbeing, reducing child poverty, and supporting young people ...................................................................................... 7 Investment Priorities ............................................................................................................................................................................................ 10 More homes at the heart of great places ......................................................................................................................................................... 10 Affordability and choice .................................................................................................................................................................................... 13 Affordable warmth and zero emissions ............................................................................................................................................................ 24 Improving the quality of our homes .................................................................................................................................................................. 26 Prioritising projects .......................................................................................................................................................................................... 30 SHIP funding streams .......................................................................................................................................................................................... 31 Affordable housing supply programmes ........................................................................................................................................................... 31 Reserves and balances ................................................................................................................................................................................... 31 Borrowing ......................................................................................................................................................................................................... 31 Affordable housing policy developer contribution ............................................................................................................................................. 32
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Page 3 Other funding sources ...................................................................................................................................................................................... 32 Council tax on second and empty homes ........................................................................................................................................................ 32 Planning and other regulatory matters ................................................................................................................................................................ 33 Delivery risks ....................................................................................................................................................................................................... 34 Amendments or additions to the plan .................................................................................................................................................................. 34 Development projects .......................................................................................................................................................................................... 34 Irvine & Kilwinning ........................................................................................................................................................................................... 35 Three Towns .................................................................................................................................................................................................... 36 North Coast ...................................................................................................................................................................................................... 37 Garnock Valley ................................................................................................................................................................................................. 37 Arran ................................................................................................................................................................................................................ 37 Progress update .................................................................................................................................................................................................. 38
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Page 4 Introduction The Strategic Housing Investment Plan 2026 to 2031 sets out the priorities for affordable housing investment in North Ayrshire over the next five years and outlines how the Council and its partners will address them. The focus of the plan is to support the Scottish Government’s Affordable Housing Supply Programme (AHSP) to deliver affordable housing in North Ayrshire. The provision of new build housing has many benefits, including, supporting the ageing population and people with accessible housing and particular needs to live more independently, helping to regenerate the area, and providing sustainable housing solutions which help to address fuel poverty and support educational attainment. The Scottish housing system is under significant pressure, with the Scottish Government declaring a national housing emergency in May 2024 and 13 local authorities having declared a local housing emergency due to the unprecedented challenges in fulfilling their statutory responsibilities towards homeless people and other priority groups in housing need. Whilst there is increasing pressure on the housing system in North Ayrshire, a range of measures are being undertaken, including, increasing housing supply, and managing the demand from homeless people through the supply of temporary and permanent accommodation. Continuous cross-service work to maintain and improve the condition of existing social housing stock, provide aids and adaptations and improve the private rented sector, all play a part in addressing the housing needs of the local population. The Council and developing registered social landlord partners with stock in North Ayrshire all have buyback programmes within the plan, which will increase affordable housing in the area and contribute to wider regeneration and estate management. Aerial view from Garven Road, Stevenston incorporating new homes developed by Cunninghame Housing Association
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Page 5 Strategic Policy Context Housing to 2040, Scotland’s first 20-year national housing strategy, was announced in March 2021. The strategy committed to providing around £16bn of investment to support the delivery of 100,000 new homes by 2032, with at least 70% for social rent. The Scottish Government’s Affordable Housing Supply Programme comprises a range of funding mechanisms to enable affordable housing providers to deliver homes in communities across Scotland and support the delivery of local authorities’ Local Housing Strategies. North Ayrshire Council’s Cabinet approved the latest Local Housing Strategy 2023 to 2028 on 13 June 2023. The Local Housing Strategy sets out the Council’s ambition: ‘We want all our people to live in the right homes, in great places, with access to any support services they need.” The strategy mirrors the format of Housing to 2040 and sets out four overarching outcomes which align to the four key strategies in Housing to 2040, as detailed below. The Strategic Housing Investment Plan is an extension of, and aligns to, the Local Housing Strategy. In preparing the plan, the Council has referred to the outcomes identified in the Local Housing Strategy, which support the objectives of the Council Plan. The Strategic Housing Investment Plan also aligns with the Council’s Community Wealth Building Strategy, which sets out how the Council, in conjunction with communities and businesses, will build a strong local economy and address wealth inequality by supporting fair work, encouraging local spend, and using the land and property we own. Housing to 2040 more homes at the heart of great places affordability and choice affordable warmth and zero emissions homes improving the quality of all homes Local Housing Strategy Outcome our places support thriving and inclusive communities our people should have affordable homes in the place they choose to live our homes are energy efficient and release less emissions our homes are in good condition and people can access any support services they need
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Page 6 Equalities In line with the Council Plan, fairness and equity is core to the Strategic Housing Investment Plan. It strives for a North Ayrshire where everyone has the same life chances to grow, prosper and have fulfilling and healthy lives. The Council Plan priorities are detailed in figure 1 which are ‘to transition to a wellbeing economy, creating prosperity, wellbeing and resilience for local people’; ‘we will have active, inclusive and resilient communities’; ‘to achieve net-zero by 2030’; and ‘a Community Wealth Building Council that is efficient and accessible, maximising investment and focusing resources towards our priorities’. An Equality Impact Assessment has been undertaken for the Strategic Housing Investment Plan. It found that there are no negative or discriminatory effects on any equality groups. The provision of new social housing will have a positive impact on those who require specialist accommodation, older people, those who are homeless, or at risk of homelessness, and those for whom purchasing a home is not an affordable option. The benefits of new build housing in relation to health, wellbeing and educational attainment, are well documented. Public Health Scotland’s Healthy housing for Scotland report recognises that adequate housing which is safe, accessible, available, appropriate and high quality is key to us achieving the highest attainable standard of health.
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Page 7 Children’s rights and wellbeing, reducing child poverty, and supporting young people Access to good quality and affordable housing is a key asset in reducing child poverty, and poverty overall. Research undertaken by Shelter suggests that children can benefit from improved cognitive development and a reduction in behavioural issues through living in a more attractive, warmer, and better-ventilated environment. North Ayrshire has historically had high levels of child poverty. The most recent data on child poverty in Scotland shows a positive trend, with the national rate of child poverty (relative, before housing costs) at 16.3% in 2023/24, significantly below the UK average of 31%. In North Ayrshire, the equivalent rate is 20.8%, which is the second highest figure for a local authority, jointly with Clackmannanshire and behind only Glasgow City. After housing costs, the North Ayrshire rate is 24.3%, which is the 9th highest local authority figure, a significant improvement from our previous position of second, at 29.2%. This drop after excluding housing costs may reflect lower-than-average housing costs in the area and enhanced housing costs support. The Council acknowledges that there have been methodological changes in the data this year, which means that direct comparison with previous data sets is not possible. For example, the Scottish Child Payment was included in the Before Housing Costs data for the first time, while After Housing Costs data was calibrated to a UK average rather than a Scottish one due to low response rates. Furthermore, while the national decline in child poverty is largely attributed to the Scottish Child Payment, the specific drivers of the reduction in North Ayrshire are not yet fully understood, although the development of a shared evaluation framework is underway to support this moving forward. Despite these complexities, the provision of affordable rents and homes which provide affordable warmth aims to reduce poverty and fuel poverty. The Council is committed to working with its partners to find sustainable routes out of poverty for children and their families. This aligns with the Council’s Community Wealth Building and Fair Work First practices, which aim to improve access to good jobs with fair pay and conditions. These actions support the priorities identified by North Ayrshire residents, including reducing poverty and transitioning to a local wellbeing economy where people can access good jobs with fair pay and conditions. The Council’s focus is also on targeting the six priority families as outlined in the national plan. This work directly supports children’s rights as outlined in the UNCRC. Specifically, the provision of safe, warm, and affordable homes contributes to a child's right to an adequate standard of living (Article 27), and the consideration of children's wellbeing in housing design is in their best interests (Article 3). The priorities set out within the Strategic Housing Investment Plan aim to support these objectives by supporting the Council’s Community Wealth Building and Fair Work First practices, which aim to improve access to good jobs with fair pay and conditions. Furthermore, all new-build Council family homes are designed to include study space and private gardens to support children's wellbeing. Lastly, the provision of affordable rents and homes which provide affordable warmth assist in reducing poverty and fuel poverty.
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Page 8 Environment A Strategic Environmental Assessment pre-screening questionnaire which was undertaken confirmed that there would be no likely significant adverse environmental effects from the activities set out within the Local Housing Strategy (which are not already subject to Strategic Environmental Assessment elsewhere), and for this reason a full strategic environmental assessment was not required. The likely environmental impact of development proposals (both positive and adverse) are scoped within the Strategic Environmental Assessment for the North Ayrshire Local Development Plan. Collaboration As the strategic housing authority, the Council is committed to supporting partners to deliver affordable housing development within North Ayrshire. The Council adopts a collaborative approach in the preparation of the Strategic Housing Investment Plan. The key stakeholders listed in Figure 2 have influenced the final programme. The Council and its partners engage with communities when developing new build sites in the Strategic Housing Investment Plan. For Council projects, generally, local residents are invited to review and comment upon the draft plans for the site. Thereafter the final plans are presented to the community, and local residents are also invited to ‘Meet the Builder’ when a contractor has been appointed. Following the completion of each new site, design teams assess each project’s success in delivering places people can be proud of, as part of the ‘lessons learned’ review. Figure 2: Key stakeholders North Ayrshire Council services The Scottish Government Local Registered Social Landlord partners Including ANCHO, Cairn, Cunninghame Housing Association, Link Group Ltd, Riverside Scotland and Trust Housing Association including Economic Growth, Education, Finance, Housing, Planning, Property Management and Investment, Active Travel and Transport, Roads, and the Health and Social Care Partnership
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Page 9 Developing the Strategic Housing Investment Plan The priorities set out within the Strategic Housing Investment Plan were developed with partners and the local community through the preparation of the Local Housing Strategy. The Council invited new site nominations for the plan from its registered social landlord (RSL) partners and met with each developing RSL to discuss the progress towards the current programme and future development plans. All existing developments were considered on their individual merits, with reference to the development priorities set out within the Local Housing Strategy, deliverability, and any known constraints. Thereafter, the Council discussed the revised plan with partners. The Council will continue to monitor the development programme and new opportunities at quarterly meetings with developing landlords and the Scottish Government. Council Officers monitor the impact of the new build programme on education facilities and other services, through the Strategic Housing Investment Plan project board. If any project becomes delayed or non-viable, the Council will work with registered social landlord partners and the Scottish Government to ensure that new homes are delivered by accelerating other projects within the plan. Continual improvement The Council regularly meets the Scottish Government and partner landlords to review the progress of the Strategic Housing Investment Plan and share good practice. The Council holds ‘lessons learned’ meetings and undertakes tenant satisfaction surveys for each site. New amenity bungalow at Newhouse Drive, Kilbirnie
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Page 10 Investment Priorities The Local Housing Strategy notes that the Strategic Housing Investment Plan will be reviewed annually to establish affordable housing investment priorities for the Council and its partners which seek to address the key priorities established within the Local Housing Strategy, set out below. More homes at the heart of great places The places we live in have a significant impact on wellbeing. High quality places are safe, provide access to services and can help to reduce isolation and enhance communities. Place-making principles form the foundation of project development, informing site selection (where appropriate) and the design process. North Ayrshire has a diverse housing market comprising rural, urban and island communities. The Council has established six localities: Community Wealth Building & Fair Work First The Council’s Community Wealth Building Strategy introduced a new model to develop resilient, inclusive local economies, with more local employment and a larger and more diverse business base, ensuring that wealth is locally owned and benefits local people. Through the Strategic Housing Investment Plan, contractors are expected to participate in the Council (or partners’) Community Benefits scheme, providing apprenticeships to young people, upskilling the local workforce and supporting economic growth. Homes for Scotland suggest there are 4.1 jobs created for every new home constructed. Effective use of community benefit clauses in development contracts, and partnership work with colleagues in Economic Development to support local construction and supply chain companies to bid for this work, can secure many of these jobs for local people. New Cunninghame Housing Association homes, Garven Road, Stevenston
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Page 11 The Council’s housebuilding programme can support the Council’s ambitions to encourage more young people into training and employment. The North Ayrshire Local Employability Partnership Delivery Plan 2022 – 2026 sets out the intentions to help people of all ages to gain skills for employment. It will prepare people for employment, training, education and / or volunteering, with the aim of increasing qualification levels and job prospects as well as reducing unemployment. Developing the Young Workforce have launched an online Skills Academy to support school leavers and job seekers. The Council’s Fair Work First Statement sets out the commitment to ensuring that fair working practices are in place to support ‘Fair Work First’. 20-minute neighbourhoods The provision of housing within 20-minute neighbourhoods allows people to meet their needs locally and encourages active transport. The goal is to support a better quality of life in places, whilst making towns and villages more resilient. The Strategic Housing Investment Plan will prioritise new social housing developments which support the principles of 20-minute neighbourhoods, where feasible. Regeneration and town centres Public sector investment can have a transformational impact for communities, and there are cumulative benefits through considering how this can be coordinated with developing partners and the private sector. The Council explores site and area specific opportunities with partners to secure maximum regeneration benefits. This supports the ambitions of the Council’s Regeneration Delivery Plan to drive forward place-based development on strategic regeneration sites, including town centres. Town centre regeneration is a key focus of the Strategic Housing Investment Plan, with several projects completed to date within, or near, town centres. The Plan supports major housing-led regeneration in North Ayrshire, an example being the construction of new homes across several sites to replace the 275 high-rise flats in Fullarton, Irvine which were demolished in 2023/24. Regeneration often results in higher development costs as sites require demolition, refurbishment or have significant constraints / abnormal costs. An example of this would be the redevelopment of the derelict former King's Arms in Irvine Town Centre to provide six amenity flats. The Strategic Housing Investment Plan also includes funding for 249 units to assist with the delivery of Housing’s Estate Based Regeneration Programme. This investment programme aims to provide new homes to replace any stock which requires to be demolished or reconfigured as part of the Estate Based Regeneration Programme.
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Page 12 Island communities The Council is committed to supporting island communities. General needs houses, amenity bungalows and homes for wheelchair users were provided on the Isle of Cumbrae during summer 2021 (18 homes) and at Brathwic Terrace on the Isle of Arran during summer 2022 (34 homes). A ‘Local Lettings Initiative’ was introduced for Arran prior to the allocation of the new Council homes. The Local Lettings Initiative gives additional priority to island residents and key workers. Arran Development Trust secured funding from the Rural and Island Housing Fund and delivered 18 new affordable homes in Lamlash in 2024. Trust Housing Association is currently developing proposals for a further 26 new homes in Brodick. The Council has established the Arran Housing Task Force to quantify demand for affordable housing on Arran and identify issues that may be limiting economic growth. A quantitative study was undertaken to determine affordable housing demand on the island, recognising the assessed housing demand information from the North Ayrshire Housing Register and community feedback. Following the study, the Task Force recognised areas that required further analysis, and the Arran Housing Survey was developed and launched on 31 January 2025. The survey looked for responses from Arran households, employees / employers on the island, landlords, second homeowners, empty homeowners, short-term let owners, and those wishing to move to the island, to help shape future housing provision on the island. Following the survey closure in April 2025, the results were analysed by the Council’s Housing Strategy Team. The survey report is awaiting formal sign off by the Task Force and will be published thereafter, with the Task Force action plan updated to reflect the survey outcomes. The Task Force membership includes the Scottish Government, Highlands and Islands Enterprise, local community groups, and Arran registered social landlords. A new post was established in April 2024, funded from the income from the reduction in discount for empty and second homes Council Tax in North Ayrshire, to support the work of the Arran Housing Task Force and the delivery of the group action plan. The Local Housing Strategy recognises that it is more expensive to build new homes on islands, compared to the mainland. Higher living, transport, infrastructure, and fuel costs, alongside limited on-island construction companies, are identified as contributing factors to this issue. These issues are being explored as
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Page 13 part of the Community Wealth Building ambitions and Local Island Plans. To ensure the Local Housing Strategy 2023-28 continues to deliver on the outcomes it set out for North Ayrshire, a new action was developed and adopted within the previously approved action plan on 21 January 2025. The additional action is as follows: • ‘Assess the future housing need and demand of our island residents, workers, and key workers.’ The Local Housing Strategy reaffirms our commitment to ensuring our island residents’ needs and aspirations are reflected in all service provision. There are no current projects being considered for the Rural Key Workers Housing Fund beyond the buyback programme being progressed by Trust Housing Association. The Arran Housing Task Force will continue to work collaboratively to identify and discuss potential opportunities to further utilise the fund to provide affordable housing for key workers in rural areas, where appropriate. Green space Research shows that where people have access to good quality outdoor green space, there is a corresponding positive and lasting impact on public health. The Strategic Housing Investment Plan will prioritise new social housing developments which include the provision of outdoor green space for residents. Affordability and choice Housing demand The Local Housing Strategy has set a target of 1,625 new social housing units and a private sector target of 1,300 new units. There were 6,349 applicants on the North Ayrshire Housing Register on 11 July 2025, 3,466 of whom had an assessed housing need. When transfer applicants are deducted 2,991 applicants remain (transfer applicants leave an existing social tenancy behind for reallocation when they are rehoused). Figure 3 details housing register applicant needs. Please note that the numbers are not mutually exclusive, for example, applicants can request both amenity and sheltered homes. Figure 3: Applicant Needs (Source: North Ayrshire Housing Register, July 2025)
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Page 14 Location There is no limit to the number of letting areas applicants can select when making a housing application and demand has therefore been assessed proportionately in Figure 4 to reduce double counting. It is important to note that individual housing allocations can impact upon demand within areas. For example, if an applicant housed in the Three Towns also had Arran as an area of preference this would reduce demand for housing in Arran. Three Towns, Irvine and Kilwinning are the most pressured localities. Further analysis is required to determine housing pressures within the Arran and Cumbrae localities as the proportionate analysis is not effective in determining pressure within smaller localities. This work is ongoing for Arran through the Arran Housing Task Force, previously referenced in the ‘Island communities’ section of this document. The demand for further new build development on Cumbrae will be considered annually as part of the review of the Strategic Housing Investment Plan. Table 1 below further details proportionate demand by locality and North Ayrshire Housing Register group for applicants with an assessed housing need. It also sets out the number of housing applicants within each group and the total number of applicants within each group who have an assessed housing need minus the need arising from existing Registered Social Landlord and Council tenants, referred to as ‘transfers’. Transfer applicants leave an existing home behind when they are allocated a new home. Figure 4: Proportionate demand for social housing by locality (Source: North Ayrshire Housing Register, July 2025)
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Page 15 Table 1: Housing applicants by group incorporating proportionate demand by locality. Group All applicants Applicants with an assessed housing need excluding current RSL & Council tenants (transfers) Applicants with an assessed housing need Applicants with an assessed housing need by locality Arran North Coast Garnock Valley Irvine Kilwinning Three Towns Group 1 – Homeless 354 354 354 6 15 33 146 67 87 Group 2 – Strategic need 44 31 44 2 2 2 19 10 9 Group 3 – Accessible 1,180 631 1,180 15 145 105 512 141 261 Group 4 – Transfers 1,126 - 475 23 38 56 174 64 121 Group 5 – Overcrowding 607 567 607 14 66 64 247 102 113 Group 6 – General needs 2,267 669 675 81 49 59 254 98 134 Group 7 – Relocation needs 533 71 131 12 25 17 45 12 20 Total 6,111 2,323 3,466 153 341 336 1,397 494 746 Figure 5 details the Strategic Housing Investment Plan net stock gain from 2013 – 2031 by locality. The 'net gain' columns indicate the additional homes available per locality following completion of the developments, minus the strategic demolitions set out in the plan.
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Page 16 Figure 5: Housing net gain from 2013 to 2031 Size Applicant house size requirements are determined by the strategic bedroom need, which is the minimum number of bedrooms required based on household composition. The proportion of homes by bedroom size is noted by locality in Table 2 based, on proportionate demand. 0 100 200 300 400 500 600 700 800 Irvine Kilwinning 3 Towns North Coast Garnock Valley Arran TBA 767 358 577 355 57 130 73 Net Gain 2013 - 2031
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Page 17 Table 2: Proportionate housing demand by strategic bedroom need and locality (Source: North Ayrshire Housing Register, July 2025) Analysis of the North Ayrshire Housing Register identifies demand trends for properties. House size has been identified by considering the minimum accommodation size suitable for the household; this is referred to as the 'strategic bedroom need’. The strategic bedroom need is used for planning purposes only. Generally, one-bedroom homes are found to be of lower demand. Two-bedroom homes are a more popular option for smaller households and are more flexible in meeting households’ future needs. An additional bedroom can also provide study space, or space for home working. An indicative size mix (table 3) for developments across North Ayrshire has been prepared by uplifting the two-bedroom provision and reducing the one-bedroom allocation, thus meeting tenant aspirations and providing flexibility in terms of property sizes as households change composition over time. Table 3: Altered demand by bedroom size (reflecting aspiration) and locality This mix is intended as a guide only; each project will be considered on a site-by-site basis by the developing organisation, before being approved by the Council. The Council currently has plans within its development programme to build four, five and six-bedroom homes for larger families. The need for further housing for larger families will be considered on a site-by-site basis as the housing mix is agreed for emerging projects. Number of Beds Arran Garnock Valley Irvine Kilwinning North Coast Three Towns North Ayrshire 1 69% 61% 60% 59% 63% 60% 61% 2 15% 13% 13% 13% 12% 15% 13% 3 10% 15% 15% 14% 16% 12% 14% 4+ 6% 11% 12% 14% 9% 13% 12% Number of Beds Arran Garnock Valley Irvine Kilwinning North Coast Three Towns North Ayrshire 1 15% 13% 13% 13% 12% 15% 13% 2 69% 61% 60% 59% 63% 60% 61% 3 10% 15% 15% 14% 16% 12% 14% 4+ 6% 11% 12% 14% 9% 13% 12%
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Page 18 Homelessness North Ayrshire Council’s Rapid Rehousing Transition Plan sets out how the Council and its partners will work together to implement a housing-led approach to meeting the needs of homeless households. Where it is not possible to prevent homelessness, the priority is to secure a settled housing option for every homeless household as quickly as possible. The plan aligns with the housing supply priorities set out within the Strategic Housing Investment Plan. The Rapid Rehousing Transition Plan priorities are to: The provision of new affordable housing which meets housing applicants’ needs and aspirations through the Strategic Housing Investment Plan will continue to support the delivery of the Rapid Rehousing Transition Plan. The Council and its partners, through the North Ayrshire Homelessness Taskforce, have reviewed homelessness risk factors to inform homelessness prevention work. The group’s findings will inform the new North Ayrshire Homeless Prevention Strategy, which is being developed to align to the homeless prevention duties set out within the proposed Housing (Scotland) Bill 2024. The Homeless Prevention Strategy will set out how North Ayrshire Council and its partners will prevent homelessness over the next five years. The focus of this strategy is early intervention and prevention, and the development of different pathways to support people who have been identified as being most at risk of homelessness and repeat homelessness. Where it is not possible to prevent homelessness, the priority is to secure a settled housing option for every homeless household as quickly as possible. The Strategy aligns with the housing supply priorities set out within the Strategic Housing Investment Plan. The overarching objectives of the Strategy have been established in collaboration with partners and agreed by the North Ayrshire Homeless Task Force:
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Page 19 The provision of new affordable housing which meets housing applicants’ needs and aspirations through the Strategic Housing Investment Plan will continue to support the objectives of the strategy. Young People The Council and its partners have developed the ‘Housing/Throughcare protocol’ which details the integrated service response to ensure that no young person becomes homeless on leaving care and that care leavers are provided with appropriate levels of support to achieve independence. The protocol is based on the principle that care leavers should have access to good quality social housing and is supported by the Housing Allocations Policy, which recognises Young Care Leavers as a group entitled to reasonable preference to housing. The Council has made a commitment that 1% of all new build homes will be allocated to this group.
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Page 20 Gypsy / travellers The Council has not identified any additional demand issues in relation to accommodation for gypsy / travellers. The Council has reviewed the condition of the permanent site at Redburn Grove, Irvine in consultation with residents to identify any future maintenance and investment works. A draft proposal has been created for the redevelopment of the site which considered options for the site alongside the costs to the Council and tenants. The site has been included within the Strategic Housing Investment Plan 2026 - 2031 for Scottish Government funding prioritisation alongside existing schemes. Housing for key workers The Council will continue to work with its partners to make bids to the Scottish Government’s five year £25m Rural Key Workers Housing Fund for appropriate projects to provide affordable housing for key workers in rural areas. Trust Housing Association have made successful bids to the fund to acquire homes for key workers on Arran. The Arran Housing Task Force will continue to work collaboratively to identify and discuss potential opportunities to further utilise the fund, where appropriate. Ensuring best value As part of the tendering process, the Council prepares minimum specifications for materials utilised in the new build developments to ensure that they align to current lifecycle replacement and maintenance programmes. A suite of standard house types has also been developed to further assist with maintenance programmes and reduce project design costs. The Council is committed to making efficiency savings through strategic procurement arrangements in the delivery of the new build affordable housing programme, to ensure value for money for tenants. Several Strategic Housing Investment Plan projects have been procured through Hub South-West, as part of a procurement strategy to achieve cost and time savings through economies of scale. 3 bedroom property with ground floor living for wheelchair users
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Page 21 The Council has also, with ten local authority partners, worked with Scotland Excel to develop a New Build Residential Construction Framework Agreement available for use by all Scottish local authorities and registered social landlords. New build Council housing is primarily formed from open panel timber frame. The Council has used off-site construction for several projects following a successful pilot scheme at Ardrossan Road, Seamill. During 2023, six new amenity bungalows were developed in Stevenston town centre. A further 14 homes have been provided at Laburnum Avenue in Beith and Newhouse Drive in Kilbirnie. The construction method results in less waste and has sustainability benefits. It also reduced the construction time on site, and in turn, reduced disruption for local residents and businesses from site traffic and works. However, the modular supply chain is not yet fully developed, and the Council continues to balance the advantages against the risks of this particular construction method. Afton Court development of six amenity bungalows utilising off-site construction in Stevenston town centre Rent levels and affordability The Scottish Housing Regulator expects social landlords to be able to demonstrate affordability and engage meaningfully with tenants on rent increases. Increasing costs and inflation mean that retaining affordable rent levels is a significant challenge for the Council and its partners. The Council is committed to working with its partners to find sustainable routes out of poverty for children and their families. The Council Plan has addressing inequalities at its core, and aims for “a North Ayrshire that is fair for all”. Budget decisions directly align to Council Plan priorities. The most recent Council Plan Progress Report (1 April 2024 to 31 March 2025) demonstrates the impact of the action taken across services and with partners to address inequalities and inequity in North Ayrshire.
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Page 22 Private sector support & empty homes The Council’s Private Sector Advice Team provide advice on private sector housing issues in North Ayrshire. This service is part of the revised Scheme of Assistance, which introduced a range of new measures to improve private sector housing condition, including: A ‘pre-tenancy support service’ for landlords to aid the prevention of future property condition issues. A ‘missing shares scheme’ to remove barriers where a property owner refuses to meet their common repair obligations. Use of the Council’s powers for Compulsory Purchase Orders (CPOs) where appropriate to acquire empty properties in poor condition, bringing them back into mainstream housing stock. An Empty Homes Loan Fund to assist property owners to bring properties back into effective use. A matchmaker scheme which puts owners of empty homes in touch with interested tenants Empty homes are detrimental to the local environment, often the target of antisocial behaviour, and are more likely to fall into disrepair. The Council and its partners recognise that bringing former social housing stock into ownership can assist with housing management and maintenance issues and increase housing available through the North Ayrshire Housing Register. Since April 2022 a post within the Council’s Private Sector Advice Team has been funded from income generated from the reduction in discount for empty and second homes Council Tax in North Ayrshire, with a focus on bringing empty homes back into use. The Council is currently developing an Empty Homes Framework in collaboration with the Scottish Empty Homes Partnership; this framework will set out the future actions the Council will take in targeting empty homes. An update on the framework will be provided within the next SHIP 2027-2032. Further information about the supports available to owners of empty homes in North Ayrshire can be found on the Council’s website. Before and after photo of an empty home brought back into use
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Page 23 All developing registered social landlord partners with stock in North Ayrshire now have provision for buyback programmes within the Strategic Housing Investment Plan. A property must meet specific requirements to demonstrate best value for money and buy backs which meet the following criteria will be prioritised: The Council is currently finalising a new Housing Acquisition Strategy, which will set out the strategic framework for delivery of the Council’s commitment to buy 65 houses within the Strategic Housing Investment Plan 2026-2031. The acquisition of homes can have many benefits including: increasing the supply of new affordable housing; bringing long term empty homes back into use; improved estate amenity; and resolving management and maintenance issues with mixed tenure blocks. Over the past four financial years the Council has acquired four empty homes and brought them back into use as Council stock, utilising funding from the Affordable Housing Supply Programme. Table 4 below details the number of empty homes brought back into use in North Ayrshire between April 2020 and March 2025. All of these homes were subject to the Council Tax levy (this is where the Council currently focuses empty homes resources). Table 4: Empty homes brought into use per annum between April 2020 to March 2025 Duration empty Under 6 months 6 to 12 months 1 to 2 years 2 to 5 years 5 to 10 years 10+ years Total 2020 to 2021 35 61 15 10 0 0 121 2021 to 2022 18 71 136 109 0 0 334 2022 to 2023 23 3 31 64 2 0 123 2023 to 2024 259 66 5 39 9 0 378 2024 to 2025 172 78 88 19 18 0 375 ex-local authority stock within North Ayrshire Council estates which will facilitate effective and efficient housing management located in an area identified as having the highest affordable housing shortfall of a property type or size there is need / demand for purchased for less than the development costs of building a comparable property long term empty properties where the purchase would improve amenity and contribute to the Council’s statutory duties and strategic objectives
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Page 24 Second homes The Council’s Local Housing Strategy notes that there are 1,500 second homes in the area, almost all of which are located on the islands. On Arran, 25% of privately owned houses are second homes; on Cumbrae this rises to 43%. This reduces the number of homes available for local people, and in turn pushes up house prices and private rent charges. In February 2025 the Council approved the implementation of a 100% premium Council Tax charge on second homes from 1 April 2025. 10% of the additional income received under this policy is ringfenced to support investment in affordable housing, and is transferred to the Affordable Housing Account. Alternative models of affordable housing delivery The Council and our partner registered social landlords will continue to review alternative housing models which could be utilised to increase affordable housing supply during the lifetime of the Strategic Housing Investment Plan. Affordable warmth and zero emissions Sustainability The Council’s Sustainable North Ayrshire Strategy 2024 to 2027 includes actions to achieve net-zero carbon emissions by 2030. Alongside the decarbonisation of our existing housing stock, new housing has a key role to play in carbon reduction, climate change mitigation, and alleviation of fuel poverty. The Council and its partners will continue to consider innovative and sustainable approaches to heat and power, such as low carbon heat, solar photovoltaic panels and smart technologies. The Council will ensure that all new build housing utilises Net Zero Direct Emissions heating systems in accordance with building standards. In advance of the new regulations the Council installed three biomass district heating schemes in Stevenston, Dalry and Largs. A bespoke energy strategy is created for each emerging new housing development to ensure that the heating options for the sites are both energy efficient and affordable for tenants.
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Page 25 The Council recognises that a ‘fabric first’ approach to sustainability can provide benefits to tenants, in terms of reducing heating costs. It also benefits the environment as all homes are designed to minimise heat loss. The Council completed two ‘sustainable demonstrator homes’ within Dickson Drive, Irvine in 2020 to highlight best practice in design and innovation, ensuring benefits from sustainable technologies are maximised. Also, in recognition of the safety benefits of sprinkler systems, the Council installed sprinklers in all new build housing proposals which reached technical design stage after October 2019, prior to the introduction of Building Standards legislation in March 2021. Secure by design Successful design can contribute to community stability and promote feelings of safety and inclusion. All Council developments are planned utilising ‘secure by design’ principles. Active travel Access to safe walking networks, cycle pathways and public transport connects communities to local amenities and services. In turn, these can result in direct health benefits, through increased physical activity and reduced air pollution. They can also lead to indirect health benefits by providing improved access to opportunities for employment, leisure, and healthcare services. The sustainable travel hierarchy, illustrated in figure 6, sets out the transport priorities for sustainable transport in development. Walking and wheeling, cycling, public transport, taxis and shared transport, and private car. Dickson Drive, Irvine Figure 6: Sustainable travel hierarchy
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Page 26 Improving the quality of our homes Over 44% of the new stock developed by the Council and its partners since April 2013 has addressed particular housing needs, demonstrating the commitment to supporting tenants to live independently. The cost of particular needs housing is typically more expensive than general needs housing; for example, housing for wheelchair users has a larger ground floor footprint, increasing construction costs and reducing economies of scale as site densities are reduced. Similarly, supported accommodation and sheltered housing require communal space which increases costs. Wheelchair accessible accommodation All amenity and sheltered housing in North Ayrshire should be built to an ambulant housing standard as a minimum. To ensure need is met now and in the future, the Local Housing Strategy 2023-2028 increased the target to ensure that at least 10% of all tenure new build stock is suitable for wheelchair users (increased from 7% in the previous strategy). In recognition of the benefits of providing adaptable housing, and to address demand from the North Ayrshire Housing Register, the Council and registered social landlord partners have developed 205 (11% of new supply) new build homes suitable for wheelchair users since April 2013. The Strategic Housing Investment Plan 2026 – 2031 estimates the delivery of a further 137 (13% of new supply) homes suitable for wheelchair users. The Council and its partners’ annual progress in delivering accessible housing is noted in Table 5 below: Table 5: Annual number of homes developed for wheelchair users Year 2013/14 to 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 Total Number of homes for wheelchair users 70 12 6 62 25 14 1 190 Total number of homes 783 169 77 329 230 190 53 1831 % of wheelchair user homes 9% 7% 8% 19% 11% 7% 2% 10% In addition, a set of standard house types for Council developments were designed in partnership with Housing Services Occupational Therapists, which are of an accessible design to make best use of assets and adapt to tenants’ changing mobility needs. In preparing North Ayrshire’s third Local Development Plan, the Council will further consider the housing needs of older people and disabled people in the area and the establishment of an appropriate target for the delivery of accessible or adaptable homes, including wheelchair housing and intergenerational homes within the private sector, to support independent living.
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Page 27 A Housing Evidence Paper, prepared to inform the preparation of the Local Development Plan Evidence Report, was published in December 2024 and reissued in March 2025 for stakeholder feedback. The paper considers the requirement for a target for the delivery of accessible homes within the private sector, noting that the Government has committed to a new ‘Scottish Accessible Homes Standard’ which will be part of national building standards by 2025 to 2026, and in turn increase the provision of accessible homes in the private sector. The accessible standard will see accessibility designed and built into all new homes, increasing the housing choices for people with disabilities and reducing the need for expensive retrofitting as people age or their needs change. Occasionally it may be necessary to build larger specialist housing to meet the specific needs of individual households. Where this is provided by a registered social landlord, the Council will approve the proposals before a planning application is submitted. Housing for older people The Local Housing Strategy recognises that the proportion of older people in North Ayrshire is higher than that of Scotland as a whole (23% compared to 19%). It further predicts that by 2043 the over 75 age group will account for 28% of local people. Recognising the need to develop housing solutions appropriate for the older population, the Council and its partners have delivered 364 (19% of new supply) amenity homes and 251 (13% of new supply) units of sheltered housing since April 2013. The Council ensures that its sheltered housing is developed utilising dementia friendly design principles. The Strategic Housing Investment Plan 2026 – 2031 estimates the delivery of a further 212 (21% of new supply) amenity homes. Alongside the new build programme, the Council will continue to deliver its sheltered housing re-provisioning programme, which includes £40m investment in the refurbishment of sheltered housing units out with the Strategic Housing Investment Plan.
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Page 28 Extra care housing Housing Services and the Health and Social Care Partnership worked together over the last few years to develop a model for Extra Care Sheltered Housing. The vision was to create safe, affordable homes for tenants who require additional support, with extra services to promote independent living, such as assistance with meals or welfare checks, to be available to tenants for an additional fee. Following development of the outline model, demand analysis was undertaken by the Health and Social Care Partnership in 2021, alongside engagement with other areas in Scotland where similar housing models operate. At that time, it was determined that there was not sufficient demand to integrate the extra care model into a new sheltered housing complex. The Council has, however, incorporated flexibility into some new build sheltered complexes to allow for this model to be reconsidered in the future should the Health and Social Care Partnership choose to revisit the position. Supported accommodation Officers within Housing and the Health and Social Care Partnership developed a new supported accommodation housing model which has been implemented at sites across North Ayrshire.
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Page 29 The focus is on maximising independence for adults within a homely setting, who require a higher level of support, and who are living with learning disabilities, or mental illnesses (all ages), or who are under 65 years and have physical disabilities. The new supported accommodation model can: The Strategic Housing Investment Plan has supported the Health and Social Care Partnership to meet specialist housing need through four dedicated supported accommodation projects which have provided 62 (3% of new supply) new homes across North Ayrshire. Assistive technology The Flatt Road development in Largs provides an exemplar for assistive technology to promote independent living. Features that can be installed within the sheltered housing complex and supported accommodation, where required, to support tenants’ individual needs include:
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Page 30 Prioritising projects All projects which meet the range of criteria outlined above will be assessed as ‘high priority’. In the case of developments by registered social landlords the housing mix and type for each individual development site and the proposed rent levels for the new homes should be formally agreed with the Council prior to the submission of a planning application. Existing projects have been prioritised based upon strategic alignment, deliverability, value for money, and their impact upon community regeneration in order to align with the grant funding envelope currently available. Projects which cannot be supported in the main programme have been moved to a shadow programme which will be accelerated, should slippage occur in the main programme, and /or if additional funding becomes available.
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Page 31 SHIP funding streams Affordable housing supply programmes The main SHIP programme is based upon assumed grant funding of £94.365m for North Ayrshire between April 2025 and March 2031 (see table 6). Funding for Council projects in the main programme not yet at tender stage (with the exception of Redburn Grove and Nelson Street) has been assumed at benchmark plus annual Scottish Social Housing Tender Price Index inflation which has been assumed at Building Cost Information Service forecasted rates (as at 13 June 2025). Nelson Street has funding assumed at new build benchmark rates. Redburn Grove and the Council projects in the SHIP shadow programme have grant funding set at levels which will allow the schemes to be wholly funded with borrowing costs offset by rental income. The Council will seek grant funding above these levels on a site-by-site basis, as required. The registered social landlord funding rates have been included as requested by each developing organisation and will be subject to Scottish Government authorisation. The sites within the SHIP shadow programme will assist the Council to meet the requirement for ‘slippage’ in accordance with Scottish Government guidance. The slippage requirement is to ensure that the allocation is fully spent even if delays or constraints emerge on other development sites, and to provide the opportunity for North Ayrshire to absorb slippage from other local authority areas. Table 6: North Ayrshire Resource Planning Assumption (RPA) for 2025 to 2026 and assumptions per annum for April 2026 to March 2031 (£m) Reserves and balances All developing organisations will utilise available reserves and balances to support the development programme. Borrowing A large portion of development funding is secured from borrowing. Private finance supports registered social landlords’ development programmes, and prudential borrowing supports local authority new build projects. Financial Year 2025 to 26 2026 to 27 2027 to 28 2028 to 29 2029 to 2030 2030 to 2031 Total RPA £16.125 £15.648 £15.648 £15.648 £15.648 £15.648 £94.365
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Page 32 Affordable housing policy developer contribution The Council’s previous Affordable Housing Policy (RES4), which required contributions to affordable housing provision from specified private developments within North Ayrshire, was removed within the Local Development Plan (LDP2) adopted on 28 November 2019. Developer contributions, in the form of commuted sums, received through the application of the Affordable Housing Policy under the previous Local Development Plan, will be utilised to fund projects being delivered through the Strategic Housing Investment Plan, as appropriate. The Council had an on-site contribution through the affordable housing policy at the 31-unit Ardrossan Road, Seamill development. Table 7 details the number of units supported per annum and the value of these contributions. All projects supported were delivered as part of the Affordable Housing Supply Programme. Table 7: Projects supported by developer contributions April 2021 to March 2025 Financial Year 2021 to 2022 2022 to 2023 2023 to 2024 2024 to 2025 Total Number of units supported 0 34 34 0 34* Funding value 0 £47,500 £18,750 £0 £66,250 *Please note that the project supported spanned two financial years, so the total number of units was 34. As at 31 March 2025 the Council had no funding from developer contributions in hand. The Council will utilise any other incoming funds to support Council projects within the Strategic Housing Investment Plan and partner developments, where appropriate. Other funding sources The Council will consider utilising other funding sources to support the Strategic Housing Investment Plan, where appropriate. The Council successfully secured £0.6m from the Scottish Government’s Low Carbon Vacant and Derelict Land Investment Programme to support the King’s Arms, Irvine town centre regeneration project. The Council will consider applications to the Housing Infrastructure Fund to support sites, where appropriate. Council tax on second and empty homes In February 2025 the Council approved a 100% premium Council Tax charge on second homes to be implemented from 1 April 2025. 10% of any additional income received under this policy is ringfenced to support investment in affordable housing. Income received from the reduction in discount for empty and second homes in North Ayrshire is held in the Council’s Affordable Housing Account. Table 8 details the number of units
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Page 33 supported per annum and the value of these contributions. All projects supported were delivered as part of the Affordable Housing Supply Programme. The account also funds two posts as detailed within the ‘Island communities’ and ‘Empty homes and second home buy backs’ sections above. Table 8: Projects supported by Council Tax on empty and second homes April 2021 to March 2025 Financial Year 2021 to 2022 2022 to 2023 2023 to 2024 2024 to 2025 Total Number of units supported 469 321 539 81* 1,050* Funding from Council Tax levy on second homes and empty homes £2,024,139 £541,320 £1,147,139 £434,000 £4,146,598 *Please note that a number of the projects supported spanned two financial years so the total number of units was 1,050. As at 31 March 2025 the Council held a balance of £2.617m from the Council Tax levy on second and empty homes, with an estimated annual income of £1m. The Council will utilise the funds to support Council projects within the Strategic Housing Investment Plan and partner developments, where appropriate. Planning and other regulatory matters In 2014, the Council’s Cabinet approved the House Building Protocol, to be used in all Council housing development projects that meet the criteria for permitted development. Class 33 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, as amended, enables local authorities to carry out works, within their district, for the erection of dwellings so long as the development conforms with the Local Development Plan. In 2019, it was agreed that all future Council housing developments progressed as permitted development will be required to obtain a ‘Certificate of Lawfulness’ from the Council’s Planning Service. This will certify that each site within the SHIP has been considered against the full terms of the adopted Local Development Plan. Housing development proposals by the Council which do not fall within the scope of permitted development, including schemes which require an Environmental Impact Assessment (EIA), will require planning permission. Proposals over 0.5 hectares in area will require to be screened for the purposes of EIA.
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Page 34 Delivery risks Through experience, and engagement with registered social landlords and other developers, development constraints or risks to delivery of the programme have been identified as: • Inflation of building costs and rising tender prices • Shortages of materials • Capacity within the building and development industry across the country • Costs of infrastructure and ground remediation • Delays obtaining statutory utility consents • Emerging costs relating to legislative and building standards regulations amendments • Availability of grant funding The Council and its partners will continue to work closely to monitor and actively manage these risks through the period of the Strategic Housing Investment Plan. Amendments or additions to the plan The delegated authority to accelerate any project detailed within the main SHIP programme is held by the Executive Director (Communities and Housing) and the Cabinet Member for Communities and Islands. Approval will be required from North Ayrshire Council’s Cabinet to accelerate projects within the SHIP shadow programme or add any new projects to the plan. Development projects An overview of projects detailed in the Strategic Housing Investment Plan tables is provided below by locality.
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Page 35 Irvine & Kilwinning Project Estimated timeline Site Information King’s Arms, Irvine (NAC) 6 units Site start: 13 May 2024 Expected completion: Spring 2026 Works are ongoing to regenerate a prominent town centre building to deliver six amenity flats, retaining the original building façade. Ayrshire Central, Irvine (NAC) 202 units Site start: 4 November 2024 Expected completion: Winter 2027 Work is underway on this site, which is in a high demand area, to deliver a mix of general needs, amenity, and wheelchair user properties. Montgomerie Park, Irvine (NAC) 188 units Site start: Spring / summer 2026 Expected completion: Spring / summer 2029 This development will provide a mix of general needs, amenity, and wheelchair user accommodation. The site forms part of a wider masterplan area comprising private development, affordable housing, a new school, and new retail provision. Fullarton Street, Irvine (NAC) 43 units Site start: Early 2027 Expected completion: Spring 2028 This project will redevelop the site of the former Irvine high flats which have now been demolished. The centrally located site will deliver a mix of general needs, amenity, and wheelchair user accommodation. Corsehillhead, Kilwinning (NAC) 7 units Site start: Summer 2027 Expected completion: Autumn 2028 The SHIP shadow programme project will deliver a mix of general needs and amenity accommodation in the Corsehill area of Kilwinning. An options appraisal is required for this site to review its financial viability. St Michael’s Wynd, Kilwinning (NAC) 46 units Site start: Autumn 2027 Expected completion: Spring 2029 This development will provide a mix of general needs, amenity, and wheelchair user accommodation in Kilwinning. The site will complete the redevelopment of the former school site where two previous phases of social housing have been developed. Bourtreehill Village, Irvine (NAC) 32 units Site start: Autumn 2028 Expected completion: Winter 2029 The site will see the regeneration of the Bourtreehill Village area of Irvine. The site is expected to deliver new retail provision and 32 new homes. Redburn Place, Irvine (Cairn) 10 units Site start: Autumn 2025 Expected completion: Autumn 2026 This development will provide general needs, amenity, and wheelchair accommodation. This regeneration site was formerly known as Confidential Site 1. Confidential site 12, Kilwinning (CHA) 25 units Site start: Autumn 2026 Expected completion: Winter 2027 The Kilwinning site remains confidential whilst project viability is assessed. Bank Street, Irvine (CHA) 16 units Site start: Spring 2027 Expected completion: Spring 2028 This Irvine town centre regeneration project in the SHIP shadow programme aims to provide 16 new homes for affordable rent.
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Page 36 Project Estimated timeline Site Information Regeneration project 3, Kilwinning (Riverside) 30 units Site start: Spring 2029 Expected completion: Spring 2031 This project involves the regeneration of 30 properties to deliver a mix of general needs houses, amenity properties and homes suitable for wheelchair users. The location has still to be finalised. Redburn Grove, Irvine (NAC) 16 units Site start: Early 2028 Expected completion: Early 2030 The proposed redevelopment of the Council’s existing 16-unit Gypsy/Traveller site. Gottries Road, Irvine (CHA) 30 units Site start: Spring 2026 Expected completion: Spring 2027 This site is located in Irvine Harbourside which is being regenerated through the Ayrshire Growth Deal. Three Towns Project Timeline Site Information Nursery Place (Regen 1e), Ardrossan (NAC) 6 units Site start: Autumn 2026 Expected completion: Autumn 2027 This Estate Based Regeneration Programme redevelopment will see six new affordable homes developed on the cleared Ardrossan site (formerly 12 flats). Grange Court, Stevenston (NAC) 6 units Site start: Autumn 2026 Expected completion: Autumn 2027 This Estate Based Regeneration Programme redevelopment will see 16 properties demolished near Stevenston town centre to be replaced with an estimated six new affordable homes. James Reid, Saltcoats (NAC) 46 units Site start: Summer 2027 Expected completion: Early 2029 The SHIP shadow programme project at the site of the former James Reid school and former Focus Centre will provide general needs, amenity, and homes suitable for wheelchair users. Issues with a culvert are impacting Scottish Water approval, options are being reviewed to resolve this matter. Regeneration Project 1d, Ardrossan (NAC) 36 units Site start: Early 2028 Expected completion: Winter 2029 The SHIP shadow programme project provides a regeneration opportunity for affordable homes, comprising general needs, amenity, and wheelchair user accommodation. Sharphill Phase 5, Saltcoats (CHA) 100 units Site start: Autumn 2028 Expected completion: Spring 2030 The next phase of the Sharphill site will deliver an additional 100 new homes, providing a mix of general needs, amenity, and wheelchair user homes. The scheme has been paused whilst the financial viability is assessed. Confidential Site 10, Ardrossan (CHA) 50 units Site start: Spring 2029 Expected completion: Winter 2030 This project has capacity for up to 50 homes and is confidential until site feasibility can be confirmed.
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Page 37 Project Timeline Site Information Parkend Gardens, Saltcoats (Link) 12 units Site start: Early 2029 Expected completion: Early 2030 This development is in close proximity to Saltcoats town centre and adjacent to the Council’s Kyleshill Court. It will deliver a mix of general needs, amenity and wheelchair accommodation. The financial viability of the scheme is currently being assessed. Guthrie Road, Saltcoats (NAC) 7 units Site start: Autumn 2029 Expected completion: Autumn 2030 This Estate Based Regeneration Programme redevelopment will see 18 properties demolished near Saltcoats town centre to be replaced with an estimated seven new affordable homes. North Coast Project Timeline Site Information Nelson Street, Largs (NAC) 3 units Site start: Winter 2025 Expected completion: Spring 2027 This site will see empty homes refurbished at the site which is in close proximity to Largs town centre. Garnock Valley Project Timeline Site Information Former Garnock Academy, Kilbirnie (NAC) 50 units Site start: 17 June 2024 Expected completion: Summer 2026 Work is underway at the site of the former Garnock Academy to deliver a mixture of general needs homes, amenity bungalows and homes suitable for wheelchair users. Arran Project Timeline Site Information Springbank, Brodick (Trust HA) 26 units Site start: Winter 2025 Expected completion: Autumn 2027 Trust Housing Association are exploring the viability of developing 26 homes at this Brodick site. This site was formerly known as Confidential Site 4. The access point for this development should be agreed with NAC Roads as the existing road network may not cope with the additional units.
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Page 38 Progress update The Council has made a commitment to develop 1,666 new homes by 2031. Good progress has been made towards achieving this target, with 975 new Council homes built as at 30 June 2025. The tables below detail the Council and its partners combined progress, with a total of 1,888 homes completed by 30 June 2025. Table 9: Social housing new build completions by locality and financial year Locality Pre 2020 to 2021 2020 to 2021 2021 to 2022 2022 to 2023 2023 to 2024 2024 to 2025 2025 to 30 June 2025 Total Arran 56 0 19 15 0 0 0 90 Garnock Valley 24 49 0 0 0 10 4 87 Irvine 361 0 83 35 113 18 13 623 Kilwinning 132 0 24 127 0 0 0 283 North Coast 169 0 141 29 12 26 0 377 Three Towns 210 28 105 16 30 37 2 428 Total Units 952 77 372 222 155 91 19 1,888 Table 10: Social housing new build completions by type House type General needs Amenity housing Sheltered housing Supported accommodation Wheelchair user Ground floor living (wheelchair user) Other adapted Other New Supply Shared Equity Total Units 1,025 364 251 62 95 57 10 8 16 1,888 Percentage 54.3% 19.3% 13.3% 3.3% 5.0% 3.0% 0.5% 0.4% 0.9% 100% It should be noted that 51 of the amenity, sheltered and supported accommodation units detailed above are suitable for wheelchair users. Arran Development Trust also secured funding from the Rural and Island Housing Fund to deliver 18 new affordable homes in Lamlash as detailed in table 11 below. Table 11: Community housing new build completions Project Locality Developer Tenure General Needs Other Total Units Completion Year Rowarden, Lamlash Arran Arran Development Trust Affordable private rent 18 0 18 2025 to 2026
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Page 39 Table 12: Council development by locality counted at site practical completion Completed North Ayrshire Council projects Locality General Needs Amenity Sheltered Supported Wheelchair User Ground Floor Living Other Total Units Completion year Copeland Crescent, Millport North Coast 0 11 0 0 1 0 0 12 2013 to 2014 Redstone Avenue, Kilwinning Kilwinning 37 3 0 0 2 4 0 46 2014 to 2015 John Galt PS, Irvine Irvine 64 10 0 0 6 0 0 80 2014 to 2015 Stevenston Institute, Largs North Coast 0 11 0 0 0 0 0 11 2015 to 2016 Dickson Drive, Irvine Irvine 6 2 0 0 0 0 0 8 2015 to 2016 Kiln Court, Irvine Irvine 0 0 16 0 0 0 0 16 2015 to 2016 Montgomery Court, Kilbirnie Garnock Valley 0 8 16 0 0 0 0 24 2016 to 2017 Fencedyke, Irvine Irvine 19 10 0 0 3 3 0 35 2017 to 2018 Glencairn House, Stevenston Three Towns 0 0 28 0 0 0 0 28 2018 to 2019 Canal Court, Saltcoats Three Towns 0 0 36 0 0 0 0 36 2018 to 2019 Ardrossan Road, Seamill North Coast 25 5 0 0 1 0 0 31 2019 to 2020 Dickson Drive, Irvine Irvine 14 3 0 0 4 3 0 24 2019 to 2020 Watt Court & Dalry Primary Garnock Valley 0 8 22 15 0 0 4 49 2020 to 2021 Dalrymple Place, Irvine Irvine 0 0 24 0 9 0 0 33 2021 to 2022 St Beya, Cumbrae North Coast 3 9 0 0 3 3 0 18 2021 to 2022 Springvale, Saltcoats Three Towns 6 2 0 0 2 4 0 14 2021 to 2022 Flatt Road, Largs North Coast 49 16 28 22 5 2 1 123 2021 to 2022 Towerlands, Irvine Irvine 20 12 0 0 5 13 0 50 2021 to 2022 Brathwic Terrace, Arran Arran 17 8 0 0 2 7 0 34 2022 to 2023 St Michael's Wynd, Kilwinning Kilwinning 34 2 24 10 2 6 1 79 2022 to 2023 St Colm's Place, Largs North Coast 0 0 29 0 0 0 0 29 2022 to 2023 Caley Court, Stevenston Three Towns 0 0 0 15 0 0 1 16 2022 to 2023 Harbourside, Irvine Irvine 24 10 28 0 4 4 1 71 2023 to 2024 Afton Court, Stevenston Three Towns 0 6 0 0 0 0 0 6 2023 to 2024 Largs Police Station North Coast 0 12 0 0 0 0 0 12 2023 to 2024 St Mary’s, Largs North Coast 14 12 0 0 0 0 0 26 2024 to 2025 Newhouse Drive, Kilbirnie Garnock Valley 4 3 0 0 0 0 0 7 2024 to 2025
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Page 40 Completed North Ayrshire Council projects Locality General Needs Amenity Sheltered Supported Wheelchair User Ground Floor Living Other Total Units Completion year Laburnum Avenue, Beith Garnock Valley 4 3 0 0 0 0 0 7 2025 to 2026 Stanecastle, Irvine Irvine 17 7* 3 4 31 2025 to 2026 James McFarlane, Ardrossan Three Towns 10 4 1 4 19 2025 to 2026 Total Locality 367 177 251 62 53 57 8 975 Completion Year *Three amenity units at Stanecastle were combined to create one large home suitable for wheelchair users. Table 13: Registered Social Landlord development by locality counted at site practical completion Completed Registered Social Landlord projects Locality General needs Amenity Wheelchair Other adapted NSSE Total units Completion Year Flatt Farm, Largs (CHA) North Coast 16 10 0 0 0 26 2013 to 2014 Vineburgh Phase 3, Irvine (CHA) Irvine 43 10 0 0 10 63 2013 to 2014 Jetty Road, Fairlie (CHA) North Coast 10 3 0 0 0 13 2014 to 2015 Benlister Road, Lamlash (Riverside) Arran 50 0 0 0 6 56 2014 to 2015 Vineburgh Phase 4, Irvine (CHA) Irvine 41 6 1 0 0 48 2014 to 2015 Pennyburn, Kilwinning (Riverside) Kilwinning 21 0 1 0 0 22 2015 to 2016 Waterside Street, Largs (CHA) North Coast 0 12 0 0 0 12 2015 to 2016 Seamore Street, Largs (CHA) North Coast 8 3 0 0 0 11 2016 to 2017 Ardrossan Harbour Phase 1 (CHA) Three Towns 55 13 2 0 0 70 2017 to 2018 New Street, Stevenston (CHA) Three Towns 7 7 0 0 0 14 2017 to 2018 Nelson Street, Largs (CHA) North Coast 7 5 2 0 0 14 2018 to 2019 Corsehillhead, Kilwinning (CHA) Kilwinning 57 5 2 0 0 64 2018 to 2019 Ardrossan Harbour Phase 2 (CHA) Three Towns 2 4 4 0 0 10 2018 to 2019 Sharphill Phase 3, Saltcoats (CHA) Three Towns 19 3 2 0 0 24 2018 to 2019 Stanley P.S., Ardrossan (CHA) Three Towns 24 2 2 0 0 28 2018 to 2019 Victoria Hotel, Largs (CHA) North Coast 0 12 0 0 0 12 2018 to 2019 Balnagowan, Skelmorlie (CHA) North Coast 25 0 2 0 0 27 2019 to 2020 Tarryholm Phase 1, Irvine (Riverside) Irvine 61 14 2 10 0 87 2019 to 2020 Ardoch Court, Stevenston (CHA) Three Towns 26 0 2 0 0 28 2020 to 2021 Corrie Crescent (Charitable Bond) (CHA) Three Towns 12 1 0 0 0 13 2021 to 2022
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Page 41 Completed Registered Social Landlord projects Locality General needs Amenity Wheelchair Other adapted NSSE Total units Completion Year Glebe, Saltcoats (CHA) Three Towns 0 0 2 0 0 2 2021 to 2022 Sharphill Phase 4, Saltcoats (CHA) Three Towns 65 5 6 0 0 76 2021 to 2022 West Byrehill, Kilwinning (CHA) Kilwinning 59 8 5 0 0 72 2022 to 2023 Tarryholm Phase 2, Irvine (Riverside) Irvine 32 40 5 0 0 77 2023 to 2024 Green Street, Saltcoats (CHA) Three Towns 0 23 1 0 0 24 2023 to 2024 Garven Road, Stevenston Three Towns 18 1 1 0 0 20 2024 to 2025 Total Locality 658 187 42 10 16 913 Completion Year
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Official-Protect# Strategic Housing Investment Plan 2026-2031 Pre 2026/27 2026/27 2027/28 2028/29 2029/30 2030/31 Pre 2026/27 2026/27 2027/28 2028/29 2029/30 2030/31 General Needs Amenity Supported W heelchair Ground Floor Living Gypsy / Travellers Newhouse Drive (Regen 1b) Kilbirnie X: 230940 Y: 653815 NAC - New Build 15 Jan 24 10 Dec 24 2023/24 - - £0 £0 £0 £0 £0 £0 Former St Mary's school Largs X: 220995 Y: 659630 NAC - New Build 15 Jan 24 19 Mar 25 2023/24 - - £0 £0 £0 £0 £0 £0 Stanecastle (Redev 11a) Irvine X: 234070 Y: 640150 NAC - New Build 25 Mar 24 22 Apr 25 2023/24 - - £0 £0 £0 £0 £0 £0 James McFarlane (Redev 8a) Ardrossan X: 223300 Y: 643345 NAC - New Build 25 Mar 24 26 May 25 2023/24 - - £0 £0 £0 £0 £0 £0 Laburnum Avenue (Regen 1a) Beith X: 234170 Y: 653640 NAC - New Build 15 Jan 24 27 May 25 2023/24 - - £0 £0 £0 £0 £0 £0 King's Arms (Regen 1c) Irvine X: 232090 Y: 638935 NAC - New Build 13 May 24 01 Apr 26 2023/24 - - £0 £0 £0 £0 £0 £0 Garnock Academy (Redev 9) Kilbirnie X: 231290 Y:654800 NAC - New Build 17 Jun 24 01 Jul 26 2023/24 - - £0 £0 £0 £0 £0 £0 Corrie Crescent cost overruns CHA - - - TBA £0 £0 £0 £0 £0 St Marys cost overruns NAC - - - TBA £0 £0 £0 £0 £0 2nd Hand & Empty Home Buy Backs ! ! NAC 65 Buy Back 01 Apr 24 30 Mar 30 2024/25 65 65 £2,647,000 65 £96,823 £600,000 £600,000 £600,000 £600,000 £150,177 £0 Ayrshire Central (Redev 12) Irvine X: 232105 Y: 640785 NAC 202 New Build 04 Nov 24 30 Nov 27 2024/25 202 202 £24,355,655 65 85 26 26 £6,593,404 £13,331,000 £4,431,251 £0 £0 £0 £0 Nelson Street Largs X: 220655 Y: 659595 NAC 3 Refurb 30 Oct 25 01 Apr 27 2025/26 3 3 £340,000 3 £52,923 £100,000 £187,078 £0 £0 £0 £0 Montgomerie Park Irvine X: 233060 Y: 641300 NAC 188 New Build 01 Jun 26 01 Jun 29 2026/27 188 188 £25,245,389 121 32 19 16 £4,579,235 £280,000 £6,654,000 £11,335,000 £2,397,153 £0 £0 Nursery Place (Regen 1e) Ardrossan X: 223735 Y: 642845 NAC 6 New Build 17 Aug 26 13 Aug 27 2026/27 6 6 £796,362 4 2 £0 £0 £250,000 £546,362 £0 £0 £0 Grange Court (Regen) Stevenston X: 226485 Y: 642150 NAC 6 New Build 19 Oct 26 15 Oct 27 2026/27 6 6 £823,563 6 £0 £0 £250,000 £573,563 £0 £0 £0 Fullarton Street (HF) Irvine X: 232050 Y: 638550 NAC 43 New Build 08 Feb 27 01 Apr 28 2026/27 43 43 £5,902,198 36 4 1 2 £0 £0 £500,000 £812,029 £4,590,169 £0 £0 St Michael's Phase 3 (NAC unallocated) Kilwinning X: 229300 Y: 643040 NAC 46 New Build 04 Oct 27 01 Apr 29 2027/28 46 46 £7,432,515 26 10 4 6 £623,879 £0 £0 £1,500,000 £5,000,000 £308,636 £0 Redburn Grove Irvine X: 231235 Y: 641420 NAC 16 New Build 10 Jan 28 31 Jan 30 2027/28 16 16 £3,521,000 16 £0 £0 £0 £200,000 £1,821,000 £1,500,000 £0 Bourtreehill Village (Redev 7) Irvine X: 234475 Y: 639220 NAC 32 New Build 02 Oct 28 21 Dec 29 2028/29 32 32 £4,630,312 24 6 1 1 £0 £0 £0 £0 £2,000,000 £2,630,312 £0 Guthrie Road Saltcoats X: 225290 Y: 641540 NAC 7 New Build 01 Oct 29 27 Sep 30 2029/30 7 7 £1,031,645 7 £0 £0 £0 £0 £0 £650,000 £381,645 Cairn Buy Back Programme ! ! Cairn 2 Buy Back 01 Apr 24 31 Mar 26 2025/26 2 2 £80,000 2 £40,000 £40,000 £0 £0 £0 £0 £0 Redburn Place (Confidential site 1) Irvine TBA Cairn 9 New Build 01 Oct 25 31 Oct 26 2025/26 9 9 £1,604,370 6 3 £0 £200,000 £1,404,370 £0 £0 £0 £0 Garven Road (Confidential Site 8) Stevenston X: 227180 Y: 641075 CHA - New Build 25 Sep 23 01 Oct 24 2023/24 £3,200,000 £3,200,000 £0 £0 £0 £0 £0 £0 CHA Buy Back Programme ! ! CHA 6 Buy Back 01 Nov 23 31 Mar 30 2023/24 6 6 £240,000 6 £0 £40,000 £40,000 £80,000 £40,000 £40,000 £0 Gottries Road (Harbour Road) Irvine X: 231400 Y: 638253 CHA 30 New Build 01 Apr 26 30 Apr 27 2026/27 30 30 £4,200,000 5 24 1 £0 £0 £4,200,000 £0 £0 £0 £0 Confidential Site 12 (CHA unallocated) Kilwinning TBA CHA 25 New Build 01 Oct 26 31 Oct 27 2026/27 25 25 £4,000,000 20 2 2 1 £0 £0 £4,000,000 £0 £0 £0 £0 Riverside Buy Back Programme Kilwinning ! Riverside 15 Buy Back 01 Apr 23 01 Mar 27 2023/24 15 15 £1,280,000 15 £80,000 £400,000 £400,000 £400,000 £0 £0 £0 Springbank (Confidential site 4) ₳ Arran X: 202088 Y: 635639 Trust 26 New Build 01 Dec 25 30 Sep 27 2025/26 26 26 £5,900,000 26 £0 £1,900,000 £4,000,000 £0 £0 £0 £0 Trust Buy Back Programme Arran ! Trust 14 Buy Back 01 Nov 23 31 Mar 29 2023/24 14 14 £2,356,250 14 £196,250 £360,000 £360,000 £360,000 £360,000 £360,000 £360,000 741 342 298 62 32 7 0 2 24 298 57 353 7 £99,586,260 451 168 0 54 52 16 £15,462,513 £17,251,000 £27,276,699 £16,406,954 £16,808,323 £5,639,125 £741,645 SHIP Shadow Programme 2026-2031 Pre 2026/27 2026/27 2027/28 2028/29 2029/30 2030/31 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 General Needs Amenity Supported W heelchair Ground Floor Living Gypsy / Travellers Corsehillhead Kilwinning X: 231315 Y: 643095 NAC 7 New Build 01 Jul 27 01 Aug 28 2027/28 7 7 £1,977,261 5 2 £202,654 £0 £0 £900,000 £874,607 £0 £0 James Reid & FC (Redev 8b) Saltcoats X: 225511 Y: 642690 NAC 46 New Build 01 Jul 27 01 Jan 29 2027/28 46 46 £7,664,855 26 11 4 5 £829,748 £0 £0 £3,000,000 £3,835,107 £0 £0 Regeneration Project 1d Ardrossan TBA NAC 36 New Build 01 Jan 28 31 Oct 29 2027/28 36 36 £7,614,569 20 5 11 £0 £0 £0 £750,000 £3,733,812 £3,130,757 £0 Confidential Site 3 Kilwinning TBA Cairn - - - - - £0 - £0 £0 £0 £0 £0 £0 £0 Bank Street (111) Irvine X: 232720 Y: 639260 CHA 16 New Build 01 Apr 27 30 Apr 28 2027/28 16 16 £2,560,000 16 £0 £0 £0 £1,750,000 £810,000 £0 £0 Sharphill (Ph 5) Saltcoats X: 225351 Y: 643409 CHA 100 New Build 01 Oct 28 01 Mar 30 2028/29 100 100 £14,800,000 78 17 5 £1,277,000 £0 £0 £2,000,000 £5,000,000 £6,523,000 £0 Confidential Site 10 Ardrossan TBA CHA 50 New Build 01 Apr 29 31 Oct 30 2029/30 50 50 £8,000,000 45 3 2 £0 £0 £0 £0 £0 £8,000,000 £0 Parkend Gardens Saltcoats X: 225165 Y: 641130 Link 12 New Build 10 Jan 29 10 Jan 30 2028/29 12 12 £1,909,931 8 3 1 £83,625 £0 £0 £0 £100,000 £1,726,306 £0 Regeneration Project 3 Kilwinning TBA Riverside 30 New Build 01 Apr 29 01 Mar 31 2029/30 30 30 £2,833,680 24 3 1 2 £0 £0 £0 £0 £0 £2,833,680 £0 297 0 0 105 112 80 0 0 0 0 69 148 80 £47,360,296 222 44 0 13 18 0 £2,393,027 £0 £0 £8,400,000 £14,353,526 £22,213,743 £0 ₳ The access point for this development should be agreed with NAC Roads as the existing road network may not cope with the additional units SHIP 2025 - 2030 New sites added to the SHIP 2026 - 2031 Confidential Sites Sites removed from SHIP 2025 - 2030 Estimated SHIP Spend 2030/31 Estimated SHIP Spend 2029/30 Estimated SHIP Spend 2028/29 Estimated SHIP Spend 2030/31 Estimated SHIP Spend 2027/28 Estimated SHIP Spend 2028/29 Estimated SHIP Spend 2029/30 Estimated SHIP Spend 2027/28 Estimated SHIP Spend 2025/26 House Types Pre 2025/26 Spend Scottish Government Grant Type Estimated Site Start Estimated Practical Completion Site Coordinates UnitsSite Coordinates DeveloperSite Town Site Starts Site Completions Scottish Government Grant Type Estimated SHIP Spend 2026/27 Estimated Site Start Estimated Practical Completion Estimated SHIP Spend 2025/26 House Types Pre 2025/26 Spend SHIP Approval Year Estimated SHIP Spend 2026/27 Site Town Developer Units SHIP Approval Year Site Starts Site Completions #Official-Protect