Strategic Housing Invesment Plan 2025-2030
North Ayrshire Council · 3 December 2024
Back to Cabinet — 3 December 2024 and its agenda
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NORTH AYRSHIRE COUNCIL 03 December 2024 Cabinet Title: Strategic Housing Investment Plan 2025 – 2030 Purpose: To seek Cabinet approval of the Strategic Housing Investment Plan 2025 – 2030 Recommendation: That Cabinet: (i) approves the Strategic Housing Investment Plan 2025-2030 at Appendix 1 for submission to 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. 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 2024 – 2029, delivery of 26 new homes at St Mary’s, Largs, and a Buy Back programme to support Ukrainian Displaced People in November 2023. The reports made a combined commitment for the Council and its partners to deliver 1,368 new affordable homes by March 2029, supported by anticipated £130m Scottish Government grant funding from April 2023 to March 2029. A total of 78 new build homes and 42 buybacks were completed during 2023/24 from the 1,368 target. 1.3 In May 2024, the Council was advised of a reduction to the 2024/25 funding Resource Planning Assumption (RPA), and of an expectation that the funding would reduce in future financial years. For strategic planning purposes, the Council was advised that the level of funding that the government can legally commit to, for the current and three future financial years (April 2024 to March 2028), is £33.264m. In September 2024, the 2024/25 RPA was increased by £0.293m to be utilised to acquire housing (new build or off the shelf) and / or to bring long term voids back into use to address temporary accommodation pressures, revising the legal commitment value to £33.557m. 1.4 Officers have been advised to assume funding for the Strategic Housing Investment Plan 2025-2030 at £11.880m per annum from April 2025 to March 2030. The draft SHIP is
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therefore based on projected Scottish Government grant funding of £71.573m for the Council and its partner landlords for the six years from April 2024 to March 2030. 1.5 The Council and its partners have legally agreed funding commitments totalling £32.876m to date. When deducted from the current £33.557m maximum legal commitment available this results in a balance of £0.681m uncommitted funding. 1.6 The amount of funding that the government can legally commit to will increase if: • the Council is successful in obtaining additional funding from the £40m unallocated grant allowance for local authorities during 2025/26. • the Council is able to claim funding from slippage in other local authority areas. • the RPA award for 2025/26 is above the current £9.504m legal commitment. 1.7 Due to the funding reductions, existing projects have had to be prioritised based upon housing need, deliverability, strategic alignment, 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, due to the current lack of funding, have been moved to a shadow programme which will be accelerated, subject to Cabinet approval, should slippage occur in the main programme, or if additional funding becomes available. 1.8 To increase capacity, and as one of the sites is currently in use, the following projects have been removed from the programme: • Refurbishment project 8 (2 units), North Ayrshire Council • Glebe Place, Saltcoats (8 units), North Ayrshire Council (currently in use) • Unallocated block (67 units), Cunninghame Housing Association 1.9 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, compared to the level of grant funding available to offset these pressures. 1.10 The Council projects detailed within the main programme represent Council investment of £173.644m, supported by £80.550m Scottish Government Grant. Following the review of the SHIP, an estimated additional £9.171m is required beyond the funding allocated in the latest HRA 30-year Business Plan, which is expected to be addressed by an estimated additional £12.524m in grant funding for the Council projects within the main programme. The Council projects in the prioritised SHIP have grant funding assumed at benchmark rates inflated to the site start date at an assumed 3.1% per annum. The funding variances are considered within the current review of the HRA Business Plan, prior to it being presented to Council in February 2025 as part of the 2025/26 HRA budget and rent setting. 1.11 The Council projects within the shadow programme represent Council investment of £41.289m, supported by £23.802m 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 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 2025/26 HRA budget and rent setting.
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1.12 The Council has delivered 897 new build homes (as at 11 November 2024) against its 1,641 unit target, with 744 homes still to be completed. The amendments to the SHIP revise the Council’s cumulative new build development target to 1,643 units. 1.13 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. 1.14 The draft Strategic Housing Investment Plan 2025 - 2030 aims to secure investment in a total of 1,143 properties, 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 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 2024 – 2029 on 7 November 2023 which made a commitment for the Council and its partners to deliver 1,302 new homes, on the assumption that this would be supported by £124m Scottish Government grant funding. Cabinet also approved the development of 26 new homes on the former St Mary’s school site, supported by £4m Scottish Government grant funding, and the acquisition of up to 40 properties supported by £2m grant to accommodate Ukrainian Displaced People for three years. 2.3 The reports made a combined commitment for the Council and its partners to deliver 1,368 new affordable homes by March 2029, supported by £130m Scottish Government grant funding for the six years from April 2023 to March 2029. 2.4 In accordance with Scottish Government guidance, the Council has historically over- committed the funding within the Strategic Housing Investment Plan by approximately 25% to ensure that the full grant allocation is spent, and to provide the opportunity for North Ayrshire to absorb slippage from other local authority areas. 2.5 A total of 78 new build homes were completed during 2023/24 towards the 1,368 target. This comprises Cunninghame Housing Association’s 24 homes at Green Street, Saltcoats, and for the Council, the remaining 36 homes at Irvine Harbourside, six bungalows at Afton Court, Stevenston, and 12 amenity flats at the former Largs Police Station.
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2.6 The Council and its partners acquired 42 buybacks during 2023/24. The Council purchased 33 homes for Ukrainian households and five homes for the Council’s buyback programme. Riverside Scotland bought back two homes in Kilwinning and Trust Housing Association acquired two homes on Arran. Resource Planning Assumption 2.7 The Council was advised of a reduction to the 2024/25 funding Resource Planning Assumption (RPA) in May 2024. The Council was also advised of an expectation that the funding would reduce in future financial years. The Scottish Government committed to providing North Ayrshire Council and its registered social landlord partners with grant funding of £11.880m from April 2024 to March 2025 and advised the amount of funding which could be legally committed for April 2025 to March 2028 is: • 80% of £11.880m for 2025/26 (£9.504m). • 60% of £11.880m for 2026/27 (£7.128m). • 40% of £11.880m for 2027/28 (£4.752m). 2.8 In September 2024, the Council was advised of a £0.293m increase to the 2024/25 Resource Planning Assumption, revising it to £12.173m. This funding is allocated from a £40m fund for local authorities during 2024/25 to address temporary accommodation pressures. The £0.293m should be directed towards acquisitions to help address temporary accommodation pressures or, where appropriate, to bring long term voids back into use. Acquisitions can either be existing properties or new build properties ‘off the shelf’. There is a further £40m fund to be distributed to local authorities during 2025/26, the allocation of which is still awaited. 2.9 For strategic planning purposes, the level of funding that the government can currently legally commit to from April 2024 to March 2028 is therefore £33.557m as illustrated in Table 1 below. Table 1: Government grant funding which can be legally committed by financial year Financial year Maximum legal commitment 2024/25 £12.173m 2025/26 £9.504m 2026/27 £7.128m 2027/28 £4.752m Total £33.557m 2.10 The Council and its registered social landlord partners have offers of grant funding totalling £44.245m (as at 1 October 2024) to deliver 369 units for the four year period as detailed within Table 2 below. A total of £11.369m of this funding had been claimed as at 31 March 2024, leaving a £32.876m balance still to be claimed. Table 2: SHIP projects with committed Scottish Government grant funding. Site Units Scottish Government Grant (£m) Pre 2024/25 Spend (£m) Future Spend (£m) Laburnum Avenue, Beith (NAC) 7 £0.700 £0.621 £0.079 Newhouse Drive, Kilbirnie (NAC) 7 £0.699 £0.620 £0.079
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St Mary's, Largs (NAC) 26 £3.977 £2.458 £1.519 James McFarlane, Ardrossan (NAC) 19 £1.993 £0.801 £1.192 Stanecastle, Irvine (NAC) 31 £3.204 £1.082 £2.122 King's Arms, Irvine (NAC) 6 £0.769 £0.313 £0.456 Garnock Academy, Kilbirnie (NAC) 50 £5.307 £0.530 £4.777 Ayrshire Central, Irvine (NAC) 202 £24.356 £2.253 £22.103 Garven Road, Stevenston (CHA) 20 £3.200 £2.691 £0.509 Riverside Buy Back Programme 1 £0.040 £0.000 £0.040 Total 369 £44.245 £11.369 £32.876 2.11 Deducting the £32.876m required from the £33.557m maximum legal commitment available leaves a balance of £0.681m uncommitted funding. As set out at 2.8 above, £0.293m should be committed to address temporary accommodation pressures, resulting in £0.388m uncommitted funding for the remaining projects within the Strategic Housing Investment Plan. 2.12 Officers have been advised to assume funding for the Strategic Housing Investment Plan 2025-2030 at £11.880m per annum for the five years from April 2025 to March 2030. The draft Strategic Housing Investment Plan is therefore based on projected Scottish Government grant funding of £71.573m for the Council and its partner landlords for the six years from April 2024 to March 2030 as illustrated in Table 3 below. Table 3: Resource Planning Assumption and maximum legal commitment per annum (£m) 2024/25 2056/26 2026/27 2027/28 2028/29 2029/30 Total (£m) Resource Planning Assumption £12.173 £11.880 £11.880 £11.880 £11.880 £11.880 £71.573 Maximum legal commitment £12.173 £9.504 £7.128 £4.752 £0.000 £0.000 £33.557 2.13 In summary, whilst the Council’s assumed financial envelope for the period is £71.573m, the amount of funding that the government can currently commit to legally is £33.557m. This means that applications for funding beyond the £0.681m uncommitted funding balance cannot be approved until further funding becomes available, which, in time, could delay development. Preparing the Strategic Housing Investment Plan 2025 - 2030 2.14 Due to the funding reductions, the existing SHIP projects have been prioritised based upon housing need, deliverability, strategic alignment, value for money, and their impact upon community regeneration to align to the grant funding envelope anticipated to be available. Projects which cannot be supported in the main programme, due to the current lack of funding, have been moved to a shadow programme which will 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. 2.15 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
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therefore been prioritised within the Strategic Housing Investment Plan. 2.16 The projects which have been prioritised in the main programme, which do not already have an offer of grant as set out within Table 2 above, are detailed in Table 4 below alongside the rationalisation for their prioritisation. The Council projects in the prioritised SHIP have grant funding assumed at benchmark rates inflated to the site start date at an assumed 3.1% per annum. Table 4: Projects prioritised in the main SHIP programme Site Units Estimated Site Start Grant funding (£m) Pre 2024/25 Grant Spend (£m) Future Grant Spend (£m) Council funding (£m) Rationale for prioritisation Nelson Street, Largs (NAC) 3 Apr 2025 £0.171 £0 £0.171 £0.461 These homes are currently empty and require investment to be brought back into effective use Montgomerie Park, Irvine (NAC) 188 Mar 2026 £24.822 £4.579 £20.243 £29.285 Significant level of grant claimed to date in relation to site acquisition and ground consolidation costs. Site forms part of compensatory provision for the demolition of high flats. Site contributes to wider Masterplan area and school roll. Nursery Place, Ardrossan (NAC) 6 Apr 2026 £0.796 £0 £0.796 £0.962 The existing flatted accommodation is being vacated and the blocks are scheduled for demolition. The schemes require a low level of investment making them a good fit to absorb slippage. Grange Court, Stevenston (NAC) 6 Apr 2026 £0.824 £0 £0.824 £0.683 Fullarton Street, Irvine (NAC) 43 Jul 2026 £5.902 £0 £5.902 £7.051 The high flats have been demolished and the development will contribute to stock replacement and regenerate the vacant site which is in a prominent location. Bourtreehill Village, Irvine (NAC) 32 Aug 2028 £4.630 £0 £4.630 £5.294 Crofthead Court has been vacated and is scheduled for demolition. The site is part of a wider area regeneration. Springbank, Arran (Trust) 26 Dec 2025 £5.000 £0 £5.000 Arran development has been long standing in the SHIP and the site contributes to addressing housing need on the island. Council Buy Backs 60 Apr 2024 £2.400 £0 £2.400 £3.403 The acquisition of market housing & empty homes can assist with housing management & maintenance issues & increase housing available for social rent. Cairn Buy Backs 2 Apr 2024 £0.085 £0 £0.085 CHA Buy Backs 6 Nov 2023 £0.240 £0 £0.240 Riverside Buy Backs 14 Apr 2023 £1.328 £0.080 £1.248 Trust Buy Backs 6 Nov 2023 £0.600 £0.196 £0.404
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Total 392 £46.798 £4.855 £41.943 £47.139 2.17 Deducting the £32.876m legally committed sites and £41.943m sites prioritised within the SHIP from the £71.573m projected grant funding leaves a balance of (£3.246m) for the sites within the SHIP shadow programme. 2.18 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 2025-26 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 5 below. 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. Table 5: Projects in the SHIP shadow programme Site Units Estimated Site Start Grant Funding (£m) Pre 2024/25 Spend (£m) Future Spend (£m) Comments / constraints / current challenges Corsehillhead, Kilwinning (NAC) 7 Jul 2027 £1.908 £0.203 £1.705 Options appraisal required for financial viability. James Reid, Saltcoats (NAC) 46 Jul 2027 £7.215 £0.830 £6.385 Culvert issues are preventing Scottish Water approval. St Michael’s P3, Kilwinning (NAC) 46 Oct 2027 £7.433 £0 £7.433 Site replaces the unallocated regeneration block. Regeneration 1d, Ardrossan (NAC) 36 Jan 2028 £7.246 £0 £7.246 Awaiting confirmation of site availability. Redburn Place (Confidential site 1), Irvine (Cairn) 10 Oct 2025 £1.800 £0 £1.800 Planning consent required. Confidential site 3, Kilwinning (Cairn) 4 Apr 2027 £0.407 £0 £0.407 Planning consent and land acquisition required. Confidential site 12, Kilwinning (CHA) 25 Apr 2026 £4.000 £0 £4.000 Site replaces part of CHA unallocated block. Bank Street (111), Irvine (CHA) 16 Apr 2027 £2.560 £0 £2.560 Proposals to be agreed with CHA. Sharphill (Ph 5), Saltcoats (CHA) 100 Oct 2028 £14.800 £1.277 £13.523 Financial viability assessment required. Confidential site 10, Ardrossan (CHA) 50 Apr 2029 £8.000 £0 £8.000 Land acquisition and site feasibility assessment required. Parkend Gardens, Saltcoats (Link) 12 Jan 2029 £1.910 £0.083 £1.827 Financial feasibility review is ongoing. Regeneration 3, Kilwinning (Riverside) 30 Apr 2028 £2.834 £0 £2.834 Location to be finalised. Total 382 £60.113 £2.393 £57.720 2.19 It should be noted that the amount of funding that the government can legally commit to
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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 £9.504m legal commitment. • the Council is successful in obtaining additional funding from the £40m unallocated grant allowance for local authorities during 2025/26. 2.20 The financial and / or technical feasibility is still being reviewed for a number of the sites within the SHIP. Alternative funding and delivery models 2.21 The Strategic Housing Investment Plan is not the only funding mechanism being explored to deliver new build or acquired affordable housing. 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 governments 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. As part of the annual rent consultation an option has been included to consider an additional 1% increase to support an increased provision of Council housing. Amendments to the SHIP 2.22 In order to increase capacity within the SHIP, and as one of the sites is currently in use, the projects listed below have been removed from the programme: • The Council’s 2 unit refurbishment project 8 (£0.114m) • The Council’s 8 unit Glebe Place, Saltcoats project (£0.836m) • 67 units from Cunninghame Housing Association’s unallocated block (£10.720m) 2.23 An options appraisal determined that refurbishment project 8 would not represent value for money and therefore the site was not acquired. The Glebe Place, Saltcoats homes, which were previously scheduled for demolition, are currently occupied following refurbishment, the options for the site will be considered when the properties become void. Cunninghame Housing Association has retained 25 units from its unallocated block for a scheme in Kilwinning. There are no other schemes associated with the remaining 67 units which have been removed to aid overall affordability of the programme based on current funding assumptions. 2.24 The following amendments have also been made to the Strategic Housing Investment Plan: • The Council’s Montgomerie Park, Irvine site has been reduced from 189 to 188 units due to site constraints. The one excess unit has been moved to the unallocated regeneration block. • The Council’s Fullarton site has been reduced from 62 units to 43 units due to site restrictions associated with flood risk. The 19 excess units have been moved to the unallocated regeneration block.
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• The Council’s James Reid site has been reduced from 47 units to 46 units due to site constraints. The one excess unit has been moved to the unallocated regeneration block. • The eight units associated with the Council’s Glebe Place, Saltcoats project have been moved to the unallocated regeneration block as the site has been removed from the plan. • The Council’s unallocated regeneration block has been increased from 15 units to 44 units, utilising the 29 units reallocated from the four sites above. • A site has been identified for the Council’s unallocated units which will complete the final phase of the former St Michael’s Academy in Kilwinning. The site can provide 46 units, and as grant has been assumed at a rate which will deliver the site with no impact to the HRA 30 year business plan, the additional two units have also been included within the SHIP shadow programme. 2.25 The Scottish Government benchmark grant rates are subject to annual inflation in line with the Scottish Social Housing Tender Price Index. 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, compared to the level of grant funding available to offset these pressures. The government has advised the Council and its partners that there is flexibility within the grant award assessments and to 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 sites 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 2.26 The Council and its partners have delivered 1,778 new build homes since April 2013. . 2.27 The approval of the Strategic Housing Investment Plan 2024 – 2029 revised the Council’s new build completion target to 1,615 units. The addition of the 26 units at the former St Mary’s site in Largs further revised the target to 1,641 units. The Council had delivered 885 new build homes to 31 March 2024, with 756 homes still to be completed. A further 12 homes have been completed at Newhouse Drive, Kilbirnie (three homes) and St Mary’s, Largs (nine homes) as at 11 November 2024 leaving 744 homes still to be completed. 2.28 The Council’s new build development target has been increased to 1,643 units from 1,641 units following the addition of the third phase St Michael’s Wynd site, which replaced the unallocated regeneration block. 2.29 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. 2.30 As reported to Cabinet on 7 November 2023, due to past successes in accelerating projects and claiming additional funding year upon year, alongside slippage in some projects, North Ayrshire was unable to claim the Resource Planning Assumption for the 2023/24 financial year. The Council claimed an estimated total of £10.234m against the
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Resource Planning Assumption of £15.648m for the year (this value will be confirmed when the Scottish Government out-turn report is published later this year). This value is £0.441m higher than the spend estimate reported to Cabinet in November 2023. 2.31 As previously reported, the Council and its partners claimed an additional £19.165m towards affordable housing in the area from slippage in other local authority areas in the six years from April 2016 to March 2022. The slippage during 2022/23 and 2023/24 therefore results in a cumulative over-claim of £2.361m against the Resource Planning Assumption for the period. Slippage was experienced at a number of Council developments due to redesign works required as a result of regulatory changes and assessment of zero direct emissions heating systems options. Housing demand 2.32 Housing demand figures were obtained from the North Ayrshire Housing Register during June 2024, there were 3,575 applicants with an assessed housing need. 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. 2.33 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. The Task Force has developed an action plan to address any identified housing issues on the island. 2.34 No demand issues have been identified in relation to accommodation for gypsy / travellers. Following consultation with current tenants at Redburn Grove, Irvine in April 2023, future improvement proposals for the site are being developed and costed, reflecting feedback gathered in relation to their preferences for future housing. A business case is being developed which will include all available funding streams and a full options appraisal for the site, including the potential to transfer the site from the General Fund to the Housing Revenue Account. Proposed housing delivery Arran, 163, 5% Cumbrae (part of North Coast), 33, 1% Garnock Valley, 328, 9% Irvine, 1366, 38% Kilwinning, 494, 14% North Coast, 339, 9% Three Towns, 852, 24% Chart 1: Proportionate demand for social housing by locality
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2.35 The Council and its registered social landlord partners aim to provide a total of 1,143 new affordable homes across the six localities in the draft plan. The anticipated house types to be delivered by locality are noted in Table 6 below. The 83 units noted as ‘TBA’ are the buybacks being progressed by four developing organisations. Table 6: 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 36 263 31 17 66 60 473 747 Family RSL 32 0 22 48 0 149 23 274 Amenity NAC 0 19 140 12 12 22 0 205 236 Amenity RSL 0 0 2 5 0 24 0 31 Sheltered NAC 0 0 0 0 0 0 0 0 0 Sheltered RSL 0 0 0 0 0 0 0 0 W/chair NAC 0 9 99 10 0 25 0 143 160 W/chair RSL 0 0 2 6 0 9 0 17 Total All 32 64 528 112 29 295 83 1,143 Total NAC 0 64 502 53 29 113 60 821 Total RSL 32 0 26 59 0 182 23 322 2.36 The Council and its registered social landlord partners completed and planned developments are noted by locality alongside housing demand in Table 7 below. Table 7: Housing demand and completed and planned development Arran Garnock Valley Irvine Kilwinning North coast Three Towns TBA Total Demand at June 2024 163 328 1366 494 372 852 0 3,575 Complete at March 2024 90 73 592 283 351 389 0 1,778 Planned 32 64 528 112 29 295 83 1,143 Total (complete plus planned) 122 137 1,120 395 380 684 83 2,921 *It should be noted that, in addition to the above RSL and NAC plans, Arran Development Trust will deliver 18 new affordable homes in Lamlash, Arran. 2.37 Chart 2 plots Strategic Housing Investment Plan completions against the net stock gain. The 'net gain' column indicates the additional homes available per locality following completion of the developments, minus the strategic demolitions set out in the plan. It also illustrates proportionate demand from the housing register as at June 2024 and historic new build completions from April 2013 to March 2024. Please note that proportionate
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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 2: Completions, net gain, proportionate demand and historic completions 2.38 If any project becomes 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. 2.39 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. Spending on projects within the shadow programme or the additional of any new projects will require Cabinet approval. 2.40 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. 2.41 In terms of ongoing governance, senior officers monitor the progress of the new build programme monthly through the Strategic Housing Investment Plan project board. 0 200 400 600 800 1000 1200 1400 Irvine Kilwinning 3 Towns North Coast Garnock Valley Arran TBA SHIP Completions 2013 - March 2024 SHIP Completions April 2024 - March 2030 Net Gain 2013-2030 Proportionate Demand from NAHR
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Strategic Priorities 2.42 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 priorities, including: • Children’s rights and wellbeing • 20-minute neighbourhoods to allow people to meet their needs locally, where feasible • Regeneration, including town centre and estate based regeneration • Green space provision for tenants • Investment in island communities • Refugee resettlement programme • Sustainability, affordable warmth and zero emissions • Specialist accommodation delivery to support residents to live independently • Bringing empty homes back into use SHIP impact on North Ayrshire school capacity 2.43 Experience at other sites 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 developments to ensure any impact upon school capacity can be addressed or mitigated. SHIP Investment 2.44 The draft Strategic Housing Investment Plan (SHIP) 2025 - 2030 is based on future projected Scottish Government grant funding provision of £132.538m for the Council and its partner landlords from April 2024 to March 2030. 2.45 The Council projects detailed within the main programme represent Council investment of £173.644m, supported by £80.550m Scottish Government Grant. Following the review of the SHIP, an estimated additional £9.171m is required beyond the funding allocated in the latest HRA 30-year Business Plan, which is expected to be addressed by an estimated additional £12.524m in grant funding for the Council projects within the main programme. The £9.171m funding requirement comprises increased budget estimates due to delays associated with grant funding reductions, and budget adjustments required to align with revised project timelines. The funding variances are considered within the current review of the HRA Business Plan, prior to it being presented to Council in February 2025 as part of the 2025/26 HRA budget and rent setting. 2.46 The Council projects within the SHIP shadow programme represent Council investment of £41.289m, supported by £23.802m Scottish Government Grant. The grant funding rates for the Council projects in the SHIP shadow programme are £4.708m higher than the estimated benchmark rates inflated to their anticipated site start date, at an assumed 3.1% per annum. 2.47 As noted at 2.25 above, in accordance with Scottish Government guidance, the Council will seek grant funding above benchmark levels to offset any funding shortfall, on a site-
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by-site basis, as required. 3. Proposals 3.1 It is proposed that Cabinet (i) approves the Strategic Housing Investment Plan 2025- 2030 at Appendix 1 for submission to 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 2025-2030 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 £164.473m 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 £9.171m is required to support the Council’s developments set out within the main SHIP 2025- 2030, which is expected to be addressed by an estimated additional grant income of £12.524m. The funding variances and the removal of the Council projects in the SHIP shadow programme are considered within the current review of the HRA Business Plan prior to it being presented to Council in February 2025 as part of the 2025-26 HRA Budget and rent setting. The projects within the SHIP shadow programme are anticipated to require estimated funding of £41.289m, inclusive of £23.802m 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
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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. Key Priorities 4.6 The provision of new affordable housing supports the Council Plan strategic priorities: ‘Wellbeing’; ‘Climate Change’; ‘A Sustainable Council’: and ‘Communities and Local Democracy’. 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.
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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 Fiona Ellis, Senior Manager, Housing Strategy and Development, on 01294 324031. Background Papers Local Housing Strategy 2023 – 2028
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Page 1 North Ayrshire Council Strategic Housing Investment Plan 2025 to 2030
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Page 2 Contents Contents.................................................................................................................................................................................................................... 2 Introduction ............................................................................................................................................................................................................ 4 Strategic Policy Context ..................................................................................................................................................................................... 5 Equalities ........................................................................................................................................................................................................... 6 Childrens rights and wellbeing ........................................................................................................................................................................... 6 Environment ....................................................................................................................................................................................................... 7 Collaboration ...................................................................................................................................................................................................... 7 Investment Priorities .............................................................................................................................................................................................. 8 More homes at the heart of great places ........................................................................................................................................................... 8 Affordability and choice .................................................................................................................................................................................... 11 Affordable warmth and zero emissions ............................................................................................................................................................ 20 Improving the quality of our homes .................................................................................................................................................................. 21 Prioritising projects .......................................................................................................................................................................................... 25 SHIP funding streams .......................................................................................................................................................................................... 25 Affordable housing supply programmes ........................................................................................................................................................... 25 Reserves and balances ................................................................................................................................................................................... 26 Borrowing ......................................................................................................................................................................................................... 26
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Page 3 Affordable housing policy developer contribution ............................................................................................................................................. 26 Other funding sources ...................................................................................................................................................................................... 27 Council tax on second and empty homes ........................................................................................................................................................ 27 Planning and other regulatory matters ................................................................................................................................................................ 28 Delivery risks ....................................................................................................................................................................................................... 29 Amendments or additions to the plan .................................................................................................................................................................. 29 Development projects .......................................................................................................................................................................................... 30 Irvine & Kilwinning ........................................................................................................................................................................................... 30 Three Towns .................................................................................................................................................................................................... 31 North Coast ...................................................................................................................................................................................................... 32 Garnock Valley ................................................................................................................................................................................................. 32 Arran ................................................................................................................................................................................................................ 33 Progress update .................................................................................................................................................................................................. 34
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Page 4 Introduction The Strategic Housing Investment Plan 2025-2030 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 deliver these priorities. 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, helping to regenerate the area, providing sustainable housing solutions which help to address fuel poverty and support educational attainment, and supporting the ageing population and people with accessible housing and particular needs to live more independently. The Council and its registered social landlord partners have experienced significant affordability challenges and pressures. The rate of inflation, cost of borrowing, and rising material costs have significantly impacted upon construction costs and project viability. The recent reductions to the Affordable Housing Supply Programme has further compounded these issues and meant that some schemes have had to be removed from the programme, with other sites moved to a shadow programme to manage priorities within the currently anticipated grant funding envelope. Increasing standards and emerging legislation also impact upon project costs and timelines as options appraisals and financial modelling are required prior to implementation. For example, the cost to tenants and future maintenance and replacement costs of zero direct emissions systems had to be reviewed with solutions considered on a site-by-site basis to ensure that they were affordable to install and for tenants to utilise. The Council’s standard house types had to be revised to accommodate new equipment to support the heating systems. Further implications are likely to be experienced as Housing for Varying Needs and Building Standards are revised to enhance accessibility and adaptability of housing stock. These changes are likely to impact upon the Council’s standard house types and construction costs. Development is not the only policy intervention being explored by the Council. It would be very difficult for the Council and its partners to meet housing need only through investment in new homes. Work to maintain and improve the condition of existing social housing stock, provide aids and adaptations and improve the private rented sector are all intended to address 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 to increase affordable housing in the area and contribute to wider regeneration and estate management.
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Page 5 Strategic Policy Context Housing to 2040, Scotland’s first 20-year 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 to support local authorities’ Local Housing Strategies. The Scottish Government allocated Resource Planning Assumptions for the full five-year period of the current parliament to deliver the ambitious affordable homes target set out in Housing to 2040. In May 2024, the Council was advised of reductions to the previously committed Resource Planning Assumptions which has had implications particularly for larger projects which require an up-front funding commitment. The impact of the funding reduction has been considered through the preparation of the Strategic Housing Investment Plan 2025-2030. The Council’s Cabinet approved the latest Local Housing Strategy 2023-28 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.
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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. 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. Childrens rights and wellbeing The North Ayrshire Child Poverty Action Plan 2023 notes that North Ayrshire has the second highest level of child poverty of any area in Scotland. Access to good quality and affordable housing is a key asset in addressing child poverty, and poverty overall. Research undertaken by Shelter suggests children can benefit from improved cognitive development and a reduction in behavioural issues through living in a more attractive, warmer, and better ventilated environment. All new build Council family homes have study space and private gardens.
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Page 7 Environment A Strategic Environmental Assessment pre-screening questionnaire 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 below have influenced the final programme. Local registered social landlord partners, including ANCHO, Cairn, Cunninghame Housing Association, Link Group Ltd, Riverside Scotland and Trust Housing Association North Ayrshire Council services, including Economic Growth, Education, Finance, Housing, Planning, Property Management and Investment, Active Travel and Transport, Roads, and the Health and Social Care Partnership The Scottish Government The Council and its partners engage with communities when developing new build sites in the Strategic Housing Investment Plan. For Council projects, 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.
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Page 8 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. Due to the current affordability challenges, the Council did not invite new site nominations for the plan from its registered social landlord partners. Instead, the Council 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 monthly 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. 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 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:
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Page 9 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, skilling up the local workforce and supporting economic growth. Homes for Scotland suggests 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. 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.
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Page 10 Town centre regeneration is a primary 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 provision for the replacement of the 275 homes in the Fullarton tower blocks which have been demolished in Irvine. Regeneration often results in higher development costs as sites require demolition, refurbishment or have significant constraints/ abnormal costs. The Strategic Housing Investment Plan also includes the provision of funding for 242 units to assist the delivery of Housing’s Estate Based Regeneration Programme. This investment aims to provide new homes to replace any stock which requires to be demolished or reconfigured as part of the Estate Based Regeneration Programme. 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 has secured funding from the Rural and Island Housing Fund to deliver 18 new affordable homes in Lamlash and 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 has been undertaken to determine affordable housing demand on the island, recognising the assessed housing demand information from the North Ayrshire Housing Register and community feedback. The study is awaiting formal sign off by the Taskforce and will be published thereafter. An action plan has been developed and three subgroups have been formed (funding, supply and research) to address the report findings. The task force membership includes the Scottish Government, Highlands and Islands Enterprise, local community groups and Arran registered social landlords.
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Page 11 A post has been funded for the Council’s Housing Strategy Team from the income from the reduction in discount for empty and second homes Council Tax in North Ayrshire from April 2024 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. 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 rented sector target of 1,300 new units. There were 6,349 applicants on the North Ayrshire Housing Register on 6 June 2024, of these, 3,575 applicants had an assessed housing need. When transfer applicants are deducted 3,022 applicants remain (transfer applicants leave an existing social tenancy behind for reallocation when they are rehoused). Figure 1 details housing register applicant needs. Please note that the numbers are not mutually exclusive, for example, applicants can request both amenity and sheltered homes. 3,575 applicants with an assesed housing need 215 requests for wheelchair accessible homes 120 require larger homes (6 people or more) 1,084 requests for amenity housing 412 requests for sheltered housing 346 homeless applicants 64 require OT assessed adapted homes Figure 1: Applicant Needs (Source: Housing Register June 2024)
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Page 12 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 2 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. The total number of homes which will be developed over the lifetime of the Strategic Housing Investment Plan have been plotted by locality in figure 3. These new supply figures illustrate the aspiration to plan for a growing population, and to seek continued investment in housing stock to improve overall stock condition. They have been plotted alongside the net gain for the same period, proportionate demand from the housing register as at June 2024 and historic new build completions from April 2013 to March 2024.
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Page 13 Figure 3: Completions, net gain, proportionate demand, and historic completions The 'net gain' column indicates the additional homes available per locality following completion of the developments, minus the strategic demolitions set out in the Strategic Housing Investment Plan. 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 1 based on proportionate demand.
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Page 14 Table 1: Proportionate housing demand by strategic bedroom need and locality (Source: North Ayrshire Housing Register, June 2024) 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 2) for developments across North Ayrshire has been prepared by uplifting the two-bedroom provision and reducing the one-bedroom, thus meeting tenant aspirations and providing flexibility in terms of property sizes as households change composition over time. Table 2: 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 to build four, five and six-bedroom homes for larger families within its development programme. 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 65% 57% 58% 56% 65% 60% 59% 2 13% 14% 15% 14% 12% 15% 14% 3 14% 18% 14% 16% 14% 13% 15% 4+ 8% 11% 13% 14% 9% 12% 12% Number of Beds Arran Garnock Valley Irvine Kilwinning North Coast Three Towns North Ayrshire 1 13% 14% 15% 14% 12% 15% 14% 2 65% 57% 58% 56% 65% 60% 59% 3 14% 18% 14% 16% 14% 13% 15% 4+ 8% 11% 13% 14% 9% 12% 12%
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Page 15 Homelessness North Ayrshire Council’s Rapid Rehousing Transition Plan was approved in 2019 and 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 have also established the North Ayrshire Homelessness Taskforce to review homelessness risk factors and inform homelessness prevention work. The groups findings will inform the new North Ayrshire Homelessness Strategy which is being developed to align to the homelessness prevention duties set out within the proposed Housing (Scotland) Bill 2024. 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. An options appraisal is underway to develop plans and a business case for site improvements. The Council will make an application to the Scottish Government to seek funding for any necessary renovation or improvements when this is complete. Housing for key workers The Council will work with its partners to make bids to the Scottish Governments five year £25m Rural Key Workers Housing Fund for appropriate projects to provide affordable housing for key workers in rural areas. Trust Housing Association has already made a successful bid 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 utilise the fund.
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Page 16 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. 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. The Council has been utilising off site construction 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 are expected to be delivered by early 2025 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.
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Page 17 Figure 4: 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 2023- 28, 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 Year End Progress Reports for 2023-24 demonstrate the impact of the action taken across services and with partners to address inequalities and inequity in North Ayrshire. In August 2024, the Council’s Cabinet approved the publication of the Child Poverty Action Plan Report 2023-24, which shows progress against the Child Poverty Action Plan 2023-26, aligned to Scotland’s Child Poverty Plan “Bright Start, Better Futures 2022-26”. The progress report highlights action that has been taken throughout 2023 and 2024, based on the three key drivers of child poverty - income from employment, income from social security and the cost of living. This action has been informed by consultation with residents and their community groups, ensuring real lived experience informs the approach. The Council is continuing to align delivery to target the six priority families as outlined in the national plan.
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Page 18 Empty homes and second home buy backs 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. All developing registered social landlord partners with stock in North Ayrshire now have provision for buyback programmes within the Strategic Housing Investment Plan. The Council has acquired four empty homes over the past four financial years which have been brought back into use as Council stock. Table 3 details the number of empty homes brought back into use in North Ayrshire from April 2020 until March 2024, all of these homes were subject to the Council Tax levy (this is where the Council currently focuses empty homes resources). A post has been funded for the Council’s Private Sector Advice Team from the reduction in discount for empty and second homes Council Tax in North Ayrshire since April 2022 to focus on bringing empty homes back into use. Table 3: Empty homes brought into use per annum 2020/21 to 2023/24 Duration empty Under 6 months 6 to 12 months 1 to 2 years 2 to 5 years 5 to 10 years 10+ years Total 2020/21 35 61 15 10 0 0 121 2021/22 18 71 136 109 0 0 334 2022/23 23 3 31 64 2 0 123 2023/24 259 66 5 39 9 0 378
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Page 19 Private sector support The Council’s Private Sector Advice Team provide advice on private sector housing issues in North Ayrshire. The service is part of the revised Scheme of Assistance 2019 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. 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. The Council is currently undertaking a community consultation on proposals to implement an additional Council Tax levy on second homes from 1 April 2025. 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.
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Page 20 Affordable warmth and zero emissions Sustainability The Council’s Sustainable North Ayrshire Strategy 2024-2027 includes actions to achieve net-zero carbon emissions by 2030. 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 has been created for each emerging new housing development to ensure that the heating options for the sites are both energy efficient and affordable for tenants. 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.
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Page 21 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 5 opposite, sets out the transport priorities for sustainable transport in development. Improving the quality of our homes Over 40% of the 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 often 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 also 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 new Local Housing Strategy increased the target to ensure 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 developed 189 (11% of new supply) new build homes suitable for wheelchair users since April 2013. The Strategic Housing Investment Plan 2025 – 2030 estimates the delivery of a further 160 (14% of new supply) homes suitable for wheelchair users. 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.
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Page 22 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 particularly although not exclusively among older or disabled people. The Government has committed to a new ‘Scottish Accessible Homes Standard’ which will be part of national building standards by 2025/26, 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. Supported accommodation Officers within the Place Directorate and the Health and Social Care Partnership developed a new supported accommodation housing model which has been implemented at sites across North Ayrshire. 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 (4% of new supply) new homes across North Ayrshire.
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Page 23 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 334 (19% of new supply) amenity homes and 251 (14% 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 2025 – 2030 estimates the delivery of a further 236 (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 £38m investment in the refurbishment of sheltered housing units out with the Strategic Housing Investment Plan.
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Page 24 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 as an outcome of the analysis 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 this model to be reconsidered in the future should the Health and Social Care Partnership choose to develop this further. 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 25 Prioritising projects All projects which meet the criteria outlined above will be ‘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. Due to the funding reductions, existing projects have had to be prioritised based upon deliverability, strategic alignment, 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, due to the current anticipated funding envelope, 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. SHIP funding streams Affordable housing supply programmes The main SHIP programme is based upon assumed grant funding of £71.573m for North Ayrshire from April 2024 to March 2030 (see table 4). Funding for Council projects in the main programme not yet at tender stage has been assumed at benchmark plus annual Scottish Social Housing Tender Price Index inflation which has been assumed at 3.1% per annum. The Council projects in the SHIP shadow programme have grant funding
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Page 26 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 4: North Ayrshire Resource Planning Assumption (RPA) per annum 2024/25 and assumptions for 2025/26 to 2029/30 (£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 programme, and prudential borrowing supports local authority new build projects. 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 new 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, when required. The Council had an on-site contribution through the affordable housing policy at the 31-unit Ardrossan Road, Seamill development. Table 5 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. Financial Year 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 Total RPA £12.173 £11.880 £11.880 £11.880 £11.880 £11.880 £71.573
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Page 27 Table 5: Projects supported by developer contributions April 2020 to March 2024 Financial Year 2020/21 2021/22 2022/23 2023/24 Total Number of units supported 0 0 34 34 34* Funding value 0 0 £47,500 £18,750 £66,250 As at 31 March 2024 the Council had £0m of 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. *Please note that the project supported spanned two financial years so the total number of units was 34. 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 make applications to the Housing Infrastructure Fund to support the Montgomerie Park, Irvine and James Reid, Saltcoats sites. Council tax on second and empty homes The Council is currently undertaking a community consultation on proposals to implement an additional Council Tax levy on second homes from 1 April 2025. 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 6 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. The account also funds two posts as detailed within the ‘Island communities’ and ‘Empty homes and second home buy backs’ sections above. Table 6: Projects supported by Council Tax on empty and second homes April 2020 to March 2024 Intentionally blank 2020/21 2021/22 2022/23 2023/24 Total Number of units supported 191 469 321 539 1,267* Funding from Council Tax levy on second homes and empty homes £1,252,078 £2,024,139 £541,320 £1,147,139 £4,964,676 *Please note that a number of the projects supported spanned two financial years so the total number of units was 1,267.
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Page 28 As at 31 March 2024 the Council had £1.925m of funding from the Council Tax levy on second and empty homes and an estimated annual income of £1.034m. 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 29 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. North Ayrshire Council Cabinet approval will be required to accelerate projects within the SHIP shadow programme or for the addition of any new projects to the plan.
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Page 30 Development projects An overview of projects detailed in the Strategic Housing Investment Plan tables is provided below by locality. Irvine & Kilwinning Project Estimated timeline Site Information Stanecastle, Irvine (NAC) 31 units Site start: 25 March 2024 Expected completion: Autumn 2025 Work is underway to deliver a mix of general needs, amenity, and wheelchair user accommodation on the site of the former Stanecastle School. King’s Arms, Irvine (NAC) 6 units Site start: 13 May 2024 Expected completion: Winter 2025 Works have commenced on site 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 2026 Expected completion: Spring 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: Summer 2026 Expected completion: Summer 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 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. St Michael’s Wynd, Kilwinning (NAC) 46 units Site start: Autumn 2027 Expected completion: Spring 2029 The 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. Bourtreehill Village, Irvine (NAC) 32 units Site start: Autumn 2028 Expected completion: Autumn 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.
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Page 31 Project Estimated timeline Site Information 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 site was formerly known as Confidential Site 1. Confidential site 3 (Cairn) 4 units Site start: Spring 2027 Expected completion: Spring 2028 This site has the capacity for 4 affordable, general needs homes. This site is currently confidential due to a requirement for planning consent and for acquisition of land. Confidential site 12, Kilwinning (CHA) 25 units Site start: Spring 2026 Expected completion: Spring 2027 The 92 unit former ‘unallocated block’ has been reduced to 25 units and a site has been identified within Kilwinning which remains confidential whilst project viability is assessed. Bank Street, Irvine (CHA) 16 units Site start: Spring 2027 Expected completion: Spring 2028 This town centre regeneration project in Irvine aims to provide 16 new homes for affordable rent. Regeneration project 3, Kilwinning (Riverside) 30 units Site start: Spring 2028 Expected completion: Spring 2030 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. Three Towns Project Timeline Site Information James McFarlane, Ardrossan (NAC) 19 units Site start: 25 March 2024 Expected completion: Summer/autumn 2025 The Council is currently redeveloping the former James McFarlane school to provide general needs, amenity, and homes suitable for wheelchair users. The site is located close to Ardrossan town centre. Nursery Place (Regen 1e), Ardrossan (NAC) 6 units Site start: Spring 2026 Expected completion: Spring 2027 This Estate Based Regeneration Programme redevelopment will see 12 properties in Ardrossan demolished to be replaced with approximately six new affordable homes. Grange Court, Stevenston (NAC) 6 units Site start: Spring 2026 Expected completion: Spring 2027 This Estate Based Regeneration Programme redevelopment will see 16 properties demolished near Stevenston town centre to be replaced with approximately six new affordable homes. James Reid, Saltcoats (NAC) 46 units Site start: Summer 2027 Expected completion: Early 2029 The site of the former James Reid school and the former Focus Centre will provide general needs, amenity, and wheelchair accommodation. Issues with a culvert are impacting Scottish Water approval, options are being reviewed to resolve this matter.
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Page 32 Project Timeline Site Information Regeneration Project 1d, Ardrossan (NAC) 36 units Site start: Early 2028 Expected completion: Winter 2029 This project provides a regeneration opportunity for 36 affordable homes, comprising general needs, amenity, and wheelchair user accommodation. Garven Road, Stevenston (CHA) 20 units Site start: 25 September 2023 Completion: 1 October 2024 This site has delivered 20 new general needs, amenity, and wheelchair user homes. Sharphill Phase 5, Saltcoats (CHA) 100 units Site start: Winter 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. 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. North Coast Project Timeline Site Information Former St Mary’s Primary, Largs (NAC) 26 units Site start: 15 January 2024 Expected completion: Early 2025 Works are well advanced at the former school site which will deliver general needs houses and amenity properties. Nelson Street, Largs (NAC) 3 units Site start: 15 January 2024 Expected completion: Early 2025 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 Newhouse Drive, Kilbirnie (NAC) 7 units Site start: 15 January 2024 Expected completion: Early 2025 Low demand flatted accommodation has been demolished and work is well advanced to deliver 7 new affordable homes on the Kilbirnie site. Modular construction was utilised to reduce the time on site and the impact of works on surrounding residents and businesses.
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Page 33 Project Timeline Site Information Laburnum Avenue, Beith (NAC) 7 units Site start: 15 January 2024 Expected completion: Early 2025 Low demand flatted accommodation has been demolished and work is well advanced to deliver 7 new affordable homes on the Beith site. Modular construction was utilised to reduce the time on site and the impact of works on surrounding residents and businesses. Former Garnock Academy, Kilbirnie (NAC) 50 units Site start: 17 June 2024 Expected completion: Early 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 34 Progress update The Council has made a commitment to develop 1,643 new homes by 2030. Good progress has been made towards achieving this target, with 885 new Council homes built as at 31 March 2024. The tables below detail the Council and its partners progress to date (excluding sites which are noted for completion during 2024/25 within the Strategic Housing Investment Plan 2025 – 2030). Table 7: Social housing new build completions by locality and financial year Locality Pre 2018/19 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 Total Arran 56 0 0 0 19 15 0 90 Garnock Valley 24 0 0 49 0 0 0 73 Irvine 250 0 111 0 83 35 113 592 Kilwinning 68 64 0 0 24 127 0 283 North Coast 85 26 58 0 141 29 12 351 Three Towns 84 126 0 28 105 16 30 389 Total Units 567 216 169 77 372 220 155 1,778 Table 8: 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 (NSSE) Total Units 958 334 251 62 90 49 10 8 16 1,778 Percentage 53.9% 18.8% 14.1% 3.5% 5.1% 2.7% 0.6% 0.4% 0.9% 100% It should be noted that 50 of the amenity, sheltered and supported accommodation units detailed above are suitable for wheelchair users.
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Page 35 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 2013/14 Redstone Avenue, Kilwinning Kilwinning 37 3 0 0 2 4 0 46 2014/15 John Galt PS, Irvine Irvine 64 10 0 0 6 0 0 80 2014/15 Stevenston Institute, Largs North Coast 0 11 0 0 0 0 0 11 2015/16 Dickson Drive, Irvine Irvine 6 2 0 0 0 0 0 8 2015/16 Kiln Court, Irvine Irvine 0 0 16 0 0 0 0 16 2015/16 Montgomery Court, Kilbirnie Garnock Valley 0 8 16 0 0 0 0 24 2016/17 Fencedyke, Irvine Irvine 19 10 0 0 3 3 0 35 2017/18 Glencairn House, Stevenston Three Towns 0 0 28 0 0 0 0 28 2018/19 Canal Court, Saltcoats Three Towns 0 0 36 0 0 0 0 36 2018/19 Ardrossan Road, Seamill North Coast 25 5 0 0 1 0 0 31 2019/20 Dickson Drive, Irvine Irvine 14 3 0 0 4 3 0 24 2019/20 Watt Court & Dalry Primary Garnock Valley 0 8 22 15 0 0 4 49 2020/21 Dalrymple Place, Irvine Irvine 0 0 24 0 9 0 0 33 2021/22 St Beya, Cumbrae North Coast 3 9 0 0 3 3 0 18 2021/22 Springvale, Saltcoats Three Towns 6 2 0 0 2 4 0 14 2021/22 Flatt Road, Largs North Coast 49 16 28 22 5 2 1 123 2021/22 Towerlands, Irvine Irvine 20 12 0 0 5 13 0 50 2021/22 Brathwic Terrace, Arran Arran 17 8 0 0 2 7 0 34 2022/23 St Michael's Wynd, Kilwinning Kilwinning 34 2 24 10 2 6 1 79 2022/23 St Colm's Place, Largs North Coast 0 0 29 0 0 0 0 29 2022/23 Caley Court, Stevenston Three Towns 0 0 0 15 0 0 1 16 2022/23 Harbourside, Irvine Irvine 24 10 28 0 4 4 1 71 2023/24 Afton Court, Stevenston Three Towns 0 6 0 0 0 0 0 6 2023/24 Largs Police Station North Coast 0 12 0 0 0 0 0 12 2023/24 Total Locality 318 148 251 62 49 49 8 885 Completion Year
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Page 36 Arran Development Trust has also secured funding from the Rural and Island Housing Fund to deliver 18 new affordable homes in Lamlash as detailed in table 9 below. 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 2013/14 Vineburgh Phase 3, Irvine (CHA) Irvine 43 10 0 0 10 63 2013/14 Jetty Road, Fairlie (CHA) North Coast 10 3 0 0 0 13 2014/15 Benlister Road, Lamlash (Riverside) Arran 50 0 0 0 6 56 2014/15 Vineburgh Phase 4, Irvine (CHA) Irvine 41 6 1 0 0 48 2014/15 Pennyburn, Kilwinning (Riverside) Kilwinning 21 0 1 0 0 22 2015/16 Waterside Street, Largs (CHA) North Coast 0 12 0 0 0 12 2015/16 Seamore Street, Largs (CHA) North Coast 8 3 0 0 0 11 2016/17 Ardrossan Harbour Phase 1 (CHA) Three Towns 55 13 2 0 0 70 2017/18 New Street, Stevenston (CHA) Three Towns 7 7 0 0 0 14 2017/18 Nelson Street, Largs (CHA) North Coast 7 5 2 0 0 14 2018/19 Corsehillhead, Kilwinning (CHA) Kilwinning 57 5 2 0 0 64 2018/19 Ardrossan Harbour Phase 2 (CHA) Three Towns 2 4 4 0 0 10 2018/19 Sharphill Phase 3, Saltcoats (CHA) Three Towns 19 3 2 0 0 24 2018/19 Stanley P.S., Ardrossan (CHA) Three Towns 24 2 2 0 0 28 2018/19 Victoria Hotel, Largs (CHA) North Coast 0 12 0 0 0 12 2018/19 Balnagowan, Skelmorlie (CHA) North Coast 25 0 2 0 0 27 2019/20 Tarryholm Phase 1, Irvine (Riverside) Irvine 61 14 2 10 0 87 2019/20 Ardoch Court, Stevenston (CHA) Three Towns 26 0 2 0 0 28 2020/21 Corrie Crescent (Charitable Bond) (CHA) Three Towns 12 1 0 0 0 13 2021/22 Glebe, Saltcoats (CHA) Three Towns 0 0 2 0 0 2 2021/22 Sharphill Phase 4, Saltcoats (CHA) Three Towns 65 5 6 0 0 76 2021/22 West Byrehill, Kilwinning (CHA) Kilwinning 59 8 5 0 0 72 2022/23 Tarryholm Phase 2, Irvine (Riverside) Irvine 32 40 5 0 0 77 2023/24 Green Street, Saltcoats (CHA) North Coast 0 23 1 0 0 24 2023/24 Total Locality 640 186 41 10 16 893 Completion Year
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Page 37 Table 9: 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 2024/25
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Official‐Protect# CONFIDENTIAL DRAFT SHIP 2025‐2030 Pre 2025/26 2025/26 2026/27 2027/28 2028/29 2029/30 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 General Needs Amenity Supported W heelchair Ground Floor Sheltered Afton Court Stevenston NAC ‐ New Build ‐ ‐ ‐ £90,678 £0 £90,678 £0 £0 £0 £0 £0 £0 Buy Backs 2023/2024 ! NAC ‐ Buy Back 01 Apr 23 31 Mar 24 ‐ £213,863 £0 £213,863 £0 £0 £0 £0 £0 £0 Buy Backs (Ukraine) 2023/2024 ! NAC ‐ Buy Back 14 Nov 23 31 Mar 24 ‐ £1,927,200 £0 £1,927,200 £0 £0 £0 £0 £0 £0 Refurbishment Project 8 Irvine TBA NAC ‐ Refurb ‐ ‐ ‐ £0 £0 £0 £0 £0 £0 £0 £0 £0 Glebe Place Saltcoats X: 224700 Y: 641700 NAC ‐ New Build ‐ ‐ ‐ £0 £0 £0 £0 £0 £0 £0 £0 £0 cost overruns Sharphill 4 CHA ‐ New Build ‐ ‐ ‐ £295,858 ‐ £295,858 £0 £0 £0 £0 £0 £0 Unallocated Regeneration Block TBA TBA NAC ‐ New Build ‐ ‐ 2025/26 £0 £0 £0 £0 £0 £0 £0 £0 £0 2nd Hand & Empty Home Buy Backs ! ! NAC 60 Buy Back 01 Apr 24 31 Mar 29 2024/25 5 8 9 9 9 20 5 8 9 9 9 20 £2,400,000 60 £0 £0 £333,000 £320,000 £360,000 £360,000 £360,000 £667,000 Laburnum Avenue (Regen 1a) Beith X: 234170 Y: 653640 NAC 7 New Build 15 Jan 24 17 Jan 25 2023/24 7 7 £699,468 4 3 £0 £620,701 £78,767 £0 £0 £0 £0 £0 Newhouse Drive (Regen 1b) Kilbirnie X: 230940 Y: 653815 NAC 7 New Build 15 Jan 24 17 Jan 25 2023/24 7 7 £699,468 4 3 £0 £620,701 £78,767 £0 £0 £0 £0 £0 Former St Mary's school Largs X: 220995 Y: 659630 NAC 26 New Build 15 Jan 24 31 Jan 25 2023/24 26 26 £3,976,743 14 12 £0 £2,457,542 £1,519,201 £0 £0 £0 £0 £0 James McFarlane (Redev 8a) Ardrossan X: 223300 Y: 643345 NAC 19 New Build 25 Mar 24 18 Jul 25 2023/24 19 19 £1,993,029 10 4 1 4 £291,370 £510,102 £1,191,558 £0 £0 £0 £0 £0 Stanecastle (Redev 11a) Irvine X: 234070 Y: 640150 NAC 31 New Build 25 Mar 24 18 Sep 25 2023/24 31 31 £3,204,355 17 7 3 4 £575,543 £506,031 £2,122,781 £0 £0 £0 £0 £0 King's Arms (Regen 1c) Irvine X: 232090 Y: 638935 NAC 6 New Build 13 May 24 01 Dec 25 2023/24 6 6 £769,055 6 £288,868 £24,131 £456,056 £0 £0 £0 £0 £0 Garnock Academy (Redev 9) Kilbirnie X: 231290 Y:654800 NAC 50 New Build 17 Jun 24 31 Jan 26 2023/24 50 50 £5,306,966 28 13 2 7 £530,177 £0 £3,308,000 £1,468,789 £0 £0 £0 £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 £2,252,936 £0 £2,348,508 £7,874,211 £7,128,000 £4,752,000 £0 £0 Nelson Street Largs X: 220655 Y: 659595 NAC 3 Refurb 01 Apr 25 01 Dec 26 2024/25 3 3 £171,000 3 £0 £0 £10,000 £161,000 £0 £0 £0 £0 Montgomerie Park Irvine X: 233060 Y: 641300 NAC 188 New Build 01 Mar 26 30 Apr 29 2025/26 188 188 £24,822,268 121 32 19 16 £4,579,235 £0 £0 £280,000 £740,000 £2,500,000 £4,894,831 £11,828,202 Nursery Place (Regen 1e) Ardrossan X: 223735 Y: 642845 NAC 6 New Build 01 Apr 26 30 Apr 27 2026/27 6 6 £796,362 4 2 £0 £0 £0 £0 £250,000 £546,362 £0 £0 Grange Court (Regen) Stevenston X: 226485 Y: 642150 NAC 6 New Build 01 Apr 26 30 Apr 27 2026/27 6 6 £823,563 6 £0 £0 £0 £0 £250,000 £573,563 £0 £0 Fullarton Street (HF) Irvine X: 232050 Y: 638550 NAC 43 New Build 12 Jul 26 31 Jul 28 2024/25 43 43 £5,902,198 36 4 1 2 £0 £0 £0 £0 £500,000 £812,029 £4,590,169 £0 Bourtreehill Village (Redev 7) Irvine X: 234475 Y: 639220 NAC 32 New Build 01 Aug 28 31 Aug 29 2024/25 32 32 £4,630,312 24 6 1 1 £0 £0 £0 £0 £0 £0 £2,000,000 £2,630,312 Cairn Buy Back Programme ! ! Cairn 2 Buy Back 01 Apr 24 31 Mar 26 2024/25 2 2 £85,000 2 £0 £0 £80,000 £5,000 £0 £0 £0 £0 Garven Road (Confidential Site 8) Stevenston X: 227180 Y: 641075 CHA 20 New Build 25 Sep 23 01 Oct 24 2023/24 20 20 £3,200,000 18 1 1 £0 £2,691,071 £508,929 £0 £0 £0 £0 £0 CHA Buy Back Programme ! ! CHA 6 Buy Back 01 Nov 23 31 Mar 30 2023/24 1 1 1 1 1 1 1 1 1 1 1 1 £240,000 6 £0 £0 £45,000 £40,000 £40,000 £80,000 £35,000 £0 Unallocated CHA Block (67 units) TBA TBA CHA ‐ New Build ‐ ‐ 2025/26 £0 £0 £0 £0 £0 £0 £0 £0 £0 Riverside Buy Back Programme Kilwinning ! Riverside 15 Buy Back 01 Apr 23 01 Mar 27 2023/24 2 3 5 5 2 3 5 5 £1,367,730 15 £0 £80,000 £92,434 £400,000 £400,000 £395,296 £0 £0 Springbank (Confidential site 4) ₳ Arran X: 202088 Y: 635639 Trust 26 New Build 01 Dec 25 30 Sep 27 2024/25 26 26 £5,000,000 26 £0 £0 £0 £1,231,000 £2,112,000 £1,657,000 £0 £0 Trust Buy Back Programme Arran ! Trust 6 Buy Back 01 Nov 23 31 Mar 29 2023/24 2 1 1 2 2 1 1 2 £600,000 6 £0 £196,250 £0 £100,000 £100,000 £203,750 £0 £0 761 380 230 71 17 42 21 70 121 19 257 53 241 £93,570,771 469 178 0 54 60 0 £8,518,129 £10,234,129 £12,173,000 £11,880,000 £11,880,000 £11,880,000 £11,880,000 £15,125,514 CONFIDENTIAL DRAFT SHIP Shadow Programme 2025‐2030 Pre 2025/26 2025/26 2026/27 2027/28 2028/29 2029/30 + 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 + General Needs Amenity Supported W heelchair Ground Floor Living Sheltered Corsehillhead Kilwinning X: 231315 Y: 643095 NAC 7 New Build 01 Jul 27 01 Aug 28 2027/28 7 7 £1,908,397 5 2 £202,654 £0 £0 £0 £0 £900,000 £805,743 £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 £7,215,204 26 11 4 5 £829,748 £0 £0 £0 £0 £2,500,000 £3,885,456 £0 St Michael's Phase 3 (NAC unallocated) Kilwinning X: 229300 Y: 643040 NAC 46 New Build 01 Oct 27 01 Apr 29 2027/28 46 46 £7,432,515 26 10 4 6 £0 £0 £0 £0 £0 £1,500,000 £5,000,000 £932,515 Regeneration Project 1d Ardrossan TBA NAC 36 New Build 01 Jan 28 31 Oct 29 2027/28 36 36 £7,246,166 20 5 11 £0 £0 £0 £0 £0 £750,000 £3,733,812 £2,762,354 Redburn Place (Confidential site 1) Irvine TBA Cairn 10 New Build 01 Oct 25 01 Aug 26 2025/26 10 10 £1,800,000 6 2 2 £0 £0 £0 £700,000 £1,100,000 £0 £0 £0 Confidential Site 3 Kilwinning TBA Cairn 4 New Build 01 Apr 27 01 Apr 28 2027/28 4 4 £407,000 4 £0 £0 £0 £0 £0 £207,000 £200,000 £0 Confidential Site 12 (CHA unallocated) Kilwinning TBA CHA 25 New Build 01 Apr 26 30 Apr 27 2026/27 25 25 £4,000,000 20 2 2 1 £0 £0 £0 £0 £4,000,000 £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 £0 £0 £1,750,000 £810,000 £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 £0 £0 £0 £5,000,000 £8,523,000 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 £0 £0 £8,000,000 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 £0 £0 £100,000 £1,726,306 Regeneration Project 3 Kilwinning TBA Riverside 30 New Build 01 Apr 28 01 Mar 30 2028/29 30 30 £2,833,680 24 3 1 2 £0 £0 £0 £0 £0 £0 £0 £2,833,680 382 0 10 25 155 142 50 0 0 10 25 73 274 £60,112,893 278 58 0 21 25 0 £2,393,027 £0 £0 £700,000 £5,100,000 £7,607,000 £19,535,011 £24,777,855 #REF! £0 £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 Confidential Sites Sites removed from SHIP 2024 ‐ 2029 Estimated SHIP Spend Year 5 Estimated SHIP Spend Year 6 Site Starts Site Completions Scottish Government Grant Type Estimated Site Start Estimated Practical Completion SHIP 2024 ‐ 2029 Added to SHIP November 2023 Estimated SHIP Spend Year 2 Estimated SHIP Spend Year 3 Estimated SHIP Spend Year 4 House Types Pre 2023/24 Spend SHIP Spend 2023/24 Estimated SHIP Spend Year 1 SHIP Approval Year Site Coordinates Developer Units Estimated SHIP Spend 2028/29 Estimated SHIP Spend 2029/30 Site Town Estimated SHIP Spend 2025/26 Estimated SHIP Spend 2026/27 Estimated SHIP Spend 2027/28 Estimated SHIP Spend 2024/25 SHIP Approval Year Site Starts Site Completions Scottish Government Grant House Types Pre 2023/24 Spend SHIP Spend 2023/24Site Coordinates Developer Units Type Estimated Site Start Estimated Practical Completion Site Town #Official‐Protect