East Ayrshire Strategic Housing Investment Plan 2017-2022docs.east-ayrshire.gov.uk/CRPADMMIN/2012 AGENDAS... · The AHSP 2015-17 was revised to allow for: the site at Mason Avenue,

EAST AYRSHIRE COUNCIL

CABINET – 30 NOVEMBER 2016

EAST AYRSHIRE STRATEGIC HOUSING INVESTMENT PLAN 2017-2022

Report by the Depute Chief Executive (Safer Communities) PURPOSE OF REPORT

1. To update Cabinet on the progress of the sites contained in the East Ayrshire

Strategic Local Programme (SLP) 2012-2015 and in the Affordable Housing Supply Programme (AHSP) 2015-2017, to approve the content of the Strategic Housing Investment Plan (SHIP) 2017-2022 and to seek approval to submit the Plan to the Scottish Government.

BACKGROUND

2. Since 2007, Local Authorities have been invited to prepare an annual Strategic

Housing Investment Plan (SHIP) detailing key housing development priorities in their area.

3. In July 2014, the Affordable Housing Supply Programme - Process and Procedures guidance was issued by the Scottish Government. Based on local Resource Planning Assumptions (RPAs) for their area, each Local Authority is to prepare, and submit, a Strategic Housing Investment Plan (SHIP) every two years to the Scottish Government, setting out its five-year local priorities. The SHIP is used to inform the three-year Strategic Local Programme Agreements (SLPAs) issued by the Scottish Government for agreement with each Local Authority.

HOUSING ASSET MANAGEMENT FRAMEWORK

4. The purpose of the Housing Asset Management Framework (HAMF), approved

by Cabinet on 24 February 2016, is to provide a framework for managing our property assets to ensure that they contribute efficiently and effectively to the achievement of the Council’s aims and objectives, both now and in the future, while ensuring that we retain vibrant communities with good quality homes.

5. It has been developed to ensure that East Ayrshire Council’s housing stock

meet the present and future needs of our tenants, sustainability of tenancies is improved and the best use of our resources is made. The key objectives of the framework are:

Ensuring that the Council has a sustainable, quality housing stock within strong and vibrant communities.

Using resources as efficiently and effectively as possible.

Maximising resources for further investment in existing and new stock.

6. The Council’s approach to ensuring that there are vibrant, sustainable communities is concerned not just with environmentally-friendly new homes, but with the physical condition and stability of our neighbourhoods.

7. This is reflected in the Council’s approach to Community Regeneration by

utilising the outcome of the HAMF review to inform the strategic approach towards both the Housing Investment Programme (HIP) and Strategic Housing Investment Plan (SHIP), as set out in this paper.

8. Through the implementation of the Housing Asset Management Framework,

those areas which have elicited a high concentration of properties that have been identified as being ‘cause for concern’ with regard to sustainability have informed the adoption of a place-based approach to the range of solutions proposed, where cause for concern has been recorded in terms of stock viability.

9. Having categorised the housing stock against an approved viability matrix to

consider overall performance, a number of priority areas have been identified at this stage for site clearance and proposed new build work, to be facilitated via the SHIP process.

10. The development of the Housing Asset Management Framework will contribute

to achieving the vision of East Ayrshire’s Local Housing Strategy: “Everyone in East Ayrshire can afford to access a quality home that meets their needs and aspirations, and is located within a safe and attractive neighbourhood in which they are proud to live.”

EAST AYRSHIRE LOCAL HOUSING STRATEGY 2013-2018

11. The East Ayrshire Local Housing Strategy (LHS) 2013-2018 was approved for

submission to the Scottish Government by Cabinet on 19 December 2012. 12. The SHIP forms part of the LHS process, and sets out how resources will be

used to deliver the Council’s affordable housing supply priorities. 13. A new LHS is due to be prepared to cover the period 2019-2023. Following a

competitive tendering exercise, a new Housing Need and Demand Assessment (HNDA) will inform the new LHS. The HNDA is due to be submitted to the Scottish Government’s Centre for Housing Market Analysis (CHMA) at the end of this financial year so as to secure a ‘robust and credible’ accreditation of the assessment.

AFFORDABLE HOUSING INVESTMENT PRIORITIES

14. Based on the LHS outcomes, a number of areas have been identified as a

priority for investment. The projects included in the SHIP programme make a clear contribution to delivering these priorities, as follows:

Delivering more new-build affordable homes;

Targeting investment in social housing to support regeneration of local neighbourhoods and to increase the number of people living in our town centres;

Returning empty homes to the pool of effective housing stock;

Increasing the supply of suitably designed properties to meet the needs of older people and those with a physical disability;

Delivering appropriate accommodation solutions for young people with support needs and care experienced young people;

Delivering appropriate accommodation solutions for people with learning disabilities.

STRATEGIC LOCAL PROGRAMME 2012-2015 UPDATE

15. The Strategic Local Programme (SLP) 2012-2015 was approved by Cabinet on

7 March 2012. It was developed to deliver a programme of affordable housing as detailed below:

16. Table 1: SLP Programme 2012-2015

Site Address No. Units Status

Langlands Court, Kilmarnock 39 Completed April ‘15

Ayr Road, Cumnock 9 Completed January ‘15

Chapel Lane, Galston 30 Completed February ‘16

Gilbert Burns Place, Mauchline 10 Completed December ‘14

Old Kirk Place, Kilmarnock 22 Completed June ‘15

Lilyhill Gardens, Kilmarnock 14 Completed January ‘15

Rennie Street, Kilmarnock 10 Completed February ‘15

Robertland Square, Stewarton 8 Completed September ‘14

Donington Court, Darvel 13 Completed April ’16

Jamieson Court, Galston 10 Completed June ‘15

Hillhead Crescent, Kilmarnock 32 Completed November ‘15

TOTAL 197

AFFORDABLE HOUSING SUPPLY PROGRAMME UPDATE 2015-17

17. The Affordable Housing Supply Programme (AHSP) 2015-17, which forms part

of the SHIP 2015-2020, was approved by Cabinet on 26 November 2014. An update was provided to Cabinet on 24 February 2016. It was developed to deliver a programme of affordable housing as detailed below:

18. Table 2: AHSP 2015-2017

Site Address No. Units

Developer Status

Ayr Road, Cumnock 2 Council Completed June 2016.

Montgomery Street/ Hill Street, Kilmarnock

45 Cunninghame HA Site start September 2016.

Old Irvine Road, Kilmarnock

7 Council Completion due October/ November 2016.

Dalsalloch, Auchinleck 23 Cunninghame HA Due on site 2016/17.

Indicative proposed number of homes increased by 3 from SHIP 2015-2020.

Barbieston Road, Dalrymple

8 Council Due on site 2016/17, subject to demolition of existing building.

Brown Street/ Nelson Street, Newmilns

22 Council Demolition due 2016/17 and due on

site 2017/18.

Indicative proposed number of homes amended from 23 to 22 from Cabinet Report SHIP 2015-20 update Feb. ‘16 to accommodate more bungalows for older and ambulant disabled residents.

Blacksyke Avenue, Shortlees

43 Atrium Homes Due on site 2016/17.

Indicative proposed number of homes amended from 40 to 43 from SHIP 2015-20.

Wellington Street, Kilmarnock

13 Council Due on site 2016/17.

TOTAL 163

19. The AHSP 2015-17 was revised to allow for: the site at Mason Avenue, New

Cumnock to be accelerated from 2018/19 of the SHIP 2015-20 into the current year’s Programme; the proposed site start at Wellington Street, Kilmarnock, being moved to 2017/18 (Year One of the new SHIP 2017-22), and the inclusion of existing Council and RSL stock being reconfigured across four sites in response to housing need. It was therefore amended to deliver additional affordable housing as detailed below:

20. Table 3: AHSP 2015-2017 Additional Sites

Site Address No. Units

Developer Status

Mason Avenue, New Cumnock

7 Council Indicative number amended from 6 to 7 from SHIP 2015-20. Site had been accelerated. However, due to flood prevention works, site now to be developed in 2018/19.

Atrium Homes’ site, Crosshouse

1 Atrium Homes

RSL exploring opportunity to reconfigure common room into wheelchair accessible bungalow.

Hearth Place, Cumnock

7 Council Existing homes to be reconfigured.

Russell Court, New Farm Loch

6 Atrium Homes

RSL reconfiguring 3x3 bed maisonettes above shops into 6x1 bed flats. Liaising with Health and Social Care Partnership to establish possible use.

Girvan Crescent, Newmilns

3 Council Council reconfiguring 6x1 bed flats into 3x3 bed homes due to lack of demand for 1 bed flats and in support of Community Led Action Plan (CLAP) for family-sized homes.

TOTAL 24

21. As a member of the Scottish Procurement Alliance (SPA), the Council is

procuring a number of projects in 2016/17 with a partner Developer; CCG, namely Barbieston Road, Dalrymple, Brown Street, Newmilns, Mason Avenue, New Cumnock and Hearth Place, Cumnock. CCG are using an off-site manufacturing approach for these projects which are known to be cost effective and energy and resource efficient. Where this delivery vehicle proves to be effective, the Council will explore its future use in tandem with the procurement of a more traditional framework, where appropriate. The Scottish Government has confirmed that it is supportive of this type of delivery mechanism. STRATEGIC HOUSING INVESTMENT PLAN 2015-2020

22. The following sites are contained within the balance of the SHIP 2015-2020, as

set out in the Cabinet report dated 26 November 2014, and as updated in the Cabinet report dated 24 February 2016. They are proposed to be deleted from the proposed SHIP Programme 2017-2022. There is scope within the SHIP

guidance for windfall sites to be introduced into the programme, subject to agreement between the Local Authority and the Scottish Government:

23. Table 4: Sites to be deleted from SHIP Programme

Site Address No. Units (indicative)

Developer Status

Barbieston Road, Auchinleck

36 RSL Site owned by Shire HA. Shire HA no longer developing. Site proposed to be transferred to Cunninghame HA. Due to access and connection constraints, site cannot be developed. Another site in Auchinleck to be developed instead.

1-11 Jean Armour Burns Cottages, Mauchline

8 Council Site cleared next to new build at Gilbert Burns Place. Demand for general needs homes would not offer a suitable mix on this site. The available site size and location would not support the development of an assisted living model along with the associated garden ground and parking.

Keith Place, New Farm Loch, Kilmarnock

11 Council Site of community centre to be offered as Community Asset Transfer in the first instance.

Riccarton West, Kilmarnock

30 Council Planning consent granted for 224 affordable houses to Springfield Developments. Await outcome of HNDA to inform future priority areas for affordable housing development to include this proposal.

Fulton’s Lane, Kilmarnock

30 Council Area not identified as a priority area for demolition and new build. Instead, to be included in HIP proposals.


Developer Status

Sutherland Drive, Kilmarnock

10 RSL Site being used to stock-pile materials from new school campus development. Demolition and new build to be carried out on alternative site at Fraser Walk.

125

STRATEGIC HOUSING INVESTMENT PLAN 2017-2022 PROPOSALS

24. Scottish Government Guidance Note MHD2016/03 Guidance on the

Preparation of Strategic Housing Investment Plans requests that delegated authority is sought by Local Authorities to ensure that, where projects fall out of the Strategic Local Programme Agreement, they can assign other agreed SHIP projects in their place. Is it therefore proposed that Cabinet authorises the Depute Chief Executive (Safer Communities) to assign other agreed SHIP projects.

25. The Scottish Government issued a letter in January 2016 to Local Authorities

to note the revised benchmark subsidy levels, as follows: 26. Table 5: Revised Benchmark Subsidy Levels

Type Developer Subsidy (£)

Social rent -greener RSL 72,000

Social rent RSL 70,000

Social rent - greener Council 59,000

Social rent Council 57,000

27. The Scottish Government’s letter of 10 March 2016 and Guidance Note

MHDGN2016/03 sets out the Resource Planning Assumptions (RPAs) for 2016-22 and advises a 25% slippage allowance is to be made, as follows:

28. Table 6: RPAs 2017-22

Year RPA (£) Revised RPA (£)

2016/17 7.684 Out-with SHIP 2017-22 timeframe

2017/18 6.147 7.684

2018/19 4.610 5.762

2019/20 3.074 3.843

2020/21 3.074 3.843

2021/22 3.074 3.843

29. Table 7: Year One: 2017-2018


Developer Status

Cessnock Road, Hurlford

14 Council To be developed for assisted living model in conjunction with Health and Social Care Partnership.

Longpark Phase 7, Kilmarnock

35 RSL Cunninghame Housing Association-owned site. To be developed for general needs homes and for older and ambulant disabled residents.

Site in Auchinleck 60 RSL To be developed instead of Barbieston Road, Auchinleck, across general and community care needs.

17 and 19 Wellington Street, Kilmarnock

13 Council Refurbishment to provide individual supported accommodation units for care experienced young people. The model of support will reflect strategic priorities and available revenue funding.

122

30. Table 8: Year Two: 2018-2019


Developer Status

Mason Avenue, New Cumnock

7 Council Flood prevention works in New Cumnock due to be completed in 2018. Site re-introduced into Year Two for development for older and ambulant disabled residents and a wheelchair accessible bungalow.


Developer Status

Former Crown Hotel, New Cumnock

14 Council Site to be developed for assisted living model working in conjunction with Health and Social Care Partnership.

Bellfield Primary School, Kilmarnock

52 Council To be developed for general and community care needs housing in very high demand area.

David Dale Avenue, Stewarton

14 Council Phase One: Existing flats to be demolished to build 2 and 3 bed sized homes in very high demand area. Works programmed across two phases.

Former Day Centre, Carnshalloch Road, Patna

16 Council In tandem with demolitions at Doonbank Crescent, mix of housing for older and ambulant disabled residents and wheelchair accessible bungalows to be developed.

Sunnyside Square, Shortlees, Kilmarnock

30 RSL Atrium Homes-owned site. Development to include homes for older and ambulant disabled residents to address over-supply of 3 bed sized homes and in support of Shortlees CLAP.

133

31. Table 9: Year Three: 2019-2020


Developer Status

Fraser Walk, Kilmarnock

42 Council Existing flats in poor condition. To be demolished to build new 2 and 3 bed sized homes in high demand area.


Developer Status

George McTurk Court, Cumnock

45 RSL Majority of existing blocks proposed to be demolished. One block to remain with higher levels of owners. Cleared site to be disposed to RSL to build housing across a range of sizes and need. Retained block to have external works carried out via HIP.

David Dale Avenue, Stewarton

18 Council Phase Two: Existing flats to be demolished to build 2 and 3 bed sized homes in very high demand area. Works programmed across two phases.

Witch Road, Witchill Road, Hill Street, Kilmarnock

19 Council Phase One: Existing blocks to be demolished. New homes for older and ambulant disabled residents to be built with gated garden and community garden areas. Works programmed across two phases.

Balmoral Road, Kilmarnock

52 RSL Cunninghame HA-owned site. To be developed to provide a mix of house sizes across general and community care needs.

176

32. Table 10: Year Four: 2020-2021


Developer Status

Games Hall and Community Centre, Mauchline

14 Council To be developed for assisted living model in conjunction with Health and Social Care Partnership.


Developer Status

Witch Road, Witchill Place, Hill Street, Kilmarnock

15 Council Phase Two: Existing blocks to be demolished. New homes for older and ambulant disabled residents to be built with gated garden and community garden areas. Works programmed across two phases.

Barshare and Hillside Primary Schools, Cumnock

69 Council Subject to planning permission for the proposed Knockroon Campus, to be developed to provide a mix of house sizes for general and community care needs in high demand area.

Westgate House, Newmilns

19 RSL Existing building owned by Shire HA. Low demand for 1 bed sized flatted properties. Water ingress due to bell tower. Building to be developed in consultation with Listed Building consultant and Newmilns Regeneration Group.

117

33. Table 11: Year Five: 2021-2022


Developer Status

Site in Stewarton 16 RSL RSL exploring opportunities to develop in very high demand area across identified housing needs.

Site in Dunlop 20 RSL RSL exploring opportunities to develop in very high demand area across identified housing needs.


Developer Status

Site in Darvel 20 Council Council exploring opportunities to develop in area to address low demand for one bed sized flats.

56

ENERGY EFFICIENCY MEASURES IN NEW AFFORDABLE HOUSING 34. With the exception of the proposed reconfiguration works at Wellington Street,

Kilmarnock, Atrium Homes’ new build development at Sunnyside Square, Shortlees and Shire Housing Association’s proposed reconfiguration works at Westgate House, Newmilns, each of the new build development proposals contained in the SHIP 2017-22 is proposed to meet Section 7, Silver Standard of the Building Regulations 2011. Atrium Homes has advised it will not be applying the Silver Standard to its new build stock, and the existing buildings at Wellington Street and Westgate House will not meet the Sliver Standard.

CONCLUSIONS

35. The SHIP 2017-2022 sets out how resources will be used to deliver the Council’s affordable housing supply priorities, as articulated in the approved East Ayrshire Local Housing Strategy (LHS) 2013-2018 and the East Ayrshire Housing Asset Management Framework.

36. The Scottish Government’s letter dated January 2016 sets out revised subsidy benchmarks for housing grant to Councils and RSLs, as follows:

37. Table 12: Revised Benchmark Subsidy Levels for Councils and RSLs

Type Developer Subsidy (£)

Social rent -greener RSL 72,000

Social rent RSL 70,000

Social rent - greener Council 59,000

Social rent Council 57,000

38. The Scottish Government’s letter dated10 March 2016 and Guidance Note MHDGN 2016/03 dated July 2016 set out the RPAs for 2016-22.

39. The programme detailed in the SHIP 2017-22 anticipates an Affordable

Housing Supply Programme (AHSP) allocation of £24.975, based on allocated RPAs plus 25% slippage factor. It seeks to deliver 604 new build and rehabilitated affordable homes. With the exception of the developments at Wellington Street, Kilmarnock, Sunnyside Square, Shortlees, and Westgate House, Newmilns, all houses are proposed to be built to meet Section 7, Silver Standard of the Building Regulations 2011, in respect of both Carbon Dioxide Emissions and Energy for Space Heating.

COMMUNITY PLANNING/ POLICY IMPLICATIONS

40. The proposed SHIP 2017-22 continues to contribute to, and reinforce, the Council’s strategic priorities of promoting town centre living and supporting older people to live in the community.

41. The proposed SHIP 2017-22 reflects the outcome of the Housing Asset

Management Framework assessment to determine suitable sites for the development of new affordable homes across East Ayrshire.

42. It is normal Council policy to advertise property for sale on the open market

unless there are special reasons to do otherwise. It is considered that this Policy does not apply in the instance of the proposed disposal of the balance of the site at George McTurk Court, Cumnock, as the proposals will promote the sustained regeneration of the area, whilst working with partner Registered Social Landlords and the Scottish Government. Accordingly, any decision to declare the land surplus to requirement requires Cabinet approval.

43. The provision of a range of affordable housing solutions, as detailed in the SHIP

2017-2022, supports the East Ayrshire Community Planning themes of Well-being and Safer Communities and Economy and Skills Delivery, and also supports Local Outcome Six: Sustainable and affordable housing solutions are delivered.

LEGAL IMPLICATIONS

44. Local Authorities are required to submit the formally approved SHIP 2017-22 to the Scottish Government by 30 November 2016, as set out in the Scottish Government’s Guidance Note MHDGN2016/03 dated July 2016.

45. Sites identified within the Programme as being held on the General Services

Account will require to be transferred to the Housing Revenue Account for the development of new build housing. Legal Services will require to ensure that the Council have good title to proposed development sites before work commences thereon, and further will require to ensure there is no impediment in the titles to the development thereof.

46. In respect of any property disposals, following the publication of recent

Guidance on Scottish Ministers’ Consent to Disposal of assets from Housing Revenue Accounts, general consent is deemed to be granted.

HUMAN RESOURCES IMPLICATIONS 47. There will be no requirement for additional resources to manage the new

Council houses proposed within the SHIP 2017-2022 as the homes will be incorporated into the stock currently managed by the existing staff located within Neighbourhood Teams.

EQUALITIES IMPACT ASSESSMENT 48. The development of the SHIP 2017-2022 programme has taken into account

the outcomes of the equalities impact assessment which was undertaken for the Housing Asset Management Framework, Strategic Housing Investment Plan and Housing Investment Programme. These concluded positive impacts would be delivered in terms of meeting the housing and support requirements of: older people; those with disabilities; and people with other particular needs. The SHIP will deliver properties designed to meet a range of requirements, and provision has been made within the programme for resources to assist in delivering adaptations. FINANCIAL/RISK IMPLICATIONS

49. The Scottish Government’s letter dated 10 March 2016 and Guidance Note

MHDGN 2016/03 dated July 2016 set out the RPAs for 2016-22 and notes a 25% slippage allowance is to be assumed, as set out at paragraph 28.

50. The Council-led projects included in the SHIP 2017-2022 will utilise a range of

funding options to include the current prudential borrowing framework, capital receipts and balances. In the event of a delayed site start to any proposed development which impacts on the draw-down of grant, there is the risk that the Scottish Government may require funding to be returned for re-allocation. However, the Council liaises closely with the Scottish Government, and would seek to accelerate other projects within the scope of the SHIP programme to take up any slippage.

51. The impact on rental levels for the 2012-17 Council House new build projects

prior to Strategic Local Programme 2017-2022 amounts to £3.48 per week. 52. The total project costs are estimated at this stage and reflect construction,

demolition, land purchase, development and buy back costs, and home loss and disturbance payments. These indicative costs will be reviewed and updated during the procurement stage of each project.

53. The effect of the Council’s SHIP proposals, at present, is equivalent to an

increased rent of £3.55 per week by end March 2022. 54. Total borrowing required to fund this programme is shown at Appendix 3, based

on the best available estimates. This equates to £41.815m. The total rent increase requirement for the proposed new build programme for the SHIP 2017-2022 equates to £3.55. Appropriate accounting arrangements will be made to ensure debt charges are spread across relevant financial years.

55. Table 15: Rent Increase 2017-2022

Year Rent Increase (£)

2017-18 0.24

2018-19 1.14

2019-20 0.89

2020-21 1.11

2021-22 0.17

Total 3.55

56. There will be no requirement for additional resources to manage the new

Council houses proposed as they will be incorporated into the stock currently managed by the existing staff located within Neighbourhood Teams.

57. The costs associated with demolitions, buy-backs, legal costs and homeloss and disturbance payments are estimated to be £3.022m. £1.169m of this sum would require to be met from the Housing Revenue Account (HRA) balances. The remaining £1.853m is included in the required borrowing figure of £41.815m outlined at paragraph 54.

58. The SHIP 2017-2022 seeks to promote and sustain housing standards across East Ayrshire through the provision of high quality new build affordable housing, making a more efficient use of public resources complemented with public sector borrowing, so as to meet identified housing need.

59. It is assumed that all costs relating to sites which will be transferred to a

Registered Social Landlord will be offset by way of a capital receipt.

RECOMMENDATIONS 60. Cabinet is recommended to:

(i) agree the update on the sites contained in the East Ayrshire Strategic Local Programme (SLP) 2012-2015, and in the Affordable Housing Supply Programme (AHSP) 2015-2017, tables 1 and 2;

(ii) approve the Strategic Housing Investment Plan proposals for years

2017-22, as set out in the textual document and tables appended to the Report, Appendices 1 and 2;

(iii) note the required increase in rents arising from the Council house new build programme, table 15;

(iv) approve the deletion of the following sites from the SHIP proposals 2015-2020: Barbieston Road, Auchinleck, 1-11 Jean Armour Burns Cottages, Mauchline, Keith Place, Kilmarnock, Riccarton West, Kilmarnock, Fulton’s Lane, Kilmarnock and Sutherland Drive, Kilmarnock;

(v) Authorise the transfer of the sites at Cessnock Road, Hurlford,

Tinto Avenue, Kilmarnock, Former Day Centre, Carnshalloch Road,

Patna, Bellfield Primary School, Barshare Primary School and Hillside

Special School from the General Services Account to the Housing

Revenue Account at the point when Services confirm that they are

surplus to requirements, to allow new affordable house building to be

developed, as set out in this report.

(vi) declare the sites surplus, approve the demolitions, approve the buy- backs or excambion of owners’ properties, and approve the re- housing of the current tenants to alternative suitable accommodation, making the associated qualifying Home Loss and Disturbance payments to existing tenants, at: David Dale Avenue, Stewarton, Fraser Walk, Kilmarnock, Witch Road, Witchhill Place and Hill Street, Kilmarnock, and George McTurk Court, Cumnock, as set out in the addresses appended to the report;

(vii) authorise the Chief Governance Officer to finalise negotiations for the disposal of balance of the site at George McTurk Court, Cumnock, to a Registered Social Landlord, for the development of affordable housing as set out the proposed SHIP 2017-2022;

(viii) authorise the Depute Chief Executive (Safer Communities) to assign other agreed SHIP projects, as set out in the SHIP programme 2017- 22, so as to ensure that where projects do not proceed as part of the Strategic Local Programme Agreement for any reason, other agreed SHIP projects may take their place;

(ix) approve the use of HRA balances;

(x) approve the submission of the Strategic Housing Investment Plan 2017-22 proposals to the Scottish Government by the deadline of 30 November 2016 Appendices 1 and 2;

(xi) note that further reports on progress will be submitted to future Cabinet meetings; and

(xii) due to the timescales for the submission of the Report to the Scottish Government i.e. 30 November 2016, the decision at paragraph (x) above be implemented in advance of any consideration by the Governance & Scrutiny Committee under the call-in arrangements, as to delay the decision would mean that the Report would not be submitted by the required date;

(xiii) otherwise note the content of the report.

Chris McAleavey Depute Chief Executive (Safer Communities) 17 November 2016 CMCA/KK

LIST OF BACKGROUND PAPERS

Scottish Government Guidance Note MHDGN 2016/03, July 2016. Scottish Government Guidance Note HSGN 2014/07, July 2014.

IMPLEMENTATION OFFICER: Katie Kelly, Head of Housing and Communities.

Anyone wishing further information please contact: Deborah Brady, Development and Regeneration Officer, Housing and Communities, telephone 01563 576792 or e-mail: [email protected].

mailto:[email protected]

APPENDIX 1

East Ayrshire Council

Strategic Housing Investment Plan

2017 – 2022

2 | P a g e V1 29 September 2016

Contents

Introduction 3

Background 4

Purpose of the Strategic Housing Investment Plan 5

Strategic and Local Context 6

Partnership Working and Consultation 11

Affordable Housing Investment Priorities 12

Resourcing the Strategic Housing Investment Programme 18

Mechanisms for the Delivery of Affordable Housing 21

Delivery Constraints 24

Methodology for Prioritising Projects 27

Summary Table 29

Contact Us 31


INTRODUCTION

More Homes Scotland

1. In March 2016, Ministers announced the introduction of More Homes Scotland

(MHS) to support the increased supply of homes across tenures and initiatives.

MHS is committed to a five-year fund to deliver 50,000 affordable homes, with

the accompanying five year Resource Planning Assumptions, increased

subsidies and a Rural Housing Fund.

Strategic Local Programme Agreements

2. Strategic Local Programme Agreements (SLPAs) are re-issued annually to

maintain a minimum three-year programme timescale. Where the SHIP has

been updated, the SLPA will be updated accordingly.

3. Local Authorities and the Scottish Government will liaise with regard to, and

agree, annual spend profiles.

4. More Homes Division Guidance on the Preparation of Strategic Housing Investment Plans (SHIP) MHD2016/03 was issued in July 2016 and notes that Strategic Local Programme Agreements (SLPAs) are reviewed annually and will be re-issued to maintain a three-year programme timeframe, based on the most up-to-date SHIP.


BACKGROUND

5. Since 2007, Local Authorities have been invited to prepare an annual Strategic Housing Investment Plan (SHIP) detailing key housing development priorities in their area. In 2012, authorities were also asked to prepare a Strategic Local Programme (SLP) which matched the social affordable housing projects/ priorities to available levels of funding.

6. In July 2014, the Affordable Housing Supply Programme - Process and Procedures guidance was issued by the Scottish Government. Based on local Resource Planning Assumptions (RPAs) for their area, each Local Authority is to prepare, and submit, a Strategic Housing Investment Plan (SHIP) every two years to the Scottish Government, setting out its five-year local priorities. The SHIP is used to inform the three-year Strategic Local Programme Agreements (SLPAs) issued by the Scottish Government for agreement with each Local Authority.


PURPOSE OF THE STRATEGIC HOUSING INVESTMENT PLAN

7. The core purpose of the SHIP is to set out the Local Authority’s strategic investment priorities for the delivery of affordable homes over a five year period so as to achieve the outcomes set out in the Local Housing Strategy (LHS).

8. All Local Authorities are required to prepare and submit a SHIP. The focus of

the SHIP is on prioritisation and delivery. The SHIP should:

Set out investment priorities for affordable housing

Demonstrate how these will be delivered

Identify the resources required to deliver these priorities

Enable the involvement of key partners

STRATEGIC AND LOCAL CONTEXT


Homes Fit for the 21st Century

9. Homes Fit for the 21st Century is the Scottish Government’s Strategy and Action Plan for Housing for the period 2011-2020. This document sets out the four principle housing priorities which Local Authorities should seek to support through the preparation of their Local Housing Strategies:

1. Investigating new ways of generating investment in affordable housing 2. Making better use of existing housing stock 3. How people are supported in the housing market 4. Reducing carbon emissions

East Ayrshire Transformation Strategy 2012-2017

10. The Transformation Strategy sets out the Council’s strategic priorities and key actions to be pursued to deliver these priorities. Within the strategic priorities, there are specific commitments to increase new Council housing supply in, and around, town centres and to assist older people to live independently in their own homes:

Strategic Priority Key Actions

Support older people to live independently in the community

Encourage older people to participate in community life.

Promote intergenerational work.

Support more older people live independently in their own homes and ensure that they are well cared for within the community.

Promote town centre living

Build new Council houses in and around our town centres and encourage external investment in town centres.

Work with retailers and local businesses to improve our town centres and villages.

Build on our investment on town centre regeneration.

East Ayrshire Transformation Strategy 2018-2023

11. The Council will develop a Transformation Strategy to cover the period 2018-2023 which will not only build on the significant work carried out to deliver the Council’s stated objectives, but will go beyond these, through strategic renewal, to realise the Council’s ongoing commitment to improvement in service delivery.

12. The sites identified within the SHIP 2017-22 seek to support the delivery of

these strategic priorities.

East Ayrshire Community Plan 2015-2030

13. The East Ayrshire Community Plan 2015-2030 sets out its Vision:

East Ayrshire is a place with strong, safe and vibrant communities, where everyone has a good quality of life and access to opportunities, choices and


high quality services which are sustainable, accessible and meet people’s needs.

14. The three key priority areas for consultation are:

Economy and Skills

Safer Communities and

Wellbeing

15. In support of the priority of Safer Communities, the Council seeks to deliver appropriate affordable housing solutions throughout town centres across East Ayrshire where need is identified.

Single Outcome Agreement 2015-2018 16. National Outcome 10 of the Single Outcome Agreement, which is also a

Community Planning Partnership Strategic Priority, sets out how East Ayrshire Council contributes to the Scottish Government’s National Outcome through the local outcome, ‘We live in well-designed, sustainable places where we are able to access the amenities and services we need’ through the delivery of sustainable and affordable housing solutions in town centre locations across East Ayrshire.

17. The Local Housing Strategy (LHS) provides the framework that will guide progress towards the achievement of the housing-related outcomes set out in the Single Outcome Agreement, specifically Local Outcome Six: Sustainable and affordable housing solutions are delivered.

Housing Need and Demand Assessment

18. A new LHS is due to be prepared to cover the period 2019-2023. It will be informed by the production of the new Housing Need and Demand Assessment (HNDA) which is being undertaken by Anna Evans Consultants on behalf of the Council. The HNDA is due to be submitted to the Scottish Government’s Centre for Housing Market Analysis (CHMA) at the end of this financial year so as to secure a ‘robust and credible’ accreditation of the assessment.

Local Housing Strategy 2013-2018

19. The East Ayrshire Local Housing Strategy (LHS) 2013-2018 was approved by Cabinet in January 2013. It is under-pinned by the East Ayrshire Housing Need and Demand Assessment (HNDA) which was assessed as being ‘robust and credible’ by the Centre for Housing Market Analysis in September 2012.

20. The LHS vision, in support of Local Outcome Six, states that:

“Everyone in East Ayrshire can afford to access a quality home that meets their needs and aspirations.”

21. The Council and its partners have developed six strategic housing outcomes to be achieved over the five-year lifespan of the LHS to deliver this vision:

1. People in East Ayrshire can find a home that they can afford to live in.


2. People in East Ayrshire live in warm, energy efficient and well maintained homes.

3. People in East Ayrshire are able to live independently in suitable accommodation or with appropriate support, where this is required.

4. People in East Ayrshire are able to access quality housing information and advice, and the ways in which housing is accessed are simplified.

5. Homelessness is prevented as far as possible and accommodation, advice and support is available where it cannot be avoided.

6. People in East Ayrshire live in sustainable communities within safe, clean and attractive neighbourhoods.

22. Both the HNDA and LHS are due to be updated. The HNDA is due to be finalised in March 2017, and will inform the development of the new LHS which will cover the period 2108-2023.

23. The SHIP 2017-2022 seeks to respond to the housing objectives set out at both national and local levels through the efficient delivery of new and rehabilitated, high quality, affordable housing across East Ayrshire.

Housing Asset Management Framework 24. The development of the Housing Asset Management Framework contributes to

achieving the vision of East Ayrshire’s Local Housing Strategy: “Everyone in East Ayrshire can afford to access a quality home that meets their needs and aspirations, and is located within a safe and attractive neighbourhood in which they are proud to live.”

25. The purpose of the Housing Asset Management Framework (HAMF) is to provide a framework for managing property assets to ensure they contribute efficiently and effectively to the achievement of the Council’s aims and objectives, both now and in the future, in support of sustaining vibrant communities with high quality homes.

26. The HAMF has been developed to: ensure that East Ayrshire Council’s housing

stock meets the present and future needs of tenants; the long-term sustainability of tenancies is improved, and best use is made of resources. The key objectives of the framework are:

Ensuring that the Council has a sustainable, quality housing stock within strong and vibrant communities.

Using resources as efficiently and effectively as possible.

Maximising resources for further investment in existing and new stock. 27. The Council’s approach to ensuring there are balanced, sustainable

communities is concerned not just with environmentally friendly new homes, but with the physical and social condition, as well as the stability of neighbourhoods.


28. The Council’s approach to Neighbourhood Regeneration utilises the outcome of the HAMF review to inform the strategic approach to both the Housing Investment Programme (HIP) and Strategic Housing Investment Plan (SHIP).

29. Through the implementation of the Housing Asset Management Framework,

those areas which have elicited a high concentration of properties that have been identified as being ‘cause for concern’ with regard to sustainability have informed the adoption of a place-based approach to the range of solutions proposed, in terms of stock viability.


consider overall performance, a number of priority areas have been identified at this stage for site clearance and proposed new build work, to be facilitated via the SHIP process.

Affordable Housing Policy

31. The East Ayrshire Proposed Local Development Plan was published in January 2015. Adoption was scheduled to take place in January 2016. The proposed Local Development Plan (LDP) contains an Affordable Housing Policy which recognises affordable housing need that has been identified by the Housing Need and Demand Assessment. The content of the proposed LDP is currently a material consideration that can carry some weight in determining a planning application.

32. It should be noted that much of the housing land supply in East Ayrshire already has planning consent. As such, a new Affordable Housing Policy cannot be applied to these sites unless their consents have lapsed, resulting in new planning applications being submitted. Only those sites without planning consent could be subject to a new affordable housing policy. The policy therefore applies to any unconsented Greenfield releases identified through the LDP process and any newly arising windfall sites.

Equality Impact Assessment

33. The development of the SHIP 2017-2022 programme has taken into account the outcomes of the equalities impact assessment which was undertaken for the Housing Asset Management Framework, Strategic Housing Investment Plan and Housing Investment Programme. These concluded positive impacts would be delivered in terms of meeting the housing and support requirements of: older people; those with disabilities; and people with other particular needs. The SHIP will deliver properties designed to meet a range of requirements, and provision has been made within the programme for resources to assist in delivering adaptations.

Strategic Environmental Assessment


34. As “responsible authority”, the Council has decided that a Strategic

Environmental Assessment of the SHIP is not necessary. The LHS, which was

completed in 2013, was subject to pre-screening, and the necessary scoping

report was published after it which concluded that a full assessment was not

required. Further, the East Ayrshire Local Plan 2010, which identifies land

supply for housing, was subject to a full Strategic Environmental Assessment.

The environmental impacts associated with the delivery of the SHIP will be

captured through the monitoring of the Local Plan.


PARTNERSHIP WORKING AND CONSULTATION

35. The Council’s Housing and Communities Service is responsible for leading the development of the SHIP. Preparation of the 2017-2022 SHIP has been overseen by the Council’s Strategic Local Programme Board and has incorporated information provided by other Services to include Finance, Property and Facilities Management, Housing Asset Services, Health and Social Care Partnership, Planning, Ayrshire Roads Alliance, Estates, Vibrant Communities, Outdoor Amenities and Legal Services.

36. The Affordable Housing Supply Programme (AHSP) in East Ayrshire is

currently delivered via robust working relationships among the Council, locally operating RSLs, and the Scottish Government’s More Homes Division. At a strategic level, the Housing Service meets regularly with Scottish Government officials to review strategic local programme priorities in terms of committed, proposed and pipeline developments.

37. The contribution of RSL partners is secured on an ongoing basis through the

work around development programming activities. Dedicated joint meetings took place during September 2016 with the Scottish Government and the Housing Service to secure RSL involvement in the development and delivery of the SHIP over the lifetime of the Plan.

38. A SHIP meeting was held with the East Ayrshire Tenants’ and Residents’

Federation on 29 September 2016 to discuss the Plan proposals, and to receive their feedback on the proposed programme priorities and projects. Their comments have been used to inform the SHIP’s content.

39. Historically, the Council has a strong track record of spending up to its

Affordable Housing Supply Programme allocation, and delivering its programme priorities as a result of close working with partner agencies so as to ensure tender approvals and site starts are achieved within given financial years. A slippage allowance of 25% has therefore been made across the RPAs for the SHIP to promote the delivery of the maximum number of new homes within the SHIP timeframe, in accordance with the Scottish Government’s Guidance Note MHDGN2016/03 dated July 2016.

AFFORDABLE HOUSING INVESTMENT PRIORITIES

40. A number of areas have been identified as a priority for investment, based on

the Strategic Housing Outcomes developed for the LHS 2013-2018. Projects

included in the SHIP programme make a clear contribution to delivering these

priorities, as follows:

Delivering more new-build affordable homes

Targeting investment in social housing to support the regeneration of local neighbourhoods and increasing the number of people living in our town centres

Returning empty homes to the pool of effective housing stock


Increasing the supply of suitably designed properties to meet the needs of

older people and those with a physical disability

Delivering appropriate accommodation solutions for young people with

support needs and care experienced young people

Delivering appropriate accommodation solutions for people with learning

disabilities

Delivering More New-Build Affordable Homes 41. The HNDA 2012 demonstrated there is annual shortfall of affordable housing

in the region of 234 units, as detailed within each Housing Market Area (HMA); namely Kilmarnock and Loudoun, Cumnock and the Doon Valley. Whilst this data requires to be updated, the HNDA remains in force.

42. A Housing Supply Target has been developed from these estimates, whilst

taking into consideration: identified RPAs; slow-down in house building activity nationwide over recent years; and the capacity of RSLs to deliver new housing projects. The Housing Supply Target represents an annual number of homes to be delivered in each of the five years of the LHS 2013-2018, and has been set at 100.

Strategic Housing Investment Plan 2017-2022 Delivery

43. The SHIP 2017-22 seeks to deliver 604 new and rehabilitated homes during the lifetime of the Plan, with 431 being built within the first three years of the SHIP, thereby representing the Council’s SLPA proposal for 2017-22.

Targeting Investment in Social Housing to Support Regeneration of Town Centres

44. Regeneration of East Ayrshire’s town centres is a key strategic priority of the Council’s Transformation Strategy. Growing populations contributes to the vitality of town centres by increasing demand for services and improving perceptions of community safety.

45. The SHIP 2017-22 incorporates 11 town centre sites for affordable housing

development across East Ayrshire, to be provided through activity on brown field sites where demolition has previously taken place, to be carried out as part of the Housing Asset Management Framework assessment on land held by the Council which has been identified for the provision of new homes in-house or via RSL partners, or on land already owned, or to be acquired, by partner RSLs. Two developments also allow for the re-provisioning of existing buildings.

Housing Asset Management Framework

46. In support of this priority, the Housing Asset Management Framework identifies those areas which have elicited a high concentration of red status stock in terms of stock viability. This exercise has informed the adoption of a place-based approach to the range of solutions proposed. A number of priority areas have


been identified at this stage for site clearance and proposed new build work, to be facilitated via the SHIP process.

47. The Housing Asset Management Framework will therefore assist in the delivery

of the primary aim of the Local Housing Strategy; to ensure good quality affordable housing is made available in the right places for all Council tenants.

Returning Empty Homes to the Pool of Effective Housing Stock 48. Two existing buildings are being promoted for comprehensive rehabilitation

within Kilmarnock and Newmilns town centre, so as to utilise well-located existing assets. The Kilmarnock site at Wellington Street, which is located close to the new Ayrshire College Campus, has been identified as a suitable location for conversion to provide a bespoke supported accommodation model for care experienced young people. It is hoped that the model will support them to develop independent living skills so as to sustain their own tenancies in the longer term, and will promote positive learning experiences. These proposals are being developed in conjunction with the Health and Social Care Partnership.

Increasing the Supply of Suitably Designed Properties to Meet the Needs of Older People and Those with a Physical Disability

49. Nationally and locally, it is a policy objective to assist older people to live in their own homes for as long as it is safe and practicable to do so. As well as providing bespoke supported accommodation, it is recognised that the needs of older people may best be met by creating suitable properties within town centres that allow them to move to smaller, more accessible and manageable accommodation.

New Supply

50. The SHIP details a pattern of investment that will deliver new homes specifically designed to meet the needs of older and ambulant disabled people within some of the larger developments, thereby replicating established communities which evolve over time. Residents who move into these modern, affordable homes often free up family-sized accommodation for those applicants in need of a larger home.

51. Specifically, the high density area at Witch Road, Witchill Place and Hill Street, Kilmarnock, which is home to a significant number of flatted blocks, is to undergo significant demolition works to open up the space to facilitate the provision of new bungalows that are designed for older and ambulant disabled residents, with private courtyards and adjacent open space areas. The development area is located close to the award-winning development at Lilyhill Gardens, Kilmarnock, which provides site-based additional support to residents with a range of disabilities living in their own homes. It also sits close to the Cunninghame Housing Association new build development at Hill Street which achieved a site start in September 2016 and will provide 45 new homes across a mix of general and community care needs, and which is book-ended by the iconic crescent-shaped affordable housing development at Hillhead Crescent and the new build at Old Kirk Place which is overlooked by the Viaduct.


Anchoring all of this regeneration work is the new Ayrshire College which sits opposite the proposed site, and is adjacent to Cunninghame Housing Association’s proposed new build site at Balmoral Road.

52. Another development of new bungalows for older and ambulant disabled residents has been identified for the cleared site of the former Day Centre in Patna, following the successful development of this type of model as part of the Strategic Local Programme 2012-2015 at both Ayr Road, Cumnock, and Gilbert Burns Place, Mauchline. A further development of this type is due to be delivered on the cleared site at Mason Avenue, New Cumnock.

53. Properties that are wheelchair accessible are included in the proposed sites, where possible, and in response to identified need. The Housing Service continues to liaise with colleagues in the Health and Social Care Partnership to identify families who require wheelchair accessible homes, to inform both the location and design of these homes.

Existing Stock 54. Given that new build housing represents a small proportion of the total social

rented housing stock in East Ayrshire, improving the condition of the existing stock asset remains a priority.

55. As part of the Housing Asset Management Framework assessment, a number

of priority areas have been identified for: improvement works to be carried out to existing stock through the Housing Improvement Programme; demolition of unsustainable stock due to type and location to provide open space areas, and site clearance and proposed new build development to take place, to be facilitated via the SHIP process.

Housing Adaptations 56. In response to the integration of Health and Social Care Services, the East

Ayrshire Strategic Planning Group was established in 2015 to develop the East Ayrshire Health and Social Care Partnership Strategic Plan 2015-2018 on behalf of the East Ayrshire Integration Joint Board. The Group includes representation from clinical health professionals, social work services, housing services, care home and home care providers, voluntary and community services and people who use health and social care services.

57. The Plan aims to support people to maximise their independence and quality

of life and impacts on services delivered by:

NHS Ayrshire and Arran

East Ayrshire Council

Third Sector providers

Independent sector providers

Community-led initiatives


58. Representatives from East Ayrshire Council and Registered Social Landlords sit on the Group and the Partnership has a number of housing-led strategic groups.

59. The four key outcomes identified by the Partnership that are contained in the Plan are:

Children and Young People, including those in early years, and their parents/ carers, are supported to be active, healthy and to reach their potential at all life stages

All residents are given the opportunity to improve their wellbeing to lead an active healthy life and to make positive lifestyle choices

Older people and adults who require support and their families are included and empowered to live the healthiest lives possible

Communities are supported to address the impact inequalities has on the health and wellbeing of residents

60. These outcomes align with the outcomes of the East Ayrshire Community. Planning Partnership Wellbeing and Delivery Plan 2015-2018.

61. The HNDA 2012 indicates that almost 13,500 residents in East Ayrshire will be

over the age of 75 by 2023; an increase of over 50% on the level at 2008. The impacts of an ageing population are:

changing demands for housing supply and property type

increased levels of need for health, care and support services

greater demand for adaptations to existing housing stock to make it fit for purpose

62. The HNDA also records there are around 4,000 homes that require some form

of adaptation across East Ayrshire. Nationally, the central objective of Health and Community Care Policy is to assist older people to live in their own homes or community settings for as long as it is both safe and practicable to do so. The continued local commitment to this objective is reflected in the Plan which has, as one of its four core strategic priorities, a focus on supporting older people to live independently in the community. The role of preventative work and low-level support services, such as Care and Repair, therefore have in assisting older people to stay in their own homes will become increasingly important.

63. Housing options that support older people to remain living at home, where

practicable, include both the delivery of new build programmes as well as adaptation works to existing homes. Poor condition and energy efficiency can contribute to an increase in accidents and impact on general health as well as physical and mental health and well-being. In this regard, new build and homes will benefit from attaining the Silver Standard under the Building Regulations 2011 in terms of Carbon Dioxide Emissions and existing homes will achieve the Energy for Space Heating and the Energy Efficiency Standard for Social Housing (EESSH) by 2020. These measures seek to reduce the risk of


residents falling into fuel poverty through the delivery of energy efficient homes that are fit for purpose.

64. The East Ayrshire Housing Contribution Statement forms part of the East

Ayrshire Health and Social Care Partnership Strategic Plan. It reinforces the links across housing, health and social care.

65. Annually, over 1,000 adaptations are made to Council stock. In 2015/16, 1,071

were carried out, with external handrails accounting for 17% of the total. Over the same timeframe, 279 private sector adaptations were carried out supported by the Scheme of Assistance. The East Ayrshire Care and Repair service installed 368 handrails and carried out 762 other repairs and works in the same time period.

66. In 2015/16, 117 adaptations were carried out in Registered Social Landlord

(RSL) stock in East Ayrshire, supported by Scottish Government funding. As at September 2016, a further 26 adaptations had been completed with financial support from the Scottish Government by RSL partners.

67. It is anticipated that the need for adaptation works to be carried out within the

home will continue at, or increase above, current levels given the prevailing demographic trend. Data to inform future adaptation works and the delivery of more homes designed for older and ambulant disabled residents will be informed by the updated HNDA; the delivery of which is underway.

Delivering Appropriate Accommodation Solutions for Care Experienced

Young People

68. The Council has identified the need for a bespoke housing solution for care experienced young people so as to support and promote their successful transition from care to independent living, and to give them the opportunity to realise their full potential. The SHIP provides for the remodelling of two Council-owned tenement buildings in the centre of Kilmarnock, close to the new Ayrshire College, to deliver 13 supported accommodation properties for young people.

69. These proposals are being developed in conjunction with colleagues from the Health and Social Care Partnership and will benefit from the experience gained in the delivery of a small-scale pilot service which has been established elsewhere in Kilmarnock where care services are being provided by Blue Triangle Housing Association.

Delivering Appropriate Accommodation Solutions for People with Disabilities

70. Innovative supported accommodation solutions require to be identified in response to increasing pressures on public service resources so as to assist the growing numbers of people with additional support needs.

71. Working in conjunction with colleagues in the Health and Social Care Partnership, the Strategic Local Programme (SLP) 2012-2015 delivered an


award-winning housing model at Lilyhill Gardens in Kilmarnock. The development offers support to adults with a range of disabilities so as to promote the successful move from a range of care settings to their own homes. The development benefits from on-site support and provides a mix of wheelchair accessible and general needs homes, housed in one building, all with wet floors, rise and fall kitchen units, assistive technologies, a glass elevation to bring the outdoors indoors and a safe enclosed garden area for the residents’ private use.

72. It is proposed to replicate this type of provision in the authority in response to identified need, given the benefits which may be derived from the development of this type of model both for the residents and in terms of the efficient delivery of care. The potential to roll-out the core and cluster model where care may be delivered within the community by the care provider located in the new build development will be explored, where it is appropriate.

73. The SHIP 2017-2022 allows for the development of this model on three more sites that have been identified in Hurlford, New Cumnock and Mauchline, thereby enhancing the opportunity for people to live as independently as is possible within their own communities with access to appropriate support across East Ayrshire.

Energy Efficiency 74. With the exception of the proposed reconfiguration works and one new build

development, the proposals contained in the SHIP 2017-2022 are being developed to meet Section 7, Silver Standard of the Building Regulations 2011 in terms of Carbon Dioxide Emissions and Energy for Space Heating. The new homes are designed to be energy efficient in terms of heating and running costs, so as to minimise the risk of residents falling into fuel poverty.


RESOURCING THE STRATEGIC HOUSING INVESTMENT PROGRAMME

Affordable Housing Supply Programme 75. The Scottish Government Affordable Housing Supply Programme guidance

dated June 2014 notes that Local Authorities’ Resource Planning Assumptions (RPAs) are the likely amounts of Scottish Government funding to be awarded against which local programmes are to be planned.

76. Based on local RPAs, each Local Authority sets out its SHIP programme to cover a five year period. The Affordable Housing Supply Programme (AHSP) remains one of the main sources of funding for the delivery of affordable housing.

77. More Homes Division SHIP guidance was issued in July 2016 and notes

Strategic Local Programme Agreements (SLPAs) are reviewed annually and will be reissued to maintain a three-year programme timeframe, based on the most up-to-date SHIP.

78. The SHIP guidance advises that a slippage factor of 25% is to be applied to the

Programme. RPAs for East Ayrshire for the lifetime of the SHIP are as follows:

Year RPA (£) Revised RPA (£)

2017/18 6.147 7.684

2018/19 4.610 5.762

2019/20 3.074 3.843

2020/21 3.074 3.843

2021/22 3.074 3.843

79. The proposed programme projects are set out across two SHIP tables for Years 1, 2 and 3 and separately for Years 4 and 5. In Years 1-3, the proposed SLPA, seeks to deliver 431 properties, and Years 4 and 5 will realise an additional 173 social rented houses across East Ayrshire to total 604.

Prudential Borrowing 80. The Council’s contribution to the delivery of the SHIP will be realised via a range

of funding options. Of the 22 projects contained in the SHIP, approximately half are proposed to be delivered by the Council, with the balance of the funding being provided through the current prudential borrowing framework, capital receipts and balances.

Alternative Funding Models


81. The Council recognises the need to identify alternative models of funding and

is keen to explore opportunities in which the Council and RSLs might usefully work together to bridge the gap created by the reduction in the availability of bank finance and the number of banks that are able to lend to property-related sectors.

82. Local Government Finance Circular No.5/2014, issued by the Scottish Government in May 2014, ‘Council Borrowing to On-Lend to Registered Social Landlords’ sets out the circumstances under which a Local Authority may borrow and on-lend to RSLs, and their subsidiaries. To date, no RSL partners have approached the Council with a request to on-lend on this basis.

83. More Homes Scotland guidance MHD2016/ 03 dated July 2016 advises that a

commitment is being made to award £3 billion over the next five years to fund the delivery of 50,000 affordable homes, alongside five year RPAs, increased grant subsidy levels, a new Rural Housing Fund and support for City Deals. The first application, at the Expressions of Interest stage, has been received in Ayrshire for a potential development to bring properties back into use in East Ayrshire.

84. The setting up of a Housing Infrastructure Fund in the form of loans and grants

by the Scottish Government to facilitate the delivery of housing sites has also been established. Funds from this source will be prioritised where identified sites are categorised as being strategically important by the Local Authority as Strategic Housing Authority through the SHIP.

Council Tax on Second and Empty Homes

85. Additional revenue raised by this means may be used to support affordable housing development. Table 5 of the SHIP records the amounts raised in 2014/15 and 2015/16, namely £219,000 and £260,000 respectively.

86. Consideration will be given to utilising funds from this source to assist in the delivery of the SHIP programme, where eligibility is established.

Affordable Housing Policy Contributions

87. The East Ayrshire Proposed Local Development Plan (LDP) was published in January 2015 with adoption scheduled to take place in January 2016. The proposed LDP contains an Affordable Housing Policy which recognises affordable housing need that has been identified by the Housing Need and Demand Assessment. The content of the proposed LDP is currently a material consideration that can carry some weight in determining a planning application.

88. Draft Supplementary Guidance on affordable housing has been prepared and

was published for consultation in 2015. The supplementary guidance provides detail on how the Council will implement its LDP affordable housing policy. In line with the Scottish Government’s Planning Advice Note 2/2010 Affordable Housing and Housing Land Audits, the Council intends that the affordable


housing policy will be implemented in a flexible manner taking full account of wider financial and market conditions.

89. The Council’s preference is that affordable housing will be delivered on site.

However, where it can be conclusively demonstrated that this is not possible or feasible, off site provision may be considered acceptable. A commuted sum payment will be accepted only where all appropriate on and off site possibilities have been explored and full justification for them being discounted is provided.

MECHANISMS FOR THE DELIVERY OF AFFORDABLE HOUSING

Disposal of Council-Owned Buildings

90. As set out in the East Ayrshire Transformation Strategy, all Council-owned land and assets have been audited to identify any that are surplus to requirement. This process facilitates the identification of suitable Council sites which may be incorporated into the SHIP programme for the development of future affordable housing.

91. The Council’s Housing and Communities Service is responsible for leading the development of the Strategic Housing Investment Plan. Preparation of the 2017-2022 SHIP has been overseen by the Council’s Strategic Local Programme (SLP) Board. Having identified town centres as the Council’s priority for new affordable housing development, sites are brought forward to the SLP Board for consideration. The Board is represented by a range of other Services to include Finance, Property and Facilities Management, Housing Asset Services, Health and Social Care Partnership, Planning, Ayrshire Roads Alliance, Estates, Vibrant Communities, Outdoor Amenities and Legal Services.

92. Land assets identified do not all sit in the Housing Revenue Account, and may result from other initiatives which elicit appropriate sites for housing activity, such as the outcome of Community Asset Transfer community consultation processes and the Housing Asset Management Framework implementation. In terms of asset transfer, 5 Council-owned sites have been incorporated into the SHIP that do not sit within the Housing Revenue Account.

93. Sites are checked for their suitability in terms of their Local Plan zoning and general access issues, along with any known development constraints which may preclude them from being developed economically. Where ground conditions are not known, investigative works are undertaken to inform a given site’s viability. Costings are then attached to proposed layouts, reflecting identified need, and lifetime costings are apportioned.

Land-Banked Sites

94. The Council liaises with RSL partners with regard to the disposal of approved, surplus Council-owned ground for the development of new affordable homes. Such disposals not only facilitate the delivery of much-needed social rented housing in response to Waiting List demand, but also enhance the RSL’s own stock portfolio. The Council and the Scottish Government meet with RSL partners to consider development opportunities across East Ayrshire and to


consider partners’ capacity to develop. The proposed three-year SLPA, which forms part of the SHIP, allows for the development of 3 sites that are currently owned by Cunninghame Housing Association and Atrium Homes. Across the five year lifespan of the SHIP, 8 sites have been identified for RSL development.

HAMF: Planned Demolition Linked to New Build Redevelopment

95. Through the implementation of the Housing Asset Management Framework, which was approved by Cabinet in February 2016, those areas which have elicited a concentration of red status stock in terms of stock viability have informed the adoption of a place-based approach to the range of solutions proposed.


consider overall performance, a number of priority areas have been identified at this stage for site clearance through demolition and proposed new build work, to be facilitated via the SHIP process. The SHIP proposals allow for the development of 7 sites as a result of this assessment.

Windfall Sites

97. Private developers approach the Council periodically to discuss windfall sites in their ownership. Sites may also become available through auction that provide a good fit with the Council’s stated priorities. The sites will be considered as part of the SHIP review process relative to their strategic fit with the Council’s priorities for new build development. Where such sites support the identified priorities, consideration will be given to including them in the SHIP programme, subject to: their strategic fit; any consequential impact on programming; resource allocations, and available budgets. One site has been acquired by the Council on this basis which is included in the SHIP, and an RSL partner is advancing discussions with a private owner for the development of 1 proposed SHIP site.

98. To this end, the Council was approached by The Charitable Trust, Jean Armour Burns Houses Ltd, in 2009, who sought advice and assistance in the proposed disposal of a terrace of existing, tenanted houses and a common room along with an adjacent site in their ownership at Skeoch Road in Mauchline. The Trust wished to relinquish its landlord function and to dispose of the adjacent piece of ground which had planning consent for the development of houses for older people. So as to protect the existing tenancies of the elderly residents, the Council acquired the existing houses and the site in 2012. The site became part of the SLP 2012/15 and delivered 10 new build bungalows for older and ambulant disabled residents at the renamed Gilbert Burns Place, Mauchline, development in December 2014.

Low cost Initiative for First Time buyers

Open Market Shared Equity


99. In January 2016, the Scottish Government announced £80 million for Open Market Shared Equity for 2016/17 to allow people on low to moderate incomes to buy homes that are for sale on the open market that are assessed as being affordable. The scheme is currently open to help all first-time buyers, and priority access is being given to those applicants who: rent a property from either a Local Authority or a Registered Social Landlord; have a disability; are members of the armed forces; are recent veterans, as well as widows, widowers and other partners of service personnel who meet the qualifying criteria.

The Help to Buy (Scotland) Scheme

100. The Scottish Government also launched the Help to Buy (Scotland) Scheme in January 2016. It comprises two elements to assist buyers who would not otherwise be able to buy an affordable new build home from a participating home builder.

101. The main Scheme is available to larger home builders. A Smaller Developers

Scheme is also available. The schemes are available for participating new build homes up to a maximum value of £230,000 for purchases completed on or before 31 March 2017, £200,000 for purchases completed on or before 31 March 2018, and £175,000 for purchases completed on or before 31 March 2019.

102. As only one property has been offered as part of the New Supply Shared Equity

(NSSE) scheme in East Ayrshire dating back to 2012/13, the SHIP programme comprises all social rented housing proposals in response to expressed Waiting List need. Demand for low cost home ownership options will be reviewed on receipt of the new HNDA findings which are due to be available in March 2017, to establish if there is an identified need for these types of initiatives.

The Infrastructure Fund

103. The Infrastructure Fund takes the form of loans and grants provided by the Scottish Government to facilitate the delivery of housing sites that are prioritised as being strategically important by the Local Authority as Strategic Housing Authority. The sites set out in the SHIP represent the Local Authority’s strategically important sites for delivery.

Scottish Procurement Alliance

104. As a member of the Scottish Procurement Alliance (SPA), the Council is procuring a number of projects in 2016/17 with a partner Developer; CCG. Where this delivery vehicle proves to be effective, the Council will explore its future use in tandem with the procurement of a more traditional framework, where appropriate.

DELIVERY CONSTRAINTS

Economic Climate


105. Low cost Initiatives for First Time buyers, such as Open Market Shared Equity and the Help to Buy (Scotland) Scheme seek to support the supply of home ownership options. Data on new housing supply ‘Housing Statistics for Scotland 2015: Key Trends Summary’ records 17,149 new houses were built, refurbished or converted in 2014/15. Whilst this figure is 6% (1,039) more than that reported in 2013/14, it remains well below pre-recession levels, being 38% below the 2007/08 figure of 27,593.

106. The SHIP 2017-2022 seeks to enhance the delivery of affordable homes across East Ayrshire, through the provision of high quality social rented housing. In this way, the available portfolio of affordable housing may be strengthened in response to identified need across East Ayrshire at a time of ongoing economic uncertainty which continues to impact on employment opportunities within communities, in the construction industries and across sectors, along with the implications of the recent vote to exit from the European Union.

Availability of Funding 107. The Scottish Government’s letter of January 2016 notes revised social grant

benchmarks, as follows:

Type Developer Subsidy (£) Status

Social rent -greener

RSL 72,000 City and Urban

Social rent - other RSL 70,000 City and Urban

Social rent - greener

Council 59,000 City and Urban

Social rent - other Council 57,000 City and Urban

108. Whilst the Council continues to liaise with the Scottish Government at a

strategic and local level to secure the delivery of the programme, the three-year nature of the SLP award, with slippage increments and annual reviews, set against a five-year SHIP timeframe, makes robust planning difficult to achieve.

Affordability 109. The affordability of the rentals and borrowing required to meet the cost to build

each new home must also be considered in determining the affordability of the Programme in the delivery of high quality homes. These costs must also be set against ongoing costs and commitments to deliver improvements to existing stock to meet the Energy Efficiency Standard for Social Housing (EESSH) for social landlords.

110. In 2015/16, the Council was successful in attracting over £1.9m of Home

Energy Efficiency Programme: Area Based Schemes funding to assist private owners. This funding facilitated the participation of adjoining owners within area-based improvement programmes where energy efficiency projects were being delivered to Council stock.


111. Further energy efficiency projects to externally insulate and render non-traditionally constructed properties have been identified within the External Envelope Enhancement programme for 2016/17. These projects have proven to be highly successful in the past three years, and have had a significant effect in assisting non-traditionally constructed properties to meet the requirements of EESSH.

112. The Council’s financial contribution to the delivery of the SHIP makes use of

the prudential borrowing framework, capital receipts and balances. The Standard Delivery Plan (SDP) financial model is updated as part of the SHIP review process so as to ensure that the new house building programme and the achievement of EESSH remains financially viable and is achievable by 2020. Development activity will continue to be monitored in this way so as to ensure the development of new housing does not impact on existing stock in terms of maintaining high quality Council stock.

Skills Shortage 113. There is a concern within the construction industry that the recession has

resulted in fewer apprenticeships being offered in recent years, leading to fewer skilled trades being available currently to respond to the need for a significant number of new homes to be delivered. Initiatives to encourage apprenticeships and to raise awareness about employment opportunities in the construction industry from an early age must continue to be supported across the sector to respond to the skills shortage.

114. As a member of the Scottish Procurement Alliance (SPA), the Council is

procuring a number of projects in 2016/17 with a partner Developer; CCG. Where this delivery vehicle proves to be effective, the Council will explore its future use in tandem with the procurement of a more traditional framework, where appropriate.

Suitable Sites 115. Whilst there us an ongoing concern at a national level that the availability of

suitable sites for development is impacting on the More Homes proposal to deliver 50,000 new homes, the Housing Asset Management Framework assessment has identified a number of priority areas for site clearance and proposed new build work, to be facilitated via the SHIP process. This assessment has informed the sites that are contained in the SHIP for development.

116. The Local Development Plan sets out sites that are zoned as suitable for

housing development. It is essential that infrastructure authorities such as Scottish Water assist in facilitating the timeous delivery of sites set out in the SHIP so that unforeseen delays may be minimised. The Council has recently been contacted by Scottish Water to provide a point of contact in response to ongoing feedback across the industry relating to barriers to the delivery of new homes. Early contact will be made with Scottish Water to facilitate the delivery of the proposed SHIP sites, making use of this valuable contact.


METHODOLOGY FOR PRIORITISING PROJECTS

117. All of the identified projects in the SHIP 2017-2022 will deliver much-needed affordable homes for affordable rent, across a range of needs.

118. All the sites identified have been selected for inclusion in the SHIP 2017-2022 as they will facilitate regeneration within town centres and promote town centre living. The proposed projects will therefore meet the Council’s strategic housing priorities, as Strategic Housing Authority, and will assist in the delivery of wider corporate objectives, working collaboratively with RSL partners.

119. More specifically, for the purpose of prioritising projects, consideration has been given to:

Good Place-Making The Scottish Government’s Architecture and Place Policy Statement ‘Creating Places,’ launched in June 2013, states that good place-making can influence the economy of an area by making it an appealing place to live, work, and visit. Through good design, safe, welcoming places can be created to which people would wish to return, and which would have a greater chance of longevity. The sites identified in the SHIP seek to promote Good Place-Making for the communities in which they are located. Further, ‘The Place Standard’ devised by Architecture & Design Scotland, NHS Scotland and the Scottish Government in 2015 provides a tool to evaluate the quality of place, and is particularly helpful in the development of proposals with an identified community care need.

Housing Market Area The 2012 HNDA identified the level of affordable housing shortfall in each Housing Market Area (HMA). While the Kilmarnock & Loudoun HMA demonstrates the highest overall shortfall, the level of shortfall in the Doon Valley HMA represents a significant proportion of available affordable housing and the area has pockets of high demand and very low turnover. The SHIP 2017-2022 projects are therefore spread across the authority area, in response to identified need. The new HNDA, which is currently under development, will inform the development of the new Local Housing Strategy (LHS) to include future new build housing development, to be set out in the SHIP.

LHS Strategic Housing Outcomes The new build and reconfiguration proposals contained in the SHIP 2017-2022 support the delivery of the Strategic Housing Outcomes, as set out at the Affordable Housing Investment Priorities section of the report developed for the LHS 2013-2018. A new LHS is due to be developed to cover the timeframe 2019-2023, and will be informed by the updated HNDA.

Town Centre Regeneration Through the Transformation Strategy, all Council-owned land and assets have been audited to identify any that are surplus to requirement. This process also facilitates the identification of suitable Council sites which may


be incorporated into the SHIP Programme for the development of affordable housing.

The Council’s Housing and Communities Service is responsible for leading the development of the SHIP. Preparation of the 2017-2022 SHIP has been overseen by the Council’s Strategic Local Programme (SLP) Board. Having identified town centres as the Council’s priority for new affordable housing development, sites are brought forward to the SLP Board for consideration relative to national and local priorities and assessments.

Land assets identified do not all sit in the Housing Revenue Account, and may result from other initiatives being undertaken which elicit appropriate sites for housing activity, such as the outcome of Community Asset Transfer community consultation processes and the Housing Asset Management Framework implementation. The SHIP 2017-2022 allows for the development of sites that have been identified as a result of these initiatives.

Housing Asset Management Framework Those areas which have elicited a high concentration of red status stock have informed the adoption of a place-based approach to the assessment. Having categorised the housing stock against an approved viability matrix to consider overall performance, a number of priority areas have been identified for site clearance and proposed new build work, which are included in the SHIP 2017-2022 proposals.

Level of Demand Waiting list information is available for the locality areas within which each project is located. It provides a strong indicator of need and assists in developing detailed project proposals utilising data held by property size and age group of applicants. The new HNDA, once available, will draw on this data to inform current and future patterns of need.

SUMMARY TABLE: INVESTMENT 2017-2022

120. Investment

SITE NO.

UNITS

DEVELOPER AHSP

FUNDING (£)

YEAR


Cessnock Road,

Hurlford

14 Council 0.826 2017/18

Longpark,

Kilmarnock

35 Cunninghame HA 2.520 2017/18

Site in Auchinleck 60 RSL 4.320 2017/18

Wellington Street,

Kilmarnock

13 Council 0.741 2017/18

Mason Avenue,

New Cumnock

7 Council 0.413 2018/19

Crown Hotel site,

New Cumnock

14 Council 0.826 2018/19

Bellfield Primary

school site,

Kilmarnock

52 Council 3.068 2018/19

David Dale Avenue,

Stewarton

14 Council 0.826 2018/19

Day Centre site,

Patna

16 Council 0.944 2018/19

Sunnyside Square,

Kilmarnock

30 Atrium Homes 2.100 2018/19

Fraser Walk,

Kilmarnock

42 Council 2.478 2019/20

George McTurk

Court, Cumnock

46 RSL 3.312 2019/20

David Dale Avenue,

Stewarton

18 Council 1.062 2019/20

Witch Road/ Hill

Street, Kilmarnock

19 Council 1.121 2019/20

Balmoral Road,

Kilmarnock

52 Cunninghame HA 3.744 2019/20

Games Hall/

Community Centre

site, Mauchline

14 Council 0.826 2020/21


Witch Road/ Hill

Street, Kilmarnock

15 Council 0.855 2020/21

Barshare/ Hillside

Primary schools

sites

69 Council 4.071 2020/21

Westgate House,

Newmilns

19 Shire HA 1.330 2020/21

Site in Stewarton 16 RSL 1.152 2021/22

Site in Dunlop 20 RSL 1.440 2021/22

Site in Darvel 20 Council 1.180 2021/22

TOTAL 604


CONTACT US

East Ayrshire Council is keen to hear your views on the Strategic Housing Investment Plan 2017-2022 proposals. Should you wish to discuss the contents of the Plan in further detail, please contact: Deborah Brady, tel. 01563 576792, Development and Regeneration Officer or e-mail: [email protected]

mailto:[email protected]

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Strategic Housing Investment Plan 2017-18 to 2021-22 Appendix 3

Site preparation

costs

YEAR 1

Cessnock Road, Hurlford (H&SCP) 14 113,000.00£ 3,016,478.00£ 3,129,478.00£ 826,000.00£ 2,303,478

Wellington Street, Kilmarnock 13 -£ 1,280,402.00£ 1,280,402.00£ 741,000.00£ 539,402

YEAR 2 -£ -£ -

Former Crown Hotel, New Cumnock (H&SCP) 14 42,000.00£ 2,930,564.00£ 2,972,564.00£ -£ 826,000.00£ 2,146,564

Former Bellfield Primary School, Kilmarnock 52 955,000.00£ 8,163,496.00£ 9,118,496.00£ -£ 3,068,000.00£ 6,050,496

David Dale Avenue, Stewarton 14 310,125.00£ 1,985,288.00£ 2,295,413.00£ 38,625.00£ 826,000.00£ 1,430,788

Former Day Centre, Carnshalloch Avenue, Patna 16 265,000.00£ 3,691,162.00£ 3,956,162.00£ -£ 944,000.00£ 3,012,162

Mason Avenue, New Cumnock 7 -£ 1,225,370.00£ 1,225,370.00£ 413,000.00£ 812,370

YEAR 3 -£ -£

Fraser Walk, Kilmarnock 42 540,000.00£ 6,815,797.00£ 50,000.00£ 7,405,797.00£ 123,750.00£ 2,478,000.00£ 4,804,047

David Dale Avenue, Stewarton 18 103,375.00£ 2,708,624.00£ 2,811,999.00£ 12,875.00£ 1,062,000.00£ 1,737,124

Witch Road/ Witchhill Place Kilmarnock 19 943,950.00£ 4,564,917.00£ 50,000.00£ 5,558,867.00£ 555,450.00£ 1,121,000.00£ 3,882,417

YEAR 4 -£ -£

Games Hall and Community Centre, Mauchline (H&SCP) 14 206,000.00£ 3,770,982.00£ 3,976,982.00£ 68,000.00£ 826,000.00£ 3,082,982

Witch Road/ Witchhill Place Kilmarnock 15 629,300.00£ 3,260,636.00£ 3,889,936.00£ 370,300.00£ 885,000.00£ 2,634,636

Former Barshare and Hillside Primary Schools 69 470,000.00£ 10,906,589.00£ 11,376,589.00£ -£ 4,071,000.00£ 7,305,589

YEAR 5 -£ -£

Site in Darvel 20 -£ 3,252,620.00£ 3,252,620.00£ -£ 1,180,000.00£ 2,072,620

-£ -£

-£

Total 327 4,577,750.00£ 57,572,925.00£ 100,000.00£ 62,250,675.00£ 1,169,000.00£ 19,267,000.00£ 41,814,675

BorrowingConstruction Other Total Balances Grant (EAC) /Site No. Units

Documents

East Ayrshire Strategic Housing Investment Plan 2017-2022docs.east-ayrshire.gov.uk/CRPADMMIN/2012 AGENDAS... · The AHSP 2015-17 was revised to allow for: the site at Mason Avenue,